MAYOR
Ignacio Velazquez
COUNCIL MEMBERS
Rick Perez, District 1
Rolan Resendiz, District 2
Dolores Morales, District 3
Tim Burns, District 4
CITY MANAGER
Brett Miller
CITY ATTORNEY
Mary F. Lerner
CITY CLERK
Bonnie Gawf
POLICE CHIEF
Carlos Reynoso
CITY TREASURER
Anietra Gomez
CITY COUNCIL AGENDA
Special Meeting
October 10, 2022
6:00 PM
CITY OF HOLLISTER
CITY COUNCIL CHAMBERS, CITY HALL
375 FIFTH STREET
HOLLISTER, CA 95023
(831) 636-4300
http://hollister.ca.gov/
PUBLIC PARTICIPATION NOTICE
**Public Comment is limited to items on the Special Meeting Agenda**
The public may watch the meeting via live stream at:
City of Hollister Website
http://hollisterca.iqm2.com/Citizens/Default.aspx
Community Media Access Partnership (CMAP):
http://cmaptv.com/watch/
City of Hollister YouTube Channel:
https://www.youtube.com/channel/UCu_SKHetqbOiiz5mH6XgpYw/featured
City of Hollister Facebook Live at:
https://www.facebook.com/cityofhollister >
Public Participation:
The public may attend meetings.
NOTICE: The City Council will hold its public meetings in person, with a virtual option for public participation based on availability. The City of Hollister utilizes Zoom teleconferencing technology for virtual public part icipation; however, we make no representation or warranty of any kind, regarding the adequacy, reliability, or availability of the use of this platform in this manner. Participation by
City Council Monday, October 10, 2022 Page 2 of 3
members of the public through this means is at their own risk. (Zoom teleconferencing may not be available at all meetings.)
If you wish to make a public comment remotely during the meeting, please use the zoom registration link below:
https://us02web.zoom.us/webinar/register/WN_TAiS2ZIfTLCHMRYsMWOv gQ>
CALL TO ORDER - 6:00 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
VERIFICATION OF AGENDA POSTING
A. PRESENTATION
1. 5 Star Senior Housing Project- Vista Park Hill Presentation (City Manager)
BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation from Tod Dubois with 5 Star Senior Housing Project- Vista Park Hill.
RECOMMENDATION: That the City Council receive the presentation from Tod Dubois, 5 Star Senior Housing Project- Vista Park Hill and provide staff direction, if desired.
ADJOURNMENT
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk’s Office at (831) 636 -4300.
Notification of 48 hours prior to the meeting will enable the City to attempt to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102 -35.104 ADA Title II].
Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the Ci ty Clerk’s Office at City Hall, 375 Fifth Street, Hollister, Monday through Friday, 8:00 a.m. to noon, 1:00 p.m. to 5:00 p.m. (City Hall is closed between 12:00 and 1:00 p.m.)
Notice to anyone attending any public meeting: The meeting may be broadcast l ive on Cable Channel 17 and/or videotaped or photographed. Recent City Council meetings may also be viewed at www.CMAP.com and periodically on Cable Channel 17.
The next City Council Meetings are scheduled as follows:
Regular City Council Meeting -- Monday, October 17, 2022, at 6:30PM Regular City Council Meeting -- Monday, November 7, 2022, at 6:30PM
City Council Monday, October 10, 2022 Page 3 of 3
Regular City Council Meeting – Monday, November 21, 2022, at 6:30PM Regular City Council Meeting -- Monday, December 5, 2022, at 6:30PM
STAFF REPORT
CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: OCTOBER 10, 2022
SUBMITTED: October 6, 2022 AGENDA ITEM: A. CITY COUNCIL OF THE CITY
OF HOLLISTER
DEPARTMENT:
DEPARTMENT HEAD:
City Manager
Brett Miller, City Manager
CONTACT: Daisy Caceres, Senior Support
Services Assistant
831-636-4300 x1010
TITLE OF ITEM: 5 STAR SENIOR HOUSING PROJECT- VISTA PARK HILL
PRESENTATION
BRIEF DESCRIPTION: The City of Hollister City Council will receive a presentation from Tod Dubois with 5 Star Senior Housing Project- Vista Park Hill.
RECOMMENDATION: That the City Council receive the presentation from Tod Dubois, 5 Star Senior Housing Project- Vista Park Hill and provide staff direction, if desired.
DEPARTMENT SUMMARY: Todd DuBois will provide a presentation to the City of Hollister City Council on 5 Star Senior Housing Project- Vista Park Hill.
ATTACHMENTS:
1.18020 DuBois Grading Plan
2.DuBois Project Summary
3.Potential Site Plan
4.Senior Assisted Living Needs Assessment
5.Cover Letter
THIS REPORT WAS REVIEWED BY THE CITY MANAGER WHO CONCURS WITH
THE STAFF RECOMMENDATION
Brett Miller, City Manager
1 Packet Pg. 4
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Job No.:
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Engineering & Surveying
400 Park Center Drive, Suite #4
Hollister, CA 95023
Office (831) 636-1104 Fax (831) 636-1837
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PRELIMINARY
and therefore do not bear the signature and seal of a registered civil engineer. appr
Preliminary Grading Plan
5 Star Senior Housing
Buena Vista Road, Hollister, CA
October 2021
1" = 30'
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18020
1 1
PRELIMINARY
EARTHWORK ESTIMATE
-13050 CY CUT
12700 CY FILL
350 CY EXPORT
NOTE:
THE EARTHWORK QUANTITIES ABOVE ARE
APPROXIMATE AND BASED ON PRELIMINARY
DESIGN.
THE EARTHWORK QUANTITIES ABOVE MAY OR
MAY NOT REPRESENT THE FINAL EARTHWORK
AT THE COMPLETION OF THE PROJECT DUE TO,
BUT NOT LIMITED TO: SOIL PROPERTIES, ACTUAL
SHRINKAGE, UTILITY SPOILS, FOUNDATION
SPOILS, CONSTRUCTION TOLERANCES,
TOPOGRAPHIC SURVEY TOLERANCES, FINISH
GRADING, AND UNFORESEEN CHANGES TO
DESIGN.
1.a
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Danter and Associates, LLC
National Leaders in Real Estate Research
2760 Airport Drive | Suite 135
Columbus, OH 43219
614.221.9096
http://www.danter.com
Prepared For:
Mr. Tod duBois
P.O. Box 502
Chicago Park, California
Project Number CH1165PC
December 2, 2021
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Packet Pg. 9
2 QUICK REPORT
The Quick Report is a preliminary demand analysis including a demographic evaluation of statistics and characteristics of a selected area to determine whether a full market study of an area’s potential ability to support additional senior housing is justified. All information is gathered via the phone and Internet; no site visit has been made. This report is not intended for any other usage, including submission for financing.
We have based our report on a preliminary Effective Market Area (EMA) for a potential site in the City of Hollister, California on the south side of North Street, just west of Monterey Street.
A. SUMMARY OF FINDINGS – ASSISTED-LIVING /MEMORY CARE
Based on the results of the preliminary demand analysis, there appears to be a deficit or unmet demand for a total of up to 334 assisted-living beds and up to 85 memory care beds in the Hollister, California EMA submarket at base rents of $3,500 for assisted-living and $4,500 for memory care.
After numerous attempts and methods used to obtain information, the owner and operator of the one existing facility in preliminary market area (Whispering Pines Inn) refused to provide any details regarding vacancies and the monthly cost for the housing. Therefore, we have included both the 20 licensed assisted-living beds and 16 licensed memory care beds within the competitive beds supply in this demand analysis.
SUMMARY
Assisted-Living EMA Memory Care EMA
Total Demand 354 Total Demand 101
Competitive Beds -20 Competitive Beds -16
Pipeline Beds -0 Pipeline Beds -0
Deficit 334 Deficit 85
SITE EMA
Our preliminary analysis for the market potential of senior housing development in Hollister, California is based on an identification and analysis of preliminary Effective Market Area (EMA) demographic and economic characteristics.
The EMA principle is a concept developed by Danter and Associates, LLC to delineate the support that can be expected for a proposed development.
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Packet Pg. 10
3 An EMA is the smallest specific geographic area expected to generate 60% to 70% of the support for a proposed development. This methodology has significant advantages over radial analysis because it considers existing natural and manmade boundaries and socioeconomic conditions. The preliminary EMA has been established in part based upon a preliminary analysis of mobility patterns, existing hard boundaries (i.e., rivers and freeways), drive-time analysis, and changes in neighborhood demographic composition, as well as an analysis of existing assisted-living facilities.
The preliminary EMA is generally bounded by Bloomfield Avenue and State Route 152 to the north, Fairview Road and Santa Ana Valley Road to the east, State Route 156, Union Road, Southside Road, and Quien Sabe Road to the south, and U.S. Highway 101 to the west.
PLANNED AND PROPOSED
According to area planning and zoning officials, there are currently no independent- living, assisted-living, or memory care facilities proposed in the preliminary market area.
PRELIMINARY DEMAND ANALYSIS
The preliminary demand analysis includes 7 key sections:
1. Senior Population requiring assistance with Activities of Daily Living (ADL)
2. Population with Alzheimer’s/dementia
3. Age- and Income-appropriate households
4. Age- and asset-appropriate households
5. Share of asset-appropriate households
6. Asset-appropriate persons requiring assistance with ADLs
7. Surplus/deficit analysis
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4 For this preliminary demand analysis, we have used demographic data from ESRI, Incorporated, unless otherwise noted. ESRI demographic reports have been included on the pages following this preliminary demand analysis.
1. POPULATION REQUIRING ASSISTANCE
SITE EMA
Total 2021 Population (Age 75+) 2,664
Affliction Rate X 16.3%
Total Afflicted Households 434
2. POPULATION WITH ALZHEIMER’S/DEMENTIA
SITE EMA
Total 2021 Population (Age 75 – 84) 1,913
Affliction Rate X 13.8%
Afflicted Population (Age 75 – 84) 264
Total 2021 Population (Age 85+) 751
Affliction Rate X 34.6%
Afflicted Population (Age 85+) 260
Total 2021 Alzheimer’s/Dementia 524
Affliction Rate X 25%
Total Afflicted persons 131
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5 3. INCOME-APPROPRIATE HOUSEHOLDS
Income-appropriate households are based on 80% of household income applied to monthly care fees of $3,500 for assisted-living and $4,500 for memory care. The following charts illustrate income-appropriate units for assisted-living and memory care.
Assisted-Living Site EMA
Total 2021 Households (Age 75+) 1,551
Average Private Monthly A/L Rate $3,500
Minimum Rent/Income Ratio 80%
Minimum Income $52,500
Total Income-Appropriate Households (Age 75+) 725
Memory Care (Alzheimer’s/Dementia) Site EMA
Average Private Monthly Alzheimer’s Rate $4,500
Minimum Rent/Income Ratio 80%
Minimum Income $67,500
Total Income-Appropriate Households (Age 75+) 506
4. ASSET-QUALIFIED HOUSEHOLDS
Assisted-Living Site EMA
Minimum Rent/Asset Ratio 80%
Minimum Term (Years) 3
Minimum Assets Needed $157,500
Estimated Asset-Appropriate Households 1,183
Memory Care (Alzheimer’s/Dementia) Site EMA
Minimum Rent/Asset Ratio 80%
Minimum Term (Years) 3
Minimum Assets Needed $202,500
Estimated Asset-Appropriate Households 1,107
5. SHARE OF ASSET-QUALIFIED HOUSEHOLDS
Assisted-Living Site EMA
Asset-Qualified Households 1,183
Total Households age 75 and over /1,551
Share of Households Age 75+ =76.3%
Memory Care (Alzheimer’s/Dementia) Site EMA
Asset-Qualified Households 1,107
Total Households age 75 and over /1,551
Share of Households Age 75+ =71.4%
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6 6. INCOME- AND ASSET-QUALIFIED HOUSEHOLDS REQUIRING ASSISTANCE Assisted-Living Site EMA
Afflicted Population (Age 75+) 434
Share Age-/Income-/Asset-Qualified Households 76.3%
Total Target Assisted-Living Market 331
Memory Care (Alzheimer’s/Dementia) Site EMA
Population with Alzheimer’s/Dementia 131
Share Age-/Income-/Asset-Qualified Households 71.4%
Total Target Memory Care Market 94
7. SURPLUS/DEFICIT ANALYSIS
Site EMA
Demand Assisted-Living Memory Care
Target Population Base 331 94
Vacancy Factor + 7.0% + 7.0%
Total Demand 354 101
Supply
Total Beds at or Above Target Rent (Competitive Supply) -20 -16 Deficit 334 85
After numerous attempts and methods used to obtain information, the owner and operator of the one existing facility in preliminary market area (Whispering Pines Inn) refused to provide any details regarding vacancies and the monthly cost for the housing. Therefore, we have included both the 20 licensed assisted-living beds and 16 licensed memory care beds at this facility among the supply in the above table.
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7 C. SUMMARY OF FINDINGS – INDEPENDENT-LIVING
There were no existing independent-living facilities identified within the Site EMA.
However, based on the assumption that a 60-unit independent-living facility is developed, this project would have a ratio of units to health-/age-/income-qualified persons of 5.0% at a base rent of $2,500. As the below table illustrates, this is an excellent ratio of product to support.
RATIO OF UNITS TO SUPPORT RATING
Less than 15.0% Excellent
15.0% to 19.9% Very Good
20.0% to 24.9% Good
25.0% to 29.9% Fair
30.0% or Greater Poor
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8 Our rating scale typically produces a higher ratio than many analysis systems. Following are some reasons why:
We analyze only households age 75+, as they are the most likely demographic to enter independent-living. Other systems analyze a larger 65+ universe. We qualify households not only by age and income but also by health. Persons with Alzheimer’s/dementia or who need assistance with activities of daily living (ADLs) are better served in a long-term care environment and we have excluded them from the IL support pool. Many analyses do not make this adjustment. Although we consider the EMA to provide up to 70% of support, in order to be conservative we have not adjusted our support component to include out-of-EMA support.
We also do not include asset-qualified households in our demand ratios. Our source of net worth data (ESRI) does not distribute net worth by source. While net worth often includes a home, which may be sold prior to IL occupancy, it also includes stocks, bonds, pensions, and other investments which may be generating household income. In order to provide the most conservative analysis, we have based our demand figures on income-qualified households only.
A full study would identify the competitive position of existing properties and determine a definitive market area from which the site can expect to attract the majority of its support, as well as clarifying the amount of support which could be expected from outside the market area. Adjusting for external support, once identified, could reduce the above ratios substantially.
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9 Finally, it is more difficult to identify independent-living via the Internet because, unlike assisted-living and memory care, it is not licensed. While we believe we have identified the entire set of independent-living product in the area, it is possible that additional product may be in the market area that would be picked up by a field survey.
D. SURPLUS/DEFICIT ANALYSIS INDEPENDENT-LIVING
The surplus/deficit analysis includes 3 key sections:
1. Population requiring assistance with Activities of Daily Living (ADL)
2. Population with Alzheimer’s/Dementia
3. Independent-Living Analysis
1. POPULATION REQUIRING ASSISTANCE
SITE EMA
Total 2021 Population (Age 75+) 2,664
Affliction Rate X 16.3%
Total Afflicted Households 434
2. POPULATION WITH ALZHEIMER’S/DEMENTIA
SITE EMA
Total 2021 Population (Age 75 – 84) 1,913
Affliction Rate X 13.8%
Afflicted Population (Age 75 – 84) 264
Total 2021 Population (Age 85+) 751
Affliction Rate X 34.6%
Afflicted Population (Age 85+) 260
Total 2021 Alzheimer’s/Dementia 524
Affliction Rate X 25%
Total Afflicted persons 131
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10 3. INDEPENDENT-LIVING ANALYSIS
Independent-Living SITE EMA
Total 2021 population 75+ 2,664
Minus those needing assistance with ADL -434
2,230
Minus those with Alzheimer’s/dementia -131
Total health-qualified 2021 population 75+ 2,099
Total 2021 households 75+ 1,551
Proposed monthly independent-living rent $2,500
Rent to income ratio 68%
Total required income $44,118
Income-qualified 2021 households 75+ 885
Percent income-qualified 2021 households 75+ 57.1%
Total health-qualified 2021 population 75+ 2,099
Percent income-qualified 57.1%
Total health-/age-/income-qualified 2021 population 1,199
Existing competitive independent-living units 0
Plus proposed site (potential) +60
Total 60
Ratio of product to support 5.0%
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11 KEY DEMOGRAPHICS
We have also conducted an analysis of the demographics of the EMA comparing key age ranges to the U.S. averages using an index system where the U.S. overall ratio equals 100.
The following chart illustrates the distribution of households by age relative to the U.S.:
The distributions of households by age in the preliminary market area exceed the U.S. average among the households (age 25 through 64); however, older adult households (age 65 to 74) in the preliminary market area generally range from just below 10% of the U.S. average, while older adult households (age 75 and over) are just over 20% of the U.S. average.
54 106 112 117
106
86 77
48 105
113 115
109
89 79
0 20
40 60
80 100
120
140
<25 25-34 35-44 45-54 55-64 65-74 75+
Distribution of Households by
by Age Indexed (USA =100)
2021 EMA Index 2026 EMA Index
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12 As the following table illustrates, in 2021, households (age 75+) in the preliminary market area with incomes over $50,000 accounted for nearly 80% of the U.S. average of households (age 75+) with incomes greater than $50,000; however, in 2026, households (age 75+) in the area with incomes over $50,000 are projected to slightly exceed the U.S. average of households (age 75+) with similar incomes:
We also conducted an analysis of the 45 to 64 age group. Households in this age group are often making or influencing the housing decisions of senior parents, sometimes bringing their parents to live nearby and/or providing financial support.
100 100
78 102
0 20
40 60
80 100
120
2021 2026
Age 75+ Households with
Income Over $50K (Indexed)
USA
EMA
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13 The following graphs illustrate our findings:
100 100
111 112
0 20
40 60
80 100
120
2021 2026
Age 45-64 Households Indexed
(USA = 100)
USA
EMA
100 100
130
139
0 20
40 60
80 100
120
140
160
2021 2026
Age 45-64 Households with
Income Over $100K (Indexed)
USA
EMA
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14 Households (age 45 to 64) or “influencer” households in the preliminary market area are just over 10% above the U.S average of households (age 45 to 65); however, the households in the area with incomes greater than $100,000 are 30% higher in 2021 and are projected to be nearly 40% higher than the U.S. average in 2026. We anticipate that there will be an adequate amount of support from area residents bringing senior relatives to the area from outside the EMA.
D. SUMMARY OF TELEPHONE FIELD SURVEY
ASSISTED-LIVING/MEMORY CARE
ASSISTED-LIVING / MEMORY CARE FACILITIES
DEVELOPMENT
YEAR
OPENED
DRIVING
DISTANCE
FROM SITE
(MILES)
ASSISTED-LIVING MEMORY CARE
TOTAL
BEDS
TOTAL
VACANCIES
TOTAL
BEDS
TOTAL
VACANCIES
1) Whispering Pines Inn 1992 6.6 20 * 16 *
*Vacancy information not available
ASSISTED-LIVING / MEMORY CARE RATES
DEVELOPMENT
MONTHLY ROOM RATES
ASSISTED-LIVING MEMORY CARE
1) Whispering Pines Inn Sleeping Room: * Sleeping Room: * *Pricing information not available
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ASSISTED-LIVING / MEMORY CARE LOCATIONS MAP
HOLLISTER, CALIFORNIA
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16 ASSUMPTIONS
This report is a preliminary analysis of the site area and does not replace a full market feasibility study. The function of this report is to assess whether or not the site warrants further investigation as it relates to the development of assisted-living.
This quick report represents a compilation of data gathered from the properties surveyed and secondary demographic material. Although we judge these sources to be reliable, it is impossible to authenticate all data. Data for the assisted-living inventory was collected by telephone. Additionally, we did not visit the site area for this project.
The analyst does not guarantee the data and assumes no liability for any errors in fact, analysis, or judgment.
The overall demand is based solely on demographics and national affliction rates and does not take into account the level of competitive influence on the periphery of the EMA or actual mobility patterns in the area which may constitute a different market area. Additionally, site characteristics (i.e. traffic counts, surrounding land uses, and ingress/egress) were not considered in this analysis.
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Data Note - A "-" indicates that the variable was not collected in the 2010 Census.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026. 2,664 4.7%3,457 5.7%75+1,998 4.2%
7,089 12.4%8,631 14.4%65+4,369 9.1%
751 1.3%825 1.4%85+587 1.2%
700 1.2%965 1.6%80-84 640 1.3%
1,213 2.1%1,667 2.8%75-79 771 1.6%
1,904 3.3%2,265 3.8%70-74 953 2.0%
2,521 4.4%2,909 4.8%65-69 1,418 3.0%
3,086 5.4%3,306 5.5%60-64 2,004 4.2%
3,542 6.2%3,454 5.7%55-59 2,698 5.6%
3,488 6.1%3,315 5.5%50-54 3,253 6.8%
17,205 30.2%18,706 31.1%Total(50+)12,324 25.7%
2026
Total Population Number % of Total Number % of Total Number % of Total Census 2010 2021
450 5.0%488 5.0%85+361 5.6%
378 4.2%535 5.5%80-84 397 6.2%
669 7.5%889 9.1%75-79 423 6.6%
953 10.7%1,196 12.3%70-74 485 7.6%
1,326 14.9%1,504 15.5%65-69 746 11.6%
1,579 17.7%1,669 17.2%60-64 986 15.4%
1,751 19.6%1,760 18.1%55-59 1,379 21.5%
1,806 20.3%1,676 17.2%50-54 1,634 25.5%
8,912 100.0%9,717 100.0%Total (50+)6,411 100.0%
2026
Female Number % of 50+Number % of 50+Number % of 50+
Census 2010 2021
301 3.6%337 3.7%85+226 3.8%
322 3.9%430 4.8%80-84 243 4.1%
544 6.6%778 8.7%75-79 348 5.9%
951 11.5%1,069 11.9%70-74 468 7.9%
1,195 14.4%1,405 15.6%65-69 672 11.4%
1,507 18.2%1,637 18.2%60-64 1,018 17.2%
1,791 21.6%1,694 18.8%55-59 1,319 22.3%
1,681 20.3%1,638 18.2%50-54 1,619 27.4%
8,292 100.0%8,988 100.0%Total (50+)5,913 100.0%
Number % of 50+Number % of 50+Male Population Number % of 50+ Population by Age and Sex
Census 2010 2021 2026
$7,804 1.91%
Median Household Income for Householder 55+-$69,335 $76,821 $7,486 2.07% Median Household Income -$78,862 $86,666
$63,974 2.09%
Average Home Value -$640,625 $739,328 $98,703 2.91%
Median Home Value -$588,185 $652,159
159 0.56%
Owner/Renter Ratio (per 100 renters)174 203 211 8.0 0.78% Total Renter-Occupied Housing Units 5,171 5,597 5,756
1.4 0.64%
Total Owner-Occupied Housing Units 8,995 11,335 12,134 799 1.37% % Householders 55+35.8%43.1%44.5%
1.4 0.81%
Households 14,166 16,933 17,890 957 1.11%
Median Age 33.1 34.2 35.6
3,127 1.07%
Population 50+12,324 17,205 18,706 1,501 1.69%
Total Population 47,921 57,008 60,135
2021-2026 2021-2026
Demographic Summary Census 2010 2021 2026 Change Annual Rate CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Age 50+ Profile
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65-74
2,326
161
96 108
364
609
321
314
125
229
$65,377
$94,635
65-74
2,642
153
90 107
362
662
386
407
166
310
$72,120
$107,207
©2021 Esri Page 2 of 3
November 30, 2021
Data Note: Income is reported for households as of July 1, 2021 and represents annual income for the preceding year, expressed in 2021 dollars.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026. $87,837 $111,653Average HH Income $128,859
$54,185 $76,821Median HH Income $99,805
179 9.2%974 12.2%$200,000+485 14.3%11.7%
105 5.4%749 9.4%$150,000-$199,999 478 14.1%6.3%
167 8.6%1,298 16.3%$100,000-$149,999 724 21.4%15.4%
172 8.8%1,064 13.4%$75,000-$99,999 506 15.0%14.6%
462 23.8%1,751 22.0%$50,000-$74,999 627 18.6%25.1%
353 18.2%955 12.0%$35,000-$49,999 240 7.1%13.7%
163 8.4%348 4.4%$25,000-$34,999 78 2.3%4.0%
144 7.4%317 4.0%$15,000-$24,999 83 2.5%3.4%
199 10.2%511 6.4%<$15,000 159 4.7%5.8%
1,944 100%7,966 100%Total 3,380 100%100%
2026 Households by Income and Age of Householder 55+
55-64 Percent Percent 75+Percent Total Percent
$73,722 $98,879Average HH Income $113,287
$49,010 $69,335Median HH Income $86,988
110 7.1%760 10.4%$200,000+421 12.3%9.8%
61 3.9%581 8.0%$150,000-$199,999 395 11.6%5.4%
106 6.8%1,084 14.9%$100,000-$149,999 664 19.4%13.5%
120 7.7%949 13.0%$75,000-$99,999 508 14.9%13.8%
364 23.5%1,668 22.9%$50,000-$74,999 695 20.4%26.2%
317 20.4%987 13.5%$35,000-$49,999 306 9.0%15.6%
149 9.6%357 4.9%$25,000-$34,999 100 2.9%4.6%
151 9.7%354 4.9%$15,000-$24,999 107 3.1%4.1%
174 11.2%554 7.6%<$15,000 219 6.4%6.9%
1,551 100%7,291 100%Total 3,414 100%100%
2021 Households by Income and Age of Householder 55+
55-64 Percent Percent 75+Percent Total Percent
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Age 50+ Profile
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November 30, 2021
Data Note: A family is defined as a householder and one or more other people living in the same household who are related to the householder by birth, marriage, or adoption. Nonfamily households consist of people living alone and households that do not contain any members who are related to the householder. The base for "% Pop" is specific to the row. A Nonrelative is not related to the householder by birth, marriage, or adoption.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026.
Householder Age 85+80 1.6%0.6%
Householder Age 75-84 197 3.9%1.4%
Householder Age 65-74 289 5.7%2.0%
Householder Age 55-64 588 11.6%4.2%
Renter Occupied Housing Units 1,154 22.8%8.1%
Householder Age 85+276 5.4%1.9%
Householder Age 75-84 658 13.0%4.6%
Householder Age 65-74 1,023 20.2%7.2%
Householder Age 55-64 1,960 38.7%13.8%
Owner Occupied Housing Units 3,917 77.2%27.7%
Total 5,071 100.0%35.8%
Census 2010 Occupied Housing Units by Age of Householder Number Percent % Total HHs Householder Age 85+194 3.8%1.4%
Householder Age 75-84 360 7.1%2.5%
Householder Age 65-74 354 7.0%2.5%
Householder Age 55-64 562 11.1%4.0%
Nonfamily Households 1,470 29.0%10.4%
Householder Age 85+163 3.2%1.2%
Householder Age 75-84 494 9.7%3.5%
Householder Age 65-74 958 18.9%6.8%
Householder Age 55-64 1,986 39.2%14.0%
Family Households 3,601 71.0%25.4%
Total 5,071 100.0%35.8%
Census 2010 Households and Age of Householder Number Percent % Total HHs CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Age 50+ Profile
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©2021 Esri Page 1 of 5
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026.
November 30, 2021
Median Household Income 1.91%
Owner Households 1.37%
Families 1.10%
Households 1.11%
Population 1.07%
Trends: 2021-2026 Annual Rate
Average Household Income $116,988
Median Household Income $86,666
Median Age 35.6
Renter Occupied Housing Units 5,756
Owner Occupied Housing Units 12,134
Average Household Size 3.35
Families 14,444
Households 17,890
Population 60,135
2026 Summary
Average Household Income $104,033
Median Household Income $78,862
Median Age 34.2
Renter Occupied Housing Units 5,597
Owner Occupied Housing Units 11,335
Average Household Size 3.35
Families 13,674
Households 16,933
Population 57,008
2021 Summary
Median Age 33.1
Renter Occupied Housing Units 5,171
Owner Occupied Housing Units 8,995
Average Household Size 3.37
Families 11,453
Households 14,166
Population 47,921
Census 2010 Summary
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Demographic and Income Comparison Profile
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Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026.
November 30, 2021
$34,851
Data Note: Income is expressed in current dollars.
Per Capita Income
$86,666
Average Household Income $116,988
Median Household Income
2,185 12.2%$200,000+
3,530 19.7%
$150,000 - $199,999 1,997 11.2%
$100,000 - $149,999
3,514 19.6%
$75,000 - $99,999 2,679 15.0%
$50,000 - $74,999
602 3.4%
$35,000 - $49,999 1,862 10.4%
$25,000 - $34,999
999 5.6%
$15,000 - $24,999 522 2.9%
<$15,000
2026 Households by Income Number Percent
$104,033
Per Capita Income $30,957
Average Household Income
Median Household Income $78,862
1,611 9.5%
$200,000+1,772 10.5%
$150,000 - $199,999
2,508 14.8%
$100,000 - $149,999 3,074 18.2%
$75,000 - $99,999
2,015 11.9%
$50,000 - $74,999 3,518 20.8%
$35,000 - $49,999
619 3.7%
$25,000 - $34,999 667 3.9%
$15,000 - $24,999
Number Percent
<$15,000 1,148 6.8%
2021 Households by Income
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Demographic and Income Comparison Profile
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November 30, 2021
825 1.4%
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026.
Age 85+
5,174 8.6%
Age 75 - 84 2,632 4.4%
Age 65 - 74
6,920 11.5%
Age 55 - 64 6,760 11.2%
Age 45 - 54
8,981 14.9%
Age 35 - 44 8,311 13.8%
Age 25 - 34
4,075 6.8%
Age 20 - 24 3,601 6.0%
Age 15 - 19
4,185 7.0%
Age 10 - 14 4,388 7.3%
Age 5 - 9
Number Percent
Age 0 - 4 4,280 7.1%
2026 Population by Age
751 1.3%Age 85+
4,425 7.8%
Age 75 - 84 1,913 3.4%
Age 65 - 74
6,798 11.9%
Age 55 - 64 6,628 11.6%
Age 45 - 54
8,715 15.3%
Age 35 - 44 7,297 12.8%
Age 25 - 34
4,116 7.2%
Age 20 - 24 3,877 6.8%
Age 15 - 19
4,129 7.2%
Age 10 - 14 4,295 7.5%
Age 5 - 9
Number Percent
Age 0 - 4 4,064 7.1%
2021 Population by Age
587 1.2%Age 85+
2,371 4.9%
Age 75 - 84 1,411 2.9%
Age 65 - 74
6,886 14.4%
Age 55 - 64 4,702 9.8%
Age 45 - 54
6,240 13.0%
Age 35 - 44 6,776 14.1%
Age 25 - 34
4,032 8.4%
Age 20 - 24 3,137 6.5%
Age 15 - 19
3,859 8.1%
Age 10 - 14 4,227 8.8%
Age 5 - 9
Number Percent
Age 0 - 4 3,692 7.7%
2010 Population by Age
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Demographic and Income Comparison Profile
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November 30, 2021
40,260 66.9%
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026.
Hispanic Origin (Any Race)
18,359 30.5%
Two or More Races 3,303 5.5%
Some Other Race Alone
2,295 3.8%
Pacific Islander Alone 192 0.3%
Asian Alone
979 1.6%
American Indian Alone 983 1.6%
Black Alone
Number Percent
White Alone 34,024 56.6%
2026 Race and Ethnicity
36,899 64.7%Hispanic Origin (Any Race)
17,026 29.9%
Two or More Races 3,078 5.4%
Some Other Race Alone
1,990 3.5%
Pacific Islander Alone 158 0.3%
Asian Alone
815 1.4%
American Indian Alone 916 1.6%
Black Alone
Number Percent
White Alone 33,024 57.9%
2021 Race and Ethnicity
28,665 59.8%Hispanic Origin (Any Race)
13,228 27.6%
Two or More Races 2,367 4.9%
Some Other Race Alone
1,293 2.7%
Pacific Islander Alone 82 0.2%
Asian Alone
435 0.9%
American Indian Alone 811 1.7%
Black Alone
Number Percent
White Alone 29,706 62.0%
2010 Race and Ethnicity
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Demographic and Income Comparison Profile
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©2021 Esri Page 5 of 5
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri forecasts for 2021 and 2026.
November 30, 2021
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Demographic and Income Comparison Profile
Area
State
USA
Trends 2021-2026Trends 2021-2026
Annual Rate (in percent)
2.5 2
1.5 1
0.5 0
Population Households Families Owner HHs Median HH Income 2021
2026
Population by AgePopulation by Age
Percent
14 12
10 8
6 4
2 0
0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-64 65-74 75-84 85+ 2021 Household Income 2021 Household Income
< $15K
6.8%
$15K - $24K
3.7%
$25K - $34K
3.9%
$35K - $49K
11.9%
$50K - $74K
20.8%
$75K - $99K
14.8%
$100K - $149K
18.2%
$150K - $199K
9.5%
$200K+
10.5%
2021 Population by Race2021 Population by Race
Percent
60 55
50 45
40 35
30 25
20 15
10 5
0 White Black Am.Ind.Asian Pacific Other Two+Hisp
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Household
©2021 Esri Page 1 of 3
Data Note: Income is reported for households as of July 1, 2021 and represents annual income for the preceding year, expressed in 2019 dollars. Income is reported for households as of July 1, 2026 and represents annual income for the preceding year, expressed in 2024 dollars Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2021 and 2026.
November 30, 2021
$116,988
Per Capita Income $30,957 $34,851
Average Household Income $104,033
Median Household Income $78,862 $86,666
1,997 11.2%
$200,000+1,772 10.5%2,185 12.2%
$150,000-$199,999 1,611 9.5%
2,679 15.0%
$100,000-$149,999 3,074 18.2%3,530 19.7%
$75,000-$99,999 2,508 14.8%
1,862 10.4%
$50,000-$74,999 3,518 20.8%3,514 19.6%
$35,000-$49,999 2,015 11.9%
522 2.9%
$25,000-$34,999 667 3.9%602 3.4%
$15,000-$24,999 619 3.7%
17,890 100%
<$15,000 1,148 6.8%999 5.6%
16,933 100%
Households by Income Number Percent Number Percent
2021 2026
3.35 0.00 0.00%Average Household Size 3.35
17,890 957 1.11%
Median Age 34.2 35.6 1.4 0.81%
Households 16,933
2026 Change Annual Rate
Population 57,008 60,135 3,127 1.07%
Summary 2021
2021-2026 2021-2026
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Household Income Profile
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35-44
HH Income Base 3,204
<$15,000 195
$15,000-$24,999 87
$25,000-$34,999 81
$35,000-$49,999 308
$50,000-$74,999 614
$75,000-$99,999 496
$100,000-755
$150,000-286
$200,000+383
Median HH Income $89,254
Average HH $111,417
35-44
HH Income Base 100%
<$15,000 6.1%
$15,000-$24,999 2.7%
$25,000-$34,999 2.5%
$35,000-$49,999 9.6%
$50,000-$74,999 19.2%
$75,000-$99,999 15.5%
$100,000-23.6%
$150,000-8.9%
$200,000+12.0%
©2021 Esri Page 2 of 3
November 30, 2021
9.8%7.1%
Data Note: Income is reported for households as of July 1, 2021 and represents annual income for the preceding year, expressed in 2019 dollars. Income is reported for households as of July 1, 2026 and represents annual income for the preceding year, expressed in 2024 dollars Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2021 and 2026.
0.6%8.0%12.3%12.3%
13.5%6.8%
2.2%8.0%15.6%11.6%5.4%3.9%
7.2%18.7%21.0%19.4%
26.2%23.5%
8.9%17.3%16.6%14.9%13.8%7.7%
30.6%20.0%17.4%20.4%
4.6%9.6%
18.9%13.6%8.3%9.0%15.6%20.4%
8.1%5.0%1.9%2.9%
6.9%11.2%
7.5%3.1%2.0%3.1%4.1%9.7%
16.4%6.3%5.0%6.4%
100%100%100%100%100%100%
Percent Distribution
<25 25-34 45-54 55-64 65-74 75+
$65,377 $49,010
$53,806 $96,210 $119,967 $113,287 $94,635 $73,722
$49,237 $76,984 $97,734 $86,988
229 1102218410421
314 106
8 218 520 395 125 61
26 512 699 664
609 364
32 475 555 508 321 120
110 549 579 695
108 149
68 374 278 306 364 317
29 138 62 100
161 174
27 86 66 107 96 151
59 173 166 219
2,326 1,5513602,742 3,336 3,414
2021 Households by Income and Age of Householder
<25 25-34 45-54 55-64 65-74 75+
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Household Income Profile
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35-44
HH Income Base 3,528
<$15,000 169
$15,000-$24,999 67
$25,000-$34,999 76
$35,000-$49,999 280
$50,000-$74,999 612
$75,000-$99,999 547
$100,000-897
$150,000-387
$200,000+493
Median HH Income $100,425
Average HH $125,967
35-44
HH Income Base 100%
<$15,000 4.8%
$15,000-$24,999 1.9%
$25,000-$34,999 2.2%
$35,000-$49,999 7.9%
$50,000-$74,999 17.3%
$75,000-$99,999 15.5%
$100,000-25.4%
$150,000-11.0%
$200,000+14.0%
©2021 Esri Page 3 of 3
November 30, 2021
11.7%9.2%
Data Note: Income is reported for households as of July 1, 2021 and represents annual income for the preceding year, expressed in 2019 dollars. Income is reported for households as of July 1, 2026 and represents annual income for the preceding year, expressed in 2024 dollars Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2021 and 2026.
0.3%9.5%13.8%14.3%
15.4%8.6%
2.7%10.2%17.3%14.1%6.3%5.4%
7.8%21.0%22.1%21.4%
25.1%23.8%
9.6%17.5%16.7%15.0%14.6%8.8%
35.5%18.3%15.9%18.6%
4.0%8.4%
16.7%12.0%7.3%7.1%13.7%18.2%
7.2%4.0%1.4%2.3%
5.8%10.2%
6.3%2.4%1.5%2.5%3.4%7.4%
14.0%5.0%4.1%4.7%
100%100%100%100%100%100%
Percent Distribution
<25 25-34 45-54 55-64 65-74 75+
$72,120 $54,185
$58,891 $109,857 $132,082 $128,859 $107,207 $87,837
$52,256 $84,824 $104,613 $99,805
310 1791262456485
407 167
9 280 572 478 166 105
26 577 731 724
662 462
32 482 553 506 386 172
119 504 528 627
107 163
56 330 242 240 362 353
24 110 45 78
153 199
21 66 51 83 90 144
47 136 136 159
2,642 1,9443352,747 3,312 3,380
2026 Households by Income and Age of Householder
<25 25-34 45-54 55-64 65-74 75+
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Household Income Profile
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75+
1,551
119
13 7
55 67
95 169
337
287
403
$407,438
$1,535,141
©2021 Esri Page 1 of 1
November 30, 2021
$1,058,140 $1,570,846 $1,668,813
Data Note: Net Worth is total household wealth minus debt, secured and unsecured. Net worth includes home equity, equity in pension plans, net equity in vehicles, IRAs and Keogh accounts, business equity, interest-earning assets and mutual fund shares, stocks, etc. Examples of secured debt include home mortgages and vehicle loans; examples of unsecured debt include credit card debt, certain bank loans, and other outstanding bills. Forecasts of net worth are based on the Survey of Consumer Finances, Federal Reserve Board.
Source: U.S. Census Bureau, Census 2010 Summary File 1. Esri Forecasts for 2021 and 2026.
Average Net Worth $45,482 $124,345 $736,340
Median Net Worth $15,271 $40,725 $127,383 $240,042 $334,952 $395,218 498 486 430
$1000000+0 43 301 488 890 585
$500,000-$999,999 0 97 334
523 365 164
$250,000-$499,999 4 174 410 646 624 501
$150,000-$249,999 21 247 464
142 126 79
$100,000-$149,999 25 248 240 260 201 84
$75,000-$99,999 30 205 247
85 73 40
$50,000-$74,999 22 287 161 166 197 99
$35,000-$49,999 21 125 101
422 386 278
$15,000-$34,999 59 298 280 107 68 66
<$15,000 179 1,019 665
45-54 55-64 65-74
Total 360 2,742 3,204 3,336 3,414 2,326
2021 Net Worth by Age of Householder <25 25-34 35-44
Number of Households
Wealth Index 115
Average Net Worth $1,055,457
Median Net Worth $193,059
$2,000,000+1,614 9.5%
$1,500,000-$1,999,999 377 2.2%
$1,000,000-$1,499,999 718 4.2%
$500,000-$999,999 2,131 12.6%
$250,000-$499,999 2,694 15.9%
$150,000-$249,999 1,952 11.5%
$100,000-$149,999 1,153 6.8%
$75,000-$99,999 896 5.3%
$50,000-$74,999 986 5.8%
$35,000-$49,999 451 2.7%
$15,000-$34,999 890 5.3%
<$15,000 3,069 18.1%
Total 16,933 100.0%
2021 Households by Net Number Percent
957 1.11%
Average Household Size 3.37 3.35 3.35 0.00 0.00%
Households 14,166 16,933 17,890
3,127 1.07%
Median Age 33.1 34.2 35.6 1.4 0.81%
Population 47,921 57,008 60,135
2021-2026 2021-2026
Summary Census 2010 2021 2026 Change Annual Rate
CH1165 Hollister, CA EMA Prepared by Esri
Area: 119.3 square miles
Net Worth Profile
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Date: September 19, 2022
City of Hollister – City Council, City Attorney, Planning and Engineering Staff
RE: Pre-Application Kickoff - 5 Star Senior Housing Project – Vista Park Hill
The 5 Star Senior Housing Team is pleased to submit the preapplication review request for the Senior Housing and Memory Care Project on the Northeast Corner of Vista Park Hill. This provides a unique opportunity to design and build a truly walkable, “Smart Growth”, specialty housing type neighborhood consistent with the needs, desires, and values of the city of Hollister The project is starting as a "blank canvas", with the design, unit count/types/sizes to be guided by the desires and needs of the community, the General Plan and Housing Element. Project design will advance as more information and input is verified in writing by the City.
The basic goal is to provide two high demand housing types, senior apartments and memory care apartments. The design will cluster development, provide integration with Vista Park Hill, greenbelt buffers and protect and preserve sensitive natural resource areas within and adjoining the site. The site is uniquely situated, directly adjoining Vista Park Hill on two sides, as well as the City Property atop Park Hill, downtown as well as the North Gateway with the new Starbucks and two new Hotels.
The property is within easy walking to downtown, technically located downtown at 1st and Monterey Street, shopping, public transportation, senior center, courthouse and recreation opportunities. The site is connected to and includes a segment of the new Vista Park Hill access trail from the Denova Homes Project.
We are providing basic site information, a slope analysis map, trail map and proposal for a new access road to Vista Park Hill. We look forward to working with you, the City and the community to define and advance the Providence neighborhood project. Most sincerely, We need written guidance on the ideal site size to bring forward a design set. We are unable to propose a specific project because the city controls the unused right of ways, Vista Park Hill integration and easements and other access required to the city property (old buildings and property at the top of Hill Street) to allow for a new access road to improve public safety.
5 Star Senior Housing
158 Calle Munoz Rivera
Fajardo, Puerto Rico
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