Table F-12: Rezone Sites
RZ-H-7 053310003000
RZ-H-8 053310003000
RZ-H-9 053292015000
RZ-H-10 056120033000
Park Hill
Park Hill
115
Locust
Ave
1071
Monterey
St
1.07 1.44
1.57 1.81
Vacant
Vacant
Vacant
Not
Vacant
80%
80%
80%
80%
High Density
Residential
High Density
Residential
High Density
Residential
35 35
35 Medium
Density 12
Residential
High
Density 65
Residential
High
Density 65
Residential
High
Density 65
Residential
High
Density 65
Residential
11 15
16 18
11 15
16 19
33 44
49 56
55 74
81 93
as a construction office during grading. Program H1.3 provides the 65 du/ac framework; Program H2.1 shapes predictable, hillside -appropriate massing.
The City's experience with larger sites (e.g., 1070 Buena Vista's 100 units) shows that right -sized, mid -scale multifamily can move from paper to construction on schedules lenders accept.
Vacant
Vacant
This 1.6 -acre bench at the base of Park Hill can step foundations along contour, placing parking and services into the uphill side to maximize net residential plates —an approach commonly used on sloped Central Coast sites. The small outbuilding can be removed without affecting site efficiency. Once rezoned per Program H1.3, a by -right plan under Program H2.1 can advance quickly. Nearby examples of small and mid -scale multifamily in Hollister (375 Fourth; 430 San Benito) illustrate that higher - density formats are leasing and operating successfully, signaling market support for —80 units here.
With nearly two acres and two homes to clear/redevelop, this parcel can deliver a clean, two -building plan with internalized drives and a usable green. The existing improvements represent low -intensity development compared to the capacity enabled through the Housing Element rezoning.
Improvement value is low relative to underlying land value and the site's planned multifamily capacity, and the structures appear typical of older single-family residential development with limited reinvestment compared to the land value and redevelopment potential of a near —two -acre infill site.
Parcels in the 1.75 -2.0 -acre range are commonly associated with higher redevelopment turnover because they can accommodate efficient multifamily prototypes while remaining deliverable in a single phase. The rezone from Medium to High Density Residential (Program H1.3) provides the requisite 65 du/ac, while Program H2.1 guides form and frontage for a predictable by -right submittal. Hollister's own 1070 Buena Vista Rd example underscores that removal of a few single-family structures to unlock higher densities is commonplace; Program H1.3 can support mixed - income delivery and streamlined approvals if the sponsor pursues deeper affordability. The existing structures do not materially impede redevelopment during the planning period. While redevelopment would require removal of two residential units, potential displacement impacts are limited in scale and manageable through standard relocation requirements. Given parcel size, zoning capacity, limited improvement intensity, and favorable deliverability for mid -scale multifamily, the site exhibits high redevelopment potential.
No
No
No
No
Appendix F: Candidate Sites Analysis
Page F-67
Table F-12: Rezone Sites
RZ-H-11 053380004000 Bolsa Rd
Not
Vacant
North
Gateway
Commercial
High
Density 65
Residential
178
179
535
892
A large, largely agricultural tract at the edge of the North Gateway corridor, this site can transition from a non-residential designation to High -Density Residential at up to 65 du/ac, yielding an assumed capacity of ^'892 homes at the 80% planning factor. The setting —within the City's North Gateway planning area east/west of San Felipe Road and north of downtown — supports a master -planned, multi -phase neighborhood with an internal block network, open space, and a mix of podium and stacked -flat buildings rather than a single monolithic structure. The size is the advantage: at
17.16 acres, it accommodates efficient building footprints, shared parking, and a phasing plan that can bring units online quickly while managing absorption risk. Hollister's infrastructure and public services are identified as adequate to accommodate growth, which reduces off -site cost exposure for first -mover projects here. Program H1.3 establishes the higher density; Program H2.1's objective, by -right standards shorten entitlement risk; Program H3.6 and state density bonus tools can blend moderate -height buildings with deeper affordability; and a Specific Plan-lite approach (design standards + frontage rules) can deliver the parks, trails, and mobility benefits Hollister expects in new districts. Local precedents show the City already recycles non-residential land into housing (e.g., 375 Fourth St and 430 San Benito St) and routinely entitles large -parcel neighborhoods (Orchard Park through West Fairview), which together demonstrate both the development appetite and the City's implementation muscle for big sites like this.
No
RZ-H-12 053370021000
136 San
Felipe Rd
1.04 Not
Vacant
80%
North
Gateway
Commercial
0 High
Density 65
Residential
11 11
32 54
This is a shallow, corridor -fronting parcel currently improved with a single - tenant commercial building and large portions of underutilized parking.
Approximately 35% of the parcel is vacant and another 40% is used as underutilized parking. Existing use intensity is low relative with improvement value concentrated in a single commercial structure and extensive paving rather than high -value improvements. The site's physical characteristics (vacancy/underutilized parking, shallow commercial format, and auto -oriented layout) are typical redevelopment signals and suggest limited recent reinvestment, which increases the probability of turnover as corridor land values and residential demand strengthen. Commercial properties of this form frequently redevelop through phased transition following tenant turnover, particularly when zoning shifts to allow higher - intensity residential use by right. The rezone to High -Density Residential at 65 du/ac converts a low -yield strip commercial format into a 4-5 story infill apartment over parking or liner -wrapped podium, with an expected capacity near 54 homes at the 80% planning factor. At roughly one acre, the site is in the "builder sweet spot" for podium apartments: big enough for efficient double -loaded corridors and centralized services, yet small enough to deliver in a single phase and to finance with conventional construction lenders. Program H1.3 unlocks the multifamily intensity; Program H2.1's objective standards will cue frontage design, stepbacks, and corner massing so residential blends cleanly with San Felipe's commercial rhythm; and No
Appendix F: Candidate Sites Analysis
Page F-68
Table F-12: Rezone Sites
RZ-H-13 053410009000
RZ-H-14 053380016000
RZ-H-15 053380014000
RZ-H-16 053380007000
RZ-H-17 053380006000
RZ-H-18 051100045000
Gateway
Dr
Bolsa Rd
San Felipe
San Felipe
Bolsa Rd
Chappell
Rd
0.67 1.05
0.88 0.98
4.23 3.43
Vacant
Vacant
Vacant
Vacant
Vacant
Vacant
80%
80%
80%
80%
80%
80%
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Commercial
0 0
0 0
0 0
High
Density 65
Residential
High
Density 65
Residential
High
Density 65
Residential
High
Density 65
Residential
High
Density 65
Residential
High
Density 65
Residential
7 11
45 10
44 178
7 11
0 10
44 0
20 32
0 29
132
0 34
54 45
50 220
178
Program H4.6 can facilitate driveway sharing or minor boundary adjustments with compatible neighbors to optimize a consolidated access point and reduce curb cuts. Hollister's recent non -vacant conversions — most notably 375 Fourth Street (from surface lot to 52 units) and 430 San Benito Street (22 units over ground -floor commercial) —show exactly this kind of land recycling is viable, with structured or screened parking and upper -floor residential as the economic engine.
Vacant
Vacant
City of Hollister ownership allows the City to incentivize 100% affordability on this parcel by subsidizing the cost of land along with other development and procedural incentives. The site is vacant, compact, and designated to step into High -Density Residential at 65 du/ac for "45 homes. Because the City controls the land, it can shape outcomes through an RFP that prioritizes depth of affordability, speed -to -permit, or a workforce -targeted unit mix. Program H1.3 provides the density; Program H2.1 keeps entitlement on a predictable, objective track; and Program H3.6's density bonus can add units and development value to help meet deeper income targets. The parcel's sub -acre size points to efficient Type V over I podium with one loading/garage entry —not unlike the small -site multifamily precedents downtown —while a mid -block paseo or forecourt could extend the pedestrian network the North Gateway plan envisions. The City's track record moving both small -lot infill and large neighborhoods suggests it can move quickly and credibly with a public -private structure on this site.
Vacant
Vacant
Public ownership by San Benito County reduces site control risk and opens the door to a city -county partnership or disposition process aligned with housing goals. Public ownership creates an opportunity to incentivize 100% affordability on this parcel by subsidizing the cost of land along with other development and procedural incentives. The vacant 3.43 -acre rectangle readily supports two mid -rise buildings (or one building plus a town -flat liner) delivering —178 homes under the High -Density Residential rezone and 80% assumption. Interagency collaboration can combine Program H1.3's capacity with Objective standards (Program H2.1) help de -risk design review; density bonus (Program H3.6) improves yield without height arms - races; and a shared -drive or "complete block" frontage can unify the No
No
No
No
No
No
Appendix F: Candidate Sites Analysis
Page F-69
Table F-12: Rezone Sites
building edges along Chappell. The City's case studies of non-vacant/small- site adaptation and its history of delivering large, planned neighborhoods bolster the credibility of this public -land infill strategy.
RZ-H-19
051100043000
Chappell
Rd
0.65 Vacant
80%
North
Gateway
Commercial
0 High
Density
Residential
65 33
A small, county -owned flag lot can still pencil as a focused, high -density program if it's planned with proper access and a compact building footprint. Public ownership creates an opportunity to incentivize 100% affordability on this parcel by subsidizing the cost of land along with other development and procedural incentives. The rezone to High -Density Residential puts —33 homes in play at the 80% factor, with a single core, double -loaded corridors, and a small podium accessed from the flag stem.
In practice, the County's ownership simplifies right-of-way or access easement tweaks; Program H4.6 can coordinate a cross -lot access agreement with H-18 or other willing neighbors to reduce curb cuts and improve fire access. The City's small -site examples —duplexes on tenth -acre lots, a 0.62 -acre 52 -unit project, and upper -floor conversions —confirms that good standards and straightforward parking solutions can reliably deliver on parcels this size. Program H2.1 objective standards are particularly important here to ensure predictable massing and frontage outcomes in a constrained geometry.
No
RZ-H-20
051100016000
San Felipe
0.44 Vacant
80%
North
Gateway
Commercial
0 High
Density
Residential
65 4
22 A underutilized vacant lot used as an unofficial parking field. This is the smallest of the North Gateway sites and a smart test case for micro -unit studios, stacked flats, or a boutique senior or special -needs program with minimal parking requirements. The rezone delivers —22 homes at the 80% planning factor. The half -acre (±) scale fits an efficient plate —precisely the scale Hollister has already demonstrated can deliver new units on constrained downtown parcels through lot mergers and adaptive reuse.
Small -site precedents (500 San Benito, 375 Fourth, 221 Hawkins, 114 Fourth) show how frontage, access, and parking can be resolved without sacrificing unit count or quality. Program H1.3 provides the capacity; Program H2.1's objective standards give a by -right path with predictable frontage/massing; and Program H4.6 can keep a door open to voluntary consolidation with a compatible neighbor if a builder wants a squarer footprint, though it's not essential to feasibility.
No
RZ-M-1
056250007000
246 Tres
Pinos Rd
0.51 Not
Vacant
70%
Neighborho
od Mixed -
Use
40 Mixed -Use
65 4
5 14
23 An auto repair use occupies a small mixed -use frontage with a curb cut and forecourt typical of service tenants. As repair consolidates into larger bays elsewhere, this kind of pad is ripe for a clean -air conversion to housing. The existing use represents a low -intensity development pattern relative to the proposed mixed -use or residential density capacity, and improvement value is low to modest compared to underlying land value and redevelopment potential. The structure reflects a utilitarian service -building typology with limited adaptability for long-term reuse and minimal recent reinvestment.
Auto -oriented service pads of this type frequently experience turnover as repair operations consolidate into larger, purpose-built facilities and land values favor residential or mixed -use infill, particularly where air and noise No
Appendix F: Candidate Sites Analysis
Page F-70
Table F-12: Rezone Sites
RZ-M-2 054600004000
RZ-M-3 054600003000
643
McCray St
641
McCray St
1.82 2.98
Not
Vacant
Not
Vacant
70%
70%
Neighborho
od Mixed- 40
Use
Neighborho
od Mixed- 40
Use
Mixed -Use 65
Mixed -Use 65
16 27
17 27
49 81
82 135
compatibility improvements are desired. At just over half an acre, the site supports a three- to four-story wood -frame building with efficient parking tucked behind the street edge. Regionally, Gilroy's old service pads and Morgan Hill's Monterey corridor show this pattern working with simple, durable architecture. Program H1.3 clears a path for 100% residential; Program H4.1 brings inclusionary/bonus tools. With the proposed Mixed - Use 65 du/ac at 70% efficiency, the lot yields a right -sized infill stack that turns an auto use into a front door for residents while improving air/noise conditions for neighbors. The existing auto repair use does not materially impede redevelopment during the planning period, as no residential displacement would occur and the site can transition following tenant relocation or natural turnover. Given parcel size, zoning flexibility, limited improvement intensity, and favorable turnover patterns for service uses, the site exhibits high redevelopment potential.
A personal storage facility with internal drive aisles and perimeter fencing occupies this nearly two -acre site —functionally low -employment, low -tax - base land near services. Low -intensity land use relative to site size, location near services, and mixed -use redevelopment capacity. Improvement value is concentrated in single -purpose storage structures that are typically lower value relative to land and offer limited adaptability for alternative uses.
Storage facilities of this type frequently experience redevelopment turnover as infill economics improve and demand shifts toward housing in service -rich locations. Mixed -use rezoning unlocks a better long-term yield:
multiple three- to four-story buildings with a central paseo, using simple Type V construction. Storage conversions to housing are common in the region as infill economics improve. Program H2.1 allows all -residential if retail isn't viable on McCray; and Program H3.6 supports a mixed -income unit set to leverage density bonus. At the proposed 65 du/ac (70% efficiency), the acreage supports a phaseable plan that can be sequenced around tenant roll -off, similar to corridor transformations seen in Morgan Hill and Salinas. The existing storage use does not materially impede redevelopment during the planning period and would not involve displacement of residential units. Given the site's size, limited improvement intensity, favorable turnover characteristics, and zoning flexibility, the parcel exhibits high redevelopment potential.
A legacy movie theater and large parking field define this parcel —a land - hungry use increasingly migrating to fewer regional locations. Improvement value is modest relative to land area and redevelopment capacity, with the majority of the site's value attributable to land rather than buildings. The theater structure reflects a single -purpose typology with limited adaptability and minimal recent reinvestment, a common precursor to redevelopment turnover for entertainment uses. Redevelopment can retain a small commercial pad if desired, but the most feasible scenario is housing fronting a new internal street with mid -block crossings and a central green.
The —3-acre size supports repeated bars of Type V over at -grade or limited No
No
Appendix F: Candidate Sites Analysis
Page F-71
Table F-12: Rezone Sites
RZ-M-4 054600006000
RZ-M-5 054600002000
RZ-M-6 054600001000
Hillcrest
Rd
Meridian
St
410
Hillcrest
Rd
4.49 6.74
2.60 Vacant
Vacant
Vacant
70%
70%
70%
Neighborho
od Mixed- 40
Use
Neighborho
od Mixed- 40
Use
Neighborho
od Mixed- 40
Use
Mixed -Use 65
Mixed -Use 65
Mixed -Use 65
41 61
24 41
62 24
122
183
70 204
306
118
podium, keeping costs predictable. The 22 -unit infill projects downtown and Morgan Hill's corridor housing show lenders are comfortable with entertainment -to -residential transitions when design is objective, and parking is right -sized. Program H1.3'S flexibility lets the project go all - residential; Program H4.1 adds affordability. With Mixed -Use proposed at 65 du/ac (70% efficiency), the site yields substantial units while vastly improving walkability along McCray. The existing movie theater use does not materially impede redevelopment during the planning period and would not displace residential units. Given parcel size, low improvement - to -land value ratio, strong turnover indicators for entertainment uses, and zoning flexibility, the site exhibits high redevelopment potential.
A vacant mixed -use corner along Hillcrest is large enough to create a new neighborhood fabric: multiple buildings around a central green, a small corner commercial space if marketable, and generous tree canopy. The nearly 4.5 acres allows stormwater, fire access, and frontage upgrades to be handled without costly structure. Program H1.3 provides the choice to pursue 100% residential if retail is weak here. Regional precedents —from Salinas to Morgan Hill —show corridor vacancies of this scale delivering successful apartment communities once clear standards and predictable densities are in place. With the proposed 65 du/ac (70% efficiency), a phaseable, builder -friendly plan is achievable without pushing into high - cost podiums.
A large vacant tract on Meridian is a signature opportunity to deliver a full neighborhood block —multiple residential bars, internal paseos, and everyday amenities —at construction types the local market prefers. The 6.7 acres create economies of repetition, enabling competitive bids and realistic phasing. The site also absorbs frontage improvements (curb, lighting, trees). Program H4.1 can braid affordability and incentives. Local projects like Meridian Village and The Villages demonstrate that large, plan - driven sites in Hollister achieve absorption and financing when design standards are objective and densities are clear. Proposed Mixed -Use at 65 du/ac (70% efficiency) supports a community -scaled concept that elevates the corridor from vacant field to lived-in neighborhood.
Another vacant Hillcrest parcel, sized perfectly for two or three building bars with a central shared space and short blocks. The 2.6 acres give enough depth to line the street with doors and windows while pushing parking to the interior —vital for walkability and leasing. Program H1.3 keeps use flexibility and enables a mixed -income set without sacrificing total yield. As with recent Hollister corridor infill and examples in Gilroy/Morgan Hill, this acreage balances cost and scale —repeatable spans, Type V construction, and a straightforward sitework package. With proposed Mixed -Use at 65 du/ac (70% efficiency), the site converts idle land into homes close to services, exactly the citywide pattern underpinning the rezone strategy.
No
No
No
Appendix F: Candidate Sites Analysis
Page F-72
Table F-12: Rezone Sites
057070064000
851
Sunnyslop
e Rd
Neighborho
od Mixed -
Use
63 63 188
314
A large vacant tract that is a signature opportunity to deliver a full neighborhood block —multiple residential bars, internal paseos, and everyday amenities —at construction types the local market prefers. The 6.9 acres create economies of repetition, enabling competitive bids and realistic phasing. The site also absorbs frontage improvements (curb, lighting, trees). Program H1.3 allows either a small commercial or 100% residential; Program H3.6/4.1 can braid affordability and incentives. Local projects like Meridian Village and The Villages demonstrate that large, plan - driven sites in Hollister achieve absorption and financing when design standards are objective and densities are clear. Proposed Mixed -Use at 65 du/ac (70% efficiency) supports a community -scaled concept that elevates the corridor from vacant field to lived-in neighborhood. 4th and 5th Cycles
RZ-W-1
052070007000
0 Fourth
St
0.24 Vacant
70%
West
Gateway
Mixed -Use
35 West
Gateway
Mixed -Use
65 2
2 7
11 A smaller vacant pad along the gateway corridor is tailor-made for a compact, three- to four-story walk-up with a simple core and stacked flats —precisely the kind of "starter" infill Hollister's market has begun to absorb. The parcel size eliminates structured parking pressure. Precedents in Gilroy and Hollister show these smaller infill pads succeed when facades are honest and maintenance -light, with stoops and entries directly on the sidewalk. With the proposed 65 du/ac (70% efficiency) in West Gateway Mixed -Use, the site can deliver a modest but meaningful stack of attainable units while calming an auto -oriented frontage.
4th Cycle
RZ-W-2
052090046000
Fourth St
3.47 Vacant
70%
West
Gateway
Mixed -Use
35 West
Gateway
Mixed -Use
65 31
32 94
157
This larger West Gateway parcel is vacant, which removes relocation complexity and makes phased development feasible. At 3.47 acres, a builder can deliver multiple buildings around a shared green or paseo, with a mix of stacked flats and town -style walk-ups. That scale supports modern accessibility layouts, fire access, stormwater features, and a leasing/amenity plan, much like recent neighborhood -scale projects in Hollister (e.g., Orchard Park or Meridian Village) that use internalized open space to buffer arterial edges. Program H1.3 permits either mixed -use frontages on Fourth or 100% residential if the market prefers; Program H3.6 and 4.1 can bring in subsidized units and financing layers to balance early infrastructure costs. With the proposed West Gateway Mixed -Use max 65 du/ac (70% efficiency), a phaseable site plan can deliver steady unit absorption while stitching the corridor back together with pedestrian -first blocks.
No
RZ-W-3
052070012000
Fourth St
1.99 Vacant
70%
West
Gateway
Mixed -Use
35 West
Gateway
Mixed -Use
65 18
19 53
90 Another vacant West Gateway corner ready for a neighborhood -scaled infill concept. At nearly two acres, the site is large enough for two to three building bars with mid -block connections and a central green. This is the ideal for Type V construction: efficient spans, repeatable unit stacks, and surface/covered parking arranged to the rear. Regionally, Morgan Hill's Monterey corridor shows how former commercial pads along a gateway can carry housing at this scale while keeping a calm street edge. Program H1.3 offers the option to put a small corner retail pad if marketable or go all -residential; Program H3.6 supports affordability set asides and leverages No
Appendix F: Candidate Sites Analysis Page F-73
Table F-12: Rezone Sites
RZ-W-4 052070008000
RZ-W-5 052070006000
RZ-W-6 052070011000
San Juan
Jan Ave
991
Fourth St
0.24 0.48
1.13 Vacant
Vacant
Not
Vacant
70%
70%
70%
West
Gateway
Mixed -Use
density bonuses to offset frontage improvements. At the proposed 65 du/ac (70% efficiency), this acreage can yield meaningful units without resorting to podiums, advancing corridor reinvestment.
35 West
Gateway 65
Mixed -Use
2 3
5 10
A smaller vacant pad along the gateway corridor is tailor-made for a compact, three- to four-story walk-up with a simple core and stacked flats —precisely the kind of "starter" infill Hollister's market has begun to absorb. The parcel size eliminates structured parking pressure; and Program H1.3 streamlines an all -residential layout if retail depth is impractical. Precedents in Gilroy and Hollister show these smaller infill pads succeed when facades are honest and maintenance -light, with stoops and entries directly on the sidewalk. With the proposed 65 du/ac (70% efficiency) in West Gateway Mixed -Use, the site can deliver a modest but meaningful stack of attainable units while calming an auto -oriented frontage.
No
West
Gateway 35
Mixed -Use
West
Gateway
Mixed -Use
West
Gateway 65
Mixed -Use
4 5
13 22
This half -acre West Gateway parcel is vacant, large enough for a small courtyard building or two compact buildings with a shared mews. That geometry supports efficient spans and maximizes perimeter light —good for workforce apartments that lean on studios and 1 -beds. Program H1.3 allows a pure residential project; and Program H4.1 opens the door for a mixed -income pro forma. Salinas' corridor infills demonstrate how half -acre pads deliver clean, buildable blocks that lease quickly; the same conditions apply here with direct access to Fourth and San Juan Streets. Under the proposed 65 du/ac (70% efficiency), the parcel's mid -scale footprint balances cost and yield —small enough for local builders, big enough for efficiencies of repetition.
4th Cycle
35 West
Gateway 65
Mixed -Use
10 10
31 51
A medical -office site with surface parking at the gateway, this parcel typifies the "mature clinic plus asphalt" pattern that often reinvests as care providers relocate or downsize. The existing use reflects a low -intensity land use pattern relative to parcel size, gateway location, and the proposed Mixed -Use zoning capacity. Improvement value is concentrated in a single - purpose clinic structure, while a substantial portion of the site is devoted to surface parking, indicating that land value significantly exceeds improvement value. Medical office properties of this type commonly experience redevelopment turnover as providers consolidate, relocate to newer facilities, or reduce physical footprints in favor of outpatient or satellite models. At just over an acre, replacement with 3-4 floors of housing over limited podium or carports is straightforward. The planned West Gateway Mixed -Use density to 65 du/ac at 70% efficiency supports 100% residential if the operator moves (Program H1.3), or a mixed program with a small clinic suite plus housing if desired. Program H3.1 enables shared parking and transportation demand measures to right -size stalls; Program H3.6/4.1 add affordability tools. Morgan Hill has seen similar medical/office pads successfully turn into multi -family once traffic patterns and parking are modernized —this site's size provides enough depth for circulation, utilities, and street -facing entries without forcing a tall podium.
No
Appendix F: Candidate Sites Analysis
Page F-74
Table F-12: Rezone Sites
RZ-W-7
RZ-W-8
RZ-N-1
052090014000
052090045000
051100049000
1619
Fourth St
SWC 4th
St/Rajkovi
ch Way
0 Pacific
Way
9.20 North
Gateway
Commercial
North
Gateway
Mixed -Use
2.45 13.99
Not
Vacant
Vacant
Vacant
70%
70%
70%
West
Gateway
Mixed -Use
West
Gateway
Mixed -Use
35 35
0 West
Gateway
Mixed -Use
West
Gateway
Mixed -Use
65 65
65 84 84 251
22 22 67
127
127
382
419
The parcel is developed with a legacy auto repair yard characterized by expansive surface storage, inoperable vehicle areas, and several vacant or dilapidated single -story outbuildings. This represents a very low -intensity and land -consumptive use relative to the corridor's redevelopment potential. Improvement value is minimal to nonexistent compared to land value, with structures that are readily demolishable and reflect limited recent reinvestment. Auto repair yards of this type frequently experience redevelopment turnover as land values increase, environmental compatibility concerns grow, and service uses consolidate into more modern facilities. The lot's depth allows rear service/utility lanes and tucked parking/loading while bringing new street -facing homes to the corridor. Because repair yards often rely on wide curb cuts and existing utility stubs, the site converts efficiently: new buildings can shift access to a shared side or rear drive and convert the frontage to active residential entries and enhanced streetscape. If adjacent pads share compatible depths or access, a 2 -3 -parcel consolidation is feasible (and helpful to rationalize driveways), but not required for a viable infill project. The existing auto repair use does not materially impede redevelopment during the planning period, and redevelopment would not involve displacement of residential units. Given the low improvement -to -land value ratio, poor condition of existing structures, strong turnover indicators for service yard uses, and corridor context supportive of housing, the site exhibits high redevelopment potential, with realistic capacity for mid -scale multifamily development consistent with the City's corridor density assumptions. 4th and 5th Cycles
111
A large vacant West Gateway corner ready for a neighborhood -scaled infill concept. At over two acres, the site is large enough for two to three building bars with mid -block connections and a central green. This is the ideal for Type V construction: efficient spans, repeatable unit stacks, and surface/covered parking arranged to the rear. Regionally, Morgan Hill's Monterey corridor shows how former commercial pads along a gateway can carry housing at this scale while keeping a calm street edge. Program H1.3 offers the option to put a small corner retail pad if marketable or go all -residential; Program H3.6/4.1 supports affordability set asides and leverages density bonuses to offset frontage improvements. At the proposed 65 du/ac (70% efficiency), this acreage can yield meaningful units without resorting to podiums, advancing corridor reinvestment. 4th and 5th Cycles
636
A vacant 14 -acre, largely unencumbered North Gateway corner is the kind of tract that enables a phased, master -planned mixed -use neighborhood rather than a one-off infill. The business may no longer be in operation. At roughly 636 units at the 70% efficiency assumption, the site can stage buildings in increments (e.g., three to four blocks of wood -over -podium), each phase delivering its own parking and frontage improvements, which aligns with how large conversion sites in the region have moved from dormant land to active mixed -use districts. The gross size matters: blocks o No
Appendix F: Candidate Sites Analysis
Page F-75
Table F-12: Rezone Sites
RZ-N-2 051100050000
RZ-N-3 051100051000
RZ-N-4 051100052000
RZ-N-5 051100053000
0 Pacific
Way
0 Pacific
Way
0 Pacific
Way
0 San
Felipe Rd
0.69 0.66
0.66 0.69
Vacant
Vacant
Vacant
Vacant
70%
70%
70%
70%
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Commercial
0 0
0 0
North
Gateway 65
Mixed -Use
North
Gateway 65
Mixed -Use
North
Gateway 65
Mixed -Use
North
Gateway 65
Mixed -Use
6 6
6 6
7 18
7 17
7 18
31 30
30 31
this scale carry structured parking and on -site open space without over - tight site plans, which is key to making 65 du/ac workable under objective design standards adopted per Program H2.1. The rezone to North Gateway Mixed -Use through Program H1.3 sets the entitlement baseline.
A vacant parcel at just under three-quarters of an acre, this site is sized for a straightforward, surface -parked (or podium-lite) 3-4 story walk-up with a single vehicular entry and compact courtyard —exactly the prototype Hollister has already seen with small -site infill and adaptively reused pads downtown (375 Fourth St.; 430 San Benito). Parcels of —0.5-0.75 acres are big enough to carry efficient double -loaded corridors and fire access while avoiding the carrying costs of multi -level parking. With Program H1.3 finalizing the rezone and Program H2.1's objective standards clarifying height, stepbacks, and frontage types, a builder can iterate quickly to a by - right solution. If the developer targets deeper income mixes, ministerial streamlining under Program H1.3 can streamline approvals. Because this pad sits within a broader North Gateway context, it can share spine infrastructure and frontage upgrades with adjacent phases as they come forward.
This two -thirds -acre vacant corner supports a compact "wrap-lite" or wrap - the -court typology: one stair/elevator core, 6-8 units per floor, and a small amenity court. The parcel size is ideal —large enough to avoid odd geometry and on -site maneuvering issues, small enough to pencil with conventional Type V over I podium if needed. The North Gateway upzoning (Program H1.3) and objective standards (Program H2.1) remove discretionary risk that often stalls smaller infill. Recent Hollister examples (390 West St. office -to -duplex; 430 San Benito mixed -use) show that reuse/urban prototypes are working locally, which bodes well for a first - mover here. If an affordable developer leads, Programs can stack incentives and ministerial paths to de -risk construction financing.
Functionally a twin to N-3, this lot can deliver another 30 units in a nearly identical prototype, lending itself to coordinated frontage, shared turn pockets, and a repeatable building plan that reduces soft -costs. Repetition across adjacent 0.6 -0.7 -acre pads is a proven builder preference because it standardizes structural bays, unit stacks, and MEP routing —cost control that matters at 65 du/ac. Program H1.3 locks in the land use, Program H2.1 supplies predictable form -based outcomes. Together, those tools make it feasible for one sponsor to bring both N-3 and N-4 as a pair, or for separate developers to harmonize design under the same objective rules.
Fronting San Felipe, this near -identical pad to N-2 benefits from prominent visibility and simple utilities pulls along a primary corridor. The acreage is ideal for a single building mass with one curb cut and a wrapped or screened surface lot —no need for expensive structured parking at this scale, yet enough room to meet on -site open space under objective standards (Program H2.1). Hollister's recent mixed -use infill (430 San Benito; 375 Fourth) underscores that this unit density is achievable with No
No
No
No
Appendix F: Candidate Sites Analysis
Page F-76
Table F-12: Rezone Sites
RZ-N-6
051020019000
50 Santa
Ana Rd
RZ-N-7 051020017000 San Felipe
1.14 3.51
Vacant
Vacant
North
Gateway
Commercial
North
Gateway
Commercial
North
Gateway
Mixed -Use
North
Gateway
Mixed -Use
straightforward wood -frame construction. The rezone (Program H1.3) and incentives reinforce the path to delivery, with Program H1.3 available to streamline if deeper affordability is pursued.
Just over an acre, this site is large enough for a pair of efficient, double - loaded bars around a central court, or one L-shaped mass that buffers adjacent uses with landscaping. One -acre pads are highly bankable for merchant builders because they can fit a 50 -60 -unit program with manageable staging and a single phase of horizontal work. The feasibility case is bolstered by local precedent converting commercial footprints to housing (375 Fourth and 430 San Benito) and by the North Gateway entitlement shift (Program H1.3) coupled with predictable form elements under objective standards (Program H2.1). If affordable units anchor the first phase, Program H1.3 can help deliver ministerial review.
At three -and -a -half acres, this is a bridge between "pad" and "district" scale —big enough to internalize drives, usable open space, and a small non- residential corner while maintaining multifamily efficiency. Parcels in the 3- 4 -acre range tend to pencil well at 60-70 du/ac because they can rely on a mix of surface and podium parking without going to full garage structures.
The rezone (Program H1.3) provides the density, Program H2.1 establishes clear massing/frontage outcomes. Hollister's demonstrated success with non -vacant conversions and higher -density infill (e.g., 500 San Benito's office -to -residential, 375 Fourth's 100% affordable mixed -use) shows tenanting and take-up at this intensity is real, not theoretical; those outcomes buttress the absorption story for an anchor North Gateway phase of ^'159 units.
Appendix F: Candidate Sites Analysis
Page F-77
Appendix G: Community Engagement
Summary of Community Engagement
Section 65583(c)(9) of the Government Code states, "local government shall make diligent effort to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort." Meaningful community participation is also required in connection with the City's Assessment of Fair Housing.
As part of the 2023-2031 Housing Element Update process, the City conducted a variety of outreach and engagement efforts beginning in Spring 2023. These include virtual community workshops, study sessions with the Planning Commission and City Council, an online survey in English and Spanish, an informational webpage, one-on-one meetings with stakeholders, and public meetings Project materials, including meeting and workshop recordings, flyers, and draft public review documents are available on the City's website: htt3s://hollister.ca.gov/housing-element/.
Community engagement and outreach for the 2023-2031 Housing Element is outlined below:
• Housing Element Update Webpage: A Housing Element Update webpage was created on the City's website to provide relevant information and guide the public to outreach events and resources throughout the course of the update process. The website provides information about the update process, key features of the housing element, recorded meetings, a project timeline, surveys and forms, and contact information. The website also provided a link to the community survey tool as well as the contact information of the City for residents and community members to send additional comments or request additional information. The website is available at:
httus://hollister.ca.gov/housing-element/.
• Online Community Survey: From May 31, 2023, through December 7, 2023, the City released an online community survey to solicit feedback and input on potential locations for housing and possible housing policies. The survey was made available in English and Spanish and was linked on the Housing Element Update webpage. To collect additional community input, City staff members distributed physical copies of the community survey at community events, including farmers markets and the June 14, 2023 "Kids in the Park" event. Responses received from in -person outreach were then incorporated into the online community survey to consolidate data. There was a total of 57 respondents that participated in the online survey and a total of 64 respondents that participated in the in -person survey.
Overall, respondents expressed a need for affordable housing and housing units with two or more bedrooms to accommodate larger household sizes. Additionally, key special needs groups were identified including seniors, persons with disabilities, and unhoused individuals. Finally, a majority of respondents were local to the community, both working and living in Hollister. The full survey summary report is attached to this appendix.
• Fact Sheet: To supplement the outreach process, a Housing Element Update Fact Sheet was developed in English and Spanish to provide the public with background information on state Appendix G: Community Engagement Page G-1
requirements, the process for creating a compliant Housing Element, Hollister -specific housing information, and the overall project timeline. This information was similar to information provided at the first community workshop (described below), but in a more accessible format. The Fact Sheet was made available on the City's website and to interested parties. • Community Workshop #1: On May 31, 2023, the City conducted a virtual community workshop to provide community members with background information and baseline knowledge about the Housing Element Update, and its requirements by state law. The workshop also solicited feedback and input from participants through live polling and a Q&A session. Specifically, the workshop was used as an opportunity for community members to identify challenges and opportunities related to housing in the City and facilitate conversation about potential solutions. • Joint Planning Commission/City Council Study Session #1: On December 4, 2023, City Staff presented to the Planning Commission and City Council during a regularly scheduled meeting. The presentation provided Commissioners and the Council with information on the Housing Element Update status, details on the City's RHNA allocation, and key milestones. The presentation also provided an overview of proposed Candidate Sites and information on the strategies to meet the City's RHNA Allocation. • Joint Planning Commission/City Council Study Session #2: On February 12, 2024, City Staff presented to the Planning Commission and City Council during a regularly scheduled meeting. The presentation provided Commissioners and the Council with information on the Housing Element Update status, details on the City's RHNA allocation, Housing Element efforts to date, status of the Public Review Draft, Site selection, and next steps.
• Community Workshop #2: On February 28, 2024, the City held a second Community Workshop the City Hall. The workshop was also available for virtual attendance. The workshop provided participants with information on the City's engagement efforts, an overview of the Public Review Draft Housing Element, and proposed strategies to meet the City's RHNA allocation. The workshop also solicited feedback and input from participants through a interactive exercise. • Focus Interviews: The City will hold focus interview meetings with various community groups, representatives, and housing developers. Focus groups will provide an opportunity for stakeholders from the community to provide feedback on the Public Review Draft Housing Element and recommendations for strategies to meet the City's RHNA allocation and housing needs for various groups.
This Appendix contains a summary of all public comments regarding the Housing Element received by the City at scheduled public meetings. As required by Government Code Section 65585(b)(2), all written comments regarding the Housing Element made by the public have previously been provided to each member of the City Council.
The City has received public comment from community groups and organizations representing low- and moderate -income households and has encouraged participation in the Housing Element update process.
The public has provided public comment, participated in community workshops, and attended public hearings. The City of Hollister has considered public comments and implemented into the Housing Appendix G: Community Engagement Page G-2
Element where appropriate. The City will continue to engage the public in order to keep the community well informed throughout the update process.
Common themes raised during Community Workshops and public hearings are the need for affordable housing, variety of housing types, and housing options for large households. The City considered all public comments received and addressed public comments by revising the Housing Element where appropriate.
The programs described in Chapter 2 Policy Plan seek to address these concerns, including encouraging development of affordable housing while recognizing the City's limited resources. Table G-1 below highlights Housing Programs that were adopted in the Policy Plan in response to feedback received at Housing Element workshops, Community Surveys, Planning Commission and City Council hearings, and public comments.
Appendix G: Community Engagement Page G-3
Table G-1: Hou
Common Themes from Public Engagement
Need for Affordable Housing
sing Programs
Response to Public Engagement
• Action H1.1: Local Government Leadership
• Action H1.4: By -Right Requirement for 4th and
5th Cycle Sites
• Action H1.5: Senate Bill 35 Streamlining
• Action H3.3: User Fees (Building, Impact and
Planning Fees)
• Action H3.4: Accessory Dwelling Units
• Action H4.1: Inclusionary Housing Policy
• Action H4.2: Preservation of At -Risk Units
• Action H4.3: State and Federal Housing
Incentives
• Action H5.4: Equal Housing Opportunity
• Action H5.9: Single -Room Occupancy (SRO)
Units
Need for a Variety of Housing Types
• Action H3.1: Variety of Housing Choices
• Action H3.4: Accessory Dwelling Units
• Action H3.5: ADU and Sites Inventory
Monitoring Program
• Action H4.1: Inclusionary Housing Policy
• Action H4.2: Preservation of At -Risk Units
• Action H4.5: Replacement Housing
• Action H5.1: Special Needs Groups, including
Special Needs Households
• Action H5.2: Agricultural and Employee
Housing
• Action H5.9: Single -Room Occupancy (SRO)
Units
Need for Housing Options for Large Households
• Action H1.4: By -Right Requirement for 4th and
5th Cycle Sites
• Action H3.4: Accessory Dwelling Units
• Action H3.5: ADU and Sites Inventory
Monitoring Program
• Action H5.1: Special Needs Groups, including
Special Needs Households
• Action H5.4: Equal Housing Opportunity
San Benito High School District: Concerns
regarding the impact increasing population will
have on school facilities.
• The City will continue collaborating with the
San Benito County High School District in
different capacities. The City will continue to
refer permit applicant to the school district to
the school district can receive appropriate
fees. The City determined no revisions were
necessary to address the concerns, but the
City continues to work with the school district.
Appendix G: Community Engagement
Page G-4
BIA Bay Area: Concerns with the City's rezone
strategy, user fees, and political opposition to
housing.
•
•
The City has reviewed its rezone strategy and
has revised the strategy in coordination with
both its General Plan and Housing Element
consultants.
In response to the public comment, the City
has added Policy Action H3.3: User Fees
(Building, Impact and Planning Fees) to review
and revise its user fees by August 2026.
Stakeholder: Notifying the City of a typo.
•
The City revised the Housing Element to
correct the typo the stakeholder identified.
Stakeholder: Suggestion to establish a county-
wide housing trust.
•
The City adopted an Inclusionary Housing
Ordinance which will contribute to the
development of affordable housing.
Appendix G: Community Engagement
Page G-5
Community Survey Summary Report
This section contains the summary reports for the community survey conducted between May 31, 2023 through December 7, 2023 and the physical survey handed out at community events.
Appendix G: Community Engagement Page G-6
Housing Element Update Survey Report
On May 31, 2023, the City launched an online community survey to gather input on housing needs and policy programs. The survey was available through December 7, 2023, and it gathered a total of 57 responses. This report details the input received and respondent demographics.
1. Housing Type Needs
The survey asked participants to select the housing types that they think are needed in Hollister. Overall, the data shows a need for Affordable Housing and Senior Housing over other housing types. Participants least favored Multi -Generational Housing. Table 1 includes additional recommendations provided under the Other category.
Accessory Dwelling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed -Income Housing ES,, ISSEat_ tt tit t>,ft ..MESIs,,a 23 Multi -Generational Housing
Senior Housing
EIVEREEMBIESIgonpp" 15
t 'J+'T E s 4t zJ EO s { t< K wSu4 sit to
111•111111111•2111 13
19 Single -Family Housing EEMSE .ML, ht,t,EM 18
Supportive or Transitional Housing BENESISEISIENIONSEMEN 20 Other 9
24 27
43 0 5 10 15 20 25 30 35 40 45 50
2. Priority Housing Types
Participants were asked to rank the housing types from the previous survey question from most important to least important to prioritize in future developments in Hollister. Overall, the data shows that participants prioritized Affordable Housing, Senior Housing, and Housing for Persons with Disabilities.
Affordable Housing NIIEEIEEEIIOBIEIEIEIMWOIIIIEEEEEIIISIIBEESNIIEBBWMEIEEEEEIIISEIIBBBI 28 Senior Housing sonasstassztassummin 9
Housing for Persons with Disabilities ~mall lsols al4 6 Apartments/Condos 5
Accessory Dwelling Units (ADUs) WINNOW 3
Mixed -Income Housing Elnallatni 4
Single -Family Housing En 1
Multi -Generational Housing =j₹n 1
Supportive or Transitional Housing ME,MEM 3
0 5 10 15 20 25 30
Appendix G: Community Engagement
3. For -Sale or For -Rent Housing Needs
The survey asked participants what type of housing is more needed in Hollister between for -sale and for - rent housing. The responses show a need for both, but an emphasis on for -rent. ■ Rent
■ Sale
• Both
4. Housing Unit Types in Future Development
To assess housing opportunities, the survey asked participants to rank what type of housing units they would like to see in future development. Overall, most participants ranked three -bedroom as the highest followed by two -bedroom and four -bedroom. Five -or -more bedroom units were the least favored.
Three -bedroom
Two -bedroom
Four -bedroom
One -bedroom
Five -or -more bedroom
0 5 10 15 20 25 30
5. Type of Housing Units
The survey asked participants if they had any comments on the type of housing units that should be developed in the City. The majority of responses favored compatible housing that is affordable to residents. Participants generally showed interest in multi -family housing, such as apartments and condominiums, for -sale units, for -rent units, and diverse neighborhoods. All survey responses are shown in Table 2: Type of Housing Units.
Appendix G: Community Engagement
6. Programs
Co r munmty Assistance°
To gain feedback and perspective on potential community assistance programs, participants were asked to rate different issues based on importance (1 being the least important and 5 being the most important).
Overall, majority of participants rated homebuyers' assistance and housing information as most important. Property maintenance received the most 3 -rating responses, indicating a general interest but not of heavy importance. Please note that rankings may not add up to 100 percent if a participant did not rank all programs.
Housing information (information on affordable
housing opportunities and funding)
Property maintenance (Funding for home
maintenance and rehabilitation)
Housing rental assistance (Funding assistance and
resources for renters)
Homebuyers Assistance (Funding assistance and
resources for first time homebuyers)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
5 4 le3 , 2 II 1
Fair Housing
To understand feedback on potential programs to assist special needs groups, participants were asked to rate various programs topics to assist special needs groups access housing that meets their needs and is affordable to all income levels based on importance (1 being the least important and 5 being the most important). Overall, the participants were in support of all four fair housing programs. Promotion of fair housing and senior housing programs both collected the most support through "5" ratings. Persons with disabilities programs and supportive housing programs both collected the most "3" ratings. Please note that rankings may not add up to 100 percent if a participant did not rank all programs.
Appendix G: Community Engagement
Supportive Housing (Provide for emergency short and
long-term housing needs)
Persons with Disabilities (Encourage development of
housing accessible to persons with disabilities)
Senior Housing Programs (Encourage development of
housing that is accessible and supportive for senior
citizens)
Promote Fair Housing (Provide programs and policies
to address fair housing issues)
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
5 P4 3 is 2 1
7. Special Needs Groups and Housing
Jurisdictions are required to address the various housing needs of special needs groups. The survey asked participants which HCD-defined special needs groups were most in need of housing and/or related services in Hollister. Overall, participants believed that seniors and persons experiencing homelessness are most in need of housing and/or related services.
Seniors (65 years or older) p "; 22
Persons experiencing homelessness
Veterans n „µ i" 7
Large households (5 or more persons) „ a ""< M ,? * 6
Persons with disabilities (developmental or physical) i 4 Farmworkers 3
Students 1
1 0 5 10 15 20 25
11 Appendix G: Community Engagement
8. Vision
Participants were asked to describe their vision for the future of housing in Hollister. In total, 45 responses were received. Out of all the responses, residents envisioned a future with affordable housing for all income levels, infrastructure improvements, and more housing opportunities. All survey responses are shown in Table 3: Vision for the Future of Housing in Hollister.
9. Demographics
The survey concluded with questions on
demographics to understand who was reached and
who provided feedback. This was aimed at ensuring
equity in engagement.
The questions collected information on where
participants lived (in the City, outside of the City, or outside of the County), how many years lived in the
City, what county participants work in, if participants are renters or homeowners, and their age.
Where do participants live?
v` Hollister
■ Outside of
Hollister, but in
San Benito
County
■ Outside of San
Benito County
At 82 percent, majority of participants live in the City.
Another 14 percent live in the County, and 4 percent
do not live in neither the City nor the County. Similarly, majority of participants also worked in the Hollister. 20 percent of participants selected "other." Of those who noted they live in Hollister, 88 percent of participants has lived in the City for over 10 years. In addition, 71 percent of participants were homeowners, while 27 percent were renters.
Lastly, the age breakdown of participants remained fairly even. Participants ages 35-49 comprised 37 percent of survey participants, followed by 33 ages 50 to 64, followed by 16 percent ages 18 to 34 and 14 ages 65 or older.
How many years have participants lived in the
City?
■ 1-3 years
e 3-5 years
■ 5-10 years
Over 10 years
Are participants renters or homeowners?
■ Renter
E. Homeowner
■ Other
Appendix G: Community Engagement
Where do participants work?
2%
2%
• Hollister
• Outside of Hollister, but in San
Benito County
Silicon Valley
• Monterey County
Santa Cruz County
■ Other
What is the age of participants?
0%
■ Under 18
■ 18-34
35-49
• 50-64
• 65 years or older
Appendix G: Community Engagement
Table 1: Other "Housing Types" Reponses
Multi -Generational Housing
Housing for displaced youth and parenting teens
I think we have enough housing... I think the infrastructure Hass to catch up to the housing that we have had in the recent past
Affordable senior living center
Below Market Homes
Affordable Housing is a scam. No such thing. Build more housing. More Housing = Lower Prices.
Homeless
Table 2: Type of Housing Comments
I think compatibility is important when addressing infill planning.
The city needs both for sale and for rent housing units. Market rate and affordable units should both be built. Neighborhoods should contain a mix of housing types and income levels.
Affordable housing is needed to assist the younger generation who were born and raised here in having the choice to stay in our community. They are being pushed out.
Middle income homes
None at this time
Make housing that is affordable to people who have lived here for years, no people from Bay Area.
I am disabled and on a limited income and those types of housing are non-existent for a single white person.
Affordable housing (i.e. apartments, condos and smaller homes) need to be mixed in with single- family homes to create mixed -income neighborhoods.
Affordable single family housing would be amazing!!!! With enough parking spaces and backyards.
These new communities are all cramded.
Design higher density mixed use walkable neighborhoods.
There is a huge need for youth housing especially for foster youth aging out of the system, parenting teens, and displaced youth. We have nothing in San Benito County for this population. Please see the Tidal Wave of Change which was produced by the Coalition of Homeless Services Providers https://www.sbccab.com/_files/ugd/a38391_2084cf650ca b4919a6bcead894b5556c.pdf Stop building more houses until the roads are fixed. Traffics is ridiculous. Fix roads then build.
They need to be affordable for San Benito residents
I don't think we need any more housing. I think we need infrastructure to support the housing that has been added to our town in the last few years... Schools and roads to start u Unhoused families need to take a priority in our community. Apartments, multi -family duplexes, fourplexes, tiny home communities.
No more housing!
Do not mix affordable housing in affluent locations, ie Ridgemark or the like.
Homes that are available too long time San Benito county or Hollister residents. Housing is difficult to come by because of people from our of town are moving into town Need more diverse housing options so there is more mobility in the housing market. Smaller two bedroom houses on smaller lots to provide cheaper first time buyer houses.
Expand the sphere of influence. Create the American Dream. Which is single family detached homes.
Develop all agricultural lands. Shelter is greater than food, which will all be grown in Mexico eventually.
NO MORE HOUSING
Appendix G: Community Engagement
Table 3: Vision for the Future of Housing in Hollister
I would like to an inclusive community that with each new housing development provides a variety of housing types not just a single family home development. In each new development I would also like to see parks and similar amenities constructed, so people are not having to drive to the nearest park and can find opportunities to connect with their neighbors. I would also like to see areas of infill development and finding ways to connect with land owners to educate them on the potential use of their land. I am curious if the landowners are aware of the Housing Element process and how the City views the use of their land. I think by focusing on areas on infill will also help to decrease the sprawl of development in the outer city limits.
A city that can provide housing to singles and families but also housing for the homeless. Housing with diversity and uniqueness.
Equitable housing stock for all income levels especially for locals and not the commuters.
Mixed income housing spread across the county, not centralized. If more section 8 housing is provided, it should be spread to areas outside of the West end of town. Consider also the schools, transportation, and traffic congestion in the different areas of town.
Slow it down,
I'd like to see denser projects especially infill locations, where possible. Neighborhoods that support a variety of income levels would be great. I'd like to see affordable units spread throughout the city and integrated into neighborhoods in a way that does not make them stand out from market rate units.
Affordable housing for professionals who have returned to their community to live and work. Ex) single income - teacher
I envision those that are raised in our community are given an opportunity to live here as adults. I also envision the schools bring able to retain amazing teachers due to being able to live here with their wages. We have lost way too many.
Housing is important but so is infrastructure. We can't keep building if our roads can't withstand the amount of traffic.
affordable, and appartments for single families
More affordable housing
where people can work and live here mixed income developments with low/Medium income not just homes being built to cater out of town people
My vision of a promising Hollister is one in which houses are affordable for all income levels and the infrastructure has been improved to provide easy access to and from Hollister.
Housing for low income families and affordable housing.
Affordable housing for Hollister natives
Slowing down housing development until our infrastructure can catch up I would like to see as a tax paying citizen that I receive priority over non US citizens We need to think in "neighborhoods" and not only in "types of housing" with the goal of creating mixed -income neighborhoods, where you have a variety of home types also mixed in with commercial space, so we don't create exclusive wealthy neighborhoods vs. poor neighborhoods. We need to proactively work towards racial and economic integration via housing. We also need the City to waive permit fees and even create incentives to upgrade ADUs. There are many existing, unpermited ADUs in downtown Hollister but the fees to get them permitted are outrageous, so it promotes a continuation of sub -standard housing.
Affordable', I I I Single family homes, no gangs ruining property. It sucks having a nice home in a ghetto neighborhood that has gangs tagging the parks, fences, etc. And keep hollister small town. I feel people who from San jose to hollister miss the small town feel in san jose which has been taken away Appendix G: Community Engagement
Table 3: Vision for the Future of Housing in Hollister
from people who can afford million dollar houses, all of our childhood friends and family moved out of state or other cities because of how high homes r going for in sj. Please keep hollister small.
Design higher density mixed use walkable neighborhoods. This would be a desirable are with modern housing mixed in with walkable restaurants, retail, grocery store, and entertainment options.
More infill. Less large development in the rural areas. More opportunities for home ownership.
Fair
I envision a community where homelessness is non-existant, that all individuals thrive and have a safe and secure place to lay their head at night knowing they have a sense of security.
There should be varying opportunities for housing, and developing a first time buyer program with available funding to assist would be the first step as I believe Hollister has not offered any FTHB programs in many years.
People born and raised here can afford to live here.
Start the process with building affordable apartments! Some of us don't have the luxury to afford to buy/rent, houses/apartments!
Affordable and sustainable - with impact fees charged to support the school district, road improvements, public safety staff and recurring city maintenance costs.
I would like to see a moratorium ... And let the town catch up to the hundreds and hundreds of homes that have been built in the recent past
No more large developments with huge homes and no yard or accessible play areas for growing kids.
More housing for the unhoused, especially those with kids. Child care facilities built into the development areas to support working parents. Clean living facilities for our hardworking migrant workers. Affordable assisted living/nursing facilities for seniors - most seniors cannot afford communities like Twin Oaks. Rent credits for teachers, nurses, or other lower -paid service workers, more low income housing options.
Community not housing homeless, not supporting poverty, Have an upper middle class community.
Too many hand outs to people that are on welfare. Take care of hard working citizens! Why so many questions about lower income!
Reduce the housing increase until the roads, sewage, water etc can actually handle the growth. It's ridiculous currently with road works being done at the same time on two main arteries in & out of Hollister. Communicate with your constituents so you can be more streamlined in your approaches.
Slow growth contingent upon upgrading infrastructure.
Clean, nice areas.
I'd love more variety to meet more of our residents needs. We are a diverse community with a wide range of needs.
Having housing available for long term residents of the county. People who have lived here for generations
A housing market that has a variety of options so as people's income changes so can their living situation to allow them to live within their means.
Affordable housing less homeless
One where there is enough supply to meet the demand for all ages and families. One where a single person can afford a one bedroom apartment or a family can afford a house for a larger household. I believe downtown should vitalize the empty apartments and use those to promote affordable apartments.
There should be homes that are sold with deed restrictions so that corporations or to individuals who own multiple properties cannot buy them. New construction builders should allocated a high amount Appendix G: Community Engagement
Table 3: Vision for the Future of Housing in Hollister
of homes that are available only to first time home buyers. Homes with said restrictions should be owner occupied and should not be able to be rented out.
Affordable housing for those that were born and raised in this city and can't afford to buy a home here like myself
Build. Build. Build. The draconian Planning Department and City Council need to expand the Sphere of Influence and not promote ant -development tactics. Build hundreds of detached single family homes.
Affordable housing across the city, not just the westside. A mix of different types of housing. More apartments and condos, duplexes and fourplexes
Mix housing opportunities for community
NO MORE HOUSING. FIX AND EXPAND ROADS
Less or no additional McMansions till some of the other needs are closer to being met.
Appendix G: Community Engagement
Community Workshop #1
This section contains the flyer and fact sheets distributed in preparation for the Community Workshop #1 held on May 31, 2023.
Appendix G: Community Engagement Page G-7
City of Hollister
2023-2031 HOUSING ELEMENT UPDATE
The City of Hollister is in the process of updating the 2023-2031 Housing Element. This Fact Sheet answers commonly asked questions and provides information about the update process.
What is a Housing Element?
The Housing Element is one of the required elements of the Hollister General Plan. The Housing Element pro- vides goals, policies, and programs that support and encourage housing growth at all income levels.
Key Sections of the Housing Element:
• Population and housing analysis for Hollister.
• Evaluation of constraints to building housing and identifying potential resources for housing development.
• Evaluation of 2015-2023 Housing Element programs and policies to determine what worked and what needs to be changed.
• Analysis of potential housing sites that can accommodate Hollister's anticipated housing needs in the next eight years. • Development of policies, programs, and quantified objectives fo the 2023-2031 planning period.
What is the Regional Housing Needs Assessment (RHNA) Process? The RHNA process is mandated by state law and identifies the number of housing units in different income categories that Hollister must plan for. The RHNA is determined by the State Department of Housing and Com- munity Development (HCD) and distributed by the Council of San Benito County Governments (SBCOG) for the County and each city in San Benito County. For the 2023-2031 Planning Period, the City of Hollister is allocated 4,163 housing units based on the income categories listed below. The Housing Element is required by the State to identify sites to accommodate this estimated growth. 2023 - 2031 City of Hollister RHNA Allocation
rtcorne Ca ego
Extremely Low Income
of Area Median
Income (AMI)
0 - 30%
$31,550
RHNA Allocation
(Housing Units)
423 units
Very Low Income
31- 50%
$31,551
$52,550
423 units
Low Income
Moderate Income
51- 80%
81 - 120%
$52,551
$84,101
$84,100
$126,100
678 units
826 units
Above Moderate Income
> 120%
$126,101
Total
1,813 units
4,163 units
*Income range is based on the 2022 HUD Area Median Income (AMI) for a family of four in San Benito County of $105,100.
City of Hollister
2023-2031 HOUSING ELEMENT UPDATE
Project & Outreach Timeline
Why is the City Updating the Housing Element?
The City of Hollister is required by state law to update its Housing Element every eight years. The current adopted Housing Element is for the 2015-2023 planning period. The City is now planning for the 2023-2031 planning period.
Importance of Updating the Housing Element:
• Allows the community to provide feedback to guide
the future of housing in Hollister
• Ensures the City complies with State housing laws
• Allows the City to become eligible for State grants and funding sources • Demonstrates the ability to meet future anticipated housing growth needs What is Included in the Update Process?
The update process is community -based and will include a variety of activities to interface with the Hollister community. Key features include:
• A series of community meetings and other
community engagement opportunities
• Comprehensive review of the community to analyze existing conditions • Identification of sites to meet 2023-2031
Regional Housing Needs Allocation (RHNA)
• Public Hearings before the Planning Commission and City Council How Can You Participate in the Update Process?
There are a variety of ways you can participate throughout the planning process:
• Community Survey: Community members have the opportunity to provide feedback on housing needs in Hollister.
• Community Workshops: Learn about the process and provide feedback and guidance to the City. Spanish translation will be available at all Housing Ele- ment Update meetings.
• Planning Commission and City Council Study Session will provide updates on the Housing Element progress and will be open for public comments. • Public Review Draft will be open for public comments in Fall 2023.
For more information, please contact
Ambur Cameron, Senior Planner
(831) 636-4360 I [email protected]
Assessment of
current Housing
Element and Zoning
Regulations
Establish
sites and policy
programs
Planning
Commission
and City Council
Study Sessions
Submission of
Draft Housing
Element to HCD for
review
Adoption of
2023-2031
Housing Element
HCD certification
of Adopted
Housing Element
664
Ciudad de Hollister
ACTUALIZACI°N DEL ELEMENT° DE VIVIENDA 2023-2031
La Ciudad de Hollister esta en proceso de actualizar el Elemento de Vivienda 2023-2031. Esta Hoja Informativa responde a las preguntas mas frecuentes y proporciona information sobre el proceso de actualization.
ZQue es un Element° de Vivienda?
EI Elemento de Vivienda es uno de los elementos requeridos por el Plan General de Hollister. EI Elemento de Vivienda proporciona metas, politicas, y pogramas que apoyan y promueven el crecimiento de viviendas en todos los niveles de ingreso.
Secciones Clave del Elemento de Vivienda:
• Analisis de la poblacion y la vivienda para Hollister. • Evaluacion de las limitaciones para construirviviendas e identificar recursos potenciales para el desarrollo de viviendas.
• Evaluacion de los programas y politicas del Elemento de Vivienda 2015-2023 para determinar que funciono y que debe cambiarse. • Analisis de posibles sitios de vivienda que puedan adaptarse a las necesidades de vivienda de Hollister anticipadas para los proximos ocho arms.
• Desarrollo de politicas, programas y objetivos cuantificados para el period° de planificacion 2023-2031.
cQue es el Proceso de Evaluacion de Necesiddes de Vivienda Regional (RHNA, por sus siglas en ingles)?
EI proceso de RHNA es obligatorio por ley estatal y establece la cantidad de unidades de vivienda en diferentes categorias de ingresos para los que Hollister debe planificar. La RHNA es determinada por el Departamento de Vivi- enda y Desarrollo Comunitario del Estado (HCD, por sus siglas en ingles) y distribuida por el Concejo de Gobiernos del Condado de San Benito (SBCOG, por sus siglas en ingles) para cada ciudad del Condado de San Benito. Para el period() de planificacion 2023-2031, a la ciudad de Hollister se le asignan 4,163 unidades de vivienda segun las categorias de ingresos que se enumeran a continuacion. EI Estado requiere que el Elemento de Vivienda identifique sitios para aco- modar este crecimiento estimado.
Asignacion de Necesidades de Vivienda 2023 - 2031 para la Ciudad de Hollister Categdria de Ingresos
Ingreso Extremadamente Bajo
% del Ingreso Medio
del Area (AMI
0 - 30%
Ecala de Ingresos
$31,550
ibucion de RHNA
Unidades de'Vivienda)
423 unidades
Ingreso Muy Bajo
31 - 50%
$31,551
$52,550
423 unidades
Ingreso Bajo
Ingreso Moderado
51- 80%
81 - 120%
$52,551
$84,101
$84,100
$126,100
678 unidades
826 unidades
Superior al Ingreso Moderado
> 120%
$126,101
Total
1,813 unidades
4,163 unidades
*EI nivel de ingresos se basa en el Ingreso Medio del Area (AMI, por sus siglas en ingles) del HUD de 2022 de $105,100 para una familia de cuatro en el Condado de San Benito.
Ciudad de Hollister
ACTUALIZACION DEL ELEMENT° DE VIVIENDA 2023-2031
ZPor que este la ciudad Actualizando el Elemento de Vivienda? La ley estatal requiere que la Ciudad de Hollister actualice su Elemento de Vivienda cada ocho anos. El Elemento de Vivienda adoptado actualmente es para el periodo de planificacion 2015-2023. La ciudad ahora esta planificando para el period() de planificacion 2023-2031.
La Importancia de Actualizar el Elemento de Vivienda:
• Permite a la comunidad proporcionar comentarios para guiar el futuro de la vivienda en Hollister
• Garantiza que la ciudad cumpla con las leyes estatales de vivienda • Permite que la ciudad sea elegible para subvenciones estatales y fuentes de financiacion • Demuestra la capacidad de satisfacer las futuras necesidades anticipadas de crecimiento de la vivienda
ZQue se Incluye en el Proceso de Actualizacion?
El proceso de actualizacion se basa en la comunidad e incluira una variedad de actividades para interactuar con la comunidad de Hollister. Las caracteristicas clave incluyen:
• Una serie de reuniones comunitarias y otras oportunidades de participacion • Una revision integral de la comunidad para analizar las condiciones existentes • La Identificacion de sitios para cumplir con la Distribucion Regional de Necesidades de Vivienda (RHNA) de 2023-2031
• Audiencias Publicas ante la Comision de Planificacion y el Concejo Municipal ZComo Puede Usted Participar en el Proceso de Actualizacion? Hay una variedad de formas en las que puede participar a to largo del proceso de planificacion:
• Encuesta Comunitaria los miembros de la comunidad tienen la oportunidad de proporcionar sus comentarios sobre las necesidades de vivienda en Hollister. • Talleres Comunitarios se aprende acerca del proceso y proporcionan comentarios y orientacion a la ciudad. Habra traduccion al espanol en todas las reuniones de la Actualizacion del Elemento de Vivienda.
• La Sesion de Estudio de la Comision de Planificacion v el Concejo Municiaal proporcionara actualizaciones sobre el progreso del Elemento de Vivienda y estara abierta para los comentarios del pLiblico.
• Borrador de Revision Publica estara abierto para comentarios del publico en el otono de 2023.
Para mas informacion, por favor comuniquese con
Ambur Cameron, Planificadora Principal
(831)-636-4360 I [email protected]
Cronograma del Proyecto y Ia
Divulgacion
Evaluacion del Ele-
mento de Vivienda
Actual y Reglamen-
tos de Zonificacion
Participacion
Comunitaria
Establecer
programas de
sitios y politicas
Sesiones de Estu-
dio de la Comision
de Planificacion y
Presentacion del
Borrador del Ele-
mento de Vivienda
al HCD para su
revision
Adopcion del
Elemento de
Vivienda
2023-2031
Certificacion del
HCD del Elemen-
to de Vivienda
Adoptado
2023-2031 Housing Element Update
Virtual Community Workshop #1
The City of Hollister is in the process of updating its Housing Element for 2023- 2031. We invite you to join us at our first Virtual Community Workshop to learn about the Housing Element, the update process, and provide input! This Community Workshop will include the following:
• An overview of the Housing Element and update process • Background on the Regional Housing Needs Allocation (RHNA) • Future opportunities for engagement and project schedule • Community participation and discussion about housing in Hollister When: Wednesday, May 31, 2023 at 6:00 p.m.
Where: Virtual ( https://kimley-horn.zoom.us/j/93019928036) If you have questons or would like to submit writtn comments, please contact the Planning Division:
Ambur Cameron, Senior Planner
(831) 636-4360 I [email protected]
Taller Comunitario Virtual #1 de Ia Actualizacion
del Elemento de Vivienda 2023-2031
La Ciudad de Hollister esta en proceso de actualizar su Elemento de Vivienda 2023-2031. i Le invitamos a unirse a nuestro Taller Comunitario Virtual para saber mas acerca del Elemento de Vivienda, el proceso de actualizacion, y proporcionar sus comentarios! Este Taller Comunitario incluira to siguiente:
• Una descripcion general del Elemento de Vivienda y el proceso de actualizacion • Antecedentes de la Asignacion Regional de Necesidades de Vivienda (RHNA, por sus siglas en ingles)
• Oportunidades futuras de participacion y cronograma del proyecto • Participacion comunitaria y discusion sobre Ia Vivienda en Hollister Cuando: Miercoles 31 de mayo de 2023 a las 6:00 p.m.
Donde: Virtual ( https://kimley-horn.zoom.us/j/93019928036) Si tiene preguntas o desea enviar sus comentarios por escrito, comuniquese con Ia Division de Planificacion:
Ambur Cameron, Planificadora Principal
(831) 636-4360 / [email protected]
Joint Planning Commission/City Council Study Session #1 This section contains the flyer and fact sheets distributed in preparation for the Joint Planning Commission/City Council Study Session #1 held on December 4, 2023.
Appendix G: Community Engagement Page G-8
2023-2031 Housing Element Update
City Council and Planning Commission Study Session
The City of Hollister is in the process of updating its Housing Element for 2023- 2031. We invite you to join us for a Joint City Council and Planning Commission Study Session to discuss the status of the Housing Element Update and strategies for addressing the 6th Cycle Regional Housing Needs Allocation (RHNA).
Discussion will review the following topics:
• HEU Status Update and Schedule
• Candidate Sites Analysis
• Draft Sites Inventory
• Housing Development Strategies
When: Monday December 4, 2023 at 6:00 PM
Where: In -Person, 375 5th Street, Hollister, CA 95023
Virtual: https://us02web.zoom.us/webinar/register/WN_MNOr95ZCQrWzERgd5zRuwQ If you have questions or would like to submit written comments, please contact the Planning Division:
Ambur Cameron, Senior Planner
(831) 636-4360 I [email protected]
City of Hollister
2023-2031 HOUSING ELEMENT UPDATE
The City of Hollister is in the process of updating the 2023-2031 Housing Element. This Fact Sheet answers commonly asked questions and provides information about the update process.
What is a Housing Element?
The Housing Element is one of the required elements of the Hollister General Plan. The Housing Element pro- vides goals, policies, and programs that support and encourage housing growth at all income levels.
Key Sections of the Housing Element:
• Population and housing analysis for Hollister.
• Evaluation of constraints to building housing and identifying potential resources for housing development.
• Evaluation of 2015-2023 Housing Element programs and policies to determine what worked and what needs to be changed.
• Analysis of potential housing sites that can accommodate Hollister's anticipated housing needs in the next eight years. • Development of policies, programs, and quantified objectives fo the 2023-2031 planning period.
What is the Regional Housing Needs Assessment (RHNA) Process? The RHNA process is mandated by state law and identifies the number of housing units in different income categories that Hollister must plan for. The RHNA is determined by the State Department of Housing and Com- munity Development (HCD) and distributed by the Council of San Benito County Governments (SBCOG) for the County and each city in San Benito County. For the 2023-2031 Planning Period, the City of Hollister is allocated 4,163 housing units based on the income categories listed below. The Housing Element is required by the State to identify sites to accommodate this estimated growth. 2023 - 2031 City of Hollister RHNA Allocation
rtcorne Category
Extremely Low Income
0/0 of Area Median
Income (Al1/ll)
0 - 30%
$31,550
RHNA Allocation
(Housing Units)
423 units
Very Low Income
31- 50%
$31,551
$52,550
423 units
Low Income
Moderate Income
51- 80%
81 - 120%
$52,551
$84,101
$84,100
$126,100
678 units
826 units
Above Moderate Income
> 120%
$126,101
Total
1,813 units
4,163 units
*Income range is based on the 2022 HUD Area Median Income (AMI) for a family of four in San Benito County of $105,100.
City of Hollister
2023-2031 HOUSING ELEMENT UPDATE
Project & Outreach Timeline
Why is the City Updating the Housing Element?
The City of Hollister is required by state law to update its Housing Element every eight years. The current adopted Housing Element is for the 2015-2023 planning period. The City is now planning for the 2023-2031 planning period.
Importance of Updating the Housing Element:
• Allows the community to provide feedback to guide
the future of housing in Hollister
• Ensures the City complies with State housing laws
• Allows the City to become eligible for State grants and funding sources • Demonstrates the ability to meet future anticipated housing growth needs What is Included in the Update Process?
The update process is community -based and will include a variety of activities to interface with the Hollister community. Key features include:
• A series of community meetings and other
community engagement opportunities
• Comprehensive review of the community to analyze existing conditions • Identification of sites to meet 2023-2031
Regional Housing Needs Allocation (RHNA)
• Public Hearings before the Planning Commission and City Council How Can You Participate in the Update Process?
There are a variety of ways you can participate throughout the planning process:
• Community Survey: Community members have the opportunity to provide feedback on housing needs in Hollister.
• Community Workshops: Learn about the process and provide feedback and guidance to the City. Spanish translation will be available at all Housing Ele- ment Update meetings.
• Planning Commission and City Council Study Session will provide updates on the Housing Element progress and will be open for public comments. • Public Review Draft will be open for public comments in Fall 2023.
For more information, please contact
Ambur Cameron, Senior Planner
(831) 636-4360 I [email protected]
Assessment of
current Housing
Element and Zoning
Regulations
Establish
sites and policy
programs
Planning
Commission
and City Council
Study Sessions
Submission of
Draft Housing
Element to HCD for
review
Adoption of
2023-2031
Housing Element
HCD certification
of Adopted
Housing Element
664
Joint Planning Commission/City Council Study Session #2 This section contains the flyer and fact sheets distributed in preparation for the Joint Planning Commission/City Council Study Session #2 held on February 12th, 2024.
Appendix G: Community Engagement Page G-9
CITY OF HOLLISTER
Housing Element Update
Agenda
• Overview of the Housing Element
• Regional Housing Needs Allocation (RHNA)
• Housing Element Efforts to Date
• Public Review Draft
• Site Selection
• Next Steps
Housing Element Overview
What is a Housing Element?
Why are Housing Elements Updated?
• Ensures the Housing Element is
compliant with State housing laws
• Establishes a plan for meeting the
housing needs of all income levels
• Demonstrates the City's ability to
meet current and future housing
growth needs
• Engages the community in the
planning process
Housing Element Certification
What is a
"Certified"
Housing
Element?
Benefits of
Certification
©using
• Reviewed and certified by the Department of
Housing and Community Development (HCD)
• Demonstrates compliance with State law
• Provides access to State grants and alternative
funding sources
• Protects City from penalties
©using
Housing Element Key Features
• Housing needs assessment
• Evaluation of constraints and resources for housing development • Affirmatively Furthering Fair Housing (AFFH) analysis • Identification of sites to accommodate the City's RHNA • Evaluation of 5th Cycle Housing Element programs and policies • Policies, programs, and quantified objectives to achieve the City's identified housing goals
Regional Housing Needs Allocation
(RHNA)
How is RHNA Determined?
RHNA Income Categories
Extremely Low Income
Very Low Income
Low Income
Moderate Income
0-30%
31-50%
51-80%
81-120%
Above Moderate Income >120%
p 0 p`iViViViVAWW %)**AV Wy0 p* Wy0 py ViViV pAV ,V $W� psi 1��t�\u�.�l�\�'l�(!\,�C��,,`��,V,al�' 1.t'�"�.l\"i lY� $ , , .. � a`� �� a�H't",}..""�,�`tr•,..,�n1� at'� ��!vt'�i�.l�')l�')l�')1�::)l�')l�')l�'111,ti,. $33,401
$55,651
$89,051
$168,251
$33,400
$55,650
$89,050
$168,250
423
423
678
826
1,813
TOTAL: 4,163 units
*Income range is based on the 2023 HUD Area Median Income (AMI) for San Benito County of $140,200 for a family of 4. *Approximately 40% of all households in Hollister fall into the Extremely Low to Low -Income categories Page 1193 of 1664
Extremely Low/Very
Above Moderate
Income
5th Cycle vs. 6th Cycle RHNA
Low Income
Low Income
312
846
+534
189 678 +439
Moderate Income 258 826 +568
557 1,813 +1,256
Total: 1,316 units 4,163 units +2,847 units
171%
259%
189%
225%
216%
Note: All jurisdictions within California has had changes in their RHNA since the 5th Cycle. For example, the City of Santa Cruz had a 400% RHNA increase since the 5th Cycle.
Housing Element Efforts to Date
Community Workshop #1
• Live Virtual Workshop using
Zoom in May 2023
• Workshop recording available
on the Housing Element Update
Webpage
• A presentation included:
• Housing Element Update
process introduction and
required components
• Anticipated Project Timeline
• Future Opportunities for
Participation
• Ensures the Housing Element is
compliant with State housing laws
• Establishes a plan for meeting the
housing needs of all income levels
• Demonstrates the City's ability to
meet current and future housing
growth needs
• Engages the community in the
planning process
©using
CITY OF IOLLISTERi Ogiii.gE1010 ni 3�date
Community Survey
• Community survey was used to
gather community input on
housing related topics from
potential site areas to programs
and policies.
• Survey was open from May 31,
2023 to December 7, 2023.
• 57 community members
participated in the survey.
©using
City of Hollister 2023-2031
Housing Element Update -
Community Survey
The
City of ol er s to preparing the 2023-203'1 Housing Element which establishes ` currently
f programs ess housing needs at all income levels throughout the community..
An important part of the Housing Element. upstate process Is t:rr sartrunityF involvement and feedback to create poi and programs that appropriate y atfdresrw ttre housing needs of What is a Housing Element?
Each local goverrunent in California is required to adopt a c orraprefrerrsive. loncf terra G±rreaada! P ac manda-
tory elements of the GeneralPlan.Heaa�;irn�, Element Irs.,�ed Housing Element +s one of seven rnanda.. for the physical development. of the jurisdiction.. A c.erti, Housing ". enacted in 1969. mandates local govern -
menus update: their Housing Element every eight years to dernonscrate how the ill nsdicltion has ade- quately community s hods nganeedcisedeterminedat of all Re'w oral economic
Housing
Ne d the
to n
y Y 1 J � c Needs
Allocation (RHNA) process.
upd t'ed and then certified byrtt e California o 1Housing and Community nElDev rope ere 1' • q p of
f ' Development
units i for the 2023-203'1 planning f period. The City of Hollister has been allocated a total of 4.163 HCt�t f
for the 2023 2031 planning period.
Key features of the Housing Element include housing and pofrui;atiran analysis for current and future housing creeds as well as identification of sites to accommodate housing. It includes analysis a'af Paoeaa it tq const:',asnts.. ae ocar es, heaasgruraros, and policies to guide the future growth of housing ita Hoffstitcrr.
Community Survey - Summary
• Prioritized a need for Affordable
Housing and Senior Housing
• Prioritized larger housing types
Accessory ©welling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed -Income Housing
Multi -Generational Housing
Senior Housing
Single -Family Housing
Supportive or Transitional Housing
Other
IMERSIESUMBNINI 15
MEGNOMMERNEMONONIMISIMOSCOMOSUMMORMINEN 43
SEMENIEMINSOMMONESSMONNSSEMO 24
guevonsummosommonnegm19
23 Mennatatell 13
meamonstammomentwoommowaR 27
unonseennamenonninno18
S ..SS, w. . a}, nstu .4 ,{r» f,?S° 20
t,.wanSw e**
0 10 15 20 25 30 35 40 45 50
Three -bedroom
Two -bedroom
Four -bedroom ��fS
One -bedroom 111.
Five -or -more bedroom s=s
10 15 20 25 30
Public Review Draft
Document Status
©using
• The City released the Public Review Draft of the
Housing Element on January 26, 2024
• The Public Review Draft includes ten different
sections
• The statutory public review period is 30 days,
ending on February 29, 2024
• NOTE: Public Comment will still be accepted past this date
Where and How to Review the Draft Document
• The Draft Document is available on
the City's website at:
https://hollisterca.gov/housing-
element/
• We invite you to download it,
review and send us your feedback
and questions!
F'''- aticr"ty:
Gammaot Tmapamof Swaim How Oo I_ Contact 6mplrymant About Hollister n , :�u.;ual,.I,�t,t, .;; eae. . FIs2?Y;:
IrSt. Of,
uf� .
a7:i t'irih S`,. ;:,G'' ! al!
Pubk Review Rec"saad: ,fa t a r. : J 4 C hI i. ^0:..%
,Ii
'person Vrit ltn
Cqy 1.11111,,11.e1,
S ,et
Ho�l,<:Es'r, CA 45;'•23
are Praft
.r< Cai,focnia+ ..,..e:;, r ,n r, ! eUitrl k r re!t
ousing
Housing Needs Assessment
Appendix B: Housing Needs Assessment
• The Housing Needs Assessment analyzes:
• Populations Demographic and trends
• Special Needs Groups
• Seniors
• Persons with Physical and Developmental Disabilities
• Large Households
• Female -Headed Households
• Farmworkers
• Extremely Low -Income Household and Poverty Status
• Persons Experiencing Homelessness
• Students
• Household income and Economics
• Housing Unit Stock
©using
Identified Housing Constraints
Appendix C & E: Housing Constraints and AFFH
• The Housing Constraints analysis considers:
• Non -governmental housing barriers
• Governmental housing barriers
• Barriers to Fair Housing
• Access to affordable housing
• Access to funding
• Access to essential resources
• Transportation and Mobility
• Discrimination and Fair Housing Issues
©using
Identified Housing Resources
Appendix D: Housing Resources
• The Housing Resources analysis considers:
• Existing affordable housing in Hollister
• Housing funding resources
• Housing program opportunities
• Opportunity areas for housing
• Land to accommodate new housing
• Housing Resources also identifies opportunity
areas for housing.
©using
Hollister Policy Plan
Section 2: Policy Plan
• The Policy Plan takes into consideration
Community feedback and all components of the
draft document.
• It establishes goals and policies including:
• Fair Housing Programs and goals
• Housing opportunity for all incomes
• Affordable housing access
• Transitional supportive housing services
• Housing for Special needs groups
©using
What are Housing Element Goals and Policies
• Goals and policies are broad guidelines that
determine a course of action
• The Housing Element provides policy tools to
promote the development and accessibility of
housing at all income levels
• Policies coordinates between housing,
infrastructure, and long-term planning
What do Housing Element Programs do?
Community input and feedback
The results and analysis of the
jurisdiction's local housing needs
Available land and financial
resources
The mitigation of identified
constraints
Specific actions
Timeframe and funding for
implementation
The agencies or officials
responsible for implementation
Identification of funding sources
©using
Proposed Goals
• Housing Goal #1: Work together to build a sense of community and achieve housing goals.
• Housing Goal #2: Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and
communities.
• Housing Goal #3: Use land efficiently to encourage a diversity of housing types and to implement "smart" and sustainability development principles.
• Housing Goal #4: Develop affordable housing opportunities. • Housing Goal #5: Provide housing for special needs populations.
Sample Housing Policy
Policy Action H3.4: Accessory Dwelling Units (ADUs)
The City will work to facilitate the development of accessory dwelling units (ADUs) and create a plan by 2025 that incentivizes and promotes the development of ADUs to be offered at affordable rents. The City will implement the following actions listed below.
Actions:
• Amend the ADU ordinance to comply with State law.
• Develop permit -ready ADU plans to minimize design costs, streamline permit processing, and provide development certainty.
• Streamline and expedite the plan check review process for ADUs affordable to lower income households. • Provide informational ADU materials online and at City offices guiding applicants through the permitting and construction process.
• Create an ADU webpage informing the community on code, processes, and incentives. • Waive permitting fees for ADUs under certain sizes and/or deed restricted as affordable to lower income households for a period of 55 years.
• Research and pursue potential State and Regional funding sources for affordable ADUs and make information publicly available.
Timeframe: Create and Implement ADU Plan by August 2025; Update necessary code sections as needed by August 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Sites Selection
Candidate Sites Analysis
• Must identify sites to accommodate the 6th Cycle RHNA • Sites should be near community resources and services, public transportation, and have access to utilities
• Affirmatively Further Fair Housing
• Sites accommodating lower income units must be equitably spread out throughout the community
• The Housing Element reviews the City's existing zoning ability to accommodate housing development for special housing needs groups • Affordability Assumptions
• Zoning must accommodate 20 dwelling units per acre to be considered for lower income units
©using
Sites Strategy
• The Sites Analysis determined that rezones were required to accommodate affordable units throughout the City
• The proposed candidate sites are focused in areas of the City with existing resources and transportation.
• Most of the City's Lower income need is planned to be accommodated in the rezone areas.
• The City's Moderate and Above Moderate need is planned to be strategically accommodated throughout the City.
Candidate Sites Analysis
ousing
6th Cycle RHNA Sites Inventory Analysis
Very Low -
Income
Low -Income
Moderate -
Income
Above Moderate -
Income
Total
RHNA (2022-2030)
846
678
Existing Capacity
826
1,813
4,163
Projected ADU Construction
82 41
13 136
Pipeline Projects
152
18 1,560
1,730
Residential Zones
37 22
87 146
Mixed -Use Zones
22 14
51 87
Total Capacity
293
95 11711
2,099
Remaining Need
1,231
731
102
2,064
Rezone Strategies
North Gateway Vacant
159
95 382
636
High Density Residential Rezones
595
355
1,410
2,360
Mixed -Use Rezones
361
216
851
1,428
Downtown Mixed -Use Rezones
309
186
724
1,219
Total Rezone
1,424
852
3,367
5,643
TOTAL
1,717
947
5,078
7f 42
r4 o
1664
Existing
Capacity
Existing Capacity
Very Low-
Income
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Total
Projected ADU
Construction
82 41
13 136
Pipeline Projects
152
18 1,560
1,730
Residential Zones
37 22
87 146
Mixed -Use Zones
22 14
51 87
Legend - Existing Sites
Residential
Mixed -Use
Pipeline Projects
North Gateway
Vacant Rezone
Rezone Strategies
Very
Low -
Income
North Gateway
Vacant
159
Low -
Income
Moderat
e -Income
95 Above
Moderat
e -Income
382
Total
636
High Density
Residential Rezones
Rezone Strategies
Very
Low-
Income
Low-
Income
Moderat
e -Income
Above
Moderat
e -Income
Total
High Density
Residential
Rezones
595
355
1,410
2,360
Sites
N t�Dertsity Re rItal
Mixed -Use
Rezones
Rezone Strategies
Very
Low-
Income
Low-
Income
Moderat
e-
Income
Above
Moderat
e -
Income
Total
Mixed -Use
Rezones
361
216
851
1,428
Downtown Mixed -Use
Rezones
Rezone Strategies
Very Low -
Income
Downtown Mixed -
Use Rezones
309
Low -
Income
Moderate -
Income
186
Above
Moderate -
Income
724
Total
1,219
Tentative Project Timeline
Joint Study
Session #1
12/04/23
Public
Review
01/26/24
Joint Study
Session #2
02/12/24
e are here!
Workshop #2
2/28/24
Public
Review
Period
Concludes
02/29/24
Submit to HCD
Early March
OSVONNSW
ti
s t
a
w y.
.311\
We Want Your Input!
• Go to: https://hollister.ca.gov/housing-element/
• Look for the Public Review Documents and click to
download.
• Provide comments, attachments, and responses
by:
• Submitting comments via email
to [email protected].
• Submitting a comment via
https://forms.office.com/r/dJe13a89KX
• Submitting in person or mail to City of Hollister,
Planning Division 339 Fifth Street Hollister, CA 95023
©using
City of Hollister Draft f ' Cycle Housing Element Available for Public Review The City of H Ito it r Draft Cycle ale H tr r tg Element ; ar slt is now avadahith for Public Iic fxr^ v The City vt t 9G is Se.e.k.ing pubic c tmreehta f:tti the Draft H vE :irtc "le raerwt w.. ,, 4r, a t x nis ,o it x,' the State of ( rlrfurnir'.
Download a copy of the prot[ F{urrsinc; Eicrnctt
A pt aP., l copy,s, I C'E+! ash avathpale for phit.thtt review gat the Truth,°va t,y lohnow.f. '.t3c Nth Stt. Development
th e'velopme e herlice t c';)„ert'r3estY
,5 Fifth St fht'y Han
vv
Submit Comments
Public Review Period: January 2
Subrpit pub
aub'llit
?mit pub
is comments in person or by mail to:
ityr f Hiol°iist.er, Manning Dwision
339 Fifth Street
Hollister, CA 95C123
City of Hollister
2023-2031 Housing Element
The City of Hollister is currently preparing the 2023-2031 Housing Element which establishes policies and programs to address housing needs at all income levels throughout the community. The Housing Element is required by State law to be updated every 8 years to account for changes in housing needs including demonstrating capacity to meet our local "fair share" of the assigned Regional Housing Needs Allocation (RHNA) and adoption of new laws. The City of Hollister has been allocated a total of 4,163 units for the upcoming cycle. An important part of the Housing Element update process is community involvement and feedback to create policies and programs that appropriately address the housing needs of cur ent and tuture Hollister residents.
For more information about the 2023-2031 Housing Element, please visit https://hollister.ca.gov/housing-element/ .
Public Review Draft Housing Element Feedback Form
I„nitary xw. 2021, the City rek�3sed tae Nhl:c Draft of the ,023-203 Housing Element fora 30 -days pubitc re✓�cta. Please provide corntneryts and feedback hetowv,
1. What is your association to the City of Hollister?
I. _ . _ . , Resident
ner
f
i__ j Property Owner
Stakeholder
I (fit=yet
Thank You! Questions?
Planning Division
(831) 636-4360
Community Workshop #2
This section contains the flyer and presentation in preparation for the Community Workshop #2 held on February 28, 2024.
On Wednesday, February 28, 2024, the City held a Community Workshop at the City of Hollister City Hall from 6:30 pm to 8:30 pm. Workshop #2 was done in a hybrid format. There were 5 members of the community that attended in -person and 4 people virtually. One of the in -person attendee was a member from San Benito County and one commissioner attended virtually. There were 2 members of the consultant team in attendance, and 2 City staff. The Consultant team provided a presentation at the meeting which included the following:
• The Housing Element update and background information • Community Outreach and Housing Element efforts to date • An overview of the adequate site's analysis process
• And an overview of housing policies considerations and program strategies Discussion
Following the presentation, staff facilitated focused discussions with the attendees. The discussions focused on the following:
• What are some challenges or unique characteristics for Housing In Hollister? • What are some opportunities for Housing in Hollister? • What are important priorities for Housing in Hollister? Below is a summary of comments discussed by workshop participants:
• Challenges:
o Distribution of affordable housing
o Cost of housing & feasibility of density
o Lack of affordable housing
o Lack of support program
o Lack of agriculture housing
o The affects on landowners
• Opportunities:
o Rental/ownership
o Multifamily development
o Coordination between the City & County
o Streamline the process
Appendix G: Community Engagement Page G-10
• Priorities:
o Rezone on vacant land
o Upzoning high rise building for multifamily/mixed-uses o Use of vacant land
Appendix G: Community Engagement Page G-11
SIXTH CYCLE HOUSING ELEMENT UPDATE (2023-2031)
COMMUNITY WORKSHOP #2
The City of Hollister Draft Housing Element for 2023-2031 is now available for public review. We invite you to join us at a Community Workshop to learn about the Draft Housing Element, the update process, and provide input! This Community Workshop will include the following:
• An overview of the Public Review Draft Housing Element available here or at htt s://hollister.ca.ov/housing-element
/
• Review of sites identified to accommodate estimated future housing growth
• Opportunity to provide feedback on the Draft 2023-2031 Housing Element • Opportunity to share your ideas about housing in Hollister • Review next steps and opportunities to participate in the future When: Wednesday, February 28, 2024 from 6:30 pm to 8:30 pm Where: Hollister City Hall (City Council Chambers, City Hall, 375 Fifth Street, Hollister, CA 95023)
Via Zoom: http://tinyurl,com/HollisterWorkshop2
If you have questions or would like to submit written comments, please contact the Planning Division: Ambur Cameron, Senior Planner (831) 636-4360 I [email protected]
CITY OF HOLLISTER
Housing Element Update
ousing
How to Use Live Translation/Como Utilizar la Traducci�n en Vivo
Step 1/ Paso 1 Step 2/ Paso 2
Scan QR Code or Go To/
Escanee el codigo QR o vaya
a:
https://attend.wordly.ai/; oin/
NUC-7137
English (US)
NLJC-7137
Choose language and click
"Attend"/
Elija su idioma y hafa clic
en "Asistir/Attend"
Step 3/ Paso 3
Read captions on your smart
device, use headset for
audio/ Lea subtitulos en su
telefono o tablets, use
audifonos para audio
Agenda
• Overview of the Housing Element
• Regional Housing Needs Allocation (RHNA)
• Housing Element Efforts to Date
• Public Review Draft
• Site Selection
• Discussion
• Next Steps
We Want Your Input!
Thank you for joining us!
• The goal of today's workshop is to gather your feedback and input
• Your ideas will:
• Inform the City on the needs of the Hollister community • Provide crucial feedback on the draft housing element • Provide guidance to Housing Element goals and policies
©using
Guide for a Productive Workshop
• We will have discussion at the end of tonight's
workshop - please hold your questions until then
• Actively participate — we need your input!
• Be respectful and courteous to others
• Please share your ideas with everyone
This presentation will be recorded and available on the City's website
City of Hollister
6th Cycle Housing Element
Overview
What is a Housing Element?
Why are Housing Elements Updated?
• Ensures the Housing Element is
compliant with State housing laws
• Establishes actions to address
changing housing needs
• Demonstrates the City can
accommodate projected future
housing growth
• Engages the community in the
planning process
Housing Element Certification
What is a
"Certified"
Housing
Element?
Benefits of
Certification
©using
• Reviewed by the Department of Housing and
Community Development (HCD)
• Determined in compliance with State law
• Provides access to State grants and alternative
funding sources
• Protects the City from a variety of legal,
financial and compliance issues
©using
Housing Element Key Features
• Housing needs assessment
• Evaluation of constraints and resources for housing development • Affirmatively Furthering Fair Housing (AFFH) analysis • Identification of sites to accommodate the City's RHNA • Evaluate effectiveness of past Housing Element programs and policies • Policies, programs, and quantified objectives to achieve the City's identified housing goals
Regional Housing Needs Allocation
(RHNA)
How is RHNA Determined?
RHNA Income Categories
Extremely Low Income
Very Low Income
Low Income
Moderate Income
0-30%
31-50%
51-80%
81-120%
Above Moderate Income >120%
' 1.t'�"�.l\"i :`tr•,..,�n1� at'-WO
tt q 4,)l�')l�'111,ti,.
$33,401
$55,651
$89,051
$168,251
$33,400
$55,650
$89,050
$168,250
423
423
678
826
1,813
TOTAL: 4,163 units
*Income range is based on the 2023 HUD Area Median Income (AMI) for San Benito County of $140,200 for an assumed family of 4.
L....,n..L10
Extremely Low/Very
Above Moderate
Income
5th Cycle vs. 6th Cycle RHNA
Low Income
Low Income
312
846
+534
189 678 +439
Moderate Income 258 826 +568
557 1,813 +1,256
Total: 1,316 units 4,163 units +2,847 units
171%
259%
189%
225%
216%
Note: All jurisdictions within California has had changes in their RHNA since the 5th Cycle. For example, the City of Santa Cruz had a 400% RHNA increase since the 5th Cycle.
Housing Element Efforts to Date
Community Workshop #1
• Live Virtual Workshop using
Zoom in May 2023
• Workshop recording available
on the Housing Element Update
webpage
• A presentation included:
• Housing Element Update
process introduction and
required components
• Anticipated project timeline
• Future opportunities for
participation
• Ensures the Housing Element is
compliant with State housing laws
• Establishes a plan for meeting the
housing needs of all income levels
• Demonstrates the City's ability to
meet current and future housing
growth needs
• Engages the community in the
planning process
©using
CITY OF IOLLISTERi Ogiii.gE1010 ni 3�date
©using
Workshop #1 - Summary
• The workshop solicited feedback and input from participants through live polling and a Q&A session
• The workshop was used as an opportunity for community members to identify challenges and opportunities related to housing in the City and facilitate conversation about potential solutions
• Feedback received included:
• Lack of affordable housing options
• Lack of housing options and housing types
• Many identified downtown, Buena Vista Rd, and Santa Ana Rd as a key housing opportunities
• Interest in infill development throughout the City
Community Survey
• Community survey was used to
gather community input on housing
related topics from potential site
areas to programs and policies.
• Survey was open from May 31, 2023
to December 7, 2023.
• 57 community members
participated in the survey.
• 64 received in person at Downtown
Certified Farmers' Market
©using
City of Hollister 2023-2031
Housing Element Update -
Community Survey
The
City of ol er s to preparing the 2023-203'1 Housing Element which establishes ` currently
policies programs ess housing needs at all income levels throughout the community..
An important part of the Housing Element. upstate process Is t:ra sarraunity involvement and feedback to create policies and programs that appropriate y atfdresrw ttre housing needs of What is a Housing Element?
Each local goverrunent in California is required to adopt a c ornprefrerrsive. loncy terra G±rretadat P ac manda-
tory elements of the GeneralPlan.Hcaa�;irn�, Element Irstii� Hc�usinc"1s Efe^Rarest +s one of seven rnanda.. for the physical development. of the jurisdiction.. A c.erti, Housing ". enacted in 1969. mandates local govern-
ments update: their Housing Element every eight years to demonist Fate how the ill nsdicltion has ade- quately planned to meet. the existing ad projected housing needs of all economic seyn>ents of the community. The community's housing need is determined through the Ret Tonal Housing Needs Allocation (RHNA) process.
upd t'eci and then certified byrtt e California o 1Housing and CornintuEttyDev rope ere 1' • q p of
t ' Community Development
iHCEai for the 202.3-203'1 planning period. The City of Hollister has been allocated a total of 4 163 units for the 2023 - 203'1 planning period..
Key features of the Housing Element include housing and pofrui ation analysis for current and future rrseu needs
airrts,rae,crcarcesidentification
r and policies c it Stcaerauidr>ct°ate housing. It includes analysis elf I°aeaaaY
housing
q F ! f g he future growth of housing in Hofrstitcrr.
1111
Community Survey - Summary
• Prioritized a need for Affordable
Housing and Senior Housing
• Prioritized larger housing types
Accessory ©welling Units (ADUs)
Affordable Housing
Apartments/Condos
Housing for Persons with Disabilities
Mixed -Income Housing
Multi -Generational Housing
Senior Housing
Single -Family Housing
Supportive or Transitional Housing
Other
IMERSIESUMBNINI 15
MEGNOMMERNEMONONIMISIMOSCOMOSUMMORMINEN 43
SEMENIEMINSOMMONESSMONNSSEMO 24
guevonsummosommonnegm19
23 Mennatatell 13
meamonstammomentwoommowaR 27
unonseennamenonninno18
S ..SS, w. . a}, nstu .4 ,{r» f,?S° 20
t,.wanSw e**
0 10 15 20 25 30 35 40 45 50
Three -bedroom
Two -bedroom
Four -bedroom ��fS
One -bedroom 111.
Five -or -more bedroom s=s
10 15 20 25 30
Joint City Council and Planning Commission
Study Sessions
• City Council and Planning Commission Study Session #1 • December 4th, 2023
• Provided Commissioners and Council with information on the Housing Element Update status, details on the City's RHNA allocation, and key milestones
• City Council and Planning Commission Study Session #2 • February 12th, 2024
• Provided Commissioners and Council Members the opportunity to comment on the Draft HCD Submittal and understand next steps for HCD review and Housing Element adoption
Public Review Draft
6th Cycle Housing Element
Document Status
©using
• The City released the Public Review Draft of
the Housing Element on January 26, 2024
• The statutory public review period is 30 days,
ending on February 29, 2024
NOTE: Public Comment will still be accepted past
this date
Where and How to Review the Draft Document
• The Draft Document is
available on the City's website
at:
tt s:
of I ister.ca sin
• We invite you to download it,
review and send us your
feedback and questions!
F'''- aticr"ty:
Gammaot Tmapamof S.niew How Oo I_ Contact 6mplrymant About Hollister n , :�u.;ual,.i,�t,t, .;; eae. .
Pubk Review Pec"saad: ,fa t a r. : J 4 C hi i. ^0:..%
f.on-,::)e,t1.
'person Vtitd it;
Cqy
t t t
Ho,l;<:Esr, c,A 95,••23
are r c c a ::s r SPraft
r, r r Cai,focnia rhir. Clty
uYii.,r z P Patna.
Overview of the Draft
6th Cycle Housing Element
ousing
Housing Needs Assessment
Appendix B: Housing Needs Assessment
• The Housing Needs Assessment analyzes:
• Populations Demographic and trends
• Special Needs Groups
• Seniors
• Persons with Physical and Developmental Disabilities
• Large Households
• Female -Headed Households
• Farmworkers
• Extremely Low -Income Household and Poverty Status
• Persons Experiencing Homelessness
• Students
• Household income and Economics
• Housing Unit Stock
©using
Identified Housing Constraints
Appendix C & E: Housing Constraints and AFFH
• The Housing Constraints analysis considers:
• Non -governmental housing barriers
• Governmental housing barriers
• Barriers to Fair Housing
• Access to affordable housing
• Access to funding
• Access to essential resources
• Transportation and Mobility
• Discrimination and Fair Housing Issues
©using
Identified Housing Resources
Appendix D: Housing Resources
• The Housing Resources analysis considers:
• Existing affordable housing in Hollister
• Housing funding resources
• Housing program opportunities
• Opportunity areas for housing
• Land to accommodate new housing
• Housing Resources also identifies opportunity
areas for housing.
©using
Housing Element Policy Plan
Section 2: Policy Plan
• The Policy Plan takes into consideration
Community feedback and all components of the
draft document.
• It establishes goals and policies including:
• Fair Housing Programs and goals
• Housing opportunity for all incomes
• Affordable housing access
• Transitional supportive housing services
• Housing for Special needs groups
©using
What are Housing Element Goals and Policies
• Goals and policies are broad guidelines that
determine a course of action
• The Housing Element provides policy tools to
promote the development and accessibility of
housing at all income levels
• Policies coordinates between housing,
infrastructure, and long-term planning
What do Housing Element Programs do?
Community input and feedback
The results and analysis of the
jurisdiction's local housing needs
Available land and financial
resources
The mitigation of identified
constraints
Specific actions
Timeframe and funding for
implementation
The agencies or officials
responsible for implementation
Identification of funding sources
©using
Proposed Housing Element Goals
Housing Goal #1: Work together to build a sense of community and achieve housing goals.
Housing Goal #2: Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and
communities.
Housing Goal #3: Use land efficiently to encourage a diversity of housing types and to implement "smart" and sustainability development principles.
Housing Goal #4: Develop affordable housing opportunities.
Housing Goal #5: Provide housing for special needs populations.
Sample Housing Policy
Policy Action H3.4: Accessory Dwelling Units (ADUs)
The City will work to facilitate the development of accessory dwelling units (ADUs) and create a plan by 2025 that incentivizes and promotes the development of ADUs to be offered at affordable rents. The City will implement the following actions listed below.
Actions:
• Amend the ADU ordinance to comply with State law.
• Develop permit -ready ADU plans to minimize design costs, streamline permit processing, and provide development certainty.
• Streamline and expedite the plan check review process for ADUs affordable to lower income households. • Provide informational ADU materials online and at City offices guiding applicants through the permitting and construction process.
• Create an ADU webpage informing the community on code, processes, and incentives. • Waive permitting fees for ADUs under certain sizes and/or deed restricted as affordable to lower income households for a period of 55 years.
• Research and pursue potential State and Regional funding sources for affordable ADUs and make information publicly available.
Timeframe: Create and Implement ADU Plan by August 2025; Update necessary code sections as needed by August 2025.
Responsible Agency: Planning Division
Funding Source: General Fund
Candidate Sites Analysis
Candidate Sites Analysis
• Must identify sites to accommodate the 6th Cycle RHNA growth need • Sites should be near community resources and services, public transportation, and have access to utilities
• Affirmatively Further Fair Housing
• Sites accommodating lower income units aren't concentrated in particular areas of the community
• The Housing Element reviews the City's existing zoning ability to accommodate housing development for special housing needs groups • Density Assumptions
• Zoning must accommodate 20 dwelling units per acre to be considered for lower income units
©using
Sites Strategy
• The Sites Analysis determined that rezones are required to accommodate additional affordable units throughout the City • The proposed candidate sites are focused in areas of the City with existing resources and transportation
• Most of the City's Lower Income need is planned to be accommodated in the future rezone areas
• The City's Moderate and Above Moderate need is planned to be strategically accommodated throughout the City
Candidate Sites Analysis
ousing
6th Cycle RHNA Sites Inventory Analysis
Very Low -
Income
Low -Income
Moderate -
Income
Above Moderate -
Income
Total
RHNA (2022-2030)
846
678
Existing Capacity
826
1,813
4,163
Projected ADU Construction
82 41
13 136
Pipeline Projects
152
18 1,560
1,730
Residential Zones
37 22
87 146
Mixed -Use Zones
22 14
51 87
Total Capacity
293
95 11711
2,099
Remaining Need
1,231
731
102
2,064
Rezone Strategies
North Gateway Vacant
159
95 382
636
High Density Residential Rezones
595
355
1,410
2,360
Mixed -Use Rezones
361
216
851
1,428
Downtown Mixed -Use Rezones
309
186
724
1,219
Total Rezone
1,424
852
3,367
5,643
TOTAL
1,717
947
5,078
7oa c f' 2C2 o
1664
Existing
Capacity
Existing Capacity
Very Low-
Income
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Total
Projected ADU
Construction
82 41
13 136
Pipeline Projects
152
18 1,560
1,730
Residential Zones
37 22
87 146
Mixed -Use Zones
22 14
51 87
Legend - Existing Sites
Residential
Mixed -Use
Pipeline Projects
North Gateway
Vacant Rezone
Rezone Density
Existing Density
Rezoned Density
0 du/ac
65 du/ac
Rezone Strategies
Very
Low-
Income
Low-
Income
Moderat
e -Income
Above
Moderat
e -Income
Total
North Gateway
Vacant
159
95 382
636
High Density
Residential Rezones
Rezone Density
Existing Density
Rezoned Density
35 du/ac
65 du/ac
Rezone Strategies
Very
Low-
Income
Low-
Income
Moderat
e -Income
Above
Moderat
e -Income
Total
High Density
Residential
Rezones
595
355
1,410
2,360
Sites
N t�Dertsity Re rItal
Mixed -Use
Rezones
Rezone Density
Existing Density
40 du/ac
Rezoned Density
65 du/ac
Rezone Strategies
Very
Low -
Income
Mixed -Use
Rezones
361
Low -
Income
Moderat
e -
Income
216
Above
Moderat
e -
Income
851
Total
1,428
Downtown Mixed -Use
Rezones
Rezone Density
Existing Density
Rezoned Density
45 du/ac
125 du/ac
Rezone Strategies
Very Low-
Income
Low-
Income
Moderate-
Income
Above
Moderate-
Income
Total
Downtown Mixed -
Use Rezones
309
186
724
1,219
Discussion
Post -It Note Exercise
• Unique Considerations/Characteristics of Hollister
• What are some challenges or unique characteristics for Housing in Hollister?
• What are some opportunities for Housing in Hollister? • What are important priorities for Housing in Hollister?
We Want Your Input!
• Go to: https://hollister.ca.gov/housing-element/
• Look for the Public Review Documents and click to
download.
• Provide comments, attachments, and responses
by:
• Submitting comments via email
to [email protected].
• Submitting a comment via
https://forms.office.com/r/dJe13a89KX
• Submitting in person or mail to City of Hollister,
Planning Division 339 Fifth Street Hollister, CA 95023
©using
City of Hollister Draft f ' Cycle Housing Element Available for Public Review The City of H Ito it r Draft Cycle ale H tr r tg Element ; ar slt is now ath3dahith for Public Iic fxr^ v The City )t P oltiste is Se.e.k.ing pubic c tmreehts f:tti the Draft H vE :irtc "le raerwt w.. ,, 4r, a t x nis ,o it x,' the State of ( rlrfurnir'.
Download a copy of the prot[ F{urrsinc; Eicrnctt
A pt sP., l copy,s, I C'E+! ash av, ₹, iale for }rc It review gat the Truth,°va t,y lohnow.f. '.t3c Nth Stt. Development
th e'velopme e v erlice De;...tets..estt
,5 Fifth St t:6r Han
vr2
Submit Comments
Public Review Period: Jianuac..y 26,
Submit pub
IC comment via email
Submit a comment via h
Submit pubic commen,
City of Hollister, Panning Division
ft Street
Hollister, CA 95023
s in person or.
wow -
City of Hollister
2023.2031 Housing Element
The City of Hollister is currently preparing the 2023-2031 Housing Element which establishes policies and programs to address housing needs at all income levels throughout the community. The Housing Element is required by State law to be updated every 8 years to account for changes in housing needs including demonstrating capacity to meet our local 'fair share" of the assigned Regional Housing Needs Allocation (RHNA) and adoption of new laws. The City of Hollister has been allocated a total of 4,163 units for the upcoming cycle. An important part of the Housing Element update process is community involvement and feedback to create policies and programs that appropriately address the housing needs of current and future Hollister residents.
For more information about the 2023-2031 Housing Element, please visit t)t ps://hollister.ca.gov/housiug-element/.
Public Review Draft Housing Element Feedback Form
On oanuery h 2024. the C,ty relea::ed tie ^tihlic Iteuw w Draft of the 202 ..;t; 1 Housing Element for a 30 -day public review. Fir:ase provide comtrnenis acid feedback below. 1, What is your association to the City of Hollister?
I Resident
undress Owner
LiProperty Owner
Stakeholder
LI Other
Tentative Project Timeline
Joint Study
Session #1
12/04/23
Public
Review
01/26/24
Joint Study
Session #2
02/12/24
e are here!
Workshop #2
2/28/24
ousing
Public
Review
Period
Concludes
02/29/24
Submit to HCD
Spring/Summer
2024
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Thank You! Questions?
Planning Division
(831) 636-4360
Public Comments and Feedback
This section contains all comments submitted by the community throughout the Housing Element Update process.
Appendix G: Community Engagement Page G-12
February 27, 2024
Beni
0 HIGH SCHOOL DISTRICT
Comi,whj.,, Exetience
Via Electronic Mail and U.S. Mail
City of Hollister, Planning Division
339 Fifth Street
Hollister, CA 95023
Email: [email protected]
1220 Monterey Street
Hollister, CA 95023
Phone (831) 637-5831x1132
www.sbhs.sbhsd.orq
Re: Comments on City's 2023-2031 Housing Element Update (6t" Cycle) Lot 100 in West Fairview Specific Plan Area; APN 057-860-046 City of Hollister, Planning Division:
This letter is submitted to the City of Hollister ("City') on behalf of the San Benito High School District ('District"), a California public school district, and its Board of Trustees with regard to our review and assessment of the City's Draft 6th Cycle Housing Element for the 2023-2031 Planning Period ("Housing Element").
State law requires that the City review and revise its Housing Element once every eight years.
The City must analyze specific categories in its Housing Element to identify and plan for the City's various existing and projected housing needs. The City's Regional Housing Needs Allocation ("RHNA") quantifies how much housing the City is expected to build. The City's RHNA for the 6th Cycle is 4,163 total units, This is a massive jump from its 5th Cycle total of 1,316 units. Thus, the City has a significant burden to provide thousands of units of housing to accommodate the continued population rise in the City, However, these new units will also place significant stress on the City's services, infrastructure, and resources. It is essential that the City plan and proactively mitigate these impacts as it continues to grow rapidly.
As a California public school district serving children who reside and attend school within the City, the steadily increasing population in the City is impacting the District's ability to provide the best education possible for its students. Accordingly, we submit these comments to the City to register the District's concerns regarding the impacts that the rapid growth of the City is having on the District. Moreover, these comments intend to emphasize the need to mitigate the effects of the increasing population in our region and to memorialize the District's belief that the City and District must be collaborative partners, sharing ideas and data, to best mitigate these impacts from the rise in population.
The District consists of a single public high school, Hollister High School, which is currently operating over capacity, with 3,448 students at a school designed for 3,437. The District also anticipates 1,900-3,1.3© additional students over the next 20 years from residential development, based on the City of Hollister 2020 Land Use and Market Demand Study, and information provided by the County. While the District does not generally oppose progress and development in the City, and it appreciates the gravity of the statewide housing shortage and the City's legal obligation to meet its RHNA targets, the City must also consider, and plan for, the impacts to our community resulting from more people calling the City home.
Housing Goal H1 in Chapter 2 of the Housing Element is "Work together to build a sense of community and achieve housing goals." Housing Goal H1 goes on to highlight the need to
City of Hollister, Planning Division
February 27, 2024
collaborate with community groups and other local agencies. The District hopes that the City will look to the District for specialized insight into the pressing issues facing City residents that have come to the surface because of the recent population boom, including the lack of adequate school facilities, traffic safety and congestion issues around Hollister High School during peak hours, and environmental concerns impacting our community's children, In Appendix A of the Housing Element, the City states that it had this same Goal H-1 during the 5th Cycle, and the City showcases that it "partners, where appropriate, with other agencies, housing developers, community organizations, and members of the public to address small - and large-scale housing issues in the community."
The District has been proactive in its efforts to highlight to the City the impact of unmitigated growth on Hollister High School as considerable, significant, and adverse. However, the City has repeatedly failed to keep the District apprised of future housing development projects, update the District throughout the approval process, and provide notices for all opportunities to express the District's concerns. By refusing to keep the District in the loop on upcoming developments in the City, the District remains in the dark on the true rate that population is rising in the City. This has in turn resulted in the District underestimating the number of residential units to be developed within the District's boundaries when performing its school facilities need analysis to determine its rate of developer fees. Developer fees are an important funding resource for the District as they are used to accommodate the new students generated from development within the City. Thus, the District's projected funding and facilities needs continue to be rendered inaccurate and underestimated.
In addition to the District's inability to charge accurate development fees to accommodate student growth generated by development, the District is also concerned regarding the ongoing impacts of residential growth in the City on traffic, safety, and air quality conditions around Hollister High School, The District's students travel to a single high school from homes across the City. Such vehicle trips to and from the high school occur in both the morning and afternoon peak periods. The roadway infrastructure in and around the high school does not have sufficient capacity to serve existing levels of vehicular demand, and any additional traffic will further tax that infrastructure. Extreme levels of congestion occur around the school during the morning and afternoon peak hours which lead to unacceptable levels of delay and risky driver behaviors that can create safety impacts during periods of heavy pedestrian and bicycle activity. The increasing congestion also further decreases the air quality around Hollister High School. Consequently, as the Housing Element sets out the City's continued plan of accommodating its significant growth in population, the City needs to also consider the impacts resulting from that growth on the District.
The District desires to work collaboratively with the City to help our community accommodate the continued population growth in the City. According to the Housing Element, the City's population increased by 8.9% from 2015-2020 years, and will continue increasing by 11% from 2020-2040. While building homes addresses the immediate need of housing, our schools and roads must also adapt to facilitate this growth and mitigate its impacts. As a result, the District hopes that the City provides the District with the most up-to-date population growth numbers. Additionally, the District is eager to provide insight into other issues, such as roadway safety and environmental concerns, that our communities are facing as a direct result of the City's population rise. By bringing the District in as a partner, the District and the City can better ensure that our communities are prepared to handle the steady rise of new residents. By being better equipped with accurate growth information, and working with the City to address traffic and environmental concerns, the District will be able to continue providing the best education possible for the students of the community. We trust that the City recognizes the importance of providing those students residing within the City with school facilities that are safe, secure, and equipped with the best educational environment possible.
City of Hollister, Planning Division
February 27, 2024
bier trul o
San Benito High School District
cc:
February 29, 2024
Ms. Christy Hopper
Director of Community Development
City of Hollister
975 Fifth St.
Hollister, CA 95023
TRANSMITTED VIA EMAIL
Re: Comments to Draft 6th Cycle Housing Element
Dear Ms. Hopper,
The Building Industry Association of the Bay Area (BIA) respectfully submits the following comments to the City of Hollister's Draft 6th Cycle Housing Element (Housing Element). BIA offers these comments in the spirit of collaboration and support for the City's adoption of a compliant Housing Element that paves the way for achieving its challenging housing goals.
BIA views the approach taken by the City for the Draft Housing Element is fundamentally flawed because the City has clearly stated its reliance on the Draft General Plan Update to guide its progress and policies. The Draft General Plan Update was subject to considerable revision at the City Planning Commission and City Council hearings and should not be relied upon as the basis for the Draft Housing Element.
BIA has consistently provided comment at several hearings on the Draft General Plan Update and the Draft Housing Element. These comments have focused on several key areas of concern including:
• Reliance on an infeasible rezoning strategy for untested multifamily housing densities; • Regionally high development services fees and impact fees; • Burdensome Draft General Plan Update policies;
• Ingrained political opposition to new housing development.
Specific Areas of Significant Concern
Housing Element Law requires that the City identify adequate sites to accommodate its regional housing needs allocation (RHNA) at all income levels. In its Draft 6th Cycle Housing Element, the City has failed to realistically and feasibly satisfy this requirement. Because the City has continued to implement an imprudent Rezoning Strategy to meeting its RHNA, BIA encourages
the City Council and Staff to take immediately take steps to revise policies that will constrain the production of housing.
According to "Building Blocks, A Comprehensive Housing -Element Guide to assist jurisdictions in creating comprehensive housing elements, " the California Department of Housing and Community Development provides the following guidelines for updating housing elements:
Realistic Development Capacity
Government Code Section 65583.2(c) requires, as part of the analysis of available sites, a local government to demonstrate the projected residential development capacity of the sites identified in the housing element can realistically be achieved.
Realistic development capacity for nonresidential, nonvacant, or overlay zoned sites The capacity calculation must be adjusted to reflect the realistic potential for residential development capacity on the sites in the inventory. Specifically, when the site has the potential to be developed with nonresidential uses, requires redevelopment, or has an overlay zone allowing the underlying zoning to be utilized for residential units, these capacity limits must be reflected in the housing element.
Implausible Rezoning Strategy
The Draft Housing Element relies on an unpersuasive Rezoning Strategy to add 5,643 units to the City's housing capacity simply by increasing maximum densities in 5 districts by 150 - 300%. Neither the Draft Housing Element nor the City's permit history give evidence that the sites identified for intensification will develop the adequate number of housing units.
The City's permitting history justifies BIA's low confidence in the City's reliance on multifamily development, especially at the densities in the Draft Housing Element. Between 2015 and 2022 the City issued only 6% of its building penults to multifamily residential projects of 5 or more units. This rate of housing production is insufficient to meet the City's significant RHNA goals.
• Downtown Mixed -Use Rezoning
The Downtown Mixed -Use District is the prime example of the City's implausible Rezoning Strategy. This area encompasses 38 mostly very small parcels. 22 parcels are less than .25 acres in size. These small parcels would likely need to be aggregated to provide enough land to develop. No parcels are greater than .74 acres. Of the 38 parcels, only 4 parcels are vacant, 5 are occupied with existing MFR, and the rest are utilized by existing small commercial businesses and nonprofits.
BIA has very low confidence that the Downtown Mixed -Use District is likely to develop with any housing, much less the 872 housing units at 125 du/ac the Draft Housing Element has identified. Many of businesses and MF residents that would need to be evicted from their current homes for this DT Mixed -Use Rezoning Strategy to be successful. This scenario is highly unlikely to occur.
-2
In fact, at the February 12, 2024 Housing Element Study Session local realtor and foi,ner City Councilmember Karson Klauer stated his low confidence regarding the DT Mixed - Use Rezoning Strategy:
...when we look at the totality of actually trying to build something it becomes very difficult and, in many cases, not feasible that's why you have sites downtown that been vacant for 35 years as long as I've been alive. The downtown sites I think you have to pay a developer to construct on them the land is worth essentially nothing and then we factor in inclusionary housing and we talk about the percentages and everything and what you can rent what you can sell them for you're going have to pay people to build on some of these sites. • High Density Residential Rezoning
The selection of commercial sites in the current North Gateway Commercial District as candidate sites for High Density Residential Rezoning has been identified by the City Council as highly problematic. The parcels included in the High Density Rezone Strategy have been noted by the City Council as either near the City's gateway, too near the City's cannabis growing and manufacturing facilities, or in areas lacking in basic amenities such as transportation, shopping, services and even sidewalks.
The reliance on development at 65 du/ac in the High Density Residential is unrealistic and unproven. The City must provide evidence that housing development at these densities is supported by market demand and is feasible including the imposition of infrastructure funding.
During the City's February 12, 2024 Housing Element Study Session, Staff responded to these concerns regarding the lack of infrastructure in key high density and mixed -use zones by stating that North Gateway Area Plan and other masterplans throughout the City were going to be required in the Draft General Plan Update but were some 10 years away from being completed, far too late in the Draft Housing Element's 2023-2031 timeline to be effective.
Constraints Analysis Deficiencies
• City Impact and Development Services Fees
The Constraints Analysis is deficient with respect to developer fees. Hollister development services fees and impact fees are among the highest in the region and the Draft Housing Element should contain an analysis of regional impact and user fees. In 2021 the City adopted a new development services fee schedule that quadrupled fees.
The C-13 Table of Fees fails to include Sunnyslope Water District Fees that are applicable in nearly half of the City.
• Building Permit Fees
- 3
In comparing building permit fees in other jurisdictions, it was determined that building permit fees in the City are now substantially higher than comparable and neighboring jurisdictions.
BIA commissioned an independent peer review of the City's Development Services User Fee Study (Study). The peer review conclusion was that the Study fails to demonstrate a reasonable relationship between the services provided, related costs of services, and how those costs are allocated in its justification of the new Fees. A fee comparison for comparable jurisdictions is illustrated in the table below:
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f2012) (2:01'91
nparisc r Chart for 2;525 Sq, Ft. SFR
f6stfi CMy'sf LO5 Gat,w, City s'# Gairay t,uSW' t Cdr 3tta^ Santa Cruz County ::.at Benito Ulu rrt y Fee
MEP Fees nag her Permit. Fees r?.wrre e
• Draft General Plan Policies as Constraints
Along with the Draft Housing Element, the City is in process on another major planning initiative, i.e., a Draft General Plan Update. Staff and consultants are relying on the unadopted Draft General Plan Update to guide housing site selection, zoning densities and other aspects of the Draft Housing Element. The flaw with this approach is that the Draft General Plan Update the City Council has ordered significant revisions to the Draft General Plan that are not reflected in the Draft Housing Element. BIA views the Draft General Plan Update as a significant constraint to housing production because of several onerous policies:
o Draft General Plan Action LU-2.1 Inclusionary Housing. No residential density or housing type is financially viable with a 20% inclusionary affordable housing requirement, according to the City's Consultant. To justify the inclusionary percentage, the City would be forced to authorize a massive increase in density in every residential zoning district, along with concessions and waivers of development standards, impact fees and other development requirements.
Draft General Plan Open Space and Agricultural Element
-4
o Draft General Plan Policy OS -2.1. Offsets for Loss of Agricultural Land.
Requiring 2:1 offset of any agricultural land used for development is may represent a loss of developable land that could result in a severe constraint to housing, especially if that land is located within the City's Urban Service Area.
Monterey County is now forming their new Agricultural Land Offset policy with a 1:1 mitigation requirement.
o Draft General Plan Policy OS -2.2. Agricultural Buffers. 200 foot buffer zones close to the City's identified growth areas would rule out many developable parcels from proceeding because so much project land would be needed for the buffer zone. This policy could be revised to apply only to annexations outside the Sphere of Influence and allow the developer to provide a buffer zone proposal for projects larger than 40 acres adjacent to productive faiuiland. Coordinated Ag policies with the County of San Benito is key, especially as the City and County are updating their general plans at the same time.
Draft General Plan Circulation Element
• Draft General Plan 4.1.5 Vehicle Miles Traveled. Mitigating VMT on a project -by - project basis would help pave the way to failure for housing production under the Draft 2040 General Plan Update. BIA encourages the City to complete an overarching EIR evaluating VMT for the entire City and devise cohesive City-wide policies and solutions supported by residential development mitigation fees. Impact fees, restrictive land use regulations, infrastructure costs, and rising labor costs create serious impediments to addressing the housing affordability crisis the region is facing.
Political Opposition to Housing Production in Hollister as a Constraint to Housing BIA is concerned that dogmatic opposition to housing production in the City has been ingrained in the Draft Housing Element through the extremely flawed Draft General Plan Update process.
This is particularly apparent in the Site Selection Strategy wherein the City is attempting to allocate thousands of units into inadequate land inventory.
The City's opposition to housing production is well chronicled, but to illustrate the extent of the problem, BIA offers the following recent examples of efforts to throttle housing production:
• In 2018, the Hollister City Council, led by Mayor Ignacio Valesquez, proposed a Growth Management Ordinance (GMO) with a stringent growth cap of 133 building permits annually. The GMO was met with resistance from various housing advocates including BIA. HCD subsequently directed Hollister to make major revisions to the GMO, and eventually the Ordinance was rendered moot by SB330. Nevertheless, the GMO remains in the City's Code of Ordinances;
• In June of 2020, the City initiated a General Plan Update. A three -member General Plan Advisory Committee (GPAC) was appointed with Mayor Valasquez, Councilmember Rolan Resendiz and Planning Commissioner David Huboi as members. Valasquez and Resendiz, both vehement anti -growth politicians, dominated the GPAC with the result - 5-
being a Land Use Plan severely constraining growth to existing City Limits and subsequent housing production;
• In April 2023, the Draft Update was published with severely constrained land supply and an over reliance on high density and mixed used zoning in the Land Use Element to achieve housing production, despite zero history or evidence of development interest in high density housing. The current City Council adopted revisions to the Draft GP Update, but Staff continues to rely on the flawed GP Update for Site Selection and Zoning Strategy.
• At a December 4, 2023 City Council. Housing Element Study Session, Councilmember Resendiz made remarks indicative of City disdain for actual housing production in the City. The preference for using the Draft Housing Element to stop all housing production was deliberate:
o Lots of other cities are zoning in a very creative quote unquote creative way so that we can stop The Reckless and irresponsible building to where we don't have to deny anything nothing's going to be built here period.
It is critical that the City of Hollister continue to produce housing for all incomes. The City's high housing costs is a testament to the under production of housing to meet the demand. Unless significantly revised, the Draft Housing Element represents a grave threat to the City's obligation under RHNA and will almost certainly result in a constrained housing supply.
BIA offers these comments in the spirit of collaboration and support for the City achieving its housing goals. BIA is committed to working with the City of Hollister to find creative and community based solutions that benefit current and future residents and support a healthy economy and lifestyle.
Please feel free to contact me with any questions or comments.
Very truly yours,
cc: Mayor Mia Casey
Kevin Henderson, Chair, Planning Commission
David Mirrione, City Manager
Jennifer Woodworth, City Clerk
- 6
Hi,
Good morning. This is I attended the February 28,
2024 Housing Element workshop in the City Hall. While going through the draft Housing Element report, I noticed some typo in page 223, in Table F -1 -6th Cycle RHNA Site Inventory Analysis. The remaining need total should have been 1754 instead of 2064. 1163+654-63=1754 or 4163-2409=1754
I am not sure, but please check it before you send the draft to HCD for Certification. My . I am attaching that table for your perusal.
Thanks,
RL 20240305 175643402. P.i
BAY AREA
6Las1,fI Y Aiv2x(.k. , (e`1
Building Industry Association of the Bay Area
1000 Burnett Ave Suite 340
Concord, CA 94520
Mr. Paul McDougall, Senior Program Manager
Department of Housing and Community Development
Division of Housing Policy Development
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
Transmitted via Email
February 7, 2025
RE: City of Hollister Housing Element Certification Concerns Dear Mr. McDougall,
BIA Bay Area (BIA) writes to call your attention to alarming issues regarding the pending 6th Cycle Draft Housing Element certification for the City of Hollister (City). The City submitted its Housing Element for HCD review on December 3, 2024.
We request that you and your department investigate these issues vis a vis the City's Draft Housing Element and determine if these issues warrant delay in certifying the City's Draft Housing Element and whether these issues should be analyzed and mitigated in the Constraints Analysis.
BIA Bay Area has previously submitted comments to the City's Draft General Plan 2040 Update and the City's 6th Cycle Draft Housing Element 2023-2031. Comment letters are attached.
Repeal of the City's General Plan
On December 3, 2024, the Hollister City Council adopted the 2040 General Plan update and certified its EIR. At the same meeting, the City Council also adopted a Climate Action Plan and an Agricultural Lands Preservation Program.
Afterward, a petition to rescind the 2040 Hollister General Plan, circulated by a local no -growth advocacy group Hollister Guardians Action, obtained enough signatures to be considered by the Hollister City Council. The petition requests that the City Council repeal the resolution adopting the General Plan 2040, or submit it to a vote of the people of the City of Hollister. The text of the referendum may be found at https://www.hollisterguardiansaction,org/referendum .
The San Benito County Elections Office has notified the City that it predicts the required 2,313 valid signatures will be certified, thereby sending the petition to the City Council who could consider the referendum at its meeting on March 4 or March 18, 2025. Because of the high cost of a special election along with the recent changes to the makeup of the City Council in the last election, wherein a Council majority of no -growth councilmembers was seated, it is highly likely that the City Council will repeal the General Plan 2040 update.
If the City Council (or voters) repeal the General Plan 2040, the City would revert to the previous general plan, which was adopted in 2005. This action would also rescind the city's Housing Element, leaving the city susceptible Builder's Remedy projects, limiting how much power the City would have over residential projects and jeopardizing its ability to meet its RHNA.
City Adopts a 150% Increase in Agricultural Lands Preservation Program Dedication On December 3, 2024, the City Council adopted ORDINANCE NO. 1256, Agricultural Lands Preservation Program (Program). Mitigation for the conversion of Agricultural land is a primary element of the Program:
17.28.050 — Overall Requirement.
Before any Development Project that involves conversion of one (1) acre or more of Agricultural Land to uses other than Agricultural Uses may occur, Agricultural Conservation Easements on other Agricultural Lands that comply with criteria established in Section 17.28.090 shall be dedicated to the City of Hollister or to an Easement Holder selected by the City of Hollister, at a rate of at least one (1) acre of Agricultural Land for each one (1) acre of Agricultural Land to be converted [1:1 ratio].
At its January 24, 2025 meeting, during the Second Reading of Agricultural Land Preservation Ordinance, the Council amended the Program to require the dedication or easement at a rate of
2.5 acres of Agricultural land to 1 acre of conversion, a 150% increase in the conversion mitigation requirement. The City's preservation requirement is higher than any other jurisdiction in the region. For instance, San Benito County's General Plan 2035 calls for a 1:1 preservation ratio for ag land conversion.
BIA Bay Area respectfully requests that HCD delay certification of the 6th Cycle Housing Element until the General Plan question has been resolved and the Agricultural Lands Preservation Program has been analyzed as a significant constraint in the Housing Element. Should you have any questions regarding these issues or wish to communicate further please do not hesitate to contact me.
Yours truly,
Dennis Martin
BIA Bay Area
Government Affairs
Building Industry Association of the Bay Area (BIABA)
1000 Burnett Ave., Suite 340
Concord, CA 94520
Phone: (925) 951-6840
www.biabayarea.org
December 15, 2025
City of Hollister
Community Development Department
375 Fifth Street
Hollister, CA 95023
TRANSMITTED VIA EMAIL
Subject: Comments on the Draft 6th Cycle Housing Element Update Dear City Staff and Honorable Planning Commission:
The Building Industry Association of the Bay Area (BIABA) respectfully submits this comment letter on the City of Hollister (City) Draft 6th Cycle Housing Element. BIABA supports responsible planning and housing production, and seeks to ensure the Housing Element complies with State Housing Element Law, reflects market realities, and is reasonably likely to result in actual housing construction.
Based on BIABA review, the Draft Housing Element contains substantial deficiencies that must be corrected before resubmittal to the Department of Housing and Community Development (HCD). Key comments are summarized below.
1. Overreliance on Extremely High -Density Multifamily Development (Up to 125 du/ac) The Draft Housing Element depends almost entirely on high density - extremely high -density multifamily development - particularly densities of 75-125 dwelling units per acre in the Downtown Mixed Use (DMU) zone - to meet RHNA obligations. The City has no history of constructing housing above 25-35 du/ac, and no evidence demonstrates the feasibility of the prototypes assumed.
Absent any concrete, measurable evidence that the City of Hollister can provide to prove feasibility, BIABA recommends that HCD strongly challenge with prejudice the City's request to count any units, especially Above Market (AM) units in the site inventory at densities exceeding 30 units per acre.
A. Densities of 75-125 du/ac Require 60-100 Foot Buildings, Which Are Not Feasible in Hollister
Achieving these densities requires 6-10 story construction, with:
• Structured or subterranean parking
• Steel or concrete podium/mid-rise systems
• Elevator and mechanical cores
• Enhanced fire/life-safety systems
• Institutional financing
• Urban rent levels far beyond Hollister's market
No such buildings exist in Hollister. These prototypes are not financially or physically feasible during the 6th Cycle if ever.
B. Required Feasibility Evidence Is Missing
The Draft Housing Element provides no:
• Pro forma feasibility study
• Cost modeling
• Parking or height analysis
• Market demand documentation
• Developer interest assessment
• Infrastructure capacity evaluation
HCD requires evidence -based, realistic capacity not theoretical zoning maximums.
C. Density Allocation Is Severely Imbalanced
Based on Table F-1:
• 72.7% of all capacity is assigned to high -density sites • Only 2.9% comes from low- or moderate -density zones
• ADUs represent only 5.2%, below HCD expectations
This unprecedented reliance on high -density development exposes the Housing Element to significant compliance risk.
2. Inciusionary Housing Ordinance (2024) Significantly Impairs Feasibility In 2024, the City adopted Ordinance No. 1252 (Inc1usionary Housing Program, Chapter 17.36), requiring:
• 10-15% on -site affordable units
• 55 -year covenants for rentals
• 45 -55 -year covenants for ownership
• Limited alternative compliance options
• No supporting economic feasibility study
A. Impacts on Low- and Moderate -Density Housing
In Hollister's cost -sensitive market, inclusionary requirements reduce feasibility due to:
• Modest land values
• High and rising construction costs
• Elevated development and permit fees
• Lengthy processing timelines
These factors undermine the viability of small -lot single-family, townhomes, and moderate - density subdivisions.
B. Severe Impacts on High -Density Multifamily Development High -density multifamily already infeasible due to rent levels, construction method, fee burdens, and lack of developer experience is further constrained by inclusionary requirements that:
• Reduce project revenue
• Lower loan proceeds
• Increase required equity
• Deter institutional capital
C. Conflict With Housing Element Law
Because the Housing Element relies almost exclusively on high -density sites, the inclusionary ordinance is a major governmental constraint under Gov. Code §65583(a)(5).
D. Required Revisions
The City must:
1. Acknowledge inclusionary impacts as a constraint
2. Provide feasibility modeling
3. Add programs to mitigate impacts
4. Reevaluate site assumptions accordingly
3. High Development and Permit Fees Remain a Significant Barrier Independent analyses including a 2021 DPFG independent peer review confirm that Hollister's development fees significantly exceed those of peer jurisdictions. These fees disproportionately burden multifamily housing and materially reduce project feasibility.
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•
The DPFG
Revised Hollister Peer Review (October 26, 2021) comparative fee chart evaluating Hollister's residential permitting fees against peer cities in the region. That analysis demonstrates that:
• Hollister's total residential impact fees rank among the highest in the peer group Hollister's fees exceed those of nearby and similarly situated jurisdictions for both single-family and multifamily development. Multifamily projects —particularly higher -density formats —are
disproportionately burdened due to fee structures that do not scale appropriately with unit size, rent levels, or construction type
The DPFG comparative chart confirms that Hollister's fee burden is not market -competitive and is materially higher than what developers encounter in jurisdictions that are successfully producing housing.
A. Disproportionate Impact on Higher -Density and Multifamily Housing The Draft Housing Element relies overwhelmingly on high -density multifamily development to meet RHNA obligations. However, the DPFG fee comparison demonstrates that Hollister's fee structure is fundamentally misaligned with the economics of these prototypes.
Higher -density multifamily projects already face:
• Higher per -unit construction costs (podium or structured parking) • Lower achievable rents compared to major urban markets • Increased financing complexity
Layering above -average impact fees and development services fees onto these projects:
• Reduces residual land value
• Increases required equity
• Depresses achievable loan proceeds
• Eliminates feasibility for podium or mid -rise construction As a result, the City's fee structure directly undermines the very housing types the Housing Element assumes will be built.
B. Fees as a Governmental Constraint Under Housing Element Law Government Code §65583(a)(5) requires jurisdictions to identify and mitigate governmental constraints that hinder housing production. The DPFG comparative fee chart provides clear, objective evidence that Hollister's fees constitute such a constraint.
Despite this evidence:
• The Draft Housing Element does not meaningfully analyze fee impacts • The comparative DPFG data is not incorporated into feasibility assumptions • No mitigation measures are proposed to offset excessive fee burdens Failing to address fees that are demonstrably higher than peer jurisdictions renders the Housing Element's feasibility conclusions unsupported and inconsistent with HCD guidance.
C. Required Revisions
To comply with State Housing Element Law, the City must:
1. Acknowledge high development impact and permit fees as a governmental constraint
2. Evaluate how current fee levels affect the feasibility of assumed housing prototypes
3. Adopt concrete mitigation measures, such as:
o Fee reductions or deferrals for multifamily housing
o Scaled fees based on unit size and affordability
o Fee waivers or credits for mixed -income or infill projects o Timing adjustments to reduce upfront capital burdens
Absent these revisions, the Draft Housing Element relies on housing production assumptions that are not economically viable under the City's own fee structure.
4. Entitlement, Building Permit, and Inspection Delays Constitute a Severe Governmental Constraint on Housing Production
In addition to infeasible density assumptions and excessive fees, the City of Hollister's entitlement, building permit, and inspection practices impose substantial and well -documented constraints on housing production. These issues reflect systemic delays, arbitrary policies, and administrative practices that materially impede the construction and occupancy of new homes, and conflict with the assumptions of the Draft Housing Element.
BIABA has formally raised these concerns with the California Department of Housing and Community Development (HCD), documenting recurring and escalating barriers within the City's Building and Permitting Departments. These practices directly conflict with the Housing Accountability Act (Gov. Code §65589.5), the Permit Streamlining Act, and Housing Element Law.
A. Arbitrary and Unlawful Restrictions on Building Permit Issuance Beginning in 2024, the City instituted a policy refusing to accept or issue building permits unless a Final Map is recorded and Assessor Parcel Numbers (APNs) have been issued. This requirement:
• Was not imposed as a condition of project approval
• Conflicts with the Housing Accountability Act and Subdivision Map Act • Prevents construction and marketing of approved housing • Results in months -long delays and substantial carrying costs B. Artificial Limits on Permit Applications and Payments The City has imposed arbitrary caps on permit applications and payments, including limits on the number of permits submitted at one time and restrictions on payment appointments. These practices artificially throttle housing production and are unsupported by adopted policy or State law.
C. Chronic Delays in Issuing Impact Fee Invoices
Builders report delays of up to six weeks to receive requested impact fee invoices. Without invoices, permits cannot be issued and construction cannot proceed, increasing costs and financial risk.
D. Extensive Delays in Solar Permit Approvals
Solar permit approvals are routinely delayed due to queue limits, staffing shortages, and scheduling failures, preventing issuance of certificates of occupancy and delaying home closings.
E. Imposition of New and Unlisted Fees
Builders have experienced the imposition of new or duplicative fees not included in the adopted fee schedule, further increasing uncertainty and cost burdens.
F. Conflict With Housing Element Law and HCD Guidance
These practices constitute governmental constraints under Gov. Code §65583(a)(5) and must be identified, analyzed, and mitigated. The Draft Housing Element fails to do so.
G. Unexplained and prolonged delays in scheduling appointments for permit application submittal
Builders report delays in scheduling of building permit appointments, often stretching several weeks with no available slots.
H. Required Revisions
The City must eliminate unlawful permit policies, establish objective processing timelines, remove artificial caps, dedicate adequate staffing, and align permit practices with Housing Element assumptions.
• Excessive entitlement timelines
• Unpredictable permit issuance
• Multiple, inconsistent rounds of plan check
• Staffing shortages
• Outdated processing systems
These delays raise costs, increase risk, and operate as de facto governmental constraints.
5. Housing Element Programs Lack HCD-Required Specificity Many programs lack:
• Clear implementation timelines
• Assigned responsible staff
• Quantified outcomes
• Funding strategies
• Measurable milestones
Without these elements, programs do not meet HCD's standards for enforceability.
6. Governance Instability and Policy Reversals Create Additional Barriers A. Anti -Housing Council Majority (Elected 2024)
The new Council majority has expressed opposition to high -density housing, downtown intensification, and growth -supportive infrastructure.
B. Repeal of the Adopted General Plan (March 2025)
This action:
• Removed the land -use framework underlying the Housing Element • Invalidated density assumptions
• Increased regulatory uncertainty
• Demonstrated political resistance to State housing obligations Constraint
Description
Impact on Housing
Production.
Permit Issuance Tied to
Final Maps/APNs
Building permits withheld
until Final Maps and APNs
are issued
Delays construction start;
increases carrying costs
Permit Application Caps
Limits on number of
permits and payment
a 1 ?ointments
Artificially throttles
housing production.
Impact Fee Invoice Delays
Weeks -long delays in
issuing invoices
Prevents permit issuance
and construction
Solar Permit Delays
Queue limits and staffing
shortages delay al 3rovals
Delays certificates of
occu fancy and closings
Unlisted / Surprise Fees
New or duplicative fees not
in adopted schedule
Increases cost uncertainty
and feasibility risk
7. Combined Effect: RHNA Feasibility Is Undermined
Hollister's ability to meet its RHNA is compromised by:
• Infeasible density assumptions
• Height requirements of 60-100 feet
• High development and permit fees
• Permit processing delays
• Inclusionary requirements
• Political opposition to housing
• Repeal of the General Plan
• Lack of feasible development prototypes
8. Realistic Housing Feasibility in Hollister
A. Rental Housing
Feasible:
• Garden -style (12-24 du/ac)
Marginal to Infeasible:
• Podium apartments (40-65 du/ac)
Not Feasible During 6th Cycle:
• Mid-rise/high-rise (75-125 du/ac)
B. For -Sale Housing
Feasible:
• Traditional and small -lot single-family
Moderately Feasible:
• Townhomes
Not Feasible:
• Stacked flats or condo podium buildings
9. Implications for the Housing Element
To comply with State law, the City must:
• Develop realistic prototypes
• Provide evidence -based feasibility analysis
• Adjust density assumptions
• Update the sites inventory
• Mitigate governmental constraints
• Align programs with political and regulatory conditions
10. HCD Requirements for Realistic Development Feasibility HCD's Site Inventory Guidebook requires jurisdictions to demonstrate:
• Realistic development potential
• Economic feasibility
• Consistency with past development trends
• Identification and mitigation of constraints
• Updates reflecting political and regulatory changes
The Draft Housing Element does not currently satisfy these requirements.
11. Summary of Prior HCD Enforcement Against the City of Hollister HCD's own records confiu iii a history of intervention. HCD has repeatedly advised the City that continued noncompliance or regression would trigger formal enforcement, including findings of violation, referral to the Attorney General, and application of enhanced penalties. Despite these interventions, the City has not corrected its behavior and instead has shifted its obstruction tactics to the post -entitlement phase. Examples of this behavior include:
1. 2019 — Growth Management Program Interdiction
In 2019, HCD determined that Hollister's Growth Management Ordinance (GMO) unlawfully constrained housing supply in violation of the Housing Element Law and the Housing Accountability Act (HAA). HCD required the City to discontinue the allotment - based growth cap regime because it unlawfully impeded housing production.
2. 2022-2024 — Housing Element & Permit -Processing Enforcement HCD issued multiple letters to Hollister directing it to remove procedural and administrative barriers, modernize its peiinit-processing procedures, and commit to objective, nondiscretionary timelines under the Permit Streamlining Act (PSA) and HAA.
11. Summary of Required Corrections
The City must:
1. Replace infeasible high -density assumptions
2. Provide feasibility modeling
3. Identify and mitigate governmental constraints
4. Update the sites inventory to reflect market conditions
5. Incorporate political and regulatory changes
6. Strengthen programs with timelines and accountability
12. Longstanding Pattern of Obstructing Housing and Circumventing State Law A. Institutional Resistance to Growth
B. Arbitrary Processing and Fee Practices
C. Policy Actions Undermining Housing Element Implementation D. Excessive and Subjective Discretionary Review
E. Excessive Fees as Barriers
F. Pattern of Noncompliance with State Housing Law
These practices expose the City to:
• HCD decertification
• Attorney General enforcement
• Builder's remedy exposure
• Judicial intervention
• Loss of permitting authority
• Financial penalties
13. Insufficient Information to Support Above -Moderate RHNA Credit and Claimed Surplus (Table F-1)
As reflected in Table F-1, the Draft Housing Element asserts a surplus of Above -Moderate (AM) units relative to the City's 1,813 -unit AM RHNA obligation. However, the City has not provided
sufficient project -level information to demonstrate that projects credited toward AM RHNA are legally eligible, realistically feasible, or likely to be constructed during the planning period.
Consistent with Government Code §65583(a)(3), §65583.2, and HCD's Site Inventory Guidebook, only projects that are fully entitled, feasible, and capable of construction within the planning horizon may be credited toward RHNA. HCD findings letters routinely conclude that projects lacking final approvals, valid building permits, or demonstrated construction likelihood may not be credited toward RHNA capacity.
Accordingly, without the information identified below, HCD cannot determine whether it is appropriate to reduce the City's 1,813 -unit AM RHNA obligation, nor can it verify the claimed AM surplus shown in Table F-1. Absent verification, the City must assume that remaining AM units must be accommodated on new sites at realistic densities.
A. Information Required for "Approved" Above -Moderate Projects For each project identified as "approved" and credited toward AM RHNA, the City must provide:
1. The date of final project approval, including all CEQA clearance, City Council action, and all post -entitlement approvals required prior to construction.
2. Confirmation that valid building permits have been issued for each residential unit.
3. If building permits have not been issued, confirmation that permits have been approved and identification of all remaining approvals required for permit issuance.
4. The total number of approved residential units and a detailed description of any nonresidential component, including use type, square footage, and phasing.
5. The residential product type for each unit.
6. Gross residential density calculated using the City's current methodology.
7. The General Plan land use designation and zoning classification in effect at the time of entitlement.
8. Whether the project relied on Planned Development (PD) zoning, including identification of all deviations from base zoning standards and all additional public benefits or exactions imposed.
9. Whether residential units are under construction; if not, whether the project is actively marketed or offered for sale to builders.
10. Whether the project is subject to the City's Inclusionary Housing Ordinance (Ordinance No. 1252).
11. Identification of the project applicant and current developer.
B. Information Required for Above -Moderate Projects Under Review or in Preliminary Review For each AM project identified as under review or preliminary, the City must provide:
1. The total number of proposed residential units and any nonresidential component.
2. Proposed residential product types.
3. Gross residential density.
4. Applicable General Plan designation and zoning classification.
5. Whether PD zoning has been requested or applied for, including requested deviations and public benefits.
6. CEQA status, including remaining steps to certification.
7. Applicability of the Inclusionary Housing Ordinance.
8. Identification of all entitlements approved to date and all remaining discretionary, legislative, or ministerial approvals.
C. Implications for Table F-1 and Claimed AM Surplus
Until the City provides the above information, the Draft Housing Element fails to substantiate the AM capacity and surplus units claimed in Table F-1. HCD findings letters consistently require cities to either substantiate project -based RHNA credit with detailed evidence or remove unsupported capacity and accommodate remaining RHNA through additional sites at realistic densities.
Absent substantiation, the claimed AM surplus cannot be relied upon, and the Housing Element does not demonstrate adequate sites for Above -Moderate income households as required by State law.
Analysis of Historical Building Permit Trends Versus Site Inventory Assumptions This section evaluates the City's historical residential building permit and final occupancy data (Table F-2) in comparison to the Draft Housing Element's site inventory assumptions (Table F-1). As required by Government Code §§65583.2(c) and HCD's Site Inventory Guidebook, site capacity assumptions must be grounded in demonstrated development trends and realistic development likelihood. As discussed below and in Sections 1, 3, 4, and the Above -Moderate (AM) Findings section the Draft Housing Element does not meet this standard.
Historical Permit and Occupancy Trends (2015-2022)
The City's own data shows that residential production in Hollister has been overwhelmingly low -density and single-family in nature:
• Approximately 86 percent of issued building permits were for single-family detached units. • More than 87 percent of completed units were single-family attached or detached. • Multifamily projects of five or more units accounted for roughly four percent of completed units.
• ADUs represented a small share of total production and do not reflect large-scale multifamily development.
These trends demonstrate that Hollister has no sustained history of producing higher -density multifamily housing.
Inconsistency With Draft Housing Element Site Inventory In contrast, the Draft Housing Element (Table F-1) assumes that roughly three-quarters of RHNA units particularly Above Moderate units will be produced on high -density residential and mixed -use sites at densities of 75-125 units per acre. As detailed in Section 1, these densities would require mid -rise building prototypes that have never been built in Hollister and are not financially feasible under current market conditions.
The City has not provided substantial evidence demonstrating a realistic shift away from its historical development pattern toward the assumed high -density outcomes.
Impact on Above -Moderate RHNA Surplus Claims
As explained in the AM Findings section, the City claims a significant surplus of Above -Moderate RHNA capacity based on assumed high -density projects and rezoned sites.
Table F-2 undermines these claims by showing that multifamily production has been limited, episodic, and inconsistent with the densities assumed. Without evidence of approved, permitted, or under -construction projects at the assumed scale, these units cannot be credited toward RHNA compliance.
Relationship to Fees and Processing Constraints
The lack of higher -density production is further explained by the governmental constraints identified in Sections 3 and 4, including:
• Development impact and permit fees that exceed peer jurisdictions (Section 3); • Lengthy and unpredictable entitlement, plan check, and peiiiiit processing timelines (Section 4).
Absent meaningful mitigation of these constraints, there is no basis to assume a dramatic change in development outcomes.
HCD Compliance Implications
Based on the City's own permit and occupancy data:
1. The Draft Housing Element fails to align site inventory assumptions with historical development trends, in violation of Gov. Code §65583.2(c).
2. The City has not demonstrated realistic development likelihood for high -density sites relied upon in Table F-1.
3. Claimed Above -Moderate RHNA surplus capacity is unsupported by substantial evidence.
4. The Housing Element must be revised to rely on feasible prototypes consistent with demonstrated market behavior and to identify additional realistic sites where necessary.
Absent these corrections, the Draft Housing Element remains vulnerable to HCD decertification and enforcement.
Conclusion
BIABA supports Hollister's efforts to plan for future housing needs. However, the Draft Housing Element requires substantial revision to address feasibility concerns, governmental constraints, and State law compliance.
We appreciate your consideration and welcome continued dialogue.
Sincerely,
Dennis Martin
BIA Bay Area
December 15, 2025
HIGH SCHOOL DISTRICT
continuity; 1,,gc('llenc('
VIA EMAIL
City of Hollister Planning Division
339 Fifth Street
Hollister, CA 95023
Email: [email protected]
Re: Comments on Draft 6th Cycle Housing Element
Dear City of Hollister Planning Division:
1220 Monterey Street
Hollister, CA 95023
Phone (831) 637-5831x1132
www.san ben itohsd.gov
Dr. Shawn Tennenbaum
Superintendent
This letter is submitted to the City of Hollister ("City") on behalf of the San Benito High School District ("District") and its Board of Trustees with regard to our review and assessment of the City of Hollister's Revised Draft 2023-2031 Housing Element, labeled "HCD Resubmittal December 2025" ("Housing Element"). The Housing Element identifies programs and zoning strategies to accommodate the City's assigned Regional Housing Needs Allocation (RHNA) of 4,163 dwelling units at all income categories. As the District is a California public school district serving children who reside and attend school within the City, the proposed Housing Element affects resources within the District's expertise. Accordingly, we submit these comments to the City to register not only the District's concerns with impact of the pace and location of residential development in the City on the District's existing issues with overcrowding, traffic, and safety, but also the District's expectation of collaboration by the City to help the District address these issues.
I. The Housing Element generates population growth which directly affects the rate of student population growth in the District.
The District is concerned about the growing impacts of residential development on the District, specifically upon the District's ability to provide quality school facilities and programs to students that will be generated by new development. The District operates Hollister High School, the only public high school in the City and serving the Hollister community. All high school students generated and matriculating in the City and County of San Benito ("County") will be eligible for enrollment at Hollister High School. As the City grows, the accumulated impacts of residential and commercial development on the District are substantial.
As stated by the Housing Element, children ages 5-19 make up 24.6% of the City's population, the most of any age group.' Of this 24.6%, in the 2024-25 school year, 3,454 of these are students enrolled in the San Benito High School District. Based on the District's 2025 Facilities Master Plan which only accounts for residential development plans available at the time (and not those proposed by this Housing Element), the District anticipates a cumulative 788 additional students by 2031 (i.e., 4,242 students), and a cumulative 1,754 additional students by 2040 (i.e., 5,208 students).2 This does not account for the matriculation of the students currently attending Hollister Elementary School District schools, which are also experiencing 1 Housing Element, Table B-2: Comparative Age Distribution. 2 San Benito High School District, Facilities Master Plan, December 2025.
City of Hollister Planning Division
December 15, 2025
P. 2
increasing enrollment at their schools. However, as noted, the Housing Element anticipates approximately 4,163 new residential units in the City, or 216% the RHNA of the previous 5th Cycle Housing Element. According to the District's 2025 School Facility Needs Analysis and Justification Study, even calculating conservatively, 4,163 units is expected to generate at least 832.6 high school students for the District, almost 50 students more than contemplated by the District's current models.3 As of the 2024-2025 school year, the District served 3,454 students at a school designed for 3,405 students. In other words, over the next six years, due to the units generated by this Housing Element, the District must plan to accommodate 881 more students than it has capacity for; over the next 15 years, this number will rise to at least 1,803 students over capacity. Notably, the City already has 26 projects in the pipeline that will provide an estimated total of 1,735 residential units towards meeting the City's 6th Cycle RHNA goals.4 Clearly, the District is already over capacity, and residential development in the City will further exacerbate the issue of overcrowding by dramatically increasing the high school student population at, around, and within the Hollister High School campus area.
II. The District needs the Citv's support to establish a second high school to meet the demands caused by the Housing Element.
The solution to overcrowding at Hollister High School is simple: a new school. The public has entrusted the District with providing its students with a high -quality education, which includes ensuring the health and safety of our students and staff and the integrity of their learning environment. The District has repeatedly reminded the City that the District's campus is currently operating over capacity, and as residential projects continue to be approved, the demand placed on existing school facilities increases and the need for new school facilities and ancillary amenities continues to intensify.
Over the past few years, the District has worked extensively to engage and coordinate with the City to establish a second high school. Starting in 2022, the District engaged in a robust school site selection process as stipulated by state law, led by a Facilities Needs Committee consisting of approximately 60 community members and student representatives, and including input from both the County and the City.5 Based on the City's representations and development plans, the Facilities Needs Committee eventually selected sites in the Buena Vista Corridor neighborhood as the best location for a new high school. Accordingly, not only did the City place a star symbolizing a new school site in the approximate location of the selected sites on the Buena Vista Specific Plan Area map in the General Plan 2040, but the General Plan even listed as a policy goal: "Construction of a Second High School. Support the San Benito High School District's efforts to construct a new high school" (Policy CSF-8.5).
Although in March of 2025, the City repealed the General Plan 2040 which would have enabled planning for development of a second high school beginning this year, the City's proposed 6th Cycle Housing Element nonetheless continues to reinforce the District's belief that the Buena Vista neighborhood is the best location for a second high school. 3 2025 School Facility Needs Analysis and Justification Study, Table 101, p.5. The student generation rate for single-family detached units is 0.208; the student generation rate for single-family attached units and multi -family units is 0.200.
4 Housing Element, p. F-22.
5 See Ed. Code, § 17211.
City of Hollister Planning Division
December 15, 2025
P. 3
Not only are 16 of the 26 Pipeline Projects clustered around the Buena Vista neighborhood, but additionally, as part of the new 2040 General Plan rezone process, 16 of the 20 parcels to be rezoned for high density are in and around the Buena Vista neighborhood.6 According to the Housing Element, this high density rezoning alone will result in an additional increased capacity of 1,966 units in the neighborhood.' The Housing Element further notes that as part of Policy Action H5.4: Equal Housing Opportunity, the City hopes that by locating development in this area, it can involve "approaches that are focused on conserving and improving assets in areas of lower opportunity and concentrated poverty such as...improving schools." As previously foreseen by the District, a new high school in this area would not only help resolve the issue of overcrowding at Hollister High School by balancing the student enrollment at this second high school, but it would serve the local community by obviating the need for a cross- town commute, reducing traffic, and the risk of automobile accidents throughout the city.
Building a new high school is not a matter that can be delayed any more. Inherently, a school must be built and established to accommodate students before the students come, and the Housing Element anticipates almost 1,000 students in the next six years. It takes years of planning, coordination, and financing to build a school; it requires the dedication and cooperation of the community, local government, and state agencies. At the current rate, even without further delays, the soonest the District could realistically develop and open a second high school would be 2032 —which is already outside the timeline contemplated by this Housing Element. Thus, in order to for the District to fully support this Housing Element, the City must act proactively and promptly help the District build a new high school and welcome new students to the Hollister community.
III. To further mitigate the impacts of increasing residential development, the City must follow through on its contractual obligation to vacate the Nash Road Closure Area.
As the District works towards a new high school, a more immediate solution to the impacts of development and overcrowding on safety at Hollister High School is the permanent closure of the portion of Nash Road which bisects Hollister High School ("Nash Road Closure Area").
Until we have a second high school, students must travel to a single campus from homes across the City and County. The roadway infrastructure in and around the current high school does not have sufficient capacity to serve existing levels of vehicular demand, and any additional traffic will further strain that infrastructure. Extreme levels of congestion occur around the school during the morning and afternoon peak hours which lead to unacceptable levels of delay and risky driver behaviors that can create safety impacts during periods of heavy pedestrian and bicycle activity. City staff is very aware of these problems and until recently, have done nothing to ameliorate the traffic and safety issues.
With over 4,000 residential units generated by the Housing Element, it can be expected that development over the next 6 years may yield over 4,000 additional vehicles traveling around the City and the Hollister High School campus. The District's 2023 Hollister High School Transportation Study found that while the campus' main street intersections along Nash Road operate at acceptable levels of service based on the intersection capacity analysis, actual operations are considerably worse due to vehicles stopping to drop off and pick up students 6 See Housing Element, pp. F-24 and F-35. See maps in Attachment A. 7 Housing Element, p. F-34.
8 Housing Element, p. 2-20.
City of Hollister Planning Division
December 15, 2025
P. 4
and high levels of queuing due to pedestrian and vehicle conflicts.9 Additionally, the Transportation Study found that from 2018 to 2023, there were a total of 42 collisions with reported injuries or property damage around the school campus, 34 of which involved automobiles.10 The most recent accident occurred on November 3, 2025, and involved a vehicle and a student bicyclist at the intersection of Nash and Suiter.
Specifically, in recent years, the District has seen an increase in automobile accidents at the H -Gate which protects the east and west sides of the Nash Road Closure Area. Currently, the District, in partnership with the City and County, operates a temporary gate closure of the Nash Road Closure Area during regular weekday school hours and for special events on a permit -basis, but the District has recorded at least eight hit and runs at this area since 2021, the most recent being in June of this year. Repairs have cost the District almost $100,000, representing the severity of many of these incidents. As more and more students come to Hollister High School, it is only a matter of time before a student or faculty member is badly injured. We all do not want this to happen.
Since September 11, 2025, the District has formally met with City and County representatives six times to renew our efforts under the 2016 Interagency Cooperation Agreement ("ICA") to permanently close the Nash Road Closure Area, as well as to discuss mitigation measures to improve traffic and student safety around Hollister High School. As a result of these meetings, the City, led by Interim City Manager Jim Pia, has finally taken action in regard to traffic mitigation measures around the Hollister High School campus, including repainting crosswalks, approving the installation of Rectangular Rapid Flashing Beacons (RRFBs), and pushing forward an encroachment permit for the Baler Alley Parking Lot. The District and our students and faculty greatly appreciate these actions. However, despite the City's recent efforts toward street safety, for years the District has emphasized that the most important measure to reduce traffic accidents at Hollister High School is to permanently shut down Nash Road.
The 2016 ICA already set up the terms and processes for the City and County to vacate their portions of the Nash Road Closure Area in exchange for the District fulfilling its obligations to lease its portion of the County's Regional Park to the County and to finance other traffic mitigation measures. The District fulfilled all its obligations under the ICA as of 2021, and in 2025, the District even proposed additional offers to support the City and County's efforts to vacate the Nash Road Closure Area. Yet despite the District's best efforts to encourage the City to satisfy the terms of the ICA, the City has consistently failed to even acknowledge its contractual obligations to permanently close the Nash Road Closure Area, thereby blatantly ignoring the greatest threat to student safety at Hollister High School. Instead, the City exacerbates the threat by pushing forward a Housing Element which will only increase the amount of students and auto, bicycle, and pedestrian traffic at Hollister High School without meaningful mitigation.
IV.The City has failed to meaningfully "collaborate" with the District to address the District's long-standing concerns.
While the Housing Element recognizes the impact of residential growth on the District's facilities, the City can still do more to address the District's concerns. Specifically, in its discussion of Community Engagement, the Housing Element states:
9 2023 Hollister High School Transportation Study, pp.3-4. 1° 2023 Hollister High School Transportation Study, p.7.
City of Hollister Planning Division
December 15, 2025
P. 5
"San Benito High School District: Concerns regarding the impact increasing population will have on school facilities. The City will continue collaborating with the San Benito County High School District in different capacities. The City will continue to refer permit applicant to the school district to [sic] the school district can receive appropriate fees. The City determined no revisions were necessary to address the concerns, but the City continues to work with the school district."11
The District is interested in both how the City believes it has collaborated with the District and how it intends to "continue collaborating" in the future. The District appreciates the City's recent action in regard to road safety mitigation measures around the Hollister High School campus, as noted above; however, the City ultimately fails to take action where it matters most: the permanent closure the Nash Road Closure Area. As long as the City refuses to fulfill its obligations under the 2016 ICA, the Nash Road Closure Area remains a public right of way beyond the District's control to fully protect the safety of its over 3,800 students and faculty who must cross the Nash Road Closure Area to move around the campus.
Further, the District has repeatedly emphasized that the ultimate resolution to overcrowding and traffic safety at Hollister High School is to build a second high school, yet by repealing the General Plan 2040 in March 2025, thereby removing the District's parcels acquired in collaboration with the City for the purpose of developing a second high school from the City's sphere of influence, the City actively prevented and unduly delayed the District's ability to develop a second high school in the Buena Vista neighborhood. Despite this, by this Housing Element, the City continues to push residential development toward that area. As stated above, due to the City's active obstruction of the District's efforts, even without further delays, the soonest the District could realistically develop and open a second high school would be 2032, already outside the timeline contemplated by this Housing Element. Thus, upon adoption of this Housing Element, the District seeks the City's full and whole -hearted collaboration to develop a second high school to serve the City's students as efficiently, safely, and expeditiously as possible.
Finally, the District notes that the Housing Element includes a commitment to work towards safe routes to school.12 The District invites the City to contact the District for further collaboration in this area of work.
V. Conclusion
The District supports residential development and welcomes new students to the District.
However, we also recognize the strain that uncontrolled residential development places on the District's resources and abilities to provide students the very best education we can. For these reasons, we once again request that alongside its efforts to meet housing needs, the City also work together with the District to meet the educational and safety needs of our students.
11 Housing Element, p. G-4.
12 Housing Element, p. 2-27.
City of Hollister Planning Division
December 15, 2025
P. 6
Thank you for the opportunity to comment on the Revised Draft Housing Element. We look forward to consulting further with the City regarding the problems we face and the active inclusion of our needs as the City moves forward to implement its General Plan 2040 vision.
Sincerely,
Shawn Tennenbaum, Ed.D.
Superintendent
CC: Miguel Sahagun, SBHSD Board President
Elaine Klauer, SBHSD Assistant Superintendent
John Frusetta, SBHSD Chief Business Office
City of Hollister Planning Division
December 15, 2025
P. 7
Attachment A
Housing Element Maps Showing Site Selection
Figure F-1: Pipeline Projects
Legend
Pipeline Parcels
City of Hollister Planning Division
December 15, 2025
P. 8
Figure F-5: High -Density Residential Rezone Sites
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-H-19
RZ.H.14
RZ-H-15
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Appendix H: Glossary of Terms
all
A. Definitions
Above Moderate -Income Household. A household with an annual income greater than 120 percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Accessory Dwelling Unit. A second permanent dwelling that is accessory to a legally constructed primary dwelling on the same site in a residential zoning district. A secondary unit provides complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking, and sanitation.
Affordable Housing. Housing units affordable to families earning at or below 120 percent of the county median income, including very low, low, median and moderate -income units. The specific affordability levels shall be established by resolution of the City Council.
Affirmatively Furthering Fair Housing. A legal requirement that federal agencies and federal grantees further the purposes of the Fair Housing Act. AFFH means "taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws" (Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements).
Area Median Income. Area median income for San Benito County as published by the State of California pursuant to California Code of Regulations, Title 25, Section 6932, or successor provision. Commonly abbreviated as AMI. Area median income is the median or average income of a specific area and is based on household size.
Below -Market -Rate Housing. Any housing unit specifically priced to be sold or rented to low- or moderate -income households for an amount less than the fair -market value of the unit. Both the State of California and the U.S. Department of Housing and Urban Development set standards for determining which households qualify as "low income" or "moderate income." The financing of housing at less than prevailing interest rates.
Community Development Block Grant. A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitled communities and administered by the State Department of Housing and Community Development (HCD) for non -entitled jurisdictions. This grant Appendix H: Glossary of Terms Page H-2
allots money to cities and counties for housing rehabilitation and community development, including public facilities and economic development.
Density Bonus. An increase in the number of dwelling units over the otherwise maximum allowable residential density as established in the land use element of the Hollister General Plan in accordance with State law and this Article.
Density. The ratio of dwelling units to the acre, unless otherwise stated, for residential uses.
Density, gross. The ratio of dwelling units to the area that is divided into lots or residential parcels.
Density, net. The ratio of dwelling units to the area actually divided into lots or residential parcels, together with any open space or residential parcels, together with any open space or recreation areas or nonaccess streets, but excluding all land within access roads rights -of -way.
Deed. A legal document which affects the transfer of ownership of real estate from the seller to the buyer.
Dwelling Unit (DU). A room or group of internally connected rooms that have sleeping, cooking, eating, and sanitation facilities, but not more than one kitchen, which constitute an independent housekeeping unit, occupied by or intended for one household on a long-term basis, not including a motel, hotel, bed and breakfast or boarding house. Also includes factory -built housing (modular housing) units, constructed in compliance with the Uniform Building Code (UBC).
Disability. A physical or mental impairment which substantially limits one or more major life activities.
Displacement. A tenant is displaced if a unit must be vacated.
Extremely Low -Income Household. A household with an annual income that is less than 30 percent of the area median family income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Program.
Family. One or more persons occupying premises and living as a single housekeeping unit, as distinguished from a group occupying a hotel, club, fraternity or sorority house. A family shall be deemed to include necessary servants.
Family Child Care Home, Large. A home that provides family day care for seven to 14 children, inclusive, including children under the age of ten years who reside at the home, as defined in Health and Safety Code Section 1597.465.
Appendix H: Glossary of Terms Page H-3
Family Child Care Home, Small. A home that provides family day care for eight or fewer children, including children under the age of ten years who reside at the home, as defined in Health and Safety Code Section 1597.44.3
General Plan. The City of Hollister General Plan, including all elements thereof and all amendments thereto, as adopted by the Council under the provisions of Sections 65300 et seq., of the Government Code.
HOME Investment Partnership Program. A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for states and localities. HOME is the largest federal block grant to state and local governments designed exclusively to create affordable housing for low-income households. HOME funds are awarded annually as formula grants to participating jurisdictions (PJs). This grant allots money for building, buying, and/or rehabilitating affordable housing for rent or homeownership or providing direct rental assistance to low-income people.
Household. All people living in a housing unit. Members of a household can be related (see family) or unrelated.
Housing and Community Development. A cabinet -level department of the federal government that administers housing and community development programs.
Housing Element. One of the seven State -mandated elements of a local general plan, it assesses the existing and projected housing needs of all economic segments of the community, identifies potential sites adequate to provide the amount and kind of housing needed, and contains adopted goals, policies, and implementation programs for the preservation, improvement, and development of housing. Under State law, Housing Elements must be updated every five years.
Housing Payment. For ownership housing, this is defined as the mortgage payment, property taxes, insurance, and utilities. For rental housing, this is defined as rent and utilities.
Housing and Urban Development, U.S. Department. A cabinet -level department of the federal government that administers housing and community development programs.
Implementation. Actions, procedures, programs, or techniques that carry out policies.
Land Use Classification. The systematic grouping of related land uses (activities on land) to facilitate the collection, tabulation, analysis, and presentation of land use data.
Live -Work -Units. Buildings or spaces within buildings that are used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.
Lot Coverage. The percent of the total site area covered by structures.
Appendix H: Glossary of Terms Page H-4
Low -Income Household. A household with an annual income usually between 51 and 80 percent of the area median income adjusted by household size, as determined by a survey of incomes conducted by a city or a county, or in the absence of such a survey, based on the latest available eligibility limits established by the U.S. Department of Housing and Urban Development (HUD) for the Section 8 housing program.
Mixed -use Development. The development of a site or structure with a combination of residential and commercial uses, as permitted by this chapter, in a single or physically integrated group of structures.
Mobile Home. A trailer, transportable in one or more sections, which is certified under the National Manufactured Housing Construction and Safety Standards Act of 1974, which is over eight feet in width and 40 feet in length, with or without a permanent foundation and not including recreational vehicle, commercial coach or factory -built housing which is equipped for human habitation. For purposes of this chapter, a mobile home on a permanent foundation is considered a structure.
Mobile Home Rental Park. Any site that is planned and improved to accommodate two or more mobile homes used for residential purposes.
Ordinance. A law or regulation set forth and adopted by a governmental authority, usually a city or county.
Overcrowding. A housing unit in which the members of the household or group are prevented from the enjoyment of privacy because of small room size and housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one which is occupied by more than one person per room.
Overlay. A certain portion of the City wherein regulations relating to specific environmental, physical, or other characteristics (e.g., locational, economic, historical) are imposed in addition to those of the base district covering the land in question.
Parcel. A lot or tract of land.
Policy. A specific statement of principle or of guiding action that implies clear commitment but is not mandatory. A general direction that a governmental agency sets to follow, in order to meet its objectives before undertaking an action program.
Poverty level. As used by the U.S. Census, families and unrelated individuals are classified as being above or below the poverty level based on a poverty index that provides a range of income cutoffs or "poverty thresholds" varying by size of family, number of children, and age of householder. The income cutoffs are updated each year to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to adopted policy to achieve a specific goal or objective. Policies and programs establish the "who," "how", and "when" for carrying out the "what" and "where" of goals and objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area existing on a property; or both; irrespective of whether a change occurs in land use.
Appendix H: Glossary of Terms Page H-5
Regional. Pertaining to activities or economies at a scale greater than that of a single jurisdiction and affecting a broad geographic area.
Regional Housing Needs Allocation (RHNA). A quantification by the local council of governments of existing and projected housing need, by household income group, for all localities within a region.
Residential dwelling unit — Apartments. A group of 5 or more dwellings set on one lot with common ownership of the land and building(s). The units may be attached through any combination of common walls, or detached from each other, provided all requirements of zoning are met.
Residential dwelling unit — Duets. A pair of individual dwelling units within one residential structure, each with its own entrance, which share a common wall from ground to ceiling set along a property line with each unit located on a separate lot.
Residential dwelling unit — Duplex, triplex, fourplex. A group of two, three, or four dwellings, respectively, set on one common lot. The units may be attached through any combination of common walls, or detached from each other, provided all requirements of zoning are met.
Residential dwelling unit — Multi -family. Includes duplexes, triplexes, fourplexes, apartments, and residential condominiums. Excludes 'single-family attached' dwelling units and 'Duets'. A residence with an accessory dwelling unit authorized by Section 17.22.040 (Accessory dwelling units) of this title shall not be considered multifamily housing.
Residential dwelling unit — Single-family attached. A group of three or more individual dwelling units contained within a single residential structure which share common walls from ground to ceiling along the side property lines; sometimes called a townhouse or row house. Typically, those units in the middle of a row shall have a zero -lot line common wall with a unit on either side; and those units on either end of the row of townhomes shall have one common wall at zero lot line and the required setback of the zoning district on the other. Excludes 'Duets'.
Residential dwelling unit — Single-family detached. A dwelling, set on a separate lot, which shares no common walls with another house or dwelling.
Residential Care Facilities. Any family home, group care facility, or similar facility determined by the State Department of Social Services, that is maintained and operated to provide nonmedical residential care services for children, adults, or children and adults, including, but not limited to, the physically handicapped, mentally impaired, incompetent persons, and abused or neglected children, and provides twenty-four (24) hour nonmedical care of persons in need of personal services, supervision, or assistance essential for sustaining the activities of daily living or for the protection of the individual. (California Health and Safety Code Section 1502.)
Section 8 Goal. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development for purposed of administering the Section 8 Program.
Appendix H: Glossary of Terms Page H-6
Specific Plan. A compilation of all ordinances, maps, regulations, documents, or other descriptive material, based on the General Plan, setting forth in detail a plan or program for the effectuation of a particular element, or portion of an element, of the General Plan.
Senior Housing. Housing that is available only to seniors, in accordance with state and federal housing laws and guidelines.
Special Housing Needs. Special housing needs are those associated with specific demographic or occupational groups that call for specific Housing Element program responses. State law specifically requires Housing Element analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), female -headed households, large families, farmworkers, and people experiencing homelessness. These special -needs groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.
Subsidize. To assist by payment of a sum of money or by the granting to terms or favors that reduces the need for monetary expenditures. Housing subsidies may take the forms of mortgage interest deductions or tax credits from federal and/or state income taxes, sale, or lease at less than market value of land to be used for the construction of housing, payments to supplement a minimum affordable rent, and the like.
Substandard Housing. Residential dwellings that, because of their physical condition, do not provide safe and sanitary housing.
Tenure. Tenure refers to whether a dwelling unit is owner -occupied, or renter occupied. A housing unit is owner -occupied if the owner or co-owner lives in the unit, even if it is mortgaged or not fully paid for. A cooperative or condominium unit is owner -occupied only if the owner or co-owner lives in it. All other occupied units are classified as renter -occupied including units rented for cash rent and those occupied without payment of cash rent.
Appendix H: Glossary of Terms Page H-7
B. Acronyms
3CE: Central Coast Community Energy
ACS: American Community Survey
ADRC: The Aging and Disability Resource CSBC:
Connection of San Benito County
ADU: Accessory Dwelling Unit
AFH: Assessment of Fair Housing
AMBAG: Association of Monterey Bay
Governments
AMI: Area Median Income
CALFHA: California Housing Finance Agency
CAR: California Association of Realtors
CCC: Chamberlain's Children Center
CCRC: California Community Reinvestment
Corporation
CDA: California Department of Aging (CDA)
CDBG: Community Develop Block Grant
CEQA: California Environmental Quality Act
CHAS: Comprehensive Housing Affordability
Strategy
CPUC: California Public Utilities Commission
CUP: Conditional Use Permit
DDS: California Department of Developmental
Services
DFEH: California Department of Fair
Employment and Housing
ED: Emergency Department
FBI: Federal Bureau of Investigation
FEHA: Fair Employment
FAR: Floor Area Ratio
FEMA: Federal Emergency Management Act
FHAA: California Fair Employment and Housing
Act
HAMFI: HUD Area Median Family Income
HCD: Department of Housing and Community
Development
HCV: Housing Choice Voucher
HMDA: Home Mortgage Disclosure Act
HUD: U.S. Department of Housing and Urban
Development
ICC: International Code Council
JPA: Joint Powers Authority
LIHTC: Low-income Housing Tax Credit
LTSS: Long-term Services and Support
MGP: Manufactured Gas Plant
MSA/MD: Metropolitan Statistical
Area/Metropolitan Division
OEHHA: California Office of Environmental
Health Hazard Assessment
OPR: Office and Planning and Research
PD: Planned Development Zones
PG&E: Pacific Gas & Electric
PIT: San Benito County Point -in -Time
RCAA: Racially Concentrated Areas of Affluence
R/ECAP: Racially and Ethnically Concentrated
Areas of Poverty
ROI: Regional Opportunity Index
SBCOG: San Benito Council of Governments
SRO: Single Room Occupancy
SSCWD: Sunnyslope County Water District
TCAC: California Tax Credit Allocation
Committee
UDP: Urban Displacement Project
Appendix H: Glossary of Terms Page H-8
PLANNING COMMISSION RESOLUTION NO. 2026-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HOLLISTER
RECOMMENDING THE CITY COUNCIL ADOPT A GENERAL PLAN AMENDMENT REPEALING THE 5TH CYCLE HOLLISTER HOUSING ELEMENT AND ADOPT THE HOLLISTER 6TH CYCLE (2023-2031) HOUSING ELEMENT IN COMPLIANCE WITH
STATE HOUSING LAW
WHEREAS, the California Legislature has found that "California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state's environmental and climate objectives" (Government Code Section 65589.5.); and WHEREAS, the Legislature has further found that "Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration" (Government Code Section 65589.5.); and
WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that "In 2018, California ranked 49th out of the 50 states in housing units per capita... California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years"; and
WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City Council adopt a Housing Element for the eight -year period of 2023-2031 to accommodate the City of Hollister's 6th Cycle Regional Housing Need Allocation (RHNA) of 4,163 dwelling units comprised of 423 extremely low, 423 very low, 678 low, 826 moderate and 1,813 above moderate income units; and WHEREAS, to comply with State Housing Element Law, the City has prepared the Housing Element Update for the 2023 to 2031 period; and WHEREAS, the City of Hollister identifies sites that can accommodate housing units meeting the City's RHNA; and
WHEREAS, the City of Hollister has prepared companion Zoning Ordinance Amendments which include the rezoning of parcels identified in the Housing Element (ZOA 2026-2), modifications to residential and mixed -use zoning districts to allow for an increase in density as identified in the Housing Element (ZOA 2026-1), and amendments to the City's policies and procedures to create ministerial review for projects that are 20% affordable and on sites identified in the Housing Element (ZOA 2025-4) to implement the Goals and Policies of the Housing Element including Policy Action H1.3, 6th Cycle RHNA
PC Resolution 2026-
6th Cycle Housing Element
Strategy; Policy Action H2.1, Objective Design Standards; Policy Action H3.1, Variety of Housing Choices; Policy Action H3.8, Remove Development Constraints; Policy Action H5.2, Agricultural and Employee Housing; Policy Action H5.7, Emergency, Transitional and Supportive Housing; Policy Action H5.8, Housing for Persons with Disabilities; and Policy Action H5.10, Residential Care Homes; and
WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and WHEREAS, as provided in Government Code Sections 65352 — 65352.5 the City of Hollister mailed a public notice to all California Native American tribes provided by the Native American Heritage Commission and to other entities listed; and WHEREAS, no California Native American tribe requested consultation; and WHEREAS, in accordance with Government Code Section 65585 (b), the City posted the draft Housing Element and requested public comment for a 30 -day review period from January 26, 2024 through February 29, 2024 and after responding to public comments, the draft Housing Element was submitted to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, the City of Hollister posted the revised draft Housing Element for public review and comments May 21, 2024 through May 28, 2024, November 22, 2024 through December 2, 2024, December 8, 2025 through December 15, 2025, and February 4, 2026 through February 11, 2026, following each subsequent revision of the document; and
WHEREAS, on February 13, 2026, the City received a letter from HCD providing its findings regarding the draft Housing Element and indicated that the draft Housing Element met the statutory requirements; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State guidelines require that certain projects be reviewed for environmental impacts and that environmental documents be prepared; and
WHEREAS, pursuant to CEQA and CEQA Guidelines, the City as the Lead Agency prepared a certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH No. 2021040277) which includes the upzoning and rezoning required by the 6th Cycle Housing Element; and
WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2026 to review the proposed amendments during which all interested parties were heard; and
PC Resolution 2026-
6th Cycle Housing Element
WHEREAS, a staff report was submitted to the Planning Commission of the City of Hollister recommending approval of the City's 6th Cycle Housing Element; and WHEREAS, on March 26, 2026 the Planning Commission conducted a duly and properly noticed public hearing to take public testimony and reviewed the Housing Element and all pertinent maps, documents and exhibits, including HCD's findings, the response to HCD's findings, the staff report and all attachments, and oral and written public comments.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission hereby finds that, based on substantial evidence in the record:
1. The foregoing recitals are true and correct and are incorporated by reference into this action.
2. The Housing Element substantially complies with State Housing Element Law.
3. The City has prepared companion Zoning Ordinance Amendments (ZOA 2025-4, ZOA 2026-1 and ZOA 2026-2) which implement Goals and Policies of the General Plan and include the rezoning of parcels identified in the Housing Element (ZOA 2026-2), modifications to residential and mixed -use zoning districts to allow for an increase in density as identified in the Housing Element (ZOA 2026-1), and amendments to the City's policies and procedures to create ministerial review for projects that are 20% affordable and on sites identified in the Housing Element (ZOA 2025-4). The Planning Commission reviewed the proposed amendments and recommended the City Council adopt an Ordinance approving the amendments on March 26, 2026.
4. The City of Hollister has prepared and certified the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH No. 2021040277).
5. Following adoption of the City's 6th Cycle Housing Element, the Community Development Department will transmit a copy of the City's Housing Element and identification of the City's RHNA requirements for lower income dwelling units and the requirement to prioritize sewer and water connections for lower income households to the Sunnyslope Water District and the Public Works Department in the manner provided in Government Code Sections 65357 and 65589.7. A City policy for priority connections will be reviewed by the City Council along with the Housing Element.
6. The Planning Commission recommends that the City Council amend the General Plan to repeal the City of Hollister's 5th Cycle Housing Element in
PC Resolution 2026-
6th Cycle Housing Element
its entirety and adopt the 2023-2031 Draft 6th Cycle Housing Element attached hereto as Exhibit A.
7 The Planning Commission recommends that the City Manager or designee be authorized to make minor modifications to the Housing Element to address comments provided by the Department of Housing and Community Development on this Housing Element, provided that the modifications would not exceed the total amount of development accommodated by the General Plan and would not result in new actions by the City that would require a General Fund commitment of greater than $300,000.
PASSED AND ADOPTED, at a regular meeting of the City of Hollister Planning Commission held on this 26th day of March 26, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Chairperson of the Planning Commission
of the City of Hollister
ATTEST:
Eva Kelly, Secretary
5th Street Development
1011 Camino Del Mar #258
Del. Mar, CA 92014
February 17, 2026
Andrea Grant via email [email protected]
HCD, Division of Housing Policy Development
651 Bannon Street, Suite 400
Sacramento, CA 95811
Re: Public Comments regarding removal of 2.45 acre site located at 4th St. and Rajkovich Way APN 052-090-045 (the "Property") from draft Housing Element (ID #RZ-W-8) The City of Hollister's (City) 6th cycle housing element was due December 15, 2023, and as a result, the City is out of compliance with Housing Element Law.
On February l l th, 2026, Kimley Horn, on behalf of the city of Hollister, submitted a revised Housing Element for HCD's review. The letter was sent to HCD on the last day of the public review period (published as February the 4th through. February 1 lth, 2026).
The letter to HCD was:
• sent prematurely and not after the public review period — and arguably, during the review period, • misrepresented public request to remove at least the above referenced property from the element. • falsely states that the City notified interested parties of the availability of the afore -mentioned February 2026 Housing Element document.
o On January 29th, 2026, my land use planning consultant met with the Planning Manager (Eva Kelly) and Assistant City Manager (Rod Powell) and discussed/informed them of my intent to submit an application for a commercial project on the 2.45 acre property, consistent with the General Plan and Zoning Code (a discussion that was first introduced to staff/the City in Summer of 2025).
This meeting on January 29th, 2026, also included a discussion about the status of the December 2025 draft Housing Element and its "buffer for VLI households" and was a clear indication to the City that my client should be considered an "interested party" for any future Housing Element communications In the letter to HCD, Kimly Horn claims that the city did not receive any feedback on the re -submitted February, 2026, Housing Element. Again, this statement is false. The city did receive very specific feedback on the request to remove the above property from the Housing Element sites inventory as a candidate site on two occasions:
• At the City Council meeting on February 2, 2026, at 1:11.21-25 I specifically asked for its removal; https://www.youtube.com/live/OUQ87Gx3gyA?t-4OO s • I sent a follow up email to the at 6:53pm on February 2nd, 2026, requesting same. The City confirmed this request would be sent to the clerk.
These two requests both occurred two business days prior to the "formal" public review period commencing.
February 18, 2026
The City did not notify all stakeholders of the community of the draft's existence because I was never notified of the existence of the draft or its posting.
I don't think the actions of the City comports with modern day norms of transparency. 1 submitted a development application to the City on February 13, 2026 for the development of a fast- food restaurant and a car wash that also includes a residential studio unit.
I recently reaffirmed my request to remove the property as a candidate site in the sites inventory on Feb 13th at 4:51 pm to the City of Hollister and again during the City Council meeting 2/17/2026 While the removal of the site will reduce potential housing sites in the West Gateway area from approximately 19 acres to 16.5 acres and reduce VLI & LI units by 22 (from 137 in the February 2026 draft), the Housing Element (if adopted and certified as herein requested) has an increase in VLI & LI units from 101 units (prior draft) to 115 VLI & LI units.
The removal of the site from the inventory the City still has a healthy "surplus over RHNA" ("buffer") of over 15% for this specific household income category.
Per the snapshot below, the City is still out of compliance. Could you please confirm the accuracy of the HCD "Compliance Report" (action taken) and the status of any additional drafts that HCD is reviewing (with timing, etc.). Also, could you please provide any letters that have been sent to the City in response to drafts submitted to HCD after December 17th, 2025? Is there one dated February 13, 2026? We are not able to find them posted on the City website. Lastly 1 would like to know if removing this site from the housing development would delay certification and/or approval by HCD.
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February 18, 2026
Christopher Peto
Manager
5th Street Development
1011 Camino Del Mar #258
Del Mar CA 92014
CC:
[email protected]. Paul McDougall, HCD, Division of Housing Policy Development [email protected] Leslie Woodman, HCD, Division of Housing Policy Development [email protected]. David Zisser, Assistant Deputy Director, Local Government Relations and Accountability [email protected] Fidel Herrera, Section Chief, Housing Element Implementation, Housing Accountability Unit,
STAFF REPORT
HOLLISTER PLANNING COMMISSION
MEETING DATE: March 26, 2026
REPORT # Community Development -2026-35
AGENDA ITEM: 5. PC Staff Report March 26, 2026.docx
DEPARTMENT HEAD: Rod Powell, Assistant City Manager
STAFF CONTACT: Eva Kelly, Planning Manager
RECOMMENDED ACTION: Adopt a Resolution recommending approval of the 6th Cycle Housing Element to the City Council.
CEQA: The project has been prepared in consistency with the Certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (State Clearinghouse No. 2021040277)
PROJECT DESCRIPTION: Every jurisdiction in the State of California is required to have an adopted General Plan that outlines the growth and development plan for a long term period, typically about 15-20 years. One required chapter of a General Plan is the Housing Element, which is required to be updated on a more frequent, eight -year cycle. The City of Hollister is currently in the 6th Cycle Housing Element planning period, which began in 2023 and ends in 2031. The City is currently out of compliance with Housing Element law, as we do not have a certified Housing Element, approved by HCD at this time.
The City, in coordination with Kimley-Horn, has prepared an update to the housing element, the 6th Cycle Housing Element, which is consistent with the 2040 General Plan, also proposed for recommendation of adoption at the March 26, 2026 Planning Commission meeting.
The Housing Element serves to establish a plan, along with goals, policies, programs, and quantifiable objectives, for the City to demonstrate the ability to meet the housing needs for the community across all income levels. HCD issues the projected housing need to each region in the state through the Regional Housing Needs Allocation (RHNA) process, which is further assigned to each jurisdiction within the region to identify that jurisdiction's fair share contribution to facilitate the planning for housing in the state.
It is important to note that the City is required to plan for and accommodate the development of housing through the implementation of clear and objective zoning requirements and by implementing changes to regulations and processes to increase opportunity for housing development across income levels, but the City is not directly responsible for building housing during the Housing Element period.
The City of Hollister's 6th Cycle RHNA, broken down by income affordability level, is shown in Table 1 below.
Table 1. City of Hollister 6th Cycle RHNA
Staff Report
6th Cycle Housing Element
Income
Category
% of Area
Median
Income (AMI)
Income Range*
RHNA
(Housing
Units)
Minimum
Maximum
Extremely Low
Income
0 — 30%
--
$40,100
423
Very Low
Income
31 — 50%
$40,101
$66,800
423
Low Income
51 — 80%
$66,801
$106,950
423
Moderate
Income
81 — 120%
$106,951
$168,250
826
Above
Moderate
Income
>120%
$168,251
--
1,813
Total
4,163 units
*Income range is based on the 2025 HUD Area Medium Income (AMI) for San Benito County of $140,200 for a family of 4.
*Approximately 40% of all households in Hollister fall into the Extremely Low to Low - Income categories
The City of Hollister has maintained a webpage dedicated to the 6th Cycle Housing Element on our website throughout the project development at:
https://hollister.ca,gov/government/departments/development services/planning/housin g element.php
The latest draft Housing Element was submitted to HCD for their review in February 2026, and can be found at the direct link:
https://files.hollister.cagov/Community%20Development%20Department/Planning/Hous in %20Element/Cit %20of%20Hollister%206th%20C cle%20Housin %20Element%20 Update%20Draft 02.04.2026epdf?t=202602041843080&t=202602041843080 ANALYSIS: The Housing Element requires review and approval by the Department of Housing and Community Development (HCD). The City of Hollister has been out of compliance with housing element law since December 15, 2023, which was the deadline to adopt and have a certified 6th Cycle Housing Element. Due to the length of time that the City has remained out of compliance past the original deadline, in order to achieve certification of the Housing Element from HCD, the City must adopt the Housing Element document itself, and also must adopt all of the "Rezones" for the housing sites and programs, in order for HCD to certify the Housing Element. Adoption of the Rezones includes both actually changing the land use map (as appropriate), but also adopting the text amendments to the Code to change zoning regulations, such as permitted uses, densities, ministerial procedures for certain types of housing projects, objective standards/elimination of subjectivity in housing review, etc. In addition to the Housing Element, the Planning Commission will also consider three ordinances at the March 26, 2026 Planning Commission which accomplish various aspects of the necessary rezones for the Housing Element.
While the City remains out of compliance, the City is subject to several consequences
Staff Report
6th Cycle Housing Element
that can negatively affect the community. These include:
1. Limit access to state funding. Many state grant programs are contingent upon a jurisdiction maintaining a certified Housing Element. The City continuing to have a non -certified housing element is an immediate disqualifier for grants such as Community Development Block Grants (CDBG), infrastructure funding sources, and others.
2. Lawsuits. The City is at risk of potential legal action from HCD, the Attorney General, or housing developers or advocacy groups. Penalties can include fines of up to $10,000/month, suspension of some or all local authority to review and approve projects, and court -approved housing developments.
3. Builder's Remedy and Loss of Local Zoning Control. Without a certified Housing Element, the City may lose control over housing approvals. Under the "Builder's Remedy", qualified affordable housing projects may proceed and cannot be denied, even if they are not in compliance with the City's general plan or zoning requirements.
Organization of the Housing Element:
The Housing Element consists of the following:
Housing Needs Assessment and Statutory Framework (Chapter 1) This Chapter outlines the assignment of RHNA to the City of Hollister, the legislative framework for developing the Housing Element Update, and the organizational structure of the document.
Housing Plan (Chapter 2'
The Housing Plan includes all of the City's Goals, Policies, Programs, and Actions that will be implemented to support the planning for the City's 6th Cycle Housing needs. Each Housing Element policy begins with a framework and background description; then contains a series of implementable and measurable actions; and includes a timeframe, responsible party, and any potential funding sources for the implementation of that policy.
The policies and programs were developed through the detailed analysis of the community's housing needs that are found in each of the Appendices of the document.
Review of Past Performance (Appendix A'
As part of the 6th Cycle Housing Element, the City must review all of the policies, programs, and actions of the 5th Cycle Housing Element and evaluate the effectiveness of the programs in supporting the production of housing during the 5th Cycle. The Review of Past Performance includes a qualitative analysis of the effectiveness of 5th Cycle programs for developing special needs housing (seniors, persons with disabilities, large families, single -parent households, farmworker housing, etc. The chapter also includes Table A-5, which outlines the accomplishments and effectiveness of each 5th Cycle
Staff Report
6th Cycle Housing Element
Program individually, and includes an analysis of how the program is being carried over (or not) into the 6th Cycle.
Housing Needs Assessment (Appendix B)
Appendix B contains the Housing Needs Assessment for the 6th Cycle. This chapter outlines detailed demographic information for the City across various special needs housing types, income levels, and other household characteristics. The chapter outlines key challenges that may be faced by each special needs group in our community, and potential solutions to address those challenges. The chapter also identifies various housing problems that our community faces, such as overcrowding, cost burden, or physical insufficiencies with housing units (such as incomplete kitchen or restroom facilities).
Housing Constraints (Appendix C'
Appendix C of the Housing Element analyses existing constraints that affect the development of adequate housing for the community. The City analyzed many various factors that can be considered a constraint upon the development of housing, including governmental, non -governmental, infrastructure, and environmental constraints. Some examples of constraints to housing development include costs of land; access to funding; restrictive or outdated zoning regulations; permitting and impact fees; permitting processes; provision of utilities and emergency services; seismic hazards; etc. The Housing Element Policy Plan identifies ways in which the City can help to alleviate existing constraints to support housing development.
Housing Resources (Appendix D'
Appendix D identifies various local and regional resources for special needs households and housing developers. The chapter identifies local organizations that provide support, grant programs and other financial resources that are available, and energy conservation programs that can help to support existing and future households in the community.
Affirmatively Furthering Fair Housing (AFFH' (Appendix E) A new and significant feature of the 6th Cycle Housing Element is the requirement, adopted by Assembly Bill 686, that every jurisdiction in California ensure that local laws, programs, and activities affirmatively further fair housing (AFFH).AFFH means that the city must "take meaningful actions, in addition to combating discrimination, which overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics." The AFFH chapter identifies any areas of disadvantaged communities, due to historic lack of resourcing, or any other types of disparities or segregation that may prevent access to fair housing in Hollister. This chapter utilizes state data and local knowledge to outline any neighborhood areas (typically by census tract) in and around the community, and highlights opportunity areas for policy action to affirmatively further fair housing. While data shows some areas a of racial and income disparity, particularly with lower resources
Staff Report
6th Cycle Housing Element
and household overcrowding attributed in higher amounts to the west side of Hollister, and higher resources and higher overpayment by renters demonstrated in east Hollister.
It was notable that the highest resources were demonstrated particularly in the southeast Ridgemark community, (which is located outside of the City limits).
The City is relatively homogenous in access to schools, transit, jobs, parks, and other community resources, and distribution of various household types is similar across the city. It was demonstrated throughout the analysis, however, that though resources are similarly distributed, they are limited, particularly in regard to access to transit and job opportunities, across the entire community. The analysis demonstrated that overall the differences in resources and other disparities within the community are relatively minor from one area of the community to the next and there was no significant, as outlined in the legislature, disparities that needed particular attention in order for the City to demonstrate AFFH in the Housing Element. The Housing Element programs therefore propose citywide implementation to continue to promote access to fair housing opportunity throughout the community and to ensure that disparities are not exacerbated in the future.
Candidate Sites Analysis (Appendix F)
Appendix F is the City's Candidate Sites Analysis. This chapter outlines the pipeline projects, existing capacity, and rezoning capacity of properties within the City that allow the City to meet our RHNA of 4,163 units. The Housing Element has been prepared to be consistent with the proposed land use amendments of the 2040 General Plan. The 2040 General Plan proposes increases in residential and mixed -use densities across the City, which the Housing Element sites analysis incorporates. Sites have been selected based on potential capacity for housing based on the implementation of the programs and actions in the Housing Element Policy Plan. There is a focus on redevelopment of the Downtown and creating policies to support such redevelopment, which is consistent with the goals and direction of the 2040 General Plan. Every site identified in the Candidate Sites Analysis has a detailed description of existing uses and how the potential capacity could be achieved.
Community Engagement (Appendix G)
Throughout the development of the 6th Cycle Housing Element, the City has engaged the community and stakeholders to receive feedback and input on the Housing Element.
Appendix G includes all public outreach efforts, publications, and comments received from the community.
Following the public comment period in February 2026, the City received a comment letter from Christopher Peto on February 18, 2026 (Attachment 4), who has proposed a commercial development on the property located at the corner of 4th Street and Rajkovich Way. This property is currently zoned West Gateway Mixed -Use, which requires mixed - use development of commercial and residential at a density of 20-35 units per acre, and has been identified in the Housing Element as a candidate site. The property owner has requested removal of the property from the Housing Element to support a commercial project proposal.
Staff Report
6th Cycle Housing Element
Glossary of Terms (Appendix H)
Appendix H contains a glossary of terms for the Housing Element.
Next Steps:
As mentioned above, the City submitted the latest draft of the 6th Cycle Housing Element to HCD in February 2026. This was the fourth submittal to HCD and responded to mid - review comments that the City received from HCD following the City's December 15, 2025 third submittal to HCD. On February 13, 2026, the City received a letter from HCD indicating that the Draft 6th Cycle Housing Element meets all of the statutory requirements and addressed the outstanding comments from HCD's January 31, 2025 review.
The next steps to achieve certification and statutory compliance are to adopt the 6th Cycle Housing Element, and then to adopt the necessary zoning map and ordinance amendments to rezone the candidate sites within the Housing Element.
CEQA: The project has been prepared in consistency with the Certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (State Clearinghouse No. 2021040277).
CONCLUSION: The City has prepared an update to the Housing Element to bring the Housing Element into compliance with State law. The 6th Cycle Housing Element outlines goals, policies, and actions for the City to help reach out fair share of housing needs within the State. On February 13, 2026, following their latest review of the document, HCD provided the City with a letter indicating that the 6th Cycle Housing Element meets all statutory requirements in its current form. The Planning Commission is asked to consider the 6th Cycle Housing Element and make a recommendation on its adoption to the City Council.
PREVIOUS COUNCIL OR COMMISSION ACTION: None.
PLANNING COMMISSION OPTIONS:
The Planning Commission has the following options related to this item:
1. Adopt a resolution recommending approval of the 6th Cycle Housing Element to the City Council as drafted (Attachment 1);
2. Adopt a resolution recommending approval of the 6th Cycle Housing Element to the City Council with amendments as may be proposed by the Planning Commission; or
3. Adopt a resolution recommending denial of the 6th Cycle Housing Element to the City Council.
ATTACHMENTS:
Staff Report
6th Cycle Housing Element
1. Resolution recommending approval of 6th Cycle Housing Element
2. Draft 6th Cycle Housing Element (Exhibit A of the Resolution)
3. Presentation
4. Public Comment
CITY OF HOLLISTER
Housing Element Update
Housing Element Overview
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Why are Housing Elements Updated?
• Ensures the Housing Element is
compliant with State housing laws
• Establishes a plan for meeting the
housing needs of all income levels
• Demonstrates the City's ability to
meet current and future housing
growth needs
• Engages the community in the
planning process
Housing Element Certification
What is a
"Certified"
Housing
Element?
Benefits of
Certification
• Reviewed and certified by the Department of
Housing and Community Development (HCD)
• Demonstrates compliance with State law
• Provides access to State grants and alternative
funding sources
• Protects City from penalties
Consequences for Non -Certified Housing
Element
1. Limits access to State Funding. Many state funding programs for housing and community development related items are contingent upon having a certified Housing Element such as CDBG and infrastructure funding sources.
2. Lawsuits. If a jurisdiction is non -compliant, HCD, the Attorney General, or housing advocacy groups may bring legal action. Potential outcomes include:
• Mandatory court -ordered compliance
• Monetary penalties (up to $10,000/month in some circumstances) • Suspension of certain local land use and zoning authority • Court approval of housing developments
Consequences for Non -Certified Housing
Element
3. Loss of Local Zoning Control. Without a certified Housing Element, the City may lose control over housing approvals. Under the "Builder's Remedy," qualifying affordable housing projects may proceed even if they conflict with local zoning. Courts may also suspend local permitting authority or impose penalties until compliance is achieved.
Adopting a compliant Housing Element does not guarantee development, but failing to do so guarantees less local control over development.
Housing Element Key Features
• Housing needs assessment
• Evaluation of constraints and resources for housing development • Affirmatively Furthering Fair Housing (AFFH) analysis • Identification of sites to accommodate the City's RHNA • Evaluation of 5th Cycle Housing Element programs and policies • Policies, programs, and quantified objectives to achieve the City's identified housing goals
Regional Housing Needs Allocation
(RHNA)
What is the Regional Housing Needs Allocation
(RHNA)?
• Statewide determination of units is split into regional allocations
• Initiates the Housing Element Update process
• Quantifies housing needs, by income category, within each jurisdiction in California
• Based on future growth in population, employment and
households
How is RHNA Determined?
, , , , , , , , ,
ti
t
RHNA Income Categories
Extremely Low Income
Very Low Income
Low Income
Moderate Income
0-30%
31- 50%
51- 80%
81-120%
Above Moderate Income >120%
$40,101
$66,801
$106,951
$168,251
$40,100
$66,800
$106,950
$168,250
423
423
678
826
1,813
TOTAL: 4,163 units
*Income range is based on the 2025 HUD Area Median Income (AMI) for San Benito County of $140,200 for a family of 4. *Approximately 40% of all households in Hollister fall into the Extremely Low to Low -Income categories Page 1344 of 1664 Y
Extremely Low/Very
Above Moderate
Income
5th Cycle vs. 6th Cycle RHNA
Low Income
Low Income
312
846
+534
189 678 +439
Moderate Income 258 826 +568
557 1,813 +1,256
Total: 1,316 units 4,163 units +2,847 units
171%
259%
189%
225%
216%
Note: All jurisdictions within California has had changes in their RHNA since the 5th Cycle. For example, the City of Santa Cruz had a 400% RHNA increase since the 5th Cycle.
Y
Housing Element Efforts to Date
Project Milestones
• April 2023 — Project Kicked Off
• January 2024 — 1st Public Review Draft Published
• March 2024 — 1st Submittal to HCD
• May 2024 -- Interim Submittal
• June 2024— HCD Comments Received
• December 2024 - 1st Resubmittal to HCD
• January 2025 — HCD Comments Received
• December 2025 — 2nd Resubmittal to HCD
• February 2026 — Interim Submittal
r 2 tat t I I ce
e
Community Engagement
• April 2023 — Project Kicked Off
• May 2023 — Community Workshop #1
• May 2023 to December 2023 — Community Survey
• December 2023 — Joint Planning Commission/City Council Study Session #1 • January 2024 - 30 -Day Public Review Period
• February 2024 — Joint Planning Commission/City Council Study Session #2 • February 2024 — Community Workshop #2
• May 2024 — Public Review Period
• November to December 2024 — Public Review Period
• November to December 2025 — Public Review Period
• January to February 2026 — Public Review Period
Housing Element Organization
CITY OFMOLLISTER Housin � • e .:430da
Housing Element Organization
• Chapter 1: Introduction
• Chapter 2: Housing Plan
• Appendices — The Appendices provide content and
analysis as required by state law, including the
following:
• Appendix A: Review of Past Performance
• Appendix B: Housing Needs Assessment
• Appendix C: Housing Constraints
• Appendix D: Housing Resources
• Appendix E: Affirmatively Furthering Fair Housing
• Appendix F: Candidate Sites Analysis
• Appendix G: Community Engagement
• Appendix H: Glossary of Terms
Appendix E: Affirmatively Furthering Fair Housing (AFFH) CITY OFIC�..LIST
ER�Hous�n���mer���p�a
Affirmatively Further Fair Housing
(AFFH)
• AFFH is defined as, "taking meaningful actions, in
addition to combating discrimination, that overcome
patterns of segregation and foster inclusive
communities free from barriers that restrict access
to opportunity based on protected characteristics".
(Gov. Code, § 8899.50, subd. (a)(1).)
• Specifically, these meaningful actions must aim to
accomplish the following:
• Address significant disparities in housing needs and in access to opportunity;
• Aim to establish truly integrated and balanced living patterns;
Chapter 2: Policy Plan
Policy Plan
• The Policy Plan establishes policies, programs, and
quantified objectives to achieve the City's identified
housing goals.
• The City has established five broad goals for the 6th Cycle Planning Period (2023-2031):
• Goal 1: Work together to build a sense of community and achieve housing goals.
• Goal 2: Maintain and enhance existing neighborhoods and blend well designed new housing into neighborhoods and
communities.
• Goal 3: Use land efficiently to encourage a diversity of housing types and to implement "smart" and sustainability development principles.
• Goal 4: Develop affordable housing opportunities.
• Goal 5: Provide housing for special needs populations.
r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r r v ,
Policy Plan
• The Policy Plan takes into consideration
community feedback and all local, State, and
Federal laws.
• It establishes goals and policies including:
• Fair Housing Programs and goals
• Housing opportunity for all incomes
• Affordable housing access
• Transitional supportive housing services
• Housing for Special needs groups
What do Housing Element Programs do?
Community input and feedback
The results and analysis of the
jurisdiction's local housing needs
Available land and financial
resources
The mitigation of identified
constraints
Specific actions
Timeframe and funding for
implementation
The agencies or officials
responsible for implementation
Identification of funding sources
Sample Housing Policy — Policy Action H5.3: Reasonable Accommodation In compliance with Government Code Section 65583, the City shall provide reasonable accommodations for persons with disabilities. To ensure reasonable accommodation procedures are consistent with state law, the City will review the conditions of approval for reasonable accommodation and revise them where appropriate to ensure compliance with fair housing laws. The City will also review the conditions of approval to remove any subjective decision - making criteria.
Actions:
• Maintain updated information on reasonable accommodations on the City's website. • Biennially review and update applicable procedures and/or requirements to remove potential constraints.
• Provide information on housing resources available to persons with disabilities to local groups or organizations serving the needs of persons with disabilities.
Geographic Target: Citywide
Timeframe: Adopt amendments by June 2026.
Responsible Agency: Planning Division
Funding Source: General Fund
Page4
355 of 1664
Candidate Sites Analysis
• The City is not required to develop housing/ but it is required to demonstrate there is sufficient capacity to accommodate the 6th Cycle RHNA
• Sites should be near community resources and services, public transportation, and have existing or potential
access to utilities
• Affordability Assumptions
• Zoning must accommodate 20 dwelling units per acre to be considered for lower income units
• Affirmatively Further Fair Housing
• Sites accommodating lower income units must be equitably spread out throughout the community
• The Housing Element reviews the city's existing zoning ability to accommodate housing development for special housing
needs groups
Sites Strategy
• The Sites Analysis determined that the City could not accommodate its RHNA through its existing zoned capacity and rezones were required to accommodate affordable units throughout the City.
• Sites were selected using various criteria, including:
• Parcel size and characteristics
• Vacancy
• Existing zoning/land use designation
• Access to community resources and services
• Community Input
• Planning Commission and City Council Input
• Most of the City's lower -income need is planned to be accommodated in the rezone areas.
• The City's moderate and above moderate need is planned to be strategically accommodated throughout the City.
Candidate Sites Analysis
RHNA
Projected ADU Construction
Pipeline Projects
Residential Zones
Mixed -Use Zones
Total Capacity
Remaining Need
Downtown Mixed -Use
High Density Residential
Mixed -Use
West Gateway Mixed -Use
N ort h Gateway Mixed -Use
se
Total Rezone
Total [ evelopme :t Capacity
Surplus Units Over •RIINA
Surplus % Over RHNA
Very Low -
Income
846
Low- Moderate -
Income Income
678
Existing Capacity
100E
175
67 47
389
5 Rezone Strategies
154
657
236
173
193
1,413
1,314
278.
18.2%
826
50 52.
29 136
690
151
407
239
177
198
1,172
1,048
482
58.4%
Above
Moderate- Total
Income
17 1,555
87 137
1,796
17 450
1,202
707
521
578
3,458
5,402
3,441
189.8%
4,163
167
1,735
206
213
2,321
1,842
755
2,266
1,182
871
969
6,043
8,364
4,201
100.9%
Lower -income buffer will be
preserved via conservative
capacity factors and by
carrying surplus sites pursuant
to No -Net -Loss icgauii "'dp
Utk
Ea
Existing
Capacity
Existing Capacity
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Projected ADU
Construction
100
50 17
167
Pipeline Projects
175
5 1,555
1,735
Residential
Zones
67 52
87 206
Mixed -Use Zones
47 29
137
213
Total Existing
Capacity
389
136
1,796
2,321
Legend
Unr;` Pipeline Parcels
CITY OF,,HOLLISTER Housin Aipcla
0 04 0.8 1.5 Miles
I I 1 1 I 1 I I I
Y
Downtown Mixed -Use
Rezones (30-125 DU/AC)
Rezone Strategies
Very Low
Income
Downtown
Mixed -Use
Rezones
Low
Income
Moderate
Income
Above
Moderate
Income
Total
Legend
Downtown Mixed -Use
0.03 0.05
b I I I
RZ-D-3
0.1 Mlles
I
RZ-D-26
High Density Residential
Rezones (30-65 DU/AC)
High Density
Residential
Rezones
Rezone Strategies
Very Low
Income
657
Low
Income
Moderate
Income
407
Above
Moderate
Income
1,202
Total
2,266
Mixed -Use Rezones
(30-65 DU/AC)
Rezone Strategies
Very
Low
Income
Mixed -Use
Rezones
236
Low
Income
Moderate
Income
239
Above
Moderate
Income
707
Total
1,182
Legend: Rezone Sites
© Downtown Mixed -Use
CJ High Density Residential
i Mixed -Use
North Gateway Mixed Use
West Gateway Mixed Use
! Hollister City Limit
64 West Gateway Rezone
(30-65 DU/AC)
Rezone Strategies
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
West Gateway
173
177
521
871
•
Legend : Rezone Sites
© Downtown Mixed -Use
High Density Residential
%1 Mixed -Use
0 North Gateway Mixed Use
,71 West Gateway Mixed Use
„'. ! Hollister City Limit
Pagel 1364 6
North Gateway Rezone
(30-65 DU/AC)
Rezone Strategies
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
North Gateway
193
198
578
969
Legend: Rezone Sites
Downtown Mixed -Use
High Density Residential
Mixed -Use
L1 North Gateway Mixed Use
West Gateway Mixed Use
Hollister City Limit
c is V
Y
Next Steps
• On February 12, 2026, HCD found that the City's 6th Cycle Housing Element "meets the statutory requirements" of State Housing Element Law (Gov. Code, § 65580 et seq).
• However, the Housing Element cannot be certified until the City completes rezones to accommodate the City's RHNA pursuant to Government Code section 65583.2, subdivisions (h) and (i). • The Housing Element will be certified when it is adopted, rezones have been adopted, and they're submitted to and approved by HCD, in accordance with Government Code section 65585.
Tentative Timeline
....: . . . . 3.w. no r. �.
CITY •
OFIOLLISTERous
Substantial
Compliance Letter
Received
February 13, 2026
Planning
Commission
Public Hearing
March 26, 2026
City Council
Public Hearing
April 20, 2026
e are here!
Housing Element
Certification (60 Days
from Date of Submittal)
Late June - Early
Final Submittal
to HCD
Late April —
Early May 2026
Housing Element
Program
Implementation
2023-2031
Recommendation
....: . . . . 3.w. no r. �.
:'r
CITY OFIOLLISTERRous
Staff recommends that the Planning Commission adopt a resolution recommending approval of the 6th Cycle Housing Element to the City Council
STAFF REPORT
HOLLISTER CITY COUNCIL
MEETING DATE: April 20, 2026
REPORT # Community Development -2026-36
AGENDA ITEM: AN ORDINANCE REPEALING THE EXISTING CITY OF
HOLLISTER ZONING MAP AND REPLACING WITH ANEW ZONING MAP CONSISTENT WITH THE 2040 GENERAL PLAN (ZOA 2026-2)
DEPARTMENT: Community Development
DEPARTMENT HEAD: Charles Wall, Parks and Recreation Director COUNCIL NEXT STEPS: Hold a public hearing and introduce an ordinance to repeal and replace the Zoning Map consistent with the 2040 General Plan.
BACKGROUND: The City of Hollister has prepared a comprehensive update to the general plan — the 2040 General Plan — which proposes several amendments to land use designations within the city limits. In response to the proposed adoption of the 2040 General Plan, the City has prepared an ordinance to repeal and replace the Official Zoning Map to ensure that zoning and general plan land use designations are consistent.
Additionally, as part of the ongoing efforts to clarify and overhaul the Zoning Ordinance, this Zoning Map proposes changes to naming conventions for existing zoning designations, described in more detail below. Only amendments to the map abbreviations are proposed, the names of the districts themselves remain unchanged.
In coordination with the proposed text amendments, all residential zoning districts are proposed to be renamed to begin with the prefix "R-" to provide more clarity and consistency, both on the zoning map, and within the text of the zoning ordinance for reference. Staff are also proposing to eliminate the R2 (Two -Family Residential), R4-20 (High Density Multifamily Residential), and all "PZ" (Performance Overlay) zoning designations.
The R2 is proposed to be eliminated because it is a very limited zoning district that only allows for duplex residential development, and it currently is zoned on parcels with both low density and medium density residential land uses. The density for either low density residential or medium density residential, and the allowed development types from the use tables in the code are more logical for guiding residential development under the new general plan. The current R2 designation is not directly compatible with either the low density residential or medium density residential land uses.
The R4-20 zoning district was intended to provide a minimum density of 20 units per acre on parcels with this zoning designation under the current general plan to satisfy a housing element requirement for assumed affordability. R4-20 differs from the R4 (High Density Residential) zoning district which allows a minimum of 12 units per acre. There are currently no parcels existing with this zoning. The R4-20 is not consistent with any of the densities of the 2040 General Plan as it would cross both the medium density residential and high -density residential land use designations.
In September 2023, the City Council adopted Ordinance 1237, which repealed the previous zoning ordinance chapter related to the Performance Overlay zoning district and "Planned Unit Development" application process, and replaced the chapter with the current Chapter 17.66 governing the process for Planned Development rezoning. The intention behind the text replacement was both to clarify and expand the flexibility of the Planned Development process to allow for additional land use and regulation amendments to be approved through a rezoning of property, and to expand planned developments to commercial and industrial projects in addition to residential. The adoption of this ordinance paved the way to eliminate the "PZ" zoning districts (R1-L/PZ, R3-M/PZ, and R4-H/PZ) from the zoning map. In their place, this Zoning Map amendment proposes to individually designate previously approved Planned Unit Development projects with their respective project number — for example, the Cerrato Subdivision is proposed to be zoned "PD 2014-1". This will allow both staff and property owners to more easily identify the approving documents for reference to find their specialized property authorizations and setbacks. Moving forward, new Planned Developments will be designated in the same way as they are approved and rezoned under the provisions of Chapter 17.66.
Table 1 Residential Zoning Districts
Zoning Full Name
Current Zoning
Abbreviation
Proposed Zoning
Abbreviation
2040 General
Plan Land Use
Designation
Low Density Residential
R1
R-1
Low Density
Residential
Two -Family Residential
R2
N/A
N/A
Medium Density
Residential
R3
R -M
Medium Density
Residential
High Density Residential
R4
R -H
High Density
Residential
High Density Multifamily
Residential
R4-20
N/A
N/A
Old Town Medium Density
Residential
OT(M)
R-OTM
Medium Density
Residential
Old Town High Density
Residential
OT(H)
R-OTH
High Density
Residential
West Fairview Road
RWF
R-WF
Low Density
Residential
(West Fairview
Road Specific
Plan)
Mobile Home Park
RMH
R-MH
Multiple
The Zoning Map Update does not propose any changes to the abbreviations or Zoning District names for any of the commercial, mixed -use, industrial, or special purpose land use designation names or abbreviations. They are listed for informational purposes below:
Commercial Zones
GC — General Commercial
CO — Commercial Office
Mixed -Use Zones
DMU — Downtown Mixed Use
NMU — Neighborhood Mixed Use
WG — West Gateway
NG — North Gateway
HO — Home Office
Industrial Zones
M1 — Light Industrial
IBP — Industrial Business Park
Special Purpose Zones
A — Airport
AS - Airport Support
OS — Open Space
P — Park
PF — Public Facilities/Institutional
GIS MAPPING: In addition to the adoption of an Official Zoning Map, staff have been working with San Benito County GIS to prepare both a general plan and zoning layer to coincide with the adoption of the 2040 General Plan and Zoning Map amendment. The City currently does not have access to an accurate general plan or zoning layer in the County's WebGIS, which is shared between the City of Hollister, City of San Juan Bautista, and San Benito County jurisdictions. Staff have been working to ensure that the new 2040 General Plan land use designations and the zoning designations proposed by this ordinance are in GIS on a parcel -specific basis.
This will allow property owners to directly select their parcel and see both the current general plan designation and the current zoning for the City of Hollister. Additionally, for the properties with a Planned Development assignment described above, the GIS layer will have the direct reference to the project number connected to the parcel information as well. In the future, we believe that we can directly link the Planned Development documents, such as approving resolutions, project plans, etc., into GIS as well for staff and property owners.
CEQA: The updates to the Zoning Map are consistent with the Environmental Impact Report that was prepared for the adoption of the 2040 General Plan (SCH No. 2021040277).
CONCLUSION: In conclusion, this Zoning Ordinance Amendment proposes to repeal the
existing Zoning Map and replace it with a new Zoning Map that reflects the land uses from the 2040 General Plan. The major changes proposed are:
Changes to map abbreviations for residential zoning districts to make them more consistent;
Eliminate the current R2, R4-20, and PZ zoning districts to better reflect the land use designations of the General Plan and ongoing efforts to update and clarify the zoning ordinance; and
Assign a specific Planned Development (PD) zoning district with its appropriate project number (or approving resolution in the case of former duplicates) for easy future reference;
Additionally, this Zoning Map, if approved, has been translated into an online GIS layer to allow for digital, parcel -specific, identification of zoning and general plan designations for staff and property owners to use.
PREVIOUS COUNCIL OR COMMISSION ACTION: As discussed in the Housing Element Staff Report, the Planning Commission adopted Resolution No. 2026-03 recommending City Council approval of the Housing Element and the removal of APN 052-090-045 from the Housing Element. In order to allow this parcel, for which planning entitlements for a commercial development have been applied for (but is incomplete), this parcel would also need to be rezoned to General Commercial. The Zoning Map included as Attachment A does not reflect this change, however Staff has drafted the Ordinance to allow this change to occur should the City Council wish to rezone this parcel.
CONCLUSION: The proposed rezones will allow for implementation of the Housing Element. The modification to the Zoning Map (as well as the Zoning Amendments discussed under ZOA 2026-1 at tonight's meeting) are necessary to implement the policies and programs of the adopted 6th Cycle Housing Element. Because the City has passed the deadline for adoption, the City Council must also adopt the rezones as required by State Law at the same time as the Housing Element.
The new GIS and map are user friendly and will provide a great resource for staff and the community. As previously discussed, the City Council may elect to remove the parcel located at 4th and Rajkovich Way (APN 052-090-045) as a Housing Opportunity Site and rezone the parcel to General Commercial.
ATTACHMENTS:
1. City Council Ordinance approving ZOA 2026-2
2. Planning Commission Resolution 2026-04 recommending approval of ZOA 2026- 2 3. Zoning Map
4. Draft Notice of Determination
ORDINANCE NO. XXXX
AN ORDINANCE OF THE CITY OF HOLLISTER REPEALING THE
EXISTING CITY OF HOLLISTER ZONING MAP AND REPLACING IT
WITH A NEW ZONING MAP CONSISTENT WITH THE 2040 GENERAL
PLAN (ZOA 2026-2)
WHEREAS, the City of Hollister has adopted the City of Hollister 2040 General Plan which contains updates to the land use designations for property located within the City of Hollister city limits; and
WHEREAS, in response to the adoption of the 2040 General Plan, the City has prepared an update to the Official Zoning Map to ensure consistency between the General Plan land use designations and Zoning designations for those properties; and WHEREAS, the Zoning Map amendments have been prepared consistent with the certified Environmental Impact Report for the Hollister 2040 General Plan, Climate Action Plan, and Agricultural Lands Preservation Program (SCH No. 2021040277); and WHEREAS, the City Council held a duly noticed public hearing on April 20, 2026 to introduce the ordinance for consideration.
NOW THEREFORE THE CITY COUNCIL OF THE CITY OF HOLLISTER DOES ORDAIN AS FOLLOWS:
SECTION 1. ZONING MAP. The Official Zoning Map of Title 17, Zoning, of the Hollister Municipal Code adopted on December 15, 2008 (Ordinance 1038), as amended, for all that real property situated in the corporate limits of the City of Hollister, County of San Benito, is hereby repealed and replaced with the map shown in Exhibit A, attached hereto and incorporated into this ordinance by this reference with modification to amend the zoning designation of parcel APN 052-090-045 to General Commercial.
SECTION 2. SEVERABILITY. If any part of this Ordinance is held invalid for any reason by a court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Ordinance, and the City Council hereby declares that it would have passed the remainder of the Ordinance if such invalid portion thereof had been deleted.
SECTION 3. EFFECTIVE DATE. This ordinance shall take effect and be in force thirty (30) days from and after its final passage.
SECTION 4. PUBLICATION. Within fifteen (15) days after passage, the City Clerk shall cause this ordinance to be published in a newspaper of general circulation.
INTRODUCED at a regular City Council meeting on April 20, 2026 and ADOPTED as an ordinance of the City of Hollister at a regular City Council meeting on Adoption Date by the following vote: