Agenda packet — Hollister City Council, April 20, 2026 (part 6 of 12)

staff support in coordinating with LAFCO and other agencies; and (4) the City's formal support for the project in all proceedings before LAFCO and other regulatory bodies.

Building a school requires years of planning, coordination, and financing. Preparing a specific plan, amending the General Plan, and applying for annexation will require significant time and resources, potentially delaying the construction of needed educational facilities by at least two additional years. During that time, the high school student population in the City and County will continue to grow as contemplated by the General Plan's housing and development policies, and existing school facilities, will be further strained by overcrowding, potentially impacting the District's ability to provide adequate educational services as required by law.

The District supports the draft General Plan and its vision for the City's future growth. However, it is imperative that the City provide its active support and collaborate meaningfully with the District to facilitate the timely development of a second high school. Consistent with Policies CSF-8,5, CSF-8.2, and CSF-1.1, we must work together as partners to ensure that educational infrastructure keeps pace with the City's planned growth, thereby creating a community of equity, diversity, innovation, and sustainability as envisioned by the General Plan.

Thank you for the opportunity to comment on the City's Draft General Plan 2040. The District looks forward to working collaboratively with the City and to the active inclusion of the District's second high school project in the City's planning processes as the City moves forward to implement its General Plan 2040 vision. We appreciate the City's partnership and support in ensuring that our community's students have access to adequate, safe, and modem educational facilities.

Sincerely,
Shawn T enbaum, Ed.D..

Superintendent
cc Members, San Benito High School District Board of Trustees John Frusetta, Chief Business Officer, San. Benito High School District Elaine Klauer, Assistant Superintendent, San Benito High School. District Kevin Medeiros, Principal, Hollister High School

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5th Street Development
1011 Camino Del Mar #258
Del. Mar, CA 92014
March 23, 2026
Carla Torres De Luna
Chair
City of Hollister Planning Commission
339 5th Street 95023
Hollister, Ca
Re: March 26, 2026 Planning Commission

6. Public Hearings — Comments APN 052-090-045 (RZ-W-8)
Chair and members of the Planning Commission, I am the principal and manager of 5th Street Development, a commercial retail developer focusing on ground up developments in California.

Currently I have applications into the City of Hollister for a new proposed commercial development. The City has identified these as applications:
• S&A 2026-1
• MS 2026-2
• CUP 2026-1
* please note the City may request and require more applications and the above should be noted in general terms.

I attended the Planning Commission meeting on February 26, 2026 and spoke on item 7.1 Review of Proposed Phase 3 Zoning Ordinance Amendment Longue of City of Hollister Zoning Ordinance (ZOA 2025-4).

During the above referenced Planning Commission meeting, the commissioners directed staff to:
• providing language for sunset provisions to allow current applications to proceed under current governing processes and requirement like the current General Plan and Zoning Ordinance and code updates.

I do not believe staff has properly provided adequate language and direction as necessary and request this commission further reinforce this request with the direction that updates to the items before you tonight be modified in all locations as needed.

Additionally, I hope members of the Planning Commission will review what is being proposed tonight and ask staff to amend the items below and add our recommendations/changes as this commission recommendation to the City Council.

The requests below should pertain to each item and not individually and we request the changes be read for each item.
• 6.1
o 2040 General Plan and Revised Climate Action Plan Adoption Hearing

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March 25, 2026

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We request the Planning Commission choose Option 2 in the list of options and make amendments in your recommendation to the City Council and not accept the language as presented.
• Please direct staff to make all required changes so APN 052-090-045 is "General Commercial" in all necessary documents.
• West Gateway requirements for Housing, density, etc., should not apply to APN 052-090-045 and should be noted.
• Clarification should be added that 100% commercial projects could be approved, and a proposed commercial project would then not be required to include any residential units or housing.
• 6.2
o 6th Cycle Housing Element and Adoption Hearing
■ We request the Planning Commission choose Option 2 in the list of options and make amendments in your recommendation to the City Council and not accept the language as presented.
• Please direct staff to remove APN 052-090-045 from the 6th Cycle Housing Element in its entirety. This has been identified as RZ-W-8 in the Housing Element, Appendix F. It is a 2.45 -acre site (staff may be working on this change and may be part of the report; if that is the case then we request confirmation of this removal).
• 6.4
o Amendments to the Zoning Ordinance related to Implementation of the Goals and Policies of the City's 6th Cycle Housing Element (ZOA 2026-1) ■ We request the Planning Commission choose Option 2 in the list of options and make amendments in your recommendation to the City Council and not accept the language as presented.
• Please direct staff to have APN 052-090-045 designated, classified and in all circumstances as "General Commercial".
• Additionally, it should be further clarified APN 052-090-045 will not be required to include any residential and/or housing.
• 6.5
o Phase 3 Zoning Ordinance Amendments Related to Permits and Procedures (ZOA 2025- 4)
• We request the Planning Commission choose Option 2 in the list of options and make amendments in your recommendation to the City Council and not accept the language as presented.
• Section 17.02.030 — "Conformity Required" Please direct staff to add a sentence (before or after) the text in E.1. that will state:
"All land use permit and subdivision applications that have been determined by the Community Development Department to be "incomplete" before the effective date of this zoning ordinance, or any amendment, will be processed in compliance with the requirements in effect when the application was submitted, provided that the application is deemed "complete" for
processing within 180 days after the effective date of this zoning ordinance."

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March 25, 2026

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• Please direct staff to make all required changes necessary to allow projects with pending applications to proceed without having to comply with the 2040 General Plan update, Zone Change etc.

Regarding the above; these requests have been made for the following reasons:
• 6.1
o 2040 General Plan and Revised Climate Action Plan Adoption Hearing ■ Staff informed my team the project will need to go through a General Plan Amendment and Rezone and designate the property as commercial to proceed.

This change can be done quickly now to avoid the delay (cost and time) of going through a rezone and General Plan Amendment later. This would be another year to process, if not more. Making the change now could allow the development to proceed 12-18 months faster.
■ There is a current ban on General Plan Amendments with nothing planned to lift that ban. Making the change now would avoid the delay and hassle of waiting for the ban to be removed.
■ Mixed Use typically allows for flexibility for market conditions. The mixed -use zoning designation in Hollister appears to be a moving target and less flexible and less capable of accommodating commercial projects. Zoning General Commercial with clarifications will allow a commercial development to proceed.

Below are a few example of policy changes over the past (6) months. • July 2025, I met with David Marione and confirmed the zoning was "mixed use" and could be approved with a 100% commercial project as had been done recently.
• November City approved mixed use language that required residential be part of commercial.
o I was not informed in advance.
o There is no minimum residential or density requirement even though staff insists that a table in the current General Plan requires 20-35 duac. Their interpretation now for my project is inconsistent with recent city practices and past implementation.

See staff report to the City Council, dated October 20, 2025. • March 2026 Staff informs me mixed use must include 20 residential units/acre. This was after obtaining tenant approval and cost of preparing and submitting all applications (+/- $40,000 fee to the City) o Modifications to West Gateway section (pages LU-29 & 30) in the general plan are not reasonable and should be removed to allow market conditions and review by the Planning Commission and City Council. We request clarification that current applications in West Gateway will not need to comply with the updates before you tonight. As an example, a project may be required to:
o LU-8.1 requires commercial uses on ground floor only
o LU 8.8 required 3 -story buildings adjacent to the street o LU 8.7 rear parking only

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March 25, 2026

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City could convert the property to "General Commercial" now through mechanism deemed appropriate by the City Attorney (text amendment or other). This would allow the project to proceed under normal review without having to go through the added cost and delay of waiting for a Rezone and General Plan Amendment and staff interpretation.
• 6.2
o 6th Cycle Housing Element and Adoption Hearing
■ City is allowed to make non -policy changes without delaying approval by the City Council of the Housing Element. The report presented by Staff provides a summary from approving the Element through "Certification" but does not allow explanation and confirmation that the City has included within the 6th Cycle Housing element a significant "buffer" for the RHNA. By removing APN 052-090-045 from the Housing element an adequate "buffer" still remains, and no delays will occur with HCD certifying the 6th Cycle Housing Element. ■ We have spoken with the City Manager's office and believe there is agreement that the property can be removed from the 6th Cycle Housing Element. • 6.4
o Amendments to the Zoning Ordinance related to Implementation of the Goals and Policies of the City's 6th Cycle Housing Element (ZOA 2026-1) ■ The language in this paragraph will dramatically reduce and hinder commercial development from occurring on mixed use projects within the City of Hollister.

The design and development requirements being added to proposed projects are not reasonable or market. As an example; mixed use West Gateway projects will be required to have no less than 50% of FAR as residential with Density of 30-65 duac. Further, it would require ground floor retail with building on the street and parking in the rear with 3+ story buildings. • 6.5
o Phase 3 Zoning Ordinance Amendments Related to Permits and Procedures (ZOA 2025- 4)
■ We request clarification on this process, and current applications will not be required to comply with the updates for a certain period (180 days) and who the approving agency or party will be. It appears ministerial approvals will be handled by staff, who?
Thank You.

Christopher Peto
Manager
5th Street Development
1011 Camino Del Mar #258
Del Mar CA 92014
Cc: rod,powell@hollisteroca,gov [email protected] 'thompson@lozanosmith,com [email protected] [email protected]

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From: Miriam Arciniega
To: Miriam Arciniega
Subject: FW: Agenda Item 6.1, Chapter 7: Hollister General Plan Review 2040, Public Review Draft, March 2026 Date: Thursday, March 26, 2026 4:08:57 PM
From: Alexander Sywak
Sent: Thursday, March 26, 2026 2:47 PM
To: Carla Torres De Luna - Planning Commission
; Julio Rodriguez - Planning Commissioner
; Peter Hernandez - Planning Commissioner
; Steve Belong - Planning Commissioner
; Damian Perez - Planning Commissioner

Cc: Eva Kelly
Subject: Agenda Item 6.1, Chapter 7: Hollister General Plan Review 2040, Public Review Draft, March 2026
March 26, 2026
Re: Hollister General Plan Review 2040, Public Review Draft, March 2026
Dear Planning Commissioners,
Tonight you will be reviewing and voting on whether to accept the above Draft. We are unable to attend in person, and will not have online access. We are submitting this written statement for your consideration. Please review with your body's legal counsel.

Government Code Section 65102, and Muni. Code Section 16.04.020, require that city policies and ordinances comply, and not be in conflict, with state and federal laws.

Government Code Section 66454 permits the filing of a tentative map for parcels not yet annexed, provided those parcels are adjacent to the city. (New) Policy LU-1.5 prohibits the acceptance of subdivision applications for any lands that have not yet been annexed. Policy LU-1.5 provides no exemption for lands that lie adjacent to the city.

Policy LU-1.5, being in conflict with state law, cannot be included in the General Plan 2040 for the Plan to be lawful. Policy LU-1.5 must be deleted, or amended.

Happy to discuss anytime.

Thank you for your consideration,

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Ingrid and Alex Sywak

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I attended the Planning Commission meeting on February 26, 2026 and spoke on item 7.1 Review of Proposed Phase 3 Zoning Ordinance Amendment Longue of City of Hollister Zoning Ordinance (ZOA 2025-4).

The requests below should pertain to each item and not individually and we request the changes be read for each item.
• 6.1
o 2040 General Plan and Revised Climate Action Plan Adoption Hearing

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March 25, 2026

Page 2 ends

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March 25, 2026

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• Please direct staff to make all required changes necessary to allow projects with pending applications to proceed without having to comply with the 2040 General Plan update, Zone Change etc.

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March 25, 2026

Page 4 ends

Christopher Peto
Manager
5th Street Development
1011 Camino Del Mar #258
Del Mar CA 92014
Cc: rod,powell@hollister,ca.gov [email protected] '[email protected] [email protected] storerdas@comcastnet

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HIGH SCHOOL DISTRICT
Continuing l .rcellenre

VIA ELECTRONIC MAIL
March 26, 2026
City of Hollister
Planning Commission
375 Fifth Street
Hollister, CA 95023
Email: [email protected]
RE: Comments on Hollister General Plan 2040, Public Review Draft Dear Commissioners,
1220 Monterey Street
Hollister, CA 95023
Phone (831) 637-5831x1133
.sbhs.sbhsd.orq
Shawn Tennenbaum, Ed.D.

Superintendent
This letter is submitted to the City of Hollister ("City") Planning Commission ("Commission") on behalf of the San Benito High School District ("District") and its Board of Trustees with regard to our review and assessment of the City of Hollister's General Plan 2040, Public Review Draft ("General Plan"). As a California public school district serving children who reside and attend school within the City, and as an owner of property within the City and just beyond the proposed sphere of influence ("S0I") in Figure LU-1 of the General Plan, the proposed General Plan directly affects the District's operations. Accordingly, we now submit these comments to the Commission.

The District recognizes and appreciates the time and effort that the City has put into consulting its constituents and performing the necessary studies to produce this draft General Plan. We congratulate the City on its award of the federal Safe Streets and Road for All to promote pedestrian and multi -modal circulation and we look forward to participating and collaborating with the City to utilize its grant funds to promote pedestrian and road safety in our community.

Specifically, the District recognizes and supports the partnership and cooperation between the City and school districts proposed by goals and policies of the General Plan, including in Chapter 4.3.1 (Multimodal Transportation and Safety), Chapter 5.2.1 (Services and Infrastructure Planning), and Chapter 5.2.8 (Public Schools). The District supports the draft General Plan as proposed and looks forward to working collaboratively with the City in the future to bring these goals to fruition, particularly with respect to the development of necessary educational facilities to serve the City's growing population.

As the City Grows. the District Grows.

As the City is aware, the District operates Hollister High School, the only public high school in the City and serving the Hollister community. Located in the southwest quadrant of the City, the school straddles City and County jurisdictions all the way from B Street to the north, across Nash Road, down to the River Parkway to the south. Hollister High School is

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one of the largest high schools in Northern California. As of the 2025-2026 school year, the District is serving 3,405 students at a school designed for 3,405 students, representing approximately 100% of design capacity. All high school students generated and matriculating in the City and County of San Benito ("County") will be eligible for enrollment at Hollister High School, which is already overcapacity. As the City grows through the implementation of the General Plan, the accumulated impacts of residential and commercial development on the District's ability to provide adequate educational facilities will be substantial and will necessitate the construction of a second high school to meet the District's obligations under California law. (See Cal. Const. art. IX, § 1; Gov. Code § 65970.) To accommodate this growth, the District has acquired property along the Buena Vista Corridor Special Planning Area, as depicted in Figure LU-4 ("BVC"). Over the years, the District has worked with the community, State representatives, and local leaders to fundraise and plan for the development of a second high school in the BVC, including extensive outreach to the City. On October 21, 2025, the District's Board of Trustees reaffirmed the District's intention to develop a new school in the BVC to accommodate growth from the City.

In December 2025, the City published its Revised Draft 2023-2031 Housing Element, which reinforces the District's determination that the Buena Vista neighborhood is the optimal location for a second high school by locating a majority of its pipeline projects around the BVC and allotting a majority of parcels for rezoning to high density in and around the BVC. A new high school in this area would not only help resolve the issue of overcrowding at Hollister High School by balancing the student enrollment at this second high school, but it would also serve the local community and advance the General Plan's goals by obviating the need for a cross-town commute, reducing traffic congestion, and reducing the risk of automobile accidents throughout the city, consistent with the City's multimodal transportation and safety objectives.

The City and the District Must Collaborate to Expand the SOI for the Development of a Second High School.

While the District notes that the General Plan does not include the District's properties within the City's proposed SOI expansion at this time, the District nonetheless recognizes and appreciates the City's commitment in Policy CSF-8.5:

Construction of a Second High School. Support the San Benito High School District's efforts to construct a new high school.

In furtherance of such support, the General Plan commits the City to continuing to require all new development to mitigate their fair share of impacts on school facilities through enforcement of school impact fees (Policy CSF-8.3); encouraging joint planning to determine the location of educational facilities (Policy CSF-8.2); and only approving development applications that can mitigate impacts or contribute a proportional fair share so that future growth does not create demands that exceed the capabilities and capacity of local public services such as public school districts (Policy CSF-1.1). The District will rely on these policy commitments as the City implements the General Plan and approves new development that generates additional students requiring educational facilities.

Following adoption of the General Plan, the District intends to submit an application for a General Plan amendment to perform the necessary environmental studies and investigations to include the District's property within the City's SOI, including preparation of a specific plan, if necessary, and an application for annexation pursuant to Policy CSF-1.3. The District respectfully requests the City's full cooperation and support in this process, consistent with Policies CSF-8.5 and CSF-1.1, including but not limited to: (1) expedited processing of the District's General Plan amendment and annexation applications; (2) waiver or reduction of application and processing fees to the maximum extent permitted by law; (3) City

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staff support in coordinating with LAFCO and other agencies; and (4) the City's formal support for the project in all proceedings before LAFCO and other regulatory bodies.

Building a school requires years of planning, coordination, and financing. Preparing a specific plan, amending the General Plan, and applying for annexation will require significant time and resources, potentially delaying the construction of needed educational facilities by at least two additional years. During that time, the high school student population in the City and County will continue to grow as contemplated by the General Plan's housing and development policies, and existing school facilities will be further strained by overcrowding, potentially impacting the District's ability to provide adequate educational services as required by law.

The District supports the draft General Plan and its vision for the City's future growth. However, it is imperative that the City provide its active support and collaborate meaningfully with the District to facilitate the timely development of a second high school. Consistent with Policies CSF-8.5, CSF-8.2, and CSF-1.1, we must work together as partners to ensure that educational infrastructure keeps pace with the City's planned growth, thereby creating a community of equity, diversity, innovation, and sustainability as envisioned by the General Plan.

Sincerely,
Shawn Tenenbaum, Ed.D.

Superintendent
cc: Members, San Benito High School District Board of Trustees John Frusetta, Chief Business Officer, San Benito High School District Elaine Klauer, Assistant Superintendent, San Benito High School District Kevin Medeiros, Principal, Hollister High School

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PINNACLE
.. STRATEGY
Victor Gomez
President, Pinnacle Strategy LLC
March 26, 2026
Chair and Members of the Planning Commission
City of Hollister
375 Fifth Street
Hollister, CA 95023
RE: ITEM 6.1 General Plan 2040 — Request to Amend Land Use Designation (APNs associated with Dassel Properties)
Chair and Commissioners,
I am writing on behalf of my client, James Dassel, the owner of three parcels located in the southeastern portion of the City, as identified in the below map. These parcels are currently proposed to be designated High Density Residential (HDR) under the draft Hollister General Plan 2040. We respectfully request that the Planning Commission recommend revising the land use designation for these parcels to Medium Density Residential (MDR).

Basis for Request

1. Compatibility with Surrounding Development Pattern
The subject parcels are situated at the edge of established lower -density neighborhoods and adjacent to areas that do not exhibit characteristics supportive of high -density development. A Medium Density Residential designation would provide a more appropriate transition between existing uses and planned growth areas, reducing potential land use conflicts.

2. Infrastructure and Service Constraints
High -density designations assume a level of infrastructure capacity —including roadway circulation, utilities, and public services —that may not be fully aligned with existing conditions in this area. MDR zoning would better reflect realistic infrastructure capacity while still allowing meaningful residential growth.

3. Consistency with Sound Planning Principles
Good planning practice emphasizes:
• Gradual transitions in density
• Context -sensitive land use decisions
• Avoidance of abrupt intensity shifts at neighborhood edges

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10 PINNACLE

MIE STRATEGY
The current HDR designation introduces a level of intensity that is inconsistent with these principles for this specific location. MDR achieves the City's housing objectives while maintaining compatibility and long-term neighborhood stability.

4. Housing Goals Can Still Be Achieved
Importantly, redesignating these parcels to MDR does not preclude residential development or undermine the City's broader housing strategy. Medium density zoning still allows for a substantial number of units while ensuring that development is feasible, market -aligned, and compatible with surrounding uses.

This request is not an effort to avoid development, but rather to ensure that future development is appropriately scaled, context -sensitive, and consistent with the City's long-term planning framework.

We respectfully ask the Planning Commission to recommend that these parcels be designated Medium Density Residential in the General Plan 2040.

Thank you for your time and consideration. I am available to discuss this request further or provide additional supporting analysis as needed.

Sincerely,
Victor Gomez
President, Pinnacle Strategy LLC
Tool

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Eva Kelly
From:

Sent:

To:

Subject:

Attachments:

Follow Up Flag:

Flag Status:

Lee Shahinian
Thursday, March 26, 2026 1:33 PM
Eva Kelly
Fwd: GP2040 Unworkable Housing Density
5, New Dwelling Units - GP2040 Draft 1 26,pdf; 4. BIA Comments on. GP 6_23,pdf; 2.

Republic Urban Properties ProposaLpdf; 3. Peter Lin's Letter,pdf; 1, Hollister Parcel Map with Notations.pdf; 6. Suburban & Metopolitan Counties copypdf Follow up
Flagged
------ Forwarded message ___-___
From: Lee Shahinian
Date: Wed, Mar 25, 2026 at 7:32 PM
Subject: GP2040 Unworkable Housing Density
To:

Good afternoon Commissioner Rodriguez,
My family owns the vacant land in downtown Hollister shown in #1, The proposed GP2040 zoning for this land is MU, As demonstrated in the following documents, the required MU density does not work for Hollister. #2: Republic Urban Properties (RUP) put significant time and effort into this mixed use proposal, including live-in commercial that would keep residents in Hollister. They were forced to abandon the project when zoning was changed from 20 du/a to 30 du/a, and walked away from $350,000 in deposits! #3, Peter Lin, RUP Director of Development,, pleaded with the City to no avail_ #4 Dennis Martin of the Bay Area Building Industry Association states that densities above 20 dula will not work in Hollister. We did not solicit his opinion.
#5: Density calculations based on GP2040 numbers seem to question the need for densities > 20 du/a. #6: These county population figures demonstrate how inappropriate a Metropolitan designation is for Hollister, at odds with the rural hometown character that the City is trying to preserve.

Jon Schultz, VP of CBRE, represents our property. He has presented it to dozens of developers, and none have been willing to work with 30 du/a.

Victor Gomez, former Hollister mayor, also feels that 30 du/a will not work in Hollister At your Planning Commission meeting tomorrow evening, to be on public record, I will comment on the need for a GP2040 with workable housing densities.
l welcome your questions, comments, and suggestions.

Thanks for your attention to this matter,
Lee Shahinian
Managing owner

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Republic Urban Properties Prop osal
1799 6 40 89L abed
San Felipe Rd &
Maple St
General Plan Amendment Initiation
December 19, 2022
Republic
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RepoIt P
2023
City of Hollister
Planning Department
Attn: Eva Kelly
33x9 Fifth Street, Hollister CA 95823
Comments oru the draft General Plan Update - Proposed Density Rang and Mixed Use. Zoning Districts
ntial
Republic Urban Properties (RUP] has been in contract with the Shah infan gamily since January 2021 to purchase their property located en Sar. eiipe Road between Santa Ara and Maple Street_ RUP has spent the past 2 years designing a pro,'ect for the &5S -acre property.

RUP has proposed a "Built for Rent" ccaaantiunit.y that gi«ses residents the Ioek and feel of.a single family home, but with the amenities of an apartments complex, and the flexibility of renting a new home.. Built for React is currently one of the most sought: after housing products because many people do not qualifyto buy a new home, either due to the large dowrp3yment ar because of the credit requwrenie.nks. This project would offer a newly buiIt rental option that can accommodate growing families. Hollister is a perfect location for this product type, as it offers a reasonable commute distance to the core Bay Area, while also providing a non - urban lifestyle and great access, to open space, shopping and dining.

As part of the General Plan Update process,, the City of Hollister identified several sites in and around. the San Felipe Road corridor that could accommodate High, Density Residential. This was contemplated tc have a minimum density of 29 Dwelling Units per Acre (DOA) as sh=c+rr'n in the attached exhibit from PiaceWcrks.

Unfortunately, now that the long-awaited draft General Plan Update ,has been circulated,, those same properties including the Shahiryia,rr Property, have been designated fora minimum density e 30 DUA, RUP has designed and, proposed a wonderful project that meets the strong reed for rental housing fcorthe "missing middle'''. This project was designed to conform tc the proposed minimum density of 20 OLIA, so the new 30 DUa\ density designation would render this project out of conforrnanrc , and make the project infeasible_
Republic Urban Properties STRONGLY requests that staff recon=siders this 30 DUA minimum density designation, and suggests going back to the 20 iDUA. Minimum density that has been contemplated and designed around for the past 2 years.

Regards,
Peter LnrDevelopment Director

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BAY AREA
June 15, 2023
City of Hollister
975 Fifth St.

Hollister, CA 95023

TRANSMITTED VIA EMAIL
Re: Comments to Draft 2040 General Plan Update
Dear Sir/Madam,
The Building Industry Association of the Bay Area (BIA) respectfully submits the following comments to the City of Hollistcr's Draft 2040 General Plan Update. I3]A offers these comments in the spirit of collaboration and support for the City adopting a comprehensive and productive General Plan that paves the way for achieving its challenging housing goals, These comments to the Draft 2040 General Plan may also pertain to the Draft FIR as many 13IA comments is and recommendations dctions would touch on the Environmental Impact Report.

I3IA is concerned that political opposition to housing production in the City and San Benito County has been ingrained in the Draft 21}40 General Flan. The City has worked hard to bring forward a Draft General Plan that preserves and enhances many wonderful features of the region:
a productive fanning industry, scenic parks and open spaces, and picturesque tons.

Integrating responsible future growth into the Draft General Plan is the key. The Draft 2040 General Plan is an excellent opportunity to balance and blend the rural, agricultural character of Hollister with future well planned residential communities that support families, business and a thriving economy:

Mill, I31A remains concerned that the Draft 2040 General Plan Update has incorporated several concerning new policy proposals, actions and fees that may create major obstacles to housing production by choking off land supply, prescribing intractable new rules and burdening each home with tens of thousands of dollars in new fees.

Housing Element Davy requires that the City identify adequate sites to accommodate its regional housing needs allocation ( A) at all income levels, BIA encourages the City Council and Staff to take steps to revise policies and actions that may potentially constrain the production of housing during the lifespans of the 2040 General flan and 6th Cycle housing Elot cti_ Policies that may require the City to analyze these rules as severe constraints to housing and mitigate accordingly include:

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Constrained Land Supply — Plan for sufficient land to accommodate housing production necessitated by the City's 6th Cycle RHNA and additional land requirements; Inflexible Transportation Policies — Compliance with Vehicle Miles Travelled (VMT) policies in the Plan will present an obstacle to housing under current and future transportation systems and development patterns unless mitigated with policies to offset this significant hindrance;
Onerous Ag Land. Mitigation Policies - Agriculture mitigation at a 2:1 ratio plus Agricultural Buffer Zone requirements would stymie many projects and .land deals; impracticable Inclusionary Zoning Policy — A requirement of20% inclusionary affordable housing on market rate for sale and rental housing would render projects infeasible or require implementation of a massive density bonus program..

Land Use and Community Design Element
The Draft 2040 General Plan Update severely constrains production of housing through limited Development Capacity, and tight Sphere of Influence (SDI). Figure LU-2, the Draft 2040 General Plan Update Land Use Map, when compared to the current General Plan shows that the SOI and Urban Service Area are nearly unchanged.

In order toaccommodate more housing growth, BIA urges the City to expand the limited proposed Sphere of Influence in the Draft Plan to coincide with the Urban Service Line especially in the East and South quadrants of the City, incorporating more land for potential development where Prime Farmland is less prevalent.

LU-1.3. Development Capacity. Housing element site inventory requirements state that the purpose of the housing element's site inventory is to identify and analyze specific land (sites) that is available and suitable for residential development in order to determine the jurisdiction's capacity to accommodate residential development and reconcile that capacity with the jurisdiction's Regional. Housing Need Allocation (RHNA).

In the 6th Cycle Housing Element that spans the 8 year time period from 2024 to 2032, the City of Hollister must plan the capacity for an unprecedented Regional Housing Needs Assessment (RHNA) of 4,163 housing units. In addition, to comply with the "No Net. Loss Requirements Law" (Government. Code § 65863), the State Department of Housing and Community Development (.HCD) recommend that to reduce the likelihood of having to rezone should an identified housing site develop with less units than assigned, it is a best practice to have 30%© more units listed in the inventory than are required to meet a jurisdiction's RHNA.

Accommodating a 30%+ buffer capacity of Housing Element Site Inventories would add about 1248 units for a total housing need of 5,411 units. The Draft General Plan states capacity for 6„455 units, leaving only 1,292 units in excess capacity through 2040.

Finally, the goal of the Draft 2040 General Plan Update is to create a vision for the City's next 20 years of growth. BIA strongly encourages the City to assume now that the 7th Cycle Housing Element, spanning the years 2032 to 2040, may require at least another 4,000 units plus a capacity buffer of 1500 units. In other words, the Plan is grossly under capacity by more than 2

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4,000 residential units just. for the City of Hollister's future RI IAA and other units that the City may need to absorb from the County.

LUD - Land Use Designations. Table LU-2 General Plan Land Use Designations shows several hundred acres identified for Medium Density and High Density Residential.. Yet no market study or analysis is provided to substantiate that development of these residential densities can be feasible in Hollister.

LUD 3.3,3, Medium. & Nigh Density Residential. This paragraph is confusing as it lumps High Density Residential (30-65 DU/AC) in with Medium Density Residential (12-29 DU/AC).

Medium Density may support a viable product in the Hollister market in the future, but any densities above a roxi atel 20 DU/AC townhouses will be vet difficult to develota. Hi construction costs and low market demand. make the Hollister market a tough sell to npnsubsidized rnultifamilym builders
Additionally, there is no need for High Density Residential land use and zoning in the Plan. In the Housing Element, HCD allows jurisdictions to use zoned density as a proxy for lower income, as long as certain statutory requirements are net.. These include counting sites zoned at 20 units per acre as affordable because Hollister is a "suburban jurisdiction" as opposed to an "urban jurisdiction". This is called the default density. If3I,A strongly recommends that reliance on Medium and especially High Density Land Use Designation to achieve housing production. numbers be reduced.

Policy LU-2.1. Land Supply. This policy claims to ensure that there is adequate land designated to meet the projected future housing needs of the City. However, as noted earlier in this letter, the Draft 2040 General Plan Update fails to plan for enough housing to support this policy. The Draft Plan land supply available for residential capacity must be revised to increase the residential capacity through 2040.

Policy LU-2.6. Medium and High Density Residential. Medium Density and especially High Density housing development in Hollister is generally financially challenged. For sale medium density product above 20 units an acre, such as townhouses, would likely be viable, however 30- 60 DU/AC high density will present a very difficult challenge to develop.

While market rate high density housing is unlikely to develop in Hollister, subsidized 100% affordable housing may be feasible. 100% affordable projects require funding from a wide variety of sources including local sources. The City should keep the option open for market rate projects to pay inclusionary fees so as to amass local funding for affordable housing projects.

Action LU-2.i Jnclusionary Housing. No residential density or housing type is financially viable with a 20% in.clusionary affordable housing requirement, according to the City's Consultant. To justify the inclusionary percentage, the City would be forced to authorize a massive increase in density in every residential zoning district, along with concessions and waivers of development standards, impact fees and other development requirements.

Open Space and Agricultural Element

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Policy OS -2J, Offsets for Loss of Agricultural Land, Requiring 2:1 offset of any agricultural land used for development is may represent a loss of developable land that could result in a severe constraint to housing, especially if that land is located within the City's Urban Service Area. Monterey County is now fbrring their new Agricultural Land Offset policy with a 1:1 mitigation requirement.

Ranking offsets on a sliding scale could be keyed to the soil quality of the mitigation land. For instance, the conversion of Prime Farmland might provide a 1.5:1 offset, but other classifications including land of Local Importance, Grazing land, etc, to provide a 1:1 offset.

Policy OS -2.2. Agricultural Buffers. 200 foot buffer zones close to the City's identified growth areas would rule out many developable parcels from proceeding because so much project land would be needed for the buffer zone. This policy could be revised to apply only to annexations outside the Sphere of Influence and allow the developer to provide a buffer zone proposal for projects larger than 40 acres adjacent to productive farmland. Coordinated Ag policies with the County of San Benito is key, especially as the City and County are updating their general plans at the same time,
The policy should incorporate ex,ecrrption and variances to allow building in the buf'fer area.

Consider establishing an `Agricultural Polley Advisory Commission"} to hear proposals to build within a buffer area.

While the County of Santa Cruz applies a 2:1 agricultural buffer, it has established policies that ease the burden on projects by addressing buffer zone encroachment with some flexible approaches:

In most cases, agricultural buffer reductions can be approved rf; fi atures are proposed d or I r ,sa nt that mitigate potential native impacts 10 adjacent or surrounding commercial agricultural land. Existing mitigations can include changes in topography, permanent substantial vegetation, or other physical barriers between the agriculture and non-agricultural uses. Proposed mitigations include the establishment of a physical barrier, typically a 6foot tall solid woodfence with a vegetative barffr and the recordation giro Statement of Acknowledgement on the property title which acknowledges the potential for conflicts between the agricultural and non-agricultural uses.

Circulation Element

4.1.E Vehicle Miles Traveled, Mitigating VMT on a project by project basis would help pave the way to failure for housing production under the Draft 2040 General Plan Update. ILIA encourages the City to complete an overarching EIR evaluating VMT for the entire City and devise cohesive City-wide policies and solutions supported by residential development mitigation fees. Impact fees, restrictive land use regulations, infrastructure costs, and rising labor costs create serious impediments to addressing the housing affordability crisis the region is facing.

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It i critical that the City of 1-lollister continue to produce housing for all incomes. The City high housing costs is a testament to the under production of housing to meet the demands of our robust economy. Unless significantly revised, the Draft 2040 General Plan Update represents a grave threat to the City's obligation under RHNA and will almost certainly result in a constrained housing supply. The Draft 2040 General Plan Update in effect creates a housing moratorium by making it too expensive to build.

Again, BIA offers these comments in the spirit of collaboration and support for the City achieving its housing goals. BIA is committed to working with the City of Hollister to find creative and community based solutions that benefit current and future residents and support a healthy economy and lifestyle.

Please feel free to contact me with any questions or comments.

Very truly yours,
Dennis Martin
BIA Government Affairs
cc: Mayor Mia Casey
Kevin Henderson, Chair, Planning Cornrnission
David Mirrione, City Manager
Christy Hopper, Community Development Director.

Eva Kelly, Interim Planning Manager
Jennifer Woodworth, City Clerk

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New Dwelling Units in the General Plan Update
From Page 35 (LU-19) of the General Plan Update:

Policy 4 f vddlopmeui Cd
irr'�r��rw
pli!t
assumes
i
feet cif new rnr ern rd, i, r
F�₹
However, on Page 25 of the General Plan Update, the Land Use Designations are listed with their acres within City Limits and intensity (density) ranges. Using the minimum permitted density of dwelling units/acre du/ac) Land Use
Designation Acres Perm'tted Density Total Potential DUs LDR 1,865
MDR 445
HDR 250
MU 105
55 DMU
HO 15
75 Minimum du/ac
6 11
30 30
30 11
30 8,190
4,895

7.500
8,150
1,650
165
TOTAL: 27,800
Changing minimum densities of 30 du/ac to 20 du/ac:

LDR 1,365 6 8,190
MDR 445 11 4,895
HDR 250 20 5,690
MU 105 20 2,100
DMU 55 20 1,100
HO 15 11 165
WG 75 20 m, D
TOTAL: 22,950
Therefore, minimum densities of 30 du'ac can be reduced to 20 du/ac or lower and still exceed the goal of 10,580 dwelling units..

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Suburban Counties 2041acre*
2020 -2022 Population
*Default density, not compulsory
Butte 212,000
Fresno 1,010,000
Imperial 180,000 (least populated county in Southern California) Kern 909,000
Kings 152,000
Madera 1 60,000
Monterey 439,000
Napa 134,000 Napa is largest city, population .76,000
San Joaquin 793,000
San Luis Obispo 282,000
Santa Barbara 448,000
Metropolitan Counties 304 -/acre
Alameda 1682,000
Contra Costa 1,166,000
Fl Dorado 191,000
Los Angeles 9,861,000
Orange 3„151,000
Placer 405,000
Riverside 2,418,000
Sacramento 1,585,000
San Benito 64,000
San Bernardino 2,194,000
San Diego 3,299,000
San Francisco 809,000
San Mateo 729,000
Santa Clara 1,936,000

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STAFF REPORT

HOLLISTER PLANNING COMMISSION
MEETING DATE: March 26, 2026
REPORT # Community Development -2026-26
AGENDA ITEM: 2040 GENERAL PLAN AND REVISED CLIMATE ACTION PLAN

ADOPTION HEARING
DEPARTMENT HEAD: Rod Powell, Assistant City Manager
STAFF CONTACT: Eva Kelly, Planning Manager
RECOMMENDED ACTION: Adopt a resolution recommending approval of the 2040 General Plan and Climate Action Plan to the City Council.

CEQA: An Addendum to the Certified Environmental Impact Report for the 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH #2021040277) has been prepared as part of this project.

PROJECT DESCRIPTION: On December 4, 2024 the City Council of the City of Hollister adopted Resolution 2024-201 adopting the 2040 General Plan. Following the adoption of the 2040 General Plan a referendum petition was filed and in response to the referendum, the City Council adopted Resolution 2025-26, repealing the adoption of the 2040 General Plan on March 3, 2025.

Upon repeal of the 2040 General Plan, the City Council held a public hearing on April 21, 2025 to discuss the next steps for moving forward with the update to the 2005-2023 General Plan and the 6th Cycle Housing Element Update. At this hearing, the City Council directed that staff should revise the 2040 General Plan to its 2023 Draft version. This work has been underway. On January 16, 2026, the City published a revised draft 2040 General Plan which incorporated the City Council's April 2025 direction. As part of the General Plan Update, the City has also prepared a revised Climate Action Plan which prepared a technical update to the adopted Climate Action Plan to ensure internal consistency between the two documents.

The Draft General Plan and Climate Action Plan can be found on the project website, https://hollister2040.orq/ or at the direct links below:
2040 General Plan (Attachment 7): https://hollister2040.org/wp- content/uploads/2026/03/Hollister-General-Plan Draft March2026.pdf Climate Action Plan (Attachment 8): https://hollister2040.org/wp- content/uploads/2026/01 /Hollister -CAP -Technical -Update -2025 -public - draft clean FINAL Jane-2026eodf
ANALYSIS: The City's General Plan consultant, Placeworks, have prepared a summary memorandum, included as Attachment 1 to this staff report, which includes an update on the General Plan process; a summary of the revisions to the 2040 General Plan including the Sphere of Influence and Land Use amendments; a summary of the revisions made to the Climate Action Plan; and an overview of the community engagement process and comments received since the publication of the January 2026 draft plan (Attachment

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Staff Report
2040 General Plan and Climate Action Plan

Page 2 ends

2).

March 2026 Draft
Since publication of the January 2026 Public Review Draft, staff have made the following minor revisions to the 2040 General Plan:

1. Health and Safety Element: As part of the 2026 update to the General Plan, the Health and Safety Element was submitted to the California State Board of Forestry for their review on January 15, 2026. In response to comments received the city amended Policy HS -4.4 to include additional language regarding ensuring the ongoing maintenance and long-term integrity of water supply and other fire suppression infrastructure. The State Board of Forestry reviewed and accepted the City's Safety Element on March 10, 2026.

2. Land Use Map: Staff have made the following three amendments to the land use map:
a. Correction of a mapping error for three parcels located east of San Benito Street, south of Hollister High School, which were inadvertently shown as Agriculture in the January 2026 draft. Their land use should have been shown as Low Density Residential, which is the same as the current land use designation in the 2005-2023 General Plan. No change to this parcel is proposed as part of the 2040 General Plan. See Figure 1. b. Correction of a mapping error for one parcel located on Sierra Court which was shown as High Density Residential on the January 2026 land use map, but the land use should have stayed as Low Density Residential, consistent with the current land use designation in the 2005-2023 General Plan. No change to this parcel is proposed as part of the 2040 General Plan. See Figure 2.
c. In discussion with the Airport Director, the city proposes to change the land use designation for parcels adjacent to the Hollister Municipal Airport from Industrial to Airport Support, see Figure 3. The Airport Support land use designation allows the same types of industrial land use designations as the Industrial designation, however, it also can allow additional airport -related industrial uses in coordination with the Airport. This includes industrial uses that may take advantage of the Hollister Municipal Airport's through -the - fence access. The change from Industrial to Airport Support does not have any impact to the environmental analysis as the uses and intensity of the two designations are equivalent.
d. In addition to the Land Use Map, Figure C-6 of the Circulation Element has also been updated to reflect the appropriate land use designations within the Industrial Area Level of Service D Policy Area.

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Staff Report
2040 General Plan and Climate Action Plan

Page 3 ends

Figure 1. San Benito Street
January 2026 Draft
Figure 2. Sierra Ct
January 2026 Draft
March 2026 Revision
March 2026 Revision

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Staff Report
2040 General Plan and Climate Action Plan

Page 4 ends

Figure 3. Airport Support
January 2026 Draft
March 2026 Draft
CEQA: On December 3, 2024 the City Council adopted Resolution 2024-200 certifying the Final Environmental Impact Report (EIR) for the 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Project (State Clearinghouse Number 2021040277).

The City has prepared an Addendum to the Certified EIR (Attachment 3) because evaluation of the 2026 Draft General Plan determined that none of the circumstances requiring a subsequent or supplemental EIR are applicable. Specifically, the 2026 Draft General Plan would not result in impacts that differ from the 2024 Draft General Plan, and would not change the assumptions made under the Certified EIR.

CONCLUSION: In response to the repeal of the 2040 General Plan as adopted on December 3, 2024, the City has prepared an updated 2040 General Plan and Climate Action Plan that follows the land use and policy direction provided to staff by the City Council on April 21, 2025.

PREVIOUS COUNCIL OR COMMISSION ACTION:

October 24, 2024 — Planning Commission adopted Resolution 2024-12 recommending approval of the 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program to the City Council
December 4, 2024 — City Council adopted Resolutions 2024-200, 2024-201, 2024-202 certifying the EIR and adopting the 2040 General Plan and Climate Action Plan March 3, 2025 — City Council adopted Resolution 2025-26, repealing the adoption of the 2040 General Plan

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Staff Report
2040 General Plan and Climate Action Plan

Page 5 ends

April 21, 2025 — City Council held a public hearing and provided direction on revisions for the 2040 General Plan
PLANNING COMMISSION OPTIONS:

The Planning Commission has the following options regarding this item:

1. Adopt a resolution recommending approval of the 2040 General Plan and Climate Action Plan to the City Council as drafted (Attachment 4);

2. Adopt a resolution recommending approval of the 2040 General Plan and Climate Action Plan to the City Council with amendments as may be proposed by the Planning Commission; or

3. Adopt a resolution recommending denial of the 2040 General Plan and Climate Action Plan to the City Council.

Staff are recommending Option 1 for this item.

ATTACHMENTS:

1. Placeworks Memorandum to the Planning Commission

2. Public Comments received

3. Hollister2040 EIR Addendum

4. Resolution Recommending Adoption

5. Presentation

6. Board of Forestry Safety Element Review

7. 2040 General Plan

8. Climate Action Plan

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FT L
US
E MAP 2040
Dainas<n
Pits Ct
,..Y.... Central Me
/7,4 ` Wilma Dr
!rSY//.ft
kitnberly CI
tatqudine or
San Justo
Reservoir
Planning Area
Urban Service Area
Existing Sphere of Influence
Proposed Sphere of Influence Expansion
City Limit

0.5 1 2
Miles
Source: ESRI, 2021; PlaceWorks, 2025; San Benito County, 2021.

Rithatdson Or
Patin St
Paln6ag Di
04 St
ttlitto,r
acs
',V7ccla:rt St
atria aen
Richard red
tthgonOno Dr
Ave:iida Crsar CFavt,
hey large Cr
ruxnottd St
VAT We.v it,/
chbur,Cv
Glamor St
aat,igt, a.

Hemlock Ct
Ivy Dr Cyclamen Ct
Tulip Dr Tulip Ct
Wisteria, St
MarigulA it
AnarylliH Dr
Peony St
)talon Way
Vivnn, Wry
Sara
Ridgemark
GPLU 2040 Designations
Residential Estate
Low Density Residential
Medium Density Residential
High Density Residential
Mixed Use
Downtown Commercial & Mixed Use
Home Office
� West Gateway
North Gateway Commercial
General Commercial
Industrial
Airport
Airport Support
Public
Open Space
Agriculture
Hollister Research Campus Study Area
Tres Pintas

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PLANNING COMMISSION RESOLUTION 2026-8

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER RECOMMENDING THE CITY COUNCIL ADOPT THE 2040 GENERAL PLAN AND

ADOPT A CLIMATE ACTION PLAN
WHEREAS, in 2020 the City Council of the City of Hollister initiated preparation of a comprehensive update of the City's General Plan pursuant to California Government Code Section 65300 et. seq.; and
WHEREAS, through the course of the project development, the City also prepared a Climate Action Plan; and
WHEREAS, the City of Hollister, in accordance with the requirements of the California Environmental Quality Act (CEQA) and the State CEQA guidelines, prepared an Environmental Impact Report (EIR) which analyzes the impacts of the proposed project (SCH #2021040277), which was certified by the City Council on December 3, 2024 via Resolution 2024-200; and
WHEREAS, following the certification of the EIR, and a duly noticed public hearing, the City Council adopted the 2040 General Plan (Resolution 2024-201) and the Climate Action Plan (Resolution 2024-202) on December 3, 2024; and WHEREAS, a referendum petition was filed in response to the Council's adoption of the 2040 General Plan, and on March 3, 2025 the City Council adopted Resolution 2025-26, repealing the 2040 General Plan in its entirety; and WHEREAS, on April 21, 2025 the City Council held a duly noticed public hearing and provided direction to make specific amendments to the 2040 General Plan, in accordance with the April 2023 Public Review Draft that had been previously published during the General Plan Update process; and
WHEREAS, the City has prepared the 2040 General Plan in accordance with this direction, and has prepared an update to the adopted Climate Action Plan (collectively the "2026 General Plan Update") to ensure internal consistency between the two documents; and
WHEREAS, the City has maintained a website, Hollister2040.org, dedicated to the General Plan Update process, throughout the course of the Project, where information on

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PC Resolution 2026-8
2040 General Plan, Climate Action Plan

Page 2 of 3 ends

any upcoming activities or meetings, as well as all information from past public meetings and workshops related to the Project could be reviewed; and WHEREAS, the City has prepared an Addendum to the Certified EIR (SCH #2021040277) for the 2026 General Plan Update because evaluation of the 2026 Draft General Plan determined that none of the circumstances requiring a subsequent or supplemental EIR are applicable; specifically, the 2026 Draft General Plan would not result in impacts that differ from the 2024 General Plan, and it would not trigger the need for preparation of a subsequent or supplemental EIR under the criteria in CEQA Guidelines Sections 15162(a) and 15163(a), and it would not change the assumptions made under the Certified EIR; and
WHEREAS, the City has referred the 2040 General Plan Safety Element to the California Board of Forestry (BOF) for review and comment, and BOF completed their review following their March 10, 2026 Resource Protection Committee meeting; and WHEREAS, the Safety Element of the General Plan integrates and incorporates by reference the current San Benito County Multi -Jurisdictional Local Hazard Mitigation Plan, including the City of Hollister Annex, approved by the Federal Emergency Management Agency, in accordance with California Government Code Sections 8685.9, 65302, and 65302.6; and
WHEREAS, the 2040 General Plan, Climate Action Plan, and EIR Addendum have been published for public review and referred to other public agencies for review and comment as required by State law; and
WHEREAS, on March 26, 2026, the City of Hollister Planning Commission held a duly noticed public hearing to consider the 2040 General Plan, Climate Action Plan, and EIR Addendum; and
WHEREAS, following the public hearing, the Planning Commission deliberated and determined to make a recommendation of approval on the Project to the City Council with the following modifications:

1. Grandfather in the requests of existing development applications

2. Allow variances to applications who cannot meet the 30 dwelling unit per acre minimum density requirements for High Density Residential and mixed -use designations.

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PC Resolution 2026-8
2040 General Plan, Climate Action Plan

Page 3 of 3 ends

NOW THEREFORE BE IT RESOLVED, that the Planning Commission of the City of Hollister does hereby recommend that the City Council take the following actions:

1. Hold a public hearing to consider the 2040 General Plan and Climate Action Plan;

2. Adopt a resolution adopting the 2040 General Plan; and

3. Adopt a resolution adopting a Climate Action Plan.

PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 26th day of March 2026, by the following vote:

AYES: Torres de Luna, Rodriguez, Hernandez, Belong, Perez NOES: None
ABSTAIN: None
ABSENT: None
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:

Eva Kelly, Secretary

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STAFF REPORT

HOLLISTER CITY COUNCIL
MEETING DATE: April 20, 2026
REPORT # Community Development -2026-35
AGENDA ITEM: A RESOLUTION ADOPTING A GENERAL PLAN AMENDMENT REPEALING THE 5TH CYCLE HOUSING ELEMENT AND ADOPTING THE HOLLISTER 6TH CYCLE (2023-2031) HOUSING ELEMENT IN COMPLIANCE WITH

STATE LAW
DEPARTMENT: Community Development
DEPARTMENT HEAD: Charles Wall, Parks and Recreation Director COUNCIL NEXT STEPS: Hold a public hearing and adopt a resolution adopting the City of Hollister's 6th Cycle Housing Element.

PROJECT DESCRIPTION: Every jurisdiction in the State of California is required to have an adopted General Plan that outlines the growth and development plan for a long term period, typically about 15-20 years. One required chapter of a General Plan is the Housing Element, which is required to be updated on a more frequent, eight -year cycle. The City of Hollister is currently in the 6th Cycle Housing Element planning period, which began in 2023 and ends in 2031. The City is currently out of compliance with Housing Element law, as we do not have a certified Housing Element, approved by HCD at this time.

The City, in coordination with Kimley-Horn, has prepared an update to the housing element, the 6th Cycle Housing Element, which is consistent with the 2040 General Plan, also proposed for recommendation of adoption at the March 26, 2026 Planning Commission meeting.

The Housing Element serves to establish a plan, along with goals, policies, programs, and quantifiable objectives, for the City to demonstrate the ability to meet the housing needs for the community across all income levels. HCD issues the projected housing need to each region in the state through the Regional Housing Needs Allocation (RHNA) process, which is further assigned to each jurisdiction within the region to identify that jurisdiction's fair share contribution to facilitate the planning for housing in the state.

It is important to note that the City is required to plan for and accommodate the development of housing through the implementation of clear and objective zoning requirements and by implementing changes to regulations and processes to increase opportunity for housing development across income levels, but the City is not directly responsible for building housing during the Housing Element period.

The City of Hollister's 6th Cycle RHNA, broken down by income affordability level, is shown in Table 1.

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Table 1. City of Hollister 6th Cycle RHNA
Income
Category
% of Area
Median
Income (AMI)
Income Range*
RHNA
(Housing
Units)
Minimum
Maximum
Extremely Low
Income
0 - 30%
--
$40,100
423
Very Low
Income
31 — 50%
$40,101
$66,800
423
Low Income
51 — 80%
$66,801
$106,950
423
Moderate
Income
81 — 120%
$106,951
$168,250
826
Above
Moderate
Income
>120%
$168,251
--
1,813
Total
4,163 units
*Income range is based on the 2025 HUD Area Medium Income (AMI) for San Benito County of $140,200 for a family of 4.
*Approximately 40% of all households in Hollister fall into the Extremely Low to Low - Income categories
The City of Hollister has maintained a webpage dedicated to the 6th Cycle Housing Element on our website throughout the project development at:
https://hollister.ca.gov/government/departments/development services/planning/housin q element.php
The latest draft Housing Element was submitted to HCD for their review in February 2026, and can be found at the direct link:
https://files.hollister.ca.gov/Community%20Development%20Department/Planninq/Hous inq%20Element/City%20of%20Hollister%206th%20Cycle%20Housing%20Element%20 Update%20Draft 02.04.2026.pdf?t=202602041843080&t=202602041843080 March 26, 2026 Planning Commission Meeting
The Planning Commission reviewed the Housing Element during a noticed public hearing on March 26, 2026. A video of the meeting can be viewed from the following link:
https://pub-hollister.escribemeetings.comfMeetinq.aspx?Id=975a455d-1 d88 -49d 1-9249- cc854b064878&Agenda=Agenda&fang=English&Item=22&Tab=attachments The item starts at 1 hour and 46 minutes. During the meeting several people spoke under public comment with comments regarding their properties (starting at 2 hours 10 minutes). One comment in particular (see also Attachment 4) related to a property for which an application has been submitted and has been reviewed (first review) by the City's Development Review Committee. The commentor requested that the City Council remove their property from the Housing Element (and rezone to General Commercial) to allow the commercial project.

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After deliberating, the Planning Commission adopted Resolution 2026-3 recommending the City Council adopt the 6th Cycle Housing Element and recommended the City Council remove APN 052-090-054 from the Housing Element (allowing the currently proposed commercial project to move forward).

ANALYSIS: The Housing Element requires review and approval by the Department of Housing and Community Development (HCD). The City of Hollister has been out of compliance with housing element law since December 15, 2023, which was the deadline to adopt and have a certified 6th Cycle Housing Element. Due to the length of time that the City has remained out of compliance past the original deadline, in order to achieve certification of the Housing Element from HCD, the City must adopt the Housing Element document itself, and also must adopt all of the "Rezones" for the housing sites and programs, in order for HCD to certify the Housing Element. Adoption of the Rezones includes both actually changing the land use map (as appropriate), but also adopting the text amendments to the Code to change zoning regulations, such as permitted uses, densities, ministerial procedures for certain types of housing projects, objective standards/elimination of subjectivity in housing review, etc. In addition to the Housing Element, the Planning Commission will also consider three ordinances at the March 26, 2026 Planning Commission which accomplish various aspects of the necessary rezones for the Housing Element.

While the City remains out of compliance, the City is subject to several consequences that can negatively affect the community. These include:

1. Limit access to state funding. Many state grant programs are contingent upon a jurisdiction maintaining a certified Housing Element. The City continuing to have a non -certified housing element is an immediate disqualifier for grants such as Community Development Block Grants (CDBG), infrastructure funding sources, and others.

2. Lawsuits. The City is at risk of potential legal action from HCD, the Attorney General, or housing developers or advocacy groups. Penalties can include fines of up to $10,000/month, suspension of some or all local authority to review and approve projects, and court -approved housing developments.

3. Builder's Remedy and Loss of Local Zoning Control. Without a certified Housing Element, the City may lose control over housing approvals. Under the "Builder's Remedy", qualified affordable housing projects may proceed and cannot be denied, even if they are not in compliance with the City's general plan or zoning requirements.

Organization of the Housing Element:

The Housing Element consists of the following:

Housing Needs Assessment and Statutory Framework (Chapter 1' This Chapter outlines the assignment of RHNA to the City of Hollister, the legislative framework for developing the Housing Element Update, and the organizational structure

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of the document.

Housing Plan (Chapter 2)
The Housing Plan includes all of the City's Goals, Policies, Programs, and Actions that will be implemented to support the planning for the City's 6th Cycle Housing needs. Each Housing Element policy begins with a framework and background description; then contains a series of implementable and measurable actions; and includes a timeframe, responsible party, and any potential funding sources for the implementation of that policy.

The policies and programs were developed through the detailed analysis of the community's housing needs that are found in each of the Appendices of the document.

Review of Past Performance (Appendix A)
As part of the 6th Cycle Housing Element, the City must review all of the policies, programs, and actions of the 5th Cycle Housing Element and evaluate the effectiveness of the programs in supporting the production of housing during the 5th Cycle. The Review of Past Performance includes a qualitative analysis of the effectiveness of 5th Cycle programs for developing special needs housing (seniors, persons with disabilities, large families, single -parent households, farmworker housing, etc. The chapter also includes Table A-5, which outlines the accomplishments and effectiveness of each 5th Cycle Program individually, and includes an analysis of how the program is being carried over (or not) into the 6th Cycle.

Housing Needs Assessment (Appendix B'
Appendix B contains the Housing Needs Assessment for the 6th Cycle. This chapter outlines detailed demographic information for the City across various special needs housing types, income levels, and other household characteristics. The chapter outlines key challenges that may be faced by each special needs group in our community, and potential solutions to address those challenges. The chapter also identifies various housing problems that our community faces, such as overcrowding, cost burden, or physical insufficiencies with housing units (such as incomplete kitchen or restroom facilities).

Housing Constraints 'Appendix C'
Appendix C of the Housing Element analyses existing constraints that affect the development of adequate housing for the community. The City analyzed many various factors that can be considered a constraint upon the development of housing, including governmental, non -governmental, infrastructure, and environmental constraints. Some examples of constraints to housing development include costs of land; access to funding; restrictive or outdated zoning regulations; permitting and impact fees; permitting processes; provision of utilities and emergency services; seismic hazards; etc. The Housing Element Policy Plan identifies ways in which the City can help to alleviate existing constraints to support housing development.

Housing Resources (Appendix D)

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Appendix D identifies various local and regional resources for special needs households and housing developers. The chapter identifies local organizations that provide support, grant programs and other financial resources that are available, and energy conservation programs that can help to support existing and future households in the community.

Affirmatively Furthering Fair Housing (AFFH) (Appendix E) A new and significant feature of the 6th Cycle Housing Element is the requirement, adopted by Assembly Bill 686, that every jurisdiction in California ensure that local laws, programs, and activities affirmatively further fair housing (AFFH).AFFH means that the city must "take meaningful actions, in addition to combating discrimination, which overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics." The AFFH chapter identifies any areas of disadvantaged communities, due to historic lack of resourcing, or any other types of disparities or segregation that may prevent access to fair housing in Hollister. This chapter utilizes state data and local knowledge to outline any neighborhood areas (typically by census tract) in and around the community, and highlights opportunity areas for policy action to affirmatively further fair housing. While data shows some areas a of racial and income disparity, particularly with lower resources and household overcrowding attributed in higher amounts to the west side of Hollister, and higher resources and higher overpayment by renters demonstrated in east Hollister.

It was notable that the highest resources were demonstrated particularly in the southeast Ridgemark community, (which is located outside of the City limits).

The City is relatively homogenous in access to schools, transit, jobs, parks, and other community resources, and distribution of various household types is similar across the city. It was demonstrated throughout the analysis, however, that though resources are similarly distributed, they are limited, particularly in regard to access to transit and job opportunities, across the entire community. The analysis demonstrated that overall the differences in resources and other disparities within the community are relatively minor from one area of the community to the next and there was no significant, as outlined in the legislature, disparities that needed particular attention in order for the City to demonstrate AFFH in the Housing Element. The Housing Element programs therefore propose citywide implementation to continue to promote access to fair housing opportunity throughout the community and to ensure that disparities are not exacerbated in the future.

Candidate Sites Analysis (Appendix F;
Appendix F is the City's Candidate Sites Analysis. This chapter outlines the pipeline projects, existing capacity, and rezoning capacity of properties within the City that allow the City to meet our RHNA of 4,163 units. The Housing Element has been prepared to be consistent with the proposed land use amendments of the 2040 General Plan. The 2040 General Plan proposes increases in residential and mixed -use densities across the City, which the Housing Element sites analysis incorporates. Sites have been selected based on potential capacity for housing based on the implementation of the programs and actions in the Housing Element Policy Plan. There is a focus on redevelopment of the Downtown and creating policies to support such redevelopment, which is consistent with

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the goals and direction of the 2040 General Plan. Every site identified in the Candidate Sites Analysis has a detailed description of existing uses and how the potential capacity could be achieved.

Community Engagement (Appendix G)
Throughout the development of the 6th Cycle Housing Element, the City has engaged the community and stakeholders to receive feedback and input on the Housing Element.

Appendix G includes all public outreach efforts, publications, and comments received from the community.

Following the public comment period in February 2026, the City received a comment letter from Christopher Peto on February 18, 2026 (Attachment 4), who has proposed a commercial development on the property located at the corner of 4th Street and Rajkovich Way. This property is currently zoned West Gateway Mixed -Use, which requires mixed - use development of commercial and residential at a density of 20-35 units per acre, and has been identified in the Housing Element as a candidate site. The property owner has requested removal of the property from the Housing Element to support a commercial project proposal.

Glossary of Terms (Appendix H)
Appendix H contains a glossary of terms for the Housing Element.

Next Steps: As mentioned above, the City submitted the latest draft of the 6th Cycle Housing Element to HCD in February 2026. This was the fourth submittal to HCD and responded to mid -review comments that the City received from HCD following the City's December 15, 2025 third submittal to HCD. On February 13, 2026, the City received a letter from HCD indicating that the Draft 6th Cycle Housing Element meets all of the statutory requirements and addressed the outstanding comments from HCD's January 31, 2025 review. The next steps to achieve certification and statutory compliance are to adopt the 6th Cycle Housing Element as well as adopt the necessary zoning map and ordinance amendments to rezone the candidate sites within the Housing Element. Once adopted, the Planning Division will then submit the Housing Element as require to HCD as well as transmit a copy of the Housing Element to Sunnyslope Water District and the Public Works Department as required.

CEQA: The project has been prepared in consistency with the Certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (State Clearinghouse No. 2021040277).

CONCLUSION: The City has prepared an update to the Housing Element to bring the Housing Element into compliance with State law. The 6th Cycle Housing Element outlines goals, policies, and actions for the City to help reach out fair share of housing needs within the State. On February 13, 2026, following their latest review of the document, HCD provided the City with a letter indicating that the 6th Cycle Housing Element meets all statutory requirements in its current form.

As previously discussed, the City Council may elect to remove the parcel located at 4th

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and Rajkovich Way (APN 052-090-045) as a Housing Opportunity Site and rezone the parcel to General Commercial.

PREVIOUS COUNCIL OR COMMISSION ACTION: The Planning Commission reviewed the 6th Cycle Housing Element on March 26, 2026 and adopted Resolution No. 2026-3 recommending the City Council approve the Housing Element and also recommended that the City Council consider removing APN 052-090-045 from the Housing Element.

ATTACHMENTS:

1. Resolution adopting the City of Hollister 6th Cycle (2023-2031) Housing Element.

2. Draft 6th Cycle Housing Element (Exhibit A of the Resolution)

3. Resolution No. 2026-03 recommending City Council approval of the Housing Element.

4. Public Comment Letter (APN 052-090-045).

5. March 26, 2026 Planning Commission Staff Report (w/out attachments)

6. March 26, 2026 Planning Commission Presentation.

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RESOLUTION NO. 2026-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HOLLISTER ADOPTING A GENERAL PLAN AMENDMENT REPEALING THE 5T"

CYCLE HOLLISTER HOUSING ELEMENT AND ADOPTING THE
HOLLISTER 6TH CYCLE (2023-2031) HOUSING ELEMENT IN

COMPLIANCE WITH STATE HOUSING LAW
WHEREAS, the California Legislature has found that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives" (Government Code Section 65589.5); and WHEREAS, the Legislature has further found that "Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration" (Government Code Section 65589.5); and
WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that "In 2018, California ranked 49th out of the 50 states in housing units per capita... California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years."; and
WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight -year period of 2023- 2031 to accommodate the City of Hollister's 6th Cycle Regional Housing Need Allocation (RHNA) of 4,163 dwelling units comprised of 423 extremely low, 423 very low, 678 low, 826 moderate and 1,813 above moderate income units; and WHEREAS, to comply with State Housing Element Law, the City has prepared the Housing Element Update for the 2023 to 2031 period; and WHEREAS, the City of Hollister identifies sites that can accommodate housing units meeting the City's RHNA; and
WHEREAS, the City of Hollister has prepared companion Zoning Ordinance Amendments which include the rezoning of parcels identified in the Housing Element (ZOA 2026-2), modifications to residential and mixed -use zoning districts to allow for an increase in density as identified in the Housing Element (ZOA 2026-1), and amendments to the City's policies and procedures to create ministerial review for projects that are 20% affordable and on sites identified in the Housing Element (ZOA 2025-4) to implement the Goals and Policies of the Housing Element including Policy Action H1.3, 6th Cycle RHNA

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Resolution No. 2026-XX
Strategy; Policy Action H2.1, Objective Design Standards; Policy Action H3.1, Variety of Housing Choices; Policy Action H3.8, Remove Development Constraints; Policy Action H5.2, Agricultural and Employee Housing; Policy Action H5.7, Emergency, Transitional and Supportive Housing; Policy Action H5.8, Housing for Persons with Disabilities; and Policy Action H5.10, Residential Care Homes; and
WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and WHEREAS, as provided in Government Code Sections 65352 — 65352.5 the City of Hollister mailed a public notice to all California Native American tribes provided by the Native American Heritage Commission and to other entities listed; and WHEREAS, no California Native American tribe requested consultation; and WHEREAS, in accordance with Government Code Section 65585 (b), the City posted the draft Housing Element and requested public comment for a 30 -day review period from January 26, 2024 through February 29, 2024 and after responding to public comments, the draft Housing Element was submitted to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, the City of Hollister posted the revised draft Housing Element for public review and comments May 21, 2024 through May 28, 2024, November 22, 2024 through December 2, 2024, December 8, 2025 through December 15, 2025, and February 4, 2026 through February 11, 2026, following each subsequent revision of the document; and WHEREAS, on February 13, 2026, the City received a letter from HCD providing its findings regarding the draft Housing Element and indicated that the draft Housing Element met the statutory requirements; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA and CEQA Guidelines, the City as the Lead Agency prepared a certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH No. 2021040277) which includes the upzoning and rezoning required by the 6th Cycle Housing Element; and
WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2026 to review the proposed amendments during which all interested parties were heard and adopted Resolution 2026-03 recommending City Council approval of a General Plan Amendment to repeal the City's 5th Cycle Housing Element and replace with the 6th Cycle (2023-2031) Housing Element and to amend the Housing Element to remove parcel APN

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Resolution No. 2026-XX
052-090-045 from the Housing Element (and rezone the site to General Commercial under ZOA 2026-02); and
WHEREAS, a staff report was submitted to the City Council of the City of Hollister recommending approval of the City's 6th Cycle Housing Element; and WHEREAS, on April 20, 2026 the City Council conducted a duly and properly noticed public hearing to take public testimony and reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD's findings, the response to HCD's findings, the staff report and all attachments, and oral and written public comments.

NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby finds that, based on substantial evidence in the record:

1. The foregoing recitals are true and correct and are incorporated by reference into this action.

2. The Housing Element substantially complies with State Housing Element Law.

3. The City has prepared companion Zoning Ordinance Amendments (ZOA 2025-4, ZOA 2026-1 and ZOA 2026-2) which implement Goals and Policies of the General Plan and include the rezoning of parcels identified in the Housing Element (ZOA 2026-2), modifications to residential and mixed -use zoning districts to allow for an increase in density as identified in the Housing Element (ZOA 2026-1), and amendments to the City's policies and procedures to create ministerial review for projects that are 20% affordable and on sites identified in the Housing Element (ZOA 2025-4). The City Council reviewed the proposed amendments and adopted Ordinances amending the Municipal Code.

The City of Hollister has prepared and certified the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH No. 2021040277).

5. Following adoption of the City's 6th Cycle Housing Element, the Community Development Department will transmit a copy of the City's Housing Element and identification of the City's RHNA requirements for lower income dwelling units and the requirement to prioritize sewer and water connections for lower income households to the Sunnyslope Water District and the Public Works Department in the manner provided in Government Code Sections 65357 and 65589.7.

6. The City of Hollister's 5th Cycle Housing Element is hereby repealed in its entirety, and the 2023-2031 6th Cycle Housing Element, as shown in Exhibit A to this Resolution, incorporated herein, is adopted.

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Resolution No. 2026-XX
7 The City Council hereby authorizes the City Manager or to make minor modifications to the Housing Element to address comments provided by the Department of Housing and Community Development on this Housing Element, provided that the modifications would not exceed the total amount of development accommodated by the General Plan and would not result in new actions by the City that would require a General Fund commitment of greater than $300,000.

PASSED AND ADOPTED, by the City Council of the City of Hollister at a regular meeting held on April 20th, 2026, by the following vote:

AYES:

NOES:

ABSTAINED:

ABSENT:

Roxanne Stephens, Mayor
ATTEST: APPROVED AS TO FORM:

Lozano Smith Attorneys at Law
Jennifer Woodworth, MMC, City Clerk Jennifer P. Thompson, City Attorney I, Jennifer Woodworth, MMC, City Clerk of the City of Hollister, do hereby certify that the attached Resolution No. 2026-XX is an original resolution, or true and correct copy of a City resolution, duly adopted by the Council of the City of Hollister at a regular meeting held on April 20, 2026 at which meeting a quorum was present.

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Hollister on April 20, 2026.

Jennifer Woodworth, MMC
City Clerk of the City of Hollister

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CITY OF HOLLISTER
2023-2031 Housing Element

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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: Policy Plan 2-1
A. Goals, Policies, & Programs 2-1

1. Key Housing Strategies 2-1

2. Housing Goals 2-2
B. Quantified Objectives 2-36
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

6. Farmworkers A-6
B. 2015-2023 Program Accomplishments A-7

1. Housing Element Implementation Status A-23
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-5

1. Employment and Wage Scale B-5
C. Household Characteristics B-8

1. Household Types B-8

2. Household Size B-9

3. Household Income B-10
D. Housing Problems B-12

1. Overcrowding B-15

2. Overpayment (Cost Burden) B-16
E. Special Needs Groups B-17

1. Seniors B-17

2. Persons with Physical and Developmental Disabilities B-19 Chapter 1: Introduction

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3. Large Households B-22

4. Female -Headed Households B-23

5. Farmworkers B-25

6. Extremely Low -Income Household and Poverty Status B-26

7. Persons Experiencing Homelessness B-28

8. Students B-30
F. Housing Stock Characteristics B-31

1. Housing Growth B-31

2. Housing Units by Types B-32

3. Housing Availability and Tenure B-32

4. Housing Age and Conditions B-34

5. Housing Costs and Affordability B-36
Appendix C: Housing Constraints C-1
A. Non -Governmental Constraints C-1

1. Land Costs and Constructions C-1

2. Availability of Financing C-3

3. Economic Constraints C-5
B. Governmental Constraints C-6

1. Land Use Controls C-6

2. Variety of Housing Permitted C-10

3. Residential Development Standards C-21

4. Application of Development Standards Demonstrating Project Feasibility C-27

5. Housing for Persons with Physical and Developmental Disabilities C-29

6. Planned Development Zones C-30

7. Local Ordinances C-31

8. Local Processing and Permit Procedures C-34

9. Development Fees C-43

10. On -/Off -Site Improvements C-46

11. Building Codes and Code Compliance C-48
C. Infrastructure Constraints C-49

1. Dry Utilities C-49

2. Water Supply C-50

3. Fire and Emergency Services C-51

4. Police Services C-51
D. Environmental Constraints C-52

1. Geological and Seismic Hazards C-52

2. Flood Hazards C-54

3. Fire Hazards C-56
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-7

1. Section 8 Housing Choice Vouchers D-7
Chapter 1: Introduction

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2. Local Early Action Planning (LEAP) Grant D-7

3. HOME Investment Partnership Program D-7

4. CalHome Program D-7

5. Permanent Local Housing Allocation (PLHA) Grant D-8

6. Community Development Block Grants (CDBG) D-8

7. SB 2 Grant D-9

8. Affordable Housing Programs D-9

9. Utility Assistance Programs D-9
C. Opportunities for Energy Conservation D-10

1. Energy Use and Providers D-10

2. Energy Conservation D-10
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-5

1. Integration and Segregation Patterns E-5

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-43 C. Assessment of Contributing Factors to Fair Housing E-58

1. Background E-58

2. Historical Background E-59

3. Investments E-62

4. Summary of Fair Housing Analysis E-64
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-20

1. Accessory Dwelling Units (ADUs) F-20

2. Pipeline Projects F-22

3. Existing Residential Capacity F-24

4. Rezones for Remaining Need F-27
D. Candidate Sites Inventory F-42
Chapter 1: Introduction

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Appendix G: Community Engagement G-1
A. Summary of Community Engagement G-1

1. Community Survey Summary Report G-6

2. Community Workshop #1 G-7

3. Joint Planning Commission/City Council Study Session #1 G-8

4. Joint Planning Commission/City Council Study Session #2 G-9

5. Community Workshop #2 G-10

6. Public Comments and Feedback G-12
Appendix H: Glossary of Terms H-1
A. Definitions H-1
B. Acronyms H-1
Chapter 1: Introduction

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Chapter 1: Introduction

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.

Chapter 1: Introduction
Pa011kkof 1664

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
Housing
in
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
Chapter 1: Introduction
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Table 1-1: Housing Element Requirements
Gov. Code
Chapter
Reference in
Housing Element
Housing Element Requirement(s)
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.

Chapter 1: Introduction
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Table 1-2: City of
Hollister 6`h Cycle RHNA by Income
Category
Income Category
RHNA
Percent of Area Median
Income (AMI)
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 AMl 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 Chapter 1: Introduction
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reviewed and amended as necessary to ensure internal consistency is maintained. The current 6th 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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Chapter 2: Policy Plan

6t" 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 on 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 H using and "d.'eighborhoods
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 RDAs, 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 at a variety of economic levels, integrated into projects and dispersed throughout the community.

Address Infrastructure Needs to Meet the City's Regional Housing Needs Allocatii•n 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 : 1.1: 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, beginning in June 2026. 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.

Geographic Target: Citywide
Timeframe: First Housing Element evaluation review to be completed by June 2026; 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 2027; Housing Element review workshop to be held by December 2026 and with every Housing Element evaluation thereafter.

Responsible Agency: Planning Division
Funding Source: General Fund; CDBG
Policy ction 1.2: Managed Growth That Meets Region al Housing Needs Determinations In 2012, the City's Measure U Growth Management Ordinance (Section 16.64 of the Municipal Code) expired. The City does not enforce Measure U as of its expiration in 2021. Measure U previously allowed up to 254 residential dwelling units per year. Throughout the 5th Planning Cycle, the City has been working on establishing steps to repeal the existing, unenforced, Growth Management Ordinance. The City will repeal Measure U from the Municipal Code.

Actions:
• Repeal Measure U from the City's Municipal Code.

Geographic Target: Citywide
Timeframe: January 2026
Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action H1.3: 6th CycleRHNA 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 a minimum of 30 and up to 65 dwelling units per acre for a potential to accommodate 193 very low -/low-income units, 198 moderate - income units, and 578 above moderate -income units.
• High Density Residential — Rezone of 44 acres to allow a minimum of 30 and up to 65 dwelling units per acre for a potential to accommodate 657 very low -/low-income units, 408 moderate - income units, and 1,201 above moderate -income units.
• Mixed -Use — Rezone of 26 acres to allow a minimum of 30 and up to 65 dwelling units per acre for a potential to accommodate 455 very low -/low-income units, 236 moderate -income units, and 707 above moderate -income units.
• West Gateway Mixed -Use — Rezone of 19 acres to allow a minimum of 30 and up to 65 dwelling units per acre for a potential to accommodate 173 very low -/low-income units, 177 moderate units, and 521 above moderate units.
• Downtown Commercial and Mixed -Use — Rezone of 9 acres to allow a minimum of 30 and up to 125 dwelling units per acre for a potential to accommodate 154 very low -/low-income units, 151 moderate -income units, and 450 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. If the City determines that minimum densities pose a constraint to development, the City will consider a discretionary process allowing lower minimum densities to address potential constraints.

Should a project be approved on sites with a lower density than that identified in the 6th 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. • Establish appropriate development standards that facilitate achieving maximum densities for each new rezone without density bonuses, incentives, or concessions.

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• Monitor housing development as part of the Annual Progress Reports (APRs), and if needed, identify additional sites within 180 days, or consider a discretionary process allowing lower minimum densities to address potential constraints.
• The City will rezone adequate sites to address the shortfall or unaccommodated housing need with the following standards, pursuant to Government Code section 65583, subdivision (c)(1) and 65583.2, subdivisions (h) and (i):
o Accommodate a minimum of 16 units per site;
■ Require a minimum density of 20 units per acre; and
■ At least 50 percent of the lower -income need must be accommodated on sites designated for residential use only or on sites zoned for mixed -uses that accommodate all of the very low and low-income housing need, if those sites: allow 100 percent residential use, and
o Require residential use occupy 50 percent of the total floor area of a mixed -use project. o Permit owner -occupied and rental multifamily uses by -right for developments in which 20 percent or more of the units are affordable to lower income households. By -right means local government review must not require a conditional use permit, planned unit development permit, or other discretionary review or approval.

Geographic Target: Strategic rezone areas identified above.

Timeframe: Adopt rezones and development standards by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy ction y -Right Requirement for Ott' and 5th Cycle Sites Pursuant to Government Code section 65583.2(c), the City will 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.

Actions:
• Allow by -right development for qualifying sites pursuant to Government Code section 65583.2(c) concurrent with Housing Element adoption.

Geographic Target: Citywide
Timeframe: Upon adoption of the 6th Cycle Housing Element.

Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action N1.S: 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.

Geographic Target: Citywide
Timeframe: Establish and implement by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy : ction d,1.6: 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.

The City of Hollister will establish and adopt procedures to grant priority water and sewer service to developments with units affordable to lower -income households per Government Code § 65589.7.

Actions:
• Comply with requirements of State law associated with provision of Housing Element to water and sewer providers.
• The City of Hollister will establish and adopt procedures to grant priority water and sewer service to developments with units affordable to lower -income households per Government Code § 65589.7 by June2026.

Timeframe: Immediately upon adoption of the 6th Cycle Housing Element and any subsequent amendments; Establish and adopt procedures to grant priority water and sewer service to developments with units affordable to lower -income households per Government Code § 65589.7 by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action W1.2: Monitoring, Evofuoti n, 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.

Geographic Target: Citywide with an emphasis on 6th Cycle Housing Element identified Candidate Sites.

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
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Housing Goal H2
Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and communities.

Policy Action : 2.1:: Objective Design Standards
Review proposed 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 should be adopted by June 2026.

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.

Geographic Target: Guidelines for all zones within the City, and design guidelines within identified special planning areas.

Timeframe: Adopt Objective Design Standards by March 2026; Adopt amendments to the design review procedures by March 2026; Promote new standards and procedures annually and to prospective applicants.

Responsible Agency: Planning Division
Funding Source: General Fund; CDBG; REAP 2.0
Policy ction ! 2.2: Resource Co/"servation
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.

Geographic Target: Citywide
Timeframe: On a project -by -project basis; Ongoing.

Responsible Agency: Building and Planning Division
Funding Source: General Fund
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Policy Action 1-12.3: 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.

Geographic Target: Citywide
Timeframe: On a project -by -project basis; Ongoing.

Responsible Agency: Building and Planning Division
Funding Source: General Fund
Policy Action : 2.4: aintenance and anagament 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. • Annually apply for grants to fund the rehabilitation loan program.Prioritize rehabiltation loans in subareas generating the highest volume of substandard housing cases. •
Geographic Target: Target rehabilitation loan funding on areas of highest need.

Timeframe: On a project -by -project basis; Annually apply for grants to fund the rehabilitation loan program.

Responsible Agency: Building and Planning Division
Funding Source: General Fund
Housing Goal H3
Use land efficiently to encourage a diversity of housing types and to implement "smart" and sustainability development principles.

Policy Act 1 n 3.1. Variety of ousing 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.

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• Implement zoning amendments for manufactured homes through the City's large-scale zoning amendments and General Plan update to allow in all zones where single-family housing is allowed. • Implement zoning amendments for mobile home parks through the the City's large-scale zoning amendments to identify zoning and development standards that encourage and facilitate mobile home parks.

Geographic Target: Citywide with an emphasis on affordable housing development in higher resource and income areas and housing close to jobs and transit.

Timeframe: Adopt zoning amendments and General Plan updates by June 2026.

Responsible Agency: Building and Planning Division
Funding Source: General Fund
Policy c H3.2: aintain adequate causing 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.

Geographic Target: Citywide with an emphasis on 6th Cycle Housing Element identified Candidate Sites.

Timeframe: Establish monitoring program by June 2026; 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 ction ! 3.3: User Fees (Building, Impact a rd 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 City will also establish a reduction or waiver of permit processing fees for affordable and other special needs housing projects.

The City is currently analyzing its existing user fees to determine if an adjustment is required. The findings of the analysis will guide City's updated user fees.

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Actions:
• Review impact and planning fees.
• Consider amending the way traffic fees are calculated. City will consider transitioning to a calculation based on a square foot basis instead of per unit basis to tighten connection to the impact.

Geographic Target: Citywide
Timeframe: Annual Assessment of Permitting Fees, Updated Fees as Appropriate; Establish a Fee Waiver Program by August 2026.

Responsible Agency: Planning, Building, and Finance Divisions and Engineering Department Funding Source: General Fund
Policy : ction d, 3.4: Accessory Dwelling U it (AD Us)
The City will work to facilitate the development of accessory dwelling units (ADUs) and create a plan by 2026 that incentivizes and promotes the development of ADUs to be offered at affordable rents. Although the City Municipal Code does not allow ADUs in the R4-20 zone, the City is processing ADU applications in consistency with State law. 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.
• Revise the City's Municipal Code to allow to permit ADUs in all zones that allow residential uses and on lots where there are two existing units on the lot. • Goal of facilitating the development of at least 167 ADUs during the 6t'' Cycle Planning Period.

Geographic Target: Citywide with an emphasis of ADU development in relatively higher -income areas to provide greater affordable housing choice in the City.

Timeframe: Create and Implement ADU Plan by August 2026; Update neccesary code sections as needed by August 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action I -I3.5 A and Sites Inventory onitoring 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 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.
• Monitor the progress of pending projects, ADU projections, and development on candidate housing sites identified in Appendix F every other year and 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.

Geographic Target: Citywide with an emphasis of ADU development in relatively higher -income areas to provide greater affordable housing choice in the City.

Timeframe: Establish a Monitoring Program by June 2026; adopt findings with each City -approval for residential projects on a Housing Element site; monitor the progress of pending projects, ADU projections, and development on candidate housing sites identified in Appendix F every other year and through the APR.

Responsible Agency: Planning Division
Funding Source: General Fund
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Policy Action H3.6: Update Density bonus Grdinance
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.

Actions:
• Update the Density Bonus Ordinance in compliance with State law requirements. • Goal of faciltating the development of at least two density bonus projects per year during the planning period.

Geographic Target: Citywide with an emphasis on affordable development in relatively higher -income areas to provide greater affordable housing choice in the City.

Timeframe:Adopted October 2025; Review annually and update as necessary.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H3.7: Review of E "tle►nent Processes
The City understands that overly restrictive development standards and burdensome entitlement processes can pose a barrier to future residential development. In order to ensure that such conditions do not pose a local barrier to future housing production, the City will continuously examine its residential development standards and entitlement processes during the 6th Cycle Planning Period to ensure their reasonableness and effectiveness in support of future residential development. The City will review findings of approval and remove subjective language in order to increase approval certainty.

The City has not experienced any project -specific challenges that indicate the City's approval findings are a constraint, and continues to receive and approve projects that meet the City's requirements. While approval findings have not been identified as a constraint, the City commits to specifically review and revise its Site and Architectural Review approval findings to remove potentially subjective language.

Actions:
• Remove subjective language from Site and Architectural Review findings of approval by June 2026.

Geographic Target: Citywide
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Timeframe: By June 2026; Review annually and update as necessary.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy n H3.8: Remove Development Constraints
The City will review the Hollister Municipal Code to identify standards and requirements that may constrain the development of housing. Specifically, the City will review requirements such as, but not limited to, minimum lot size, lot coverage, setbacks, parking requirements, and height restrictions, to ensure the standards do not impede residential development. The City will analyze land use controls independently and cumulatively with other land use controls. The City will continue to provide streamlined processing for eligible affordable housing projects.

Actions:
• Review residential development standards for potential constraints to the development of new units, particularly affordable units, and amend Hollister Municipal Code as appropriate.

Geographic Target: Citywide
Timeframe: Review development standards every two years and amend Municipal Code within one year if constraints are identified.

Responsible Agency: Planning Division
Funding Source: General Fund
Housing Goal H4
Develop affordable housing opportunities.

Policy ction ! 4m;1: Inclusionary Housin Policy
The City will develop a variety of policy prescriptions that will encourage and facilitate the construction of below market -rate housing. The City investigated 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 assessed and analyzed 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 determined the appropriateness and application of inclusionary policies, and adopted policies, programs and regulations that will produce housing opportunities affordable to very low-, low-, and moderate -income households. The City will hold public hearings and consider all public comments, including the home building community, as part of the development and adoption of its final inclusionary policy requirements. The City considered public comments to mitigate constraints on development through the adoption of a final inclusionary policy.

The final inclusionary policy contains additional detail and addresses 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.

When allocating City -controlled housing funds or providing local assistance to housing developments, the City shall prioritize projects that expand access to opportunity and promote housing mobility.

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Actions:
• Explore and evaluate inclusionary options
• Adopt an inclusionary Ordinance if feasible
• Goal of facilitating the development of at least 150 inclusionary units during the planning period.

Geographic Target: Citywide
Timeframe: Adopted in August 2024.

Responsible Agency: Planning Division
Funding Source: General Fund, SB 2 Planning Grant
Policy : ction d,4e2: Presw°rvation of At -Risk !its
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.
• Provide tenant education and assistance through a variety of methods including, but not limited to, informational material online and in -person at City offices, annual workshops or informational 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
Geographic Target: Areas with units at risk of converting to market rate.

Timeframe: Develop monitoring program by December 2026; Review annually; Outreach to begin by January 2027; Annually seek funding opportunities; 2023-2031.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
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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 CaIHOME, 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 to preserve units at -risk units and facilitate the development of at least 1,524 very low- and low-income units and 826 moderate -income units.

Actions:
• The City will monitor funding opportunities on an annual basis and apply for funding as opportunities arise. Goal of applying to at least one grant/fund per year. • Implement a plan to expand funding resources when funding is secured.

Geographic Target: Citywide with an emphasis of affordable development in relatively higher -income areas to provide greater affordable housing choice in the City.

Timeframe: The City will monitor funding opportunities on an annual basis and apply for funding as opportunities arise; Ongoing.

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, which lead to the displacement of households as funding resources permit.

Actions:
• Adopt "Right -to -Return and Temporary Relocation" standards for all City -assisted rehab/redevelopment by December 2026.
• Serve 20+ households with relocation/legal navigation during the planning period, as funding allows.

Geographic Target: Citywide
Timeframe: December 2026, Ongoing, Annual Review of Assistance to Displaced Persons.

Responsible Agency: Building and Housing Divisions
Funding Source: General Fund
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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 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.

Geographic Target: Citywide
Timeframe: Adopt program by June 2026.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy c H4.6: Lot Consolidation incentives
Given the nature of parcels within the Downtown Mixed -Use area, the City will continue to promote and encourage the consolidation of small lots with adjacent lots to provide opportunities for housing. The City requires a Lot Line Adjustment, which can consolidate four or fewer lots without the need for a public hearing or any discretionary action. The existing lot consolidation process is already a ministerial processing procedure for projects which are consistent with the zoning requirements for the zone in which the property(s) is/are situated. Lot line adjustments are an administrative process. Applications are reasonable in price and have a relatively short processing time (60 days). This program will be advertised to small lot properties identified in the Housing Element and related incentives will be considered to promote the development of housing.

Actions:
• Develop a lot consolidation program to promote, incentivize, and support the consolidation of small residential lots into larger lots to accommodate higher -density development. • The City shall conduct outreach to property owners of housing opportunity sites to identify meaningful incentives to facilitate lot consolidation and redevelopment. Based on this feedback, within two years of Housing Element adoption, the City will revise the Lot Consolidation Ordinance to update incentives, as necessary, which may include:
o Increased density on consolidated parcels;
o Flexible development standards such as reduced setbacks, increased lot coverage, increased heights, reduced parking;
o Reduced fees ; and/or
o Streamlined permit processing.
• Goal of facilitating at least 500 units citywide through lot consolidations.

Geographic Target: Areas in the City with small lots and the Downtown Mixed -Use area.

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Timeframe: Conduct outreach to property owners of housing opportunity sites to identify meaningful incentives to facilitate lot consolidation and redevelopment by June 2026; Based on property owner feedback, revise the Lot Consolidation Ordinance to update incentives by December 2026.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy a ction H4.7: AntipDisplcrcement Toolkit
In combination with programs included in this Housing Element, the City shall adopt a multi -pronged anti - displacement strategy to work to relieve displacement pressures caused by the increasing income gap and increasing housing costs in the City and common across the state. The strategy shall include measures that encourage affordable housing production, work to preserve existing affordable housing, and protect current residents from displacement in rapidly changing portions of the City where cost burdens coincide with poverty rates, overcrowding, and a predominant population of Hispanic residents. The City will examine the feasibility of the following strategies, and commit to adopting at least two or more of the following, as funding allows:

Actions:
• Adopt "Right -to -Return & Temporary Relocation" standards for City -assisted rehab/redevelopment by December 2026.
• Annually apply for funding to subsidize/acquire/preserve all units at -risk of converting to market rate during the 6th Cycle planning period.
• Increase multi -family residential and mixed -use opportunities throughout the City beyond capacity to meet the RHNA. Allow duplexes, triplexes, and multiple ADUs in lower density, higher resource areas.
• Establish partnership with Home Match Monterey to support and promote housing sharing services. Create partnerships with the Housing Authority of the County of Santa Cruz to support acquisition of affordable units at -risk of conversion to market rate. • Identify a code enforcement specialist on staff to provide technical assistance and information to property owners of lower income units to address code enforcement issues. • Anually seek funding to support rehabilitation of substandard multi -family units and restrict conversion of existing units occupied by lower -income households to short term rentals. • Partner with nonprofits that serve underserved residents within the City to share information on fair housing and tenant rights.

Geographic Target: Citywide, with focus on lower-income/high-risk areas and mobilehome parks.

Timeframe: Adopt an antidisplacement strategy by December 2026.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
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Housing Goal 115
Provide housing for special needs populations.
policy Action H5.1: Special Needs Groups, includir g 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. Coordinate with at least two afforable housing developers annually to discuss development opportunities in the City. • Identify and pursue development opportunities, at least every other year. • Goal of facilitating the development of at least 100 units for special needs households during the plannng period.

Geographic Target: Citywide with an emphasis on special needs housing development in higher resource and income areas and housing close to jobs and transit.

Timeframe: Ongoing; As funding becomes available; Coordinate with at least two afforable housing developers annually to discuss development opportunities in the City; Identify and pursue development opportunities, at least every other year.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
Policy Act i: n H5.2: Agric dltural 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.
• Adopt a zoning ordinance amendment to grant streamlined approvals for eligible housing developments, consistent with Health and Safety Code Section 17021.8.

Geographic Target: Citywide
Timeframe: Amend Zoning Ordinance by June 2026.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
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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.

In compliance with Government Code Section 65583, the City shall provide reasonable accommodations for persons with disabilities. To ensure reasonable accommodation procedures are consistent with state law, the City will review the conditions of approval for reasonable accommodation and revise them where 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.

Geographic Target: Citywide
Timeframe: Adopt amendments by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy ction H5m4: Equal Housing Op ortunity
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 6th Planning Period to address each contributing factor. Each contributing factor is grouped into two Chapter 2: Policy Plan
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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.

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 connected 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.

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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.

Contributing
Factor
Housing Mobility
Table 2-1: Fair Housing Actions
Priority and Geographic
Commitments Timeframe Target Metrics
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 June
2027. Potential
programs will be
presented to Planning
Commission and City
Council by December
2026 with the intent
of adopting one or
more programs by
June 2027.

City-wide with
emphasis on
increasing
transportation
options and
improving
access to
sustainable
transportation
methods in
lower -income
and lower
opportunity
areas.

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 December 2026.

City-wide and
low -scoring
areas.

Apply for funding
annually; Align the
City's Capital
Improvement Plan
with Housing
Element priorities
by June 2027.

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
Medium
Adopt an updated
Safety Element, which
identifies natural
hazards which pose as
environmental
constraints to
City-wide
Report findings on
potential natural
hazards. Adopt the
Safety Element
every planning
period.

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Table
2-1: Fair Housing Actions
Contributing
Factor
Commitments
Priority and
Timeframe
Geographic
Target
Metrics
upon each revision of
the Housing Element.
development of
housing in the City.

The City Council shall
adopt amendments to
the Safety Element in
accordance with SB
1035 by December
2026.

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. Webpage
by December 2026.

City Hall
Regularly update
the website with
new programs.

2. Monitor Inclusionary
Housing Ordinance
progress/effectiveness
and update, as
necessary, to increase
housing mobility in
Hollister. An increase
of affordable units
may prevent
displacement and may
reduce pressures in
areas at risk of
displacement.

High
City adopted the
Inclusionary Housing
Ordinance (IHO) in
2024. The City will
continue monitoring
development progress
and will annually
evaluate the IHO to
determine if updates
are necessary to
increase housing
mobility.

Citywide with
an emphasis
on affordable
housing
development
in relatively
higher -income
areas.

Goal of facilitating
the development of
at least 150
inclusionary units
during the planning
period.

3. •
The City will
encourage
development of
housing for lower-
income households
through a variety of
activities that include:

Reach out to
affordable housing
developers annually
High
The City will outreach
to affordable Housing
Developers at least
once annually to
discuss potential
affordable housing
projects and how the
City can assist or
Citywide with
an emphasis
on affordable
housing
development
in relatively
higher -income
areas.

Goal of facilitating
the development of
at least 100
affordable units
through direct
affordable housing
developer outreach
during the planning
period.

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Table
2-1: Fair Housing Actions
Contributing
Factor
Commitments
Priority and
Timeframe
Geographic
Target
Metrics
•
•
•
•
to evaluate potential
development
proposals.

Reduce development
fees (partially using
IHO in -lieu fees, if
necessary and as
available).

Provide priority
processing.

Assist applicants with
identifying grant and
funding opportunities.

Provide technical
assistance to the
extent possible.
facilitate
development.

An increase of
affordable units may
prevent displacement
and may reduce
pressures in areas at
risk of displacement.

4. The City shall seek
State and Federal
funding and support
funding applications
for housing
construction and
rehabilitation targeted
for special needs
households, as staff
resources allow.

High
The City will seek and
apply for funding
annually, ongoing, and
on an as -needed basis.

Citywide with
an emphasis
on affordable
housing
development
in relatively
higher -income
areas.

Goal of facilitating
the development or
assistance of at
least 100 special
needs housing units
during the planning
period, as staff and
financial resources
allow.

5. Work with the
Housing Authority of
Santa Cruz to increase
voucher participation
by 10% during the 6th
Cycle planning period.

Greater voucher
participation in the
City may prevent
displacement and may
reduce pressures in
areas at risk of
displacement.

Medium
Outreach to at least 5
property owners
yearly to increase
voucher participation
by 10% during the 6th
Cycle planning period.

Target
voucher
participation
in higher
income and
opportunity
areas;
citywide.

Goal of increasing
voucher
participation by
10% during the 6th
Cycle planning
period.

6. Consider a formal
policy for expedited
review and/or
permitting of
Medium
The City will evaluate
a formal policy to
provide expedited
Citywide with
an emphasis
on affordable
housing
Goal of facilitating
the development of
at least 20% of the
City's lower income
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Table
2-1: Fair Housing Actions
Contributing
Factor
Commitments
Priority and
Timeframe
Geographic
Target
Metrics
affordable housing
developments and
housing for special
needs populations
(i.e., seniors, people
experiencing
homelessness, people
living with disabilities,
single female -headed
households, large
families, and
extremely low-, very
low-, low-, and
moderate -income
households).
review and/or
permitting of
applicants proposing
at least 30%
affordable units. Staff
will present their
findings and
recommendations to
the Planning
Commission and City
Council by December
2026 with the intent
of adopting a formal
policy by June 2027, if
determined feasible.
development
in relatively
higher -income
areas.

RHNA through
expedited review
and/or permitting
during the planning
period.

7. Generate a list of
properties that
contain facilities
operated by faith-
based organizations
that can take
advantage of various
state law providing
incentives for the
development of
affordable housing.

Medium
Compile the list of
faith -based
organizations by
December 2026 and
outreach to them at
least once a year to
notify them of state
laws they can take
advantage of. The City
may facilitate
conversations
between faith -based
organizations and
affordable housing
developers interested
in developing on their
property.

Citywide with
an emphasis
on affordable
housing
development
in relatively
higher -income
areas.

Goal of facilitating
the development of
at least 100 lower
income units on
properties that
contain facilities
operated by faith -
based organizations
during the planning
period.

Lending
Discrimination

1. City or designated
contracted
organization to
collaborate with local
and regional
organizations to
review any housing
discrimination
complaints, assist in
dispute resolution,
and, where necessary,
Medium
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
City-wide with
targeted focus
on lower-
income areas
and areas of
the City
exhibiting
lower
opportunity
scores.

The City is to
implement the fair
housing actions and
programs
throughout the 6th
Planning Period to
address each
contributing factors
mentioned in
Chapter 2 Section 3.

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43 25D 1664

Contributing
Factor
Table
Commitments
refer complainants to
appropriate state or
federal agencies for
further investigation,
action, and resolution.
2-1: Fair Housing Actions
Priority and
Timeframe
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.

Geographic
Target
Metrics
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
annually.

City-wide
Host a minimum of
one annual meeting
with SBCOG/County
Express, publish a
route/stop memo
identifying one
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Table
2-1: Fair Housing Actions
Contributing
Factor
Commitments
Priority and
Timeframe
Geographic
Target
Metrics
actionable service
or stop siting
change benefiting
renter -overpayment
clusters east of
Downtown or
special -needs
projects, track
implementation
status in APR.

Community
Revitalization
and
Displacement

1. Align the City's Capital
Improvements with
Housing Element
priorities. The City
completed a city-wide
roadway
improvement
program in late 2024
which improved many
roads within areas of
relatively lower
incomes and higher
displacement risk. The
City will align Capital
Improvement
Program projects
towards community
amenities, parks,
community facilities,
recreation facilities,
active transportation,
infrastructure,
streetscape
improvements, safe
routes to school and
other community
development
activities.

Medium
Align the City's Capital
Improvement Plan
with Housing Element
priorities by June
2027. Target Capital
Improvements in
strategic areas of
need, with an
emphasis particularly
on areas of relatively
lower incomes and
higher displacement
risk. The City will
apply for funding
beyond the Capital
Improvement Plan to
implement place
based strategies in
areas of relatively
lower incomes and
higher displacement
risk.

City-wide with
an emphasis
on areas of
relatively
lower
incomes and
higher
displacement
risk.

Target at least one
Capital
Improvement
project in an area of
relatively lower
incomes or higher
displacement risk a
year. Target at least
one community
revitalization
project in an area of
relatively lower
incomes or higher
displacement risk a
year.

2. The City will prioritize
rehabilitation loan
funding to the existing
housing stock with the
most need for
rehabilitation and
Medium
The City will seek and
apply for funding
annually to increase
the amount of
City-wide with
an emphasis
on areas of
relatively
lower
incomes and
Goal of awarding 12
rehabilitation loans
to lower -income
households or
households in areas
of relatively lower
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Table 2-1: Fair Housing Actions
Contributing
Factor
Commitments
Priority and Geographic
Timeframe Target
Metrics
sanitary conditions as
well as in areas of
relatively lower
incomes and higher
displacement risk.
rehabilitation loans
the City can offer.
higher
displacement
risk.
incomes and higher
displacement risk.

Timeframe: Ongoing
Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund, CDBG Funds
olicy ction 5,5: Section 8 Tenant rrsed 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.

To expand housing choice and mobility, the City will partner with a qualified nonprofit housing counseling agency with experience in landlord engagement strategies that encourage participation in rental assistance programs and reduce perceived barriers to leasing to lower -income households.

Actions:
• Work with the Housing Authority of Santa Cruz to increase voucher participation by 10% during the 6th Cycle planning period.
• Outreach to at least 5 property owners yearly to increase voucher participation by 10% during the 6th Cycle planning period.
• Target voucher participation in higher income and opportunity areas. • Outreach to at least 5 owners per year prioritized in census tracts with more than 50 percent low - and moderate -income households and higher -resource areas to increase voucher participation by 10 percent citywide with at least 40 percent in these tracts. • Develop educational materials for landlords describing tenant -based rental assistance programs, fair housing requirements, and best practices for screening and leasing.

Explore non -financial incentives such as expedited inspections, or priority City assistance for participating landlords. Geographic Target: Citywide with an emphasis of voucher participation in higher income and opportunity areas.

Timeframe: Ongoing; Establish partnership with a qualified nonprofit housing counseling agency with experience in landlord engagement strategies by December 2026; Outreach to at least 5 property owners yearly, begining in June 2027; Annual Review and Coordination with Housing Authority of the County of Santa Cruz.

Responsible Agency: Housing Division
Funding Source: General Fund, CDBG
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Policy Action H5.6: Low- i arrier 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.

Geographic Target: Citywide
Timeframe: Review annually; Adopt and Implement by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy Action H5.7: Emergency, Transitional and Supportive ',Dousing 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 (2023) and update parking requirements in compliance with AB 139. 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 allow transitional and supportive housing by-rightin all zones that allow residential uses and only subject to requirements of other residential uses of the same type in the same zone consistent with State law.
• Amend the Municipal Code to ensure Emergency Shelters, Transitional and Supportive Housing are permitted in appropriate zones, consistent with State law. • Chapter 654, Statues of 2022 (AB 2339), now includes new requirements on how cities must plan for emergency shelters and ensure sufficient capacity for low-income housing. AB 2339 requires that zoning designations identified to allow emergency shelters as a permitted use without a conditional Chapter 2: Policy Plan
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use or other discretionary permit must allow other residential uses. This could include zones that allow mixed -uses that permit residential. AB 2339 allows jurisdictions to adopt proximity standards, provided that emergency shelters are not required to be more than 300 feet apart. The City will ensure the identified zone to permit emergency shelters has sufficient capacity to accommodate the need for emergency shelters. The identified zone to permit emergency shelters will be in proximity to transportation and services. The City will amend the Municipal Code to ensure compliance with all provisions of AB 139 and 2339, including definitions, zoning and all development standards, including spacing requirements.

Geographic Target: Citywide
Timeframe: Adopt amendment by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy : ction d,5.8: Housing for Pers©r:s ,n lth 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. At least once yearly.
• Seek State and Federal funding and support funding applications. Apply annually. • Establish regulatory incentives for projects proposing housing for persons with physical and developmental disabilities with the goal of developing at least 50 units for persons with physical and developmental disabilities.
• Amend the Municipal Code to remove regulations that isolate and regulate various types of housing for persons with disabilities based on the number of people and other factors that may pose a constraint on housing choice for persons with disabilities. • Amend the Municipal Code to allow uses meant to serve persons with disabilities without a conditional use permit in any residential zone, and only subject to requirements similar to other residential uses of the same type in the same zone. The City will establish permit procedures to facilitate approval of uses meant to serve persons with disabilities without a conditional use permit. In lieu of requiring a conditional use permit, requests for exceptions to permitting processes will be resolved through reasonable accommodation procedures instead of conditional use procedures.
• Goal of facilitating the development of at least 100 units for households with persons with developmental disabilities and other disabilities.

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Geographic Target: Citywide with an emphasis on special needs housing development in higher resource and income areas and housing close to jobs and transit.

Timeframe: Amend the Municipal Code to implement revisions by June 2026; Annually and establish incentives by January 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy ction H5.9: Single -Roo a Occupancy (5 O) 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. The City will establish objective SRO development standards and procedures to remove discretionary approval and facilitate development of SROs. The City will revise parking requirements to facilitate SRO development.

Actions:
• Collaborate with local organizations and agencies to discuss the needs of persons who previously experienced homelessness annually, beginning in June 2026. • Support and, when possible, fund local and regional efforts to address the housing needs of persons who previously experienced homelessness.
• The City will establish objective SRO development standards and procedures to remove discretionary approval and facilitate development of SROs. • The City will revise parking requirements to facilitate SRO development.

Geographic Target: Citywide with an emphasis on SRO development in higher resource and income areas and housing close to jobs and transit.

Timeframe: Amend the Municipal Code to establish objective SRO development standards and procedures to remove discretionary approval and facilitate development of SROs by June 2026; Revise parking requirements to facilitate SRO development by June 2026; Annually and support funding opportunities when possible.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy Acti: n S.10: Residential Care ","omes
The City will continue to enforce State requirements to include accessibility in housing and public facilities for persons with disabilities. Currently, Residential Care Homes serving six or fewer persons are permitted in all residential zones. Residential Care Homes serving seven or more persons are permitted in all residential zones via a conditional use permit. The City will review and make appropriate amendments to the Hollister Municipal Code for the following:

Actions:
• Amend the Municipal Code to allow Residential Care Homes serving seven or more persons without a conditional use permit in any residential zone, and only subject to requirements similar to other residential uses of the same type in the same zone. The City will establish permit procedures to facilitate approval of Residential Care Homes without a conditional use permit. In lieu of requiring a Chapter 2: Policy Plan
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conditional use permit, requests for exceptions to permitting processes will be resolved through reasonable accommodation procedures instead of conditional use procedures. • Amend the Municipal Code to remove regulations that isolate and regulate various types of housing for persons with disabilities based on the number of people and other factors that may pose a constraint on housing choice for persons with disabilities.

Geographic Target: Citywide
Timeframe: Amend the Municipal Code to remove regulations that isolate and regulate various types of housing for persons with disabilities based on the number of people and other factors that may pose a constraint on housing choice for persons with disabilities by June 2026.

Responsible Agency: Planning Division
Funding Source: General Fund
Policy : ction d, 5.11: Farmworker Housing and Outreach The agriculture industry plays a key role in the City's local economy and employs both permanent and seasonal farmworkers. Almost all farmworkers in the City earn lower incomes and experience similar difficulties to accessing affordable housing as extremely low-income households. While the City has established Housing Element programs to address the unique housing needs of extremely low-income households, the City understands that farmworker households experience unique housing needs that differ from other extremely low-income households.

To understand and address farmworker housing needs, the City will:
• Continue to seek partnerships and meet annually with farmworker groups, organizations serving or representing farmworker groups, community stakeholders, affordable housing developers, and agricultural employers to discuss and identify housing opportunities, including identifying potential sites suitable for new housing for farmworkers.
• Annually meet with farmworkers groups, organizations serving or representing farmworker groups, community stakeholders, affordable housing developers, and agricultural employers to discuss and identify housing opportunities to rehabilitate or preserve existing farmworker housing in the City.

Funding sources may include, but are not limited to HCD Joe Serna Jr. Farmworker Housing Program, USDA 514/516, HOME Funds.
• The City will prioritize rehabilitation loan funding to the existing housing stock with the most need for rehabilitation and sanitary conditions.
• Ongoing outreach to farmworkers to notify them of the availability of future, new, and existing affordable housing opportunities.
• Develop a resource guide that consolidates all of the housing services and resources available in the region that are specifically available to farmworkers. City to complete resource guide by December 2026. The resource guide will be posted at City Hall, City offices, heavily trafficked public areas, at City Pop -Up events, and any housing -related events. The resource guide will be available in English and Spanish.
• Explore incentives such as expedited permit processing, plan checks, and inspections to encourage and facilitate the development of farmworker housing in the City. Present incentive options to Planning Commission and City Council by December 2026.

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• Goal of facilitating the development of 10 farmworker housing units in higher income and opportunity areas and 20 units total throughout the City within the 6th Cycle planning period. • Annually research and pursue potential Federal, State and Regional funding sources for farmworker housing and make information publicly available on the City's website and during farmworker outreach.
• The City will coordinate with San Benito County quarterly to identify potential opportunities to assist in the development of farmworker housing within the City's sphere of influence.

Geographic Target: Citywide with an emphasis on SRO and farmworker housing development in higher resource and income areas and housing close to jobs and transit.

Timeframe: Timeframe included in each action item above.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund, HCD Joe Serna Jr. Farmworker Housing Program, USDA 514/516, HOME Funds
Policy c H5.12: Housing for Extre ely Lo w�v ,„ Very Low , and Low -Income Residents Assist developers in accessing City, County CDBG and HOME Funds, Federal, and State housing development programs and funds to undertake development, conservation, and improvement of housing for extremely low-, very low-, and low-income households.

Objectives:
• Meet with housing developers at least once annually to discuss available programs and funding sources to develop lower -income housing units.
• Provide technical assistance to affordable housing developers in the form of one-on-one meetings to review applications and potential projects with housing staff, share financing and funding resources, connect potential applications to other agencies or organizations with additional resources and assistance. Ongoing.
• Provide written support letters for funding applications from affordable housing developers. • Goal of developing at least 50 Tower income units beyond the City's RHNA. • Target development of lower income units in higher income and opportunity areas.

Geographic Target: Citywide with an emphasis on lower income housing development in higher resource and income areas and housing close to jobs and transit.

Timeframe: Annually meet with developers; On a case by case basis provide technical assistance and support funding applications.

Responsible Agency: Planning and Housing Divisions
Funding Source: General Fund
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Policy Action H5.1, : Housing obility Information Hub, Counseling, and Navigation The City will expand housing mobility by supporting housing counseling and navigation services that assist lower -income households, voucher holders, and other housing -constrained residents in identifying and accessing housing opportunities in a broader range of neighborhoods, including higher -resource and higher -opportunity areas.

To reduce informational barriers to housing choice and improve access to opportunity, the City will create and maintain a centralized "Housing Mobility Information Hub" that clearly outlines available housing options, assistance programs, and fair housing resources.

Actions:
• Partner with a qualified nonprofit housing counseling agency to provide housing mobility counseling, including assistance with housing search, application preparation, understanding tenant screening criteria, and navigating landlord requirements. • Develop and distribute housing mobility materials that explain neighborhood amenities, schools, transportation access, and fair housing rights.
• Provide referrals to legal aid and tenant counseling organizations when households encounter barriers related to screening, credit history, or discrimination. • Develop a dedicated webpage on the City's website that consolidates information on affordable housing developments, rental assistance programs, housing counseling resources, fair housing protections, and reasonable accommodation procedures.
• Include plain -language guidance on how residents can search for housing citywide, including in higher -resource neighborhoods, and how to apply for available housing assistance programs. • Ensure information is accessible, easy to navigate, and available in multiple languages commonly spoken in the City.
• Review and update the webpage at least annually to ensure information remains current.

Geographic Target: Citywide, with emphasis on facilitating access to housing opportunities in higher resource and higher -income areas.

Timeframe: Establish partnerships and launch services by December 2026, ongoing thereafter; Launch webpage by December 2026 and review and update annually.

Responsible Agency: Housing Division; Planning Division Funding Source: General Fund, CDBG, potential State housing counseling grants Policy Actio H5.14: Integratio
Programs
The City will explicitly incorporate housing mobility objectives into the implementation of existing Housing Element Policy Action programs to expand access to higher -resource and higher -opportunity neighborhoods without creating new standalone programs. using Mobility Objectives I4 to ExisiM!g Housing
To expand housing mobility and access to opportunity, the City will incorporate opportunity -based considerations into its review, support, and recommendation of housing proposals, encouraging the Chapter 2: Policy Plan
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development of affordable and special -needs housing in a broader range of neighborhoods, including higher -resource and higher -opportunity areas.

Actions:
• Incorporate housing mobility considerations into the administration or implementation of existing Housing Element Policy Action programs such as ADU promotion, inclusionary housing implementation, density bonus utilization, and affordable housing developer outreach. • Encourage the geographic dispersion of affordable housing opportunities by supporting development in a variety of neighborhoods, including areas with greater access to schools, employment, transportation, and amenities.
• Document how existing housing programs contribute to housing mobility outcomes as part of Annual Progress Reports and other Housing Element monitoring activities. • Adjust program implementation approaches, as feasible, to reduce barriers and enhance access to opportunity for lower -income households.
• Encourage the geographic dispersion of affordable housing by supporting housing proposals in a variety of neighborhoods and avoiding undue concentration of assisted housing in any single area. • When providing City support, assistance, or coordination for housing development, such as technical assistance, letters of support, funding applications, or expedited processing where available, the City may give preference to projects that are located near schools, employment centers, transit, parks, and other community amenities.

Geographic Target: Citywide, with emphasis on facilitating access to housing opportunities in higher resource and higher -income areas.

Timeframe: Begin integration upon adoption of the Housing Element; Ongoing.

Responsible Agency: Housing Division; Planning Division Funding Source: General Fund, CDBG, potential State housing counseling grants Chapter 2: Policy Plan
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C. Quantified Objectives
Objectives
RHNA
Table 2-2: 6th
Very Low-
/Low-*
1,524
Cycle Quantified Objectives
Units by Income Category
Moderate-
826
Above
Moderate-
1,183
Total Units
4,163
Total Rezones Potential
1,413
1,172
3,458
6,043
Projected ADU Construction
100
50 17
167
Pipeline Projects
175
5 1,555
1,735
Existing Residential Zones
67 52
87 206
Existing Mixed -Use Zones
47 29
137
213
Conservation and Preservation
Home Repair/Rehabilitation
12 0
0 12
At -Risk Housing Units
30 0
0 30
* The Very Low -Income (VLI) category includes Extremely Low -Income (ELI) households (<30% AMI) and accounts for half of the total VLI RHNA. The total ELI RHNA is 423 units.

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Appendix A: Review of Past Performance

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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 6th 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 Appendix A: Review of Past Performance
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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 Antafio
Jovenes de Antano 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.

Appendix A: Review of Past Performance
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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.

6. Farmworkers
Appendix B describes farmworkers and special housing considerations for permanent or seasonal agricultural laborers. In 2021, the ACS recorded 891 people employed in agriculture, forestry, fishing and hunting, and mining in Hollister. Due to the nature of agricultural work, affordable and available housing in proximity to farms can help meet the unique housing needs of farmworkers.

The State has enacted several Assembly Bills aimed at expediting the approval process for farmworker housing projects and making them eligible for various funding sources. Recent Assembly Bills include, but are not limited to, AB 1783 and AB 1439. Farmworker households may also benefit from many of the services and resources described above in the section analyzing persons experiencing homelessness.

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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
Objective
Evaluation and Status
for Sixth Cycle
Goals and Programs
Program Accomplishments for 2022
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.

Ongoing.

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
Ongoing.

The City maintains partnerships
with CHISPA, CSDC, and other
local developers to identify
opportunities for affordable
housing development.

Appendix A: Review of Past Performance
Pag® if 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
and land use issues, policies, and
programs.
developers, community organizations, and
members of the public to address small- and
large-scale housing issues in the community.

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
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.

Ongoing.

The City no longer maintains a
growth management program.

However, the City provides
opportunity for flexible
development standards through
the Planned Development
Process.

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
Ongoing.

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
Appendix A: Review of Past Performance
Pageg9E6gEof 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
Improvement Programs annually to expand and
improve necessary infrastructure.

On February 21, 2017 the City Council approved
Resolution 2017-42 adopting a sanitary sewer
management plan.
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
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
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
Ongoing.

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
Disseminate fair housing
information [H.II]
Appendix A: Review of Past Performance
Pageg9E669cif 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
factors, consistent with the Fair
Housing Act.
and agencies to individuals and families in need
of them.

The City has continued to publish information
on their websites, City hall, and outreach to the
community.
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.

H1.6: 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.

Implement monitoring
systems [H.BB]
The City prepares and submits an Annual
Progress Report to the Department of Housing
and Community Development annually to
report on the implementation of the policies
and programs within the Housing Element.

Ongoing.

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
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.

Update the Housing Element
regularly [H.Y]
Conduct an annual Housing
Element review [H.Y]
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
Appendix A: Review of Past Performance
Pagg .mf 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
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,
procedures, and standard to clarify, streamline,
and expedite project review.

Ongoing.

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
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.

Appendix A: Review of Past Performance
Pagg€845.1of 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
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.

Ongoing.

The City of Hollister is in the
process of preparing a
comprehensive General Plan
Update through the year 2040.

This update will include identified
special planning areas and the
design review.

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
c) "Sense of Place"
d) Visual Impact of Parking
and Garages
e) Quality Building Materials
Adopt criteria for use in
design review and refine the
design review process [NJ]
The policy is generally the same as 5th Cycle
Policy H2.1, and the status is the same.

Modified.

The City of Hollister is in the
process of preparing a
comprehensive General Plan
Update through the year 2040.

This update will include identified
special planning areas and the
design review.

Please refer to 5th Cycle Policy
Action H2.1 as it relates to
refining the design review
process.

H2.4: Resource Conservation:

Promote development and
construction standards that provide
resource conservation by
encouraging housing types and
designs that use cost-effective
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.

Ongoing.

The City has continued
cooperation with the Association
of Monterey Bay Area
Governments (AMBAG) and
Appendix A: Review of Past Performance
Pag€B.Df 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
energy conservation measures and
fewer resources (water, electricity,
etc.) and therefore cost less to
operate over time, supporting long
term housing affordability.

Apply Title 24 requirements
[H.I]
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.

PG&E for energy conservation
programs.

The City continues to require that
all new development comply
with energy conservation
requirements of Title 24.

Policy Action H2.2 of the 6th Cycle
Housing Element continues to
support and incentivize energy -
efficient housing development
within the City.

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.

Ongoing.

All residential development is
required to implement solar
technology under the current
California Building Code.

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%
Encourage "green" building
standards and processes
Appendix A: Review of Past Performance
Pagg€a3Df 1664

Table A-5: 5th Cycle Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
renewable energy program, and
plans to provide 100% renewable
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.

Ongoing.

The City continues to ensure
compliance with health and
safety building standards and
provide information on
rehabilitation loan programs for
use by qualifying property
owners with health and safety
violations.

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
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.

Ongoing.

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
Implement zoning
amendments for
manufactured homes [H.K]
Appendix A: Review of Past Performance
Pagg€B.4Df 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
living and supportive housing, and
other housing types.
production, and clarify
procedures and requirements.

This is reflected in Policy Action
H3.1.

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
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.

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.

Ongoing.

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
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
Completed.

This policy is not proposed to be
directly implemented within the
6`h 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
Appendix A: Review of Past Performance
Pagg€849.sDf 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
density requirements as proposed by the
general plan, zoning, and housing elements.
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]
2016-2017
Ongoing.

The City updates its impact fees
annually. In addition, the City has
adopted impact fees on a scale
for multifamily development,
encouraging smaller unit types
which are more affordable.

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.

Resolution 2016-46 was adopted by the City
Council on April 4, 2016, and Resolution 2017-
234 was adopted on September 18, 2017, both
of which amended the City's traffic impact fees.
2018
In 2018, the City of Hollister City Council
adopted revisions to the existing impact fee list.
2019
May of 2019 the City Council adopted
Resolution 2019-113 approving an update to
the public facility impact fees for jail/juvenile
hall, library, park construction, storm drainage,
water facilities, and new fees for city hall/city
yard.

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.

H3.5: Employee Housing:

Encourage employers developing
large projects (100+ employees) to
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.

Ongoing.

This policy has been updated to
address new agricultural and
employee housing state laws.

Appendix A: Review of Past Performance
Pagg -0.®f 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
provide housing opportunities for
their employee's onsite or offsite.

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
appropriate incentives. Consistent
with State housing law, exempt
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
a straightforward application for ADUs and
Junior ADUs for homeowners to use.

Completed.

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
programs to develop additional
Amend Zoning Ordinance to
allow second units in R3, R4,
and Mixed -Use zones where
lot consolidation is not
possible a lot is less than
8,000 square feet [H.E]
Appendix A: Review of Past Performance
Page1if 1664

Table A-5: 5th Cycle Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
second dwelling units from area
density calculations.

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.

Completed.

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.0 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.

Ongoing.

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.

Appendix A: Review of Past Performance
Pages.aEof 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
The City of Hollister was
awarded SB 2 Planning Grant
funding, part of which was
allocated to the creation of
an Inclusionary Housing
Program.

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
through government subsidy
programs, incentives and deed
restrictions will remain affordable,
and intervene when necessary to
help preserve such housing.

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
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.

Ongoing.

Pursuant of State and Federal
funds to keep units affordable, as
well as continually engage
property owners to take
advantage of deferred loan
programs for rehabilitation,
mortgage refinancing, and
acquisition.

Policy Action H4.2 includes
actions to protect existing
affordable housing units with
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
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.

Ongoing.

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.

Appendix A: Review of Past Performance
Pagge39Df 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
allowed when projects provide a
defined percentage of units
affordable to low and moderate
income households.

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.

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.

Ongoing.

The program was effective in
securing public funds. The City
was awarded the SB 2 Planning
Grant fund and the City has
funded for 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.

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
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
Ongoing.

Pursuant of State and Federal
funds to keep units affordable, as
well as continually engage
property owners to take
advantage of deferred loan
programs for rehabilitation,
Appendix A: Review of Past Performance
Pag€8,474mf 1664

Table A-5: 5th Cycle Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
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.
on new affordable units to ensure they remain
affordable and intervenes when necessary to
protect affordable units from being lost.
mortgage refinancing, and
acquisition.

This is reflected in Policy Action
H4.2, to protect and preserve "at -
risk" units.

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.

Completed.

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 HS. 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,
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
Ongoing.

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
Appendix A: Review of Past Performance
Pagg€8,47-nf 1664

Table A-5: 5th Cycle
Program Accomplishments
Goals and Programs
Objective
Program Accomplishments for 2022
Evaluation and Status
for Sixth Cycle
including the needs of seniors,
people with disabilities, farm
workers, the homeless, people with
HIV/AIDS and other illnesses, people
in need of mental health care, single
parent families, large families, and
other persons identified as having
special housing needs.
providing services and special needs housing
opportunities to the community.
community partnerships in
support of special needs housing;
and require the implementation
or update of programs related to
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.

Ongoing.

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.

Appendix A: Review of Past Performance
Paggcadrif 1664

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
H.A: Implement development impact fees and planning
fees that encourage the construction of units affordable to lower income households.

Housing
Objective
Encourage the construction of
units affordable to lower income
households.

Program Progress Report
Status of Program Implementation
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
higher density affordable infill
The City requires lot consolidation on projects which
include multiple contiguous properties proposed for
development. The City discourages subdivision of
Appendix A: Review of Past Performance
Pagg€8,4713Df 1664

Table
Program Description
A-7: Program Implementation Status
Housing
Objective
housing projects in the City of
Hollister, with a focus on
properties in the multifamily
zoning districts.

Program Progress Report
Status of Program Implementation
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
within the water system to meet
housing needs.

Ongoing.

Appendix A: Review of Past Performance
Pagcak$cf 1664

Table
Program Description
H.J: Develop a Program to Incentivize Solar Technology in Affordable and Market Rate Housing
A-7: Program Implementation Status
Housing
Objective
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.

Program Progress Report
Status of Program Implementation
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.

Appendix A: Review of Past Performance
Paggcak3spf 1664

Table
Program Description
H.P: Inclusionary Housing Ordinance
A-7: Program Implementation Status
Housing
Objective
The City of Hollister will assess the
need to adopt an Inclusionary
Housing Ordinance.

Program Progress Report
Status of Program Implementation
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.

Appendix A: Review of Past Performance
Pagg l3eof 1664

Table
Program Description
H.U: Conduct Annual Housing Element Program Review
A-7: Program Implementation Status
Housing
Objective
To conduct an annual housing
element review in accordance
with State law.

Program Progress Report
Status of Program Implementation
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
owners with health and safety
violations.

Ongoing
Appendix A: Review of Past Performance
PaggeSelpf 1664

Table
Program Description
H.AA: Monitor Special Needs Housing
A-7: Program Implementation Status
Housing
Objective
Monitor special housing needs to
capture additional opportunities
for housing for special needs
groups.

Program Progress Report
Status of Program implementation
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
energy conservation requirements
of Title 24.

Ongoing.

Appendix A: Review of Past Performance
PaggeSklipf 1664

Table
Program Description
H.FF: Downtown Vacancies
A-7: Program Implementation Status
Housing
Objective
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.

Program Progress Report
Status of Program Implementation
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.

H.JJ: Multifamily Development in Medium and High
Density Residential Zoning Districts
Assess the need to implement an
ordinance that will establish a
All development proposals must be consistent with
general plan and zoning regulations, including density
Appendix A: Review of Past Performance
Pagge3,619Df 1664

Table
Program Description
A-7: Program Implementation Status
Housing
Objective
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.

Program Progress Report
Status of Program Implementation
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.

Appendix A: Review of Past Performance
Pagge8k4cof 1664

Appendix B: Housing Needs Assessment

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 AM BAG 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.

Appendix B: Housing Needs Assessment Page B-1

Page 886 of 1664 ends

Hollister City CouncilApril 20, 2026

Hollister City Council
April 20, 2026