Hughson City Council
July 22, 2024

While it is likely that some homeowners have conducted ongoing maintenance to maintain the value of their homes, it is likely that many of these homes need some degree of repairs. In some cases, the cost of repairs can be prohibitive, resulting in the owner or renter living in substandard housing conditions or being displaced if the house is designated as uninhabitable or needing rehabilitation. The oldest areas of the City occur within the downtown area centered along Hughson Avenue in the southern half of the City. According to HCD’s AFFH Viewer, the census tract covering the eastern portion of the City contains a greater number of housing units built after 1960 than the rest of the City.

According to CHAS data compiled for the U.S. Department of Housing and Urban Development, approximately 28.2% of Hughson households have at least one housing problem, which may include overcrowding, lack of a complete kitchen, lack of complete plumbing, or cost burden. As identified above, many homeowners and renters in Hughson are cost burdened, and may represent a large portion of the 28.2% of households with a housing problem. To prevent residents occupying or being displaced from substandard housing, the City will continue to participate in CSOC programs to assist homeowners with rehabilitation costs and to make emergency repairs as described in Program 9 of the Housing Plan and will review the code enforcement process to take steps to prevent displacement or assist with relocation costs for lower income households. Program 9 has been added to the Housing Plan to address this issue. Countywide, housing is generally older and more likely to exhibit substandard conditions, with 54.6% of the housing stock built prior to 1980 compared to 48.2% of the housing stock in the City. Stanislaus County has minor substandard housing issues (units lacking a complete kitchen or complete plumbing), with less than 1% of renter or owner households experiencing substandard conditions – conditions for owners are similar in the City, however, a higher rate of renter households (2.6%) experiences substandard conditions.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City including in areas where some older homes may be in need of minor or moderate repairs. The sites inventory reflects the City’s commitment to support the development of affordable housing in a variety of formats for all income levels in geographic locations throughout the City. The sites inventory and programs in the Housing Plan (such as Program 9, which requires the City to continue to implement its housing rehabilitation program and to identify resources to expand its housing rehabilitation program) are designed to assist homeowners with homes in need of repair. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to substandard housing conditions, but rather improve the conditions of the existing neighborhoods.

HOMELESSNESS
Regional and Local Trends
As previously discussed and shown in Table 2-22, the 2023 CSOC PIT Count identified 1,790 households totaling 2,091 homeless individuals Countywide, consisting of 949 (45%) unsheltered and 1,142 (55%) sheltered individuals. Of the 2,091 total homeless persons, 3 (or 0.1%) were located in Hughson. The number of homeless persons in the City increased by 2 persons (200%) persons between the 2022 PIT Count and the 2023 PIT Count. The total number of homeless persons also increased Countywide by 234 (12.6%) persons during this same period. Compared to other cities in Stanislaus County, Hughson has a relatively small number of persons experiencing homelessness. The top three cities with high numbers of homeless individuals in 2023 were Modesto (1,642 persons), Turlock (233 persons), and Empire (76 persons). The three cities with the lowest numbers of homeless individuals in 2023 were Keyes (3 persons), Hughson (3 persons), and Waterford (4 persons).

The PIT does not provide data on persons experiencing homelessness at the neighborhood level; therefore, this analysis looks at the issue of homelessness with regards to the City as a whole. Access to Countywide services and support is more limited in Hughson than in Modesto (County seat where the majority of County services are located). However, Hughson, the County, and regional service providers have coordinated to ensure the homeless population in Hughson has access to services and assistance.

The Countywide collaborative CSOC effort oversees funds for housing and services for the homeless population and develops and implements plans and policies to address homelessness. The City is served by StanRTA Route 61, which offers connects the City to services in the broader region and ADA Paratransit, which provides transit services for persons with a disability. Additional 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-136
information regarding resources for the homeless population is provided in the Housing Needs Assessment section of this Background Report.

Sites Inventory
The sites inventory has been designed to provide additional housing choice and affordable housing options for all income levels throughout the City. The development of additional housing units is expected to help address regional housing needs. Additionally, the Housing Plan contains a number of programs designed to address homelessness in the City; refer to the Findings section below for further details. As such, the sites inventory is not anticipated to contribute to conditions leading to homelessness.

DISPLACEMENT RISK
Urban Displacement Project’s (UDP) Estimated Displacement Risk model for California identifies varying levels of displacement risk for low-income renter households in all census tracts in the state from 2015 to 2019. UDP defines displacement risk as a census tract with characteristics which, according to the model, are strongly correlated with more low-income population loss than gain. In other words, the model estimates that more low-income households are leaving these neighborhoods than moving in.

Figure 5-20 shows regional and local trends at the census tract level related to UDP’s Estimated Displacement Risk.

Regional Trends
As shown in Figure 5-20, most of the region has been identified as having a lower risk of displacement. Areas that have been identified as being at risk of displacement are typically within or adjacent to a population center, including the area around Modesto, Ceres, and Turlock. UDP’s model does not identify any census tracts at risk of displacement in Riverbank, Oakdale, Hughson, Waterford, or Patterson. Within neighboring San Joaquin County, areas at risk of displacement are concentrated around Stockton.

In Merced County, areas around Merced and Atwater are identified as at risk for displacement.

Local Trends
As shown in Figure 5-20, the entire City is identified by UDP as being in an area of lower displacement risk. While UDP’s map presents a conservative estimate of low-income loss, it is only one tool to help identify housing vulnerability. Other indicators of displacement risk include overcrowding, cost burden, income diversity, and local knowledge of on-the-ground conditions. As previously discussed, there are relatively low rates or no overcrowding throughout the City; therefore, risk of displacement is not assessed using this indicator. With regard to cost burden, renters in the northwestern, south-central, and eastern portions of the City are more likely to overpay for housing than renters in the southwestern portion of the City; these areas are considered to have sensitive renter populations that may be vulnerable to displacement. The southwestern portion of the City should be considered sensitive with regard to homeowner overpayment and the eastern portion of the City should be considered moderately sensitive. While the entire City has a positive TCAC economic opportunity score (0.88), the south-central and southwestern portions of the City have lower median incomes than the rest of the City and may be more sensitive to displacement from economic shocks. Using local knowledge, the City’s higher density residential uses are generally located within south-central Hughson (south of Fox Road and west of 7th Street). This area may be more sensitive to displacement risk, as it contains a higher concentration of multifamily uses that are generally older and less expensive than newer suburban development in the northwestern and eastern portions of the City. Other concentrations of populations that may be at increased risk of displacement include seniors in the Samaritan Village complex, located along the eastern boundary of the City; and mobile home parks, including Big Sky Mobile Home Park (central-western Hughson), Meadowlark Mobile Home Park (central-southern Hughson),and Trieweiler Mobile Home Park (southwestern Hughson). Taken together, this analysis concludes that while displacement could occur anywhere in the City, residents in the south-central (near downtown Hughson) area of the City appear to have the highest risk of displacement due to the significant presence of lower-income renters.

As previously discussed, there are no deed-restricted affordable units in the City currently at-risk of converting to market-rate within the next decade. As described earlier in this Background Report, the City plans to accommodate its 2023-2031 RHNA allocation on parcels designated for single family, multifamily, and mixed-use development, with vacant sites representing the majority of sites for new housing. A relatively small number of underdeveloped residential sites are also identified to provide opportunities for the development of additional lower income units. The redevelopment of these sites is not anticipated to result in significant displacement. Additionally, pursuant to Government Code Section 66300(d) and Program 20 in the Housing Plan, 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-137
Hughson will not approve a housing development project that will require the demolition of residential dwelling units, regardless of whether the parcel was listed in the inventory, unless: a) the project will create at least as many residential dwelling units as will be demolished, and b) certain affordability criteria are met. As such there is no a significant displacement risk associated with the City’s current affordable housing stock as a result of new development.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are identified within the eastern and northwestern portions of the City. While these areas have been identified to accommodate the highest number of lower income RHNA sites, they also contain a mix of moderate- and above moderate-income sites. These areas have significant renter populations that overpay for housing and should be considered sensitive to displacement. In addition, the southcentral and southwestern areas of the City contain 134 lower income RHNA units, 16 moderate-, and one above moderate-income units.

The sites inventory is intended to increase the overall housing supply in the City, which would provide additional housing options at all income levels and help reduce the risk of economic displacement related to housing shortages. The City recognizes that even though it has identified sufficient locations to accommodate its RHNA allocation at all income levels, there is still the potential for economic (indirect) displacement because of new development and investment. This “knock-on” effect can occur at any time, and it can be challenging for the City to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development (affordable or market-rate) has resulted in economic displacement. However, to counteract the potential for this externality, the City has included a number of programs to reduce potential impacts of direct and indirect displacement if it occurs as a result of new residential development. As discussed, although displacement could occur city-wide, the south-central area of the City appears to have the highest risk of displacement. As part of Program 22, the City would conduct an analysis to identify existing communities sensitive to displacement; consider gentrification locally, especially the areas in south-central Hughson that are particularly vulnerable; and assess how new development and community investments may potentially influence indirect displacement. If the study shows that displacement is expected as a result of new development, the City will develop an action program based on the identified causes of displacement, including specific actions to monitor and mitigate displacement, such as options to stabilize existing lower income residents/housing. Program 15 directs the City to continue to work with the Stanislaus County Continuum of Care to educate residents regarding their rights and refer all potential unlawful eviction cases to the appropriate parties for review and resolution. Program 22 includes a number of tenant provisions such as relocation assistance should any displacement occur during the planning period.

To the extent that future development occurs in areas where there is existing housing, all housing must be replaced according to SB 330's replacement housing provisions (Government Code Section 66300). SB 330 also provides relocation payments to existing low-income tenants. The State has also adopted “just cause” eviction provisions and statewide rent control to protect tenants from displacement.

Disaster-Driven Displacement
As identified in HCD’s AFFH Guidance (April 2021), research has shown that low-income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. Furthermore, renters also face the added physical challenges because they do not control the housing units they live in, and are more likely to be displaced post-disaster because of the following forces:
• Lack of control of when or if their housing unit will be rebuilt, • Lack of control of the maintenance or possible addition of resilience investments to the property, • Fewer financial resources to rebuild rental housing than for homeowners, • Rental price increases as rental housing supply decreases, • Evictions, and
• More likely to live in housing typologies such as apartments or duplexes, which can take longer to rebuild post-disaster. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-138
As previously described in the Housing Constraints section of this Background Report, there are no major environmental hazards such as major polluters, wildfire, or seismic hazards that are likely to displace residents in Hughson. Environmental constraints, to the extent they exist in Hughson, primarily involve impacts to air and water quality due to agricultural uses. Existing regulations such as those related to the storage and transportation of hazardous materials would minimize the potential for environmental conditions or disasters that would result in the displacement of residents.

FINDINGS
“Disproportionate housing needs” generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. Based on input from the community and the County AI, the most disproportionate housing needs in Hughson includes rehabilitation of the existing housing stock and increased variety of housing types at affordable prices, including housing for lower income households.

The City has included Program 9 in the Housing Plan which will identify multifamily projects with the most significant level of deterioration for the purpose of providing loans for rehabilitation of multifamily units and to address health and safety code deficiencies.

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

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M E R C E D C O U N T Y

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

C O U N T Y
Riverbank
Waterford
Newman
Oakdale
Modesto
Ceres
Turlock
Patterson
Hughson
242
35 132 132
87 9
108
12 49
237
26 84
4 140
82 92
160
4 780
24 99
99 120
165
33 17
185
219
88 238
85 59
130
205
580 580
280
880
680
680
5 5
101

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment by Renters (2017-2021) - ACS Tract Level." Map date: July 16, 2024.

FIGURE 5-21: OVERPAYMENT BY RENTERS (2017-2021) - ACS TRACT LEVEL 0 1 2
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Renter Households for whom Gross
Rent (Contract Rent Plus Tenant-Paid Utilities) is

30.0 Percent or More of Household Income
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%

A L A M E D A

C O U N T Y

C A L A V E R A S

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M E R C E D C O U N T Y

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C O U N T Y

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S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

C O U N T Y
Riverbank
Waterford
Newman
Oakdale
Modesto
Ceres
Turlock
Patterson
Hughson
242
35 132 132
87 9
108
12 49
237
26 84
4 140
82 92
160
4 780
24 99
99 120
165
33 17
185
219
88 238
85 59
130
205
580 580
280
880
680
680
5 5
101

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overpayment by Home Owners (2017-2021) - ACS Tract Level." Map date: July 16, 2024.

FIGURE 5-22: OVERPAYMENT BY HOME OWNERS (2017-2021) - ACS TRACT LEVEL 0 1 2
Miles
0 1,000 2,000
±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Owner Households with Mortgages
whose Monthly Owner Costs are 30.0 Percent or
More of Household Income
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

M E R C E D C O U N T Y

S A N J O A Q U I N

C O U N T Y

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C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

C O U N T Y
Riverbank
Waterford
Newman
Oakdale
Modesto
Ceres
Turlock
Patterson
Hughson
242
35 132 132
87 9
108
12 49
237
26 84
4 140
82 92
160
4 780
24 99
99 120
165
33 17
185
219
88 238
85 59
130
205
580 580
280
880
680
680
5 5
101

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Overcrowding (ACS, 2017 - 2021) - Tract," and "Severe Overcrowding (ACS, 2017 - 2021) - Tract." Map date: July 16, 2024.

FIGURE 5-23: OVERCROWDING & SEVERE OVERCROWDING (ACS, 2017 - 2021) - TRACT 0 1 2
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Severely Overcrowded Units
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%
Percent of Overcrowded Units
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-142
C. ANALYSIS OF CONTRIBUTING FACTORS AND FAIR HOUSING

PRIORITIES AND GOALS
The December 2015 Affirmatively Furthering Fair Housing Rule Guidebook published by HUD identifies examples of contributing factors by each fair housing issue area: outreach, fair housing enforcement and outreach capacity, segregation and integration, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, disparities in access to opportunities for persons with disabilities, disproportionate housing needs, including displacement risks, and sites inventory. Based on the analysis included in this Background Report, including the information discussed in Chapter 5 (Affirmatively Furthering Fair Housing), the City has identified in Table 5-8 potential contributing factors to fair housing issues in Hughson and outlines the meaningful actions to be taken. The meaningful actions listed in Table 5-8 relate to the actions identified in the Housing Plan. 5-8: Fair Housing Issues and Contributing Factors
Fair Housing Issue Contributing Factors Priority Meaningful Action Fair Housing Resources, including
Enforcement and Outreach, and
Reported Levels of Discrimination
• Lack of readily available
information regarding fair housing
resources and assistance to
persons in filing a complaint
• Lack of education of public and
private housing providers
regarding rights and
responsibilities under the AFH
and FEHA
High Program 14
Program 15
Integration/Segregation
R/ECAPs and RCAAs
Access to Opportunity • Low educational opportunity
scores
• Low environmental opportunity
scores
• District-wide and school-specific
factors resulting in low
educational scores
• Regional factors resulting in low
environmental scores
• Historical racially restrictive
covenants
• Predominantly single family
subdivisions
High Program 1
Program 2
Program 5
Program 6
Program 7
Program 11
Program 13
Program 22
Disproportionate Housing Needs,
including Overpayment and
Substandard Housing
• On-going need for affordable
housing options
• Need for assistance with monthly
housing costs
• Lack of local information
regarding available housing
rehabilitation, emergency repair,
and weatherization programs
• Need for targeted housing
revitalization strategies
Medium Program 1
Program 2
Program 5
Program 6
Program 7
Program 11
Program 13
Program 22
Displacement Risk • Land use and zoning laws Medium/Low Program 8 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-143
• Displacement of residents due to
economic pressures
Program 22
Based on the issues identified in this Background Report, the following are the top three issues to be addressed through the programs in the Housing Plan:

1. Improving access to fair housing information, including education and enforcement assistance for residents and persons interested in renting or purchasing housing in Hughson and education for property owners, managers, and other housing providers regarding fair housing laws and their responsibilities to ensure fair access to housing opportunities.

2. Housing mobility enhancement to increase access to opportunities and improve access to affordable housing throughout the community.

3. New housing choices and affordable housing in the City’s higher opportunity areas and improving opportunity scores.

Moving forward, the City remains committed to providing a diversity of housing options for all income levels, encouraging development throughout the community to help overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. The vast majority of the City’s Housing Programs designed to address fair housing will be implemented on an ongoing basis, with annual progress reports and program evaluations to ensure they are achieving the City’s objectives. The following list summarizes those programs identified in this Housing Element which affirmatively further fair housing and implement the County AI’s recommendations:
• Programs 1 and 2, to facilitate affordable housing construction • Program 4, to ensure adequate sites are available throughout the 6th Cycle • Program 6, to encourage the production of accessory dwelling units • Program 7, to extend rental subsidies to extremely low and very low-income households • Program 8, to preserve existing affordable housing
• Program 9, to rehabilitate lower income housing
• Program 11, to accommodate specialized housing types and update the City’s policies and procedures regarding low barrier navigation centers, supportive housing, employee housing, and farmworker housing • Program 13, to promote opportunities for density bonus provisions • Program 20, to replace affordable units
• Program 14, to continue utilizing the Stanislaus Urban County and Project Sentinel or other qualified fair housing service provider to assist with addressing fair housing issues in Hughson and to educate the community, especially Hughson’s underserved and underrepresented residents, and affirmatively further fair housing To the extent that these programs represent ongoing work efforts, these programs are evaluated for effectiveness in Chapter 6 of this Background Report. The City has undertaken a series of proactive amendments to its Zoning Ordinance to address new requirements related to density bonus law and accessory dwelling units, and the City will continue to partner with local and regional stakeholders to affirmatively further fair housing. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-144

6. EVALUATION OF THE 2015–2023 HOUSING ELEMENT
A. INTRODUCTION
California Government Code 65588(a) requires each jurisdiction to evaluate the effectiveness of the existing (5th Cycle) Housing Element, the appropriateness of the goals and policies, and the progress in implementing the actions (programs) over the planning period of the Housing Element. This chapter contains a review of the programs of the previous Housing Element and evaluates the degree to which these programs have been implemented during the previous planning period. This chapter also includes a detailed review of the City’s progress toward facilitating the production of its share of the regional housing need. The findings from this evaluation have been instrumental in determining the 2023-2031 Housing Plan.

B. SUMMARY OF ACHIEVEMENTS
The 2015-2023 Housing Element (5th Cycle Housing Element) program strategy focused on the accomplishment of policies and implementation of actions (programs) to plan for, accommodate, and facilitate the construction and rehabilitation of housing, including affordable housing and housing for populations with special needs. The 2015-2023 Housing Element identified the following goals:

Goal 1 New Housing Development. Provide opportunities for a broad range of housing types to meet the needs of all Hughson residents.

Goal 2 Affordable Housing. Develop and maintain adequate affordable housing in Hughson.

Goal 3 Neighborhood Preservation / Housing Rehabilitation. Maintain healthy neighborhoods by improving the condition of the existing housing stock and by ensuring new development is compatible with the existing character and integrity of residential neighborhoods.

Goal 4 Equal Opportunity Housing and Discrimination Prevention. Ensure equal opportunity to secure safe, sanitary, and affordable housing for everyone in the community.

Goal 5 Special Needs. Provide a range of housing and services to meet the needs of households with special needs within the city.

Goal 6 Sustainability, Residential Energy Efficiency, and Water Conservation. Improve energy efficiency and water conservation in existing and new housing.

Goal 7 Implementation Monitoring. Implement and monitor Housing Element programs in a timely manner.

Table 6-1 identifies the City’s 2015-2023 RHNA, all residential units that were constructed or permitted during this period, and the remaining RHNA that was not permitted during the 5th Cycle.

As shown in Table 6-1, 116 housing units were permitted during the planning period. Of these 116 units, all were affordable to above moderate-income households; none were affordable to very low, low, or moderate-income households.

Table 6-1. Regional Housing Needs Allocation (RHNA) 2015-2023 - Citywide Allocation Extremely
Low
Very Low Low Moderate Above
Moderate
TOTAL
Hughson 2015-2023
RHNA
53 34 38 93 218
Total Permitted 2015 32
Total Permitted 2016 15
Total Permitted 2017 16
Total Permitted 2018 8
Total Permitted 2019 21
Total Permitted 2020 10
Total Permitted 2021
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-145
Total Permitted 2022 14
Remaining Need 53 34 38 0 (23 surplus) 125
Source: City of Hughson, 2015, 2016, 2017, 2018, 2019, 2020, 2021, and 2022 Annual Element Progress Reports.

C. APPROPRIATENESS AND EFFECTIVENESS OF THE 2015-2023

HOUSING ELEMENT
Overall, the City’s housing programs have been moderately effective in removing potential constraints to affordable housing, ensuring coordination between City and County departments, agencies, and providers to plan for affordable housing, including providing financial assistance, and to address programs and services necessary to meet the housing needs of the City’s residents, property owners, and other affected parties. Since the adoption of the last Housing Element update, the City of Hughson effectively implemented many of its Housing Element programs. The City is implementing measures to promote accessory dwelling units and support the production and rehabilitation of housing and an increase in the variety of housing types in the City. The City’s implementation of its housing programs that have helped to achieve the goals and objectives of the 2015-2023 Housing Element is described in detail in Table 6-2. Table 6-2 also describes programs that will be modified, consolidated into new programs, or omitted because they were implemented or redundant to other programs, as part of the 6th Cycle Housing Element.

During the 5th Cycle, the City actively promoted affordable housing, including continued grant applications and advocacy for HOME funds to support first-time homebuyer programs. The City also completed applications for other grants, such as CDBG and other Federal and State funds. The City also coordinated annually with HCD staff to apply for affordable housing funding, and pursued partnerships with interested nonprofit developers to apply for funding for the development of low-income housing. The City also solicited developers to build affordable multifamily housing through the LIHTC program, and coordinated with the Stanislaus Workforce and Economic Development Alliance to research employment growth and housing production figures to monitor housing affordability to a broad spectrum of city residents. The City also supported Stanislaus County Housing Authority efforts to provide housing assistance to low-income households, and maintained membership in the Housing Authority to qualify City residents for the Housing Choice Voucher Program and other existing housing assistance programs administered by the Housing Authority. These efforts resulted in the completion of the Fox Road Sidewalk infill project and chain link fence removal to restore older parts of the City.

During the 5th Cycle, the City worked to further housing opportunities and implement the Housing Element. The City’s housing related accomplishments included:
•

CUMULATIVE EVALUATION OF EFFECTIVENESS IN MEETING THE HOUSING NEEDS OF

SPECIAL NEEDS POPULATIONS
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Action Accomplishments/Status
GOAL 1: New Housing Development
Action H-1-1: The City shall actively advocate for HOME funds to support first-time homebuyer programs for
Hughson residents, and shall assign HOME funds to assist households with the first-time homebuyer down payment
with a goal of 20 households.

Responsibility: Planning and Building Department
Funding: HOME
Timeframe: Ongoing, as NOFAs are released
Accomplishments: Implemented and ongoing. The City continues to advocate for HOME funds to support first-time homebuyer programs.

During the 2015-2023 planning period, the City assisted XX households with a first-time homebuyer down payment.

Status:  Keep  Modify  Remove
This program has been effective and will be modified and merged with Program 2, Affordable Housing Funding Sources, to ensure that HOME funds are used for Hughson residents.

Action H-1-2: The City shall ensure that the development community (both nonprofit and for-profit) is aware of the housing programs, technical assistance, and funding
Accomplishments: Implemented and ongoing. The City meets and coordinates with developers and non-profits and other organizations on all aspects of a proposed project and offers to assist where applicable. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-146
available by publishing the City’s Housing Element, Annual Action Plan, and respective notices.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Annually
Status:  Keep  Modify  Remove
This program has been effective and will be modified and merged with Program 1, Partnerships and Assistance for Affordable Housing, and Program 2, Affordable Housing Funding Sources.

Action H-1-3: The City shall continue to maintain a current inventory of vacant residentially-zoned parcels and
associated development potential and a list of recently approved residential projects to assist developers in
identifying land suitable for residential development. To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City shall continue to annually update the inventory. The City shall continue to make this information available to the public and developers.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing, update inventory annually
Accomplishments: Implemented and ongoing. The City continues to maintain a current inventory of vacant residentially-zoned parcels and a list of recently approved residential projects. The City periodically reviews the General Plan to ensure sufficient land is available to accommodate the RHNA and prepares an annual General Plan Progress Report to identify potential deficiencies. There is currently sufficient multifamily zoned land to meet the identified RHNA need.

Status:  Keep  Modify  Remove
This program has been effective and will be modified and merged as Program 4, Monitor Residential Capacity.

Action H-1-4: The City shall allow lot consolidation to combine small residential lots into one large lot to
accommodate affordable housing production.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City’s Subdivision ordinance permits the merging of contiguous lots. The City’s Zoning Ordinance does not have a lot size constraint in R-2 and R-3 zones which would prevent the consolidation of small residential lots. During the 2015- 2023 planning period, there were no requests to consolidate lots.

Status:  Keep  Modify  Remove
This program will be removed, as the City already permits lot consolidation and there are no lot size constraints which would prevent the consolidation of small residential lotsfor multifamily development. Additionally, there were no lot consolidation requests over the last two planning periods.

GOAL 2: Affordable Housing.

Action H-2-1: The City of Hughson will complete applications for grants, such as CDBG funds, HOME funds, and other
Federal and State funds. The City shall coordinate annually with California Department of Housing and Community
Development (HCD) staff to apply for the funding that is made available for affordable housing. The City shall pursue partnerships with interested nonprofit developers to apply for funding for the development of low-income housing,
including extremely low-income housing.

Quantified Objective: Not specified
Responsibility: Planning and Building Department
Funding: General funds, CDBG, HOME
Timeframe: Annually, subject to the application cycle
Accomplishments: Implemented and ongoing. The City continues to complete applications for grants and coordinates annually with HCD to apply for funding that is made available for affordable housing.

Status:  Keep  Modify  Remove
This program has been effective and will be continued in the 6th Cycle as Program 1, Partnerships and Assistance for Affordable Housing, and Program 2, Affordable Housing Funding Sources.

Action H-2-2: The City shall identify and actively solicit developers to build affordable multifamily housing in
Hughson through the Low Income Housing Tax Credit
(LIHTC) program.

Responsibility: Planning and Building Department
Funding: General funds, Low Income Housing Tax Credit
(LIHTC) program
Timeframe: Annually
Accomplishments: Implemented and ongoing. The City continues to identify and actively solicit developers to build affordable multifamily housing and coordinates with Stanislaus County Housing Authority as applicable. The LIHTC program continues to bolster affordable housing throughout the State.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 1, Partnerships and Assistance for Affordable Housing, Program 2, Affordable Housing Funding Sources, and Program 18, Coordinate with Housing Support Service Agencies to ensure that the City continues to work 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-147
with both housing support service agencies as well as affordable housing developers.

Action H-2-3: The City shall coordinate with the Stanislaus Workforce and Economic Development Alliance to research employment growth and housing production figures to
monitor housing affordability to a broad spectrum of city residents.

Responsibility: Stanislaus County Housing Authority and the City Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City monitors housing affordability internally, and with outside organizations such as the Stanislaus County Housing Authority.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 18, Coordinate with Housing Support Service Agencies to ensure that the City continues to monitor housing affordability to a broad spectrum of city residents.

Action H-2-4: The City shall support Stanislaus County
Housing Authority efforts to provide housing assistance to extremely low-, very low-, low-, and moderate-income
households. The City will maintain membership in the
Housing Authority to qualify City residents for the Housing Choice Voucher Program and other existing housing
assistance programs administered by the Housing Authority.

The City shall provide information on the availability of Housing Authority programs to qualified residents.

Responsibility: Planning and Building Department
Funding: General funds, HCV Program
Timeframe: Immediate and ongoing
Accomplishments: Implemented and ongoing. Staff coordinates with Stanislaus County Housing Authority as applicable and continues to administer programs that assist low-income and special needs persons as best as possible.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be kept to ensure that qualified residents are able to use vouchers and other housing assistance.

Action H-2-5: The City shall provide incentives, as feasible, such as fee waivers or deferrals and fast tracked timing to developers who provide affordable housing.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City allows, and offers as a solution, concurrent application submittal and processing to promote housing development. The City also works with the development community to provide all applicable incentives to those developments that provide the specified percentage of units mandated by State law at a cost affordable to very low- and/or low-income households. The City has recently updated the Hughson Municipal Code to address Accessory Dwelling Units per SB 1069 and AB 2299. The City allows, and offers as an option to existing and new homeowners, the ability to construct secondary units as appropriate.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 1, Partnerships and Assistance for Affordable Housing, to ensure that the City continues to facilitate the development of quality, affordable housing in the community through provision of regulatory incentives and financial assistance or partnerships with developers.

GOAL 3: Neighborhood Preservation/Housing Rehabilitation.

Action H-3-1: The City shall actively pursue funding for public facilities to enhance existing neighborhoods, such as community facilities loans and public works grants.

Responsibility: Planning and Building Department and Public Works
Funding: General funds, Grants
Timeframe: Annually
Accomplishments: Implemented and ongoing. The City continues to invest in its infrastructure. In 2017-2018 the City completed the Fox Road Sidewalk Infill project. In the coming years, the City plans to complete the Whitmore Avenue sidewalk project, the 2nd Street, Walker Lane and Tully Road Sidewalk Infill projects, all of which are in older parts of the City. The City will also look to improve areas of Hughson Avenue sidewalk.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 2, Affordable Housing Funding Sources, and Program 9, Housing Rehabilitation and Neighborhood Improvement, to ensure that the City continues to pursue funding for public facilities to enhance existing neighborhoods.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-148
Action H-3-2: The City shall continue to investigate
complaints and take action concerning Code Enforcement
violations to encourage rehabilitation of substandard
residential properties by homeowners and landlords and
improve overall housing quality and conditions in the city.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City continues to focus on neighborhood preservation issues and has compiled a team of code enforcement, building, police services and fire to address issues. In 2018, the City worked on a chain link fence removal projects and other efforts to restore the beauty of the older parts of Hughson.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 9, Housing Rehabilitation and Neighborhood Improvement, to ensure that the City continues to connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources.

Action H-3-3: The City shall pursue opportunities to reinstate a housing rehabilitation program, such as applying directly for HOME and/or CDBG funds or partnering with a nearby
jurisdiction or non-profit organization to provide
rehabilitation opportunities for Hughson homeowners and/or landlords. This will serve to preserve the existing supply of housing for extremely low-, very low-, and low-income
residents.

Responsibility: Planning and Building Department
Funding: CDBG or HOME funds
Timeframe: Consider options for reinstating rehabilitation program by 2017-2018
Accomplishments: Implemented and ongoing.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 18, Coordinate with Housing Support Service Agencies, to ensure that the City continues to support efforts of support service agencies to provide housing for special needs groups.

GOAL 4: Equal Opportunity Housing and Discrimination Prevention.

Action H-4-1: The City shall maintain and publish fair
housing materials, including all pertinent resource, posters, and information available through the Department of Fair Employment and Housing (DFEH) and Housing and Urban
Development (HUD) to educate on a variety of fair housing issues. The City shall develop informational flyers and brochures in Spanish and in English that highlight (1)
disability provisions of both federal and state fair housing laws and (2) familial status discrimination to be distributed at all types of outreach events including health fairs and Citysponsored events.

The City shall distribute materials to public locations such as the library and senior center, multifamily housing, and City Hall.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. City Staff works closely with the Hughson Family Resource Center and other organizations and frequently refers the public to these groups.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 14, Fair Housing Services, to ensure that the City continues to provide fair housing services.

Action H-4-2: The City shall conduct annual workshops on the fair housing laws, as they pertain to race, disability, family size, and income discrimination and protection, to educate property owners, managers, and real estate professionals.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Annually
Accomplishments: Implemented and ongoing.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 14, Fair Housing Services, to ensure that the City continues to provide fair housing services.

Action H-4-3: The City shall refer housing discrimination complaints to Project Sentinel, a HUD-approved housing
counseling agency. The City’s Community Development
Director will work with the complainant and refer complaints to the State Fair Employment and Housing Commission.

Accomplishments: Implemented and ongoing. The City continues to refer housing discrimination complaints appropriately.

Status:  Keep  Modify  Remove
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-149
Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
This program is effective, remains necessary, and will be merged into Program 14, Fair Housing Services, to ensure that the City continues to provide fair housing services.

GOAL 5: Special Needs.

Action H-5-1: The City shall maintain and annually update a comprehensive listing of the current housing developments in the City which have units reserved for low-income, senior, and disabled households.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Annually
Accomplishments: Implemented and ongoing. The City maintains and annually updates the current housing development list.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 4, Monitor Residential Capacity, to ensure that the City continues to maintain an inventory of adequate housing sites for each income category and make certain that the net future housing capacity is maintained to accommodate the RHNA.

Action H-5-2: The City shall identify specific incentives, zoning actions, and reporting procedures that can be
implemented to encourage and monitor the development of affordable and special needs housing opportunities. The City shall identify the demographics and specific needs of the City’s population. The City shall determine the City’s role for ensuring the construction of affordable housing projects and financing to developers.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: 2016-2017
Accomplishments: Partially implemented and ongoing. The City passed a Reasonable Accommodation ordinance and adopted an ADA service request / complaint form and process in 2015.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 1, Partnerships and Assistance for Affordable Housing, Program 2, Affordable Housing Funding Sources, Program 17, Reasonable Accommodation Procedures, Program 11, Zoning Ordinance Amendments, and Program 15, Ongoing Community Education, Resources, and Outreach, to ensure that the City continues to support the development of affordable and special needs housing opportunities.

Action H-5-3: The City shall provide information to
individuals with disabilities regarding reasonable
accommodation policies, practices, and procedures based on the guidelines from the California Housing and Community Development Department (HCD). This information will be
available through postings and pamphlets at the City.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: 2015-2016
Accomplishments: Implemented. The City passed a Reasonable Accommodation ordinance and adopted an ADA service request / complaint form and process in 2015.

Status:  Keep  Modify  Remove
This program has been implemented and is no longer needed.

Action H-5-4: The City shall apply for funding, such as a Planning and Technical Assistance (PTA) grant, to enhance public transportation in the City.

Responsibility: Planning and Building Department
Funding: PTA grants
Timeframe: As funding is available
Accomplishments: Partially implemented and ongoing. The City has not been successful obtaining funds through PTA to enhance public transportation within the City but has applied for and received other funding.

Status:  Keep  Modify  Remove
This program has not been fully implemented but is necessary and will be merged into Program 2, Affordable Housing Funding Sources, to ensure that the City continues to apply for grant funds.

Action H-5-5: The City shall update its Zoning Code to allow for residential care homes with 6 or fewer persons by right in all residential zones and will allow for 7 or more persons in a zoning district with a conditional use permit. Permit conditions on this type of housing are limited to those necessary to meet building codes, and development
standards as described under the zoning code.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: 2016-2017
Accomplishments: Not implemented due to lack of staff resources.

Status:  Keep  Modify  Remove
This program remains necessary, despite not being implemented during the 5th Cycle, and will be merged into Program 11, Zoning Ordinance Amendments, to ensure that the City appropriately addresses residential care homes.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-150
Action H-5-6: To facilitate housing opportunities for
extremely low-income residents, the City shall update its Zoning Code to allow for SROs in all zones where boarding and rooming houses are allowed. SROs will continue to be allowed with a conditional use permit in the Multiple Family Residential Zone (R-3) and the General Commercial Zone (C2). The conditions for these units will continue to be minimal and will only require review by the Community Development Director.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: 2016-2017
Accomplishments: Not implemented due to lack of staff resources.

Status:  Keep  Modify  Remove
This program remains necessary, despite not being implemented during the 5th Cycle, and will be merged into Program 11, Zoning Ordinance Amendments, to ensure that the City appropriately addresses SROs.

Action H-5-7: The City shall amend the Zoning Code to fully comply with the Employee Housing Act, which requires
employee housing for six or fewer employees to be allowed wherever single-family homes are allowed.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: 2016-2017
Accomplishments: Not implemented due to lack of staff resources.

Status:  Keep  Modify  Remove
This program remains necessary, despite not being implemented during the 5th Cycle, and will be merged into Program 11, Zoning Ordinance Amendments, to ensure that the City appropriately addresses employee housing.

Action H-5-8: The City shall support funding applications for County, State, and Federal funding for the construction and rehabilitation of supportive housing for persons with
disabilities, including developmental disabilities.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: As opportunities become available
Accomplishments: Not implemented.

Status:  Keep  Modify  Remove
This program remains necessary, despite not being implemented during the 5th Cycle, and will be merged into Program 15, Ongoing Community Education, Resources, and Outreach, to ensure that the City addresses funding for the construction and rehabilitation of supportive housing for persons with disabilities.

Action H-5-9: The City will seek to coordinate programs and funding from state and federal programs through the
Stanislaus County Housing Authority. The City will work with the Housing Authority to explore opportunities for locating farmworker housing within the city, as demand necessitates.

Through the Housing Authority and Farm Bureau, the City will meet with stakeholders to discuss the demand for
farmworker housing and whether pursuit of funding for this type of housing is needed within Hughson. The City, through the Housing Authority, will provide assistance to the farming community and housing developers in obtaining loans and grants and processing applications for the rehabilitation and/or establishment of new farm labor housing under USDA Rural Development and California Department of Housing
and HCD programs and other funding sources that may
become available.

The City will assist, based on available staff resources, nonprofit groups and stakeholders in pursuing funding
resources, water and sewage availability, and entitlements. In addition, the City will provide, based on available resources, development incentives for the provision of farmworker
housing and expediting the permitting process for all
farmworker housing projects, to the extent feasible.

Responsibility: Planning and Building Department
Funding: As funding permits; General funds
Accomplishments: Partially implemented and ongoing.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 1, Partnerships and Assistance for Affordable Housing, Program 2, Affordable Housing Funding Sources, and Program 15, Ongoing Community Education, Resources, and Outreach, to ensure that the City continues to support the development of affordable and special needs housing opportunities.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-151
Timeframe: Consider opportunities on an annual basis;
Ongoing
GOAL 6: Sustainability, Residential Energy Efficiency, and Water Conservation.

Action H-6-1: The City shall ensure that local building codes are consistent with State mandated green building standards.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City uses the most recent California Building Code as the minimum residential construction standard and also uses the adopted Hughson Residential Design Expectations and Design Review process to encourage energy efficiency in all units.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 24, Energy Conservation Initiatives, to ensure that the City continues to support State mandated green building standards.

Action H-6-2: The City shall provide energy efficiency and water conservation awareness brochures on the City’s
website and at City Hall, including brochures on programs provided by local utilities.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 23, Green Building Program, to ensure that the City continues to provide energy efficiency and water conservation awareness.

Action H-6-3: The City shall continue participating in the Home Energy Renovation Opportunity (HERO) program. The
HERO program is an energy efficiency financing program that partners with local governments to make energy efficient, water efficient, and renewable energy products for
homeowners. The HERO program finances the costs to
purchase and install eligible products and offers low, fixed interest rates that can be paid in amortized periods of 5, 10, 15, or 20 years.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City continues to participate in the HERO program.

Status:  Keep  Modify Remove
This program is effective, remains necessary, and will be merged into Program 24, Affordable Housing Funding Sources, to ensure that the City continues to identify methods to offset the cost of developing affordable housing.

Action H-6-4: The City will continue to partner with PG&E to promote energy saving programs such as, the California
Alternate Rates for Energy (CARE).

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing. The City continues to partner with PG&E.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 15, Ongoing Community Education, Resources, and Outreach, to ensure that the City continues to partner with PG&E to promote energy saving programs.

Action H-6-5: The City shall distribute flyers to help publicize the Home Weatherization Program offered through the
Central Valley Opportunity Center (CVOC), which provides grants for the installation of energy conservation devices and minor home repairs for extremely low-, very low-, and lowincome residents.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Accomplishments: Implemented and ongoing.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 15, Ongoing Community Education, Resources, and Outreach, to ensure that the City continues to publicize the Home Weatherization Program. Modify. Modify the program to distribute flyers on a regular basis (annually, semi-annually, etc.).

GOAL 7: Implementation Monitoring.

Action H-7-1: The City shall review and report annually on the implementation of Housing Element programs and the
City’s effectiveness in meeting the program objectives for the Accomplishments: Partially implemented and ongoing. The City has submitted APRs for most years within the 5th Cycle.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-152
prior calendar year. The City shall present the annual report to the City Council at a public hearing before submitting the annual report to the California Department of Housing and Community Development (HCD) and the Office of Planning
and Research (OPR).

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Annually
Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be kept as Program 3, Housing Element Monitoring/Annual Reporting, to ensure that the City continues to publicize the Home Weatherization Program. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-153

7. OTHER REQUIREMENTS
A. ENERGY CONSERVATION
Hughson’s General Plan update embodies the City’s commitment to sustainability with the goal of improving climate resiliency through reducing greenhouse gas emissions through sustainable energy, transportation, land use, and local government actions that maximize energy efficiency and reduce energy usage and greenhouse gas emissions.

Conservation can be accomplished by reducing the use of energy-consuming items or by physically modifying existing structures and land uses. The California Energy Commission first adopted energy conservation standards for new construction in 1978. These standards, contained in Title 24 of the California Administrative Code, contain specifications relating to insulation, glazing, heating and cooling systems, water heaters, swimming pool heaters, and several other items.

Specific design provisions differ throughout the state depending upon local temperature conditions. Because of the warm climate, some of the insulation and heating standards are significantly less stringent in the Stanislaus County region.

The California Energy Commission revised the standards for new residential buildings in 1981. These “second generation” standards were then delayed until 1983 when Assembly Bill (AB) 163 was passed which provided options for complying with the standards. Although energy regulations establish a uniform standard of energy efficiency, they do not ensure that all available conservation features are incorporated into building design. Additional measures may further reduce heating, cooling, and lighting loads, and overall energy consumption. While it is not suggested that all possible conservation features be included in every development, there are often a number of economically feasible measures that may result in savings in excess of the minimum required by Title 24. Title 24 energy requirements are consistently reviewed in all building applications processed in the City.

Solar energy is a viable alternate energy source for the City of Hughson and surrounding area. There are two basic types of solar systems: active and passive. In passive solar systems, the structure itself is designed to collect the sun’s energy, then store and circulate the resulting heat similar to a greenhouse. Passive buildings are typically designed with a southerly orientation to maximize solar exposure and are constructed with dense material such as concrete or adobe to better absorb heat. Properly placed windows, overhanging eaves, and landscaping can all be designed to keep a house cool.

Active solar systems typically collect and store energy in panels attached to the exterior of a house. This type of system utilizes mechanical fans or pumps to circulate the warm/cool air, while heated water can flow directly into a home’s hot water system. Solar cells absorb the sun’s rays to generate electricity and can substantially reduce electric bills. Technology has made the cells increasingly efficient and has reduced their cost to the level that may make them more popular with the average consumer.

Although passive solar systems generally maximize use of the sun’s energy and are less costly to install, active systems have greater potential application to cool and heat a house plus provide it with hot water and electricity. This may mean lower energy costs for Hughson residents.

Much of the City’s housing stock has been built since 1980 and most of these units benefit from Title 24 and other energy conservation measures. Some conservation opportunities will come from remodeling existing residences. Major opportunities for residential energy conservation will include insulation and weatherproofing, landscaping, and maximizing orientation and lowering appliance consumption. Many new residential structures are incorporating energy conservation equipment and design, as well as technological advances (such as automatic timers to control air conditioning, lighting, etc.) to help reduce energy dependence. The City of Hughson has been proactive in promoting energy and resource conservation in new housing and in the retrofit of existing housing, as described in the following section. These Citysponsored initiatives are supplemented by a variety of programs offered by other agencies and organizations. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-154

1. GREEN BUILDING PROGRAM
The City encourages residential construction of durable materials and designs suited to local conditions that contribute to reduction of the life-cycle cost of the dwelling through continued implementation of CALGreen to ensure new development is energy and water efficient. The City will also consider establishing additional incentives to achieve energy and water conservation efficiencies higher than those required by CALGreen. The City will also encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs. Program 23 will also ensure that “green buildings” are designed, renovated, re-used, or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and lessen a building’s overall environmental impact.

2. LOCAL ENERGY CONSERVATION PROGRAMS
Pacific Gas and Electric Company (PG&E) and Turlock Irrigation District (TID) provides natural gas and electric services to Hughson residents. PG&E also offers a variety of energy conservation programs and information services to increase energy conservation and reduce monthly energy costs for lower-income households. The following programs, offered by PG&E, are aimed at increasing energy efficiency, and are available to PG&E customers in Hughson:
• California Alternate Rates for Energy (CARE) is PG&E’s discount program for low-income households and housing facilities. CARE provides a 20% discount on monthly gas and energy bills. Participants qualify through income guidelines or if enrolled in certain public assistance programs. • The Energy Partners Program provides qualified low-income customers free weatherization measures and energyefficient appliances to reduce gas and electricity usage. • Family Electric Rate Assistance (FERA) is an electric-only discount program for families of 3 or more with low- to moderate-income. The program offers a monthly discount of 18% and is available to both single-family and multifamily residential customers. • Relief for Energy Assistance for Community Help (REACH) is a one-time energy assistance program for low-income homeowners who cannot pay their utility bill because of a sudden financial hardship. The program is targeted to the elderly, disabled, sick, working poor, and unemployed. Eligibility is determined by the Salvation Army and requires a household income that does not exceed 200% of the federal poverty level. • Medical Baseline Program provides allowances to customers who personally are, or who live with, someone who is dependent on life-support equipment or have other serious medical conditions which create an added need for electricity. This program allows customers to receive discounted rates for electricity by increasing their allocation of "baseline usage," which is available at lower rates. Income is not a factor in qualifying for this program. • The Energy Savings Assistance Program provides qualified customers with energy-saving improvements such as lighting, weatherization, and water-saving measures at no charge. Participants must live in a house, mobile home or apartment that is at least 5 years old. Income restrictions apply. • The Green Saver Program enables income-qualified residential customers in select communities to save 20% on their electricity bill on top of any applicable CARE or FERA discounts by subscribing to 100% solar energy.

The HERO Property Assessed Clean Energy (PACE) program allows residents to pay for energy and water-saving improvements to their home through their property taxes for up to 20 years with tax-deductible interest. These improvements include solar panel installations, heating and cooling systems, energy-saving windows and doors, roofing, and insulation.

Modesto Junior College operates the “Sunrise Energy Center.” The Center was started under a California Energy Commission grant for the development of an energy resource center. “Sunrise” offers conservation and solar energy classes, consumer product information, and computer programs for conservation and solar energy. The Center provides an informational resources clearing house for residents and businesses with a statewide computer link; experimentation in alternative fuels such as methane, solar, and gasohol; outreach services to improve farming practices; and the building in which the center is housed serves as a demonstration/laboratory for solar projects and weatherization. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-155
The Central Valley Opportunity Center (CVOC) offers a Federally-funded Home Weatherization Program to fund the installation of energy conservation devices, minor home repairs, carbon monoxide safety checks, and energy conservation education. This service is provided to both low-income homeowners and renters in the county who are at or below 150% of the Poverty Guidelines.

Self-Help Enterprises provide weatherization grants or deferred payment loans for low-income and elderly residents in the county. Deferred payment loans available to qualified homeowners for essential health and safety repairs typically include roofing, plumbing, electrical, heating/cooling, foundation, windows, and handicap accessible modifications. There is no monthly payment. The loan is due and payable upon sale, change of title or change of use – such as change from owner occupied to renter occupied.

In addition to the local programs described above, the California Department of Community Services and Development (CSD) administers the Federally-funded Low-Income Home Energy Assistance Program (LIHEAP). This program provides two types of assistance: Home Energy Assistance and Energy Crisis Intervention. The first type of assistance is a direct payment to utility bills for qualified low-income households. The second type of assistance is available to low-income households that are in a crisis situation. CSD also offers free weatherization assistance, such as attic insulation, caulking, water heater blankets, and heating and cooling system repairs to low-income households. Another service that LIHEAP provides is energy budget counseling, education on basic energy efficiency practices, and instruction on the proper use and maintenance of installed weatherization measures.

Through Program 24, the City will continue to post and distribute information on currently available energy efficiency and weatherization programs. The City will also produce and distribute information regarding Title 24, green building, durable materials and designs, innovative building construction techniques and materials, land uses and circulation patterns, water conservation, and renewable energy opportunities. The City will also ensure that local building codes are consistent with state mandated or recommended green building standards.

B. WATER AND SEWER PRIORITY
The City of Hughson has not adopted a growth management program that prioritizes water and sewer availability for developments that include lower income housing units, consistent with State law (Government Code Section 65589.7).

Program 5 will ensure that the City adopts policies and procedures to provide priority water service for developments that include lower income housing units, consistent with Government Code Section 65589.7, and Program 23 will ensure that new buildings reduce water consumption.

C. GENERAL PLAN CONSISTENCY
Government Code Section 65300.5 states: “In construing the provisions of this article, the Legislature intends that the general plan and elements and parts thereof comprise an integrated, internally consistent and compatible statement of policies for the adopting agency.” Additionally, Government Code Section 65583(c)(7) requires the identification of “means by which consistency will be achieved with other general plan elements and community goals.” The housing element of a general plan sets out a city’s overall long-range planning strategy for providing housing for all segments of the community. The California Government Code requires general plans to contain an integrated, consistent set of goals and policies. The housing element is, therefore, affected by policies contained in other elements of a general plan. The housing element is most intricately related to the land use element. The land use element establishes the framework for development of housing by laying out the land use designations for residential development and indicating the type and density permitted by a city.

Working within this framework, the City of Hughson’s Housing Element identifies priority goals, policies, and action programs for the 2023-2031 planning period that directly address the housing needs of Hughson’s existing and future residents. The policies contained in other elements of the City’s General Plan affect many aspects of life that residents enjoy such as the amount and variety of open space; the preservation of natural, historic, and cultural resources; permitted 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-156
noise levels in residential areas; and the safety of the residents in the event of a natural or human-made disaster. The Housing Element has been reviewed for consistency with the City’s other General Plan elements and the policies and programs in this element do not conflict with the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.

APPENDIX A
Inventory of Residential Sites

LABEL APN_UNIQID GIS_ACRE GIS_SQFT JURISDICTI GENPLAN GP_OVLY ZONING ZONING_OVL APN_DASH_1 ASSR_ACRE ASSR_SQFT ASSR_OWNER ASSR_UC ASSR_UCDES ASSR_UNITS ASSR_BLDGA ASSR_LANDTOVALUE ASSR_IMPVA ASSR_LANDV ASSR_OTHER ASSR_TOTAL ASSR_YRBUI GIS_PUBOWN GIS_UCGROU GIS_VAC GIS_RESUNI GIS_NONRES GIS_BLDOUT GIS_VALCOM GIS_ADDRES APN_DASH_2 APN_UNIQ_2 INV_STATUS INV_TYPE INV_NOTE INV_PROJTY INV_PROJNA INV_PROJDE BO_MIN_DENSITY BO_MAX_DENSITY BO_MAXCAPACITY BO_MULTIPL BO_REALCAP BO_UNITS_R BO_VL BO_L BO_M BO_AM BO_TOTAL Shape_Leng Shape_Area PREVOIUS CYCLE 2022_APR_STATUS 2022_APR_UNITS 46 018-017-011-000 1.87 81305 CITY LDR R-1 018-017-011-000 1.87 81457 JUAN & LETICIA VARGAS 711 AGRICULTURAL 0 1590 1.2 83090 103669 0 186759 1937 AGRICULTURAL 0 1590 0.01951950109 LANDVAL > IMPVAL 6324 E HATCH RD, HUGHSON, CA 95326-9517 018-017-011-000 018-017-011-000 INVENTORY UNDERUTILIZED 0.00 5.00 9.35 0.80 7.00 7 4 3 0 0 7 1169.63738738000 81305.17763390000 1 018-017-013-000 1.00 43479 CITY LDR R-1 018-017-013-000 1.00 43560 CYRUS AMIRFAR 121 RESID. SINGLE FAMILY 1 2382 0.6 239834 133859 0 373693 1975 RESIDENTIAL 0 0 0.05468319559 IMPVAL > LANDVAL 6400 E HATCH RD, HUGHSON, CA 95326-9238 018-017-013-000 018-017-013-000 POTENTIAL BACKUP 0.00 5.00 5.00 0.80 4.00 4 0 0 0 0 0 865.76979446900 43478.6959535000045 018-018-020-000 14.36 625435 CITY MDR R-2 018-018-020-000 14.19 618116 CHURCH OF CHRIST 581 COMMERCIAL 0 17900 0.1 1516937 82979 0 1599916 1975 COMMERCIAL 0 17900 0.02895896563 IMPVAL > LANDVAL 1519 TULLY RD, HUGHSON, CA 95326-9507 018-018-020-000 018-018-020-000 POTENTIAL RELIGIOUS 5.10 14.00 198.66 0.50 99.00 99 59 40 0 0 99 3551.72479783000 625435.4753450000043 018-019-005-000 0.77 33359 CITY LDR INFILL R-1 018-019-005-000 0.77 33359 CATHERINE CRUZ 121 RESID. SINGLE FAMILY 1 2263 0.4 171364 76930 0 248294 1955 RESIDENTIAL 0 0 0.06783776492 IMPVAL > LANDVAL 1725 N 7TH ST, HUGHSON, CA 95326-9622 018-019-005-000 018-019-005-000 POTENTIAL BACKUP 0.00 7.00 5.36 0.80 4.00 4 0 0 0 0 0 885.72615281600 33359.1561150000040 018-019-007-000 0.94 41026 CITY LDR INFILL R-1 018-019-007-000 0.93 40510 DANETTE STAVRIANOUDAKIS 121 RESID. SINGLE FAMILY 1 1380 0.6 108972 61382 0 170354 1950 RESIDENTIAL 0 0 0.03406566280 IMPVAL > LANDVAL 1743 N 7TH ST, HUGHSON, CA 95326-9622 018-019-007-000 018-019-007-000 POTENTIAL BACKUP 0.00 7.00 6.51 0.80 5.00 5 0 0 0 0 0 880.43998261100 41025.9617860000039 018-019-008-000 0.84 36710 CITY LDR INFILL R-1 018-019-008-000 0.79 34412 KENNETH & MEGAN THORNSBERRY 121 RESID. SINGLE FAMILY 1 1825 0.7 179937 123770 0 303707 1959 RESIDENTIAL 0 0 0.05303382541 IMPVAL > LANDVAL 1801 N 7TH ST, HUGHSON, CA 95326-9251 018-019-008-000 018-019-008-000 POTENTIAL BACKUP 0.00 7.00 5.53 0.80 4.00 4 0 0 0 0 0 850.29577970200 36710.3372277000036 018-019-011-000 0.91 39621 CITY LDR INFILL R-1 018-019-011-000 0.89 38768 DAVE PELTIER 121 RESID. SINGLE FAMILY 1 1172 1.9 66644 124967 0 191611 1952 RESIDENTIAL 0 0 0.03023111845 LANDVAL > IMPVAL 1831 N 7TH ST, HUGHSON, CA 95326-9251 018-019-011-000 018-019-011-000 POTENTIAL BACKUP 0.00 7.00 6.23 0.80 5.00 5 0 0 0 0 0 868.00905320800 39620.5342537000033 018-019-012-000 1.46 63403 CITY LDR INFILL R-1 018-019-012-000 1.43 62290 GEORGE & ELIZABETH KOUNIAS 101 RESID. SINGLE FAMILY 1 1408 1.4 102639 140491 0 243130 1952 RESIDENTIAL 0 0 0.02260394927 LANDVAL > IMPVAL 1849 N 7TH ST, HUGHSON, CA 95326-9251 018-019-012-000 018-019-012-000 OPPORTUNITY-HDR UNDERUTILIZED 0.00 7.00 10.01 0.80 8.00 8 0 0 0 0 0 1046.88107078000 63403.4262295000029 018-019-015-000 0.72 31280 CITY LDR INFILL R-1 018-019-015-000 0.69 30056 AUTUMN & PAUL GOSE 121 RESID. SINGLE FAMILY 1 2689 0.6 242495 145016 0 387511 1964 RESIDENTIAL 0 0 0.08946632952 IMPVAL > LANDVAL 1937 N 7TH ST, HUGHSON, CA 95326-9252 018-019-015-000 018-019-015-000 POTENTIAL BACKUP 0.00 7.00 4.83 0.80 4.00 4 0 0 0 0 0 815.78226621800 31280.0236658000037 018-019-028-000 1.07 46769 CITY LDR INFILL R-1 018-019-028-000 1.07 46609 JOHN & CATHY HIXENBAUGH 121 RESID. SINGLE FAMILY 1 2663 0.3 272085 76582 0 348667 1951 RESIDENTIAL 0 0 0.05713488811 IMPVAL > LANDVAL 1815 N 7TH ST, HUGHSON, CA 95326-9251 018-019-028-000 018-019-028-000 POTENTIAL BACKUP 0.00 7.00 7.49 0.80 6.00 6 0 0 0 0 0 915.55243455200 46768.9286899000038 018-022-020-000 4.25 185212 CITY HDR R-3 018-022-020-000 4.30 187308 HAZEL L MOORE 711 AGRICULTURAL 0 2190 0.3 98158 33509 0 131667 1967 AGRICULTURAL 0 2190 0.01169197258 IMPVAL > LANDVAL 1807 EUCLID RD, HUGHSON, CA 95326-9600 018-022-020-000 018-022-020-000 INVENTORY UNDERUTILIZED 10.10 27.00 116.10 0.75 87.00 87 35 26 26 0 87 1844.80648111000 185212.3815600000042 018-022-021-000 3.06 133447 CITY HDR R-3 018-022-021-000 3.09 134600 GARY & MARIANNE BAPTISTA 700 AGRICULTURAL 0 0 - 0 263825 0 263825 0 AGRICULTURAL 0 0 0.00000000000 EUCLID RD, HUGHSON, CA 018-022-021-000 018-022-021-000 INVENTORY VACANT 10.10 27.00 83.43 0.75 63.00 63 25 19 19 0 63 1804.61163052000 133446.8899980000035 018-022-029-000 3.20 139348 CITY HDR R-3 018-022-029-000 3.23 140698 GOLD STAR INVESTMENT LLC 30 VACANT 00 - 0 375805 0 375805 0 VACANT VACANT 0 0 0.00000000000 EUCLID AVE, HUGHSON, CA 95326 018-022-029-000 018-022-029-000 INVENTORY VACANT 10.10 27.00 87.21 0.75 65.00 65 26 20 20 0 66 1827.41991235000 139347.9288360000030 018-022-030-000 0.93 40478 CITY HDR R-3 018-022-030-000 0.93 40510 GOLD STAR INVESTMENT LLC 261 RESID. MULTIPLE FAMILY 1 1328 0.8 127590 107755 0 235345 1926 MULTIFAMILY 0 0 0.03278202913 IMPVAL > LANDVAL 1921 EUCLID AVE, HUGHSON, CA 95326-9247 018-022-030-000 018-022-030-000 INVENTORY UNDERUTILIZED 10.10 27.00 25.11 0.75 19.00 19 8 6 6 0 20 869.77326083400 40478.0782150000031 018-022-031-000 3.06 133195 CITY HDR R-3 018-022-031-000 3.08 134164 GOLD STAR INVESTMENT LLC 30 VACANT 00 - 0 359723 0 359723 0 VACANT VACANT 0 0 0.00000000000 FOX RD, HUGHSON, CA 95326 018-022-031-000 018-022-031-000 INVENTORY VACANT 10.10 27.00 83.16 0.75 62.00 62 25 19 19 0 63 1473.87578269000 133194.603759000001 018-023-027-000 0.14 6124 CITY HDR R-3 018-023-027-000 0.15 6534 JOHN J & SUZANNE CASAZZA 30 VACANT 00 - 0 40007 0 40007 0 VACANT VACANT 0 0 0.00000000000 7TH ST, HUGHSON, CA 95326 018-023-027-000 018-023-027-000 INVENTORY VACANT 10.10 27.00 4.05 0.75 3.00 3 0 0 3 0 3 327.14759202600 6124.404431220002 018-032-008-000 0.96 41829 CITY HDR R-3 018-032-008-000 0.95 41382 WOOD 1031 LLC 121 RESID. SINGLE FAMILY 1 1128 1.1 18732 20072 0 38804 1938 RESIDENTIAL 0 0 0.02725822822 LANDVAL > IMPVAL 6754 FOX RD, HUGHSON, CA 95326-9504 018-032-008-000 018-032-008-000 OPPORTUNITY-HDR UNDERUTILIZED 10.10 27.00 25.65 0.75 19.00 19 8 6 6 0 20 889.83865917400 41828.996757200003 018-032-062-000 1.71 74415 CITY HDR R-3 018-032-062-000 1.70 74052 R & H DEVELOPMENTS LLC 261 RESID. MULTIPLE FAMILY 7 392 0.6 283129 169875 0 453004 1915 MULTIFAMILY 0 0 0.00529357749 IMPVAL > LANDVAL 6741 WALKER LN, HUGHSON, CA 95326-9502 018-032-062-000 018-032-062-000 OPPORTUNITY-HDR UNDERUTILIZED 10.10 27.00 45.90 0.50 23.00 23 9 7 7 0 23 1091.25846339000 74414.968640600004 018-033-045-000 1.73 75442 CITY LDR INFILL R-1 018-033-045-000 1.76 76665 HUGHSON METHODIST CHURCH A CORP 580 COMMERCIAL 0 10500 0.1 1230471 117391 0 1347862 1966 COMMERCIAL 0 10500 0.13695949912 IMPVAL > LANDVAL 2030 5TH ST, HUGHSON, CA 95326- 018-033-045-000 018-033-045-000 POTENTIAL RELIGIOUS 0.00 7.00 12.32 0.80 10.00 10 0 0 0 0 0 1150.98617404000 75442.339367500005 018-034-010-000 1.82 79329 CITY MDR R-2 018-034-010-000 1.82 79279 HDC RE HOLDINGS LLC 70 VACANT 00 - 0 48216 0 48216 0 VACANT VACANT 0 0 0.00000000000 TULLY RD, HUGHSON, CA 95326 018-034-010-000 018-034-010-000 OPPORTUNITY-HDR UNDERUTILIZED 10.10 27.00 49.14 0.75 37.00 37 15 11 11 0 37 1135.67160835000 79328.914610700006 018-034-015-000 1.15 50195 CITY HDR R-3 018-034-015-000 1.09 47480 R & H DEVELOPMENTS LLC 261 RESID. MULTIPLE FAMILY 9 700 0.4 419033 147226 0 566259 1941 MULTIFAMILY 0 0 0.01474304971 IMPVAL > LANDVAL 6760 WALKER LN, HUGHSON, CA 95326-9502 018-034-015-000 018-034-015-000 OPPORTUNITY-HDR UNDERUTILIZED 10.10 27.00 29.43 0.75 22.00 22 13 9 0 0 22 944.99406695500 50194.580116000007 018-034-045-000 0.09 3805 CITY HDR R-3 018-034-045-000 0.09 3805 R & H DEVELOPMENTS LLC 90 VACANT 00 - 0 563 0 563 0 VACANT VACANT 0 0 0.00000000000 LOCUST ST, HUGHSON, CA 95326 018-034-045-000 018-034-045-000 INVENTORY VACANT 10.10 27.00 2.35 0.75 2.00 2 0 0 2 0 2 349.92807582800 3805.109762190008 018-036-001-000 0.46 20172 CITY HDR R-3 018-036-001-000 0.46 20037 RICHARD A & AUTUMN DANIEL 30 VACANT 00 - 0 78837 0 78837 0 VACANT VACANT 0 0 0.00000000000 2230 SANTA FE AVE, HUGHSON, CA 95326-9182 018-036-001-000 018-036-001-000 INVENTORY VACANT 10.10 27.00 12.42 0.75 9.00 9 0 0 9 0 9 556.69526017500 20171.699812200009 018-036-064-000 0.15 6479 CITY HDR R-3 018-036-064-000 0.14 6098 MARTELLA FAMILY LIMITED PARTNERSHIP 30 VACANT 00 - 0 31000 0 31000 0 VACANT VACANT 0 0 0.00000000000 2313 2ND ST, HUGHSON, CA 95336- 018-036-064-000 018-036-064-000 INVENTORY VACANT 10.10 27.00 3.78 0.75 3.00 3 0 0 3 0 3 357.24539082200 6479.2577768100010 018-036-070-000 0.15 6433 CITY HDR R-3 018-036-070-000 0.14 6098 MARTELLA FAMILY LIMITED PARTNERSHIP 30 VACANT 0 528 118.8 268 31837 0 32105 1940 VACANT VACANT 0 528 0.08658576582 LANDVAL > IMPVAL 2312 1ST ST, HUGHSON, CA 95326- 018-036-070-000 018-036-070-000 INVENTORY VACANT 10.10 27.00 3.78 0.75 3.00 3 0 0 3 0 3 354.20399334200 6432.7549161600011 018-036-074-000 0.06 2597 CITY HDR R-3 018-036-074-000 0.07 3049 ROGELIO ARRIETA 310 VACANT 0 532 - 0 14570 0 14570 1956 VACANT VACANT 0 532 0.17448343719 6712 PINE ST, HUGHSON, CA 95326- 018-036-074-000 018-036-074-000 INVENTORY VACANT 10.10 27.00 1.89 0.75 1.00 1 0 0 1 0 1 221.69774531500 2596.5738205100012 018-049-061-000 0.90 39356 CITY HDR R-3 018-049-061-000 0.87 37897 LEOTTA GILBERTSON 261 RESID. MULTIPLE FAMILY 6 960 0.5 161887 78325 0 240212 1972 MULTIFAMILY 0 0 0.02533182046 IMPVAL > LANDVAL E WHITMORE AVE, HUGHSON, CA 95326 018-049-061-000 018-049-061-000 POTENTIAL BACKUP 10.10 27.00 23.49 0.75 18.00 18 11 7 0 0 18 1095.96575952000 39356.4372620000013 018-049-064-000 2.12 92167 CITY I I 018-049-064-000 2.12 92347 BRENDA GROUP LP 370 VACANT 00 - 0 157358 0 157358 0 VACANT VACANT 0 0 0.00000000000 WHITMORE AVE, HUGHSON, CA 95326 018-049-064-000 018-049-064-000 POTENTIAL BACKUP 0.00 0.00 0.00 0.00 0.00 0 0 0 0 0 0 1212.56292276000 92166.5090868000014 018-049-069-000 0.96 41955 CITY HDR R-3 018-049-069-000 0.96 41817 GEORGE LOGSDON & MEGAN D HARP 261 RESID. MULTIPLE FAMILY 5 744 0.1 128970 15576 0 144546 1950 MULTIFAMILY 0 0 0.01779180716 IMPVAL > LANDVAL 6512 E WHITMORE AVE, HUGHSON, CA 95326-9260 018-049-069-000 018-049-069-000 POTENTIAL BACKUP 10.10 27.00 25.92 0.75 19.00 19 11 8 0 0 19 862.40931717600 41955.3716564000015 018-049-070-000 0.16 6789 CITY HDR R-3 018-049-070-000 0.16 6969 GARY EDWARD MADSEN 30 VACANT 00 - 0 35000 0 35000 0 VACANT VACANT 0 0 0.00000000000 WHITMORE AVE, HUGHSON, CA 95326 018-049-070-000 018-049-070-000 INVENTORY VACANT-CONSOLIDATE 10.10 27.00 4.32 0.75 3.00 3 2 1 0 0 3 335.58590275200 6788.9295190000016 018-049-071-000 0.23 9844 CITY HDR R-3 018-049-071-000 0.23 10018 GARY EDWARD MADSEN 30 VACANT 00 - 0 50000 0 50000 0 VACANT VACANT 0 0 0.00000000000 WHITMORE AVE, HUGHSON, CA 95326 018-049-071-000 018-049-071-000 INVENTORY VACANT-CONSOLIDATE 10.10 27.00 6.21 0.75 5.00 5 3 2 0 0 5 390.01019632600 9844.4471307800017 018-049-072-000 0.28 12025 CITY HDR R-3 018-049-072-000 0.28 12196 GARY EDWARD MADSEN 30 VACANT 00 - 0 61000 0 61000 0 VACANT VACANT 0 0 0.00000000000 WHITMORE AVE, HUGHSON, CA 95326 018-049-072-000 018-049-072-000 INVENTORY VACANT-CONSOLIDATE 10.10 27.00 7.56 0.75 6.00 6 4 2 0 0 6 480.39541015400 12025.4640769000018 018-049-073-000 0.23 10020 CITY HDR R-3 018-049-073-000 0.24 10454 GARY EDWARD MADSEN 30 VACANT 00 - 0 58595 0 58595 0 VACANT VACANT 0 0 0.00000000000 6560 E WHITMORE AVE, HUGHSON, CA 95326-9567 018-049-073-000 018-049-073-000 INVENTORY VACANT-CONSOLIDATE 10.10 27.00 6.48 0.75 5.00 5 3 2 0 0 5 433.20965868800 10020.1747392000019 018-049-074-000 0.23 10044 CITY HDR R-3 018-049-074-000 0.27 11761 GARY EDWARD MADSEN 30 VACANT 00 - 0 49759 0 49759 0 VACANT VACANT 0 0 0.00000000000 6566 E WHITMORE AVE, HUGHSON, CA 95326-9567 018-049-074-000 018-049-074-000 INVENTORY VACANT-CONSOLIDATE 10.10 27.00 7.29 0.75 5.00 5 3 2 0 0 5 433.21369044600 10044.1011711000020 018-049-075-000 0.20 8567 CITY HDR R-3 018-049-075-000 0.23 10018 GARY EDWARD MADSEN 30 VACANT 00 - 0 43460 0 43460 0 VACANT VACANT 0 0 0.00000000000 WHITMORE AVE, HUGHSON, CA 95326 018-049-075-000 018-049-075-000 INVENTORY VACANT-CONSOLIDATE 10.10 27.00 6.21 0.75 5.00 5 3 2 0 0 5 366.92742172300 8566.9320317900021 018-049-076-000 0.44 19243 CITY HDR R-3 018-049-076-000 0.48 20908 GARY EDWARD MADSEN 101 RESID. SINGLE FAMILY 1 1525 0.8 117366 88283 0 205649 1930 RESIDENTIAL 0 0 0.07293858810 IMPVAL > LANDVAL WHITMORE AVE, HUGHSON, CA 95326 018-049-076-000 018-049-076-000 POTENTIAL BACKUP 10.10 27.00 12.96 0.75 10.00 10 6 4 0 0 10 638.96136447600 19243.0627207000022 018-051-046-000 0.21 8971 CITY LDR INFILL R-1 018-051-046-000 0.22 9583 JOHN & MARIELA WALLS 10 VACANT 00 - 0 126500 0 126500 0 VACANT VACANT 0 0 0.00000000000 7TH ST, HUGHSON, CA 95326 018-051-046-000 018-051-046-000 INVENTORY VACANT 0.00 7.00 1.54 0.80 1.00 1 0 0 0 1 1 401.78890841400 8971.3307707500023 018-053-022-000 2.71 117976 CITY MDR R-2 018-053-022-000 2.63 114562 CORAESTA INC 272 MISCELLANEOUS 0 1446 7.7 39635 305778 0 345413 1926 MISCELLANEOUS 0 1446 0.01262198635 LANDVAL > IMPVAL 2912 7TH ST, HUGHSON, CA 95326-9257 018-053-022-000 018-053-022-000 OPPORTUNITY-HDR UNDERUTILIZED 10.10 27.00 71.01 0.75 53.00 53 32 21 0 0 53 1671.26820424000 117976.1216670000024 018-067-072-000 0.15 6384 CITY LDR INFILL R-1 018-067-072-000 0.15 6534 MATTHEW WAYNE & STEPHANIE MORRIS 10 VACANT 00 - 0 42249 0 42249 0 VACANT VACANT 0 0 0.00000000000 VINCENT AVE, HUGHSON, CA 95326 018-067-072-000 018-067-072-000 INVENTORY VACANT 0.00 7.00 1.05 0.80 1.00 1 0 0 0 1 1 337.68677879300 6383.7670658600025 018-070-009-000 0.14 6270 CITY HDR R-3 018-070-009-000 0.14 6270 HUGHSON CITY OF 900 GOVERNMENT 0 0 - 0 0 0 0 0 GOVERNMENT 0 0 0.00000000000 2231 4TH ST, HUGHSON, CA 95326-9014 018-070-009-000 018-070-009-000 POTENTIAL BACKUP 10.10 27.00 3.86 0.75 3.00 3 0 0 0 0 0 349.34676554900 6269.7631297300026 018-070-016-000 0.29 12448 CITY HDR R-3 018-070-016-000 0.28 12196 RANDY L FANNON 291 MISCELLANEOUS 0 454 0.8 27443 22755 0 50198 1926 MISCELLANEOUS 0 454 0.03722531978 IMPVAL > LANDVAL 2207 5TH ST, HUGHSON, CA 95326- 018-070-016-000 018-070-016-000 POTENTIAL BACKUP 10.10 27.00 7.56 0.75 6.00 6 0 0 0 0 0 448.76155119300 12448.4844343000027 018-085-049-000 0.16 7072 CITY LDR INFILL R-1 018-085-049-000 0.16 6970 BRIGHT DEVELOPMENT 10 VACANT 00 - 0 13489 0 13489 0 VACANT VACANT 0 0 0.00000000000 1512 BRETON CT, HUGHSON, CA 95326-9151 018-085-049-000 018-085-049-000 INVENTORY VACANT 0.00 7.00 1.12 0.80 1.00 1 0 0 0 1 1 339.18068418000 7072.2278589500028 018-089-011-000 0.99 42962 CITY LDR R-1 018-089-011-000 0.99 43124 DANIEL V & MEGAN L MCMENIMEN 121 RESID. SINGLE FAMILY 1 2116 0.4 229889 97305 0 327194 1972 RESIDENTIAL 0 0 0.04906780447 IMPVAL > LANDVAL 1900 COLLINWOOD DR, HUGHSON, CA 95326-9682 018-089-011-000 018-089-011-000 POTENTIAL BACKUP 0.00 5.00 4.95 0.80 4.00 4 0 0 0 0 0 857.01303318400 42961.5606218000029 018-091-040-000 1.51 65577 CITY LDR R-1 018-091-040-000 1.50 65340 GEORGE & BARBARA HARCROW 121 RESID. SINGLE FAMILY 1 2530 0.3 274975 70737 0 345712 1982 RESIDENTIAL 0 0 0.03872053872 IMPVAL > LANDVAL 7561 FOX RD, HUGHSON, CA 95326-9628 018-091-040-000 018-091-040-000 OPPORTUNITY-HDR UNDERUTILIZED 0.00 5.00 7.50 0.80 6.00 6 0 0 0 0 0 1025.29733787000 65576.5592078000030 018-091-046-000 0.24 10293 CITY LDR R-1 018-091-046-000 0.23 10019 ALBERTO & ELIZABETH GONZALEZ 10 VACANT 00 - 0 31474 0 31474 0 VACANT VACANT 0 0 0.00000000000 1717 THOMAS TAYLOR DR, HUGHSON, CA 95326-8909 018-091-046-000 018-091-046-000 INVENTORY VACANT 0.00 5.00 1.15 0.80 1.00 1 0 0 0 1 1 416.27390007800 10293.0509041000031 018-036-076-000 0.08 3362 CITY DC C-2 018-036-076-000 0.07 3,049 CARMEN J HENLEY 310 VACANT 00 - 0 5457 0 5457 0 VACANT VACANT 0 0 LANDVAL > IMPVAL 6935 HUGHSON AVE, HUGHSON, CA 95326 018-036-076-000 018-036-076-000 INVENTORY VACANT 0.00 30.00 2.10 0.80 2.00 2 2 0 0 0 2 305.27453100000 3362.4893620000032 018-036-075-000 0.14 6148 CITY DC C-2 018-036-075-000 0.14 6,098 RAY LACY 310 VACANT 00 - 0 33012 0 33012 0 VACANT VACANT 0 0 LANDVAL > IMPVAL 6935 HUGHSON AVE, HUGHSON, CA 95326 018-036-075-000 018-036-075-000 INVENTORY VACANT 0.00 30.00 4.20 0.80 3.00 3 3 0 0 0 3 349.54152600000 6147.88642300000 731 310 217 135 4 666

APPENDIX B
Housing Needs and Priorities Survey

APPENDIX C
Response to Comments on the
Public Review Draft
2023-2031 Housing Element