MAYOR
Mia Casey
COUNCIL MEMBERS
Rick Perez, District 1
Rolan Resendiz, District 2
Dolores Morales, District 3
Tim Burns, District 4
CITY MANAGER
David Mirrione
CITY ATTORNEY
Mary F. Lerner
CITY CLERK
Jennifer Woodworth
POLICE CHIEF
Carlos Reynoso
CITY TREASURER
Gordon Machado
AGENDA
Joint Meeting of the Hollister City Council and
Hollister Planning Commission
February 12, 2024
6:30 PM
CITY OF HOLLISTER
CITY COUNCIL CHAMBERS, CITY HALL
375 FIFTH STREET
HOLLISTER, CA 95023
(831) 636-4300
www.hollister.ca.gov/
PUBLIC PARTICIPATION NOTICE
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/@cityofhollistercalifornia1489
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 participation; 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 members of the public through this means is at their own risk. (Zoom teleconferencing may not be available at all meetings.)
City Council Monday, February 12, 2024 Page 2 of 3
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_MNOr95ZCQrWzERqd5zRuwQ
CALL TO ORDER
ROLL CALL
VERIFICATION OF AGENDA POSTING
PLEDGE OF ALLEGIANCE
A. STUDY SESSION
1. 2023-2031 HOUSING ELEMENT UPDATE - JOINT STUDY SESSION OF THE CITY COUNCIL AND PLANNING COMMISSION (Housing)
BRIEF DESCRIPTION: The City Council will hold a joint Planning Commission and City Council study session to review the draft 2023-2031 Housing Element.
RECOMMENDATION: Hold a joint Planning Commission and City Council study session to review the draft 2023-2031 Housing Element and provide direction or feedback to staff and consultant (Kimley -Horn).
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 City Clerk’s Office at City Hall, 375 Fifth Street, Holli ster, Monday through Friday, 8:30 a.m. to noon, 1:00 p.m. to 4:30 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 live 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.
City Council Monday, February 12, 2024 Page 3 of 3
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STAFF REPORT
CITY COUNCIL SPECIAL MEETING AGENDA
MEETING DATE: FEBRUARY 12, 2024
SUBMITTED: February 6, 2024
DEPARTMENT:
DEPARTMENT HEAD:
Housing
Christine Hopper, Development
Services Director
TITLE OF ITEM: 2023-2031 HOUSING ELEMENT UPDATE - JOINT STUDY
SESSION OF THE CITY COUNCIL AND PLANNING COMMISSION
BRIEF DESCRIPTION: The City Council will hold a joint Planning Commission and City Council study session to review the draft 2023-2031 Housing Element.
RECOMMENDATION: Hold a joint Planning Commission and City Council study session to review the draft 2023-2031 Housing Element and provide direction or feedback to staff and consultant (Kimley-Horn).
DEPARTMENT SUMMARY: The State of California requires that the City Council adopt a comprehensive, long-term General Plan for the physical development of the City. The Housing Element is one of seven mandated elements of the General Plan and must be updated every eight years to address existing and projected housing needs across all segments of the community. The housing need is determined by the Regional Housing Needs Allocation (RHNA), which is mandated by State Housing Law, as a periodic process of updating local Housing Elements. The State of California Department of Housing and Community Development (HCD) projects population growth by geographic region and designates the regional Council of Governments (COGs) as the agencies responsible for determining how the potential growth is allocated among the jurisdictions within the regions.
The City of Hollister is located within the Association of Monterey Bay Area Governments (AMBAG) region. AMBAG adopted the Final 6th Cycle RHNA on October 12, 2022. AMBAG’s 6th Cycle runs from December 31, 2023 to December 31, 2031. On November 4, 2022, the Council of San Benito Government’s (SBCOG) was informed by the HCD that it had reviewed and approved SBCOG’s adopted RHNA Plan. For the 6th Cycle, the City of Hollister has been allocated 4,163 housing units at specific affordability levels to accommodate the City’s projected housing needs. This allocation is the City’s RHNA. The RHNA is a specified number of housing units in four different affordability levels that is provided as a target for each jurisdiction across the State.
The first community workshop was held virtually on May 31, 2023. On December 4, 2023 the City of Hollister held a joint public meeting with the Hollister City Council and Planning Commission to review the 2023-2031 Housing Element candidate site analysis and corresponding maps and provide direction to staff and consultant. This Study Session will also serve as additional public engagement opportunity where community A.1
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members can provide input during the study session.
The current draft comment period is from January 29th through February 29th, 2024. The draft Housing Element is currently available at the City of Hollister webpage https://hollister.ca.gov/housing-element/ and physical copies are available at City Hall 375 Fifth St. and City of Hollister Development Services at 339 Fifth St. All members of the public are encouraged to provide their feedback. Community members can provide feedback online at https://forms.office.com/r/dJe13a89KX , email comments to [email protected] mailto:[email protected] > or by mail to City of Hollister Planning Division 339 Fifth Street Hollister, CA 95023.
ATTACHMENTS:
1. Public Review Draft_6th Cycle Housing Element
2. Hollister_Joint CC PC Study Session Presentation_02.12.2024
3. Spanish_Hollister_Joint CC PC Study Session Presentation_02.12.2024 A.1
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January 2024 Public Review Draft
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Chapter 1: Introduction
Table of Contents
Chapter 1: Introduction…………………………………………………………………………………………………………………..1-1 A. Role of the Housing Element .......................................................................................................1-2 B. State Policy and Authorization ....................................................................................................1-2
1. State Requirements ........................................................................................................................ 1-2
2. Regional Housing Needs Assessment ............................................................................................. 1-4
3. Community Engagement ................................................................................................................ 1-5
4. Relationship to Other General Plan Elements ................................................................................ 1-5
5. Data Sources ................................................................................................................................... 1-6
6. Housing Element Organization ....................................................................................................... 1-7
Chapter 2: Housing Plan ..................................................................................................................2-1 A. Goals, Policies, & Programs .........................................................................................................2-1
1. Key Housing Strategies ................................................................................................................... 2-1
2. Housing Goals ................................................................................................................................. 2-2 B. Quantified Objectives................................................................................................................ 2-23
Appendix A: Review of Past Performance ....................................................................................... A-1 A. Program Evaluation for Households with Special Needs .............................................................. A-1
1. Seniors ........................................................................................................................................... A-1
2. Persons with Disabilities ................................................................................................................ A-3
3. Large Households .......................................................................................................................... A-4
4. Single-Parent Households.............................................................................................................. A-4
5. Persons Experiencing Homelessness ............................................................................................. A-5 B. 2015-2023 Program Accomplishments ........................................................................................ A-7
1. Housing Element Implementation Status .................................................................................... A-20
Appendix B: Housing Needs Assessment ......................................................................................... B-1 A. Population Characteristics ......................................................................................................... B-1
1. Population Growth ......................................................................................................................... B-1
2. Age Characteristics ......................................................................................................................... B-2
3. Race/Ethnicity Characteristics ........................................................................................................ B-3 B. Economic Characteristics ............................................................................................................ B-4
1. Employment and Wage Scale ......................................................................................................... B-5 C. Household Characteristics .......................................................................................................... B-7
1. Household Types ............................................................................................................................ B-8
2. Household Size ............................................................................................................................... B-8
3. Household Income .......................................................................................................................... B-9 D. Housing Problems .................................................................................................................... B-11
1. Overcrowding ............................................................................................................................... B-13
2. Overpayment (Cost Burden) ......................................................................................................... B-15 E. Special Needs Groups ............................................................................................................... B-16
1. Seniors .......................................................................................................................................... B-16
2. Persons with Physical and Developmental Disabilities ................................................................ B-17
3. Large Households ......................................................................................................................... B-20 A.1.a
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4. Female-Headed Households......................................................................................................... B-21
5. Farmworkers ................................................................................................................................. B-23
6. Extremely Low-Income Household and Poverty Status ............................................................... B-24
7. Persons Experiencing Homelessness ............................................................................................ B-25
8. Students ........................................................................................................................................ B-27 F. Housing Stock Characteristics ................................................................................................... B-28
1. Housing Growth ............................................................................................................................ B-28
2. Housing Units by Types ................................................................................................................ B-28
3. Housing Availability and Tenure ................................................................................................... B-29
4. Housing Age and Conditions ......................................................................................................... B-31
5. Housing Costs and Affordability ................................................................................................... B-32
Appendix C: Housing Constraints…………………………………………………………………………………………………….. C-1 A. Non-Governmental Constraints .................................................................................................. C-1
1. Land Costs and Constructions ........................................................................................................ C-1
2. Availability of Financing .................................................................................................................. C-2
3. Economic Constraints ..................................................................................................................... C-5 B. Governmental Constraints ......................................................................................................... C-6
1. Land Use Controls ........................................................................................................................... C-6
2. Variety of Housing Permitted ......................................................................................................... C-9
3. Residential Development Standards ............................................................................................ C-21
4. Application of Development Standards Demonstrating Project Feasibility ................................. C-26
5. Housing for Persons with Physical and Developmental Disabilities ............................................. C-28
6. Planned Development Zones........................................................................................................ C-29
7. Local Ordinances .......................................................................................................................... C-30
8. Local Processing and Permit Procedures ...................................................................................... C-33
9. Development Fees ........................................................................................................................ C-36
10. On-/Off-Site Improvements .......................................................................................................... C-38
11. Building Codes and Code Compliance ........................................................................................... C-40 C. Infrastructure Constraints ......................................................................................................... C-41
1. Dry Utilities ................................................................................................................................... C-41
2. Water Supply ................................................................................................................................ C-42
3. Fire and Emergency Services ........................................................................................................ C-43
4. Police Services .............................................................................................................................. C-43 D. Environmental Constraints ........................................................................................................ C-44
1. Geological and Seismic Hazards ................................................................................................... C-44
2. Flood Hazards ............................................................................................................................... C-46
3. Fire Hazards .................................................................................................................................. C-48
Appendix D: Housing Resources ..................................................................................................... D-1 A. Resources for Special Housing Needs Groups .............................................................................. D-2
1. Seniors ........................................................................................................................................... D-2
2. Persons with Physical and Developmental Disabilities ................................................................. D-3
3. Persons Experiencing Homelessness ............................................................................................. D-4 B. Financial Resources .................................................................................................................... D-5
1. Section 8 Housing Choice Vouchers .............................................................................................. D-5
2. Local Early Action Planning (LEAP) Grant ...................................................................................... D-5 A.1.a
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3. HOME Investment Partnership Program ....................................................................................... D-6
4. CalHome Program ......................................................................................................................... D-6
5. Permanent Local Housing Allocation (PLHA) Grant ....................................................................... D-6
6. Community Development Block Grants (CDBG) ........................................................................... D-6
7. SB 2 Grant ...................................................................................................................................... D-7
8. Regional Early Action Planning (REAP) Grants .............................................................................. D-7
9. Affordable Housing Programs ....................................................................................................... D-7
10. Utility Assistance Programs ............................................................................................................ D-8 C. Opportunities for Energy Conservation ....................................................................................... D-8
1. Energy Use and Providers .............................................................................................................. D-8
2. Energy Conservation ...................................................................................................................... D-9
Appendix E: Affirmatively Furthering Fair Housing ........................................................................... E-1 A. Fair Housing Enforcement and Outreach Capacity ........................................................................ E-1
1. Enforcement and Outreach ............................................................................................................ E-2
2. Fair Housing and Civil Rights Findings, Lawsuits, Enforcement, Settlements or Judgements ....... E-3
3. Fair Housing Laws ........................................................................................................................... E-3 B. Analysis of Federal, State, and Local Data and Knowledge ............................................................ E-4
1. Integration and Segregation Patterns ............................................................................................ E-4
2. Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) ................................................ E-17
3. Racially and Ethnically Concentrated Areas of Affluence (RCAA) ................................................ E-19
4. Disparities in Access to Opportunities .......................................................................................... E-24
5. Disproportionate Housing Needs and Displacement ................................................................... E-38 C. Assessment of Contributing Factors to Fair Housing ................................................................... E-51
1. Background ................................................................................................................................... E-51
2. Historical Background ................................................................................................................... E-53
3. Investments .................................................................................................................................. E-53
4. Summary of Fair Housing Analysis ............................................................................................... E-53
Appendix F: Candidate Housing Sites……………………………………………………………………………………………… F-1 A. Introduction ............................................................................................................................... F-2
1. General Plan Consistency ............................................................................................................... F-2
2. Zoning Consistency ......................................................................................................................... F-2
3. CEQA Streamlining .......................................................................................................................... F-2
4. Access to Transportation ................................................................................................................ F-3
5. Infrastructure and Public Services Capacity ................................................................................... F-3
6. Affirmatively Furthering Fair Housing (AFFH) ................................................................................ F-3
7. Candidate Sites Analysis ................................................................................................................. F-3 B. Development Analysis................................................................................................................. F-4
1. Development Trends and Demand ................................................................................................ F-4 C. Projected Development .............................................................................................................. F-7
1. Accessory Dwelling Units (ADUs) ................................................................................................... F-7
2. Pipeline Projects ............................................................................................................................. F-9
3. Existing Residential Capacity ........................................................................................................ F-11
4. Rezones for Remaining Need ....................................................................................................... F-14
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Appendix G: Community Engagement…………………………………………………………………………………………… . G-1 A. Summary of Community Engagement ........................................................................................ G-1
1. Community Survey Summary Report ............................................................................................ G-3
2. Community Workshop #1 .............................................................................................................. G-4
3. Joint Planning Commission/City Council Study Session #1 ........................................................... G-5
4. Public Review Draft Feedback ....................................................................................................... G-6
5. Community Letters and Input ....................................................................................................... G-7
Appendix H: Glossary of Terms……………………………………………………………………………………………………….H-1 A. Definitions ................................................................................................................................. H-1 B. Acronyms .................................................................................................................................. H-1 A.1.a
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A. Role of the Housing Element
The Housing Element is one of the seven State mandated elements included in the City of Hollister’s General Plan. The purpose of the Housing Element is to identify and plan for the City’s existing and projected housing needs of all economic segments of the community. The Housing Element contains a detailed outline and work program of the City’s goals, policies, quantified objectives, and programs for the preservation, improvement, and development of housing for a sustainable future. Consistent with the cycles established by the State Department of Housing and Community Development (HCD), the City of Hollister is required to update their Housing Element every eight years. The City’s Housing Element was last updated for the 5th cycle for years 2015-2023 in April of 2016. The 6th Cycle Housing Element will be adopted for the 2023-2031 planning period.
At the beginning of every eight-year planning cycle, the Regional Housing Needs Allocation (RHNA) allocates a specific number of housing units within the City. The RHNA allocation quantifies current and anticipated housing growth within the City. Through ample research and analysis, the Housing Element establishes the City’s official housing policies and objectives and identifies available candidate housing sites that will accommodate the RHNA goals as determined by the San Benito Council of Governments (SBCOG). The Housing Element is a critical tool for the City of Hollister to plan for and accommodate current and future growth within the community over the eight-year planning cycle.
The Housing Element identifies and analyzes the City’s existing and projected housing needs. As a mandated element within the City’s General Plan, the Housing Element must meet all requirements of current state law. This means that all goals, programs, policies, and quantified objectives developed within the Housing Element must be consistent with State Law and be implemented within the designated timeline.
B. State Policy and Authorization
1. State Requirements
State Housing Element Law (California Government Code Article 10.6) establishes the requirements for the Housing Element. California Government Code Section 65588 requires that local governments review and revise the Housing Element of their comprehensive General Plans not less than once every eight years.
The California Legislature has adopted an overall housing goal for the State to ensure every resident has a decent home and suitable living environment. Section 655880 of the California Government Code states:
a) The availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.
b) The early attainment of this goal requires cooperative participation of government and the private sector in an effort to expand housing opportunities and accommodate the housing needs of Californians in all economic levels.
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c) The provisions of housing affordable to low- and moderate-income households requires the cooperation of all levels of the government.
d) Local and State governments have a responsibility to use the powers vested in them to facilitate the improvement and development of housing to make adequate provision for housing needs of all economic segments of the community.
e) The Legislature recognizes that in carrying out this responsibility, each local government also has the responsibility to consider economic, environmental, and fiscal factors and community goals set forth in the general plan and to cooperate with other local governments and the state in addressing regional housing needs.
f) Designating and maintaining a supply of land and adequate sites suitable, feasible, and available for the development of housing sufficient to meet the locality’s housing need for all income levels is essential to achieving the State’s housing goals and the purposes of this article.
Table 1-1 summarizes the Housing Element requirements mandated by the State and identifies where these requirements are addressed in this document.
Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code
Chapter
Reference in
Housing Element
Analysis of employment trends. Section 65583.a Appendix B Projection and quantification of existing and projected housing needs for all income groups. Section 65583.a Appendix B Analysis and documentation of the City’s housing
characteristics, including cost for housing compared to ability to pay, overcrowding, and housing condition.
Section 65583.a Appendix B
An inventory of land suitable for residential development including vacant sites and sites having redevelopment
potential.
Section 65583.a Appendix F
Analysis of existing and potential governmental constraints upon the maintenance, improvement or development of
housing for all income levels.
Section 65583.a Appendix C
Analysis of existing and potential nongovernmental (private sector) constraints upon maintenance, improvement or
development of housing for all income levels.
Section 65583.a Appendix C
Analysis concerning the needs of the homeless. Section 65583.a Appendix B Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female-headed households. Section 65583.a Appendix B Analysis of opportunities for energy conservation with respect to residential development. Section 65583.a Appendix D
Identification of Publicly Assisted Housing Developments. Section 65583.a Appendix E Identification of Units at Risk of Conversion to Market Rate Housing. Section 65583.a Appendix E
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Table 1-1: Housing Element Requirements
Housing Element Requirement(s) Gov. Code
Chapter
Reference in
Housing Element
Identification of the City’s goal relative to the maintenance, improvement, and development of housing. Section 65583.a Chapter 2 Analysis of quantified objectives and policies relative to the maintenance, improvement, and development of housing. Section 65583.b Chapter 2 Identification of adequate sites that will be made available through appropriate action with required public services and facilities for a variety of housing types for all income levels.
Section 65583.c(1) Appendix F
Identification of strategies to assist in the development of adequate housing to meet the needs of low and moderate- income households.
Section 65583.c(2) Chapter 2
Description of the Public Participation Program in the
formulation of Housing Element Goals, Policies, and Programs. Section 65583.d Appendix G Description of the Regional Housing Needs Allocation (RHNA) prepared by the San Benito Council of Governments. Section 65583.e Chapter 1 Analysis of Fair Housing, including Affirmatively Furthering Fair Housing. Section 8899.50 Appendix E
Review of the effectiveness of the past Housing Element, including the City’s accomplishments during the previous planning period.
Section 65583.f Appendix A
Source: State of California, Department of Housing and Community Development.
2. Regional Housing Needs Assessment
The Regional Housing Needs Allocation (RHNA) is the methodology used for determining future housing need, by income category, within the State and is based on growth in population, households, and employment. The statewide determination is under the administration of State HCD. The quantified housing need is then allocated among the State’s 18 Metropolitan Planning Organizations (MPOs). The Association of Monterey Bay Area Governments (AMBAG) is the MPO for the Counties of San Benito, Santa Cruz, and Monterey; however, it is the MPO for only the Counties of Santa Cruz and Monterey.
Accordingly, the San Benito County Council of Governments (SBCOG) is subject to a separate RHNA determination from HCD and is responsible for development its own RHNA Plan.
In accordance with Section 65584 of the California Government Code, SBCOG is tasked with creating a methodology for distributing the “fair share” of housing need to its member jurisdictions, the City of Hollister, City of San Juan Bautista, and San Benito County. The City of Hollister’s RHNA allocation is divided among four income categories, which are based on the San Benito County’s median income for a family of four (HAMFI). Table 1-2 below identifies the City’s 6th Cycle RHNA by income categories. The San Benito County AMI is $140,200 for a family of four, according to the 2023 HCD Income Limits.
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Table 1-2: City of Hollister 6th Cycle RHNA by Income Category Income Category Percent of Area Median
Income (AMI) RHNA
Very Low-Income 0-50% AMI 846 units
Low-Income 51-80% AMI 678 units
Moderate-Income 81-120% AMI 826 units
Above Moderate-Income >120% AMI 1,183 units
TOTAL RHNA 4,163 units
*The San Benito County AMI is $140,200 for a family of four, according to 2023 HCD Income Limits.
3. Community Engagement
Community engagement is a vital component to the Housing Element update process. Public engagement creates opportunities for community members to provide their input and feedback, information which then directs the Housing Element’s goals, policies and programs. Government Code Section 65583 requires local governments to make diligent and continued efforts to achieve public participation from all economic segments of the community. Meaningful community participation ensures that a variety of stakeholders and community members are offered a platform to engage in the City’s planning process.
Appendix G provides a detailed description of community engagement conducted and comments received.
4. Relationship to Other General Plan Elements
The Housing Element is one of the many elements in a City’s General Plan. The City’s Housing Element identifies programs and resources required for preservation, improvement, and development of housing to meet existing and projected needs of its population. The policies, goals, actions, and programs within the Housing element relate directly to, and must be consistent with, all other elements in Hollister’s General Plan.
As required by state law, the policies and programs contained in the Housing Element must be internally consistent with other Elements of the Hollister General Plan. The Housing Element’s policies and programs are most closely aligned with the Land Use Element. The Land Use Element establishes the location, type, intensity, and distribution of all land use types throughout the City and establishes standards of housing density (dwelling units per acre) and building intensity (Floor Area Ratio) for identified parcels. Land use patterns and decisions are influenced by population and economic growth (resulting in market demand), transportation access and opportunities, the availability of infrastructure, environmental constraints, and quality of life reflected through recreational opportunities, and cultural amenities.
The Circulation Element of the General Plan also impacts the implementation of the Housing Element. The Circulation Element establishes policies for balanced circulation city-wide, by making enhancements to existing facilities and establishing a comprehensive multi-modal environment that facilitates walking, biking, and transit use.
The Housing Element policy program provides consistency with policy direction contained in other Elements of the General Plan. If the General Plan is amended in the future, the Housing Element will be A.1.a
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reviewed and amended as necessary to ensure internal consistency is maintained. The current 6 th Cycle Housing Element Update will precede a comprehensive update of the Hollister General Plan. As part of the City’s 2040 General Plan Update project, the city will comprehensively evaluate various policy actions related to land use, housing, open space, circulation, economic development, public services, infrastructure, emergency preparedness, and community health, among other issues.
5. Data Sources
The data used for the completion of the Housing Element comes from an array of sources. These include but are not limited to:
United States Census, 2010 and 2021
American Community Survey
San Benito Council of Governments (SBCOG)
Association of Monterey Bay Governments (AMBAG)
California Department of Finance
California Employment Development Department
California Department of Education
California Department of Housing and Urban Development, Comprehensive Housing Affordability Strategy (CHAS), 2013-2017
California Department of Economic Development
Home Mortgage Disclosure Act (HMDA)
Real Estate websites, including Zillow and Redfin
CalEnviroScreen 4.0
Urban Displacement Project, University of California Berkeley California Department of Housing and Community Development (HCD) Affirmatively Furthering Fair Housing (AFFH) Data Viewer
AllTransit
The data sources represent the best data available at the time the Housing Element was prepared. The original source documents contain the assumptions and methods used to compile the data.
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6. Housing Element Organization
The Housing Element is organized in the following sections:
Chapter 1: Introduction – Contains a summary of the content, organization, and statutory considerations of the Housing Element.
Chapter 2: Housing Plan – Describes Hollister’s Housing Plan, including needs, goals, policies, programs, and objectives.
Appendices – The Appendices provide content and analysis as required by state law, including the following:
Appendix A: Review of Past Performance
Appendix B: Housing Needs Assessment
Appendix C: Housing Constraints
Appendix D: Housing Resources
Appendix E: Affirmatively Furthering Fair Housing
Appendix F: Candidate Sites Analysis
Appendix G: Community Engagement
Appendix H: Glossary of Terms
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6 th Cycle Housing Element Policy Plan
The Housing Element’s fundamental priority is to accommodate for housing that fulfills the diverse needs of the Hollister community – the Policy Plan provides the methodology to achieve this goal. The goals and policies contained in this chapter address Hollister’s identified housing needs, which are implemented by a series of housing programs. Housing programs from the 5th Cycle that were ongoing were included in this document. New initiatives that address the City’s unmet housing needs and updates to State housing law were also included. The Policy Plan addresses the need to plan for additional housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide equal opportunities for all current and future residents of Hollister.
A. Goals, Policies, & Programs
The following describes the goals and policies the City intends to implement to meet its Regional Housing Needs Allocation (RHNA) and address its housing needs. Based on a review of housing needs identified in the Housing Needs Assessment and the Housing Constraints, Resources, and Affirmatively Furthering Fair Housing chapters of this 2023-2031 Housing Element, the following housing goals and policies are designed to:
1. Preserve, conserve, and improve affordable housing stock and neighborhoods;
2. Promote the production of a diversity of housing;
3. Assist in the provision of affordable housing;
4. Remove or mitigate constraints to housing investment; and
5. Promote equal housing opportunity.
1. Key Housing Strategies
Enhance Existing Housing and Neighborhoods
Hollister’s neighborhoods should be preserved and strengthened so that they continue to improve over time. As new housing is developed, the City shall be proactive, so that changes continue to enhance Hollister, making it an ever-increasingly attractive place to live. Design policies will help to ensure enhancement of neighborhood identity and sense of community so that new housing will have sensitive transition or scale and compatibility with the surrounding neighborhood.
Continue to Support Affordable Housing
The City’s Redevelopment Agency (RDA) provided low-interest loans for first-time homebuyers for down payment assistance and for low-income residents to rehabilitate their homes for both owners and renters of all ages, including seniors. The former redevelopment agency also provided funding for several affordable housing developments in Hollister. The State of California adopted legislation that abolished all RDA’s, but the City will continue to support and encourage the development of affordable housing in the City. The City will maintain resources for effective partnerships involving the state and other agencies especially those that work in providing affordable housing.
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Create Partnerships to Facilitate Effective Implementation of Affordable Housing Programs
The City shall maintain resources for effective partnerships involving neighborhoods, businesses, civic and service organizations, and the County in addressing housing needs. Housing policies should be written so that affordable housing is targeted to a variety of economic levels, integrated into projects and dispersed throughout the community.
Address Infrastructure Needs to Meet the City’s Regional Housing Needs Allocation Housing Polices must be integrated with related issues, such as land use, design, economic development opportunities, and adequate infrastructure, to ensure a comprehensive approach.
2. Housing Goals
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be rehabilitated, conserved, or constructed. Policies and programs established the strategies to achieve these objectives. The City’s quantified objectives are described under each program. Assumptions are based on past performance, infrastructure constraints, development trends, land availability, and anticipated program funding. The housing programs described contain existing programs as well as future programs needed to address identified housing needs. The section below provides a summary of each program, objectives within the program, timeframe for implementation, funding sources, and the agency responsible to implement the program.
1. Work together to build a sense of community and achieve housing goals.
2. Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and communities.
3. Use land efficiently to encourage a diversity of housing types and to implement “smart” and sustainability development principles.
4. Develop affordable housing opportunities.
5. Provide housing for special needs populations.
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Housing Goal H1
Work together to build a sense of community and achieve housing goals.
Policy Action H1.1: Local Government Leadership
Establish affordable housing as a citywide priority, with local government taking a proactive leadership role in working with community groups and other agencies on identified housing element implementation actions in a timely manner.
Assure effective and informed public participation from all economic segments of the community in the formulation and review of housing and land use issues, policies, and programs.
Conduct an evaluation of the City's Housing Element and take appropriate action to ensure objectives are being met within the expected timeframes. The evaluation will include an evaluation of policy program effectiveness and provide potential updates and alternatives in order to meet the established policy objectives.
Actions:
Review and evaluate the Housing Element every three years. The City will update individual policy programs if policy outcomes are not being met within the timeframe expected. Prepare information and conduct a Housing Element review workshop after every Housing Element evaluation review.
Timeframe: First Housing Element evaluation review to be completed by June 2025; If the Housing Element evaluation review determines that Housing Element objectives are not being met within the expected timeframe, any proposed policy program updates will be implemented by June 2026; Housing Element review workshop to be held by December 2025 and with every Housing Element evaluation thereafter.
Responsible Agency: Planning Division
Funding Source: General Fund; CDBG
Policy Action H1.2: Managed Growth That Meets Regional Housing Needs Determinations In 2012, the City’s Measure U Growth Management Ordinance (Section 16.64 of the Municipal Code) expired. Measure U previously allowed up to 254 residential dwelling units per year. Throughout the 5 th Planning Cycle, the City has been working on establishing steps to repeal the existing, unenforced, Growth Management Ordinance.
Actions:
Repeal Measure U from the City’s Municipal Code.
Timeframe: January 2025
Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action H1.3: 6 th Cycle RHNA Strategy
The City has a total RHNA of 4,163. State law requires the City to identify sites to accommodate its fair share allocation for the 2023-2031 planning cycle. The City has identified housing unit capacity through projects in the pipeline, projected ADU development, and existing residential capacity. To meet the remaining RHNA need across all income categories, the City has identified the rezone actions listed below:
North Gateway Commercial – Rezone of 21 acres to allow up to 65 dwelling units per acre for a potential to accommodate 244 very low-/low-income units, 147 moderate-income units, and 578 above moderate-income units.
High Density Residential – Rezone of 44 acres to allow up to 65 dwelling units per acre for a potential to accommodate 571 very low-/low-income units, 341 moderate-income units, and 1,354 above moderate-income units.
Mixed-Use – Rezone of 19 acres to allow up to 65 dwelling units per acre for a potential to accommodate 219 very low-/low-income units, 130 moderate-income units, and 519 above moderate-income units.
West Gateway Mixed-Use – Rezone of 8 acres to allow up to 65 dwelling units per acre for a potential to accommodate 101 very low-/low-income units, 61 moderate units, and 236 above moderate units.
Downtown Commercial and Mixed-Use – Rezone of 10 acres to allow up to 125 dwelling units per acre for a potential to accommodate 222 very low-/low-income units, 134 moderate-income units, and 516 above moderate-income units.
As part of the rezoning effort, the City will establish development standards for each of the new zones.
These will not be more restrictive than similar standards currently in effect. The rezonings will be adopted in conjunction with the General Plan update.
The City shall also monitor housing development city-wide on an ongoing basis to ensure that the sites identified in Appendix F are developed at densities appropriate for fulfilling its RHNA requirement for the 6th Cycle. Should a project be approved on sites with a lower density than that identified in the 6 th Cycle Housing Element, the City will assess its continued ability to accommodate the RHNA. Should the project result in a shortfall in sites, the City will address the “No Net Loss” requirements by identifying additional sites to replenish the candidate sites inventory in accordance with State law within 180 days.
Actions:
Adopt rezonings in conjunction with the General Plan update. Adopt development standards for each new rezone.
Monitor housing development as part of the Annual Progress Reports (APRs), and if needed, identify additional sites within 180 days.
Timeframe: Adopt rezones and development standards within 1 year of the 6th Cycle Housing Element statutory deadline.
Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action H1.3: Monitoring, Evaluation, and Revisions Establish a regular monitoring and update process to access housing needs, opportunities, and achievements, and modify policies, programs, and resource allocations as needed.
This includes the development of a Sites Inventory Monitoring Program consisting of an ongoing record of the number of units and income categories of the development approved on sites listed in the Housing Element, to ensure that the City, at all times, maintains an ongoing supply of available sites with appropriate densities to meet projected housing needs for all income categories. As part of the Annual Progress Report, the City will monitor the progress of pending projects, ADU projections, and development on candidate housing sites. If residential development is not sufficiently progressing towards building permits, or if the City is not meeting the pro-rated share of the RHNA at all income levels by midway through the planning period, the City will evaluate its sites inventory and capacity to maintain adequate sites throughout the planning period and, if necessary, identify strategies to streamline and/or assist projects through entitlement (including, but not limited to, technical assistance, expedited review, and/or support of funding applications), adopt amendments to the ADU development regulations, or implement other strategies, such as General Plan and zoning changes to allow for greater residential densities.
Actions:
Establish and maintain a Sites Inventory Monitoring Program. Adopt findings with each City approval for residential projects identifying the breakdown of units by income category and establish whether ‘no net loss’ findings to be made, if either fewer units are developed than shown in the housing element, or if the units are being developed in different income categories than projected. If ‘no net loss’ findings must be made, the City must either find that it is maintaining enough sites to accommodate the remaining RHNA, or if there are not enough sites to accommodate the remaining RHNA. If there are not enough sites, the City has 180 days to make adequate sites available.
Annually monitor the progress of pending projects, ADU projections, and development on candidate housing sites through the APR.
If residential development is not sufficiently progressing towards building permits or if the City is not meeting the pro-rated share of the RHNA at all income levels by December 2028, the City will identify strategies to maintain adequate sites throughout the planning period.
Timeframe: Establish a Sites Inventory Monitoring Program by January 2026; Annually monitor progress through the APRs; Identify new strategies, as needed, within 180 days.
Responsible Agency: Planning Division
Funding Source: General Fund; CDBG
Policy Action H1.4: By-Right Requirement for 4 th and 5 th Cycle Sites Pursuant to Government Code section 65583.2(c), adopt amendments to the Zoning Code to allow by- right development for projects identified in the 4th and 5th Cycle Sites Inventory that propose 20 percent or more of the units as affordable to lower income households if the site is non-vacant and previously identified with the same zoning in the 5th Cycle Housing Element, or if the site is vacant and previously identified with the same zoning in the 5th and 4th Cycle Housing Elements.
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Actions:
Allow by-right development for qualifying sites pursuant to Government Code section 65583.2(c).
Timeframe: By January 2025
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H1.5: Senate Bill 35 Streamlining
The City shall establish written procedures to comply with California Government Code Section 65913.4 and publish those procedures for the public, as appropriate, to comply with the requirements of Senate Bill 35 (SB 35), Chapter 366 Statues 2017. These requirements apply to any point when the City does not meet the State mandated requirements, based upon the SB 35 Statewide Determination Summary Report for Housing Element progress and reporting on Regional Housing Needs Assessment (RHNA). The City shall process development projects with at least 50 percent affordable units through a streamlined permit process set forth in State law. All projects covered by SB 35 are still subject to the objective development standards of the Hollister Municipal Code, including the Building and Fire Codes. Qualifying projects cannot be subject to discretionary review or public hearings; and in many cases, the City cannot require parking. Reduced parking requirements would be established consistent with the requirements of SB 35 for qualified streamlining projects.
Actions:
Establish SB 35 procedures and provide information online. Develop and implement the program.
Timeframe: Establish and implement by January 2026.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H1.6: Water and Sewer Priority
Following adoption of the Housing Element, the City shall provide the water and sewer providers with a copy of the Housing Element. The copy of the Housing Element will be accompanied by a letter identifying the City’s 2023-2031 RHNA allocation for lower-income units and will refer the water and sewer providers to the requirements of State law set forth at Government Code Section 65589.7 regarding the granting of a priority for provision of water and sewer services to proposed developments that include housing units affordable to lower-income households.
Actions:
Comply with requirements of State law associated with provision of Housing Element to water and sewer providers.
Timeframe: Immediately upon adoption of the 6th Cycle Housing Element and any subsequent amendments.
Responsible Agency: Planning Division
Funding Source: General Fund
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Housing Goal H2
Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and communities.
Policy Action H2.1: Objective Design Standards
Review proposed new housing projects to achieve excellence in development and design through an efficient project review process. To facilitate and streamline proposed development projects, the City will establish and implement Objective Design Standards and update city-wide design review procedures.
These efforts are also incorporated within other Elements of the 2040 General Plan, which is, as of December 2023, in the updating stages.
Actions:
Adopt and implement Objective Design Standards for all residential development projects through the City’s large-scale zoning amendments.
Adopt amendments to the City’s existing design review procedures through the City’s large-scale zoning amendments.
Promote the new standards and procedures online, through print materials at the Planning counter, and through email noticing to the development community.
Timeframe: Adopt Objective Design Standards by January 2026; Adopt amendments to the design review procedures by January 2026; Promote new standards and procedures annually and to prospective applicants.
Responsible Agency: Planning Division
Funding Source: General Fund; CDBG; REAP 2.0
Policy Action H2.2: Resource Conservation
Promote development and construction standards that provide resource conservation by encouraging housing types and designs that use cost-effective energy conservation measures and fewer resources (water, electricity, etc.) and therefore cost less to operate over time, supporting long term housing affordability.
Actions:
Publicize energy conservation programs and reward energy efficient projects under the allocation program.
Apply Title 24 requirements.
Timeframe: On a project-by-project basis
Responsible Agency: Building and Planning Division
Funding Source: General Fund
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Policy Action H2.3: Renewable Energy Technologies
Promote the use of renewable energy technologies (such as solar and wind) in new and rehabilitated housing when possible.
Actions:
Promote solar design for new residential development projects. Encourage “green” building standards and procedures.
Timeframe: On a project-by-project basis
Responsible Agency: Building and Planning Division
Funding Source: General Fund
Policy Action H2.4: Maintenance and Managament of Quality Housing Support good management practices and the long-term maintenance and improvement of existing housing through housing and building code enforcement, and rehabilitation loan assistance for low- and moderate-income homeowners and rental property owners with lower income tenants. Make the most effective use of rehabilitation loan funds by prioritizing their use to meet the greatest need.
Actions:
Link code enforcement with public information programs. Assist in maximizing use of rehabilitation loan programs on an as-needed basis.
Timeframe: On a project-by-project basis
Responsible Agency: Building and Planning Division
Funding Source: General Fund
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Housing Goal H3
Use land efficiently to encourage a diversity of housing types and to implement “smart” and sustainability development principles.
Policy Action H3.1: Variety of Housing Choices
Achieve a mix of housing types, densities and designs to provide choice in owner and renter housing, housing close to jobs and transit, mixed use housing, varying affordability levels, mobile homes and manufactured housing, assisted living and supportive housing, and other housing types.
Actions:
Implement mixed-use development standards through the City’s large-scale zoning amendments and General Plan update.
Implement zoning amendments for manufactured homes through the City’s large-scale zoning amendments and General Plan update.
Timeframe: Adopt zoning amendments and General Plan updates by January 2025.
Responsible Agency: Building and Planning Division
Funding Source: General Fund
Policy Action H3.2: Maintain Adequate Housing Sites
Maintain an adequate supply of land designated for all types of residential development to accommodate RHNA growth need by income category for the 2023-2031 housing element planning period. Within this total, maintain a sufficient supply of land for muti-family housing and mixed-use housing to accommodate the quantitative housing need for very-low, low-, and moderate-income housing units.
Actions:
Utilize inventoried sites for multi-family infill housing and support and encourage lot consolidation when opportunities arise.
If housing development falls below the estimated production target for more than two consecutive years, the City will re-evaluate the City's standards and procedures and modify accordingly within 6 months.
Timeframe: Establish monitoring program by August 2025; Monitor annually, and modify standards and procedures within six months if development falls below estimated production target for more than two consecutive years.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H3.3: Impact and Planning Fees
Continue to allow lower impact fees (sewer and water connection fees and traffic impact fees) for multi- family development.
The City will annually review its permit processing fees to verify that the costs associated with the review process are consistent with the services rendered. This fee review process provides a basis for determining whether fees have become a constraint to housing production, and at the same time allow the City to appropriately recoup costs associated with the review and processing of individual developments. The A.1.a
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City will also establish a reduction or waiver of permit processing fees for affordable and other special needs housing projects.
Actions:
Review impact and planning fees.
Timeframe: Annual Assessment of Permitting Fees, Updated Fees as Appropriate; Establish a Fee Waiver Program by August 2025.
Responsible Agency: Planning, Building, and Finance Divisions and Engineering Department Funding Source: General Fund
Policy Action H3.4: Accessory Dwelling Units (ADUs)
The City will work to facilitate the development of accessory dwelling units (ADUs) and create a plan by 2025 that incentivizes and promotes the development of ADUs to be offered at affordable rents. The City will implement the following actions listed below.
Actions:
Amend the ADU ordinance to comply with State law.
Develop permit-ready ADU plans to minimize design costs, streamline permit processing, and provide development certainty.
Streamline and expedite the plan check review process for ADUs affordable to lower income households.
Provide informational ADU materials online and at City offices guiding applicants through the permitting and construction process.
Create an ADU webpage informing the community on code, processes, and incentives. Waive permitting fees for ADUs under certain sizes and/or deed restricted as affordable to lower income households for a period of 55 years.
Research and pursue potential State and Regional funding sources for affordable ADUs and make information publicly available.
Timeframe: Create and Implement ADU Plan by August 2025; Update neccesary code sections as needed by August 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H3.5: ADU and Sites Inventory Monitoring Program Establish an ADU and Sites Inventory Monitoring Program consisting of an ongoing record of the number of units and income categories of the development approved on sites listed in the Housing Element, to ensure that the City at all times maintains an ongoing supply of available sites with appropriate densities to meet projected housing needs for all income categories. As part of the Annual Progress Report, the City will monitor the progress of pipeline projects, ADU projections, and development on candidate housing sites identified in Appendix F. If residential development is not sufficiently progressing towards building permits or if the City is not meeting the pro-rated share of the RHNA at all income levels by midway through the planning period, the City will evaluate its sites inventory and capacity to maintain adequate sites throughout the planning period and, if necessary, identify strategies to streamline and/or assist A.1.a
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projects through entitlement (including, but not limited to, technical assistance, expedited review, and/or support of funding applications), adopt amendments to the ADU development regulations, or implement other strategies, such as General Plan and zoning changes to allow for greater residential densities.
The City will also make findings required by ‘no net loss’ law (Section 65863) if projects are approved with fewer units or different income categories than shown in the Housing Element. If project approval results in fewer units in any income category to meet the City’s remaining RHNA, take action, including rezoning, within 180 days to make adequate sites available.
Actions:
Establish and maintain a Monitoring Program.
Adopt findings with each City approval for residential projects identifying the breakdown of units by income category and establish whether ‘no net loss’ findings to be made, if either fewer units are developed than shown in the housing element, or if the units are being developed in different income categories than projected. If ‘no net loss’ findings must be made, the City must either find that it is maintaining enough sites to accommodate the remaining RHNA, or if there are not enough sites to accommodate the remaining RHNA. If there are not enough sites, the City has 180 days to make adequate sites available.
Annually monitor the progress of pending projects, ADU projections, and development on candidate housing sites identified in Appendix F through the APR. If residential development is not sufficiently progressing towards building permits or if the City is not meeting the pro-rated share of the RHNA at all income levels by December 2028, the City will identify strategies to maintain adequate sites throughout the planning period.
Timeframe: Establish a Monitoring Program by January 2025; adopt findings with each City -approval for residential projects on a Housing Element site; annually monitor development progress through the APR.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H3.6: Update Density Bonus Ordinance
Assembly Bill 2345 (AB 2345), Chapter 197 Statutes requires a density bonus of up to 80 percent when a qualifying percentage of Below Market Rate (BMR) units are proposed. Among other things, Government Code Section 65915 also authorizes an applicant to receive:
Two incentives or concessions for projects that include at least 17 percent of the total units for lower-income households, at least 10 percent of the total units for very low-income households, or at least 20 percent for persons or families of moderate-income in a development in which the units are for sale.
Three incentives or concessions for projects that include at least 24 percent of the total units for lower-income households, at least 15 percent of the total units for very low-income households, or at least 30 percent for persons or families of moderate-income in a development in which the units are for sale.
Four incentives or concessions for projects that meet addiitonal State law requirements. The City shall update its Density Bonus Ordinance to comply with State law requirements.
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Actions:
Update the Density Bonus Ordinance in compliance with State law requirements.
Timeframe: By January 2025; Review annually and update as necessary.
Responsible Agency: Planning Division
Funding Source: General Fund
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Housing Goal H4
Develop affordable housing opportunities.
Policy Action H4.1: Inclusionary Housing Policy
The City will develop a variety of policy prescriptions that will encourage and facilitate the construction of below market-rate housing. The City will investigate inclusionary housing policy options as an additional means to provide a variety of housing types and opportunities for very low-, low-, and moderate-income households in Hollister. The City will assess and analyze a variety of inclusionary housing policy options, standards, requirements and regulations to determine the best course of action. Based upon this initial assessment, the City will determine the appropriateness and application of inclusionary policies, and adopt policies, programs or regulations that will produce housing opportunities affordable to very low-, low-, and moderate-income households.
The final inclusionary policy shall contain additional detail and address development of rental and for-sale housing affordable to very low-, low-, and moderate-income households, as well as the applicability of this requirement and its alternatives.
Actions:
Explore and evaluate inclusionary options
Adopt an inclusionary Ordinance if feasible
Timeframe: Adopt inclusionary housing policy by January 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H4.2: Preservation of At-Risk Units
Ensure that affordable housing provided through government subsidy programs, incentives and deed restrictions will remain affordable, and intervene when necessary to help preserve such housing.
Establish resale controls and rent and income restrictions to ensure that affordable housing provided through incentives and/or inclusionary programs and as a condition of development approval remains affordable over time to the income group for which it is intended. Implement long-term or in perpetuity agreements and/or deed restrictions with developers to govern the affordability in such units. Provide assurance through recorded agreements and monitor their continuing affordability.
Actions:
Protect “at-risk” units.
Monitor units at-risk of converting to market-rate and outreach to property owners to identify resources and programs available to maintain affordability. Identify and pursue funding opportunities to assist the preservation of at-risk, affordable units. Investigate opportunities to convert existing market-rate units to affordable units through rehabilitation improvement assistance.
Comply with noticing requirements.
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webinars, and/or partnerships with local organizations and agencies that provide assistance to renters and low-income households.
Coordinate with qualified entities in identifying solutions to maintaining affordability for units at- risk of converting to market rate
Timeframe: Develop monitoring program by January 2025; Review annually; Outreach to begin by January 2025; Annually seek funding opportunities; 2023-2031.
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy Action H4.3: State and Federal Housing Incentives City staff will stay informed of state and federal housing programs that can provide financial assistance for the preservation and development of affordable housing and disseminate information on such programs to residents and prospective housing developers/sponsors. The City has successfully applied for CalHOME, CDBG and HOME funds through HCD that have been used to conduct housing-related studies and capitalize a local Housing Rehabilitation Program. Because of its limited financial resources, the City will continue to pursue grant funding from state and federal agencies for affordable housing projects/programs in the city, particularly those that address the needs of extremely low-income households.
The City will also continue to encourage private investments in affordable housing by continuing to leverage public funds where possible.
Actions:
The City will monitor funding opportunities on an annual basis and apply for funding as opportunities arise.
Implement a plan to expand funding resources.
Timeframe: The City will monitor funding opportunities on an annual basis and apply for funding as opportunities arise.
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy Action H4.4: Relocation Assistance
The City will provide relocation assistance to all persons displaced by publicly assisted projects, including rehabilitation and code enforcement projects, that lead to the displacement of households as funding resources permit.
Timeframe: Ongoing, Annual Review of Assistance to Displaced Persons .
Responsible Agency: Building and Housing Divisions
Funding Source: General Fund
Policy Action H4.5: Replacement Housing
The City may have existing non-vacant sites included within the sites inventory that may contain vacant or demolished residential units that were occupied by lower-income households or households subject to affordability requirements within the last five years. The City will adopt a formal replacement housing program to ensure any units currently occupied by lower-income households, or households subject to A.1.a
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affordability requirements with the last five years, which are lost for housing units are replaced in compliance with Government Code Section 65915.
Actions:
Adopt a replacement housing program for units lost that are currently occupied by lower-income households or households subject to affordability requirements of Government Code Section 65915 within the last five years.
Timeframe: Adopt program by January 2025.
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
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Housing Goal H5
Provide housing for special needs populations.
Policy Action H5.1: Special Needs Groups, including Special Needs Households Actively promote the development and rehabilitation of housing that meets the needs of special needs groups, including the needs of seniors, people with disabilities, farm workers, the unhoused, people in need of mental health care, single parent families, large families, and other persons identified as having special housing needs.
Actions:
Monitor special needs housing.
Maintain and develop partnerships with local organizations and agencies.
Timeframe: Ongoing; As funding becomes available.
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy Action H5.2: Agricultural and Employee Housing
The City shall adopt a zoning ordinance amendment consistent with the requirements of Health and Safety Codes Section 17021.5 and 17021.6. Sections 17021.5 and 17021.6 of the State Health Safety Code are part of the Employee Housing Act, and it sets standards for the construction, maintenance, use, and occupancy of living quarters called “employee housing” as defined in Section 17008 of the Health and Safety Code.
Actions:
Adopt a zoning ordinance amendment to permit employee housing in single-family residential zones, consistent with the requirements of Health and Safety Codes Section 17021.5 and 17021.6 as it relates to agricultural and employee housing.
Timeframe: Amend Zoning Ordinance by January 2025.
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy Action H5.3: Reasonable Accommodation
Pursuant to Government Code Section 65583, the City is obligated to analyze and demonstrate local efforts to remove potential and actual governmental constraints to the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation with regard to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain regulations or requirements to ensure equal access to housing opportunities.
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appropriate to ensure compliance with fair housing laws. The City will also review the conditions of approval to remove any subjective decision-making criteria.
Actions:
Maintain updated information on reasonable accommodations on the City’s website. Biennially review and update applicable procedures and/or requirements to remove potential constraints.
Provide information on housing resources available to persons with disabilities to local groups or organizations serving the needs of persons with disabilities.
Timeframe: Adopt amendments by January 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H5.4: Equal Housing Opportunity
Pursuant to Assembly Bill 686 (AB 686), Chapter 958 Statues 2018, the City shall affirmatively further fair housing by taking meaningful actions that foster inclusive communities free from barriers that restrict access to opportunities based on protected characteristics, as defined by State law. The City shall collaborate with the community, stakeholders, and appropriate organizations and agencies to address potential constraints to fair housing. This may include, but is not limited to:
Analyzing and identifying barriers to entry into homeownerships or rental opportunities. Reviewing restrictions that may prevent disadvantaged groups from locating in Hollister. Fostering a more inclusive community for all disadvantaged groups.
Ensure equal housing opportunities for individuals and families seeking housing in Hollister are not discriminatory on the basis of race, color, religion, marital status, disability, age, sex, family status (due to the presence of children), national origin, or other arbitrary factors, consistent with the Fair Housing Act.
Chapter 2 Section 3 of this Housing Element identifies the following contributing factors to fair housing in the City. Table 2-1: Fair Housing Actions establishes actions the City will implement throughout the 6 th Planning Period to address each contributing factor. Each contributing factor is grouped into two Affirmatively Furthering Fair Housing Actions to address the fair housing issues identified in the contributing factors. The actions include the following:
Housing Mobility Strategies – Consist of removing barriers to housing in areas of opportunity and strategically enhancing access.
Place-based Strategies to Encourage Community Conservation and Revitalization – Involves approaches that are focused on conserving and improving assets in areas of lower opportunity and concentrated poverty such as targeted investment in neighborhood revitalization, preserving or rehabilitating existing affordable housing, improving infrastructure, schools, employment, parks, transportation, and other community amenities.
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Contributing Factors
Locally derived factors were developed in response to community participation in outreach events and through analysis conducted in Affirmatively Furthering Fair Housing development and analysis of sites inventory and feedback and comment on the draft Housing Element’s data, analysis, and policy programs.
Contributing factors are prioritized in terms of needed impact on fair housing choice and connect to goals and actions.
Disparities in Access to Public Transportation
Housing Mobility, Place-based Strategies to Encourage Community Conservation and Revitalization The City of Hollister scored a 2.7 AllTransit performance score, illustrating a low combination of trips per week and number of jobs accessible, meaning few people are able to take transit to work. Hollister also scored low on the Job Proximity Index which means residents in the City are the furthest proximity from jobs. Access to transportation, specifically public transit, provides households with affordable and environmentally friendly commuting options – it is especially vital for low-income households. It can also increase accessibility to essential retail, such as grocers and markets, and recreational activities.
Lack of Infrastructure Due to Environmental Hazards
Housing Mobility
As discussed in Appendix C: Housing Constraints, earthquakes pose the greatest potential for far-reaching loss of life or property. Hollister is located within a 5-mile radius of at least four major seismic faults and fault systems. The City also faces flood hazards along two existing creeks, Santa Ana Creek and San Benito River, which are included as flood hazard areas on existing Federal Emergency Management Agency (FEMA) maps. The hazards create environmental constraints to the development of housing in the City.
Lack of Clarity with Assistance Programs and Affordable Housing Housing Mobility
The City’s website does not readily provide a list of active housing programs that assist low- and moderate- income prospective residents. The City lacks a complete list of affordable housing units in the City and instead refers residents to the Santa Cruz Housing Authority which manages the City’s Section 8 housing.
Because the process and availability of assistance programs and affordable housing options are not clear, it might discourage prospective residents from attempting to navigate the process.
Lending Discrimination
Housing Mobility
As detailed earlier in this appendix, the U.S. Department of Housing and Urban Development determined that a group of California mortgage lenders discriminated against a Hispanic man in 2016 due to his national origin. The complaint was made against mortgage lenders American Financial Network, Benchmark Communities, and Brigantino Enterprise. As result of the investigation, American Financial Network agreed to pay the man $5,000 in a settlement and agreed to incorporate annual fair housing training for their employees. The City must continue to build partnerships with enforcement groups that can prevent this discrimination against residents and prospective residents.
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Table 2-1: Fair Housing Actions
Contributing
Factor Commitments Priority and Timeframe
Geographic
Target Metrics
Housing Mobility
Disparities in
Access to
Public
Transportation
1. Accessibility
programs focused
on improving access
to housing, transit,
public buildings and
facilities, sidewalks,
pedestrian crossing,
and businesses.
Medium
Consider new programs
with the goals of
increasing transportation
options and improving
access to sustainable
transportation methods
by FY 23/24
City-wide Report findings on
potential programs
for the City to
consider. Adopt a
minimum of one
program addressing
sustainable
transportation over
the Planning Period.
2. Dedicate or seek
funding to prioritize
basic transportation
improvements
Medium
Identify funding
opportunities to improve
transportation access by
FY 23/24
City-wide
and low-
scoring
areas.
Apply for funding
annually.
Lack of
Infrastructure
Due to
Environmental
Hazards
1. City to revise the
Safety Element, in
accordance with SB
1035, to identify
flood, fire, and
earthquake hazards
upon each revision
of the Housing
Element.
Medium
Adopt an updated Safety
Element, which identifies
natural hazards which
pose as environmental
constraints to
development of housing
in the City. The City
Council shall adopt
amendments to the
Safety Element in
accordance with SB 1035
by January 2025.
City-wide Report findings on
potential natural
hazards. Adopt the
Safety Element every
planning period.
Lack of Clarity
with Assistance
Programs and
Affordable
Housing
1. The City is to create
a dedicated page on
its website that lists
all of the active
housing programs
that assist low- and
moderate-income
prospective
residents.
Medium
The website page should
be easy to navigate and
provide clear information
about each program,
including eligibility
requirements, application
process, and contact
information.
City Hall Regularly update the
website with new
programs.
Lending
Discrimination
1. City or designated
contracted
organization to
collaborate with
local and regional
organizations to
Medium
Pursuant to Assembly Bill
686 (AB 686), Chapter 958
Statues 2018, the City
shall affirmatively further
fair housing by taking
City-wide The City is to
implement the fair
housing actions and
programs throughout
the 6th Planning
Period to address
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Timeframe: Ongoing
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund, CDBG Funds
Table 2-1: Fair Housing Actions
Contributing
Factor Commitments Priority and Timeframe
Geographic
Target Metrics
review any housing
discrimination
complaints, assist in
dispute resolution,
and, where
necessary, refer
complainants to
appropriate state or
federal agencies for
further
investigation,
action, and
resolution.
meaningful actions that
foster inclusive
communities free from
barriers that restrict
access to opportunities
based on protected
characteristics, as defined
by State law. The City
shall collaborate with the
community, stakeholders,
and appropriate
organizations and
agencies to address
potential constraints to
fair housing. This may
include, but is not limited
to:
Analyzing and
identifying barriers to
entry into
homeownerships or
rental opportunities;
Reviewing restrictions
that may prevent
disadvantaged groups
from locating in
Hollister;
Fostering a more
inclusive community
for all disadvantaged
groups.
each contributing
factors mentioned in
Chapter 2 Section 3.
Place-Based Strategies – Conservation and Revitalization Disparities in
Access to
Public
Transportation
1. Coordinate with
transit agencies on
access to
transportation, bus
routes and
schedule.
High
Outreach to agencies to
identify solutions on
improving access to
transportation.
City-wide Host a minimum of
one annual meeting.
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Policy Action H5.5: Section 8 Tenant Based Rental Assistance The City will continue to provide residents with information regarding the availability of the Section 8 Housing Choice Voucher Program that is administered by the Housing Authority of the County of Santa Cruz. This program can directly benefit overpaying households in the City by providing rental assistance payments.
Timeframe: Ongoing, Annual Review and Coordination with Housing Authority of the County of Santa Cruz.
Responsible Agency: Housing Division
Funding Source: General Fund
Policy Action H5.6: Low-Barrier Navigation Centers
Assembly Bill 101 (AB 101), Chapter 159 2019 requires ‘by right’ approval of low-barrier navigation centers in areas zoned for mixed uses and nonresidential zones permitting multifamily uses that meet specified requirements. Low-barrier navigation centers are housing first, low-barrier, service-enriched shelters focused primarily on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.
The City shall adopt regulations and procedures for this type of use and establish a ministerial approval process for low-barrier navigation centers. In the interim, any submitted application(s) for this use type shall be processed in accordance with State law.
Actions:
Adopt and implement procedures and regulations to process low-barrier navigation centers.
Procedures shall include establishing a ministerial approval process pursuant to State law.
Timeframe: Review annually; Adopt and Implement by January 2026 .
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H5.7: Emergency, Transitional and Supportive Housing To comply with State law, the City will amend applicable sections of its Municipal Code to address the following requirements:
Supportive Housing Streamlined Approvals (AB 2162) – To comply with AB 2162 (Chapter 753, Statues 2018), the City will amend its Municipal Code to permit supportive housing as a use permitted by-right in all zones where multiple family and mixed-use development is permitted. Emergency and Transitional Housing Act of 2019 (AB 139) – The City will update its Municipal Code to comply with the requirements of Gov. Code 65583 to address permit requirements, objective standards, analysis of annual and season needs, and parking and other applicable standards and provisions.
Amend the Municipal Code to allow emergency shelters by-right in at least one zone that allows residential uses and revise the definition of emergency shelters pursuant to AB 2339 (2003) and update parking requirements in compliance with AB 139.
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Amend the City Municipal Code to comply with the definitions for “Supportive Housing”, Supportive Services”, and “Target Population” consistent with applicable sections of the California Government Code.
Amend the Municipal Code to ensure Emergency Shelters, Transitional and Supportive Housing are permitted in appropriate zones, consistent with State law.
Timeframe: Adopt amendment by January 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H5.8: Housing for Persons with Developmental Disabilities The City shall encourage construction and rehabilitation of housing with supportive services targeted for persons with developmental disabilities, including collaborating with developers of supportive housing to identify opportunities, resources, and potential constraints. The City shall establish regulatory incentives, such as expedited permit processing and fee deferrals, to projects targeted for persons with developmental disabilities. The City shall seek State and Federal funding and support funding applications for housing construction and rehabilitation targeted for persons with developmental disabilities, as staff resources allow. The City shall maintain information online on housing and services available for persons with developmental disabilities.
Actions:
Collaborate with housing developers and local organizations to identify the needs of local persons with developmental disabilities.
Seek State and Federal funding and support funding applications. Establish regulatory incentives for projects proposing housing for persons with developmental disabilities.
Timeframe: Annually and establish incentives by January 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H5.9: Single-Room Occupancy (SRO) Units
Single-Room Occupancy (SRO) units may provide a valuable source of affordable housing for individuals and may serve as an entry point into the housing market for persons who previously experienced homelessness. SROs are currently permitted in the DMU Zoning District and are subject to the approval of a Conditional Use Permit.
Actions:
Collaborate with local organizations and agencies to discuss the needs of persons who previously experienced homelessness.
Support and, when possible, fund local and regional efforts to address the housing needs of persons who previously experienced homelessness.
Timeframe: Annually and support funding opportunities when possible.
Responsible Agency: Planning Division
Funding Source: General Fund
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C. Quantified Objectives
Table 2-2: 6th Cycle Quantified Objectives
Objectives Units by Income Category Total Units Very Low-/Low- Moderate- Above Moderate- RHNA 1,524 826 1,183 4,163
Total Rezones
Potential 1,357 813 3,203 5,373
Projected ADU
Construction 82 82 13 177
Pipeline Projects 187 34 1,620 1,841
Existing
Residential Zones 45 27 106 178
Existing Mixed-
Use Zones 47 29 137 213
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Review of Past Performance
This Appendix provides a Review of Past Performance for the City of Hollister in the 2015-2023 Planning Period. It is an evaluation of the 5th Cycle’s Policy Program and considers all current and existing programs and projects, as well as the most current effectiveness and appropriateness for the 2023-2031 6 th Cycle.
A. Program Evaluation for Households with Special Needs As part of analyzing prior programs, this Appendix provides an outline of the effectiveness of goals, policies, programs, and objectives in meeting the housing needs of Hollister’s special housing needs populations.
1. Seniors
A total of 9.6 percent (3,832 residents) of Hollister’s population are over the age of 65 (see Appendix C).
Senior housing is permitted in the form of two housing types as stated in Chapter 17.04.070 of the Hollister Municipal Code. Senior Housing Type 1 is defined as a senior citizen housing development of 35 dwelling units or more pursuant to California Civil Code Section 51.3, or a mobile home park that limits residency based on age requirements for older persons pursuant to California Civil Code Section 798.76 or 977.5.
This definition pertains to the density bonus allowed for senior housing dwelling units allowed in accordance with the State Density Bonus provisions. Senior Housing Type 2 is defined as a residential development of five dwelling units or more designed for residency by qualifying residents in accordance with California Civil Code Section 51.3 and in which a minimum of 35 percent of the dwelling units are provided at an affordable housing cost. This definition applies to the density bonus allowed for senior housing units in accordance with the City of Hollister Density Bonus provisions.
The Housing Choice Voucher (HCV) program provides subsidies to low-income, senior, and disabled households based on household income. The Housing Authority of the County of Santa Cruz (Housing Authority) operates the HCV program for the City of Hollister. Through the Housing Authority, Hollister residents may receive tenant-based rental assistance voucher assistance. The Housing Authority tracks these vouchers by zip code, which include areas outside of the City’s limit.
The Aging and Disability Resource Connection of San Benito County (ADRC) is part of the California Department on Aging (CDA) statewide network. The program provides older individuals, individuals with disabilities, and caregivers with information and access to available long-term services and supports (LTSS) at the local level. ADRCs empower individuals to consider all options, make informed decisions, and access community LTSS to meet their personal goals for independence. ADRC of San Benito County connects individuals to organization to contact for help, receive knowledge, eligibility-based program access, and community-based service enrollments.
The County extends public services that benefit the senior population. Hotel vouchers are offered to those in need to access temporary shelters on an emergency basis, prioritizing families, seniors, and individuals A.1.a
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with disabilities and illnesses. CDBG funds provided transportation assistance, supportive supplies, and outreach, including hotel vouchers.
In addition, the Community Food Bank serves senior citizen households monthly and is anticipated to increase the number of senior citizen households served. Another County-led program which assists seniors is the Low-Income Heating and Energy assistance program which subsidizes maintenance costs so they are more affordable for senior homeowners. In 2020, the County received $409,069 which assists approximately 500 households, many of which are senior households with fixed incomes.
There are also additional community resources in the City and San Benito County for seniors in the community. Table A-1 lists the organization name and services provided.
Table A-1: Community Resources for Seniors
Organization Name Service Provided
Senior Citizens Legal Services
(SCLS)
SCLS provides free legal assistance to low-income seniors on a variety of issues, including housing, elder abuse, and estate planning.
Senior Center of San Benito
County
The Senior Center offers a variety of programs and services for seniors, including day care, transportation, meals, and social activities.
Seniors Council
The Seniors Council is a community-based non-profit organization providing services in Santa Cruz, San Benito, Monterey, and Santa Clara Counties. It is the mission of the seniors council to enable older persons to function with independence in their homes and in the community to their fullest capacity.
United Way of San Benito
County
United Way offers a variety of programs and services to help seniors in need, including financial assistance, food assistance, and case management.
Alliance on Aging Alliance on Aging is a nonprofit organization that provides advocacy and support services to seniors in San Benito County.
Jovenes de Antaño
Jovenes de Antaño is a nonprofit organization that provides social and cultural programs and services to Spanish-speaking seniors in San Benito County.
Elderly homeowners generally tend to prefer to stay in their own homes as long as possible. If family members are nearby, they can also assist with basic care needs, enabling seniors to remain in their homes longer. However, this is not always possible. In the City of Hollister, seniors 65 years and older make up
77.1 percent of owner-occupied housing units and 22.9 percent renter-occupied housing units (1,756 units and 522 units, respectively). The Senior Council is a community-based non-profit organization providing services in Santa Cruz, San Benito, Monterey, and Santa Clara Counties. The council network helps match seniors in shared housing arrangements.
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2. Persons with Disabilities
A disability is a physical or mental condition that substantially limits one or more major life activities.
Disabilities can potentially hinder access to traditionally designed housing units. Furthermore, persons with disabilities may require a range of accessibility improvements and/or have a limited ability to earn adequate income. Approximately 17.3 percent of Hollister’s population has at least one disability. The most common disabilities in Hollister include independent living difficulty, ambulatory difficulty, and cognitive difficulty (21.3 percent, 20.9 percent, and 19.6 percent, respectively). The U.S. Census Bureau defines the following disabilities:
Independent Living Difficulty: Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping. Ambulatory Difficulty: Having serious difficulty walking or climbing stairs. Cognitive Difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions.
There are a variety of organizations within and around Hollister that serve individuals with disabilities.
Social Vocational Services, a statewide organization offering a wide range of individualized programs for adults with developmental/intellectual disabilities, has two locations in the City. Services available at these locations include community inclusion, career exploration, supported employment, supported/independent living, and transportation services. Social Vocational Service offices are staffed with a Program Director, Case Manager, and Job Coaches to assist members of the community.
The County continues to provide reasonable accommodation for persons with disabilities using flexible approaches to retrofitting existing buildings. The County adopted a reasonable accommodation ordinance in 2022 (§ 25.02.010) to streamline the review for accommodations such as ramp access and pathway widenings, and further complies with federal ADA regulations.
Hope Services, based in the Silicon Valley, offers services to people with developmental disabilities and mental health needs in eight counties: Santa Clara, San Benito, Santa Cruz, San Mateo, Monterey, Alameda, San Francisco, and Marin. Hope Services has a range of programs including, but not limited to, day services (paid work, classes, personal enrichment activities); job development, placement, and on- the-job coaching; independent living services and supported living services. Programs are designed to meet the needs of all age groups, from children’s support services to seniors.
There are also additional community resources in the City and San Benito County for persons with disabilities in the community. Table A-2 lists the organization name and services provided.
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Table A-2 Community Resources for Persons with Disabilities Organization Name Service Provided
Community Action Board
Provides a program called the Disability Resource Center, which provides information and referrals to people with disabilities and their families.
Social Vocational Services (SVS)
Provides community supported employment services to people with developmental disabilities. They help find jobs in the community and provide ongoing support services.
San Benito County Library
The library has a variety of resources for people with disabilities, including books in accessible formats, computers with assistive technology, and a quiet room.
San Benito County Independent
Living Center
Provides advocacy and support services to people with disabilities.
They can help people with finding housing, benefits, and accessing community resources.
3. Large Households
A large family is defined as a household consisting of five or more persons. In some cases, especially in the multifamily housing market, the needs of larger families are not targeted. Approximately 23.9 percent or 2,803 of the households in the City of Hollister are considered to be large family households (see Appendix C).
Larger, lower income families may qualify for Housing Choice Vouchers (Section 8). As noted above, the Housing Authority of the County of Santa Cruz administers the Housing Choice Vouchers program. The program provides rental assistance to low-income individuals or families through a voucher and the tenant would rent with a landlord who agrees to participate in the Section 8 program. The Housing Authority pays a portion of the rent directly to the landlord. The participant pays the difference between the negotiated rent and the amount paid by the Housing Authority to the landlord. This amount can (and in many cases does) exceed 30% of the household’s adjusted income. This program helps large households attain more affordable housing by reducing the cost burden.
4. Single-Parent Households
Single-parent households have special housing needs such as affordable day care, health care, and affordable housing. Female-headed households with children often have lower incomes, limiting their access to available housing. Many housing experts believe these households are especially at risk of housing cost burden or homelessness. There are 5,003 family households with children 18 years old and under in the City of Hollister. Of these households, 15.3 percent or 1,795, are headed by single females.
The City offers a variety community resources for single parent households in the community . Table A-3 lists the organization name and services provided.
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Table A-3: Community Resources for Single Parents
Organization Name Service Provided
First 5 San Benito
First 5 provides resources and programs for families and young children, including programs related to education and reading, kits for new parents, and information on medical and mental health resources that are available to the community.
Pauline Valdivia Memorial
Community Center
Operated by the City of Hollister Parks and Recreation Department, this center offers a variety of programs and activities for children and adults, including after-school programs, sports leagues, fitness classes, summer camps, and nature walks.
San Benito County Free Library The library offers a variety of resources for single parents, including books, DVDs, and computers.
Santa Cruz Housing Authority The housing authority provides affordable housing for low-income families, including single parents.
Community Food Bank of San
Benito County
The food bank provides food to families in need, including single parents.
Hollister Catholic Charities
Catholic Charities provides a variety of services to families in need, including single parents. Services include assistance to healthcare enrollment, CalFresh Healthy living, Legal Immigration & Citizenship, and financial stability.
5. Persons Experiencing Homelessness
Homelessness is the result of expensive housing or an insufficient income to pay for housing. Other possible contributing factors include mental disabilities, domestic violence, and alcohol and drug addiction. Homelessness continues to be an important issue in the region and throughout California.
There are a number of organizations within the City and County that aim to provide services to the unhoused population.
The County also funds programs for individuals who are housing insecure and may be one life-event away from experiencing homelessness. In 2022, the County was awarded $35,047 towards the Emergency Food and Shelter Program. The funds were immediately disbursed to the Emmaus House for homeless prevention service programs such as meals served at food banks, rental & utility assistance, shelter operations, and resource center operations. The Emmaus House is an emergency shelter for individuals experiencing domestic violence and can serve over 100 clients at any given time. In addition, the County received $500,000 in HOME Tenant Based Rental Assistance to provide rental assistance for a 12-month period to eligible households. In 2022, 20 households received renters’ assistance with a total of 41 household members. The efforts are part of the County’s Community Services and Workforce Development (CSWD) Renter’s Assistance program to provide low-income families with renters’ assistance and prevent eviction. In 2021, the County received $306,000 in Federal Emergency Shelter Grants for Rapid Rehousing services and emergency shelter operations. The Health & Human Services Department will continue to apply for funding as available from HCD and acquire land to further develop shelters for the homeless.
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The H.O.M.E. Resource Center is the first year-round shelter operating in San Benito County. The shelter began operations in 2017 and serves up to 50 adults each night. The shelter provides beds, food, and supportive services for those who are experiencing homelessness. The shelter has two large dorm rooms to separately house men and women. There are two bathrooms with multiple showers available for shelter guests. In 2018, 15,468 bed nights were provided. Over 40 percent of household individuals in Hollister received shelter at H.O.M.E. Resource Center, 39 percent found employment, 51 percent found housing, and 84 percent were linked to supported services in 2018.
There are also additional community resources in the City and San Benito County for persons experiencing homelessness in the community. Table A-4 lists the organization name and services provided.
Table A-4: Community Resources for Persons Experiencing Homelessness Organization Name Service Provided
Emmaus House
Emmaus House provides a safe harbor for women and their children seeking immediate relief from a threatening situation. Trained and nurturing staff support and assist a woman with her immediate concerns for safety, shelter, food and clothing.
Hollister Community Outreach
Provides a variety of services to homeless and low-income individuals and families, including food assistance, clothing, case management, and job training.
Hollister Migrant Housing
Center
Provides temporary housing and supportive services to migrant farmworkers and their families.
Community Action Board (CAB) Provides a variety of services to low-income individuals and families, including rental assistance, utility assistance, and job training.
San Benito County Health and
Human Services Agency
Provides a variety of services to homeless and low-income individuals and families, including mental health services, substance abuse treatment, and medical care.
Shelter Listings
Online platform dedicated to serving the homeless and low -income population. Consists of over 3,000 listings and includes emergency shelters, supportive housing, and rehabilitation programs.
My Father’s House
A faith-based organization that provides a variety of amenities and resources including showers, clothing, hot meals, phone and fax service to unhoused individuals.
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B. 2015-2023 Program Accomplishments
As required by Government Code 65588, local governments are to review its housing element frequently to evaluate the appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal. Table A-5 provides detailed, program-specific accomplishments for 2015-2023. The City’s successful programs have been identified as ongoing for the 6th planning cycle. Various programs have been modified in the 6th Cycle Policy Plan to account for new requirements, changes in State Law, and to better accomplish the City’s goals.
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle Goal H1: Work together to build a sense of community and achieve housing goals.
H1.1: Local Government
Leadership: Establish affordable
housing as a citywide priority, with
local government taking a proactive
leadership role in working with
community groups and other
agencies on identified housing
element implementation actions in
a timely manner.
Update the Housing Element
Regularly [H.FF] [H.Z]
The City of Hollister has updated and obtained
certification of all Housing Element Cycles,
including the 2015-2023 5th Cycle Housing
Element, from the Department of Housing and
Community Development. The City prepares
updates to the housing element at each cycle.
The City works to include the public in housing-
related issues, including providing public
workshops as appropriate for city-wide
initiatives, holding public hearings on housing
issues and projects, and any other types of
outreach possible.
The update of the Housing
Element is mandated on a regular
8-year cycle. The City works to
maintain a Certified Housing
Element, as well as implement
the policies and action items
identified in the Housing
Element.
This policy has been incorporated
into the 6th Cycle Housing
Element as policy action H1.1 to
continue to review and update as
necessary the housing element
every 3 years, and to provide
public workshops during the
review process.
Prepare information and
conduct outreach on housing
issues [H.Y]
H1.2: Community Participation in
Housing and Land Use Plans: Assure
effective and informed public
participation from all economic
segments of the community in the
formulation and review of housing
Establish partnerships with
the community to establish
neighborhood associations
[H.G][H.GG].
The City continues to invite the public to
meetings and hearings on housing issues,
including development applications, land use
policy amendments, and other housing
programs. The City partners, where
appropriate, with other agencies, housing
developers, community organizations, and
This policy has been combined
with 5th Cycle policy Action H1.1
into the 6th Cycle Policy Action
H1.1, which encourages public
participation in the housing
element update process and
engagement with the community
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Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle and land use issues, policies, and
programs.
members of the public to address small- and
large-scale housing issues in the community.
on housing issues. The City will
continue to build relationships
with local partners to develop
housing – especially affordable
housing – for the community.
H1.3: Managed Growth that meets
Regional Housing Needs
Determinations: Manage new
growth and assure orderly
development of vacant land while
expanding public services and
infrastructure to meet housing
need. Assure that a growth
management program does not
preclude the City’s ability to meet
affordable housing goals for lower
and moderate-income households.
Modify the growth Control
ordinance after the expiration
of Measure U [H.S].
Recent State Legislature has eliminated the
enforcement of the City’s previous growth
management ordinance. The City did not
enforce the growth management ordinance
during the year of 2022, nor for several years
previously. The City is working toward
implementing sustainable growth policies
which support higher-density infill projects and
affordable housing, in-line with state goals,
while preserving the agricultural landscape in
the surrounding county through measures
other than the prior growth management
practices in place at the beginning of the 5th
Cycle.
The City is working on steps to
repeal the existing, unenforced,
growth management ordinance.
This is reflected in Policy Action
H1.2.
H1.4: Timing of Housing and
Infrastructure: Continue to support
the timing of new housing with
needed infrastructure
improvements.
Expand sewer and water
system capacity to meet
housing needs [H.K].
The City of Hollister collects and expends water
and sewer impact fees from new development
to implement necessary infrastructure
maintenance and expansion throughout the
City. The Public Works and Engineering
Departments review and implement Capital
Improvement Programs annually to expand and
improve necessary infrastructure.
While the City is not eliminating
this policy from active or planned
work in future Capital
Improvement Programs,
infrastructure improvements are
not directly and specifically
related to the production and
preservation of housing. The City
has in its current 2005 General
Plan, as well as within the draft
2040 General Plan currently
available for public review,
policies which support the
expansion and improvement of
the City’s water and sewer
infrastructure. The current and
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Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle draft general plans also maintain
policies to update master plans
and implement annual capital
improvement programs for City-
wide infrastructure
improvements. Because
infrastructure improvements
support all types of development,
residential and commercial as
well as proposed and existing,
this policy is best suited in
another element of the general
plan, and is not proposed to be
directly included with the 6th
Cycle Housing Element Update.
H1.5: Equal Housing Opportunity:
Ensure equal housing opportunities
for individuals and families seeking
housing in Hollister are not
discriminated against on the basis of
race, color, religion, marital status,
disability, age, sex, family status
(due to the presence of children),
national origin, or other arbitrary
factors, consistent with the Fair
Housing Act.
Respond to fair housing
complaints.
When fair housing complaints are received by
the City of Hollister, staff works to direct
complainants to the Housing and Urban
Development resources and filing system to
ensure that they are responded to in a timely
fashion. Staff provides fair housing information
on all application and informational materials,
and provides direction to appropriate resources
and agencies to individuals and families in need
of them.
This policy lives on within the 6th
Cycle Housing Element through
policy action H5.4, which hopes
to review and analyze existing
barriers to housing resources for
disadvantaged groups in our
community, and to implement
strategies to eliminate barriers
where they are found. This can
include ensuring that resources
for fair housing information are
readily available to the public,
and ensuring that housing
opportunities are non-
discriminatory within the City.
Disseminate fair housing
information [H.II]
H1.6: Monitoring, Evaluation and
Revisions: Establish a regular
monitoring and update process to
access housing needs,
Implement monitoring
systems [H.BB]
The City prepares and submits an Annual
Progress Report to the Department of Housing
and Community Development annually to
The 6th Cycle Policy Action H1.1
continues the City’s obligation to
review the Housing Element on a
regular basis. In addition, the City
Update the Housing Element
regularly [H.Y]
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Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle opportunities, and achievements,
and modify policies, programs, and
resource allocations as needed.
Conduct an annual Housing
Element review [H.Y]
report on the implementation of the policies
and programs within the Housing Element.
will continue to provide an
Annual Progress Report to the
Department of Housing and
Community Development and
the Office of Planning and
Research. The City will continue
to monitor the progress of the
programs and policies of the
Housing Element and General
Plan to ensure that our housing
goals are achieved during the 6th
Cycle.
This is reflected in Policy Action
H1.3.
H1.7: Legislative efforts: Work with
other jurisdictions in San Benito
County and the surrounding areas
to support key legislation that
assists cities in providing affordable
housing consistent with the General
Plan.
Prepare information and
conduct outreach on housing
issues [H.G]
The City continues to encourage and provide
for opportunities for the public and other local
agencies to engage on housing issues
particularly the provision of affordable housing.
This policy, along with other
similar 5th Cycle policies, is
incorporated into 6th Cycle Policy
Action H1.1 as well as H5.1.
These policies consolidate and
generalize the continued efforts
of the City to engage the public
as well as other local partners
(agencies, housing developers,
and community organizations) on
housing issues, and to develop
partnerships to continue to
create housing opportunities in
the city.
Goal H2: Maintain and enhance existing housing and blend well designed new housing into neighborhoods and communities.
H2.1: Housing design process:
Review proposed new housing to
achieve excellence in development
and design through an efficient
project review process.
Administer Design review and
refine the design review
process [H.J]
The City is actively engaged in a complete
zoning ordinance overhaul, which is planned to
ultimately repeal and replace the existing
zoning ordinance with updated policies,
This policy is reflected in Policy
Action H2.2 and will be
implemented though the City’s
large-scale zoning amendment
efforts are expected to be
A.1.a
Packet Pg. 54
Appendix A: Review of Past Performance Page A-11
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle procedures, and standard to clarify, streamline,
and expedite project review.
ongoing throughout the 6th Cycle.
The City proposes specific
amendments to policies and
procedures through policies such
as H3.4, H3.5, H3.6, H4.1, H4.2,
and H4.7 to provide specific
housing (or housing-type)
regulation and procedure
amendments. Additionally, the
City proposes to implement city-
wide updates to design review
procedures and implement
objective design standards, which
are policies incorporated into
other elements of the existing
general plan, or are proposed to
be implemented as part of the
ongoing 2040 General Plan
Update.
H2.2: Design that fits into
Neighborhood Context: Enhance
neighborhood identify and sense of
community by designing new
housing with a sensitive transition
of scale and compatibility with the
surrounding neighborhood.
Adopt Criteria for use in
design review and refine the
design review process [H.J]
This policy is generally the same as 5th Cycle
Policy H2.1, and the status is the same.
Please refer to 5th Cycle Policy
Action H2.1 as it relates to
refining the design review
process.
H2.3: Housing Design Principles:
Provide stable, safe, and attractive
neighborhoods through high quality
architecture, site planning, and
amenities that address the following
principles:
a) Building Bulk Requirements
b) Street Patterns
Adopt criteria for use in
design review and refine the
design review process [H.J]
The policy is generally the same as 5th Cycle
Policy H2.1, and the status is the same.
Please refer to 5th Cycle Policy
Action H2.1 as it relates to
refining the design review
process.
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Appendix A: Review of Past Performance Page A-12
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle c) “Sense of Place”
d) Visual Impact of Parking
and Garages
e) Quality Building Materials
H2.4: Resource Conservation:
Promote development and
construction standards that provide
resource conservation by
encouraging housing types and
designs that use cost-effective
energy conservation measures and
fewer resources (water, electricity,
etc.) and therefore cost less to
operate over time, supporting long
term housing affordability.
Publicize energy conservation
programs and reward energy
efficient projects under the
allocation program [H.N]
[H.X]
The City of Hollister adopts the most current
California Building code, including Title 24
requirements for energy conservation and
“green” building standards.
As discussed in 5th Cycle Policy H1.3, growth
management programs are no longer
supported by State legislature, and the City no
longer enforces the previous growth
management program.
Policy Action H2.2 of the 6th Cycle
Housing Element continues to
support and incentivize energy-
efficient housing development
within the City.
Apply Title 24 requirements
[H.I]
H2.5: Renewable Energy
Technologies: Promote the use of
renewable energy technologies
(such as solar and wind) in new and
rehabilitated housing when
possible.
Promote solar design [H.L]
The City of Hollister adopts the most current
California Building code, including Title 24
requirements for energy conservation and
green building standards, as well as
implementing solar requirements for new
housing development.
Policy Action H2.3 of the 6th Cycle
Housing Element continues to
support and incentivize energy-
efficient housing development
within the City, including housing
which utilizes renewable energy.
In addition, the City falls within
the service boundary of Central
Coast Community Energy (CCCE),
which is our local electric service
provider. CCCE, through PG&E,
offers homeowners and renters
the ability to select from several
energy plans, including a 100%
renewable energy program, and
plans to provide 100% renewable
Encourage “green” building
standards and processes
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Appendix A: Review of Past Performance Page A-13
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle electricity to the local grid by
2030.
H2.6: Maintenance and
Management of Quality Housing:
Support good management
practices and the long-term
maintenance and improvement of
existing housing through housing
and building code enforcement, and
rehabilitation loan assistance for
low- and moderate-income
homeowners and rental property
owners with lower income tenants.
Make the most effective use of
rehabilitation loan funds by
prioritizing their use to meet the
greatest need.
Link code enforcement with
public information programs
[H.EE]
The Planning and Housing Divisions of the City
work closely with Code Enforcement to ensure
that accurate information about housing
programs and policies are available to the
public.
The City of Hollister Housing Division manages
applications for grants and operates funding
programs to assist in the development,
maintenance, and rehabilitation of affordable
housing in the City.
This policy is reflected in Policy
Action H2.4 of the 6th Cycle
Housing Element. The City will
continue to work to provide
information to code enforcement
officers and the public regarding
housing programs and policies, as
well as information about
rehabilitation loan programs
available.
Assist in maximizing use of
rehabilitation loan programs
[H.Y]
Goal H3. Use land efficiently to encourage a diversity of housing types and to implement “smart” and sustainable development principles.
H3.1: Variety of Housing Choices:
Achieve a mix of housing types,
densities and designs to provide
choice in owner and renter housing,
housing close to jobs and transit,
mixed use housing, varying
affordability levels, mobile homes
and manufactured housing, assisted
living and supportive housing, and
other housing types.
Implement mixed-use
development standards [H.E,
H.F and H.L]
The City’s General Plan Land Use designations,
Zoning Designations and regulations, as well as
the 5th Cycle Housing Element programs and
policies, ensure that a variety of housing types,
densities, and affordability levels are available
and permitted within the City.
The City is in the process of
amending the zoning ordinance
and general plan to strengthen
policies that support a variety of
housing types within the City,
encourage affordable housing
production, and clarify
procedures and requirements.
This is reflected in Policy Action
H3.1.
Implement zoning
amendments for
manufactured homes [H.K]
H3.2: General Plan and Zoning for
Housing: Maintain an adequate
supply of land designated for all
types of residential development to
meet with the regional housing
need. Within this total, maintain a
Utilize inventoried sties for
multi-family infill housing and
support and encourage lot
consolidation when
opportunities arise
[H.N][H.BB][H.CC][H.MM]
The City continues to support infill
development projects on inventoried sites and
encourage lot consolidation.
This policy is reflected in Policy
Action H3.2 of the 6th Cycle
Housing Element and is expected
to continue to be supported by
the City. The City will continue to
implement policies which
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Appendix A: Review of Past Performance Page A-14
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle sufficient supply of land for multi-
family housing and mixed use
housing to meet the quantitative
housing need for very low, low, and
moderate income housing units.
support and encourage infill
housing development, use of
inventoried sites for housing, and
encourage lot consolidation
where appropriate to provide
high-density housing
development opportunities.
H3.3: Efficient Use of Housing Sites
and Establishment of Minimum
Densities: Approve well-designed
projects at the mid to high range of
general plan densities; do not
approve development below
minimum designated General Plan
densities unless physical or
environmental constraints preclude
its achievement. If development on
a site is to occur over time require
applicants to show that proposed
developments do not prevent
subsequent development of the site
to its minimum density.
Update land use plans to
facilitate multi-family infill
housing [H.N][H.T][H.BB]
In October 2022, the City of Hollister amended
the General Plan and Zoning Ordinance to allow
for “gross” density calculations, rather than the
previous “net” density calculations for
residential development throughout the City.
This change was recommended due to past
development proposals generally coming into
the City at the lowest end of the permitted
density in any given zoning district. In order to
encourage diverse housing types, affordability
levels, and higher density in general, the City
implemented a change to “gross” density
calculations to better align with local and state
housing goals, as well as to meet minimum site
density requirements as proposed by the
general plan, zoning, and housing elements.
This policy is not proposed to be
directly implemented within the
6th Cycle Housing Element. As
described, the City has
implemented, and plans to
maintain, gross density
calculations within the current
General Plan and draft 2040
General Plan update to ensure
minimum densities are consistent
with planned housing
development. This policy will be
indirectly implemented through
the establishment and
enforcement of minimum
densities on future development
as provided for in the Land Use
Element and Zoning Ordinance.
H3.4: Impact and Planning Fees:
Continue to allow lower sewer and
water connection fees and lower
traffic impact fees for multi-family
development.
Review impact and planning
fees [H.C]
The City currently has lower development
impact fees for multifamily residential, based
on the number of bedrooms proposed in each
unit, as compared to single-family residential.
The City is in the process of reviewing impact
fees, and is considering fees based on square
footage to encourage development of smaller
units and higher density housing.
This policy is implemented in the
6th Cycle Housing Element
through Policy Action H3.3, which
continues to require review and
updates to city impact fees on a
regular basis.
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Appendix A: Review of Past Performance Page A-15
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle H3.5: Employee Housing:
Encourage employers developing
large projects (100+ employees) to
provide housing opportunities for
their employee’s onsite or offsite.
Utilize land use plans to
facilitate multi-family infill
housing [H.F][H.Q][H.T]
The City continues to encourage employee
housing as appropriate, though no projects
have been directly implemented during 2022.
This policy has been updated to
address new agricultural and
employee housing state laws.
Additionally, other policies and
programs in the Housing Element
and other elements of the
General Plan encourage
employee housing, affordable
housing, and multifamily housing
in many different ways. The City
continues to zone additional
areas that are available for
housing production for
employees of new commercial
development. Additionally, the
City is working on implementing
an SB 743 Vehicle Miles Traveled
(VMT) Implementation Program,
which offers a “toolkit” for VMT
reduction strategies, and one
strategy that can be selected is to
provide employee housing,
employee childcare, and
employee transit to encourage
local housing and employment
opportunities in the community.
H3.8: Second Units: Encourage
additional well-designed second
units as a desired use in all
residential neighborhoods
throughout the City by simplifying
permit review and encouraging that
in new subdivisions over 10 units a
portion of the lot construct a second
dwelling unit by creating
Provide information on
second units for homeowners
[H.E]
The City has implemented a successful
Accessory Dwelling Unit (ADU) program under
new State legislature adopted in 2020. In 2023,
the City adopted a new ADU Ordinance in
compliance with existing State law to provide
clarity of the program and ease of use for local
homeowners. The City maintains an ADU
Guidelines document on the website, as well as
While this specific program is not
proposed to be renewed within
the 6th Cycle Housing Element,
additional policy actions have
been added to expand on the
City’s existing ADU program
which was implemented during
5th Cycle and continue to provide
additional opportunities and
Amend Zoning Ordinance to
allow second units in R3, R4,
and Mixed Use zones where
lot consolidation is not
A.1.a
Packet Pg. 59
Appendix A: Review of Past Performance Page A-16
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle appropriate incentives. Consistent
with State housing law, exempt
second dwelling units from area
density calculations.
possible a lot is less than
8,000 square feet [H.E]
a straightforward application for ADUs and
Junior ADUs for homeowners to use.
programs to develop additional
ADUs and affordable ADUs
throughout the community.
H3.9: Encourage Site Planning
Conducive to Physical Activity:
Encourage design and site planning
of residential developments that
have features and amenities that
support physical activities.
Utilize land use plans to
facilitate multi-family infill
housing [H.H][H.BB]
The City is in the process of amending its
General Plan through the year 2040, as well as
update the Zoning Ordinance to provide clearer
and simpler policies, procedures, and design
requirements throughout the City. Included
within the draft General Plan are a significant
number of policies and programs which will
encourage active lifestyles, healthy
communities, walkability, and accessibility to
new and existing development in the city.
This policy is not proposed to be
renewed within the 6th Cycle
Housing Element because other
policies within the existing and
draft General Plan repeat and
expand upon this goal. Promoting
walkability; healthy communities;
complete streets; active
lifestyles; and access to green
space, healthy foods, and
medical care are all goals of the
existing and draft 2040 General
Plan for the City of Hollister.
These goals, programs, and
policies are incorporated
throughout other, more relevant
Elements of the General Plan, as
they can apply to all city activities
and development, not just
housing.
Goal H4. Develop affordable housing opportunities.
H4.1: Fair Share: Promote a “fair
share” of well-designed affordable
and varied housing in all
neighborhoods throughout the City.
Implement Condominium
Conversion Ordinance and
accompanying inclusionary
regulations. [H.U and H.AA]
The City of Hollister has an existing
Condominium Conversion Ordinance in place.
The City is in the process of adopting an
Inclusionary Housing Ordinance which would
require a certain percentage of income-
restricted affordable units to be included within
new residential development.
The City of Hollister is currently in
the process of adopting an
Inclusionary Housing Ordinance.
This is reflected in Policy Action
H4.1.
H4.2: Protection of Existing
Affordable Housing: Ensure that
affordable housing provided
Protect “at-risk” units [H.V] The City’s Housing Division manages and monitors the City’s existing inventory of
housing units. The City engages with
Policy Action H4.2 includes
actions to protect existing
affordable housing units with
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Appendix A: Review of Past Performance Page A-17
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle through government subsidy
programs, incentives and deed
restrictions will remain affordable,
and intervene when necessary to
help preserve such housing.
homeowners and rentals in affordable units to
ensure that the units remain affordable
through the duration of their program
limitations. The City records deed restrictions
on new affordable units to ensure they remain
affordable, and intervenes when necessary to
protect affordable units from being lost.
financing contracts set to expire
by 2033.
H4.4: Establish options for Meeting
future Inclusionary Requirements:
The City will establish its primary
intent and strategy for adopting an
inclusionary requirement. The City
will determine the standards by
which additional density will be
allowed when projects provide a
defined percentage of units
affordable to low and moderate
income households.
The City will allocate for
affordable units while
Measure U is in affect and
assess the need to adopt an
Inclusionary Housing
Ordinance [H.Q][H.U]
The City is in the process of adopting an
Inclusionary Housing Ordinance which would
require a certain percentage of income-
restricted affordable units to be included within
new residential development.
In addition, the City has adopted a Density
Bonus Ordinance which allows for additional
density and incentives for development which
provides certain percentages of affordable
units. This ordinance was updated in 2023.
The City of Hollister is currently in
the process of adopting an
Inclusionary Housing Ordinance.
However, this is incorporated in
the 6th Cycle Housing Element
under Policy Action H3.6.
In addition, Policy Action H3.6
requires that the City continue to
update the Density Bonus
Ordinance as new laws are
implemented at state level.
H4.5: Leveraging of Public Funds:
The City shall encourage private
investments in affordable housing
by continuing to leverage public
funds where possible.
Implement plan to expend
funding resources [H.DD]
The City’s Housing Division continues to apply
for grant funding programs and to implement
existing programs, such as a first-time home
buyer program, to encourage investment in
affordable housing projects and to connect
applicants with affordable housing projects.
Policy Action H5.5 requires the
City to continue to apply for and
leverage existing funding and
State and Federal funding
opportunities for affordable
housing production and
investments for the community.
H4.6: Long-Term Housing
Affordability: Establish resale
controls and rent and income
restrictions to ensure that
affordable housing provided
through incentives and/or
inclusionary programs and as a
condition of development approval
remains affordable over time to the
Protect “at-risk” units
[H.V][H.NN]
The City’s Housing Division manages and
monitors the City’s existing inventory of
housing units. The City engages with
homeowners and rentals in affordable units to
ensure that the units remain affordable
through the duration of their program
limitations. The City records deed restrictions
on new affordable units to ensure they remain
This is reflected in Policy Action
H4.2, to protect and preserve “at-
risk” units.
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Appendix A: Review of Past Performance Page A-18
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle income group for which it is
intended. Implement long-term or
in perpetuity agreements and/or
deed restrictions with developers to
govern the affordability in such
units. Provide assurance through
recorded agreements and monitor
their continuing affordability.
affordable, and intervenes when necessary to
protect affordable units from being lost.
H4.9: City Actions to Achieve
Affordable Housing Goals: Utilize
the unique powers of the City’s
Successor Agency and other means
to assist in achieving the City’s
housing goals, especially housing for
lower income households including
Extremely Low Income.
Facilitate development at key
housing sites [H.AA]
The City utilizes funding opportunities where
available through the Successor Agency to
encourage housing development. A former
Redevelopment Agency site is currently in the
final stages of construction, and the project will
provide 22 for-sale condominium housing units,
including 2 units affordable to very-low income
households, and 2 units affordable to low-
income households in the City’s downtown.
With the dissolution of the
former Redevelopment Agency,
and the majority of the
programming of the Successor
Agency reallocated to the City’s
Housing and Planning Divisions,
this program is not proposed to
be directly translated to the 6th
Cycle Housing Element. However,
the City’s Housing and Planning
Divisions will continue to support
the development of housing a
key sites through the other
policies and programs of the 6th
Cycle Housing Element.
Goal H5. Provide housing for special needs populations.
H5.1: Special Needs Groups,
including Special Needs
Households, and Density Bonus
units for Special Needs: Actively
promote the development and
rehabilitation of housing t meet the
needs of special needs groups,
including the needs of seniors,
people with disabilities, farm
workers, the homeless, people with
HIV/AIDS and other illnesses, people
Monitor special needs
housing [H.FF]
Maintain and develop
partnerships with local
organizations and agencies
[H.FF][H.PP][H.QQ][H.RR]
The City of Hollister partners with many local
organizations and other agencies to provide
services and housing for special needs groups in
the community. This includes San Benito
County, the County of Santa Cruz Housing
Authority, and community organizations
providing services and special needs housing
opportunities to the community.
This policy is continued through a
number of new 6th Cycle Policies
which each encourage amending
policies and programs for special
needs groups; encourage
creation and maintenance of
community partnerships in
support of special needs housing;
and require the implementation
or update of programs related to
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Appendix A: Review of Past Performance Page A-19
Table A-5: 5th Cycle Program Accomplishments
Goals and Programs Objective Program Accomplishments for 2022 Status for Sixth Cycle in need of mental health care, single
parent families, large families, and
other persons identified as having
special housing needs.
special needs housing
development.
H5.2: Farmworker Housing:
Continue to work with the County
to find solutions to farmworkers
housing needs and support efforts
and provide assistance to develop
appropriate solutions to providing
temporary or permanent affordable
farmworker housing.
Establish zoning for
farmworker housing [H.R]
The City of Hollister’s current zoning
regulations permit farmworker housing with
existing residential and mixed-use zoning
districts.
This policy is proposed to
continue into the 6th Cycle
Housing Element to address
updates to state law. The City will
continue to permit farmworker
housing, and will continue to
review current policies and
regulations to ensure that
barriers to farmworker housing
production are eliminated.
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Appendix A: Review of Past Performance Page A-20
1. Housing Element Implementation Status
Table A-7 provides the housing program report and its implementation status. Per Government Code Section 65583, the table below identifies the community’s housing needs and goals, and outlines a plan to meet those needs. The programs included below looks to remove potential and actual government constraints upon the maintenance, improvement, or development of housing for all income levels.
Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
H.A: Implement development impact fees and planning
fees that encourage the construction of units affordable to lower income households.
Encourage the construction of
units affordable to lower income
households.
The City updates its impact fees annually. In addition, the City has adopted impact fees on a scale for multi-
family development, encouraging smaller unit types
which are more affordable.
The City is currently considering amending the
residential impact fees to be based on square footage,
rather than bedroom type, to further encourage more
variety in unit type and smaller, more affordable units, overall.
H.B: Support Transitional and Supportive Housing Identify locations for homeless shelters, transitional housing, and
supportive housing within the city,
and provide support to
organizations which assist with the
development and management of
these facilities.
The City has established partnerships with providers
who establish short-term bed facilities for segments of the homeless population. The City continues to assist
with the identification of potential locations for SRO
projects.
The City provides financial support where feasible and
with grant funding to the local homeless shelter for
continued programming.
H.C: Foster Infill and Re-Use of Vacant lots in the Measure Y Exemption Area
Foster Infill and Re-Use of vacant
lots in the Measure Y Exemption
Area and to Allow Second Units in
High Density Residential and
Mixed-Use Zones
The City continues to encourage and process multi-
family development and re-development on in-fill sites.
Additionally, since new laws came into effect in 2020,
the City has seen an increase in the development of
Accessory Dwelling Units on both existing multifamily
and existing single family residential sites.
H.D: Encourage Lot Consolidation Facilitate the creation of lots more conducive to the development of
The City requires lot consolidation on projects which
include multiple contiguous properties proposed for
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Appendix A: Review of Past Performance Page A-21
Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
higher density affordable infill
housing projects in the City of
Hollister, with a focus on
properties in the multifamily
zoning districts.
development. The City discourages subdivision of
parcels within the high density and mixed-use zoning
districts to ensure that higher density development are possible.
H.E: Establish Community Partnerships with
Neighborhood Associations
Reach neighborhood-level
agreements on mutual goals and a
vision for the community to direct
channels with City hall and shared
goals and action plans.
Ongoing.
H.F: Partner with the Successor Agency to Stimulate Infill Development and Re-use of Vacant Lots
Stimulate infill development and
re-use of vacant lots and upper
floors of existing mixed use
buildings in the Measure Y
residential growth management
exemption area.
The State of California eliminated all Redevelopment
Agencies. Additionally, the City no longer maintains a
growth management program.
H.G: Provide Flexible Standards for Proposed
Development in the Measure Y Exemption Area.
Stimulate development in the
Measure Y exemption area a
variety of development types in
order to ensure flexibility to
approve innovative and denser
development types in the
Measure Y exemption area.
The City no longer maintains a growth management
program. However, the City provides for the
opportunity for flexible development standards through
the Planned Development Process.
H.H: Implement Site and Architectural Review Procedures for New Development.
To provide public information and
handouts regarding the process
for review and approval of new
development proposals, and to
develop further criteria to guide
the development of affordable
housing projects.
Ongoing.
H.I: Partner with Water Purveyors Partner with water purveyors to ensure that there is capacity
Ongoing.
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Appendix A: Review of Past Performance Page A-22
Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
within the water system to meet
housing needs.
H.J: Develop a Program to Incentivize Solar Technology in Affordable and Market Rate Housing
Offer incentives to developers to
utilize solar technology to offer
cost savings in affordable and
market-rate housing. Research
funding opportunities with PG&E
and other sources for the
development of the program.
All residential development is required to implement
solar technology under the current California Building
Code.
H.K: Utilize the Residential Development Performance
Overlay (RPZ) to Provide a Variety of Housing Types.
Provide a variety of housing types
and lot sizes for all income levels,
all transitional densities between
established neighborhoods, and to
facilitate the construction of
affordable housing throughout the
City.
The majority of all new residential development is
within the Performance Overlay Zoning District. This
allows for a planned development application to allow
variation in development standards to promote higher
densities, smaller lot sizes, and a variety of housing
types.
H.L: Expedited Development Review Process for
Affordable Housing
Provide an expedited review
process for affordable housing
development projects.
Ongoing.
H.M: Provide for Farmworker Housing Amend the Zoning Ordinance to ensure that local zoning,
development standards, and
permit processing procedures for
farmworker housing are consistent
with State law.
The City ensures that State law is followed during the
review of proposed farmworker housing projects.
H.N: Partner with CHISPA and the Community Services
Development Corporation
Form partnerships with local
affordable housing developers to
assist in the development of
affordable housing.
Ongoing.
The City maintains partnerships with CHISPA, CSDC, and
other local developers to identify opportunities for
affordable housing development.
H.O: Study Growth Management Initiate a study to determine the need for a growth management
program.
The City no longer maintains a growth management
program as they are not permitted under current State
law.
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Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
H.P: Inclusionary Housing Ordinance The City of Hollister will assess the need to adopt an Inclusionary
Housing Ordinance.
As part of the 2040 City of Hollister General Plan
Update, the City Council provided direction to include
the creation of an Inclusionary Housing Ordinance as a
policy of the new general plan.
The City of Hollister was awarded SB 2 Planning Grant
funding, part of which was allocated to the creation of an Inclusionary Housing Program.
In November 2021, the City Council authorized Staff to
execute a contract with Placeworks Inc. to develop an
Inclusionary Housing Program. The Ordinance is still
pending.
H.Q: Protect “At-Risk” Units Pursue State and Federal funding sources to keep units affordable,
as well as continually engage
property owners to take
advantage of deferred loan
programs for rehabilitation,
mortgage refinancing, and
acquisition.
Ongoing.
H.R: Annex Land in the Sphere of Influence for Residential Development
The City will seek to annex
unincorporated county islands
within the sphere of influence as
well as other lands within the
Sphere of Influence for residential
development.
The City supports the annexation of lands proposed for
residential development that are located within the
sphere of influence and contiguous to existing city
limits.
H.S: Publicize Energy Conservation Programs Provide Public Information on alternative energy technologies
and energy conservation
programs.
Ongoing.
H.T: Rehabilitation Loan Program Publicize the availability of, and maximize the use of rehabilitation
loan programs.
Ongoing. The Housing Division manages the
implementation of any city rehabilitation loan programs and funding.
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Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
H.U: Conduct Annual Housing Element Program Review To conduct an annual housing element review in accordance
with State law.
The City provides the Housing Element Annual Progress
Report to the Office of Planning and Research (OPR)
and Department of Housing and Community
Development (HCD) by April 1st of each year.
H.V: Leverage Agency Funding for Affordable Housing
Projects
Facilitate affordable housing at
key housing sites by leveraging
Agency funding. Partner with San
Benito County, local non=profit
housing providers, the Successor
Agency, and other organizations to
identify key sites and construct
affordable housing units.
Ongoing. The City provides funding where feasible to
supplement the development of affordable housing
sites. The City assists in joining affordable housing
developers with market-rate housing developers to
assist in constructing mixed development projects
where feasible.
H.W: Maintain Multifamily Housing Sites List Maintain a list of properties available for multifamily
affordable housing opportunities.
Ongoing.
H.X: Maintain Monitoring Systems Monitor and update housing development accomplishments,
including housing type and
affordability level of approved and
constructed units.
Ongoing. The City prepares this information as part of
the Annual Housing Element Progress Report.
H.Y: Pursue and Expend all Obtained Funding Resources Establish specific uses of housing funds and/or land donations
generated, and assign the
Successor Agency Housing
Coordinator to manage them.
The City of Hollister Housing Division manages
applications for grants and operates funding programs
to assist in the development, maintenance, and
rehabilitation of affordable housing in the City.
H.Z: Link Code Enforcement with Public Information Continue to ensure compliance with health and safety building
standards and provide information
on rehabilitation loan programs
for use by qualifying property
Ongoing
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Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
owners with health and safety
violations.
H.AA: Monitor Special Needs Housing Monitor special housing needs to capture additional opportunities
for housing for special needs
groups.
Ongoing
H.BB: Foster Partnerships and Support of Affordable and Special Needs Housing
Foster and maintain partnerships
with local businesses, housing
advocacy groups, and
neighborhood groups in building
public understanding and support
for affordable and special needs
housing.
Ongoing.
H.CC: Density Bonus Requirements Ensure that density bonus policies for the provision of affordable
housing opportunities are in
compliance with current State law.
The City of Hollister is currently amending the Zoning
Ordinance to clarify inconsistencies, ensure ease of use and understanding of the code, and ensure consistency
with State law.
The City recently amended the Density Bonus Chapter
of the Zoning Ordinance to update it in accordance with new State laws. The Ordinance was adopted by the City
Council on March 6, 2023 (Ordinance 1230).
H.DD: Provide Fair Housing Information to the
Community and Respond to Fair Housing Complaints
Ensure that written materials
regarding fair housing law are
provided at various public
locations in the City, and that
information regarding fair housing
agencies and phone numbers is
posted on the City’s website and
City Hall.
Ongoing.
H.EE: Title 24 Energy Conservation Continue to require that all new development complies with
Ongoing.
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Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
energy conservation requirements
of Title 24.
H.FF: Downtown Vacancies Make sites available to meet new construction needs for a variety of
income levels with growth
management allocations and
fostering infill development in the
Measure Y Downtown Area of
Hollister that is exempt from
growth management allocations.
The City of Hollister no longer maintains a growth
management program.
The City is supportive of high density development and
redevelopment within the Downtown.
H.GG: Affordable Resale Regulations Continue to implement the City of Hollister Successor Agency-
sponsored resale regulations for
very-low-, low-, and moderate-
income units to ensure that these
units remain at an affordable price
level.
The City of Hollister Housing Division manages the
affordable housing loan and monitoring programs to
ensure that affordability levels are maintained and
resale restrictions are followed where applicable.
H.HH: Monitor Site and Architectural Review Process Monitor the Site and Architectural Review process to ensure that it
does not result in time or costs
that might unduly constrain
residential development. Provide a
review as part of the annual
housing element progress report.
The City of Hollister is currently in the process of
amending the General Plan and Zoning Ordinance. The
purpose of the Zoning Ordinance Overhaul is to provide
clarification and remove inconsistencies, reevaluate all processes and development regulations, and ensure
compliance with State law. This process will also ensure that, upon adoption of the General Plan Update, the
Zoning Ordinance will reflect new policies and
processes identified in the General Plan.
H.II: Monitor Growth Management Allocation Process Monitor the Growth Management Allocation process to ensure that it
does not result in time or costs
that might unduly constrain
residential development. Provide a
review as part of the annual
housing element progress report.
The City no longer maintains a growth management
program.
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Table A-7: Program Implementation Status
Program Description
Housing Program Progress Report
Objective Status of Program Implementation
H.JJ: Multifamily Development in Medium and High
Density Residential Zoning Districts
Assess the need to implement an
ordinance that will establish a
requirement for the improvement
of multifamily development in all
subdivisions within the Medium
and High Density Residential
Zoning Districts that proposes to
create ten or more residential lots.
All development proposals must be consistent with
general plan and zoning regulations, including density
and permitted types of housing development within the
zoning district.
H.KK: Developmental Disabilities Program Work with the California Department of Developmental
Services (DDS) and San Benito
County to implement an outreach
program that informs families on
housing and services available for
persons with developmental
disabilities.
The City is supportive of programs that provide housing and services for persons with developmental
disabilities.
H.LL: Developmental Disabilities Rental Assistance
Program
Develop a program to provide
rental assistance to fill the gap
between income levels and the
cost of housing for persons with
Developmental Disabilities.
The City has no program at this time. The City is
supportive of programs that provide rental assistance
for persons with developmental disabilities.
H.MM: Housing Construction for Persons with Disabilities Explore models to encourage the creation of housing for persons
with developmental disabilities.
Ongoing.
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Housing Needs Assessment
The Housing Needs Assessment provides an overview of the City’s housing and population conditions. To create a comprehensive evaluation of Hollister’s housing needs, the Housing Needs Assessment discusses population, household, economic and housing stock characteristics, and presents each of these components in a regional context. This assessment serves as the basis for identifying the appropriate goals, policies, and programs for the City to implement during the 2023-2031 Housing Element Cycle.
The Housing Needs Assessment uses the most current data available from the San Benito Council of Governments (SBCOG), the Association of Monterey Bay Governments (AMBAG), U.S. Census, American Community Survey (ACS), the California Department of Finance, the California Employment Development Department, the California Department of Education, and other currently available real estate market data. It is important to note that data is used from AMBAG if the data is not readily available by SBCOG or if SBCOG defers to AMBAG.1
Population Characteristics
Understanding the characteristics of a population is critical to plan for the needs of a community.
Population growth, age composition, race and ethnicity, and employment trends influence the type and extent of housing needs and the ability of the local population to afford housing costs. The following section describes and analyzes the various population characteristics and trends that affect housing need.
1. Population Growth
Table B-1 below displays the forecasted population growth for the City in comparison to San Benito County and surrounding communities. According to the U.S. Census and AMBAG Projections, the San Benito County population is forecasted to increase by 29.6 percent through 2040. From 2015 to 2020, the County experienced a 7.3 percent increase in population. In comparison, the City’s population increased by 8.9 percent from 2015 to 2020 and is forecasted to continue increasing by 11.6 percent between 2020 to 2040.
1 The AMBAG is the Metropolitan Planning Organization for the County of San Benito; however, SBCOG is subject to a separate RHNA determination from HCD and is responsible for development its own RHNA Plan.
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2. Age Characteristics
Housing choices may differ based on the age of residents. Age distribution within a population helps evaluate different housing needs as housing choices may differ based on the age of the individual or prospective homeowner or housing tenant. For example, young adults (ages 18 to 30 years old) and seniors (ages 65 years or older) typically favor apartments, low- to moderate-cost condominiums, and smaller or more affordable single-family residences as they tend to have limited incomes or smaller families. As a community’s population ages, housing must also accommodate new or adjusted needs. A variety of housing options is needed to accommodate all stages of life to produce a well-balanced and healthy community.
Figure B-1 below displays the ACS data for age distribution in Hollister. Adults ages 65 years or older saw the most amount of growth with a 2.2 percent increase from 2010 to 2021. The most significant drop in age distribution was youth between 5 to 19 years of age with a decrease of 2.1 percent. This group also makes up the largest age group in the City at 24.6 percent in 2021. Overall, population for age groups Under 5, 5 to 19, 20 to 34, and 35 to 49 see slight decreases in population from 2010 to 2021 while the older adult population 50 to 64 years of age and 65 years or older continues to grow.
Figure B-1: Age Distribution (2010-2020)
Source: American Community Survey, Table S0101, 5-Year Estimates, 2010, 2015, and 2021.
Under 5 5 to 19 20 to 34 35 to 49 50 to 64 65 years +
2010 8.1% 26.7% 21.0% 21.8% 14.8% 7.7%
2015 8.0% 25.6% 21.8% 20.8% 15.9% 7.8%
2021 7.1% 24.6% 21.1% 20.7% 16.7% 9.9%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
Table B-1: Population Growth (2015-2040)
Jurisdictions
Population Percent Change
2015
Actual
2020
Actual
2025
Projected
2030
Projected
2035
Projected
2040
Projected
2015-
2020
2020-
2040
San Benito
County 58,138 62,353 69,324 73,778 44.638 80,788 7.3% 29.6% Hollister 37,314 40,646 42,604 43,327 44,421 45,345 8.9% 11.6% San Juan Bautista 1,945 2,112 2,269 2,315 2,374 2,410 8.6% 14.1% Watsonville 52,410 51,515 52,918 54,270 55,138 55,786 -1.7% 8.3% Gilroy* 51,649 55,227 -- -- -- -- 6.9% --
*: Population growth forecast data was not made available by SBCOG, AMBAG, or Cities Association of Santa Clara County.
Source: 2020 American Community Survey 5-year Estimates; 2022 Regional Growth Forecast AMBAG, Table 8 A.1.a
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Table B-2 shows the age distribution of Hollister residents in comparison to surrounding communities.
The City’s adult population groups ages 20 to 34 and ages 35 to 49 represent the largest percentages in comparison to neighboring communities.
Table B-2: Comparative Age Distribution
Jurisdiction Under 5 5 to 19 20 to 34 35 to 49 50 to 64 65 years + San Benito County 6.5% 22.2% 20.1% 20.0% 18.6% 12.7%
Hollister 7.1% 24.6% 21.1% 20.7% 16.7% 9.9%
San Juan Bautista 10.3% 16.2% 18.5% 15.5% 22.3% 17.0%
Watsonville 7.5% 25.8% 21.2% 19.0% 15.2% 11.3%
Gilroy 6.7% 24.7% 18.6% 20.5% 17.7% 11.7%
Source: American Community Survey, Table S0101, 5-Year Estimates, 2020.
3. Race/Ethnicity Characteristics
Creating both equal opportunity and fair housing needs are essential elements in the provision of housing units within cities and counties. Analyzing and understanding the racial and ethnic composition of a community is important as different racial and ethnic groups may have varying household characteristics, income levels, and cultural backgrounds that may affect their housing needs, housing choice, and housing type. Cultural influences may reflect preference for a specific type of housing or other characteristics, such as location and mobility. It is important to note that while race and ethnicity are used to identify different sections of a community’s population, they are not the same and are not mutually exclusive. The data identified in the section below shows the racial and ethnic composition of Hollister, its neighboring jurisdictions, and San Benito County using ACS data, which allows Census respondents to identify their race and ethnicity; therefore, overlap may occur.
As shown in Figure B-2 and Table B-3, the Hispanic or Latino Population makes up the largest population group in Hollister at 71.6 percent. In comparison to the County and neighboring jurisdictions, Hollister has the largest Hispanic or Latino Population. Persons who identify as White make up the second largest population group in the City at 22.8 percent, which is smaller than that of the County (32.3 percent) and neighboring jurisdictions. The next largest population group in Hollister is Asian at 2.3 percent of the population.
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Figure B-2: Racial/Ethnic Composition
Source: American Community Survey, Table B03002, 5-Year Estimates, 2021.
Table B-3: Racial/Ethnic Composition
Jurisdiction White* Black*
American
Indian/
Alaska
Native*
Asian*
Native
Hawaiian/
Other
Pacific
Islander*
Some
Other
Race*
Two or
More
Races*
Hispanic
or Latino
(of any
race)
San Benito County 32.3% 0.9% 0.3% 2.8% 0.2% 0.1% 2.6% 60.9% Hollister 22.8% 0.7% 0.3% 2.3% 0.2% 0.1% 1.9% 71.6%
San Juan Bautista 37.1% 0.4% 0.5% 3.3% 0.0% 0.0% 8.3% 50.4% Watsonville 11.9% 0.5% 0.0% 2.5% 0.0% 0.3% 0.5% 84.3%
Gilroy 26.7% 1.4% 0.1% 9.7% 0.1% 0.3% 3.6% 58.3%
*Non-Hispanic or Latino
Source: American Community Survey, Table B03002, 5-Year Estimates, 2021.
Table B-4 shows changes in racial and ethnic demographics between 2010 and 2021 with the exception of Native Hawaiian/Other Pacific Islander, which grew significantly. There were no persons identifying as Native Hawaiian/Other Pacific Islander group in 2010, while in 2015 and 2021 there was an increase in persons identifying within this group. Persons identified as Hispanic or Latino saw the largest increase at
36.6 percent, while persons identifying as Some Other Race saw the largest decrease at 82 percent.
White* Black*
American
Indian/Alask
a Native*
Asian*
Native
Hawaiian/
Other Pacific
Islander*
Some Other
Race*
Two or More
Races*
Hispanic or
Latino (of
any race)
Hollister 22.8% 0.7% 0.3% 2.3% 0.2% 0.1% 1.9% 71.6%
22.8%
0.7%0.3%2.3%0.2%0.1%1.9%
71.6%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
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Table B-4: Racial/Ethnic Composition of Hollister (2010-2021) Race/Ethnicity 2010 2015 2021
Change
from 2010
to 2021
White* 10,733 9,462 9,364 -12.8%
Black or African American* 339 327 304 -10.3%
American Indian and Alaska Native* 156 108 133 -14.7% Asian* 943 927 962 2.0%
Native Hawaiian/Other Pacific Islander* - 27 71 7,100% Some other Race* 172 68 31 -82.0%
Two or more races* 648 634 782 20.7%
Hispanic or Latino Origin 21,548 24,976 29,430 36.6% White alone 11,926 20,671 14,669 23.0%
Black or African American alone 158 29 30 81.0%
American Indian and Alaska Native alone 345 213 408 17.2% Asian alone 36 86 182 405.6%
Native Hawaiian and Other Pacific Islander alone - 18 9 900% Some other race alone 7,820 2,943 5,575 28.7%
Two or more races 1,263 1,016 8,557 577.5%
*Non-Hispanic or Latino
Source: American Community Survey, Table B03002, 5-Year Estimates, 2010, 2015, and 2021.
Economic Characteristics
In addition to demographics and culture, economic characteristics may also indicate different housing needs. Employment and income trends may indicate a need for more affordable housing units and assistance programs. Reporting and analyzing economic characteristics of a community is an important component of the Housing Element. The data in this section provides insight into the Hollister community’s ability to access the housing market and to afford housing. Specifically, incomes associated with different employment sectors and the number of workers in a household may affect housing affordability and choice. Local employment growth is also linked to local housing demand, and vice versa.
Therefore, to consider a healthy balance between jobs and housing, it is important to consider the employment characteristics of a community.
1. Employment and Wage Scale
Employment and income directly affect housing needs as they provide the ability to purchase and rent housing, as well as influence the types of housing residents can afford. Job growth refers to the number of jobs created in the jurisdiction whereas employment growth refers to the number of residents in a jurisdiction that are employed. Table B-5 outlines job growth from 2015 to 2045 for Hollister, the County, and neighboring jurisdictions. By 2045, the City is forecasted to experience a 22 percent job growth from 2015 to 2045 (approximately 3,185 new jobs). The figures in Table B-5 provides a deeper understanding of economic growth as compared to the forecasted population growth, shown in Table B-1.
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Table B-5: Total Jobs Growth (2015-2045)
Jurisdiction 2015 2025 2035 2045 Change 2015-2045
San Benito County 21,631 23,572 16,655 17,613 21%
Hollister 14,428 15,728 16,655 17,613 22%
San Juan Bautista 515 569 588 612 19%
Watsonville 26,403 28,765 29,505 30,303 15%
Gilroy* -- -- -- -- --
* Subregional employment growth forecast data was not made available by SBCOG, AMBAG, or Cities Association of Santa Clara County.
Source: Association of Monterey Bay Area Governments, 2022 Regional Growth Forecast.
Table B-6 shows employment growth in Hollister from 2010 to 2021 by industry. Based on the 2021 ACS data, 64 percent of Hollister’s population age 16 and older were employed. Employment in the City increased by 30.5 percent from 2010 to 2019. Education services, health care, and social assistance represents the largest percentage of the City’s employment in both 2010 and 2021. Between 2010 and 2021, nearly half of the occupations in the City experienced a decrease in City employment, while the other half experienced a slight increase. For example, manufacturing experienced the largest decrease at
5.2 percent, whereas construction experienced the largest percent increase at 4.5 percent.
Table B-6: Employment by Sector (2010-2021)
Industry Sector
2010 2021 Change
2010-
2020
People
Employed
City
Employment
Percent
People
Employed
City
Employment
Percent
Agriculture, forestry, fishing and
hunting, and mining 786 5.2% 891 4.5% -0.7%
Construction 1,289 8.5% 2,570 13.0% 4.5%
Manufacturing 2,474 16.4% 2,211 11.2% -5.2%
Wholesale trade 666 4.4% 670 3.4% -1.0%
Retail trade 1,892 12.5% 2,430 12.3% -0.2%
Transportation and warehousing, and
utilities 578 3.8% 1,005 5.1% 1.3%
Information 126 0.8% 211 1.1% 0.2%
Finance and insurance, real estate,
and rental leasing 961 6.4% 658 3.3% -3.0%
Professional, scientific, management,
and administrative services 1,173 7.8% 2,128 10.8% 3.0% Education services, health care, and
social assistance 2,873 19.0% 3,383 17.2% -1.9%
Arts, entertainment, recreation,
accommodation, and food services 1,015 6.7% 1,953 9.9% 3.2% Other services (except public
administration) 523 3.5% 710 3.6% 0.1%
Public Administration 739 4.9% 881 4.5% -0.4%
Total 15,095 100% 19,701 100% 30.5%
Source: American Community Survey, Table DP03, 5- Year Estimates, 2010 and 2021.
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Economists identify a 3.5 to 4.5 percent unemployment rate as natural, as it reflects the real voluntary economic forces within a city.2 Table B-7 shows the City had an unemployment rate of 12 percent in 2010 and 8 percent in 2021. The rate of unemployment decreased by 4 percent at a natural rate consistent with the County and nearby jurisdictions. The City’s current unemployment rate is consistent with the County, which has a 7.1 percent unemployment rate. Overall, the City, County, and surrounding jurisdictions saw an overall decrease in unemployment from 2010 to 2021.
Table B-7: Unemployment Rate (2010, 2021)
Jurisdiction Unemployment Rate* Percent Change 2010 2021 San Benito County 10.3% 7.1% -3.2%
Hollister 12.0% 8.0% -4.0%
San Juan Bautista 9.5% 2.6% -6.9%
Watsonville 11.0% 8.1% -2.9%
Gilroy 8.9% 5.6% -3.3%
*Population 16 years and over
Source: American Community Survey, Table DP03, 5-Year Estimates, 2010 and 2021.
According to the 2023 State of California Income Limits for San Benito County, the County’s median income for a household of four is $140,200. Occupations that fall under $55,650 would have an average income in the very low-income category. As Table B-8 shows, nearly half of the occupational salaries in San Benito County fall below 50 percent of the Housing and Urban Development (HUD) Area Median Family Income (HAMFI). HAMFI is the median family income calculated by HUD for each jurisdiction, in order to determine Fair Market Rents (FMRs) and income limits for HUD programs. Based on these salaries, housing stock in the City would need to be affordable to accommodate lower income households.
2 Natural Rate of Unemployment, Its Components, and Recent Trends, Kimberly Amadeo, ed. Eric Estevez, August 30, 2020.
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Table B-8: San Benito County Median Earnings by Occupation in 2021 Occupation Salary
Architecture and Engineering $105,014
Computer and Mathematical $102,078
Management $84,583
Educational Instruction and Library $77,165
Legal $76,350
Business and Financial Operations $73,852
Transportation $71,817
Protective Services $71,644
Healthcare Practitioners and Technical $62,372
Installation, Maintenance and Repair $59,009
Production $54,512
Construction and Extraction $54,461
Community and Social Service $52,430
Sales $48,249
Healthcare Support $37,659
Office and Administration Support $32,586
Life, Physical and Social Sciences $32,115
Building, Grounds Cleaning, and Maintenance $29,906
Arts, Design, Entertainment, Sports and Media $24,688
Food Preparation and Serving Related $22,309
Farming, Fishing and Forestry $19,678
Personal Care and Service $8,919
Source: American Community Survey, Table S2411, 5-Year Estimates, 2021.
Household Characteristics
Households include all individuals that occupy a single housing unit in a shared state whether they are single occupants, families, or unrelated people sharing a housing unit. Household trends provide useful information that can be used to help predict future housing needs. Household characteristics are also important in analyzing and understanding growth and determining the housing needs of a community.
Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single-parent households, or lower-income households.
1. Household Types
Table B-9 shows different household characteristics in the City. Hollister has 11,736 total households. This represents about 61.3 percent of total San Benito County households. Around 57 percent of total households in Hollister are married-couple households. Married-couple households tend to seek occupancy in single-family homes with multiple bedrooms. In contrast, non-family households make up
18.8 percent of total households in the City. This may include unrelated persons living together or persons living alone. Non-family households tend to occupy multi-family units or seek out more affordable housing options.
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Table B-9: Household Characteristics (2021)
Jurisdiction
Married-
Couple
Family HH
Total
HH
Percent
Female HH,
No Spouse
Present
Total
HH
Percent
Non-
Family
HH
Total
HH
Percent
Total HH
San Benito County 11,473 59.9% 2,217 11.6% 3,928 20.5% 19,144 Hollister 6,693 57.0% 1,795 15.3% 2,203 18.8% 11,736
San Juan Bautista 360 51.5% 58 8.3% 239 34.2% 699
Watsonville 7,615 52.2% 2,753 18.9% 3,231 22.1% 14,587
Gilroy 9,718 57.1% 2,923 17.2% 3,376 19.8% 17,023
Note: HH = Households
Source: American Community Survey, Table B11001, 5-Year Estimates, 2021.
Table B-10 illustrates the changes in household types from 2010 to 2021. The City experienced a growth of approximately 1,150 new households from 2010 to 2021. During this time, householders ages 65 or above grew by 5.4 percent, while female households with no spouse present experienced a decline by 1.8 percent.
Table B-10: Changes in Household Types (2010-2021)
Household Types 2010 Percent 2015 Percent 2021 Percent
Married-Couple Family Households 6,099 57.6% 5,908 58.7% 6,693 57.0% Female Households, No Spouse 1,811 17.1% 1,648 16.4% 1,795 15.3% Male Households, No Spouse 671 6.3% 698 6.9% 1,045 8.9% Non-Family Households 2,005 18.9% 1,809 18.0% 2,203 18.8% Householder Ages 65 or Above 1,485 14.0% 1,489 14.8% 2,278 19.4% Total Households 10,586 100.0% 10,063 100.0% 11,736 100.0% Source: American Community Survey, Table B11001, 5-Year Estimates, 2010, 2015, 2021.
2. Household Size
Understanding household size helps identify the basic unit of demand for housing as it identifies the type and size of housing needed by the community. It can provide information on population growth and household character, as well as be both a result and indicator of housing affordability and other economic conditions. Household size is important in understanding housing need by type of housing.
Table B-11 below identifies the household size for the City, the County, and nearby jurisdictions. The City has approximately 3.49 persons per household, which is higher than that of the County and nearby jurisdictions. Larger households may require additional bedrooms and may experience overcrowding.
Table B-11: Average Household Size (2021)
Jurisdiction Average Persons per Household
San Benito County 3.29
Hollister 3.49
San Juan Bautista 2.68
Watsonville 3.60
Gilroy 3.43
Source: American Community Survey, Table B25010, 5-Year Estimates, 2021.
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3. Household Income
Household income is an important indicator of housing needs in a community, as it is directly connected to affordability. As household income increases, households are more likely to afford market-rate units, larger units, and/or pursue ownership opportunities. On the contrary, as household income decreases, households tend to pay a disproportionate amount of their income for housing. This could lead to increased incidences of overcrowding and substandard living conditions.
The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the HAMFI of San Benito County:
Extremely Low-Income: Households earning up to 30 percent of the HAMFI Very Low-Income: Households earning between 31 and 50 percent of the HAMFI Low-Income: Households earning between 51 and 80 percent of the HAMFI Moderate-Income: Households earning between 81 and 120 percent of the HAMFI Above Moderate-Income: Households earning over 120 percent of the HAMFI Combined, the extremely low-, very low-, and low-income groups are referred to as lower-income.3 Comprehensive Housing Affordability Strategy (CHAS) estimates the number of households by income based on 2016-2020 ACS 5-year average data. The CHAS, developed by the Census Bureau for HUD, provides detailed information on housing needs by income level for different types of households in Hollister. The most recent set of data was published in September 2023.
Table B-12 displays households by income categories. The majority of owners, renters, and households are in the moderate- or above-moderate income category. Homeowners had the highest percentage of households in the moderate- or above-moderate income category at 73.4 percent, compared to 57.9 percent for renters. Approximately 22.4 percent of households in Hollister are estimated to be of lower income – with 11.2 percent (2,560 households) estimated in the Extremely Low-Income category.
Table B-12: Households by Income Category
Income Category
(% of County HAMFI)
Owner Renter Households
Total Percent Total Percent Total Percent
Extremely Low (30% HAMFI or less) 440 6.2% 840 19.6% 1,280 11.2% Very Low (31 to 50% HAMFI) 350 4.9% 930 21.7% 1,280 11.2% Low (51 to 80% HAMFI) 1,110 15.5% 1,145 26.7% 2,255 19.7% Moderate or Above (over 80% to 100%
HAMFI) 5,250 73.4% 1,375 32.1% 6,625 57.9%
Total 7,150 100.0% 4,290 100% 11,440 100.0%
Source: HUD Comprehensive Housing Affordability Strategy, 2016-2020.
3 Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent AMI as moderate-income (compared to low-income based on State definition).
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The ACS 2021 data shown in Figure B-3 below depicts median household income for the City, nearby jurisdictions, and San Benito County. In 2021, the median household income in Hollister was $87,761, which is $7,845 lower than that of the County. Higher household incomes allow for greater flexibility and opportunity of housing choice. Households with lower median incomes are more susceptible to housing cost burdens and may have fewer choices available; a large, low-income household may face challenges finding adequately sized rental housing. As a result, cost burden, displacement, and overcrowding may occur.
Figure B-3: Median Household Income by City (2021)
Source: American Community Survey, Table S1903, 5-Year Estimates, 2021.
Table B-13 shows the median household income of nearby jurisdictions and compares the percentage difference with the San Benito County median income. The City’s median household income is approximately 8.21 percent below that of the County. Given the median income of other jurisdictions, the City has the lowest median household income when compared to the surrounding jurisdictions.
Table B-13: Median Household Income (2021)
Jurisdiction Median Income Difference with County Median San Benito County $95,606 0.00%
Hollister $87,761 -8.21%
San Juan Bautista $92,404 -3.35%
Watsonville $67,007 -35.17%
Gilroy $116,206 21.55%
Source: American Community Survey, Table S1901, 5-Year Estimates, 2021.
Figure B-4 below displays the City’s household income broken down by income level. According to HCD, the HAMFI for San Benito County is $140,200. Households earning less than $89,050 are considered to be lower income. According to ACS data, 56.1 percent of Hollister households earn less than $100,000 and $87,761 $92,404
$67,007
$116,206
$95,606
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
Hollister San Juan Bautista Watsonville Gilroy
Cities San Benito County
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23.4 percent earn less than $50,000. Approximately 35.6 percent of households earn a household income in the range $100,000 to $199,999. The remaining 8.3 percent of households earn $200,000 or more.
B-4: Household Income Breakdown by Category
Source: American Community Survey, Table S1901, 5-Year Estimates, 2021.
Housing Problems
Some households in Hollister face housing-related problems. CHAS provides detailed information on housing problems by income level for different types of households in the City. The most recent available CHAS data was published in September 2023 and is based on 2016-2020 ACS 5-year estimates. Housing problems considered by CHAS include:
Housing Problems:
Units with physical defects (lacking complete
kitchen or bathroom);
Overcrowded conditions (more than one
person per room); or
Cost burdens exceeding 30 percent of gross
income (including utilities).
Severe Housing Problems:
Units with physical defects (lacking complete
kitchen or bathroom);
Overcrowded conditions (more than 1.5
persons per room); or
Cost burdens exceeding 50 percent of gross
income (including utilities).
The types of housing problems in Hollister vary according to household income, type, and tenure, as shown in Table B-14. Table B-14 shows the housing assistance needs of lower-income households. In general, there are more owner-occupied households (59.3 percent) than renter-occupied households Less than $10,000
2.5%$10,000 to $14,999
3.2%$15,000 to $24,999
3.0%
$25,000 to $34,999
5.3%
$35,000 to $49,999
9.4%
$50,000 to $74,999
18.7%$75,000 to $99,999
14.0%
$100,000 to $149,999
23.4%
$150,000 to $199,999
12.2%
$200,000 or more
8.3%
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(40.7 percent). Approximately 38.5 percent of owner-occupied households experience at least one housing problems. For renters, 56.9 percent of households experience at least one housing problem.
Severe housing problems may also include incomplete kitchen or plumbing facilities but may also have more than 1.5 persons per room or a cost burden greater than 50 percent. An estimated 25.5 percent of Hollister households experience at least one severe housing problem. More renters (37.8 percent) than owners (17.3 percent) experience a severe housing problem. These findings may reflect the level of control over maintenance and repairs. Renters typically rely on property owners and management companies to provide repair services and maintenance, which can result in higher levels of housing problems.
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Table B-14: Housing Assistance Needs of Lower Income Households Housing Problem
Overview* Owner
Percent
of
Owner
HH
Percent
of Total
HH
Renter
Percent
of
Renter
HH
Percent
of Total
HH
Total
Percent
of Total
HH
Housing Problems Overview
Household as at least
one of four Housing
Problems
2,510 38.5% 22.8% 2,545 56.9% 23.1% 5,055 46.0%
Household has no
Housing Problems or
cost burden not
available, no other
problems
4,015 61.5% 36.5% 1,920 43.0% 17.5% 5,935 54.0%
Total 6,525 -- 59.3% 4,470 -- 40.7% 10,995 --
Severe Housing
Problem Overview** Owner
Percent
of
Owner
HH
Percent
of Total
HH
Renter
Percent
of
Renter
HH
Percent
of Total
HH
Total
Percent
of Total
HH
Severe Housing Problems Overview
Household has at
least one of four
Severe Housing
Problems
1,130 17.3% 10.3% 1,690 37.8% 15.4% 2,820 25.6%
Household has no
Severe Housing
Problems or cost
burden, no other
problems
5,395 82.7% 49.1% 2,780 62.2% 25.3% 8,175 74.4%
Total 6,525 -- 59.3% 4,470 -- 40.7% 10,995 --
Notes:
HH = household
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2015-2019.
1. Overcrowding
HCD defines “overcrowding” as a housing unit occupied by more than one person per room in a unit (including bedrooms, living room, and dining room, but excluding hallways, kitchen, and bathrooms). An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size, especially for large families.
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Overcrowded (more than one person per room) and severely overcrowded (more than 1.5 persons per room) households can lead to neighborhood deterioration due to the intensive use of individual housing units. This leads to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline can often spread geographically and impact the quality of life and the economic value of property. The combination of lower incomes and high housing costs results in many households living in overcrowded housing conditions.
Table B-15 below shows overcrowding in Hollister and shows that overcrowding affects renters at a higher rate. Overall, 9.9 percent, or 1,165 households, experience some form of overcrowding in Hollister.
Approximately 6.1 percent of renter-occupied units experience overcrowding, while 3.8 percent of owner- occupied households experience overcrowding. The existence of overcrowded units can be mitigated by increased opportunities for housing of all types and appropriate sizes for different households.
Table B-15: Overcrowding by Tenure, Hollister
Tenure
Overcrowded Units
(1.01 to 1.5
persons/room)
Severely Overcrowded
Units (>1.51
persons/room)
Total Overcrowded
Occupied Units
Count Percent1 Count Percent1 Count Percent1
Owner Occupied 344 2.9% 107 0.9% 451 3.8%
Renter Occupied 464 4.0% 250 2.1% 714 6.1%
Total 808 6.9% 357 3.0% 1,165 9.9%
1. Percent of total occupied housing units.
Source: American Community Survey, Table B25014, 5-Year Estimates, 2021.
As shown in Table B-16, owner-occupied housing units make up 38.7 percent of overcrowded units in the City. In comparison, renter-occupied units account for 61.3 percent of overcrowded units.
Homeownership is generally more accessible to higher-income households, while renting is more often sought by those who have insufficient income for home-buying. Table B-16 shows that as compared to surrounding jurisdictions, Hollister has the highest percentage of total overcrowded units at 9.9 percent.
Table B-16: Overcrowded Housing Units by Tenure
Jurisdiction
Owner Occupied
Overcrowded Units
(>1.0 persons per room)
Renter Occupied
Overcrowded Units
(>1.0 persons per room)
Total Overcrowded
Units
Count Percent1 Count Percent1 Count Percent2
San Benito County 518 35.3% 950 64.7% 1,468 7.7%
Hollister 451 38.7% 714 61.3% 1,165 9.9%
San Juan Bautista 6 15.4% 33 0.4% 39 5.6%
Watsonville 564 19.6% 2,308 80.4% 2,872 19.7%
Gilroy 423 33.5% 841 66.5% 1,264 7.4%
1. Percent of total overcrowded units.
2. Percent of total occupied units.
Source: American Community Survey, Table B25014, 5-Year Estimates, 2021.
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2. Overpayment (Cost Burden)
Overpayment is an important factor in understanding housing needs and affordability. State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying.
Overpayment for housing can cause an imbalance on the remainder of a household’s budget.
Table B-17 summarizes the City’s cost burden trends by household tenure. As shown below, more homeowners experience cost burdens over 30 percent in comparison to renters. In Hollister, 18.6 percent of renters experience cost burden over 30 percent. In comparison, 21.2 percent of owners experience cost burden over 30 percent. However, there is a larger percent of renters (8.6 percent) that experience a cost burden over 50 percent than owners (7.4 percent). Of homeowners who experience cost burden over 30 percent, those who earn a household income greater than the City’s mean annual household income experience the highest rates of cost burden at 7.6 percent.
Table B-17: Summary of Housing Overpayment
Income by Cost
Burden1
Owner Renter
Cost
Burden
> 30%
% of
Owner
HH
Cost
Burden
> 50%
% of
Owner
HH
Cost
Burden
> 30%
% of
Renter
HH
Cost
Burden
> 50%
% of
Renter
HH
Household
Income is 100%
HAMFI
1,005 14.1% 25 0.3% 55 1.3% 0 0.0%
Total 2,725 23.8%2 775 6.8%2 2,050 18.4%2 950 8.7%2
Note: HAMFI equals HUD area median family income, this is the median-family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.
1. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
2. Percent of total households in Hollister.
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2016-2020.
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Special Needs Groups
Special needs populations as defined by HCD include seniors, persons with disabilities, female-headed households, large households, farmworkers, persons experiencing homelessness, and students. Special needs groups may have lower incomes because of their conditions. Special circumstances may be related to one’s employment and income, family characteristics, disability and household characteristics, or other factors. Consequently, certain residents in Hollister may experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing problems.
1. Seniors
The senior population is generally defined as those over 65 years of age. Seniors may have several special circumstances such as limited and fixed incomes, high health care costs, higher incidence of mobility and self-care limitations, or transit dependency. Specific housing needs of the senior population include affordable housing, supportive housing (such as immediate care facilities), group homes, and other housing that includes a planned service component. Table B-18 shows that the City has the lowest percentage (9.8 percent) of persons ages 65 and over in comparison to nearby jurisdictions.
Table B-18: Persons Aged 65 and over
Jurisdiction Population Count Percent
San Benito County 8,066 12.7%
Hollister 4,040 9.8%
San Juan Bautista 322 17.0%
Watsonville 5,982 11.3%
Gilroy 6,882 11.7%
Source: American Community Survey, Table S0101, 5-Year Estimates, 2021.
Table B-19 below summarizes the tenure of senior households in the City. Of all senior householders, about 77 percent are owner-occupied and 22.9 percent are renter-occupied. As shown in Table B-20, of all senior households, at least 21 percent earn less than 30 percent of the HAMFI and at least 39 percent are considered low-income and earn less than 80 percent of the HAMFI.
Table B-19: Senior Households by Tenure
Tenure Senior Households Percent of Total
Senior Households
Owner-Occupied 1,756 77.09%
Renter-Occupied 522 22.91%
Total 2,278 100.00%
Source: American Community Survey, Table B25007, 5-Year Estimates, 2021.
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Table B-20: Elderly Householders by Income
Income Category Total* Percent of Total Senior
Householders
Extremely Low ( 100% MHI) 1,124 49.3%
Total 2,278 100%
Note: Median Household Income (MHI) - $87,761
*Total numbers are based on rounded income estimates listed in the census data.
Source: American Community Survey, Table B19037, 5-Year Estimates, 2021.
Key Challenges and Resources to Address Senior Housing Needs Seniors in Hollister generally have exhibited the following unique challenges to housing; Higher healthcare costs, adding additional monthly living costs; Limited in-home support, due to living alone;
Having limited and fixed incomes;
Higher incidence of mobility and self-care limitations requiring customized housing features.
To address these challenges, the City must consider a variety of solutions to address the above issues.
These may include:
More affordable housing options for seniors;
Supportive City programs to help sustain decent, safe, and affordable housing for dependent seniors;
Housing with included supportive services;
Group home options for persons with self-care limitations.
Resources currently available at the City for seniors are listed in Appendix D Housing Resources. Resources include various agencies that offer advocacy, counseling, and assistance services.
2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units and may limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person from earning income, restrict mobility, or make self-care difficult. Persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs. Some residents may also have disabilities that require living in a supportive or assisted-living setting.
The ACS identifies six disability types: hearing, vision, cognitive, ambulatory, self-care, and independent living. The U.S. Census and ACS provide clarifying questions to determine persons with disabilities and A.1.a
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differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
Hearing Disability: Is this person deaf or do they have serious difficulty hearing? Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs? Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor’s office or shopping? According to the 2021 ACS data, about 17.3 percent of the City’s population has a disability (Table B-21).
Of those reporting a disability, the most common are independent living difficulty and ambulatory difficulty at 21.3 percent and 20.9 percent, respectively. The most common disability for persons under age 18 is cognitive difficulty, whereas ambulatory difficulty is the most common for persons between the ages of 18 and 64. For persons 65 and over, the most common disability is independent living difficulty.
The San Andreas Regional Center (SARC) is a community-based, private nonprofit corporation funded by the State to serve people with developmental disabilities. San Andreas is one of 21 regional centers throughout California serving individuals and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. According to the SARC Purchase of Services Expenditure and Demographic Data Report for the fiscal year 2021 to 2022, there is a total of 20,774 developmentally disabled individuals from the region who received services.
Table B-21: Disability Status
Disability Type
Population with a Disability
Total
Percent of
Population
with Disability
Percent of
Total
Population
Under
18 18 to
64 65 and
Over
Population with a Hearing
Difficulty 27 259 654 940 2.3% 2.3%
Population with a Vision
Difficulty 70 235 175 480 1.2% 1.2%
Population with a Cognitive
Difficulty 478 747 421 1,646 19.6% 4.0%
Population with an
Ambulatory Difficulty 27 975 780 1,782 20.9% 4.3%
Population with a Self-care
Difficulty 131 453 288 872 11.9% 2.1%
Population with an
Independent Living Difficulty -- 779 591 1,370 21.3% 3.3% Total 733 3,448 2,909 7,090* 100.00% 17.30%
*This number may be counted multiple times as some persons report having one or more disabilities.
Source: American Community Survey, Table S1810, 5-Year Estimates, 2021.
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The California Department of Developmental Services (CDDS) provides estimates of persons with developmental disabilities in Hollister, as shown in Table B-22 below. As of January 2022, CDDS identified 228 juvenile persons and 226 adults having at least one developmental disability in the ZIP code 95023.
CDDS also reported zero juvenile persons and an estimate of 11 adults having at least one developmental disability in the ZIP code 95024.
Table B-22: Developmental Disability Status for the ZIP Codes 95023 and 95024 Disability Type Number of Residents
95023 95024
Living Arrangement
Home of Parent/Guardian 395 <11
Independent/Supported Living 23 0
Community Care Facility 20 0
Immediate Care Facility 0 0
Foster/Family Home <11 0
Other <11 0
Total 454 <11
Age Range
0-17 Years Old 228 226
18+ Years Old 0 <11
Source: CA DDS data by ZIP Code, January 2022.
Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult. There are resources that may be beneficial for people living with a disability, including rent subsidized homes, licensed and unlicensed single-family residences, inclusionary housing, Housing Choice vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing-accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating ‘barrier-free’ design in new multifamily residences (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
Key Challenges and Resources to Address Persons with Physical and Developmental Disabilities Persons with physical and developmental disabilities in Hollister generally exhibited the following unique challenges to housing:
Need for specialized housing to accommodate disabilities; A.1.a
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Need for supportive services;
Higher incidence of dependent living needs;
To address these challenges, the City must consider a variety of solutions to address the above issues.
These may include:
Regional coordination and support for services;
Permitting of housing for persons with disabilities;
Local supportive services to supplement physical housing needs; Prioritization of services for disabled persons;
Housing regulations/accommodations of unique housing needs.
Resources, policies, and programs to address the above needs are listed in Appendix D Housing Resources and Chapter 2 Policy Plan. Currently, resources available to residents with disabilities in the City include organizations offering advocacy, employment, education, and support services.
3. Large Households
Large households are defined as those consisting of five or more members. These households comprise a special needs group because many communities have a limited supply of adequately sized, affordable housing units. To save for other necessities such as food, clothing, and medical care, it is common for lower-income large households to reside in smaller units with an inadequate number of bedrooms, which frequently results in overcrowding and can contribute to faster rates of deterioration. Securing housing large enough to accommodate all members of a household is more challenging for renters as multi-family rental units are typically physically smaller than single-family ownership units. While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to smaller households. Throughout the region, single-family homes with higher bedroom counts, whether rental or ownership units, are rarely affordable to lower-income households.
Table B-23 below provides a breakdown of large households by tenure in Hollister. The data identifies the household size of homeowners and renters living in a large household. Large households are units with five or more occupants. Approximately 20.8 percent of owner households are large households. In comparison, 29.5 percent of renter households are large households. However, there is a larger number of owner households that have at least five occupants with 1,578 households reported in 2021, compared to 1,225 renter households considered to be large households. Overall, about 23.9 percent of all households in the City are large households.
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Table B-23: Large Households by Tenure
Household Size
Owner Renter Total
Count Percent of
Owner HH Count Percent of
Renter HH Count Percent of
Total HH
5-Person Household 991 13.1% 475 11.4% 1,466 12.5%
6-Person Household 297 3.9% 497 11.9% 794 6.8%
7-or-more Person
Households 290 3.8% 253 6.1% 543 4.6%
Total 1,578 20.8% 1,225 29.5% 2,803 23.9%
Source: American Community Survey, Table B25009, 5-Year Estimates, 2021.
Key Challenges and Resources to Address Large Households Large households in Hollister have exhibited the following unique challenges to housing:
Affordable options for large family households;
Higher monthly cost burdens;
Lack of available housing with sufficient bedroom counts; Options for larger bedroom counts in rental units
To address these challenges, the City must consider a variety of solutions to address the above issues.
These may include:
Affordable housing options for large family households; Prioritization of family-sized units in affordable housing developments; Permitting of larger bedroom counts in ownership and rental units.
Resources to address the above needs include Policy Actions included in the Policy Plan that promote the development and rehabilitation of housing that meets the needs of large households.
4. Female-Headed Households
Single-parent households often require special consideration and assistance. They have a greater need for affordable and accessible day care, health care, and other supportive services. Many female-headed single-parent households with children are statistically more susceptible to having lower incomes than similar two-parent households.
Table B-24 shows the City has 1,906 single-parent households. Of all households in Hollister, 13.9 percent are single-parent females and 6.1 percent are single-parent males. The percentage of single-parent households in Hollister is similar to the percentages for San Benito County. In Hollister, about four percent of single-parent households were estimated to be living in poverty in 2021.
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Table B-24: Single Parent Households
Jurisdiction
Single-Parent Male,
No Spouse Present
Single-Parent
Female, No Spouse
Present
Single-Parent HH
Living in Poverty
Single
Parent
HH
Percent
of Total
HH Count Percent* Count Percent* Count Percent*
San Benito
County 1,513 9.9% 1,542 10.1% 480 3.2% 3,055 20.1%
Hollister 578 6.1% 1,328 13.9% 385 4.0% 1,906 20.0%
San Juan
Bautista
15 3.3% 31 6.7% 31 6.7% 46 10.0%
Watsonville 535 4.7% 1,760 15.5% 626 5.5% 2,295 20.2% Gilroy 958 7.0% 1,792 13.1% 375 2.7% 2,750 20.2%
Note: HH = Households
* Percent of total households
Source: American Community Survey, Table B17010, 5-Year Estimates, 2021.
As shown below, Table B-25 demonstrates the breakdown of female-headed households in the City. Of all households in Hollister, 18.8 percent are single-female households with no spouse present. Of these households, 20.1 percent are single-female households living in poverty, which is 3.8 percent of total households in Hollister. The percentage of total female headed households in Hollister is higher than the percentage for San Benito County. Overall, the City has higher percentages of single-female households, single-female households living in poverty, single-parent female households, and single-parent female households living in poverty. In Hollister, about 3.7 percent of total households were estimated to be single-parent female households living in poverty in 2021.
Table B-25: Female-Headed Households
Jurisdiction
Single Female
HH, No Spouse
Present
Single Female
HH Living in
Poverty
Single Parent
Female, No
Spouse Present
Single Parent
Female HH Living
in Poverty
Percent
of Total
HH Count Percent1 Count Percent1 Count Percent1 Count Percent1 San Benito
County 2,217 14.6% 436 2.9% 1,542 10.1% 411 2.7% 14.6% Hollister 1,795 18.8% 360 3.8% 1,328 13.9% 348 3.7% 18.8% San Juan
Bautista 58 12.6% 31 6.7% 31 6.7% 31 6.7% 12.6%
Watsonville 2,753 24.2% 676 6.0% 1,760 15.5% 645 5.7% 24.2% Gilroy 2,923 21.4% 382 2.8% 1,792 13.1% 364 2.7% 21.4% Note: HH = Households
1. Percent of Total Households
Source: American Community Survey, Table B17012, 5-Year Estimates, 2020.
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Key Challenges and Resources to Address Single Parent Households Single parent households in Hollister have exhibited the following unique challenges to housing:
Affordable housing options;
Rental and for sale housing options;
Higher monthly cost burdens with single income families; Childcare needs and costs for working families.
To address these challenges, the City must consider a variety of solutions to address the above issues.
These may include:
Affordable housing options for single income families; Accessibility to childcare options.
Resources to address the above needs include Policy Actions included in the Policy Plan that promote the development and rehabilitation of housing that meets the needs of single parent households.
5. Farmworkers
Farmworkers are defined by HCD as people whose primary incomes are earned through permanent or seasonal agricultural labor. Generally, permanent farmworkers (working 150 days or more) work in the fields, processing plants, or support activities on a year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal farmworkers, often supplied by a labor contractor. For some crops, farms may hire migrant farmworkers, defined those whose travel prevents them from returning to their primary residence every evening. Farmworkers have special housing needs because they earn lower incomes than many other workers and move throughout the year from one harvest location to the next.
The U.S. Department of Agriculture, National Agricultural Statistics provides data on hired farmworkers across the United States at both a state and county level. Within San Benito County, there was a total of 1,888 hired farmworkers in 2017. A total of 983 were considered permanent and 905 were considered seasonal (working less than 150 days annually). Additionally, the County reported 845 migrant farmworkers.
According to ACS, there were 891 people (4.5 percent of total population) employed in agriculture, forestry, fishing and hunting, and mining in Hollister in 2021. According to the California Employment Development Department, residents in the San Jose-Sunnyvale-Santa Clara metropolitan statistical area (MSA) employed in the Farming, Fishing, and Forestry occupation earn one of the lowest salaries in comparison to other occupations, with an estimated median income of $37,992.
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Key Challenges and Resources to Address Farmworker Housing Needs Farmworker households in Hollister have generally exhibited the following unique challenges to housing:
Affordable housing options;
Rental and for sale housing options;
Higher incidents of cost burden for housing;
Childcare needs and costs for working families.
Similar to other special needs groups, farmworker needs may be focused on affordability of housing and access to services that support lower monthly overall costs. To address these challenges, the City must consider a variety of solutions to address the above issues. These may include:
Affordable housing options for farmworkers;
Accessibility to childcare options
Resources to address the above needs include Policy Actions included in the Policy Plan that promote the development and rehabilitation of housing that meets the needs of farmworkers.
6. Extremely Low-Income Household and Poverty Status
CHAS data indicates there are 2,255 low-income households and 1,280 very low-income households in Hollister. Very low-income households are households that earn 50 percent or less than the HAMFI for San Benito County. Extremely low-income households are those that earn 30 percent or less of the HAMFI for San Benito County. Extremely low-income households are generally more likely to experience overpayment, overcrowding, or substandard housing conditions, and are more likely to include transition and supportive housing.
According to CHAS, there are 1,280 extremely low-income households in Hollister (renters and owners).
As shown in Table B-14, more renters than homeowners are subject to at least one housing challenge in Hollister. The extremely low-income household need is generally estimated as 50 percent of the very low- income RHNA. The City’s very low-income RHNA is 846 units; therefore, the projected housing need for extremely low-income households is 423 units.
According to 2021 ACS data, 9.3 percent of the Hollister population lives in poverty. Figure B-5 illustrates the percentage of people within each racial and ethnic group living below the poverty level. The values shown in Figure B-5 when compared to Figure B-2 show a disproportional ratio of certain racial groups experiencing higher levels of poverty. For example, persons identifying as Some Other Race or Two or More Races represent two percent of the population when combined; however, they represent 17.8 percent of Hollister residents living in poverty.
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Figure B-5: Percent Below Poverty Level, by Race and Hispanic or Latino Origin
Source: American Community Survey, Table S1701, 5-Year Estimates, 2021.
Key Challenges and Resources to Address Extremely Low-Income Households Extremely low-income households in Hollister have generally exhibited the following unique challenges to housing:
Need for rental assistance;
Need for increased affordable housing options;
Higher incidents of cost burden for housing;
Affordable rental and for-sale options.
Extremely low-income household needs are focused on affordability of housing and access to resources and services that support affordable costs. To address these challenges, the City must consider a variety of solutions to address the above issues. These may include:
Affordable housing options for extremely low-income households; Preservation of existing subsidized or affordable housing units; Development of additional affordable housing units;
Inclusionary policies;
Transitional, supportive, and homeless housing options.
Resources to address the needs of extremely low-income households include a variety of federal, state, and regional programs such as Section 8, HUD, CalWORKS, and other public and private funding sources.
The City includes policies and actions in Chapter 2 Policy Plan to address the needs of extremely low- income households. The City will continue to pursue grant funding from state and federal agencies for affordable housing projects and programs in the City.
9.8%
7.0%
0.0%
8.7%
0.0%
9.0%8.8%
10.0%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
White alone Black or
African
American
alone
American
Indian and
Alaska Native
alone
Asian alone Native
Hawaiian and
Other Pacific
Islander alone
Some other
race alone
Two or more
races
Hispanic or
Latino origin
(of any race)
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7. Persons Experiencing Homelessness
Homelessness has become an increasingly important issue across the State and the region. General factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower- and moderate-income persons (especially extremely low-income persons), reductions in public subsidies to the poor, and the de-institutionalization of the mentally ill.
State law mandates that municipalities address the special needs of homeless persons within their jurisdictional boundaries. “Homelessness” as defined by HUD has been updated to include the following descriptions for homeless:
People who are living in a place not meant for human habitation, in an emergency shelter, in transitional housing, or exiting an institution where they temporarily resided. People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled-up situation, within 14 days and lack resources or support networks to remain in housing. Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 days or more, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment.
People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing.
These definitions do not include persons living in substandard or overcrowded housing units, persons being discharged from mental health facilities (unless the person was homeless when entering and is considered homeless at discharge), or persons who may be at risk of homelessness.
The San Benito County Point-in-Time Count (PIT) is conducted by the Coalition of Homeless Services Providers in accordance with HUD guidelines and identifies where homeless individuals are living in the County4. HUD requires communities to conduct the Point-in-Time Count every two years. The PIT count accounted sheltered and unsheltered (RV, tent, car or van, outdoors in streets or parks, and abandoned buildings) persons. As shown in Table B-26, there were 357 individuals experiencing homelessness in 2022. Of those counted, 89 were sheltered and 268 were unsheltered. This is a 26.6 percent increase from the Point-in-Time Count in 2019 (283 homeless individuals), but less than the count in 2017 (527 homeless individuals). Approximately 75 percent of all unhoused persons in the County are unsheltered. Seventy- eight percent of the population experiencing homelessness were older than 25 years old, 10 percent were between the ages of 18 and 24, and 12 percent were under the age of 18 years old. Overall, the unhoused population in the County increased by 26 percent from 2019 to 2022. According to the survey responses, financial issues (job loss, eviction, etc.) (37 percent), divorce/separation/breakup (30 percent), legal issues (26 percent), and physical/emotional/sexual abuse (24 percent) were reported at the primary conditions
4 The Coalition of Homeless Services Providers does not provide city-specific data.
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that lead to homelessness. Figure B-6 shows concentrations of individuals experiencing homelessness within Hollister and surrounding region based on census tract during the PIT count. The data shows that the highest concentrations of unhoused individuals are located in the southwest region of the City while the east and southeast areas of the City have lower numbers of unhoused individuals.
Table B-26: Homelessness in San Benito County (2019-2022) Jurisdiction
Unsheltered Sheltered Total
2019 2022 2019 2022 2019 2022 Percent
Change
San Benito County 169 268 114 89 283 357 26.1%
Source: The Coalition of Homeless Services Providers Point-in-Time (PIT) Count, 2019, 2022.
Figure B-6: Total People Living Unsheltered by Census Tract, San Benito County (2022)
Source: AFFH Data Viewer, HCD
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8. Students
Students enrolled in post-secondary education may seek shared housing situations to decrease expenses which can lead to overcrowding. =Student housing often only produces a temporary housing need based on the educational institution enrollment duration. Typically, lower-income students are affected by a lack of affordable housing, especially within easy commuting distance from campus. Students living independently have varied needs and may live on fixed incomes.
According to ACS data, there are approximately 2,695 persons in the City, or 22.5 percent of the total population, which are enrolled in college or graduate school. Of the Hollister residents enrolled in higher education, 88.5 percent are enrolled in public institutions and 11.5 percent are enrolled in private institutions. Gavilan College Extension is a college located within San Benito County. Higher education institutions located outside the County, but still within commuting distance from Hollister, include trade schools, community colleges, and universities located in Santa Cruz, Monterey, and Santa Clara counties.
At colleges throughout the country, there is a rapidly growing awareness of the serious challenges that students face meeting basic needs. A report by the California Community College Chancellor’s Office found that 56 percent of students were food insecure, and nearly half were either experiencing housing insecurity (35 percent) or homelessness (14 percent).5 Students often require affordable rental housing; the City recognizes that housing affordability and availability may provide a burden on students in Hollister.
Housing Stock Characteristics
Hollister’s housing stock includes all housing units located within City limits. Housing stock growth, type, availability and tenure, age and condition, housing costs, and affordability are important characteristics affecting how well the housing stock meets current needs for the community. This section details the City’s housing stock characteristics to identify how well the needs of current and future residents are addressed.
1. Housing Growth
Table B-27 below displays housing stock growth data for Hollister and nearby jurisdictions. According to ACS data, Hollister added 946 additional housing units between 2010 and 2021, an 8.5 percent increase.
Of nearby communities, Hollister saw the highest percentage of growth from 2015 to 2021 at 15.7 percent, which is over double the percent growth change from 2010 to 2015.
5 California Community Colleges, Chancellor’s Office, Basic Needs Survey report, 2018.
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Table B-27 Housing Unit Growth (Growth Trends, 2010-2021) Jurisdiction 2010 2015 2021
Percent
Change
2010 to
2015
Percent
Change
2015 to
2021
Percent
Change
2010 to
2021
San Benito County 17,873 18,038 19,961 0.9% 10.7% 11.7% Hollister 11,110 10,422 12,056 6.2% 15.7% 8.5%
San Juan Bautista 586 940 733 60.4% -22.0% 25.1%
Watsonville 14,498 14,744 15,233 13.3% 11.2% 5.1%
Gilroy 14,772 15,319 17,654 3.7% 15.2% 19.5%
Source: American Community Survey, Table DP04, 5-Year Estimates, 2010, 2015, and 2021.
2. Housing Units by Types
Table B-28 provides a breakdown of number of housing units by type for Hollister and San Benito County.
Housing in Hollister is predominantly detached single-family residences (81.5 percent). About 14.3 percent of Hollister housing units are multi-family residences. Mobile homes, boats, and other types of housing make up the smallest number of housing units by type. A wider range of housing types is important in providing for the diverse housing needs of the Hollister population.
Table B-28: Total Housing Units by Type
Jurisdiction
Single- Family
Detached
Single-Family
Attached Multi-Family
Mobile Homes,
Boats, and other
Types of Housing
Count Percent Count Percent Count Percent Count Percent Hollister 9,570 81.5% 283 2.4% 1,685 14.3% 198 1.7%
San Benito
County 15,546 81.2% 826 4.3% 2,044 10.7% 728 3.8%
Source: American Community Survey, Table S2504, 5-Year Estimates, 2021.
3. Housing Availability and Tenure
Housing tenure and vacancy generally influence the supply and cost of housing. Housing tenure defines whether a unit is owner occupied or renter occupied. The tenure characteristics in a community can indicate several aspects of the housing market, such as affordability, household stability, and availability of unit types, among others. In many communities, tenure distribution generally correlates with household income, composition, and age of the resident.
Homeowners tend to gravitate towards single-family, detached residences as they are typically better suited for larger households and are more affordable to home buyers rather than renters. As of ACS data from 2021, 95.1 of homeowners live in single-family, detached residences, as shown below in Table B-29.
In comparison, 56.9 percent of renters live in single-family detached homes, whereas 37.7 percent of renters live in multi-family residences. In total, 64.6 percent of all occupied housing units were made up of homeowners and 35.4 percent renters.
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Table B-29: Occupied Housing Units by Type and Tenure (2021) Tenure
Single-
Family
Detached
Single-
Family
Attached
Multi-
Family
Mobile
Homes,
Boats, and
other Types
of Housing
Total
Number of
Occupied
Units
Total
Percent of
Occupied
Units
Owner Occupied 95.1% 1.7% 1.5% 1.7% 7,577 64.6%
Renter Occupied 56.9% 3.7% 37.7% 1.7% 4,159 35.4%
Source: American Community Survey Table B25032, 5-Year Estimates, 2021.
While multi-family residences are typically more affordable to renters, the average household size in Hollister is one of the largest when compared to nearby jurisdictions. Table B-30 shows that both owner- occupied households and renter-occupied households in Hollister exceed the average household size in the County. Hollister has approximately 3.48 persons per owner-occupied household and 3.51 per renter- occupied household.
Table B-30: Average Household Size by Tenure (2021)
Jurisdiction Owner-Occupied
Households1
Average Owner
Household Size
Renter-Occupied
Households1
Average Renter
Household Size
San Benito
County 12,944 3.24 6,200 3.41
Hollister 7,577 3.48 4,159 3.51
San Juan Bautista 394 2.35 305 3.11
Watsonville 860 2.28 273 2.94
Gilroy 10,999 3.44 6,024 3.42
1. Percent of total households
Source: American Community Survey, Table DP04, 5-Year Estimates, 2021.
Vacancy rates are also an important housing indicator as they can influence housing choices available.
Higher vacancy rates can be indicative of low demand and/or high supply conditions in the housing market. High vacancy rates can influence an owner’s ability to sell or lease housing units. Low vacancy rates can be indicative of high demand and/or low supply in the housing market. Low vacancy rates can create inflationary effects on housing costs. This may contribute to reducing a household’s ability to find housing. Vacancy rates of two to three percent are generally considered healthy for single-family or ownership housing, and vacancy rates of five to six percent are generally considered healthy for multi- family or rental housing. Vacancy rates should be evaluated within the context of all local and regional market considerations. Hollister has the lowest vacancy rate (including for-sale and rental units) compared to nearby jurisdictions, as illustrated in Figure B-7.
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Figure B-7: For Sale and Rental Unit Vacancy Rates by Jurisdiction
Source: American Community Survey, DP04, 5-Year Estimates, 2021.
Table B-31 below displays ACS data for vacancy rates in Hollister. The largest type of vacant housing is housing that remains vacant for unknown reasons at 26.6 percent of total vacant homes. This is followed by homes that are sold, but not occupied at 20 percent. Seasonal, recreational, or occasional use units may include secondary vacation homes or short-term rental homes; these homes often do not contribute to the housing needs of a community as they are not considered valuable for long-term rental or occupancy purposes.
Table B-31: Vacant Housing Units by Type in Hollister (2021) Type of Housing Estimated
Units
Percent of
Vacant
For rent 40 12.5%
Rented, not occupied 57 17.8%
For sale only 27 8.4%
Sold, not occupied 64 20.0%
For seasonal, recreational, or occasional use 47 14.7%
Other vacant 85 26.6%
Total 320 100%
Source: American Community Survey, Table B25004, 5-Year Estimates, 2021.
4. Housing Age and Conditions
Housing age can be an important indicator of housing conditions within a community. Housing that is over 30 years old is typically in need of major rehabilitation, such as a new roof, foundation, or plumbing. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Figure B-8 shows the age of housing stock in the City. The majority of housing stock was built after the 1980s. Specifically, 27 percent of the City’s housing stock was built between 1990 and 1999. This is
4.1%
2.7%
4.2%
4.6%
3.6%
0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% 5.0%
San Benito County
Hollister
Watsonville
San Juan Bautista
Gilroy
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followed by 1980 to 1989 at 14.1 percent. This reflects an aging housing stock that may need certain updates. The majority of the City’s housing was built prior to 1990. Approximately 53.9 percent of the housing stock was built in 1989 or earlier. This indicates that at least 53.9 percent of the City’s housing stock may be in need of some rehabilitation or replacement, depending on the conditions of the units.
Figure B-8: Housing Stock Age
Source: American Community Survey, Table B25034, 5-Year Estimates, 2021.
Figure B-9 below displays housing units by year they were built and whether they are currently occupied by homeowners or renters. Based on the data below, owners tend to live in units built after 1990, whereas renters are more likely to live in units built prior to 1990. Owners are more likely than renters to live in units built after 1990.
Figure B-9: Tenure by Year Structure Built
Source: American Community Survey, Table B25036, 5-Year Estimates, 2021.
Built
2020 or
later
Built
2010 to
2019
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier
Hollister 0.2% 10.4% 8.6% 27.0% 18.8% 14.1% 6.5% 3.9% 2.5% 8.1%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
Built
2020 or
later
Built
2010 to
2019
Built
2000 to
2009
Built
1990 to
1999
Built
1980 to
1989
Built
1970 to
1979
Built
1960 to
1969
Built
1950 to
1959
Built
1940 to
1949
Built
1939 or
earlier
Owner Occupied 0.4% 13.4% 11.4% 31.2% 17.0% 9.5% 3.8% 4.3% 1.7% 7.2% Renter Occupied 0.0% 5.6% 3.5% 19.1% 22.7% 22.2% 11.5% 3.4% 3.4% 8.6%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
35.0%
Owner Occupied Renter Occupied
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5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. The following summarizes the cost and affordability of Hollister’s housing stock.
Table B-32 below shows that the median home value in the City was $566,900 in 2021. This is below the County median home value at $623,000 and lower than the median home value of other nearby jurisdictions. Table B-33 shows median monthly rental rates for units within the City. The monthly rental rates for all unit types increased from 2017 to 2021, with the highest increase in two-bedroom units. As of December 2023, Zillow lists the median rent for all bedroom and all property types in Hollister as $3,000.
Table B-32: Average Home Value by Community (2023)
Jurisdictions Average Home Value
San Benito County $623,000
Hollister $566,900
San Juan Bautista $629,500
Watsonville $637,100
Gilroy $778,300
Source: American Community Survey, Table DP04, 5-Year Estimates, 2021.
Table B-33: Monthly Rental Rates (2017-2021)
Unit Type 2017 2018 2019 2020 2021 % Change
2017-2021
Studio - $724 $789 $774 - 6.9%*
1 bedroom $796 $839 $907 $933 $849 6.6%
2 bedrooms $1,125 $1,194 $1,223 $1,258 $1,460 29.8%
3 bedrooms $1,709 $1,803 $1,858 $1,794 $1,920 12.3%
4 bedrooms $2,161 $2,243 $1,980 $1,944 $1,978 8.5%
5 or more bedrooms - - - - $2,875 -
*Percent change was calculated using the most recent data made best available by ACS Table B25031.
Note: As of December 2023, Zillow lists the median rent for all bedrooms and all property types in Hollister as $3,000.
Zillow does not specify rent by unit breakdown.
Source: American Community Survey, Table B25031, 5-Year Estimates, 2017, 2018, 2019, 2020, and 2021.
Housing affordability can be inferred by comparing the cost of renting or owning a home with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment. HUD annually conducts nationwide household income surveys to determine the HAMFI and a household’s eligibility for federal housing assistance. Based on this survey, HCD developed income limits which can be used to determine the maximum price affordable to households in the upper range of their respective income category. The maximum monthly affordable price is calculated as 30 percent of the monthly gross income limit split between 12 months. The maximum affordable housing costs for homeowners and renters in San Benito County are shown in Table B-34 and Table B-35, respectively.
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The data show the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This amount can be compared to median home value (Table B-32) to determine what types of housing opportunities a household can afford.
Extremely Low-Income Households
Extremely low-income households earn less than 30 percent of the County HAMFI – up to $23,400 for a one-person household and up to $36,100 for a five-person household in 2023. Extremely low-income households cannot afford market-rate rental or ownership housing in the City without assuming a substantial cost burden.
Very Low-Income Households
Very low-income households earn between 31 percent and 50 percent of the County HAMFI – up to $39,000 for a one-person household and up to $60,150 for a five-person household in 2023. The maximum affordable home price for a low-income household is $84,000 for a one-person household and up to $127,000 for a five-person household. A one-person very low-income household can afford to pay up to $975 in monthly rent and a five-person very low-income household can pay up to $1,504 in monthly rent.
Given housing costs, very low-income households cannot afford market-rate rental or ownership housing in the City without assuming a substantial cost burden.
Low-Income Households
Low-income households earn between 51 percent and 90 percent of the County’s HAMFI – up to $62,350 for a one-person household and up to $96,200 for a five-person household in 2023. The maximum affordable home price for a low-income household is $162,500 for a one-person household and $248,000 for a five-person household. Based on the median home value in Hollister in 2021 (Table B-32), homeownership is not affordable to low-income households. A one-person low-income household could afford to pay up to $1,559 in rent per month and a five-person low-income household could afford to pay as much as $2,405 per month.
Moderate-Income Households
Moderate-income households earn between 81 percent and 120 percent of the County’s HAMFI – up to $117,750 for a one-person household and up to $181,700 for a five-person household in 2023. The maximum affordable purchase price for a moderate-income household is $349,000 for a one-person household and $535,000 for a five-person household. Based on the median home value in Hollister in 2021 (Table B-32), homeownership is not affordable to moderate-income households. The maximum affordable rent payment for moderate-income households is between $2,944 and $4,543 per month.
Appropriately sized, market-rate rental housing is generally affordable to moderate-income households.
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Table B-34: Estimated Affordable Housing Costs for Homeowners (2023) Annual Income Mortgage Utilities1 Tax and
Insurance
Total Affordable
Monthly Housing
Cost
Affordable
Purchase Price
Extremely Low-Income (30% of HAMFI)
1-Person $23,400 $198 $299 $88 $585 $31,500
2-Person $26,750 $251 $318 $100 $669 $40,000
3-Person $30,100 $273 $367 $113 $753 $43,000
4-Person $33,400 $288 $422 $125 $835 $45,500
5-Person $36,100 $290 $478 $135 $903 $46,000
Very Low-Income (50% of HAMFI)
1-Person $39,000 $530 $299 $146 $975 $84,000
2-Person $44,550 $629 $318 $167 $1,114 $99,500
3-Person $50,100 $698 $367 $188 $1,253 $110,000
4-Person $55,650 $760 $422 $209 $1,391 $120,000
5-Person $60,150 $800 $478 $226 $1,504 $127,000
Low-Income (80% HAMFI)
1-Person $62,350 $1,026 $299 $234 $1,559 $162,500
2-Person $71,250 $1,196 $318 $267 $1,781 $189,500
3-Person $80,150 $1,336 $367 $301 $2,004 $211,500
4-Person $89,050 $1,470 $422 $334 $2,226 $232,000
5-Person $96,200 $1,566 $478 $361 $2,405 $248,000
Moderate-Income (120% HAMFI)
1-Person $117,750 $2,203 $299 $442 $2,944 $349,000
2-Person $134,600 $2,542 $318 $505 $3,365 $402,000
3-Person $151,450 $2,851 $367 $568 $3,786 $451,000
4-Person $168,250 $3,153 $422 $631 $4,206 $499,000
5-Person $181,700 $3,384 $478 $681 $4,543 $535,000
Assumptions: 2023 HCD income limits for San Benito County, CA HUD Metro FMR Area; 30 percent gross household income as affordable housing cost; 15 percent of monthly affordable cost for taxes and insurance; 5 percent down payment; and 7 percent interest rate for a 30-year fixed-rate mortgage loan. Utilities based on the Santa Cruz Housing Authority Utility Allowance Schedule.
1. Utilities include garbage, sewer, water, cooking, heating, and general utilities such as lights.
Source: San Benito Housing Authority, Santa Cruz Housing Authority Utility Allowance Schedule; Cities of Hollister and San Juan Bautista Utility Allowance, California Department of Housing and Community Development, 2023 State Income Limits, and Kimley Horn and Associates.
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Table B-35: Affordable Monthly Housing Cost for Renters (2023) Annual Income Rent Utilities1 Total Affordable Monthly
Housing Cost
Extremely Low-Income (30% of HAMFI)
1-Person $23,400 $286 $299 $585
2-Person $26,750 $351 $318 $669
3-Person $30,100 $386 $367 $753
4-Person $33,400 $413 $422 $835
5-Person $36,100 $425 $478 $903
Very Low-Income (50% of HAMFI)
1-Person $39,000 $676 $299 $975
2-Person $44,550 $796 $318 $1,114
3-Person $50,100 $886 $367 $1,253
4-Person $55,650 $969 $422 $1,391
5-Person $60,150 $1,026 $478 $1,504
Low-Income (80% HAMFI)
1-Person $62,350 $1,260 $299 $1,559
2-Person $71,250 $1,463 $318 $1,781
3-Person $80,150 $1,637 $367 $2,004
4-Person $89,050 $1,804 $422 $2,226
5-Person $96,200 $1,927 $478 $2,405
Moderate-Income (120% HAMFI)
1-Person $117,750 $2,645 $299 $2,944
2-Person $134,600 $3,047 $318 $3,365
3-Person $151,450 $3,419 $367 $3,786
4-Person $168,250 $3,784 $422 $4,206
5-Person $181,700 $4,065 $478 $4,543
1. Utilities include garbage, sewer, water, cooking, heating, and general utilities such as lights.
Source: Santa Cruz County Housing Authority Utility Allowance Schedule; Cities of Hollister and San Juan Bautista Utility Allowance, 2023 State Income Limits, and Kimley Horn and Associates.
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Housing Constraints
Multiple factors can influence the provision of adequate housing or access to opportunities for current and future residents in Hollister. These factors may include non-governmental, governmental, infrastructure, and environmental constraints, such as:
Non-Governmental Constraints:
Land costs
Constructions costs
Availability of financing
Governmental Constraints:
Land use controls
Development standards
Permitting processes and fees
Local ordinances
Infrastructure Constraints:
Dry utilities
Water supply
Fire and emergency services
Police Services
Environmental Constraints:
Geologic hazards
Flood hazards
Fire hazards
Combined, these factors may create barriers for current and future residents to access adequate and affordable housing options, especially for lower- and moderate-income households.
A. Non-Governmental Constraints
Non-governmental constraints can influence housing cost in Hollister and create barriers to housing production and affordability. These constraints may include real wages, the availability and cost of land for residential development, the demand for housing, financing and lending, construction costs, and availability of labor, which can make it expensive for developer to build any housing and especially affordable housing. The following sections highlight the primary market factors that influence the production of housing in Hollister.
1. Land Costs and Constructions
Construction costs can vary widely according to the type of development, with multi-unit housing generally having a lower construction cost per unit than single-family housing. However, there are cost A.1.a
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variations by construction type, depending on unit size and the number and quality of amenities provided.
An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The ICC was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes, or I-Codes. The ICC updates the estimated cost of construction at six-month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood-frame housing. Estimates are based on “good quality” construction, providing for materials and fixtures well above the minimum required by state and local building codes.
In February 2022, the ICC estimated that the average per square-foot cost for good-quality housing was approximately $144.50 for multi-unit housing, $160.35 for single-unit homes, and $181.25 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities, run even higher. Construction costs are also dependent upon materials used and building height, as well as regulations set by the City’s adopted Building Code. For example, according to the ICC, an accessory dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would cost about $150.87 per square foot. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Hollister.
Land costs can also constrain the development of affordable and middle-income housing and represents a significant cost component in residential development. Land costs may vary depending on if a site is vacant or has existing improvements. Site constraints such as environmental considerations (e.g., steep slopes, soil stability, seismic hazards, flooding) can also influence the cost of land. Additional cost considerations may occur when redeveloping and/or converting existing improved sites.
In November 2023 ten vacant lots were sold, ranging from 0.06 acres to 35 acres. Table C-1 shows the average cost of vacant land in Hollister compared to neighboring jurisdictions. Hollister has the second highest average lot size at six acres and the highest average cost per square-foot of $24.52. Gilroy has the second highest average cost per square foot at $13.87, while Watsonville has the highest average lot acreage at an average lot size of 23.23 acres. Given the size of lots and their cost in comparison to surrounding communities, the cost of land is considered a constraint to development of housing in Hollister.
Table C-1: Lots Sold in November 2023 by Jurisdiction
Jurisdiction Average Lot
Acreage
Average Cost Per
Square Foot
Hollister 6.0 ac $24.52
San Juan Bautista 3.9 ac $8.86
Watsonville 23.2 ac $7.34
Gilroy 4.4 ac $13.87
Source: Zillow.com (Accessed November 2023)
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2. Availability of Financing
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in a community, lending practices, rates, fees charged, laws and regulations governing financial institutions, and equal access to lending. Additionally, availability of financing affects a person’s ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary concern in a review of lending activity is to determine whether home financing is available to all residents of a community, regardless of income, sex, race, or ethnicity. The data presented in this section include the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in the San Jose-Sunnyvale- Santa Clara Metropolitan Statistical Area/Metropolitan Division (MSA/MD)1.
Table C-2 below displays the disposition of loan applications for the San Jose-Sunnyvale-Santa Clara MSA/MD per the 2021 Home Mortgage Discloser Act report. According to the data, applications in the 100-119 percent of the MSA/MD median had the highest rates of loan approval. Within that income category, those who identify as Asian had the highest approval rates (75 percent), while those who identify as Black or African American and Native Hawaiian or other Pacific Islander had the lowest rates (65.3 and 69 percent, respectively). Applicants in the less than 50 percent of the MSA/MD median-income categories were showed higher percentages of denied loans than loans originated. Due to the relative high rates of approval for home purchase, improvement, and refinance loans, home financing is generally available and not considered a significant constraint to the provision and maintenance of housing in Hollister.
1 Due to the way the Home Mortgage Disclosure Act collects information and categorizes MSA’s, Hollister is considered a part of the San Jose-Sunnyvale-Santa Clara MSA. Some data may be skewed.
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Table C-2: Disposition of Loan Applications by Race/Ethnicity – San Jose-Sunnyvale-Santa Clara MSA/MD
Applications by Race/Ethnicity Percent
Approved
Percent
Denied
Percent
Other(1) Total (Count)
Less Than 50% of MSA/MD Median
American Indian and Alaska Native 37.9% 23.3% 2.9% 103 Asian 49.8% 24.3% 2.2% 3,286
Black or African American 41.1% 26.6% 2.6% 192
Native Hawaiian or other Pacific Islander 39.1% 26.1% 0.0% 46 White 53.8% 21.1% 2.7% 5,355
Hispanic or Latino 47.0% 25.2% 3.0% 2,069
50-79% of MSA/MD Median
American Indian and Alaska Native 60.4% 17.0% 3.8% 106 Asian 66.9% 12.1% 3.5% 6,069
Black or African American 56.6% 15.3% 2.1% 242
Native Hawaiian or other Pacific Islander 52.9% 13.8% 2.3% 87 White 67.3% 11.1% 3.7% 7,784
Hispanic or Latino 63.1% 13.7% 3.0% 3,404
80-99% of MSA/MD Median
American Indian and Alaska Native 66.7% 10.4% 2.1% 48
Asian 71.9% 9.7% 2.6% 2,956
Black or African American 60.0% 10.7% 0.0% 75
Native Hawaiian or other Pacific Islander 47.2% 22.2% 0.0% 36 White 69.8% 8.7% 2.0% 3,046
Hispanic or Latino 65.4% 11.3% 3.0% 1,152
100-119% of MSA/MD Median
American Indian and Alaska Native 72.7% 7.1% 2.0% 99
Asian 75.0% 6.8% 3.1% 11,851
Black or African American 65.3% 8.8% 2.1% 239
Native Hawaiian or other Pacific Islander 69.0% 11.3% 0.0% 71 White 73.2% 7.5% 2.3% 7,720
Hispanic or Latino 69.3% 8.8% 2.0% 2,250
120% or More of MSA/MD Median
American Indian and Alaska Native 67.2% 9.5% 1.5% 137
Asian 74.2% 5.5% 3.4% 44,886
Black or African American 63.9% 11.2% 1.7% 466
Native Hawaiian or other Pacific Islander 58.6% 12.5% 1.6% 128 White 71.7% 6.9% 2.9% 21,102
Hispanic or Latino 66.7% 9.8% 1.7% 2,806
Notes:
1. “Other” includes: applications withdrawn, files closed for incompleteness, and purchased loans.
Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2021.
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3. Economic Constraints
Market forces on the economy and the trickle-down effects on the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all-time lows for unemployment rates. The COVID-19 pandemic had stalled much of the economy in early 2020; however, as Figure C-1 shows, the Hollister housing market has maintained overall growth. Figure C-2 shows a declined trend in the number of homes sold in Hollister which may be attributed to lower inventory, which can also influence median sale prices.
Figure C-1: Hollister Median Sale Price and Homes Sold (2021-2023)
Source: Redfin, Hollister Housing Market Trends (Accessed April 17, 2023).
Figure C-2: Hollister Housing Market Trends – Number of Homes Sold (2021-2023) Source: Redfin, Hollister Housing Market Trends (Accessed April 17, 2023).
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An April 2023 California Association of Realtors (CAR) reported that single-family homes on the market in San Benito County had a median sales price of $768,000 and year-to-year change of negative 10.7 percent.
San Benito County is categorized within the Central Valley region by CAR, which had a median sales price of $460,000 during the same period.
According to a CAR First-Time Buyer Housing Affordability Index report of 2023, the median home price for a single-family home in San Benito County was $624,750 with monthly payments of $3,940 (including taxes and insurance). This required a minimum qualifying income of $118,200. In comparison, the median cost for a single-family home in California was $642,220 with monthly payments of $4,080 and a minimum qualifying income of $122,400.
B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations affect the availability of land for housing and the cost of housing production, making it difficult to meet the demand for affordable housing and limiting supply in a region. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing cost and availability.
While the City has no control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing can create barriers to housing. All information regarding the City’s zoning, development standards, and fees is available to the public on the City’s website ( https://hollister.ca.gov/) pursuant to Gov. Code §65940.1 (a)(1)(B).
1. Land Use Controls
Jurisdictions in California are required by law to prepare comprehensive, long-term General Plans to guide future development. The Land Use Element of the General Plan establishes permitted land uses and development density throughout the City. These land uses provide a wide variety of housing types throughout Hollister, while also ensuring compatibility between neighboring uses. Table C-3 lists the land uses that permit residential developments and their density ranges. This information is available on the City’s website, in compliance with State transparency requirements.
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Table C-3: Residential Land Uses and Density Ranges
General Plan Land Uses Density Range (Dwelling Units
per Acre)
Lot Area per Dwelling Unit
(Minimum)
Residential Estate District (RE) 1 housing unit per five net acres 5 acres Low-Density Residential District
(R1)
1 to 8 units per acre but min. of
4 units per acre preferred
1 housing unit per 5,400 sq. ft.
of site area
Two-Family Residential District
(R2)
Min. of 8 units per acre with a
max. of 12 units per acre 8,000 sq. ft. per 2 units
Medium Density Residential
District (R3)
Min. of 8 units per acre with a
max. of 12 units per net acre
Attached: 3,600 sq. ft.
Detached: 2,500 sq. ft.
High Density Residential District
(R4)
Min. of 12 units per acre with a
max. of 35 units per net acre 2,900 sq. ft.
High Density Multifamily
Residential District (R4-20)
Min. of 20 units per acre with a
max. of 35 units per net acre 2,900 sq. ft.
Old Town – Medium Density
Residential (OT-M)
Min. of 8 units per acre with a
max. of 12 units per net acre
Attached: 3,600 sq. ft.
Detached: 2,500 sq. ft.
Old Town High Density
Residential (OT-H)
Min. of 12 units per acre with a
max. of 35 units per net acre
1 bedroom/studio: 1,600 sq. ft.
2+ bedrooms: 12-16 units, 2,900
sq. ft.
16-35 units: 2,200 sq. ft.
Source: City of Hollister Municipal Code
The City’s Municipal code identifies the following residential and mixed-use categories:
Residential Estate District (RE): The Residential Estate (RE) Zoning District provides for residential development at densities up to one dwelling unit per five acres; it is intended to provide sites for larger, distinctive residence. The RE Zoning District is consistent with the Residential Estate (RE) land use category of the General Plan.
Low Density Residential District (R1): The Low Density Residential (R1) Zoning District includes area substantially developed with existing single-family residential residence prior to 2005 with densities of four to six dwelling units per acres. The R1 Zoning District is consistent with the Low Density Residential (LDR) land use category of the General Plan which now allows one to eight units per net acre.
Two-Family Residential District (R2): The Two-Family Residential (R2) Zoning District provides for duplexes or two-family dwellings. Areas designated R2 were substantially developed prior to 2005 with two single-family residential units on a lot or duplexes. The R2 Zoning District is consistent with the Medium Density Residential (MDR) land use category of the General Plan. Medium Density Residential District (R3): The Medium Density Residential (R3) Zoning District provides for medium and medium-to high-density residential development at densities from eight to 16 dwelling units per acres. Areas designated R3 were substantially developed prior to 2005 and are generally characterized by apartments and other high-density residential development and planned residential development at a density of 16 dwelling units per acre. The R3 Zoning District is consistent with the Medium Density Residential (MDR) and High Density Residential (HDR) land use categories of the General Plan.
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High Density Residential District (R4): The High Density Residential (R4) Zoning District provides for high-density residential development at densities from 12 to 35 dwelling units per acre. Areas designated R4 were substantially developed prior to 2005 and are generally characterized by apartments and other high density residential development, and planned residential development at a density of 16 or more dwelling units per acre. The R4 Zoning District is consistent with the High Density Residential (HDR) land use category of the General Plan. High Density Multifamily Residential (R4-20): The High Density Multifamily Residential R4-20 Zoning District provides for multifamily residential development at densities from 20 to 35 dwelling units per acre. Areas designated R4-20 are intended to be developed solely for high density residential multifamily housing. The R4 Zoning District is consistent with the High Density Residential (HDR) land use category of the General Plan. The Planning Commission may waive the minimum density requirement for a development proposal with 100 percent multifamily affordable housing in the R4, R4-20, and OT-H Zoning Districts where it is demonstrated that the minimum density standard poses a constraint to the viability of the development. The manager's unit may be excluded from the affordability requirement. A conditional use permit shall be required for approval of the waiver.
Residential Performance Overlay Zone District (R1 L/PZ, R3 M/PZ and R4 H/PZ): This overlay district applies to vacant land within the City. The intent of the overlay district is to foster development that meets the range of densities for the General Plan land use designation with the option for flexible standards to implement policies and programs in the General Plan. Old Town (OT): The Old Town (OT) Zoning District applies to the residential neighborhoods that include the original town of Hollister, as laid out by the San Justo Homestead Association, its early subdivisions, and adjacent older residential areas. Within this district are numerous lots of unusual size and shape, many of which were originally designed to accommodate stables, barns and other outbuildings. In addition, many areas of this district are occupied by a varied mix of residential types and densities. The majority of the housing stock was constructed prior to World War II. Some of the homes in this district are listed in the National Monterey Street Historic District. South of Fourth Street, the Old Town (OT-M) Zoning District is consistent with the Medium Density Residential land use category of the General Plan with residential development densities from eight to 12 dwelling units per acre. Areas within the OT-M district could have single- family homes, duplexes, fourplex, cottages and housing on small lots. This district also encompasses the General Plan Old Town Special Planning Area. North of Fourth Street, the Old Town (OT-H) district is consistent with the High-Density Residential category of the General Plan with residential development densities from 12 to 35 dwelling units per acre. The Old Town-H district provides for infill development of small lots, apartments and other high density residential development. The additional purpose of the OT-M district is to provide for the infill of detached single-family dwellings on small lots and small-scale medium-density dwellings where the minimum density is not less than eight units per acre and the maximum density is not more than 12 units per acre without density bonus. The additional purpose of the OT-H district is to provide for the infill of detached, attached, medium-density and multifamily dwellings where the minimum density is not less than 16 units per acre and the maximum density is not more 35 units per acre without density bonus.
Residential, West Fairview Road District (RWF): The West Fairview Road district establishes zoning regulations for the area defined by the West Fairview Road Specific Plan. The West A.1.a
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Fairview Road Specific Plan provides for comprehensive land use, circulation, and infrastructure plans, development and design policies, housing strategies and implementation programs for guiding and ensuring the orderly development of the Plan area. Mixed-Use Districts:
o Downtown Mixed-Use District (DMU): The Downtown Mixed Use (DMU) Zoning District provides for a vertical or horizontal combination of commercial and residential uses around the central core of the community. The designation is intended to encourage ground floor, pedestrian friendly, retail sales and service uses with upper floors of office and residential uses. The DMU District should be a unique destination with restaurants, theaters, boutique retail, neighborhood convenience stores, regionally oriented specialty stores, medical and dental offices, and residential densities of 25 to 45 units per acre. The DMU Zoning District is consistent with the Downtown Commercial and Mixed Use (D-MU) land use category of the General Plan.
o Neighborhood Mixed Use District (NMU): The Neighborhood Mixed Use (NUM) Zoning District provides for pedestrian-oriented commercial uses of low intensity and of a neighborhood character which serves the convenience retail and service needs of nearby residents and high-density residential at densities of 25-40 units per acre. The neighborhood shopping centers accommodated by this zoning district typically have anchor market and drug stores, with supporting neighborhood-related convenience businesses. The NMU Zoning District is consistent with the Mixed Use Commercial and Residential (MU) land use category of the General Plan. o West Gateway District (WG): The West Gateway (WG) Mixed-Use Zoning District provides for a series of parcels with neighborhood commercial and multifamily residential uses as a retail-oriented entry boulevard at the west entrance to the City near the San Benito River. The designation is intended to provide convenience services to regional traffic on Highway 156, encourage community shopping, retail and offices with medium to high density residential uses at a density of 20 to 35 units per acre outside of downtown Hollister. The WG Zoning District is consistent with the West Gateway Mixed Use (WG) land use category and the West Gateway Special Planning Area of the General Plan.
2. Variety of Housing Permitted
California Housing Element Law mandates jurisdictions to make sites available through zoning and development standards to facilitate the development of a variety of housing types for populations from all socioeconomic levels. Housing types include single-family homes, small lot housing, multi-family housing, mobile home parks, accessory dwelling units, agricultural work housing, supportive housing, manufacturing home, and residential care homes. Table C-4 shows the various housing types permitted throughout the City in zoning districts which permit housing. Hollister is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City’s website and can be printed for individuals at the front counter.
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Table C-4: Permitted Housing Types by Zoning District
Land Use RE R1 R2 R3 R4 R4-20 PZ OT-M OT-H RWF
Agricultural Employee Housing
1-4 Employees P NP NP NP NP NP NP NP NP NP
4+ Employees CUP NP NP NP NP NP NP NP NP NP
Apartments NP NP NP S&A S&A S&A S&A S&A S&A S&A
Condominiums NP NP NP S&A S&A S&A S&A S&A S&A NP
Duets NP NP NP S&A S&A NP S&A S&A S&A S&A
Duplex NP S&A S&A S&A S&A NP S&A S&A S&A P1
Home Occupation P P P P P P P P P P
Manufactured Homes P P P P NP NP P P P P
Mobile Home P P P P NP NP P P P P
Mobile Home Parks - - - - - NP - - - NP
Residential Accessory Uses and Structures
Less than 120 sq. ft.
More than 120 sq. ft
Higher than 15 feet
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
P
BP
CUP
Residential Care Homes
6 or fewer
7 or more
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
Accessory Dwelling Units (ADUs)2 P *3 *3 *3 *3 NP P *3 *3 P Single-Family – Attached NP NP NP S&A S&A S&A S&A S&A S&A NP Single-Family – Detached P P NP P NP NP P P CUP P
Small Lot Housing NP APR NP S&A S&A NP S&A S&A S&A P
Supportive Housing Facility
7 or fewer
8 or more
- - - - - - - - - -
Triplex, Fourplex NP NP NP S&A S&A S&A S&A S&A S&A S&A1 Convalescent Hospitals/Nursing Homes4 CUP CUP CUP CUP CUP NP CUP CUP CUP CUP Temporary Residential Shelter5
Small (STRS)
Large (LTRS)
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
P – Permitted Use in zoning district.
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AP – Administrative Permit issued at Development Services Department.
APR – Administrative Permit Review and approval by the Development Review Committee (DRC) for compliance with standards without a public hearing. mTUP – Minor Temporary Use Permit.
MTUP – Major Temporary Use Permit.
CUP – Conditional Use Permit required with Planning Commission approval.
S&A – Site and Architectural Review required with Planning Commission approval.
NP – Not Permitted.
“-“ – Not specified.
Notes:
1. Provided that the overall density standards for the Specific Plan are met.
2. ADUs are permitted where performance standards in Chapter 17.32 of the Municipal Code can be met. ADUs are permitted only on lots occupied by one existing or proposed detached single-family dwelling.
3. ADUs are permitted where a single-family residence was established on a legal lot that is less than 8,000 square feet in size and the ADU complies with the standards in Chapter 12.32 of the Municipal Code and there is future multifamily development on the parcel or lot consolidation with adjoining parcels to accommodate future multifamily development.
4. Establishment of the land use is prohibited if the property is located in the Flood Hazard Overlay Zone.
5. Provided that each establishment is located at least 1,000 feet from another STRS or LTRS, 500 feet from a public park, a public or private K-12 school or an R1, R2 or OT Zoning District and within 1,000 feet of a bus route and meets the standards noted in section 17.22.120 of the Municipal Code.
Source: City of Hollister Municipal Code
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Table C-5: Permitted Housing Types by Zoning District
Land Use
Commercial Zones Industrial
Zones
Open Space, Park and Public
Facilities/Institutional Zones
CO GC NG DMU NMU WG M1 IBP OS P PF
Live-Work Units
1-2 units
2+ units
NP
NP
NP
P
CUP
P
CUP
NP
CUP
- - - - -
Convalescent Hospitals/Nursing
Homes CUP CUP NP CUP CUP CUP - - - - -
New Single-Family
Residential
NP
NO
NP
NP
NP
NP
NP
NP
NP
CUP
NP
CUP - - - - -
Caretaker and Employee Housing CUP CUP CUP CUP CUP CUP ACUP ACUP CUP CUP CUP 1st Floor Existing Commercial
2nd Floor Reuse for Residential
NP
NP
NP
NP
NP
NP
NP
S&A
NP
S&A
NP
S&A - - - - -
New Mixed-Use Building NP NP NP S&A S&A S&A - - - - -
Multifamily - - - P P P - - - - -
Day Care Homes, Family – Large P NP NP APR APR APR - - - - - Second Dwelling Unit NP NP NP NP NP NP - - - - -
Temporary Residential Shelter1
Small (STRS)
Large (LTRS)
NP
NP
CUP
CUP
P
P
NP
NP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
Agricultural Employee Housing
4 or fewer employees
4 or more employees
- - - - - - - -
CUP
CUP
CUP
CUP
CUP
CUP
Organizational Houses - - - - - - - - NP NP NP
P – Permitted Use in zoning district.
AP – Administrative Permit issued at Development Services Department.
APR – Administrative Permit Review and approval by the Development Review Committee (DRC) for compliance with standards without a public hearing. mTUP – Minor Temporary Use Permit.
MTUP – Major Temporary Use Permit.
CUP – Conditional Use Permit required with Planning Commission approval.
S&A – Site and Architectural Review required with Planning Commission approval.
NP – Not Permitted. / “-“ – Not specified.
Notes:
1. Provided that each establishment is located at least 1,000 feet from another STRS or LTRS, 500 feet from a public park, a public or private K-12 school or an R1, R2 or OT Zoning District and within 1,000 feet of a bus route and meets the standards noted in section 17.22.120 of the Municipal Code.
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Table C-5: Permitted Housing Types by Zoning District
Land Use
Commercial Zones Industrial
Zones
Open Space, Park and Public
Facilities/Institutional Zones
CO GC NG DMU NMU WG M1 IBP OS P PF
Source: City of Hollister Municipal Code
Table C-6: Permitted Housing Types in the Airport Overlay Zoning District Land Use Runway
Protection Zone 1
Inner Approach/
Departure Zone 1
Inner Turning
Zone 3
Outer Approach/
Departure Zone 4 Side Line Zone 5 Traffic Pattern
Zone 6
Hospital, Nursing Home NP NP NP NP NP NP
Residential NP NP NP NP NP P
Caretaker NP CUP CUP P P P
P – Permitted Use in zoning district.
CUP – Conditional Use Permit required with Planning Commission approval.
NP – Not Permitted.
“-“ – Not specified.
Source: City of Hollister Municipal Code
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Single-Family Dwelling
The Hollister Municipal Code separates single-family dwellings into single-family attached and single- family detached. The Code defines single-family attached dwelling units as a group of three or more individual dwelling units contained within a single residential structure which share common walls from ground to ceiling along the side property lines. Townhomes or row houses are considered to be single- family attached while duets are not considered as a single-family attached dwelling. Single-family detached dwelling units are defined as a dwelling that is set on a separate lot and shares no common walls with another house or dwelling. Lots with a single-family residence is allowed a maximum or one attached accessory dwelling unit (ADU) or one detached ADU, which may be combined with a junior ADU complying with Section 17.32.040 of the Municipal Code. Detached single-family dwellings are permitted in RE, R1, R3, PZ, OT-M, and RWF zones and are allowed in OT-H with a conditional use permit. Attached single- family dwellings are permitted in R3, R4, PZ, OT-M, and OT-H zones with site and architectural review with Planning Commission approval.
Multi-Family Dwelling
Multi-family dwellings include duplexes, triplexes, fourplexes, apartments, and residential condominiums and excludes single-family attached dwelling units and duets. A single-family residence with an ADU authorized by Chapter 17.32 of the Municipal Code are not considered to be multifamily housing.
Duplexes are permitted in the RWF zone and permitted with site and architectural review and Planning Commission approval in R1, R2, R3, R4, PZ, OT-M, and OT-H zones. Apartments, triplexes, fourplexes are permitted with site and architectural review and Planning Commission approval in R3, R4, R4-20, PZ, OT- M, OT-H, and RWF zones. Condominiums are permitted with site and architectural review and Planning Commission approval in R3, R4, R4-20, PZ, OT-M, and OT-H zones.
Accessory Dwelling Unit (ADU)
Accessory Dwelling Unit (ADU) is defined as a second permanent dwelling that is accessory to a legally constructed primary dwelling on the same site in a residential zoning district. A secondary unit provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. There is a maximum of one attached ADU or one detached ADU which may be combined with a junior ADU that is consistent with Section 17.32.040 of the Municipal Code. An ADU may also be located within a detached garage. ADUs and junior ADUs are not permitted for lots with a two-unit residential development if two primary dwelling units exist on site. ADUs have a minimum unit size of 150 square feet or the size necessary to accommodate an efficiency unit as defined by the California Health and Safety Code Section 17958.1.
ADUs are permitted in all zones that allow residential units as long as there is an existing or proposed residential unit. The Policy Plan includes actions to encourage the development of ADUs that can be offered at affordable rents for very low to moderate-income households.
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Manufactured Home
Manufactured homes are defined as single-family housing units, that are certified under the National Mobile Home Construction and Safety Standards Act of 1974, and which are to be placed on a foundation system, pursuant to Section 18551 of the Health and Safety Code or constructed in accordance with the appropriate Uniform Building Code, Plumbing Code, Electrical Code, etc., that has been adopted and is in effect within the City. A mobile home is a factory built home constructed before July 1976, when the NMHCSSA went into effect. Mobile homes are permitted on a permanent foundation where the development complies with the residential development standards and the minimum development density for the applicable district. Mobile homes and manufactured homes are permitted in RE, R1, R2, R3, PZ, OT-M, OT-H, and PWF zones.
Residential Care Homes
Residential care homes are defined as facilities providing residential, social, and personal care for children, elderly, and adults with some limitations on their ability for self-care, but where medical care is not a major element. Residential care homes include children’s homes; halfway houses; orphanages; rehabilitation centers; self-help group homes. A small residential care home is one which serves six or fewer persons while a large residential care home serves seven or more persons.
Small residential care homes are permitted in RE, R1, R2, R3, R4 R4-20, PZ, OT-M, OT-H, and RWF zones.
Large residential care homes are permitted in RE, R1, R2, R3, R4 R4-20, PZ, OT-M, OT-H, and RWF zones with a conditional use permit.
The City currently does not distinguish group homes separately from residential care homes. The Policy Plan includes an action to adopt a Zoning Ordinance definition for “group home” and to establish separate permitting and processing procedures.
Supportive Housing
Supportive Housing is defined as housing with no limit on length of stay, that is occupied by the target population as defined by State Housing Element Law, and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Supportive housing is considered a residential use and is subject only to the restrictions and standards that apply to other residential dwellings of the same type (e.g., single-family residence(s) or multifamily development) in the same zone.
To comply with AB 2162, the City includes an action in the Policy Plan to permit supportive housing as a use permitted by right in all zones where multifamily and mixed-use development is permitted.
Transitional Housing
HCD defines transitional housing as any housing configured as a rental housing development, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. A conditional use permit is required for a A.1.a
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homeless shelter or transitional housing in the residential, public facilities, industrial, mixed use or commercial zoning districts and may not be approved when another facility exists within one-half mile of the proposed site. Transitional Housing is considered a residential use and is subject only to the restrictions and standards that apply to other residential dwellings of the same type (e.g. single-family residence(s) or multifamily development) in the same zone.
The Policy Plan includes an action to amend the Municipal Code to permit transitional housing ted in appropriate zones and to address permit requirements, objective standards, analysis of annual and seasonal needs, parking, and other applicable standards and provisions, consistent with State law.
Emergency Shelters
The California Health and Safety Code defines “Emergency shelter” as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. This does not include temporary emergency shelters whose purpose is to intermittently house individual who have lost their housing due to a community-wide disaster as denied in Section 8680 of the California Government Code (the California Disaster Assistance Act).
The City allows for small temporary residential shelters (STRS) and large temporary residential shelters (LTRS).
Emergency shelters are currently permitted by-right in the North Gateway (NG) Zoning District provided that each establishment is located at least 1,000 feet from another STRS or LTRS, 500 feet from a public park, a public or private K-12 school or an R1, R2 or OT Zoning District and within 1,000 feet of a bus route and meets the following objective standards:
1. The shelter shall be operated by a responsible agency or organization, with experience in managing or providing social services.
2. The shelter shall provide at least one qualified on-site supervisor at all times, plus one additional supervisor for each ten occupants beyond 20.
3. An exception to the 1,000-foot separation from an R1, R2 or OT District may be made if the shelter is located on the opposite side of Highway 25 or San Felipe Road.
A conditional use permit is required for a homeless shelter or transitional housing in the residential, public facilities, industrial, mixed use or commercial zoning districts and may not be approved when another facility exists within one-half mile of the proposed site.
Parking Requirements
The City does not currently establish specific parking requirements for emergency shelters. The City includes an action in the Policy Plan to update parking requirements for emergency shelters in compliance with AB 139 and AB 2339, which states jurisdictions may only apply objective standards to proposed emergency shelters that provide sufficient parking to accommodate emergency shelter staff. The City will also update its Municipal Code to comply with the requirements of Government Code 65583 to address A.1.a
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permit requirements, objective standards, analysis of annual and seasonal needs, parking, and other applicable standards and provisions, consistent with State law.
Figure C-3 shows the location of hazardous waste generators in the City. The generators are light industrial uses, utilities, hospitals, research labs, and grocery stores that do not create an environment unfit for human habitation. As shown in Figure C-4, parcels zoned as NG are located at the northern portion of the City and south of the airport. The closest hazardous waste generator is a Save Mart/Lucky Supermarket and is among existing residential neighborhoods.
The NG zone is appropriate to accommodate emergency shelters as they are located along major arterials with access to employment centers and near stores and other services. There are currently over 120 acres of land zoned NG, including sites between 0.02 and 17.1 acres in size. It is estimated that there are approximately 49 sites zoned as NG that are between 0.5 to 10 acres. Some of these parcels are nonvacant but have characteristics that make the sites viable for the development of an emergency shelter. Many of the sites zoned NG have large areas dedicated for parking which can feasibly be subdivided to allow for the development of emergency shelters.
As discussed in Appendix B: Housing Needs Assessment, the San Benito County Point-in-Time Count (PIT) was conducted by the Coalition of Homeless Services Providers and counted 357 individuals experiencing homelessness in 2022. Figure B-6 of Appendix B: Housing Needs Assessment shows concentrations of individuals experiencing homelessness within Hollister and the surrounding region based on census tracts.
The data shows that the highest concentrations of unhoused individuals are located in the southwest region of the City while the east and southeast areas of the City have lower numbers of unhoused individuals. However, there is no PIT count available specific to City of Hollister. The Hollister Resource Center (HRC) is a year-round homeless shelter that serves up to 50 adults each night. To accommodate additional local need, the City has approximately 49 acres zoned for emergency shelters that are viable for the development of an emergency shelter.
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Figure C-3: Hazardous Waste Generators
Source: CalEnviroScreen 4.0 (Accessed October 27, 2023)
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Figure C-4: Zoning Map
Source: City of Hollister, Zoning GIS Map
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Additionally, the San Benito County Express has a fixed bus network, Tripper, that runs throughout the City. The bus network includes bus stops along 4th Street near parcels zoned NG. San Benito County Express also offers dial-a-ride services where people can be picked up and dropped off anywhere within the City Limits of Hollister, San Juan Bautista, and parts of Tres Pinos. This service includes emergency shelters allowing access to transportation, services, and resources in the City. Persons residing at emergency shelters in NG zones, or persons seeking to reach those emergency shelters, can find nearby transit options. The Tripper bus fare within San Benito County for one ride is $1.00 one-way for adults and $0.50 for youth, seniors ages 65 or older, and persons with disabilities.
Figure C-5: San Benito County Express Map
Source: San Benito County Express
Agricultural and Employee Housing
California Health and Safety Code Sections 17021.5 and 17021.6 requires agricultural housing to be permitted by-right, without a conditional use permit (CUP), in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. This is included in the Policy Plan to ensure the City’s development standards comply with these requirements.
Single-Room Occupancy
Single Room Occupancy (SRO) units are clusters of residential units of a smaller size than normally found in multi-family development within a residential hotel, motel, or facility providing sleeping or living facilities. Kitchen or cooking facilities may be provided within the unit or shared within the housing A.1.a
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project. The maximum occupancy for each unit is one tenant and the minimum size unit, not including the toilet compartment, is 150 square feet for one person and 195 square feet for two people. If complete bathrooms are not provided in each unit, shared showers shall be provided at a minimum ratio of one shower for every seven tenants on the same floor with interior lockable doors. The showers are required to be directly accessible from indoor common areas or indoor hallways.
SROs are only allowable in the DMU Zoning District and are subject to the approval of a Conditional Use Permit. SROs are located within one-quarter mile of a bus stop or transit station. Through the Conditional Use Permit process, the Planning Commission determines the residential density and maximum number of SRO units allowed per project. SRO facilities are to provide a minimum of one disabled-accessible unit for every 25 units and one disabled-accessible unit for every 40 units.
3. Residential Development Standards
The City of Hollister Zoning Code established residential zoning districts that permit a variety of developments and land uses in accordance with the General Plan. Table C-7 provides the standards established for each zoning district to guide appropriate development.
The City of Hollister is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City’s website and can be printed for an individual at the front counter. The City of Hollister’s residential development standards can be found in the City of Hollister Municipal Code Chapter 17.04 – Residential Zoning Districts.
These standards and regulations are intended to create, preserve, and enhance residential neighborhood sites for a range of development types and lifestyles. The residential zoning guidelines and development standards are intended to:
Provide appropriately located areas for a variety of residential neighborhoods to meet the housing needs of the Hollister community;
Provide for a range of housing types and housing alternatives for all economic segments of the community;
Encourage the provision of attractive and stimulating surroundings that will make Hollister’s residential areas enjoyable places to live; and
Protect residential areas from the intrusion of incompatible uses or activities which may impair the livability of a neighborhood.
The City established development standards to regulate development throughout the City through its Zoning Code. The development standards include minimum requirements for lot size and lot widths and maximum construction standards for height, lot coverage, and density. Table C-7 below provides the standards applicable to each zoning district in Hollister that permits residential development.
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Table C-7: Hollister Development Standards - Dimensions Zone
Min. Dimensions Min. Yard Setbacks (Feet) Max. Height
(Feet) Lot Size1 (feet) Lot Width (feet) Front Side Rear Residential Estate (RE) 5 acres Corner: 60
Interior: 50
Residence: 18
Garage: 20
Interior: 6
Corner: 10
20% of lot depth, with a
minimum of 15 feet and a
maximum of 20 feet. For
corner lots, the designated
rear yard shall be a
minimum of 15 feet, with
the remaining interior side
yard being 6 feet
Residence: 30
Accessory: 15
Low Density Residential
District (R1)
Interior: 5,500 sq. ft.
Corner: 6,500 sq. ft.
Corner: 55
Interior: 50
Residence: 30
Accessory: 15
Two-Family Residential
District (R2)
8,000 sq. ft. per 2 units Corner: 60
Interior: 50
Dwelling: 30
Accessory: 15
Medium Density
Residential District (R3)
1 unit: 5,000 sq. ft.
2 units: 6,800 sq. ft.
3 units: 10,000 sq. ft.
Parcels of 10,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
units for the first 10,000 sq. ft. and
3,600 sq. ft. for each additional unit
80 feet or 1/3 the
lot depth (up to
200 feet maximum)
whichever is
greater
15 Interior: 5 or 1
foot per 3 feet of
height
whichever is
greater
Corner: 10 feet
10 feet or 15 feet to the
centerline of an alley
Dwelling: 30
Accessory: 15
High Density Residential
District (R4)
1 unit: 4,000 sq. ft.
2 units: 6,000 sq. ft.
3 units: 8,000 sq. ft.
Parcels of 8,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
units for the first 8,000 sq. ft. and
1,240 sq. ft. for each additional unit
Corner: 65
Interior: 60
15 Interior: 5 feet
or 1 foot per feet
of height
whichever is
greater
Corner: 10 feet
10 feet or 15 feet to the
centerline of an alley
Dwellings: 45
Accessory: 15
High Density Multifamily
Residential District (R4-20)
One acre Corner: 65 ft.
Interior: 60 ft.
Dwellings: 45
Accessory: 15
Old Town Medium Density
Residential (OT-M)
1 unit: 5,000 sq. ft.
2 units: 6,800 sq. ft.
3 units: 10,000 sq. ft.
Parcels of 10,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
Single-Family
Corner: 55 ft
Interior: 50 ft
Small Lot:
Corner: 45 ft
Interior: 40 ft
15 Interior: 5
Corner: 10
10 feet or 15 feet to the
centerline of an alley
Dwellings: 30
One and one-
half story
Accessory: 15
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Table C-7: Hollister Development Standards - Dimensions Zone
Min. Dimensions Min. Yard Setbacks (Feet) Max. Height
(Feet) Lot Size1 (feet) Lot Width (feet) Front Side Rear units for the first 10,000 sq. ft. and
3,600 sq. ft. for each additional unit
Duplex
Old Town High Density
Residential (OT-H)
1 unit: 4,000 sq. ft.
2 units: 6,000 sq. ft.
3 units: 8,000 sq. ft.
Parcels of 8,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
units for the first 8,000 sq. ft. and
1,240 sq. ft. for each additional unit
50 15 Interior: 5 feet
or 1 ft per 3 ft of
height,
whichever is
greater
Corner: 10
10 feet or 15 feet to the
centerline of an alley
Dwelling: 50
One and one-
half story
Accessory: 15
Notes:
1. Partially developed parcels with potential for infill development may be subdivided without a growth management allocation if the Planning Commission can make the following findings: (a) the minimum lot size of an existing residential use shall be at least 5,000 square feet and the setback requirements for the R1 district can be met; (b) the orientation of the single-family home will help support the existing residential character and scale of the area; (c) there is adequate access to the new lot; (d) the standards for the applicable zoning district can be met with the proposed lot design and location of the infill parcel.
Source: City of Hollister Municipal Code
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Table C-8: Hollister Development Standards – West Fairview Road Requirements Development Feature Minimum Setbacks (feet) Maximum Site Coverage
Max. Height
(feet)6 Parking Required Front Side Rear
Large Single-Family1 25 10 25 30%
30 Min: 2 car garage
Max: 3 car garage
Standard Single-Family2 18 ft; 20 ft to garage 65 15, 20 ft avg 40% 2 car garage Small Single-Family3 15 ft to structure, 20 ft to garage 55 15 50% max. or 25% per unit Duettes4 65
Notes:
1. Lots with a minimum of 20,000 square feet.
2. Lots with a minimum of 6,000 square feet.
3. Lots with a minimum of 5,000 square feet.
4. Lots with a minimum of 8,000 square feet.
5. For corner lots, the side setback with roadway frontage shall be a minimum of 15 feet.
6. Multifamily dwellings have a maximum height of 40 feet.
Source: City of Hollister Municipal Code
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Yard Requirements
A yard is defined as any open space on the same lot with a building unoccupied and unobstructed from the ground upward to the sky, except for the projections and/or accessory buildings permitted by the Ordinance. The yard requirements, as established in Table C-7 above, are not considered a constraint to development of housing and are similar to those of the region.
Lot Coverage and FAR
The Hollister Municipal Code defines lot coverage as a means that portion of a lot or building site which is occupied by any building or structure regardless of whether such building or structure is intended for human occupancy. Lot coverage is regulated in order to avoid nuisances from inappropriate and excessive massing or density in a particular zoning district. Floor area ratio (FAR) is defined as the total floor area of all buildings on a lot, divided by the area of that lot. For example, a building with 3,000 square feet of floor area on a 10,000 square foot lot has a FAR of 0.30. On the other hand, a building with 10,000 square feet of floor area on a 3,000 square foot lot has a FAR of 3.33.
Maximum Building Heights
The building height refers to the vertical distance above the average finished grade and is measured to the midpoint of roof planes. Setting limits to the height of buildings avoids bulking and potential nuisances on neighboring properties – relating to privacy and/or sunlight and shade. This requirement also ensures a compatibility and similar aesthetic amongst uses.
Open Space
The Hollister Municipal Code defines private open space as areas that are accessible only to the residents of a single unit. Private open space can include decks, balconies, porch areas, and roof gardens in addition to private rear yards at ground level. In general, private open space shall not include enclosed side yards with dimensions of less than ten feet, unenclosed side yards, or front yards. Alone and cumulatively, open space requirements do not impact cost, supply, or the ability to achieve maximum densities without exceptions.
Parking Standards
Sufficient off-street parking must be provided to avoid street overcrowding. This is maintained through the establishment on parking requirements, which fluctuate depending on the land use/housing type and the number of bedrooms. Table C-9 provides the parking requirements specific to the City of Hollister.
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Table C-9: Required Parking Spaces for Residential Uses Residential Uses Vehicle Spaces Required Bicycle Spaces Required
Mobile homes (in M.H.
parks)
One covered space (may be in tandem) None
Multifamily housing1 One and one-half space per one- or two- bedroom unit
Two spaces for each unit with three or more
bedrooms
Guest parking: One space per every four units
Ten percent of vehicle
spaces
Secondary residential
units
One enclosed space per bedroom or studio
unit, with a maximum of two enclosed spaces
None
Senior housing projects One covered space per unit; 0.50 spaces per unit for guest parking
Five percent of vehicle
spaces
Single-family housing Two spaces None
Single-room occupancies One space per dwelling unit; plus one for every non-resident employee; reduction of up to 0.50
of required spaces may be granted through the
Conditional Use Permit process
None
Notes:
1. A reduction to off-street parking requirements may be granted with a conditional use permit for a 100 percent affordable multifamily housing project that does not qualify for a density bonus.
Source: City of Hollister Municipal Code
The City’s parking requirement varies depending on the land use. The minimum parking requirements in the High Density Multifamily Residential (R4-20) Zoning District for a for a 35-dwelling unit project on one acre is at a minimum 52 and a half parking spaces. This also varies depending on the intensity of the projects. For instance, multifamily residential projects with three or more bedrooms will require two spaces. The bicycle parking requirement is also dependent on the land use. Only multifamily housing and senior housing projects require bicycle parking spaces.
4. Application of Development Standards Demonstrating Project Feasibility
The City’s existing land use and development standards contained in the Hollister Municipal Code do not demonstrate a constraint on the development of housing. A recent residential development project was selected to demonstrate the application of current development requirements results in feasible development.
The 400 Block Project is a mixed-use 3-story project that is in the final stages of construction and complies with the City’s Downtown Mixed Use (DMU) zoning development standards, as shown in Image 1. The project is located along 4th Street and San Benito Street. The first floor is used for commercial retail and the second and third floors are used for residential. The project features 18 one-bedroom units and four studio units as well as private balconies. As shown in Image 2, Villa Luna Apartments is an example of a A.1.a
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multifamily development in the High Density Residential R-4 zone. The 116-unit development features surface parking and units ranging from one bedroom to four bedrooms.
Image 1
Source: The 400 Block Condominiums Proposal
Image 2
Source: Villa Luna Apartments, Apartments.com
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5. Housing for Persons with Physical and Developmental Disabilities Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act require local governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.
The Housing Element Update must also include policies and objectives that remove constraints or provide reasonable accommodations for housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location, and discrimination, which could limit the availability of housing for disabled persons.
Housing for persons with disabilities may include independent housing units with access to supportive services or facilities that provide care and services. The following lists housing types for persons with disabilities and the zones in which they are permitted:
Residential Care Facilities (6 or fewer residents) – permitted in RE, R1, R2, R3, R4, R4-20, PZ, OT- M, OT-H, and RWF zones.
Residential Care Facilities (7 or more residents) - permitted with a conditional use permit in RE, R1, R2, R3, R4, R4-20, PZ, OT-M, OT-H, and RWF zones.
Supportive Housing – to comply with AB 2162, the City includes an action in the Policy Plan to permit supportive housing as a use permitted by right in all zones where multifamily and mixed- use development is permitted.
Transitional Housing – permitted with a conditional use permit in residential, public facilities, industrial, mixed use, or commercial zoning districts if there is not another facility within one-half mile of the proposed site.
Reasonable Accommodations
Reasonable accommodation in the context of land use and zoning means providing individuals with disabilities, or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.
The Hollister Municipal Code does not establish a Reasonable Accommodations application or formal review process. A policy action is included in the Policy Plan to establish formal reasonable accommodations procedures and to make information readily available to the public.
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Definition of Family
Under the right of privacy, the California Constitution prohibits a restrictive definition of “Family” which limits the number of unrelated persons and differentiates between related and unrelated individuals living together. The City’s Municipal Code defines “Family” as one or more persons occupying premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house. A family shall be deemed to include necessary servants.
6. Planned Development Zones
The Planned Development Zones (PD) are intended to encourage a mixture of uses and more flexibility and variation from that of established zones.
The City recently adopted a revised ordinance to amend the procedures for Planned Developments. Prior to the recent code adoption, Planned Unit Developments were approved through a conditional use permit and provided flexibility in zoning standards. This was determined to be an inappropriate use of a conditional use permit, and now the process in the new ordinance will allow for a rezone to establish flexible standards for any particular project. The rezones will establish a PD (with project number) on the zoning map, and the goal is to phase out the existing “PZ” performance overlay zone in our zoning ordinance overhaul after the general plan is adopted. The City plans to rezone all of the “PZ” developments on our zoning map with referential “PD” zoning that refer back to their original project numbers and standards. Planned Developments are allowed in all residential, commercial, industrial, and mixed-use zones under the new ordinance, whereas before they were restricted to residential zones with the PZ overlay only.
A PD permit shall be required under the following circumstances:
1. New structure or use listed as subject to a “Planned Development Permit” (PD) in the applicable zoning district;
2. For the change, enlargement, expansion, or exterior alteration of an existing structure or use for which a Planned Development Permit has not been issued, excluding an existing single-family dwelling used as a residence; and
3. The movement or relocation of any structure, including factory-built and manufactured housing, to any parcel within the City.
The purpose of these permits is intended to afford maximum flexibility in site planning/property development, design, and density/intensity, while protecting the integrity and character of the residential areas of the City, encourage innovation and the development of affordable housing, and ensure consistency with the General Plan.
In the past, planned developments have been used almost exclusively for newly annexed properties/projects to allow for a reduction/flexibility in zoning standards. Because this application process provides property owners and developers with additional opportunities and flexibility, it is not considered a constraint to residential development. Under the new ordinance, the use of the Planned Development has been expanded to provide even more flexibility in its use than before.
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7. Local Ordinances
An ordinance is a law passed by a municipal government that is enacted to maintain or improve public safety, health, and general welfare. Locally adopted ordinances such as inclusionary ordinances or short- term rental ordinances may directly impact the cost and supply of residential development. Impacts may create governmental constraints to the development of housing and may hinder the City from meeting its share of the regional housing need and the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters.
Inclusionary Housing Program
An Inclusionary Housing Program is a local zoning ordinance which either mandates or encourages housing developers to include a specified percentage of units affordable to lower and moderate-income households. Inclusionary Housing programs bring affordable housing to market and increase types of housing available to people of different income levels. The City currently does not have an Inclusionary Housing Program. As such, Chapter 2 Housing Policy includes an action to adopt an Inclusionary Housing Program.
Density Bonus Ordinance
In accordance with California State Government Code Section 65915, the purpose of the Density Bonus is to provide density bonuses, incentives, or concessions for the production of housing for very-low-, low-, and moderate-income households, senior households, and for the provisions of day care centers and donations of land. It is also the intent of the City to implement the goals, objectives, and policies of the City’s General Plan Housing Element and to establish a City density bonus for the provisions of affordable senior housing. Table C-10 provides an overview on State and Local density law. The City’s density bonus provisions are part of the City’s Municipal Code and are available to the public in Chapter 17.34 Density Bonus. The City will make the necessary amendments to the density bonus provisions as state density bonus laws are amended over time.
Basic Density Bonus in Accordance with State Law
Very Low- and Low-Income Units
In accordance with State law, a residential development is eligible for a 20 percent density bonus if it includes at least five dwelling units. Applicants that are seeking a density bonus have to agree to construct at least one of the following:
Ten percent of the total dwelling units of the residential development as dwelling units affordable to low-income households; or
Five percent of the total dwelling units of the residential development as dwelling units affordable to very low-income households.
Moderate-Income Ownership Units
A residential development is eligible for a five percent density bonus if it meets the following requirements:
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Includes at least five dwelling units;
Is in accordance to the development defined in Civil Code Section 1351; All the dwelling units in the development are offered to the public for purchase; and The applicant seeks a density bonus and agrees to construct ten percent of the total dwelling units as ownership units affordable to moderate-income households.
Senior Housing Type 1
Senior Housing Type 1 developments are not required under State law to be affordable to very low-, low, or moderate-income households to be eligible for this bonus. A senior housing Type 1 development is eligible for a 20 percent density bonus if it meets the following requirements:
Includes at least 35 dwelling units; and
The applicant seeks a density bonus.
Additional Density Bonus in Accordance with State Law
The density bonus shall increase if the percentage of affordable housing units exceed the base percentage established in the basic density bonus in accordance with State Law for Very-Low-, Low-income, and Moderate-Income units. The established requirements are as followed:
1. Very low-Income Units: For each one percent increase above five percent in the percentage of dwelling units affordable to very low-income households, the density bonus shall be increased by two and one-half percent up to a maximum of 35 percent.
2. Low-Income Units: For each one percent increase above ten percent in the percentage of dwelling units affordable to lower-income households, the density bonus shall be increased by one- and one-half percent up to a maximum of 35 percent.
3. Moderate-Income Ownership Units: For each one percent increase above ten percent of the percentage of ownership units affordable to moderate-income households, the density bonus shall be increased by one percent up to a maximum of 35 percent.
Incentives or concessions in accordance with State Law
A residential development is eligible for incentives and concessions if it includes at least five dwelling units, and the applicant seeks a density bonus and agrees to construct affordable dwelling units as follows:
Very Low-Income Units
A residential development is entitled to one incentive or concession for a project that includes at least five percent of the dwelling units for very-low-income households; two incentives or concessions for a project that includes at least ten percent of the dwelling units for very low-income households; and three incentives or concessions for a project that includes at least 15 percent of the dwelling units for very low- income households.
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Low-Income Units
A residential development is entitled to one incentive or concession if it includes at least ten percent of the dwelling units for low-income households; two incentives or concessions if it includes at least 20 percent of the dwelling units for lower-income households; and three incentives or concessions if it includes at least 30 percent of the dwelling units for low-income households.
Moderate-Income Ownership Units
A residential development with ownership units affordable to moderate-income households is entitled to one incentive or concession for a project that includes at least ten percent of the ownership units for moderate-income households; two incentives or concessions for a project that includes at least 20 percent of the ownership units for moderate-income households; and three incentives or concessions for a project that includes at least 30 percent of the ownership units for moderate-income households.
Table C-10: Density Bonus Summary
Target Units or Category Minimum %
Target Units1 Bonus Granted
Additional
Bonus for Each
1% Increase in
Target Units
% of Target
Units Required
for Maximum
Bonus
Pursuant to State Density Bonus Law: A State density bonus may be selected from only one category, except that bonuses for land donation may be combined with others, up to a maximum of 35%, and an additional square foot bonus may be granted for a day care center.
Very low-income 5% 20% 2.5% 11%
Low-income 10% 20% 1.5% 20%
Moderate-income (ownership
units only)
10% 5% 1% 40%
Senior housing Type 1 (35
dwelling units or more or
senior mobile home park; no
affordable units required)
100% senior 20% — —
Land donation for very low-
income housing
10% of market-
rate units
15% 1% 30%
Condominium conversion —
moderate-income
33% 25%(b) — —
Condominium conversion —
low-income
15% 25%(b) — —
Day care center — Sq. ft. in day
care center(b)
— —
Pursuant to City Density Bonus
Senior housing Type 2 100% senior;
35% affordable
20%
additional(c)
— 100% senior;
35%
affordable(c)
1. Notes: Only the project's base density is considered when determining the percentage of target units.
2. Or an incentive of equal value, at the City's option.
3. Senior housing Type 2 projects with at least 35% low and very low-income units are eligible for an additional 20% bonus, for a total of 40%, upon granting of a Conditional Use Permit.
Source: City of Hollister Municipal Code
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Short-Term Rental Ordinance
Short-term rentals are commonly defined as an accessory use of a primary residence for the purposes of providing temporary lodging for compensation for up to 30 days or less. The purpose of the Short-Term Rental (STR) Ordinance is to establish regulations, standards, and a permitting process governing the renting or leasing of privately owned, visitor-serving dwelling units on a short-term basis. STRs are often established to safeguard residents by ensuring that short-term rental activities do not threaten the character of neighborhoods and that such short-term rental activities do not become a nuisance, or threaten the public health, safety, or welfare of neighboring properties. In addition, limits on the number of short-term rentals minimizes the impacts on housing by ensuring that a large number of housing units, both rental and ownership, are not removed from the housing market.
The City prohibits short-term rentals. The rental of any dwelling unit on a lot created through an urban lot split or any unit created pursuant to Government Code Section 65852.21 shall be for a term longer than thirty consecutive days.
8. Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time between application to project approval may vary considerably. Factors that can affect the length of development review of a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information. Approval times are substantially lengthened for projects that are not exempt for the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or encounter community opposition.
All discretionary entitlement applications are first reviewed by City staff for completeness, and discretionary applications must receive a recommendation through a staff report prior to a review by the appropriate authority. Various applications may also require public noticing and public hearing.
Applicants for all permits, variances, and land use entitlements are recommended to request a pre- application meeting with the respective department to achieve the following:
Inform the applicant of City requirements as they apply to the proposed project. Review the City’s review procedures.
Explore possible alternatives and modifications.
Identify any necessary technical studies relating to future environmental review.
Table C-11 below identifies the review authority responsible for reviewing and making decisions on each type of application required by the Hollister Municipal Code. Permit review procedures for residential developments in the City are outlined below. All applicable fees related to permits, amendments, and reviews are established by City Council and can be found in the City’s fee schedule.
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Table C-11: Review Authority for Permit Application
Type of Permit or Decision
Review Authority1
Development
Review
Committee
Director Planning
Commission
City
Council
Interpretations R F A A
Administrative Permits -- -- -- --
Administrative Permits with Notice and Review R F A A
Site and Architectural R R F A
Minor Temporary Use Permits N/A F A A
Major Temporary Use Permits R F A A
Conditional Use Permits R R F A
Variances R R F A
Planned Development Permits (Residential)
1 to 4 dwelling units
5+ dwelling units
R
R
F
R
A
F
A
A
Lot Line Adjustments2 N/A N/A N/A N/A
Tentative Maps/Tentative Parcel Maps R R F A
Final Maps N/A N/A N/A F
General Plan Amendments R R R1 F
Specific Plans R R R1 F
Zoning Map Amendments R R R1 F
Zoning Ordinance Amendments R R R1 F
Pre-Zoning R R R F
Development Agreements R R R1 F
Pre-Annexation Agreements R R R1 F
Parcel Maps2 R N/A N/A F3
R – Review and recommendation body
F – Final decision-making body
A – Appeal body
N/A – Not applicable
“—” – Not specified
1. Commission recommends to Council for final determination.
2. Review of parcel maps or lot line adjustment is by City Engineer.
3. Parcel maps involving land dedication need City Council Approval.
Source: City of Hollister Municipal Code
Time Between Receiving Approval and Submitting Building Permit Application The amount of time between when a project receives approval and the submittal of a building permit application varies, depending on a variety of factors, and is controlled by the project applicant. While the City makes effort to streamline the permitting process, this element of time is outside the control of the City. The City’s Municipal Code lists time limits and extensions for permits in Chapter 17.24. Administrative permits expire one year after its effective date, unless an alternate time was specified in the approval unless a building permit or certificate of occupancy has been issued, the use is established, or the city planner determines that other substantial action has been commenced to carry out the terms and intent of the administrative permit. Site and architectural approvals are valid for 24 months from the approval A.1.a
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date. On application, site and architectural review approval may be extended for an additional period, not to exceed one additional year. Table C-12 shows the timelines for permit procedures established by the City. The typical timeline for permit review processing and approval for single-family and multi-family developments is typically two to three months from the date an application is deemed compete. The process can take one year or longer, depending on the complexity of the project, the need for environmental review, and the responsiveness of the applicant to requests for information. The City views longer time periods as typically common and necessary for larger, more complicated projects and does not see this as hindering the construction of housing or introducing unnecessary delays.
Table C-12: Estimated Timelines for Permit Procedures
Type of Approval or Permit Typical Processing Time
Ministerial Review 3 months
Site and Architectural Review 6 months
Conditional Use Permit 5 months
Zone Change Varies
Planned Development Permits 6 months
Site Plan Review This is not a permit
Tract Maps 6 months
Parcel Maps 4 months
Initial Environmental Study Completed within 1 month of initial completeness review Environmental Impact Report Varies
Variances 3 months
General Plan Amendments Varies
Specific Plans One year plus
Zoning Map Amendments 3 months
Zoning Ordinance Amendments 3 months
Pre-Zoning Varies
Development Agreements Varies
Pre-Annexation Agreements 6 months
Source: City of Hollister
Conditional Use Permits in Residential Zoning
According to the City’s Municipal Code Section 17.24.200, conditional use permits are intended to allow for activities and uses that are unique and whose effect on the surrounding environment cannot be determined prior to being proposed for a particular location. Table C-4 lists which residential uses require CUPs in certain zoning districts. According to Section 17.24.200 of the Municipal Code, CUPs are intended to find if the proposed use is conditionally allowed within the subject zoning district and complies with all of the applicable standards, if the proposed use is consistent with the General Plan, if the approval of the CUP is compliant with CEQA, if the proposed use is compatible with existing and future land uses in the vicinity, and if the proposed use would not impair the architectural integrity and character of the zoning district in which it is to be located.
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An application for a conditional use permit, meeting all the requirements outlined in Section 17.24.200 of the Municipal Code, is reviewed by the Development Services Department to ensure the application is consistent with all applicable requirements. During project review, the Director makes a recommendation to the Commission, who shall hold a public hearing. Following the public hearing, the Commission shall issue the decision and findings upon which the decision is based. The review authority identified in Table C-11 above is designated to approve, conditionally approve, or deny applications for conditional use permits in residential zoning districts. Prior to filing a conditional use permit, the City encourages applicants to request a pre-application meeting with the respective department to provide upfront feedback and to expedite processing. Pre-application meetings are informal meetings with City staff for the applicant to receive detailed feedback on their proposal so they can address issues earlier to provide a more complete submission, thereby avoiding unnecessary delays.
While not explicitly required by State law, the conditional use permit requirement for residential care homes for 7 or more persons and temporary residential shelters could be considered a fair housing issue and a potential constraint due to the discretionary nature of the process. Policy actions have been included in the Policy Plan to review requirements for residential care facilities of 7 or more persons, temporary residential shelters, and reasonable accommodations for persons with disabilities.
9. Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to access services and facilities as allowed by State law. The additional cost to develop, maintain, and improve housing due to development fees result in increased housing unit cost, and therefore is generally considered a constraint to housing development. However, fees are necessary to provide planning and public services, including necessary infrastructure, in Hollister. All information regarding the City’s development fees is available to the public on the City of Hollister website as pursuant to Government Code §65940.1 (a)(1)(B).
The location of projects and housing types results in varying levels of development fees. The presumed total cost of development is also contingent on the project meeting City policies and regulations and the circumstances involved in a particular development project application. Some of the City planning fees, mainly for larger or more complex projects, operate on a deposit account basis where time and materials are charged against the established account as the project is processed. Table C-13 provides the planning fees and Table C-14 provides the Residential Impact Fees and Water Meter Fees. The Residential Impact Fees and Water Meter Fees associated with each project are dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City’s policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.
The City of Hollister generally has fees consistent with regional and state averages for most application types. Planning processing fees in the City are comparable to the County of San Benito and the City of Gilroy – some application fees are higher while some are lower in cost, but due to the differences in the A.1.a
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size of the cities and the County, capacity, and development activity, these differences do not indicate a constraint for residential development in Hollister.
Table C-13: Planning Processing Fees
Application Type Fee
Use Permit
Conditional Use Permit (CUP)CP
Regular CUP CP
Amendment CP
Extension CP
$5,227.00 + $392.03
$2,613.00 + $195.98
$2,613.00 + $195.98
Planned Development CP $8,392.00 + $629.40
Temporary Use Permit CP
Major CP
Minor CP
$716.00 + $53.70
$66.00 + $4.95
Home Occupation CP
Administrative CP
Conditional Use Permit CP
Residential Care Home CP
$133.00 + $9.98
$192.00 + $14.40
$1,051.00 + $78.83
Signs
Freestanding Monument Sign CP $2,575.00 + $193.13
Master Sign Program CP $3,300.00 + $247.50
Administrative Sign Permit, first sign CP
Each additional sign CP
$120.00 + $9.00
$26.00 + $1.95
A-Frame Sign Permit CP $135.00 + $10.13
Zoning
Initiation of Pre-zone CP $2,009.00 + $150.68
Pre-zone CP $18,351.00 + $1,376.33
Initiation of Rezone CP $1,360.00 + $102.00
Rezone CP $11,760.00 + $882.00
General Plan
Initiation of General Plan Amendment CP $1,693.00 + $126.98 General Plan Amendment CP $12,009.00 + $900.68
General Plan Text Amendment CP $12,009.00 + $900.68
Environmental Review
Consultant-Prepared/Review CP $13,032.00 + $977.40
City-Prepared Initial Study CP $7,668.00 + $575.10
City-Prepared Mitigated Negative Declaration CP $11,313.00 + $848.48 County of San Benito: Clerk Processing Fee $50.00
County of San Benito: Fish & Wildlife Notice of Exemption $50.00 County of San Benito: Fish & Wildlife (Mitigated) Negative Declaration, Notice of Determination
$2,480.25
County of San Benito: Fish & Wildlife Environmental
Impact Report, Notice of Determination
$3,445.25
Source: Planning Fees 2022
CP: Fees marked with a CP show the applicable 7.5% Citywide Planning Fee.
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Table C-14: Residential Impact Fees and Water Meter Fee Public Facility Impact Fees Single Family Multifamily 2+ bedrooms
Multifamily 1
≥ bedroom Studio
Water Meter (1” meter) $443.00 $443.00 $443.00 $443.00
Water $5,020.00 $4,470.00 $2,160.00 $2,160.00
Traffic $21,150.91 $12,942.91 $12,628.31 $8,366.44
Sewer - Treatment $4,705.04 $4,101.37 $4,101.37 $4,101.37 Sewer – Collection $3,320.00 $3,320.00 $3,320.00 $3,320.00 Storm Drainage $2,000.00 $1,860.00 $640.00 $640.00
Park $14,257.50 $12,641.79 $6,098.75 $6,098.75
Library Facilities $1,3161.37 $1,247.40 $1,247.40 $1,247.40 Police $490.00 $490.00 $490.00 $490.00
Fire $660.00 $660.00 $660.00 $660.00
Detention (Jail/Juvenile Hall) $2,758.63 $2,527.51 $2,527.51 $2,527.51 City Hall/City Yard $554.05 $491.78 $236.39 $236.39
Total Fees $56,720.50 $45,195.77 $34,552.73 $30,290.86
Source: Residential and Commercial Impact Fee Schedule 2021 to 2022
The estimated total 2023 residential impact and water meter fees for a typical single-family residential project can range up to $56,720.60. Estimated total residential impact and water meter fee for a multifamily residential project can range from $34,552.73 and $45,195.77. These estimates are illustrative and my vary based upon unique circumstance of individual development project applications.
10. On-/Off-Site Improvements
Site improvements in the City consist of those typically associated with development for on-site improvements (street frontage improvements such as curbs, gutters, and sidewalks, sewer/water hookups, on-site drainage, and landscaping), and off-site improvements to offset project impacts (off-site drainage, parks, traffic, schools, and sewer/water infrastructure). Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of the development of housing within the City and may also influence the sale or rental price of housing. Some of the costs associated with on- and off-site improvements are undertaken by the City and recovered through development and impact fees.
For single-family residential development on vacant land, examples of typical on-site improvements might include stormwater detention facilities (required by the Clean Water Act), roads, sidewalks, perimeter walls, fire hydrants, emergency access drives, and recreational trails. Multifamily developments may also include common open space and recreation areas.
Typical off-site improvements for both single-family and multi-family developments might include new curbs, gutters, and sidewalks, recreational trail facilities, road improvements and traffic control needed to serve the development, street trees, and landscaping. Utilities may need to be updated or installed to serve the development, including water mains, sewer mains, stormwater pollution prevention measures, and undergrounding of electric utilities.
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Infill residential projects may be required to install any of the improvements listed above, depending on the site-specific circumstances and neighborhood needs.
Subdivisions
The City has standard improvements required for subdivisions that can be found in the City’s Municipal Code under Title 16. General improvements include the following:
All necessary easements for access, drainage, and utilities shall be provided and shall be granted to the appropriate authority in the dedication certificate on the final map. Existing easements at the time of recording shall be shown on the final map.
Drainage is required for all off-street parking/loading areas and shall be designed and constructed as follows:
o Surface water will not drain over any sidewalk, or adjacent parcels; o In compliance with the Water Resources Performance Standards and Stormwater Management and Flooding Performance Standards; and
o In compliance with the City’s Best Management Practices, adopted in compliance with the requirements of the National Pollution Discharge Elimination System (NPDES) The subdivider shall provide maximum off-street parking where economically feasible. Driveways, unless specifically exempted, shall permit cars to park on the lot and outside the carport or garage.
Where available length of driveway or extreme gradient makes parking infeasible, other off-street parking spaces may be required by the City engineer.
Street improvements the listed improvements in Section 16.24.020 of the Municipal Code. For example, the subdivider shall provide streetlights, electroliers, and underground lighting system as required by the Planning Commission.
Individual sewer laterals shall be stubbed to the property line of each lot prior to street construction. These shall be connected to the existing City, district, or approved private system.
The subdivider shall present evidence from the appropriate agency that the system is adequate to handle sewage from the subdivision and that a satisfactory agreement has been made for such services.
Parking Designs
Minimum sidewalk widths are as follows: Driveway Width and Length Residential Zoning Districts
o Driveway minimum width of 12 feet, with direct access to a garage Driveway maximum width of 20 feet for double or 30 feet for three-car garage o Driveway minimum for a single-family driveway of 20 feet Commercial Zoning Districts
o Driveway minimum width of 25 feet
o Driveway maximum width of 35 feet
Industrial/Manufacturing Zoning Districts
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o Driveway minimum width of 25 feet
o Driveway maximum width of 40 feet
The subdivider shall improve or agree to all the standards for improvements as listed in the City’s Municipal Code and with the improvement plans for the individual subdivision as approved by the City Manager. Specific design standards for streets can be found in the City’s Municipal Code. While they do present an additional cost for development, the requirements are consistent with the region and do not present a cost to the development of housing in Hollister.
11. Building Codes and Code Compliance
The City has adopted the 2022 California Building Code, including the ancillary information within the tables, attachments, addendums, and footnotes. This would include, but is not limited to, the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, plumbing code, Energy Code, Historical Building Code, Fire Code, and Existing Building Code.
The Code’s intent is to safeguard the public health, safety, and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to firefighters and emergency responders during emergency operations.
The City includes Chapter 15.04 – Hollister Building Code as part of the Municipal Code. The purpose of the Hollister Building Code is to provide the minimum requirements and standards for the protection of public safety, health, property, and welfare of the City. The City does not have local amendments to the 2022 California Building Code and does not see the Hollister Building Code precluding development in Hollister. Because the City’s existing building code does not significantly differ from the existing California Building Standards Code, they do not significantly impact the cost and supply of housing in Hollister.
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C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost of providing adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often “passed on” in as part of home rental or sales rates. As virtually all new development within the City is infill development, new infrastructure is not generally required; however, larger and even some smaller projects may require infrastructure improvements or payment for future improvements.
1. Dry Utilities
Dry utilities include electric, telephone, TV, internet, and gas services. The various utility providers are responsible for providing these necessary resources to new housing units.
Electrical
Central Coast Community Energy (3CE) provides electricity service to the City of Hollister, through PG&E distribution infrastructure. C3E supports clean and renewable energy and community reinvestment and provides access to 3CE Energy Program rebates and incentives. With 3Cchoice, the default program, 31 percent of the energy mix comes from eligible renewables (based on the California Renewables Portfolio Standard). 3CE and its customers are on a pathway to 100 percent clean and renewable energy by 2030 and 60 percent by 2025. Pacific Gas and Electric Company (PG&E) provides the electricity infrastructure, which is located aboveground on utility poles and belowground. The power mix delivered to customers includes the following greenhouse gas-free technologies:
Eligible renewable resources, such as wind, geothermal, biomass, solar and small hydro (38.4 percent)
Large hydroelectric facilities (11.6 percent)
Unspecified Power (49.8%) (Unspecified power is electricity that has been purchased through open market transactions and is not traceable to a specific generation source.) Natural Gas
PG&E also provides natural gas services in Hollister. As a public utility, PG&E is under the jurisdiction of the California Public Utilities Commission (CPUC) which regulates natural gas rates and natural gas services, including in state transportation over the utilities’ transmission and distribution pipelines system, storage, procurement, metering, and billing. PG&E is responsible for providing service to residential, industrial, and commercial customers in Hollister.
The former Hollister Manufactured Gas Plant (MGP) operated in the City from 1886 to 1935. In 1935, Santa Cruz began providing Hollister with natural gas, and by 1943, the MGP structures were removed from the site located at 6th and Sally streets. The site is now the location of PG&E’s Hollister Service Center.
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In December 2013, environmental remediation work at the site was completed. The four-month long project involved the removal of the impacted soil beneath the footprint of the site. Through the remediation work 1,444 tons of materials were recycled, reduced greenhouse gas emissions by 6.04 metric tons, contributed over one million dollars to the local economy and provided jobs to two local community members.
2. Water Supply
The City of Hollister Utilities Division is responsible for producing and distributing potable water for approximately half of the City which is generally located west of Memorial Drive. The remaining portion of the City is serviced by the Sunnyslope County Water District. This division is also responsible for wastewater collection and conveyance to the wastewater treatment plants. The City’s latest Urban Water Management Plan, in collaboration with San Benito County Water District and Sunnyslope County Water District, demonstrates that the City has planned for water supply for all planned growth. As the state requires through the regular Urban Water Management Plan updates, the City is able to provide sufficient water capacity to accommodate the regional housing need.
Water Sources
There is a total of 1,188,556,060 gallons of water produced from surface and ground water entering the City of Hollister Water System. In the most recent 2021 Annual Drinking Water Quality Report, the City of Hollister obtained 46 percent of its portable drinking water from its five active deep groundwater wells located throughout the City and Cienega Valley, 6 percent from surface water, treated at the Lessalt Water Treatment Plant, 6 percent of groundwater from the Sunnyslope County Water District (SSCWD) wells through a series of distribution system inter-ties, and 35 percent from the West Hills Water Treatment Plant.
Water Quality
The City regularly collects and tests water samples from designated sampling points throughout the water distribution system to ensure water delivered meets or exceeds federal and state drinking water standards. The City has conducted 388 tests for contaminants from January 1 st to December 31st. Of the total test, 18 were detected for contaminants, and of those tests only one was found at a level higher than the State allows.
Wastewater
The City of Hollister Utilities Division operates the Industrial Wastewater Treatment Plant and the Domestic Water Reclamation Facility. The Industrial Wastewater Treatment Plant primarily treats waste from the tomato cannery located in the City. It also collects a portion of the City’s storm water runoff. The Water Reclamation Facility treats domestic, commercial, and industrial wastewater in the City of Hollister and produces Title 22 reclaimed water for park irrigation, airport greenery, and ground water recharge.
According to the City’s Urban Management Plan, adequate wastewater treatment facilities are available to serve the planned regional housing need.
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3. Fire and Emergency Services
Fire Department
Fire protection is provided by the Hollister Fire Department. The Hollister Fire Department has been serving the City of Hollister since 1875. Hollister Fire is an all-risk fire department providing services covering fire prevention (including building plan review, site inspections, public education) arson investigation, hazardous material releases, involvement with public events, medical aid requests, vehicle accidents, specialized rescue, and all types of fires. In 2013, the Hollister Fire Department expanded its organization to provide fire protection services for San Benito County and the nearby city of San Juan Bautista.
The Hollister Fire Department has three stations within the City and one fire station in the City of San Juan Bautista. There is anticipated development of two additional fire stations in the county to meet the growing population in the City of Hollister and surrounding areas.
Emergency Services
The Hazel Hawkins Memorial Hospital provides emergency service 24 hours per day, 7 days per week. The hospital has 18 bed Emergency Department (ED) receives over 22,000 patients annually. The Emergency Department has a team consist of ED physicians and medical specialists including, orthopedics, tele-stroke doctors, cardiologists and mid-level providers along with nurses that are certified with cardiac life support and pediatric life support.
4. Police Services
The Hollister Police Department (HPD), the San Benito County Sheriff’s Office, and the California Highway Patrol provides police services to the General Plan Planning Area. The HPD has primary responsibility for areas with the City. In 2021, the Hollister Police Department issued its most recent annual report. At the time of release of the report, the police department had two captains and 17 employees.
The Santa Cruz Regional 9-1-1 (SCR 9-1-1) is a Joint Powers Authority (JPA) dispatching for multiple Law Enforcement, Fire, and EMS agencies in Santa Cruz County. Dispatchers at SCR 9-1-1 are the county’s primary public safety answering point. In 2021, SCR 9-1-1 processed 521,702 total telephone calls, from which 30,588 calls for service were created for the Hollister Police Department.
The Hollister Police Department Records Department assists citizens with general police related information, public records act requests, report requests, vehicle releases, background checks, clearance letters, fingerprint services and citation sign-off. Records is also responsible for a variety of specialized and technical duties as well as report and citation processing.
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D. Environmental Constraints
The City of Hollister may by susceptible to several environmental constraints to the development of housing. Human-caused risks such as hazardous materials can pose risks to community health and safety.
Effective planning to prepare for and mitigate and the adverse effects of these risks can help ensure that Hollister maintains a high level of safety for its residents. The City of Hollister plans and engages mitigation techniques through the City’s Hazards, Safety, and Noise Element.
1. Geological and Seismic Hazards
Geologic and seismic hazards in Hollister include those related to earthquakes, steep slopes and landslides, erosion, and soil subsidence. Earthquakes pose the greatest potential for far-reaching loss of life or property. Alquist-Priolo earthquake fault zones are regulatory zones surrounding the surface traces of active faults in California. Wherever an active fault exists, if it has the potential for surface rupture, a structure for human occupancy cannot be placed over the fault and must be a minimum distance from the fault. According to the California Department of Conservation, the minimum distance is generally 50 feet. Hollister is located within a 5-mile radius of at least four major seismic faults and fault systems.
According to the United States Geological Survey (USGS) Interactive Fault Map, the nearest active fault zones include the Quien Sabe fault to the East, Tres Pinos fault to the South, San Andreas fault to the West, and Sargent fault zone to the North of the City. As shown in Figure C-6, the Calaveras faults and their associated Alquist-Priolo earthquake fault zones run through Hollister. Residential development within a seismically active zone could expose Hollister residents to adverse effects. The California Department of Conservation has an interactive map, the California Earthquake Hazards Zone Application, available for residents to determine if their property is located in an earthquake fault zone.
A lesser geologic hazard relates to soil stability in the City. Hillsides located mostly on the periphery of the City can be subject to landslides and portions of the City have expansive soil types. Expansive clay soils, which can shrink and swell, are common within the northern portion of the City. Areas with expansive soils must often implement special building and structure design which can withstand fluctuation in soil.
In addition, areas found in the City may be subject to liquefaction during a seismic event if groundwater is present near the surface. To ensure structural stability, seismic and geologic hazards are addressed through the environmental and development review and permitting process.
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Figure C-6: USGS Fault Zones
Source: USGS Fault Map Viewer
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2. Flood Hazards
The City of Hollister and surrounding areas are subject to unpredictable seasonal rainfall, and every few years the region is subjected to periods of intense and sustained precipitation that result in flooding.
Flooding can be a destructive natural hazard and is a recurring event. A flood is any relatively high streamflow overtopping the natural or artificial banks in any reach of a stream. The greatest flood hazard is present mainly along two existing creeks, Santa Ana Creek and San Benito River, that are included as flood hazard areas on existing Federal Emergency Management Agency (FEMA) maps.
Flooding becomes particularly hazardous when development encroaches onto floodplains, modifying the landscape and altering natural patterns of conveying excess water during floods. Figure C-7 shows the flood zones in and around the City of Hollister. The San Benito River borders the Western edge of the City and is identified by FEMA as a Regulatory Floodway. North of City is the Santa Ana Creek and has a 1 percent annual chance of flooding.
One-hundred-year floods are those that have a one percent chance of occuring in any given year. The 100- year flood is a regulatory standard used by Federal agencies and most states to administer floodplain management programs and is also used by the National Flood Insurance Program as the basis for flood zones. Standard practice is to avoid or restrict construction within 100-year flood zones, or to engage in flood-proofing techniques such as elevating building pads or consturcting walls, dams, and levees.
Portions of the City of Hollister are located within 100-year flood plain, primarily in the parts of the City along Santa Ana Creek and San Benito River. In addition, there are some spots within the City that have a 500-year (0.2 percent) annual chance flood hazard. These locations occour sporadicly around the City, and make up only a small portion of all total flood hazards.
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Figure C-7: FEMA Flood Zones
Source: AFFH DataViewer 2.0, HCD
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3. Fire Hazards
As shown in Figure C-8, the City of Hollister doesn’t have any areas that are at risk of wildfires. However, the City is surrounded by thousands of acres of undeveloped hillsides that are moderate to high risk of wildfire. Figure C-8 shows the three fire risk levels: Moderate, High, and Very High, within and around the City. The Planning Area does not include areas that face risk threat; however, areas of very high fire risk are located to the south, near San Juan Road. Areas north of San Juan Road face a high risk of fire hazard.
Areas to the east of the City, beyond Fairview Road, have a moderate risk of fire hazard. Figure C-9 shows the CAL Fire Very High Hazard Severity Zones of San Benito County. Portion of the northern areas of the County are not identified to be in a fire hazard severity zones. San Juan Bautista, Ridgemark, and Dunneville are also communities without High Hazard Severity Zones.
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Figure C-8: Fire Hazard Areas
Source: AFFH DataViewer 2.0, HCD
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Figure C-9: CAL FIRE Very High Hazard Severity Zone
Source: CAL FIRE Fire Hazard Severity Zones, FHSZSRA_DRAFT_23_1, (Accessed April 24, 2023) A.1.a
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Housing Resources
The City of Hollister provides a variety of resources and services to assist the community in accessing housing which meets their needs and income levels. This Appendix provides a summary of those resources and services.
A. Resources for Special Housing Needs Groups
1. Seniors
Seniors (persons 65 years of age and older) typically prefer to stay in their own homes as long as possible.
If family members are nearby, they can also assist with basic care needs, enabling seniors to remain in their homes longer. However, this is not always possible. As such, the City works with the non-profit Jovenes De Antaño to provide meals and welfare assistance to seniors.
The following resources are provided County-wide and are available to Hollister seniors:
Advocacy, Inc.: An independent non-profit agency that manages two main programs: Patients’ Rights Advocates and Long-Term Care Ombudsman. The Patients’ Rights Advocate Program is a state mandated program charged with rights protection and advocacy for all mental health consumers residing in San Benito County, and to assist recipients of mental health services to exercise their human and civil rights. Patients’ Rights Advocates represent a client's expressed desire as defined by the client as long it’s within the bounds of the law and achievable within the Advocate’s resources.
Advocates do not determine what is most appropriate for the client, or what may be in the client’s best interest. Rather, Advocates advise clients about their options, and the implications of those options, and assist the client to make an informed choice. Jovenes De Antaño: The City works with the non-profit organization to provide meals and welfare assistance to seniors. In 2017, the City received $194,967 in CDBG funding for senior services that was administered through Jovenes De Antaño. In 2020, the City received $229,032 in CDBG funding for Meals on Wheels, also administered through Jovenes De Antaño. Seniors Council of Santa Cruz and San Benito Counties: Community-based non-profit organization providing services, support, and advocacy to enable seniors to function with independence in their homes and the community to their fullest capacity. The organization includes a number of programs targeted towards assisting seniors. Programs and resources include:
o Aging & Disability Resource Connection (ADRC): assists older adults, individuals living with disabilities, and family caregivers with identifying personal and community resources, navigating public benefits, and accessing a network of additional service agencies.
o Area Agency on Aging: serves as an advocate for seniors by monitoring, evaluating, and commenting on all policies, programs, and community actions pertaining to seniors.
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o Project Scout: provides free tax assistance to seniors/elderly. o Senior Companion: provides friendly visitor and peer support for seniors who may have difficulty with daily living tasks and for caregivers.
o Senior Services: offers information about in-home services, hospice programs, transportation, legal services counseling, health insurance counseling, senior centers, adult day care, Alzheimer’s resource centers, and Meals on Wheels programs. o Seniors Council Falls Prevention Program: offers services to help older adults maintain healthy activity levels and risk-prevention tools. Services and resources include workshops to combat fear of falling, low-cost emergency response systems, and in-home risk and safety assessments.
San Benito County Free Library: A local library located in Hollister that provides a list of resources for seniors on its website. Resources include Jovenes de Antaño, Central Coast Center for Independent Living, County Express & Dial-A-Ride, Alliance on Aging, Reporting Elder Abuse, legal services, and other resources from the State.
211 San Benito County: A comprehensive information and referral service that connects community members to critical services available in the community for 24 hours a day, 7 days a week. 211 San Benito County lists a wide array of resources available to San Benito seniors, including home delivered meals, senior ride programs, senior support services, senior centers, elder abuse reporting, and many more resources catered for the community.
San Benito County Health & Human Services Agency: An agency that provides for a number of resources for different community groups, including seniors. Services include Adult Protective Services, In-Home Supportive Services, counseling options, transition assistance, short-term coordination, and general information and assistance services. San Benito County Community Action Board: An advisory board that provides assistance services and resources to residents with disabilities, seniors, and low- to moderate-income individuals. The CAB assesses the needs of the community and applies for various grants to low- to moderate-income residents of the County based on surveys, focus groups, and community input. The CAB features a Volunteer Income Tax Assistance (VITA) and Tax Counseling for the Elderly (TCE) program that offers free basic tax return preparation and information about pensions and retirement-related issues to residents aged 60 years and older.
2. Persons with Physical and Developmental Disabilities Individuals living with a disability are capable of living fulfilling normal lives. For some, however, they may need further assistance and resources to partake in daily activities.
The following resources are provided to individuals with disabilities within the City of Hollister:
Central Coast Center for Independent Living (CCCIL): CCCIL promotes the independence of people with disabilities by supporting their equal and full participation in life. CCCIL provides advocacy, education and support to people with disabilities, their families and the community.
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Aging and Disability Resource Connection of San Benito (ADRC): As a part of a growing statewide network for the California Department on Aging (CDA), ADRC is a funded and locally supported organization aimed to streamline information referral/assistance, long-term services and supports options counseling, short term service coordination, and institution-to-home transition assistance, supporting individuals who are aging and/or with disabilities in San Benito County. Del Mar Caregiver Resource Center: A non-profit organization that provides support services and free classes for family caregivers.
Social Vocational Services (SVS): Apart of the California’s department of Rehabilitation, the Hollister location of SVS offers the developmentally disabled community supported employment services, and individual and group employment coaching.
San Andreas Regional Center (SARC): A non-profit that serves individuals with developmental disabilities and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. SARC provides case management and community services, such as information on employment services or health insurance, for residents with disabilities. Foster Grandparent and Senior Companion Program: SARC provides a Foster Grandparent and Senior Companion volunteer programs in which volunteers at least 55 years old are paired with individuals with intellectual and/or developmental disabilities who are receiving services from SARC. Volunteers may choose supporting children in a classroom setting or adults in residential care homes or day programs.
Advocacy Inc.: An independent non-profit agency that provides services to protect patients’ rights and free advocacy services for residents of nursing homes and residential care facilities. The Ombudsman Program is charged with advocating for seniors and disabled individuals living in residential care facilities for the elderly and skilled nursing facilities.
3. Persons Experiencing Homelessness
The Department of Housing and Urban Development (HUD) defines homelessness as individuals who are living in a place not meant for human habitation, in emergency shelter, fleeing or attempting to flee domestic violence in transitional housing, are exiting an institution where they temporarily resided (for up to 90 days), or those who are close to losing their primary residence with no resources to find new housing. The following resources are provided to individuals experiencing homelessness within the City of Hollister:
San Benito County Health & Human Community Services and Workforce Development : This agency provides a variety of trainings, services and resources to unemployed, under-employed and dislocated workers which will raise their education and skill levels to ensure their success in the workforce. The Workforce Development Boards (WDB) receive federal, state, and local funding for workforce development programs. The WDB offers a comprehensive range of workforce development activities to benefit job seekers, laid off workers, youth, incumbent workers, new entrants to the workforce, veterans, persons with disabilities, and employers.
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Community Action Board (CAB): CAB serves as an advisory board to San Benito County Community Services & Workforce Development (CSWD). Through surveys, focus groups and community input, the CAB will assess the needs of the community and apply for various grants in order to provide services to low-to moderate-income residents of San Benito County. The organization includes several programs targeted towards assisting homeless individuals. Programs and resources include:
o H.O.M.E. Resource Center: A year-round homeless shelter serving up to 50 adults each night. Guests receive a variety of supportive services that include case management, referral service, assistance with applying for social service benefits, housing navigation, and alcohol/Drug counseling and treatment services.
o Helping Hands: A permanent housing program for chronically homeless individuals and families with disabilities.
o Housing Opportunities for Persons with Aids (HOPWA): Funds given to provide direct assistance to low- income households who need help paying their rent and other services to individuals who have tested positive for HIV or AIDS. o Volunteer Income Tax Assistance Program (VITA): A grant program designed to support free tax preparation services to help low- to moderate-income individuals, persons with disabilities, seniors, and limited English speakers.
Community Food Bank: Serving San Benito County, Community Food Bank is a non-profit organization that collects and distributes food to the community.
Continuum of Care Program (CoC): The CoC program provides funding to states, localities and nonprofit organization to provide permanent housing, transitional housing, supportive services for unhoused individuals, or those who facing potential homelessness.
B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources.
The following funding sources are utilized to provide financial and other assistance related to the provision of affordable housing.
1. Section 8 Housing Choice Vouchers
The City of Hollister contracts with the Housing Authority of Santa Cruz County to operate the housing voucher programs. The Housing Authority of Santa Cruz County indicated that there are a total of 366 households, with a total of 1,038 household members, receiving Housing Choice Voucher (Section 8) rental assistance in the County.
2. Local Early Action Planning (LEAP) Grant
The City applied for and received a total of $150,000 of LEAP grant funding from HCD. LEAP Grants provide funding opportunities for jurisdictions to update their planning documents and implement process improvements that will facilitate or accelerate housing productions to meet the 6 th Cycle RHNA.
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3. HOME Investment Partnership Program
HOME Investment Partnerships provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low- income households. The City of Hollister has not applied for the HOME Program in the last five years.
4. CalHome Program
The CalHome Program provides grants to local public agencies and nonprofit corporations for first-time homebuyer and housing rehabilitation assistance, homebuyer counseling, and technical assistance activities to enable low- and very low-income households to become or remain homeowners. The City applied for the CalHome Program as part of the 2023 Homeownership Super Notice of Availability (HOSN or Super NOFA). Applications for the Super NOFA were due February 28, 2023. As of December 2023, the City is pending a response from the State.
5. Permanent Local Housing Allocation (PLHA) Grant
The Permanent Local Housing Program provides funding to local governments in California for housing- related projects and programs that assist in addressing the unmet housing needs of their local communities. The Building Homes and Jobs Act (SB 2, 2017) established a $75 recording fee on real estate documents to increase the supply of affordable homes in California. The recording fees collected are subject to the number of real estate transactions recorded in each county will vary from year to year, so the revenues collected will fluctuate. The City applied and awarded funding for the five-year grant cycle 2020-2024. The grant requires jurisdictions to establish a five-year plan to demonstrate how the funds will be directed. The City of Hollister’s five-year plan seeks to provide financial support to Assisting persons, who are experiencing homelessness or at-risk of homelessness. In this five-year plan, the City of Hollister is providing direct resources to Emmaus House and the H.O.M.E Resource Center. For grants years 2020-2022 the City of Hollister was awarded $750,761.
6. Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low- and moderate-income persons (up to 80 percent AMI).
CDBG funds can be used for a wide array of activities, including:
Housing rehabilitation;
Lead-based paint screening and abatement;
Acquisition of buildings and land;
Construction or rehabilitation of public facilities and infrastructure, and Public services for low-income households and those with special needs.
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Through the annual Notice of Funding Availability (NOFA), the City applies for CDBG funds from the U.S.
Department of Housing and Urban Development (HUD) every year. The City is responsible for administering these funds. The funds must be used to develop viable communities by promoting integrated approaches that provide items, such as decent housing, a suitable living environment, and expand economic opportunities for low- and moderate-income persons.
In 2017, the City received the following grants for a total of $2,279,116. $1,532,400 for Parks & Recreation
$122,592 for Parks & Recreation Delivery
$194,967 for senior services through Jovenes De Antaño $270,149 for the San Benito County Food Bank
$159,008 for General administrative purposes
In 2020, the City also received $229,032 for Meals on Wheels through Jovenes De Antaño and $151,177 for the CDBG-CV-COVID Grant.
7. SB 2 Grant
To supplement the cost of the City’s effort to update the streamlining process of affordable housing, the City has been awarded an SB 2 Planning Grant Program grant from HCD. The SB 2 program includes improvements to expedite local planning processes. In 2020, the City received $160,000 from the SB 2 Grant.
8. Affordable Housing Programs
Various programs and resources are available to residents of the City of Hollister and San Benito County to assist with rent and housing needs. Programs and resources include:
Project-Based Voucher Program (PBV): The Housing Authority of Santa Cruz County allows a housing authority that already administers the tenant-based Housing Choice Voucher (HCV) Program with HUD to attach the funding to specific housing units. In the PBV program, the family must live in the PBV unit with rental assistance paid to the property owner on behalf of eligible tenants. The Housing Authority of Santa Cruz lists the following as benefits from the PBV program for families: deeper subsidy, units designated for voucher families, and better access to high-opportunity neighborhoods.
PBVs also help facilitate housing production for vulnerable populations, including veterans, persons with disabilities, seniors, and persons experiencing homelessness. General Assistance: General Assistance is a County funded temporary cash program for unemployed single adults and couples who may not have dependent children and are not receiving other public assistance benefits, including Supplemental Security Income (SSI) or unemployment benefits. Inclusionary Housing Program: The City is currently drafting an Inclusionary Housing Program that either mandates or encourages housing developers to include a specified percentage of units affordable to lower and moderate-income households. Inclusionary Housing programs bring A.1.a
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affordable housing to market and increase types of housing available to people of different income levels.
9. Utility Assistance Programs
The City and San Benito County have various programs in place to assist residents with utility affordability.
Eligibility for the following programs is determined through the County and the State:
CalFresh: CalFresh, is the State implementation of the Federal program Supplemental Food and Nutrition Service (SNAP). This program provides assistance for low-income families to their supplement grocery budgets. The amount of available monthly benefit is based on household size and income.
CalWORKs: Administered by the San Benito County Health & Human Services Agency, CalWORKS is a program that provides cash assistance and services to families having at least one child in the home deprived of parental support or care because of absence, disability, or death of either parent, families with at least one child and both parents in the home where the principal wage earner is unemployed, or caretaker relative of a child or foster child. Low-Income Household Water Assistance Program: The program is a federal program that provides financial assistance to low-income residents to help manage residential water utility costs.
Low-Income Home Energy Assistance Program (LIHEAP): The program is a federal program that provides assistance to eligible low-income households with the goal of managing and meeting their immediate home heating and/or cooling needs. The program includes various services, such as the Energy Crisis Intervention Program, for low-income households.
C. Opportunities for Energy Conservation
1. Energy Use and Providers
Pacific Gas and Electric Company (PG&E) provides electricity and natural gas services for the City. Natural gas is a “fossil fuel” and is a non-renewable resource. The natural gas transmission pipelines within the City are owned and operated by PG&E. Pacific Gas and Electric Company has the capacity and resources to deliver gas except in certain situations that are noted in state law. As development occurs, PG&E will continue to extend its service to accommodate development and supply the necessary gas lines. Electricity is provided on an as-needed basis to customers within existing structures in the City. Every year CCCE expands and improves on existing facilities according to demand.
PG&E offers programs to promote the efficient energy use and assist lower-income customers. This includes participation in the Low-Income Home Energy Assistance Program and Energy Savings Assistance Program to help homeowners and renters conserve energy and control costs. Eligible customers receive no-cost weatherization, including attic insulation, energy efficient refrigerators, energy-efficient furnaces, weather stripping, caulking, low-flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration.
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2. Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs.
Energy conservation strategies can help reduce consumptions of energy which would reduce monthly costs to homeowners and renters. Examples of energy conservation strategies include weatherization such as installation of more efficient appliances, and solar energy systems. Buildings can also be designed to incorporate energy conservation strategies such as cooling materials and building orientation.
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Appendix E: Affirmatively Furthering Fair Housing (AFFH) A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-1 Affirmatively Furthering Fair Housing
AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.
Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, which overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” These characteristics can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color, familiar status, or disability.
A. Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.
California’s Department of Fair Employment and Housing (DFEH) has statutory mandates to protect the people of California from discrimination pursuant to the California Fair Employment and Housing Act (FEHA), Ralph Civil Right Act, and Unruh Civil Rights Act (with regards to housing). The FEHA prohibits discrimination and harassment on the basis of race, color, religion, sex (including pregnancy, childbirth, or related medical conditions), gender, gender identity, gender expression, sexual orientation, marital status, military or veteran status, national origin, ancestry, familial status, source of income, disability, and genetic information, or because another person perceives the tenant or applicant to have one or more of these characteristics.
The Unruh Civil Rights Act (Civ. Code, §51) prohibits business establishments in California from discriminating in the provision of services, accommodations, advantages, facilities, and privileges to clients, patrons, and customers because of their sex, race, color, religion, ancestry, national original, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, or immigration status. The Ralph Civil Rights Act (Civ. Code § 51.7) guarantees the right of all persons within California to be free of any violence, or intimidation by threat of violence, committed against their persons or property because of political affiliation, or on account of sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, immigration, or position in a labor dispute, or because another person perceives them to have one or more of these characteristics.
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1. Enforcement and Outreach
The City of Hollister Housing Division increases and preserves the community’s supply of low- and moderate-income housing. Hollister implements its Housing Program by offering various programs to all family income levels in the community. The City’s Housing Coordinator is responsible for providing information regarding these housing programs. The Housing Authority of the County of Santa Cruz also operates programs such as Housing Choice Voucher for the City. The City provides contact information for these groups on its website.
The City posts its Annual Housing Report after every Fiscal Year pursuant to Health and Safety Code Section 34176.1(f) to provide the City Council an overview of the City’s housing assets and activities. This report also describes activities undertaken during the Fiscal Year related to Low- and Moderate-Income Housing Asset Fund (LMIHAF).
San Benito County maintains a formal contract with the California Rural Legal Assistance (CRLA) to help low-income residents with fair housing complaints. CRLA operates a state-wide Fair Housing and Foreclosure Prevention Program under the guidance of HUD. CRLA provides a variety of consultation services through its hotline service and consultations, distributes legal information to landlords and tenants, and files and litigates fair housing complaints in which violations of federal or state housing discrimination laws impact Hollister residents. These include cases involving race, national origin, familial status, religion, disability, age, sexual orientation, gender, and gender identity. The procedure for handling a case typically begins with an initial intake call. The receptionist checks the conflict-of-interest files to ensure that no such conflict exists. The screened call is then passed to a housing worker who has received extensive training in proper interviewing techniques and legal knowledge. The housing worker will give the appropriate advice to the client. Typical questions received on the hotline involve security deposit refunds, entry into the home, when rent can be withheld, eviction notices, rent control, and fees for late rent payments. The vast majority of call-ins are handled by phone consultation only.
In situations where problems cannot be adequately addressed through telephone advice, clients meet with an attorney to explore the issue and develop an appropriate plan to address the problem. Further action is taken as needed, including letters, telephone calls, and preparation of court documents and fair housing complaints directed to HUD or the State of California Department of Fair Employment and Housing, if needed.
Where required, CRLA will conduct fair housing surveys or tests to determine whether violations exist.
Many landlord and tenant disputes are successfully resolved without formal litigation. In such disputes, the case handler assigned will contact the opposing party and attempt to resolve the issue with a mutually agreeable and negotiated resolution. If negotiations are not possible, litigation may be the only alternative. CRLA also participates in housing fairs in jurisdictions throughout the county. These forums provide the opportunity to distribute landlord-tenant information on rights and responsibilities and educating the general public about fair housing. Programs organized by CRLA relating to fair housing include the following:
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First-Time Home Buyer Counseling
First-Time Homebuyer Education
Home-Seeking Counseling
Shared Housing Counseling and Placement
Other fair housing legal assistance available to Hollister residents include:
Senior Citizens Legal Services (SCLS) – provides free legal advice and representation to adults 60 years and older in Santa Cruz and San Benito counties. SCLS defends the rights of older adults regarding health care, abuse, exploitation and discrimination of the basis of age or disability.
2. Fair Housing and Civil Rights Findings, Lawsuits, Enforcement, Settlements or Judgements
The U.S. Department of Housing and Urban Development determined that a group of California mortgage lenders discriminated against a Hispanic man in 2016 due to his national origin. The complaint was made against mortgage lenders American Financial Network, Benchmark Communities, and Brigantino Enterprise. As result of the investigation, American Financial Network agreed to pay the man $5,000 in a settlement and agreed to incorporate annual fair housing training for their employees.
The City’s Code Enforcement Division enforces and administers all applicable codes and ordinances of the City in a fair and impartial manner to resolve health, safety, and public nuisance conditions that affect the quality of life in Hollister. Enforcement is provided proactively and on a complaint basis. The Code Enforcement Officer receives, observes, evaluates, and investigates reports from residents regarding code violations. The Code Enforcement Officer then notifies property owners of code violations and prescribes and monitors corrective action. When necessary, the case is referred to the Office of the City Attorney or District Attorney for further legal action. The most common reported code violations include substandard housing, illegally converted garages, occupied trailers, and other recreational vehicles, accumulation of garbage, rubbish, automotive parts, and junk, accrual of dry or dead vegetation, inoperable vehicles, inadequate landscaping and weeds, and inappropriate storage of boats, trailers, and recreational vehicles.
3. Fair Housing Laws
The City is in compliance with existing fair housing laws, and often seeks to go beyond State requirements to address fair housing and access to affordable housing. The following lists State and local fair housing laws and specifies how the City complies:
Applicable State Law
• California Fair Employment and Housing Act (FEHA): The City continues to implement and update programs that promote fair and equal access to housing. The City also continues to review standards and requirements that may constrain equal access to housing and the development of affordable housing.
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Appendix E: Affirmatively Furthering Fair Housing Page E-4 • Government Code Section 65008: The City continues to implement programs that encourage affordable housing development. The City plans to implement an Inclusionary Housing Ordinance that requires the development of affordable units as part of multi-family residential developments.
• Government Code Section 8899.50: The City implements programs and actions in compliance with State law that affirmatively further fair housing. As detailed in the Policy Plan, the City administers programs to promote equal housing access and affordable resources. • Government Code Section 11135: The City promotes State-funded programs, such as the First- Time Homebuyer Program, on the City’s website and at the public counter. The City continues to implement and encourages programs that promote full and equal access to all programs and activities.
• Density Bonus Law: The City has an adopted Density Bonus Ordinance. The City provides incentives to developers to produce affordable housing to very low-income households, low- income households, moderate-income households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as well as for the development of childcare facilities. The Policy Plan includes an action for the City to update its Density Bonus Ordinance to comply with State law requirements.
• No-Net-Loss Law: The Candidate Sites Analysis details how the City maintains adequate sites to meet its RHNA.
• Housing Element Law: The City identifies and includes an analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs.
Applicable Local Ordinances and Policies
Local Ordinances: The City has codified local ordinances that establish procedures for density bonuses. These are detailed in Appendix C.
Policy Plan Program: The Housing Element Policy Plan (Chapter 2) details the City’s goals, policies, programs, and objectives. The City addresses the need to provide additional housing opportunities, remove constraints to affordable housing, improve the existing housing stock, and provide equal opportunities for current and future residents of Hollister.
B. Analysis of Federal, State, and Local Data and Knowledge
1. Integration and Segregation Patterns
The dissimilarity index is the most-commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community.
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Appendix E: Affirmatively Furthering Fair Housing Page E-5 Figure E-1: Dissimilarity Index in Hollister with White Population shows the dissimilarity index for racial and ethnic groups in the City. The figure shows segregation for the City’s Hispanic population, which has a dissimilarity index of 33.1. The City’s Native Hawaiian (31.3), American Indian (30.2), and Other (46.6) populations were the only other groups to have dissimilarity indices above 30. The City’s Black and Asian populations had the low dissimilarity index scores of 14.6 and 13.3, respectively. When a racial or ethnic population is small, its dissimilarity index may be high even if the racial or ethnic group members are evenly distributed throughout the area. Thus, when a group’s population is less than 1,000, exercise caution in interpreting its dissimilarity indices.
Figure E-1: Dissimilarity Index with White Population, Hollister
Source: Census Scope, Social Science Data Analysis Network. *Non-Hispanic only.
0 5
10 15
20 25
30 35
40 45
50 White* Black* American
Indian*
Asian* Native
Hawaiian*
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Hispanic
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Appendix E: Affirmatively Furthering Fair Housing Page E-6 Figure E-2: Neighborhood Segregation by Race and Ethnicity shows spatial mapping of neighborhood segregation for the City and surrounding region. As shows, the City is made up of “Latinx-White” areas with some areas of “Mostly Latinx.” This is mostly consistent with the region. However, there are some areas northwest of the City that have “3 Group Mixed” populations.
It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country. Alternatively, when white residents leave neighborhoods that become more diverse, those neighborhoods can be segregated.
Another major factor is the concentration and availability of affordable housing, which the City deliberately chose to disperse when selecting properties for the Sites Inventory as shown in Appendix F.
Other factors include housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.
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Appendix E: Affirmatively Furthering Fair Housing Page E-7 Figure E-2: Neighborhood Segregation by Race and Ethnicity (2022)
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-8 Hate Crimes
Hate Crimes are violent acts against people, property, or organizations because of the group to which they belong to identify. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice.
As shown in Table E-1, between 2015 and 2020, a total of four hate crimes were reported in Hollister, which were based on race, ethnicity, and ancestry and sexual orientation. Specifically, the hate crimes that occurred in 2015, 2016, and 2017 were related to sexual orientation, and the hate crime reported in 2017 was related to race, ethnicity, and ancestry. No further details are available as the Federal Bureau of Investigation (FBI) does not make case-specific data available.
Table E-1: Hate Crimes, Hollister (2015-2020)
Year Race/Ethnicity/
Ancestry Religion Sexual
Orientation Disability Gender Gender
Identity Total
2020 0 0 1 0 0 0 1
2019 0 0 0 0 0 0 0
2018 0 0 0 0 0 0 0
2017 1 0 0 0 0 0 1
2016 0 0 1 0 0 0 1
2015 0 0 1 0 0 0 1
Total 1 0 3 0 0 0 4
Source: Federal Bureau of Investigation – Crime Data Explorer
Persons with Disabilities
In 1988, Congress added protections against housing discrimination for persons with disabilities through the FHA, which protects against intentional discrimination and unjustified policies and practices with disproportionate effects. The FHA also includes the following unique provisions to persons with disabilities:
1. Prohibits the denial of requests for reasonable accommodation for persons with disabilities, if necessary, to afford an individual equal opportunity to use and enjoy a dwelling; and
2. Prohibits the denial of reasonable modification requests.
With regards to fair housing, persons with disabilities have special housing needs because of the lack of accessible and affordable housing, and the higher health costs associated with their disability. In addition, many may be on fixed incomes that further limit their housing options. Table E-2 shows the percentage of populations by disability type in the City and County. The City’s overall disability statistics are consistent with San Benito County. The greatest percentage of disabilities in Hollister consist of ambulatory, followed by independent living difficulty, cognitive, hearing, self-care difficulty, and vision.
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Appendix E: Affirmatively Furthering Fair Housing Page E-9 Table E-2: Percentage of Populations by Disability Types, Hollister and County Disability Type City of Hollister County of San Benito
Hearing 2.5% 2.9%
Vision 1.0% 1.3%
Cognitive 4.3% 4.1%
Ambulatory 4.9% 5.2%
Self-Care Difficulty 2.2% 2.2%
Independent Living Difficulty 4.6% 4.6%
Percentage of Total Population with Disability 9.6% 10.2% Source: ACS 5-Year Estimates, 2020
Figure E-3 shows the different census tracts that make up the City. Figure E-4 shows that most of the City consists of census tracts that have less 10 percent of their residents with a disability. Areas such as the northwest and southern regions of the City have higher rates of residents with disabilities between 10 and 20 percent. Regionally, census tracts south of the City in communities such as Ridgemark have higher rates of residents with disabilities.
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Appendix E: Affirmatively Furthering Fair Housing Page E-10 Figure E-3: Census Tracts Within and Surrounding the City of Hollister
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Appendix E: Affirmatively Furthering Fair Housing Page E-11 Figure E-4: Population with a Disability, Hollister (2021)
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-12 Familial Status
Under the FHA, housing providers e.g., landlords, property managers, real estate agents, or property owners) may not discriminate because of familial status. Familial status refers to the presence of at least one child under 18 years old, pregnant persons, or any persons in the process of securing legal custody of minor child (including adoptive or foster parents). Examples of familial status discrimination include refusing to rent to families with children, evicting families once a child joins the family (through birth, adoption, or custody), enforcing overly restrictive rules regarding children’s use of common areas, requiring families with children to live on specific floors, buildings, or areas, charging additional rent, security deposit, or fees because a household has children, advertising a preference for households without children, and lying about unit availability.
Families with children often have special housing needs due to lower per capita income, the need for affordable childcare, the need for affordable housing, or the need for larger units with three or more bedrooms. Single parent households are also protected by fair housing law. Of particular consideration are female-headed households, who may experience greater housing affordability challenges due to typically lower household incomes compared to two-parent households. Often, sex and familial status intersect to compound the discrimination faced by single mothers.
Figure E-5 indicates that the percentage of children living in a married couple household decreases towards the central region of the City. Areas outside of the City limits generally have higher percentages of children in married couple households. Census tracts around the Hollister Municipal Airport and the southeast edge of the City near Ridgemark have the greatest percentages of children in married couple households.
Figure E-6 depicts the concentration of households headed by single mothers in the County by census tract. The map shows that census tracts in the eastern region of the City generally have higher rates of children in female-headed households with no spouse present. Outside of the City, census tracts in the region mostly have census tracts with less than 20 percent of its households consisting of children in female-headed households with no spouse present.
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Appendix E: Affirmatively Furthering Fair Housing Page E-13 Figure E-5: Distribution of Children in Married-Couple Households, Hollister (2021)
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-14 Figure E-6: Distribution of Children in Female-Headed Households, Hollister (2021)
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-15 Income Level
Each year, HUD receives American Community Survey (ACS) data from the U.S. Census Bureau known as the “CHAS” data (Comprehensive Housing Affordability Strategy), it demonstrates the number of households in need of housing assistance by estimating the number of households that have certain housing problems and have income low enough to qualify for HDU’s programs (primarily 30 percent, 50 percent, and 80 percent of median income). HUD defines a Low to Moderate Income (LMI) area as a census track or block group where over 51 percent of the population is LMI (based on HUD income definition of up to 80 percent of the Area Median Income).
HUD’s CHAS data, presented in Table E-3, shows Hollister’s households by income and tenure. Based on the definition above, 41.2 percent of Hollister households are considered LMI as they earn less than 80 percent of the HUD Area Median Family Income (HAMFI). Roughly 62 percent of all renters are considered LMI compared to only 27 percent of owner households.
Table E-3: Households by Income Category and Tenure, Hollister Income Distribution Owner Renter Total
Household Income 30% to 50% to 80% to 100% HAMFI 62.8% 24.2% 47.1% Total Population 6,525 4,470 10,995
Source: HUD Office of Policy Development and Research (PD&R) CHAS Data; 2015-19 ACS Figure E-7 shows the LMI areas in the City by block group. The City has varying block groups from less than 25 percent reporting low- to moderate- incomes to between 75 and 100 percent reporting low- to moderate- incomes. Block groups in the central region of the City show the highest rates of low- to moderate- income while block groups on the eastern side of the City generally have lower rates of residents reporting low- to moderate- incomes.
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Appendix E: Affirmatively Furthering Fair Housing Page E-16 Figure E-7: Population with Low- to Moderate- Income Levels, Hollister
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-17
2. Racially and Ethnically Concentrated Areas of Poverty (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward:
R/ECAPs must have a non-white population of 50 percent or more. Neighborhoods of extreme poverty are defined as census tracts with 40 percent or more of individuals living at or below the poverty line.
Because overall poverty levels are substantially lower in many parts of the country, HUD also defines a neighborhood as a R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
Location can have a substantial effect on mental and physical health, education opportunities, and economic opportunities. Urban areas that are more residentially segregated by race and income tend to have lower levels of upward economic mobility than other areas. Research has found that racial inequality is thus amplified by residential segregation. However, these areas may also provide different opportunities, such as ethnic enclaves providing proximity to centers of cultural significance, business, social networks, and communities to help immigrants preserve cultural identity and establish themselves in new places. Overall, it is important to study and identify these areas to understand patterns of segregation and poverty in a city.
Figure E-8 shows there are no R/ECAPs located in Hollister, nor in the immediate surrounding communities. The closest R/ECAPs are located in Gilroy in the northwest and Salinas in the southwest.
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Appendix E: Affirmatively Furthering Fair Housing Page E-18 Figure E-8: R/ECAP in Hollister and Neighboring Communities
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-19
3. Racially and Ethnically Concentrated Areas of Affluence (RCAA) Racially or Ethnically Concentrated Areas of Poverty are a long-standing, contributing factor to segregation. However, patterns of segregation in the United States show that of all racial groups, the White population is the most severely insulated (separated from other racial groups). Research also identifies segregation of affluence to be greater than the segregation of poverty. Racial and economic segregation can have significant effects on respective communities, including but not limited to, socioeconomic disparities, education experiences and benefits, exposure to environmental conditions and crime, and access to public goods and services.
Data used in the analysis of Racial Concentrated Areas of Affluence (RCAA) is from the 2015-2019 American Community Survey and measured at the census tract level. The definition for an RCAA is a census tract in which 80 percent or more of the population is White and has a median income of at least $125,000.
The nationwide RCAA analysis identifies the following:
RCAA tracts have more than twice the median household income of the average tract in their metro area.
Poverty rates in RCAAs are significantly lower and are, on average about 20 percent of a typical tract.
RCAA tracts are more income homogeneous than R/ECAPs. The average RCAA is about 57 percent affluent, whereas the average R/ECAP had a poverty rate of 48 percent.
The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average had a poverty rate of 48 percent.
The typical RCAA tract has a rate of affluence 3.2 times that of a typical tract, whereas R/ECAPs on average had a poverty rate 3.2 times that of a typical tract.
Overall, RCAAs may represent a public policy issue to the extent that they have been created and maintained through exclusionary and discriminatory land use and development practices. Postwar patterns of suburbanization in many metropolitan areas were characterized by White communities erecting barriers to affordable housing and engaging in racially exclusionary practices.
Figure E-9 shows that there are no RCAAs located within the City’s boundaries. However, there is an RCAA located just south of the City in the Ridgemark community. This community is home to the Ridgemark Golf & Country Club. Figure E-10 shows the white majority tracts within the area. The map illustrates that there is an area within the City that has a “slim” majority with a less than 10 percent between the white population and the next race. “Sizeable” (gap between 10 and 50 percent) and “Predominant” (gap greater than 50 percent) white majority gap tracts are located south of Hollister. Figure E-11 shows the median income by census tract in Hollister and neighboring communities. The map illustrates that a majority of the City’s census tracts report incomes between $55,000 and the HCD 2021 State Median Income of $90,100. There are also several census tracts in the far western, northern, and southern portions of the City that report median incomes between $90,100 and $120,000. Conversely, there are three census tracts within the center of the City and one census tract at the southern portion of the City A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-20 that report median incomes below the HCD 2021 State Median Income of $90,100. Table E-4 identifies two census tracts (06069000400 and 06069000600) and their percent white population versus median income. 22.8 percent of residents in census tract 06069000400 are white and have a median income of $64,225. 34.70 percent of residents in census tract 06069000600 are white and have a median income $91,935.
Table E-4: RCAAs – Median Household Income by Race by Census Tract Census Tract Percent Population White Median Income
06069000400 22.80% $64,225
06069000600 34.70% $91,935
Source: U.S. Census Bureau from HCD AFFH Data Viewer
Table E-5 shows that white households in Hollister have a higher median income ($99,755) than the City’s median income as a whole ($87,761). Similarly, white households in San Benito County have a higher median income ($104,277) than the County’s median income ($95,606).
Table E-5: RCAAs – Median Household Income by Race
Race
Hollister San Benito County
Median Income Household
Percentage Median Income Household
Percentage
White $99,755 35.9% $104,277 45.5%
All Households $87,761 - $95,606 -
Source: American Community Survey, 5-Year Estimates.
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Appendix E: Affirmatively Furthering Fair Housing Page E-21 Figure E-9: RCAA in Hollister and Neighboring Communities Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-22 Figure E-10: RCAA in Hollister and Neighboring Communities - White Majority
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-23 Figure E-11: Median Income
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-24
4. Disparities in Access to Opportunities
Regional Opportunity Index (ROI)
The University of California, Davis Center for Regional Change and Rabobank partnered to develop the Regional Opportunity Index (ROI) intended to help communities understand local social and economic opportunities. The goal of the ROI is to help target resources and policies toward people and places with the greatest need to foster thriving communities. The ROI incorporates both people and place components, integrating economic, infrastructure, environmental, and social indicators into a comprehensive assessment of the factors driving opportunity.
The ROI “People” is a relative measure of people’s education, economic, housing, mobility/transportation, health/environment, and civic life opportunities and includes the following:
Education: Assesses people’s educational success in the form of higher education, elementary school achievement, and elementary school attendance.
Economic: Measures a community’s economic well-being in the form of employment and income level.
Housing: Measures a community’s relative residential stability, in the form of homeownership and housing costs.
Mobility/Transportation: Assesses a community’s relative opportunities for overcoming rural isolation.
Health/Environment: Measures a community’s health, particularly infant, teen, and general health.
Civic Life: Assesses social and political engagement in the form of households that speak English and voter turnout.
Table E-6 below displays opportunity indicators scores based on UC Davis’s project. The indicators scores show that Hollister has a lower rate of college educated adults, teacher experience, job availability, vehicle availability, and air quality than the State. Conversely, the City has a higher high school graduation rate, job growth, homeownership rate, and voting rates than the State.
Figure E-12 illustrates the opportunity index scores throughout the region based on people. According to UC Davis, “people” is a relative measure of people’s assets in education, the economy, housing, mobility and transportation, health and environment, and civic life. The City’s opportunity index score ranges from “low opportunity" to “moderate to high opportunity.” The region to the east of the City generally has higher opportunity indicators.
Figure E-13 also illustrates the opportunity index scores throughout the region based on place. According to UC Davis, “place” is a relative measure of an area’s assets in education, the economy, housing, mobility and transportation, health and environment, and civic life. The map shows that a majority of the region scored in the low to moderate and lowest opportunity categories. Land north of the City generally has higher “place” opportunities than land towards the south.
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Appendix E: Affirmatively Furthering Fair Housing Page E-25 Table E-6: Opportunity Indicators, Hollister, and California Race Hollister
Score
California
Score
Ed
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People
College Educated Adults 23.98 38.01
Math Proficiency 61.36 70.06
English Proficiency 59.13 64.96
Elementary Truancy 18.79 24.28
Place
High School Graduation Rate 88.55 83.08
UC/CSU Eligibility 34.28 41.04
Teacher Experience 1.94 36.28
High School Discipline Rate 5.87 6.4
Ec
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People
Employment Rate 88.59 89.43
Minimum Basic Income 64.90 63.52
Place
Job Availability 436.78 701.75
Job Growth 4.42 2.86
Job Quality 35.44 40.39
Bank Accessibility 0.20 0.24
Ho
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People
Home Ownership 58.29 54.71
Housing Cost Burden 49.79 51.61
Place
Housing Adequacy 90.50 90.64
Housing Affordability 0.22 0.19
Mo
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People
Vehicle Availability 1.31 86.35
Commute Time 52.54 59.91
Internet Access 4.43 4
He
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Place
Infant Health 94.92 94.92
Birth to Teens 6.55 6.6
Years of Life Lost 26.20 29.84
Place
Air Quality 5.62 10.01
Prenatal Care 84.22 83.12
Access to Supermarket 39.81 53.28
Health Care Availability 1.31 1.76
Ci
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People
Voting Rates 36.84 30.60
English Speakers 86.14 88.11
Place
U.S. Citizenship 80.56 82.55
Neighborhood Stability 80.58 84.94
Source: UC Davis Center for Regional Change and Rabobank, 2014 For more information regarding the data, please visit
https://interact.regionalchange.ucdavis.edu/roi/Download_Data/PdfReportDescriptions.pdf .
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Appendix E: Affirmatively Furthering Fair Housing Page E-26 Figure E-12 – Regional Opportunity Index: People
Source: UC Davis Center for Regional Change and Rabobank, 2014 A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-27 Figure E-13 – Regional Opportunity Index: Place
Source: UC Davis Center for Regional Change and Rabobank, 2014 A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-28 California Tax Credit Allocation Committee (TCAC/HCD) Opportunity Area Data HCD together with the California Tax Credit Allocation Committee established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals as defined by HCD. The Task Force developed the TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas offer low-income children and adults the best chance at economic advancement, high education attainment, and good physical and mental health.
According to the Task Force’s methodology, the tool allocates 20 percent of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20 percent to the “High Resource” designation. Each region then ends up with 40 percent of its total as “Highest” or “High” resource. These two categories are intended to help the State decision-makers identify tracts within each region where research suggests low-income families are most likely to thrive, and where they typically do not have the option to live–but might, if given choice.
TCAC/HCD Data – Educational Opportunities
Figure E-14 shows the TCAC Opportunity Composite Scores for the City and surrounding region. As illustrated, the City is categorized as “low”, “moderate”, “high”, and “highest” resource. This is generally consistent with the region. Areas in the south region of the City have the highest resources, areas in the central region of the City have “low”, “moderate”, and “high” resources, and the northern region has “high resources.” Overall, future housing developments within the City will benefit from access to high levels of resources, bringing additional opportunities for future residents. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement.
Figure E-15 shows the TCAC Opportunity Education Scores for the City and surrounding region. This data represents opportunity levels based on the following four factors:
Math proficiency – Percentage of fourth graders who meet or exceed math proficiency standards. Reading proficiency – Percentage of fourth graders who meet or exceed reading proficiency standards.
High school graduation rates – Percentage of high school cohort that graduated on times. Student poverty rate – Percentage of Students not receiving free or reduced-priced lunch.
As illustrated in Figure E-15, the City has various scores ranging from “less positive education outcomes” to “more positive education outcomes.” There is a concentration of “less positive education outcomes” on the east side of the City and a concentration of “more positive education outcomes” on the west side of the City. Opportunity maps of education outcomes display which areas may offer low-income children and adults the best chance at higher educational attainment. Areas with “less positive education outcomes” may have less access to educational opportunities, whereas areas with “high education A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-29 outcomes” may have greater access to educational opportunities. Outside of the City boundaries, there are a range of education scores with higher education scores to the north and lower education scores to the South. Specifically, the Ridgemark neighborhood just south of Hollister consists of “more positive education outcomes.”
Figure E-16 shows the TCAC Opportunity Economic Scores for the City and surrounding Region. This data represents opportunity levels based on the following five factors:
Poverty – Percent of population with income above 200 percent of federal poverty line. Adult Education – Percent of adults with a bachelor's degree or above. Employment – Percent of adults aged 20-64 who are employed in the civilian labor force or in the armed forces.
Job Proximity – Number of jobs filled by workers with less than a Bachelor of Arts degree that fall within a given radius (determined by the typical commute distance of low-wage workers in each region) of each census tract population-weighted centroid. Median Home Value – Value of owner-occupied units.
As shown in Figure E-16, the City has a mixture of economic outcomes ranging from “less positive economic outcomes” to “more positive economic outcomes.” Economic outcome is related to a census tract’s characteristics, such as income or proximity to jobs and resources. These characteristics may influence which areas offer low-income children and adults the best chance at economic advancement.
The City has “less positive economic outcomes” within the western region while there are “more positive economic outcomes” in the southeastern and northern regions of the City. Overall, the highest economic outcomes in the region are found to the north of the City and to the southwest. Future development will add to opportunities for existing and future residents.
Figure E-17 shows the Job Proximity scores for the City and the Surrounding Region. Lower scores indicate longer distances between residents and jobs while higher scores indicate that residents are within close proximity to jobs. Most of the City falls within Block Groups with the “furthest proximity” to jobs.
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Appendix E: Affirmatively Furthering Fair Housing Page E-30 Figure E-14: TCAC/HCD Opportunity Map
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-31 Figure E-15: TCAC/HCD Opportunity Map - Educational Opportunities Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-32 Figure E-16: TCAC/HCD Opportunity Map - Economic Opportunities Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-33 Figure E-17: Job Proximity Index
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-34 Access to Transit
Access to transportation, specifically public transit, provides households with affordable and environmentally friendly commuting options. It can also increase accessibility to essential retail, such as grocers and markets, and recreational activities.
AllTransit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The Center for Neighborhood Technology (CNT) works with data from transit agencies all across the US to compile metrics regarding jobs, economy, equity, health, transit quality, and mobility network. Hollister scored an AllTransit performance score of
2.7 out of 10 possible points, as shown in Figure E-18, illustrating a low combination of trips per week and number of jobs accessible, meaning few people are able to take transit to work. AllTransit takes into consideration proximity to jobs, economy, health, equity, transit quality, and mobility in determining the AllTransit score. Additionally, AllTransit identified the following transit related statistics for Hollister:
91.6 percent of all jobs in Hollister are located within half mile of transit. According to AllTransit, approximately 5,164 jobs are located within half mile of transit. Transit options throughout the City include the San Benito County Express that runs through the City. There are 5,693 customer households within a 30-minute transit commute of local businesses. 1.21 percent of workers in Hollister walk to work.
0.29 percent of workers in Hollister bike to work.
No low-income households (earning under $50,000) live within a half a mile of high frequency full- day transit.
Within the City, currently the San Benito County Express provides affordable transportation service to Hollister on an on-call basis. The San Benito County Express also provides intercounty service to Gilroy’s Caltrain and Greyhound Stations, and Gavilan College (Gilroy Campus) with connecting service to the Santa Clara VTA Bus System. Table E-7 shows Hollister AllTransit data compared to the County of San Benito. Although Hollister scores higher across most transit categories, a slightly higher percentage (0.53 percent) of commuters in San Benito use transit compared to Hollister (0.44 percent).
Table E-7: AllTransit Index
Jurisdiction All Transit
Performance
Transit Trips Per
Week within
1/2 Mile
Jobs Accessible
in 30-min trip
Commuters
Who Use
Transit
Transit Routes
within 1/2 Mile
Hollister 2.7 166 5,813 0.44% 3
San Benito
County 1.7 110 4,149 0.53% 2
Source: AllTransit, Transit Scores
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Appendix E: Affirmatively Furthering Fair Housing Page E-35 Figure E-18: AllTransit Performance Score - Hollister (2021) Source: AllTransit, 2021
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Appendix E: Affirmatively Furthering Fair Housing Page E-36 CalEnviroScreen – Environmental Justice
The California Office of Environmental Health Hazard Assessment (OEHHA) developed a screening methodology to help identify California communities disproportionately burdened by multiple sources of pollution, called the California Communities Environmental Health Screening Tool (CalEnviroScreen). In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment. Research has shown a heightened vulnerability of people of certain ethnicities and lower socioeconomic status to environmental pollutants.
The CalEnviroScreen 4.0 Model is made up of a suite of 20 statewide indicators of pollution burden and population characteristics associated with increased vulnerability to pollution’s health effects. The model uses the following analysis and calculation to identify areas of health risk:
Uses a weighted scoring system to derive average pollution burden and population characteristic scores for each census tract.
Calculates a final CalEnviroScreen score for a given census tract relative to other tracts by multiplying the pollution burden and population characteristics components together. Measures the relative pollution burdens and vulnerabilities in once census tract compared to others; the score is not a measure of health risk.
Figure E-19 displays mapped results of the CalEnviroScreen 4.0 for the City and surrounding region.
Overall, the City has moderate to high pollution burdens with census tracts near Hollister Municipal Airport and the central region scoring between 61 and 70 percent. The southeast region of the City has lower pollution burdens compared to the rest of the City and the Ridgemark community just outside of the City’s boundaries have the lowest pollution burdens between one and 10 percent. The region around the City primarily contains census tracts that that have moderate to high pollution burdens between 51 and 70 percent. Tables E-8 and E-9 compare two census tracts with the highest and lowest pollution burdens in the City. As detailed, census tract 6069000400 reports a higher pollution burden and is considered moderate on the scale. The diesel particulate matter, cleanup sites, and lead from housing in this census tract is greater than that of census tract 60690000600. Cardiovascular disease rates in both census tracts are high at the 98th percentile.
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Appendix E: Affirmatively Furthering Fair Housing Page E-37 Figure E-19: CalEnviroScreen 4.0, Hollister (2021)
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-38 Table E-8: CalEnviroScreen 4.0 – Highest Scoring Census Tract (6069000400) Pollutant Percentile* Health Risk/Burden Percentile*
CalEnviroScreen 4.0 68 Pollution Burden 43
Ozone 21 Asthma 73
Particulate Matter 2.5 1 Low Birth Weight 37
Diesel Particulate Matter 78 Cardiovascular Rate 98
Toxic Releases 11 Education 76
Traffic 25 Linguistic Isolation 73
Drinking Water 42 Poverty 68
Lead from Housing 82 Unemployment 65
Cleanup Sites 70 Housing Burden 64
Groundwater Threats 14 - -
Hazardous Waste 32 - -
Impaired Water 51 - -
Solid Waste 53 - -
*Percentile derived using a weighted scoring system to determine average pollution burden/socioeconomic scores relative to other census tracts
Source: CalEnviroScreen 4.0
Table E-9: CalEnviroScreen 4.0 – Lowest Scoring Census Tract (6069000600) Pollutant Percentile* Health Risk/Burden Percentile*
CalEnviroScreen 4.0 29 Pollution Burden 9
Ozone 21 Asthma 73
Particulate Matter 2.5 1 Low Birth Weight 28
Diesel Particulate Matter 33 Cardiovascular Rate 98
Toxic Releases 10 Education 46
Traffic 15 Linguistic Isolation 62
Drinking Water 50 Poverty 51
Lead from Housing 36 Unemployment 17
Cleanup Sites 58 Housing Burden 16
Groundwater Threats 0 - -
Hazardous Waste 62 - -
Impaired Water 51 - -
Solid Waste 0 - -
*Percentile derived using a weighted scoring system to determine average pollution burden/socioeconomic scores relative to other census tracts
Source: CalEnviroScreen 4.0
5. Disproportionate Housing Needs and Displacement
The analysis of disproportionate housing needs within Hollister evaluated existing housing need, need of the future housing population, and units within the community at risk of converting to market-rate.
Disproportionate housing needs refer to disparities in cost burden, overcrowding, substandard housing, and displacement risk for special needs populations in comparison to the rest of the population. Housing A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-39 needs are assessed by the HUD Comprehensive Housing Affordability Strategy (CHAS), based on ACS data.
Housing problems and severe housing problems include the following elements:
Housing Problem Severe Housing Problem
Incomplete kitchen facilities Incomplete kitchen facilities Incomplete plumbing facilities Incomplete plumbing facilities 1+ person per room 1.5+ person per room
Cost burden greater than 30 percent Cost burden greater than 50 percent Overcrowding
Overcrowding is defined as between 1.01 and 1.5 persons per room in a household, and severe overcrowding is defined as more than 1.5 persons per room. Overcrowding often occurs when nonfamily members combine incomes to live in one household, such as college students and roommates. It also occurs when there are not enough size-appropriate housing options for large or multigenerational families. Table E-10 displays data for overcrowding in the State, County, and City over time. Table E-10 shows that the City experiences higher rates of overcrowded households across all categories except severely overcrowded renters. Renter households in Hollister especially have higher rates of overcrowded renter households (4.5 percent) than the County (3.5 percent) and the State (3.5 percent). Owner households generally have lower overcrowding rates than renter rates at the City, County, and State levels. According to the data, Hollister experienced increases for the following overcrowding rates since 2010: severely overcrowded owner households, overcrowded renter households, and severely overcrowded renter households. Figure E-18 also shows areas in the city that are experiencing elevated overcrowding rates. Households on the western and eastern edges of the City are experiencing elevated overcrowding rates (between 12.01 percent and more than 20 percent) while households in the southeast region and northern region are experiencing lower overcrowding rates.
Table E-10: Overcrowding Change Over Time by Geography
Overcrowding and Tenure City of Hollister San Benito County State of California 2010 2020 2010 2020 2010 2020
Owner Households
Overcrowded (1.01 to 1.5 persons
per room) 2.8% 1.9% 2.5% 1.4% 1.8% 1.7%
Severely Overcrowded (1.51 or
more persons per room) <1% 1.3% <1% 1.2% 0.5% 0.6%
Renter Households
Overcrowded (1.01 to 1.5 persons
per room) 4.4% 4.5% 3.5% 3.5% 3.5% 3.5%
Severely Overcrowded (1.51 or
more persons per room) 1.3% 2.1% 1.2% 1.6% 2.2% 2.4%
Source: American Community Survey, 5-Year Estimates, 2010 and 2020.
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Appendix E: Affirmatively Furthering Fair Housing Page E-40 Figure E-20: Overcrowded Households, Hollister
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-41 Cost Burden
A household paying more than 30 percent of its income for housing is considered to be overpaying and cost burdened. A household paying 50 percent, or more is considered severely cost burdened. Table E-11 shows that the City generally has lower cost burden rates than the County and State. The City, however, does have a higher percentage (31.5 percent) of owner households dedicating more than 30 percent of their income than the County (28.3 percent) and State (22.2 percent). The data shows that owner households in Hollister are experiencing higher cost burdens than renters. Since 2010, owner households have seen a decrease in cost burden rates while renters have seen an increase in cost burden rates.
Table E-11: Cost Burden Change Over Time by Geography (2017-2019) Overpayment/ Cost Burden City of Hollister San Benito County State of California 2010 2020 2010 2020 2010 2020
Owner
Cost Burden >30% 34.1% 31.5% 34.1% 28.3% 29.2% 22.2%
Cost Burden >50% 25.6% 12.7% 25.9% 14.4% 22.9% 15.7%
No Cost Burden 39.7% 55.3% 39.3% 56.9% 47.4% 61.6%
Not Computed 30% 5.3% 5.8% 5.3% 11.3% 8.1% 7.8%
Cost Burden >50% 1.2% 5.0% 6.0% 6.6% 6.4% 7.2%
No Cost Burden 93.4% 88.3% 88.3% 81.3% 84.3% 83.6%
Not Computed 0% <1% <1% <1% 1.1% 1.3%
Source: American Community Survey, 5-Year Estimates, 2010 and 2020.
Figures E-21 and E-22 illustrate overpayment for homeowners and renters throughout the City and neighboring communities. Homeowners at the eastern, western, and southern regions of the City have higher overpayment rates while the central and northern region of the City has lower overpayment rates.
Renters have especially high overpayment rates on the east side of Hollister near Las Brisas Park and Veterans Memorial Park. Renters in the western portion of the City are also experiencing moderate to high overpayment rates.
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Appendix E: Affirmatively Furthering Fair Housing Page E-42 Figure E-21: Overpayment by Homeowners, Hollister
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-43 Figure E-22: Overpayment by Renters, Hollister
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-44 Substandard Housing
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions.
Substandard housing is defined by the U.S. Census as:
Housing without hot and cold piped water, a flush toilet, and a bathtub or shower; and Households with kitchen facilities that lack a sink with piped water, a range or stove, or a refrigerator.
Table E-12 below shows substandard housing within the City, County, and State. The City is tied with the County with the lowest percentage of occupied housing units without plumbing facilities at 0.1 percent.
The City also saw the largest decrease in occupied without complete kitchen facilities from 2010 (1.3%) to 2020 (0.6%). The County also saw a decrease in occupied housing units without plumbing and kitchen facilities from 2010 to 2020. The State has remained relatively unchanged since 2010 in this regard.
Table E-12: Substandard Housing Over Time by Geography
Factors City of Hollister San Benito County State of California 2010 2020 2010 2020 2010 2020
Total Occupied
Housing Units 10,586 11,438 16,812 18,389 12,807,387 13,103,114 Without Complete
Plumbing Facilities 0.3% 0.1% 0.3% 0.1% 0.4% 0.4%
Without Complete
Kitchen Facilities 1.3% 0.6% 0.9% 0.3% 1.2% 1.2%
Source: American Community Survey, 5-Year Estimates, 2020 The current distribution of the age of homes in Hollister shows that more than 60 percent of the homes in the City were built prior to the 1990 Americans with Disabilities Act (ADA), which may result in a lack of accessible homes for those residents with a disability. The City’s older housing stock also reflects a rapidly growing need to rehabilitate housing to meet minimum livability and quality requirements, which is a barrier to many homeowners and residents in the City who have a lower income or fixed income.
Displacement Risk
Displacement occurs when housing costs or neighboring conditions force current residents out and rents become so high that lower-income people are excluded from moving in. UC Berkeley’s Urban Displacement Project (UDP) states that a census tract is a sensitive community if the proportion of very low-income residents was above 20% in 2018 and the census tracts meets two of the following criteria:
(1) Share of renters above 40% in 2018; (2) Share of Non-White population above 50% in 2018; (3) Share of very low-income households (50% AMI or below) that are also severely rent burdened households above the county median in 2018; or (4) Nearby areas have been experiencing displacement pressures.
The potential for economic displacement risk can result from a variety of factors, including large-scale development activity, neighborhood reinvestment, infrastructure investments, and changes in local and regional employment opportunities. Economic displacement can be an inadvertent result of public and private investment, where individuals and families may not be able to keep pace with increased property values and market rental rates.
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Appendix E: Affirmatively Furthering Fair Housing Page E-45 The U.C. Berkeley Urban Displacement Project developed a neighborhood change database to map neighborhood transformations and identify areas vulnerable to gentrification and displacement. This data was developed to assist local decision-makers and stakeholders to better plan for existing communities and provide additional resources to areas in need or at risk of displacement and gentrification.
Figure E-23 shows Census Tract 06069000702 (on the south edge of the City) and Census Tract 06069000400 (in the central part of the City) are both “At Risk of Displacement.” Table E-13 identifies demographics for these two Census Tracts.
Table E-13: Areas At-Risk of Displacement (2022)
Data Census Tract 06069000702 Census Tract 06069000400 City-Wide Demographics
Population 5,416 6,348 41,678
Households 1,839 1,959 11,438
Renter Occupied 45.5% 54.7% 37.5%
Median Income $89,281 $64,225 $80,670
Low-Income Households 40.5% 55.3% 41.8%
Speak English Less Than Very Well 10.3% 23.2% 19.7%1
Race/Ethnicity:
Latino-White
White 35.3% 22.8% 23.0%
Black 0.9% 0.3% 0.7%
Asian 5.4% 0.1% 3.7%
LatinX 55.0% 75.1% 68.9%
Other 3.4% 1.7% 3.7%
Housing
Median Rent $1,484 $1,386 $1,505
Rent Gap Tract is $44.77 lower than
nearby rents
Tract rent is $210.79 lower
than nearby -
Hot Market2 No Yes -
Displacement Type
Elevated displacement for
very low-income households
(0% - 50% AMI)
At-risk of displacement -
1. Average of City of Hollister census tracts.
2. “Hot market” is an indicator noted in HCD’s AFFH Data Viewer. UC Berkeley’s Urban Displacement Project refers to the term when a tract has experienced above regional median percent change in housing values or rents (otherwise known as a “hot market”).
Source: California Department of Housing and Community Development – AFFH Data Viewer Census Tract 06069000400 (shown in Figure E-23) includes the largest population of individuals who speak English “less than well,” as well as a greater ratio of low-income households. Diversity across the City is fairly similar to that reported in the census tracts, aside from a higher percentage of the White population in census tract 06069000702. Census Tract 06069000400, which is identified as a “hot market,” is currently at risk of displacing very low-income households; while the area offers lower median rents than census tract 06069000702 and the City as a whole, very low-income households are being priced out of the area and may need additional assistance to avoid displacement. The City is actively assisting in furthering the development of affordable housing and providing resources for the community and residents in need in these areas; additional information is provided in the Candidate Sites Analysis and Housing Resources appendices.
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Appendix E: Affirmatively Furthering Fair Housing Page E-46 Figure E-23: Displacement and Gentrification Around Hollister Region (2021)
Source: AFFH Data Viewer, HCD
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Appendix E: Affirmatively Furthering Fair Housing Page E-47 In addition to displacement and gentrification data, the UC Berkeley Urban Displacement Project also analyzes the occurrence of anti-displacement policies, as defined below:
Just Cause Eviction Ordinance. Just cause eviction statutes are laws that allow tenants to be evicted only for specific reasons. These “just causes” can include a failure to pay rent or violation of the lease terms.
Rent Stabilization or Rent Control. Rent Control ordinances protect tenants from excessive rent increases, while allowing landlords a reasonable return on their investments. Such ordinances limit rent increase to certain percentages, but State law allows landlords to raise rents to the market rate once the unit becomes vacant.
Rent Review Board and/or Mediation. Rent review boards mediate between tenants and landlords on issues related to rent increases and encourage them to come into voluntary agreement. As mediators, the board normally does not make binding decisions. Mobile Home Rent Control. Mobile home rent control places specific rent increase restrictions on the land rented by mobile homeowners, or the mobile homes themselves. SRO (Single-Room Occupancy) Preservation. Single room occupancies, also called residential hotels, house one or two people in individual rooms. Tenants typically share bathrooms and/or kitchens. These are often considered a form of permanent residence affordable for low-income individuals. SRO Preservation Ordinances help to preserve or create new SRO units. Condominium Conversion Regulations. In addition to state laws regulating the conversion of multi-family rental property into condominiums, many cities have enacted condominium conversion ordinances. These impose procedural restrictions and/or substantive restrictions on the ability to convert apartment units into condominiums to protect the supply of rental housing. Foreclosure Assistance. Many cities and counties have local programs that assist homeowners when they are at risk of foreclosure. These programs may be funded with federal grants. Jobs-Housing Linkage Fee or Affordable Housing Impact/Linkage Fee. Affordable housing impact/linkage fees are charges on developers of new market-rate residential developments.
They are based on the square footage or number of units in the developments and are used to develop or preserve affordable housing.
Commercial Linkage Fee/Program. Commercial linkage fees are charged to developers per square foot of new commercial development. Revenues are used to develop or preserve affordable housing.
Housing Trust Fund. A housing trust fund is a designated source of public funds—generated through various means—that is dedicated to creating affordable housing. Inclusionary Zoning/Housing (Below Market Rate Housing). Inclusionary housing policies require market-rate developers of rental or for-sale housing to rent or sell a certain percentage of units at affordable prices. Some policies include a provision for developers to pay “in-lieu fees” in place of building the housing; this revenue is used to develop affordable units elsewhere. Density Bonus Ordinance. Density bonuses allow developers of market-rate housing to build higher-density housing, in exchange for having a certain portion of their units offered at affordable prices. In this inventory, we only include a city as having this policy if they allow an additional density bonus beyond that mandated by the State.
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Appendix E: Affirmatively Furthering Fair Housing Page E-48 Community Land Trusts. Community land trusts are nonprofit, community-based organizations whose mission is to provide affordable housing in perpetuity by owning land and leasing it to those who live in houses built on that land.
First Source Hiring Ordinances. First Source hiring ordinances ensure that residents are given priority for new jobs created by municipal financing and development programs.
The City currently has Condominium Conversion Regulations in place as anti-displacement policies.
Units At-Risk of Converting to Market Rate
Hollister is required by State Housing Element Law to analyze government-assisted housing that is at risk of converting to market rate housing for ten years from the start of the planning period. State law identifies housing assistance as a rental subsidy, mortgage subsidy or mortgage insurance to an assisted housing development. Government assisted housing may convert to market rate housing for several reasons, including expiring subsidies, mortgage repayments, or expiration of affordability restrictions.
Affordability covenants ensure that certain housing units remain affordable for an extended period of time. Covenants contribute to a more balanced housing market in a community and preserve additional affordable options to lower-income households. This section provides:
An inventory of assisted housing units
Identification of assisted units at risk of converting to market-rate housing in a 10-year period from the start of the Housing Element planning period,
Analysis of the costs of preserving and/or replacing these units, Resources available to preserve at-risk units,
Program efforts for preservation of at-risk housing units, and Quantified objectives for the number of at-risk units to be preserved during the Housing Element planning period.
Table E-15 identifies deed-restricted, assisted rental properties within Hollister. There are 157 restricted homeownership units at-risk of converting from affordable to market-rate units between 2023 and 2031.
No rental restricted units are at-risk of converting. The City is committed to working with property owners and utilizing appropriate funds, as available, to review covenants set to expire for renewal.
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Appendix E: Affirmatively Furthering Fair Housing Page E-49 Table E-15: Assisted Affordable Housing and At-Risk Units in Hollister Project Name Total
Units
Assisted
Units Type Financing
Program
Owner/
Operator Expiration
Senior and Disabled
Senior Sunrise
Apartments
560 Line Street
49 48 Senior LIHTC CHISPA, Inc. 2071
Vista Meadows
108 E. Park Street 72 71 Senior LIHTC MidPen
Housing 2065
Prospect Villa
Apartments
998 Prospect Avenue
14 14 Senior/
Disability
LIHTC, Section
515 Rural Rental
Housing Program
AWI
Management
Corporation
2039
Prospect Ave
Apartments
190 E. Park Street
20 20 Senior/
Disability
Section 515 Rural
Housing
CBM Group,
Inc. 2041
Prospect Villa II
Apartments
970 Prospect Avenue
42 42 Senior/
Disability
LIHTC, Section
515 Rural Housing
CBM Group,
Inc. 2047
Prospect Villa III
Apartments
960 Prospect Ave
30 29 Senior/
Disability
LIHTC, Section
515 Rural Housing
CBM Group,
Inc. 2050
TOTAL 227 224
Income Based Rental
Gateway Palms
Apartments
355 Westside Blvd
31 30 Family LIHTC Eden Housing 2066
Buena Vista
890 Buena Vista Road 41 40 Family LIHTC CHISPA, Inc. 2069 Lado Del Rio
900 Del Rio Road 42 41 Family
LIHTC, Section
515 Rural Rental
Housing Program
CBM Group,
Inc. 2059
Park Street
110 East Park Street 40 40 Family
Section 515 Rural
Rental Housing
Program
Hollister
Investment
Group
2037
Westside Terrace
Apartments
1350 Westside Blvd
16 16 Family Section 514 Off-
Farm Eden Housing 2048
Villa Luna Apartments
850 Hillcrest Rd 116 48 Family LMSA Cesar Chavez
Foundation 2046
Rustic Gardens
Apartments
190 Sierra Court
19 19 Family Eden Housing 2048
Rancho Park
1200 Rancho Drive 73 71 Family LIHTC, RHCP Eden Housing 2070 East Street
Apartments
35 East Street 6 6 Family HOME
Community
Services
Development
Corporation
2031*
Seventh Street
Apartments
632-646 Seventh
6 6 Family HOME
Community
Services
Development
2031*
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Appendix E: Affirmatively Furthering Fair Housing Page E-50 Resources to Preserve At-Risk Units
While there are a few options to preserve at-risk units including providing financial incentives to property owners to extend lower income use restrictions in exchange for City loan extensions, purchase of affordable housing units by a non-profit or public agency, or providing federal, State, or local subsidies to offset the difference between the affordable and market rate units, the City typically has been extending existing loans in exchange for an extended affordability use restriction.
The City can also consider the cost of rehabilitating the units or replacing the units with new constructions, especially if new zoning is in place that could allow for increased density. A variety of programs exist to help cities acquire, replace, or subsidize at-risk affordable housing units. The following summarizes financial resources available:
Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a formula basis for housing activities. The primary objective of the CDBG program is the development of viable communities through provision of decent housing, a suitable living environment and economic opportunity for principally low- and moderate-income persons. Eligible activities include administration, fair housing, energy conservation and renewable energy sources, assistance for economic development, public facilities and improvements, and public services. HOME Investment Partnership – Local jurisdictions can receive funds by formula from HUD to increase the supply of decent, safe, sanitary, and affordable housing to lower-income households.
Eligible activities include housing acquisition, rehabilitation, development, homebuyer assistance, and rental assistance.
Section 8 Rental Assistance Program – The Section 8 Rental Assistance Program provides rental assistance payments to owners of private, market-rate units on behalf of very low-income tenants, senior citizens, disabled persons, and other individuals for securing affordable housing. Section 202/811 – Non-profit and consumer cooperatives can receive no-interest capital advances from HUD under the Section 202 Program for construction of very low- income rental housing with the availability of supportive services for seniors and persons with disabilities. These Street Corporation
Rustic Street Mobile
Homes
41 and 51 Rustic
Street
10 10 Family RDA Loan
Community
Services
Development
Corporation
2041*
9 Rustic
9 Rustic Street 7 7 Family RDA Loan
Community
Services
Development
Corporation
2041*
TOTAL 407 334
Agricultural Worker
Vista de Oro
1480 San Juan Road 80 79 Family LIHTC, Section
514 Off-Farm
The Pacific
Companies 2074
TOTAL 80 79
GRAND TOTAL 714 637
*Despite the expiration date within the next Planning Cycle, the developers intend to continue affordability and do not plan on converting the units to market rate.
Source: City of Hollister. Affordable Housing Map and Benefits Calculator, California Housing Partnership.
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Appendix E: Affirmatively Furthering Fair Housing Page E-51 funds can be used in conjunction with Section 811 funds, which can be used to develop group homes, independent living facilities, and immediate care facilities. The capital advance funding can also provide project rental assistance for the properties developed using the funds. Eligible activities include acquisition, rehabilitation, new construction, and rental assistance. California Housing Finance Agency (CALFHA) Multifamily Programs – The California Community Reinvestment Corporation is a multi-family affordable housing lender whose mission is to increase the availability of affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
California Community Reinvestment Corporation (CCRC) – The California Community Reinvestment Corporation is a multi-family affordable housing for low-income families, seniors, and residents with special needs by facilitating private capital flow from its investors for debt and equity to developers of affordable housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
Low-income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals and corporations that invest in low-income rental housing. Tax credits are sold to those with high tax liability and proceeds are used to create housing. Eligible activities include new construction, rehabilitation, and acquisition of properties.
Affordable Housing Ordinances – The City’s Affordable Housing Ordinance requires a percentage of new homes and those where the developer and/or buyer received a City subsidy be affordable for very low to above moderate-income households. These homes are part of the City’s Affordable Housing Program and may also be referred to as inclusionary or deed restricted units.
Qualified Entities to Preserve At-Risk Units
The following organizations have the experience and capacity to potentially assist in preserving units at risk of converting to market-rate as well as developing additional affordable units:
Community Services Development
Corporation
Eden Housing
Cesar Chavez Foundation
Santa Cruz Housing Authority
MidPen Housing
CHISPA, Inc.
State law requires that jurisdictions establish the maximum number of units that can be preserved over the planning period. The City’s goal is to preserve as many affordable units as possible depending on financing available and owner willingness.
C. Assessment of Contributing Factors to Fair Housing
1. Background
Hollister is the largest city in San Benito County with a population of 43,346. The City was established by farmers in 1872 and has grown into a thriving community of independence and charm. Hollister is located in central California and encircled almost entirely by agricultural land, hills, and mountains. The City is nestled in a small valley less than an hour from Silicon Valley and is considered the gateway to Pinnacles A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-53 National Park. The City is an ideal location for outdoor exploration and appreciation of nature. Although the City is growing quickly, it maintains the beauties and comforts of a small town, making it an ideal place to call home.
2. Historical Background
A vital part of the community is the rich cultural history of Hollister. This history is evident in the architecture of its homes throughout downtown Hollister. Due to increase in development at various times such as the late 19th century and WWII, architectural styles in the City range from Craftsman, Neo- Classical Revival, Mission, Period, and Tudor among many others. As a result of the City’s efforts in preserving and nurturing its history, it has become a popular tourist destination.
3. Investments
Capital Improvement Projects Program 2017-2022
The City has a 5-year Capital Improvement Projects Program for the fiscal years 2017 to 2022. The City defined a Capital Improvement Project (CIP) as any major improvement to City facilities or infrastructure.
A CIP project must meet the criteria of a capital asset, which requires a cost of at least $20,000. Capital Project Funds account for resources used for the acquisition and construction of capital facilities by the City or the City’s Enterprise Funds. Proposed Capital Improvement Projects are measured against an established set of criteria, which helps to determine project order in the five-year program. The criteria include consideration of health and safety issues, mandated projects, City Council goals, projects identified in master plans, funding availability and constraints, asset conditions and upgrades to increase longevity, project readiness and opportunities to bundle improvements, and identified opportunities for ongoing service enhancements, operational efficiencies, or future reduced costs resulting in long-term savings. The following are examples of CIPs throughout the City that have been prioritized in the five-year program:
Facility Improvements
Skate Spot at Dunne Park - $50,000
Bathroom installation at Valley View Park - $250,000
Calaveras Park Refurbish bathrooms - $50,000
McCarthy Park replacement of turf with hardscape
Streets/Roads
West Gateway Beautification - $670,000
Road Rehabilitation Program - $1.7 million
4. Summary of Fair Housing Analysis
The City of Hollister is identified as a low to high resource area with a need for increased economic, civil life, health, affordable housing, and transit opportunities and access. Aside from an area of low-income households, the existing demographic of the community of Hollister consist of moderate- to high- income A.1.a
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Appendix E: Affirmatively Furthering Fair Housing Page E-54 residents. The City is committed to creating channels that allow residents in surrounding communities to live or work in Hollister.
There are no racially or ethnically concentrated areas of poverty (R/ECAPs) within Hollister identified by the U.S. Department of Housing and Urban Development (HUD). This indicates that there are no census tracts within the City with a non-white population of 50 percent or more or any census tracts that have a poverty rate that exceeds 40 percent or is three or more time the average tract poverty rate for the metropolitan area.
The City provides low to moderate transit trip opportunities. According to AllTransit, Hollister scored a 2.7 performance score, illustrating a low combination of trips per week and number of jobs accessible enabling few people to take transit to work. Hollister also scored low on the Jobs Proximity Index which means residents in the City are the furthest proximity from jobs.
The following lists a number of contributing factors to fair housing issues within the City of Hollister:
Disparities in Access to Public Transportation – As detailed above, Hollister scored a 2.7 AllTransit performance score, illustrating a low combination of trips per week and number of jobs accessible enabling few people to take transit to work. Hollister also scored low on the Jobs Proximity Index which means residents in the City are the furthest proximity from jobs. Access to transportation, specifically public transit, provides households with affordable and environmentally friendly commuting options – it is especially vital for low-income households. It can also increase accessibility to essential retail, such as grocers and markets, and recreational activities.
Lack of Infrastructure Due to Environmental Hazards – As discussed in Appendix C: Housing Constraints, earthquakes pose the greatest potential for far-reaching loss of life or property. Hollister is located within a 5-mile radius of at least four major seismic faults and fault systems. The City also faces flood hazards along two existing creeks, Santa Ana Creek and San Benito River, which are included as flood hazard areas on existing Federal Emergency Management Agency (FEMA) maps (Shown in Figure C-3: FEMA Flood Zones). The hazards create environmental constraints to the development of housing in the City.
Lack of Clarity with Assistance Programs and Affordable Housing – The City’s website does not readily provide a list of active housing programs that assist low- and moderate- income prospective residents.
The City lacks a complete list of affordable housing units in the City and instead refers residents to the Santa Cruz Housing Authority which manages the City’s Section 8 housing. Because the process and availability of assistance programs and affordable housing options are not clear, it might discourage prospective residents from attempting to navigate the process.
Lending Discrimination – As detailed earlier in this Appendix, the U.S. Department of Housing and Urban Development determined that a group of California mortgage lenders discriminated against a Hispanic man in 2016 due to his national origin. The complaint was made against mortgage lenders American Financial Network, Benchmark Communities, and Brigantino Enterprise. As result of the investigation, American Financial Network agreed to pay the man $5,000 in a settlement and agreed to incorporate A.1.a
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Lack of Affordable, Accessible Housing in a Range of Unit Sizes – The City has not received many applications for affordable, multi-family housing projects. The housing market is currently geared towards single-family homes as households from the Bay Area move into the City due to remote jobs and cheaper housing costs. According to ACS 2021 data, approximately 81.5 percent of Hollister’s housing units are detached single-family residences, while 14.3 percent is multi-family residences. In 2021, the median household income in Hollister was $87,761, while the average home value was $758,186. Given the current housing market trends, lower income households may feel at-risk of displacement. The City is currently updating its land use, specifically revitalizing the Downtown area to building affordable, multi- family housing. Revitalization of the Downtown area can increase a variety of housing opportunities for existing low-income households to prevent displacement.
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Appendix F: Candidate Sites Analysis
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A. Introduction
1. General Plan Consistency
The 2040 General Plan is currently in progress and is anticipated to be completed and adopted in 2024. As of October 2023, the Draft has been released to the public for input and has received direction from City Council and Planning Commission.
On September 11, 2023, City Council instructed Staff to move forward with the assumptions made as part of the Land Use update for the Housing Element update – including rezone options for consideration in meeting the 6th Cycle RHNA. As a result, analysis in this appendix is based on the land uses included in the Draft 2040 General Plan so as to ensure consistency between both documents moving forward concurrently.
2. Zoning Consistency
Due to the concurrent 2040 General Plan update, candidate sites identified in this appendix may not be consistent with the City’s existing Zoning Code. A program is included in the Policy Plan to update the Zoning Code so as to ensure consistency with the 2040 General Plan.
3. CEQA Streamlining
Candidate housing sites that are consistent with the existing zoning and the City’s objective design standards are exempt from review under the California Environmental Quality Act (CEQA).
As part of the 2040 General Plan update, the City prepared a Public Review Draft Environmental Impact Report (Draft EIR) (SCH # 2021040227) in May 2023 to evaluate the impacts of new residential units through 2040. The proposed land use map, as shown in the Draft EIR Figure 3-5, 2040 General Plan Land Use Map, in Chapter 3, Project Description, includes the candidate housing sites for the 6th Cycle Housing Element and associated increases in zoning density (rezone sites) that would provide sufficient land designated for housing to fulfill the City’s 2023-2031 RHNA, as well as future buffer sites pursuant to SB 166 identified as part of the Housing Element update. Additionally, the proposed General Plan 2040 Land Use (LU) Element includes goals, policies, and actions that require decision makers to support adequate housing in Hollister.
Accordingly, the proposed 2040 General Plan would not conflict with or be inconsistent with state Housing Law resulting in a significant environmental impact.
Due to City Council direction regarding changes to parcels located in the City’s Sphere of Influence (SOI), the Public Review Draft EIR has not yet been certified by the Hollister City Council. However, these changes will not affect parcels within the City limits nor the candidate housing sites for the 6 th Cycle Housing Element. These SOI changes will result in the issuance of a revised Draft EIR in 2024 and the Final EIR is anticipated to be certified by the City Council (along with adoption of the 2040 General Plan) by the end of 2024.
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4. Access to Transportation
Current transportation programs, services, and improvements support the proposed units of this 6th Cycle Housing Element. The City will continue to work with the San Benito County Local Transportation Authority to ensure that new residential developments are adequately served.
5. Infrastructure and Public Services Capacity
As described in the Hollister 2040 General Plan Public Review Draft EIR (May 2023), the City has sufficient infrastructure and public services to accommodate future development, including development required to fulfill the City’s 2023-2031 RHNA housing allocation.
Candidate housing sites identified in this Appendix are in areas that are adequately served by existing and planned infrastructure and public services. The Policy Plan establishes requirements for adequate infrastructure and public services for developments that include affordable housing units.
6. Affirmatively Furthering Fair Housing (AFFH)
The City has identified candidate sites to accommodate future housing growth based on existing access to community resources, services, and public transportation, while also considering the availability of land, developer interest, and general likelihood that the sites would develop residential uses over the next eight years. Appendix E details how the Candidate Sites Inventory affirmatively furthers fair housing.
7. Candidate Sites Analysis
Table F-1 shows the City’s ability to accommodate the 6th Cycle RHNA by income category through a variety of methods, including those listed below, also shown in Table F-1: 6th Cycle RHNA Sites Inventory Analysis.
Projects currently in the City’s review pipeline;
Accessory dwelling unit (ADU) projections;
Existing capacity in residential and mixed-use zones; and, Rezone strategies to accommodate the remaining RHNA.
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Table F-1: 6th Cycle RHNA Sites Inventory Analysis
Very Low-
Income
Low-
Income
Moderate-
Income
Above Moderate-
Income Total
RHNA (2022-2030) 846 678 826 1,813 4,163
Existing Capacity
Projected ADU Construction 82 82 13 177
Pipeline Projects 187 34 1,620 1,841
Residential Zones 45 27 106 178
Mixed-Use Zones 47 29 137 213
Total Capacity 361 172 1,876 2,409
Remaining Need 1,163 654 -63 2,064
Rezone Strategies
Downtown Mixed Use 222 134 516 872
High Density Residential 571 341 1,354 2,266
Mixed Use 219 130 519 868
West Gateway Mixed Use 101 61 236 398
North Gateway Mixed Use 244 147 578 969
Total Rezone 1,357 813 3,203 5,373
Total 1,718 985 5,079 7,782
B. Development Analysis
1. Development Trends and Demand
Housing Stock Characteristics
As described in the Market Demand Analysis (November 2020), prepared by Bae Urban Economics for the City of Hollister 2040 General Plan update, approximately 80 percent of the housing stock in Hollister is single-family units, the majority of which are detached units. This concentration is notably higher than the percentages of single-family units within the AMBAG Region and California, where single-family units account for 71.4 percent and 65.0 percent, respectively. Consistent with this, Hollister contains a relatively low supply of multifamily units, accounting for just 17.2 percent of the total housing stock. Additionally, of the multifamily inventory in Hollister, most are in smaller structures with two to four units, whereas most of the multifamily units in the AMBAG Region and California are in larger complexes with five or more units. This under-supply of multifamily units within Hollister may be excluding certain household types and income levels from finding suitable and affordable housing within the city. In fact, local stakeholders highlighted the significant need for a more diverse housing stock to accommodate varying households, including younger households interested in Hollister and service workers who are currently priced out of the market. Providing a more diverse housing stock may also result in an improved jobs/employed residents balance by providing housing for existing workers who are commuting in from more affordable locations.
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Development Trends
Nearly half of Hollister’s housing stock was built between 1980 and 1999, with the 1990s representing the largest proportion of unit deliveries, at roughly 27.7 percent of all Hollister residential units. The spike in development during this period far outpaced the development in the comparison geographies in any other given time frame. For the AMBAG Region and California, the highest concentration of units by year built is between 1970 and 1979, though these units only make up 19.7 percent and 17.7 percent of their overall housing stock, respectively. Notably, the City of Hollister did not experience much of a decrease in residential development output from 2000 to 2009, which includes the entirety of the development moratorium that was in place from 2002 to 2008 during the development of a new wastewater treatment facility. This, however, may be due to significant housing construction prior to the moratorium in 2002 and the completion of pending projects already under construction.
As shown in Table F-2: Residential Building Permit Data, the City has issued residential building permits for 2,459 units between 2015 and 2022. Of these, final occupancy permits have been issued for 2,240 constructed residential units.
Table F-2: Residential Building Permit Data
Issues Permits (# of Units) 2015 2016 2017 2018 2019 2020 2021 2022 Total Single Family Detached 104 267 375 229 353 253 308 220 2,109 Single Family Attached 17 19 13 49
Multi-family - 2 to 4 units 6 2 4 3 5 16 73 2 111
Multi-family - 5+ units 87 49 22 158
ADUs 1 3 4 11 13 32
Total 110 356 379 282 378 292 427 235 2,459
Final Occupancy Permits
(# of Units) 2015 2016 2017 2018 2019 2020 2021 2022 Total Single Family Attached 47 146 317 325 312 234 368 194 1,943 Multi-family - 2 to 4 units 19 17 13 49
Multi-family - 5+ units 4 4 3 1 1 43 37 93
ADUs 7 129 136
Single Family Attached 2 1 6 10 19
Total 47 150 328 328 444 255 434 254 2,240
Source: City of Hollister, 2023.
The uncertainty caused by the COVID-19 pandemic continues to have lingering effect on building permit activity. Economic factors such as high cost of construction along with supply-chain issues in 2021 continued to affect building permit activity. Investment in affordable housing from local and federal funding sources has helped sustain affordable housing permit activity. Overall, the City continues to be well ahead in its market-rate housing permits, although it remains behind in its affordable housing permits.
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Residential Land Use Designations
The 2005 General Plan establishes the minimum and maximum densities for the residential land use designations using net acres. On September 19, 2022, the City amended the General Plan and adopted an ordinance on October 3, 2022, that amends the zoning ordinance to change to gross density. This means the total allowed density is based on the total area of the parcel.
Prior to changing to gross density, the City was operating on net density, which has caused many issues of under-development of residential and mixed-use sites. In Hollister, using net density has obscured the project review process and has not produced the types of housing products envisioned by the General Plan. Project applicants cannot achieve the net density limits because the roadways and topography of a site reduce the area that could accommodate housing. Allowing projects to use gross density provides project applicants with certainty on what could be built and would accommodate a wider range of housing types. For example, although the Medium Density Residential designation allows for duplexes and triplexes at 8 to 12 units per net acre, Hollister developers can rarely propose projects that include these products because the net density has resulted in lower density projects at 5 to 9 dwelling units per gross acre. Basing the residential land use densities on gross acreage would provide project applicants with more certainty because densities would not change based on the roadway network. In addition, it could encourage new housing types in Hollister that would be affordable to lower incomes.
California Government Code Section 65583.2(c)(3)8 requires housing elements to include an analysis of identified housing sites to demonstrate how the jurisdiction can accommodate their Regional Housing Needs Allocation (RHNA) for lower-income households. The analysis must consider factors such as financial feasibility, market demand, and how the identified residential zones have previously accommodated housing for lower-income households.
The City needs to demonstrate that proposed residential projects are built at the higher end of the allowed density range, which has not historically been the case in Hollister. In addition, although Hollister has enough vacant residential and mixed-use land to accommodate more than 2,000 residential units, more than half of the available land supply is designated as mixed-use, however, few projects have been developed due to the existing lower-density requirements.
However, the State provides an option, known as the “default density option,” to bypass this analysis if jurisdictions choose housing sites that meet the State’s minimum density requirement. The City of Hollister is a part of the San Jose – Sunnyvale – Santa Clara Metropolitan Statistical Area (MSA). In 2020, the population for this MSA had surpassed 2 million, raising the minimum residential density for the incorporated Cities in the MSA to 30 dwelling units per acre (du/ac), as the MSA is deemed “metropolitan”. Recent 2022 data reflects that the MSA has dropped just below the 2 million population threshold, which means that per the State, Hollister would need to establish a minimum residential density of 20 du/ac, a “suburban” designation. However, it is noted that due to the fluctuation of the MSA at the edge of the population threshold from suburban to metropolitan, Hollister’s rezoning strategies as well as the draft 2040 General Plan densities reflect the 30 du/ac A.1.a
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minimum density. This accommodates the possibility that with a new data set, the population is likely to rise again crossing back into the metropolitan MSA designation.
The 2005 General Plan includes a High-Density Residential land use designation that allows residential development at a density range of 12 to 35 du/ac. The Hollister Municipal Code includes a High- Density Multifamily Residential (R4-20) zoning designation that allows multifamily residential development at 20 to 35 du/ac and a maximum building height of 45 feet. However, the R4-20 zoning designation is not currently applied to any parcels within the city.
As described below in the Projected Development section and to accommodate more affordable housing development and a variety of housing types, the City has revised the density limits for the Downtown Commercial and Mixed-Use zone, several Low-Density Residential designated properties in the downtown, a number of High-Density Residential and mixed-use parcels, and redesignated several parcels in the North Gateway Commercial to allow high-density residential development.
Vacant Sites
As described in the Existing Conditions Report: Land Use and Planning prepared for the City’s General Plan 2040 (Placeworks, 2020), as of 2020, there were approximately 65 acres of land with an existing General Plan land use designation suitable for accommodating multi-family housing. Much of this vacant land has been or is currently (2023) under construction.
Of the remaining available suitable vacant parcels, 32 parcels on 60 acres are being proposed for rezoning at higher densities to accommodate a greater number of affordable housing units and types (See Rezones for the Remaining Need, below).
C. Projected Development
1. Accessory Dwelling Units (ADUs)
HCD has supported a strategy for estimating future development of ADUs based on the average number of ADUs from past performance (2018 to 2022). As shown in Table F-3: Past Performance and Projection of ADU Development, the City has experienced a great increase in ADU applications since new ADU laws went into effect in 2020. Based on its past performance, Hollister can anticipate an additional 136 ADUs during the 2023-2031 planning period.
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Table F-3: Past Performance and Projection of ADU Development Year ADU Permitted and Projected
2018 2
2019 3
2020 15
2021 12
2022 20
2023 17*
Annual Projections
2024 17
2025 17
2026 17
2027 17
2028 17
2029 17
2030 17
2031 17
Projection Period Total 136
*Based on 17 ADU applications approved as of October 25, 2023 – 32 ADU applications have been received in total, of which 17 were approved, 17 are in review, 2 were withdrawn, and 1 was denied.
As of October 25, 2023, the City has received 32 total ADU applications. Of those, 17 have been approved, 17 are in review, 2 were withdrawn, and 1 was denied. One application was denied due to a related SB 9 application which included conversion of an ADU approved in the 1990s to an SB 9 unit plus a request for approval of an unpermitted ADU on the same site – totaling one main unit, one SB 9 unit, and one ADU. At the time of the application, the property owner could not provide evidence of owner-occupancy at the site which resulted in denial of the SB 9 application and only one possible detached ADU. As of October 25, the City is working with the property owner on the site-occupancy evidence for a potential reversal of the denial. The two applications withdrawn were submitted for JADUs, but later resubmitted as ADUs.
Table F-4: ADU Projections by Income Category shows the ADU projections by income category.
Table F-4: ADU Projections by Income Category
Income Category Percentage Units
Low- and Very Low-Income 60% 77 units
Moderate-Income 30% 39 units
Above Moderate-Income 10% 12 units
Total 128 units
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As described in Chapter 2: Policy Plan, Policy Action H3.4: Accessory Dwelling Units (ADUs) and Policy Action H3.5: Accessory Dwelling Units Monitoring Program, the City will establish an ADU monitoring program and will assess trends biennially; if gaps are identified between what is anticipated in this analysis and what is built, the City will implement changes within a year.
Per Government Code section 65852.2, ADUs must be permitted in any residential or mixed-use zone – any zone where residential uses are permitted by right or by conditional use. Additionally, State law states that local governments cannot preclude the creation of ADUs, and any limitations should be accompanied by detailed findings of fact explaining why ADU limitations are required and consistent with these factors.
2. Pipeline Projects
“Projects in the pipeline” are defined as projects that have applied for entitlements, have recently received Planning approval, and/or have submitted for building permits that have not yet been approved and issued. Projects in the pipeline range from the addition of a single unit to an existing building to new multi-family residential with dozens of units. The pipeline includes both market-rate and affordable developments.
As shown in Table F-5: Pipeline Projects, there are currently 21 projects in the pipeline that will provide an estimated total of 1,841 residential units towards meeting the City’s 6 th Cycle RHNA requirements. These include 187 Very Low/Low, 34 Moderate and 1,620 Above Moderate rate units.
The location of these Pipeline Projects are shown in Figure F-1: Pipeline Projects.
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Table F-5: Pipeline Projects
Project / Address Very Low /
Low Moderate Above
Moderate
Total
Units Status
Woodle Subdivision 100 100 Approved – Civil
Review
Avalon Village 144 144 Approved
PAD Investment Trust 85 85 Approved
DAL Properties 91 91 Approved – Civil
Review
1550 San Juan Rd 16 142 158 Approved
1619 Fourth St 20 92 112 Preliminary Review
SWC 4th St/Rajkovich
Way 50 50 Approved
4th St/Piane Crati Ct 17 17 Preliminary Review
NWC 4th St/Westside
Blvd 84 84 Approved
1871 Buena Vista Rd 3 3 Approved
Meridian St 206 206 Under Review
South St Townhomes 14 14 Approved
851 Sunnyslope Rd 18 156 174 Under Review
King Subdivision 16 16 Approved
Eden Housing 100 100 Approved
1231 Apricot Ln 6 6 Under Review
1620 Buena Vista Rd 130 130 Approved
Farmstead 13 13 Approved
West of Fairview Phase 3 147 147 Approved – Civil
Review
375 Fourth St. 50 1 51 Approved
4th Street / Graf Road 140 140 Under Review
Jurisdictions may take RHNA credit toward meeting their RHNA allocation based on the affordability and unit count of the development for units that have been approved, are under review.
Hollister’s residential development pipeline includes many projects in various stages of the housing development process, including projects that have received approvals from City Council, Planning Commission and/or Planning Division, or projects that are awaiting Planning approvals or that have filed for building permits.
Projects listed as “Approved” are approved but awaiting permit issuance. “Under Review” refers to projects that have been formally submitted to the City and entitlements are under review, while “Preliminary Review” refers to projects that have not yet been formally submitted but have been in coordination with the City to prepare for formal submittal. At present, these Pipeline Projects do not A.1.a
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have any known barriers or phasing requirements and therefore should move forward without delay, depending on market conditions.
The affordability levels for the units are determined by the project description in each planning permit issued and planning permit application submitted. The projects that are identified as affordable have recorded deed-restrictions (regulatory agreement) on the property. Any project that is not identified as affordable is assumed to be above moderate-income.
Figure F-1: Pipeline Projects
3. Existing Residential Capacity
Existing residential capacity includes those vacant parcels that are currently zoned for multi-family residential development and are not proposed to be rezoned (either a designation change and/or a change in density). This includes Medium- and High-Density Residential and Mixed-Use designated parcels.
As shown in Table F-6: Existing Capacity, there is an estimated existing residential capacity of 391 residential units (92 Very Low / Low, 56 Moderate, and 243 Above Moderate. To be conservative, a development capacity of 70% to 80% was applied to the Mixed Use and High Density Residential designated parcels, respectively. This includes three parcels that are currently zoned High Density A.1.a
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Residential and one parcel designated Medium Density Residential and six parcels designated Neighborhood Mixed Use and one parcel designated West Gateway Mixed Use.
Table F-6: Existing Capacity
Low Mod. Above
Mod.
Address Zoning Net Units by Income
Category Comments / Status
1371 Sunnyslope
Rd High Density Residential 11 6 26 Single family
residence
1001 Nash Rd High Density Residential 4 3 10 Church
1573 Valley View
Rd #A High Density Residential 22 13 51 Mostly vacant with some structures
North St Medium Density
Residential 8 5 19 Vacant
1220 Fourth St West Gateway Mixed Use 10 6 23 Single family residence
Ladd Lane
Apartments Neighborhood Mixed Use 0 0 28 Vacant
262 Hillock Dr Neighborhood Mixed Use 6 4 14 Vacant
242 Hillock Dr Neighborhood Mixed Use 6 4 14 Vacant
1561 Cushman St Neighborhood Mixed Use 9 5 21 Vacant
0 Cushman St Neighborhood Mixed Use 8 5 20 Vacant
391 Hillock Dr Neighborhood Mixed Use 8 5 17 Vacant
Residential 45 27 106
Mixed Use 47 29 137
Total 92 56 243
The location of these residential and mixed-use parcels is shown in Figure F-2: Existing Capacity.
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Figure F-2: Existing Capacity
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4. Rezones for Remaining Need
Methodology for Identification of Rezone Sites
Consistent with the ongoing 2040 General Plan update process, the City focused the identification of sites in the City limits which are planned to accommodate the majority of the City’s jobs and housing growth and are generally served by existing transit service and support the City’s goal to focus development within the downtown and existing urban areas. These include the following existing General Plan Land Use designated areas that could be rezoned to allow residential development or “upzoned” to allow greater residential density, and thereby have a high-potential solution to address meeting the remaining housing needs. These are: 1) Downtown Commercial and Mixed-Use, 2) High- Density Residential, 3) Mixed-Use, 4) West Gateway Mixed-Use, and 5) North Gateway Mixed-Use.
As noted above, the City prepared a Public Review Draft Environmental Impact Report (Draft EIR) (SCH # 2021040227) in May 2023 to evaluate the impacts of new residential units through 2040. The proposed land use map, as shown in the Draft EIR Figure 3-5, 2040 General Plan Land Use Map, in Chapter 3, Project Description, includes the candidate housing sites for the 6th Cycle Housing Element and associated increases in zoning density (rezone sites) that would provide sufficient land designated for housing to fulfill the City’s 2023-2031 RHNA, as well as future buffer sites pursuant to SB 166 identified as part of the Housing Element update. Additionally, the proposed General Plan 2040 Land Use (LU) Element includes goals, policies, and actions that require decision-makers to support adequate housing in Hollister.
Table F-7: Rezone Sites, which is included at the end of this appendix, identifies the development potential assumed for this Capacity Analysis. Figure F-3: Rezone Sites, identifies the location of these sites.
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Figure F-3: Rezone Sites
Downtown Commercial and Mixed-Use
As part of the 2040 General Plan rezone process, 38 parcels on approximately 10 acres will be upzoned --increasing the maximum allowable density from 45 to 125 du/ac.
Total residential units created for this land use designation will create 222 Very Low and Low units, 134 Moderate units, and 516 Above Moderate units, for a total of 872 units. These parcels currently allow residential development representing a potential total of 300 units. The rezone would result in an additional increased capacity of 572 units. Figure F-4: Downtown Mixed-Use Rezone Sites, identifies the location of these sites.
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Figure F-4: Downtown Mixed-Use Rezone Sites
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High Density Residential
As part of the 2040 General Plan rezone process, the High-Density Residential land use designation maximum density will be increased from 35 to 65 du/ac. This rezoning will affect 20 parcels on approximately 44 acres. This includes eight parcels that are currently designated High-Density Residential, one parcel designed Low-Density Residential, one parcel designated Medium-Density Residential, and 10 parcels currently designated North Gateway Commercial.
Total residential units created for this land use designation will create 571 Very Low and Low units, 341 Moderate units, and 1,354 Above Moderate units, for a total of 2,266 units.
With the exception of the sites which are currently zoned North Gateway Commercial, these parcels currently allow residential development representing a potential total of 300 units. The rezone would result in an additional increased capacity of 1,966 units. Figure F-5: High-Density Residential Rezone Sites, identifies the location of these sites.
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Figure F-5: High-Density Residential Rezone Sites
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Mixed-Use
As part of the 2040 General Plan rezone process, the Mixed-Use land use designation maximum density will be increased from 40 to 65 du/ac. This rezoning will affect six parcels on approximately 19 acres. All parcels are currently zoned Neighborhood Mixed-Use.
Total residential units created for this land use designation will create 219 Very Low and Low units, 130 Moderate units, and 519 Above Moderate units, for a total of 868 units.
These parcels currently allow residential development representing a potential total of 536 units. The rezone would result in an additional increased capacity of 332 units. Figure F-6: Mixed-Use Rezone Sites, identifies the location of these sites.
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Figure F-6: Mixed-Use Rezone Sites
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West Gateway Mixed-Use
As part of the 2040 General Plan rezone process, the Mixed-Use land use designation maximum density will be increased from 40 to 65 du/ac. This rezoning will affect 6 parcels on approximately 8 acres. All six parcels that are currently designated West Gateway Commercial.
Total residential units created for this land use designation will create 101 Very Low and Low units, 61 Moderate units, and 236 Above Moderate units, for a total of 398 units. Figure F-7: West Gateway Mixed-Use Rezone Sites, identifies the location of these sites.
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Figure F-7: West Gateway Mixed-Use Rezone Sites
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North Gateway Commercial
The General Plan designates 363 acres as North Gateway Commercial, located east and west of San Felipe Road and north of the downtown. Currently this land use designation does not allow residential development. The goal of this designation is to foster an attractive entry to the City of Hollister by featuring commercial and service-oriented businesses along with high-employment uses such as large-scale retail commercial uses, office parks, and service-oriented businesses. The design guidelines described in the "Special Planning Areas" section of the Land Use and Community Design Element of the General Plan stipulates additional criteria that development within the North Gateway must meet.
The Candidate Sites Analysis identifies seven parcels on approximately 21 acres in the North Gateway Commercial District that, when rezoned per the 2040 General Plan, would allow up to 65 dwelling units per acre. With an assumption of this site being developed at 70 percent of its maximum allowable density, based on the City’s development trends, these sites would yield approximately 969 units. Total residential units created for this land use designation will create 244 Very Low and Low units, 147 Moderate units, and 578 Above Moderate units, for a total of 969 units . Figure F-8: North Gateway Mixed-Use Rezone Sites, identifies the location of these sites.
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Figure F-8: North Gateway Mixed-Use Rezone Sites
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DR
A
F
T
Table F-4: Pipeline Projects
Unique
ID APN Project / Address
Very Low /
Low Moderate
Above
Moderate Total Units Status Comments / Schedule
P-1 019120005000 Woodle Subdivision 100 100 Approved Civil Review P-2 019310002000 Avalon Village 144 144 Approved Grading P-3 051230005000 PAD Investment Trust 85 85 Approved Approved P-4 051230006000 DAL Properties 91 91 Approved Civil Review P-5 052090008000 1550 San Juan Rd 16 142 158 Approved Approved P-6 052090014000 1619 Fourth St 20 92 112 Preliminary Review Preliminary Review only P-7 052090045000 SWC 4th St/Rajkovich Way 50 50 Approved Approved P-8 052131033000 4th St/Piane Crati Ct 17 17 Preliminary Review Preliminary Review only P-9 052180005000 NWC 4th St/Westside Blvd 84 84 Approved Approved P-10 052320003000 1871 Buena Vista Rd 3 3 Approved Approved P-11 054600005000 Meridian St 206 206 Under Review Under Review P-12 055030026000 South St Townhomes 14 14 Approved Approved P-13 057070064000 851 Sunnyslope Rd 18 156 174 Under Review Under Review P-14 057770040000 King Subdivision 16 16 Approved Approved P-15 057860046000 Brighton & Mimosa (Eden Housing)100 100 Approved Approved P-16 058042024000 1231 Apricot Ln 6 6 Under Review Under Review P-17 019110031000 1620 Buena Vista Rd 130 130 Approved Approved P-18 0580600870
0580600850
0580600820
0580600910
0580600810
0580600830
0580600860
0580600880
0580600930
0580600900
0580600890
0580600840
0580600920
Farmstead 13 13 Approved 1 unit on each of the 13 parcels.
P-19 057710054000
057710053000
West of Fairview Phase 3 147 147 Approved Civil Review
P-20 054110002000 and
054110001000
375 Fourth St.50 1 51 Approved Approved
P-21 052360001000
through -5000
4th Street / Graf Road 140 140 Under Review Under Review Total 187 34 1,620 1,841
Affordability Level
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Table F-5: Existing Capacity
Low Moderate Above Mod.
Unique ID APN Address Acreage Zoning
Net Total
Units Comments / Status
E-1 057344062000 1371 Sunnyslope Rd 1.56 High Density Residential 43 11 6 26 Single family residence E-2 055190015000 1001 Nash Rd 0.64 High Density Residential 17 4 3 10 Church E-3 057250008000 1573 Valley View Rd #A 3.09 High Density Residential 86 22 13 51 Mostly vacant with some structures E-4 053440054000 North St 3.41 Medium Density Residential 32 8 5 19 Vacant E-5 052131028000 1220 Fourth St 1.60 West Gateway Mixed Use 39 10 6 23 Single family residence E-6 57420051000 Ladd Lane Apartments 1.00 Neighborhood Mixed Use 28 0 0 28 Vacant E-7 057720002000 262 Hillock Dr 0.87 Neighborhood Mixed Use 24 6 4 14 Vacant E-8 057720001000 242 Hillock Dr 0.88 Neighborhood Mixed Use 24 6 4 14 Vacant E-9 057800002000 1561 Cushman St 1.27 Neighborhood Mixed Use 35 9 5 21 Vacant E-10 057800001000 0 Cushman St 1.20 Neighborhood Mixed Use 33 8 5 20 Vacant E-11 057420052000 391 Hillock Dr 1.1 Neighborhood Mixed Use 30 8 5 17 Vacant Total 391 92 56 243
Residential 178 45 27 106
Mixed Use 213 47 29 137
Net Units by Income Category
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Table F-6: Rezone Sites
VL/L Moderate Above Mod.
Unique ID APN Address Acreage Status Assumed General Plan / Zoning Max General Plan / Zoning Max Total Existing Use RZ-D-1 054140006000 220 Fourth St 0.24 Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 5 3 12 20 Vacant RZ-D-2 054020001000 701 San Benito St 0.15 Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 7 12 Vacant RZ-D-3 054010024000 Seventh St 0.12 Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 5 10 Vacant RZ-D-4 054050018000 375 Sixth St 0.45 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 10 6 23 39 Church RZ-D-5 054080026000 350 Sixth St 0.40 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 9 5 20 34 Multi-tenant commercial building with parking RZ-D-6 054130013000 310 Fourth St 0.36 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 8 5 18 31 Multi-tenant commercial building with parking RZ-D-7 054080013000 535 Monterey St 0.27 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 6 3 14 23 Multi-tenant commercial building with parking RZ-D-8 054090004000 221 Fifth St 0.20 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 4 3 10 17 Multi-tenant commercial building with parking RZ-D-9 054010017000 738 San Benito St 0.27 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 6 3 14 23 Multi-tenant commercial building with parking RZ-D-10 054010016000 730 San Benito St 0.09 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 2 1 4 7 Multi-tenant commercial building with parking RZ-D-11 054010021000 363 Seventh St 0.54 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 12 7 28 47 Funeral Home, Parking RZ-D-12 054090012000 515 San Benito St 0.17 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 4 2 9 15 Multi-tenant commercial building with parking RZ-D-13 054220006000 10 East St 0.17 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 4 2 9 15 Multi-tenant commercial building with parking RZ-D-14 054020008000 217 Seventh St 0.74 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 16 10 39 65 Lumber Yard RZ-D-15 054020004000 727 San Benito St 0.15 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 8 13 Two-story commercial RZ-D-16 054020003000 717 San Benito St 0.10 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 2 1 5 8 Two-story commercial building RZ-D-17 054020002000 713 San Benito St 0.05 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 1 1 2 4 Single story commercial building RZ-D-18 054010008000 722 San Benito St 0.10 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 2 1 5 8 Two story mixed-use building RZ-D-19 054010025000 339 Seventh St #A 0.14 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 7 12 Single story commercial building RZ-D-20 054050023000 650 San Benito St 0.34 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 8 5 17 30 Multi-tenant commercial building with parking RZ-D-21 054080005000 345 Fifth St 0.15 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 8 13 Multi-tenant commercial building with parking RZ-D-22 054050006000 610 San Benito St 0.54 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 12 7 28 47 Multi-tenant commercial building with parking RZ-D-23 054152006000 108 Fourth St #100 0.13 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 6 11 Multi -Family RZ-D-24 054190010000 321 First St 0.34 Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 7 4 18 29 Vacant RZ-D-25 056020007000 810 East St 0.41 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 9 5 21 35 Multi-tenant commercial building with parking RZ-D-26 056020010000 869 San Benito St 0.32 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 7 4 17 28 Multi-Family RZ-D-27 056020006000 829 San Benito St 0.28 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 6 4 14 24 Multi-tenant commercial building with parking RZ-D-28 056020019000 899 San Benito St 0.23 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 5 3 12 20 Multi-Tenant Business, Partial Vacant RZ-D-29 056011015000 870 San Benito St 0.76 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 17 10 39 66 Apartments, Funeral Home RZ-D-30 056011005000 800 San Benito St 0.54 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 12 7 28 47 Multi-tenant commercial building with parking RZ-D-31 056020008000 843 San Benito St 0.40 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 9 5 21 35 Multi-tenant commercial building with parking RZ-D-32 056020001000 801 San Benito St 0.14 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 6 11 convience store, parking RZ-D-33 056020002000 219 South St 0.05 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 1 1 2 4 Multi-tenant commercial building with parking RZ-D-34 056020017000 204 Hawkins St 0.16 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 8 13 Multi-Family, Parking Lot RZ-D-35 056012006000 840 Washington St 0.15 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 7 12 Multi-Family RZ-D-36 056011013000 San Benito 0.12 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 3 2 5 10 Multi-tenant commercial building with parking RZ-D-37 056011008000 853 Washington St 0.20 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 4 3 10 17 Funeral home RZ-D-38 056011007000 848 San Benito St 0.20 Not Vacant 70%Downtown Commercial and Mixed-Use 45 Downtown Mixed-Use 125 4 3 10 17 Parking lot for existing commercial RZ-H-1 051090031000 190 Rustic St 1.51 Not Vacant 80%Low Density Residential 8 High Density Residential 65 20 12 46 78 Majority of parcel vacant with SFD.
RZ-H-2 057440001000 Valley View 1.20 Vacant 80%High Density Residential 35 High Density Residential 65 16 9 37 62 Vacant RZ-H-3 056110001000 45 Hawkins St 0.53 Vacant 80%High Density Residential 35 High Density Residential 65 7 4 16 27 Vacant RZ-H-4 056102011000 Hawkins St 0.21 Vacant 80%High Density Residential 35 High Density Residential 65 3 2 5 10 Vacant RZ-H-5 053330003000 Park Hill 1.26 Vacant 80%High Density Residential 35 High Density Residential 65 16 10 39 65 Vacant RZ-H-6 053330005000 605 North Street 2.69 Vacant 80%High Density Residential 35 High Density Residential 65 35 21 83 139 Majority is vacant on a hillside with SFD.
RZ-H-7 053310003000 Park Hill 1.07 Vacant 80%High Density Residential 35 High Density Residential 65 14 8 33 55 Vacant RZ-H-8 053310003000 Park Hill 1.44 Vacant 80%High Density Residential 35 High Density Residential 65 19 11 44 74 Vacant RZ-H-9 053292015000 115 Locust Ave 1.57 Vacant 80%High Density Residential 35 High Density Residential 65 20 12 49 81 Base of Park Hill. Slope. Storage/Barn structure on site.
RZ-H-10 056120033000 1071 Monterey St 1.81 Not Vacant 80%Medium Density Residential 12 High Density Residential 65 23 14 56 93 Major of site is vacant (2 SFD on-site).
RZ-H-11 053380004000 Bolsa Rd 17.16 Not Vacant 80%North Gateway Commercial 0 High Density Residential 65 223 134 535 892 Agriculture RZ-H-12 053370021000 136 San Felipe Rd 1.04 Not Vacant 80%North Gateway Commercial 0 High Density Residential 65 14 8 32 54 Multi-tenant commercial building with parking. Partially vacant.
RZ-H-13 053410009000 Gateway Dr 0.67 Vacant 80%North Gateway Commercial 0 High Density Residential 65 9 5 20 34 Vacant RZ-H-14 053380016000 Bolsa Rd 1.05 Vacant 80%North Gateway Commercial 0 High Density Residential 65 14 8 32 54 Vacant RZ-H-15 053380014000 San Felipe 0.88 Vacant 80%North Gateway Commercial 0 High Density Residential 65 11 7 27 45 Vacant - Owned by City of Hollister RZ-H-16 053380007000 San Felipe 0.98 Vacant 80%North Gateway Commercial 0 High Density Residential 65 13 8 29 50 Vacant RZ-H-17 053380006000 Bolsa Rd 4.23 Vacant 80%North Gateway Commercial 0 High Density Residential 65 55 33 132 220 Vacant RZ-H-18 051100045000 Chappell Rd 3.43 Vacant 80%North Gateway Commercial 0 High Density Residential 65 45 27 106 178 Vacant - Owned by San Benito County Existing Proposed
Net Units by Income Category
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VL/L Moderate Above Mod.
Unique ID APN Address Acreage Status Assumed General Plan / Zoning Max General Plan / Zoning Max Total Existing Use Existing Proposed
Net Units by Income Category
RZ-H-19 051100043000 Chappell Rd 0.65 Vacant 80%North Gateway Commercial 0 High Density Residential 65 8 5 20 33 Vacant (Flag Lot) - Owned by San Benito County RZ-H-20 051100016000 San Felipe 0.44 Vacant 80%North Gateway Commercial 0 High Density Residential 65 6 3 13 22 Vacant RZ-M-1 056250007000 246 Tres Pinos Rd 0.51 Not Vacant 70%Neighborhood Mixed Use 40 Mixed-Use 65 6 3 14 23 Automotive repair RZ-M-2 054600004000 643 Mccray St 1.82 Not Vacant 70%Neighborhood Mixed Use 40 Mixed-Use 65 21 12 49 82 Personal storage facility RZ-M-3 054600003000 641 Mccray St 2.98 Not Vacant 70%Neighborhood Mixed Use 40 Mixed-Use 65 34 20 81 135 Movie theatre with associated parking lot.
RZ-M-4 054600006000 Hillcrest Rd 4.49 Vacant 70%Neighborhood Mixed Use 40 Mixed-Use 65 51 31 122 204 Vacant RZ-M-5 054600002000 Meridian St 6.74 Vacant 70%Neighborhood Mixed Use 40 Mixed-Use 65 77 46 183 306 Vacant RZ-M-6 054600001000 410 Hillcrest Rd 2.60 Vacant 70%Neighborhood Mixed Use 40 Mixed-Use 65 30 18 70 118 Vacant RZ-W-1 052070007000 0 Fourth St 0.24 70%West Gateway Mixed Use 35 West Gateway Mixed Use 65 5 3 13 21 RZ-W-2 052090046000 Fourth St 3.47 Vacant 70%West Gateway Mixed Use 35 West Gateway Mixed Use 65 39 24 94 157 Vacant RZ-W-3 052070012000 Fourth St 1.99 Vacant 70%West Gateway Mixed Use 35 West Gateway Mixed Use 65 23 14 53 90 Vacant RZ-W-4 052070008000 San Juan 0.24 Vacant 70%West Gateway Mixed Use 35 West Gateway Mixed Use 65 3 2 5 10 Vacant RZ-W-5 052070006000 Jan Ave 0.48 Vacant 70%West Gateway Mixed Use 35 West Gateway Mixed Use 65 6 3 13 22 Vacant RZ-W-6 052070011000 991 Fourth St 1.13 Not Vacant 70%West Gateway Mixed Use 35 West Gateway Mixed Use 65 25 15 58 98 Commercial (Medical Center) RZ-N-1 051100049000 0 Pacific Way 13.99 Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 159 95 382 636 Vacant RZ-N-2 051100050000 0 Pacific Way 0.69 Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 8 5 18 31 Vacant RZ-N-3 051100051000 0 Pacific Way 0.66 Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 8 5 17 30 Vacant RZ-N-4 051100052000 0 Pacific Way 0.66 Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 8 5 17 30 Vacant RZ-N-5 051100053000 0 San Felipe Rd 0.69 Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 8 5 18 31 Vacant RZ-N-6 051020019000 50 Santa Ana Rd 1.14 Not Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 13 8 31 52 Vacant RZ-N-7 051020017000 San Felipe 3.51 Not Vacant 70%North Gateway Commercial 0 North Gateway Mixed Use 65 40 24 95 159 Vacant Total 1,304 781 3,077 5,162
Downtown Mixed Use 222 134 516 872
High Density Residential 571 341 1,354 2,266
Mixed Use 320 191 755 1,266
North Gateway Mixed Use 191 115 452 758
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1 Appendix G: Community Engagement
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Appendix G: Community Engagement Page G-1
Summary of Community Engagement
Section 65583(c)(9) of the Government Code states, “local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort.” Meaningful community participation is also required in connection with the City’s Assessment of Fair Housing.
As part of the 2023-2031 Housing Element Update process, the City conducted a variety of outreach and engagement efforts beginning in Spring 2023. These include virtual community workshops, study sessions with the Planning Commission and City Council, an online survey in English and Spanish, an informational webpage, one-on-one meetings with stakeholders, and public meetings Project materials, including meeting and workshop recordings, flyers, and draft public review documents are available on the City’s website: https://hollister.ca.gov/housing-element/ .
Community engagement and outreach for the 2023-2031 Housing Element is outlined below:
Housing Element Update Webpage: A Housing Element Update webpage was created on the City’s website to provide relevant information and guide the public to outreach events and resources throughout the course of the update process. The website provides information about the update process, key features of the housing element, recorded meetings, a project timeline, surveys and forms, and contact information. The website also provided a link to the community survey tool as well as the contact information of the City for residents and community members to send additional comments or request additional information. The website is available at:
https://hollister.ca.gov/housing-element/ .
Online Community Survey: From May 31, 2023, through December 7, 2023, the City released an online community survey to solicit feedback and input on potential locations for housing and possible housing policies. The survey was made available in English and Spanish and was linked on the Housing Element Update webpage. To collect additional community input, City staff members distributed physical copies of the community survey at community events, including farmers markets and the June 14, 2023 “Kids in the Park” event. Responses received from in- person outreach were then incorporated into the online community survey to consolidate data.
There was a total of 57 respondents that participated in the online survey and a total of 64 respondents that participated in the in-person survey.
Overall, respondents expressed a need for affordable housing and housing units with two or more bedrooms to accommodate larger household sizes. Additionally, key special needs groups were identified including seniors, persons with disabilities, and unhoused individuals. Finally, a majority of respondents were local to the community, both working and living in Hollister. The full survey summary report is attached to this appendix.
Fact Sheet: To supplement the outreach process, a Housing Element Update Fact Sheet was developed in English and Spanish to provide the public with background information on state A.1.a
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requirements, the process for creating a compliant Housing Element, Hollister-specific housing information, and the overall project timeline. This information was similar to information provided at the first community workshop (described below), but in a more accessible format.
The Fact Sheet was made available on the City’s website and to interested parties. Community Workshop #1: On May 31, 2023, the City conducted a virtual community workshop to provide community members with background information and baseline knowledge about the Housing Element Update, and its requirements by state law. The workshop also solicited feedback and input from participants through live polling and a Q&A session. Specifically, the workshop was used as an opportunity for community members to identify challenges and opportunities related to housing in the City and facilitate conversation about potential solutions. Joint Planning Commission/City Council Study Session #1: On December 4, 2023, City Staff presented to the Planning Commission and City Council during a regularly scheduled meeting. The presentation provided Commissioners and the Council with information on the Housing Element Update status, details on the City’s RHNA allocation, and key milestones. The presentation also provided an overview of proposed Candidate Sites and information on the strategies to meet the City’s RHNA Allocation.
Community Workshop #2: This workshop will provide participants with information on the City’s engagement efforts, an overview of the Public Review Draft Housing Element, and proposed strategies to meet the City’s RHNA allocation. The workshop will also solicit feedback and input from participants through live polling and a Q&A session. Focus Groups: The City will hold focus group meetings with various community groups, representatives, and housing developers. Focus groups will provide an opportunity for stakeholders from the community to provide feedback on the Public Review Draft Housing Element and recommendations for strategies to meet the City’s RHNA allocation and housing needs for various groups.
Joint Planning Commission/City Council Study Session #2: This Study Session will provide Commissioners and the Council with an informational presentation on the contents of the Public Review Draft Housing Element, the candidate sites identified, policies and objectives to advance the City’s housing goals, and summaries of public involvement. City Staff will answer questions and received guidance on revisions to be made prior to submittal of the Draft to HCD.
This Appendix contains a summary of all public comments regarding the Housing Element received by the City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.
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Community Survey Summary Report
This section contains the summary reports for the community survey conducted between May 31, 2023 through December 7, 2023 and the physical survey handed out at community events.
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Appendix G: Community Engagement
Housing Element Update Online Survey Report
On May 31, 2023, the City launched an online community survey to gather input on housing needs and policy programs. The survey was available through December 7, 2023, and it gathered a total of 57 responses. This report details the input received and respondent demographics.
1. Housing Type Needs
The survey asked participants to select the housing types that they think are needed in Hollister. Overall, the data shows a need for Affordable Housing and Senior Housing over other housing types. Participants least favored Multi-Generational Housing. Table 1 includes additional recommendations provided under the Other category.
2. Priority Housing Types
Participants were asked to rank the housing types from the previous survey question from most important to least important to prioritize in future developments in Hollister. Overall, the data shows that participants prioritized Affordable Housing, Senior Housing, and Housing for Persons with Disabilities.
15 43
24 19
23 13
27 18
20 9
0 5 10 15 20 25 30 35 40 45 50
Accessory Dwelling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed-Income Housing
Multi-Generational Housing
Senior Housing
Single-Family Housing
Supportive or Transitional Housing
Other
28 9
6 5
3 4
1 1
3 0 5 10 15 20 25 30
Affordable Housing
Senior Housing
Housing for Persons with Disabilities
Apartments/Condos
Accessory Dwelling Units (ADUs)
Mixed-Income Housing
Single-Family Housing
Multi-Generational Housing
Supportive or Transitional Housing
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3. For-Sale or For-Rent Housing Needs
The survey asked participants what type of housing is more needed in Hollister between for-sale and for- rent housing. The responses show a need for both, but an emphasis on for-rent.
4. Housing Unit Types in Future Development
To assess housing opportunities, the survey asked participants to rank what type of housing units they would like to see in future development. Overall, most participants ranked three-bedroom as the highest followed by two-bedroom and four-bedroom. Five-or-more bedroom units were the least favored.
5. Type of Housing Units
The survey asked participants if they had any comments on the type of housing units that should be developed in the City. The majority of responses favored compatible housing that is affordable to residents. Participants generally showed interest in multi-family housing, such as apartments and condominiums, for-sale units, for-rent units, and diverse neighborhoods. All survey responses are shown in Table 2: Type of Housing Units.
10 7
37 Rent
Sale
Both
0 5 10 15 20 25 30
Three-bedroom
Two-bedroom
Four-bedroom
One-bedroom
Five-or-more bedroom
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Appendix G: Community Engagement
6. Programs
Community Assistance
To gain feedback and perspective on potential community assistance programs, participants were asked to rate different issues based on importance (1 being the least important and 5 being the most important).
Overall, majority of participants rated homebuyers’ assistance and housing information as most important. Property maintenance received the most 3-rating responses, indicating a general interest but not of heavy importance. Please note that rankings may not add up to 100 percent if a participant did not rank all programs.
Fair Housing
To understand feedback on potential programs to assist special needs groups, participants were asked to rate various programs topics to assist special needs groups access housing that meets their needs and is affordable to all income levels based on importance (1 being the least important and 5 being the most important). Overall, the participants were in support of all four fair housing programs. Promotion of fair housing and senior housing programs both collected the most support through “5” ratings. Persons with disabilities programs and supportive housing programs both collected the most “3” ratings. Please note that rankings may not add up to 100 percent if a participant did not rank all programs. 0% 10% 20% 30% 40% 50% 60% 70% 80% 90%100%
Homebuyers Assistance (Funding assistance and
resources for first time homebuyers)
Housing rental assistance (Funding assistance and
resources for renters)
Property maintenance (Funding for home
maintenance and rehabilitation)
Housing information (information on affordable
housing opportunities and funding)
5 4 3 2 1
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7. Special Needs Groups and Housing
Jurisdictions are required to address the various housing needs of special needs groups. The survey asked participants which HCD-defined special needs groups were most in need of housing and/or related services in Hollister. Overall, participants believed that seniors and persons experiencing homelessness are most in need of housing and/or related services.
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Promote Fair Housing (Provide programs and policies
to address fair housing issues)
Senior Housing Programs (Encourage development of
housing that is accessible and supportive for senior
citizens)
Persons with Disabilities (Encourage development of
housing accessible to persons with disabilities)
Supportive Housing (Provide for emergency short and
long-term housing needs)
5 4 3 2 1
22 11
7 6
4 3
1 0 5 10 15 20 25
Seniors (65 years or older)
Persons experiencing homelessness
Veterans
Large households (5 or more persons)
Persons with disabilities (developmental or physical)
Farmworkers
Students
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8. Vision
Participants were asked to describe their vision for the future of housing in Hollister. In total, 45 responses were received. Out of all the responses, residents envisioned a future with affordable housing for all income levels, infrastructure improvements, and more housing opportunities. All survey responses are shown in Table 3: Vision for the Future of Housing in Hollister.
9. Demographics
The survey concluded with questions on
demographics to understand who was reached and
who provided feedback. This was aimed at ensuring
equity in engagement.
The questions collected information on where
participants lived (in the City, outside of the City, or outside of the County), how many years lived in the
City, what county participants work in, if participants are renters or homeowners, and their age.
At 82 percent, majority of participants live in the City.
Another 14 percent live in the County, and 4 percent
do not live in neither the City nor the County. Similarly, majority of participants also worked in the Hollister. 20 percent of participants selected “other.” Of those who noted they live in Hollister, 88 percent of participants has lived in the City for over 10 years. In addition, 71 percent of participants were homeowners, while 27 percent were renters.
Lastly, the age breakdown of participants remained fairly even. Participants ages 35-49 comprised 37 percent of survey participants, followed by 33 percent for ages 50 to 64, followed by 16 percent for ages 18 to 34, and 14 percent for ages 65 or older.
82%
14%
4%Where do participants live?
Hollister
Outside of
Hollister, but in
San Benito
County
Outside of San
Benito County
4%2%6%
88%
How many years have participants lived in the
City?
1-3 years
3-5 years
5-10 years
Over 10 years
27%
71%
2%
Are participants renters or homeowners?
Renter
Homeowner
Other
Hollister
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0%
16%
37%
33%
14%
What is the age of participants?
Under 18
18-34
35-49
50-64
65 years or older
54%
2%
17%
6%
2%
20%
Where do participants work?
Hollister
Outside of Hollister, but in San
Benito County
Silicon Valley
Monterey County
Santa Cruz County
Other
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Table 1: Other “Housing Types” Reponses
Multi-Generational Housing
Housing for displaced youth and parenting teens
I think we have enough housing… I think the infrastructure Hass to catch up to the housing that we have had in the recent past
Affordable senior living center
Below Market Homes
Affordable Housing is a scam. No such thing. Build more housing. More Housing = Lower Prices.
Homeless
Table 2: Type of Housing Comments
I think compatibility is important when addressing infill planning.
The city needs both for sale and for rent housing units. Market rate and affordable units should both be built. Neighborhoods should contain a mix of housing types and income levels.
Affordable housing is needed to assist the younger generation who were born and raised here in having the choice to stay in our community. They are being pushed out.
Middle income homes
None at this time
Make housing that is affordable to people who have lived here for years, no people from Bay Area.
I am disabled and on a limited income and those types of housing are non-existent for a single white person.
Affordable housing (i.e. apartments, condos and smaller homes) need to be mixed in with single - family homes to create mixed-income neighborhoods.
Affordable single family housing would be amazing!!!! With enough parking spaces and backyards.
These new communities are all cramded.
Design higher density mixed use walkable neighborhoods.
There is a huge need for youth housing especially for foster youth aging out of the system, parenting teens, and displaced youth. We have nothing in San Benito County for this population. Please see the Tidal Wave of Change which was produced by the Coalition of Homeless Services Providers https://www.sbccab.com/_files/ugd/a38391_2084cf650cab4919a6bcead894b5556c.pdf Stop building more houses until the roads are fixed. Traffics is ri diculous. Fix roads then build.
They need to be affordable for San Benito residents
I don’t think we need any more housing. I think we need infrastructure to support the housing that has been added to our town in the last few years… Schools and roads to start u Unhoused families need to take a priority in our community. Apartments, multi -family duplexes, fourplexes, tiny home communities.
No more housing!
Do not mix affordable housing in affluent locations, ie Ridgemark or the like.
Homes that are available too long time San Benito county or Hollister residents. Housing is difficult to come by because of people from our of town are moving into town Need more diverse housing options so there is more mobility in the housing market. Smaller two bedroom houses on smaller lots to provide cheaper first time buyer houses.
Expand the sphere of influence. Create the American Dream. Which is single family detached homes.
Develop all agricultural lands. Shelter is greater than food, which will all be grown in Mexico eventually.
NO MORE HOUSING
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Table 3: Vision for the Future of Housing in Hollister
I would like to an inclusive community that with each new housing development provides a variety of housing types not just a single family home development. In each new development I would also like to see parks and similar amenities constructed, so people are not having to drive to the nearest park and can find opportunities to connect with their neighbors. I would also like to see areas of infill development and finding ways to connect with land owners to educate them on the potential use of their land. I am curious if the landowners are aware of the Housing Element process and how the City views the use of their land. I think by focusing on areas on infill will also help to decrease the sprawl of development in the outer city limits.
A city that can provide housing to singles and families but also housing for the homeless. Housing with diversity and uniqueness.
Equitable housing stock for all income levels especially for locals and not the commuters.
Mixed income housing spread across the county, not centralized. If more section 8 housing is provided, it should be spread to areas outside of the West end of town. Consider also the schools, transportation, and traffic congestion in the different areas of town.
Slow it down,
I'd like to see denser projects especially infill locations, where possible. Neighborhoods that support a variety of income levels would be great. I'd like to see affordable units spread throughout the city and integrated into neighborhoods in a way that does not make them stand out from market rate units.
Affordable housing for professionals who have returned to their community to live and work. Ex) single income - teacher
I envision those that are raised in our community are given an opportunity to live here as adults. I also envision the schools bring able to retain amazing teachers due to being able to live here with their wages. We have lost way too many.
Housing is important but so is infrastructure. We can’t keep building if our roads can’t withstand the amount of traffic.
affordable, and appartments for single families
More affordable housing
where people can work and live here mixed income developments with low/Medium income not just homes being built to cater out of town people
My vision of a promising Hollister is one in which houses are affordable for all income levels and the infrastructure has been improved to provide easy access to and from Hollister.
Housing for low income families and affordable housing.
Affordable housing for Hollister natives
Slowing down housing development until our infrastructure can catch up I would like to see as a tax paying citizen that I receive priority over non US citizens We need to think in "neighborhoods" and not only in "types of housing" with the goal of creating mixed-income neighborhoods, where you have a variety of home types also mixed in with commercial space, so we don't create exclusive wealthy neighborhoods vs. poor neighborhoods. We need to proactively work towards racial and economic integration via housing. We also need the City to waive permit fees and even create incentives to upgrade ADUs. There are many existing, unpermited ADUs in downtown Hollister but the fees to get them permitted are outrageous, so it promotes a continuation of sub-standard housing.
Affordable!!!!! Single family homes, no gangs ruining property. It sucks having a nice home in a ghetto neighborhood that has gangs tagging the parks, fences, etc. And keep hollister small town. I feel people who from San jose to hollister miss the small town feel in san jose which has been taken away A.1.a
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Table 3: Vision for the Future of Housing in Hollister
from people who can afford million dollar houses, all of our childhood friends and family moved out of state or other cities because of how high homes r going for in sj. Please keep hollister small.
Design higher density mixed use walkable neighborhoods. This would be a desirable are with modern housing mixed in with walkable restaurants, retail, grocery store, and entertainment options.
More infill. Less large development in the rural areas. More opportunities for home ownership.
Fair
I envision a community where homelessness is non-existant, that all individuals thrive and have a safe and secure place to lay their head at night knowing they have a sense of security.
There should be varying opportunities for housing, and developing a first time buyer program with available funding to assist would be the first step as I believe Hollister has not offered any FTHB programs in many years.
People born and raised here can afford to live here.
Start the process with building affordable apartments! Some of us don't have the luxury to afford to buy/rent, houses/apartments!
Affordable and sustainable - with impact fees charged to support the school district, road improvements, public safety staff and recurring city maintenance costs.
I would like to see a moratorium … And let the town catch up to the hundreds and hundreds of homes that have been built in the recent past
No more large developments with huge homes and no yard or accessible play areas for growing kids.
More housing for the unhoused, especially those with kids. Child care facilities built into the development areas to support working parents. Clean living facilities for our hardworking migrant workers. Affordable assisted living/nursing facilities for seniors - most seniors cannot afford communities like Twin Oaks. Rent credits for teachers, nurses, or other lower-paid service workers, more low income housing options.
Community not housing homeless, not supporting poverty, Have an upper midd le class community.
Too many hand outs to people that are on welfare. Take care of hard working citizens! Why so many questions about lower income!
Reduce the housing increase until the roads, sewage, water etc can actually handle the growth. It’s ridiculous currently with road works being done at the same time on two main arteries in & out of Hollister. Communicate with your constituents so you can be more streamlined in your approaches.
Slow growth contingent upon upgrading infrastructure.
Clean, nice areas.
I'd love more variety to meet more of our residents needs. We are a diverse community with a wide range of needs.
Having housing available for long term residents of the county. People who have lived here for generations
A housing market that has a variety of options so as people’s income changes so can their living situation to allow them to live within their means.
Affordable housing less homeless
One where there is enough supply to meet the demand for all ages and families. One where a s ingle person can afford a one bedroom apartment or a family can afford a house for a larger household. I believe downtown should vitalize the empty apartments and use those to promote affordable apartments.
There should be homes that are sold with deed restrictions so that corporations or to individuals who own multiple properties cannot buy them. New construction builders should allocated a high amount A.1.a
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Appendix G: Community Engagement
Table 3: Vision for the Future of Housing in Hollister
of homes that are available only to first time home buyers. Homes with said restrictions should be owner occupied and should not be able to be rented out.
Affordable housing for those that were born and raised in this city and can’t afford to buy a home here like myself
Build. Build. Build. The draconian Planning Department and City Council need to expand the Sphere of Influence and not promote ant-development tactics. Build hundreds of detached single family homes.
Affordable housing across the city, not just the westside. A mix of different types of housing. More apartments and condos, duplexes and fourplexes
Mix housing opportunities for community
NO MORE HOUSING. FIX AND EXPAND ROADS
Less or no additional McMansions till some of the other needs are closer to being met.
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Appendix G: Community Engagement
Housing Element Update Physical Survey Report
On June 14, 2023, the City launched an in-person community survey to gather input on housing needs at all income levels throughout the community. City staff handed out surveys at the “Kids at the Park” event.
The survey consisted of 15 total questions. The survey gathered a total of 64 responses in English and Spanish. This report details the input received and additional information about the respondents’ demographics.
1. Housing Type Needs and Priorities
The community was asked to select which housing types they would like the City to prioritize in the future.
The public was able to choose from a variety of housing types:
Accessory Dwelling Units
Affordable Housing
Mixed-Income Housing
Supportive or Transitional Housing
Multi-Generational
Apartments/Condos
Senior Housing
Housing for Persons with Disabilities
Single-Family
Respondents selected affordable housing as most common missing housing type and reiterated affordable housing as the highest priority for future development. Approximately 72 percent of total respondents marked that affordable housing, single-family, and mixed-income housing are a housing need in Hollister.
10 46
11 13
19 4
6 14
14 3
0 5 10 15 20 25 30 35 40 45 50
ADU
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed-Income Housing
Multi-General Housing
Senior Housing
Single-Family
Supportive or Transitional Housing
Other
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Appendix G: Community Engagement
2. Housing Unit Types in Future Development
Respondents were asked to rank what type of housing units they would like to see in future developments (1 being the least important and 5 being the most important). Approximately 69 percent of respondents would like to see both rental and for-sale housing units, and 32 of all respondents (or 50 percent) would like to see more three-bedroom units available. Overall, housing units that can accommodate large households with three or more bedrooms are the most needed housing type in Hollister.
3. Housing Program Opportunities
The community was asked to rate which community assistance programs and fair housing issues were most important and necessary in the community (1 being the least important and 5 being the most important). Respondents selected from a variety of fair housing assistance programs such as:
Homebuyers Assistance
Housing Rental Assistance
Property Maintenance
Housing Information
Promotion of Fair Housing
Senior Housing Programs
Persons with Disabilities
Supportive Housing
19%
10%
69%
Rent
Sale
Both
6 8
32 18
2 0 5 10 15 20 25 30 35
One-Bedroom
Two-
Three-
Four-
Five-
No. of Respondents
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Community Assistance
A majority of respondents marked homebuyers’ assistance programs and the available information on affordable housing opportunities and funding as the most important community resources. This includes funding assistance, educational materials, and other resources for first time home buyers. Some respondents marked property maintenance, rental assistance, and housing information as important, whereas a few marked homebuyers’ assistance as the least important resource.
Fair Housing
Fair housing programs were also considered by respondents to aid the City in understanding potential programs for special needs groups. The majority of respondents marked all fair housing programs as of utmost importance for the community. Approximately 39 percent of respondents marked that providing programs and policies to address fair housing issues as being the most important, followed by the importance of encouraging housing development for persons with disabilities and providing supportive housing at approximately 36 percent. Less than 10 respondents marked fair housing as least important.
0 20
40 60
80 100
1 2 3 4 5
Homebuyers Assistance Housing Rental Assistance Property Maintenance Housing Information 0 20
40 60
80 100
1 2 3 4 5
Promote Fair Housing Senior Housing Programs Persons with Disabilities Supportive Housing A.1.a
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Appendix G: Community Engagement
4. Special Needs and Housing
Jurisdictions are required to address the various housing needs of special needs groups. The survey asked participants which HCD-defined special needs groups were most in need of housing and/or related services in Hollister. A majority of respondents marked large households as the most important housing need, followed by emergency shelters and supportive and transitional housing for persons experiencing homelessness.
5. Vision
Open-ended exploratory questions were also provided to understand the respondents’ thoughts on housing unit types and individual visions for the future of housing in Hollister. In total, 25 responses were received. A majority of responses describe the need for affordable housing for a diversity of residents such as students, young families, young adults, veterans, and individuals experiencing homelessness, as shown in Table 1: Vision for the Future of Housing in the City of Hollister .
6. Demographics
The survey provided questions to gather information about the respondent to understand who is participating in the housing element update process. The goal is to promote equity in community engagement and ensure that a variety of community members have their voices heard. The questions include:
Place and Tenure of Residence
Place of Work
Household Tenure
Age
9 22
9 13
8 5
5 0 5 10 15 20 25
Seniors (65 years+)
Large Households (5 persons+)
Persons with disabilities (developmental or
physical)
Persons experiencing homelessness
Farmworkers
Students
Veterans
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Appendix G: Community Engagement
Overall, the majority of respondents have
lived in the City of Hollister for over ten years.
A few respondents live outside of Hollister in
San Benito County. Over half of the
respondents work in Hollister and
approximately 19 percent work in other areas
outside of San Benito County, Monterey
County, Santa Cruz County, and the Silicon
Valley.
Most of the respondents are renters at
approximately 47 percent whereas 31
percent are homeowners. Additionally, the
majority of respondents are young adults
(31.3 percent) and less than the age of 49
(40.6 percent). No responses were received
from individuals who were less than 18 years
old.
53.1%
9.4%
6.3%
Where do you live?
Hollister
Outside Hollister, in County
Outside County
1.6%9.4%
7.8%
56.3%
How many years have you lived in Hollister?
1-3 years
3-5 years
5-10 years
10+ years
58%
38%
4%
Are you a renter or a homeowner?
Renter
Homeowner
Other
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Appendix G: Community Engagement
0%
37%
48%
8%
7%
What is your age?
<18
18-34
35-49
50-64
65+
51.6%4.7%1.6%
3.1%
1.6%
18.8%
Where do you work?
Hollister
Outside Hollister, in County
Silicon Valley
Monterey County
Santa Cruz County
Other
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Appendix G: Community Engagement
Table 1: Community Housing Unit Types Comments
Housing units with yard space for the children, parks around areas More affordable renting options
Housing near parks. Creative architecture and trees, trees, trees More affordable housing!
Simply affordable for local community- many people are being forced to move away due to the high prices. What is affordable has crazy HOA fees.
Housing not profit must be priority
More housing for people of all incomes
Easy, simple, comfortable housing - good to keep prices low for Bay Area people Rentals for young adults starting out
Table 2: Vision for the Future of Housing in the City of Hollister Being able to purchase an affordable home
Less housing development
A community where all can come for resources
Affordable homes for families with multiple kids
Not as much development
More affordable housing
More affordable houses to buy
Buildings with multiple family/apartments/build up- not out Transitional housing units for 18-25 year olds
More affordable housing maybe apartments and community spaces along with them Hollister is expanding very fast it would be good to see more housing available Develop ADU downtown + in older neighborhoods - create parks of tiny houses or trades (San Jose Houston TX models) educate against NIMBY
Mixed housing in all areas of Hollister, not just low-income planned in the Westside of Hollister Up - save the Ag land!
More affordable housing for young adults
Affordable housing for students
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Appendix G: Community Engagement Page G-4
Community Workshop #1
This section contains the flyer and fact sheets distributed in preparation for the Community Workshop #1 held on May 31, 2023.
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The City of Hollister is in the process of updating the 2023-2031 Housing Element. This Fact Sheet answers commonly asked questions and provides information about the update process.
What is a Housing Element?
The Housing Element is one of the required elements of the Hollister General Plan. The Housing Element pro- vides goals, policies, and programs that support and encourage housing growth at all income levels.
Key Sections of the Housing Element:
• Population and housing analysis for Hollister.
• Evaluation of constraints to building housing and identifying potential resources for housing development.
• Evaluation of 2015-2023 Housing Element programs and policies to determine what worked and what needs to be changed.
• Analysis of potential housing sites that can accommodate Hollister’s anticipated housing needs in the next eight years. • Development of policies, programs, and quantified objectives for the 2023-2031 planning period.
Income Category % of Area Median
Income (AMI)Income Range*RHNA Allocation
(Housing Units)
Min.Max.
Extremely Low Income 0 - 30%--$31,550 423 units
Very Low Income 31 - 50% $31,551 $52,550 423 units
Low Income 51 - 80% $52,551 $84,100 678 units
Moderate Income 81 - 120% $84,101 $126,100 826 units
Above Moderate Income > 120% $126,101 --1,813 units
Total 4,163 units
2023 - 2031 City of Hollister RHNA Allocation
*Income range is based on the 2022 HUD Area Median Income (AMI) for a family of four in San Benito County of $105,100.
What is the Regional Housing Needs Assessment (RHNA) Process? The RHNA process is mandated by state law and identifies the number of housing units in different income categories that Hollister must plan for. The RHNA is determined by the State Department of Housing and Com- munity Development (HCD) and distributed by the Council of San Benito County Governments (SBCOG) for the County and each city in San Benito County. For the 2023-2031 Planning Period, the City of Hollister is allocated 4,163 housing units based on the income categories listed below. The Housing Element is required by the State to identify sites to accommodate this estimated growth.
City of HollisterCity of Hollister
2023-2031 HOUSING ELEMENT UPDATE2023-2031 HOUSING ELEMENT UPDATE A.1.a
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Why is the City Updating the Housing Element?
The City of Hollister is required by state law to update its Housing Element every eight years. The current adopted Housing Element is for the 2015-2023 planning period. The City is now planning for the 2023-2031 planning period.
Importance of Updating the Housing Element:
• Allows the community to provide feedback to guide
the future of housing in Hollister
• Ensures the City complies with State housing laws
• Allows the City to become eligible for State grants and funding sources • Demonstrates the ability to meet future anticipated housing growth needs What is Included in the Update Process?
The update process is community-based and will include a variety of activities to interface with the Hollister community. Key features include:
• A series of community meetings and other
community engagement opportunities
• Comprehensive review of the community to analyze existing conditions • Identification of sites to meet 2023-2031
Regional Housing Needs Allocation (RHNA)
• Public Hearings before the Planning Commission and City Council How Can You Participate in the Update Process?
There are a variety of ways you can participate throughout the planning process:
• Community Survey: Community members have the opportunity to provide feedback on housing needs in Hollister.
• Community Workshops: Learn about the process and provide feedback and guidance to the City. Spanish translation will be available at all Housing Ele- ment Update meetings.
• Planning Commission and City Council Study Session will provide updates on the Housing Element progress and will be open for public comments. • Public Review Draft will be open for public comments in Fall 2023.
For more information, please contact
Ambur Cameron, Senior Planner
(831) 636-4360 | [email protected]
Assessment of
current Housing
Element and Zoning
Regulations
Community
Engagement
Establish
sites and policy
programs
Planning
Commission
and City Council
Study Sessions
Submission of
Draft Housing
Element to HCD for
review
Adoption of
2023-2031
Housing Element
HCD certification
of Adopted
Housing Element
Project & Outreach Timeline
City of HollisterCity of Hollister
2023-2031 HOUSING ELEMENT UPDATE2023-2031 HOUSING ELEMENT UPDATE A.1.a
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La Ciudad de Hollister está en proceso de actualizar el Elemento de Vivienda 2023-2031. Esta Hoja Informativa responde a las preguntas más frecuentes y proporciona información sobre el proceso de actualización. ¿Qué es un Elemento de Vivienda?
El Elemento de Vivienda es uno de los elementos requeridos por el Plan General de Hollister. El Elemento de Vivienda proporciona metas, políticas, y pogramas que apoyan y promueven el crecimiento de viviendas en todos los niveles de ingreso.
Secciones Clave del Elemento de Vivienda:
• Análisis de la población y la vivienda para Hollister. • Evaluación de las limitaciones para construir viviendas e identificar recursos potenciales para el desarrollo de viviendas.
• Evaluación de los programas y políticas del Elemento de Vivienda 2015-2023 para determinar que funcionó y que debe cambiarse. • Análisis de posibles sitios de vivienda que puedan adaptarse a las necesidades de vivienda de Hollister anticipadas para los próximos ocho años.
• Desarrollo de políticas, programas y objetivos cuantificados para el período de planificación 2023-2031.
Categoría de Ingresos % del Ingreso Medio
del Área (AMI)Escala de Ingresos*Distribución de RHNA
(Unidades de Vivienda)
Min.Max.
Ingreso Extremadamente Bajo 0 - 30%--$31,550 423 unidades Ingreso Muy Bajo 31 - 50% $31,551 $52,550 423 unidades
Ingreso Bajo 51 - 80% $52,551 $84,100 678 unidades
Ingreso Moderado 81 - 120% $84,101 $126,100 826 unidades Superior al Ingreso Moderado > 120% $126,101 --1,813 unidades Total 4,163 unidades
Asignación de Necesidades de Vivienda 2023 - 2031 para la Ciudad de Hollister *El nivel de ingresos se basa en el Ingreso Medio del Área (AMI, por sus siglas en inglés) del HUD de 2022 de $105,100 para una familia de cuatro en el Condado de San Benito.
¿Qué es el Proceso de Evaluación de Necesiddes de Vivienda Regional (RHNA, por sus siglas en inglés)?
El proceso de RHNA es obligatorio por ley estatal y establece la cantidad de unidades de vivienda en diferentes categorías de ingresos para los que Hollister debe planificar. La RHNA es determinada por el Departamento de Vivi- enda y Desarrollo Comunitario del Estado (HCD, por sus siglas en inglés) y distribuida por el Concejo de Gobiernos del Condado de San Benito (SBCOG, por sus siglas en inglés) para cada ciudad del Condado de San Benito. Para el período de planificación 2023-2031, a la ciudad de Hollister se le asignan 4,163 unidades de vivienda según las categorías de ingresos que se enumeran a continuación. El Estado requiere que el Elemento de Vivienda identifique sitios para aco- modar este crecimiento estimado.
Ciudad de HollisterCiudad de Hollister
ACTUALIZACIÓN DEL ELEMENTO DE VIVIENDA 2023-2031ACTUALIZACIÓN DEL ELEMENTO DE VIVIENDA 2023-2031 A.1.a
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¿Por qué está la ciudad Actualizando el Elemento de Vivienda? La ley estatal requiere que la Ciudad de Hollister actualice su Elemento de Vivienda cada ocho años. El Elemento de Vivienda adoptado actualmente es para el período de planificación 2015-2023. La ciudad ahora está planificando para el período de planificación 2023-2031.
La Importancia de Actualizar el Elemento de Vivienda:
• Permite a la comunidad proporcionar comentarios para guiar el futuro de la vivienda en Hollister
• Garantiza que la ciudad cumpla con las leyes estatales de vivienda • Permite que la ciudad sea elegible para subvenciones estatales y fuentes de financiación • Demuestra la capacidad de satisfacer las futuras necesidades anticipadas de crecimiento de la vivienda
¿Qué se Incluye en el Proceso de Actualización?
El proceso de actualización se basa en la comunidad e incluirá una variedad de actividades para interactuar con la comunidad de Hollister. Las características clave incluyen:
• Una serie de reuniones comunitarias y otras oportunidades de participación • Una revisión integral de la comunidad para analizar las condiciones existentes • La Identificación de sitios para cumplir con la Distribución Regional de Necesidades de Vivienda (RHNA) de 2023-2031
• Audiencias Públicas ante la Comisión de Planificación y el Concejo Municipal ¿Cómo Puede Usted Participar en el Proceso de Actualización? Hay una variedad de formas en las que puede participar a lo largo del proceso de planificación:
• Encuesta Comunitaria los miembros de la comunidad tienen la oportunidad de proporcionar sus comentarios sobre las necesidades de vivienda en Hollister. • Talleres Comunitarios se aprende acerca del proceso y proporcionan comentarios y orientación a la ciudad. Habrá traducción al español en todas las reuniones de la Actualización del Elemento de Vivienda.
• La Sesión de Estudio de la Comisión de Planificación y el Concejo Municipal proporcionará actualizaciones sobre el progreso del Elemento de Vivienda y estará abierta para los comentarios del público.
• Borrador de Revisión Pública estará abierto para comentarios del público en el otoño de 2023.
Para más información, por favor comuníquese con
Ambur Cameron, Planificadora Principal
(831)-636-4360 | [email protected]
Evaluación del Ele-
mento de Vivienda
Actual y Reglamen-
tos de Zonificación
Participación
Comunitaria
Establecer
programas de
sitios y políticas
Sesiones de Estu-
dio de la Comisión
de Planificación y
Presentación del
Borrador del Ele-
mento de Vivienda
al HCD para su
revisión
Adopción del
Elemento de
Vivienda
2023-2031
Certificación del
HCD del Elemen-
to de Vivienda
Adoptado
Ciudad de HollisterCiudad de Hollister
ACTUALIZACIÓN DEL ELEMENTO DE VIVIENDA 2023-2031ACTUALIZACIÓN DEL ELEMENTO DE VIVIENDA 2023-2031 Cronograma del Proyecto y la
Divulgación
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2023-2031 Housing Element Update
Virtual Community Workshop #1
The City of Hollister is in the process of updaƟ ng its Housing Element for 2023- 2031. We invite you to join us at our fi rst Virtual Community Workshop to learn about the Housing Element, the update process, and provide input! When: Wednesday, May 31, 2023 at 6:00 p.m.
Where: Virtual (hƩ ps://kimley-horn.zoom.us/j/93019928036) This Community Workshop will include the following:
• An overview of the Housing Element and update process • Background on the Regional Housing Needs AllocaƟ on (RHNA) • Future opportuniƟ es for engagement and project schedule • Community parƟ cipaƟ on and discussion about housing in Hollister If you have questions or would like to submit written comments, please contact the Planning Division:
Ambur Cameron, Senior Planner
(831)636-4360 | [email protected]
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Taller Comunitario Virtual #1 de la Actualización Taller Comunitario Virtual #1 de la Actualización del Elemento de Vivienda 2023-2031del Elemento de Vivienda 2023-2031 La Ciudad de Hollister está en proceso de actualizar su Elemento de Vivienda 2023-2031. ¡Le invitamos a unirse a nuestro Taller Comunitario Virtual para saber más acerca del Elemento de Vivienda, el proceso de actualización, y proporcionar sus comentarios! Cuándo: Miércoles 31 de mayo de 2023 a las 6:00 p.m.
Dónde: Virtual ( https://kimley-horn.zoom.us/j/93019928036) Este Taller Comunitario incluirá lo siguiente:
• Una descripción general del Elemento de Vivienda y el proceso de actualización • Antecedentes de la Asignación Regional de Necesidades de Vivienda (RHNA, por sus siglas en inglés)
• Oportunidades futuras de participación y cronograma del proyecto • Participación comunitaria y discusión sobre la Vivienda en Hollister Si tiene preguntas o desea enviar sus comentarios por escrito, comuníquese con la División de Planificación:
Ambur Cameron, Planificadora Principal
(831) 636-4360 / [email protected]
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Appendix G: Community Engagement Page G-5
Joint Planning Commission/City Council Study Session #1 This section contains the flyer and fact sheets distributed in preparation for the Joint Planning Commission/City Council Study Session #1 held on December 4, 2023.
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2023-2031 Housing Element Update2023-2031 Housing Element Update City Council and Planning Commission Study SessionCity Council and Planning Commission Study Session The City of Hollister is in the process of updating its Housing Element for 2023- 2031. We invite you to join us for a Joint City Council and Planning Commission Study Session to discuss the status of the Housing Element Update and strategies for addressing the 6th Cycle Regional Housing Needs Allocation (RHNA).
When: Monday December 4, 2023 at 6:00 PM
Where: In-Person, 375 5th Street, Hollister, CA 95023
Virtual: https://us02web.zoom.us/webinar/register/WN_MNOr95ZCQrWzERqd5zRuwQ Discussion will review the following topics:
• HEU Status Update and Schedule
• Candidate Sites Analysis
• Draft Sites Inventory
• Housing Development Strategies
If you have questions or would like to submit written comments, please contact the Planning Division:
Ambur Cameron, Senior Planner
(831) 636-4360 | [email protected]
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The City of Hollister is in the process of updating the 2023-2031 Housing Element. This Fact Sheet answers commonly asked questions and provides information about the update process.
What is a Housing Element?
The Housing Element is one of the required elements of the Hollister General Plan. The Housing Element pro- vides goals, policies, and programs that support and encourage housing growth at all income levels.
Key Sections of the Housing Element:
• Population and housing analysis for Hollister.
• Evaluation of constraints to building housing and identifying potential resources for housing development.
• Evaluation of 2015-2023 Housing Element programs and policies to determine what worked and what needs to be changed.
• Analysis of potential housing sites that can accommodate Hollister’s anticipated housing needs in the next eight years. • Development of policies, programs, and quantified objectives for the 2023-2031 planning period.
Income Category % of Area Median
Income (AMI)Income Range*RHNA Allocation
(Housing Units)
Min.Max.
Extremely Low Income 0 - 30%--$31,550 423 units
Very Low Income 31 - 50% $31,551 $52,550 423 units
Low Income 51 - 80% $52,551 $84,100 678 units
Moderate Income 81 - 120% $84,101 $126,100 826 units
Above Moderate Income > 120% $126,101 --1,813 units
Total 4,163 units
2023 - 2031 City of Hollister RHNA Allocation
*Income range is based on the 2022 HUD Area Median Income (AMI) for a family of four in San Benito County of $105,100.
What is the Regional Housing Needs Assessment (RHNA) Process? The RHNA process is mandated by state law and identifies the number of housing units in different income categories that Hollister must plan for. The RHNA is determined by the State Department of Housing and Com- munity Development (HCD) and distributed by the Council of San Benito County Governments (SBCOG) for the County and each city in San Benito County. For the 2023-2031 Planning Period, the City of Hollister is allocated 4,163 housing units based on the income categories listed below. The Housing Element is required by the State to identify sites to accommodate this estimated growth.
City of HollisterCity of Hollister
2023-2031 HOUSING ELEMENT UPDATE2023-2031 HOUSING ELEMENT UPDATE A.1.a
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Why is the City Updating the Housing Element?
The City of Hollister is required by state law to update its Housing Element every eight years. The current adopted Housing Element is for the 2015-2023 planning period. The City is now planning for the 2023-2031 planning period.
Importance of Updating the Housing Element:
• Allows the community to provide feedback to guide
the future of housing in Hollister
• Ensures the City complies with State housing laws
• Allows the City to become eligible for State grants and funding sources • Demonstrates the ability to meet future anticipated housing growth needs What is Included in the Update Process?
The update process is community-based and will include a variety of activities to interface with the Hollister community. Key features include:
• A series of community meetings and other
community engagement opportunities
• Comprehensive review of the community to analyze existing conditions • Identification of sites to meet 2023-2031
Regional Housing Needs Allocation (RHNA)
• Public Hearings before the Planning Commission and City Council How Can You Participate in the Update Process?
There are a variety of ways you can participate throughout the planning process:
• Community Survey: Community members have the opportunity to provide feedback on housing needs in Hollister.
• Community Workshops: Learn about the process and provide feedback and guidance to the City. Spanish translation will be available at all Housing Ele- ment Update meetings.
• Planning Commission and City Council Study Session will provide updates on the Housing Element progress and will be open for public comments. • Public Review Draft will be open for public comments in Fall 2023.
For more information, please contact
Ambur Cameron, Senior Planner
(831) 636-4360 | [email protected]
Assessment of
current Housing
Element and Zoning
Regulations
Community
Engagement
Establish
sites and policy
programs
Planning
Commission
and City Council
Study Sessions
Submission of
Draft Housing
Element to HCD for
review
Adoption of
2023-2031
Housing Element
HCD certification
of Adopted
Housing Element
Project & Outreach Timeline
City of HollisterCity of Hollister
2023-2031 HOUSING ELEMENT UPDATE2023-2031 HOUSING ELEMENT UPDATE A.1.a
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Appendix G: Community Engagement Page G-6
Public Review Draft Feedback
This section contains all comments submitted throughout the online feedback form regarding the Public Review Draft.
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Appendix G: Community Engagement Page G-7
Community Letters and Input
This section contains all comments submitted by the community throughout the Housing Element Update process.
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Appendix H: Glossary of Terms
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Appendix H: Glossary of Terms Page H-2
A. Definitions
Above Moderate-Income Household. A household with an annual income greater than 120 percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Accessory Dwelling Unit. A second permanent dwelling that is accessory to a legally constructed primary dwelling on the same site in a residential zoning district. A secondary unit provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.
Affordable Housing. Housing units affordable to families earning at or below 120 percent of the county median income, including very low, low, median and moderate-income units. The specific affordability levels shall be established by resolution of the City Council.
Affirmatively Furthering Fair Housing. A legal requirement that federal agencies and federal grantees further the purposes of the Fair Housing Act. AFFH means "taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws” (Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements).
Area Median Income. Area median income for San Benito County as published by the State of California pursuant to California Code of Regulations, Title 25, Section 6932, or successor provision. Commonly abbreviated as AMI. Area median income is the median or average income of a specific area and is based on household size.
Below-Market-Rate Housing. Any housing unit specifically priced to be sold or rented to low- or moderate-income households for an amount less than the fair-market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as “low income” or “moderate income.” The financing of housing at less than prevailing interest rates.
Community Development Block Grant. A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitled communities and administered by the State Department of Housing and Community Development (HCD) for non-entitled jurisdictions. This grant A.1.a
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allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.
Density Bonus. An increase in the number of dwelling units over the otherwise maximum allowable residential density as established in the land use element of the Hollister General Plan in accordance with State law and this Article.
Density. The ratio of dwelling units to the acre, unless otherwise stated, for residential uses.
Density, gross. The ratio of dwelling units to the area that is divided into lots or residential parcels.
Density, net. The ratio of dwelling units to the area actually divided into lots or residential parcels, together with any open space or residential parcels, together with any open space or recreation areas or nonaccess streets, but excluding all land within access roads rights-of-way.
Deed. A legal document which affects the transfer of ownership of real estate from the seller to the buyer.
Dwelling Unit (DU). A room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping unit, occupied by or intended for one household on a long-term basis, not including a motel, hotel, bed and breakfast or boarding house. Also includes factory-built housing (modular housing) units, constructed in compliance with the Uniform Building Code (UBC).
Disability. A physical or mental impairment which substantially limits one or more major life activities.
Displacement. A tenant is displaced if a unit must be vacated.
Extremely Low-Income Household. A household with an annual income that is less than 30 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Program.
Family. One or more persons occupying premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house. A family shall be deemed to include necessary servants.
Family Child Care Home, Large. A home that provides family day care for seven to 14 children, inclusive, including children under the age of ten years who reside at the home, as defined in Health and Safety Code Section 1597.465.
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Family Child Care Home, Small. A home that provides family day care for eight or fewer children, including children under the age of ten years who reside at the home, as defined in Health and Safety Code Section 1597.44.3
General Plan. The City of Hollister General Plan, including all elements thereof and all amendments thereto, as adopted by the Council under the provisions of Sections 65300 et seq., of the Government Code.
HOME Investment Partnership Program. A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for states and localities. HOME is the largest federal block grant to state and local governments designed exclusively to create affordable housing for low-income households. HOME funds are awarded annually as formula grants to participating jurisdictions (PJs). This grant allots money for building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income people.
Household. All people living in a housing unit. Members of a household can be related (see family) or unrelated.
Housing and Community Development. A cabinet-level department of the federal government that administers housing and community development programs.
Housing Element. One of the seven State-mandated elements of a local general plan, it assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five years.
Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance, and utilities. For rental housing, this is defined as rent and utilities.
Housing and Urban Development, U.S. Department. A cabinet-level department of the federal government that administers housing and community development programs.
Implementation. Actions, procedures, programs, or techniques that carry out policies.
Land Use Classification. The systematic grouping of related land uses (activities on land) to facilitate the collection, tabulation, analysis, and presentation of land use data.
Live-Work-Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.
Lot Coverage. The percent of the total site area covered by structures.
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Low-Income Household. A household with an annual income usually between 51 and 80 percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Mixed-use Development. The development of a site or structure with a combination of residential and commercial uses, as permitted by this chapter, in a single or physically integrated group of structures.
Mobile Home. A trailer, transportable in one or more sections, which is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, which is over eight feet in width and 40 feet in length, with or without a permanent foundation and not including recreational vehicle, commercial coach or factory-built housing which is equipped for human habitation. For purposes of this chapter, a mobile home on a permanent foundation is considered a structure.
Mobile Home Rental Park. Any site that is planned and improved to accommodate two or more mobile homes used for residential purposes.
Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.
Overcrowding. A housing unit in which the members of the household or group are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one which is occupied by more than one person per room.
Overlay. A certain portion of the City wherein regulations relating to specific environmental, physical, or other characteristics (e.g., locational, economic, historical) are imposed in addition to those of the base district covering the land in question.
Parcel. A lot or tract of land.
Policy. A specific statement of principle or of guiding action that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program.
Poverty level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or “poverty thresholds” varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the “who,” “how”, and “when” for carrying out the “what” and “where” of goals and objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use.
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Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction and affecting a broad geographic area.
Regional Housing Needs Allocation (RHNA). A quantification by the local council of governments of existing and projected housing need, by household income group, for all localities within a region.
Residential dwelling unit — Apartments. A group of 5 or more dwellings set on one lot with common ownership of the land and building(s). The units may be attached through any combination of common walls, or detached from each other, provided all requirements of zoning are met.
Residential dwelling unit — Duets. A pair of individual dwelling units within one residential structure, each with its own entrance, which share a common wall from ground to ceiling set along a property line with each unit located on a separate lot.
Residential dwelling unit — Duplex, triplex, fourplex. A group of two, three, or four dwellings, respectively, set on one common lot. The units may be attached through any combination of common walls, or detached from each other, provided all requirements of zoning are met.
Residential dwelling unit — Multi-family. Includes duplexes, triplexes, fourplexes, apartments, and residential condominiums. Excludes 'single-family attached' dwelling units and 'Duets'. A residence with an accessory dwelling unit authorized by Section 17.22.040 (Accessory dwelling units) of this title shall not be considered multifamily housing.
Residential dwelling unit — Single-family attached. A group of three or more individual dwelling units contained within a single residential structure which share common walls from ground to ceiling along the side property lines; sometimes called a townhouse or row house. Typically, those units in the middle of a row shall have a zero-lot line common wall with a unit on either side; and those units on either end of the row of townhomes shall have one common wall at zero lot line and the required setback of the zoning district on the other. Excludes 'Duets'.
Residential dwelling unit — Single -family detached. A dwelling, set on a separate lot, which shares no common walls with another house or dwelling.
Residential Care Facilities. Any family home, group care facility, or similar facility determined by the State Department of Social Services, that is maintained and operated to provide nonmedical residential care services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, and provides twenty-four (24) hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. (California Health and Safety Code Section 1502.)
Section 8 Goal. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Program.
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Specific Plan. A compilation of all ordinances, maps, regulations, documents, or other descriptive material, based on the General Plan, setting forth in detail a plan or program for the effectuation of a particular element, or portion of an element, of the General Plan.
Senior Housing. Housing that is available only to seniors, in accordance with state and federal housing laws and guidelines.
Special Housing Needs. Special housing needs are those associated with specific demographic or occupational groups that call for specific Housing Element program responses. State law specifically requires Housing Element analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), female-headed households, large families, farmworkers, and people experiencing homelessness. These special-needs groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.
Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or state income taxes, sale, or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.
Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.
Tenure. Tenure refers to whether a dwelling unit is owner-occupied, or renter occupied. A housing unit is owner-occupied if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. A cooperative or condominium unit is owner-occupied only if the owner or co-owner lives in it. All other occupied units are classified as renter-occupied including units rented for cash rent and those occupied without payment of cash rent.
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B. Acronyms
3CE: Central Coast Community Energy
ACS: American Community Survey
ADRC: The Aging and Disability Resource CSBC:
Connection of San Benito County
ADU: Accessory Dwelling Unit
AFH: Assessment of Fair Housing
AMBAG: Association of Monterey Bay
Governments
AMI: Area Median Income
CALFHA: California Housing Finance Agency
CAR: California Association of Realtors
CCC: Chamberlain’s Children Center
CCRC: California Community Reinvestment
Corporation
CDA: California Department of Aging (CDA)
CDBG: Community Develop Block Grant
CEQA: California Environmental Quality Act
CHAS: Comprehensive Housing Affordability
Strategy
CPUC: California Public Utilities Commission
CUP: Conditional Use Permit
DDS: California Department of Developmental
Services
DFEH: California Department of Fair
Employment and Housing
ED: Emergency Department
FBI: Federal Bureau of Investigation
FEHA: Fair Employment
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Act
FHAA: California Fair Employment and Housing
Act
HAMFI: HUD Area Median Family Income
HCD: Department of Housing and Community
Development
HCV: Housing Choice Voucher
HMDA: Home Mortgage Disclosure Act
HUD: U.S. Department of Housing and Urban
Development
ICC: International Code Council
JPA: Joint Powers Authority
LIHTC: Low-income Housing Tax Credit
LTSS: Long-term Services and Support
MGP: Manufactured Gas Plant
MSA/MD: Metropolitan Statistical
Area/Metropolitan Division
OEHHA: California Office of Environmental
Health Hazard Assessment
OPR: Office and Planning and Research
PD: Planned Development Zones
PG&E: Pacific Gas & Electric
PIT: San Benito County Point-in-Time
RCAA: Racially Concentrated Areas of Affluence
R/ECAP: Racially and Ethnically Concentrated
Areas of Poverty
ROI: Regional Opportunity Index
SBCOG: San Benito Council of Governments
SRO: Single Room Occupancy
SSCWD: Sunnyslope County Water District
TCAC: California Tax Credit Allocation
Committee
UDP: Urban Displacement Project
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CITY OF HOLLISTER Housing Element Update
CITY OF HOLLISTER
Housing Element Update
City Council and Planning Commission Study Session #2 February 12th, 2024 at 6:00PM A.1.b
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CITY OF HOLLISTER Housing Element Update
Agenda
•Overview of the Housing Element
•Regional Housing Needs Allocation (RHNA)
•Housing Element Efforts to Date
•Public Review Draft
•Site Selection
•Next Steps
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CITY OF HOLLISTER Housing Element Update
Housing Element Overview
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CITY OF HOLLISTER Housing Element Update
What is a Housing Element?
Required Chapter of the City’s General Plan
Identifies projected housing needs by income category
Provides goals, policies, programs, and quantified objectives to address current needs and guide future housing growth for all income levels Requires timely certification by the Department of Housing and Community Development (HCD) for compliance with State laws A.1.b
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CITY OF HOLLISTER Housing Element Update
Why are Housing Elements Updated?
•Ensures the Housing Element is
compliant with State housing laws
•Establishes a plan for meeting the
housing needs of all income levels
•Demonstrates the City’s ability to
meet current and future housing
growth needs
•Engages the community in the
planning process
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CITY OF HOLLISTER Housing Element Update
Housing Element Certification
What is a
“Certified”
Housing
Element?
•Reviewed and certified by the Department of
Housing and Community Development (HCD)
•Demonstrates compliance with State law
Benefits of
Certification
•Provides access to State grants and alternative
funding sources
•Protects City from penalties
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CITY OF HOLLISTER Housing Element Update
Housing Element Key Features
•Housing needs assessment
•Evaluation of constraints and resources for housing development •Affirmatively Furthering Fair Housing (AFFH) analysis
•Identification of sites to accommodate the City’s RHNA •Evaluation of 5th Cycle Housing Element programs and policies •Policies, programs, and quantified objectives to achieve the City’s identified housing goals
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CITY OF HOLLISTER Housing Element Update
Regional Housing Needs Allocation
(RHNA)
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