Hollister City Council
April 20, 2026

Jurisdictions
San Benito
County
2015
Actual
58,138
Table B-1:
2020
Actual
62,353
Population
Population
2025
Projected
69,324
Growth (2015-2040)
2030
Projected
73,778
2035
Projected
77,638
2040
Projected
80,788
Percent
2015-
2020

7.3%
Change
2020 -
2040

29.6%
Hollister
37,314
40,646
42,604
43,327
44,421
45,345

8.9%

11.6%
San Juan Bautista
1,945
2,112
2,269
2,315
2,374
2,410

8.6%

14.1%
Watsonville
52,410
51,515
52,918
54,270
55,138
55,786
-1.7%

8.3%
Gilroy*
51,649
55,227
--
--
--
--

6.9%
--
*: Population growth forecast data was not made available by SBCOG, AMBAG, or Cities Association of Santa Clara County.

Source: 2020 American Community Survey 5 -year Estimates; 2022 Regional Growth Forecast AMBAG, Table 8

2. Age Characteristics
Housing choices may differ based on the age of residents. Age distribution within a population helps evaluate different housing needs as housing choices may differ based on the age of the individual or prospective homeowner or housing tenant. For example, young adults (ages 18 to 30 years old) and seniors (ages 65 years or older) typically favor apartments, low- to moderate -cost condominiums, and smaller or more affordable single-family residences as they tend to have limited incomes or smaller families. As a community's population ages, housing must also accommodate new or adjusted needs. A variety of housing options is needed to accommodate all stages of life to produce a well-balanced and healthy community.

Figure B-1 below displays the ACS data for age distribution in Hollister. Adults ages 65 years or older saw the most amount of growth with a 2.2 percent increase from 2010 to 2021. The most significant drop in age distribution was youth between 5 to 19 years of age with a decrease of 2.1 percent. This group also makes up the largest age group in the City at 24.6 percent in 2021. Overall, population for age groups Under 5, 5 to 19, 20 to 34, and 35 to 49 see slight decreases in population from 2010 to 2021 while the older adult population 50 to 64 years of age and 65 years or older continues to grow.

Figure B-1: Age Distribution (2010-2020)

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

0.0%
Under 5
2010 8.1%
■ 2015 8.0%
■ 2021 7.1%
5 to 19

26.7%

25.6%

24.6%
20 to 34

21.0%

21.8%

21.1%
35 to 49

21.8%

20.8%

20.7%
50 to 64

14.8%

15.9%

16.7%
Source: American Community Survey, Table S0101, 5 -Year Estimates, 2010, 2015, and 2021. 1 65 years +

7.7%

7.8%

9.9%
Appendix B: Housing Needs Assessment
Page B-2

Table B-2 shows the age distribution of Hollister residents in comparison to surrounding communities.

The City's adult population groups ages 20 to 34 and ages 35 to 49 represent the largest percentages in comparison to neighboring communities.

Table B-2: Comparative Age Distribution
Under 5
5 to 19
20 to 34
35 to 49
50 to 64
65 years +
Jurisdiction
San Benito County

6.5%

22.2%

20.1%

20.0%

18.6%

12.7%
Hollister

7.1%

24.6%

21.1%

20.7%

16.7%

9.9%
San Juan Bautista

10.3%

16.2%

18.5%

15.5%

22.3%

17.0%
Watsonville

7.5%

25.8%

21.2%

19.0%

15.2%

11.3%
Gilroy

6.7%

24.7%

18.6%

20.5%

17.7%

11.7%
Source: American Community Survey, Table 50101, 5 -Year Estimates, 2020.

3. Race/Ethnicity Characteristics
Creating both equal opportunity and fair housing needs are essential elements in the provision of housing units within cities and counties. Analyzing and understanding the racial and ethnic composition of a community is important as different racial and ethnic groups may have varying household characteristics, income levels, and cultural backgrounds that may affect their housing needs, housing choice, and housing type. Cultural influences may reflect preference for a specific type of housing or other characteristics, such as location and mobility. It is important to note that while race and ethnicity are used to identify different sections of a community's population, they are not the same and are not mutually exclusive. The data identified in the section below shows the racial and ethnic composition of Hollister, its neighboring jurisdictions, and San Benito County using ACS data, which allows Census respondents to identify their race and ethnicity; therefore, overlap may occur.

As shown in Figure B-2 and Table B-3, the Hispanic or Latino Population makes up the largest population group in Hollister at 71.6 percent. In comparison to the County and neighboring jurisdictions, Hollister has the largest Hispanic or Latino Population. Persons who identify as White make up the second largest population group in the City at 22.8 percent, which is smaller than that of the County (32.3 percent) and neighboring jurisdictions. The next largest population group in Hollister is Asian at 2.3 percent of the population.

Appendix B: Housing Needs Assessment Page B-3

Figure B-2: Racial/Ethnic Composition

80.0%

70.0%

60.0%

50.0%

40.0%

30.0%

20.0%

10.0%

0.0%
■ Hollister

22.8%

0.7% 0.3%

2.3%
American
White* Black* Indian/Alask Asian*
a Native*

22.8% 0.7%

0.3% 2.3%

0.2% 0.1%

1.9%
Native
Hawaiian/ Some Other Two or More
Other Pacific Race* Races*
Islander*

0.2% 0.1%
Source: American Community Survey, Table 803002, 5 -Year Estimates, 2021.

71.6%
Hispanic or
Latino (of
any race)

1.9% 71.6%
Table B-3: Racial/Ethnic Composition
Native
American Hawaiian/ Some Two or
Jurisdiction White* Black* Indian/ Asian* Other Other More Alaska Pacific Race* Races*
Native*
Islander*
Hispanic
or Latino
(of any
race)
San Benito County

32.3%

0.9%

0.3%

2.8%

0.2%

0.1%

2.6%

60.9%
Hollister

22.8%

0.7%

0.3%

2.3%

0.2%

0.1%

1.9%

71.6%
San Juan Bautista

37.1%

0.4%

0.5%

3.3%

0.0%

0.0%

8.3%

50.4%
Watsonville

11.9%

0.5%

0.0%

2.5%

0.0%

0.3%

0.5%

84.3%
Gilroy

26.7%

1.4%

0.1%

9.7%

0.1%

0.3%

3.6%

58.3%
*Non -Hispanic or Latino
Source: American Community Survey, Table 803002, 5 -Year Estimates, 2021.

Table B-4 shows changes in racial and ethnic demographics between 2010 and 2021 with the exception of Native Hawaiian/Other Pacific Islander, which grew significantly. There were no persons identifying as Native Hawaiian/Other Pacific Islander group in 2010, while in 2015 and 2021 there was an increase in persons identifying within this group. Persons identified as Hispanic or Latino saw the largest increase at

36.6 percent, while persons identifying as Some Other Race saw the largest decrease at 82 percent.

Appendix B: Housing Needs Assessment Page B-4

Table B-4: Racial/Ethnic Composition
Race/Ethnicity
White*
of Hollister
2010
10,733
(2010-2021)
2015
9,462
2021
9,364
Change
from 2010
to 2021
-12.8%
Black or African American*
339
327
304
-10.3%
American Indian and Alaska Native*
156
108
133
-14.7%
Asian*
943
927
962

2.0%
Native Hawaiian/Other Pacific Islander*
-
27 71
7,100%
Some other Race*
172
68 31
-82.0%
Two or more races*
648
634
782

20.7%
Hispanic or Latino Origin
21,548
24,976
29,430

36.6%
White alone
11,926
20,671
14,669

23.0%
Black or African American alone
158
29 30

81.0%
American Indian and Alaska Native alone
345
213
408

17.2%
Asian alone
36 86
182
405.6%
Native Hawaiian and Other Pacific Islander alone
-
18 9
900%
Some other race alone
7,820
2,943
5,575

28.7%
Two or more races
1,263
1,016
8,557
577.5%
*Non -Hispanic or Latino
Source: American Community Survey, Table B03002, 5 -Year Estimates, 2010, 2015, and 2021.

Economic Characteristics
In addition to demographics and culture, economic characteristics may also indicate different housing needs. Employment and income trends may indicate a need for more affordable housing units and assistance programs. Reporting and analyzing economic characteristics of a community is an important component of the Housing Element. The data in this section provides insight into the Hollister community's ability to access the housing market and to afford housing. Specifically, incomes associated with different employment sectors and the number of workers in a household may affect housing affordability and choice. Local employment growth is also linked to local housing demand, and vice versa.

Therefore, to consider a healthy balance between jobs and housing, it is important to consider the employment characteristics of a community.

1. Employment and Wage Scale
Employment and income directly affect housing needs as they provide the ability to purchase and rent housing, as well as influence the types of housing residents can afford. Job growth refers to the number of jobs created in the jurisdiction whereas employment growth refers to the number of residents in a jurisdiction that are employed. Table B-5 outlines job growth from 2015 to 2045 for Hollister, the County, and neighboring jurisdictions. By 2045, the City is forecasted to experience a 22 percent job growth from 2015 to 2045 (approximately 3,185 new jobs). The figures in Table B-5 provides a deeper understanding of economic growth as compared to the forecasted population growth, shown in Table B-1.

Appendix B: Housing Needs Assessment Page B-5

Table B-5:

Total Jobs Growth
(2015-2045)
Jurisdiction
2015
2025
2035
2045
Change 2015-2045
San Benito County
21,631
23,572
16,655
17,613
21%
Hollister
14,428
15,728
16,655
17,613
22%
San Juan Bautista
515
569
588
612
19%
Watsonville
26,403
28,765
29,505
30,303
15%
Gilroy*
--
--
--
--
--
* Subregional employment growth forecast data was not made available by SBCOG, AMBAG, or Cities Association of Santa Clara County.

Source: Association of Monterey Bay Area Governments, 2022 Regional Growth Forecast.

Table B-6 shows employment growth in Hollister from 2010 to 2021 by industry. Based on the 2021 ACS data, 64 percent of Hollister's population age 16 and older were employed. Employment in the City increased by 30.5 percent from 2010 to 2019. Education services, health care, and social assistance represents the largest percentage of the City's employment in both 2010 and 2021. Between 2010 and 2021, nearly half of the occupations in the City experienced a decrease in City employment, while the other half experienced a slight increase. For example, manufacturing experienced the largest decrease at

5.2 percent, whereas construction experienced the largest percent increase at 4.5 percent.

Table B-6:

Industry Sector
Agriculture, forestry, fishing and
hunting, and mining
Employment
2010
People
Employed
786
by Sector (2010-2021)
City
Employment
Percent

5.2%
2021
People
Employed
891
City
Employment
Percent

4.5%
Change
2010-
2020

0.7%
Construction
1,289

8.5%
2,570

13.0%

4.5%
Manufacturing
2,474

16.4%
2,211

11.2%
-5.2%
Wholesale trade
666

4.4%
670

3.4%
-1.0%
Retail trade
1,892

12.5%
2,430

12.3%
-0.2%
Transportation and warehousing, and
utilities
578

3.8%
1,005

5.1%

1.3%
Information
126

0.8%
211

1.1%

0.2%
Finance and insurance, real estate,
and rental leasing
961

6.4%
658

3.3%

3.0%
Professional, scientific, management,
and administrative services
1,173

7.8%
2,128

10.8%

3.0%
Education services, health care, and
social assistance
2,873

19.0%
3,383

17.2%
-L9%
Arts, entertainment, recreation,
accommodation, and food services
1,015

6.7%
1,953

9.9%

3.2%
Other services (except public
administration)
523

3.5%
710

3.6%

0.1%
Public Administration
739

4.9%
881

4.5%
-0.4%
Total
15,095
100%
19,701
100%

30.5%
Source: American Community Survey, Table DP03, 5- Year Estimates, 2010 and 2021.

Appendix B: Housing Needs Assessment
Page B-6

Economists identify a 3.5 to 4.5 percent unemployment rate as natural, as it reflects the real voluntary economic forces within a city.' Table B-7 shows the City had an unemployment rate of 12 percent in 2010 and 8 percent in 2021. The rate of unemployment decreased by 4 percent at a natural rate consistent with the County and nearby jurisdictions. The City's current unemployment rate is consistent with the County, which has a 7.1 percent unemployment rate. Overall, the City, County, and surrounding jurisdictions saw an overall decrease in unemployment from 2010 to 2021.

Table B-7: Unemployment Rate (2010, 2021)
UJurisdiction 2010 nemployment
Rate 2021
Percent Change
San Benito County

10.3%

7.1%
-3.2%
Hollister

12.0%

8.0%
-4.0%
San Juan Bautista

9.5%

2.6%
-6.9%
Watsonville

11.0%

8.1%
-2.9%
Gilroy

8.9%

5.6%
-3.3%
*Population 16 years and over
Source: American Community Survey, Table DP03, 5 -Year Estimates, 2010 and 2021.

According to the 2023 State of California Income Limits for San Benito County, the County's median income for a household of four is $140,200. Occupations that fall under $55,650 would have an average income in the very low-income category. As Table B-8 shows, nearly half of the occupational salaries in San Benito County fall below 50 percent of the Housing and Urban Development (HUD) Area Median Family Income (HAMFI). HAMFI is the median family income calculated by HUD for each jurisdiction, in order to determine Fair Market Rents (FMRs) and income limits for HUD programs. Based on these salaries, housing stock in the City would need to be affordable to accommodate lower income households. 2 Natural Rate of Unemployment, Its Components, and Recent Trends, Kimberly Amadeo, ed. Eric Estevez, August 30, 2020.

Appendix B: Housing Needs Assessment Page B-7

Table B-8: San Benito County Median Earnings by
Occupation in 2021
Salary
Occupation
Architecture and Engineering
$105,014
Computer and Mathematical
$102,078
Management
$84,583
Educational Instruction and Library
$77,165
Legal
$76,350
Business and Financial Operations
$73,852
Transportation
$71,817
Protective Services
$71,644
Healthcare Practitioners and Technical
$62,372
Installation, Maintenance and Repair
$59,009
Production
$54,512
Construction and Extraction
$54,461
Community and Social Service
$52,430
Sales
$48,249
Healthcare Support
$37,659
Office and Administration Support
$32,586
Life, Physical and Social Sciences
$32,115
Building, Grounds Cleaning, and Maintenance
$29,906
Arts, Design, Entertainment, Sports and Media
$24,688
Food Preparation and Serving Related
$22,309
Farming, Fishing and Forestry
$19,678
Personal Care and Service
$8,919
Source: American Community Survey, Table S2411, 5 -Year Estimates, 2021.

Household Characteristics
Households include all individuals that occupy a single housing unit in a shared state whether they are single occupants, families, or unrelated people sharing a housing unit. Household trends provide useful information that can be used to help predict future housing needs. Household characteristics are also important in analyzing and understanding growth and determining the housing needs of a community.

Income and affordability are best measured at the household level, as well as the special needs of certain groups, such as large families, single -parent households, or lower -income households.

1. Household Types
Table B-9 shows different household characteristics in the City. Hollister has 11,736 total households. This represents about 6L3 percent of total San Benito County households. Around 57 percent of total households in Hollister are married -couple households. Married -couple households tend to seek occupancy in single-family homes with multiple bedrooms. In contrast, non -family households make up

18.8 percent of total households in the City. This may include unrelated persons living together or persons living alone. Non -family households tend to occupy multi -family units or seek out more affordable housing options.

Appendix B: Housing Needs Assessment Page B-8

Jurisdiction
Table
Married-
Couple
Family HH
B-9: Household Characteristics
Total Female HH,
HH No Spouse
Percent Present
(2021)
Total Non-
HH Family
Percent HH
Total
HH
Percent
Total HH
San Benito County
11,473

59.9%
2,217

11.6%
3,928

20.5%
19,144
Hollister
6,693

57.0%
1,795

15.3%
2,203

18.8%
11,736
San Juan Bautista
360

51.5%
58 8.3%
239

34.2%
699
Watsonville
7,615

52.2%
2,753

18.9%
3,231

22.1%
14,587
Gilroy
9,718

57.1%
2,923

17.2%
3,376

19.8%
17,023
Note: HH = Households
Source: American Community Survey, Table B11001, 5 -Year Estimates, 2021.

Table B-10 illustrates the changes in household types from 2010 to 2021. The City experienced a growth of approximately 1,150 new households from 2010 to 2021. During this time, householders ages 65 or above grew by 5.4 percent, while female households with no spouse present experienced a decline by 1.8 percent.

Table B-10:

Changes in Household
Types (2010-2021)
Household Types
2010
Percent
2015
Percent
2021
Percent
Married -Couple Family Households
6,099

57.6%
5,908

58.7%
6,693

57.0%
Female Households, No Spouse
1,811

17.1%
1,648

16.4%
1,795

15.3%
Male Households, No Spouse
671

6.3%
698

6.9%
1,045

8.9%
Non -Family Households
2,005

18.9%
1,809

18.0%
2,203

18.8%
Householder Ages 65 or Above
1,485

14.0%
1,489

14.8%
2,278

19.4%
Total Households
10,586
100.0%
10,063
100.0%
11,736
100.0%
Source: American Community Survey, Table B11001, 5 -Year Estimates, 2010, 2015, 2021.

2. Household Size
Understanding household size helps identify the basic unit of demand for housing as it identifies the type and size of housing needed by the community. It can provide information on population growth and household character, as well as be both a result and indicator of housing affordability and other economic conditions. Household size is important in understanding housing need by type of housing.

Table B-11 below identifies the household size for the City, the County, and nearby jurisdictions. The City has approximately 3.49 persons per household, which is higher than that of the County and nearby jurisdictions. Larger households may require additional bedrooms and may experience overcrowding.

Table B-11: Average Household Size (2021)
Jurisdiction
Average Persons
per Household
San Benito County

3.29 Hollister

3.49 San Juan Bautista

2.68 Watsonville

3.60 Gilroy

3.43 Source: American Community Survey, Table B25010, 5 -Year Estimates, 2021.

Appendix B: Housing Needs Assessment Page B-9

3. Household Income
Household income is an important indicator of housing needs in a community, as it is directly connected to affordability. As household income increases, households are more likely to afford market -rate units, larger units, and/or pursue ownership opportunities. On the contrary, as household income decreases, households tend to pay a disproportionate amount of their income for housing. This could lead to increased incidences of overcrowding and substandard living conditions.

The California State Department of Housing and Community Development (HCD) has identified the following income categories based on the HAMFI of San Benito County:
• Extremely Low -Income: Households earning up to 30 percent of the HAMFI • Very Low -Income: Households earning between 31 and 50 percent of the HAMFI • Low -Income: Households earning between 51 and 80 percent of the HAMFI • Moderate -Income: Households earning between 81 and 120 percent of the HAMFI • Above Moderate -Income: Households earning over 120 percent of the HAMFI Combined, the extremely low-, very low-, and low-income groups are referred to as lower-income.3 Comprehensive Housing Affordability Strategy (CHAS) estimates the number of households by income based on 2016-2020 ACS 5 -year average data. The CHAS, developed by the Census Bureau for HUD, provides detailed information on housing needs by income level for different types of households in Hollister. The most recent set of data was published in September 2023.

Table B-12 displays households by income categories. The majority of owners, renters, and households are in the moderate- or above -moderate income category. Homeowners had the highest percentage of households in the moderate- or above -moderate income category at 73.4 percent, compared to 57.9 percent for renters. Approximately 22.4 percent of households in Hollister are estimated to be of lower income — with 11.2 percent (2,560 households) estimated in the Extremely Low -Income category.

Table B-12: Households by Income Category
Income Category
(% of County HAMFI)
Owner
Total
Percent
Renter
Total
Percent
Households
Total
Percent
Extremely Low (30% HAMFI or less)
440

6.2%
840

19.6%
1,280

11.2%
Very Low (31 to 50% HAMFI)
350

4.9%
930

21.7%
1,280

11.2%
Low (51 to 80% HAMFI)
1,110

15.5%
1,145

26.7%
2,255

19.7%
Moderate or Above (over 80% to 100%
HAMFI)
5,250

73.4%
1,375

32.1%
6,625

57.9%
Total
7,150
100.0%
4,290
100%
11,440
100.0%
Source: HUD Comprehensive Housing Affordability Strategy, 2016-2020. ^' Federal housing and community development programs typically assist households with incomes up to 80 percent of the AMI and use different terminology. For example, the Federal Community Development Block Grant (CDBG) program refers households with incomes between 51 and 80 percent AMI as moderate -income (compared to low-income based on State definition).

Appendix B: Housing Needs Assessment
Page B-10

The ACS 2021 data shown in Figure B-3 below depicts median household income for the City, nearby jurisdictions, and San Benito County. In 2021, the median household income in Hollister was $87,761, which is $7,845 lower than that of the County. Higher household incomes allow for greater flexibility and opportunity of housing choice. Households with lower median incomes are more susceptible to housing cost burdens and may have fewer choices available; a large, low-income household may face challenges finding adequately sized rental housing. As a result, cost burden, displacement, and overcrowding may occur.

Figure B-3: Median Household Income by City (2021)
$140,000
$120,000
$100,000
$80,000
$60,000
$40,000
$20,000
$ -
Hollister
San Juan Bautista
Watsonville
Gilroy
IIIIIM Cities San Benito County
Source: American Community Survey, Table S1903, 5 -Year Estimates, 2021. $116,206
$95,606
Table B-13 shows the median household income of nearby jurisdictions and compares the percentage difference with the San Benito County median income. The City's median household income is approximately 8.21 percent below that of the County. Given the median income of other jurisdictions, the City has the lowest median household income when compared to the surrounding jurisdictions.

Table B-13: Median Household Income (2021)
Jurisdiction
Median Income
Difference with County Median
San Benito County
$95,606

0.00%
Hollister
$87,761
-8.21%
San Juan Bautista
$92,404
-3.35%
Watsonville
$67,007
-35.17%
Gilroy
$116,206

21.55%
Source: American Community Survey, Table S1901, 5 -Year Estimates, 2021.

Figure B-4 below displays the City's household income broken down by income level. According to HCD, the HAMFI for San Benito County is $140,200. Households earning less than $89,050 are considered to be lower income. According to ACS data, 56.1 percent of Hollister households earn less than $100,000 and Appendix B: Housing Needs Assessment
Page B-11

23.4 percent earn less than $50,000. Approximately 35.6 percent of households earn a household income in the range $100,000 to $199,999. The remaining 8.3 percent of households earn $200,000 or more.

B-4: Household Income Breakdown by Category
$200,000 or more

8.3%
$150,000 to $199,999

12.2%
$100,000 to $149,999

23.4%
$75,000 to $99,999

14.0%
Less than $10,000

2.5%
$10,000 to $14,999

3.2%
$15,000 to $24,999

3.0%
$25,000 to $34,999

5.3%
$35,000 to $49,999

9.4%
$50,000 to $74,999

18.7%
Source: American Community Survey, Table S1901, 5 -Year Estimates, 2021.

Some households in Hollister face housing -related problems. CHAS provides detailed information on housing problems by income level for different types of households in the City. The most recent available CHAS data was published in September 2023 and is based on 2016-2020 ACS 5 -year estimates. Housing problems considered by CHAS include:

Housing Problems:
• Units with physical defects (lacking complete • Units with physical defects (lacking complete kitchen or bathroom); kitchen or bathroom);
• Overcrowded conditions (more than one • Overcrowded conditions (more than 1.5 person per room); or persons per room); or
• Cost burdens exceeding 30 percent of gross • Cost burdens exceeding 50 percent of gross income (including utilities). income (including utilities).

Severe Housing Problems:

The types of housing problems in Hollister vary according to household income, type, and tenure, as shown in Table B-14. Table B-14 shows the housing assistance needs of lower -income households. In general, there are more owner -occupied households (62.5 percent) than renter -occupied households Appendix B: Housing Needs Assessment Page B-12

(37.5 percent). Approximately 40.77 percent of owner -occupied households experience at least one housing problems. For renters, 57.93 percent of households experience at least one housing problem.

Severe housing problems may also include incomplete kitchen or plumbing facilities but may also have more than 1.5 persons per room or a cost burden greater than 50 percent. An estimated 24.78 percent of Hollister households experience at least one severe housing problem. More renters (39.74 percent) than owners (15.8 percent) experience a severe housing problem. These findings may reflect the level of control over maintenance and repairs. Renters typically rely on property owners and management companies to provide repair services and maintenance, which can result in higher levels of housing problems.

Table B-14: Housing Assistance Needs of Lower Income Households Percent Percent
Percent Percent
Housing Problem of of
Owner of Total Renter of Total
Overview* Owner Renter
HH HH
HH HH
Percent
Total of Total
HH
Housing Problems Overview
Household as at
least one of four
Housing
Problems
2,915

40.77%

25.48%
2,485

57.93%

21.72%
5,400

47.2%
Household has no
Housing
Problems or cost
burden not
available, no
other problems
4,235

59.23%

37.02%
1,805

42.07%

15.78%
6,040

52.8%
Total
7,150 --

62.50%
4,290
--

37.50%
11,440
--
Severe Housing
Problem
Overview**
Percent
of
Owner Owner
HH
Percent
of Total
HH
Renter
Percent
of
Percent
Percent
Renter
HH
of Total
HH
Total
of Total
HH
Severe Housing Problems Overview
Household has at
least one of four
Severe Housing
Problems
1,130

15.80%

9.88%
1,705

39.74%

14.90%
2,835

24.78%
Household has no
Severe Housing
Problems or cost
burden, no other
problems
6,015

84.13%

52.58%
2,585

60.26%

22.60%
8,600

75.17%
Total
7,145
--

62.50%
4,290
--

37.50%
11,435
--
Income by
Housing
Problem
Household
Housing
has at least
Problems
1 of 4
Household
Problems
available,
has none
of 4 Housing
Total
OR cost burden not
no other problems
Appendix B: Housing Needs Assessment
Page B-13

Owner
Household
Income is 100% HAMFI
1,170
3,350
4,520
Total
2,915
4,235
7,150
Income by
Housing
Problem
Household has at least 1 of 4
Housing Problems
Household has none of 4 Housing
Total
Problems OR cost burden not
available, no other problems
Renter
Household
Income is 100% HAMFI
185
775
960
Total
2,485
1,805
4,290
Notes:

HH = household
* The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%.
** The four severe housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1.5 persons per room, and cost burden greater than 50%.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2016- 2020.

Appendix B: Housing Needs Assessment
Page B-14

1. Overcrowding
HCD defines "overcrowding" as a housing unit occupied by more than one person per room in a unit (including bedrooms, living room, and dining room, but excluding hallways, kitchen, and bathrooms). An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size, especially for large families.

Overcrowded (more than one person per room) and severely overcrowded (more than 1.5 persons per room) households can lead to neighborhood deterioration due to the intensive use of individual housing units. This leads to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in neighborhoods can lead to an overall decline in social cohesion and environmental quality. Such decline can often spread geographically and impact the quality of life and the economic value of property. The combination of lower incomes and high housing costs results in many households living in overcrowded housing conditions.

Table B-15 below shows overcrowding in Hollister and shows that overcrowding affects renters at a higher rate. Overall, 9.9 percent, or 1,165 households, experience some form of overcrowding in Hollister.

Approximately 6.1 percent of renter -occupied units experience overcrowding, while 3.8 percent of owner - occupied households experience overcrowding. The existence of overcrowded units can be mitigated by increased opportunities for housing of all types and appropriate sizes for different households.

Table B-15: Overcrowding by Tenure, Hollister
Tenure
Owner Occupied
Overcrowded
(1.01
persons/room)
Count
344
Units
to 1.5
Severely
Units
persons/room)
Count
107
Overcrowded
(>1.51
Percent1

0.9%
Total Overcrowded
Occupied Units
Count Percent1
451 3.8%
Percents

2.9%
Renter Occupied
464

4.0%
250

2.1%
714

6.1%
Total
808

6.9%
357

3.0%
1,165

9.9%

1. Percent of total occupied housing units.

Source: American Community Survey, Table 825014, 5 -Year Estimates, 2021.

As shown in Table B-16, owner -occupied housing units make up 38.7 percent of overcrowded units in the City. In comparison, renter -occupied units account for 61.3 percent of overcrowded units.

Homeownership is generally more accessible to higher -income households, while renting is more often sought by those who have insufficient income for home -buying. Table B-16 shows that as compared to surrounding jurisdictions, Hollister has the highest percentage of total overcrowded units at 9.9 percent.

Appendix B: Housing Needs Assessment Page B-15

Jurisdiction
San Benito County
Table B-16:

Owner
Overcrowded
(>10 persons
Count
518
Overcrowded
Occupied
Units
per room)
Percent'

35.3%
Housing Units
Renter
Overcrowded
(>1.0 persons
Count
950
by Tenure
Occupied
Units
per room)
Percent'

64.7%
Total Overcrowded
Units
Count
1,468
Percent2

7.7%
Hollister
451

38.7%
714

61.3%
1,165

9.9%
San Juan Bautista
6 15.4%
33 0.4%
39 5.6%
Watsonville
564

19.6%
2,308

80.4%
2,872

19.7%
Gilroy
423

33.5%
841

66.5%
1,264

7.4%

1. Percent of total overcrowded units.

2. Percent of total occupied units.

Source: American Community Survey, Table B25014, 5 -Year Estimates, 2021.

2. Overpayment (Cost Burden)
Overpayment is an important factor in understanding housing needs and affordability. State and federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying.

Overpayment for housing can cause an imbalance on the remainder of a household's budget.

Table B-17 summarizes the City's cost burden trends by household tenure. As shown below, more homeowners experience cost burdens over 30 percent in comparison to renters. In Hollister, 18.6 percent of renters experience cost burden over 30 percent. In comparison, 21.2 percent of owners experience cost burden over 30 percent. However, there is a larger percent of renters (8.6 percent) that experience a cost burden over 50 percent than owners (7.4 percent). Of homeowners who experience cost burden over 30 percent, those who earn a household income greater than the City's mean annual household income experience the highest rates of cost burden at 7.6 percent.

Appendix B: Housing Needs Assessment Page B-16

Table
B-17:

Owner
Summary
of Housing
Overpayment
Renter
Income by Cost
Cost
% of
Cost
% of
Cost
% of
Cost
% of
Burden"
Burden
Owner
Burden
Owner
Burden
Renter
Burden
Renter
> 30%
HH
> 50%
HH
> 30%
HH
> 50%
HH
Household
Income is 100%
1,005

14.1%
25 0.3%
55 1.3%
0 0.0%
HAMFI
Total
2,725

23.8%2
775

6.8%2
2,100

18.4%2
990

8.7%2
Note: HAMFI equals HUD area median family income, this is the median -family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. HAMFI will not necessarily be the same as other calculations of median incomes (such as a simple Census number), due to a series of adjustments that are made.

1. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.

2. Percent of total households in Hollister.

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2016-2020.

Special Needs Groups
Special needs populations as defined by HCD include seniors, persons with disabilities, female -headed households, large households, farmworkers, persons experiencing homelessness, and students. Special needs groups may have lower incomes because of their conditions. Special circumstances may be related to one's employment and income, family characteristics, disability and household characteristics, or other factors. Consequently, certain residents in Hollister may experience higher incidences of housing overpayment (cost burden), overcrowding, or other housing problems.

1. Seniors
The senior population is generally defined as those over 65 years of age. Seniors may have several special circumstances such as limited and fixed incomes, high health care costs, higher incidence of mobility and self -care limitations, or transit dependency. Specific housing needs of the senior population include Appendix B: Housing Needs Assessment Page B-17

affordable housing, supportive housing (such as immediate care facilities), group homes, and other housing that includes a planned service component. Table B-18 shows that the City has the lowest percentage (9.8 percent) of persons ages 65 and over in comparison to nearby jurisdictions.

Table B-18: Persons Aged 65 and over
Jurisdiction
Population Count
Percent
San Benito County
8,066

12.7%
Hollister
4,040

9.8%
San Juan Bautista
322

17.0%
Watsonville
5,982

11.3%
Gilroy
6,882

11.7%
Source: American Community Survey, Table S0101, 5 -Year Estimates, 2021.

Table B-19 below summarizes the tenure of senior households in the City. Of all senior householders, about 77 percent are owner -occupied and 22.9 percent are renter -occupied. As shown in Table B-20, of all senior households, at least 21 percent earn less than 30 percent of the HAMFI and at least 39 percent are considered low-income and earn less than 80 percent of the HAMFI.

Table B-19: Senior
Households by Tenure
Tenure
Percent of Total
Senior Households
Senior Households
Owner -Occupied
1,756

77.09%
Renter -Occupied
522

22.91%
Total
2,278
100.00%
Source: American Community Survey, Table B25007, 5 -Year Estimates, 2021.

Table B-20: Elderly
Income Category
Extremely Low ( 100% MHI)
1,124

49.3%
Total
2,278
100%
Note: Median Household Income (MHI) - $87,761
*Total numbers are based on rounded income estimates listed in the census data.

Source: American Community Survey, Table B19037, 5 -Year Estimates, 2021.

Key Challenges and Resources to Address Senior Housing Needs Seniors in Hollister generally have exhibited the following unique challenges to housing; • Higher healthcare costs, adding additional monthly living costs; • Limited in -home support, due to living alone;
• Having limited and fixed incomes;
Appendix B: Housing Needs Assessment
Page B-18

• Higher incidence of mobility and self -care limitations requiring customized housing features.

To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
• More affordable housing options for seniors;
• Supportive City programs to help sustain decent, safe, and affordable housing for dependent seniors;
• Housing with included supportive services;
• Group home options for persons with self -care limitations.

Resources currently available at the City for seniors are listed in Appendix D Housing Resources. Resources include various agencies that offer advocacy, counseling, and assistance services.

2. Persons with Physical and Developmental Disabilities Physical and developmental disabilities can hinder access to traditionally designed housing units and may limit the ability to earn adequate income. Physical, mental, and/or developmental disabilities may deprive a person from earning income, restrict mobility, or make self -care difficult. Persons with disabilities often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs. Some residents may also have disabilities that require living in a supportive or assisted -living setting.

The ACS identifies six disability types: hearing, vision, cognitive, ambulatory, self -care, and independent living. The U.S. Census and ACS provide clarifying questions to determine persons with disabilities and differentiate disabilities within the population. The ACS defines a disability as a report of one of the six disabilities identified by the following questions:
• Hearing Disability: Is this person deaf or do they have serious difficulty hearing? • Visual Disability: Is this person blind or do they have serious difficulty seeing even when wearing glasses?
• Cognitive Difficulty: Because of a physical, mental, or emotional condition, does this person have serious difficulty concentrating, remembering, or making decisions? • Ambulatory Difficulty: Does this person have serious difficulty walking or climbing stairs? • Independent Living Difficulty: Because of a physical, mental, or emotional condition, does this person have difficulty doing errands alone such as visiting a doctor's office or shopping? According to the 2021 ACS data, about 17.2 percent of the City's population has a disability (Table B-21).

Of those reporting a disability, the most common are independent living difficulty and ambulatory difficulty at 21.3 percent and 20.9 percent, respectively. The most common disability for persons under age 18 is cognitive difficulty, whereas ambulatory difficulty is the most common for persons between the ages of 18 and 64. For persons 65 and over, the most common disability is independent living difficulty.

Appendix B: Housing Needs Assessment Page B-19

The San Andreas Regional Center (SARC) is a community -based, private nonprofit corporation funded by the State to serve people with developmental disabilities. San Andreas is one of 21 regional centers throughout California serving individuals and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. According to the SARC Purchase of Services Expenditure and Demographic Data Report for the fiscal year 2021 to 2022, there is a total of 20,774 developmentally disabled individuals from the region who received services.

Disability Type
Table
Population
Under
18 B-21: Disability
with a
18 to
64 Status
Disability
65 and
Over
Total
Percent of
Total
Disability
Cases
percent of
Total
Population
Population with a Hearing
Difficulty
27 259
654
940

13.3%

2.3%

Population with a Vision
Difficulty
70 235
175
480

6.8%
L2%
Population with a Cognitive
Difficulty
478
747
421
1,646

23.2%

4.0%
Population with an
Ambulatory Difficulty
27 975
780
1,782

25.1%
°

4.3/
Population with a Self -care
Difficulty
131
453
288
872

12.3%
°

2.1/
Population with an
Independent Living Difficulty
779
591
1,370

19.3%

3.3%
Total
733
3,448
2,909
7,090*
100.00%

9.6%*
*This number may be counted multiple times as some persons report having one or more disabilities.

Source: American Community Survey, Table 51810, 5 -Year Estimates, 2021.

The California Department of Developmental Services (CDDS) provides estimates of persons with developmental disabilities in Hollister, as shown in Table B-22 below. As of January 2022, CDDS identified 228 juvenile persons and 226 adults having at least one developmental disability in the ZIP code 95023.

CDDS also reported zero juvenile persons and an estimate of 11 adults having at least one developmental disability in the ZIP code 95024.

Appendix B: Housing Needs Assessment Page B-20

Table B-22: Developmental Disability Status for the ZIP Codes 95023 and 95024 Disability Type Number of Residents
95023 95024
Living Arrangement
Home of Parent/Guardian
395
<11
Independent/Supported Living
23 0
Community Care Facility
20 0
Immediate Care Facility
0 0
Foster/Family Home
<11
0 Other
<11
0 Total
454
<11
Age Range
0-17 Years Old
228
0 18+ Years Old
226
<11
Source: CA DDS data by ZIP Code, January 2022.

Many people with developmental disabilities can live and work independently within a conventional housing environment. Individuals with more severe developmental disabilities may require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for persons with developmental disabilities is the transition from the person's living situation as a child to an appropriate level of independence as an adult. There are resources that may be beneficial for people living with a disability, including rent subsidized homes, licensed and unlicensed single-family residences, inclusionary housing, Housing Choice vouchers, special programs for home purchase, HUD housing, and SB 962 (veterans) homes. The design of housing -accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving the needs of this group. Incorporating 'barrier -free' design in new multifamily residences (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.

Key Challenges and Resources to Address Persons with Physical and Developmental Disabilities Persons with physical and developmental disabilities in Hollister generally exhibited the following unique challenges to housing:
• Need for specialized housing to accommodate disabilities; • Need for supportive services;
• Higher incidence of dependent living needs;
To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:

Appendix B: Housing Needs Assessment Page B-21

• Regional coordination and support for services;
• Permitting of housing for persons with disabilities;
• Local supportive services to supplement physical housing needs; • Prioritization of services for disabled persons;
• Housing regulations/accommodations of unique housing needs.

Resources, policies, and programs to address the above needs are listed in Appendix D Housing Resources and Chapter 2 Policy Plan. Currently, resources available to residents with disabilities in the City include organizations offering advocacy, employment, education, and support services.

3. Large Households
Large households are defined as those consisting of five or more members. These households comprise a special needs group because many communities have a limited supply of adequately sized, affordable housing units. To save for other necessities such as food, clothing, and medical care, it is common for lower -income large households to reside in smaller units with an inadequate number of bedrooms, which frequently results in overcrowding and can contribute to faster rates of deterioration. Securing housing large enough to accommodate all members of a household is more challenging for renters as multi -family rental units are typically physically smaller than single-family ownership units. While apartment complexes offering two and three bedrooms are common, apartments with four or more bedrooms are rare. It is more likely that large households will experience overcrowding in comparison to smaller households. Throughout the region, single-family homes with higher bedroom counts, whether rental or ownership units, are rarely affordable to lower -income households.

Table B-23 below provides a breakdown of large households by tenure in Hollister. The data identifies the household size of homeowners and renters living in a large household. Large households are units with five or more occupants. Approximately 20.8 percent of owner households are large households. In comparison, 29.4 percent of renter households are large households. However, there is a larger number of owner households that have at least five occupants with 1,578 households reported in 2021, compared to 1,225 renter households considered to be large households. Overall, about 23.9 percent of all households in the City are large households.

Household Size
5 -Person Household
Table
Owner
Count
991
B-23: Large Households
Percent of
Owner HH

13.1%
Renter
Count
475
by Tenure
Percent of
Renter HH

11.4%
Total
Count
1,466
Percent of
Total HH

12.5%
6 -Person Household
297

3.9%
497

11.9%
794

6.8%
7 -or -more Person
Households
290

3.8%
253

6.1%
543

4.6%
Total
1,578

20.8%
1,225

29.4%
2,803

23.9%
Source: American Community Survey, Table 825009, 5 -Year Estimates, 2021.

Appendix B: Housing Needs Assessment
Page B-22

Key Challenges and Resources to Address Large Households Large households in Hollister have exhibited the following unique challenges to housing:
• Affordable options for large family households;
• Higher monthly cost burdens;
• Lack of available housing with sufficient bedroom counts; • Options for larger bedroom counts in rental units
To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
• Affordable housing options for large family households; • Prioritization of family -sized units in affordable housing developments; • Permitting of larger bedroom counts in ownership and rental units.

Resources to address the above needs include Policy Actions included in the Policy Plan that promote the development and rehabilitation of housing that meets the needs of large households.

4. Female -Headed Households
Single -parent households often require special consideration and assistance. They have a greater need for affordable and accessible day care, health care, and other supportive services. Many female -headed single -parent households with children are statistically more susceptible to having lower incomes than similar two -parent households.

Table B-24 shows the City has 1,906 single -parent households. Of all households in Hollister, 13.9 percent are single -parent females and 6.1 percent are single -parent males. The percentage of single -parent households in Hollister is similar to the percentages for San Benito County. In Hollister, about four percent of single -parent households were estimated to be living in poverty in 2021.

Jurisdiction
Table
Single -Parent Male,
No Spouse Present
Count Percent*
B-24: Single
Single
Female,
Present
Count
Parent Households
-Parent Sin HH Single -Parent le
No Spouse g
Living in Poverty Parent
Percent* Count Percent* HH
Percent
of Total
HH
San Benito
County
1,513

9.9%
1,542

10.1%
480

3.2%
3,055

20.1%
Hollister
578

6.1%
1,328

13.9%
385

4.0%
1,906

20.0%
San Juan
Bautista
15 3.3%
31 6.7%
31 6.7%
46 10.0%
Watsonville
535

4.7%
1,760

15.5%
626

5.5%
2,295

20.2%
Gilroy
958
7M%
1,792

13.1%
375

2.7%
2,750

20.2%
Note: HH = Households
* Percent of total households
Source: American Community Survey, Table B17010, 5 -Year Estimates, 2021.

Appendix B: Housing Needs Assessment
Page B-23

As shown below, Table B-25 demonstrates the breakdown of female -headed households in the City. Of all households in Hollister, 18.8 percent are single -female households with no spouse present. Of these households, 20.1 percent are single -female households living in poverty, which is 3.8 percent of total households in Hollister. The percentage of total female headed households in Hollister is higher than the percentage for San Benito County. Overall, the City has higher percentages of single -female households, single -female households living in poverty, single -parent female households, and single -parent female households living in poverty. In Hollister, about 3.7 percent of total households were estimated to be single -parent female households living in poverty in 2021.

Jurisdiction
Single
HH,
Count
No
Present
Table
Female
Spouse
Percent'
B-25: Female -Headed
Single Female
HH Living in
Poverty
Count Percent'
Households
Single Parent
Female, No
Single
Female
in Poverty
Count
Parent
HH Living
Percent'
Percent
of Total
HH
Spouse Present
Count Percent'
San Benito
County
2,217

14.6%
436

2.9%
1,542

10.1%
411

2.7%

14.6%
Hollister
1,795

18.8%
360

3.8%
1,328

13.9%
348

3.7%

18.8%
San Juan
Bautista
58 12.6%
31 6.7%
31 6.7%
31 6.7%

12.6%
Watsonville
2,753

24.2%
676

6.0%
1,760

15.5%
645

5.7%

24.2%
Gilroy
2,923

21.4%
382

2.8%
1,792

13.1%
364

2.7%

21.4%
Note: HH = Households

1. Percent of Total Households
Source: American Community Survey, Table B17012, 5 -Year Estimates, 2020.

Key Challenges and Resources to Address Single Parent Households Single parent households in Hollister have exhibited the following unique challenges to housing:
• Affordable housing options;
• Rental and for sale housing options;
• Higher monthly cost burdens with single income families; • Childcare needs and costs for working families.

To address these challenges, the City must consider a variety of solutions to address the above issues.

These may include:
• Affordable housing options for single income families; • Accessibility to childcare options.

Resources to address the above needs include Policy Actions included in the Policy Plan that promote the development and rehabilitation of housing that meets the needs of single parent households.

Appendix B: Housing Needs Assessment Page B-24

5. Farmworkers
Farmworkers are defined by HCD as people whose primary incomes are earned through permanent or seasonal agricultural labor. Generally, permanent farmworkers (working 150 days or more) work in the fields, processing plants, or support activities on a year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal farmworkers, often supplied by a labor contractor. For some crops, farms may hire migrant farmworkers, defined those whose travel prevents them from returning to their primary residence every evening. Farmworkers have special housing needs because they earn lower incomes than many other workers and move throughout the year from one harvest location to the next.

The U.S. Department of Agriculture, National Agricultural Statistics provides data on hired farmworkers across the United States at both a state and county level. Within San Benito County, there was a total of 1,888 hired farmworkers in 2017. A total of 983 were considered permanent and 905 were considered seasonal (working less than 150 days annually). Additionally, the County reported 845 migrant farmworkers.

According to ACS, there were 891 people (4.5 percent of total population) employed in agriculture, forestry, fishing and hunting, and mining in Hollister in 2021. The City estimates that approximately 75 percent of the 891 persons employed in agriculture, forestry, fishing and hunting, and mining in Hollister in 2021, or 668 Hollister residents, are farmworkers. Additionally, the City estimates that the housing need for farmworkers in Hollister is approximately 300 units. According to the California Employment Development Department, residents in the San Jose -Sunnyvale -Santa Clara metropolitan statistical area (MSA) employed in the Farming, Fishing, and Forestry occupation earn one of the lowest salaries in comparison to other occupations, with an estimated median income of $37,992.

The Farmworker Health Study (FWHS) funded by the California Department of Public Health and conducted by researchers at the University of California, Merced (UC Merced) analyzed farmworker health in California. Farmworkers in the study were most likely to be renters (92 percent), living in single- family homes (55 percent), and very few renters relied on employers to pay any or all of their rent (2 percent). The FWHS research suggests that farmworkers generally lived in substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean-up. Poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses such as asthma and infectious diseases like tuberculosis and COVID-19.

FWHS respondents lived in large, overcrowded households with low incomes and several household problems; arrangements associated with decreased mental health. On average, farmworker households were larger than the State's average (3.0 person per household), with a median household size of four persons. Over 29 percent of farmworkers' households had six or more persons. More than half (55 percent) of farmworkers reported that two persons slept in their room, but more than one-fourth step in a room with three or more persons indicating overcrowding. More than two-thirds of farmworkers lived in households with one or more children under the age of 18. The median number of children per Appendix B: Housing Needs Assessment Page B-25

household was two, and more than two in five households had three or more children. While less than 5 percent of the City's population is employed in agriculture, many of the farm and agricultural workers in the County spend time in the City of Hollister. Generally, the overall trend and characteristics of farmworkers in the UC Merced study mirror that of farmworkers in Hollister and the County of San Benito.

Key Challenges and Resources to Address Farmworker Housing Needs Farmworker households in Hollister have generally exhibited the following unique challenges to housing:
• Affordable housing options;
• Rental and for sale housing options;
• Higher incidents of cost burden for housing;
• Childcare needs and costs for working families.

Similar to other special needs groups, farmworker needs may be focused on affordability of housing and access to services that support lower monthly overall costs. To address these challenges, the City must consider a variety of solutions to address the above issues. These may include:
• Affordable housing options for farmworkers;
• Accessibility to childcare options
The California Department of Education also has Federal and State programs that offer services to migrant students. The College Assistance Migrant Program (CAMP) and the High School Equivalency Program (HEP) assists students from migrant and seasonal farmworker backgrounds succeed in college. CAMP offers a pre -college transition and first year support system to assist students in developing the skills needed to stay in school and successfully graduate from college. HEP helps students who have dropped out of high school get their High School Equivalency Credential.

Resources to address the above needs include Policy Actions included in the Policy Plan that promote the development and rehabilitation of housing that meets the needs of farmworkers.

6. Extremely Low -Income Household and Poverty Status
CHAS data indicates there are 2,255 low-income households and 1,280 very low-income households in Hollister. Very low-income households are households that earn 50 percent or less than the HAMFI for San Benito County. Extremely low-income households are those that earn 30 percent or less of the HAMFI for San Benito County. Extremely low-income (ELI) households are generally more likely to experience overpayment, overcrowding, or substandard housing conditions, and are more likely to include transition and supportive housing. As shown in Table B-17, extremely low-income renters experience higher incidents of overpayment compared to any other income groups. In Hollister, there is a large percentage of ELI renters (16.7 percent and 15.5 percent, respectively) that experience cost burden over 30 percent and 50 percent of their income towards housing.

According to CHAS, there are 1,280 extremely low-income households in Hollister (renters and owners).

As shown in Table B-12, there are 440 owner -occupied households and 840 renter households within Hollister. As shown in Table B-14, more renters than homeowners are subject to at least one housing Appendix B: Housing Needs Assessment Page B-26

challenge in Hollister. Table B-14 further shows extremely low-income renters to have the highest rate of housing problems. Of the 840 renter households, 715 of them have at least one of the four housing problems (85.1 percent of extremely low-income renter households). As stated above, one of the housing problems is overcrowded conditions (more than one person per room). Lower -income households tend to have higher rates of overcrowded conditions which could lead to deteriorating housing conditions and housing issues. The extremely low-income household need is generally estimated as 50 percent of the very low-income RHNA. The City's very low-income RHNA is 846 units; therefore, the projected housing need for extremely low-income households is 423 units.

According to 2021 ACS data, 9.3 percent of the Hollister population lives in poverty. Figure B-5 illustrates the percentage of people within each racial and ethnic group living below the poverty level. The values shown in Figure B-5 when compared to Figure B-2 show a disproportional ratio of certain racial groups experiencing higher levels of poverty. For example, persons identifying as Some Other Race or Two or More Races represent two percent of the population when combined; however, they represent 17.8 percent of Hollister residents living in poverty.

Figure B-5: Percent Below Poverty Level, by Race and Hispanic or Latino Origin

12.0%

10.0%

8.0%

6.0%

4.0%

2.0%

0.0%

9.8%

10.0%

8.7% 9.0% 8.8%

7.0%

0.0% 0.0%
White alone Black or American Asian alone Native Some other Two or more Hispanic or African Indian and Hawaiian and race alone races Latino origin American Alaska Native Other Pacific (of any race)
alone alone Islander alone
Source: American Community Survey, Table S1701, 5 -Year Estimates, 2021.

Key Challenges and Resources to Address Extremely Low -Income Households Extremely low-income households in Hollister have generally exhibited the following unique challenges to housing:
• Need for rental assistance;
• Need for increased affordable housing options;
• Higher incidents of cost burden for housing;
• Affordable rental and for -sale options.

Appendix B: Housing Needs Assessment Page B-27

Extremely low-income household needs are focused on affordability of housing and access to resources and services that support affordable costs. To address these challenges, the City must consider a variety of solutions to address the above issues. These may include:
• Affordable housing options for extremely low-income households; • Preservation of existing subsidized or affordable housing units; • Development of additional affordable housing units;
• Inclusionary policies;
• Transitional, supportive, and homeless housing options.

Resources to address the needs of extremely low-income households include a variety of federal, state, and regional programs such as Section 8, HUD, CaIWORKS, and other public and private funding sources.

The City includes policies and actions in Chapter 2 Policy Plan to address the needs of extremely low- income households. The City will continue to pursue grant funding from state and federal agencies for affordable housing projects and programs in the City.

7. Persons Experiencing Homelessness
Homelessness has become an increasingly important issue across the State and the region. General factors contributing to the rise in homelessness include increased unemployment and underemployment, a lack of housing affordable to lower- and moderate -income persons (especially extremely low-income persons), reductions in public subsidies to the poor, and the de -institutionalization of the mentally ill.

State law mandates that municipalities address the special needs of homeless persons within their jurisdictional boundaries. "Homelessness" as defined by HUD has been updated to include the following descriptions for homeless:
• People who are living in a place not meant for human habitation, in an emergency shelter, in transitional housing, or exiting an institution where they temporarily resided. • People who are losing their primary nighttime residence, which may include a motel or hotel or a doubled -up situation, within 14 days and lack resources or support networks to remain in housing. • Families with children or unaccompanied youth who are unstably housed and likely to continue in that state. This applies to families with children or unaccompanied youth who have not had a lease or ownership interest in a housing unit in the last 60 days or more, have had two or more moves in the last 60 days, and who are likely to continue to be unstably housed because of disability or multiple barriers to employment.
• People who are fleeing or attempting to flee domestic violence, have no other residence, and lack the resources or support networks to obtain other permanent housing.

These definitions do not include persons living in substandard or overcrowded housing units, persons being discharged from mental health facilities (unless the person was homeless when entering and is considered homeless at discharge), or persons who may be at risk of homelessness.

Appendix B: Housing Needs Assessment Page B-28

The San Benito County Point -in -Time Count (PIT) is conducted by the Coalition of Homeless Services Providers in accordance with HUD guidelines and identifies where homeless individuals are living in the County4. HUD requires communities to conduct the Point -in -Time Count every two years. The PIT count accounted sheltered and unsheltered (RV, tent, car or van, outdoors in streets or parks, and abandoned buildings) persons. As shown in Table B-26, there were approximately 103 individuals are experiencing homelessness in the City of Hollister and 357 individuals total experiencing homelessness in the County of San Benito in 2022. Of those counted, 89 were sheltered and 268 were unsheltered. This is a 26.6 percent increase from the Point -in -Time Count in 2019 (283 homeless individuals), but less than the count in 2017 (527 homeless individuals). Approximately 75 percent of all unhoused persons in the County are unsheltered.

Seventy-eight percent of the population experiencing homelessness were older than 25 years old, 10 percent were between the ages of 18 and 24, and 12 percent were under the age of 18 years old. Overall, the unhoused population in the County increased by 26 percent from 2019 to 2022. According to the survey responses, financial issues (job loss, eviction, etc.) (37 percent), divorce/separation/breakup (30 percent), legal issues (26 percent), and physical/emotional/sexual abuse (24 percent) were reported at the primary conditions that lead to homelessness.

Figure B-6 shows concentrations of individuals experiencing homelessness within Hollister and surrounding region based on census tract during the PIT count. The data shows that the highest concentrations of unhoused individuals are located in the southwest region of the City while the east and southeast areas of the City have lower numbers of unhoused individuals. City staff has identified the greatest concentration of homeless individuals around the San Benito River and creeks just outside the City boundaries and along the rail lines running through the City. While some of these areas are outside the City's limits, unhoused persons sheltering in these areas spend much of their time within City boundaries in areas with more accessibility to services, resources, and public transportation. Much of the services and resources available to homeless individuals are provided by the County of San Benito in offices withing the City of Hollister. Appendix D provides a comprehensive list of resources and services available to homeless individuals within the City and throughout the County.

The City believes that the transient nature of homelessness contributes to the fluctuation in homeless population counts. While the total population of homeless individuals in all of San Benito County varies, the average homeless population from 2019 to 2022 has been approximately 320 persons per year. The City understands that homeless population fluctuates so it will continuously monitor homeless service needs in order to better serve the needs of unhoused persons. 4 The Coalition of Homeless Services Providers does not provide city -specific data.

Appendix B: Housing Needs Assessment Page B-29

Table B-26: Homelessness in San Benito County (2019-2022) Jurisdiction
San Benito County
Source: The Coalition of Homeless Services Providers Point -in -Time (PIT) Count, 2019, 2022.

Unsheltered
Sheltered
Total
2019 2022 2019 2022 2019 2022
169
268
114
89 283
357
Percent
Change

26.1%
Figure B-6: Total People Living Unsheltered by Census Tract, San Benito County (2022) Source: AFFH Data Viewer, HCD

8. Students
Students enrolled in post -secondary education may seek shared housing situations to decrease expenses which can lead to overcrowding. Student housing often only produces a temporary housing need based on the educational institution enrollment duration. Typically, lower -income students are affected by a lack of affordable housing, especially within easy commuting distance from campus. Students living independently have varied needs and may live on fixed incomes.

Appendix B: Housing Needs Assessment
Page B-30

According to ACS data, there are approximately 2,695 persons in the City, or 22.5 percent of the total population, which are enrolled in college or graduate school. Of the Hollister residents enrolled in higher education, 88.5 percent are enrolled in public institutions and 11.5 percent are enrolled in private institutions. Gavilan College Extension is a college located within San Benito County. Higher education institutions located outside the County, but still within commuting distance from Hollister, include trade schools, community colleges, and universities located in Santa Cruz, Monterey, and Santa Clara counties.

At colleges throughout the country, there is a rapidly growing awareness of the serious challenges that students face meeting basic needs. A report by the California Community College Chancellor's Office found that 56 percent of students were food insecure, and nearly half were either experiencing housing insecurity (35 percent) or homelessness (14 percent).5 Students often require affordable rental housing; the City recognizes that housing affordability and availability may provide a burden on students in Hollister.

Housing Stock Characteristics
Hollister's housing stock includes all housing units located within City limits. Housing stock growth, type, availability and tenure, age and condition, housing costs, and affordability are important characteristics affecting how well the housing stock meets current needs for the community. This section details the City's housing stock characteristics to identify how well the needs of current and future residents are addressed.

1. Housing Growth
Table B-27 below displays housing stock growth data for Hollister and nearby jurisdictions. According to ACS data, Hollister added 946 additional housing units between 2010 and 2021, an 8.5 percent increase.

Of nearby communities, Hollister saw the highest percentage of growth from 2015 to 2021 at 15.7 percent, which is over double the percent growth change from 2010 to 2015.

Table B-27 Housing Unit Growth (Growth Trends, 2010-2021) Percent Percent
Jurisdiction 2010 2015 2021 Change Change
2010 to 2015 to
2015 2021
Percent
Change
2010 to
2021
San Benito County
17,873
18,038
19,961

0.9%

10.7%

11.7%
Hollister
11,110
10,422
12,056

6.2%

15.7%

8.5%
San Juan Bautista
586
940
733

60.4%
-22.0%

25.1%
Watsonville
14,498
14,744
15,233

13.3%

11.2%

5.1%
Gilroy
14,772
15,319
17,654
37%

15.2%

19.5%
Source: American Community Survey, Table DP04, 5 -Year Estimates, 2010, 2015, and 2021. 5 California Community Colleges, Chancellor's Office, Basic Needs Survey report, 2018.

Appendix B: Housing Needs Assessment
Page B-31

2. Housing Units by Types
Table B-28 provides a breakdown of number of housing units by type for Hollister and San Benito County.

Housing in Hollister is predominantly detached single-family residences (81.5 percent). About 14.3 percent of Hollister housing units are multi -family residences. Mobile homes, boats, and other types of housing make up the smallest number of housing units by type. A wider range of housing types is important in providing for the diverse housing needs of the Hollister population.

Table B-28: Total Housing Units by Type
Jurisdiction
Hollister
Single- Family
Detached
Single -Family
Attached
Multi -Family
Count Percent Count Percent Count Percent
9,570

81.5%
283

2.4%
,685

14.3%
Mobile Homes,
Boats, and other
Types of Housing
Count Percent
198

1.7%
San Benito
County
15,546

81.2%
826

4.3%
2,044

10.7%
728

3.8%
Source: American Community Survey, Table S2504, 5 -Year Estimates, 2021.

3. Housing Availability and Tenure
Housing tenure and vacancy generally influence the supply and cost of housing. Housing tenure defines whether a unit is owner occupied or renter occupied. The tenure characteristics in a community can indicate several aspects of the housing market, such as affordability, household stability, and availability of unit types, among others. In many communities, tenure distribution generally correlates with household income, composition, and age of the resident.

Homeowners tend to gravitate towards single-family, detached residences as they are typically better suited for larger households and are more affordable to home buyers rather than renters. As of ACS data from 2021, 95.1 of homeowners live in single-family, detached residences, as shown below in Table B-29.

In comparison, 56.9 percent of renters live in single-family detached homes, whereas 37.7 percent of renters live in multi -family residences. In total, 64.6 percent of all occupied housing units were made up of homeowners and 35.4 percent renters.

Tenure
Owner Occupied
Table B-29: Occupied Housing Units by Type and Tenure (2021) Single- Single -
Family Family
Detached Attached

95.1%

1.7%
Multi -
Family

1.5%
Mobile
Homes,
Boats, and
other Types
of Housing
L7%
Total
Number of
Occupied
Units
Total
Percent of
Occupied
Units
7,577 64.6%
Renter Occupied
Source: American Community Survey Table B25032, 5 -Year Estimates, 2021.

56.9%

3.7%

37.7%

1.7%
4,159

35.4%
While multi -family residences are typically more affordable to renters, the average household size in Hollister is one of the largest when compared to nearby jurisdictions. Table B-30 shows that both owner - occupied households and renter -occupied households in Hollister exceed the average household size in Appendix B: Housing Needs Assessment
Page B-32

the County. Hollister has approximately 3.48 persons per owner -occupied household and 3.51 per renter - occupied household.

Table B-30: Average Household Size
by Tenure (2021)
Jurisdiction
Owner -Occupied
Households'.

Average Owner
Household Size
Renter -Occupied
Households'.

Average Renter
Household Size
San Benito
County
12,944

3.24 6,200

3.41 Hollister
7,577

3.48 4,159

3.51 San Juan Bautista
394

2.35 305

3.11 Watsonville
860

2.28 273

2.94 Gilroy
10,999

3.44 6,024

3.42 1. Percent of total households
Source: American Community Survey, Table DP04, 5 -Year Estimates, 2021.

Vacancy rates are also an important housing indicator as they can influence housing choices available.

Higher vacancy rates can be indicative of low demand and/or high supply conditions in the housing market. High vacancy rates can influence an owner's ability to sell or lease housing units. Low vacancy rates can be indicative of high demand and/or low supply in the housing market. Low vacancy rates can create inflationary effects on housing costs. This may contribute to reducing a household's ability to find housing. Vacancy rates of two to three percent are generally considered healthy for single-family or ownership housing, and vacancy rates of five to six percent are generally considered healthy for multi- family or rental housing. Vacancy rates should be evaluated within the context of all local and regional market considerations. Hollister has the lowest vacancy rate (including for -sale and rental units) compared to nearby jurisdictions, as illustrated in Figure B-7.

Figure B-7: For Sale and Rental Unit Vacancy Rates by Jurisdiction Gilroy
San Juan Bautista
Watsonville
Hollister
San Benito County

2.7%

3.6%

4.2%

4.1%

4.6%

0.0% 0.5% 1.0% 1.5% 2.0% 2.5% 3.0% 3.5% 4.0% 4.5% 5.0%
Source: American Community Survey, DP04, 5 -Year Estimates, 2021.

Appendix B: Housing Needs Assessment Page B-33

Table B-31 below displays ACS data for vacancy rates in Hollister. The largest type of vacant housing is housing that remains vacant for unknown reasons at 26.6 percent of total vacant homes. This is followed by homes that are sold, but not occupied at 20 percent. Seasonal, recreational, or occasional use units may include secondary vacation homes or short-term rental homes; these homes often do not contribute to the housing needs of a community as they are not considered valuable for long-term rental or occupancy purposes.

Table B-31: Vacant Housing Units by Type
in Hollister
(2021)
Type of Housing
Estimated
Units
Percent of
Vacant
For rent
40 123%
Rented, not occupied
57 17.8%
For sale only
27 8.4%
Sold, not occupied
64 20.0%
For seasonal, recreational, or occasional use
47 14.7%
Other vacant
85 26.6%
Total
320
100%
Source: American Community Survey, Table 825004, 5 -Year Estimates, 2021.

4. Housing Age and Conditions
Housing age can be an important indicator of housing conditions within a community. Housing that is over 30 years old is typically in need of major rehabilitation, such as a new roof, foundation, or plumbing. Many federal and state programs also use the age of housing as one factor in determining housing rehabilitation needs. Figure B-8 shows the age of housing stock in the City. The majority of housing stock was built after the 1980s. Specifically, 27 percent of the City's housing stock was built between 1990 and 1999. This is followed by 1980 to 1989 at 14.1 percent. This reflects an aging housing stock that may need certain updates. The majority of the City's housing was built prior to 1990. Approximately 53.9 percent of the housing stock was built in 1989 or earlier. This indicates that at least 53.9 percent of the City's housing stock may be in need of some rehabilitation or replacement, depending on the conditions of the units.

As shown in Table B-14, approximately 25 percent of all households in the City experience at least one of the four severe housing problems (lacks complete kitchen, lacks complete plumbing, severely overcrowded, severely cost -burdened). Of the approximately 2,835 households experiencing at least one of the four severe housing problems, the City estimates that approximately 3 percent, or 85 housing units, are in need of moderate to significant rehabilitation. Additionally, the City estimates that approximately 3-5housing units may be in need of replacement, many of which have not been occupied in the last planning period.

While the City is not aware of areas that have a higher number of units in need of rehabilitation and replacement, it is generally assumed that housing units constructed prior to 1960 exhibit the highest incidence of housing issues. The greatest concentration of homes constructed prior to 1960 are located within the City core directly in and surrounding the downtown area where the City's first structures were Appendix B: Housing Needs Assessment Page B-34

developed. There are many historic and aging homes within the City's core and some may be in need of moderate to significant rehabilitation.

Figure B-8: Housing Stock Age

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

0.0%
Built Built Built Built Built Built Built Built Built Built 2020 or 2010 to 2000 to 1990 to 1980 to 1970 to 1960 to 1950 to 1940 to 1939 or later 2019 2009 1999 1989 1979 1969 1959 1949 earlier
■ Hollister 0.2% 10.4% 8.6% 27.0% 18.8% 14.1% 6.5% 3.9% 2.5% 8.1% Source: American Community Survey, Table B25034, 5 -Year Estimates, 2021.

Figure B-9 below displays housing units by year they were built and whether they are currently occupied by homeowners or renters. Based on the data below, owners tend to live in units built after 1990, whereas renters are more likely to live in units built prior to 1990. Owners are more likely than renters to live in units built after 1990.

Figure B-9: Tenure by Year Structure Built

35.0%

30.0%

25.0%

20.0%

15.0%

10.0%

5.0%

0.0%
Bu- ilt Built Built Built Built Built Built Built Built Built 2020 or 2010 to 2000 to 1990 to 1980 to 1970 to 1960 to 1950 to 1940 to 1939 or later 2019 2009 1999 1989 1979 1969 1959 1949 earlier
■ Owner Occupied 0.4% 13.4% 11.4% 31.2% 17.0% 9.5% 3.8% 4.3% 1.7% 7.2% Renter Occupied 0.0% 5.6% 3.5% 19.1% 22.7% 22.2% 11.5% 3.4% 3.4% 8.6% ■ Owner Occupied t_ Renter Occupied
Source: American Community Survey, Table B25036, 5 -Year Estimates, 2021.

Appendix B: Housing Needs Assessment Page B-35

5. Housing Costs and Affordability
Housing costs reflect the supply and demand of housing in a community. The following summarizes the cost and affordability of Hollister's housing stock.

Table B-32 below shows that the median home value in the City was $566,900 in 2021. This is below the County median home value at $623,000 and lower than the median home value of other nearby jurisdictions. Table B-35 shows median monthly rental rates for units within the City. The monthly rental rates for all unit types increased from 2017 to 2021, with the highest increase in two -bedroom units. As of December 2023, Zillow lists the median rent for all bedroom and all property types in Hollister as $3,000.

Table B-32: Average Home
Value by Community (2023)
Jurisdictions
Average Home Sale Value
San Benito County
$623,000
Hollister
$566,900
San Juan Bautista
$629,500
Watsonville
$637,100
Gilroy
$778,300
Source: American Community Survey, Table DP04, 5 -Year Estimates, 2021.

An analysis of market value home sales in Hollister from 2020-2023 showed that true sale prices were significantly higher than ACS estimates. The City collaborated with the local Real Estate Association to analyze home sales from January 2020 to December 2023. As shown in Table 2-33 below, true sale prices often differ from ACS estimates which may not always accurately reflect local market conditions. Table B- 34 analyzes home sales for units ranging from two to five bedrooms.

Table B-33: Average Home Sale Costs (2023)
Year Average Home Sale Value
2020 $590,512
2021
$707,242
2022
$753,676
2023
$709,574
Source: MLS Listings, 2020-2023
Appendix B: Housing Needs Assessment Page B-36

Table B-34: Average Home Sale Costs by Home Size
Year Average Home Sale Value
2 -Bedroom
2020
$501,842
2021
$543,446
2022
$606,554
2023
$593,316
3 -Bedroom
2020
$559,245
2021
$679,146
2022
$718,229
2023
$675,312
4 -Bedroom
2020
$619,915
2021
$768,480
2022
$814,788
2023
$759,773
5 -Bedroom
2020
$681,047
2021
$837,895
2022
$875,133
2023
$809,895
Source: MLS Listings, 2020-2023
*Average sales values for 2 -bedroom units may be skewed due to fewer product types being sold in the City.

The City has seen significant increase in housing costs in the last decade and understands the complexity of addressing these issues. The City is dedicated to increasing housing opportunities at all income levels through the numerous commitments made in the Policy Plan.

Appendix B: Housing Needs Assessment Page B-37

Table B-35:

Monthly
Rental Rates
(2017-2021)
Unit Type
2017
2018
2019
2020
2021
Change
2017-2021
Studio
-
$724
$789
$774

6.9%*
1 bedroom
$796
$839
$907
$933
$849

6.6%
2 bedrooms
$1,125
$1,194
$1,223
$1,258
$1,460

29.8%
3 bedrooms
$1,709
$1,803
$1,858
$1,794
$1,920

12.3%
4 bedrooms
$2,161
$2,243
$1,980
$1,944
$1,978

8.5%
5 or more bedrooms
-
-
-
-
$2,875
-
*Percent change was calculated using the most recent data made best available by ACS Table 825031.

Note: As of December 2023, Zillow lists the median rent for all bedrooms and all property types in Hollister as $3,000.

Zillow does not specify rent by unit breakdown.

Source: American Community Survey, Table 825031, 5 -Year Estimates, 2017, 2018, 2019, 2020, and 2021.

Housing affordability can be inferred by comparing the cost of renting or owning a home with the maximum affordable housing costs for households at different income levels. Taken together, this information can generally show who can afford what size and type of housing and indicate the type of households most likely to experience overcrowding and overpayment. HUD annually conducts nationwide household income surveys to determine the HAMFI and a household's eligibility for federal housing assistance. Based on this survey, HCD developed income limits which can be used to determine the maximum price affordable to households in the upper range of their respective income category. The maximum monthly affordable price is calculated as 30 percent of the monthly gross income limit split between 12 months. The maximum affordable housing costs for homeowners and renters in San Benito County are shown in Table B-36 and Table B-37, respectively.

The data show the maximum amount that a household can pay for housing each month without incurring a cost burden (overpayment). This amount can be compared to median home value (Tables B-32 and B- 33) to determine what types of housing opportunities a household can afford.

Extremely Low -Income Households
Extremely low-income households earn less than 30 percent of the County HAMFI — up to $23,400 for a one -person household and up to $36,100 for a five -person household in 2023. Extremely low-income households cannot afford market -rate rental or ownership housing in the City without assuming a substantial cost burden.

Vr ry Lo ,r ' _Income Households
Very low-income households earn between 31 percent and 50 percent of the County HAMFI — up to $39,000 for a one -person household and up to $60,150 for a five -person household in 2023. The maximum affordable home price for a low-income household is $84,000 for a one -person household and up to $127,000 for a five -person household. A one -person very low-income household can afford to pay up to $975 in monthly rent and a five -person very low-income household can pay up to $1,504 in monthly rent.

Given housing costs, very low-income households cannot afford market -rate rental or ownership housing in the City without assuming a substantial cost burden.

Appendix B: Housing Needs Assessment Page B-38

Low -Income Households
Low-income households earn between 51 percent and 90 percent of the County's HAMFI — up to $62,350 for a one -person household and up to $96,200 for a five -person household in 2023. The maximum affordable home price for a low-income household is $162,500 for a one -person household and $248,000 for a five -person household. Based on the median home value in Hollister in 2021 (Tables B-32 and B-33), homeownership is not affordable to low-income households. A one -person low-income household could afford to pay up to $1,559 in rent per month and a five -person low-income household could afford to pay as much as $2,405 per month.

Moderate -income Househol;+is
Moderate -income households earn between 81 percent and 120 percent of the County's HAMFI — up to $117,750 for a one -person household and up to $181,700 for a five -person household in 2023. The maximum affordable purchase price for a moderate -income household is $349,000 for a one -person household and $535,000 for a five -person household. Based on the median home value in Hollister in 2021 (Table B-32), homeownership is not affordable to moderate -income households. The maximum affordable rent payment for moderate -income households is between $2,944 and $4,543 per month.

Appropriately sized, market -rate rental housing is generally affordable to moderate -income households.

Appendix B: Housing Needs Assessment Page B-39

Table B-36: Estimated Affordable Housing Costs for Homeowners (2023) Total Affordable
Annual Income Mortgage Utilities1 Tax and Monthly Housing Insurance Cost
Extremely Low -Income (30% of HAMFI)
Affordable
Purchase Price
1 -Person
$23,400
$198
$299
$88
$585
$31,500
2 -Person
$26,750
$251
$318
$100
$669
$40,000
3 -Person
$30,100
$273
$367
$113
$753
$43,000
4 -Person
$33,400
$288
$422
$125
$835
$45,500
5 -Person
$36,100
$290
$478
$135
$903
$46,000
Very Low -Income (50% of HAMFI)
1 -Person
$39,000
$530
$299
$146
$975
$84,000
2 -Person
$44,550
$629
$318
$167
$1,114
$99,500
3 -Person
$50,100
$698
$367
$188
$1,253
$110,000
4 -Person
$55,650
$760
$422
$209
$1,391
$120,000
5 -Person
$60,150
$800
$478
$226
$1,504
$127,000
Low -Income (80% HAMFI)
1 -Person
$62,350
$1,026
$299
$234
$1,559
$162,500
2 -Person
$71,250
$1,196
$318
$267
$1,781
$189,500
3 -Person
$80,150
$1,336
$367
$301
$2,004
$211,500
4 -Person
$89,050
$1,470
$422
$334
$2,226
$232,000
5 -Person
$96,200
$1,566
$478
$361
$2,405
$248,000
Moderate -Income (120% HAMFI)
1 -Person
$117,750
$2,203
$299
$442
$2,944
$349,000
2 -Person
$134,600
$2,542
$318
$505
$3,365
$402,000
3 -Person
$151,450
$2,851
$367
$568
$3,786
$451,000
4 -Person
$168,250
$3,153
$422
$631
$4,206
$499,000
5 -Person
$181,700
$3,384
$478
$681
$4,543
$535,000
Assumptions: 2023 HCD income limits for San Benito County, CA HUD Metro FMR Area; 30 percent gross household income as affordable housing cost; 15 percent of monthly affordable cost for taxes and insurance; 5 percent down payment; and 7 percent interest rate for a 30 -year fixed-rate mortgage loan. Utilities based on the Santa Cruz Housing Authority Utility Allowance Schedule.

1. Utilities include garbage, sewer, water, cooking, heating, and general utilities such as lights.

Source: San Benito Housing Authority, Santa Cruz Housing Authority Utility Allowance Schedule; Cities of Hollister and San Juan Bautista Utility Allowance, California Department of Housing and Community Development, 2023 State Income Limits, and Kimley Horn and Associates.

Appendix B: Housing Needs Assessment
Page B-40

Table B-37: Affordable Monthly Housing Cost for Renters (2023) Annual Income Rent Utilities Total Affordable Monthly
Housing Cost
Extremely Low -Income (30% of HAMFI)
1 -Person
$23,400
$286
$299
$585
2 -Person
$26,750
$351
$318
$669
3 -Person
$30,100
$386
$367
$753
4 -Person
$33,400
$413
$422
$835
5 -Person
$36,100
$425
$478
$903
Very Low -Income (50% of HAMFI)
1 -Person
$39,000
$676
$299
$975
2 -Person
$44,550
$796
$318
$1,114
3 -Person
$50,100
$886
$367
$1,253
4 -Person
$55,650
$969
$422
$1,391
5 -Person
$60,150
$1,026
$478
$1,504
Low -Income (80% HAMFI)
1 -Person
$62,350
$1,260
$299
$1,559
2 -Person
$71,250
$1,463
$318
$1,781
3 -Person
$80,150
$1,637
$367
$2,004
4 -Person
$89,050
$1,804
$422
$2,226
5 -Person
$96,200
$1,927
$478
$2,405
Moderate -Income (120% HAMFI)
1 -Person
$117,750
$2,645
$299
$2,944
2 -Person
$134,600
$3,047
$318
$3,365
3 -Person
$151,450
$3,419
$367
$3,786
4 -Person
$168,250
$3,784
$422
$4,206
5 -Person
$181,700
$4,065
$478
$4,543

1. Utilities include garbage, sewer, water, cooking, heating, and general utilities such as lights.

Source: Santa Cruz County Housing Authority Utility Allowance Schedule; Cities of Hollister and San Juan Bautista Utility Allowance, 2023 State Income Limits, and Kimley Horn and Associates.

Appendix B: Housing Needs Assessment Page B-41

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Housing Constraints
Multiple factors can influence the provision of adequate housing or access to opportunities for current and future residents in Hollister. These factors may include non -governmental, governmental, infrastructure, and environmental constraints, such as:
• Non -Governmental Constraints:
• Land costs
• Constructions costs
• Availability of financing
• Governmental Constraints:
• Land use controls
• Development standards
• Permitting processes and fees
• Local ordinances
• Infrastructure Constraints:
• Dry utilities
• Water supply
• Fire and emergency services
• Police Services
• Environmental Constraints:
• Geologic hazards
• Flood hazards
• Fire hazards
Combined, these factors may create barriers for current and future residents to access adequate and affordable housing options, especially for lower- and moderate -income households.

A. Non -Governmental Constraints
Non -governmental constraints can influence housing cost in Hollister and create barriers to housing production and affordability. These constraints may include real wages, the availability and cost of land for residential development, the demand for housing, financing and lending, construction costs, and availability of labor, which can make it expensive for developer to build any housing and especially affordable housing. The following sections highlight the primary market factors that influence the production of housing in Hollister.

1. Land Costs and Constructions
Construction costs can vary widely according to the type of development, with multi -unit housing generally having a lower construction cost per unit than single-family housing. However, there are cost Appendix C: Housing Constraints
Padd S1of 1664

variations by construction type, depending on unit size and the number and quality of amenities provided.

An indicator of construction costs is Building Valuation Data compiled by the International Code Council (ICC). The ICC was established in 1994 with the goal of developing a single set of national model construction codes, known as the International Codes, or I -Codes. The ICC updates the estimated cost of construction at six-month intervals and provides estimates for the average cost of labor and materials for typical Type VA wood -frame housing. Estimates are based on "good quality" construction, providing for materials and fixtures well above the minimum required by state and local building codes.

In February 2022, the ICC estimated that the average per square -foot cost for good -quality housing was approximately $144.50 for multi -unit housing, $160.35 for single -unit homes, and $181.25 for residential care/assisted living facilities. Construction costs for custom homes and units with extra amenities, run even higher. Construction costs are also dependent upon materials used and building height, as well as regulations set by the City's adopted Building Code. For example, according to the ICC, an accessory dwelling unit (ADU) or converting a garage using a Type VB wood framed unit would cost about $150.87 per square foot. Although construction costs are a significant portion of the overall development cost, they are consistent throughout the region and, especially when considering land costs, are not considered a major constraint to housing production in Hollister.

Land costs can also constrain the development of affordable and middle -income housing and represents a significant cost component in residential development. Land costs may vary depending on if a site is vacant or has existing improvements. Site constraints such as environmental considerations (e.g., steep slopes, soil stability, seismic hazards, flooding) can also influence the cost of land. Additional cost considerations may occur when redeveloping and/or converting existing improved sites.

In November 2023 ten vacant lots were sold, ranging from 0.06 acres to 35 acres. Table C-1 shows the average cost of vacant land in Hollister compared to neighboring jurisdictions. Hollister has the second highest average lot size at six acres and the highest average cost per square -foot of $24.52. Gilroy has the second highest average cost per square foot at $13.87, while Watsonville has the highest average lot acreage at an average lot size of 23.23 acres. Given the size of lots and their cost in comparison to surrounding communities, the cost of land is considered a constraint to development of housing in Hollister.

Table C-1: Lots Sold in
November 2023 by Jurisdiction
Jurisdiction
Average Lot
Acreage
Average Cost Per
Square Foot
Hollister

6.0 ac
$24.52
San Juan Bautista

3.9 ac
$8.86
Watsonville

23.2 ac
$7.34
Gilroy

4.4 ac
$13.87
Source: Zillow.com (Accessed November 2023)
Appendix C: Housing Constraints
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001 0

2. Availability of Financing
The availability of financing in a community depends on a number of factors, including the type of lending institutions active in a community, lending practices, rates, fees charged, laws and regulations governing financial institutions, and equal access to lending. Additionally, availability of financing affects a person's ability to purchase or improve a home. Under the Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The primary concern in a review of lending activity is to determine whether home financing is available to all residents of a community, regardless of income, sex, race, or ethnicity. The data presented in this section include the disposition of loan applications submitted to financial institutions for home purchase, home improvement, and refinancing in the San Jose -Sunnyvale - Santa Clara Metropolitan Statistical Area/Metropolitan Division (MSA/MD)1.

Table C-2 below displays the disposition of loan applications for the San Jose -Sunnyvale -Santa Clara MSA/MD per the 2021 Home Mortgage Discloser Act report. According to the data, applications in the 100-119 percent of the MSA/MD median had the highest rates of loan approval. Within that income category, those who identify as Asian had the highest approval rates (75 percent), while those who identify as Black or African American and Native Hawaiian or other Pacific Islander had the lowest rates (65.3 and 69 percent, respectively). Applicants in the less than 50 percent of the MSA/MD median -income categories were showed higher percentages of denied loans than loans originated. Due to the relative high rates of approval for home purchase, improvement, and refinance loans, home financing is generally available and not considered a significant constraint to the provision and maintenance of housing in Hollister.

Due to the way the Home Mortgage Disclosure Act collects information and categorizes MSA's, Hollister is considered a part of the San Jose -Sunnyvale -Santa Clara MSA. Some data may be skewed.

Appendix C: Housing Constraints
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Table C-2: Disposition of Loan Applications by Race/Ethnicity — San Jose -Sunnyvale -Santa Clara MSA/MD
Applications by Race/Ethnicity Percent Percent Percent Total (Count) Approved Denied ()therm
Less Than 50% of MSA/MD Median
American Indian and Alaska Native

37.9%

23.3%

2.9%
103
Asian

49.8%

24.3%

2.2%
3,286
Black or African American

41.1%

26.6%

2.6%
192
Native Hawaiian or other Pacific Islander

39.1%

26.1%

0.0%
46 White

53.8%

21.1%

2.7%
5,355
Hispanic or Latino

47.0%

25.2%

3.0%
2,069
50-79% of MSA/MD Median
American Indian and Alaska Native

60.4%

17.0%

3.8%
106
Asian

66.9%

12.1%

3.5%
6,069
Black or African American

56.6%

15.3%

2.1%
242
Native Hawaiian or other Pacific Islander

52.9%

13.8%

2.3%
87 White

67.3%

11.1%

3.7%
7,784
Hispanic or Latino

63.1%

13.7%

3.0%
3,404
80-99% of MSA/MD Median
American Indian and Alaska Native

66.7%

10.4%

2.1%
48 Asian

71.9%

9.7%

2.6%
2,956
Black or African American

60.0%

10.7%

0.0%
75 Native Hawaiian or other Pacific Islander

47.2%

22.2%

0.0%
36 White

69.8%

8.7%

2.0%
3,046
Hispanic or Latino

65.4%

11.3%

3.0%
1,152
100-119% of MSA/MD Median
American Indian and Alaska Native

72.7%

7.1%

2.0%
99 Asian

75.0%

6.8%

3.1%
11,851
Black or African American

65.3%

8.8%

2.1%
239
Native Hawaiian or other Pacific Islander

69.0%

11.3%

0.0%
71 White

73.2%

7.5%

2.3%
7,720
Hispanic or Latino

69.3%

8.8%

2.0%
2,250
120% or More of MSA/MD Median
American Indian and Alaska Native

67.2%

9.5%

1.5%
137
Asian

74.2%

5.5%

3.4%
44,886
Black or African American

63.9%

11.2%

1.7%
466
Native Hawaiian or other Pacific Islander

58.6%

12.5%

1.6%
128
White

71.7%

6.9%

2.9%
21,102
Hispanic or Latino

66.7%

9.8%

1.7%
2,806
Notes:

1. "Other" includes: applications withdrawn, files closed for incompleteness, and purchased loans.

Source: Consumer Financial Protection Bureau, Disposition of loan applications, by Ethnicity/Race of applicant, 2021.

Appendix C: Housing Constraints
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3. Economic Constraints
Market forces on the economy and the trickle -down effects on the construction industry can act as a barrier to housing construction and especially to affordable housing construction. It is estimated that housing price growth will continue in the City and the region for the foreseeable future. Moving into 2020, the economy was growing, California was seeing a 1.6 percent growth in jobs from 2019 and experiencing all-time lows for unemployment rates. The COVID-19 pandemic had stalled much of the economy in early 2020; however, as Figure C-1 shows, the Hollister housing market has maintained overall growth. Figure C-2 shows a declined trend in the number of homes sold in Hollister which may be attributed to lower inventory, which can also influence median sale prices.

Figure C-1: Hollister Median Sale Price and Homes Sold (2021-2023) 2O21
Source: Redfin, Hollister Housing Market Trends (Accessed April 17, 2023).

Figure C-2: Hollister Housing Market Trends — Number of Homes Sold (2021-2023) Source: Redfin, Hollister Housing Market Trends (Accessed April 17, 2023).

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Padd Af 1664

001 0
An April 2023 California Association of Realtors (CAR) reported that single-family homes on the market in San Benito County had a median sales price of $768,000 and year-to-year change of negative 10.7 percent.

San Benito County is categorized within the Central Valley region by CAR, which had a median sales price of $460,000 during the same period.

According to a CAR First -Time Buyer Housing Affordability Index report of 2023, the median home price for a single-family home in San Benito County was $624,750 with monthly payments of $3,940 (including taxes and insurance). This required a minimum qualifying income of $118,200. In comparison, the median cost for a single-family home in California was $642,220 with monthly payments of $4,080 and a minimum qualifying income of $122,400.

B. Governmental Constraints
In addition to market constraints, local policies and regulations also affect the price and availability of housing and the provision of affordable housing. For example, State and Federal regulations affect the availability of land for housing and the cost of housing production, making it difficult to meet the demand for affordable housing and limiting supply in a region. Regulations related to environmental protection, building codes, and other topics have significant, often adverse, impacts on housing cost and availability.

While the City has no control over State and Federal Laws that affect housing, local laws including land use controls, site improvement requirements, fees and exactions, permit processing procedures, and other factors can constrain the maintenance, development, and improvement of housing can create barriers to housing. All information regarding the City's zoning, development standards, and fees is available to the public on the City's website (htt3s://hollister.ca.gov/) pursuant to Gov. Code §65940.1 (a)(1)(B).

1. Land Use Controls
Jurisdictions in California are required by law to prepare comprehensive, long-term General Plans to guide future development. The Land Use Element of the General Plan establishes permitted land uses and development density throughout the City. These land uses provide a wide variety of housing types throughout Hollister, while also ensuring compatibility between neighboring uses. Table C-3 lists the land uses that permit residential developments and their density ranges. This information is available on the City's website, in compliance with State transparency requirements.

Appendix C: Housing Constraints
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001 0
Table C-3:

Residential Land Uses and Density
Ranges
Density Range (Dwelling Units
per Acre)
Lot Area per Dwelling Unit
(Minimum)
General Plan Land Uses
Residential Estate District (RE)
1 housing unit per five net acres
5 acres
Low -Density Residential District
(R1)
1 to 8 units per acre but min. of
4 units per acre preferred
1 housing unit per 5,400 sq. ft.
of site area
Two -Family Residential District
(R2)
Min. of 8 units per acre with a
max. of 12 units per acre
8,000 sq. ft. per 2 units
Medium Density Residential
District (R3)
Min. of 8 units per acre with a
max. of 12 units per net acre
Attached: 3,600 sq. ft.

Detached: 2,500 sq. ft.

High Density Residential District
(R4)
Min. of 12 units per acre with a
max. of 35 units per net acre
2,900 sq. ft.

High Density Multifamily
Residential District (R4-20)
Min. of 20 units per acre with a
max. of 35 units per net acre
2,900 sq. ft.

Old Town — Medium Density
Residential (OT -M)
Min. of 8 units per acre with a
max. of 12 units per net acre
Attached: 3,600 sq. ft.

Detached: 2,500 sq. ft.

Old Town High Density
Residential (OT -H)
Min. of 12 units per acre with a
max. of 35 units per net acre
1 bedroom/studio: 1,600 sq. ft.
2+ bedrooms: 12-16 units, 2,900
sq. ft.
16-35 units: 2,200 sq. ft.

Source: City of Hollister Municipal Code
The City's Municipal code identifies the following residential and mixed -use categories:
• Residential Estate District (RE): The Residential Estate (RE) Zoning District provides for residential development at densities up to one dwelling unit per five acres; it is intended to provide sites for larger, distinctive residence. The RE Zoning District is consistent with the Residential Estate (RE) land use category of the General Plan.
• Low Density Residential District (R1): The Low Density Residential (R1) Zoning District includes area substantially developed with existing single-family residential residence prior to 2005 with densities of four to six dwelling units per acres. The R1 Zoning District is consistent with the Low Density Residential (LDR) land use category of the General Plan which now allows one to eight units per net acre.
• Two -Family Residential District (R2): The Two -Family Residential (R2) Zoning District provides for duplexes or two-family dwellings. Areas designated R2 were substantially developed prior to 2005 with two single-family residential units on a lot or duplexes. The R2 Zoning District is consistent with the Medium Density Residential (MDR) land use category of the General Plan. • Medium Density Residential District (R3): The Medium Density Residential (R3) Zoning District provides for medium and medium -to high -density residential development at densities from eight to 16 dwelling units per acres. Areas designated R3 were substantially developed prior to 2005 and are generally characterized by apartments and other high -density residential development and planned residential development at a density of 16 dwelling units per acre. The R3 Zoning District is consistent with the Medium Density Residential (MDR) and High Density Residential (HDR) land use categories of the General Plan.

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001 0
• High Density Residential District (R4): The High Density Residential (R4) Zoning District provides for high -density residential development at densities from 12 to 35 dwelling units per acre. Areas designated R4 were substantially developed prior to 2005 and are generally characterized by apartments and other high density residential development and planned residential development at a density of 16 or more dwelling units per acre. The R4 Zoning District is consistent with the High Density Residential (HDR) land use category of the General Plan. • High Density Multifamily Residential (R4-20): The High Density Multifamily Residential R4-20 Zoning District provides for multifamily residential development at densities from 20 to 35 dwelling units per acre. Areas designated R4-20 are intended to be developed solely for high density residential multifamily housing. The R4 Zoning District is consistent with the High Density Residential (HDR) land use category of the General Plan. The Planning Commission may waive the minimum density requirement for a development proposal with 100 percent multifamily affordable housing in the R4, R4-20, and OT -H Zoning Districts where it is demonstrated that the minimum density standard poses a constraint to the viability of the development. The manager's unit may be excluded from the affordability requirement. A conditional use permit shall be required for approval of the waiver.

It should be noted that while the Zoning Code establishes the R4-20 zone, as of 2020, there are no parcels currently zoned R4-20.
• Residential Performance Overlay Zone District (R1 L/PZ, R3 M/PZ and R4 H/PZ): This overlay district applies to vacant land within the City. The intent of the overlay district is to foster development that meets the range of densities for the General Plan land use designation with the option for flexible standards to implement policies and programs in the General Plan. • Old Town (OT): The Old Town (OT) Zoning District applies to the residential neighborhoods that include the original town of Hollister, as laid out by the San Justo Homestead Association, its early subdivisions, and adjacent older residential areas. Within this district are numerous lots of unusual size and shape, many of which were originally designed to accommodate stables, barns and other outbuildings. In addition, many areas of this district are occupied by a varied mix of residential types and densities. The majority of the housing stock was constructed prior to World War II. Some of the homes in this district are listed in the National Monterey Street Historic District. South of Fourth Street, the Old Town (OT -M) Zoning District is consistent with the Medium Density Residential land use category of the General Plan with residential development densities from eight to 12 dwelling units per acre. Areas within the OT -M district could have single- family homes, duplexes, fourplex, cottages and housing on small lots. This district also encompasses the General Plan Old Town Special Planning Area. North of Fourth Street, the Old Town (OT -H) district is consistent with the High -Density Residential category of the General Plan with residential development densities from 12 to 35 dwelling units per acre. The Old Town -H district provides for infill development of small lots, apartments and other high density residential development. The additional purpose of the OT -M district is to provide for the infill of detached single-family dwellings on small lots and small-scale medium -density dwellings where the minimum density is not less than eight units per acre and the maximum density is not more than 12 units per acre without density bonus. The additional purpose of the OT -H district is to provide for the infill of detached, attached, medium -density and multifamily dwellings where the minimum density is not less than 16 units per acre and the maximum density is not more 35 units per acre without density bonus.

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Appendix C: Housing Constraints
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oatio
• Residential, West Fairview Road District (RWF): The West Fairview Road district establishes zoning regulations for the area defined by the West Fairview Road Specific Plan. The West Fairview Road Specific Plan provides for comprehensive land use, circulation, and infrastructure plans, development and design policies, housing strategies and implementation programs for guiding and ensuring the orderly development of the Plan area. • Mixed -Use Districts:
o Downtown Mixed -Use District (DMU): The Downtown Mixed -Use (DMU) Zoning District provides for a vertical or horizontal combination of commercial and residential uses around the central core of the community. The designation is intended to encourage ground floor, pedestrian friendly, retail sales and service uses with upper floors of office and residential uses. The DMU District should be a unique destination with restaurants, theaters, boutique retail, neighborhood convenience stores, regionally oriented specialty stores, medical and dental offices, and residential densities of 25 to 45 units per acre. The DMU Zoning District is consistent with the Downtown Commercial and Mixed -Use (D -MU) land use category of the General Plan.
o Neighborhood Mixed -Use District (NMU): The Neighborhood Mixed -Use (NUM) Zoning District provides for pedestrian -oriented commercial uses of low intensity and of a neighborhood character which serves the convenience retail and service needs of nearby residents and high -density residential at densities of 25-40 units per acre. The neighborhood shopping centers accommodated by this zoning district typically have anchor market and drug stores, with supporting neighborhood -related convenience businesses. The NMU Zoning District is consistent with the Mixed -Use Commercial and Residential (MU) land use category of the General Plan. o West Gateway District (WG): The West Gateway (WG) Mixed -Use Zoning District provides for a series of parcels with neighborhood commercial and multifamily residential uses as a retail -oriented entry boulevard at the west entrance to the City near the San Benito River. The designation is intended to provide convenience services to regional traffic on Highway 156, encourage community shopping, retail and offices with medium to high density residential uses at a density of 20 to 35 units per acre outside of downtown Hollister. The WG Zoning District is consistent with the West Gateway Mixed -Use (WG) land use category and the West Gateway Special Planning Area of the General Plan.

Requests to Develop Housing at Lesser (Densities
The Municipal Code establishes zoning districts with minimum and maximum density limits to regulate the bulk of structures and density of population. Table C-3 provides the minimum densities required per zoning district. In the 5th Housing Element planning cycle, the City received proposals for residential projects with densities at the minimum permitted in their respective zones. It is common for developers to propose developments at the minimum density permitted in their respective zones. While this is a common trend, the City is committed to increasing housing choice and housing types by increasing density ranges in strategic areas of the City. The City's proposed rezones, as analyzed in Appendix F and Chapter 2, propose to rezone at densities greater than previously allowed in an effort to pivot away from past development patterns of lesser densities and move in a direction that facilitates strategic growth.

Appendix C: Housing Constraints
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While the City does receive requests to develop at minimum densities, it's uncommon for the City to receive requests to develop housing at densities below those identified in the sites inventory, in their respective zones. In the 5th Housing Element planning cycle, the City received one request to develop at a lesser density than allowed in the respective zone, but the request was denied. The City is committed facilitating a shift in development patterns to increase housing choice and supply in Hollister.

2. Variety of Housing Permitted
California Housing Element Law mandates jurisdictions to make sites available through zoning and development standards to facilitate the development of a variety of housing types for populations from all socioeconomic levels. Housing types include single-family homes, small lot housing, multi -family housing, mobile home parks, accessory dwelling units, agricultural work housing, supportive housing, manufacturing home, and residential care homes. Table C-4 shows the various housing types permitted throughout the City in zoning districts which permit housing. Hollister is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City's website and can be printed for individuals at the front counter.

Appendix C: Housing Constraints
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Table C-4: Permitted
Housing
Types
by Zoning
District
Land Use
RE
R1
R2
R3
R4
R4-20
PZ
OT -M
OT -H
RWF
Agricultural Employee Housing
1-4 Employees
4+ Employees
P
CUP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
NP
Apartments
NP
NP
NP
S&A
S&A
S&A
S&A
S&A
S&A
S&A
Condominiums
NP
NP
NP
S&A
S&A
S&A
S&A
S&A
S&A
NP
Duets
NP
NP
NP
S&A
S&A
NP
S&A
S&A
S&A
S&A
Duplex
NP
S&A
S&A
S&A
S&A
NP
S&A
S&A
S&A
P1
Home Occupation
P
P
P
P
P
P
P
P
P
P
Manufactured Homes
P
P
P
P
NP
NP
P
P
P
P
Mobile Home
P
P
P
P
NP
NP
P
P
P
P
Mobile Home Parks
NP
NP
Residential Accessory Uses and Structures'
Less than 120 sq. ft.

More than 120 sq. ft
Higher than 15 feet
P
AP
P
P
AP P
P
AP P
P
AP P
P
AP P
P
AP P
P
AP P
P
AP P
P
AP P
P
AP P
Residential Care Homes
6 or fewer
7 or more
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
P
CUP
Accessory Dwelling Units (ADUs)2
P
*3
*3
*3
*3
NP
P
*3
*3
P
Single -Family —Attached
NP
NP
NP
S&A
S&A
S&A
S&A
S&A
S&A
NP
Single -Family — Detached
P
P
NP
P
NP
NP
P
P
CUP
P
Small Lot Housing
NP
APR
NP
S&A
S&A
NP
S&A
S&A
S&A
P
Supportive Housing Facility
7 or fewer
8 or more
-
-
-
-
-
-
-
-
-
-
Triplex, Fourplex
NP
NP
NP
S&A
S&A
S&A
S&A
S&A
S&A
S&Al
Convalescent Hospitals/Nursing Homes4
CUP
CUP
CUP
CUP
CUP
NP
CUP
CUP
CUP
CUP
Temporary Residential Shelters
Small (STRS)
Large (LTRS)
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
CUP
P — Permitted Use in zoning district.

Appendix C: Housing Constraints
Page C-11

AP — Administrative Permit issued at Development Services Department.

APR — Administrative Permit Review and approval by the Development Review Committee (DRC) for compliance with standards without a public hearing. mTUP — Minor Temporary Use Permit.

MTUP — Major Temporary Use Permit.

CUP — Conditional Use Permit required with Planning Commission approval.

S&A — Site and Architectural Review required with Planning Commission approval.

NP — Not Permitted.
— Not specified.

Notes:

1. Provided that the overall density standards for the Specific Plan are met.

2. ADUs are permitted where performance standards in Chapter 17.32 of the Municipal Code can be met. ADUs are permitted only on lots occupied by one existing or proposed detached single-family dwelling.

3. ADUs are permitted where a single-family residence was established on a legal lot that is less than 8,000 square feet in size and the ADU complies with the standards in Chapter 12.32 of the Municipal Code and there is future multifamily development on the parcel or lot consolidation with adjoining parcels to accommodate future multifamily development.

4. Establishment of the land use is prohibited if the property is located in the Flood Hazard Overlay Zone.

5. Provided that each establishment is located at least 1,000 feet from another STRS or LTRS, 500 feet from a public park, a public or private K-12 school or an R1, R2 or OT Zoning District and within 1,000 feet of a bus route and meets the standards noted in section 17.22.120 of the Municipal Code.

6. Would not preclude an ADU/SB9 project.

Source: City of Hollister Municipal Code
Land Use
Live -Work Units
1-2 units
2+ units
CO
NP
Table C-5:

GC
NP
Permitted
Commercial
NG
NP
Housing Types
Zones
DMU
P
CUP
by Zoning
NMU
P
CUP
District
WG
NP
CUP
Industrial
M1
-
Zones
IBP
-
Open Space,
Facilities/Institutional
OS
-
Park and
P
-
Public
Zones
PF
-
Convalescent Hospitals/Nursing Homes
CUP
CUP
NP
CUP
CUP
CUP
-
-
-
-
New Single -Family
Residential
NP
NO
NP
NP
NP
NP
NP
NP
NP
CUP
NP
CUP
Caretaker and Employee Housing
CUP
CUP
CUP
CUP
CUP
CUP
ACUP
ACUP
CUP
CUP
CUP
1st Floor Existing Commercial
2"d Floor Reuse for Residential
NP
NP
NP
NP
NP
NP
NP
S&A
NP
S&A
NP
S&A
New Mixed -Use Building
NP
NP
NP
S&A
S&A
S&A
-
-
-
-
-
Multifamily
-
-
-
P
P
P
-
-
-
-
-
Day Care Homes, Family — Large
P
NP
NP
APR
APR
APR
-
-
-
-
-
Second Dwelling Unit
NP
NP
NP
NP
NP
NP
-
-
-
-
-
Appendix C: Housing Constraints
Page C-12

Land Use
Temporary Residential Shelters
Small (STRS)
Large (LTRS)
CO
NP
NP
Table C-5:

GC
CUP
CUP
Permitted
Commercial
NG
P
P
Housing Types
Zones
DMU
NP
NP
by Zoning
NMU
CUP
CUP
District
WG
CUP
CUP
Industrial
M1
CUP
CUP
Zones
IBP
CUP
CUP
Open Space,
Facilities/Institutional
OS
CUP
CUP
Park and
P
CUP
CUP
Public
Zones
PF
CUP
CUP
Agricultural Employee Housing
4 or fewer employees
4 or more employees
-
-
-
-
-
-
-
-
CUP
CUP
CUP
CUP
CUP
CUP
Organizational Houses
-
-
-
-
-
-
-
-
NP
NP
NP
P — Permitted Use in zoning district.

AP — Administrative Permit issued at Development Services Department.

APR — Administrative Permit Review and approval by the Development Review Committee (DRC) for compliance with standards without a public hearing. mTUP — Minor Temporary Use Permit.

MTUP — Major Temporary Use Permit.

CUP — Conditional Use Permit required with Planning Commission approval.

S&A—Site and Architectural Review required with Planning Commission approval.

NP — Not Permitted. / "-" — Not specified.

Notes:

1. Provided that each establishment is located at least 1,000 feet from another STRS or LTRS, 500 feet from a public park, a public or private K-12 school or an R1, R2 or OT Zoning District and within 1,000 feet of a bus route and meets the standards noted in section 17.22.120 of the Municipal Code.

Source: City of Hollister Municipal Code
Table C-6:

Permitted Housing Types in the Airport
Overlay
Zoning District
Runway Protection
Zone 1
Inner Approach/
Inner Turning
Zone
3 Outer Approach/
Side Line Zone 5
Traffic Pattern
Zone 6
Land Use
Departure Zone 1
Departure Zone 4
Hospital, Nursing Home
NP
NP
NP
NP
NP
NP
Residential
NP
NP
NP
NP
NP
P
Caretaker
NP
CUP
CUP
P
P
P
P — Permitted Use in zoning district.

CUP — Conditional Use Permit required with Planning Commission approval.

NP — Not Permitted.
— Not specified.

Source: City of Hollister Municipal Code
Appendix C: Housing Constraints
Page C-13

Single -Family Dwelling
The Hollister Municipal Code separates single-family dwellings into single-family attached and single- family detached. The Code defines single-family attached dwelling units as a group of three or more individual dwelling units contained within a single residential structure which share common walls from ground to ceiling along the side property lines. Townhomes or row houses are considered to be single- family attached while duets are not considered as a single-family attached dwelling. Single-family detached dwelling units are defined as a dwelling that is set on a separate lot and shares no common walls with another house or dwelling. Lots with a single-family residence is allowed a maximum or one attached accessory dwelling unit (ADU) or one detached ADU, which may be combined with a junior ADU complying with Section 17.32.040 of the Municipal Code. Detached single-family dwellings are permitted in RE, R1, R3, PZ, OT -M, and RWF zones and are allowed in OT -H with a conditional use permit. Attached single- family dwellings are permitted in R3, R4, PZ, OT -M, and OT -H zones with site and architectural review with Planning Commission approval.

Multi -Family Dwelling
Multi -family dwellings include duplexes, triplexes, fourplexes, apartments, and residential condominiums and excludes single-family attached dwelling units and duets. A single-family residence with an ADU authorized by Chapter 17.32 of the Municipal Code are not considered to be multifamily housing.

Duplexes are permitted in the RWF zone and permitted with site and architectural review and Planning Commission approval in R1, R2, R3, R4, PZ, OT -M, and OT -H zones. Apartments, triplexes, fourplexes are permitted with site and architectural review and Planning Commission approval in R3, R4, R4-20, PZ, OT - M, OT -H, and RWF zones. Condominiums are permitted with site and architectural review and Planning Commission approval in R3, R4, R4-20, PZ, OT -M, and OT -H zones.

Accessory Dwelling Unit (ADU)
Accessory Dwelling Unit (ADU) is defined as a second permanent dwelling that is accessory to a legally constructed primary dwelling on the same site in a residential zoning district. A secondary unit provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation. There is a maximum of one attached ADU or one detached ADU which may be combined with a junior ADU that is consistent with Section 17.32.040 of the Municipal Code. An ADU may also be located within a detached garage. Currently, ADUs and junior ADUs are not permitted for lots with a two -unit residential development if two primary dwelling units exist on site which is inconsistent with State law. The City has added Policy Action H3.4 in the Policy Plan to amend the Municipal Code to comply with State law. ADUs have a minimum unit size of 150 square feet or the size necessary to accommodate an efficiency unit as defined by the California Health and Safety Code Section 17958.1.

ADUs are permitted in all zones that allow residential units as long as there is an existing or proposed residential unit. The Policy Plan includes actions to encourage the development of ADUs that can be offered at affordable rents for very low to moderate -income households.

Appendix C: Housing Constraints
PaO lbf 1664

Manufactured Home
Manufactured homes are defined as single-family housing units, that are certified under the National Mobile Home Construction and Safety Standards Act of 1974, and which are to be placed on a foundation system, pursuant to Section 18551 of the Health and Safety Code or constructed in accordance with the appropriate Uniform Building Code, Plumbing Code, Electrical Code, etc., that has been adopted and is in effect within the City. A mobile home is a factory built home constructed before July 1976, when the NMHCSSA went into effect. Mobile homes are permitted on a permanent foundation where the development complies with the residential development standards and the minimum development density for the applicable district. Mobile homes and manufactured homes are permitted in RE, R1, R2, R3, PZ, OT -M, OT -H, and PWF zones. Policy Action H3.1 has been added to the Policy Plan to implement zoning amendments to allow manufactured housing in all zones where single-family housing is allowed.

Residential Car:* N imes
Residential care homes are defined as facilities providing residential, social, and personal care for children, elderly, and adults with some limitations on their ability for self -care, but where medical care is not a major element. Residential care homes include children's homes; halfway houses; orphanages; rehabilitation centers; self-help group homes. A small residential care home is one which serves six or fewer persons while a large residential care home serves seven or more persons.

Small residential care homes are permitted in RE, R1, R2, R3, R4 R4-20, PZ, OT -M, OT -H, and RWF zones.

Large residential care homes are permitted in RE, R1, R2, R3, R4 R4-20, PZ, OT -M, OT -H, and RWF zones with a conditional use permit. Policy Action H3.10 has been added to the Policy Plan to implement zoning amendments to allow large residential care homes without a conditional use permit.

The City currently does not distinguish group homes separately from residential care homes. The Policy Plan includes an action to adopt a Zoning Ordinance definition for "group home" and to establish separate permitting and processing procedures.

Supportive Hoesi °g
Supportive Housing is defined as housing with no limit on length of stay, that is occupied by the target population as defined by State Housing Element Law, and that is linked to on -site or off -site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Supportive housing is considered a residential use and is subject only to the restrictions and standards that apply to other residential dwellings of the same type (e.g., single-family residence(s) or multifamily development) in the same zone.

To comply with AB 2162, the City includes Policy Action H5.7 in the Policy Plan to permit supportive housing as a use permitted by right in all zones where multifamily and mixed -use development is permitted.

Appendix C: Housing Constraints
PaiAnf 1664

TralnsitiolnaI Housing
HCD defines transitional housing as any housing configured as a rental housing development, but operated under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined future point in time that shall be no less than six months from the beginning of the assistance. A conditional use permit is required for a homeless shelter or transitional housing in the residential, public facilities, industrial, mixed -use or commercial zoning districts and may not be approved when another facility exists within one-half mile of the proposed site. Transitional Housing is considered a residential use and is subject only to the restrictions and standards that apply to other residential dwellings of the same type (e.g. single-family residence(s) or multifamily development) in the same zone.

The Policy Plan includes Policy Action H5.7 to amend the Municipal Code to permit transitional housing uses in appropriate zones and to address permit requirements, objective standards, analysis of annual and seasonal needs, parking, and other applicable standards and provisions, consistent with State law.

Emergency Shelters
The California Health and Safety Code defines "Emergency shelter" as housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay. This does not include temporary emergency shelters whose purpose is to intermittently house individual who have lost their housing due to a community -wide disaster as denied in Section 8680 of the California Government Code (the California Disaster Assistance Act).

The City allows for small temporary residential shelters (STRS) and large temporary residential shelters (LTRS).

Emergency shelters are currently permitted by -right in the North Gateway (NG) Zoning District provided that each establishment is located at least 1,000 feet from another STRS or LTRS, 500 feet from a public park, a public or private K-12 school or an R1, R2 or OT Zoning District and within 1,000 feet of a bus route and meets the following objective standards:

1. The shelter shall be operated by a responsible agency or organization, with experience in managing or providing social services.

2. The shelter shall provide at least one qualified on -site supervisor at all times, plus one additional supervisor for each ten occupants beyond 20.

3. An exception to the 1,000 -foot separation from an R1, R2 or OT District may be made if the shelter is located on the opposite side of Highway 25 or San Felipe Road.

A conditional use permit is required for a homeless shelter or transitional housing in the residential, public facilities, industrial, mixed -use or commercial zoning districts and may not be approved when another facility exists within one-half mile of the proposed site. The Municipal Code will be amended to achieve compliance with AB 2339.

Appendix C: Housing Constraints
PaiAnf 1664

Parking Regent eme
The City does not currently establish specific parking requirements for emergency shelters. The City includes an action in the Policy Plan to update parking requirements for emergency shelters in compliance with AB 139 and AB 2339, which states jurisdictions may only apply objective standards to proposed emergency shelters that provide sufficient parking to accommodate emergency shelter staff. AB 2339 now includes new requirements on how jurisdictions 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 use or other discretionary permit must also allow other residential uses; including zones that allow mixed -uses that permit residential. This prohibits local governments from situating shelters in industrial zones or other areas disconnected from services.

Emergency shelters are currently permitted by -right in the North Gateway (NG) Zoning District and the zone also allows caretaker and employee housing, which is in compliance with AB 2339.

The City will also update its Municipal Code to comply with the requirements of Government Code 65583 to address permit requirements, objective standards, analysis of annual and seasonal needs, parking, and other applicable standards and provisions, consistent with State law.

Figure C-3 shows the location of hazardous waste generators in the City. The generators are light industrial uses, utilities, hospitals, research labs, and grocery stores that do not create an environment unfit for human habitation. As shown in Figure C-4, parcels zoned as NG are located at the northern portion of the City and south of the airport. The closest hazardous waste generator is a Save Mart/Lucky Supermarket and is among existing residential neighborhoods.

The NG zone is appropriate to accommodate emergency shelters as they are located along major arterials with access to employment centers and near stores and other services. There are currently over 120 acres of land zoned NG, including sites between 0.02 and 17.1 acres in size. It is estimated that there are approximately 49 sites zoned as NG that are between 0.5 to 10 acres. Some of these parcels are nonvacant but have characteristics that make the sites viable for the development of an emergency shelter. Many of the sites zoned NG have large areas dedicated for parking which can feasibly be subdivided to allow for the development of emergency shelters.

As discussed in Appendix B: Housing Needs Assessment, the San Benito County Point -in -Time Count (PIT) was conducted by the Coalition of Homeless Services Providers and counted 357 individuals experiencing homelessness in 2022. Figure B-6 of Appendix B: Housing Needs Assessment shows concentrations of individuals experiencing homelessness within Hollister and the surrounding region based on census tracts.

The data shows that the highest concentrations of unhoused individuals are located in the southwest region of the City while the east and southeast areas of the City have lower numbers of unhoused individuals. However, there is no PIT count available specific to City of Hollister. The Hollister Resource Center (HRC) is a year-round homeless shelter that serves up to 50 adults each night. To accommodate additional local need, the City has approximately 49 acres zoned for emergency shelters that are viable for the development of an emergency shelter.

Appendix C: Housing Constraints
PaO Wof 1664

Figure C-3: Hazardous Waste Generators
Source: CalEnviroScreen 4.0 (Accessed October 27, 2023) Permitted Hazardous Waste Storage
Facilities
Hazardous Waste Generators
Hazardous Waste Percentile
Appendix C: Housing Constraints
Pa0� 1)f 1664

Figure C-4: Zoning Map
NI:womb-Ea 2' 21;23
Hollister t>nii yl
la ,
A iBP
M-1 EMI P
:t D 3414 HG PF
ChailJ F IMU R 1
GC • Cif NM R-2
HCJ ti" (H) P.
"'I:F P.4
RWF
Source: City of Hollister, Zoning GIS Map
I r 5
Appendix C: Housing Constraints
PagV Anf 1664

Additionally, the San Benito County Express has a fixed bus network, Tripper, that runs throughout the City. The bus network includes bus stops along 4th Street near parcels zoned NG. San Benito County Express also offers dial -a -ride services where people can be picked up and dropped off anywhere within the City Limits of Hollister, San Juan Bautista, and parts of Tres Pinos. This service includes emergency shelters allowing access to transportation, services, and resources in the City. Persons residing at emergency shelters in NG zones, or persons seeking to reach those emergency shelters, can find nearby transit options. The Tripper bus fare within San Benito County for one ride is $1.00 one-way for adults and $0.50 for youth, seniors ages 65 or older, and persons with disabilities.

Figure C-5: San Benito County Express Map
Bus Stops
A rmrs7e Points
Direction of Travel
Effective August 17. 2.023
Efectivo el 17 Agos-to de 2023
if
er
�i. eaNaa;�n
Rancho
San Just©
Middle
SchoQr
Shopping
Anea
•
netA
guerhte Maio
iddle School
to
Xv4a y ^,: brY W?aorlu
MV NM'15reml
ViRld
SOM
Source: San Benito County Express
Agricultural and Employee Housing
California Health and Safety Code Sections 17021.5 and 17021.6 requires agricultural housing to be permitted by -right, without a conditional use permit (CUP), in single-family zones for six or fewer persons and in agricultural zones with no more than 12 units or 36 beds. This is included in the Policy Plan to ensure the City's development standards comply with these requirements.

Single -Room Occupancy
Single Room Occupancy (SRO) units are clusters of residential units of a smaller size than normally found in multi -family development within a residential hotel, motel, or facility providing sleeping or living facilities. Kitchen or cooking facilities may be provided within the unit or shared within the housing Appendix C: Housing Constraints
PaOWltbf 1664

Iralatootitga A% at
project. Development standards for SRO units are found in Municipal Code Section 17.22.220. The maximum occupancy for each unit is one tenant and the minimum size unit, not including the toilet compartment, is 150 square feet for one person and 195 square feet for two people. If complete bathrooms are not provided in each unit, shared showers shall be provided at a minimum ratio of one shower for every seven tenants on the same floor with interior lockable doors. The showers are required to be directly accessible from indoor common areas or indoor hallways.

SROs are only permitted in the DMU Zoning District and are subject to the approval of a Conditional Use Permit. SROs shall be located within one -quarter mile of a bus stop or transit station. Through the Conditional Use Permit process, the Planning Commission determines the residential density and maximum number of SRO units allowed per project. SRO facilities are to provide a minimum of one disabled -accessible unit for every 25 units or fraction thereof for up to 100 units and one disabled - accessible unit for every 40 units or fraction thereof for the number of units over 100.

3. Residential Development Standards
The City of Hollister Zoning Code established residential zoning districts that permit a variety of developments and land uses in accordance with the General Plan. Table C-7 provides the standards established for each zoning district to guide appropriate development.

The City of Hollister is in compliance with all transparency requirements and all zoning information, development standards, and fees are available on the City's website and can be printed for an individual at the front counter. The City of Hollister's residential development standards can be found in the City of Hollister Municipal Code Chapter 17.04 — Residential Zoning Districts.

These standards and regulations are intended to create, preserve, and enhance residential neighborhood sites for a range of development types and lifestyles. The residential zoning guidelines and development standards are intended to:
• Provide appropriately located areas for a variety of residential neighborhoods to meet the housing needs of the Hollister community;
• Provide for a range of housing types and housing alternatives for all economic segments of the community;
• Encourage the provision of attractive and stimulating surroundings that will make Hollister's residential areas enjoyable places to live; and
• Protect residential areas from the intrusion of incompatible uses or activities which may impair the livability of a neighborhood.

The City established development standards to regulate development throughout the City through its Zoning Code. The development standards include minimum requirements for lot size and lot widths and maximum construction standards for height, lot coverage, and density. Table C-7 below provides the standards applicable to each zoning district in Hollister that permits residential development.

Appendix C: Housing Constraints
PaO EPof 1664

Zone
Residential Estate (RE)
Table C-7:

Min. Dimensions
Lot Size' (feet) and Coverage
Minimum Lot Size: 5 acres
Hollister Development
Lot Width (feet)
Corner: 60
Interior: 50
Standards - Dimensions
Front
Residence: 18
Garage: 20
Min. Yard Setbacks
Side
Interior: 6
Corner: 10
Max. Height
(Feet)
Residence: 30
Accessory: 15
(Feet)
Rear
20% of lot depth, with a
minimum of 15 feet and a
maximum of 20 feet. For
corner lots, the designated
rear yard shall be a
minimum of 15 feet, with
the remaining interior side
yard being 6 feet
Maximum Lot Coverage: 40%
Low Density Residential
District (R1)
Minimum Lot Size: Interior: 5,500 sq.
ft.; Corner: 6,500 sq. ft.

Corner: 55
Interior: 50
Residence: 30
Accessory: 15
Maximum Lot Coverage: 50%
Two -Family Residential
District (R2)
Minimum Lot Size: 8,000 sq. ft. per 2
units
Corner: 60
Interior: 50
Dwelling: 30
Accessory: 15
Maximum Lot Coverage: 40%
Medium Density
Residential District (R3)
Minimum Lot Size: 1 unit: 5,000 sq. ft.
2 units: 6,800 sq. ft.
3 units: 10,000 sq. ft.

Parcels of 10,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
units for the first 10,000 sq. ft. and
3,600 sq. ft. for each additional unit
80 feet or 1/3 the
lot depth (up to
200 feet maximum)
whichever is
greater
15 Interior: 5 or 1
foot per 3 feet of
height
whichever is
greater
Corner: 10 feet
10 feet or 15 feet to the
centerline of an alley
Dwelling: 30
Accessory: 15
Maximum Lot Coverage: 50%
High Density Residential
District (R4)
Minimum Lot Size: 1 unit: 4,000 sq. ft.
2 units: 6,000 sq. ft.
3 units: 8,000 sq. ft.

Parcels of 8,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
units for the first 8,000 sq. ft. and
1,240 sq. ft. for each additional unit
Corner: 65
Interior: 60
15 Interior: 5 feet
or 1 foot per feet
of height
whichever is
greater
Corner: 10 feet
10 feet or 15 feet to the
centerline of an alley
Dwellings: 45
Accessory: 15
Maximum Lot Coverage: 60%
High Density Multifamily
Residential District (R4-20)
Minimum Lot Size: One acre
Corner: 65 ft.

Interior: 60 ft.

Dwellings: 45
Accessory: 15
Maximum Lot Coverage: 60%
Old Town Medium Density
Residential (OT -M)
Minimum Lot Size: 1 unit: 5,000 sq. ft.
2 units: 6,800 sq. ft.
3 units: 10,000 sq. ft.

Parcels of 10,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
Single -Family
15 Interior: 5
Corner: 10
10 feet or 15 feet to the
centerline of an alley
Dwellings: 30
One and one -
half story
Corner: 55 ft
Interior: 50 ft
Small Lot:

Corner: 45 ft
Appendix C: Housing Constraints
Page C-22

Table C-7:

Hollister Development Standards - Dimensions
Zone
Min. Dimensions
Lot Size' (feet) and Coverage
Lot Width (feet)
Front
Min. Yard Setbacks
Side
Max. Height
(Feet)
(Feet)
Rear
units for the first 10,000 sq. ft. and
3,600 sq. ft. for each additional unit
Interior: 40 ft
Duplex
Accessory: 15
Maximum Lot Coverage: 40%
Old Town High Density
Residential (OT -H)
Minimum Lot Size: 1 unit: 4,000 sq. ft.
2 units: 6,000 sq. ft.
3 units: 8,000 sq. ft.

Parcels of 8,000 sq. ft. or more shall
be developed at a ratio of 3 dwelling
units for the first 8,000 sq. ft. and
1,240 sq. ft. for each additional unit
50 15
Interior: 5 feet
or 1 ft per 3 ft of
height,
whichever is
greater
Corner: 10
10 feet or 15 feet to the
centerline of an alley
Dwelling: 50
One and one -
half story
Accessory: 15
Maximum Lot Coverage: 50%
Notes:

1. Partially developed parcels with potential for infill development may be subdivided without a growth management allocation if the Planning Commission can make the following findings: (a) the minimum lot size of an existing residential use shall be at least 5,000 square feet and the setback requirements for the R1 district can be met; (b) the orientation of the single-family home will help support the existing residential character and scale of the area; (c) there is adequate access to the new lot; (d) the standards for the applicable zoning district can be met with the proposed lot design and location of the infill parcel.

Source: City of Hollister Municipal Code
Appendix C: Housing Constraints Page C-23

Development Feature
Large Single -Family'
Table C-8: Hollister Development
Minimum Setbacks
Front
25 Standards
(feet)
Side
10 — West Fairview
Rear
25 Road Requirements
Maximum Site
Coverage
30%
Max. Height
(feet)6
30 Parking Required
Min: 2 car garage
Max: 3 car garage
Standard Single -Family'
18 ft; 20 ft to garage
65 15, 20 ft avg
40%
2 car garage
Small Single-Family3
15 ft to structure, 20 ft to garage
55 15
50% max. or 25%
per unit
Duettes4
65 Notes:

1. Lots with a minimum of 20,000 square feet.

2. Lots with a minimum of 6,000 square feet.

3. Lots with a minimum of 5,000 square feet.

4. Lots with a minimum of 8,000 square feet.

5. For corner lots, the side setback with roadway frontage shall be a minimum of 15 feet.

6. Multifamily dwellings have a maximum height of 40 feet.

Source: City of Hollister Municipal Code
Appendix C: Housing Constraints Page C-24

•
r sd
Setb ck and Yard Requirements
A yard is defined as any open space on the same lot with a building unoccupied and unobstructed from the ground upward to the sky, except for the projections and/or accessory buildings permitted by the Ordinance. The yard requirements, as established in Table C-7 above, are not considered a constraint to development of housing and are similar to those of the region. Included in these requirements are setbacks areas that are located between a setback line and the property line and must remain unobstructed. Setbacks provide the following:
• Visibility and traffic safety
• Access to and around structures
• Access to natural light and ventilation
• Separation of incompatible land uses
• Space for privacy, landscaping, and recreation
• Protection of natural resources
• Safety from fire and geologic hazard
Alone, setback requirements do not impact cost, supply, or the ability to achieve maximum densities without exceptions, but and cumulatively, setback requirements may potentially pose a constraint to development. The City has added Policy Action H3.8 to Chapter 2: Policy Plan to review and potentially amend the Municipal Code if development standards, including setback requirements, are deemed a constraint. The City is committed to removing constraints that may impact cost, supply, or the ability to achieve maximum densities without exceptions. Through its Hollister 2040 General Plan update, the City is committed to preserving existing setbacks within the downtown area to maintain and activate the area.

Lot Coverage and FAR
The Hollister Municipal Code defines lot coverage as a portion of a lot or building site which is occupied by any building or structure regardless of whether such building or structure is intended for human occupancy. Lot coverage is regulated in order to avoid nuisances from inappropriate and excessive massing or density in a particular zoning district. Floor area ratio (FAR) is defined as the total floor area of all buildings on a lot, divided by the area of that lot. For example, a building with 3,000 square feet of floor area on a 10,000 square foot lot has a FAR of 0.30. On the other hand, a building with 10,000 square feet of floor area on a 3,000 square foot lot has a FAR of 3.33.

Lower maximum lot coverages such as 40 percent imposed on R-2 zones and 60 percent imposed on R-4 zones with height limitations can render small lots infeasible for housing development. Affordable housing developers may receive incentives and concessions such as a reduction in setbacks, square footage, and other development standards pursuant to Government Code § 65915 through § 65918.

The lot coverage requirements, as established in Table C-7 above, may be considered a constraint to development of housing on smaller parcels in the City. The City has added Policy Action H3.8 to Chapter 2: (Policy Plan to review and potentially amend the Municipal Code if development standards, including Appendix C: Housing Constraints
Paj I:if 1664

lot coverage requirements, are deemed a constraint. The City is committed to removing constraints that may impact cost, supply, or the ability to achieve maximum densities without exceptions. •
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Maximum Building Heights
The building height refers to the vertical distance above the average finished grade and is measured to the midpoint of roof planes. Setting limits to the height of buildings avoids bulking and potential nuisances on neighboring properties — relating to privacy and/or sunlight and shade. This requirement also ensures a compatibility and similar aesthetic amongst uses. Building height requirements, as established in Table C-7 above, are not considered a constraint to development of housing and are similar to those of the region. Alone, height requirements do not impact cost, supply, or the ability to achieve maximum densities without exceptions, but and cumulatively, height requirements may potentially pose a constraint to development. The City has added Policy Action H3.8 to Chapter 2: Policy Plan to review and potentially amend the Municipal Code if development standards, including height requirements, are deemed a constraint. The City is committed to removing constraints that may impact cost, supply, or the ability to achieve maximum densities without exceptions.

Open Space
The Hollister Municipal Code defines private open space as areas that are accessible only to the residents of a single unit. Private open space can include decks, balconies, porch areas, and roof gardens in addition to private rear yards at ground level. In general, private open space shall not include enclosed side yards with dimensions of less than ten feet, unenclosed side yards, or front yards. Alone and cumulatively, open space requirements do not impact cost, supply, or the ability to achieve maximum densities without exceptions.

Parking Standards
Sufficient off-street parking must be provided to avoid street overcrowding. This is maintained through the establishment on parking requirements, which fluctuate depending on the land use/housing type and the number of bedrooms. Table C-9 provides the parking requirements specific to the City of Hollister.

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Table C-9: Required Parking Spaces for Residential Uses Residential Uses
Vehicle Spaces Required
Bicycle Spaces
Required
Mobile homes (in M.H.
parks)
One covered space (may be in tandem)
None
Multifamily housing'
One and one-half space per one- or two-
bedroom unit
Two spaces for each unit with three or more
bedrooms
Guest parking: One space per every four units
Ten percent of vehicle
spaces
Secondary residential
units
One enclosed space per bedroom or studio
unit, with a maximum of two enclosed spaces
None
Senior housing projects
One covered space per unit; 0.50 spaces per
unit for guest parking
Five percent of vehicle
spaces
Single-family housing
Two spaces
None
Single -room occupancies
One space per dwelling unit; plus one for every
non-resident employee; reduction of up to 0.50
of required spaces may be granted through the
Conditional Use Permit process
None
Notes:

1. A reduction to off-street parking requirements may be granted with a conditional use permit for a 100 percent affordable multifamily housing project that does not qualify for a density bonus.

Source: City of Hollister Municipal Code
The City's parking requirement varies depending on the land use. The minimum parking requirements in the High Density Multifamily Residential (R4-20) Zoning District for a for a 35 -dwelling unit project on one acre is at a minimum 52 and a half parking spaces. This also varies depending on the intensity of the projects. For instance, multifamily residential projects with three or more bedrooms will require two spaces. The bicycle parking requirement is also dependent on the land use. Only multifamily housing and senior housing projects require bicycle parking spaces.

4. Application of Development Standards Demonstrating Project Feasibility
The City's existing land use and development standards contained in the Hollister Municipal Code do not demonstrate a constraint on the development of housing. A recent residential development project was selected to demonstrate the application of current development requirements results in feasible development.

The 400 Block Project is a mixed -use 3 -story project that is in the final stages of construction and complies with the City's Downtown Mixed -Use (DMU) zoning development standards, as shown in Image 1. The project is located along 4th Street and San Benito Street. The first floor is used for commercial retail and the second and third floors are used for residential. The project features 18 one -bedroom units and four studio units as well as private balconies. As shown in Image 2, Villa Luna Apartments is an example of a Appendix C: Housing Constraints
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multifamily development in the High Density Residential R-4 zone. The 116 -unit development features surface parking and units ranging from one bedroom to four bedrooms.

Image 1
Source: The 400 Block Condominiums Proposal
Image 2
Source: Villa Luna Apartments, Apartments.com
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5. Housing for Persons with Physical and Developmental Disabilities Both the Federal Fair Housing Amendment Act (FHAA) and the California Fair Employment and Housing Act require local governments to make reasonable accommodations (that is, modifications or exceptions) in their zoning laws and other land use regulations to afford disabled persons an equal opportunity to housing. State law also requires cities to analyze potential and actual constraints to the development, maintenance, and improvement of housing for persons with disabilities.

The Housing Element Update must also include policies and objectives that remove constraints or provide reasonable accommodations for housing designed for persons with disabilities. The analysis of constraints must touch upon each of three general categories: 1) zoning/land use; 2) permit and processing procedures; and 3) building codes and other factors, including design, location, and discrimination, which could limit the availability of housing for disabled persons.

Housing for persons with disabilities may include independent housing units with access to supportive services or facilities that provide care and services. The following lists housing types for persons with disabilities and the zones in which they are permitted:
• Residential Care Facilities (6 or fewer residents) — permitted in RE, R1, R2, R3, R4, R4-20, PZ, OT - M, OT -H, and RWF zones.
• Residential Care Facilities (7 or more residents) - permitted with a conditional use permit in RE, R1, R2, R3, R4, R4-20, PZ, OT -M, OT -H, and RWF zones. • Supportive Housing — to comply with AB 2162, the City includes an action in the Policy Plan to permit supportive housing as a use permitted by right in all zones where multifamily and mixed - use development is permitted.
• Transitional Housing — permitted with a conditional use permit in residential, public facilities, industrial, mixed -use, or commercial zoning districts if there is not another facility within one-half mile of the proposed site.

Reasonable Acc mrnodati•r�s
Reasonable accommodation in the context of land use and zoning means providing individuals with disabilities, or developers of housing for people with disabilities, flexibility in the application of land use and zoning and building regulations, policies, practices, and procedures, or even waiving certain requirements, when it is necessary to eliminate barriers to housing opportunities. For example, it may be reasonable to accommodate requests from persons with disabilities to waive a setback requirement or other standard of the Zoning Code to ensure that homes are accessible for the mobility impaired. Whether a particular modification is reasonable depends on the circumstances.

The Hollister Municipal Code does not establish a Reasonable Accommodations application or formal review process. A policy action is included in the Policy Plan to establish formal reasonable accommodations procedures and to make information readily available to the public.

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Definition of Family
Under the right of privacy, the California Constitution prohibits a restrictive definition of "Family" which limits the number of unrelated persons and differentiates between related and unrelated individuals living together. The City's Municipal Code defines "Family" as one or more persons occupying premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house. A family shall be deemed to include necessary servants.

6. Planned Development Zones
The Planned Development Zones (PD) are intended to encourage a mixture of uses and more flexibility and variation from that of established zones.

The City recently adopted a revised ordinance to amend the procedures for Planned Developments. Prior to the recent code adoption, Planned Unit Developments were approved through a conditional use permit and provided flexibility in zoning standards. This was determined to be an inappropriate use of a conditional use permit, and now the process in the new ordinance will allow for a rezone to establish flexible standards for any particular project. The rezones will establish a PD (with project number) on the zoning map, and the goal is to phase out the existing "PZ" performance overlay zone in our zoning ordinance overhaul after the General Plan is adopted. The City plans to rezone all of the "PZ" developments on our zoning map with referential "PD" zoning that refer back to their original project numbers and standards. Planned Developments are allowed in all residential, commercial, industrial, and mixed -use zones under the new ordinance, whereas before they were restricted to residential zones with the PZ overlay only.

A PD permit shall be required under the following circumstances:

1. New structure or use listed as subject to a "Planned Development Permit" (PD) in the applicable zoning district;

2. For the change, enlargement, expansion, or exterior alteration of an existing structure or use for which a Planned Development Permit has not been issued, excluding an existing single-family dwelling used as a residence; and

3. The movement or relocation of any structure, including factory -built and manufactured housing, to any parcel within the City.

The purpose of these permits is intended to afford maximum flexibility in site planning/property development, design, and density/intensity, while protecting the integrity and character of the residential areas of the City, encourage innovation and the development of affordable housing, and ensure consistency with the General Plan.

In the past, planned developments have been used almost exclusively for newly annexed properties/projects to allow for a reduction/flexibility in zoning standards. Because this application process provides property owners and developers with additional opportunities and flexibility, it is not considered a constraint to residential development. Furthermore, the planned development is an optional Appendix C: Housing Constraints
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process. Under the new ordinance, the use of the Planned Development has been expanded to provide even more flexibility in its use than before.

7. Local Ordinances
An ordinance is a law passed by a municipal government that is enacted to maintain or improve public safety, health, and general welfare. Locally adopted ordinances such as inclusionary ordinances or short- term rental ordinances may directly impact the cost and supply of residential development. Impacts may create governmental constraints to the development of housing and may hinder the City from meeting its share of the regional housing need and the need for housing for persons with disabilities, supportive housing, transitional housing, and emergency shelters.

Inclusionary Housing Program
An Inclusionary Housing Program is a local zoning ordinance which either mandates or encourages housing developers to include a specified percentage of units affordable to lower and moderate -income households. Inclusionary Housing programs bring affordable housing to market and increase types of housing available to people of different income levels. The City currently does not have an Inclusionary Housing Program. As such, Chapter 2 Housing Policy includes an action to adopt an Inclusionary Housing Program.

Density Bonus Ordinance
In accordance with California State Government Code Section 65915, the purpose of the Density Bonus is to provide density bonuses, incentives, or concessions for the production of housing for very -low-, low-, and moderate -income households, senior households, and for the provisions of day care centers and donations of land. It is also the intent of the City to implement the goals, objectives, and policies of the City's General Plan Housing Element and to establish a City density bonus for the provisions of affordable senior housing. Table C-10 provides an overview on State and Local density law. The City's density bonus provisions are part of the City's Municipal Code and are available to the public in Chapter 17.34 Density Bonus. The City will make the necessary amendments to the density bonus provisions as state density bonus laws are amended over time.

Basic Dens
Very Low- and Low -Income Units
In accordance with State law, a residential development is eligible for a 20 percent density bonus if it includes at least five dwelling units. Applicants that are seeking a density bonus have to agree to construct at least one of the following:
• Ten percent of the total dwelling units of the residential development as dwelling units affordable to low-income households; or
• Five percent of the total dwelling units of the residential development as dwelling units affordable to very low-income households.

Moderate -Income Ownershi3 Units
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A residential development is eligible for a five percent density bonus if it meets the following requirements:
• Includes at least five dwelling units;
• Is in accordance to the development defined in Civil Code Section 1351; • All the dwelling units in the development are offered to the public for purchase; and • The applicant seeks a density bonus and agrees to construct ten percent of the total dwelling units as ownership units affordable to moderate -income households.

Senior Housing Type 1
Senior Housing Type 1 developments are not required under State law to be affordable to very low-, low, or moderate -income households to be eligible for this bonus. A senior housing Type 1 development is eligible for a 20 percent density bonus if it meets the following requirements:
• Includes at least 35 dwelling units; and
• The applicant seeks a density bonus.

Additional Density Bonus in Accordance with State Law
The density bonus shall increase if the percentage of affordable housing units exceed the base percentage established in the basic density bonus in accordance with State Law for Very -Low-, Low-income, and Moderate -Income units. The established requirements are as followed:

1. Very low -Income Units: For each one percent increase above five percent in the percentage of dwelling units affordable to very low-income households, the density bonus shall be increased by two and one-half percent up to a maximum of 35 percent.

2. Low -Income Units: For each one percent increase above ten percent in the percentage of dwelling units affordable to lower -income households, the density bonus shall be increased by one- and one-half percent up to a maximum of 35 percent.

3. Moderate -Income Ownership Units: For each one percent increase above ten percent of the percentage of ownership units affordable to moderate -income households, the density bonus shall be increased by one percent up to a maximum of 35 percent.

Incentives or concessions in accordance with State Law
A residential development is eligible for incentives and concessions if it includes at least five dwelling units, and the applicant seeks a density bonus and agrees to construct affordable dwelling units as follows:

Very Low -Income Units
A residential development is entitled to one incentive or concession for a project that includes at least five percent of the dwelling units for very -low-income households; two incentives or concessions for a project that includes at least ten percent of the dwelling units for very low-income households; and three Appendix C: Housing Constraints
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incentives or concessions for a project that includes at least 15 percent of the dwelling units for very low- income households.

Low -Income Units
A residential development is entitled to one incentive or concession if it includes at least ten percent of the dwelling units for low-income households; two incentives or concessions if it includes at least 20 percent of the dwelling units for lower -income households; and three incentives or concessions if it includes at least 30 percent of the dwelling units for low-income households.

Moderate -Income Ownershi3 Units
A residential development with ownership units affordable to moderate -income households is entitled to one incentive or concession for a project that includes at least ten percent of the ownership units for moderate -income households; two incentives or concessions for a project that includes at least 20 percent of the ownership units for moderate -income households; and three incentives or concessions for a project that includes at least 30 percent of the ownership units for moderate -income households.

Table C-10: Density Bonus Summary
Additional
Target Units or Minimum % Bonus Granted Bonus for Each
Category
g g y Target Units l 1% Increase in
Target Units
Pursuant to State Density Bonus Law: A State density bonus may be selected from only except that bonuses for land donation may be combined with others, up to a maximum additional square foot bonus may be granted for a day care center. % of Target
Units Required
for Maximum
Bonus
one category,
of 35%, and an
Very low-income
5%
20%

2.5%
11%
Low-income
10%
20%

1.5%
20%
Moderate -income (ownership
units only)
10%
5%
1%
40%
Senior housing Type 1 (35
dwelling units or more or
senior mobile home park; no
affordable units required)
100% senior
20%
—
—
Land donation for very low-
income housing
10% of market-
rate units
15%
1%
30%
Condominium conversion —
moderate -income
33%
25%(b)
—
—
Condominium conversion —
low-income
15%
25%(b)
—
—
Day care center
—
Sq. ft. in day
care center(b)
—
—
Pursuant to City Density Bonus
Senior housing Type 2
100% senior;
35% affordable
20%
additionalm
-
100% senior;
35%
affordable(`)

1. Notes: Only the project's base density is considered when determining the percentage of target units.

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Table C-10: Density Bonus Summary
Target Units or Category
Minimum %
Target Unitsr
Bonus Granted
Additional
Bonus for Each
1% Increase in
Target Units
% of Target
Units Required
for Maximum
Bonus

2. Or an incentive of equal value, at the City's option.

3. Senior housing Type 2 projects with at least 35% low and very low-income units are eligible for an additional 20% bonus, for a total of 40%, upon granting of a Conditional Use Permit.

Source: City of Hollister Municipal Code
Short -Ter: + Rental Ordinance
Short-term rentals are commonly defined as an accessory use of a primary residence for the purposes of providing temporary lodging for compensation for up to 30 days or less. The purpose of the Short -Term Rental (STR) Ordinance is to establish regulations, standards, and a permitting process governing the renting or leasing of privately owned, visitor -serving dwelling units on a short-term basis. STRs are often established to safeguard residents by ensuring that short-term rental activities do not threaten the character of neighborhoods and that such short-term rental activities do not become a nuisance, or threaten the public health, safety, or welfare of neighboring properties. In addition, limits on the number of short-term rentals minimizes the impacts on housing by ensuring that a large number of housing units, both rental and ownership, are not removed from the housing market.

The City prohibits short-term rentals. The rental of any dwelling unit on a lot created through an urban lot split or any unit created pursuant to Government Code Section 65852.21 shall be for a term longer than thirty consecutive days.

8. Local Processing and Permit Procedures
The development community commonly cites the permit processing time as a contributor to the high cost of housing. Depending on the magnitude and complexity of the development proposal, the time between application to project approval may vary considerably. Factors that can affect the length of development review of a proposed project include the completeness of the development application and the responsiveness of developers to staff comments and requests for information. Approval times are substantially lengthened for projects that are not exempt for the California Environmental Quality Act (CEQA), require rezoning or general plan amendments, or encounter community opposition.

All discretionary entitlement applications are first reviewed by City staff for completeness, and discretionary applications must receive a recommendation through a staff report prior to a review by the appropriate authority. If staff determines that appropriate applications are complete and a proposal complies with development standards and approval findings, staff will provide a recommendation for review. In the 5th Cycle, staff recommended virtually all proposals, only recommending against one proposal which did not comply with established development standards. Various applications may also require public noticing and public hearing.

Applicants for all permits, variances, and land use entitlements are recommended to request a pre - application meeting with the respective department to achieve the following:

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• Inform the applicant of City requirements as they apply to the proposed project. • Review the City's review procedures.
• Explore possible alternatives and modifications.
• Identify any necessary technical studies relating to future environmental review.

Through its development processes and procedures, the City complies with the statutory requirements of the Permit Streamlining Act. The City processes all development applications within the statutory processing and timing requirements of the Permit Streamlining Act.

In the State of California, developments deemed a project are required to undergo a CEQA analysis, independent of the City's development review process. The City complies with all CEQA timing requirements, including streamlining determinations.

Site and Arc ectural Review Processing
Site and Architectural Review is intended to establish site and architectural regulation to ensure architectural compatibility with surrounding areas and to promote unified and distinct development within areas.

Analysis •f Appr vai (Findings for Site and Arcbitectuir: I Review Site and Architectural Review is a process that ensures construction and development projects comply with site and architectural regulations. It involves the assessment and approval on -site and off -site improvements, as well as the design of buildings and other structures, including their height, width, shape, proportions, and exterior construction. The goal of the Site and Architectural Review process is to promote architectural compatibility with the surrounding areas and to encouraged unified and distinctive development within those areas.

The Site and Architectural Review primarily consists of a hearing and notice with the Planning Commission.

This process may also require review at the discretion of the Development Services Director when a single - purpose facility, such as an abandoned school, is being converted to multi -tenant uses. Site and Architectural reviews are required for all zoning districts except for RE and R1 districts. The review is as follows:
• Waiver Applicability: Determine if review can be waived according to criteria found in Government Code Section 17.24.190.
• Hearing and Notice: Planning Commission hears each application according to the procedures used for Conditional Use Permit in Government Code Section 17.24.120. • Expiration: Site and Architectural approvals are valid for 24 months after the date of the approval.
• Appeal: Applicants are given the opportunity to file an appeal as stipulated in Government Code Section 17.24.140.

The Planning Commission of the City of Hollister established findings for Site and Architectural Reviews.

Planning Commission Policy 2023-1 establishes the following conditions of approval for Site and Architectural Review:

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1. The proposed project is consistent with the goals and policies of the General Plan, any applicable Specific Plans and any applicable design guidelines.

2. The proposed project is consistent with the provisions of Title 17, Zoning, of the Hollister Municipal Code including the requirements of the Zoning District in which the property is located.

3. The proposed development will not be detrimental to public health, safety or welfare of persons residing in or working in the neighborhood or to the general welfare of the City.

4. Architectural considerations including the character, scale and quality of the design, site layout, screening of unsightly uses, lighting, building materials and colors result in a project that is harmonious with its surroundings, is compatible with other developments in the vicinity, and complies with any applicable design guidelines or standards adopted by the City.

5. The proposed project is consistent with all applicable requirements of the Municipal Code and applicable Specific Plan related to landscaping and screening, including the location, type, size, water efficiency and coverage of plant materials to ensure visual relief, adequate screening, and an attractive environment for the public.

6. The site has been adequately designed to ensure adequate parking to serve the project and proper circulation for bicyclists, pedestrians, and automobiles.

These findings are important because they provide the legal record for a project and can be used to clearly demonstrate why a project should be approved or denied. Approval findings also allow applicants to conduct a review of their own project to ensure compatibility with the Zoning Ordinance and increases approval certainty. While approval findings may increase approval certainty, subjective or vague approval findings may reduce approval certainty as an applicant may interpret findings differently from the approving body.

While approval findings have not been identified as a constraint to development, the Site and Architectural Review approval findings may include subjective language. For example, requiring a proposed project to be "harmonious with its surroundings," and, "compatible with other developments in the vicinity/' may be subjective and affect approval certainty. As a result, the City has added Policy Action H3.7 to remove subjective language from the findings of approval.

Site and Architectural Review may also be required at the discretion of the Development Services Director when a single -purpose facility, such as an abandoned school, is being converted to multi -tenant uses. All zoning districts, other than RE and R1 districts, shall be subject to Site and Architectural Review. No building permit for a new commercial, industrial or multifamily building shall be subject to Site and Architectural Review.

Site and architectural approval shall be valid for a period of 24 months from and after the date of such approval and shall be null and void if a building permit has not been issued; except that in the event that the building permit expires, the site and architectural approval shall be null and void. On application, Site and Architectural Review approval may be extended for an additional period, not to exceed one additional year. Application for extension of site and architectural approval shall be filed at least 30 days before the expiration of the original approval and shall state the reasons for requesting the extension. A request for extension of the site and architectural approval may be approved, approved conditionally, or denied. In Appendix C: Housing Constraints
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granting an extension of site and architectural approval, new conditions may be imposed and existing conditions may be revised.

Administrative Permit Proc „ssin
Administrative Permits that don't require notice or hearing applies to the following:
• Have little potential for affecting surrounding properties; • Are statutorily or categorically exempt from the California Environmental Quality Act; and • Are not subject to discretionary or other review requirements.

Permits is with Notice e §., t. q..r i
An Administrative Permit with Notice and Right of Appeal review is a process that streamline applications that require site specific review for compliance with supplemental standards because of the nature of the use. A complete Administrative Permit Review must be filed at least 15 days before the monthly Development Review Committee (DRC).

The City Planner shall determine in written findings whether the proposed use or structure is statutorily or categorically exempt from CEQA. If the project is not exempt, Planning Commission review shall be required. The DRC shall review the application and make a recommendation to the City Development Services Director to approve the application, approve with conditions or modifications or deny the application based on standards for the type of land use activity. The City Planner shall prepare for the DRC with written findings required for permits.

Analysis of Approval Findings for Administrative Pe
Permits w Hearing
An application for an Administrative Permit without notices or hearing shall not require a public hearing or notification of adjacent property owners. The City Planner shall approve the permit if the application complies with all of the standards specified in the Zoning Ordinance. If the application does not comply with those standards, the City Planner shall deny the application.

These permits include home occupation permits that do not require a conditional use permit; temporary use of land permits for which there are specific standards; wall sign permits; addition or removal of up to two doors or windows in a commercial or industrial zoning district where the addition or removal is consistent with standards for the zoning district and any supplemental guidelines that have been approved by the City Council or the Planning Commission as part of a master architectural guidelines; certain minor structures such as automatic teller machines for which there are specific standards; new structures that are consistent with a master plan (architecture, lighting and landscaping) approved by the Planning Commission within three years from the date of application.

These permits include, but are not limited to, home occupation permits that do not require a conditional use permit; temporary use of land permits for which there are specific standards; and wall sign permits.

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An administrative permit shall expire one year after its effective date, or at an alternative time as specified in the approval, unless any one of the following occurs first:
• A building permit has been issued and construction diligently pursued; • A certificate of occupancy has been issued;
• The use is established; or
• The City Planner determines that other substantial action has been commenced to carry out the terms and intent of the administrative permit.

Following the acceptance of a competed application and the DRC report and recommendation, the City Planner shall issue the permit with applicable conditions except that the permit shall not become effective for an appeals period of 15 days. The City Planner shall send written notice of the issuance of the permit to all owners of real property as shown on the latest equalized assessment roll, or other reliable method as approved by the City Council, within 300 feet of the subject property. Within the appeals period if any property owner files a written objection to the issuance of the permit, an appeal shall be scheduled before the Planning Commission in accordance with the provisions of Section 17.24.140 (Appeals) and the permit shall not become effective. If no written objection is filed within the appeals period, the permit shall become effective.

The City Planner shall have the discretion to refer any decision on an application for an administrative Site and Architectural Review or Conditional Use Permit to the Planning Commission if the City Planner determines that a public hearing would better serve the public's interest or if the application raises substantial land use issues.

Conditional Use Permit Processing
Conditional Use Permits are intended to allow for activities that uses that are unique and whose effect on the surrounding environment cannot be determined prior to being proposed for a particular location. At the time of application, a review of location, design, configuration, and potential impact of the proposed use shall be conducted by comparing it to established development standards.

Analysis of Approval Findings for Conditional Use Permit Each Conditional Use Permit application shall be filed in compliance with the Application Filing (Section

17.24.070 of the Municipal Code). Each Conditional Use Permit application shall be analyzed by the Department to ensure that the application is consistent with the purpose and intent of that section. The Director shall make a recommendation to the Commission, who shall hold a public hearing in compliance with Public Hearings (Section 17.24.120 of the Municipal Code).

Upon receipt in proper form of a Conditional Use Permit application, a public hearing shall be set and notice of the hearing given in compliance with the City's Public Hearings procedure. Following a public hearing, the Commission shall issue the decision and the findings upon which the decision is based. The Commission may approve a Conditional Use Permit application with or without conditions only if all of the following findings are made:

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• The proposed use is conditionally allowed within the subject zoning district and complies with all of the applicable provisions of the Zoning Ordinance;
• The proposed use is consistent with the General Plan; • The approval of the Conditional Use Permit for the proposed use is in compliance with the CEQA; • The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses in the vicinity; and
• The proposed use would not impair the architectural integrity and character of the zoning district in which it is to be located.

A Conditional Use Permit shall be recorded in the San Benito County Recorder's Office on the subject real property, and the rights and responsibilities of the Use Permit shall run with the land until the Permit is revoked or rescinded.

A Conditional Use Permit shall be exercised within one year from the date of approval or the permit shall become void, unless an extension is approved by the Planning Commission in compliance with Permit Implementation, Time Limits, Extensions (Section 17.24.170 of the Municipal Code). A Conditional Use Permit granted in compliance shall continue to be valid upon a change of ownership of the site, business, service, use or structure that was the subject of the permit application.

The Director may approve minor changes to required conditions and operating standards of an approved Conditional Use Permit upon the following circumstances:
• Revocation. The Commission may revoke or modify a Conditional Use Permit in compliance with Revocations (Section 17.24.130(H) of the Municipal Code). • Performance Guarantee. The applicant/owner may be required to provide adequate performance security for the faithful performance of any condition of approval imposed by the Commission. • Appeal. Any person aggrieved by a decision of the Commission may appeal the decision in writing, in compliance with the provisions of the Appeals (Section 17.24.140) of the City's Municipal Code.

Table C-11 below identifies the review authority responsible for reviewing and making decisions on each type of application required by the Hollister Municipal Code. Permit review procedures for residential developments in the City are outlined below. All applicable fees related to permits, amendments, and reviews are established by City Council and can be found in the City's fee schedule.

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Table C-11: Review Authority
for Permit Application
Review
Development
Review
Committee
R
Authority)
Director
F
City
Council
A
Planning
Commission
A
Type of Permit or Decision
Interpretations
Administrative Permits
--
--
--
--
Administrative Permits with Notice and Review
R
F
A
A
Site and Architectural
R
R
F
A
Minor Temporary Use Permits
N/A
F
A
A
Major Temporary Use Permits
R
F
A
A
Conditional Use Permits
R
R
F
A
Variances
R
R
F
A
Planned Development Permits (Residential)
1 to 4 dwelling units
5+ dwelling units
R
R
F
R
A
F
A
A
Lot Line Adjustments2
N/A
N/A
N/A
N/A
Tentative Maps/Tentative Parcel Maps
R
R
F
A
Final Maps
N/A
N/A
N/A
F
General Plan Amendments
R
R
R1
F
Specific Plans
R
R
R1
F
Zoning Map Amendments
R
R
R1
F
Zoning Ordinance Amendments
R
R
R1
F
Pre -Zoning
R
R
R
F
Development Agreements
R
R
R1
F
Pre -Annexation Agreements
R
R
R1
F
Parcel Maps2
R
N/A
N/A
F3
R — Review and recommendation body
F — Final decision -making body
A — Appeal body
N/A — Not applicable
— — Not specified

1. Commission recommends to Council for final determination.

2. Review of parcel maps or lot line adjustment is by City Engineer.

3. Parcel maps involving land dedication need City Council Approval.

Source: City of Hollister Municipal Code
Time Between Receiving Approval and Submitting Building Permit Application The amount of time between when a project receives approval and the submittal of a building permit application varies, depending on a variety of factors, and is controlled by the project applicant. While the City makes effort to streamline the permitting process, this element of time is outside the control of the City. The City's Municipal Code lists time limits and extensions for permits in Chapter 17.24. Administrative permits expire one year after its effective date, unless an alternate time was specified in the approval unless a building permit or certificate of occupancy has been issued, the use is established, or the city planner determines that other substantial action has been commenced to carry out the terms and intent of the administrative permit. Site and architectural approvals are valid for 24 months from the approval Appendix C: Housing Constraints
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date. On application, site and architectural review approval may be extended for an additional period, not to exceed one additional year. It is not uncommon for project approvals for projects at every scale to either expire or be extended.

Once a housing development is approved, a variety of factors determine the length of time it takes to apply for building permits. The average length of time between receiving approval for a housing development and submittal of an application for building permits is out of the City's control because once a project is approved, it is up to the applicant to apply for building permits. Factors such as the cost and availability of material and labor may determine the length of time before developers apply for building permits. It is common for some developers or applicants to delay pulling building permits due to financing issues. It is difficult to estimate the average length of time between receiving approval for a housing development and submittal of an application for building permits due to the unique nature and circumstances of individual developments.

The estimate of the length of time between receiving approval for a housing development and submittal of an application for building permits is not a reliable indicator in the City because of the wide range of timelines. For example, the timeline between receiving approval for a housing development and submittal of an application for building permits for a relatively small and uncomplicated project (e.g., ADU) can be a matter of a few weeks to over a year for some applicants. Many ADU approvals have expired, and the City has received approval extension requests for relatively small and uncomplicated projects such as ADUs. The timeline between receiving approval for a housing development and submittal of an application for building permits is typically months to years for large-scale, modern construction.

The range of time between entitlements and building permits can range from days or weeks to over one year for projects developed in the City. The average time between entitlements and building permit approval for single-family developments is roughly three to 24 months. The average time between entitlements and building permit approval for multifamily developments is roughly 12 to 24 months. The City regularly receives requests for approval extensions which significantly skews and estimate of time between receiving approval for a housing development and submittal of an application for building permits. Requests for extensions are, with rare exception, approved by either Staff or the Planning Commission provided that efforts toward implementing the project have been made, such as civil review or grading taking place, or submittal of building permit applications, but the applicant needs additional time to have those plans reviewed and approved prior to issuance of a building permit.

The City views the longer time period as common and necessary for larger, more complicated projects and does not see this in any way as hindering the construction of housing or introducing unnecessary delays. In most all cases, the timeline from receiving approval to submitting for building permits is solely dictated by the project applicant and not constrained by any requirements placed upon the applicant by the City. The City is committed to a working with developers to increase the speed and efficiency of the permitting process in order to increase housing production and opportunity in the City.

Table C-12 shows the timelines for permit procedures established by the City. The typical timeline for permit review processing and approval for single-family and multi -family developments is typically two to Appendix C: Housing Constraints
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three months from the date an application is deemed compete. The process can take one year or longer, depending on the complexity of the project, the need for environmental review, and the responsiveness of the applicant to requests for information. The City views longer time periods as typically common and necessary for larger, more complicated projects and does not see this as hindering the construction of housing or introducing unnecessary delays.

Table C-12: Estimated
Timelines for Permit Procedures
Type of Approval or Permit
Typical Processing Time
Ministerial Review
3 months
Site and Architectural Review
6 months
Conditional Use Permit
5 months
Zone Change
Varies
Planned Development Permits
6 months
Site Plan Review
This is not a permit
Tract Maps
6 months
Parcel Maps
4 months
Initial Environmental Study
Completed within 1 month of initial completeness review Environmental Impact Report
Varies
Variances
3 months
General Plan Amendments
Varies
Specific Plans
One year plus
Zoning Map Amendments
3 months
Zoning Ordinance Amendments
3 months
Pre -Zoning
Varies
Development Agreements
Varies
Pre -Annexation Agreements
6 months
Source: City of Hollister
Co, ditional Use Permits in Residential Zoning
According to the City's Municipal Code Section 17.24.200, conditional use permits are intended to allow for activities and uses that are unique and whose effect on the surrounding environment cannot be determined prior to being proposed for a particular location. Table C-4 lists which residential uses require CUPs in certain zoning districts. According to Section 17.24.200 of the Municipal Code, CUPs are intended to find if the proposed use is conditionally allowed within the subject zoning district and complies with all of the applicable standards, if the proposed use is consistent with the General Plan, if the approval of the CUP is compliant with CEQA, if the proposed use is compatible with existing and future land uses in the vicinity, and if the proposed use would not impair the architectural integrity and character of the zoning district in which it is to be located.

An application for a conditional use permit, meeting all the requirements outlined in Section 17.24.200 of the Municipal Code, is reviewed by the Development Services Department to ensure the application is consistent with all applicable requirements. During project review, the Director makes a recommendation to the Commission, who shall hold a public hearing. Following the public hearing, the Commission shall Appendix C: Housing Constraints
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issue the decision and findings upon which the decision is based. The review authority identified in Table C-11 above is designated to approve, conditionally approve, or deny applications for conditional use permits in residential zoning districts. Prior to filing a conditional use permit, the City encourages applicants to request a pre -application meeting with the respective department to provide upfront feedback and to expedite processing. Pre -application meetings are informal meetings with City staff for the applicant to receive detailed feedback on their proposal so they can address issues earlier to provide a more complete submission, thereby avoiding unnecessary delays.

While not explicitly required by State law, the conditional use permit requirement for residential care homes for 7 or more persons and temporary residential shelters could be considered a fair housing issue and a potential constraint due to the discretionary nature of the process. Policy actions have been included in the Policy Plan to review requirements for residential care facilities of 7 or more persons, temporary residential shelters, and reasonable accommodations for persons with disabilities.

9. Development Fees
Residential developers are subject to a variety of permitting, development, and impact fees in order to access services and facilities as allowed by State law. The additional cost to develop, maintain, and improve housing due to development fees result in increased housing unit cost, and therefore is generally considered a constraint to housing development. However, fees are necessary to provide planning and public services, including necessary infrastructure, in Hollister. All information regarding the City's development fees is available to the public on the City of Hollister website as pursuant to Government Code §65940.1 (a)(1)(B).

The location of projects and housing types results in varying levels of development fees. The presumed total cost of development is also contingent on the project meeting City policies and regulations and the circumstances involved in a particular development project application. Some of the City planning fees, mainly for larger or more complex projects, operate on a deposit account basis where time and materials are charged against the established account as the project is processed. Table C-13 provides the planning fees and Table C-14 provides the Residential Impact Fees and Water Meter Fees. The Residential Impact Fees and Water Meter Fees associated with each project are dependent on the housing type, density, intensity of use, and location. In addition to these direct fees, the total cost of development is contingent on the project meeting the City's policies and standards, as well as the project applicant submitting necessary documents and plans in a timely manner.

The City of Hollister generally has fees consistent with regional and state averages for most application types. Planning processing fees in the City are comparable to the County of San Benito and the City of Gilroy — some application fees are higher while some are lower in cost, but due to the differences in the size of the cities and the County, capacity, and development activity, these differences do not indicate a constraint for residential development in Hollister.

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Table C-13: Planning Processing Fees
Application Type Fee
Use Permit
Conditional Use Permit (CUP)"
• Regular CUP CP
• Amendment CP
• Extension CP
$6,237.00
$3,118.00
$3,118.00
Planned Development CP
$10.014.00
Temporary Use Permit CP
• Major CP
• Minor CP
$854.00
$79.00
Home Occupation CP
• Administrative CP
• Conditional Use Permit CP
• Residential Care Home CP
$159.00
$229.00
$1,254.00
Signs
Freestanding Monument Sign CP
$3,073.00
Master Sign Program CP
$3,938.00
Administrative Sign Permit, first sign CP
• Each additional sign CP
$143.00
$31.00
A -Frame Sign Permit CP
$161.00
Zoning
Initiation of Pre -zone CP
$2,397.00
Pre -zone CP
$21,897.00
Initiation of Rezone CP
$1,623.00
Rezone CP
$14,033.00
General Plan
Initiation of General Plan Amendment CP
$2,020.00
General Plan Amendment CP
$14,330.00
General Plan Text Amendment CP
$14,330.00
Environmental Review
Consultant-Prepared/Review CP
$15,550.00
City -Prepared Initial Study CP
$9,150.00
City -Prepared Mitigated Negative Declaration CP
$13,499.00
County of San Benito: Clerk Processing Fee
Determined by County of San Benito
County of San Benito: Fish & Wildlife Notice of Exemption Determined by County of San Benito
County of San Benito: Fish & Wildlife (Mitigated) Negative Declaration, Notice of Determination
Determined by County of San Benito
County of San Benito: Fish & Wildlife Environmental
Impact Report, Notice of Determination
Determined by County of San Benito
Source: Planning Fees 2024
CP: Fees marked with a CP show the applicable 7.5% Citywide Planning Fee.

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Table C-14:

Residential Impact
Fees and Water
Meter Fee
Public Facility Impact Fees
Single Family
Multifamily 2+
bedrooms
Multifamily 1
≥ bedroom
Studio
Water Meter (1" meter)
$443.00
$443.00
$443.00
$443.00
Water
$5,460.00
$4,860.00
$2,350.00
$2,350.00
Traffic
$22,894.48
$14,009.85
$13,669.31
$9,056.12
Sewer - Treatment
$5,121.82
$4,464.68
$4,464.68
$4,464.68
Sewer — Collection
$3,590.00
$3,590.00
$3,590.00
$3,590.00
Storm Drainage
$2,180.00
$2,030.00
$700.00
$700.00
Park
$15,520.47
$13,761.64
$ 6,638.99
$6,638.99
Library Facilities
$1,481.97
$1,357.90
$1,357.90
$1,357.90
Police
$520.00
$520.00
$520.00
$520.00
Fire
$690.00
$690.00
$690.00
$690.00
Detention (Jail/Juvenile Hall)
$3,003.00
$2,751.41
$2,751.41
$2,751.41
City Hall/City Yard
$603.13
$525.35
$257.33
$257.33
Total Fees
$68,520.50
$45,195.76
$34,55273
$30,290.86
Source: Residential and Commercial Impact Fee Schedule 2022 to 2023 The estimated total 2023 residential impact and water meter fees for a typical single-family residential project can range up to $68,520.60. Estimated total residential impact and water meter fee for a multifamily residential project can range from $34,552.73 and $45,195.76 per unit. These estimates include all fees listed in Table C-14. These estimates are illustrative and my vary based upon unique circumstance of individual development project applications.

As shown in Table C-14, Traffic and Park fees are a significant portion of the total development impact fees. In 2019, the City completed a development fee study to determine if fees were adequate to defray the cost of public facilities and infrastructure necessary to accommodate new and future development within the City. The study determined that fees, including City Hall/City Yard Facilities, Drainage Facilities, Parks and Recreation Facilities, Water Facilities, were not sufficient to defray the cost of public facilities and infrastructure necessary to accommodate new and future development. In response, the City increased fees. The City has increased these fees based on the inflation metrics for each impact fee.

Impact fees have been determined to be necessary to adequately fund services, including the San Benito County Youth Services Center which is the primary community resource for justice -involved youth. It is part of a system of care that provides a safe, protective and home -like environment while fostering responsible and accountable behavior for youth through a trauma -informed lens. The City is responsible for paying its fair share to the County facility and covers the costs of the services through development impact fees.

Additionally, the City has determined that the traffic impact fees are higher than neighboring communities due to the fact that the City is a bedroom community within a bedroom county with requirements from Caltrans to fund regional improvements to widen sections of Highways 25 and 156 linking to Highway 101 as well as local commuter corridors while neighboring communities do not have a similar financial burden.

Policy Action H3.3 commits to analyzing the City's existing user fees to determine if an adjustment is required. The findings of the analysis will guide City's updated impact fees.

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10. On -/Off -Site Improvements
Site improvements in the City consist of those typically associated with development for on -site improvements (street frontage improvements such as curbs, gutters, and sidewalks, sewer/water hookups, on -site drainage, and landscaping), and off -site improvements to offset project impacts (off -site drainage, parks, traffic, schools, and sewer/water infrastructure). Because residential development cannot take place without the addition of adequate infrastructure, site improvement requirements are considered a regular component of the development of housing within the City and may also influence the sale or rental price of housing. Almost all of the costs associated with off -site improvements are undertaken by the City and recovered through development and impact fees.

For single-family residential development on vacant land, examples of typical on -site improvements might include stormwater detention facilities (required by the Clean Water Act), roads, sidewalks, perimeter walls, fire hydrants, emergency access drives, and recreational trails. Multifamily developments may also include common open space and recreation areas.

Typical off -site improvements for both single-family and multi -family developments may include:
• New curbs, gutters, and sidewalks;
• Recreational trail facilities;
• Road improvements and traffic control needed to serve the development; • Street trees, and landscaping;
• Utilities may need to be updated or installed to serve the development, including water mains, sewer mains, stormwater pollution prevention measures, and undergrounding of electric utilities.

Infill residential projects may be required to install any of the improvements listed above, depending on the site -specific circumstances and neighborhood needs.

The extent of off -site improvements varies from project to project, depending on size and impacts. Costs also vary with quantities needed, price of materials and contractor's means and methods. There is not a typical cost that can be readily applied to this. It is rare for the City to require "true" off -site improvements but proposed developments are often required to provide on -site, frontage improvements. The majority of costs associated with off -site improvements is borne by the City and recovered through development impact fees. The City has committed to reviewing and revising its fees to mitigate potential constraints.

On- and off -site improvements in the City are consistent with requirements of other jurisdictions in the region. On- and off -site improvements do influence the cost of development, but the improvement requirements do not present a constraint to the development of housing in Hollister and are not known to significantly increase development costs.

Though the costs of impact fees and required improvements do raise development costs, developers typically account for these expenses in their cost projections, as such requirements are standards practice.

The City is not aware of any project that was constrained by required on -/off -site improvements in the 5th Housing Element planning cycle. The City continues to work applicants to assist in satisfying the City's required improvements.

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Subdivisions
The City has standard improvements required for subdivisions that can be found in the City's Municipal Code under Title 16. General improvements include the following:
• All necessary easements for access, drainage, and utilities shall be provided and shall be granted to the appropriate authority in the dedication certificate on the final map. Existing easements at the time of recording shall be shown on the final map.
• Drainage is required for all off-street parking/loading areas and shall be designed and constructed as follows:
o Surface water will not drain over any sidewalk, or adjacent parcels; o In compliance with the Water Resources Performance Standards and Stormwater Management and Flooding Performance Standards; and
o In compliance with the City's Best Management Practices, adopted in compliance with the requirements of the National Pollution Discharge Elimination System (NPDES) • The subdivider shall provide maximum off-street parking where economically feasible. Driveways, unless specifically exempted, shall permit cars to park on the lot and outside the carport or garage.

Where available length of driveway or extreme gradient makes parking infeasible, other off-street parking spaces may be required by the City engineer.
• Street improvements the listed improvements in Section 16.24.020 of the Municipal Code. For example, the subdivider shall provide streetlights, electroliers, and underground lighting system as required by the Planning Commission.
• Individual sewer laterals shall be stubbed to the property line of each lot prior to street construction. These shall be connected to the existing City, district, or approved private system.

The subdivider shall present evidence from the appropriate agency that the system is adequate to handle sewage from the subdivision and that a satisfactory agreement has been made for such services.

Parking Designs
Minimum sidewalk widths are as follows: Driveway Width and Length • Residential Zoning Districts
o Driveway minimum width of 12 feet, with direct access to a garage ■ Driveway maximum width of 20 feet for double or 30 feet for three -car garage o Driveway minimum for a single-family driveway of 20 feet • Commercial Zoning Districts
o Driveway minimum width of 25 feet
o Driveway maximum width of 35 feet
• Industrial/Manufacturing Zoning Districts
o Driveway minimum width of 25 feet
o Driveway maximum width of 40 feet
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The subdivider shall improve or agree to all the standards for improvements as listed in the City's Municipal Code and with the improvement plans for the individual subdivision as approved by the City Manager. Specific design standards for streets can be found in the City's Municipal Code. While they do present an additional cost for development, the requirements are consistent with the region and do not present a cost to the development of housing in Hollister.

11. Building Codes and Code Compliance
The City has adopted the 2022 California Building Code, including the ancillary information within the tables, attachments, addendums, and footnotes. This would include, but is not limited to, the California Administrative Code, Building Code, Residential Code, Electrical Code, Mechanical Code, plumbing code, Energy Code, Historical Building Code, Fire Code, and Existing Building Code.

The Code's intent is to safeguard the public health, safety, and general welfare through structural strength, means of egress facilities, stability, sanitation, adequate light and ventilation, energy conservation, and safety to firefighters and emergency responders during emergency operations.

The City includes Chapter 15.04 — Hollister Building Code as part of the Municipal Code. The purpose of the Hollister Building Code is to provide the minimum requirements and standards for the protection of public safety, health, property, and welfare of the City. The City does not have local amendments to the 2022 California Building Code and does not see the Hollister Building Code precluding development in Hollister. Because the City's existing building code does not significantly differ from the existing California Building Standards Code, they do not significantly impact the cost and supply of housing in Hollister.

The City's Code Enforcement Division enforces and administers all applicable codes and ordinances of the City in a fair and impartial manner to resolve health, safety, and public nuisance conditions that affect the quality of life in Hollister. Enforcement is provided proactively and on a complaint basis. Most code violations are resolved on the initial contact made by Staff. Staff generally works under the model of voluntary compliance within a reasonable amount of time allotted. In rare instances, penalties are assessed to those who fail to comply with the Hollister Municipal Code. In 2023, the City's Code Enforcement Division opened 225 cases and closed 191; 34 cases from 2023 remain open or unresolved.

The City's Code Enforcement Division opened cases related to: substandard housing, illegally converted garages, occupied trailers and other recreational vehicles, accumulation of garbage, rubbish, automotive parts and junk, accrual of dry or dead vegetation, inoperable vehicles, and inappropriate storage of boats, trailers and recreational vehicles. Of the total 225 Code Enforcement cases opened in 2023, approximately 50 of the cases were related to poor or substandard housing conditions. Policy Action H2.4 is added in the Housing Plan to make the most effective use of rehabilitation loan funds by prioritizing their use to meet the greatest need.

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C. Infrastructure Constraints
Another factor that could constrain new residential construction is the requirement and cost of providing adequate infrastructure (major and local streets; water and sewer lines; and street lighting) needed to serve new residential development. In most cases, where new infrastructure is required, it is funded by the developer and then dedicated to the City, which is then responsible for its maintenance. Because the cost of these facilities is generally borne by developers, it increases the cost of new construction, with much of that increased cost often "passed on" in as part of home rental or sales rates. As virtually all new development within the City is infill development, new infrastructure is not generally required; however, larger and even some smaller projects may require infrastructure improvements or payment for future improvements.

1. Dry Utilities
Dry utilities include electric, telephone, TV, internet, and gas services. The various utility providers are responsible for providing these necessary resources to new housing units. The City has sufficient dry utilities to accommodate its share of the RHNA allocation for the 6th Cycle.

Electrical
Central Coast Community Energy (3CE) provides electricity service to the City of Hollister, through PG&E distribution infrastructure. C3E supports clean and renewable energy and community reinvestment and provides access to 3CE Energy Program rebates and incentives. With 3Cchoice, the default program, 31 percent of the energy mix comes from eligible renewables (based on the California Renewables Portfolio Standard). 3CE and its customers are on a pathway to 100 percent clean and renewable energy by 2030 and 60 percent by 2025. Pacific Gas and Electric Company (PG&E) provides the electricity infrastructure, which is located aboveground on utility poles and belowground. The power mix delivered to customers includes the following greenhouse gas -free technologies:
• Eligible renewable resources, such as wind, geothermal, biomass, solar and small hydro (38.4 percent)
• Large hydroelectric facilities (11.6 percent)
• Unspecified Power (49.8%) (Unspecified power is electricity that has been purchased through open market transactions and is not traceable to a specific generation source.) Natural Gas
PG&E also provides natural gas services in Hollister. As a public utility, PG&E is under the jurisdiction of the California Public Utilities Commission (CPUC) which regulates natural gas rates and natural gas services, including in state transportation over the utilities' transmission and distribution pipelines system, storage, procurement, metering, and billing. PG&E is responsible for providing service to residential, industrial, and commercial customers in Hollister.

The former Hollister Manufactured Gas Plant (MGP) operated in the City from 1886 to 1935. In 1935, Santa Cruz began providing Hollister with natural gas, and by 1943, the MGP structures were removed Appendix C: Housing Constraints
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from the site located at 6th and Sally streets. The site is now the location of PG&E's Hollister Service Center.

In December 2013, environmental remediation work at the site was completed. The four -month long project involved the removal of the impacted soil beneath the footprint of the site. Through the remediation work 1,444 tons of materials were recycled, reduced greenhouse gas emissions by 6.04 metric tons, contributed over one million dollars to the local economy and provided jobs to two local community members.

2. Water Supply
The City of Hollister Utilities Division is responsible for producing and distributing potable water for approximately half of the City which is generally located west of Memorial Drive. The remaining portion of the City is serviced by the Sunnyslope County Water District. This division is also responsible for wastewater collection and conveyance to the wastewater treatment plants. The City's latest Urban Water Management Plan, in collaboration with San Benito County Water District and Sunnyslope County Water District, demonstrates that the City has planned for water supply for all planned growth. As the state requires through the regular Urban Water Management Plan updates, the City is able to provide sufficient water capacity to accommodate the regional housing need.

Water Sources
There is a total of 1,188,556,060 gallons of water produced from surface and ground water entering the City of Hollister Water System. In the most recent 2021 Annual Drinking Water Quality Report, the City of Hollister obtained 46 percent of its portable drinking water from its five active deep groundwater wells located throughout the City and Cienega Valley, 6 percent from surface water, treated at the Lessalt Water Treatment Plant, 6 percent of groundwater from the Sunnyslope County Water District (SSCWD) wells through a series of distribution system inter -ties, and 35 percent from the West Hills Water Treatment Plant.

Water Quality
The City regularly collects and tests water samples from designated sampling points throughout the water distribution system to ensure water delivered meets or exceeds federal and state drinking water standards. The City has conducted 388 tests for contaminants from January 1st to December 31St. Of the total test, 18 were detected for contaminants, and of those tests only one was found at a level higher than the State allows.

Wastewater
The City of Hollister Utilities Division operates the Industrial Wastewater Treatment Plant and the Domestic Water Reclamation Facility. The Industrial Wastewater Treatment Plant primarily treats waste from the tomato cannery located in the City. It also collects a portion of the City's storm water runoff. The Water Reclamation Facility treats domestic, commercial, and industrial wastewater in the City of Hollister and produces Title 22 reclaimed water for park irrigation, airport greenery, and ground water recharge.

According to the City's Urban Management Plan, adequate wastewater treatment facilities are available to serve the planned regional housing need.

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3. Fire and Emergency Services
Fire Department
Fire protection is provided by the Hollister Fire Department. The Hollister Fire Department has been serving the City of Hollister since 1875. Hollister Fire is an all-risk fire department providing services covering fire prevention (including building plan review, site inspections, public education) arson investigation, hazardous material releases, involvement with public events, medical aid requests, vehicle accidents, specialized rescue, and all types of fires. In 2013, the Hollister Fire Department expanded its organization to provide fire protection services for San Benito County and the nearby city of San Juan Bautista.

The Hollister Fire Department has three stations within the City and one fire station in the City of San Juan Bautista. There is anticipated development of two additional fire stations in the county to meet the growing population in the City of Hollister and surrounding areas.

Emergency Services
The Hazel Hawkins Memorial Hospital provides emergency service 24 hours per day, 7 days per week. The hospital has 18 bed Emergency Department (ED) receives over 22,000 patients annually. The Emergency Department has a team consist of ED physicians and medical specialists including, orthopedics, tele-stroke doctors, cardiologists and mid -level providers along with nurses that are certified with cardiac life support and pediatric life support.

4. Police Services
The Hollister Police Department (HPD), the San Benito County Sheriff's Office, and the California Highway Patrol provides police services to the General Plan Planning Area. The HPD has primary responsibility for areas with the City. In 2021, the Hollister Police Department issued its most recent annual report. At the time of release of the report, the police department had two captains and 17 employees.

The Santa Cruz Regional 9-1-1 (SCR 9-1-1) is a Joint Powers Authority (JPA) dispatching for multiple Law Enforcement, Fire, and EMS agencies in Santa Cruz County. Dispatchers at SCR 94-1 are the county's primary public safety answering point. In 2021, SCR 9-1-1 processed 521,702 total telephone calls, from which 30,588 calls for service were created for the Hollister Police Department.

The Hollister Police Department Records Department assists citizens with general police related information, public records act requests, report requests, vehicle releases, background checks, clearance letters, fingerprint services and citation sign -off. Records is also responsible for a variety of specialized and technical duties as well as report and citation processing.

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D. Environmental Constraints
The City of Hollister may by susceptible to several environmental constraints to the development of housing. Human -caused risks such as hazardous materials can pose risks to community health and safety.

Effective planning to prepare for and mitigate and the adverse effects of these risks can help ensure that Hollister maintains a high level of safety for its residents. The City of Hollister plans and engages mitigation techniques through the City's Hazards, Safety, and Noise Element.

All candidate sites were analyzed for environmental constraints analyzed below as well as any known conditions that preclude or significantly impact development in the planning period. Examples of other known conditions include shape, access, property conditions, easements, contamination, and airport compatibility. Based on this analysis, the City determined that all candidate sites can feasibly develop housing and do not experience any known environmental constraints.

1. Geological and Seismic Hazards
Geologic and seismic hazards in Hollister include those related to earthquakes, steep slopes and landslides, erosion, and soil subsidence. Earthquakes pose the greatest potential for far-reaching loss of life or property. Alquist-Priolo earthquake fault zones are regulatory zones surrounding the surface traces of active faults in California. Wherever an active fault exists, if it has the potential for surface rupture, a structure for human occupancy cannot be placed over the fault and must be a minimum distance from the fault. According to the California Department of Conservation, the minimum distance is generally 50 feet. Hollister is located within a 5 -mile radius of at least four major seismic faults and fault systems.

According to the United States Geological Survey (USGS) Interactive Fault Map, the nearest active fault zones include the Quien Sabe fault to the East, Tres Pinos fault to the South, San Andreas fault to the West, and Sargent fault zone to the North of the City. As shown in Figure C-6, the Calaveras faults and their associated Alquist-Priolo earthquake fault zones run through Hollister. Residential development within a seismically active zone could expose Hollister residents to adverse effects. The California Department of Conservation has an interactive map, the California Earthquake Hazards Zone Application, available for residents to determine if their property is located in an earthquake fault zone.

A lesser geologic hazard relates to soil stability in the City. Hillsides located mostly on the periphery of the City can be subject to landslides and portions of the City have expansive soil types. Expansive clay soils, which can shrink and swell, are common within the northern portion of the City. Areas with expansive soils must often implement special building and structure design which can withstand fluctuation in soil.

In addition, areas found in the City may be subject to liquefaction during a seismic event if groundwater is present near the surface. To ensure structural stability, seismic and geologic hazards are addressed through the environmental and development review and permitting process.

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Figure C-6: USGS Fault Zones
Source: U.S. Geological Surrey Quaternary Fault
Zones; California Department of Conservation
egend
• Faults
Alquist Priolo Fault Zones
0 Hollister Limits
Source: USGS Fault Map Viewer
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2. Flood Hazards
The City of Hollister and surrounding areas are subject to unpredictable seasonal rainfall, and every few years the region is subjected to periods of intense and sustained precipitation that result in flooding.

Flooding can be a destructive natural hazard and is a recurring event. A flood is any relatively high streamflow overtopping the natural or artificial banks in any reach of a stream. The greatest flood hazard is present mainly along two existing creeks, Santa Ana Creek and San Benito River, that are included as flood hazard areas on existing Federal Emergency Management Agency (FEMA) maps.

Flooding becomes particularly hazardous when development encroaches onto floodplains, modifying the landscape and altering natural patterns of conveying excess water during floods. Figure C-7 shows the flood zones in and around the City of Hollister. The San Benito River borders the Western edge of the City and is identified by FEMA as a Regulatory Floodway. North of City is the Santa Ana Creek and has a 1 percent annual chance of flooding.

One -hundred -year floods are those that have a one percent chance of occuring in any given year. The 100 - year flood is a regulatory standard used by Federal agencies and most states to administer floodplain management programs and is also used by the National Flood Insurance Program as the basis for flood zones. Standard practice is to avoid or restrict construction within 100 -year flood zones, or to engage in flood -proofing techniques such as elevating building pads or consturcting walls, dams, and levees.

Portions of the City of Hollister are located within 100 -year flood plain, primarily in the parts of the City along Santa Ana Creek and San Benito River. In addition, there are some spots within the City that have a 500 -year (0.2 percent) annual chance flood hazard. These locations occour sporadicly around the City, and make up only a small portion of all total flood hazards.

Appendix C: Housing Constraints
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Figure C-7: FEMA Flood Zones
112£/2024, 11:52:59 AM
(A) Special Flood Hazard Areas (FEMA, 2020)
1% Annual Chance Flood Hazard

0.2% Annual Chance Flood Hazard
Regulatory Floodway
City/Town Boundaries
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Appendix C: Housing Constraints
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3. Fire Hazards
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As shown in Figure C-8, the City of Hollister doesn't have any areas that are at risk of wildfires. However, the City is surrounded by thousands of acres of undeveloped hillsides that are moderate to high risk of wildfire. Figure C-8 shows the three fire risk levels: Moderate, High, and Very High, within and around the City. The Planning Area does not include areas that face risk threat; however, areas of very high fire risk are located to the south, near San Juan Road. Areas north of San Juan Road face a high risk of fire hazard.

Areas to the east of the City, beyond Fairview Road, have a moderate risk of fire hazard. Figure C-9 shows the CAL Fire Very High Hazard Severity Zones of San Benito County. Portion of the northern areas of the County are not identified to be in a fire hazard severity zones. San Juan Bautista, Ridgemark, and Dunneville are also communities without High Hazard Severity Zones.

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FHSZ in SRA
Figure C-8: Fire Hazard Areas
1/2612024, 11:54:44 AM
City/Town Boundaries High
Moderate
Very High — VHFHSZ
1:72,224
Q 0.5 1
0 0.75 1.5
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Appendix C: Housing Constraints
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Figure C-9: CAL FIRE Very High Hazard Severity Zone
Fire Hazard Severity Zones in
State Responsibility Area (SRA)
Very High 393.380 Acres
High 2881328 Acres
Moderate 62,532 Acres
Fire Protection Responsibility
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The State of California and the Department of forestry and fire Protection maim no representetions or warranties regarding the;racr,racy rat data or maps Neuther the State our the txandaent stuell is, liable under nay rio'elirnsteni,es !or any Meng, special, innalental. nr crinewqurmtirl damages with renpent to army nlaini try any liner or third neap un account of, or arising "rum, the use e t date or mapa Obtain FFlAPsynchs, data, orietadata, and publi.atinuns at htrtrc//frap.fire na gnu yew mare rnterenatian, plraaae oat tit 6-611.1 7650 hi email FHstrrrnrnmenta. anew, her, Source: CAL FIRE Fire Hazard Severity Zones, FHSZSRA_DRAFT 23_1, (Accessed April24, 2023) Appendix C: Housing Constraints
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li
Appendix D: Housing Resources

Housing Resources
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The City of Hollister provides a variety of resources and services to assist the community in accessing housing which meets their needs and income levels. This Appendix provides a summary of those resources and services.

A. Resources for Special Housing Needs Groups

1. Seniors
Seniors (persons 65 years of age and older) typically prefer to stay in their own homes as long as possible.

If family members are nearby, they can also assist with basic care needs, enabling seniors to remain in their homes longer. However, this is not always possible. As such, the City works with the non-profit Jovenes De Antano to provide meals and welfare assistance to seniors.

The following resources are provided County -wide and are available to Hollister seniors:
• Advocacy, Inc.: An independent non-profit agency that manages two main programs: Patients' Rights Advocates and Long -Term Care Ombudsman. The Patients' Rights Advocate Program is a state mandated program charged with rights protection and advocacy for all mental health consumers residing in San Benito County, and to assist recipients of mental health services to exercise their human and civil rights. Patients' Rights Advocates represent a client's expressed desire as defined by the client as long it's within the bounds of the law and achievable within the Advocate's resources.

Advocates do not determine what is most appropriate for the client, or what may be in the client's best interest. Rather, Advocates advise clients about their options, and the implications of those options, and assist the client to make an informed choice. • Jovenes De Antaiio: The City works with the non-profit organization to provide meals and welfare assistance to seniors. In 2017, the City received $194,967 in CDBG funding for senior services that was administered through Jovenes De Antano. In 2020, the City received $229,032 in CDBG funding for Meals on Wheels, also administered through Jovenes De Antano. • Seniors Council of Santa Cruz and San Benito Counties: Community -based non-profit organization providing services, support, and advocacy to enable seniors to function with independence in their homes and the community to their fullest capacity. The organization includes a number of programs targeted towards assisting seniors. Programs and resources include:
o Aging & Disability Resource Connection (ADRC): assists older adults, individuals living with disabilities, and family caregivers with identifying personal and community resources, navigating public benefits, and accessing a network of additional service agencies.
o Area Agency on Aging: serves as an advocate for seniors by monitoring, evaluating, and commenting on all policies, programs, and community actions pertaining to seniors.

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aWIPAIWOO
o Project Scout: provides free tax assistance to seniors/elderly. o Senior Companion: provides friendly visitor and peer support for seniors who may have difficulty with daily living tasks and for caregivers.
o Senior Services: offers information about in -home services, hospice programs, transportation, legal services counseling, health insurance counseling, senior centers, adult day care, Alzheimer's resource centers, and Meals on Wheels programs. o Seniors Council Falls Prevention Program: offers services to help older adults maintain healthy activity levels and risk -prevention tools. Services and resources include workshops to combat fear of falling, low-cost emergency response systems, and in -home risk and safety assessments.
• San Benito County Free Library: A local library located in Hollister that provides a list of resources for seniors on its website. Resources include Jovenes de Antano, Central Coast Center for Independent Living, County Express & Dial -A -Ride, Alliance on Aging, Reporting Elder Abuse, legal services, and other resources from the State.
• 211 San Benito County: A comprehensive information and referral service that connects community members to critical services available in the community for 24 hours a day, 7 days a week. 211 San Benito County lists a wide array of resources available to San Benito seniors, including home delivered meals, senior ride programs, senior support services, senior centers, elder abuse reporting, and many more resources catered for the community.
• San Benito County Health & Human Services Agency: An agency that provides for a number of resources for different community groups, including seniors. Services include Adult Protective Services, In -Home Supportive Services, counseling options, transition assistance, short-term coordination, and general information and assistance services. • San Benito County Community Action Board: An advisory board that provides assistance services and resources to residents with disabilities, seniors, and low- to moderate -income individuals. The CAB assesses the needs of the community and applies for various grants to low- to moderate -income residents of the County based on surveys, focus groups, and community input. The CAB features a Volunteer Income Tax Assistance (VITA) and Tax Counseling for the Elderly (TCE) program that offers free basic tax return preparation and information about pensions and retirement -related issues to residents aged 60 years and older.
• Senior Citizen Water/Sewer Discount: The City of Hollister offers a Senior Citizen Water/Sewer Discount for individuals who qualify. Eligible applicants may receive 25 percent off their water and sewer bills.

2. Persons with Physical and Developmental Disabilities Individuals living with a disability are capable of living fulfilling normal lives. For some, however, they may need further assistance and resources to partake in daily activities.

The following resources are provided to individuals with disabilities within the City of Hollister:

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a v �
• Central Coast Center for Independent Living (CCCIL): CCCIL promotes the independence of people with disabilities by supporting their equal and full participation in life. CCCIL provides advocacy, education and support to people with disabilities, their families and the community. • Aging and Disability Resource Connection of San Benito (ADRC): As a part of a growing statewide network for the California Department on Aging (CDA), ADRC is a funded and locally supported organization aimed to streamline information referral/assistance, long-term services and supports options counseling, short term service coordination, and institution -to -home transition assistance, supporting individuals who are aging and/or with disabilities in San Benito County. • Del Mar Caregiver Resource Center: A non-profit organization that provides support services and free classes for family caregivers.
• Social Vocational Services (SVS): Apart of the California's department of Rehabilitation, the Hollister location of SVS offers the developmentally disabled community supported employment services, and individual and group employment coaching.
• San Andreas Regional Center (SARC): A non-profit that serves individuals with developmental disabilities and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties. SARC provides case management and community services, such as information on employment services or health insurance, for residents with disabilities. • Foster Grandparent and Senior Companion Program: SARC provides a Foster Grandparent and Senior Companion volunteer programs in which volunteers at least 55 years old are paired with individuals with intellectual and/or developmental disabilities who are receiving services from SARC. Volunteers may choose supporting children in a classroom setting or adults in residential care homes or day programs.
• Advocacy Inc.: An independent non-profit agency that provides services to protect patients' rights and free advocacy services for residents of nursing homes and residential care facilities. The Ombudsman Program is charged with advocating for seniors and disabled individuals living in residential care facilities for the elderly and skilled nursing facilities.

3. Persons Experiencing Homelessness
The Department of Housing and Urban Development (HUD) defines homelessness as individuals who are living in a place not meant for human habitation, in emergency shelter, fleeing or attempting to flee domestic violence in transitional housing, are exiting an institution where they temporarily resided (for up to 90 days), or those who are close to losing their primary residence with no resources to find new housing. The following resources are provided to individuals experiencing homelessness within the City of Hollister:
• San Benito County Health & Human Community Services and Workforce Development: This agency provides a variety of trainings, services and resources to unemployed, under -employed and dislocated workers which will raise their education and skill levels to ensure their success in the workforce. The Workforce Development Boards (WDB) receive federal, state, and local funding for workforce Appendix D: Housing Resources
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development programs. The WDB offers a comprehensive range of workforce development activities to benefit job seekers, laid off workers, youth, incumbent workers, new entrants to the workforce, veterans, persons with disabilities, and employers.
• Community Action Board (CAB): CAB serves as an advisory board to San Benito County Community Services & Workforce Development (CSWD). Through surveys, focus groups and community input, the CAB will assess the needs of the community and apply for various grants in order to provide services to low -to moderate -income residents of San Benito County. The organization includes several programs targeted towards assisting homeless individuals. Programs and resources include:
o H.O.M.E. Resource Center: A year-round homeless shelter serving up to 50 adults each night. Guests receive a variety of supportive services that include case management, referral service, assistance with applying for social service benefits, housing navigation, and alcohol/Drug counseling and treatment services.
o Helping Hands: A permanent housing program for chronically homeless individuals and families with disabilities.
o Housing Opportunities for Persons with Aids (HOPWA): Funds given to provide direct assistance to low- income households who need help paying their rent and other services to individuals who have tested positive for HIV or AIDS. o Volunteer Income Tax Assistance Program (VITA): A grant program designed to support free tax preparation services to help low- to moderate -income individuals, persons with disabilities, seniors, and limited English speakers.
• Community Food Bank: Serving San Benito County, Community Food Bank is a non-profit organization that collects and distributes food to the community.
• Continuum of Care Program (CoC): The CoC program provides funding to states, localities and nonprofit organization to provide permanent housing, transitional housing, supportive services for unhoused individuals, or those who facing potential homelessness.

4. Extremely Low -Income (ELI) and Farmworker Households Housing and support services for ELI and farmworker households continues to be a critical need in the City of Hollister and the wider region. The County of San Benito facilitates many of the resources and services available to ELI and farmworker households. The City coordinates with the County and refers households in need to County services. As the private sector offers limited housing opportunities for affordable, ELI housing, the County of San Benito and non-profit partners, typically capitalizing on various State and Federal funding assistance, provides the vast majority of new ELI housing in the region. In addition, County programs include State and Federal funded rental assistance to mitigate cost burdens for ELI and farmworker households.

The following resources are provided for ELI and farmworker households in San Benito County:
• Housing Choice Voucher (HCV) program: Provides subsidies to low-income, senior, and disabled households at varying levels based on household income. Through the Housing Appendix D: Housing Resources
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Authority of the County of Santa Cruz, San Benito residents may receive Section 8 HCV or Project Based HCV.
• County Social Services: The County assists ELI households with various daily needs such as food distribution at the Community Food Bank and Salvation Army, vouchers for rental & utility assistance, CalFresh/Medi-Cal/Cash Aid assistance, and unemployment insurance benefits. Counseling and Fair Housing services are also available for renters, such as mediation services between residents and landlords, complaint intake, case investigations, and enforcement of meritorious claims. All services are offered in English and Spanish. • Emergency Food and Shelter Program: Created to supplement and expand the work of local Social Services agencies, both nonprofit and governmental, to help people with economic (not disaster -related) emergencies. The EFSP provides low-income families with renter's assistance and stop eviction services.
• America's Job Center of California (AJCC) and Employment Development Department (EDD): San Benito County's AJCC provides information regarding workforce services, providing a comprehensive range of no -cost employment and training services for employers and job seekers. The AJCC is a network of local, state, private, and public organizations offering a variety of services which brings employers with job openings and qualified sob seekers together at no cost. EDD offers resources for job seekers, employees, and employers.

EDD administers Unemployment Insurance, Disability Insurance, and Paid Family Leave programs. Furthermore, the department provides employment service programs and collects the state's labor market information and employment data. • Community Services and Workforce Development (CSWD): The CSWD provides the following services:
o Homeless & Housing Assistance: Assistance includes Hotel Vouchers, Housing Programs, and Transitional Housing Program.
o Low -Income Home Energy Assistance Program (LIHEAP): The LIHEAP program provides funds to help low-income households make home heating more affordable, avoid shutoff of utility services during winter, and maintain a warm, safe, and healthy environment for households with young children, the elderly, and the disabled. o H.O.M.E. Resource Center: An overnight homeless shelter offering board, showers, 3 meals a day, laundry, and wrap -around services for homeless individuals. o Winter Shelter (Families): Temporary housing program for families with children aged 18 and under from December through March.
o Dream Catcher Program: Provides financial assistance to eligible high school students for youth enrichment scholarships, equipment, and supplies. Each qualified participant will be able to participate in a maximum of 1 program per fiscal year. The total cost for the program cannot exceed a cost of $500, excluding equipment and educational assistant supply purchases, per participant per fiscal year. o Helping Hands: A permanent housing program for chronically homeless individuals and families with disabilities. Qualification requirements are individuals must be medically in need and be referred by CoC.
o Housing Opportunities for Persons with AIDS (HOPWA): Funds given to provide direct assistance to low-income households who need help paying their rent and Appendix D: Housing Resources
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other services to individuals who have tested positive for HIV or AIDS. Qualifications requirements are the individual must be HIV or AIDS positive and must be income eligible.
o Homeless Housing Assistance and Prevention (HHAP): Offers rapid rehousing efforts, including rent subsidies and incentives to landlords such as security deposits. The program also offers service coordination opportunities, such as access to the workforce, education opportunities, and other training programs. Qualification requirements are that individuals must be homeless youth (ages 18-24), and adults must be referred by HMIS/CARS.

B. Financial Resources
Providing an adequate supply of decent and affordable housing requires funding from various sources.

The following funding sources are utilized to provide financial and other assistance related to the provision of affordable housing.

1. Section 8 Housing Choice Vouchers
The City of Hollister contracts with the Housing Authority of Santa Cruz County to operate the housing voucher programs. The Housing Authority of Santa Cruz County indicated that there are a total of 366 households, with a total of 1,038 household members, receiving Housing Choice Voucher (Section 8) rental assistance in the County.

2. Local Early Action Planning (LEAP) Grant
The City applied for and received a total of $150,000 of LEAP grant funding from HCD. LEAP Grants provide funding opportunities for jurisdictions to update their planning documents and implement process improvements that will facilitate or accelerate housing productions to meet the 6th Cycle RHNA.

3. HOME Investment Partnership Program
HOME Investment Partnerships provides federal funds for the development and rehabilitation of affordable rental and ownership housing for households with incomes not exceeding 80 percent of area median income. The program gives local governments the flexibility to fund a wide range of affordable housing activities through housing partnerships with private industry and non-profit organizations. HOME funds can be used for activities that promote affordable rental housing and homeownership by low- income households. The City of Hollister has not applied for the HOME Program in the last five years.

4. CalHome Program
The CalHome Program provides grants to local public agencies and nonprofit corporations for first-time homebuyer and housing rehabilitation assistance, homebuyer counseling, and technical assistance activities to enable low- and very low-income households to become or remain homeowners. The City applied for the CalHome Program as part of the 2023 Homeownership Super Notice of Availability (HOSN or Super NOFA). Applications for the Super NOFA were due February 28, 2023. As of December 2023, the City is pending a response from the State.

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5. Permanent Local Housing Allocation (PLHA) Grant
The Permanent Local Housing Program provides funding to local governments in California for housing - related projects and programs that assist in addressing the unmet housing needs of their local communities. The Building Homes and Jobs Act (SB 2, 2017) established a $75 recording fee on real estate documents to increase the supply of affordable homes in California. The recording fees collected are subject to the number of real estate transactions recorded in each county will vary from year to year, so the revenues collected will fluctuate. The City applied and awarded funding for the five-year grant cycle 2020-2024. The grant requires jurisdictions to establish a five-year plan to demonstrate how the funds will be directed. The City of Hollister's five-year plan seeks to provide financial support to Assisting persons, who are experiencing homelessness or at -risk of homelessness. In this five-year plan, the City of Hollister is providing direct resources to Emmaus House and the H.O.M.E Resource Center. For grants years 2020-2022 the City of Hollister was awarded $750,761.

6. Community Development Block Grants (CDBG)
The Community Development Block Grant (CDBG) program provides annual grants on a formula basis to cities to develop viable urban communities by providing a suitable living environment and by expanding economic opportunities, principally for low- and moderate -income persons (up to 80 percent AMI).

CDBG funds can be used for a wide array of activities, including:
• Housing rehabilitation;
• Lead -based paint screening and abatement;
• Acquisition of buildings and land;
• Construction or rehabilitation of public facilities and infrastructure, and • Public services for low-income households and those with special needs.

Through the annual Notice of Funding Availability (NOFA), the City applies for CDBG funds from the U.S.

Department of Housing and Urban Development (HUD) every year. The City is responsible for administering these funds. The funds must be used to develop viable communities by promoting integrated approaches that provide items, such as decent housing, a suitable living environment, and expand economic opportunities for low- and moderate -income persons.

In 2017, the City received the following grants for a total of $2,279,116. • $1,532,400 for Parks & Recreation
• $122,592 for Parks & Recreation Delivery
• $194,967 for senior services through Jovenes De Antano • $270,149 for the San Benito County Food Bank
• $159,008 for General administrative purposes
In 2020, the City also received $229,032 for Meals on Wheels through Jovenes De Antano and $151,177 for the CDBG-CV-COVID Grant.

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7. SB 2 Grant
To supplement the cost of the City's effort to update the streamlining process of affordable housing, the City has been awarded an SB 2 Planning Grant Program grant from HCD. The SB 2 program includes improvements to expedite local planning processes. In 2020, the City received $160,000 from the SB 2 Grant.

8. Affordable Housing Programs
Various programs and resources are available to residents of the City of Hollister and San Benito County to assist with rent and housing needs. Programs and resources include:
• Project -Based Voucher Program (PBV): The Housing Authority of Santa Cruz County allows a housing authority that already administers the tenant -based Housing Choice Voucher (HCV) Program with HUD to attach the funding to specific housing units. In the PBV program, the family must live in the PBV unit with rental assistance paid to the property owner on behalf of eligible tenants. The Housing Authority of Santa Cruz lists the following as benefits from the PBV program for families: deeper subsidy, units designated for voucher families, and better access to high -opportunity neighborhoods.

PBVs also help facilitate housing production for vulnerable populations, including veterans, persons with disabilities, seniors, and persons experiencing homelessness. • General Assistance: General Assistance is a County funded temporary cash program for unemployed single adults and couples who may not have dependent children and are not receiving other public assistance benefits, including Supplemental Security Income (SSI) or unemployment benefits. • Inclusionary Housing Program: The City is currently drafting an Inclusionary Housing Program that either mandates or encourages housing developers to include a specified percentage of units affordable to lower and moderate -income households. Inclusionary Housing programs bring affordable housing to market and increase types of housing available to people of different income levels.

9. Utility Assistance Programs
The City and San Benito County have various programs in place to assist residents with utility affordability.

Eligibility for the following programs is determined through the County and the State:
• CalFresh: CalFresh, is the State implementation of the Federal program Supplemental Food and Nutrition Service (SNAP). This program provides assistance for low-income families to their supplement grocery budgets. The amount of available monthly benefit is based on household size and income.
• Ca1WORKs: Administered by the San Benito County Health & Human Services Agency, CaIWORKS is a program that provides cash assistance and services to families having at least one child in the home deprived of parental support or care because of absence, disability, or death of either parent, families with at least one child and both parents in the home where the principal wage earner is unemployed, or caretaker relative of a child or foster child.

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a
• Low -Income Household Water Assistance Program: The program is a federal program that provides financial assistance to low-income residents to help manage residential water utility costs.
• Low -Income Home Energy Assistance Program (LIHEAP): The program is a federal program that provides assistance to eligible low-income households with the goal of managing and meeting their immediate home heating and/or cooling needs. The program includes various services, such as the Energy Crisis Intervention Program, for low-income households.

C. Opportunities for Energy Conservation

1. Energy Use and Providers
Pacific Gas and Electric Company (PG&E) provides electricity and natural gas services for the City. Natural gas is a "fossil fuel" and is a non-renewable resource. The natural gas transmission pipelines within the City are owned and operated by PG&E. Pacific Gas and Electric Company has the capacity and resources to deliver gas except in certain situations that are noted in state law. As development occurs, PG&E will continue to extend its service to accommodate development and supply the necessary gas lines. Electricity is provided on an as -needed basis to customers within existing structures in the City. Every year CCCE expands and improves on existing facilities according to demand.

PG&E offers programs to promote the efficient energy use and assist lower -income customers. This includes participation in the Low -Income Home Energy Assistance Program and Energy Savings Assistance Program to help homeowners and renters conserve energy and control costs. Eligible customers receive no -cost weatherization, including attic insulation, energy efficient refrigerators, energy -efficient furnaces, weather stripping, caulking, low -flow showerheads, water heater blankets, and door and building envelope repairs which reduce air infiltration.

2. Energy Conservation
The primary uses of energy in urban areas are for transportation lighting, water heating, and space heating and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban energy consumption. Energy conservation is important in preserving non-renewable fuels to ensure that these resources are available for use by future generations. There are also a number of benefits associated with energy conservation including improved air quality and lower energy costs.

Energy conservation strategies can help reduce consumptions of energy which would reduce monthly costs to homeowners and renters. Examples of energy conservation strategies include weatherization such as installation of more efficient appliances, and solar energy systems. Buildings can also be designed to incorporate energy conservation strategies such as cooling materials and building orientation.

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Appendix E: Affirmatively Furthering Fair Housing (AFFH)

Affirmatively Furthering Fair Housing
AB 686 established new requirements for all California jurisdictions to ensure that local laws, programs, and activities affirmatively further fair housing. All Housing Elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015.

Under State law, affirmatively further fair housing means "taking meaningful actions, in addition to combatting discrimination, which overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics." These characteristics can include, but are not limited to race, religion, sex, marital status, ancestry, national origin, color, familiar status, or disability.

The sites inventory disperses lower -income capacity by assigning meaningful shares to high -resource Downtown while also serving moderate -resource corridors where transit and utilities exist. This placement avoids over -concentration in any single low -resource area and responds to displacement risk identified in the central and southern tracts, while leveraging Downtown opportunity access. Table E-21 at the end of this Appendix summarizes local observations, where those issues are present (Neighborhood/Tract), what it means, linked Policy Program(s), Geographic Target, and Metrics/Timing.

A. Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of locality and fair housing entities to disseminate information related to fair housing laws and rights and provide outreach and education to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, obtaining remedies, and engaging in fair housing testing.

California's Department of Fair Employment and Housing (DFEH) has statutory mandates to protect the people of California from discrimination pursuant to the California Fair Employment and Housing Act (FEHA), Ralph Civil Right Act, and Unruh Civil Rights Act (with regards to housing). The FEHA prohibits discrimination and harassment on the basis of race, color, religion, sex (including pregnancy, childbirth, or related medical conditions), gender, gender identity, gender expression, sexual orientation, marital status, military or veteran status, national origin, ancestry, familial status, source of income, disability, and genetic information, or because another person perceives the tenant or applicant to have one or more of these characteristics.

The Unruh Civil Rights Act (Civ. Code, §51) prohibits business establishments in California from discriminating in the provision of services, accommodations, advantages, facilities, and privileges to clients, patrons, and customers because of their sex, race, color, religion, ancestry, national original, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, or immigration status. The Ralph Civil Rights Act (Civ. Code § 51.7) guarantees the right of all Appendix E: Affirmatively Furthering Fair Housing Page E-1

;
persons within California to be free of any violence, or intimidation by threat of violence, committed against their persons or property because of political affiliation, or on account of sex, race, color, religion, ancestry, national origin, disability, medical condition, genetic information, marital status, sexual orientation, citizenship, primary language, immigration, or position in a labor dispute, or because another person perceives them to have one or more of these characteristics.

1. Enforcement and Outreach
The City of Hollister Housing Division increases and preserves the community's supply of low- and moderate -income housing. Hollister implements its Housing Program by offering various programs to all family income levels in the community. The City's Housing Coordinator is responsible for providing information regarding these housing programs. The Housing Authority of the County of Santa Cruz also operates programs such as Housing Choice Voucher for the City. The City provides contact information for these groups on its website.

The City posts its Annual Housing Report after every Fiscal Year pursuant to Health and Safety Code Section 34176.1(f) to provide the City Council an overview of the City's housing assets and activities. This report also describes activities undertaken during the Fiscal Year related to Low- and Moderate -Income Housing Asset Fund (LMIHAF).

San Benito County maintains a formal contract with the California Rural Legal Assistance (CRLA) to help low-income residents with fair housing complaints. CRLA operates a state-wide Fair Housing and Foreclosure Prevention Program under the guidance of HUD. CRLA provides a variety of consultation services through its hotline service and consultations, distributes legal information to landlords and tenants, and files and litigates fair housing complaints in which violations of federal or state housing discrimination laws impact Hollister residents. These include cases involving race, national origin, familial status, religion, disability, age, sexual orientation, gender, and gender identity. The procedure for handling a case typically begins with an initial intake call. The receptionist checks the conflict -of -interest files to ensure that no such conflict exists. The screened call is then passed to a housing worker who has received extensive training in proper interviewing techniques and legal knowledge. The housing worker will give the appropriate advice to the client. Typical questions received on the hotline involve security deposit refunds, entry into the home, when rent can be withheld, eviction notices, rent control, and fees for late rent payments. The vast majority of call -ins are handled through phone consultation only.

In situations where problems cannot be adequately addressed through telephone advice, clients meet with an attorney to explore the issue and develop an appropriate plan to address the problem. Further action is taken as needed, including letters, telephone calls, and preparation of court documents and fair housing complaints directed to HUD or the State of California Department of Fair Employment and Housing, if needed.

Where required, CRLA will conduct fair housing surveys or tests to determine whether violations exist.

Many landlord and tenant disputes are successfully resolved without formal litigation. In such disputes, the case handler assigned will contact the opposing party and attempt to resolve the issue with a mutually agreeable and negotiated resolution. If negotiations are not possible, litigation may be the only Appendix E: Affirmatively Furthering Fair Housing Page E-2

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alternative. CRLA also participates in housing fairs in jurisdictions throughout the county. These forums provide the opportunity to distribute landlord -tenant information on rights and responsibilities and to educate the general public about fair housing. Programs organized by CRLA relating to fair housing include the following:
• Fair Housing Services
• First -Time Home Buyer Counseling
• First -Time Homebuyer Education
• Home -Seeking Counseling
• Shared Housing Counseling and Placement
Other fair housing legal assistance available to Hollister residents include:
• Senior Citizens Legal Services (SCLS) — provides free legal advice and representation to adults 60 years and older in Santa Cruz and San Benito counties. SCLS defends the rights of older adults regarding health care, abuse, exploitation and discrimination of the basis of age or disability.

From 2013-2022, there were ten total housing discrimination cases reported to the Office of Fair Housing and Equal Opportunity (FHEO). The FHEO housing discrimination cases were on disability basis (3 cases), familial status basis (3 cases), national origin basis (2 cases), and retaliation basis (2 cases). The City is not aware of any open cases as of 2024. The City is committed to combatting housing discrimination in the City and will continue to enforce fair housing laws, provide referrals to fair housing servicers, and address housing condition issues through code enforcement efforts.

2. Fair Housing and Civil Rights Findings, Lawsuits, Enforcement, Settlements or Judgements
The U.S. Department of Housing and Urban Development determined that a group of California mortgage lenders discriminated against a Hispanic man in 2016 due to his national origin. The complaint was made against mortgage lenders American Financial Network, Benchmark Communities, and Brigantino Enterprise. As result of the investigation, American Financial Network agreed to pay the man $5,000 in a settlement and agreed to incorporate annual fair housing training for their employees.

The City's Code Enforcement Division enforces and administers all applicable codes and ordinances of the City in a fair and impartial manner to resolve health, safety, and public nuisance conditions that affect the quality of life in Hollister. Enforcement is provided proactively and on a complaint basis. The Code Enforcement Officer receives, observes, evaluates, and investigates reports from residents regarding code violations. The Code Enforcement Officer then notifies property owners of code violations and prescribes and monitors corrective action. When necessary, the cases are referred to the Office of the City Attorney or District Attorney for further legal action. The most common reported code violations include substandard housing, illegally converted garages, occupied trailers, and other recreational vehicles, accumulation of garbage, rubbish, automotive parts, and junk, accrual of dry or dead vegetation, Appendix E: Affirmatively Furthering Fair Housing Page E-3

inoperable vehicles, inadequate landscaping and weeds, and inappropriate storage of boats, trailers, and recreational vehicles.
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3. Fair Housing Laws
The City is in compliance with existing fair housing laws and often seeks to go beyond State requirements to address fair housing and access to affordable housing. The following lists State and local fair housing laws and specifies how the City complies:

ApplicablDe State Law
• California Fair Employment and Housing Act (FEHA): The City continues to implement and update programs that promote fair and equal access to housing. The City also continues to review standards and requirements that may constrain equal access to housing and the development of affordable housing.
• Government Code Section 65008: The City continues to implement programs that encourage affordable housing development. The City plans to implement an Inclusionary Housing Ordinance that requires the development of affordable units as part of multi -family residential developments.
• Government Code Section 8899.50: The City implements programs and actions in compliance with State law that affirmatively further fair housing. As detailed in the Policy Plan, the City administers programs to promote equal housing access and affordable resources. • Government Code Section 11135: The City promotes State -funded programs, such as the First - Time Homebuyer Program, on the City's website and at the public counter. The City continues to implement and encourages programs that promote full and equal access to all programs and activities.
• Density Bonus Law: The City has an adopted Density Bonus Ordinance. The City provides incentives to developers to produce affordable housing to very low-income households, low- income households, moderate -income households, senior citizens, transitional foster youth, disabled veterans, and persons experiencing homelessness, as well as for the development of childcare facilities. The Policy Plan includes an action for the City to update its Density Bonus Ordinance to comply with State law requirements.
• No -Net -Loss Law: The Candidate Sites Analysis details how the City maintains adequate sites to meet its RHNA.
• Housing Element Law: The City identifies and includes an analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs.

Applicable Loc, I Ordinances and P Ilc'ies
• Local Ordinances: The City has codified local ordinances that establish procedures for density bonuses. These are detailed in Appendix C.
• Policy Plan Program: The Housing Element Policy Plan (Chapter 2) details the City's goals, policies, programs, and objectives. The City addresses the need to expand housing opportunities, remove Appendix E: Affirmatively Furthering Fair Housing Page E-4

constraints to affordable housing, improve the existing housing stock, and ensure equal opportunities for current and future residents of Hollister. ;
B. Analysis of Federal, State, and Local Data and Knowledge

1. Integration and Segregation Patterns
City staff and community feedback indicate Hollister is broadly integrated with a predominantly "Latinx— White" population, with pockets of "Mostly Latinx," consistent with the regional context (Figure E-2). The City's Hispanic population has a dissimilarity index of 33.1, which is below the threshold typically associated with high segregation, suggesting relatively even distribution across census tracts. At a neighborhood scale, the downtown area shows both high access to resources and displacement risk, warranting targeted fair housing actions as growth is directed there (Chapter 2: Policy Plan).

The dissimilarity index is the most -commonly used measure of segregation between two groups, reflecting their relative distributions across neighborhoods (as defined by census tracts). The index represents the percentage of the minority group that would have to move to new neighborhoods to achieve perfect integration of that group. An index score can range in value from 0 percent, indicating complete integration, to 100 percent, indicating complete segregation. An index number above 60 is considered to show high similarity and a segregated community.

Figure E-1: Dissimilarity Index in Hollister with White Population shows the dissimilarity index for racial and ethnic groups in the City. The figure shows segregation for the City's Hispanic population, which has a dissimilarity index of 33.1. The City's Native Hawaiian (31.3), American Indian (30.2), and Other (46.6) populations were the only other groups to have dissimilarity indices above 30. The City's Black and Asian populations had the low dissimilarity index scores of 14.6 and 13.3, respectively. When a racial or ethnic population is small, its dissimilarity index may be high even if the racial or ethnic group members are evenly distributed throughout the area. Thus, when a group's population is less than 1,000, exercise caution in interpreting its dissimilarity indices.

Appendix E: Affirmatively Furthering Fair Housing Page E-5

Figure E-1: Dissimilarity Index with White Population, Hollister ;
50 45
40 T.
35 N
a) 30
c
25 E
20 15
10 5
0 White* Black* American Asian* Native Other* Two or Hispanic More
Races*
Indian* Hawaiian*
• Dissimilarity Index With Whites*
Source: Census Scope, Social Science Data Analysis Network. *Non -Hispanic only.

Figure E-2: Neighborhood Segregation by Race and Ethnicity shows spatial mapping of neighborhood segregation for the City and surrounding region. As shows, the City is made up of "Latinx-White" areas with some areas of "Mostly Latinx." This is mostly consistent with the region. However, there are some areas northwest of the City that have "3 Group Mixed" populations.

It is important to note that segregation is a complex topic, difficult to generalize, and is influenced by many factors. Individual choices can be a cause of segregation, with some residents choosing to live among people of their own race or ethnic group. For instance, recent immigrants often depend on nearby relatives, friends, and ethnic institutions to help them adjust to a new country. Alternatively, when white residents leave neighborhoods that become more diverse, those neighborhoods can be segregated.

Another major factor is the concentration and availability of affordable housing, which the City deliberately chose to disperse when selecting properties for the Sites Inventory as shown in Appendix F.

Other factors include housing market dynamics, availability of lending to different ethnic groups, availability of affordable housing, and discrimination can also cause residential segregation.

Appendix E: Affirmatively Furthering Fair Housing Page E-6

Figure E-2: Neighborhood Segregation by Race and Ethnicity (2022) 1126/2024, 10:34:47 AM
(A) Neighborhood Segregation Typology (UCB, Urban Displacement Project 2022) Mostly Latinx
Latinx-White
0 City/Town Boundaries
Source: AFFH Data Viewer, HCD
1:72,224
0 0.5 1
2 mi
0 0.75 1.5
3 km
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Hate Crimes
Hate Crimes are violent acts against people, property, or organizations because of the group to which they belong to identify. The Federal Fair Housing Act makes it illegal to threaten, harass, intimidate, or act violently toward a person who has exercised their right to free housing choice.

As shown in Table E-1, between 2015 and 2020, a total of four hate crimes were reported in Hollister, which were based on race, ethnicity, and ancestry and sexual orientation. Specifically, the hate crimes that occurred in 2015, 2016, and 2017 were related to sexual orientation, and the hate crime reported in 2017 was related to race, ethnicity, and ancestry. No further details are available as the Federal Bureau of Investigation (FBI) does not make case -specific data available.

Table
E-1: Hate
Crimes, Hollister (2015-2020)
Year
Race/Ethnicity/
Ancestry
Religion
Sexual
Orientation
Disability
Gender
Gender
Identity
Total
2020
0 0
1 0
0 0
1 2019
0 0
0 0
0 0
0 2018
0 0
0 0
0 0
0 2017
1 0
0 0
0 0
1 2016
0 0
1 0
0 0
1 2015
0 0
1 0
0 0
1 Total
1 0
3 0
0 0
4 Source: Federal Bureau of Investigation — Crime Data Explorer Persons wl9th Disabi@lties
In 1988, Congress added protections against housing discrimination for persons with disabilities through the FHA, which protects against intentional discrimination and unjustified policies and practices with disproportionate effects. The FHA also includes the following unique provisions for persons with disabilities:

1. Prohibits the denial of requests for reasonable accommodation for persons with disabilities, if necessary, to afford an individual equal opportunity to use and enjoy a dwelling; and

2. Prohibits the denial of reasonable modification requests.

With regards to fair housing, persons with disabilities have special housing needs because of the lack of accessible and affordable housing, and the higher health costs associated with their disability. In addition, many may be on fixed incomes that further limit their housing options. Table E-2 shows the percentage of populations by disability type in the City and County. The City's overall disability statistics are consistent with San Benito County. The greatest percentage of disabilities in Hollister consist of ambulatory, followed by independent living difficulty, cognitive, hearing, self -care difficulty, and vision.

Appendix E: Affirmatively Furthering Fair Housing Page E-8

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Table E-2: Percentage of Populations by
Disability Types, Hollister and County
Disability Type
City of Hollister
County of San Benito
Hearing

2.5%

2.9%
Vision

1.0%

1.3%
Cognitive

4.3%

4.1%
Ambulatory

4.9%

5.2%
Self -Care Difficulty

2.2%

2.2%
Independent Living Difficulty

4.6%

4.6%
Percentage of Total Population with Disability

9.6%

10.2%
Source: ACS 5 -Year Estimates, 2020
Figure E-3 shows the different census tracts that make up the City. Figure E-4 shows that most of the City consists of census tracts in which fewer than 10 percent of residents have a disability. Areas such as the northwest and southern regions of the City have higher rates of residents with disabilities between 10 and 20 percent. Twin Oaks, a senior community in the southern portion of the City may account for the slightly higher rate of disabled persons in that census tract while there's no clear pattern or contributing factor to slightly higher rates in the northwest portion of the City. Regionally, census tracts south of the City in communities such as Ridgemark have higher rates of residents with disabilities.

The City permits and reviews residential accessibility modifications, including ramps, handrails, widened doorways, and other improvements intended to accommodate persons with disabilities. The City has maintained procedures for reviewing requests for reasonable accommodation in land use and zoning decisions, consistent with State and Federal fair housing laws. Such permits are processed through the City's Building Department and may be requested by homeowners or landlords as needed to address accessibility requirements. These improvements typically occur on an individual, case -by -case basis rather than as large-scale neighborhood projects. While requests for reasonable accommodation are relatively infrequent, the City processes such requests administratively when they occur, allowing flexibility in development standards where necessary to provide equal housing opportunity for persons with disabilities.

Disability prevalence varies citywide and generally reflects broader demographic patterns rather than distinct geographic concentrations. Older neighborhoods, which contain a higher share of older housing stock and senior residents, may experience greater need for accessibility retrofits such as ramps or modified entrances. In contrast, newer subdivisions are constructed to current building codes and accessibility standards but may still require individual modifications to address specific household needs.

Recent accessibility improvements in the City have focused primarily on public infrastructure, including ADA curb ramp upgrades, sidewalk improvements, roadway reconstruction and public facility accessibility. The City has constructed or upgraded 53 ADA curb ramps throughout the City since May 2021. Areas identified as needing further improvement typically include locations with older sidewalk infrastructure, incomplete curb ramps, or constrained right-of-way conditions. Overall, accessibility needs and improvements are addressed citywide through a combination of individual residential modifications, reasonable accommodation procedures, and ongoing public infrastructure upgrades.

Appendix E: Affirmatively Furthering Fair Housing Page E-9

Figure E-3: Census Tracts Within and Surrounding the City of Hollister 0 0.75

1.5 3 Miles
Legend
Q City Boundary
Census Tracts
Bureau of Land Management, Esri, HERE, Garmin, GeoTechnologies, Inc., USGS, EPA, Esri, HERE, Garmin, ® OpenStreetMap contributors, and the GIS user community Appendix E: Affirmatively Furthering Fair Housing
Page E -1Q

Figure E-4: Population with a Disability, Hollister (2021) 1/26/2024, 10:49:56 AM
CltylTown Boundaries
Population With a_DisabilityTract ACS 2017 2021 - Population With a Disability (Tract) - ACS (2017-2021) 10%
10% - 20%
Source: AFFH Data Viewer, HCD
1:72,224
0 0.5 1
7 0 0.75 1.5
2 mi
3 km
Appendix E: Affirmatively Furthering Fair Housing
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