City Council Agenda July 22, 2024
1 AMERICANS WITH DISABILITIES ACT/CALIFORNIA BROWN ACT
NOTIFICATION FOR THE CITY OF HUGHSON
This Agenda shall be made available upon request in alternative formats to persons with a disability as required by the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132) and the Ralph M. Brown Act (California Government Code Section 54954.2).
Disabled or Special needs Accommodation: In compliance with the Americans with Disabilities Act, persons requesting a disability related modification or accommodation in order to participate in the meeting and/or if you need assistance to attend or participate in a City Council meeting, please contact the City Clerk’s office at (209) 883-4054. Notification at least 48-hours prior to the meeting will assist the City Clerk in assuring that reasonable accommodations are made to provide accessibility to the meeting.
City of Hughson
CITY COUNCIL MEETING
Hughson City Hall – 7018 Pine Street Hughson, California MONDAY, JULY 22, 2024 – 6:00 P.M.
CALL TO ORDER: Mayor George Carr
ROLL CALL: Mayor George Carr
Mayor Pro Tem Randy Crooker
Councilmember Samuel Rush
Councilmember Julie Ann Strain
Councilmember Alan McFadon
FLAG SALUTE: Mayor George Carr
AGENDA
HUGHSON CITY COUNCIL
How to participate in, or observe the Meeting:
• In person in the City Council Chambers and submit public comment when invited during the meeting. • Observe only via YouTube live, by accessing this link:
https://www.youtube.com/channel/UC-PwkdIrKoMmOJDzBSodu6A?view_as=subscriber If a technical issue arises with any streaming option, the City Council meeting will continue unless the meeting is being held pursuant to the provisions of Assembly Bill 2449. • In addition, recorded City Council meetings are posted on the City’s website the second business day following the meeting. Recorded videos can be accessed with the following link:
Upcoming Meetings | Hughson CA
City Council Agenda July 22, 2024
2 INVOCATION: Hughson Ministerial Association
1. PUBLIC BUSINESS FROM THE FLOOR (No Action Can Be Taken):
Please limit presentations to five minutes. If you wish to speak regarding an item on the agenda, you may be asked to defer your remarks until the Council addresses the matter. Pursuant to California Government Code Section 54954.2(a)(3), no action or discussion may be undertaken on any item not appearing on the posted agenda, except that the City Council, or its staff, may briefly respond to comments or questions from members of the public, provide a reference to staff or other resources for factual information, or direct staff to place the issue on a future agenda.
2. PRESENTATIONS:
2.1: Proclaim August 6, 2024, as National Night Out in the City of Hughson.
3. CONSENT CALENDAR:
All items listed on the Consent Calendar are to be acted upon by a single action of the City Council unless otherwise requested by an audience member, or individual Councilmember for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by roll call vote.
3.1: Approval of the Minutes of the Regular Meeting of July 8, 2024.
3.2: Approval of the Warrants.
3.3: Adoption of Resolution No. 2024-27, Repealing Resolution No. 08-129, and Adopting an Amended Rental Fee Schedule for Lebright Fields.
4. UNFINISHED BUSINESS: NONE.
5. PUBLIC HEARING: NONE.
6. NEW BUSINESS:
6.1: Draft Housing Element 2023-2031 Housing Plan - Informational Discussion.
7. CORRESPONDENCE: NONE.
8. COMMENTS:
A brief report on notable attendance of a meeting, or conference, or other notable topics of City business shall be made. The Brown Act does not allow for discussion or action of items by the City Council during this time.
8.1: Staff Reports and Comments:
City Manager
City Clerk
Director of Finance
Community Development Director
City Council Agenda July 22, 2024
3 Police Services
City Attorney
8.2: Council Comments:
9. CLOSED SESSION:
9.1: CONFERENCE WITH LABOR NEGOTIATORS
Agency designated representatives: Dominique Romo, City Manager Employee Organization: Operating Engineers Local Union 3
10. ADJOURNMENT:
The next City Council meeting is scheduled for August 12, 2024, at 6:00 pm.
In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the office of the City Clerk at Hughson City Hall during normal business hours. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on the agenda.
Notice Regarding Non-English Speakers:
Pursuant to California Constitution Article III, Section IV, establishing English as the official language for the State of California, and in accordance with California Code of Civil Procedures Section 185, which requires proceedings before any State Court to be in English, notice is hereby given that all proceedings before the City of Hughson City Council shall be in English and anyone wishing to address the Council is required to have a translator present who will take an oath to make an accurate translation from any language not English into the English language.
UPCOMING EVENTS:
August 9 Close of Candidate Nomination Period – General Municipal Election – November 5, 2024, 5PM
August 12 City Council Meeting, City Council Chambers/YouTube Live Stream, 6PM August 14 Nomination Extension Period Ends, if applicable, 5PM August 19 Possible Special City Council Meeting, City Council Chambers, YouTube Live Stream, 6PM
August 26 City Council Meeting, City Council Chambers/YouTube Live Stream, 6PM
AFFIDAVIT OF POSTING
Date: July 19, 2024 Time: 10:00AM
Name: Ashton Gose Title: City Clerk
Proclamation CITY OF HUGHSON
National Night Out
August 6, 2024
WHEREAS, the National Association of Town Watch (NATW) sponsors a national community-building campaign on Tuesday, August 6, 2024 entitled “National Night Out”; and WHEREAS, the National Night Out campaign provides an opportunity for neighbors in Hughson to join over 38 million neighbors across 16 thousand communities from all 50 states, U.S. territories and military bases worldwide; and
WHEREAS, National Night Out is an annual community-building campaign that promotes strong policecommunity partnerships and neighborhood camaraderie to make our neighborhoods safer, more caring places to live and work; and
WHEREAS, neighbors in Hughson assist the local law enforcement agency through joint communitybuilding efforts and support National Night Out 2024; and WHEREAS, it is essential that all neighbors of Hughson come together with police and work together to build a safer, more caring community; and
NOW, THEREFORE BE IT PROCLAIMED that the Hughson City Council, do hereby call upon all neighbors of Hughson to join the City of Hughson, Hughson Police Services, the Hughson Volunteer Fire Protection District and National Association of Town Watch in support for National Night Out on Tuesday, August 6, 2024.
AND, BE IT FURTHER PROCLAIMED that the Hughson City Council hereby proclaim Tuesday, August 6, 2024 as “National Night Out” in the City of Hughson. ______________________________
GEORGE CARR
MAYOR OF THE CITY OF HUGHSON
July 22, 2024
Meeting Date: July 22, 2024
Subject: Approval of the City Council Minutes
Presented By: Ashton Gose, City Clerk
Approved By:
____________________________
Dominique Romo, City Manager
______________________________________________________________________ Staff Recommendation:
Approve the Minutes of the regular Meeting of July 8, 2024.
CITY COUNCIL AGENDA ITEM NO. 3.1
SECTION 3: CONSENT CALENDAR
City Council Minutes July 22, 2024
1 MINUTES
City of Hughson
CITY COUNCIL MEETING
Hughson City Hall – 7018 Pine Street
Hughson, California
MONDAY, JULY 8, 2024 – 6:02 P.M.
CALL TO ORDER: Mayor George Carr
ROLL CALL:
Present: Mayor George Carr
Mayor Pro Tem Randy Crooker
Councilmember Julie Ann Strain
Councilmember Alan McFadon
Councilmember Samuel Rush
Staff Present: Dominique Romo, City Manager
Tom Terpstra, Deputy City Attorney
Ashton Gose, City Clerk
Carla Jauregui, Community Development Director
Kim Weimer, Director of Finance and Admin Services
Jose Vasquez, Public Works Superintendent
Sarah Chavarin, Accounting Manager
Lloyd MacKinnon, Chief of Police
________________________________________________________________
1. PUBLIC BUSINESS FROM THE FLOOR (No Action Taken): NONE.
2. PRESENTATIONS:
2.1: Recognition of Hughson Police Services Deputy Pedro Ramirez, for His Quick Actions in Saving a Citizen from a Fentanyl Overdose on May 9, 2024.
HUGHSON CITY COUNCIL
City Council Minutes July 22, 2024
2 Mayor Carr presented Deputy Ramirez with a certificate of recognition. No action was taken.
3. CONSENT CALENDAR:
3.1: Approval of the Minutes of the Regular Meeting of June 24, 2024.
3.2: Approval of the Warrants.
CARR/STRAIN 5-0-0-0 motion passes to approve the Consent Calendar as presented, with the following roll call vote:
CROOKER RUSH STRAIN McFADON CARR
AYE AYE AYE AYE AYE
4. UNFINISHED BUSINESS: NONE.
5. PUBLIC HEARING: NONE.
6. NEW BUSINESS: NONE.
7. CORRESPONDENCE: NONE.
8. COMMENTS:
8.1: Staff Reports and/or Comments:
City Manager Romo informed the City Council that IT will be upgrading their surface pro devices in the near future. She also provided an update regarding her monthly report.
Director of Finance Weimer updated Council on the status of the fiscal year end close.
City Clerk Gose provided a reminder regarding a Candidate Information Meeting on July 10, 2024.
Community Development Director Jauregui reminded the Council about Movie Night on July 12th at the Community Center.
Chief MacKinnon provided the latest Hughson Police Services Statistical Report.
8.2: Council Member/Mayor Comments:
Councilmember Strain thanked staff and Deputy Ramirez for their hard work.
Mayor Pro Tem Crooker thanked staff for their hard work.
City Council Minutes July 22, 2024
3 Mayor Carr shared information learned during his attendance at the U.S. Mayor’s Conference last month.
Mayor Carr adjourned the meeting into Closed Session at 6:24 PM.
9. CLOSED SESSION TO DISCUSS THE FOLLOWING:
9.1: CONFERENCE WITH LABOR NEGOTIATORS
Agency designated representatives: Dominique Romo, City Manager Employee Organization: Operating Engineers Local Union 3 The Council returned from Closed Session at 7:39 PM. All council members were present for the duration of the session. No reportable action was taken.
10. ADJOURNMENT:
STRAIN/MCFADON 5-0-0-0 motion passes to adjourn the July 8, 2024, regular meeting at 7:39 PM, with the following roll call vote:
CROOKER RUSH STRAIN McFADON CARR
AYE AYE AYE AYE AYE
APPROVED:
_____________________
GEORGE CARR, Mayor
ATTEST:
________________________
ASHTON GOSE, City Clerk
Meeting Date: July 22, 2024
Subject: Approval of Warrants Register
Presented By: Kim Weimer, Director of Finance
Approved By: _________________________
Staff Recommendation:
Approve the Warrants Register as presented.
Background and Overview:
The warrants register presented to the City Council is a listing of all expenditures paid from July 2, 2024, through July 16, 2024.
Fiscal Impact:
There are reductions in various funds for payment of expenses.
CITY COUNCIL AGENDA ITEM NO. 3.2
SECTION 3: CONSENT CALENDAR
7/16/2024 10:42:40 AM Page 1 of 6
Check Report
Hughson By Check Number
Date Range: 07/02/2024 - 07/16/2024
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount Bank Code: Payable Bank-Payable Bank
**Void** 07/11/2024 Regular 0.00 0.00 58232
**Void** 07/11/2024 Regular 0.00 0.00 58233
**Void** 07/11/2024 Regular 0.00 0.00 58234
**Void** 07/11/2024 Regular 0.00 0.00 58235
**Void** 07/11/2024 Regular 0.00 0.00 58236
**Void** 07/11/2024 Regular 0.00 0.00 58237
**Void** 07/11/2024 Regular 0.00 0.00 58238
**Void** 07/11/2024 Regular 0.00 0.00 58239
**Void** 07/11/2024 Regular 0.00 0.00 58240
**Void** 07/11/2024 Regular 0.00 0.00 58241
**Void** 07/11/2024 Regular 0.00 0.00 58242
**Void** 07/11/2024 Regular 0.00 0.00 58243
**Void** 07/11/2024 Regular 0.00 0.00 58244
**Void** 07/11/2024 Regular 0.00 0.00 58245
**Void** 07/11/2024 Regular 0.00 0.00 58246
**Void** 07/11/2024 Regular 0.00 0.00 58247
**Void** 07/11/2024 Regular 0.00 0.00 58248
**Void** 07/11/2024 Regular 0.00 0.00 58249
**Void** 07/11/2024 Regular 0.00 0.00 58250
**Void** 07/11/2024 Regular 0.00 0.00 58251
**Void** 07/11/2024 Regular 0.00 0.00 58252
**Void** 07/11/2024 Regular 0.00 0.00 58253
**Void** 07/11/2024 Regular 0.00 0.00 58254
**Void** 07/11/2024 Regular 0.00 0.00 58255
**Void** 07/11/2024 Regular 0.00 0.00 58256
**Void** 07/11/2024 Regular 0.00 0.00 58257
**Void** 07/11/2024 Regular 0.00 0.00 58258
**Void** 07/11/2024 Regular 0.00 0.00 58259
**Void** 07/11/2024 Regular 0.00 0.00 58260
**Void** 07/11/2024 Regular 0.00 0.00 58261
**Void** 07/11/2024 Regular 0.00 0.00 58262
**Void** 07/11/2024 Regular 0.00 0.00 58263
**Void** 07/11/2024 Regular 0.00 0.00 58264
**Void** 07/11/2024 Regular 0.00 0.00 58265
**Void** 07/11/2024 Regular 0.00 0.00 58266
01722 A.R.F. Fire Extinguisher Co., Inc 07/11/2024 Regular 0.00 1,258.22 58267 24-1189 Invoice 06/30/2024 Corp Yard extinguishers 0.00 339.93 24-1190 Invoice 06/30/2024 city hall/community center extinguishers 0.00 104.45 24-1191 Invoice 06/30/2024 city hall/community center extinguishers 0.00 250.79 24-1192 Invoice 06/30/2024 WWTP extinguishers 0.00 563.05 00016 ABS PRESORT 07/11/2024 Regular 0.00 1,775.94 58268 136235 Invoice 06/29/2024 CCR 2023 0.00 1,775.94
01979 Adilene Torres 07/11/2024 Regular 0.00 105.75 58269 INV0011544 Invoice 06/30/2024 Damage Deposit- Torres 0.00 105.75 01603 Amazon Capital Services, Inc. 07/11/2024 Regular 0.00 32.18 58270 14GW-WC9W-4F… Invoice 06/25/2024 National Night Out 2024 0.00 22.64 1Q6T-LPTH-KFNR Invoice 06/27/2024 Office Supplies 0.00 9.54 01981 Brenda Abraham Garcia 07/11/2024 Regular 0.00 200.00 58271 INV0011609 Invoice 06/30/2024 Damage Deposit - Abraham Garcia 0.00 200.00 Check Report Date Range: 07/02/2024 - 07/16/2024
7/16/2024 10:42:40 AM Page 2 of 6
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 00210 California Building Standards Commission 07/11/2024 Regular 0.00 249.30 58272 INV0011548 Invoice 06/30/2024 Green building fees 2nd QTR of 2024 0.00 249.30 00324 CODE PUBLISHING COMPANY 07/11/2024 Regular 0.00 540.50 58273 GCI0014556 Invoice 06/28/2024 Municipal Code - Web Update 0.00 540.50 01538 Colonial Life 07/11/2024 Regular 0.00 220.36 58274 5405907-0601685 Invoice 06/18/2024 Colonial Life 0.00 220.36 00332 CONDOR EARTH TECHNOLOGIES 07/11/2024 Regular 0.00 2,047.58 58275 90763 Invoice 05/31/2024 Professional Services From 4/24/24 - 5/23… 0.00 2,047.58 01570 CSG Consultants 07/11/2024 Regular 0.00 6,440.50 58276 56791 Invoice 06/18/2024 Professional Services April 27 - May 31, 20… 0.00 6,083.00 B240930 Invoice 06/03/2024 Building Plan Review Services 0.00 357.50 00406 Department of Conservation 07/11/2024 Regular 0.00 553.71 58277 INV0011547 Invoice 06/30/2024 SMIP Fees collected 2nd QTR of 2024 0.00 553.71 00522 GEOANALYTICAL LABORATORIE 07/11/2024 Regular 0.00 1,774.25 58278 K4F0423 Invoice 06/28/2024 geoanalytical DW blanket 0.00 1,166.25 K4F0424 Invoice 06/28/2024 geoanalytical WW 0.00 317.00 K4F1820 Invoice 06/28/2024 geoanalytical DW blanket 0.00 291.00 01983 Guadalupe Benyamino 07/11/2024 Regular 0.00 500.00 58279 INV0011611 Invoice 06/30/2024 Damage Deposit - Benyamino 0.00 500.00 01583 Hunt & Sons, Inc. 07/11/2024 Regular 0.00 1,260.75 58280 148459 Invoice 06/28/2024 off road Diesel (blanket PO) 0.00 1,260.75 01596 JHC LLC 07/11/2024 Regular 0.00 1,673.00 58281
23-1112-OWR-H Invoice 11/01/2023 SB1383- Related Expenses 0.00 625.00 24-0050-H-OWR Invoice 06/05/2024 Assistance with SB1383 0.00 1,048.00 01980 Jose Alonso Ortega Alanis 07/11/2024 Regular 0.00 100.00 58282 INV0011545 Invoice 06/30/2024 Damge Deposit - Alanis 0.00 100.00 01748 Martin Marietta Materials, Inc 07/11/2024 Regular 0.00 197.31 58283 42673397 Invoice 06/30/2024 asphalt morgan lynn 0.00 197.31 00755 MCR ENGINEERING, INC 07/11/2024 Regular 0.00 35,787.50 58284 19689 Invoice 05/28/2024 Services through 04/30/24 0.00 22,872.50 19817 Invoice 06/26/2024 Services through 5/31/24 0.00 12,915.00 00775 MISSION UNIFORM SERVICE 07/11/2024 Regular 0.00 1,701.85 58285 521715587 Invoice 06/12/2024 uniform and clothing Blanket 0.00 149.80 521715588 Invoice 06/12/2024 uniform and clothing Blanket 0.00 103.15 521715589 Invoice 06/12/2024 uniform and clothing Blanket 0.00 81.98 521759656 Invoice 06/12/2024 uniform and clothing Blanket 0.00 78.76 521759657 Invoice 06/12/2024 uniform and clothing Blanket 0.00 88.86 521759658 Invoice 06/12/2024 uniform and clothing Blanket 0.00 81.98 521803846 Invoice 06/17/2024 uniform and clothing Blanket 0.00 113.52 521803847 Invoice 06/17/2024 uniform and clothing Blanket 0.00 88.86 521803849 Invoice 06/17/2024 uniform and clothing Blanket 0.00 81.98 521845419 Invoice 06/24/2024 uniform and clothing Blanket 0.00 77.31 521845420 Invoice 06/24/2024 uniform and clothing Blanket 0.00 88.86 521845421 Invoice 06/24/2024 uniform and clothing Blanket 0.00 81.98 521911859 Invoice 06/28/2024 uniform and clothing Blanket 0.00 584.81 00837 NORTHSTAR CHEMICAL 07/11/2024 Regular 0.00 11,829.91 58286 279748 Invoice 04/24/2024 CHEMICALS FOR WATER 0.00 2,626.07 279749 Invoice 04/24/2024 CHEMICALS FOR WATER 0.00 548.05 279750 Invoice 04/24/2024 CHEMICALS FOR WATER 0.00 548.05 283186 Invoice 06/06/2024 CHEMICALS FOR WATER 0.00 2,511.89 Check Report Date Range: 07/02/2024 - 07/16/2024
7/16/2024 10:42:40 AM Page 3 of 6
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 283187 Invoice 06/06/2024 CHEMICALS FOR WATER 0.00 365.37 284227. Invoice 06/19/2024 Blanket PO chemicals for water 0.00 4,167.68 284227.. Invoice 06/25/2024 Ferric Chloride 0.00 2,902.56 284227... Invoice 06/19/2024 CHEMICALS FOR WATER 0.00 1,809.71 284229 Invoice 06/30/2024 Ferric Chloride well 8 0.00 4,439.97 284678 Invoice 06/30/2024 sodium hypochlorite well 3 0.00 319.70 CM0000225 Credit Memo 03/18/2024 CO 15380 0.00 -8,409.14 00879 PG & E 07/11/2024 Regular 0.00 150.32 58287
INV0011546 Invoice 06/25/2024 UTILITIES 0.00 150.32
00902 PRICE FORD 07/11/2024 Regular 0.00 283.06 58288
35157 Invoice 06/30/2024 ut1 steering wheel 0.00 283.06 00906 PROVOST & PRITCHARD CONSU 07/11/2024 Regular 0.00 1,475.20 58289 110556 Invoice 06/14/2024 Professional Services For May 0.00 1,475.20 00499 Pryor Learning, LLC 07/11/2024 Regular 0.00 149.00 58290 33961274 Invoice 06/25/2024 Training - D Perez 0.00 149.00 00972 SAFE-T-LITE 07/11/2024 Regular 0.00 1,964.63 58291 398147 Invoice 06/30/2024 street signs 0.00 1,964.63
00983 SAUNDERS A/C & HEATING 07/11/2024 Regular 0.00 629.17 58292 C2895 Invoice 06/30/2024 WWTP AC service 0.00 629.17
01966 Sign Design, Inc. 07/11/2024 Regular 0.00 24,394.91 58293 231124D. Invoice 05/22/2024 Deposit for Monument Sign 0.00 24,394.91 01049 STANISLAUS COUNTY 07/11/2024 Regular 0.00 130,264.20 58294 INV0011612 Invoice 06/30/2024 County Public Facilities Fees 2nd QTR 0.00 130,264.20 01978 Stanislaus Electric Motor Works, Inc. 07/11/2024 Regular 0.00 558.79 58295 6027 Invoice 06/30/2024 clarifier motor 0.00 558.79
01982 Taina Bustamante 07/11/2024 Regular 0.00 200.00 58296 INV0011610 Invoice 06/30/2024 Damage Deposit - Bustamante 0.00 200.00 01110 TESCO CONTROLS, INC 07/11/2024 Regular 0.00 470.00 58297 0082639-IN Invoice 06/30/2024 tesco files 0.00 470.00
01176 USA BLUE BOOK 07/11/2024 Regular 0.00 2,749.32 58298 INV00403874 Invoice 06/30/2024 WWTP/DW parts 0.00 2,749.32 01264 VERIZON WIRELESS 07/11/2024 Regular 0.00 380.10 58299 9967456231 Invoice 06/24/2024 MIFI DEVICES/ CAMERAS 0.00 152.04 9967456232 Invoice 06/24/2024 MIFI DEVICES/ CAMERAS 0.00 228.06 01947 Waterford Irrigation Supply, Inc 07/11/2024 Regular 0.00 60.14 58300 213755 Invoice 06/30/2024 gaskets for well 6 0.00 60.14 01226 WILLE ELECTRIC 07/11/2024 Regular 0.00 131.18 58301 S2203723.001 Invoice 06/30/2024 electrical tools 0.00 131.18 01420 CALIFORNIA STATE DISBURSEMENT UNIT 07/12/2024 Regular 0.00 40.12 58302 INV0011561 Invoice 07/03/2024 INCOME WITHHOLDING FOR CHILD SUPP… 0.00 40.12 01257 1ST SECURITY & SOUND INC 07/15/2024 Regular 0.00 149.85 58303 0241511 Invoice 07/01/2024 MONITORING 0.00 149.85
01673 Alexander Swanton 07/15/2024 Regular 0.00 180.00 58304 INV0011619 Invoice 07/11/2024 D3/T3 Certification 0.00 180.00 01603 Amazon Capital Services, Inc. 07/15/2024 Regular 0.00 266.53 58305 1P66-XX63-NDN1 Invoice 07/03/2024 NNO 2024 0.00 80.88
1PQL-KKDQ-MFNP Invoice 07/02/2024 Movie Night Supplies 0.00 12.77 Check Report Date Range: 07/02/2024 - 07/16/2024
7/16/2024 10:42:40 AM Page 4 of 6
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 1VNY-JV9C-HNWC Invoice 07/02/2024 Office Supplies 0.00 106.90 1YPP-KKVV-9KCK Invoice 07/01/2024 Events - Movie Night 0.00 65.98 00104 AYERA TECHNOLOGIES INC. 07/15/2024 Regular 0.00 84.00 58306 579735 Invoice 07/02/2024 Ayera Blanket PO 0.00 84.00
00284 CHARTER COMMUNICATION 07/15/2024 Regular 0.00 106.89 58307 070124 Invoice 07/01/2024 IP ADDRESS- 1ST 0.00 106.89
00305 CITY OF HUGHSON 07/15/2024 Regular 0.00 4,105.71 58308 INV0011618 Invoice 07/11/2024 LLDS & STARN PARK 0.00 4,105.71 00310 CLARK'S PEST CONTROL 07/15/2024 Regular 0.00 219.00 58309 35645926 Invoice 07/02/2024 PEST CONTROL 0.00 137.00
35646696 Invoice 07/02/2024 PEST CONTROL 0.00 82.00
00364 CSJVRMA 07/15/2024 Regular 0.00 306,028.00 58310
INV0043 Invoice 07/05/2024 24/25 1st QTR Deposits 0.00 306,028.00 00365 CSMFO 07/15/2024 Regular 0.00 20.00 58311
200023566 Invoice 07/03/2024 Central Valley Chapter Meeting 0.00 20.00 01653 Delta Regional Monitoring Program 07/15/2024 Regular 0.00 2,575.00 58312 24-026 Invoice 07/08/2024 2023-2024 Contribution 0.00 2,575.00 00546 GRANITE TELECOMMUNICATION 07/15/2024 Regular 0.00 1,461.41 58313 652220172 Invoice 07/01/2024 PHONES 0.00 1,461.41
01612 GreatAmerica Financial Svcs. 07/15/2024 Regular 0.00 358.92 58314 36903075 Invoice 07/01/2024 LEASE 0.00 358.92
01583 Hunt & Sons, Inc. 07/15/2024 Regular 0.00 2,049.12 58315 163394 Invoice 07/02/2024 unleaded fuel blanket 0.00 2,049.12 00682 KAISER FOUNDATION HEALTH 07/15/2024 Regular 0.00 7,749.65 58316 691534677361 Invoice 08/01/2024 MEDICAL SERVICES- AUGUST 0.00 7,749.65 00611 Mid Valley Publications 07/15/2024 Regular 0.00 103.60 58317 344189 Invoice 07/02/2024 Notice of Election 0.00 103.60 00855 OPERATING ENGINEERS LOCAL 07/15/2024 Regular 0.00 440.00 58318 7/2024-1 Invoice 07/02/2024 LOCAL UNION DUES #3 0.00 440.00 01033 STANISLAUS COUNTY 07/15/2024 Regular 0.00 11,292.15 58319 R24-566060 Invoice 07/08/2024 2024-2025 1st QTR 0.00 11,292.15 01984 TradeMark Pool & Spa 07/15/2024 Regular 0.00 500.00 58320 INV0011620 Invoice 07/10/2024 Enroachment deposit refund ENCR24-1376 0.00 500.00 01947 Waterford Irrigation Supply, Inc 07/15/2024 Regular 0.00 126.36 58321 213844 Invoice 07/11/2024 water service parts 0.00 38.36 213870 Invoice 07/11/2024 water service parts 0.00 88.00 00914 Harbans Singh ET AL 07/15/2024 Regular 0.00 314.97 58322 1012012 Invoice 05/13/2024 diesel (blanket PO) 0.00 168.01 Check Report Date Range: 07/02/2024 - 07/16/2024
7/16/2024 10:42:40 AM Page 5 of 6
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 1019534 Invoice 05/17/2024 diesel (blanket PO) 0.00 146.96 Regular Checks
Manual Checks
Voided Checks
Discount
Payment
Payment Type Count
Bank Code Payable Bank Summary
Bank Drafts
EFT's
56 0
35 0
0 0.00
0.00 0.00
0.00 0.00
91 0.00
Payment
570,279.91
0.00 0.00
0.00 0.00
570,279.91
Payable
Count
94 0
0 0
0 94
Check Report Date Range: 07/02/2024 - 07/16/2024
7/16/2024 10:42:40 AM Page 6 of 6
All Bank Codes Check Summary
Payment Type Discount
Payment
Count Payment
Payable
Count
Regular Checks
Manual Checks
Voided Checks
Bank Drafts
EFT's
56 0
35 0
0 0.00
0.00 0.00
0.00 0.00
91 0.00
570,279.91
0.00 0.00
0.00 0.00
570,279.91
94 0
0 0
0 94
Fund Name Period Amount
Fund Summary
999 POOLED CASH/CONSOLIDATED CASH 7/2024 570,279.91
570,279.91
7/16/2024 10:34:30 AM Page 1 of 1
Refund Check Register
Hughson Refund Check Detail
UBPKT03711 - Refunds 01 UBPKT03709 Regular
Account Name Date Check # Amount Code Receipt Amount Type 11-0920-001 FANNON, RANDY 7/15/2024 58323 139.12 139.12 Deposit 12-0230-003 LLC, Frank Buys Houses, 7/15/2024 58324 207.10 207.10 Deposit 16-0380-001 THOMPSON, JAMES 7/15/2024 58325 132.98 132.98 Deposit 16-2120-002 SHORT, SARAH & CLINTON SM 7/15/2024 58326 215.19 215.19 Generated From Billing 18-2970-000 Homes, KB 7/15/2024 58327 102.73 102.73 Deposit 18-3790-000 Homes, KB 7/15/2024 58328 108.13 108.13 Deposit 18-3840-000 Homes, KB 7/15/2024 58329 100.52 100.52 Deposit Total Refunds: 7 Total Refunded Amount: 1,005.77
Revenue Code Summary
Revenue Code Amount
996 - UNAPPLIED CREDITS 1005.77
Revenue Total: 1005.77
General Ledger Distribution
Account Number Account Name Posting Amount IFT
Posting Date: 07/02/2024
Fund: 510 - WATER/SEWER DEPOSIT
510-10001 CLAIM ON CASH-WATER/SEWER DEPOSIT -1,005.77 Yes 510-11040 CUSTOMER CREDITS 1,005.77
510 Total: 0.00
Fund: 999 - POOLED CASH/CONSOLIDATED CASH
999-10010 CASH IN BANK-MONEY MARKET -1,005.77
999-20000 DUE TO OTHER FUNDS (POOLED CASH) 1,005.77 Yes 999 Total: 0.00
Distribution Total: 0.00
Meeting Date: July 22, 2024
Subject: Adopt Resolution No. 2024-27, Repealing Resolution No. 08-129, and Adopting an Amended Rental Fee Schedule for Lebright Fields Presented By: Ashton Gose, City Clerk
Staff Recommendation:
Adopt Resolution No. 2024-27, as presented.
Background and Discussion:
The City of Hughson ended the lease agreement and purchased Lebright Fields from Hughson Unified School District in 2018. However, since this purchase no updates have been made to the approved fee schedule from 2008.
The City continues to use the property for recreational purposes and continues to make improvements to the property as necessary. Including an improvement cost totaling $350,814, for the new restroom and concession stand.
Those persons and organizations desiring to reserve all or portions of the fields/park, including a reservation for the new concession stand, should pay a rental fee. At this time, the current fee schedule needs to be amended to include a rental fee for the concession stand.
Staff have recommended a concession stand rental fee of $50 per day, consistent with the Starn Park Rental Fee Schedule.
Fiscal Impact:
The addition of the $50 concession stand fee to the amended fee schedule for Lebright Fields is only temporary. Willdan Financial Services is currently developing a Comprehensive User Fee Study, which will prompt the review and possible amendment of all City service fees.
CITY COUNCIL AGENDA ITEM NO. 3.3
SECTION 3: CONSENT CALENDAR
CITY OF HUGHSON
CITY COUNCIL
RESOLUTION NO. 2024-27
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUGHSON REPEALING RESOLUTION NO. 08-129, AND ADOPTING AN AMENDED RENTAL FEE SCHEDULE FOR LEBRIGHT FIELDS WHEREAS, the City of Hughson ended the lease agreement, and purchased Lebright Fields from the Hughson Unified School District in 2018; and
WHEREAS, the City of Hughson continues to use the property for recreational purposes, and continues to make improvements to the property as necessary, including the addition of a new concession stand and restroom building; and
WHEREAS, as with other City Park facilities, Lebright Fields may be used by the public with no monetary charge unless a reservation is desired; and WHEREAS, those persons or organizations desiring to reserve all or portions of the fields/park should pay a rental fee consistent with other park rental fees, including a fee to reserve the concession stand.
NOW, THEREFORE, BE IT RESOLVED that the Hughson City Council hereby adopts the Lebright Fields Rental Fee Schedule attached hereto as “Exhibit A”.
PASSED AND ADOPTED by the City Council of the City of Hughson at its regularly scheduled meeting on this 22nd day of July 2024, by the following roll call vote:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
APPROVED:
_________________________
GEORGE CARR, Mayor
ATTEST:
___________________
ASHTON GOSE, City Clerk
Exhibit A
LEBRIGHT FIELDS
RENTAL FEE SCHEDULE
Rental and Use of Field No. 1 by Local Users $15.00 for three hours Rental and Use of Field No. 1 by Non-Local Users $30.00 for three hours Rental and Use of Field No. 1 by Local Nonprofit Users $10.00 for three hours Rental and Use of Field No. 1 by Non-Local Nonprofit Users $20.00 for three hours Rental and Use of Fields No. 2, 3, 4, 5, or 6 by Local Users $10.00 for three hours Rental and Use of Fields No. 2, 3, 4, 5, or 6 by Non-Local Users $20.00 for three hours Rental and Use of Fields No. 2, 3, 4, 5, or 6 by Local
Nonprofit Users $5.00 for three hours
Rental and Use of Fields No. 2, 3, 4, 5, or 6 by Non-Local Nonprofit Users $10.00 for three hours
Rental and Use for Tournament by Local Users $75.00 per day Rental and Use for Tournament by Non-Local Users $150.00 per day Rental and Use for Tournament by Local Non-Profit Users $50.00 per day Rental and Use for Tournament by Non-Local Non-Profit Users $100.00 per day Rental and Use by Hughson Youth Baseball Association $200.00 per month (January 1 through July 31)
Rental and Use of the Concession Stand $50.00 per day
CHARLES STREET
FOX ROAD
1 5
2 4
3 6
Meeting Date: July 22, 2024
Subject: Draft 2023-2031 Housing Element Informational Discussion Enclosure: Draft 2023-2031 Housing Element
Presented By: Carla C. Jauregui, Community Development Director Perry Banner, De Novo Planning Group
Approved By: ___________________________
Dominique Romo, City Manager
Background:
Each local government in California is required to adopt a comprehensive, long-term General Plan for the physical development of the jurisdiction. A certified Housing Element is one of seven mandatory elements of the General Plan. Housing Element law mandates that local governments update their Housing Element every eight years to demonstrate how the jurisdiction has adequately planned to meet the existing and projected housing needs of all economic segments of the community. The community’s housing need is determined through the Regional Housing Needs Allocation (RHNA) process.
RHNA is the state-mandated process to identify the number of housing units, by affordability level, that each jurisdiction must accommodate in the Housing Element of its General Plan. As part of this process, the California Department of Housing and Community Development (HCD) identifies the total housing need for the Stanislaus region for an eightyear period, also referred to as the Regional Housing Needs Determination (RHND). The Stanislaus Council of Governments (StanCOG) is responsible for creating a methodology for distributing HCD’s RHND across local jurisdictions, resulting in each jurisdiction’s RHNA.
Distribution of the RHND includes two key components: 1) allocation of the total regional housing need across local jurisdictions; and 2) allocation of those total shares by income categories (i.e., very low, low, moderate, and above-moderate-income). Hughson’s RHNA allocation for the 2023-2031 planning period is 881 new residential units, as shown in the table below, divided by household income category.
CITY COUNCIL AGENDA ITEM NO. 6.1
SECTION 6: NEW BUSINESS
CITY OF HUGHSON RHNA ALLOCATION
Very Low Low Moderate Above
Moderate Total
284 196 122 279 881
The City’s Housing Element must demonstrate how it can accommodate the RHNA. The Housing Element therefore serves as the City’s “blueprint” for meeting the housing needs of its residents at all economic levels and addressing segments of the population with special housing needs. The contents and information provided in the Draft 2023-2031 Housing Element (see attached) are largely based on the requirements of State Housing Element law. The Draft 2023-2031 Housing Element includes two primary documents: 1) the Housing Plan, with goals, policies, programs, and quantified objectives; and 2) the Background Report which provides the documentation and analysis in support of the Housing Plan.
The 2023-2031 Housing Element is a strategic document that is intended to outline Hughson’s vision and approach to addressing the diverse housing needs of the community.
It is based on community input, a thorough assessment of housing needs, analysis of land availability and constraints, and incorporates lessons learned from previous housing plan implementations.
Discussion:
The 2023-2031 Housing Element includes the following components:
• Housing Plan – Describes Hughson’s approach to facilitating housing development over the 8-year planning period, including goals, policies, programs, and objectives. • Housing Needs Assessment/Community Profile – Contains an analysis of the city’s population, household and employment base, and the characteristics of the housing stock.
• Housing Constraints, Resources, and Affirmatively Furthering Fair Housing – Summarizes governmental and non-governmental constraints on the production, maintenance, and affordability of housing and provides a summary of housing resources, including funding and financial considerations, as well as a fair housing analysis.
• Adequate Sites Analysis – Identifies candidate sites by income category to meet the City’s RHNA.
• Review of Past Performance – Evaluates the housing programs and quantified objectives outlined in the past Housing Element and the City’s efforts in meeting the program requirements and achieving the quantified objectives.
Furthermore, the Housing Plan is structured around six core goal statements that serve as the foundation for the City's housing policies and programs. These goals aim to:
• Foster the development of a variety of housing types, densities, and prices. • Expand the city’s affordable housing stock.
• Conserve and improve the existing housing stock.
• Reduce and remove governmental and non-governmental constraints. • Affirmatively further fair and equal housing opportunities. • Support sustainability in both existing and new residential developments.
To achieve these goals, the Housing Plan includes 24 detailed programs that address various aspects of housing development, preservation, improvement, and assistance. These programs are designed to provide incentives and financial assistance for affordable housing, ensure the preservation of the affordable housing stock, promote fair housing education and enforcement, facilitate housing rehabilitation and neighborhood improvement, and make necessary Zoning Ordinance amendments.
The Housing Plan also sets forth quantified objectives for the maintenance, improvement, and development of housing within the city. These objectives reflect the total number of housing units the City aims to have constructed, rehabilitated, and conserved during the planning period, considering factors such as the Regional Housing Needs Allocation, past program performance, funding availability, and land availability. The objectives are as follows:
• New construction: 284 units for very low-income households, 196 units for lowincome households, 122 units for moderate-income households, and 279 units for above moderate-income households
• Rehabilitation: 8 units for lower-income households.
• Conservation: 1 unit for low-income households
Note that Hughson currently has 319 units that have been permitted or are approved and entitled and anticipated to begin construction during the 2023-2031 Housing Element planning period for which the City can take credit for towards the RHNA.
Next Steps:
Following input from the City Council, the Draft 2023-2031 Housing Element will be made available for public review and submitted to the Department of Housing and Community Development for an initial review. Upon receiving feedback from HCD and making any necessary changes, the Housing Element will be brought back to the Planning Commission and City Council for recommendation of adoption, ensuring that it aligns with the City's goals and regulatory requirements, and then resubmitted to HCD for State certification.
Please note that this is a draft version and subject to changes based on HCD’s review and the City Council’s final decision.
CITY OF HUGHSON
7018 PINE STREET
HUGHSON, CA 95326
City of Hughson
2023-2031 HOUSING ELEMENT
PUBLIC REVIEW DRAFT – JULY 2024
CITY OF HUGHSON
2023-2031 HOUSING ELEMENT
HOUSING PLAN
PUBLIC REVIEW DRAFT – JULY 2024
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- i
HOUSING PLAN TABLE OF CONTENTS
PART 1 – HOUSING PLAN ............................................................................................................................................................ 2 A. Introduction ................................................................................................................................................... 2 B. Goals and Policies ......................................................................................................................................... 2 Diversifying Housing ..................................................................................................................................... 3 Improving Housing Affordability ................................................................................................................... 4 Housing and Neighborhood Preservation ..................................................................................................... 4 Removing Governmental Constraints ............................................................................................................ 5 Advancing Fair Housing Opportunities ......................................................................................................... 5 Promoting Sustainability .............................................................................................................................. 6 C. Housing Programs ........................................................................................................................................ 6
1. Housing Production and Diversity ................................................................................................. 6
2. Housing Affordability .................................................................................................................... 11
3. Housing and Neighborhood Preservation .................................................................................... 12
4. Removing Governmental Constraints ........................................................................................... 14
5. Fair Housing Opportunities .......................................................................................................... 17
6. Promoting Sustainability .............................................................................................................. 30 D. Quantified Objectives ................................................................................................................................... 31
LIST OF TABLES
Table 1. Fair Housing Program Action Items ............................................................................................................ 24 Table 2. 2023-2031 Quantified Objectives ................................................................................................................ 30 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 2
PART 1 – HOUSING PLAN
A. INTRODUCTION
This Housing Plan reflects: 1) community input; 2) Hughson’s housing needs; 3) land availability and constraints; and 4) experience gained during the past eight years (as summarized in the Housing Element Background Report). The Housing Plan sets forth the goals, policies, and programs to address the identified housing needs and issues for the 2023-2031 planning period and focuses on the following:
∗ Ensuring Housing Diversity: Providing a variety of housing types affordable to all income levels, allowing those who work in Hughson to also live here.
∗ Improving Housing Affordability: Encouraging a range of affordable housing options for both renters and homeowners. ∗ Preserving Housing Assets: Maintaining the condition and affordability of existing housing and ensuring development is consistent with Hughson’s town and neighborhood context. ∗ Removing Governmental Constraints: Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements. ∗ Advancing Fair Housing Opportunities: Ensuring residents can reside in the housing of their choice, including Hughson’s special needs populations.
∗ Promoting Sustainability: Planning for Hughson’s growth in a responsible manner, in line with resource limitations such as water availability.
B. GOALS AND POLICIES
Under California law, the Housing Element must include the community’s goals, policies, housing programs, and quantified objectives for the maintenance, improvement, and development of housing.
This Housing Element includes six goal statements. Under each goal statement the element sets out policies that amplify the goal.
Implementation programs are listed at the end of the corresponding group of policies and describe briefly the proposed action, the City agencies or departments with primary responsibility for carrying out the program, the funding source, and the timeframe for accomplishing the program. Several of the implementation programs also identify quantified objectives.
The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Housing Plan:
Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.
Policy: Specific statement guiding action and implying clear commitment.
Implementation Program: An action, procedure, program, or technique that carries out policy. Implementation programs also specify primary responsibility for carrying out the action and an estimated timeframe for its accomplishment. The timeframe indicates the fiscal year in which the activity is scheduled to be completed. These timeframes are general guidelines and may be adjusted based on City staffing and budgetary considerations.
Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the timeframe of the Housing Element.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 3
Housing Element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community’s ability to satisfy these needs. The quantified objectives of the Housing Element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over a five-year time frame.
In this policy document, the term affordable housing refers to housing that is affordable to all lower and moderate-income households, including low-income, very low-income, and extremely low-income households.
This Housing Element contains six goal statements that provide the vision for the development of housing in Hughson:
DIVERSIFYING HOUSING
Policy H-1.1: Housing Diversity. Spur diversity in the type, density, size, affordability, and tenure of residential development to meet Hughson’s housing needs while maintaining quality of life goals for the community. Ensure there is an adequate supply of mixed-use and residentially zoned land of appropriate densities to accommodate existing and anticipated housing needs through 2031.
Policy H-1.2: Affordable Housing Assistance. Facilitate the development of affordable housing through regulatory incentives and concessions, and available financial assistance. Proactively seek out new models and approaches in the provision of affordable housing, including accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).
Policy H-1.3: Housing Sites Supply. Maintain an adequate supply of land in appropriate land use designations and zoning categories to achieve a mix of single-family and multi-family development that will provide adequate housing opportunities for households of all income levels and special needs households (e.g., seniors, persons with a disability including developmental, large families, single female-headed households, farmworkers, and homeless), and will accommodate the housing needs established in the Regional Housing Needs Assessment (RHNA).
Policy H-1.4: Coordination and Information Sharing. Provide Planning applications, General Plan, Housing Element, Zoning Ordinance including zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets, and financial reports on the City’s website. Provide information on approved residential projects and vacant land supply to the development community (both nonprofit and for-profit) and the general public to improve the efficiency of housing production and marketing for rental, new, and resale housing.
Policy H-1.5: Collaborative Partnerships. Support collaborative partnerships with affordable housing developers and non-profit organizations to facilitate greater access to affordable housing funds.
Policy H-1.6: Inclusionary Zoning. Consider the use of inclusionary zoning as a tool to increase and integrate affordable units within market-rate developments, and increase access to resources, amenities, and affordable housing opportunities throughout the community.
Goal H-1: Foster development of a variety of housing types, densities, and prices to balance the city’s housing stock and meet Hughson’s regional fair share housing needs for people of all income levels, including extremely low, very low, low, and moderate-income households.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 4
IMPROVING HOUSING AFFORDABILITY
Policy H-2.1: Outreach and Participation. Promote participation by all residents of Hughson in the development of housing strategies and programs. Encourage minority participation in all sectors of the housing market.
Policy H-2.2: Developer Incentives. Provide incentives to developers who assist the City in meeting affordable housing needs, including units to accommodate special needs households, female-headed households, seniors, disabled, developmentally disabled, large families, emancipated youth, seasonal and temporary workers, and the homeless.
Policy H-2.3: Alternative Housing Accommodations. Accommodate the development of housing that provides temporary, transitional, and permanent housing in the city for homeless and low-income individuals, as well as housing accessible to disabled persons, and that facilitates aging in place.
Policy H-2.4: Home Ownership Opportunities. Increase homeownership opportunities for very low, low, and moderate-income households.
Policy H-2.5: Affordable Housing Supply. Support the acquisition and rental assistance of existing market-rate apartment units by non-profit housing developers, and conversion to long-term affordable housing for extremely low, very low, low, and moderateincome households, and large families to increase the supply of available and affordable rental housing.
Policy H-2.6: Financial Assistance to First-Time Homebuyers. Advocate for the provision of financial assistance for very low, low, and moderate-income first-time homebuyers through county and state programs.
HOUSING AND NEIGHBORHOOD PRESERVATION
Policy H-3.1: Preserve Existing Housing. Preserve the City’s housing stock, including existing rental housing and single-family homes that are affordable to very low, low, and moderate-income households, to ensure an adequate supply of affordable housing and to reduce displacement of households.
Policy H-3.2: Housing and Neighborhood Design. Ensure excellence in project design consistent with community character (architecture, site planning, and amenities) and City policies for development areas. Maintain and enhance neighborhoods with quality housing, infrastructure, and open space that strengthens neighborhood character and the health of residents, as well as encourages maintenance of rental and ownership units in sound condition through code enforcement and housing rehabilitation programs.
Policy H-3.3: Housing Rehabilitation. Pursue available rehabilitation programs for both owner-occupied and rental housing and funding for the conservation, retrofitting, and rehabilitation of viable older housing.
Policy H-3.4: Code Compliance. Improve code enforcement efforts and require compliance with the City’s building codes and zoning regulations to maintain the quality of the housing stock.
Policy H-3.5: Preserve Rent-Restricted Units. Support the continued use of rental assistance opportunities by Hughson residents, including HUD Housing Choice Vouchers. Identify funding opportunities and partnerships to preserve rent-restricted affordable Goal H-3: Conserve and improve Hughson’s existing housing stock where feasible and appropriate, and ensure new residential development complements the surrounding neighborhood context.
Goal H-2: Promote the expansion of the city’s affordable housing stock, including units that accommodate special needs households.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 5
units at risk of conversion to market-rate units, and conserve and rehabilitate the existing supply of housing affordable to extremely low, very low, low, and moderate-income households when appropriate. Preserve existing low-cost rental housing for occupancy by lower income (very low and low-income) residents.
Policy H-3.6: Preserve Mobile Home Parks. Support the preservation of mobile home parks as an important source of affordable housing and promote the continued upkeep of existing mobile home parks.
Policy H-3.7: Use of Public Funds. Prioritize CDBG and similar funds for the upgrading of streets, sidewalks, and other public improvements to support the revitalization of older neighborhoods, with an emphasis on improving living conditions in lower and moderate resource areas.
REMOVING GOVERNMENTAL CONSTRAINTS
Policy H-4.1: Streamlined Review. Continue existing streamlined development review process for all residential projects and facilitate priority review where appropriate for affordable, below market-rate (BMR), and special needs housing projects.
Policy H-4.2: Development Fees. Ensure that the development impact fee structure does not unnecessarily constrain production of housing, including infill development, ADUs and JADUs, and multi-family housing.
Policy H-4.3: Zoning Ordinance Amendments. Ensure the City’s Zoning Ordinance encourages and accommodates a range of housing types and a range of household types, including special needs households, by providing for specific housing types and streamlined applications required under State law (e.g., transitional housing, supportive housing, residential care facilities, employee housing, and SB 6, SB 35, SB 330, SB 9, and AB 2162 provisions to streamline housing approvals) and reducing constraints to housing development.
Policy H-4.4: Design Flexibility. Support flexibility and variety in site planning, housing design, ownership, and living arrangements, including co-housing, shared housing, and live/work housing through the Zoning Ordinance.
Policy H-4.5: State Density Bonus Law. Provide density bonuses to projects consistent with State law.
Policy H-4.6: Planned Development. Support the use of Planned Development zoning for projects when utilized to accommodate innovative site plans aimed at providing a mixture of housing types, increasing the supply of affordable housing, preserving open space, and/or offering new recreational opportunities when requested by developers or as deemed appropriate.
ADVANCING FAIR HOUSING OPPORTUNITIES
Policy H-5.1: Affirmatively Further Fair Housing. Ensure access to fair housing opportunities to the entire community and support the provision of fair housing education, assistance, services, and tenant/landlord mediation to Hughson residents.
Policy H-5.2: Housing Choice. Promote the expansion of the City’s affordable housing stock, emphasizing units that accommodate special needs households and affordable housing, including rental and ownership opportunities, in high resource areas.
Goal H-5: Affirmatively further fair and equal housing opportunities throughout the community for all persons, including special needs populations and all classes protected under Federal and State fair housing laws, so that safe and decent housing is available to all persons and all income levels.
Goal H-4: Reduce and remove governmental and nongovernmental constraints under the City’s control on the maintenance, improvement, and development of housing, while maintaining Hughson’s community character. 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 6
Policy H-5.3: Senior Housing. Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes or within the greater Hughson community.
Policy H-5.4: Housing for Persons with Disabilities. Continue to address the special needs of persons with disabilities, including developmental disabilities, through provision of supportive housing, accessibility grants, zoning for group housing, universal design, and procedures for reasonable accommodation.
Policy H-5.5: Housing Authority. Continue to support Stanislaus Regional Housing Authority efforts to provide housing assistance to lower and moderate-income households in Hughson.
Policy H-5.6: Prohibit Discrimination. Prohibit discrimination in the sale or rent of housing with regard to any protected characteristic, including race, color, national origin, ancestry, religion, disability, source of income, sex, sexual orientation, marital status, and familial status.
PROMOTING SUSTAINABILITY
Policy H-6.1: Energy-Efficient Design. Promote the use of energy conservation features in the design of all new residential structures. Encourage energy conservation improvements and promote energy conservation programs through rehabilitation loan programs, City staff training, and the distribution of information on energy conservation improvements.
Policy H-6.2: Green Building. Encourage residential construction of durable materials and designs suited to local conditions that will contribute to reduction of the life-cycle cost of the dwelling. Continue to implement CALGreen to ensure new development is energy and water efficient. Encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs.
Policy H-6.3: Energy-Efficiency Retrofits. Promote the use of the City share of HOME and CDBG funds for housing rehabilitation, including energy-efficient improvements and repairs, to reduce housing costs and reduce reliance on electricity and natural gas.
Policy H-6.4: Alternative Energy Sources. Promote the use of alternative energy sources such as solar energy, cogeneration, and non-fossil fuels.
C. HOUSING PROGRAMS
The following programs are the implementing actions the City will take to address its housing goals. Each program identifies the objectives, timeframe for implementation, department or agency primarily responsible for implementation, and the likely funding source.
1. HOUSING PRODUCTION AND DIVERSITY
Encourage development of a variety of housing types affordable to all income levels, providing options for those who work in Hughson to also live here.
PROGRAM 1: PARTNERSHIPS AND ASSISTANCE FOR AFFORDABLE HOUSING The City can play an important role in facilitating the development of quality, affordable housing in the community through provision of regulatory incentives and financial assistance or partnerships with developers. By utilizing various tools to facilitate affordable housing development, the City can help to address the housing needs of its special needs populations as well as extremely low, very low, low, and moderate-income households.
Goal H-6: Promote sustainability through support of existing and new residential development that minimizes reliance on natural resources.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 7
Responsible Department/Agency: Planning Division; City Council Funding Sources: General Fund; County; Grants; Impact Fees Objectives and Timeframe: • Conduct Partnership Outreach. Host annual meetings with affordable housing developers and non-profit organizations to identify housing opportunities, programs, and incentives that support affordable housing development, rehabilitation, and conversion of market-rate housing or non-residential development to affordable housing through provision of land write-downs, regulatory incentives, and/or financial assistance. Where interest is identified in specific programs or funding sources, coordinate between interested parties to develop a project proposal, funding application, etc.
• Share Information. Ensure that the development community (both nonprofit and for-profit) is aware of the housing programs, technical assistance, and funding available by publishing the Housing Element, Annual Action Plan, and respective notices.
• Offer Regulatory Incentives. Establish regulatory incentives by July 2025 to private and non-profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations.
Incentives may include:
o Provide City Staff Assistance. Offer study sessions for affordable housing projects for free or at a reduced cost for affordable housing projects. The study session would be an opportunity to receive preliminary feedback from City staff, Planning Commission, and/or City Council on the preliminary design of an affordable housing project. The preliminary feedback would allow the applicant an opportunity to incorporate recommendations as part of the formal proposal. o Expedite Project Processing. Expedite processing of projects with 20 percent or more of units affordable to very low or low-income households or for special needs households.
o Customize Development Standards. Engage developers of affordable and special needs housing to understand potential land use constraints related to development standards and prepare and adopt standards which support the development of housing affordable to low and moderate-income households and households with special needs. This includes setbacks, floor area ratios, and parking, where necessary to accommodate maximum permitted densities.
o Frontage Improvements. Consider a program to allow waiving or reducing the requirements for an affordable housing project on an infill site to complete frontage improvements, by either retaining the property frontage in its existing condition or having the City complete the improvements on the applicant’s behalf as part of a larger capital improvement project.
• Offer Density Bonuses. See Program 12.
• Offer Fee Waivers or Fee Reductions. See Program 2.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 8
• Quantified Objective: 480 housing units affordable to extremely low, very low, and low-income households during the planning period.
PROGRAM 2: AFFORDABLE HOUSING FUNDING SOURCES
Successful implementation of the City’s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, state, county, and private sources. The Incentives and Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Hughson. In addition to applying for those funds directly available to municipalities, the City plays an important role in supporting developers to secure outside funds. City involvement may include review of financial pro-forma analyses; provision of demographic, market, and land use information; review and comment on funding applications; and City Council actions in support of a project and application. Many “third-party” grants may also require some form of local financial commitment. The City will periodically review and update available housing programs to identify appropriate funding sources to meet Hughson’s housing needs.
Further, the City will identify methods to offset the cost of developing affordable housing, including examining fee reductions or deferrals and pursuing appropriate State and Federal funding sources to support the efforts of non-profit and for-profit developers to meet new construction and rehabilitation needs of lower- and moderate-income households. The City will also specifically target funding to address the needs of extremely low-income households.
Responsible Department/Agency: Planning Division; Economic Development Division; City Manager’s Office Funding Sources: General Fund; Federal, State, and County Governments; Grants; CDBG and HOME funds
Objectives and Timeframe: • Seek Funding. On an annual basis the City will identify local, regional, state, and federal assistance programs to assist with the development of affordable and special needs housing. Provided the City has one or more eligible projects, the City will apply for funding annually.
o Pursue federal, state, county, and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Support developers in securing outside funding sources. o Work with developers and housing providers to identify new affordable development projects, including very low and low-income units, and rehabilitation or conversion projects that would assist very low and lowincome households. o Submit, or support developer submission of, affordable housing funding applications, such as development, preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist opportunities identified during the planning period.
o The City will continue to participate in the Stanislaus County CDBG and HOME program and annually seek funding for City projects and programs that support the development, preservation, and maintenance of affordable housing.
o The City will actively advocate for HOME funds to support first-time homebuyer programs for Hughson residents, and will assign HOME funds to assist households with the first-time homebuyer down payment with a goal of assisting 20 households during the planning period.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 9
• Planning Application Fee Waiver or Fee Reduction Program. Study the feasibility of a program to waive, defer, or reduce planning application fees (excluding environmental review), building permit fees, and/or development impact fees for deed-restricted affordable housing projects. If adopted, recommend the fee waivers, deferrals, or reductions would operate through a reimbursement process to make certain the affordable housing unit is constructed. Fee waivers or fee reductions may be used in the negotiation process between the City and developers.
• Quantified Objective: 480 housing units affordable to extremely low, very low, and low-income households during the planning period.
PROGRAM 3: HOUSING ELEMENT MONITORING/ANNUAL REPORTING
Hughson’s Planning Division is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Planning Division will prepare the Annual Progress Report (APR) for review by the public and City decision-makers, and submittal to the California Department of Housing and Community Development (HCD) and the Governor’s Office of Planning and Research (OPR). Completion of the Annual Progress Report is required for the City to maintain access to state housing funds.
The APR will document:
• Hughson’s annual residential building activity, including identification of any deed-restricted affordable units and assignment of market-rate units to an appropriate affordability category; • Special needs units building activity, including new construction, rehabilitation, and preservation; • Progress towards the Regional Housing Needs Allocation since the start of the planning period; • Implementation status of the Housing Element programs; and • Implementation and compliance with other State law for APRs As part of Housing Element implementation monitoring, the City will monitor individual projects and its inventory of sites suitable for residential development and ensure no net loss of housing sites pursuant to Government Code Section 65863.
Responsible Department/Agency: Planning Division
Funding Sources: General Fund
Objectives and Timeframe: • Review the Housing Element annually and provide opportunities for public participation in conjunction with the submission of the City’s APR to HCD and OPR by April 1st of each year.
• Monitor inventory of residential sites on an ongoing basis, with replacement sites identified within 180 days of any shortfall.
PROGRAM 4: MONITOR RESIDENTIAL CAPACITY (NO NET LOSS)
The City will monitor the consumption of residential acreage (i.e., land identified with residential development potential) and review proposed General Plan amendments, Zoning Ordinance amendments, and development projects to ensure an adequate inventory is available to meet the City’s 2023-2031 RHNA obligations.
To make certain sufficient residential development capacity is maintained, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the residential 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 10
sites inventory. Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate-income, or above moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and require “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate sites requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.
Responsible Department/Agency: Planning Division
Funding Sources: General Fund
Objectives and Timeframe: • Inventory Management. Maintain an inventory of sites suitable for residential development affordable at all income levels to make certain that adequate sites remain available throughout the planning period, in compliance with Government Code Section 65863(b); provide information online and to interested developers; and update the inventory annually as part of the Annual Progress Report. • No Net Loss. Require no net loss of housing sites pursuant to Government Code Section 65863 (No Net Loss Law) through monitoring the updated inventory of sites to make certain that the net future housing capacity is adequate to accommodate the RHNA and implementing a project-by-project procedure to evaluate the proposed density and affordability levels of each project to make certain that the project would not create a shortfall in capacity to accommodate the RHNA. If a shortfall occurs, the City will identify replacement sites within 180 days of project approval creating the shortfall.
PROGRAM 5: PRIORITY WATER AND SEWER FOR AFFORDABLE HOUSING The City will adopt policies and procedures to provide priority water service for developments that include lower income housing units, consistent with State law (Government Code Section 65589.7).
Responsible Department/Agency: Planning Division; City Attorney’s Office; City Council; Utilities Department Funding Sources: General Fund
Objectives and Timeframe: • By December 2025, adopt policies and procedures to provide priority water service for developments that include lower income housing units pursuant to Government Code Section 65589.7.
• Quantified Objective: 602 housing units affordable to very low, low, and moderate-income households during the planning period.
PROGRAM 6: ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is an accessory unit that is no more than 500 square feet in size and contained entirely within a single-family residence with separate or shared sanitation facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low, low, and moderate-income households and can provide options for students, seniors, young professionals, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes. ADUs offer an important opportunity to help Hughson address its regional housing needs while maintaining the community’s unique character. 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 11
Regulatory Updates. Hughson will continue to update Municipal Code regulations that allow ADUs and JADUs by right on properties with existing or planned single-family and multifamily uses and support the development of ADUs through fee reductions and waivers above and beyond those required by State law.
Amnesty Program. The City will develop and implement an Amnesty Program, which offers a risk-free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement, demolition of units, and/or displacement of occupants.
Responsible Department/Agency: Planning Division; Building Division Funding Sources: General Fund; Grants
Objectives and Timeframe: • Update the City’s current ADU/JADU requirements to comply with State law and provide further streamlining incentives by December 31, 2024. • Pursue state funding available to assist low and moderate-income homeowners in the construction of ADUs by December 31, 2024.
• Identify financial assistance for qualified property owners to build ADUs using state funds (such as CalHFA and CalHOME funds).
• Provide technical resources online by December 31, 2024 to assist with ADU/JADU development, including an ADU factsheet with a summary of requirements for ADUs/JADUs, fees required, and information regarding available funding programs.
• Conduct outreach and education on ADU options and requirements to homeowners and Homeowners’ Associations in 2025.
• Conduct annual and mid-cycle review no later than January 31, 2027 of ADU assumptions included in the Housing Resources chapter of the Background Report. If the review finds that production is not consistent with the projections in the Housing Resources chapter, modify this program within one year to further incentivize ADU production so that the City’s projections can be realized. • Develop an ADU Amnesty Program to encourage compliance with health and safety standards by 2026.
• Quantified Objective: 16 ADUs by 2031 – 2 very low-income, 2 low-income, 2 moderate-income, and 10 above moderate-income units.
2. HOUSING AFFORDABILITY
Encourage a range of affordable housing options for both renters and homeowners.
PROGRAM 7: HOUSING CHOICE VOUCHER RENTAL ASSISTANCE
The federal Housing Choice Voucher (HCV) Program extends rental subsidies to extremely low and very low-income households, including families, seniors, and persons with disabilities. The HCV Program offers a voucher that pays the difference between the current fair market rent and what a tenant can afford to pay (i.e., 30 percent of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low and very low-income households can afford to pay for housing, the HCV Program plays a critical role in allowing such households to remain in the community and is a key program to address the needs of extremely low and very low-income households.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 12
The City will advocate for increased vouchers and work with the Stanislaus Regional Housing Authority to increase access to vouchers within Hughson.
Responsible Department/Agency: Planning Division; Stanislaus Regional Housing Authority; City Manager’s Office Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers
Objectives and Timeframe: • Publicize and participate in rental assistance programs, such as Housing Choice Vouchers and other available rental programs, on an ongoing basis. • Partner with the Stanislaus Regional Housing Authority to provide rental assistance to extremely low, very low, and low-income residents. • Share information regarding the HCV Program on the City’s website by December 31, 2024.
• Encourage the participation of single-family and multifamily property owners in the HCV Program on an ongoing basis.
• Assist the Stanislaus Regional Housing Authority in providing education about the benefits of the HCV Program and encouraging increased landlord participation by facilitating an annual presentation to groups such as Homeowners’ Associations and Neighborhood Associations in areas with the highest opportunity scores in the City.
• Target education and marketing efforts throughout the community with an emphasis on higher opportunity areas.
3. HOUSING AND NEIGHBORHOOD PRESERVATION
Improving the condition and affordability of existing housing and ensuring development is consistent with surrounding neighborhood context.
PROGRAM 8: PRESERVATION OF EXISTING AFFORDABLE HOUSING
Potential conversion of affordable housing to market-rate housing is an ongoing and critical statewide problem. Federal, state, and local governments have invested in the development of more than 500,000 affordable rental homes in California over the last few decades.
While no projects are at risk of conversion at this time (see Table 2-39 of the Background Report), the City will maintain contact with the operators of affordable housing to address the potential for at-risk assisted housing (i.e., affordable projects that could convert to market rate within ten years) to ensure the preservation of affordable units. Should any units be identified as at-risk, the City will provide technical assistance, require that the noticing requirements of Government Code Section 65862.10 and 6583.11 are met, and will monitor any units identified as at-risk.
Responsible Department/Agency: Planning Division; City Attorney; City Council Funding Sources: General Fund; public and private funds Objectives and Timeframe: • Annually monitor the City’s affordable housing stock to ensure that deed-restricted affordable units are preserved.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 13
• Should any of the assisted housing become at risk of converting to market rate, the City will work with property owners, interest groups, and the State and Federal governments to ensure compliance with State law and implement the following:
o Technical Assistance: Provide technical assistance where feasible to public and non-profit agencies interested in purchasing and/or managing units at risk.
o Preservation Programs: Provide information to owners of at-risk properties regarding rehabilitation assistance and/or mortgage financing in exchange for extending affordability restrictions. o Tenant Education: Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market-rate Housing, pursuant to Section 65863.10 of the Government Code and provide tenant education on housing rights.
• Quantified Objective: Retain the affordable units identified in Table 2-39 of the Background Report.
PROGRAM 9: HOUSING REHABILITATION AND NEIGHBORHOOD IMPROVEMENT Through the Planning Division and Code Enforcement, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources.
Responsible Department/Agency: Planning Division; Code Enforcement; Stanislaus Urban County (CDBG) and HOME Consortium
Funding Sources: General Fund; Stanislaus Urban County (CDBG) and HOME Consortium Objectives and Timeframe: • Actively participate in the Stanislaus Urban County (CDBG) and HOME Consortium (or alternatively seek entitlement funding directly from HUD) and annually apply for separate grant funding through available State programs to ensure funds for housing rehabilitation and emergency repair are available to extremely low, very low, and low-income households.
• Encourage the rehabilitation of substandard residential properties by homeowners and landlords on an ongoing basis, with an emphasis on providing annual outreach to property owners in areas with higher rates of housing rehabilitation needs and areas with higher potential of displacement, with information regarding available housing rehabilitation and emergency repair funds. • Annually review code enforcement records to identify areas requiring special attention. If areas with less stable housing conditions are identified (e.g., code violations, significant deferred maintenance, illegal occupancy), perform targeted outreach within six months to the neighborhood and areas to ensure property owners and residents are aware of available housing rehabilitation and improvement programs.
• As part of code enforcement activities, City staff will provide property owners, residents, and Homeowners’ Associations with referral information to applicable housing rehabilitation and improvement programs.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 14
• Annually identify at least one project in the city’s lowest resource areas (low and moderate resource areas) that will improve the area’s economic, educational, or environmental scores and seek funding to implement the project. • Quantified Objective: Rehabilitation or emergency repair of eight lower income homes during the planning period.
4. REMOVING GOVERNMENTAL CONSTRAINTS
Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements.
PROGRAM 10: MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND
ZONING LAWS
The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while another program addresses specific constraints identified in this Housing Element (see Program 10), the City will continue to, at least annually, monitor its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.
Recent laws that may require Municipal Code revisions to implement include Assembly Bill (AB) 2011 (2022) and Senate Bill (SB) 6 (2022). AB 2011 creates a CEQA-exempt, ministerial approval process for eligible housing developments, including 100-percent affordable projects and mixed-income projects located on “commercial corridors”, on sites where office, retail, or parking are the principally permitted use. SB 6 allows eligible residential and mixed-use projects in zones where office, retail, or parking are the principally permitted use to invoke SB 35 (2017) and the Housing Accountability Act approval processes.
Responsible Department/Agency: Planning Division; City Attorney’s Office Funding Sources: General Fund
Objectives and Timeframe: • Monitor federal and state legislation as well as City development processes and zoning regulations to identify, address, and remove constraints to housing. • Update the Municipal Code and the City’s project application documents by December 31, 2024 to incorporate the requirements of AB 2011 and SB 6.
PROGRAM 11: ZONING ORDINANCE AMENDMENTS
Amendments to the Zoning Ordinance are necessary to address various recent changes to State law and create consistency with the Housing Element. The amendments will address the following:
A. Low Barrier Navigation Centers: The Zoning Ordinance will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right land use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.
B. Transitional and Supportive Housing: The Zoning Ordinance will be revised to ensure that transitional and supportive housing are allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right land use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 15
C. Residential Care Facilities: The Zoning Ordinance will be amended to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Zoning Ordinance to: (1) allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all zoning districts that allow residential uses; and (2) to allow residential care facilities that serve seven or more people in all zones that allow residential uses to ensure fair housing opportunities in a variety of residential zoning districts, in the same manner as a residential use of the same type, and to ensure all conditions of approval are objective and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations, and to clarify that this type of facility is intended to serve as a residence for individuals in need of assistance with daily living activities.
D. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Zoning Ordinance will be updated to ensure that eligible multifamily, mixed-use, and multi-unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including SB 330 (2019) and SB 9 (2021), as provided by applicable sections of the Government Code, including but not limited to, Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”
E. Single-Room Occupancy (SRO): The Zoning Ordinance will be updated to define single-room occupancy units and to establish objective standards for SROs.
F. Emergency Shelters: The Zoning Ordinance will be updated to ensure the City’s emergency shelter parking requirement is not higher than comparable uses in the same zone in accordance with the requirements of Government Code Section 65583(a)(4)(A)(ii); to revise the definition of emergency shelter to be expanded to include interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care consistent with Government Code Section 65583(a)(4)(C); and to allow emergency shelters as a permitted use when ancillary to a church or other religious use.
G. Farmworker and Employee Housing: Define and provide zoning provisions for farmworker and employee housing in accordance with California Health and Safety Code Sections 17021.5 and 17021.6. Specifically, the Zoning Ordinance will be amended to include the following:
a. Any employee housing providing accommodations for six or fewer employees will be deemed a single-family structure. Employee housing will not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term.
b. No conditional use permit, variance, or zoning clearance will be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone. c. Any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family household will be permitted by-right in any zone(s) permitting agricultural use by right. In any zone(s) where agricultural use is permitted subject to a conditional use permit, such employee housing will be subject to a conditional use permit.
d. Permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who may or may not work on the property where the employee housing is located. e. Require that existing or future agricultural farms or places of employment work with housing providers to meet the needs of farmworkers and their families.
H. Manufactured Housing and Mobile Homes: As required by Government Code Section 65852.3, manufactured housing and mobile homes on a permanent foundation shall be treated in the same manner as a single-family home, except that architectural requirements for the roof overhang, roofing material, and siding material may be required provided that such requirements do not exceed the provisions allowed by Government Code Section 65852.3. The City will review and update the Zoning Ordinance as necessary to reflect the current requirements of Government Code Section 65852.3.
I. Objective Design Standards: The City will adopt objective design and development standards for multifamily housing, including ministerial (by-right) residential and mixed-use development, and will ensure that the standards, including 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 16
floor area ratio, unit size, height, setbacks, and parking requirements, accommodate the maximum densities permitted, and provide flexibility with the design of building types and units to accommodate irregular lots. These objective standards will replace any subjective standards, including site plan review findings, design review standards, use permit conditions, and other standards required for multifamily housing with objective standards and definitions and/or illustrations.
Additional amendments to the Zoning Ordinance are necessary to advance affordable housing opportunities:
J. Inclusionary Housing: As part of the Zoning Ordinance Update, the City will consider adopting an Inclusionary Housing Ordinance, housing impact fee, as well as consider potential alternatives to inclusionary housing as a means of providing some below-market rate (BMR) housing in market-rate developments and to integrate/disperse affordable housing throughout the community.
Responsible Department/Agency: Planning Division; City Manager’s Office; City Attorney; Planning Commission; City Council Funding Sources: General Fund; Grants
Objectives and Timeframe: • Ensure that the City’s Zoning Ordinance is consistent with State law by December 2025 and update the Zoning Ordinance as needed to comply with future changes to State law.
Review development standards in all residential districts every three years to identify if standards have constrained potential development and revise standards when necessary to remove constraints to multifamily residential development.
PROGRAM 12: GOVERNMENTAL TRANSPARENCY
Government Code Section 65940 ensures the public has access to a jurisdiction’s planning and financial documents. Planning applications, the General Plan, the Zoning Ordinance including text and zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies will be made available.
Responsible Department/Agency: Planning Division; Building Division; Public Works Department; Finance Department; City Clerk
Funding Sources: General Fund
Objectives and Timeframe: • Provide planning and financial documents through the City’s website to ensure transparency pursuant to Government Code Section 65940, no later than July 1, 2024.
PROGRAM 13: DENSITY BONUSES
The City will review and update its Zoning Ordinance to reflect current State density bonus provisions. Government Code Section 65915-65918 requires density bonuses for a range of housing types, including mandating density bonuses of up to 80 percent based on the percentage of affordable units for projects affordable to very low, low, and moderate-income households (depending on the affordable units provided by the project) and up to four incentives for qualified housing projects. The City is also required to establish procedures for waiving or modifying development and zoning standards that would otherwise inhibit the utilization of the density bonus on specific sites.
Applicants of residential projects of five or more units may apply for a density bonus and additional incentives if the project provides for one of the following:
• Ten percent of the total units of a housing development for rental or sale to lower-income households; or • Five percent of the total units of a housing development for rental or sale to very low-income households; or 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 17
• A senior housing development or a mobile home park that limits residency based on age requirements for housing for older persons; or
• Ten percent of the total dwelling units of a housing development are sold to moderate-income persons and families; or • Ten percent of the total units of a housing development for rental to transitional foster youth, disabled veterans, or homeless persons; or
• Twenty percent of the total units for rental to lower-income students in a student housing development.
The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage, but generally ranges from 20-50 percent above the specified maximum General Plan density.
In addition to the density bonus, eligible projects may receive up to four additional development incentives depending on the proportion of affordable units and level of income targeting. The following development incentives may be requested:
• Reduced site development standards or design requirements. • Approval of mixed-use zoning in conjunction with the housing project. • Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions.
Density bonus applicants are also eligible to use the State’s alternative parking ratio (inclusive of handicapped and guest spaces) of one parking space for studios and one-bedroom units, two parking spaces for two to three-bedroom units, and 2.5 parking spaces for four or more-bedroom units.
Responsible Department/Agency: Planning Division; City Attorney; Planning Commission; City Council Funding Sources: General Fund
Objectives and Timeframe: • Continue to implement and grant density bonuses for projects meeting density bonus criteria, consistent with State law.
• Update the Zoning Ordinance by December 31, 2024 to reflect the density bonus provisions of State law and to allow up to one additional incentive for special needs housing that is affordable to very low, low, and/or moderate-income households in perpetuity.
• Promote the use of density bonus incentives and provide technical assistance to developers in utilizing the density bonus to maximize feasibility and meet local housing needs.
• Quantified Objective: 602 housing units affordable to very low, low, and moderateincome households during the planning period.
5. FAIR HOUSING OPPORTUNITIES
Ensuring residents, particularly special needs populations, have access to safe and habitable housing, are treated fairly, and have increased opportunities to live in the area of their choice.
PROGRAM 14: FAIR HOUSING SERVICES
The Stanislaus Urban County, for which the City of Hughson is a participating member, provides a fair housing services program designed to address impediments to fair housing choice through education and investigation to the community. The Stanislaus Urban County currently contracts with Project Sentinel to provide fair housing education, outreach, and enforcement to the Urban County members, providing and coordinating referral services to assist individuals who may have been the victims of discrimination. Project Sentinel maintains a fair housing hotline and provides bilingual in-person counseling. Fair housing education and outreach includes publication and distribution of fair housing materials and presentations to community groups and housing providers on fair housing issues.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 18
Individuals who may have been the victims of discrimination may file a fair housing complaint with the U.S. Department of Housing and Urban Development (HUD) or California Department of Fair Employment and Housing (CDFEH). Information regarding fair housing laws will be available on the City’s website, at the public counter, and in the local library.
City staff is available to provide information and referrals upon request and provides fair housing and employment brochures at the public counter.
Responsible Department/Agency: Planning Division; fair housing services providers; City Manager’s Office; City Council; City Attorney’s Office
Funding Sources: General Fund; outside funding
Objectives and Timeframe: • Promote fair housing opportunities for all people and support efforts of City, County, State, and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal anti-discrimination laws. Discrimination complaints will be referred to the Stanislaus Urban County, California Department of Fair Employment and Housing, and/or U.S. Department of Housing and Urban Development, as appropriate. • Educate selected staff in the Planning Division and City Manager’s Office on responding to complaints received regarding potential claims of housing discrimination. Information regarding the housing discrimination complaint referral process will be posted on the City’s website and available at the public counter.
• Establish a specific process for addressing fair housing complaints by December 31, 2024, that includes referrals to the City’s fair housing services provider, to identify specific community outreach actions that will occur and to identify specific materials to be made available at the public counter and on the City’s website.
PROGRAM 15: ONGOING COMMUNITY EDUCATION, RESOURCES, AND OUTREACH The City will promote the availability of local, regional, State, and Federal programs for housing construction, homebuyer assistance, rental assistance, and housing rehabilitation through the following means: (a) creating a webpage on the City’s website that describes programs available in Hughson, with links to program information from organizations/agencies that administer these programs; (b) including information on programs on a semi-annual basis in City newsletters and other general communications that are sent to City residents; (c) maintaining information on programs at the City’s public counter; (d) training City staff to provide referrals to agencies; and (e) distributing information on programs at the library, post offices, and the Community/Senior Center.
Examples of specific information may include:
• Fair Housing laws, contact information for Hughson’s fair housing services providers • Rehabilitation loan programs
• Housing Authority information
• Stanislaus County housing programs
• Code enforcement
• Homebuyer assistance
• Shared living opportunities
The City will continue to provide information on its website and in brochures at convenient locations throughout Hughson that publicize opportunities, agencies, and programs that are available to local households and which help to meet the City’s housing goals.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 19
Responsible Department/Agency: Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Maintain the Housing Element mailing list and send public hearing notices to all interested public and non-profit agencies and affected property owners; post notices in public buildings such as City Hall, the library, post offices, and the Community/Senior Center; and publish a notice in the local newspaper.
Information will also be posted on the City’s website.
• Notify a broad representation of the community when housing strategy or implementing programs are discussed by the Planning Commission or City Council.
• Maintain a webpage on the City’s website describing housing programs available in Hughson, with links to program descriptions, application forms, and contact information for organizations that administer these programs. • Include information on housing programs in City newsletters and other general communications that are sent to City residents.
• Provide the following information at the public counter, library, and on the website by December 31, 2025 and update information biannually:
o City regulations regarding ADUs, JADUs, SB 9 units, and streamlined permitting opportunities for eligible housing development projects. o Availability of the Housing Choice Voucher Rental Assistance Program. o Job-training organizations.
o Programs that provide or assist homeowners with housing rehabilitation, efficiency programs, weatherization, emergency repair assistance, and free energy audits
o Resource referral information for renters, such as housing discrimination, landlord/tenant relations, access to legal aid services for housing complaints, and information on housing advocacy programs and similar information.
PROGRAM 16: UNIVERSAL DESIGN AND ACCESSIBILITY
As Hughson’s population continues to age, providing housing that is accessible to people of all abilities becomes increasingly important. The majority the City’s housing stock was built prior to 1991 when current ADA accessibility standards took effect, and thus it is important for the City to facilitate the retrofit of existing housing to provide greater accessibility, as well as to promote accessibility in new construction. The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility.
Examples of universal design features include:
• Entrances without steps that make it easier for persons of all ages to enter the home. • Wider doorways that enhance interior circulation and accommodate strollers and wheelchairs. • Lever door handles that are easier to use, especially by parents with an infant or a person with arthritis. • Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly.
Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors. Visitability can be achieved in new construction by utilizing two simple design standards: (1) providing 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 20
a 32-inch clear opening in all interior and bathroom doorways; and (2) providing at least one accessible means of ingress and egress for each unit.
Making certain that developments are designed to provide an accessible circulation system further ensures that housing and development accommodate persons with disabilities.
Responsible Department/Agency: Building Division
Funding Sources: General Fund
Objectives and Timeframe: • Provide information on universal design and visitability principles to residential development applicants.
• Update the Zoning Ordinance by December 31, 2025 to include objective visitability standards for new residential construction (single-family and multifamily development) and multifamily remodels.
PROGRAM 17: REASONABLE ACCOMMODATION PROCEDURES
“Reasonable accommodation” refers to flexibility in standards and policies to accommodate the needs of persons with disabilities.
State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs.
The City can grant reasonable modifications to the requirements of the Zoning Ordinance (HMC § 17.03.062) to make certain persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling. The regulations establish a ministerial process for requesting and granting reasonable modifications to zoning and development regulations, building codes, and land use. The City imposes no fees for a reasonable accommodation application.
Responsible Department/Agency: Planning Division; Building Division Funding Sources: General Fund
Objectives and Timeframe: • Conduct outreach and distribute informational materials. • Provide individuals with disabilities reasonable accommodation (in full compliance with SB 520 (2001)) in rules, policies, practices, and procedures that may be necessary to provide equal access to housing by December 31, 2024.
Include the following information:
o Notice to the public of the availability of an accommodation process.
The notice will be provided at all counters where applications are made for a permit, license, or other authorization for siting, funding, development, or use of housing.
o Procedures for requesting reasonable accommodation, including preparation of a reasonable accommodation application form and designating the appropriate individual, committee, commission, or body responsible for acting on requests.
o Review procedures for requests for reasonable accommodation, including provisions for issuing a written decision within 45 days of the date of the application filing.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 21
o Criteria to be used in considering requests for reasonable accommodation.
o Appeal procedure for denial of a request for reasonable accommodation. The procedure should establish that there is no fee for processing requests for reasonable accommodation or for appealing an adverse decision related to a request for reasonable accommodation.
o Public information brochure on reasonable accommodation for disabled persons and provide that information on the City’s website.
PROGRAM 18: COORDINATE WITH HOUSING SUPPORT SERVICE AGENCIES Support countywide social services agencies in their efforts to provide housing for special need groups. The City will provide information and referrals to service providers and County agencies for those seeking health and human services assistance.
Information on County programs and programs operated by local service providers and nonprofits will be made available at the City’s public counter and links to County agencies and local service providers will be posted on the City’s website.
Responsible Department/Agency: Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Continue participating in the Stanislaus Community System of Care (CSOC) and Urban County/HOME Consortium (CDBG and HOME funds) to ensure services are made available to Hughson residents. Provide information on service programs at City Hall and include program information such as health, human assistance, senior, and homeless programs on the City’s website. • Support efforts of countywide social services agencies, nonprofits, and other service providers in their efforts to provide housing and services for special needs groups through coordinating an annual meeting with County social services agencies, nonprofits, and other service providers to identify housing needs of the community, services available to meet the needs, and additional funding sources or programs that may be available to assist in meeting needs.
PROGRAM 19: ACCESS TO HOUSING FOR SPECIAL NEEDS HOUSEHOLDS Hughson has provided rental and ownership opportunities to serve a variety of income levels and a range of household types.
During the 2023-2031 planning period, the City anticipates continuing to increase rental and ownership opportunities for all income levels. To ensure that housing opportunities are accessible to the City’s existing residents that may be at risk of displacement, to increase access to resources, and to affirmatively further fair housing access and opportunities, the City will develop a program that connects targeted very low and low-income residents and employees with access to new housing opportunities. The program will also identify available local and regional resources for homeownership and housing rehabilitation opportunities to ensure the community is aware of these resources.
Responsible Department/Agency: Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Develop an outreach program by December 2025 to connect lower income residents and the lower income workforce in the City with new rental and ownership opportunities, access to resources for homeownership, including 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 22
counseling for new buyers and existing homeowners, and housing rehabilitation programs as those become available, and access to housing assistance providers, promoting fair housing choice and access to safe and decent housing within the community, and conduct outreach annually, or more frequently, as housing opportunities become available.
PROGRAM 20: REPLACEMENT HOUSING
Government Code Section 65583.2(g)(3) requires the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code Section 65915(c)(3). As well, Government Code Section 66300(d) requires that the City only approve projects that will demolish residential units if the project will create at least as many residential dwelling units as will be demolished and certain affordability criteria are met. Replacement requirements will be applied for sites identified in the residential sites inventory (Appendix A) that currently have residential uses, or within the previous five years have had residential uses that have been vacated or demolished, and:
• Were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or
• Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or • Occupied by low or very low-income households.
For the purpose of this program, “previous five years” is based on the date the application for development was submitted.
Pursuant to Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), 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.
Responsible Department/Agency: Planning Division
Funding Sources: General Fund; replacement costs to be borne by developer of any such site Objectives and Timeframe: • Identify the need for replacement of housing units and ensure replacement, if required, on an ongoing basis for all project applications. • Specifically, housing development projects that require the demolition of residential dwelling units will be reviewed and will only be approved if: a) the project will create at least as many residential dwelling units as will be demolished, b) certain criteria are met, including replacement of protected units (Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), and c) if the parcel is in the inventory (Chapter 4 of the Background Report and Appendix A), the project must replace units affordable to the same or lower income levels.
PROGRAM 21: HOMELESS CONTINUUM OF CARE
The City actively assists in addressing the needs of the homeless community at the regional level and will continue working with the Stanislaus Community System of Care (CSOC) to provide ongoing homeless services and will work cooperatively with service providers and other County jurisdictions to identify and address the needs of the homeless and at-risk population whereby resources will be provided to persons and households that are homeless or at risk of homelessness, including the provision of emergency shelter, transitional housing, supportive housing, and permanent housing. 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 23
The City participates in the County’s Continuum of Care operated by the Stanislaus Community System of Care as a means of coordinating a regional approach to issues of homelessness. The City also provides referrals, and as available, funding support to area homeless service providers.
Responsible Department/Agency: Planning Division; City Manager’s Office; City Council; Stanislaus Community System of Care (CSOC)
Funding Sources: General Fund
Objectives and Timeframe: • Address homelessness at the regional level through continuing to participate in the Stanislaus Community System of Care to ensure adequate shelter space is available to accommodate the unmet need countywide and to ensure services are coordinated to provide unhoused persons with social, health, financial, and other supportive services necessary for persons to become and remain housed and live in a safe, dignified manner.
• Address homelessness at the local level through working with service providers and nonprofits to coordinate funding applications and use of available Emergency Solutions Grants Program (ESG), CDBG, and other funds for the development of emergency shelters, transitional housing, and supportive housing.
PROGRAM 22: AFFIRMATIVELY FURTHER FAIR HOUSING
This program includes components of other programs in the Housing Plan as well as additional actions to address fair housing throughout the planning period. This program facilitates equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing (AFFH) and address impediments identified in the analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and prices suitable for lower-income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and recommended implementing actions.
The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.
The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
• High-priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
• Medium-priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation;
• Low-priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address them, or the factors may have only a slight or indirect impact on fair housing choice.
In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the APR to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to meet its AFFH goals.
Responsible Department/Agency: Planning Division; fair housing services providers; City Manager’s Office Funding Sources: General Fund; Grants
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 24
Objectives and Timeframe: • Implement measures to affirmatively further fair housing on an ongoing basis, with specific timelines for individual components as outlined in Table 1. 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 25
Table 1: Program 21 Fair Housing Program Action Items
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics Fair Housing Outreach and Enforcement 14. Fair Housing Services Provide fair housing investigation and coordinate referral services to assist individuals who may have been the victims of discrimination. The City’s current fair housing services provider is Stanislaus Fair Housing. • Promote fair housing opportunities for all people and support efforts of City, County, State, and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal anti-discrimination laws. • Educate selected staff in the Planning Division and
City Manager’s Office on responding to complaints received regarding potential claims of housing discrimination. Selected staff will receive annual education on addressing fair housing complaints. • Post information regarding the housing discrimination complaint referral process on the City’s website and make available at the public counter. • Establish a specific process for addressing fair
housing complaints.
• High
priority; by December 31, 2024
• Citywide • Information on the City’s
website and public counter (December 31, 2024);
• Establishment of specific
process for addressing fair housing complaints (December 31, 2024); • Annual training regarding
fair housing complaints (2025 and annually thereafter).
Housing Mobility Enhancement 6. Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) Encourage the development of ADUs and JADUs throughout the City to expand housing opportunities for all income levels and special needs groups. • Update the City’s ADU/JADU requirements to comply
with State law and provide further streamlining incentives. • Pursue state funding available to assist low and
moderate-income homeowners in the construction of ADUs. • Identify financial assistance for qualified property
owners to build ADUs using state funds (such as CalHFA and CalHOME funds). • Provide technical resources online to assist with
ADU/JADU development, including an ADU factsheet
• High
priority; by December 31, 2024
• Citywide;
target marketing in higher opportunity areas
• Update the City’s
ADU/JADU by December 31, 2024);
• Pursue state funding to
assist low and moderateincome homeowners in the construction of ADUs by December 31, 2024; • Provide technical resources
online by December 31, 2024 to assist with
1 Program numbers reference the corresponding program in the Housing Plan. Program 21 is the AFFH program and all associated actions, objectives, and timing are implemented solely as part of Program 21. 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 26
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics with a summary of requirements for ADUs/JADUs, fees required, and information regarding available funding programs. • Conduct outreach and education on ADU options and
requirements to homeowners and Homeowners’ Associations. • Conduct annual and mid-cycle review no later than
January 31, 2027 of ADU assumptions. If the review finds that production is not consistent with the projections, modify this program within one year to further incentivize ADU production so that the City’s projections can be realized. • Develop an ADU Amnesty Program to encourage
compliance with health and safety standards.
ADU/JADU development;
• Conduct outreach and
education on ADU options in 2025;
• Conduct annual and midcycle review no later than
January 31, 2027 of ADU assumptions;
• Develop ADU Amnesty
Program by 2026;
• Add 16 ADUs by 2031 – 2
very low-income, 2 lowincome, 2 moderateincome, and 10 above moderate-income units.
7. Housing Choice Voucher (HCV) Rental Assistance Extend rental subsidies to extremely low and very lowincome households, including families, seniors, and persons with disabilities. • Publicize and participate in rental assistance programs on an ongoing basis.
• Partner with the Stanislaus Regional Housing
Authority to provide rental assistance to extremely low, very low, and low-income residents. • Share information regarding the HCV Program on the
City’s website.
• Encourage the participation of single-family and
multifamily property owners in the HCV Program on an ongoing basis. • Assist the Stanislaus Regional Housing Authority in
providing education about the benefits of the HCV Program and encouraging increased landlord participation by facilitating an annual presentation to groups such as Homeowners’ Associations and Neighborhood Associations in areas with the highest opportunity scores in the City. • Target education and marketing efforts throughout the community with an emphasis on higher opportunity areas. • Medium
priority; within 24 months of Housing Element adoption
• Citywide;
target education and marketing efforts throughout the City with emphasis on higher opportunity areas • Document any participation
in rental assistance programs on an ongoing basis;
• Document provision of
rental assistance to extremely low, very low, and low-income Hughson residents on an ongoing basis; • Provide information
regarding the HCV Program on the City’s website by December 31, 2024; • Assist with facilitating an
annual presentation to HOAs and Neighborhood Associations in areas of highest opportunity. 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 27
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics New Housing Choices and Affordability in Moderate and High Opportunity Areas/Improve Opportunity Scores 1. Partnerships and Assistance for Affordable HousingUse tools to facilitate affordable housing development to address the housing needs of special needs populations as well as lower and moderate-income households. • Host annual meetings with affordable housing
developers and non-profit organizations to identify housing opportunities, programs, and incentives that support affordable housing development. • Share information with the development community. • Offer regulatory incentives to private and non-profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. • Offer Density Bonuses.
• Medium
priority; within 24 months of Housing Element adoption
• Target
affordable housing throughout the City with an emphasis on higher opportunity areas and areas of concentrated poverty • Annual meetings with
affordable housing developers and non-profit organizations in support of affordable housing development; • Share information on an
ongoing basis;
• Establish regulatory
incentives by July 2025;
• Update the Zoning
Ordinance by December 31, 2024 to reflect the density bonus provisions.
11. Zoning Ordinance Amendments Support a greater variety of housing types, including housing options for the unhoused, persons with a disability, and farmworkers; facilitate streamlined, ministerial review of eligible affordable housing projects; and remove constraints to multifamily and affordable housing. • Adopt objective design standards for multifamily
housing, including ministerial (by-right) residential and mixed-use development. • Assess adopting an Inclusionary Housing Ordinance
as a means of providing some below-market rate housing in market-rate developments and to integrate affordable housing throughout the community. • Medium
priority; by December 31, 2025
• Citywide • Ensure the Zoning
Ordinance is consistent with State law by December 31, 2025; • Adopt objective design
standards by December 31, 2025;
• Assess adopting an
Inclusionary Housing Ordinance by December 31, 2025.
13. Density Bonuses Provide density bonuses and incentives for the provision of affordable housing. • Incentivize the development of affordable housing. • Establish procedures for waiving or modifying development and zoning standards that would otherwise inhibit the utilization of the density bonus on specific sites. • High
priority; by December 31, 2024
• Citywide • Update density bonus
provisions by December 31, 2024;
• Allow up to one additional
incentive for special needs housing;
• Promote the use of density
bonus incentives and provide technical assistance to developers; 2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 28
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics • 602 units affordable to very
low, low, and moderateincome households.
Place-Based Strategies for Community Preservation and Revitalization 9. Housing Rehabilitation and Neighborhood ImprovementPromote housing rehabilitation by connecting areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources. • Participate in the Stanislaus Urban County (CDBG)
and HOME Consortium and other housing rehabilitation programs and seek additional funding. • Maintain a webpage on the City’s website describing
rehabilitation and repair programs available in Hughson, with links to application forms and contact information for County agencies that administer these programs. • Provide property owners, residents, and
Homeowners’ Associations with referral information to applicable housing rehabilitation and improvement programs. • Annually identify at least one project in the city’s
lowest resource areas (low and moderate resource areas) that will improve the area’s economic, educational, or environmental scores and seek funding to implement the project. • Medium
priority: within 24 months of Housing Element adoption
• Citywide with
an emphasis on older neighborhoods
• Apply for funding for
housing rehabilitation activities at least three times (by 2025, 2028, and 2031); • Make information regarding
housing rehabilitation and repair programs available by July 2025 and update annually; • Assist a total of eight lower
income households with housing rehabilitation or emergency repairs during the planning period; • By July of each year,
identify at least one project to improve opportunity scores and by December of that year (or as soon as a funding source is available), seek funding to implement the project.
Prioritize capital improvement projects and public investment in lower and moderate resource areas Create opportunities for livability improvements for all residents without increasing housing costs. • Develop a policy for the use of City funding that
addresses the infrastructure needs of the entire community. • Identify neighborhoods and streets in need of
upgrading, with a focus on areas identified as being lower and moderate resource and lower income, to inform the City’s capital improvement planning. • Medium
priority: within 24 months of Housing Element
• Target lower
and moderate resource areas
• Develop policy for use of
City funding by December 31, 2025;
• Identify focus areas by
December 31, 2025;
• Implement program by
December 31, 2026.
2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 29
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics • Improve landscaping, tree cover, and open space;
reduce pollutants; and create more walkability and pedestrian safety. adoption
Displacement Protection 8. Preservation of Existing Affordable Housing Facilitate preservation of rent-restricted units at risk of conversion to market-rate units. • While none of the City’s assisted housing stock is
identified at risk of conversion, annually monitor the affordable housing stock to ensure that deedrestricted affordable units are preserved. • If a project is identified as at risk, implement the
technical assistance, preservation programs, and tenant education actions identified by Program 7. • Low/
Ongoing
• Citywide • Retain the assisted units
identified in Table 2-39 of the Background Report.
HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 30
6. PROMOTING SUSTAINABILITY
Ensuring Hughson grows in a responsible manner, in line with resource limitations such as water availability.
PROGRAM 23: GREEN BUILDING PROGRAM
“Green buildings” are structures that 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. Beginning January 1, 2014, the California Green Building Standards Code (CALGreen) became effective for new buildings and certain addition or alteration projects throughout California. The City has adopted and amended the current CALGreen to require CALGreen compliance.
Responsible Department/Agency: Planning Division; Building Division Funding Sources: General Fund
Objectives and Timeframe: • Provide outreach and education to developers, architects, and residents on an ongoing basis to provide information on how to incorporate sustainability in project design, as well as in existing structures.
PROGRAM 24: ENERGY CONSERVATION INITIATIVES
The City will continue to implement energy-efficiency standards for new construction and rehabilitation projects, including the California Green Building Standards Code. Information regarding the City’s energy-efficiency standards and available programs to assist homeowners and property owners with energy-efficient improvements and with reducing energy-related costs, including those identified in the Housing Element Background Report, will be made available on the City’s website and at the permit counter.
In addition to promoting the programs citywide, the City will target special advertisements and education to Hughson’s lowerincome census tracts to explain available programs and potential long-term utility cost savings.
Responsible Department/Agency: Building Division; Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Further explore ways to promote energy conservation and sustainability throughout the city, with a focus on reducing energy usage and energy-related costs in new and existing residential development.
• Advertise and promote available programs, including Pacific Gas and Electric (PG&E) programs discussed in Chapter 7 of the Background Report, on an ongoing basis to address energy-efficient improvements to single-family and multifamily units and to assist households with reducing energy-related costs on the City’s website and at the permit counter.
• 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 provide energy efficient, water efficient, and renewable energy products to 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.
HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- 31
D. QUANTIFIED OBJECTIVES
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or preserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City’s quantified objectives are described under each program and represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.
The new construction objectives shown in Table 2 are based on the City’s RHNA for the 2023-2031 planning period for extremely low, very low, low, moderate, and above moderate-income housing, historic trends, and expectations for new ADUs and JADUs.
Rehabilitation and conservation objectives are based on specific program targets, including such programs as use of the Preservation of Existing Affordable Housing Program and HCV Program.
Table 2 below summarizes the City’s quantified objectives for housing during the 2023-2031 planning period.
Table 2: 2023–2031 Quantified Objectives
Income Group New Construction Objectives Rehabilitation Objectives Conservation Objectives Very Low: 30-50% AMI 284 3 0
Low: 50-80% AMI 196 3 1
Moderate: 80-120% AMI 122 2 0
Above Moderate: 120% + AMI 279 0 0
Total 881 8 1
AMI – Area Median Income (i.e., the midpoint of an area’s income distribution) New Construction Objectives: Reflects the City’s 2023-2031 RHNA.
Rehabilitation Objectives: Reflects loans/grants anticipated through Stanislaus County CDBG/HOME-funded Housing Rehabilitation Loan Program.
Conservation Objectives: Reflects conservation of existing affordable housing, including all projects identified in Table 2-39 of the Background Report, all inclusionary units, and assisted ownership projects that have units committed to lower and moderate-income households.
CITY OF HUGHSON
2023-2031 HOUSING ELEMENT
BACKGROUND REPORT
PUBLIC REVIEW DRAFT – JULY 2024
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-i
TABLE OF CONTENTS
1. INTRODUCTION ............................................................................................................................................................ 3 A. Contents ........................................................................................................................................................ 3
2. HOUSING NEEDS ASSESSMENT ...................................................................................................................................... 5 A. Introduction ................................................................................................................................................... 5 B. Data Methodology ......................................................................................................................................... 5 C. Demographic Profile ...................................................................................................................................... 5 D. Household Profile .......................................................................................................................................... 8 E. Housing Stock Characteristics .................................................................................................................... 24 F. Housing Costs and Affordability .................................................................................................................. 28 G. Projected Housing Needs............................................................................................................................ 36
3. HOUSING CONSTRAINTS ............................................................................................................................................. 38 A. Governmental Constraints ........................................................................................................................... 38 B. Non-Governmental Constraints ................................................................................................................... 60 C. Public Facilities and Infrastructure .............................................................................................................. 63 D. Environmental Constraints .......................................................................................................................... 65
4. INVENTORY OF RESIDENTIAL SITES AND HOUSING RESOURCES ........................................................................................ 69 A. Inventory of Residential Sites ...................................................................................................................... 69 B. Housing Assistance and Community Service Providers ............................................................................. 76 C. Incentives and Financial Resources ............................................................................................................ 79
5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS .................................................................................................. 85 A. Housing Element Outreach ........................................................................................................................ 85 B. Assessment of Fair Housing Issues ............................................................................................................ 86 C. Analysis of Contributing Factors and Fair Housing Priorities and Goals .................................................. 142
6. EVALUATION OF THE 2015–2023 HOUSING ELEMENT .................................................................................................. 144 A. Introduction ............................................................................................................................................... 144 B. Summary of Achievements ....................................................................................................................... 144 C. Appropriateness and Effectiveness of the 2015-2023 Housing Element ................................................. 145
7. OTHER REQUIREMENTS ............................................................................................................................................. 153 A. Energy Conservation ................................................................................................................................. 153 B. Water and Sewer Priority........................................................................................................................... 155 C. General Plan Consistency ......................................................................................................................... 155 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-ii
LIST OF CHARTS & FIGURES
CHART 2-1. PERCENTAGE OF FAMILIES & PEOPLE LIVING IN POVERTY (2020) ................................................................................ 12 CHART 2-2. DISTRIBUTION OF HOUSING TENURE – CITY OF HUGHSON (2010, 2020) ..................................................................... 24 CHART 2-3. AGE OF HOUSING STOCK –CITY OF HUGHSON (2020) ................................................................................................ 26 FIGURE 4-1: INVENTORY OF RESIDENTIAL SITES (AERIAL MAP) ...................................................................................................... 74 FIGURE 4-2: INVENTORY OF RESIDENTIAL SITES (ZONING MAP) ..................................................................................................... 75 FIGURE 5-1: CENSUS TRACT BOUNDARIES .................................................................................................................................. 93 FIGURE 5-2: HOUSING CHOICE VOUCHERS .................................................................................................................................. 94 FIGURE 5-3: PREDOMINANT RACE/ETHNIC POPULATION BY BLOCK GROUP ................................................................................... 107 FIGURE 5-4: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2020 ................................................................................................. 108 FIGURE 5-5: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010 ................................................................................................. 109 FIGURE 5-6: PROPORTION OF POPULATION WITH DISABILITIES BY BLOCK GROUP .......................................................................... 110 FIGURE 5-7: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE BY BLOCK GROUP ..................... 111 FIGURE 5-8: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS BY BLOCK GROUP ........................................................... 112 FIGURE 5-9: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY BLOCK GROUP ......................................... 113 FIGURE 5-10: PROPORTION OF SENIOR RESIDENTS BY BLOCK GROUP .......................................................................................... 114 FIGURE 5-11: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP ................................................................................................... 115 FIGURE 5-12: RACIALLY/ETHNICALLY CONCENTRATED AREAS OF POVERTY .................................................................................. 116 FIGURE 5-13: RACIALLY CONCENTRATED AREAS OF AFFLUENCE ................................................................................................. 117 FIGURE 5-14: TCAC ECONOMIC SCORE ................................................................................................................................... 125 FIGURE 5-15: TCAC EDUCATIONAL SCORE ............................................................................................................................... 126 FIGURE 5-16: TCAC ENVIRONMENTAL SCORE ........................................................................................................................... 127 FIGURE 5-17: TCAC OPPORTUNITY AREAS ............................................................................................................................... 128 FIGURE 5-18: SB 535 DISADVANTAGED COMMUNITIES .............................................................................................................. 129 FIGURE 5-19: JOB PROXIMITY INDEX BY BLOCK GROUP.............................................................................................................. 130 FIGURE 5-20: RISK OF DISPLACEMENT ..................................................................................................................................... 131 FIGURE 5-21: COST-BURDENED RENTER HOUSEHOLDS BY BLOCK GROUP .................................................................................... 139 FIGURE 5-22: COST-BURDENED OWNER HOUSEHOLDS BY BLOCK GROUP .................................................................................... 140 FIGURE 5-23: OVERCROWDED HOUSEHOLDS ............................................................................................................................. 141
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-3
1. INTRODUCTION
The City of Hughson (“Hughson”) Housing Element (“Housing Element”) consists of two documents: the 2023-2031 Housing Element Background Report (“Background Report”) and the 2023-2031 Housing Element Housing Plan (the policy document, hereafter referred to as the “Housing Plan” or “Plan”). The Background Report provides information regarding the City’s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing. The Background Report provides documentation and analysis in support of the goals, policies, programs, and quantified objectives in the Housing Plan.
The Background Report of this Housing Element identifies the nature and extent of Hughson’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining its housing, resources, and constraints, the City can determine a plan of action to address housing needs and constraints. This is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.
A. CONTENTS
This 2023-2031 Housing Element Background Report is divided into the following seven chapters:
1. Introduction
The Introduction describes the components of the 2023-2031 Housing Element and the contents of the 2023-2031 Cycle Housing Element Background Report.
2. Housing Needs Assessment
This chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including the City’s share of the Regional Housing Needs Allocation (RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter, and the risk of assisted housing developments converting from lower income to market-rate units.
3. Constraints
This chapter includes an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This chapter also provides an analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, and building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.
4. Inventory of Residential Sites
This chapter provides an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and City services to these sites.
5. Affirmatively Furthering Fair Housing
This chapter includes an assessment of fair housing, including a summary of fair housing issues, an assessment of the City’s fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-4
segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the City’s fair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.
6. Evaluation of the 2015-2023 Housing Element
This chapter evaluates the implementation of the 2015-2023 Housing Element, including its effectiveness in achieving the community’s housing goals and objectives and its effectiveness in addressing the City’s housing needs.
7. Other Requirements
This chapter addresses opportunities for energy conservation and the 2023-2031 Housing Element’s consistency with the Hughson General Plan.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-5
2. HOUSING NEEDS ASSESSMENT
A. INTRODUCTION
This chapter of the Housing Element Background Report discusses the characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs.
B. DATA METHODOLOGY
A review and analysis of the community’s population characteristics and housing stock was performed to understand the context of local housing in the City of Hughson. Data sources include the U.S. Census Bureau (2010 Census and 2016-2020 American Community Survey (ACS)), California Department of Finance (DOF), California Employment Development Department (CEDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document.
C. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community. This section addresses population, age, race, and ethnicity of Hughson residents.
1. POPULATION GROWTH AND TRENDS
Table 2-1 shows population growth for the City of Hughson and Stanislaus County from 2000 to 2020. The population of Hughson in 2020 was 7,260 persons, an increase of approximately 9.3% or 620 people since 2010 according to data prepared by the California DOF. During the previous decade (2000 to 2010), Hughson experienced significantly greater growth, increasing by
66.8% or 2,660 people resulting in an annual growth rate of 6.7%. Between 2015 and 2020, Hughson grew approximately 2.7% from 7,069 to 7,260 people, resulting in an annual growth rate of 0.5% (see Table 2-1). Looking at the growth rates for Stanislaus County as a whole, Hughson’s recent growth (2015 to 2020) was similar compared with the growth experienced countywide (0.8%). Additionally, during the 2000 to 2010 period, Stanislaus County experienced significantly less growth than Hughson, increasing only 15.1% while the City increased by 66.8% (see Table 2-1).
Table 2-1. Population Statistics and Projections – City of Hughson and Stanislaus County (2000–2020) 2000 2010 2015 2020
Population, City of Hughson 3,980 6,640 7,069 7,260
Percent Change -- 66.8% 6.5% 2.7%
Annual Percent Change -- 6.7% 1.3% 0.5%
Population, Stanislaus County 446,997 514,453 533,764 554,931 Percent Change -- 15.1% 3.8% 4.0%
Annual Percent Change -- 1.5% 0.8% 0.8%
Sources: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2020; E-8 Historical Population and Housing Estimates for Cities, Counties, and the State, 2000-2010 Table 2-2 compares the growth rate of Hughson to other cities in Stanislaus County from 2010 to 2020. The City of Newman had the greatest percentage change in population (16.9%). The City of Waterford had the lowest percentage change in population (5.4%). Hughson experienced a moderate percentage change in population (9.3%) compared with other cities in the county. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-6
Table 2-2. Population Trends – Stanislaus County Jurisdictions (2010–2020) Jurisdiction 2010 2020 Change % Change
Hughson 6,640 7,260 +620 9.3%
Modesto 201,165 218,440 +17,275 8.6%
Newman 10,224 11,950 +1,726 16.9%
Oakdale 20,675 23,109 +2,434 11.8%
Patterson 20,413 23,150 +2,737 13.4%
Riverbank 22,678 25,133 +2,455 10.8%
Turlock 68,549 75,030 +6,481 9.5%
Waterford 8,456 8,913 +457 5.4%
Incorporated 404,217 441,871 +37,654 9.3%
Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2010-2020
2. AGE CHARACTERISTICS
Table 2-3 compares changes in age distributions between the years 2010 and 2020 for Hughson. The U.S. Census Bureau data shows Hughson has a diverse population, with the largest increase in the percentage share of the total population for age categories 65 years of age or older (111.6% increase) over the decade. The number of persons under 5 years of age decreased slightly by 28 persons (about 4.9%) over the decade. The median age of Hughson residents increased from 31.5 in 2010 to 34.4 in 2020, which is slightly lower than the state’s median age of 36.7 and slightly higher than Stanislaus County’s median age of 34.3. This trend points to projecting a larger aging population in Hughson and the need to plan for services, such as health and medical services for this older community.
Table 2-3. Age Distribution – City of Hughson (2010, 2020) Age Group
2010 2020
Number Percent Number Percent
Under 5 Years 576 9.2% 548 7.3%
5 to 24 Years 2,124 33.9% 2,388 31.7%
25 to 44 Years 1,701 27.1% 1,981 26.3%
45 to 64 Years 1,349 21.5% 1,534 20.3%
65 + Years 517 8.2% 1,094 14.5%
Median Age 31.5 34.4
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2006-2010, 2016-2020 (DP05)
3. RACE AND ETHNICITY
Table 2-4 shows the racial/ethnic composition of Hughson’s population. A majority of the City’s population identify as White, NonHispanic (56.4%), with the next largest group being Hispanic (35.0%). Other races/ethnicities comprise a relatively small proportion of the population. Between 2010 and 2020, the population identifying as American Indian or Alaska Native increased by about 65 people, representing a 361.1% increase; the population identifying as Asian increased by about 354 people (194.5% increase); and the population identifying as White, Non-Hispanic increased by about 1,111 people (35.3% increase). During this time period, the City’s Hispanic population decreased from 44.8% to 35.0% of the total population, while Other Race or Multiple Races population declined from 1.8% to 0%. However, it is noted that the ACS data reflects an estimate based on a sample size and the small number of persons (less than 10 per category) may be too small to be accurately reflected in the 2020 ACS estimates. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-7
Table 2-4. Population Distribution by Race & Origin – City of Hughson (2010, 2020) Race
2010 2020
Number % Number %
American Indian or Alaska Native, Non-Hispanic 18 0.3% 83 1.1% Asian / API, Non-Hispanic 182 2.9% 536 7.1%
Black or African American, Non-Hispanic 0 0.0% 33 0.4%
Hispanic or Latinx 2,808 44.8% 2,638 35.0%
Other Race or Multiple Races, Non-Hispanic 115 1.8% 0 0.0% White, Non-Hispanic 3,144 50.2% 4,255 56.4%
Total 6,267 100.0% 7,545 100.0%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2006-2010, 2016-2020 Table (DP05)
4. EMPLOYMENT
Expansion of the employment base is one of the factors that can contribute to an increase in demand for housing. According to the ACS, the estimated civilian labor force in Hughson totaled 3,403 people in 2020, increasing by 1,070 workers since 2010.
The civilian labor force includes those civilians 16 years or older living in Hughson who are either working or looking for work.
Table 2-5 summarizes the employment by industry for Hughson residents in 2010 and 2020. The largest industry in Hughson in 2020 was Educational, Health, and Social Services at 27.7%. This is followed by Retail Trade at 16.5% and Manufacturing at
14.9%. These were also the largest industries in the county in 2020 (21.8%, 12.2%, and 11.9%, respectively); however, these industries have a lower percentage of total employment in the county than in the City, indicating that there is less diversity by industry in the City than the county.
Table 2-5. Hughson Employment by Industry (2010, 2020)
Industry
City of Hughson Stanislaus County
2010 2020 2010 2020
Number % Number % Number % Number %
Agriculture, Forestry, Fishing and Hunting, and
Mining 109 4.7% 137 4.0% 10,822 5.2% 12,019 5.2%
Construction 162 6.9% 177 5.2% 17,673 8.5% 19,911 8.6%
Manufacturing 291 12.5% 507 14.9% 27,214 13.1% 27,461 11.9% Wholesale Trade 31 1.3% 114 3.3% 8,228 4.0% 7,458 3.2%
Retail Trade 201 8.6% 562 16.5% 26,207 12.6% 28,098 12.2% Transportation and Warehousing, and Utilities 144 6.2% 118 3.5% 10,766 5.2% 16,087 7.0% Information 26 1.1% 36 1.1% 3,206 1.5% 2,073 0.9%
Finance and Insurance, and Real Estate and
Rental and Leasing 162 6.9% 68 2.0% 9,445 4.6% 7,036 3.0% Professional, Scientific, and Management, and
Administrative and Waste Management
Services
137 5.9% 244 7.2% 15,866 7.6% 20,761 9.0%
Educational Services, and Health Care and
Social Assistance 545 23.4% 943 27.7% 43,751 21.1% 50,271 21.8% Arts, Entertainment, and Recreation, and
Accommodation and Food Services 137 5.9% 202 5.9% 15,558 7.5% 19,532 8.5% Other Services, except Public Administration 227 9.7% 61 1.8% 10,985 5.3% 11,137 4.8% Public Administration 161 6.9% 234 6.9% 7,703 3.7% 9,199 4.0% Total Civilian Employed Population 16 Years
and Over 2,333 100.0% 3,403 100.0% 207,424 100.0% 231,043 100.0% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table S2405) 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-8
Hughson is located within Stanislaus County. EDD projections indicate that the total employment within Stanislaus County is expected to increase by 8.3% between 2018 and 2028. The highest forecast for job growth is in the Private Household Workers (50.0% increase), Transportation, Warehousing, and Utilities (38.8% increase), and Health Care and Social Assistance (20.2% increase) categories. EDD also predicts that the Education, Food Manufacturing, and Nondurable Goods Manufacturing categories will decrease by 33.3%, 24.7%, and 8.9% respectively, within this time period (State of California EDD, 2018–2028 Industry Employment Projections). Table 2-6 shows examples of typical jobs and associated mean hourly wages and estimated annual wages in Stanislaus County.
Table 2-6. Examples of Occupations and Wages – Stanislaus County (2019) Standard for 1 Adult in Stanislaus County Hourly Wages Estimated Annual Wages Living Wage $36.63 $76,190
Poverty Wage $8.80 $18,304
Minimum Wage $15.50 $32,240
Occupation Title Mean Hourly Wage Mean Annual Wage
Management $67.23 $139,835
Business and Financial Operations $42.05 $87,464
Computer and Mathematical $63.98 $133,087
Architecture and Engineering $52.92 $110,066
Life, Physical, and Social Science $42.37 $88,126
Community and Social Service $31.11 $64,708
Legal $63.26 $131,588
Educational Instruction and Library $32.94 $68,523
Arts, Design, Entertainment, Sports, and Media $34.10 $70,937 Healthcare Practitioners and Technical $53.04 $110,320
Healthcare Support $15.84 $32,944
Protective Service $26.02 $54,123
Food Preparation and Serving Related $16.38 $34,079
Building and Grounds Cleaning and Maintenance $19.27 $40,088 Personal Care and Service $16.97 $35,303
Sales and Related $19.38 $40,320
Office and Administrative Support $24.78 $51,533
Farming, Fishing, and Forestry $15.76 $32,789
Construction and Extraction $32.05 $66,659
Installation, Maintenance, and Repair $30.19 $62,800
Production $20.20 $42,007
Transportation and Material Moving $20.04 $41,687
Annual wages assumed wages paid for 2,080 hours per year.
Source: MIT Living Wage Calculator for Stanislaus County, California 2019 D. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Hughson.
1. HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.
A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live separately from any other persons in the building and have direct access from the outside of the building or through 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-9
a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.
People living in retirement homes or other group living situations are not considered “households” for the purpose of the U.S.
Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the City.
Table 2-7 below identifies households by tenure and ages of householder in Hughson and Stanislaus County in 2020 based on ACS data from 2016–2020. In Hughson, 64.1% of households own their home and 35.9% rent. The City’s renter rate and homeowner rate are similar to Stanislaus County’s. Homeowner households in Hughson are generally headed by older residents, with 38.3% of households headed by a resident 55 years of age or older. Households who rent their homes are generally older; about 52.7% of renter households are headed by a person over the age of 55. In contrast, 52.2% of homeowner households are headed by a resident 55 years of age or older and only about 30.2% of renter households are headed by a person over the age of 55 in Stanislaus County.
Table 2-7. Households by Tenure and Age (2020)
City of Hughson Stanislaus County
Number % Number %
Owner occupied: 1,691 64.1% 102,675 58.7%
Householder 15 to 24 years 170 6.4% 1,118 0.6%
Householder 25 to 34 years 194 7.4% 10,887 6.2%
Householder 35 to 44 years 386 14.6% 16,472 9.4%
Householder 45 to 54 years 294 11.1% 20,623 11.8%
Householder 55 to 59 years 208 7.9% 11,474 6.6%
Householder 60 to 64 years 105 4.0% 10,826 6.2%
Householder 65 to 74 years 203 7.7% 18,441 10.5%
Householder 75 to 84 years 118 4.5% 9,009 5.2%
Householder 85 years and over 13 0.5% 3,825 2.2%
Renter occupied: 948 35.9% 72,151 41.3%
Householder 15 to 24 years 0 0.0% 4,076 2.3%
Householder 25 to 34 years 146 5.5% 17,742 10.1%
Householder 35 to 44 years 192 7.3% 16,139 9.2%
Householder 45 to 54 years 110 4.2% 12,426 7.1%
Householder 55 to 59 years 0 0.0% 6,267 3.6%
Householder 60 to 64 years 0 0.0% 4,564 2.6%
Householder 65 to 74 years 147 5.6% 5,985 3.4%
Householder 75 to 84 years 128 4.9% 3,079 1.8%
Householder 85 years and over 225 8.5% 1,873 1.1%
Total: 2,639 100.0% 174,826 100.0%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B25007) Table 2-8 identifies the household sizes by housing tenure. The majority of households consisted of 2 to 4 persons in 2020.
Large households of 5 or more persons made up approximately one-fifth (19.8%) of the total households in Hughson and 17.5% of total households in Stanislaus County. Additionally, the average household size in the City of Hughson in 2020 for an owneroccupied unit was 3.08 persons per household and 2.46 persons per household for a renter-occupied unit. While the average household size of owner-occupied units declined from 3.36 in 2010 to 2.16 in 2020, the average household size in rental-occupied units increased from 2.76 in 2010 to 2.86 in 2020 (Source: U.S. Census Bureau, 2016-2020 and 2006-2010 ACS reports). 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-10
Table 2-8. Household Size by Tenure (2020)
City of Hughson Stanislaus County
Number % Number %
Owner 1,691 64.1% 102,675 58.7%
Householder living alone 285 16.9% 18,351 17.9%
Households 2–4 persons 1,068 63.2% 66,890 65.1%
Large households 5+ persons 338 20.0% 17,434 17.0%
Average Household Size 3.08 persons 3.10 persons
Rental 948 35.9% 72,151 41.3%
Householder living alone 409 43.1% 17,499 24.3%
Households 2–4 persons 354 37.3% 41,511 57.5%
Large households 5+ persons 185 19.5% 13,141 18.2%
Average Household Size 2.46 persons 3.08 persons
Total: 2,639 100.0% 174,826 100.0%
Total Householder living alone 694 26.3% 35,850 20.5%
Households 2–4 persons 1,422 53.9% 108,401 62.0%
Large households 5+ persons 523 19.8% 30,575 17.5%
Average Household Size 2.86 persons 3.09 persons
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B25009, DP04, S1101)
2. HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household’s ability to balance housing costs with other basic necessities of life.
INCOME CHARACTERISTICS
The estimated Area Median Income (AMI), defined as the midpoint of a region’s income distribution, for a four-person family in the State of California in 2022 was $101,600, according to HCD. The estimated AMI for a family of four in Stanislaus County was $80,300 in 2022. In nearby counties, San Joaquin County had an AMI of $85,000; Merced County had an AMI of $80,300; Tuolumne County had an AMI of $84,300; and Santa Clara County had an AMI of $168,500. According to the 2018-2022 ACS, the median household income in Hughson was $99,449, compared to $74,872 for Stanislaus County.
INCOME BY HOUSEHOLD TYPE AND TENURE
Table 2-9 shows the income level of Hughson residents by household tenure. A higher percentage of renter households (53.9%) were lower income (<80% median) compared to lower income residents who owned their homes (16.1%). The high incidence of lower income renter households is of particular significance as market rents in Hughson exceed the level of affordability for lower income households. As shown in Table 2-10, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.
Table 2-9. Income by Owner/Renter Tenure – City of Hughson (2019) Income Level Renters Owners Total
Number % Number % Number %
Extremely Low Income (<30% AMI) 185 22.2% 10 0.6% 195 7.8% Very Low Income (31–50% AMI) 70 8.4% 65 3.9% 135 5.4%
Low Income (51–80% AMI) 195 23.4% 190 11.5% 385 15.5%
Moderate Income & Above (>80% AMI) 385 46.1% 1,385 83.9% 1,770 71.2% Total 835 100.0% 1,650 100.0% 2,485 100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2015-2019 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-11
As indicated by Table 2-10, there is a significant variation in cost burden (overpaying for housing) by income level. Approximately 685 (27.6%) of households in Hughson overpay for housing, which is slightly higher than percent of households (35.7%) in Stanislaus County overpaying for housing. The majority of households in Hughson overpaying for housing are in the extremely low (160 households overpaying), very low (60 households overpaying), and low (250 households overpaying) categories. In Hughson, more renter households overpay for housing (460 owner households overpaying) than owner households (225 renter households overpaying). Similarly, in Stanislaus County, more renter households overpay for housing than owner households.
Table 2-10. Housing Characteristics (Tenure, Overpayment) by Income Level (2019) Total Households Characteristics
City of Hughson Stanislaus County
Number % of Total Number % of Total
Total Households 2,485 100.0% 173,900 100.0%
Total Renter households 835 33.6% 73,320 42.2%
Total Owner households 1,650 66.4% 100,575 57.8%
Total lower income (0-80% AMI) households 715 28.8% 73,560 42.3% Lower income renters (0-80%) 450 18.1% 44,180 25.4%
Lower income owners (0-80%) 265 10.7% 29,380 16.9%
Extremely low income renters (0-30% AMI) 185 7.4% 14,430 8.3% Extremely low income owners (0-30% AMI) 10 0.4% 6,005 3.5% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 470 18.9% 62,095 35.7% Lower Income Renter Overpaying 355 14.3% 35,280 20.3%
Lower Income Owner Overpaying 115 4.6% 26,815 15.4%
Extremely Low Income (0-30%) 160 6.4% 16,170 9.3%
Very Low Income Overpaying (30-50% AMI) 60 2.4% 16,635 9.6% Low Income Overpaying (50 -80% AMI) 250 10.1% 17,120 9.8% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 365 14.7% 26,710 15.4% Lower Income Renter Severely Overpaying 305 12.3% 17,860 10.3% Lower Income Owner Severely Overpaying 60 2.4% 8,850 5.1% Extremely Low Income (0-30%) 160 6.4% 13,540 7.8%
Extremely Low Income Renter Severely Overpaying 150 6.0% 10,080 5.8% Extremely Low Income Owner Severely Overpaying 10 0.4% 3,460 2.0% Very Low Income Severely Overpaying (30-50% AMI) 60 2.4% 9,230 5.3% Low Income Severely Overpaying (50-80% AMI) 145 5.8% 3,940 2.3% Total Households Overpaying 685 27.6% 62,095 35.7%
Total Renter Households Overpaying 460 18.5% 35,280 20.3% Total Owner Households Overpaying 225 9.1% 26,815 15.4% Total Households Overpaying
30-50% Income for Housing 275 11.1% 33,805 19.4%
Total Households Severely Overpaying
50% of Income or More for Housing 410 16.5% 28,290 16.3% Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2015-2019 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-12
HOUSEHOLDS IN POVERTY
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the Very Low and Low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $19,597, a household of two with a householder aged 65 or older and no children has a poverty threshold of $ 17,689, and the poverty threshold of a family of four with two children under the age of 18 would be $ 29,678 (Source: U.S. Census Bureau, 2022).
Poverty rates in Hughson are shown in Chart 2-1, which compares the numbers of families living in poverty in Hughson to those living in Stanislaus County. Compared with the county, there is a lower incidence of individuals and families in Hughson living under the poverty line. In 2010, 10.9% or 167 families in Hughson were listed as living below the poverty level. Corresponding numbers for 2020 show that the poverty rate declined to 7.5% in 2020.
Chart 2-1. Percentage of Families & People Living in Poverty (2020) Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B17001&B17012) Table 2-11 shows the poverty rates for families in Hughson, with a focus on female-headed households. Overall, 134 of 1,781 families were in poverty (7.5%). Although female-headed households made up only 25.1% of all families, they accounted for
44.0% of families in poverty.
Table 2-11. Families in Poverty in City of Hughson (2020) Family Type
City of Hughson
Number Percent
Total Families 1,781 100.0%
Female Headed Households 447 25.1%
Householder 65 Years and Over 293 16.5%
Total Families Under the Poverty Level 134 7.5%
Female Headed Households Under the Poverty Level 59 44.0% Householder 65 Years and Over Under the Poverty Level 15 5.1% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B17012 & S1702)
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
City of Hughson Stanislaus County
People Families
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-13
EXTREMELY LOW-INCOME HOUSEHOLDS
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Stanislaus County, the median household income in 2022 was $80,300 for a family of four. For ELI households in Stanislaus County, this results in an income of $27,750 or less for a four-person household or $16,750 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance such as social security insurance or disability insurance are considered ELI households. Table 2-12 provides representative occupations with hourly wages that are within or close to the ELI income range.
As shown in Table 2-9, ELI households make up 7.8% of all households in Hughson. Based on Tables 2-9 and 2-10, approximately
82.1% of ELI households in Hughson pay more than 30% of their incomes for housing.
Table 2-12. Occupations with Wages for Extremely Low-Income Households in Stanislaus County (2018) Occupation Title Median Hourly
Wage Median Annual Wages
Hotel, Motel, and Resort Desk Clerks $11.97 $24,910
Laundry and Dry-Cleaning Workers $12.14 $25,251
Dishwashers $12.17 $25,298
Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $12.28 $25,535 Dining Room and Cafeteria Attendants and Bartender Helpers $12.29 $25,566 Food Preparation Workers $12.31 $25,597
Dental Laboratory Technicians $12.37 $25,742
Waiters and Waitresses $12.47 $25,937
Ushers, Lobby Attendants, and Ticket Takers $12.48 $25,968 Graders and Sorters, Agricultural Products $12.58 $26,166 Source: Employment Development Department, Long-Term Occupational Employment Projections 2018-2028 Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low-income regional housing needs assigned by HCD are extremely low-income households. As a result, from the very low-income need of 284 units, the City has a projected need of 142 units for extremely low-income households. Based on current figures, extremely low-income households will most likely be facing an overpayment, overcrowding, or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs. Hughson will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs) to address the range of needs of ELI households:
• Program 1: Partnerships and Assistance for Affordable Housing • Program 2: Affordable Housing Funding Sources
• Program 6: Accessory Dwelling Units and Junior Accessory Dwelling Units • Program 7: Housing Choice Voucher Rental Assistance
• Program 8: Preservation of Existing Affordable Housing • Program 11: Zoning Ordinance Amendments
• Program 13: Density Bonuses
• Program 22: Affirmatively Further Fair Housing
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-14
3. SPECIAL NEEDS POPULATIONS
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter.
The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek State technical assistance grants to identify the extent and location of those with special needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Section 4B of this Element which provides information related to agencies and programs that serve special needs populations in Stanislaus County.
SENIOR HOUSEHOLDS
Table 2-13 below compares senior (65 years and older) households and populations in Hughson between the years 2000, 2010, and 2020. In 2020, there were a total of 834 households with a head of household who was 65 years of age or older, representing
31.6% of all households in the City. When looked at as a percentage of population, seniors make up approximately 14.5% of total residents in the City. The reason for the difference between the percentage of senior households and senior population suggests that the household size for seniors is smaller than for households under age 65 (in other words, senior households are likely comprised of one or two individuals, whereas other households in the City are more likely to contain families with three or more individuals).
Overall, the proportion of households in Hughson with a head of household who is 65 years or older has increased over the last two decades. The number of owner households with a head of household 65 years or older increased by approximately 65.8% (or 96 households) between 2000 to 2010 and about 38.0% (or 92 households) between 2010 to 2020. As shown in Table 2-13, most senior households are renters, with 12.7% of households being seniors living in owner-occupied units and 18.9% of households being seniors living in renter-occupied housing. Additional information related to senior households relative to overall households is provided in Table 2-7, which summarizes households by age and tenure.
While the overall population in Hughson increased by approximately 7.3% between 2010 and 2020, the number of persons aged 65 or older increased by 34.4% (or 280 persons), resulting in a total of 1,094 (14.5%) senior residents. According to 2016-2020 ACS Data (Table S1701), approximately 83 or 7.6% of persons 65 years or older live below the poverty level in Hughson.
Additionally, the median age in Hughson has been steadily increasing over the past two decades, increasing by nearly three years from 31.5 in 2010 to 34.4 in 2020. This signifies a significantly growing population of persons 65 years or older in the City. As such, this indicates a need to provide more services for this segment of the community.
Table 2-13. Senior Household Trends and Population – City of Hughson Household by Age and Tenure
City of Hughson
2000 2010 2020
Total Owner Occupied Households: 1,179 62.3% 1,462 62.5% 1,691 64.1% Owner Householders 65 years and over 146 7.7% 242 10.3% 334 12.7% Total Renter Occupied Households: 712 37.7% 877 37.5% 948 35.9% Renter Householders 65 years and over 201 10.6% 290 12.4% 500 18.9% Total Occupied Households 1,891 100.0% 2,339 100.0% 2,639 100.0% Total Householder 65 years and over 347 18.4% 532 22.7% 834 31.6% Total Population 6,267 100.0% 7,032 100.0% 7,545 100.0% Total Population 65 years and over 517 8.2% 814 11.6% 1,094 14.5% Source: U.S. Census Bureau, 2000 Census (Table DP5); 2010 Census (Table DP05); U.S. ACS 5-Year Estimates, 2016-2020 (Table B25007); Those who do not own their own homes, including seniors who tend to live on fixed incomes dictated by Social Security and other retirement benefits, are significantly affected by rising housing costs. While some seniors may prefer to live in single-family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-15
apartments, or mobile homes. According to the DOF’s E-5 Population and Housing Estimates Report, approximately 85.4% of Hughson’ housing stock in 2021 was made up of single-family detached homes, leaving only 14.6% of the housing stock for those who choose to or must live in other forms of housing (see Table 2-25). As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the senior population, including single-family housing, multi-family housing, mobile homes, senior housing, and care facilities.
Hughson has several programs and services for senior citizens; many of which serve the disabled or otherwise underprivileged groups. Programs and services for seniors and their families and caregivers are summarized in Section 4B of this Element.
Information regarding housing needs of seniors is augmented through the information provided in the workshops and through the Community-Based Organizations, Service Providers, and Development Stakeholder Survey. These sources provided supplemental data regarding senior needs. Housing types needed for seniors include:
• Affordable housing
• Senior housing, including shared living spaces, independent living, assisted living, and memory care • Multifamily housing - affordable to extremely low, very low-, and low income households • Housing with features for a disabled person (ramp, grab bars, low counters and cabinets, assistive devices for hearingor visually-impaired persons) • Housing close to services (grocery stores, financial, personal, and social services, etc.) Resources in the region for seniors are summarized in Section 5B. Programs 1, 6, 7, and 11 of the Housing Plan address senior housing opportunities and continued efforts to assist seniors with housing.
PERSONS WITH DISABILITIES
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.
Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a persons’ mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.
• Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services. • Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.
Table 2-14 compares the employment status of persons (18 to 64 years) with and without a disability in 2015 and 2020. Between 2015 and 2020 there was 51.8% decrease in the number of persons with a disability in Hughson. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-16
The number of persons employed with a disability decreased by 41.9% from 179 persons in 2015 to 104 persons in 2020. The number of persons unemployed with a disability decreased by 91.7% from 36 persons in 2015 to 3 in 2020. Additionally, the number of persons with a disability not in the labor force decreased by about 52.7% from 351 persons in 2015 to 166 persons in 2020.
Table 2-14. Persons with Disability by Employment Status – City of Hughson (2015, 2020) 2015 2020
Number Percent Number Percent
In the Labor Force: 3,119 77.7% 3,463 80.7%
Employed: 2,646 65.9% 3,238 75.5%
With a Disability 179 4.5% 104 2.4%
No Disability 2,467 61.4% 3,134 73.0%
Unemployed: 473 11.8% 225 5.2%
With a Disability 36 0.9% 3 0.1%
No Disability 437 10.9% 222 5.2%
Not in the Labor Force: 896 22.3% 828 19.3%
With a Disability 351 8.7% 166 3.9%
No Disability 545 13.6% 662 15.4%
Total: 4,015 100.0% 4,291 100.0%
With a Disability 566 14.1% 273 6.4%
No Disability 3,449 85.9% 4,018 93.6%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2011-2015, 2016-2020 (Table C18120) Table 2-15 presents data on the types of disabilities for Hughson and Stanislaus County residents based on the ACS 2020 Data.
According to ACS 2020 Data, 1,785 residents in Hughson and 143,015 residents in Stanislaus County have a disability. It is noted that persons may have more than one disability resulting in the total number of disabilities tallied in Table 2-15 exceeding the total number of disabled persons. For persons ages 0 to 64, the most common disabilities are Hearing Difficulty (47.9%), Ambulatory Difficulty (22.1%), and Cognitive Difficulty (14.6%). For the population of ages 65 and over, the most common disabilities are Ambulatory Difficulty (24.9%), Independent Living Difficulty (25.7%), and Hearing Difficulty (19.9%).
Table 2-15. Persons with Disabilities by Disability Type and Age (2020) City of Hughson Stanislaus County
Number Percent Number Percent
Total Disabilities Tallied 1,785 100.0% 143,015 100.0%
Total Disabilities for Ages 0–64 376 21.1% 74,863 52.3% Hearing Difficulty 180 47.9% 8,977 12.0%
Vision Difficulty 0 0.0% 8,044 10.7%
Cognitive Difficulty 55 14.6% 19,396 25.9%
Ambulatory Difficulty 83 22.1% 16,960 22.7%
Self-Care Difficulty 29 7.7% 7,370 9.8%
Independent Living Difficulty (Ages 18-64) 29 7.7% 14,116 18.9% Total Disabilities for Ages 65 and over 1,409 78.9% 68,152 47.7% Hearing Difficulty 280 19.9% 12,829 18.8%
Vision Difficulty 105 7.5% 6,621 9.7%
Cognitive Difficulty 146 10.4% 7,563 11.1%
Ambulatory Difficulty 351 24.9% 19,243 28.2%
Self-Care Difficulty 165 11.7% 7,760 11.4%
Independent Living Difficulty 362 25.7% 14,136 20.7%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table S1810) 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-17
PERSONS WITH DEVELOPMENTAL DISABILITIES
A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial disability for the individual. This term includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature. (Lanterman Act, Welfare and Institutions Code, Section 4512.) The Valley Mountain Regional Center (VMRC) is one of 21 Regional Centers for persons with developmental disabilities in California, and serves developmentally disabled residents living within the geographic boundaries of San Joaquin, Stanislaus, Amador, Calaveras and Tuolumne counties. In fiscal year 2020-2021, the average per capita expenditure in NBRC is $13,329.
While the US Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The NBRC maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments, and reports that about 16,392 developmentally disabled persons in Stanislaus County were served (Source: Performance Report for North Bay Regional Center 2021).
The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Hughson, however, approximately 70.7% of the population within the zip code resides in the City of Hughson based on 2016-2020 ACS population data. As shown in Table 2-16, the DDS data indicates that a total of 88 developmentally persons reside in zip code 95326; applying Hughson’s share of the population in the zip code results in an estimate of 63 living in the City.
Table 2-16. Developmental Disabilities by Age (2021)
0 to 17 Years 18+ Years Total
Zip Code Area 95326 55 33 88
City of Hughson 39 23 62
Source: DDS, 2020 Developmental Disabilities by Zip Code; De Novo Planning Group, 2023 Table 2-17 breaks down the developmentally disabled population by residence type for the zip code area 95326 and Hughson’s share of the population. Of these persons living in Hughson, the majority (55) live at home with a parent or guardian, while fewer than 8 live independently or with support, fewer than 8 live in foster/family home, and fewer than 8 live in another residence type.
These distributions are fairly consistent with the client statistics for the VMRC service area, which notes 76% of developmentally disabled persons reside in homes of their families or private guardians and 22% of developmentally disabled persons reside in independent living or supported living situations.
Table 2-17. Developmental Disabilities by Residence Type (2021) Zip Code
Home of
Parent,
Family, or
Guardian
Independent /
Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster /
Family
Home
Other Total
Zip Code Area 95326 78 <11 0 0 <11 <11 >78
City of Hughson 55 <8 0 0 <8 <8 >55
Source: DDS, 2021 Developmental Disabilities by Zip Code; De Novo Planning Group, 2023 While the majority of developmentally disabled persons in Hughson and the County live with their parents, many need a supportive living environment, such as in-home care, a residential care home, or a community living facility. While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing. Many of the individuals living with their parents will need alternative housing options as their parents age. This cycle triggers a need to explore other feasible housing alternatives, including in-home supportive care and adult residential care homes and facilities. Resources for persons with developmental disabilities are described in Section 4B of this Element. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-18
LARGE HOUSEHOLDS
Government Code Section 65583(a)(C) requires an analysis of housing needs for large families, those with five or more members.
Large family households comprised 3.8%, or 196, of the total households in Hughson according to the 2016–2020 ACS (see Table 2-18 below). As shown in Table 2-18, approximately 64.6% of large households in Hughson owned their own homes.
Additionally, 5-person households make up nearly 84.5% of the large family households in Hughson with households with 6 or more persons accounting for nearly 10.7% of large households and households with 7 or more persons accounting nearly 4.8% large households.
Table 2-18. Large Households in Hughson (2020)
Householder Type
City of Hughson
Number Percent
Owner Households 338 64.6%
5-Person Household 269 79.6%
6-Person Household 44 13.0%
7-or-more Person Household 25 7.4%
Renter Households 185 35.4%
5-Person Household 173 93.5%
6-Person Household 12 6.5%
7-or-more Person Household 0 0.0%
Combined Total 523 100.0%
5-Person Household 442 84.5%
6-Person Household 56 10.7%
7-or-more Person Household 25 4.8%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B25009) The needs of large families are unique in that they require more space to satisfy minimum household needs. The increase in average household size Statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than one person per room; as shown in Table 2-29, 1.7% of households in Hughson live in overcrowded conditions. In many cases, housing units of this size constitute a small portion of the total housing supply, forcing families to continue to live in what may be considered as overcrowded units.
FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.
Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U.S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U.S. Census Bureau provide definitions that address the specific nuances of farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business versus agricultural field). Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the breakdown of farm labor employment and the labor expense for Stanislaus County as shown in Table 2-19. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table 2-20 provides a breakdown of farm labor employment by days worked. The data from this table indicates that Countywide, there were 12,713 farmworkers in 2017. Of these farmworkers, 6,284 worked more than 150 days a year and 6,429 worked less than 150 days per year and are likely seasonal workers. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-19
Table 2-19. Stanislaus County Farmworkers – Countywide (2017) Hired Farm Labor Farm Operations Workers Total Payroll
Stanislaus County 1,555 12,713 $297,886,000
Source: 2017 USDA Agricultural Census Data, Table 7
Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the breakdown of farm labor employment and the labor expense for the County as shown above in Table 2-19. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table 2-20 provides a breakdown of farm labor employment by days worked. The data from this table indicates that Countywide, there were 11,981 farm operations and 12,713 farmworkers in 2017. There were 947 farm operations which reported all of their workers worked 150 days or more a year. There were 1,034 farm operations reported all of their workers worked less than 150 days a year. Farmworkers that worked less than 150 days per year are likely seasonal workers.
Table 2-20. Stanislaus County Farm Labor Employment (2017) Hired Farm Labor Farm Operations Workers
150 Days or More 947 6,284
Less Than 150 Days 1,034 6,429
Source: 2017 USDA Agricultural Census Data, Table 7
Although agriculture is an important part of the Stanislaus County economy, with over 12,713 farm-related jobs in Stanislaus County, as shown in Table 2-5, only 137 persons (4.0% of Hughson residents in the labor force) were estimated to be employed in the agriculture, forestry, fishing, hunting, and mining industry based on 2016-2020 ACS data. The City of Hughson has no land zoned for agricultural uses; however, active agricultural operations occur within some parcels, generally along the periphery of city limits. Additionally, agricultural uses occur adjacent to city limits and within the larger region.
The City acknowledges the important role farmworkers play in the regional economy, and is committed to assisting in the provision of housing for this special needs group. Farmworkers and day laborers are an essential component of the region’s agriculture industry. Farmers and farmworkers are the keystone of the larger food sector, which includes industries that provide farmers with supplies and equipment and industries that process, transport, and distribute products to consumers. Almonds are the primary cash crop in the County. Almonds account for a significant portion of the regional agricultural economy and the region’s overall financial stability. According to the most recent Stanislaus County Agricultural Crop Report, the gross value of agricultural production in the County reached $3,545,672,000 in 2021, with the top three commodities for the region consisting of almonds, milk, and poultry, respectively.1
Conditions suggest that the City’s farmworker population is predominantly non-migratory and as such, housing needs are best addressed through year-round affordable rental and ownership housing. On a regional scale, there is a larger demand for seasonal housing and a clear mismatch between housing costs and low farm worker wages, contributing to overcrowding and homelessness. Farmworker households are often comprised of extended family members or single male workers and as a result many farmworker households tend to have difficulties securing safe, decent and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.
Table 2-21 summarizes the farmworker/employee housing units in the region; there are no employee housing facilities in the City.
Resources available for farmworkers are described in Section 4B. 1 Stanislaus County. Stanislaus County Agricultural Crop Report 2021. Access: https://www.stanag.org/pdf/cropreport/cropreport2021.pdf 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-20
Table 2-21. Regional Farmworker/Employee Housing Units
Facility Name/Address Facility Type Employee Count
Days Inn - Foothill Packing (50-16359-Eh)
1312 McHenry Ave
Modesto, CA 95350
H-2A Seasonal Employee
Housing 30
Khoshpal Hospitality Inc - DBA Travel Lodge (50-16357-Eh) 201 W Glenwood Ave
Turlock, CA 95380
H-2A Seasonal Employee
Housing 120
Candlewood Inn & Suites (50-16356-Eh)
1000 Powers Court
Turlock, CA 95380
H-2A Seasonal Employee
Housing 16
FHI - Travelodge Turlock (50-16358-Eh)
201 W Glenwood Ave
Turlock, CA 95380
H-2A Seasonal Employee
Housing 130
Source: HCD Employee Housing Facility Portal. Access: https://casas.hcd.ca.gov/casas/ehFacilityQuery/onlineQuery
FEMALE HEADS OF HOUSEHOLDS
Female-headed households with no spouse present make up approximately 16.9% of households in Hughson (447 of 2,639 households). Of these households, approximately 56.8% (254 households) have their own children under 18 years old present. In 2020, about 59 (13.2%) of families with female-headed households in Hughson had incomes below the poverty line, and femaleheaded households make up 44.0% of all families in poverty in Hughson.
Single female-headed households with children present would benefit from affordable housing types, particularly housing targeted at the ELI group, as well as housing located in the vicinity of daycare, schools, and other services. Women with children who face domestic violence comprise a sub-group of female-headed households that are especially in need, including emergency shelter, transitional housing, and supportive housing, to assist with transitioning to a stable, safe living environment.
There are a number of social service providers and emergency housing facilities in Hughson serving women in need. For example, The Haven Women's Center in Stanislaus County provides comprehensive services and support to survivors of domestic violence, sexual assault and human trafficking. As described in Section 4B, there are also a number of health service providers, and supportive, transitional, and emergency housing providers in the region to assist low-income women and women with children, including Modesto Gospel Mission and the Salvation Army.
Program 1 addresses developing partnerships and assisting developers with accessing financial resources for affordable and special needs housing. Program 1 also encourages incentives for special needs housing, including for female-heads of household with children, and ensures information regarding housing resources is advertised and made readily available to the community.
Program 9 addresses housing rehabilitation and improvement assistance for lower income households, including female-headed households and Program 15 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including female-headed households.
HOMELESS AND OTHER GROUPS IN NEED OF TEMPORARY AND TRANSITIONAL
AFFORDABLE HOUSING
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: (1) estimates of the number of persons lacking shelter; (2) where feasible, a description of the characteristics of the homeless (i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and (4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters.
The law also requires that each jurisdiction address community needs and available resources for special-housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-21
The following discussion addresses the requirements of Government Code Section 65583(a)(7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Stanislaus Community System of Care (CSOC) is the Countywide collaborative effort representing the homeless services system of care; the City participates as a member jurisdiction. The mission of CSOC is to provide leadership on homelessness and poverty in Stanislaus County with a vision to create and sustain a comprehensive, coordinated, and balanced array of human services for homeless and low-income individuals and families within Stanislaus County. The CSOC serves as a convening entity to achieve all of the goals in the Stanislaus County General and Strategic Plan to end homelessness and to address issues of homelessness and poverty countywide.
As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the CSOC accomplishes a host of activities and programs vital to the community, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.
HOMELESS ESTIMATES
According to the CSOC, an estimate of the County’s homeless population was undertaken in concert with the requirements of the U.S. Department of Housing and Urban Development (HUD) for participating Continuums of Care nationwide. Those mandates require that a point-in-time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.
The CSOC conducted its 2023 Point-in-Time (PIT) Count in January 2023. The PIT Count is a survey of sheltered and unsheltered individuals and families identified as experiencing homelessness within the boundaries of Stanislaus County. The Sheltered Count was conducted on the evening of Wednesday, January 25, 2023, and the Unsheltered Count on Thursday, January 26, 2023. The Sheltered Count is a count of individuals or families under temporary living arrangements that include congregate shelters, transitional housing, and hotels/motels paid for by charitable organizations or federal, State, and local government programs. The Unsheltered count is a count of individuals experiencing homelessness out on the streets who are unsheltered. These are people staying outdoors in streets, parks, abandoned buildings, or in their vehicles.
The 2023 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, as shown in Table 2-22. The total number of homeless persons also increased Countywide by 234 (12.6%) persons between the 2022 PIT and 2023 PIT Counts.
Additional demographics for the 2,091 homeless individuals Countywide are shown below in Table 2-23. Of the 2,091 individuals experiencing homelessness Countywide, the most likely are non-Hispanic white males between the ages of 35-54. Of those surveyed, 118 were veterans, 648 were over 55 years old, 374 had families with children, and 92 were unaccompanied children and transition-age youth; it is noted that these characteristics are not discrete and there is overlap between these groups.
Additionally, approximately 573 (31%) met the definition of being chronically homeless. HUD defines a chronically homeless individual as someone who has experienced homeless for a year or longer, or has experienced at least four episodes of homelessness in the last three years and also has a diagnosed disability that prevents them from maintaining work or housing.
The 2023 Stanislaus County Homeless Census Comprehensive Report also included a survey of the top six reasons for Table 2-22. Homelessness in Stanislaus County
CSOC PIT Count City of Hughson Stanislaus County
Homelessness PIT Count 2023 3 2,091
Homelessness PIT Count 2022 1 1,857
Change: 2022 to 2023 +2 (200% increase) +234 (12.6% increase) Source: 2022 and 2023 Stanislaus County Homeless Census Comprehensive Report 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-22
homelessness. Of survey respondents, 27% were asked to leave; 26% experienced violence/abuse in the home; 23% were unable to afford mortgage/rent; 19% lost their jobs or could not find work; 16% had issues with alcohol/substance abuse; and 16% were ill or had a family member who was ill. The top three reasons respondents declined shelter services was due to shelter rules (32%), pets (20%), and substance abuse (14%). 74% of respondents were reported to be receiving government benefits.
EMERGENCY SHELTERS, TRANSITIONAL, AND SUPPORTIVE HOUSING Resource Inventory
Homeless programs are primarily administered at the County-level through CSOC. CSOC maintains a list of services for homeless and low-income families. The most recent inventory of resources available within Stanislaus County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2020 Housing Inventory reported to the U.S.
Department of Housing and Urban Development by the CSOC, also known as: Turlock, Modesto/Stanislaus County CoC. Table 2-24 below shows the total beds offered by homeless facilities in Stanislaus County, which are described in greater detail in the following paragraphs.
Table 2-24. Homeless Facilities (2022)
Turlock, Modesto/Stanislaus County CSOC
Facility Type
Family
Units
Family
Beds
Adult-Only
Beds
ChildOnly
Beds
Total YearRound BedsSeasonal Overflow
Emergency Shelter 62 195 658 39 892 49 28
Transitional Housing 38 110 136 0 246 n/a n/a
Permanent Supportive
Housing 68 247 393 0 640 n/a n/a
Rapid Rehousing 12 35 10 0 45 n/a n/a
Other Permanent Housing 7 24 36 0 60 n/a n/a
Total Beds 187 611 1,233 39 1,883 49 28
Source: HUD 2022 Continuum of Care Homeless Assistance Programs - Housing Inventory Count Report Emergency Shelters
28 emergency shelters are available to provide services in the CSOC region. According to the HUD 2022 Continuum of Care Housing Inventory County Report for the Turlock, Modesto/Stanislaus County CoC, a total of 892 year-round beds are available; thus, emergency shelters comprise 47.4% of the total year-round beds in the County. Although none of the year-round beds available in Hughson, there are many beds provided in surrounding areas.
Table 2-23. Stanislaus County Homeless Characteristics (2023) Race 71% White; 13% Black/African American; 7% multiple races; 5% Native American/Indigenous; 2% Asian; and 2% Native Hawaiian or Pacific Islander
Ethnicity 63% non-Hispanic; 37% Hispanic
Gender 1,345 Male; 731 Female; 10 gender that is not singularly male or female; 5 transgender Age 231 under 18; 468 ages 18-34; 902 ages 35-54; 490 over age 55.
Household type 374 persons in family households; 1,715 persons in households without children; 2 persons in households with only children
Unaccompanied Youth 92 persons in 92 households
Veterans 118 persons in 100 households
Other Characteristics 23% adults with serious mental illness; 16% adults with substance use disorder; 12% adult survivors of domestic violence; 2% adults with HIV/AIDS
Note: Respondents may be included in more than one subset. For example: a respondent may be a Veteran and also households without children.
Source: 2023 Annual Point-In-Time Homeless Count Released in Stanislaus County. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-23
Transitional Housing
In 2022, six transitional-housing providers were available to provide services in the CSOC area, providing a total of 246 beds. No beds are located within the City.
Permanent Supportive Housing
In 2022, the CSOC area had five permanent supportive housing providers that offered 640 beds. No facilities are located in the City.
Rapid Re-Housing
In 2022, the CSOC area had three Rapid Re-Housing providers that offered the 45 beds counts through four different programs.
No facilities are located in the City.
Other Permanent Housing
In 2022, the CSOC area had two other permanent housing facilities that offered 60 beds; none of these other permanent housing facilities are located within Hughson.
Assessment of Need
Based on the available information, there is a Countywide homeless population of 2,091 persons and 1,883 beds, indicating an unmet demand for 208 homeless persons Countywide. It is noted that the 2023 PIT Report identified 1,142 sheltered homeless persons and 949 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the County’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the Countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for emergency shelter, as well as supportive and transitional housing. Reviewing the eligible populations for the County’s various shelter opportunities indicates 611 beds are limited to occupancy by single adults with children or families with children. However, only 374 (18%) of the identified homeless persons during the 2023 PIT Survey were part of a family with children; 17% percent of those persons were sheltered. This indicates that additional capacity is needed for shelter opportunities for single adults.
At a local-level, the 2023 PIT Report identified three individuals experiencing homelessness in Hughson compared to one person in 2022, representing a 200% increase in homeless individuals in Hughson. There are no emergency shelters, transitional housing, or permanent supportive housing units provided in Hughson. While these resources are available within the region, Program 21 of the Housing Plan ensures the City will continue working with the CSOC to provide ongoing homeless services and will continue working cooperatively with service providers and other County jurisdictions to identify and address the needs of the homeless and atrisk population. Program 11 of the Housing Plan will revise the Zoning Ordinance to accommodate, and remove constraints to, emergency shelters, low barrier navigation centers, and transitional and supportive housing.
Zoning to accommodate Emergency Shelters, Transitional Housing, and Supportive Housing is addressed in Chapter 3, Housing Constraints, of this Element.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-24
E. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Hughson’ physical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.
1. HOUSING TYPE
There were 2,365 housing units in Hughson in 2000, as shown by Table 2-25. By 2010, the number increased to 2,446 units, most of which was due to single-family construction. During this time period, the Single-Family Detached buildings increased significantly by 205 units resulting in an increase rate of 10.9%. Additionally, Single-Family Attached buildings saw a slight increase of 7 units between 2010 and 2020 resulting for a total of 22 units in 2020. During this same period, other types of units didn’t see changes.
Table 2-25. Housing Units by Type within Hughson
2010 2015 2020 Change
2010-2020
% Change
2010-2020
Single-Family Detached 1,883 2,014 2,088 205 10.9%
Single-Family Attached 15 15 22 7 46.7%
2 to 4 Units 42 42 42 0 0.0%
5+ Units 233 233 233 0 0.0%
Mobile Homes 61 61 61 0 0.0%
Total: 2,234 2,365 2,446 212 9.5%
Sources: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2010-2020
2. HOUSING TENURE
Housing tenure refers to the status of occupancy of a housing unit and whether it is an owner-occupied or a rental unit. Chart 2- 2 below compares the distribution of housing tenure in Hughson between 2010 and 2020. Of the total occupied housing units in Hughson in 2010, 62.3% (1,179 units) were owner-occupied and 37.7% (712 units) were renter households. In 2020, the distribution of occupied housing units in Hughson generally stayed the same with 64.1% (1,691 units) of the occupied housing units as owner-occupied and 35.9% (948 units) as rental units. This is noteworthy when addressing viable strategies to expand the range of affordable housing in the rural areas.
Chart 2-2. Distribution of Housing Tenure – City of Hughson (2010, 2020) Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25003) 1,891
1,179
712
2,639
1,691
948
0 500
1,000
1,500
2,000
2,500
3,000
Total Owner occupied Renter occupied
2010 2020
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-25
3. VACANCY RATES
The vacancy rate in a community indicates the percentage of units that are vacant and for rent/sale at any one time. It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2–3% for owner-occupied housing is considered desirable, while for rental housing the desirable range is 5–6%. Table 2-26 indicates the vacant housing stock by type in Hughson as listed in the ACS 2016-2020 5-Year Community Survey. The 2020 ACS data indicates that there were 109 vacant units (4.0%) in Hughson. Of the total vacant units, 15 units were classified as for seasonal, recreational, or occasional use and 51 were classified as other vacant. In 2020, there were no units classified as vacant for rent.
Table 2-26. Vacancy by Type in Hughson (2020)
Housing Type City of Hughson
Number Percent
Total Vacant Units 109 100.0%
For Rent 0 0.0%
Rented, Not Occupied 43 39.4%
For Sale 0 0.0%
For Sale, Not Occupied 0 0.0%
For Seasonal, Recreational, or Occasional Use 15 13.8%
Other Vacant 51 46.8%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25004) Table 2-27 compares the vacancy status of housing in Hughson in 2000, 2010, and 2020. Hughson showed an overall increase in vacancy rate between 2000 to 2020 from 3.8% to 4.0%. The other vacancy rate column represents the vacancy rate for all seasonal, recreational, and occasional use units, as well as all units classified as other vacant units by the ACS. The other vacancy rate makes up the majority of the total vacancy rate in Hughson (the total vacancy rate in Hughson without all other vacant types is only 1.6%). This reflects a need for both rental and owner-occupied housing production to increase the vacancy rates to the desired range of 2–3% for owner-occupied housing and 5–6% for rental housing.
Table 2-27. Vacancy Rates in Hughson (2010, 2015, and 2020) Year
Total
Housing
Units
Occupied
Housing
Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy
Rate
Rental
Vacancy
Rate
Other
Vacancy
Rates
2020 2,748 2,639 109 4.0% 0.0% 0.0% 2.4%
2015 2,492 2,339 153 6.1% 3.1% 1.3% 0.0%
2010 1,965 1,891 74 3.8% 1.9% 0.0% 1.9%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25002 & B25004); 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-26
4. HOUSING AGE AND CONDITIONS
Structures generally older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality.
Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Chart 2-3 illustrates the age of the housing stock in the City.
Chart 2-3. Age of Housing Stock –City of Hughson (2020) Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table DP04) Housing Conditions
In the absence of a detailed housing conditions survey, existing ACS data, building inspection staff observations, and responses to the community housing needs and priorities survey are used to identify housing conditions and related needs in the City.
Limited data is available from the ACS that can be used to infer the condition of Hughson housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Since only a very small percentage (1.8%) of all housing units in Hughson lack complete plumbing facilities or kitchen facilities (see Table 2-28), these indicators do not reveal any significant needs associated with housing conditions. Additionally, none of housing units rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with the housing conditions.
Built 1939 Or Earlier
3%
Built 1940 To 1959
15%
Built 1960 To 1979
Built 1980 To 1999 30%
32%
Built 2000 To 2009
14%
Built 2010 Or Later
6%
Built 1939 Or Earlier
Built 1940 To 1959
Built 1960 To 1979
Built 1980 To 1999
Built 2000 To 2009
Built 2010 Or Later
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-27
Table 2-28: Age of Hughson Housing Stock & Housing Stock Conditions Housing Stock Indicators Number Percent
Total Housing Units 2,748 100.0%
Built 1970 or earlier 528 19.2%
Units Lacking Complete Plumbing Facilities 0 0.0%
Units Lacking Complete Kitchen Facilities 49 1.8%
No house heating fuel or wood fuel only 0 0.0%
No Phone Service Available 121 4.4%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table DP04) Since housing stock age and condition are generally correlated, one ACS variable that provides an indication of housing conditions is the age of a community’s housing stock. The majority of the housing units in Hughson (942 or 34.3%) were built before 528 with 19.2% or 1875 units built before 1970 and 15.1% or 414 built between 1970 to 1990. Over 53.4% of Hughson’ housing stock was built after 2000 and another 12.3% was built between 1990 and 1999. These statistics reflect tremendous growth in the area after 2000. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance.
As shown in Chart 2-3, approximately 34.4% of the Hughson’ housing stock is more than 30 years old and about 19.2% is over 50 years old, meaning these units may need moderate to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets.
The Housing Needs and Priorities Survey conducted by the City addressed housing conditions, desired housing improvements, and housing challenges. Regarding housing conditions, 55% of Hughson residents indicated their home is in sound (very good to excellent) condition, 33% indicated their home shows signs of minor deferred maintenance, 11% indicated their home needs one or more major upgrades, and 0% indicated their home was dilapidated. When asked to identify desired improvements to their home, 40% of respondents identified a remodel of bath, kitchen, or other facility, 38% identified exterior improvements such as roofing, painting, and general home repair, 34% identified landscaping, and 22% indicated no upgrades were necessary. When asked about housing challenges, 10% of survey respondents indicated that their home is in poor condition and needs repair.
While much of the City’s housing stock is generally in good condition, some older homes in the City need one or two minor or moderate repairs, including re-roofing, window replacement (to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. Program 9 in the Housing Plan will continue to implement the City’s housing rehabilitation program and identify resources to expand the housing rehabilitation program, and provides for connecting homes in need of significant repair to the City’s housing rehabilitation program.
Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U.S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1.0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is one occupied by 1.5 persons or more per room. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. Overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or lowwage single adult workers) share dwelling units because of high housing costs.
The number of overcrowded households in the City does not appear to be a significant issue compared to the State and surrounding areas. According to the 2016–2020 American Community Survey, overcrowding in the Hughson was 1.7 percent (46 housing units). There were no owner households in overcrowded conditions. All overcrowded households are renter households and none of these overcrowded households were in severely overcrowded conditions. Table 2-29 provides information on overcrowded housing in Hughson.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-28
Table 2-29. Overcrowded Housing in Hughson (2020) – by % of units occupied Units Percent
Owner Occupied: 1,691 64.1%
0.5 or less occupants per room 1,053 39.9%
0.51 to 1 occupant per room 638 24.2%
1.01 to 1.5 occupants per room 0 0.0%
1.51 to 2.0 occupants per room 0 0.0%
2.01 or more occupants per room 0 0.0%
Owner Occupied Overcrowded (1.01+) 0 0.0%
Owner Occupied Severely Overcrowded (1.5+) 0 0.0%
Renter Occupied: 948 35.9%
0.5 or less occupants per room 573 21.7%
0.51 to 1 occupant per room 329 12.5%
1.01 to 1.5 occupants per room 46 1.7%
1.51 to 2.0 occupants per room 0 0.0%
2.01 or more occupants per room 0 0.0%
Renter Occupied Overcrowded (1.01+) 46 1.7%
Renter Occupied Severely Overcrowded (1.5+) 0 0.0%
Total Units 2,639 100.0%
Total Overcrowded 46 1.7%
Total Severely Overcrowded 0 0.0%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25014) F. HOUSING COSTS AND AFFORDABILITY
1. HOUSING PRICES AND TRENDS
As indicated by Table 2-30, housing costs changed for some more than others in Hughson through the years 2000 – 2020. From 2010 to 2020, renters saw a large rent increase of 79.2% while homeowners experienced a 30.3% increase in housing costs.
Table 2-30. Median Homeowner/Renter Costs (2010-2020) - City of Hughson Cost Type
Year % Change
2010 2015 2020 2010-2020
Median Monthly Ownership cost $1,414 $1,263 $1,842 30.3% Median Gross Rent* $984 $999 $1,763 79.2%
*Not adjusted for inflation
Source: U.S. Census Bureau, ACS 5-Year Estimates 2006-2010, 2011-2015, 2016-2020 (Table S2503) Table 2-31 indicates median housing value for homes in Hughson. Value is defined as the amount for which property, including house and lot, would sell if it were on the market at a given point in time. As shown in Table 2-31, the median value for housing units in Hughson in 2010 was $264,100 and increased in value to $340,200 in 2020, at a rate of 28.9%. Compared with the increase rate of median home values in Stanislaus County (10.1%) during the same time, Hughson experienced a higher increase of median home values.
Table 2-31. Median Home Values (2010-2020) – City of Hughson Location Median Home Values* % Change
2010 2015 2020 2010–2020
City of Hughson $264,100 $ 219,200 $340,200 28.8%
Stanislaus County $285,200 $ 190,800 $314,100 10.1%
*Not adjusted for inflation
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-29
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table DP04) Table 2-32 indicates the value of owner-occupied housing units as reported on the ACS within Hughson in 2020. Of the 1,691owner-occupied units, 33 (2.0 percent) were less than $50,000, 42 (2.5 percent) were in the $50,000 to $99,000 price range, 41 (2.4 percent) were in the $100,000 to $149,999 price range, 51 (3.0 percent) were in the $150,000 to $199,999 price range, 413 (24.4 percent) were in the $200,000 to $299,999 price range, and 961 (56.8 percent) were in the $300,000 to $499,999 range. Additionally, there were 150 units (8.9 percent) valued in the $500,000 to $999,999 price range.
Table 2-32. Value of Owner-Occupied Housing Units (2020) – City of Hughson Value Number of Units % of Total
Less than $50,000 33 2.0%
$50,000 to $99,000 42 2.5%
$100,000 to $149,999 41 2.4%
$150,000 to $199,999 51 3.0%
$200,000 to $299,999 413 24.4%
$300,000 to $499,999 961 56.8%
$500,000 to $999,999 150 8.9%
$1,000,000 or more 0 0.0%
Total 1,691 100.0%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table DP04) Single-Family Units
Table 2-33 indicates the median sales price of single-family residences housing units throughout Stanislaus County in August 2021 and August 2022. Hughson saw the third highest increase in median sales price than among jurisdictions in Stanislaus County and had the highest median sales price in August 2022. The median sales price of a single-family home in Hughson in August 2022 was $579,500, about 13.6% greater than the median sales in August 2021 of $510,000. Only the City of Empire and the City of Denair saw significant decreases in median sales price of a single-family home during this period. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-30
Table 2-33. Sales Price by Jurisdiction – Stanislaus County City/Area Median Sales Price 2022 Median Sales Price 2021 Percent Change Stanislaus County $450,000 $423,500 6.3%
Ceres $420,000 $397,500 5.7%
Denair $422,500 $465,000 -9.1%
Empire $212,500 $327,500 -35.1%
Hughson $579,500 $510,000 13.6%
Keyes $365,000 $289,500 26.1%
Modesto $430,000 $405,000 6.2%
Newman $407,500 $396,250 2.8%
Oakdale $515,000 $457,500 12.6%
Patterson $497,750 $500,500 -0.5%
Riverbank $507,250 $445,000 14.0%
Salida $475,000 $451,000 5.3%
Turlock $460,000 $441,000 4.3%
Waterford $425,500 $390,000 9.1%
Source: CoreLogic California Home Sale Activity August 2022 Mobile Homes
Mobile homes offer a more affordable option for those interested in homeownership. The median value of a mobile home in Stanislaus County in 2020 was $51,100 (Source: US Census Bureau, ACS 2016-2020 Table B25083). As shown by Table 2-34, HCD’s Mobile Home Park search indicates that there are three mobile home parks in Hughson with a total of 72 permitted mobile home spaces.
Table 2-34. Mobile Home Parks – City of Hughson
Park Name MH Spaces
Meadow Lark Mobile CT
2612 Charles St 27
Big Sky
2042 Tully Rd 17
Trieweiler MHP
2442 Tully Rd 28
Total Spaces 72
Source: HCD 2023 Mobile Home Park Listings
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-31
2. HOUSING AFFORDABILITY
According to HCD and HUD, housing is considered affordable if a household spends no more than 30% of its income on housing.
Table 2-35 identifies housing affordability levels, including gross rents and home purchase price, by family size based on the HCD’s 2022 Income Limits for Stanislaus County.
Table 2-35. Ability to Pay for Housing Based on Income Group/Household Size (2022) * Number of Persons 1 2 3 4 5 6
Extremely Low-Income Households - 30% of Median Household Income Income Level $16,350 $18,700 $23,030 $27,750 $32,470 $37,190 Monthly Income $1,362.50 $1,558.33 $1,919.17 $2,312.50 $2,705.83 $3,099.17 Max. Monthly Gross Rent** $408.75 $467.50 $575.75 $693.75 $811.75 $929.75 Max. Purchase Price*** $61,967 $70,180 $85,314 $101,810 $118,306 $134,802 Very Low-Income Households - 50% of Median Household Income Income Level $27,300 $31,200 $35,100 $38,950 $42,100 $45,200 Monthly Income $2,275.00 $2,600.00 $2,925.00 $3,245.83 $3,508.33 $3,766.67 Max. Monthly Gross Rent** $682.50 $780.00 $877.50 $973.75 $1,052.50 $1,130.00 Max. Purchase Price*** $105,062 $118,692 $132,322 $145,778 $156,787 $167,621 Low-Income Households - 80% of Median Household Income
Income Level $43,650 $49,850 $56,100 $62,300 $67,300 $72,300 Monthly Income $3,637.50 $4,154.17 $4,675.00 $5,191.67 $5,608.33 $6,025.00 Max. Monthly Gross Rent** $1,091.25 $1,246.25 $1,402.50 $1,557.50 $1,682.50 $1,807.50 Max. Purchase Price*** $167,895 $189,676 $211,632 $233,413 $250,978 $268,544 Moderate-Income Households - 120% of Median Household Income Income Level $67,450 $77,100 $86,700 $96,350 $104,050 $111,750 Monthly Income $5,620.83 $6,425.00 $7,225.00 $8,029.17 $8,670.83 $9,312.50 Max. Monthly Gross Rent** $1,686.25 $1,927.50 $2,167.50 $2,408.75 $2,601.25 $2,793.75 Max. Purchase Price*** $262,552 $296,627 $330,526 $364,602 $391,792 $418,982 Notes:
*Based on Stanislaus County FY 2022 Annual Median Income (household) **Assumes that 30% of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowner’s insurance.
***Maximum affordable sales price is based on the following assumptions: 4.1% interest rate, 30-year fixed loan, Down payment: $5,000 – extremely low, $10,000 – very low; $15,000 - low, $25,000 – moderate, property tax, utilities, and homeowners insurance as 30% of monthly housing cost (extremely low/very low), 28% of monthly housing cost (low), and 25% of monthly housing cost (moderate/above moderate). Closing costs: 3.5% (extremely low/very low), 3.0% low, and 2.5% moderate) Calculation Illustration for 3 Bedroom, 4-person, Low Income Household
1. Annual Income Level: $62,300
2. Monthly Income Level: $62,300/12 = $5,191.67
3. Maximum Monthly Gross Rent: $5,191.67 x .0.30 = $1,557.50 4 Max Purchase Price:
a. Gross monthly income = $5,191.67
b. Down Payment and Closing Costs $15,000; Closing Costs 3.0% c. Monthly housing costs $5,191.67 x .0.30 = $1,557.50
d. Principal and Interest plus utilities/taxes/mortgage/insurance: $467.25 + $1,090.25 = $1,557.50 Sources: HCD FY2022 State Income Limits, De Novo Planning Group 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-32
OVERPAYMENT
A household is considered to be overpaying for housing (or cost burdened) if it spends more than 30% of its gross income on housing. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size. Table 2-10 identifies overpayment levels by income range. As shown in Table 2-10, approximately, 27.6% of all households in Hughson overpaid for housing.
Renters were more likely to overpay than homeowners with 55.1% of renter households and 13.6% of owner households paid more than 30 percent of their income for housing. Of the 685 households overpaying for housing in Hughson, 460 were renter households, and 225 were owner households.
In general, overpayment disproportionately affects lower income and minority households; 65.7% of lower income households (0-80% of AMI) and 82.1% of extremely low income households (0-30% of AMI) paid more than 30% of their income for housing.
AFFORDABILITY - RENTERS
Table 2-36 identifies the Fair Market Rent (FMR) for Stanislaus County in 2022 and 2023 as determined by the U.S. Department of Housing and Urban Development (HUD). HUD determines the FMR for an area based on the amount that would be needed to pay the rent (and utilities) for suitable privately-owned rental housing. HUD uses FMRs for a variety of purposes, such as determining the rental prices and subsidy amounts for units and households participating in various Housing Choice Voucher assistance programs.
The Stanislaus County Housing Authority has issued approximately 4,929 Housing Choice Vouchers providing monthly rental assistance payments to lower income families, according to Stanislaus County Housing Authority’s Fiscal Year 2023 Annual Agency Plan. The Stanislaus County Housing Authority is committed to expanding its voucher program, applying for new vouchers each time they have been made available.
Table 2-36. HUD Fair Market Rents Stanislaus County (2022, 2023) Bedrooms in Unit Fair Market Rent (FMR)
2023
Fair Market Rent (FMR)
2022
Studio $1,039 $936
1 Bedroom $1,072 $1,001
2 Bedrooms $1,365 $1,250
3 Bedrooms $1,929 $1,761
4 Bedrooms $2,258 $2,063
Source: HUD 2023/2022 FMR Stanislaus County
There were 5 rental listings posted on Zillow.com in the City and its vicinity as of July 2023, including a one-bedroom single family homes available at $1,500 a month, three two-bedroom apartments available between $1,295 to $1,550, and one threebedroom single family home at $1,900 a month, most of which are around the 2023 FMR. Table 2-37 identifies the recent homes listed for rent in the City, including type of housing unit (single-family, townhome, mobile home, etc.) and whether the rental unit is affordable to lower income households. The affordability of the recent homes is based on the max monthly rent identified in Table 2-35.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-33
Table 2-37. Hughson Rents and Affordability (2023)
1 Address and Type of Unit Bed Bath Listed
Rent
Affordable to2:
Extremely Low
Incomes
Very Low
Incomes Low Incomes
2103 1st St
Apartment 2 1 $1,295 No No Families of 3+
3436 Santa Fe Ave
Single Family Residence 3 2 $1,900 No No No
2513 Charles St
Apartment 2 1 $1,550 No No Families of 4+
(Undisclosed Address)
Single Family Residence 1 1 $1,500 No No Families of 4+ 2302 2nd St
Apartment 2 1.5 $1,395 No No Families of 3+
Note: 1 This table includes the listed rental price of housing units on Zillow.com in July 2023. 2. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2-35 Source: Zillow.com
As shown in Table 2-30, the median gross rent in Hughson was $1,763 in 2020, an increase of 79.2% from 2010. Standard management practices require that a household have three times their rent in income. Under this scenario, a household would need to earn approximately to earn $5,876.67 per month or $70,520.00 per year to afford the average 2020 rental price in Hughson. Therefore, for households of four persons, the average rents in Hughson and currently available single-family home on Zillow.com would be unaffordable to the extremely low- (< $27,750 per year), very low- ($27,750 - $38,950 per year), and lowincome ($38,950 - $62,300 per year) households, but would be affordable to some moderate-income $62,300 - $96,350) households.
AFFORDABILITY - HOMEOWNERS
As shown in Table 2-31, the median home value in Hughson was $340,200 in 2020, which was a 28.8% increase from $264,100 in 2015. Recent median sales data in Table 2-33 shows that the median sales price in Hughson increased 13.6% from $510,000 to $579,500. Reviewing the median sales data in Table 2-33 along with the affordable home purchase price amounts by income level and household size in Table 2-35 indicates that median home sales prices in Hughson are not affordable to lower income households nor moderate-income households.
According to Zillow.com as of July 2023, there are currently two two-bedroom single-family homes for sale in Hughson listed between $275,000 to $775,000, two three-bedroom single-family homes listed between $399,900 to $2,257,950, and two fourbedroom single-family homes listed between $399,900 and $602,894. Comparing the current listing prices to Table 35, it appears that these single-family homes in Hughson are not affordable to lower-income households but some moderate-income households. While none of the current listings in Hughson are affordable, a review of recent sale data for housing in Hughson reveals that 74 homes sold in the past year were below the median sale price of $579,500 but only 5 of them are affordable to lower income households.
Table 2-38 identifies homes sold in July 2023 in the City Hughson, including type of housing unit (single-family, townhome, mobile home, etc.) and the level of affordability of homes in the lower price range. The affordability of the recent homes is based on affordable home purchase prices identified in Table 2-35. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-34
Table 2-38. Affordable Homes Sold in Hughson (2023)
Address Unit Type Bed / Bath Sold Price
Affordable to2:
Extremely Low
Incomes
Very Low
Incomes Low Incomes
7713 Hearth Ln Single Family Residence 4/2 $538,495 No No No 1508 Breton Ct Single Family Residence 5/3 $675,000 No No No 3113 Pioneer Rd Single Family Residence 3/1 $1,050,000 No No No 7125 Fox Rd Single Family Residence 3/2 $425,000 No No No 7112 Locust St Single Family Residence 1/1 $279,000 No No No 6805 Varni Way Single Family Residence 3/2 $505,000 No No No 1800 Carpathian Way Single Family Residence 3/2 $475,000 No No No 1828 Estancia Dr Single Family Residence 3/2 $563,000 No No No Note: 1 This table includes the sold housing units on Zillow.com in July 2023. 2. Affordability is based on affordable home purchase prices amounts by income level and household size identified in Table 2-35 Source: Zillow.com
As indicated by Table 2-38, among 8 housing units sold in Hughson, there was no housing unit affordable to extremely low income, very low income, and low income households. Overall, mobile homes offer the more affordable alternatives for these income groups. Also, new manufactured homes on vacant lots can provide another affordable solution.
3. ASSISTED HOUSING
ASSISTED HOUSING AT-RISK OF CONVERSION
Government Code Section 65583(a)(8) requires that a housing element shall contain an analysis of existing assisted housing developments, which are defined as multi-family rental housing that receives governmental assistance, and identify any assisted housing developments that are eligible to change from lower-income housing uses during the next ten years due to termination of subsidy contracts, mortgage prepayment, or expiration of restrictions on use. Assisted housing development means multifamily rental housing that receives governmental assistance under federal programs listed in subdivision (a) of Section 65863.10, State and local multi-family revenue bond programs, local redevelopment programs, the federal Community Development Block Grant Program, or local in-lieu fees.
Units at risk of conversion are those that may have their subsidized contracts terminated (“opt out”) or that may “prepay” the mortgage, thus terminating the rental restrictions that keep the unit affordable to lower income tenants. There are several reasons why the property owner may choose to convert a government-assisted unit to a market-rate unit, including a determination that the unit(s) can be operated more profitably as a market-rate development; difficulties in dealing with HUD oversight and changing program rules; the depletion of tax advantages available to the owner; and the desire to roll over the investment into a new property.
California Housing Partnership uses an at-risk category for assisted housing developments in its database. Very-High Risk assisted housing are those affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer.
High Risk assisted housing are those affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, missiondriven developer. Moderate Risk assisted housing are those affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Low Risk assisted housing are those affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
The California Affordable Housing Map and Benefits Calculator is a tool that maps California’s existing federal- and state-subsidized affordable housing. As shown in Table 2-39, there is only one subsidized project located in Hughson. As identified in Table 2-39, 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-35
affordable units in Hughson have a low risk of conversion, meaning that the affordable properties are not at-risk of converting to market rate for at least 10 years; projects within the City are not anticipated to be eligible to convert to market rate until after 2039.
Table 2-39. Summary of Assisted Housing Developments
Project/Address Total
Units
Subsidized
Units Type Source Risk of Conversion
Ram Farms Inc
2013 7th St
Hughson, CA 95326
1 1 Family USDA 514
On-Farm
Low Risk (placed in service in
2006; affordable to 2039)
Source: California Housing Partnership, 2023.
Hughson takes an active and supportive role in the preservation of associated rental housing. The cost of conserving assisted units is significantly less than the cost required to replace units through new construction. Conservation of assisted units generally requires rehabilitation of the aging structure and re-structuring the finances to maintain a low debt service and legally restrict rents. Construction costs, land prices and land availability are generally the limiting factors to development of affordable housing, it is estimated that subsidizing rents to preserve assisted housing is more feasible and economical than new construction.
Cost Analysis. State Housing Element law requires that all Housing Elements include additional information regarding the conversion of existing, assisted housing developments to other non-low income uses (Statutes of 1989, Chapter 1452). This was the result of concern that many affordable housing developments would have affordability restrictions lifted when their government financing was soon to expire or could be pre-paid. Without the sanctions imposed due to financing restrictions, affordability of the units could no longer be assured.
In order to provide a cost analysis of preserving “at-risk” units, costs must be determined for rehabilitation, new construction or tenant-based rental assistance. The following costs anticipate rehabilitation, construction, or rental assistance of unit sizes comparable to those in the 2013 7th Street assisted housing development, which is a two-bedroom residential unit.
1. Rehabilitation – The primary factors used to analyze the cost of preserving low-income housing include: acquisition, rehabilitation, and financing. Actual acquisition costs depend on several variables such as condition, size, location, existing financing and availability of financing (governmental and market). The acquisition cost assumption is based on an average cost of a single-family unit within the region. This option would result in a cost of $566,500 to preserve one replacement unit for a 55-year or longer affordability term, depending on the financing program and specific affordability restrictions. The estimated per unit preservation costs for Hughson are summarized below.
Costs of Acquisition (based on 2013 7th Street, 1 unit, $475,000 sales price, 11/2022) $475,000 Rehabilitation $40,000
Financing/Other (10% of Costs) $51,500
Total Per Unit Cost $566,500
2. New Construction/Replacement – New construction implies construction of a new property with the same number of units and similar amenities as the one removed from the affordable housing stock. Cost estimates were prepared by using regional information and data. Assuming a development cost of $300 per square foot, the cost of a 1,200 square foot unit would be approximately $360,000. The construction of new housing can vary greatly depending on factors such as location, density, unit sizes, construction materials and on-site and off-site improvements.
3. Tenant-Based Rental Assistance – This type of preservation largely depends on the income of the family, the shelter costs of the apartment and the number of years the assistance is provided. If the very low income family that requires rental assistance earns $41,325 (50% of median income for a 2-person household), then that family could afford approximately $1,033 per month for shelter costs. According to the ACS 5-Year Estimates 2015-2019, the median rental price in Hughson was $1,763 in 2020. The difference between the $1,033 that a family of 4 can afford and the average rent of $1,763 would result in necessary monthly assistance of $730 a month or $8,760 per year. For comparison 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-36
purposes, typical affordable housing developments carry an affordability term of at least 55 years, which would bring the total cost to $481,800 per household.
Summary. As demonstrated above, the most cost-effective method of providing affordable housing in Hughson is new construction, which would cost approximately $360,000 per unit; however, this does not factor in the cost of land. It is noted that the new construction costs do not reflect potential costs savings associated with various federal and State housing grant and loan programs, discussed below under Incentives and Financial Resources, which reduce the cost to the developer of providing the units. Providing rental assistance for a 55-year period would cost approximately $481,800 per household. Rehabilitation has an estimated cost of approximately $566,500 per unit.
Qualified Entities. HCD maintains a list of qualified entities, which are public and private nonprofit and for-profit corporations that have legal and managerial capacity to acquire at-risk housing. Qualified entities in Stanislaus County are summarized below:
Organization Contact Type of Organization
ACLC, Inc.
315 N San Joaquin St.
Stockton, CA 95202
(209) 466-6811 Local, regional, national nonprofit org.
Housing Authority of the County of Stanislaus
P.O. Box 581918
Modesto, CA 95358
Rich Chubon
[email protected]
(209) 523-0705
Local, regional, national nonprofit org.
Modesto Redevelopment Agency
940 11th St
Modesto CA 95355
Bill Cooper
[email protected]
(209) 577-5247
Local, regional, national nonprofit org.
ROEM Development Corporation
1650 Lafayette Circle
Santa Clara, CA 65050
Erin Caputo
[email protected]
(408) 984-5600 Ext 17
Not identified
Self-Help Enterprises
8445 W. Elowin Court/P.O. Box 6520
Visalia, CA 93290
Thomas J. Collishaw
[email protected]
(559) 802-1620
Local, regional, national nonprofit org.
Volunteers of America National Services
1108 34th Avenue
Sacramento, CA 95822
Paul Ainger
[email protected]
(916) 917-6848
Local, regional, national nonprofit org.
G. PROJECTED HOUSING NEEDS
California law requires each city and county to develop local programs within their housing element in order to meet their “fair share” of existing and future housing needs for all income groups, as determined by HCD and regional councils of government.
The RHNA is a state-mandated process devised to distribute planning responsibility for housing need throughout the State of California. Chapter 4 discusses the City’s ability to accommodate the RHNA through approved projects and vacant and underdeveloped sites suitable for residential development. The regional housing needs allocation for Hughson, as shown by Table 2-40 below, is allocated by StanCOG to address existing and future needs for the time period 2023-2031. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-37
Table 2-40. Regional Housing Needs Allocation – City of Hughson (2023–2031 Planning Period) Income Group Income Range1
(Family of Four)
Affordable
Monthly Housing Costs2
Hughson Regional Share
(Units)
Very Low3: <50% AMI < $38,950 < $973.75 284
Low: 50-80% AMI $38,950 - $62,300 $973.75 - $1,557.50 196 Moderate: 80-120% AMI $62,300 - $96,350 $1,557.50 - $2,408.75 122 Above Moderate: 120+ AMI > $96,350 > $2,408.75 279
Total n/a n/a 881 1 HCD has established these income limits for Stanislaus County for 2022. 2 In determining how much families at each of these income levels should pay for housing, HCD considers housing “affordable” if the amount of rent or total ownership cost (principal, interest, taxes, and insurance) paid does not exceed 30% of gross household income. 3 50% of Hughson’s very low-income housing need (142 units) are for extremely low-income households, which are defined as those families earning less than 30% of median income.
Sources: Final Regional Housing Needs Allocation (RHNA) Plan: Stanislaus County Region CYCLE 6 (2023-2031), available at:
https://www.stancog.org/DocumentCenter/View/1621/StanCOG-Adopted-Final-Regional-Housing-Needs-Allocation-RHNA-Plan?bidId=; HCD 2022 State Income Levels
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-38
3. HOUSING CONSTRAINTS
Constraints to housing development are defined as government measures or non-government conditions that limit the amount or timing of residential development.
Government regulations can potentially constrain the supply of housing available in a community if the regulations limit the opportunities to develop housing, impose requirements that unnecessarily increase the cost to develop housing, or make the development process so arduous as to discourage housing developers. State law requires housing elements to contain an analysis of the governmental constraints on housing maintenance, improvement, and development (Government Code, Section 65583(a) (4)). Hughson has undertaken many changes to its Zoning Ordinance as part of its work program to implement the 2015 Housing Element and is also addressing potential constraints identified during the preparation of this Housing Element.
Non-governmental constraints (required to be analyzed under Government Code, Section 65583(a) (5)) cover land prices, construction costs, and financing. While local governments cannot control prices or costs, identification of these constraints can be helpful to Hughson in formulating housing programs.
This chapter addresses these potential constraints and their effects on the supply of affordable housing.
A. GOVERNMENTAL CONSTRAINTS
Hughson’s policies and regulations play an important role in protecting the public’s health, safety, and welfare. However, governmental policies and regulations can act as constraints that affect both the amount of residential development that occurs and housing affordability. State law requires housing elements to “address and where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing” (Government Code Section 65583).
Therefore, the City is required to review its regulations to ensure there are no unnecessary restrictions on the operation of the housing market. If the City determines that a policy or regulation results in excessive constraints, the City must attempt to identify what steps can be taken to remove or minimize obstacles to affordable residential development. Hughson’s primary policies and regulations that affect residential development and housing affordability are land use controls; development processing procedures, fees, and improvement requirements; and building and housing codes and enforcement.
The governmental constraints analysis focuses on factors that are within the City’s control, not on state, federal, or other governmental policies or regulations that the City cannot affect or modify. There are many such policies and regulations that could affect the City’s ability to meet future housing needs and secure adequate funding to construct very low- and low-income housing.
These are among other governmental constraints:
• Land use and environmental policies and regulations that could limit the City’s ability to designate land in its planning area for future residential development. Examples include agricultural open space and natural habitat preservation; protection of endangered species; and flood control.
• Fiscal and financial constraints related to regional, state, or federal funding for housing, transportation, infrastructure, and services needed to support new residential development. • State and federal requirements that add to the cost of constructing affordable housing, when public funds are used (such as so called “prevailing wage” requirements).
• Construction codes and regulations that the City must follow for new residential construction that could restrict the use of cost-saving techniques or materials.
1. LAND USE CONTROLS
Land use controls guide local growth and development. Hughson applies land use controls through its General Plan and Zoning Ordinance. All residential land use classifications pose a constraint on residential development in the sense that various conditions, building requirements, and limitations restrict a pure free market ability to construct housing. Land use regulations also have the potential of adding costs to construction, which indirectly may constrain housing. These impacts are measured against the general health and public safety served in the adoption of such regulations. Standards have been determined by the City to establish 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-39
minimum constraints to provide for adequate separation of buildings for fire protection, air and light between structures, and the intensity of development. Implementation of these standards has not resulted in a serious constraint in providing housing to the various income levels.
GENERAL PLAN LAND USE DESIGNATIONS
Land use controls constrain housing development by restricting housing to certain sections of the City and by limiting the number of housing units that can be built on a given parcel of land. The City’s General Plan Land Use Element establishes land use designations for all land within the City’s boundaries. Table 3-1 identifies the different land use designations in the Hughson General Plan that accommodate residential development. The General Plan includes designations that accommodate a wide variety of residential development types and varying densities.
Table 3-1. Residential Land Use Categories and Density
Land Use Category Description Residential Density
Low Density Residential The Low Density Residential designation is mainly a single-family residential designation.
Up to 7.0 du/ac
Medium Density Residential The Medium Density Residential designation promotes a mixture of singlefamily houses, duplexes, triplexes, fourplexes and townhouses within the same neighborhood. This category is designed to provide a transition between higher density multi-family and commercial development and low density, single family neighborhoods. The designation also ensures that there will be a variety of housing types in Hughson, which is consistent with the traditional character of the community.
5.1 to 14.0 du/ac
High Density Residential The High Density Residential designation allows for residential uses, including apartments and multi-family buildings. Lower density residential uses are also allowed in the High Density Residential designation, but to provide a range of housing types to Hughson residents, the City encourages land designated High Density Residential to be developed with multi-family units. In addition to exclusively residential uses, mixed-use development with residential and commercial uses in the same building are allowed.
10.1 to 27.0 du/ac
Downtown Commercial The Downtown Commercial designation allows for general commercial and services uses that serve the entire community. The role of this designation is to preserve the City’s traditional commercial core as the primary pedestrian focused commercial area for Hughson. The Downtown Commercial designation allows a range of community-serving retail, office, financial and public uses. Limited residential uses, when combined with commercial uses in the same building, are also allowed.
Up to 30.0 du/ac
Agriculture* The Agriculture designation may be used by the City to maintain an agricultural buffer area between urban uses in Hughson and adjacent communities in an effort to preserve the agricultural character of the area. The Agriculture designation also serves to provide protection for agricultural operations in the region, which are important to the local economy and identity of Hughson, and serves as a temporary land use designation for areas designated Urban Reserve until a Specific Plan is adopted. The primary use allowed in the Agriculture designation is agriculture. Additional uses that are allowed to a restricted extent include dwelling units, limited agricultural-related commercial services, agricultural-related light industrial uses and community facilities.
Up to 0.05 du/ac
Note: *The General Plan Land Use Map does not designate any land Agriculture.
Source: City of Hughson General Plan, 2005
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-40
ZONING
The City’s Zoning Ordinance is among the chief implementing tools for the General Plan. The Zoning Ordinance specifies development standards for all applications such as setbacks, parking requirements, height limits, and lot coverage for individual zoning districts. Periodically, the Zoning Ordinance is reviewed to ensure its consistency with the policies of the General Plan, as required by Government Code Section 65860, and amendments are initiated to enhance its value in accommodating new development. The Zoning Ordinance provides for an array of residential districts throughout the City that allow a variety of different residential uses. Table 3-2 identifies the zoning districts in Hughson that allow residential uses and the appropriate General Plan land use designations.
Table 3-2. Land Use Categories and Zoning
Land Use Category Zone Districts
Low Density Residential Rural Residential (R-A), Low Density Residential (R-1), Planned Development Overlay (P-D) Medium Density Residential Medium Density Residential (R-2), Planned Development Overlay (P-D) High Density Residential High Density Residential (R-3), Planned Development Overlay (P-D) Downtown Commercial General Commercial (C-2), Planned Development Overlay (P-D) Agriculture --
Source: City of Hughson Municipal Ordinance (Title 17, Zoning Ordinance) The Planned Development Overlay (P-D) is an overlay zone that may be applied to any base zoning district to provide flexible development standards to properties located within the overlay. The purpose of the P-D zone is to encourage a creative and more efficient approach to the use of land and to provide for greater flexibility in the design of integrated developments than otherwise possible through strict application of zoning regulations. Developers may submit an application for the establishment of a P-D overlay zone. All uses within the P-D zone must conform to the area, heights, lot width and yard regulations required in the underlying zone; however, deviations from the standards applying to the underlying zone, including increased residential densities, may be approved by the planning commission, as described in greater detail below.
Development Standards
Development standards directly shape the form and intensity of residential development by providing controls over land use, heights and volumes of buildings, open space on a site, etc. Site development standards also ensure a quality living environment for all household groups in the City, including special groups such as lower and moderate-income households and senior citizens.
The City regulates the type, location, and scale of residential development primarily through the Zoning Ordinance. Table 3-3 summarizes development standards in the City’s residential zones, including permitted densities, lot sizes, lot widths, setbacks, coverage, and height requirements.
Table 3-3. Residential Zoning District Densities, Minimum Lot Size, and Minimum Lot Width Regulations R-A R-1 R-2 R-3 C-21
Permitted Density (dwelling units per acre) Up to 2.0 Up to 5.0 new subdivision; up to
7.0 infill2
5.1 to 14.0 10.1 to 27.0 Up to 30.0
Minimum Lot Size (square feet per unit) -- 8,500 (average lot size) in new
subdivisions
-- -- --
Minimum Lot Width (feet) 120 60-65 (single
family); 70
(duplex)
55-65 (single
family); 70
(duplex or
multifamily)
65 --
Front Setback (feet) 30 15 (20 for garage) 20 15 8
Side Setback (feet) 10 8 (one story);
10 (two story)
5 (one story);
7 (two story)
5 (one story);
7 (two story)
--
Rear Setback (feet) 40 10 10 10 --3
Maximum Height (feet) 35 35 35 45 75
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-41
Maximum Site Coverage 20% 40% 45% 50% --
Notes:
1 C-2 regulations specific to land that is designated “Downtown Commercial” in the Hughson General Plan. 2 Properties within the infill boundary designated by the City and found in Figure LU-5 of the General Plan are permitted to develop at up to 7 units per acre; properties outside of the infill boundary that are newly subdivided are permitted to develop at up to 5 units per net acre, except where higher densities are permitted per Section 65915 of the Government Code (i.e., density bonus) or within the P-D Overlay Zone. 3 10 feet when adjacent to a residential use.
Source: City of Hughson Municipal Code (Title 17, Zoning) On/Off Site Improvement Requirements
The City requires both on- and off-site improvements for residential projects. These improvements include curb/gutter and drainage facilities, sidewalks, paved streets, landscaping, and water and sewer service. Such improvements are required as a condition of the subdivision map, or if there is no required map, improvements are required as part of the building permit. These on- and off-site improvements promote the health, safety, and general welfare of the public.
Curbs/gutters and drainage facilities direct stormwater and runoff water out of residential developments. City roadways are required to be paved. Pavement creates an all-weather roadway, facilitates roadway drainage, reduces dust, and facilitates traffic movement.
Roadways are classified by the City according to traffic needs. Classifications are as follows:
• Local: 2 lanes, 60-foot right-of-way
• Collector: 2 lanes, with a 60- to 100-foot right-of-way • Minor arterial: 2 lanes, 80-foot right-of-way
• Major arterial: 4 lanes, 110-foot right-of-way
Arterials and collectors are designated in the General Plan according to existing and projected needs. Developers are responsible for the development of roadways associated with the proposed residential project and also participate in regional transportation system improvements through a Capital Facility Fee.
Sidewalks are for movement of pedestrian traffic. Where sidewalks are available, safety of pedestrian traffic is enhanced, particularly for school-age children. According to the City’s Non-motorized Transportation Plan (2008), proposed improvements for the pedestrian network focus on the need for sidewalks in the older neighborhoods and across the railroad tracks. Other elements contained in the Plan include recommendations for sidewalk design, street lighting, crosswalks, and railroad crossings.
The city’s bicycle network is for the movement of non-motorized traffic – mainly bicycle traffic. According to the City’s Nonmotorized Transportation Plan (2008) there are two bicycle facilities located in the city, totaling 0.85 miles in length. The Plan proposes a network of over 25 miles of bikeways that would accommodate both recreational and commuter bicyclist. The Plan also incorporates design standards for typical bikeways, bicycle lanes at intersections, and sample signage standards/guidelines for the placement of bicycle parking.
Landscaping is required for all zoning districts, though the majority of the landscaping requirements target commercial and industrial uses and not residential. Landscaping of at least eight feet in width is required along all public rights-of-way. Such landscaping would include, but not be limited to, shrubbery, trees, grass, and decorative masonry walls. Landscaping contributes to a cooler and more aesthetic environment in the City by providing transition from developed and paved land areas to promote an attractive visual environment. All landscaping plans must be approved by the Planning Department and installed by the developer. There are no special landscaping fees associated with this requirement, and approval of landscaping is done concurrently with design review of the project. Planning staff work closely with developers to ensure compliance with all zoning requirements and have flexibility in the review process. Because frontal landscaping is a standard component of project design, this requirement does not put an undue cost burden on the developer and is not considered a constraint on the development of housing.
Development of and connection to municipal water and sewer services are required as a condition of approving tract maps. Water service is necessary for a constant supply of potable water. Sewer services are necessary for the disposal of liquid and solid waste.
These off-site requirements allow for the development of much higher residential densities as compared with land served by private well and septic systems.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-42
Off-Street Parking Requirements
The City’s parking requirements are intended to ensure that adequate off-street parking is provided in proportion to the need created by single- and multifamily housing. State regulations impacting parking for specific uses, such as ADUs or emergency shelters, are discussed separately. Adequate parking for residential projects contributes to the value of a project, the safety of residents, and the quality of a project’s appearance. However, excessive parking standards can pose a significant constraint to the development of housing because they can reduce the buildable area on a site and impact the funding available for project amenities or additional units. Parking requirements for residential uses in Hughson are set forth in Section 17.03.060 of the Zoning Code, and identifies the number of spaces required for each use.
Table 3-4 below outlines parking requirements for residential uses by housing type:
Table 3-4. Residential Off-Street Vehicle Parking Requirements Residential Use Minimum Off-Street Parking
Single-Family 2 garage spaces for each dwelling unit
Two-Family/Duplex 2 garage spaces for each dwelling unit Multiple-family Studio or one bedroom: 1 space for each dwelling unit; Two or more bedrooms: 2 spaces for each dwelling unit.
Plus, 1 additional space for each 4 dwelling units.
Secondary dwelling unit 1 space for each dwelling unit. However, no parking is required if ADU is: located within 0.5-mile a of public transit stop; located within a designated historic district; part of an existing primary residence or an existing accessory structure; when on-street parking permits are required but not offered to the occupant of the ADU; within one block of a car sharing pickup/drop-off location.
Boarding and rooming houses 1 space for each bedroom
Residential care home Six units or fewer: same as requirements for applicable type of dwelling unit.
Six units or more: 1 space for each 3 beds.
Nursing and convalescent homes 1 space for each 3 beds
Mobile home parks 2 spaces for each dwelling unit; may be tandem Mobile home supplemental housing 1 space for each dwelling unit Source: City of Hughson Municipal Ordinance (Title 17, Zoning Ordinance, Section 17.03.060) As shown in Table 3-4, the Zoning Ordinance requires one parking space for ADUs and two garage parking spaces for each dwelling unit for single-family residences and duplexes. Consistent with State law, certain ADUs are exempt from parking requirements. The City’s parking requirements for ADUs, single-family dwellings, and duplexes do not constrain the development of these housing types and are comparable to those in jurisdictions throughout the State.
Parking standards for multiple-family residences are based on the number of bedrooms in order to reduce potential constraints to the development of smaller units. Studio and one-bedroom units require one parking space, and units with two bedrooms or more require two parking spaces. One additional parking space is required per every four multi-family dwelling units. This requirement is not considered a constraint to multiple-family development and is generally comparable to similarly-sized jurisdictions throughout the State.
The City allows for opportunities to reduce the total number of required off-site parking spaces through shared parking. Shared parking areas may be eligible for a reduction when vehicular parking spaces are shared and cooperatively operated by more than one use. Any person seeking a shared parking reduction may apply for the reduction during development review before the planning commission, subject to the following findings: the applicant has shown the times that each use will make peak demand upon the parking lot; the applicant has demonstrated that the parking requirements of the uses do not conflict with one another; and the applicant and any other parties with an interest in the parking lot have signed and recorded a legally binding agreement approved by the planning officer governing the shared use of the parking lot.
The planning commission may waive or modify any of the parking provisions for changes in use to existing buildings, provided the following findings are made: that such action would not be detrimental to any surrounding property or use; that adequate onstreet legal parking exists to accommodate the proposed use of the site; that such action would not create a traffic hazard; that such action applies to a proposed use in an existing building; and in situations where a new building or an addition to an existing 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-43
building of over 15 percent of the floor area of the building is proposed, the planning commission may waive or modify the parking space requirements if such required spaces are provided on another parcel within 200 feet of the proposed building. In lieu of providing spaces, the property owner may pay a fee for each space, as determined by the city council by resolution or ordinance, with the fee to be placed in a fund for use by the city for providing parking in the area.
Projects that qualify under the density bonus provisions (Section 17.03.016 of the Zoning Ordinance) are eligible to use parking standards established by the State Density Bonus law (Government Code Section 65915 et seq.). Programs 6 and 11 of the Housing Plan will ensure that the City reviews and updates the Zoning Ordinance to reflect the current requirements of State law, including density bonuses and other incentives, which may include a reduction in the parking requirement.
In order to support multi-modal transportation options, the City also requires multiple-family residential uses to provide two bicycle parking spaces, or one bicycle parking space for every 20 required motor vehicle parking spaces, whichever is greater. This requirement does not constrain development of multiple-family housing in the City.
Permitted and Conditional Uses
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes the production of housing to meet the needs of different types of households with incomes ranging from low to above moderate.
The City’s Zoning Code allows a range of residential uses within the various zoning districts to accommodate a variety of housing types, such as single-family dwellings, duplexes, multi-family, ADUs, mobile/manufactured housing, residential care facilities (small and large), and transitional and supportive housing. Table 3-5 summarizes allowed uses by zoning district:
Table 3-5. Zoning Districts Permitting Residential Uses R-A R-1 R-2 R-3 C-2 I
Single-Family P P P P -- --
Duplex -- P P P -- --
Multiple-family -- -- P P C --
Secondary units (ADUs) P P P P -- --
Boarding and rooming houses -- -- -- C C --
Emergency housing -- -- -- P -- C
Supportive/transitional
housing1
P P P P C --
Residential care homes C C C C -- --
Nursing and convalescent
homes
-- -- -- C C --
Mobile homes2 P P P P --
Mobile home parks C C C C -- --
Notes: P = Permitted Use, subject to zoning clearance. C = Conditional Use Permit required. A = Administrative Permit Required. 1 Transitional housing and supportive housing are allowed in all zones allowing residential uses subject to the same conditions that apply to other residential uses of the same type in the same zone. 2 Includes factory-built housing (manufactured housing) per Municipal Code 17.03.052.
Source: City of Hughson Municipal Code (Title 17, Zoning Ordinance) Single-Family Units. Single-family detached units are defined in Section 17.01.090 of the Zoning Ordinance as a detached building designed exclusively for occupancy by one family. Per Section 17.02.032, single-family units are permitted by right in the R-A, R-1, R-2, and R-3 zoning districts.
Duplex Units. Duplex units are defined in Section 17.01.090 of the Zoning Ordinance as a building on a single parcel of land designed for occupancy by, or occupied by, two households living independently of each other, and having separate kitchen and toilet facilities for each household. Per Section 17.02.032, duplexes are permitted by right in the R-1, R-2, and R-3 zoning districts. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-44
Multiple-family Units. Multiple-family units are defined in Section 17.01.090 of the Zoning Ordinance as a building or portion thereof on a single parcel of land designed for occupancy by, or occupied by, three or more households living independently of each other, and having separate kitchen and toilet facilities for each household. Per Section 17.02.032, multiple-family units are permitted by right in the R-2 and R-3 zoning districts, and conditionally permitted in the C-2 zoning district.
Accessory Dwelling Unit (ADU). Accessory Dwelling Units are defined as an attached or detached dwelling unit which provides complex independent living facilities for one or more persons, with permanent provisions for living, sleeping, eating, cooking, and sanitation sited on the same parcel as the primary dwelling unit. This definition includes granny flats. Government Code Section 65852.2 refers to secondary housing units as accessory dwelling units (ADUs). Section 17.03.072 stipulates that secondary housing units are subject to administrative review on lots already containing a legally created single-family detached unit in all residential districts, subject to specific standards including, but not limited to the following:
• Accessory dwelling units shall not be constructed on any lot that is already developed with more than one dwelling unit • The total floor area for a detached second dwelling unit shall not exceed 1,200 square feet or a maximum of 50 percent of the primary dwelling unit’s living area, whichever is less • The accessory dwelling unit is not intended for sale separate from the primary dwelling. The accessory dwelling unit may be rented
• The property owner must occupy either the primary or accessory dwelling • The combined lot coverage of the primary dwelling unit, the accessory dwelling unit and any accessory structures on the parcel shall not exceed the maximum allowable lot coverage • An accessory dwelling unit shall be subject to the same development standards as the primary dwelling unit, and this building shall be subject to the development standards of the applicable district • Off-street parking shall be provided in accordance with the provisions of Section 17.03.060 • Parking requirements shall be waived if the accessory dwelling unit is located:
o Within one-half mile of a public transit stop
o In a designated historic district
o In part of an existing primary residence or an existing accessory structure o In an area requiring on-street parking permits but they are not offered to the accessory dwelling unit occupant o Within one block of a car sharing pickup/drop-off location Current City requirements for secondary housing units do not comply with Government Code Section 65852.2 (including revisions from Senate Bill (SB) 13, and Assembly Bills (AB) 68, AB 587, AB 670, AB 671, AB 881), which significantly limits a local jurisdiction’s ability to restrict the development of ADUs. These recent laws also provide numerous other standards, addressing lot coverage restrictions, lot size restrictions, owner-occupancy requirements, and changes to parking requirements, and addressing certain covenants, conditions, and restrictions that prohibit or unnecessarily restrict secondary dwelling units. In general, under these new laws:
• A Junior ADU and ADU are allowed on the same property; • A local jurisdiction must ministerially approve an attached or detached ADU that is less than 800 feet, is 16 feet in height or less, and has at least 4-foot rear and side-yard setbacks; • If there is an existing primary dwelling, the total floor area of an attached ADU shall not exceed 50% of the primary dwelling; • The total floor area for a detached ADU shall not exceed 1,200 square feet; • A local jurisdiction must review and approve compliant ADUs within 60 days instead of 120 days; • A local jurisdiction is prohibited from imposing development impact fees, excluding connection fees or capacity charges, on ADUs smaller than 750 square feet;
• A local jurisdiction is prohibited from establishing a minimum square footage requirement for either an attached or detached ADU that prohibits an efficiency unit;
• A local jurisdiction may now choose to allow the sale of an ADU in certain circumstances; and • Homeowner Associations and other common interest developments are prohibited from not allowing or unreasonably restricting the development of ADUs.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-45
Program 6 of the Housing Plan will ensure that the City reviews and updates Zoning Code Section 17.03.072 as necessary to reflect the current requirements of State law and work with HCD to ensure continued compliance with the law throughout the 6th Cycle. The City will also monitor trends pertaining to the extent of ADU production to ensure that the Housing Element goals can be met.
Mobilehome Park and Manufactured Homes. Section 17.01.090 of the City’s Zoning Ordinance defines “manufactured home” as a structure, transportable in one or more sections, which is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. A “mobile home” is defined as a transportable structure built on a chassis for future movement, and designed to be used as a dwelling, with or without a permanent foundation, when connected to the required utilities, and intended for occupancy by one family. No such structure shall be deemed to be a mobile home if it is less than eight feet in width, and less than 32 feet in length, when assembled for use as a dwelling. Section 17.01.090 defines a “mobile home park” as a facility designed and equipped in accordance with the requirements of Section 17.03.052 of the City’s Zoning Ordinance and applicable State laws for the accommodation of occupied mobile homes. Section 17.03.052 provides that mobile home parks in Hughson must be a minimum of five acres in size and require a conditional use permit.
A manufactured home or a mobile home located outside a mobile home park shall conform to all of the residential use development standards for the zoning district in which it is located.
Government Code Section 65852.3 requires that architectural requirements for mobile homes and manufactured housing are limited to roof overhang, roofing material, and siding material. At the discretion of the local legislative body, the city or county may preclude installation of a manufactured home in zones specified in this section if more than 10 years have elapsed between the date of manufacture of the manufactured home and the date of the application for the issuance of a permit to install the manufactured home in the affected zone. In no case however, can a jurisdiction apply any development standards that will have the effect of precluding manufactured homes from being installed as permanent residences.
Section 17.03.052 of the City’s Zoning Ordinance provide requirements for mobile/manufactured housing in the City.
Manufactured homes on a permanent foundation are treated as a single-family residence and allowed by right in the R-A, R-1, R2, and R-3 zoning districts. Section 17.03.052.F further stipulates that mobile homes are subject to specific design standards including, but not limited to the following:
• It is a double-wide or larger multisectional unit (minimum of 20 feet) • It is covered with an exterior material commonly found on new conventionally built residential structures in the surrounding area
• The exterior covering material extends to the ground. If a solid concrete or masonry perimeter foundation is used, the exterior covering material need not extend below the top of the foundation; • The roofing material is composition shingles or other materials commonly found on conventionally built residential structures in the surrounding area;
• The roof has a pitch of not less than either two inches of vertical rise for each 12 inches of horizontal run or the pitch commonly found on conventionally built residential structures in the surrounding area, whichever is greater; • The roof has eave and gable overhangs of not less than one foot measured from the vertical side of the mobile home, or not less than that commonly found on conventionally built residential structures in the surrounding area, whichever is greater; • It has an enclosed garage or a carport if either is commonly found with new conventionally built structures in the surrounding area. Otherwise, the parking requirements shall be the same as those in the district in which it is located; and the finished floor is a maximum of 24 inches above the exterior finish grade of the lot measured at the foundation.
Current City requirements for mobile homes do not comply with Government Code Section 65852.3; therefore, Program 11 of the Housing Plan will ensure that the City reviews and updates this section as necessary to reflect the current requirements of State law.
Residential Care Homes. Residential Care Facilities are governed by both the California Health and Safety Code (HSC) and the Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) of the California Welfare and Institutions Code. HSC Section 1566.3 refers to group homes as residential care facilities and establishes requirements for the local zoning standards for residential care facilities that serve six or fewer persons. Section 1566.3(e) specifies that no conditional use permit, zoning variance, or other zoning clearance shall be required of a residential care facility that serves six or fewer persons that is not 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-46
required of a family dwelling of the same type in the same zone, while paragraph (g) indicates “family dwelling” includes, but is not limited to, single-family dwellings, units in multifamily dwellings, including units in duplexes and units in apartment dwellings, mobile homes, including mobile homes located in mobile home parks, units in cooperatives, units in condominiums, units in townhouses, and units in planned unit developments. HSC Section 1569.85 further specifies these same requirements for residential care facilities for the elderly that serve six or fewer persons. Further, fair housing law requires that the City remove constraints on and prevent discrimination against group homes.
The Lanterman Developmental Disabilities Services Act (Sections 5115 and 5116) declares that mentally and physically disabled persons are entitled to live in normal residential surroundings. The use of property for the care of six or fewer disabled persons is a residential use for the purpose of zoning. A State-authorized, certified, or licensed family care home, foster home, residential care facility, or group home serving six or fewer disabled persons or dependent and neglected children on a 24-hour-a-day basis is considered a residential use that is permitted in all residential zones. No local agency can impose stricter zoning or building and safety standards on these homes than otherwise required for homes in the same district.
Section 17.01.090 of the City’s Zoning Ordinance defines Residential Care Homes as “a state authorized, certified or licensed family care home, foster home, or group home serving six or fewer mentally disordered or otherwise handicapped persons or dependent and neglected children on a 24-hour basis.” Residential Care Facilities, Extended Care Facilities, and Group Residential are not explicitly defined. The City does, however, allow for “nursing and convalescent homes.” Nursing and convalescent homes are defined by the Zoning Ordinance as a non-hospital facility providing bed care, or chronic or convalescent care for persons who by reason of illness, physical infirmity, or age are unable to properly care for themselves. Nursing and convalescent homes are conditionally permitted in the R-3 and C-2 zoning districts. Residential Care Homes are conditionally permitted in all residential (R-A, R-1, R-2, and R-3) zones. Further, Residential Care Facilities are not permitted for less than six individuals by-right when other residential uses are listed as a permitted use.
Program 11 of the Housing Plan will ensure that standards are explicitly defined where necessary (e.g., group residences that operate as single-family residences and that do not provide licensable services should be allowed in single-family neighborhoods regardless of capacity size), residential care homes that operate as a residential use and do not provide licensable services shall be allowed in the same manner as housing units of the same type, that residential care homes that serve six or fewer residents and provide licensable services are allowed in the same manner as housing units of the same type, and to further revise the Zoning Ordinance to ensure that extended care facilities or similar uses that provide licensable services to more than six people are accommodated in a range of zones that allow similar uses to ensure that such facilities may be located throughout the community and not concentrated in any one area or zone, and to further amend Zoning Ordinance language appropriately to meet the requirements of SB 520, clarify parking requirements, and also updates language pertaining to Residential Care Facilities, Residential Care Homes, Extended Care Facilities, and Group Residential as necessary to reflect the current requirements of State law.
Farmworker and Employee Housing. Employee Housing is defined as property used temporarily or seasonally for the residential use of unrelated persons/families employed to perform agricultural or industrial labor either on- or off-site of agricultural activities.
The accommodations may consist of any living quarters, dwelling, boardinghouse, tent, bunkhouse, mobile home, manufactured home, recreational vehicle, travel trailer, or other housing accommodations maintained in one or more buildings, or on one or more sites, and the premises upon which they are situated, including areas set aside for parking of mobile homes or camping of employees by the employer. Employee housing may also involve permanent residency if the housing accommodation is a mobile home, manufactured home, travel trailer, or recreational vehicle. Specifically, there are two types of employee housing, as follows:
1. Employee Housing, Large. Employee housing that serves more than six employees and consists of no more than 36 beds in group quarters of 12 units or spaces designed for use by a single family or household.
2. Employee Housing, Small. Employee housing that serves six or fewer employees.
The Zoning Ordinance does not specifically define employee or farmworker housing. HSC Section 17021.5 requires that employee housing serving six or fewer employees (regardless of industry/occupation) shall be deemed a single-family structure and shall be treated subject to the standards for a single-family dwelling in the same zone. The City does not have any provisions in the Zoning Ordinance addressing employee housing serving six or fewer employees. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-47
Furthermore, HSC Section 17021.6 requires that any employee housing consisting of no more than 36 beds in group quarters or 12 units or spaces that is approved pursuant to HCS Section 17021.8 shall be deemed an agricultural land use and permitted in the same manner as agricultural uses, with exceptions related to various health, safety, and resource conservation provisions identified in HSC Section 17021.8. The City does not have any provisions in the Zoning Ordinance addressing farmworker housing.
To comply with the State Employee Housing Act (Section 17000 of the Health and Safety Code), Program 11 in the Housing Plan will require the Zoning Code to be updated to define Employee Housing and to include provisions for qualified employee housing as an agricultural land use consistent with the requirements of State law.
Low Barrier Navigation Centers. Low Barrier Navigation Centers are housing or shelters in which a resident who is homeless or at risk of homelessness may live temporarily while waiting to move into permanent housing. Assembly Bill (AB) 101 was approved on July 31, 2019, which added Article 12 (commencing with Section 65660) to Chapter 3 of Division 1 of Title 7 of the Government Code to address “low barrier navigation centers”. Government Code Section 65660 requires a low barrier navigation center use to be allowed by right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses if it meets specified requirements. Additionally, AB 101 defines “low barrier navigation center” as a housing first, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Low barrier navigation center developments are essential tools for alleviating the homelessness crisis and are considered a matter of statewide concern. “Low barrier navigation centers” are a “by right use” in areas “zoned for mixed use and nonresidential zones permitting multifamily uses.” The City’s Zoning Ordinance does not address or define low barrier navigation centers; therefore, Program 11 of the Housing Plan will ensure that the City updates the Zoning Ordinance to address low barrier navigation centers consistent with Government Code Sections 65660 through 65668.
Emergency Housing (Emergency Shelters). Government Code Section 65583 requires each jurisdiction to identify one or more zoning districts where emergency shelters are allowed as a permitted use without a discretionary permit, such as a conditional use permit, and limits standards that apply to emergency shelters to those listed in Government Code Section 65583(a)(4).
California Health and Safety Code Section 50801(e) defines an emergency shelter as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person.” AB 2339 has updated emergency shelter requirements to:
• Expand the definition of “emergency shelters” to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care. • Require that zoning designations identified to allow emergency shelters as a permitted use without a conditional use permit or other discretionary permit must allow residential uses. • Require analysis of any adopted written objective standards for potential governmental constraints.
Section 17.01.090 of the Zoning Code defines emergency housing (emergency shelters) as “housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person and that is not withheld due to a client’s inability to pay” but does not include other interim interventions. Program 11 of the Housing Plan will revise the City’s definition to include other interim interventions, consistent with the requirements of State law, and provide additional direction regarding modifications to address AB 2339.
Emergency housing is permitted by right in the R-3 zoning district and conditionally permitted in the I zoning district. The Zoning Code does not identify City-specific design or development standards specific to emergency housing. Emergency shelter use and development standards are consistent with State law, which states that emergency shelters may only be subject to the following objective standards: the maximum number of beds or persons permitted to be served nightly by the facility; sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone; the size and location of exterior and interior onsite waiting and client intake areas; the provision of onsite management; the proximity to other emergency shelters, provided that emergency shelters are not required to be more than 300 feet apart; the length of stay; lighting; and security during hours that the emergency shelter is in operation.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-48
No emergency shelters are currently located within Hughson. Regarding adequacy of sites to accommodate Hughson’s unsheltered population, the City has identified several vacant sites with R-3 zoning that are suitable for emergency shelters that could accommodate shelters of varying size, including: a vacant 0.15-acre parcel near the intersection of Pine Street and 2nd Street (APN 018-036-070); a vacant 0.15-acre parcel near the intersection of Pine Street and 1st Street (APN 018-036-064); a vacant 0.14- acre parcel near the intersection of 7th Street and Hughson Avenue (APN 018-023-027); and a vacant 0.46-acre parcel near the intersection of Pine Street and Santa Fe Avenue (APN 018-036-001). These sites are within the vicinity (within 0.5 miles) of Downtown Hughson, which provides access to amenities and services (health care, retail, employment, and social services) that serve the homeless population, and within 0.5 miles of public transit (StanRTA Route 61).
These sites could accommodate a shelter the size of a single-family home (at least six bed capacity) at a minimum; larger shelters are more likely on sites that are 0.25 acres or larger. Government Code Section 65583(a)(4)(I) indicates that capacity for a site shall be demonstrated by dividing the square footage of the site by a minimum of 200 s.f. per person; for the purposes of this analysis, the City assumes that only 0.10 acres (4,356 s.f.) of each site would be used for emergency shelter uses. Based on this standard, the sites identified each have adequate capacity to accommodate emergency shelters with more than 21 beds apiece that could house the City’s most recent unsheltered homeless population count (3 persons).
Program 11 of the Housing Plan will revise the Zoning Ordinance to ensure the City’s emergency shelter parking requirement is not higher than comparable uses in the same zone in accordance with the requirements of Government Code Section 65583(a)(4)(A)(ii); to revise the definition of emergency shelter to be expanded to include interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care consistent with Government Code Section 65583(a)(4)(C); and to allow emergency shelters as a permitted use when ancillary to a church or other religious use.
Supportive and Traditional Housing. Government Code states that transitional and supportive housing shall be considered a residential use and only subject to the restrictions that apply to other residential uses of the same type in the same zone.
Transitional housing is defined (Government Code Section 65582(j) and HSC 50675.2(h)) as “buildings configured as rental housing developments, but operated under program requirements that require for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Supportive housing is defined (Government Code Section 65582(g) and HSC 50675.14(b)) as “housing with no limit on length of stay, that is occupied by the target population as defined in subdivision (d) of Section 53260, and that is linked to onsite or offsite services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” Section 17.01.090 of the City’s Zoning Ordinance defines supportive housing as “housing with no limits on length of stay, that is occupied by the target population and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community. Supportive housing units are residential uses permitted in all zones allowing residential uses, subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.” Transitional Housing is defined as “rental housing operated under the California Multifamily Housing Program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Transitional housing units are residential uses permitted in all zones allowing residential uses of the same type in the same zone.” The Zoning Ordinance addresses both supportive and transitional housing as uses allowed subject only to the requirements and restrictions that apply to other residential dwellings of the same type in the same zone.
Government Code Section 65583(c)(3) and Government Code Article 11 (commencing with Section 65650) were revised in 2019 to implement AB 2162 which requires that specified supportive housing developments shall be a use by right in multi-family and mixed use zones with a streamlined and ministerial review and not be subject to discretionary review (e.g.: Use Permit, etc.). For a project to be eligible for the streamlined and ministerial AB 2162 process, it is required to meet specific criteria, including, but not limited to, the following:
• Units within the development are subject to a recorded affordability restriction for 55 years; • One hundred percent of the units within the development, excluding managers’ units, are dedicated to lower-income households and are receiving public funding to ensure affordability of the housing to lower-income Californians; 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-49
• A specified number of units are designated as supportive housing; • Nonresidential floor areas are used for onsite supportive services in specified amounts; and • Units within the development, excluding managers’ units, include at least one bathroom and a kitchen or other cooking facilities.
The City may require a supportive housing development subject to this article to comply with objective, written development standards and policies; provided, however, the development shall only be subject to the objective standards and policies that apply to other multi-family development within the same zone. The Zoning Ordinance allows eligible supportive housing projects by right in residential zones as required by Government Code Section 65583(c)(3). Implementation of Program 11 will ensure that requirements are current with state law related to supportive housing.
ADDITIONAL OPPORTUNITIES THROUGH FLEXIBLE DEVELOPMENT STANDARDS AND CITY
POLICIES
State housing element law requires that jurisdictions facilitate and encourage a range of housing types for all economic segments of the community. This includes housing to meet the needs of different types of households with incomes ranging from low to above moderate. The City’s Zoning Ordinance allows a range of residential uses within the various zoning districts to accommodate a variety of housing types, such as single-family, duplex, multi-family dwellings, secondary dwelling units, mobile/manufactured homes, residential care homes, transitional housing, and emergency housing. As shown in Table 3-1, a number of zoning districts in Hughson allow a range of residential uses that are permitted by right while districts also allow additional residential uses with a Use Permit. Use Permits are discretionary permits that address whether a proposed use complies with applicable zoning standards and is compatible with surrounding uses.
The City provides several mechanisms to facilitate the provision of a diversity of housing types to address needs in the community.
These mechanisms include the planned unit developments and density bonuses in accordance with state law. The flexibility provides additional support for granting flexibility from development standards for projects that meet community objectives such as affordable and special needs housing. These policies and programs set forth financial and regulatory incentives, concessions, and allowances for development of housing for special needs populations in the city. All of these regulations allow flexibility from the base district development standards and are not considered to be constraints on housing development.
Planned Development Overlay Zone
Within the Zoning Ordinance (Chapter 17.02), the Planned Development Overlay Zone (PD) classification provides a mechanism to allow flexibility in project design. Released from the constraints of conventional zoning standards, the PD zoning allows applicants to integrate mixed uses within a creative design that would otherwise not be possible using traditional setback requirements and lot coverage criteria. A mixture of residential housing types (i.e., attached, detached, single-family, condominium, senior, etc.) as well as densities can be accommodated utilizing the PD approach.
Density Bonus and Flexible Development Standards
Section 17.03.016 of the Zoning Ordinance (Bonus Incentive Projects) addresses the provisions of California Government Code sections 65915 to facilitate the development of affordable housing to serve families of moderate and less-than-moderate incomes within the City through density bonus and other incentives. This section of the code was last updated in 2008 and currently allows a density bonus of 20 percent and/or additional bonus incentives where a residential project proposes at least five (5) percent of total units for availability to very low-income households, or 10 percent for low-income households, or senior housing; and a density bonus of five (5) percent where a project proposes at least 10 percent of total units for availability to moderate-income households. When a developer is willing to provide additional units beyond the minimum required, additional density bonuses are awarded, up to 35 percent. Additional incentives may include, but are not limited to, the following:
• Direct financial aid in the form of a loan or grant to subsidize or provide low-interest financing for on-site or off-site improvements, land or construction costs;
• Reduction of local zoning standards that indirectly increase housing costs, including but not limited to flexible development standards pertaining to building height, open space, lot-size requirements, and off-street parking; • Waiver or deferral of planning, plan check, construction permit and/or development impact fees; • An increased density bonus; and
• Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-50
In October 2019, the Governor approved AB 1763, which revised the existing density bonus law found in Government Code Section 65915. In general, AB 1763 provides an 80 percent density bonus and four incentives or concessions for housing projects that contain 100 percent affordable units (including the density bonus units but excluding manager’s units) for low and very low income households. If the project is located within a half-mile of a major transit stop, all restrictions on density are eliminated and a height increase of up to three stories or 33 feet is allowed. For housing projects that qualify as a special needs or supportive housing development, the legislation eliminates all local parking requirements. Hughson’s Zoning Ordinance currently does not comply with these most recent revisions to Government Code Section 65915, although it does specify that in the event of any conflict between Section 17.03.016 of the Hughson Zoning Ordinance and Section 65915 of the Government Code, the provisions of the Government Code shall apply. To provide further clarity and conformance with State law, Program 13 in the Housing Plan includes measures to update the City’s density bonus provisions consistent with State law.
Inclusionary Housing
Many local governments are adopting inclusionary zoning provisions also referred to as inclusionary housing, as a method of producing long-term affordable housing for lower-income residents. Inclusionary housing policies can be voluntary or mandatory.
Mandatory inclusionary programs require developers to provide a certain percentage of the units in their residential developments as affordable (on-site or offsite). Voluntary inclusionary housing programs offer incentives to encourage developers to provide affordable units.
The City of Hughson does not have any inclusionary housing requirements; however, the use of an inclusionary housing fee, zoning for inclusionary housing, setting up an Infrastructure Financing District, and Housing Trust Funds are all viable alternatives to creating and promoting the development of affordable housing and will be further considered under Program 11 of the Housing Plan.
ZONING AND LAND USE PROVISIONS FOR A RANGE OF HOUSEHOLD AND HOUSING TYPES State and federal housing laws encourage an inclusive living environment, where persons of all walks of life have the opportunity to find housing suited to their needs. Single-family homes, multifamily homes, emergency shelters, transitional housing, supportive housing, secondary housing units, residential care facilities, mobile/manufactured homes, and mobile home parks are accommodated by the City’s Zoning Code. As described under the Permitted and Conditional Uses discussion, Program 11 of the Housing Plan will remove constraints associated with these uses to ensure such uses are allowed consistent with the requirements of State law. Additionally, Program 10 of the Housing Plan will ensure that the City monitors the development processes and zoning regulations to identify and remove constraints to the development of housing consistent with federal and state legislation.
Persons with Disabilities
SB 520 became effective on January 1, 2002, and requires local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. Additionally, Government Code Section 65008 requires localities to analyze potential and actual constrains upon housing for persons with disabilities, demonstrate efforts to remove governmental constraints, and include programs to accommodate housing designed for disabled persons.
As part of the Housing Element process, the City will review the Zoning Ordinance development standards, building code interpretation and enforcement, other regulatory standards, and permit processes for compliance with State accessibility standards.
The City will determine whether these requirements are constraints to special housing accommodations for persons with disabilities (such as disabled access within required setbacks or yards), whether the City facilitates alternative housing types with supportive services for persons with disabilities who cannot live independently, and whether conditions of approval are reasonable.
The Lanterman Development Disabilities Act (Lanterman Act) is that part of California law that sets out rights and responsibilities of persons with developmental disabilities. The Lanterman Act impacts local zoning ordinances by requiring the use of property for the care of six or fewer disabled persons to be classified as a residential use under zoning. As previously discussed, Section
17.01.090 of the Zoning Ordinance defines Residential Care Homes as “a state authorized, certified or licensed family care home, foster home, or group home serving six or fewer mentally disordered or otherwise handicapped persons or dependent and neglected children on a 24-hour basis.” Residential Care Facilities, Extended Care Facilities, and Group Residential are not explicitly defined. The City does, however, allow for “nursing and convalescent homes.” Nursing and convalescent homes are 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-51
defined by the Zoning Ordinance as a non-hospital facility providing bed care, or chronic or convalescent care for persons who by reason of illness, physical infirmity, or age are unable to properly care for themselves. Nursing and convalescent homes are conditionally permitted in the R-3 and C-2 zoning districts. Residential Care Homes are conditionally permitted in all residential (R-A, R-1, R-2, and R-3) zones. Further, Residential Care Facilities are not permitted for less than six individuals by-right when other residential uses are listed as a permitted use. The City does not have a local definition of “family” utilized in zoning and land use and thus does not distinguish between family and nonfamily households.
As discussed above under Residential Care Facilities, Program 11 of the Housing Plan will ensure that residential care facilities serving six or fewer persons are permitted consistent with the requirements of State law and that residential care facilities serving seven or more persons are permitted in a manner consistent with fair housing opportunities. will ensure that residential care facilities serving six or fewer persons are permitted consistent with the requirements of State law and that residential care facilities serving seven or more persons are permitted in a manner consistent with fair housing opportunities.
Reasonable Accommodation
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodation (i.e., modifications or exceptions) in their zoning laws and other land use regulations to allow disabled persons an equal opportunity to use and enjoy a dwelling. Reasonable accommodations refer to flexibility in standards and policies to accommodate the needs of persons with disabilities. For example, it may be a reasonable accommodation to waive a setback requirement so that elevated ramping can be constructed to provide access to a dwelling unit for a resident who has mobility impairments. Whether a particular modification is reasonable depends on the circumstances and must be decided on a case-bycase basis.
Reasonable accommodations are addressed in Section 17.03.062, which establishes procedures for individuals with disabilities to request reasonable accommodation in seeking equal access to housing under the federal Fair Housing Act and the California Fair Employment and Housing Act in the application of zoning laws and other land use regulations, policies, and procedures. In summary:
• A request for reasonable accommodation may be made by any person with a disability or their representative, when the application of a requirement of this zoning code or other city requirement, policy, or practice acts as a barrier to fair housing opportunities. For the purposes of this chapter, a “person with a disability” is any person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment or anyone who has a record of such impairment. This chapter is intended to apply to those persons who are defined as disabled under the Acts.
• A request for reasonable accommodation shall be reviewed by the director of community development or his/her designee, if no approval is sought other than the request for reasonable accommodation. The director or his/her designee shall make a written determination within 45 days of the application being deemed complete and either grant, grand with modifications, or deny a request for reasonable accommodation.
• A request for reasonable accommodation submitted for concurrent review with another discretionary land use application shall be reviewed by the planning commission. The written determination on whether to grant or deny the request for reasonable accommodation shall be made by the planning commission in compliance with the applicable review procedure for the discretionary review.
A request for reasonable accommodation may be filed on an application form provided by the Community Development Director at the time that the accommodation may be necessary to ensure equal access to housing.
The City requires the following findings to be made for a reasonable accommodation request:
• Whether the housing in the request will be used by a person with a disability under the Acts; • Whether the request for reasonable accommodation is necessary to make specific housing available to a person with a disability under the Acts;
• Whether the requested reasonable accommodation would impose an undue financial, administrative or enforcement burden on the city;
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-52
• Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including but not limited to land use and zoning;
• Potential impact on surrounding uses;
• Physical attributes of the property and structures; and • Other reasonable accommodations that may provide an equivalent level of benefit.
The City’s reasonable accommodation process is consistent with the intent of the Federal Fair Housing Act and the California Fair Employment and Housing Act. Program 10 will ensure the City regularly monitors changes in federal and state housing, planning, and zoning laws to minimize governmental constraints under the City’s control.
Building Codes and Enforcement
Building codes are essential to ensure safe housing, though excessive standards can constrain the development of housing. The City enforces the 2022 California Building Standards Code, including the California Building Code (CBC), for existing units, new construction, and residential rehabilitation. State law affords local government some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topological, or climate considerations. Further, State Housing law provides that local building departments can authorize the use of materials and construction methods other that those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the building codes. The City’s building code also requires new residential construction to comply with the federal Americans with Disabilities Act (ADA), which regulates accessibility for disabled persons. Although these standards and the time required for inspections increase housing rehabilitation or production costs, the intent of the codes is to provide structurally sound, safe, and energy-efficient housing and to address the housing needs of all residents in the community.
The City also enforces CBC Chapter 11A, which addresses the provisions for housing accessibility for people with disabilities and Chapter 11B which addresses the provisions for accessibility to public buildings, public accommodations, commercial buildings, and public housing for people with disabilities. These standards include requirements for a minimum percentage of fully accessible units in new multifamily developments. The City also permits existing and new homes to be retrofitted or fitted for features that provide for accessibility and independent living for persons with disabilities. Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.
As with most jurisdictions, the City responds to code enforcement problems largely on a complaint basis. The usual process is to conduct a field investigation by the Police Department after a complaint has been reported to the Building Department. If the complaint is found to be valid, the immediacy and severity of the problem is assessed.
The City’s building codes are consistent with the codes applied in other jurisdictions throughout California and do not negatively impact the construction of affordable housing. There may be opportunities to increase efficiency and effectiveness of code enforcement process by limiting code enforcement duties to the building department, hiring additional Code Enforcement Officers, and/or by strengthening the coordination among the City divisions in charge of enforcement. This is addressed in Program 9.
Universal Design
As the community’s population continues to age, providing housing that is accessible to people of all abilities becomes increasingly important. The majority the City’s housing stock was built prior to 1991 when current ADA accessibility standards took effect, and thus it is important for the City to facilitate the retrofit of existing housing to provide greater accessibility, as well as to promote accessibility in new construction. The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility.
Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors.
Program 16 will promote the construction or modification of homes using design principles that allow individuals to remain in their homes as their physical needs and capabilities change. The objective of the program is to promote accessibility principals to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-53
Subdivision Ordinance
The City’s Subdivision and Development Ordinance (Title 16 of the Hughson Municipal Code) defines the City’s official requirements governing the division of land into separate parcels for future development. The City’s Subdivision and Development Ordinance is patterned after the model version recommended by the State Office of Planning and Research and adheres to the requirements of the State Subdivision Map Act. The requirements for adequate roads, lot size dimensions, provisions for water supply and sewage disposal, and drainage improvements are among the key factors addressed in the Subdivision and Development Ordinance. The Ordinance has proven valuable in sustaining a cohesive pattern of development with unified street standards that are coordinated with the existing City-street network. These regulations ensure that residential building sites can exist in a safe environment to accommodate a wide range of residential building options desired by the public. Annual monitoring of the effectiveness of these regulations is achieved through input received from the City’s Public Works Department, Building Division, and Planning Division.
Short-term Rentals
The City does not formally address short-term rentals. As of this writing, there is one short-term rental listed on Airbnb.com and no short-term rentals listed on VRBO.com. This listing minimally decreases the amount of housing stock available for permanent occupancy.
Growth Controls/Growth Management
The City manages growth primarily through the General Plan, Zoning Ordinance, and specific plans. The General Plan establishes relatively finite limits to ultimate urban expansion, with definite future boundaries for urban development during the timeframe of the General Plan. The City’s General Plan planning boundaries are to be considered relatively “fixed” for very important reasons pertaining to the logical spheres of influence of neighboring cities as a means to assure the preservation of environmental qualities and amenities of the sub-region. Hughson is located in the center of Stanislaus County, approximately 3 miles east of Modesto.
The City’s Sphere of Influence (SOI) is contiguous with existing urban uses where urban services are already available, which allow for the well-planned expansion of services. The City adopted an Urban Growth Boundary in 2012 so that all development will be limited to the Sphere of Influence until the year 2050. Apart from defined growth boundaries (City Limits, Sphere of Influence) in the General Plan, the City does not have established growth controls (e.g., limitations on the amount of growth that can occur on an annual basis or process for allocating a limited number building permits) and has not adopted a growth management program.
Code Enforcement
The City’s Code Enforcement Division investigates violations of the Hughson Municipal Code and other State and federal codes related to land use, building, weed abatement, graffiti abatement, vehicle abatement, business licensing and operation, health code, and various other non- criminal statutes. When necessary, abatement measures are executed through coordinated and cooperative steps that include Notice of Violation, Notice and Order, and administrative penalties addressed upon those who fail to comply with municipal and state laws.
2. LOCAL DEVELOPMENT PROCESS
ENTITLEMENT PROCESSING AND PERMIT PROCEDURES
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately manifested in the selling price of the home.
The City has procedures it requires developers to follow for processing development entitlements and building permits. The permit approval process is subject to the Permit Streamlining Act (Government Code Section 65920 (et seq.)) and development proposed in the City is subject to one or more of the following review processes: environmental review, zoning, subdivision review, and building permit approval. Many of the City’s review procedures are handled at the staff level.
The evaluation and review process required by City procedures contributes to the cost of housing in that holding costs incurred by developers are ultimately manifested in the selling price of the home.
The time to process an application for residential development can vary significantly depending on the quality of the information submitted with the application, the complexity of the project and many other factors. Table 3-6 shows the typical processing times 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-54
for different permitting procedures and Table 3-7 shows the typical procedures required for different types of residential projects and the total typical processing time for each project type. The entitlements listed below include the range of approvals and permits that a residential project may require; each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with General Plan and zoning designations do not generally require Environmental Impact Reports (EIR), General Plan Amendments, rezones, or variances). Certain review and approval procedures may also run concurrently. For example, a design review for a multifamily condominium project would be processed concurrently with the subdivision map.
Table 3-6. Application Processing Times
Type of Approval or Permit Typical Processing Time Final Decision-Making Body Zoning Clearance Up to 30 days City Staff
Development Review (Staff Level) Up to 60 days City Staff Development Review 8-16 weeks Planning Commission
Administrative Use Permit 6-8 weeks Planning Commission Conditional Use Permit 16 weeks Planning Commission
Variance 6-8 weeks Planning Commission
Zoning Change (Text and Map) 3-4 months City Council
General Plan Amendment (Text and Map) 3-4 months City Council Tentative Parcel Map 10-12 weeks City Council
Tentative Subdivision Map 10-14 weeks City Council
CEQA Clearance
Environmental Impact Report (EIR) 6-8 months City Council Negative Declaration/CEQA Exemption 8-10 weeks Planning Commission Source: City of Hughson
The City also encourages the joint processing of related applications for a single project. For example, a rezone petition may be reviewed in conjunction with the required site plan, a tentative tract map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could substantially decrease the costs for the developer. Some processing timelines cannot be made shorter without violating State laws, particularly as they relate to public noticing, compliance with CEQA, etc. Table 3-7 outlines typical approval requirements for a single-family infill project, a 24-unit subdivision, and a 24- unit multi-family project, assuming that the land is zoned appropriately.
Table 3-7. Typical Processing Procedures by Type
Approval Requirements Single-Family Unit, Duplex,
Triplex
Single-Family Subdivision Multifamily Project
Development Review Tentative Map Development Review
Initial Study/Negative Declaration Initial Study/Negative Declaration or CEQA Exemption
Development Review
Final Map
Estimated Total Processing
Time
Up to 30 days 6-12 months 2-4 months with CEQA Exemption 6-8 months with IS/MND
Source: City of Hughson, 2023
City staff avoids any unnecessary timing constraints on development by working closely with developers and property owners to expedite approval procedures. In addition, the City staff will assist the developer through the permit processing to ensure a rapid processing time. Tables 3-6 and 3-7 assume the following:
1. The applicant and staff meet several times before submitting the application;
2. The applicant provides a complete application and may need to work with staff to adjust the project before it is initially reviewed and considered by the approving authority;
3. There are not significant environmental issues that would require an Environmental Impact Report; and 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-55
4. The approval of the project is not appealed to the City Council.
For most proposed projects, the City invites the developer to a pre-application meeting to strategize about project design, City standards, necessary public improvements, and funding strategies (where appropriate).
The next step in the process usually includes submittal of an application for the proposed entitlement. The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and the application is consistent with Hughson’s General Plan and Zoning Ordinance; an Initial Study in accordance with CEQA may follow depending on the scope of the project. During the Initial Study period, many departments will review the project and provide comments. At the same time, Planning staff is likely to be preparing other documents to expedite the process as previously mentioned. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the Building Department performs plan checks and issues building permits. Administrative approval projects requiring minor permits are approved by City staff. Throughout construction, the Building Department will perform building inspections to monitor the progress of the project. This process does not put an undue time constraint on most developments because of the close working relationship between City staff, developers, and the decision-making body.
Processing Procedures
The City does not normally conduct discretionary review for single-family units or duplexes. Discretionary review by the Planning Commission is required for all multi-unit projects of more than two units. The following is a summary of the seven (7) steps involved with the planning entitlement and public hearing process for multi-family housing development:
Step 1 (Application filed) – The applicant submits a completed Land Use Application form along with the necessary plans and materials and application fee to Planning Department staff.
Step 2 (Completeness review) – Upon receipt of a complete application, the Planning Department routes the project plans and materials to multiple City departments for their concurrent review and comment, and for recommended conditions of approval.
Although the Planning Department is primarily responsible for administering the planning permit process, there is close coordination with all branches of the City government, including the Public Works Department, Building Department, and Sheriff’s Department. Outside agencies and organizations may also play a role in the review process, depending upon the circumstances of the application.
Step 3 (Incomplete notification) – If the application is incomplete, the applicant will be required to submit follow-up information as requested. The time to complete this step varies and is determined by the applicant. If the application was initially found to be complete, this step is skipped.
Step 4 (Environmental review) – The application is reviewed to determine whether the project is exempt from the requirements of the California Environmental Quality Act (CEQA) or if an Initial Study is required. If a Negative Declaration is prepared, environmental review may take up to six months.
Step 5 (Staff report and COAs) – Once all departments and agencies have reviewed the project, Planning Department staff prepares Conditions of Approval (COAs), which are included within the staff report that is forwarded to the approving authority for its review and consideration, and for public review.
Step 6 (Noticing) – The Planning Department will place the item on the approving authority’s agenda and, if required, prepare a Public Hearing notice for the project (this notice will include the environmental determination).
Step 7 (Public Meeting) – At the public meeting, testimony is heard on the project and the approving authority takes final action on the project. Note: Permits for new development that include City Council approval of entitlements, such as General Plan Amendments or Rezoning, require two public hearings (one Planning Commission meeting and one City Council meeting). In these cases, the City Council is the final approving authority.
ZONING CLEARANCE
In accordance with Section 17.04.052 of the Zoning Code, Zoning Clearance is required in conjunction with Planning Division review of any building, grading permit, or construction permit. Planning staff reviews and approves the application for zoning 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-56
clearance to ensure compatibility with the City’s development standards, previously approved plans, and all criteria applicable to the proposed use. This is a ministerial action.
DEVELOPMENT REVIEW
In accordance with Section 17.04.020 of the Zoning Code, Development Review is required for all new residential development and major redevelopment projects. Development Review is a discretionary action and is either performed administratively or by the Planning Commission. The Community Development Director is the decision-making body for new single-family development projects (except as part of a tentative parcel map, vesting tentative parcel map, tentative subdivision map or vesting tentative subdivision map). All other residential projects (e.g., residential subdivisions and multifamily projects) are reviewed by the Planning Commission. A development review application may be approved, approved with conditions, or denied based on the project’s compliance with the following findings:
• The proposed project is consistent with the general plan, any applicable specific plans, any adopted design expectations or design guidelines, and the Hughson Municipal Code;
• The proposed architecture and site design complements the surrounding neighborhood and/or district; and • The proposed project is consistent with the general scale of structures and buildings in the surrounding neighborhood and/or district.
The City has considered these impacts and input from the development community and has found that the City’s development review process is typical and applicants regularly have a high degree of certainty because the City is transparent about the process and findings. The City has found no evidence that its process and permit procedures act as constraints to development.
Design Review
Instead of being a stand-alone process, the City reviews the design of a proposed project as part of the Development Review process (Zoning Code Section 17.04.020). The City has adopted design guidelines that are intended to be used by developers during the project design phase and by City decision-makers during the development review process. Design guidelines are flexible and reflect recommended or desirable design solutions recommended for residential development. Single-family projects are expected to comply with the City’s adopted Design Expectations document, while the City’s Multi-Family Residential Design Guidelines apply to multifamily projects. The Design Expectations document includes a self-certification checklist to be completed by the project applicant and submitted along with the development application. City staff may approve the checklist for singlefamily homes (not part of a subdivision); staff’s decision may be appealed to the Design Review Committee. For other residential projects (including subdivisions and multifamily residential projects), City staff makes a recommendation for the decision-making body (i.e., either the Design Review Committee, Planning Commission, or City Council, depending on the project).
While the City’s design review requirements have not posed a constraint to development, the design guidelines contain subjective components that can pose a constraint on housing, including fair housing opportunities, as they may result in inconsistent determinations on project applications due to the ability for multiple interpretations. Program 11 directs the City to adopt objective multifamily design standards to provide more clear and objective direction to the development community and to ensure the design review criteria and findings are revised to address potentially subjective terminology in order to provide objectivity in the design review process.
ADMINISTRATIVE PERMIT PROCESS
The purpose of the Administrative permit is to provide a process whereby permits for specific land uses, buildings or structures can be issued as a ministerial function based on the specifications of the Zoning Code, rather than through a legislative action.
Administrative permits are generally used for projects more routine in nature and smaller in scale. Due to the smaller scale of these projects, the project plans are generally routed to fewer departments and agencies for their review and comment, and they have a shorter time period for review. A notice is sent out to allow adjacent property owners the opportunity to request a public hearing. Projects are approved by the Community Development Director if it is found that the project complies with the Hughson Municipal Code. If a public hearing is requested, then the project is forwarded to and reviewed by the appropriate approving authority.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-57
CONDITIONAL USE PERMIT PROCESS
A Conditional Use Permit (CUP) provides an opportunity to review the location, site development or conduct of certain land uses, activities, and structural features that generally have a distinct impact on the area in which they are located or are capable of creating special problems for bordering properties unless given careful attention (Zoning Code Section 17.04.012). Conditional use permits are authorized by the Planning Commission and require a public hearing. The following residential uses require a CUP:
• Residential uses in the C-2 and I zones;
• Boarding and rooming houses;
• Residential care homes and nursing and convalescent homes; and • Mobile home parks.
For conditional use permits, the decision-making authority (Planning Commission) may approve, conditionally approve, or deny an application for a use permit. If a project is conditionally approved, the City may impose requirements and conditions as deemed necessary for the protection of adjacent properties and the public interest, when reasonably related to the use of the property.
Conditional Use Permits shall be granted only when the decision-making authority determines that the proposed use or activity complies with applicable provisions of the Zoning Ordinance and General Plan. In addition, if the proposed use includes the construction of any new buildings or structures, the planning commission shall establish a timeline within which the construction shall be completed. These findings apply to all uses that require a CUP; no special or unique findings are required for residential uses.
3. FEES AND EXACTIONS
The City of Hughson collects various fees and exactions from developers to cover the costs of processing permits and providing necessary services and infrastructure related to new development. Additional fees and/or time may be necessary for requirement environmental reviews, depending on the location and nature of a project. Certain residential projects that require General Plan amendments, zoning code changes, or other planning-related functions require fees in addition to those listed below.
The City requires various permit and development fees to cover the cost of processing development requests, providing public facilities and services to new development, and mitigating the environmental impacts of new development. Although these fees are needed to provide services necessary for health and safety and to meet State environmental mitigation requirements, they can have a substantial impact on the cost of housing, particularly affordable housing.
Residential development is assessed fees by the City, County, and school district to cover the costs of infrastructure improvements and maintenance, and the provision of services. Fees are also charged to cover the costs of City staff’s review and processing of applications and permits related to housing development.
Other types of exactions include land dedication, which may be required of residential development for rights-of-way or as an alternative to the park development fee, in addition to on-site improvements that are necessary for the public health, safety, and welfare. On-site improvements may include water, sewer and other utility line extensions, street construction, and traffic control device installations that are reasonably related to a project.
Table 3-8 details the City’s current planning, building, and environmental fees for project entitlements. Note that at the writing of this Housing Element the City of Hughson was in the process of updating its fee schedule.
Table 3-8. Development Project – Planning, Building, and Environmental Fees Fee Title Fee
Planning
Development Review $1,122.00
Zoning Clearance $269.00
Tentative Map $1,954.00
Parcel and Final Map $852.00
Development Agreement $1,999.00
Planned Development Overlay Zone $1,999.00
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-58
Conditional Use Permit $945.00
Administrative Permit/Ministerial Review $222.00
Minor Variance $491.00
Variance $945.00
Appeal $444.00
General Plan Amendment $1,349.00
Specific Plan $1,349.00
Reclassification or text amendment $618.00
Zone Change (Rezone or Prezone) $1,349.00
Zoning Ordinance $56.00
Subdivision Ordinance $49.00
Secondary Dwelling Unit $408.00
Preliminary and Final Water/Sewer Inspection $358.00
Master Sewer/Water/Storm Drain Plan $56.00
Building
Plan Check 65% of Permit Fee
Plan Review Fee New SFD Subdivision, each permit 20% of Permit Fee Master Plan Check Fee New SFD Subdivision $0.65 per square feet Environmental
Environmental Impact Report (EIR) (excluding Fish and Game fee) $1,349.00 Filing Notice of Determination (excluding filing fee) $155 + $57 Filing Fee Initial Study (IS) $1,349.00
ND/MND (excluding Fish and Game fee) $1,349.00
Source: City of Hughson Schedule of Fees, Effective January 1, 2009 In addition to entitlement fees, residential developments are also subject to development impact mitigation fees. Table 3-9 summarizes the typical development impact fees in the City of Hughson.
Table 3-9. Development Impact Fees
Impact Mitigation Fees Single-Family Residential Multi-Family Residential Public Facility Fee $3,050.00 $3,050.00
Storm Drain Fee $2,814.00 $2,189.00
Sewer Fee $13,755.00 $9,628.00
Water Fee $3,803.00 $2,282.00
Construction Water Fee $155.00 $155.00
Street Fee $4,101.00 $2,778.00
Park Development Fee $2,667.00 $1,600.00
Park In-lieu Fee $1,991.00 $1,194.00
Community Enhancement $1,008.00 $605.00
Misc. Fees (average) $42.00 Project specific
Stanislaus County Fee $7,310.00 $4,825.00
Hughson Unified School District (HUSD) $5.17/sq.ft. $5.17/sq.ft.
Source: City of Hughson Schedule of Fees, Effective January 1, 2009; Hughson Unified School District Statutory School Facilities Report for Fiscal Year 2020-2021; Stanislaus County Public Facilities Fee Summary 2021.
Table 3-10 compares the estimated total City fees, including planning, building, and development impact fees for a single-family unit and multi-family unit. Additionally, the calculations assume that the single-family residential homes average 1,600 square feet and the multi-family development averages 925 square feet per unit. Residential projects in Hughson would be required to pay fees ranging from approximately $50,263 for a single-family unit (built on an existing lot), $49,361 per unit in a single family 24- unit subdivision, and $34,015 per unit in a 24-unit multifamily subdivision. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-59
As part of this Housing Element Update, the City has considered all fees incurred by the development community and considered these fees as a potential constraint on housing supply and affordability. The City continues to see applications for housing development and provides incentives for the production of affordable housing. Furthermore, the City will study the feasibility of fee deferrals and/or reimbursements (see Housing Program 2). The City has reviewed its fees and considered the fees of neighboring jurisdictions and, in concert with ongoing development and input from the development community, has determined that the City’s fees do not constrain housing supply or affordability.
Table 3-10. Total Fees for Typical Single- and Multifamily Units Development Type Single Family Unit Single-Family
Subdivision Multi-family Project
Development Assumptions
Number of Units 1 24 24
Square Feet per Unit 1,600 1,600 925
Total Square Feet 1,600 38,400 22,200
Planning and Building Permit Fees
Development Review $1,122.00 $1,122.00 $1,122.00
Tentative Subdivision Map $0 $1,954.00 $0
Final Map $0 $852.00 $0
Building Permit (fee per unit)1 $2,393.75 $57,450.00 $44,010.00 Building Plan Check (65% of permit fee)1 $1,555.94 $37,342.50 $28,606.50 Subtotal Fees $5,072 $98,721 $73,739
Environmental
ISND/ISMND – (does not include consultant cost
of supporting studies)
$0 $1,349.00 $1,349.00
Subtotal Fees $0 $1,349.00 $1,349.00
City Development Impact Fees
Public Facility Fee $3,050.00 $73,200.00 $73,200.00
Storm Drain Fee $2,814.00 $67,536.00 $52,536.00
Sewer Fee $13,755.00 $330,120.00 $231,072.00
Water Fee $3,803.00 $91,272.00 $54,768.00
Construction Water Fee $155.00 $3,720.00 $3,720.00
Street Fee $4,101.00 $98,424.00 $66,672.00
Park Development Fee $2,667.00 $64,008.00 $38,400.00
Community Enhancement $1,008.00 $24,192.00 $14,520.00
Subtotal Fees $31,353.00 $752,472.00 $534,888.00
Other Development Fees
Stanislaus County Fee $7,310.00 $175,440.00 $115,800.00 Hughson Unified School District (HUSD) $6,528.00 $156,672.00 $90,576.00 Subtotal Fees $13,838 $332,112 $206,376
Total Fees $50,263 $1,184,654 $816,352
Total Fees Per Unit $50,263 $49,361 $34,015 1
Assumes valuation of $350,000 per single family unit and $250,000 per multifamily unit Source: City of Hughson Schedule of Fees, Effective January 1, 2009; Hughson Unified School District Statutory School Facilities Report for Fiscal Year 2020-2021; Stanislaus County Public Facilities Fee Summary 2021.
Table 3-11 compares the development fees for a single-family unit and multifamily unit in Hughson to Stanislaus County and the cities of Ceres, Newman, Modesto, Oakdale, Patterson, Turlock, and Waterford. Development fees throughout Stanislaus County vary widely due to the different needs of individual communities and the different fee programs adopted by local agencies serving the individual communities. It should be noted that the development fee estimates shown below in Table 3-11 may not include all fees a developer would be required to pay, such as County or HUSD fees. The City of Hughson’s fees, which include planning, 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-60
development impact, and outside agency fees, are higher than some of the other local jurisdictions as shown below, which may constrain the development of housing. While these fees are necessary to ensure access to services and opportunities for all persons in Hughson, Program 2 in the Housing Plan addresses methods to reduce potential constraints associated with the City’s fee schedule.
Table 3-11. Comparison of Development Fees within Stanislaus County Jurisdiction Single-Family Unit Development Fee Multifamily Unit Development Fee Stanislaus County1 $30,435 $9,809
City of Ceres2 $42,922 $30,707
City of Newman1 $32,225 $20,855
City of Modesto2 $30,720 (does not include all fees –
includes Capital Facilities, Sewer, and
Water fees only)
$23,157 (does not include all fees – includes
Capital Facilities, Sewer, and Water fees
only)
City of Oakdale1 $37,165 $16,993
City of Patterson1 $57,744 $53,286
City of Turlock1 $46,401 $33,109
City of Waterford1 $37,444 $23,123 1 Fees are cited from the City’s 5th Cycle Housing Element 2 Fees are cited from the City’s 6h Cycle Housing Element Draft Source: Stanislaus County, City of Ceres, City of Newman, City of Modesto, City of Oakdale, City of Patterson, City of Riverbank, City of Turlock, City of Waterford
4. TRANSPARENCY
Government Code Section 65940.1 requires the City to make the following available on its website:
• A current schedule of fees, exactions, and affordability requirements applicable to a proposed housing development project, presented in a manner that clearly identifies the fees, exactions, and affordability requirements that apply to each parcel and the fees that apply to each new water and sewer utility connection. • All zoning ordinances and development standards adopted by the city or county presenting the information, which shall specify the zoning, design, and development standards that apply to each parcel. • The list(s) that specify in detail the information that will be required from any applicant for a development project, pursuant to Government Code Section 65940.
• The current and five previous annual fee reports or the current and five previous annual financial reports, that were required pursuant to subdivision (b) of Section 66006 and subdivision (d) of Section 66013. • An archive of impact fee nexus studies, cost of service studies, or equivalent, conducted by that city, county, or special district on or after January 1, 2018.
To provide financial transparency, the City provides an archive of annual budgets from 2014-2015 through 2022-2023 as well as its most recent preliminary budget for the 2022-2023 fiscal year. While AB 1600 requires the City to provide an archive of the annual development impact fee reports, these reports are not currently available online. The City also provides a link to the Zoning Code and Planning Fee Schedule. The City’s current Planning Fee Schedule was adopted in 2009 and does not include an affordability requirement applicable to a proposed housing development project. Program 12 in the Housing Plan will ensure that the City makes all required information available on its website, consistent with the transparency requirements of State law.
B. NON-GOVERNMENTAL CONSTRAINTS
Governmental Code Section 65583(a)(5) requires a Housing Element to contain an analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, and the cost of construction. The cost parameters of these elements fluctuate significantly in response to a wide variety of local, State, natural, and global economic and social events. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-61
The influence that City government has on these factors is negligible. As regional and State economic conditions change, the demand and supply of affordable housing is impacted. Historically, the cost of housing in general in Stanislaus, relative to other Northern California Central Valley counties, has been considered moderate.
1. DEVELOPMENT COSTS
LAND COSTS
The cost to develop housing is influenced by the cost of the raw land, the cost of holding the land during the development process, and the cost of providing services to meet City standards for development. The cost of raw land is influenced by variables such as scarcity, location, availability of public utilities, zoning, general plan designation, and unique features like trees, water frontage, and adjoining uses. As shown in Table 3-12, a Zillow review of for sale and recently sold lots indicates that land sold ranged from approximately $22,093 to $286,129 per acre for unentitled land of 0.5 or more acres that would require planning entitlements and permit processing prior to development. A smaller infill lots of 10,092 square feet sold for $85,000. As of this writing, one 2-acre parcel is listed for sale for $515,000.
Table 3-12. Price of Land – For Sale and Recently Sold in Hughson Address Sale Price Sale Date Lot Size Price per Acre
1717 Thomas Taylor Drive $85,000 7/25/2022 10,092 sq. ft. $366,885 6029 E. Grayson Road $515,000 Currently for sale 2 acres $257,500 11750 E. Whitmore Avenue $2,990,000 7/24/2023 77.88 acres $38,392 1979 Santa Fe Avenue $1,900,000 3/16/2023 86 acres $22,093 Tully Road $8,870,000 2/11/2022 31 acres $286,129
0 Washington Road $945,000 2/9/2022 1.08 acres $49,528
5201 Griffin Road $800,000 1/28/2002 19.84 acres $40,323 Source: www.zillow.com (August 2023)
COST OF CONSTRUCTION
Construction cost is determined primarily by the cost of labor and materials. The relative importance of each is a function of the complexity of the construction job and the desired quality of the finished product. As a result, builders are under constant pressure to complete a job for as low a price as possible while still providing a quality product. This pressure has led (and is still leading) to an emphasis on labor-saving materials and construction techniques.
Building Journal (www.buildingjournal.com) provides estimates for the average cost of labor and materials for various levels of construction. In the Sacramento area (closest area to Hughson in the Building Journal), the cost to build a standard grade 1,600 square foot two story stucco house would be approximately $115 per square foot (excluding land and site work costs but including a 25% contractor fee, 7% in design fees, and 15% in contingency fees). The increased use of prefabricated factory-built or manufactured housing, which is permitted in all residential districts throughout the city (consistent with California State law), may provide for lower-priced housing by reducing construction and labor costs.
Although construction costs are a substantial portion of the overall development cost, they are consistent throughout the region and therefore are not considered a major constraint to housing production in Hughson. Following the 2020 COVID-19 pandemic, supply chain issues have increased construction costs, which is anticipated to continue in the near-term.
Construction cost increases, like land cost increases, affect the ability of consumers to pay for housing. Construction cost increases occur due to the cost of materials, labor, and higher government-imposed standards (e.g., energy conservation requirements).
The development community is currently producing market rate for-sale housing that is affordable to moderate and above moderate-income households.
COST AND AVAILABILITY OF FINANCING
Financing is critical to the housing market. Developers require construction financing, and buyers require permanent financing.
The two principal ways in which financing can serve as a constraint to new residential development are the availability and cost of construction financing and the availability and cost of permanent financing. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-62
• If financing is not easily available, then more equity may be required for developing new projects and fewer homebuyers can purchase homes, since higher down payments are required. • Higher construction period interest rates for developers result in higher development costs. For homebuyers, higher interest rates translate into higher mortgage payments (for the same loan amount), and therefore reduces the purchasing power of homebuyers.
HOMEBUYER FINANCING
On August 17, 2023, the reported average rate for a 30-year mortgage was 7.09% (Freddie Mac, 2023). For homebuyers, it is necessary to pay a higher down payment than in the recent past, and demonstrate credit worthiness and adequate incomes, so that loan applications meet standard underwriting criteria. While adherence to strict underwriting criteria was not required during the early and mid-2000s, the return to stricter standards is consistent with loan standards prior to 2001.
2. MARKET CONDITIONS
Most developers respond to market conditions, both in the project design in terms of density and unit sizes, and in terms of the timing between receiving entitlements and applying for building permits.
BUILDING PERMIT TIMING
Single-family home developers typically apply for the first building permits for a subdivision upon receipt of a grading permit. For simple projects or projects that must remain static in their design, building permits may be processed concurrently with grading plan reviews. Building permits typically take approximately 2 weeks for small-scale projects and projects with production homes and take 60-90 days, assuming 2-3 plan checks, for more complex projects. Building permits can be issued in as few as 30 days if there are no corrections, but this is rarely the case for residential subdivisions or multifamily projects. Building activity has increased and it is anticipated that projects will continue to be quick to request building permits if the current residential demand and stronger housing market continues. It has also been observed that affordable projects often take longer to request building permits following project approval. This is due, in part, to the need for these projects to assemble funding and financing to make the development feasible. Affordable housing projects will often need to go through several funding rounds in order to procure adequate tax credits and/or project-based rental assistance and may request building permits years after receiving project approval.
APPROVED AND BUILT DENSITIES
As discussed previously, land use controls, the General Plan, and the Zoning Ordinance regulate the residential densities for each land use and zoning designation. Future development must be consistent with the allowed densities anticipated by the City’s General Plan and Zoning Ordinance. While the City’s regulations identify minimum and maximum densities that may be developed in the City, individual developers, however, may opt to build at the lower, mid-range, or higher end of allowed densities. If developers choose to develop at the lower end of allowed residential densities, this could result in significantly fewer units at full buildout of the City and result in an overall lower contribution to the City’s RHNA. Developments in Hughson in recent years have occurred at a range of densities from below to exceeding maximum permitted densities, as shown in Table 3-13. Based on project type, multifamily projects average xx units per acre and average xx% of maximum permitted density, single family projects average xx units per acre and average xx% of maximum permitted density, mixed use projects average xx units per acre and average xx% of maximum permitted density. Maximum densities in Hughson are not an obstacle to development, as demonstrated by the majority of projects requesting entitlements at or below permitted densities. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-63
Table 3-13. Building Permit Timing and Densities
Project /
Address
Project
Description
Zoning/Permitted
Density Project Density Entitlement Approved
Building Permit
Issued
Approved Projects
Pending Projects
Source: City of Hughson APRs, 2019-2022; City of Hughson, 2023.
3. AFFORDABLE HOUSING DEVELOPMENT CONSTRAINTS
In addition to the constraints to market rate housing development discussed above, affordable housing projects face additional constraints. While there is a range of sites available for potential affordable housing projects, as well as projects that focus on special needs populations, there is very little financial assistance for the development of affordable housing.
Multiple funding sources are needed to construct an affordable housing project, since substantial subsidies are required to make the units affordable to extremely low, very low, and low-income households. It is not unusual to see five or more financing sources required to make a project financially feasible. Each of these sources may have different requirements and application deadlines, and some sources may require that the project has already successfully secured financing commitments. Since financing is so critical and is also generally competitive, organizations and agencies that provide funding often can effectively dictate the type and sizes of projects. Thus, in some years senior housing may be favored by financing programs, while in other years family housing may be preferred. Target income levels can also vary from year to year.
This situation has worsened in recent years with State requirements for housing increasing significantly, with only modest changes in funding. Further, limited amounts of housing funds are available, and the process to obtain funds is extremely competitive. Tax credits, often a fundamental source of funds for affordable housing, are no longer selling on a 1:1 basis. In other words, once a project has received authorization to sell a specified amount of tax credits to equity investors, the investors are no longer purchasing the credits at face value, but are purchasing them at a discount. (Tax credits are not worth as much to investors if their incomes have dropped.)
C. PUBLIC FACILITIES AND INFRASTRUCTURE
The City requires that developers complete certain minimum site improvements in conjunction with new housing development.
Water, sewer, drainage, police, fire, parks, schools, and transportation will require improvements in capacity to treat and distribute water, to treat sewage, to handle run-off, and to provide sufficient space and capacity for public safety, recreation, education, and movement of people and goods. Required improvements include the construction of streets, curbs, gutters, and sidewalks and, where necessary, the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and street lights. These standards are typical of many communities and do not adversely affect the provision of affordable housing in Hughson. However, 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-64
whenever a developer advances the costs for improvements not located on the development project, which may be required as a condition of such development project, the developer shall be entitled to reimbursement for that part of the required improvement which contains supplemental size, capacity, number, or length for the benefit of property not within the development project. In each case, the cost of expansion most likely will be financed through development fees, exactions, assessment districts, or some combination of these.
SITE IMPROVEMENTS
Site improvements are an important component of new development and include water, sewer, circulation, and other infrastructure improvements needed to make development feasible. Hughson requires the payment of fees for the provision of off-site extensions of water, sewer, storm drain systems, roads, and other public infrastructure improvements or construction.
Requiring developers to construct site improvements and/or pay fees toward other infrastructure costs, the provision of public services, and needed utility systems increases the cost of housing; however, it is a necessary cost of development that ensures residential development is properly served with services and facilities. The cost of constructing frontage improvements is passed on to the developer as a result of limited public resources due in part to the passage of Proposition 13 in 1978, which significantly compromised a jurisdiction’s ability to raise property taxes to finance infrastructure and public improvements.
The vast majority of multi-family residential developments is single-parcel, infill developments and can take advantage of existing roadways, utilities, and other improvements that serve the sites. This reduces the total cost to developers who are developing high-density infill projects. The City provides incentives for these types of projects such as reductions in minimum parking standards and credits for previous development when calculating fees for water and sewer connections. When a project, such as a large-scale subdivision on previously undeveloped land, is accepted, frontage improvements would include, but not be limited to:
• Construction of streets, curbs, gutters, and sidewalks • Installation of water, sewer, and storm drain facilities • On-site drainage and compliance with National Pollutant Discharge Elimination Requirements (Provision C.3). • Parkland dedication requirements or fees.
• Installation of necessary utilities and dedication of utility easements. • Landscaping improvements.
While these improvements are necessary to ensure that new housing meets the local jurisdiction’s development goals, the cost of these requirements represents a significant share of the cost of producing housing on previously undeveloped land.
In addition to the site-specific improvements identified above, developers of multi-family residential developments must also pay Facility Reserve Charges (monthly payments for water, sewer, and fire assistance) for each unit. School fees are also calculated at the time of building permit issuance and are based on the total square footage of residential development. See Table 3-12 above for the estimated costs of these fees for a single-parcel, multi-family development and a multi-parcel subdivision.
ROADWAY SYSTEM
• The Hughson Improvement Standards and Specifications (Section 3, Streets) depict the City’s roadway system, which is based around a conventional suburban hierarchy of streets (Table 4-3). The top of the hierarchy consists of arterial streets that carry large volumes of traffic, while the bottom consists of low-volume local streets intended to provide access to adjacent property.
Table 3-14. Typical Roadway Standards
Roadway Classification Right-of-Way Width Roadway Width Sidewalk Width Parking Six Lane Expressway with
135’ ROW 135’ 104’ 5.5’ on both sides None
Six Lane Expressway with
Limited 124’ ROW 124’ 104’ 5’ on both sides None
Hatch Road Four Lane
Expressway 103’ 90’ 5’ on one side One side
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-65
Four Lane Expressway with
110’ ROW 110’ 90’ 5’ on both sides Both sides
Four Lane Expressway with
Limited 100’ ROW 100’ 86’ 7’ on both sides Both sides
Four Lane Arterial with
Parking 100’ 80’ 5’ on both sides Both sides
Downtown Collector 100’ 76’ 12’ on both sides Both sides Santa Fe Avenue Constrained
Arterial Corridor 74’-85’ 64’-74’ 5’-10’ on one side One side Major Collector Street 80’ 60’ 5’ on both sides Both sides Two Lane Arterial with
Parking 80’ 60’ 5’ on both sides Both sides
Two Lane Arterial with No
Parking 60’ 40’ 5’ on both sides None
Constrained Major Collector 60’ 40’ 5’ on both sides None Minor Collector Street 60’ 40’ 5’ on both sides Both sides Local Commercial Street 60’ 40’ 5’ on both sides Both sides Local Residential Street with
Rollover Curb or Vertical
Curb
52’ 40’ 5’ on both sides Both sides
Source: City of Hughson Improvement Standard and Specifications
WATER AND SEWER SERVICE
Water supply and quality issues are prevalent in all parts of California, especially in the Central Valley. Water and sewer service, however, is currently available to all residents, as well as residential vacant land within the developed areas of the city, and therefore not deemed a housing constraint.
The City has made improvements to its water system, such as constructing a well that includes arsenic treatment and a 750,000- gallon water storage tank. The State of California had approved loan funding for two new wells, a central water treatment facility, and a 1,000,000-gallon storage tank as part of the City’s Water Facilities Master Plan. With these improvements in place, water availability or quality is not considered a constraint. The City has enough water capacity to meet the City’s RHNA. The City has also complied with State Bill 1087 as the water and wastewater providers.
In 2009, the City completed construction of a 1.8 million gallon per day (MGD) capacity, state-of-the-art wastewater treatment plant (WWTP). Depending on the time of year, the City typically uses between 0.8 MGD and 1.0 MGD. Sewer capacity is therefore not a constraint.
D. ENVIRONMENTAL CONSTRAINTS
Environmental constraints affecting residential development in Hughson include aesthetics, agriculture, air quality, and hazardous materials. Apart from the larger issues discussed below, there are no known site-specific environmental constraints that would substantially impact development on the identified Housing Opportunity Sites.
1. AESTHETICS
The aesthetic character of Hughson is part small-town atmosphere and part agricultural, due to its long history and the agricultural landscapes that surround the area. Surrounded mainly by orchards, row crops, grazing lands and the Tuolumne River corridor to the north, the City of Hughson has a traditional downtown area surrounded by mainly single-family residential neighborhoods and an industrial area to the southwest. Hughson is characterized by five distinct visual categories: Downtown, Traditional Residential Neighborhoods, Contemporary Residential Neighborhoods, Industrial Area, and Rural and Semi-Rural Areas. Due to the city’s relatively flat topography and distance from both the Sierra and Coastal Ranges, there are limited opportunities for views other than the surrounding agricultural lands. As a result, the scenery around Hughson is characterized by the surrounding active 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-66
agricultural lands, which include fruit and nut orchards, and row crops. To the north of Hughson, the Tuolumne River corridor provides additional scenic benefits.
Much of Hughson’s scenic value comes from the surrounding working landscapes and its small-town, residential atmosphere.
Growth is permitted to take place in some of the adjacent agricultural areas, which would occur mainly in the City’s Sphere of Influence (SOI), or on vacant infill parcels within the city limits. Any new development could modify the visual appearance of Hughson, especially as land in the SOI changes from its existing rural character to that of an urban community. Policies are therefore outlined in the General Plan to achieve a balance between maintaining Hughson’s small-town feel, preserving its agricultural heritage, and accommodating growth.
The City adopted Design Expectations in 2004 that inform developers of the City’s expectations for new residential development.
The Design Expectations build on generalized design principles to provide specific examples of how to achieve a pedestrianfriendly community that builds on Hughson’s traditional character. Prior to submitting a project application, developers are required to complete the Self Certification Checklist contained in the Design Expectations to ensure that each development incorporates the spirit of the desired design principles.
High-quality design is also encouraged as a tool for safeguarding the City’s character and ensuring a high quality of life in Hughson.
New construction or substantial renovations should be designed to provide a visually interesting appearance through variations of site and building design, and building placement and orientation consistent with Hughson’s established Design Expectations.
The General Plan also contains policies and actions to maintain and enhance the Downtown’s urban design and visual qualities, in part to foster economic development in the area and requires the City to implement the façade and downtown improvement project to improve the visual appearance and pedestrian friendliness of the commercial core. The General Plan Land Use Element also contains a listing of urban design concepts and principles to be incorporated into any new development or substantial renovations in the future.
2. AGRICULTURE
Agriculture is a major activity within the undeveloped portions of the City, SOI, Stanislaus County, and most of California’s Central Valley. The industry has been an important component of the local economy throughout the area’s history and currently Stanislaus County is the top seventh agricultural county in the State. Farmers grow everything from apricots to walnuts, with milk, almonds and chickens leading the county in gross farm revenue, including related industries, from canning to trucking, agriculture represents over $1.3 billion gross dollars and one-third of the County’s jobs.
Working and non-working agricultural lands for row crops, orchards, grazing, dairy farms, single-family homes on large agricultural parcels, and agriculturally-related commercial and industrial uses currently surround the City. These lands also comprise the majority of the City’s open space resources, which are a noted visual asset in the region and a critical element of its community character.
Farmlands face various degrees of development pressure depending on their proximity to the Hughson urban area. The General Plan outlines a range of numerous policies to address the specific issues faced by agricultural lands existing within the city limits and beyond, including but not limited to phasing development, prioritizing infill development, encouraging property owners outside of the city limits and within the SOI to maintain their land in agricultural production until the land is converted to urban uses, and cooperating with land trusts and other non-profit organizations to preserve agricultural land in the region. The City’s farmland preservation program (Chapter 16.50 of the Municipal Code) contains standards that require the permanent protection of farmland based on a 2:1 ratio to the amount of farmland converted from an agricultural use to a residential use. The program utilizes agricultural conservation easements or other means granted in perpetuity as a means of minimizing the loss of farmland.
3. AIR QUALITY
Hughson is located in the San Joaquin Valley Air Basin, which is about 35 miles wide and 250 miles long, and is surrounded by mountain ranges, the air basin drains to the north, with an opening at the Carquinez Strait leading into San Francisco Bay and then to the Pacific.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-67
Relatively wet winters and dry summers characterize the Hughson region’s inland Mediterranean-type climate. The local climate is temperate, with an average annual high of about 75 degrees and an average low of 45 to 50 degrees. Rainfall totals can vary widely over a short distance, with windward mountain areas west of Hughson averaging over 20 inches of rain, and shadow areas like the City averaging about 10 to 12 inches annually. During stormy periods, horizontal and vertical air movement ensures rapid pollutant dispersal. Rain also washes out particulate and other pollutants. Conversely, during calm periods, pollutant levels can build up to unhealthy levels.
Normally, air temperatures decrease with increasing elevations. Sometimes this normal pattern is inverted, with warm air aloft, and cooler air trapped near the earth’s surface. This atmospheric condition occurs in all seasons. In summer, especially when wind speeds are very low, a strong inversion will trap air emissions near the surface allowing high levels of ozone smog to develop.
Winds from March to November typically blow from the northwest near Hughson. During winter months, winds are generally light and variable as colder air from surrounding mountains flows down into the valley floor and then out toward the Delta. These persistent inversions can trap emissions of particulate matter (e.g., woodsmoke) and carbon monoxide near the sur-face, resulting in unhealthful air quality.
The potential for serious summer air pollution in the San Joaquin Valley is strong because of high surface temperatures, plentiful sunshine, relatively stable air and mountains that trap emissions. In winter, low rainfall, strong inversions and weak winds allow emissions to build up to high levels. In the Hughson area, local pollution sources are augmented by emissions transported from upwind sources. Conversely, air pollutant emissions created in Hughson can be transported toward other communities by the wind, and contribute to unhealthful levels in those areas. Hence, controlling air pollution requires both local and regional efforts, and unified programs to achieve clean air.
Air quality in the San Joaquin Valley Air Basin is consistently monitored to alert the public of unhealthy air pollutant levels and allow for appropriate planning to address basin specific air quality issues. The Hughson area experiences concentrations of fine particulate matter (PM2.5) that exceed the National Ambient Air Quality Standards. The City’s population and the SOI will increase as development occurs, the rate of which would exceed projections used for the regional clean air planning efforts, and would thus be inconsistent with it.
The General Plan includes a number of policies that seek to reduce air pollution and minimize the air quality impacts of new development and encourages development patterns that promote alternative modes of transportation, which would reduce the rate of vehicle miles traveled from trips generated in Hughson. The General Plan also contains other policies that would reduce air pollution associated with energy usage, including considering the implementation of an air quality impact fee program, as recommended by SJVAPCD (General Plan Action COS-7.3). Additionally, Policy COS-7.6 would require any new sources of toxic air pollutants to prepare a Health Risk Assessment where needed, establish appropriate land use buffer zones around areas posing substantial health risks, and addresses the location of sensitive receptors away from potential generators of toxic emissions.
Other policies to address air quality issues include, but are not limited to phasing development, and prioritizing infill development to maintain acceptable air quality standards.
4. HAZARDOUS MATERIALS
A hazardous material is a substance or combination of substances which, because of its quantity, concentration, or physical, chemical, or infectious characteristics, may either (1) cause or significantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitating irreversible illness; or (2) pose a substantial present or potential hazard to human health and safety, or the environment when improperly treated, stored, transported, or disposed of. Hazardous materials are mainly present because of industries involving chemical byproducts from manufacturing, petrochemicals, and hazardous building materials.
Many of the commercial and industrial operations in Hughson use hazardous materials and generate hazardous waste as part of their daily operations. Some examples of commonly encountered hazardous material users include gasoline stations, dry cleaners and automotive repair shops. Agricultural operations often use a range of hazardous materials, such as pesticides, herbicides and fertilizers. In addition to hazardous materials used and generated within Hughson, hazardous materials and wastes also pass through the community en route to other destinations via the BNSF railroad and major arterials, such as Hatch and Geer Roads.
All hazardous materials are required to be handled in accordance with federal, State, and local requirements, which would limit 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-68
the potential for a housing project to be exposed to hazardous emissions or an accidental release. The City’s General Plan policies includes policies ensure that potential hazards are identified on a project site, that development is located in areas where potential exposure to hazards and hazardous materials can be mitigated to an acceptable level, and that business operations comply with federal and State regulations regarding the use, transport, storage, and disposal of hazardous materials. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-69
4. INVENTORY OF RESIDENTIAL SITES AND HOUSING
RESOURCES
This chapter of the Housing Element describes resources available for housing development, rehabilitation, and preservation in Hughson. Resources include land designated for housing development, financial resources to assist with the development, rehabilitation, and preservation of housing, and resources for energy conservation.
A. INVENTORY OF RESIDENTIAL SITES
1. PROGRESS TOWARD THE RHNA
Since the RHNA is based on a projection period from June 30, 2022 through December 31, 2030, Hughson may count housing units that have received their building permits after June 30, 2022 and units that have been approved, entitled, and/or built since the start of the projection period.
PERMITTED AND APPROVED PROJECTS
Hughson has 319 units that have been permitted or are approved and entitled and anticipated to begin construction during the 2023-2031 Housing Element planning period. The permitted and approved projects are discussed in more detail below, including project status, anticipated timing, and affordability levels. • Orchards and Heritage at Parkwood: A Final Map was approved by the City Council on September 11, 2023 for the subdivision of a 56.04-acre property into 299 residential lots and three parks, located at the southeast corner of Santa Fe Avenue and East Hatch Road. Orchards and Heritage at Parkwood will see the development of 299 single-family homes, ranging in size from 2- 4 bdrm single-story homes to 3-6 bdrm two-story homes. The installation of infrastructure and the construction of roads is currently underway. The units are anticipated to be affordable to above moderate-income households based on the estimated sales prices of the units.
• Walker Apartments: A 20-unit apartment complex at 6764 Walker Lane completed construction in October 2023. Stanislaus Equity Partners (STEP), a non-profit community development corporation, partnered with Stanislaus Regional Housing Authority (SHRA) in the purchase and development of the site. The apartment complex will provide permanent supportive housing for community members who are at-risk for or are experiencing homelessness in Stanislaus County.
2. AVAILABILITY OF SITES FOR HOUSING
Housing element law requires an inventory of land suitable for residential development (Government Code Section 65583(a)(3)).
An important purpose of this inventory is to determine whether a jurisdiction has allocated sufficient land for the development of housing to meet the jurisdiction’s share of the regional housing need, including housing to accommodate the needs of all household income levels.
This section provides an analysis of the land available within Hughson to accommodate residential uses. A citywide parcel database, aerial photos, and the City’s General Plan, zoning and land use, and other GIS data were used to identify and evaluate parcels for this update. Parcels were reviewed by City staff, the consultant team, and the public to determine the feasibility of developing potential sites during the 2023-2031 planning period. In addition to assessing the sites available to accommodate the City’s total housing needs, the availability of sites to accommodate a variety of housing types suitable for households across a range of income levels and housing needs is also considered.
Parcels to accommodate the City’s RHNA fall into four categories and are summarized in Table 4-1, shown on Figures 4-1 and 4- 2, and are detailed in Appendix A:
• Inventory of Vacant Residential Sites with zoning in place; • Inventory of Underutilized Residential Sites with zoning in place; • Residential projects with development entitlements with occupancy post June 30, 2022; and • Projected Accessory Dwelling Units
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-70
Table 4-1 summarizes the residential unit potential from the above methods and provides a comparison with Hughson’s RHNA.
Parcel-specific site information is included in Appendix A. As shown in Table 4-1, Hughson has a total realistic capacity for 1,001 units, based on its inventory of vacant and underutilized sites, approved projects, and projected ADUs. There is capacity to accommodate the RHNA at all income levels with a surplus of capacity for each income category.
Table 4-1. Comparison of RHNA to Inventory of Sites, Approved Projects, and ADUs Very Low Low Moderate Above
Moderate Total
2023-2031 RHNA
(Table 2-40) 284 196 122 279 881
Inventory of Residential Sites - Vacant
R-1 0 0 0 4 4
R-2 0 0 0 0 0
R-3 94 69 79 0 242
C-2 5 0 0 0 5
Subtotal 99 69 79 4 251
Inventory of Residential Sites - Underutilized
R-1 4 3 0 0 7
R-2 106 72 11 0 189
R-3 101 73 45 0 219
Subtotal 211 148 56 0 415
Approved/Permitted Projects1
Approved/Permitted Projects 20 0 0 299 319
ADU Capacity2
ADUs 2 2 2 10 16
Total Existing Capacity (Inventory, Approved/Permitted Projects, and ADUs) Total Existing Capacity 332 219 137 313 1,001 1 Very low and low-income units counted in approved and permitted projects are deed-restricted. 2 See Section A.4 below for assumptions related to affordability of ADUs.
Sources: City of Hughson, 2023; Stanislaus County Assessor Data, 2023; De Novo Planning Group, 2023
3. AFFORDABILITY AND REALISTIC CAPACITY
AFFORDABILITY
To evaluate the adequacy of the sites identified to address the affordability levels established by the RHNA, State law (Government Code Section 65583.2(c)(3)) provides for the use of “default densities” to assess affordability. Based on its population and location in Stanislaus County, the City of Hughson falls within the default density of 20 units per acre for providing sites affordable to very low and low-income households.
Sites suitable for very low and low-income households are sites designated High Density Residential (10.1 to 27.0 du/ac), Medium Density Residential (5.1 to 14.0 du/ac), and Downtown Commercial (mixed-use up to 30.0 du/ac) by the General Plan. These sites are zoned High Density Residential (R-3), Medium Density Residential (R-2), General Commercial (C-2), and Planned Development Overlay (P-D). Suitable sites also included approved and permitted projects that include deed-restricted low-income units. Sites adequate to accommodate lower income households were assumed to have 40% very low, 30% low, and 30% moderate-income units. Sites anticipated to accommodate very low and low-income units are identified in Appendix A. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-71
The City has used these default density thresholds as a guide in allocating its sites inventory by income category, as presented in Table 4-1 and detailed by site in Appendix A.
REALISTIC CAPACITY
The analysis for the Housing Element has assumed that vacant and underutilized sites will develop between 70-80 percent of maximum capacity depending on the site. These assumptions are supported by the permitted and allowed densities shown in Table 3-3, by the typical and approved densities of existing or approved residential development at similar affordability levels or unit types, land use controls and site improvements, and on the planned availability of infrastructure and utilities, as discussed below.
• Typical densities of existing or approved residential development: Recent development in Hughson has occurred close to or above maximum permitted densities. The newly constructed Walker Apartments for example, developed at 200% of maximum permitted density. At 0.77 acres this R-2 site had a maximum density of 10.78 du/ac, but developed as a 20-unit apartment complex for very low-income households. • Site improvements: Sites included in the inventory of sites are vacant and suitable for subdivision to accommodate roadway standards, including curb, gutter, and sidewalk, or are in-fill sites that are adjacent to existing roadways and which will require minimal site improvements. In either case, site improvements are not anticipated to result in development below the realistic capacities assumed herein based on a review of the City’s standards, historic development patterns, and proposed projects.
• Infrastructure: Infrastructure improvements are not anticipated to result in development below the realistic capacities assumed herein based on historic development patterns and proposed projects. None of the sites are anticipated to require significant portions of a site dedicated to roadway, utilities, or other infrastructure that would affect the ability of the site to develop at the realistic capacity assumptions.
The City’s capacity to accommodate new residential development exceeds the minimum RHNA required for each income category, which will help offset any sites that may be developed with fewer units or at less affordable levels than assumed in the inventory of residential sites (i.e., a “net loss” situation is not anticipated).
Methodology for Underutilized (Nonvacant) Sites
State law allows use of underutilized or nonvacant sites to accommodate the RHNA, and since Hughson’s vacant sites alone cannot fully meet the RHNA, the City has assessed and identified underutilized sites with the highest potential to be redeveloped or intensified with residential uses.
In evaluating the potential for underutilized sites to accommodate additional residential development during the 6th Cycle, the methodology for the Inventory of Residential Sites considered a number of factors, including the extent to which existing uses may constitute an impediment to additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites, as further discussed below.
Furthermore, the City will make findings based on substantial evidence that the existing uses are not impediments and will likely allow for residential development during the planning period.
Appendix A (Inventory of Residential Sites) provides data supporting the methodology to determine underutilized sites suitable for development, including the existing uses (type of use and amount of development) located at each site, land and improvement values, any known constraints to development, and any other relevant information which supports the City’s finding that all sites identified in its inventory are suitable for redevelopment during the planning period at densities and intensities consistent with the realistic capacity assumptions identified for the site, by income level. Each of the underutilized sites in the inventory was selected based on a combination of factors rendering it suitable and likely to redevelop during the planning period.
All underutilized or nonvacant sites are appropriate for development at the residential densities and intensities identified in this chapter and Appendix A and are anticipated to be developed with urban uses as planned by the City’s General Plan and Zoning Ordinance.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-72
Existing Uses
Existing uses were evaluated based on several factors to determine if the existing uses would render a site suitable and likely to redevelop during the 2023-2031 planning period. Underutilized sites were analyzed using GIS software with multiple datasets to identify potential sites based on certain criteria indicating a high potential for redevelopment. Local datasets and tools were used to aid in the analysis, including Stanislaus County Assessor parcel data, the City’s land use and zoning data, and regional trends related to development of residential or mixed uses on underutilized sites.
The following factors assisted in focusing on sites with potential for redevelopment or intensification:
• Existing Use – No Structures: When there are no existing structures, development is more likely. • Existing Use – Intensity: When the existing development intensity, in terms of residential density or floor area ratio, is less than the maximum permitted, this indicates an unrealized capacity for additional development. Particularly, sites where at least 0.5 acre of the site has no structures (e.g., a portion of the site that is vacant, a parking lot, landscaped, etc.) are considered candidates for redevelopment.
• Building Age: This is often an indicator of structural condition as buildings that are more than 50 years old (built prior to 1973) often require costly repairs, replacement, or significant remodeling to be maintained and require regular updates to be leasable at market rates, particularly non-residential and multifamily developments. With changing retail and office conditions in recent years as well as other factors that may influence redevelopment of a site, buildings less than 50 years old may also be candidates for redevelopment.
• Improvement-to-Land Value: An assessed improvement-to-land value ratio less than 1.0 indicates that the value of the improvements (e.g., buildings, facilities) on the site is less than the value of the land, indicating that the existing uses are undervalued and that the site is not being used to its fullest potential and could be redeveloped. These underutilized parcels represent opportunities for property owners and developers to invest in improvements that increase the overall value of the property.
Development Trends and Economic Conditions
Recent development trends and economic conditions in the region support redevelopment or intensification of underutilized sites.
Development Trends
Recently approved and constructed projects in Hughson have occurred on underutilized sites, with development ranging from individual residences to increasing units in residential developments. Regionally, development of underutilized sites is providing market rate and lower income housing. It is anticipated that these trends will continue throughout the 2023-2031 Housing Element, particularly given the strong demand for housing as reflected by the State’s projection of housing needs through the 2023-2031 RHNA. Strong development trends are anticipated to support the development of all underutilized sites, bolstered by the City’s support of development demonstrated in Programs 1, 2, 5, 11, and 13 in the Housing Plan.
Economic/Market Conditions
The market demand for more housing, including affordable housing and infill housing that takes advantage of opportunities such as underutilized sites to intensify development in the midst of a State-identified housing crisis, has been highlighted repeatedly by the Governor and State legislators. Economic and market conditions in Hughson are addressed in Chapter 2, Housing Needs Assessment. Development trends in the region during the 2015-2023 Housing Element demonstrated an ongoing demand for housing at all income levels (see Chapter 2). This strong demand and need for housing will continue to encourage redevelopment of underutilized sites and to encourage lot splits and other mechanisms that maximize capacity of sites.
Incentives for Residential Development of Underutilized Sites Program 1 of the Housing Plan provides for assistance to affordable housing developers, including regular coordination and outreach to ensure affordable housing and special needs housing developers are aware of the City’s inventory of sites and additional residential and mixed-use opportunities and to identify the City’s incentives, including priority processing, support with procuring funding, and concessions and incentives. Program 2 addresses funding for affordable housing and deferral of fees for affordable or special needs housing.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-73
Furthermore, the State has committed to implementing an Affordable Housing Fund to provide a new funding source to assist with providing housing to address the statewide housing shortage. Program 2 in the Housing Plan commits the City to working with developers, including nonprofits, to access state and other funding available to support development of underutilized sites.
4. PROJECTED ACCESSORY DWELLING UNITS
From 2019 through 2023, the City permitted three (3) ADUs, an average of less than one (1) unit per year:
• 2023: 2 units
• 2022: 1 unit
• 2021: 0 units
• 2020: 0 units
• 2019: 0 units
The City did not track affordability of ADUs during the 5th Housing Element Cycle. While all ADUs were assumed to be above moderate-income, it is anticipated that a portion of ADUs will serve lower and moderate-income households. Due to the lack of data for the 5th Cycle ADUs, it is conservatively assumed that 40% of ADUs will be affordable to very low (10%), low (10%), and moderate (20%) income households, and the remaining 60% of ADUs will be affordable to above moderate-income households.
Program 6: Accessory Dwelling Units and Junior Accessory Dwelling Units in the Housing Plan includes measures to promote ADUs, including outreach to homeowners, promotional brochures, and funding for ADU construction (when available), and requires the City to track affordability of ADUs, which will ensure accurate reporting of 6th Cycle progress and will assist the City in forecasting affordability of ADUs for the 7th Housing Element Cycle.
TULLY RD
WHITMORE AVE
EUCLID AVE
FOX RD
HATCH RD
SANTA FE AVE
7TH ST
LANTERN WAY
MELODY CT
MARIPOSA DR
ESTANCIA DR
BISHOP AVE
LAURA CT
LOCUST ST
ROSALIE CT
CHANTILLY WAY
ELM ST
NANNOS CT
LOCUST CT
LOS ALAMOS DR
FAITH DR
COX LN
THOMAS TAYLOR DR
LEGACY WAY
LOS ALAMOS CT
DEFOREST CT
GABLE LN
E
S
T
E
R
M
A
RIE AV
E
FEATHERS CT
ADELINE CT
CHRIS ALBERT CT
COLE CT
MOUNTAIN VIEW RD
DENNIS WALLACE LN
HEATHROW WAY
PALMA AVE
HEARTNUT WAY
NUTSHELL CT
LEAFLET LN
GREENLEAF AVE
WHITE PINE WAY
KIT FOX DR
MORGAN LYNN LN
CONCERTO LN
LITTLE AVE
WALNUT HAVEN DR
SEEDLING CIR
H
UNTMAS
T
E
R
DR
HUGHSON AVE
B
U
R
LWO
O
D
S
T
BRAVO CT
C
H
ARL
E
S
S
T
RHAPSODY LN
FOX GLEN DR
WILLOW ST
FLORA VISTA DR
STEEPLECHASE DR
SYMPHONY LN
SYMPHONY CT
KENWORTHY CT
ENCORE LN
CARPATHIAN WAY
FONTAN
A
R
A
N
CH R
D
VARNI WAY
PINE ST
AMBER PL
PRELUDE LN
2ND ST
METCALF WAY WESTWIND DR PORTIA WAY
FALCON CT
1ST ST
PALMER CT
G
O
R
MAN AV
E
NARCISCO WAY
PROVINCE PL
EVERETT CT
3RD ST
WALKER LN BURLWOOD CT
IMSHU CT
NUNCIA CT
HIGHGROVE CT
MULBERRY WAY
TRISTAN CT
COLBERT CT
BRETON CT
6TH ST
DINARD CT
VARNI CT
THICKET CT
5TH ST
SCHUBERT CT
4TH ST
VIXEN CT
PENDANT WAY
HUNTMASTER CT
JOE RUDDY CT
CATKIN CT
TASSLE CIR
VINCENT AVE
MARI LN
PAUL ST
DOMENIC AVE
COLLINWOOD DR
LEGACY CT
O
RCH
ARD
LN
FINALE LN
GRAYBARK LN FODERMAIER DR
BRAMBLE LN
WHITE BIRCH DR
SUGAR MAPLE WAY
SAN GA
B
R
EI L
D
R
PALERMO DR
ROEDING RD
1 23
13 14
12 31
32 1
10 9
11 25
8 26
7 24
5 6
3 4
2 29
30 31
33 35
36 37
38 39
40 42
43 45
46 15
18 17 20
16 21
19 29
30 27
22 28
City of Hughson
6th Cycle Housing Inventory
Aerial Map
Hughson City Boundary
INVENTORY - VACANT
INVENTORY - VACANT/CONSOLIDATE
INVENTORY - UNDERUTILIZED
OPPORTUNITY - HDR UNDERUTILIZED
POTENTIAL - BACKUP
POTENTIAL - RELIGIOUS
0 500 1,000
US Feet
±
Map data: July 3, 2024.
TULLY RD
WHITMORE AVE
EUCLID AVE
FOX RD
HATCH RD
SANTA FE AVE
7TH ST
LANTERN WAY
MELODY CT
MARIPOSA DR
ESTANCIA DR
BISHOP AVE
LAURA CT
LOCUST ST
ROSALIE CT
CHANTILLY WAY
ELM ST
NANNOS CT
LOCUST CT
LOS ALAMOS DR
FAITH DR
COX LN
THOMAS TAYLOR DR
LEGACY WAY
LOS ALAMOS CT
DEFOREST CT
GABLE LN
E
S
T
E
R
M
A
RIE AV
E
FEATHERS CT
ADELINE CT
CHRIS ALBERT CT
COLE CT
MOUNTAIN VIEW RD
DENNIS WALLACE LN
HEATHROW WAY
PALMA AVE
HEARTNUT WAY
NUTSHELL CT
LEAFLET LN
GREENLEAF AVE
WHITE PINE WAY
KIT FOX DR
MORGAN LYNN LN
CONCERTO LN
LITTLE AVE
WALNUT HAVEN DR
SEEDLING CIR
H
UNTMAS
T
E
R
DR
HUGHSON AVE
B
U
R
LWO
O
D
S
T
BRAVO CT
C
H
ARL
E
S
S
T
RHAPSODY LN
FOX GLEN DR
WILLOW ST
FLORA VISTA DR
STEEPLECHASE DR
SYMPHONY LN
SYMPHONY CT
KENWORTHY CT
ENCORE LN
CARPATHIAN WAY
FONTAN
A
R
A
N
CH R
D
VARNI WAY
PINE ST
AMBER PL
PRELUDE LN
2ND ST
METCALF WAY WESTWIND DR PORTIA WAY
FALCON CT
1ST ST
PALMER CT
G
O
R
MAN AVE
NARCISCO WAY
PROVINCE PL
EVERETT CT
3RD ST
WALKER LN BURLWOOD CT
IMSHU CT
NUNCIA CT
HIGHGROVE CT
MULBERRY WAY
TRISTAN CT
COLBERT CT
BRETON CT
6TH ST
DINARD CT
VARNI CT
THICKET CT
5TH ST
SCHUBERT CT
4TH ST
VIXEN CT
PENDANT WAY
HUNTMASTER CT
JOE RUDDY CT
CATKIN CT
TASSLE CIR
VINCENT AVE
MARI LN
PAUL ST
DOMENIC AVE
COLLINWOOD DR
LEGACY CT
O
RCH
ARD
LN
FINALE LN
GRAYBARK LN FODERMAIER DR
BRAMBLE LN
WHITE BIRCH DR
SUGAR MAPLE WAY
SA
N GAB
RIEL
D
R
PALERMO DR
ROEDING RD
1 23
13 14
12 31
32 1
10 9
11 25
8 26
7 24
5 6
3 4
2 29
30 31
33 35
36 37
38 39
40 42
43 45
46 15
18 17 20
16 21
19 29
30 27
22 28
City of Hughson
6th Cycle Housing Inventory
Zoning Map
Hughson City Boundary
INVENTORY - VACANT
INVENTORY - VACANT/CONSOLIDATE
INVENTORY - UNDERUTILIZED
OPPORTUNITY - HDR UNDERUTILIZED
POTENTIAL - BACKUP
POTENTIAL - RELIGIOUS
City of Hughson Zoning
R-A
R-1
R-2
R-3
C-1
C-2
I
O-S
P-F
0 500 1,000
US Feet
±
Map data: July 3, 2024.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-76
B. HOUSING ASSISTANCE AND COMMUNITY SERVICE
PROVIDERS
Resources available to assist the general public as well as households with special housing needs with obtaining housing and services within Hughson and Stanislaus County are summarized below.
Affordable Housing Program (AHP) and Community Investment Program (CIP): AHP and CIP are facilitated through the Federal Home Loan System for the purposes of expanding the affordable housing supply. The San Francisco Federal Home Loan Bank District provides local service. Subsidies are awarded on a competitive basis usually in the form of low-interest loans and must be used to finance the purchase, construction, and/or rehabilitation of rental housing.
California Homebuyers Down-Payment Assistance Program (CHDAP): This program offers a deferred-payment junior loan of an amount up to the lesser of 3 percent of the purchase price or appraised value. Homebuyers are able to use these funds to help with their downpayment and closing costs without the need to make monthly payments on the loan. Interest is calculated at 3% simple interest. The assistance may be combined with any CalHFA or non-CalHFA conventional or government first mortgage loan.
Homebuyers using a CalHFA first mortgage may combine the assistance with a CalHFA Housing Assistance Program (CHAP) loan, High Cost Area Home Purchase Assistance Program (HiCAP) loan, and other down-payment assistance programs offered by local government agencies and nonprofit organizations, if the subordinate program is pre-approved by CalHFA. The CHDAP loan cannot be combined with loans under CalHFA’s Extra Credit Teacher Program and Homeownership in Revitalization Program (HIRAP).
The CHDAP is available on a statewide basis for first-time homebuyers purchasing a single-family residence anywhere in California that is within CalHFA’s sales price limits, is intended as their primary residence, and whose family income does not exceed the program’s moderate-income limit requirements. Homebuyers must also meet all first mortgage eligibility requirements according to the lender, investor, mortgage insurer, or guarantor criteria.
California Rural Legal Assistance (CRLA): CRLA provides legal assistance to low-income persons in education, employment and labor, rural health, and housing/landlord-tenant issues including eviction and foreclosure defense. CRLA is committed to fighting for justice and individual rights alongside the most exploited communities. CRLA provides a variety of community education and outreach programs including leadership development. CRLA also protects Ingenious Mexican communities, LGBT communities, and farmworker communities.
California Work Opportunity and Responsibility to Kids (CalWORKs): CalWORKs is a public assistance program that provides cash aid and services to eligible families that have a child(ren) in the home. The program serves all 58 counties in the state and is operated locally in San Joaquin County by the Health and Human Services Agency. If a family has little or no cash and needs housing, food, utilities, clothing, or medical care, they may be eligible to receive immediate short-term help. Families that apply and qualify for ongoing assistance receive money each month to help pay for housing, food, and other necessary expenses.
Catholic Charities – Diocese of Stockton: Catholic Charities provides advocacy and social services for families and individuals.
Programs include senior services, transportation, immigration services, health and dental care access, food access, and support to families, including counseling, parent education tools, and mentoring.
CDBG Funds: The CDBG program provides decent housing and expanded economic opportunities for people with low and moderate income. CDBG is a federal program; however, in California the State administers the program for smaller counties and cities. Stanislaus County receives funds directly from the federal government. In Fiscal Year 2022-2023, HUD granted $2,370,213 in CDBG funds to Stanislaus County and the County allocated $187,506 of it to the City of Hughson. CDBG applications open annually and grants are distributed on a formula-based calculation.
Children’s Advocacy Centers of California (CACC): CACC is a membership organization dedicated to helping local communities respond to allegations of child abuse in ways that are effective and efficient – and put the needs of child victims first. CACC provides training, support, technical assistance and leadership on a statewide level to local child advocacy centers and multidisciplinary teams throughout California responding to reports of child abuse and neglect. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-77
Community United Against Violence (CUAV): Founded in 1979, CUAV works to build the power of LGBTQ (lesbian, gay, bisexual, transgender, queer) communities to transform violence and oppression. CUAV supports the healing and leadership of those impacted by abuse and mobilize our broader communities to replace cycles of trauma with cycles of safety and liberation. As part of the larger social justice movement, CUAV works to create truly safe communities where everyone can thrive.
Disability Resource Agency for Independent Living (DRAIL): DRAIL believes each individual deserves equal access to support, resources, and full inclusion in society and welcomes clients of all diverse backgrounds and communities. The organization provides assistance (housing referrals, peer support, personal assistant services, independent living skills training, disability income advocacy/benefits advising, work incentives planning and assistance, community center programs and activities, transition youth services, and community resources directories for all necessary adjustments in a house that will ease the movement of the disabled person throughout the house.
Employee Housing Program: Promulgates statewide regulations for the maintenance, use, and occupancy of privately owned and operated employee housing facilities providing housing for five or more employees to assure their health, safety, and general welfare. Directly, or through local governments, inspects and issues permits for facility operation. Through the Office of the Mobilehome Ombudsman, the Department accepts requests for assistance and initiates investigations of complaints concerning health and safety violations within these facilities.
Factory Built Housing Program: Promotes preemptive regulations establishing construction standards for factory-built homes and factory-built building components manufactured for sale or use within the state. Inspections are conducted and complying homes or components are issued a Department Insignia of Approval.
Family Housing Demonstration Program: Operates and provides financing similar to RHCP but is directed at those projects which include special or innovative features for families, such as congregate housing and community housing developments with some shared facilities, child care space, and job training or other economic assistance programs.
Farmworker Housing Assistance Program: Farmworker Housing Assistance Program provides grants to public and private nonprofits to assist farmworkers in securing temporary or permanent housing. The program provides technical assistance and counseling to farmworker and farmworker housing agencies, but does not actually fund housing production or rehabilitation.
Farmworker Housing Grant Program: Provides housing opportunities for farmworker households. Cities with a population of less than 50,000 are eligible. Local government agencies are eligible applicants and beneficiaries of the grants (http://www.hcd.ca.gov/financial-assistance/joe-serna-jr-farmworker-housing-grant-program/).
Healthy Alternatives to Violent Environments (HAVEN): HAVEN offers supportive services for survivors of domestic violence, sexual assault, and human trafficking. The organization helps survivors in a crisis following a traumatic incident and with longer-term planning and goal setting. HAVEN uses a client-centered approach with means the client sets the direction, establishes their own goals and objectives and is empowered to make their decisions.
Home Investment Partnership Act (HOME) Program Funds: HOME provides grants to cities and counties and low-interest loans to state-certified Community Housing Development Organizations (CHDO) to build and maintain affordable housing. Cities and counties that receive direct funding from HUD are not eligible for HOME grants through HCD. In Fiscal Year 2022-2023, HUD granted $1,730,311 in HOME funds to Stanislaus County and the County allocated $129,773 of it to the City of Hughson.
Homeowner Grants: These grants are for rehabilitation or new home construction. Lien restrictions are required for 20 years. If the unit is sold to a non-farmworker buyer before completing the tenth year, the full grant amount must be repaid under most circumstances. Between the tenth and twentieth anniversaries, the grant is forgiven at a rate of 10 percent per completed year; it is fully forgiven after completing 20 years.
HOPE I: HOPE I helps low-income people buy public housing units by providing funds to nonprofit organizations, resident groups, and other eligible grantees can use to develop and implement homeownership programs.
HOPE 3 Homeownership of Single-Family Homes Program: HOPE 3 Homeownership of Single-Family Homes Program provides grants to state and local governments and nonprofit organizations to assist low-income, first-time homebuyers by utilizing government-owned or financed single-family properties in the form of grants. Funds cover rehabilitation costs of owner-occupied housing, acquisition, or operation administration.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-78
Housing and Urban Development (HUD): Housing and Urban Development (HUD) offers a variety programs and services which include direct financing and management of the redevelopment or construction of low-income rental housing and single-family housing, providing homeownership to low-income families. A subsidy for public housing provides an annual subsidy to help public housing agencies (PHAs) pay some of the cost of operating and maintaining public housing units.
Housing Choice Vouchers Program (HCVP): The Stanislaus Regional Housing Authority manages the Housing Choice Vouchers Program (formerly Section 8) for all of Stanislaus County. The HCVP provides assistance to help extremely low-, very low-, and low-income residents of Stanislaus County, including residents of Hughson, to afford safe, decent, and sanitary rental housing.
The Department of Housing and Urban Development (HUD) provides funds to the Housing Authority to administer the program.
Housing Enabled by Local Partnerships (HELP): The program employs a loan-to-lender approach to provide 10-year, three percent simple interest rate per annum, minimally restrictive loans to local government agencies. The program challenges local agencies to prioritize their unmet housing needs and to design housing programs that target their particular priorities. This approach allows the local agency to more closely match local housing policy and accountability with project performance. Increasingly, the program is being used to facilitate affordable housing within more targeted comprehensive local programs for neighborhood revitalization.
Housing Stanislaus: Housing Stanislaus is a countywide initiative to develop a common vision for housing in Stanislaus County.
Stakeholders of all interests have the opportunity to share their ideas and determine how local housing needs should be addressed.
Low-Income Housing Tax Credit Program (LIHTC): Low-Income Housing Tax Credit Program (LIHTC) provides for federal and state tax credits for private and nonprofit developers and investors who agree to set aside all or an established percentage of their rental units for households at 60 percent of AMI for no less than 30 years. These tax credits may also be utilized on rehabilitation projects, contributing to the preservation program. The program begins when developers and investors apply for an allocation of tax credits from the California Tax Credit Allocation Committee (CTCAC). Tax credits are awarded on a competitive basis each year. Compliance is monitored according to Internal Revenue Service (IRS) rules and regulations.
Manufactured Housing Program: Assists with the development and enforcement of preemptive federal and state regulations establishing minimum design and construction standards for manufactured homes, multi-unit manufactured housing, commercial coaches, and special purpose commercial coaches sold, offered for sale, rented, or leased within the state. Inspections are conducted and Department Insignias of Approval are issued to indicate compliance.
Mobilehome Parks Program: Promulgates preemptive statewide regulations for the construction, use, maintenance, and occupancy of all privately owned mobile home and special occupancy parks in the state, as well as the installation of manufactured homes and mobile homes both inside and outside of parks. Directly, or through local governments, inspects and issues permits for park operation.
Multifamily Housing Program (MHP): MHP assists with new construction, rehabilitation, and preservation of permanent and transitional rental housing for lower-income households. Projects are not eligible if construction has commenced as of the application date, or if they are receiving 9 percent federal low-income housing tax credits. MHP funds will be provided for postconstruction permanent financing only. Eligible costs include the cost of child care, after-school care, and social service facilities integrally linked to the assisted housing units; real property acquisition; refinancing to retain affordable rents; necessary on-site and off-site improvements; reasonable fees and consulting costs; and capitalized reserves.
Occupational Licensing Program: Enforces state laws and regulations governing the sale or lease of manufactured homes, mobile homes, and/or commercial coaches, including the licensing of manufacturers, distributors, dealers, and salespersons. The program also performs functions on behalf of the Mobilehome Ombudsman related to investigating and resolving consumer complaints pertaining to manufactured housing.
Project Sentinel: Project Sentinel provides telephone and email counseling, referral, education, and advocacy services free of charge to persons who may have experienced housing discrimination.
Public Housing Development Program: The Public Housing Development program provides federal grants to local PHAs to develop housing for low-income families that cannot afford housing in the private market. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-79
Rental Construction Grants or Loans: Lien restrictions for assisted units are required for 40 years. If assisted units are sold for uses other than farmworker housing before the fortieth year, the grant must be repaid in full. Under most circumstances, loans may be made only in conjunction with low-income tax credit financing.
Rental Housing Construction Program (RHCP): Provides long term, three percent loans for building affordable rental housing.
Housing authorities, local governments, nonprofit developers, and private builders are eligible. At least 30 percent of the units must be assisted units. Of the assisted units, at least two-thirds must be affordable to those earning no more than 50 percent of the area median income (AMI) and up to one-third must be affordable to persons earning no more than 80 percent of the AMI.
The assisted units must be affordable for at least 40 years.
Rental Rehabilitation Grants or Loans: Lien restrictions for assisted units are required for 20 years. If assisted units are sold for uses other than farmworker housing before the twentieth year, the grant must be repaid in full, under most circumstances. Loans may be made only in conjunction with low-income tax credit financing. Those eligible include local government agencies, nonprofit corporations, cooperative housing corporations, and limited partnerships where all the general partners are nonprofit mutual or public benefit corporations.
Section 5(h): The Section 5(h) homeownership program offers PHAs a flexible way to sell public housing units to low-income families.
Self-Help Housing Program: The Self-Help Housing Program enables low-income families to become homeowners by helping to build their own homes. Their “sweat equity” becomes their down payment. Home improvement loans and grants help low-income, often elderly, people remove health and safety hazards from their homes.
Stanislaus County Affordable Housing Corporation: The Stanislaus County Affordable Housing Corporation promotes the construction and development of affordable housing opportunities for the residents of Stanislaus County, CA. The organization provides community-based solutions in the provision of affordable housing, shelters families, builds attractive and quality projects, promotes the use of cost- effective measures to achieve energy efficiency and sustainable building standards, and promotes and ensures fair housing practices.
Stanislaus County Aging and Veterans Services: The mission of the Stanislaus County Department of Aging and Veterans Services is to help seniors and veterans obtain services and benefits they need to live secure, healthy, independent lives. The organization provides specific home and community-based services.
State Housing Law Program: Promulgates regulations to ensure that hotels, motels, apartments, single-family dwellings, and other residential buildings are maintained in compliance with the model building codes and other provisions of state law, and reviews and proposes building standards for construction and rehabilitation of residential structures.
Turning Point Community Programs - Stanislaus Housing Assessment Team (HAT): HAT provides supportive services to people of all ages experiencing homelessness or who are at risk of homelessness. Additionally, HAT serves as a point of entry for the homeless services delivery system. HAT provides services to civilian and veteran populations in Stanislaus County. The goal of the team is to link individuals to services and provide supportive resources to improve quality of life.
USDA Rural Development: USDA housing programs have helped over two million low- or moderate-income rural Americans buy homes. USDA also finances construction of apartments and other multiple family housing in rural communities that lack sufficient, affordable rental housing. Other programs finance the development of affordable farm labor housing wherever it is needed.
C. INCENTIVES AND FINANCIAL RESOURCES
A variety of federal, state, and local resources are available to help fund affordable housing and reduce financing constraints on housing development by landowners and developers seeking to provide housing or retain affordable housing in Hughson, as shown in Table 4-2.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-80
Table 4-2. Financial Resources
Program Name Description Eligible Activities
1. Federal Programs
Community Development Block Grant
(CDBG)
Grant program funded through HUD on a
formula basis for entitlement communities.
The City of Hughson is an entitlement
community and participates in the Stanislaus
Urban County to receive CDBG entitlement
funds directly from HUD. CDBG funds may be
used for housing rehabilitation and
community development, including public
facilities and economic development.
- Acquisition
- Rehabilitation
- Homebuyer Assistance
- Economic Development
- Homeless Assistance
- Public Services
CDBG Program – General, Native
American, and Colonies
Provides allocations to fund housing
activities, public works, community facilities,
and public service projects serving lowerincome persons in small, typically rural communities. The maximum grant amount is
$500,000. Housing activities include
rehabilitation and activities that complement
new construction. Public works activities
include water and wastewater systems, rural
electrification, and utilities such as gas
services. Community facility activities include
day care centers, domestic violence shelters,
food banks, community centers, medical and
dental facilities, and fire stations. Public
service activities include staff and operating
costs associated with the community facilities.
- New Construction
- Rehabilitation
CDBG Program – Economic
Development Allocation, Over-theCounter Component
Provides grants of up to $500,000 for eligible
cities and counties to lend to identified
businesses or use for infrastructure
improvements necessary to accommodate the
creation, expansion, or retention of identified
businesses. Includes creation or retention of
jobs for low-income workers. The program
may include loans or loan guarantees to
businesses for construction, on-site
improvements, equipment purchase, working
capital, and site acquisition. It may also
include loans for business start-ups, grants
for publicly owned infrastructure, and loans or
grants for small business incubators. The
program includes preservation of affordable
housing, rehabilitation of apartments, and
rehabilitation of owner-occupied housing.
- Site Acquisition
- New Construction
- Rehabilitation
HOME HOME funds awarded annually as formula
grants to participating jurisdictions. Hughson,
with other cities and Stanislaus County,
participate in the County-administered HOME
program. HOME funds can be used for grants,
direct loans, loan guarantees, or other forms
of credit enhancement or rental assistance or
security deposits.
- Acquisition
- Rehabilitation
- Homebuyer Assistance
- Rental Assistance
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-81
Table 4-2. Financial Resources
Program Name Description Eligible Activities
Housing Choice Voucher
Program
Rental assistance payments from HUD to
owners of private market rate units on behalf
of very low-income tenants. The Housing
Choice Voucher Program includes vouchers
issued to individual households as well as
project-based vouchers issued to a developer
to preserve a specified number of units in a
project for lower income residents.
- Rental Assistance
- Homebuyer Assistance
Low Income Housing Tax Credits
(LIHTC)
Tax credits are available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sales are typically
used to create housing.
- New Construction
- Acquisition
- Rehabilitation
Mortgage Credit Certificate (MCC)
Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. Stanislaus County implements this program countywide.
- Homebuyer Assistance
Section 202 Grants through HUD to non-profit developers of supportive housing for the elderly.
- New Construction
- Acquisition
- Rehabilitation
Section 203(k) HUD provides long-term, low interest loans at fixed rates to finance acquisition and
rehabilitation of eligible properties.
- Acquisition
- Rehabilitation
- Relocation of Unit
- Refinance Existing Debt
Section 811 Grants through HUD to non-profit developers of supportive housing for persons with
disabilities, including group homes,
independent living facilities and intermediate
care facilities.
- New Construction
- Acquisition
- Rehabilitation
- Rental Assistance
2. State Programs
Affordable Housing and Sustainable
Communities
Funding for housing, transportation, and land
preservation projects that support infill and
compact development in proximity to transit
to reduce greenhouse gas (GHG) emissions.
- New Construction
Affordable Housing Partnership Program
(AHPP)
Provides lower interest rate CHFA loans to
homebuyers who receive local secondary
financing.
- Homebuyer Assistance
CalHOME Provides grants to local governments and
non-profit agencies for local homebuyer
assistance and owner-occupied rehabilitation
programs and new home development
projects. Will finance the acquisition,
rehabilitation, and replacement of
manufactured homes.
- New Construction
- Rehabilitation
- Homebuyer Assistance
California Housing Assistance Program Provides 3% silent second loans in conjunction with 97% CHFA first loans to give
eligible buyers 100% financing.
- Homebuyer Assistance
California Housing Finance Agency
(CHFA)
Facilitates the Preservation Financing
Program, which offers tax exempt financing
for the acquisition of refinancing of a project
with an expiring Housing Choice contract.
- Homebuyer Assistance
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-82
Table 4-2. Financial Resources
Program Name Description Eligible Activities
California Self-Help Housing Program
(CSHHP)
Provides grants for administration of mutual
self-help housing projects.
- New Construction
- Home Buyer Assistance
Emergency Housing and Assistance
Program (EHAP)
Provides grants to support emergency
housing.
- Shelters and Transitional Housing
Emergency Solutions Grants Program Grants awarded to non-profit organizations for shelter support services.
- Support Services
- Emergency Shelter
- Transitional Housing
- Homeless Prevention
- Permanent Housing
Joe Serna Jr. Farmworker Housing Grant Grants and loans for development or rehabilitation of rental and owner-occupied
housing for agricultural workers with priority
for lower-income households.
- New Construction
- Rehabilitation
Multifamily Housing Program (MHP) Provides low interest loans to developers of permanent and transitional rental housing.
Funds may be used for new construction,
rehabilitation, or acquisition and rehabilitation
of permanent or transitional rental housing,
and the conversion of nonresidential
structures to rental housing.
- New Construction
- Rehabilitation
- Preservation
Project Homekey Provides grants to local entities to acquire and rehabilitate a variety of housing types – such
as hotels, motels, vacant apartment buildings,
and residential care facilities – in order to
serve people experiencing homelessness.
- Acquisition
- Rehabilitation
3. Local Programs
California Coalition for Rural Housing A statewide nonprofit organization that works to ensure affordable housing opportunities for
low-income households in California. CCRH
supports the production and preservation of
decent, safe, and low-cost housing for rural
and low-income Californians. Supporters
include nonprofit housing agencies, lending
institutions, community advocacy
organizations, consumer members, and local
government officials. The coalition advocates
for housing at all levels of government before
legislative and regulatory bodies. It also
provides technical and organizational
assistance to community groups and
nonprofit agencies and educates the public on
housing issues.
- New Construction
Catholic Charities Diocese of Stockton –
VETFAM – Supportive Services for
Veteran Families
Assists low-income veteran families who are
currently experiencing homeless or
imminently at-risk of experiencing homeless
by providing wrap-around supportive
services.
- Rental Assistance
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-83
Table 4-2. Financial Resources
Program Name Description Eligible Activities
Central Valley Opportunity Center (CVOC) Provides emergency services to migrant and seasonal farmworkers, as well as support
services to help them and their dependents
obtain permanent and higher paying
employment opportunities.
https://www.cvoc.org/programs
- Emergency Services
- Rental Assistance
Community Housing and Shelter Services
(CHSS)
Transitions individuals and families from
temporary emergency shelter or motel
voucher programs into permanent rental
housing and assists those that are at risk of
becoming homeless. CHSS also serves as the
lead agency providing rental and/or deposit
assistance to low-income households seeking
to obtain permanent, affordable housing as
well as assisting those who are at-risk of
becoming homeless.
https://www.communityhousingandshelterser
vices.org
- Emergency Shelter
- Rental Assistance
- Permanent Supportive Housing
EAH Housing Expands the range of opportunities for all by developing, managing and promoting quality
affordable housing and diverse communities.
- New Construction
Housing Rehabilitation Program Low-interest rehabilitation loans to lower income households. Loan funds may be used
for various improvements, but are required to
fall under the category of health and safety,
property maintenance, functional
obsolescence, energy efficiency, or removal
of architectural barriers for the disabled.
Common repairs permitted under this loan
program include, but are not limited to: new
roofs and gutters; electrical and plumbing
upgrades; and installation of ramps and grab
bars.
- Rehabilitation
- Energy Efficiency
- Accessibility
Rental, Mortgage and Utility Assistance
Program
Assists residents that have experienced
financial hardship due to COVID-19. Program
is managed by Shelter Inc.
- Rental assistance
- Mortgage Assistance
- Utility Assistance
Self-Help Enterprises Provides self-help housing development, housing rehabilitation, sewer and water
technical assistance, and weatherization
assistance. The organization also assists with
the application process for and assesses the
effectiveness of the CDBG States and Small
Cities program in Stanislaus, Merced,
Madera, Tulare, and Kings Counties.
- Homebuyer Assistance
- New Construction
- Down Payment Assistance
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-84
Table 4-2. Financial Resources
Program Name Description Eligible Activities
Stanislaus County Affordable Housing
Corporation (STANCO)
Promotes the construction and development
of affordable housing opportunities for the
residents of Stanislaus County, CA. The
organization provides community-based
solutions in the provision of affordable
housing, shelters families, builds attractive
and quality projects, promotes the use of
cost- effective measures to achieve energy
efficiency and sustainable building standards,
and promotes and ensures fair housing
practices.
https://stancoahc.com
- New Construction
- Emergency Shelter
Stanislaus County Department of Mental
Health - Focus on Prevention
County-wide initiative that aims to improve
the quality of life of all Stanislaus residents
and families through coordinated prevention
efforts that work across multiple sectors to
promote health and wellbeing.
- Emergency Shelter
- Homeless Prevention
- Rental Assistance
Stanislaus County Housing Authority The Stanislaus County Housing Authority provides subsidized housing to low- and
moderate-income individuals and families. In
addition to conventional public housing within
Stanislaus County, the Housing Authority
administers several rental assistance
programs, such as the Housing Choice
Voucher Program. The Housing Authority
receives federal and state assistance in order
to operate these programs and, as such, is
governed by any applicable housing
regulations issued by the U.S. Department of
Housing and Urban Development (HUD) and
HCD.
- Homebuyer Assistance
- Rental Assistance
4. Private Resources/Financing Programs
Federal National Mortgage Association
(Fannie Mae)
Fixed rate mortgages issued by private
mortgage insurers.
- Homebuyer Assistance
Mortgages that fund the purchase and
rehabilitation of a home.
- Homebuyer Assistance
- Rehabilitation
Low down-payment mortgages for singlefamily homes in underserved low income and minority cities.
- Homebuyer Assistance
Freddie Mac HomeOne Provides down-payment assistance to firsttime homebuyers and second mortgages that include a rehabilitation loan.
- Homebuyer Assistance
San Joaquin Valley Impact Investment
Fund
Fund invests in organizations that increase
access to capital, build capacity, and deliver
services that foster health and prosperity for
San Joaquin Valley communities, including
Stanislaus County. Focus areas include
affordable and supportive housing.
- Provision of affordable and supportive
housing
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-85
5. AFFIRMATIVELY FURTHERING FAIR HOUSING
ANALYSIS
All Housing Elements due on or after January 1, 2021 must contain an Assessment of Fair Housing consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. Under State law, affirmatively furthering fair housing (AFFH) means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability.
The AFFH analysis must contain the following:
• Outreach
• Assessment of Fair Housing
• Key Data and Background Information
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially or Ethnically Concentrated Areas of Poverty
• Disparities in Access to Opportunity
• Disproportionate Housing Needs in the Jurisdiction
• Displacement Risk
• Sites Inventory
• Identification and Prioritization of Contributing Factors • Goals and Actions
While this chapter provides a focused analysis of fair housing issues in Hughson, several other sections of the Housing Element address the issue and are included in this section by reference.
A. HOUSING ELEMENT OUTREACH
The City of Hughson deeply values the role of public participation in the planning process and has worked diligently to engage all members of the Hughson community, including those typically underrepresented in the planning process. This summary highlights those steps taken as part of the Housing Element Update.
1. PROJECT WEBSITE
A dedicated project website (https://hughson.generalplan.org/) serves as the main conduit of information for individuals who can access material online. The project website launched in 2021 and is regularly updated to reflect ongoing community input opportunities, advertise draft work products, and answer commonly asked questions. The website includes the following information:
• Upcoming meeting information
• Project timeline
• Summary of the City’s housing needs
• Contact/sign-up information
• Links to other relevant resources
2. GENERAL ADVERTISEMENTS
The City utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element.
These efforts are summarized herein to demonstrate the City’s meaningful commitment to community collaboration. The City prepared and implemented the following general advertisements:
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-86
• Emails to stakeholders and interested individuals
• Newsletter to residents
• Social media posts
3. WORKSHOPS AND PUBLIC HEARINGS
COMMUNITY WORKSHOPS
As part of the outreach process, two in-person workshops were conducted to educate the community about housing issues and opportunities facing Hughson, and to gather input on housing-related topics. The workshops were held on September 9, 2021 and September 23, 2021, and provided the community with an overview of the Housing Element Update, invited input on housingrelated needs and priorities, and gave the community an opportunity to identify housing-related concerns.
DRAFT HOUSING ELEMENT PUBLIC REVIEW
The Draft Housing Element was made available for a 30-day review period from July 29 through August 27, 2024. During the public review period, the community and stakeholders were invited to comment on the Draft Housing Element. The City received XX comments. Public comment topics included:
•
PUBLIC HEARINGS
Planning Commission and City Council meetings were held in _____ 2024 and _____ 2024, respectively, for public consideration of the Housing Element Update prior to review by the Department of Housing and Community Development.
4. HOUSING NEEDS AND PRIORITIES SURVEY
The City hosted an online Housing Element survey which was available from January 15 through February 9, 2024. The survey asked for input on the community’s housing priorities and strategies to address Hughson’s future housing growth needs. A total of 193 individuals, including 187 residents of Hughson (97%), responded to the survey, which focused on issues of home maintenance, affordability, home type, living conditions, and homelessness. Complete results of the Housing Needs and Priorities Survey are provided in Appendix C. The City received the following feedback:
• 55% of respondents rated their housing as sound (very good to excellent condition); 33% as showing signs of minor deferred maintenance; 11% as needing two or more major upgrades; and 0% as dilapidated • 70% of respondents indicated they are satisfied with the current type of housing available in Hughson; 30% are unsatisfied
• 65% of respondents said they are very satisfied with their current housing situation; 27% are somewhat satisfied; and 7% are somewhat dissatisfied or dissatisfied
• 68% of respondents chose to live in Hughson because of the safety of the neighborhood • 19% of respondents indicated they would like to buy a home in Hughson but cannot find a home in their price range • Less than 2% of respondents indicated they have encountered housing-related discrimination • 21% of respondents indicated they are concerned with their rent increasing to an amount they cannot afford • 17% of respondents indicated they struggle to pay their rent or mortgage payment • 9% of respondents indicated they are concerned that if they ask their property manager or landlord to make repairs their rent will increase or they will be evicted
B. ASSESSMENT OF FAIR HOUSING ISSUES
This section presents an overview of available federal, State, and local data used to analyze fair housing issues in Hughson. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in Hughson, and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-87
1. KEY DATA AND BACKGROUND INFORMATION
This section presents an overview of available federal, State, and local data to analyze fair housing issues in Hughson. The City used a variety of data sources for the AFFH analysis at the regional and local level, including:
• U.S. Census Bureau’s Decennial Census and American Community Survey (ACS) data; • Stanislaus County Analysis of Impediments to Fair Housing Choice (2020 AI), published in May 2020; • The California Department of Housing and Community Development’s (HCD’s) AFFH Data Viewer; • Outreach conducted as part of the Housing Element public participation plan.
These data sources are supplemented with local knowledge of existing conditions in the community to present a more realistic picture of fair housing concerns in Hughson and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.
The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in previous sections of this Background Report. Barriers to fair housing choice that were identified in the 2020 AI and Housing Constraints section of this Background Report were incorporated into the following AFHH analysis.
Supplemental data analysis, including use of HCD’s Affirmatively Furthering Fair Housing (AFFH) mapping tool, was conducted to further understand potential fair housing issues, within the context of AFFH topics.
Figure 5-1 shows the Census Tract and Census Block Group boundaries within the City. As shown, the City is located entirely within a single census tract (29.02). This tract is further subdivided into four census block groups that overlie the City, as well as County land outside of the city limits. Census block group 1 is located in the eastern portion of the City (east of 7th Street and north of Whitmore Avenue). Census block group 2 is located in the northwestern portion of the City (north of Locust Street and west of 7th Street). Census block group 3 is located in the south-central portion of the City (generally bounded by Locust Street to the north, 7th Street to the east, Santa Fe Avenue to the south, and Tully Road on the west) and comprises the historic downtown area. Census block group 4 is located in the southern portion of the City (generally west of Santa Fe Avenue, but also contains a small southeastern portion of the City, east of 7th Street). Wherever possible, this AFFH analysis uses data at the census block group level to provide a more nuanced and accurate representation of the City’s neighborhoods. When census block group data are not available, census tract data are used.
LOCAL KNOWLEDGE AND OTHER RELEVANT FACTORS
What is now the City of Hughson lies on the ancestral territory of the Yokuk and Miwok Peoples, who settled the area prior to the arrival of the Europeans.
2 In 1882, Hiram Hughson purchased 1,000 acres for a grain ranch, which eventually grew to nearly 5,000 acres. The San Joaquin Railroad purchased land from Mr. Hughson in the early 1900s to build tracks and established the Hughson stop and station, which began to draw settlers to the area. In 1907, Mr. Hughson placed his lands in the hands of the Hughson Town Company. John Tully, who owned a section of land to the south of Hughson, also opened up his land for settlement and the Township was established in 1907. Hughson remained a township until December 9th, 1972 when it was incorporated into a City.
The City’s downtown area, centered along Hughson Avenue in the southern half of the City, contains some of the oldest development in Hughson. The majority of commercial and public/institutional uses within the City are clustered around this area.
Industrial uses are generally located in the southwestern portion of the City, west of the railroad. The City is surrounded by agricultural land and some agricultural operations occur within parcels along the City’s periphery. Residential uses within the City are primarily comprised of low-density single-family housing, as is typical for small communities. The City’s R-2 and R-3 zoning districts support a diversity of higher density residential uses, including small-lot single-family residential units, duplexes, quadplexes, and 8-unit multifamily properties. These higher density residential uses are generally located within central Hughson (south of Fox Road and west of 7th Street). Newer low-density suburban residential development is generally located north of Fox Road and east of 7th Street. Other notable residential development includes Samaritan Village, a 20-acre senior & assisted living campus, located along the eastern boundary of the City. Mobile home parks in the City include Big Sky Mobile Home Park, located 2 Native Land Digital, Native Land Digital, https://native-land.ca/, accessed October 30, 2023. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-88
at 2042 Tully Road in the central-western portion of Hughson; Meadowlark Mobile Home Park, located at 2612 Charles Street in the central-southern portion of Hughson; and Trieweiler Mobile Home Park, located at 2442 Tully Road in southwestern Hughson.
The City of Hughson works cooperatively with the Stanislaus County Housing Authority, which administers the Housing Choice Voucher Program. The program assists very low-income, elderly and disabled households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit. Figure 5-2 shows subsidized housing and public housing buildings by census tract. As shown in Figure 5-2, there is one USDA-assisted housing developments and 28 Public Housing buildings in Hughson.
Racially Restrictive Covenants
Restrictive covenants were used to stabilize the property values of white families and caused segregation of neighborhoods.
Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it insured. Racially restrictive covenants made it illegal for African Americans, as well as other people of color, to purchase, lease rent, or use homes.
In a landmark 1948 ruling, the Supreme Court deemed all racially restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing-related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, racially restrictive language may remain in property deeds throughout Stanislaus County, including Hughson.
Assembly Bill 1466, signed in 2021, added Government Code Section 12956.3, which imposes a State-mandated local program and opens the ability to all, including the County Recorder, to submit a Restrictive Covenant Modification document for recording and redacting illegal restrictive language on real property records. The Stanislaus County Clerk-Recorder has developed a Restrictive Covenant Modification Program Implementation Plan, pursuant to State law, to identify and redact unlawfully restrictive covenants.
Redlining
Separate from racially restrictive covenants, the Home Owners Loan Corporation (HOLC) mapped regions and “redlined” areas, depicting “best” areas in green, “still desirable” in blue, “definitely declining” in yellow, and “hazardous” in red. This practice was known as “redlining.” The City is not aware of any known HOLC maps that include Hughson or Stanislaus County.
ANALYSIS OF IMPEDIMENTS
Hughson is a participating city in the Stanislaus Urban County and is served by the Stanislaus Regional Housing Authority, which provides wide-ranging programs related to affordable housing and community and economic development. The Stanislaus County Fiscal Year 2020-2025 Regional Analysis of Impediments to Fair Housing Choice (AI) was prepared in 2020. The 2020 AI is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA). The 2020 AI is one source of information regarding fair housing issues in the region and is the most recent comprehensive regional analysis of fair housing issues. The 2020 AI identified the following impediments to fair housing choice:
• Turlock’s zoning definitions do not match as there is an age discrepancy (between 55-60) in the definition of “senior housing” and difference in the allowable household relationships of senior housing residents with a non-spouse domestic partner, primary physical/economic support person, and/or disabled child, grandchild, or partner under the age of 60.3 • In Stanislaus County, 44 percent of households earning $20,000 or less annually do not have internet access, while only 6 percent of households making at least $75,000 do not have access. In the state, about half of households without internet access cite the cost of broadband service or a computer/device for their lack of access. A statewide survey indicates three in four of these households do not know they may qualify for discounted, income-based internet service in California. • There is a limited knowledge of fair housing rights among the general population. • Discrimination in rental housing often occurs without legal complaint and opportunity for redress/resolution to fair housing violations.
3 This identified impediment to fair housing choice is not relevant to Hughson as it is only applicable to the city of Turlock. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-89
• There is support and assistance need for homeowners who have experienced foreclosure, homeowners and renters who are members of a protected class, and others who must find affordable living arrangements.
Of the five impediments identified by the 2020 AI, three impediments are related to fair housing enforcement and outreach:
including #2 (three in four of these households do not know they may qualify for discounted, income-based Internet service in California); #3 (There is a limited knowledge of fair housing rights among the general population); and #4 (Discrimination in rental housing often occurs without legal complaint and opportunity for redress/resolution to fair housing violations). The 2020 AI indicated that in California, disability was the most common basis for housing discrimination complaints to the Department of Fair Employment and Housing (DFEH) in 2018, accounting for 33 percent of all complaints. Race, age, and familial status were the next most frequent bases for housing discrimination complaints to DFEH. Retaliation, national origin, and sex/gender were also common. In Stanislaus County, disability is the most cited basis for housing discrimination in complaints made between 2014 and 2019. Familial status and gender status were the next most common at the County level. While the City provides information regarding fair housing services on its website and at City Hall, the information could be made more prominent and provide clear guidance to persons with fair housing concerns. Lack of readily accessible information can be an impediment to fair housing if information is not equally available to all protected classes or if the lack of information prevents individuals from understanding their rights and housing providers from understanding their responsibilities.
2. FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The City’s fair housing services are provided by Stanislaus Regional Housing Authority (SRHA). SRHA provides fair housing education and empowerment services to all residents of Stanislaus County. SRHA provides comprehensive fair housing enforcement, education, and outreach services.
The City of Hughson complies with fair housing laws and regulations as described in Table 5-1. The City has not been issued or notified of any existing or pending findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil rights.
Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
California Fair
Employment and
Housing Act
(FEHA)
The Fair Employment and Housing Act (FEHA)
applies to public and private employers, labor
organizations and employment agencies and
prohibits discrimination in housing and
employment on the basis of protected
characteristics.
The FEHA prohibits those engaged in the housing
business – landlords, real estate agents, home
sellers, builders, mortgage lenders, among others –
from discriminating against tenants or homeowners
on the basis of protected characteristics.
It is also illegal for cities, counties, or other local government agencies to make zoning or land-use
decisions, or have policies, that discriminate against
individuals based on those traits.
In its local practices, the City requires all
development projects assisted with City funding to
comply with the FEHA. The City achieves
compliance with employment requirements
through strict enforcement in hiring practices and
regular training of and by Human Resources staff.
Through the Urban County CDBG annual funding,
the City obtains fair housing enforcement,
education, and outreach services through SRHA.
The City refers all parties with concerns related to
housing discrimination to SRHA.
Government Code
Section 65008
Covers actions of a city, county, city and county, or
other local government agency, and makes those
actions null and void if the action denies an
individual or group of individuals the enjoyment of
residence, landownership, tenancy, or other land
use in the state because of membership in a
Compliance is achieved by uniform application of
the City’s codes, regulations, policies, and
practices, including development standards,
design guidelines, application submittal
requirements, fees, and approval findings.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-90
Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
protected class, the method of financing, and/or the
intended occupancy.
For example, a violation under Government Code
section 65008 may occur if a jurisdiction applied
more scrutiny to reviewing and approving an
affordable development as compared to market-rate
developments, or multifamily housing as compared
to single family homes.
Government Code
Section 8899.50
Requires all public agencies to administer programs
and activities relating to housing and community
development in a manner to affirmatively further fair
housing and avoid any action that is materially
inconsistent with its obligation to affirmatively
further fair housing.
Compliance is achieved through consultations
with community stakeholders and support
agencies as part of program evaluating and
funding decisions. The 6th Cycle Housing Element
Housing Plan describes how each program
addresses fair housing issues and contributing
factors.
Government Code
Section 11135 et
seq.
Requires full and equal access to all programs and
activities operated, administered, or funded with
financial assistance from the state, regardless of
one’s membership or perceived membership in a
protected class.
Compliance is achieved through
promotion/availability of activities and programs to
all persons of all backgrounds to participate
equally in community programs and activities.
Density Bonus Law
(Gov. Code, §
65915.)
Density Bonus law is intended to support the
construction of affordable housing by offering
developers the ability to construct additional
housing units above an agency’s otherwise
applicable density range, in exchange for offering to
build or donate land for affordable or senior units.
Density Bonus Law also provides for incentives
intended to help make the development of
affordable and senior housing economically
feasible.
Compliance is achieved by administration of
Hughson Municipal Code Section 17.03.016
Bonus incentive projects, which provides for
compliance with Government Code Section 65915
et seq.
Housing
Accountability Act
(Gov. Code, §
65589.5.)
Provides that a local agency shall not disapprove a
housing development project, for very low, low-, or
moderate-income households, or an emergency
shelter, or condition approval in a manner that
renders the housing development project infeasible
for development for the use of very low, low-, or
moderate-income households, or an emergency
shelter, including through the use of design review
standards, unless it makes certain written findings,
based upon a preponderance of the evidence in the
record.
Compliance is achieved through the development
review process consistent with the Housing
Accountability Act. Additionally, the City will
prepare objective development standards to
facilitate an objective and equitable review of
applicable projects.
No-Net-Loss Law
(Gov. Code, §
65863)
Ensures development opportunities remain
available throughout the planning period to
accommodate a jurisdiction’s RHNA allocation,
The City’s Housing Element identifies a surplus of
sites with a capacity to accommodate the City’s
RHNA allocation. The City reviews all General Plan
and zoning amendment applications to ensure
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-91
Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
especially for lower- and moderate- income
households.
there is no net loss in density or adequate sites to
accommodate its housing needs.
Least Cost Zoning
Law (Gov. Code, §
65913.1)
Provides that, in exercising its authority to zone for
land uses and in revising its housing element, a city,
county, or city and county shall designate and zone
sufficient vacant land for residential use with
appropriate standards, in relation to zoning for
nonresidential use, and in relation to growth
projections of the general plan to meet housing
needs for all income categories as identified in the
housing element of the general plan.
Compliance is achieved through implementation
of the City’s General Plan and the implementation
of Housing Element Housing Plan programs which
commit the City to ensuring adequate sites to
accommodate the City’s RHNA at densities and
intensities consistent with those discussed in the
Inventory of Residential Sites section.
Excessive
Subdivision
Standards (Gov.
Code, § 65913.2.)
Provides that, in exercising its authority to regulate
subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as
defined in Section 66418, or improvements, as
defined in Section 66419, for the purpose of
rendering infeasible the development of housing for
any and all economic segments of the community.
However, nothing in this section shall be construed
to enlarge or diminish the authority of a city, county, or city and county under other provisions of law to
permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and
actions taken by it with respect to the housing needs
of the region in which the local jurisdiction is
situated.
(c) Refrain from imposing standards and criteria for
public improvements including, but not limited to,
streets, sewers, fire stations, schools, or parks,
which exceed the standards and criteria being
applied by the city, county, or city and county at that time to its publicly financed improvements located
in similarly zoned districts within that city, county,
or city and county.
Compliance is achieved through the
implementation of a fair and equitable
development review process which is
administrated consistent with the Excessive
Subdivision Standards Act.
Limits on Growth
Controls (Gov.
Code, § 65302.8.)
Provides that, if a county or city, including a charter city, adopts or amends a mandatory general plan
element which operates to limit the number of
housing units which may be constructed on an
annual basis, such adoption or amendment shall
contain findings which justify reducing the housing
opportunities of the region. The findings shall
include all of the following:
(a) A description of the city’s or county’s appropriate share of the regional need for housing.
The City’s Draft Housing Element and the elements
in the City’s adopted General Plan do not include
any provisions which further limit (relative to the
current Housing Element and prior General Plan)
the development of housing, except such
provisions as may be required by state or federal
laws.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-92
Table 5-1: Compliance with Fair Housing Laws
Law Description Compliance
(b) A description of the specific housing programs
and activities being undertaken by the local
jurisdiction to fulfill the requirements of subdivision (c) of Section 65302.
(c) A description of how the public health, safety,
and welfare would be promoted by such adoption
or amendment.
(d) The fiscal and environmental resources available
to the local jurisdiction
Housing Element
Law (Gov. Code, §
65583, esp. subds.
(c)(5), (c)(10).)
Section 65583 stipulates that the housing element
shall consist of an identification and analysis of
existing and projected housing needs and a
statement of goals, policies, quantified objectives,
financial resources, and scheduled programs for the
preservation, improvement, and development of
housing. The housing element shall identify
adequate sites for housing, including rental
housing, factory-built housing, mobilehomes, and
emergency shelters, and shall make adequate
provision for the existing and projected needs of all
economic segments of the community.
Subdivision (c)(5) provides that, in order to make
adequate provision for the housing needs of all
economic segments of the community, the program
shall promote and affirmatively further fair housing
opportunities and promote housing throughout the
community or communities for all persons
regardless of race, religion, sex, marital status,
ancestry, national origin, color, familial status, or
disability, and other characteristics protected by the
California Fair Employment and Housing Act (Part
2.8 (commencing with Section 12900) of Division 3
of Title 2), Section 65008, and any other state and
federal fair housing and planning law.
Compliance is achieved through preparation and
adoption of a Housing Element found to be in
substantial compliance with State Housing
Element law by the California Department of
Housing and Community Development.
20.02 28.02
29.01 29.02
30.01 Block Group 4
Block Group 2
Block Group 5
Block Group 1
Block Group 2
Block Group 4
Block Group 1
Block Group 2
Block Group 3
Block Group 4
Sources: Marin GeoHub;U.S. Census Bureau. Map date: July 16, 2024.
FIGURE 5-1: CENSUS TRACT AND BLOCK GROUP BOUNDARIES
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
Census Tract Boundary
Census Block Groups within the City of
Hughson
Other Census Block Groups
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
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
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Public Housing Buildings (HUD, 2021)
≤7
≤35
≤89
≤160
≤397
Subsidized Housing (CHPC, 2023)
Up to 50 Units
50 - 100 Units
100 - 250 Units
250 - 500 Units
More 500 Units
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Subsidized Housing (CHPC, 2023)", "Public Housing Buildings (HUD, 2021)." Map date: July 16, 2024.
FIGURE 5-2: PUBLIC HOUSING BUILDINGS & SUBSIDIZED HOUSING 0 1 2
Miles
0 1,000 2,000 ±
Feet
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-95
3. SITES INVENTORY DISTRIBUTION
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in this section), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.
This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City’s lower-income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.
The location of the City’s affordable housing sites is the result of a combination of factors, including financial feasibility and the availability of land and infrastructure. While most of the available undeveloped land in the City exists along the periphery, there are a number of vacant or underutilized parcels within the interior. The identified sites were selected to provide an equitable distribution throughout the City in areas where development is most feasible. It is important to note that this sites inventory analysis does not include ADUs, which provide affordable housing options, are permitted throughout the City, and would not have a concentrated impact on any one census tract.
Table 5-2 presents the geographic distribution of RHNA sites by income category and socio-economic characteristics to relate the selected sites to indicators of fair housing issues. As shown in Table 5-2, sites at all income levels, including the lower income RHNA sites, are distributed throughout the City, increasing the potential for mixed income communities and a variety of housing types to meet Hughson’s housing needs. The northwestern and eastern portions of the City (census block groups 2 and 1, respectively) contain the greatest number of sites at all income levels when looked at as a percentage of RHNA income category, receiving a combined 74.6 percent of lower-income, 88.2 percent of moderate-income, and 75.0 percent of above moderateincome sites. As discussed above, this is primarily because these areas contain larger tracts of vacant land that would allow for the greatest number of realistically developable dwelling units at all income levels. These areas provide opportunities for new housing for all income categories, not just lower-income categories, within areas adjacent to existing development and services, thereby preserving open space and surrounding agricultural uses, avoiding sprawl, and providing new housing choices in an area of improving opportunity. Further, because the candidate sites are identified to accommodate all income levels (lower-, moderate- , and above-moderate), the sites provide an opportunity to facilitate mixed-income neighborhoods and encourage future integration in these areas.
It is important to note that while census block groups 3 and 4 account for a relatively low proportion of the total identified RHNA sites, these block groups also contain a low number of existing housing units and fewer acres of land within the City when compared to block groups 1 and 2. The identified sites take this into account and attempt to distribute sites equitably in all areas of the City, to the extent feasible, without overwhelming any one neighborhood.
The following sections first analyze regional and local trends related to AFFH topics, then analyze how the identified sites are distributed in a way that affirmatively furthers fair housing. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-96
Table 5-2. Distribution of RHNA Capacity by Census Tract Census
Tract (CT)/
Block
Group
(BG)
Existing
Households
RHNA Capacity AFFH Indicators
Segregation & Integration Access To
Opportunity
Displacement Risk
Lower Moderate Above
Moderate
Median
Household
Income
Poverty
Rate
Neighborhood
Concentration
% White
Alone (nonHispanic)
Disability
Rate
Resource
Designation
Overcrowding
Rate
RenterOccupied
Households
Renter
Overpayment
Rate
Homeowner
Overpayment
Rate
BG 1 918 209 93 3 $81,429 -- White alone 68.1% -- -- 0.7% 403 56.1% 43.9% BG 2 1,248 184 26 0 $88,500 -- White alone 53.2% -- -- 0.7% 294 76.4% 23.6% BG 3 284 5 16 1 $27,847* -- White alone 49.9% -- -- 0.0% 90 68.3% 31.7% BG 4 379 129 0 0 $59,628 -- White alone 74.3% -- -- 0.0% 248 34.6% 65.4% CT 29.02 2,829 527 135 4 $79,705 9.0% White alone 59.3% 11.4% High 0.5% 1,035 63.4% 36.6% Source: US Census, 2015-2019 ACS; HCD AFFH Data Viewer, 2023.
Note: *Data unavailable at 2015-2019 ACS level. Source used for this cell is US Census, 2014-2018 ACS. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-97
This page intentionally left blank.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-98
4. INTEGRATION AND SEGREGATION
To inform priorities, policies, and actions, Hughson has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Hughson that experience the highest levels of segregation.
RACIAL/ETHNIC DIVERSITY
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. In many areas of California, racial/ethnic segregation is primarily an interjurisdictional rather than an intra-jurisdictional phenomenon (that is, it is more apparent when comparing various jurisdictions rather than within the jurisdictions). With that in mind, the following discusses several indicators of racial/ethnic diversity at both the regional and local levels.
Regional and Local Trends
Figure 5-3 shows the predominant (most numerous) race/ethnicity living within an area. As shown, Stanislaus County is comprised of primarily White and Hispanic/Latino racial/ethnic groups, with Whites being the predominant racial/ethnic group in the eastern portion of the County and Hispanic/Latinos being the predominant racial/ethnic group in the western portion of the County. The predominance of White and/or Hispanic/Latino groups is similar to much of the Central Valley, and in particular, rural areas, which are more likely to be primarily White and Hispanic/Latino. However, Stanislaus County exhibits less racial/ethnic diversity than some of the more urban counties in the Central Valley (such as San Joaquin County), which in turn are less ethnically diverse than larger population centers such as Alameda County. This follows a pattern of the more rural areas in the Central Valley being more likely to be White and Hispanic/Latino, while more urban counties such as Sacramento, Oakland, and Los Angeles are more likely to be racially and ethnically diverse.
As shown in Figure 5-3, the predominant racial/ethnic group living in the City of Hughson is White (non-Hispanic or Latino). The eastern portion of the City has a higher strength of predominance than the rest of the City, meaning that the White racial/ethnic group is more dominant over the next most populous group in the eastern portion of the City. It should be noted that these data are available at the census tract only, not the block group level, and contain large areas outside of City limits. These data may therefore not be reliable on a granular level such as comparing neighborhoods within the City, and are supplemented by additional racial/ethnic data, as described below.
ESRI, a provider of geographic information system (GIS) software, locational intelligence, and mapping, has developed a Diversity Index, which captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity. As shown in Figure 5-4, Stanislaus County exhibits a wide range of diversity index scores, with most of the County exhibiting moderate-to-high levels of diversity. In general, areas with the highest diversity are located within and adjacent to population centers such as Keyes, Patterson, and near southwestern and southeastern Modesto. Additionally, a large portion of western Stanislaus County is identified as being higher diversity, but this area is very rural; therefore, the large size of the area is deceptive and cannot be reasonable compared to more populous areas in the County. Similarly, many of the areas of the County with lower diversity scores are located in rural areas with few residents. In general, communities in Stanislaus County with higher diversity scores are somewhat more likely to be located around more densely populated areas than they are in less developed portions of the County. A comparison of Figure 5-4 (which shows diversity index scores from 2018) to Figure 5-5 (which shows diversity index scores from 2010) shows that the County has gotten more racially/ethnically diverse as a whole over the last decade. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-99
The City of Hughson exhibits moderate-to-high diversity index scores, with the north-northwestern and central portions of Hughson (block groups 2 and 3) receiving higher diversity scores (more racially/ethnically diverse) than the eastern and southern portion of the City (block groups 1 and 4). There has been a slight increase to the diversity index scores in the northwestern portion of the City (block group 2) between 2010 and 2018, as illustrated by Figures 5-4 and 5-5. This shows that similar to the County, racial and ethnic diversity in Hughson has increased over the last decade. Hughson has similar levels of diversity when compared to other population centers in the County and generally has higher levels of diversity than more rural areas.
Table 5-3 shows racial/ethnic demographic trends over time for the City and Stanislaus County. Since 2000, the percentage of the population that identify as Asian/Pacific Islander increased in Hughson from 2.3% to 7.1%, while other racial/ethnic groups have remained relatively stable. This is similar to the County, which has seen the Asian/Pacific Islander population grow at a slightly higher rate from 0.1% to 6.2%. The percentage of Hughson residents that identify as White (non-Hispanic) residents has decreased slightly from 57.5% to 56.4% since 2000, while County saw a dramatic increase in White (non-Hispanic) residents between 2000 and 2010 (from 12.1% to 46.7%) and a slight decrease between 2010 and 2020 (from 46.7% to 40.8%). Compared to the County, Hughson has a higher proportion of White, non-Hispanic residents (56.4% in Hughson versus 40.8% in the County) and a lower proportion of Hispanic/Latino residents (35.0% in Hughson versus 46.9% in the County). Both the City and County have a relatively low proportion of other racial/ethnic groups outside White and Hispanic/Latino.
Table 5-3. Racial/Ethnic Demographic Trends
Racial/Ethnic Group 2000 2010 2020
Hughson
American Indian or Alaska Native, Non-Hispanic 1.2% 0.8% 1.1% Asian / API, Non-Hispanic 2.3% 1.6% 7.1%
Black or African American, Non-Hispanic 0.4% 0.6% 0.4%
White, Non-Hispanic 57.5% 51.6% 56.4%
Other Race or Multiple Races, Non-Hispanic 1.8% 2.1% 0.0% Hispanic or Latinx 36.9% 43.2% 35.0%
Stanislaus County
American Indian or Alaska Native, Non-Hispanic 0.4% 0.6% 0.4% Asian / API, Non-Hispanic 0.1% 5.4% 6.2%
Black or African American, Non-Hispanic 0.1% 2.5% 2.9%
White, Non-Hispanic 12.1% 46.7% 40.8%
Other Race or Multiple Races, Non-Hispanic 19.0% 2.9% 2.7% Hispanic or Latino 31.8% 41.9% 46.9%
Source: 2000 US Census; 2010 US Census; 2016-2020 ACS
Sites Inventory
The City has identified proposed sites to accommodate its RHNA at locations throughout the City. As shown in Figures 5-3 and 5-4 and in Table 5-2, proposed sites are distributed throughout the community and are not concentrated in areas of any specific racial/ethnic groups or areas of low diversity. The identified sites would provide opportunities for new housing for all income categories, not just lower-income categories, within neighborhoods of moderate-to-high diversity and would encourage further racial/ethnic integration throughout the City. For example, the area identified to accommodate the highest number of lower-income sites (block group 1, located in the eastern portion of the City) contains the second highest proportion of White (non-Hispanic) residents (68.1%). This is also the area identified to accommodate the highest number of moderate- and above moderate-income sites (block group 1). All sites are located in neighborhoods identified as having a White (non-Hispanic) concentration; however, this is also true of the entire City. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for neighborhoods concentrated by any specific racial/ethnic groups or with a higher/lower diversity index.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-100
POPULATION WITH A DISABILITY
Figure 5-6 shows regional and local trends at the census tract level related to the percent of persons with a disability.
Regional Trends
As shown in Figure 5-6, the percent of persons with a disability in Stanislaus County’s census tracts is relatively low (under 20%).
This is particularly apparent when Stanislaus County is compared to neighboring counties such as San Joaquin County and Calaveras County, which both contain at least one census tract where the persons with disabilities is between 30%-40%. There are some isolated census tracts in Stanislaus County that contain a higher percentage (between 20% and 30%) of persons with a disability near Modesto, Ceres, and Turlock. Based on the data, it appears that there are no significant patterns of segregation within the County impacting population with a disability.
Local Trends
Data for persons with disabilities are not available for Hughson at the block group level, and due to the small size of the City, persons with disabilities cannot be analyzed at the neighborhood level. As shown in Table 5-2, census tract 29.02, which includes Hughson and the surrounding area, has approximately 11.4% of persons living with a disability according to the US Census 2015- 2019 ACS. As shown in Figure 5-6, which uses 2017-2021 ACS data and has slightly different census tract boundaries than the 2015-2019 ACS, the eastern portion of the City has a slightly higher rate of disability (16.7%) than the rest of the City (8.4%).
This is likely due to the Samaritan Village development, a senior & assisted living campus located along the eastern boundary of the City. As discussed in Table 2-15 of the Housing Needs Assessment section of this Background Report, the majority of persons with disabilities in Hughson are (78.9%) seniors, which provides further evidence to account for the higher rate of disability in the eastern portion of the City.
Sites Inventory
As shown in Figure 5-6 and Table 5-2, the sites inventory distributes sites for all income levels throughout the City. As shown, the majority of lower income sites are located within the eastern and northwestern portions of the City. While the City overall has a relatively low level of persons with disabilities, the eastern portion of the City (corresponding with block group 1) has a higher proportion of seniors and persons living with disabilities, likely due to the presence of the Samaritan Village development. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities. Additionally, as the vast majority of people living with disabilities in Hughson are seniors, and seniors are likely to be on fixed-income from sources including Social Security and retirement savings, the sites inventory provides additional opportunities for lower-income seniors who prefer independent living to assisted living.
PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE Figure 5-7 shows regional and local trends at the census tract level related to the percent of the population that is 18 years and older in households and living with a spouse.
Regional Trends
As shown in Figure 5-7, the majority of census tracts in Stanislaus County contain a moderate (40% to 60%) percentage of population 18 years and over in households living with a spouse. There are also a fair number of tracts with a low-to-moderate (20% to 40%) percentage of population 18 years and over in households living with a spouse, including in and around Modesto, Ceres, and Turlock. A relatively few number of isolated tracts in the County have a moderate-to-high (60% to 80%) percentage of population 18 years and over in households living with a spouse and one tract located in Modesto has a low (less than 20%) percentage. Regionally, there appears to be a trend of population centers containing a relatively high percentage of adult households living alone (low-to-moderate percentage of population 18 years and over in households living with a spouse). This trend is particularly apparent in the cities of Stockton in San Joaquin County and Merced in Merced County. This is likely because regional population centers tend to have more dense residential development patterns and fewer rooms per unit than rural areas.
When compared to maps showing overcrowding (Figure 5-23), areas with a higher percentage of adult households living with a spouse are not more or less likely to experience overcrowding. However, regionally, areas with a higher percentage of adult 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-101
households living alone show a weak correlation with lower median incomes. This weak correlation generally holds true for Modesto and other population centers, but there appears to be little to no correlation in more rural areas. This may be due in part households in urban areas being more likely to have only a single (rather than dual) source of income, being either earlier in their career (younger) or retired, and more affordable housing being generally within denser multi-family units.
Local Trends
Within Hughson, all areas of the City have a moderate (40% to 60%) percentage of their population over the age of 18 years in households living with a spouse. This is similar to much of the area surrounding the City and the County in general. Generally, Waterford, Oakdale, Patterson, and Newman have similar percentage of population of the age of 18 years and over in households living with spouse, while Modesto, Ceres, Turlock, and Riverbank have more census tracts that have a lower (20% to 40%) percentage of their population over the age of 18 and over in households living with spouse. There is no discernable correlation within Hughson between the percentage of adults living with a spouse, overcrowding, and median income levels; however, because this is census level data, trends cannot be analyzed at the neighborhood level. Based on this analysis, it appears that there are no significant patterns of segregation impacting adults in households living with a spouse in Hughson.
Sites Inventory
As previously stated, the sites inventory distributes sites for all income levels throughout the City. Since the City has a relatively moderate percentage (40% to 60%) of its population over the age of 18 years in households living with a spouse, and because there is no discernable correlation between this and other negative outcomes such as overcrowding and lower incomes, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for adult households living with a spouse.
PERCENT OF CHILDREN IN MARRIED HOUSEHOLDS
Figure 5-8 shows regional and local trends at the census tract level related to the percent of children living in married-couple households.
Regional Trends
As shown in Figure 5-8, the percentage of children living in married-couple households varies widely by census tract within Stanislaus County and neighboring counties. The majority of census tracts in the County have a moderate-to-high percentage (between 40% to 100%) of children living in married households, although there are a few isolated census tracts that contain a low percentage (between 20% to 40%). In general, census tracts in population centers in the County such as Turlock, Ceres, and Modesto have a lower percentage of children living in married-couple households than more rural areas, although this is not true of all census tracts within these areas. Some mid-size cities such as Riverbank and Oakdale have relatively higher percentages of children living in married-couple households than the more populous cities of Turlock, Ceres, and Modesto, while Patterson, another mid-size city, exhibits areas with both higher and lower percentages.
Local Trends
Compared to other small- to mid-sized cities in the County such as Riverbank, Oakdale, Waterford, and Newman, Hughson has a relatively low percentage of children living in married-couple households. The data show that the eastern portion of the City contains a lower percentage (33%) of children living in married-couple households than the rest of the City (54.6%). This tract also corresponds to the area with a higher percentage of children in female-headed households (44.6%) than the rest of the City (28.3%), as shown in Figure 5-9. This would appear to suggest that the eastern portion of the City is more likely to contain families that require specific needs (such as access to childcare) and are potentially more vulnerable to socio-economic shocks due to their living arrangements and familial status. This conclusion is somewhat contradicted when looking at economic data that shows the eastern portion of the City corresponds to an area with higher median incomes (Figure 5-11) and is associated with positive economic outcomes (Figure 5-14); however, this area also has a higher percentage of cost-burdened renters (Figure 5-21).
Additionally, because data are not available at the census block group level and because the census tracts contain large swaths of land outside of the city limits, it is difficult to make a definitive conclusion. Nonetheless, this analysis takes a conservative approach and finds that there are minor patterns of segregation in Hughson with regards to the percentage of children living in marriedcouple households. The eastern portion of the City is slightly more likely than the rest of the City to have children living in nonmarried couple households. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-102
Sites Inventory
As shown in Figure 5-8 and Table 5-2, the sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City. The eastern portion of the City (corresponding with block group 1) is slightly more likely than the rest of the City to have children living in non-married couple households. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). The identified sites are distributed throughout areas that are well served by parks, schools, and other services for families with children. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for children living in married-couple households.
FEMALE-HEADED HOUSEHOLDS
Figure 5-9 shows regional and local trends at the census tract level related to the percent of children living in female-headed (single-mother) households.
Regional Trends
As shown in Figure 5-9, most census tracts in Stanislaus County and neighboring counties have a low-to-moderate (less than 40%) percent of children living in female-headed households. There are relatively few tracts in the County with moderate (40% to 60%) levels of children living in female-headed households and, similar to other data related to familial status, these areas are somewhat more likely to occur in population centers than in rural areas. Regionally, jurisdictions like Waterford, Ceres, Modesto, Riverbank, Turlock, and Oakdale generally have a mix, with some census tracts exhibiting low and some tracts exhibiting moderate percentages of female-headed households with no spouse or partner and with children present. Both Patterson and Newman exhibit only low (less than 20%) percentages of female-headed households within their boundary. Countywide, census tracts with higher proportions of female-headed households with no partner/spouse and with children occur more frequently in Hughson and surrounding areas Modesto and Ceres.
Local Trends
Within Hughson, the eastern portion of the City exhibits a higher percentage of children in female-headed households (44.6%) than the rest of the City (28.3%). As stated in the prior analysis, the eastern portion of the City corresponds with a lower percentage (33%) of children living in married-couple households than the rest of the City (54.6%) and has a higher percentage of costburdened renters (Figure 5-21), but also has higher median incomes (Figure 5-11) and is associated with positive economic outcomes (Figure 5-14). Although not conclusive, the data suggest that the eastern portion of the City may have specific needs such as childcare and could be more vulnerable to socio-economic shocks due to living arrangements and familial status.
Sites Inventory
The sites inventory distributes housing sites at all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City. The eastern portion of the City (corresponding with block group 1) is slightly more likely than the rest of the City to have children living in female-headed households. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). The identified sites are distributed throughout areas that are well served by parks, schools, and other services for female-headed households with children. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for children living in female-headed households.
PERSONS 65 YEARS OF AGE OR OLDER
Figure 5-10 shows regional and local trends at the census tract level related to seniors (persons 65 years of age or older) as a percentage of the total civilian noninstitutionalized population (i.e., persons 16 years of age and older who are not inmates of institutions including penal and mental facilities or homes for the aged, and who are not on active duty in the Armed Forces). 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-103
Regional Trends
As shown in Figure 5-10, most census tracts in the County and region contain a percentage of seniors that is below 20%. A number of census tracts contain a percentage of seniors below 10%, which appear to occur slightly more frequently in more urbanized areas such as Modesto, Ceres, Patterson and Riverbank in Stanislaus County and Stockton, Manteca, and Lathrop in San Joaquin County. There are also a number of tracts regionally with between 20% to 30% seniors, although these are less prevalent than tracts with fewer than 20% seniors. A small number of tracts regionally contain over 30% seniors, although none of these occur in Stanislaus County. Compared to the rest of the County, Hughson appears to have a slightly higher concentration of senior residents, although the difference does not appear to be significant.
Local Trends
As described previously in the Housing Needs Assessment section of this Background Report and shown in Table 2-13, the proportion of seniors in the City has increased over the last 20 years, with seniors currently making up approximately 14.5% of total residents in the City. Figure 5-10 shows that the eastern portion of the City exhibits a higher percentage of seniors than the rest of the City, likely due to the presence of the Samaritan Village senior and assisted living campus. As members of the community age-in-place (remain in their residence as they get older), it is possible that some areas of the City will continue to see higher proportions of their neighborhood occupied by senior residents. Safe and convenient access to goods and services is especially important for seniors, who may have mobility limitations or minimum household income. As shown in Figure 5-21, the eastern portion of the City with higher concentrations of seniors corresponds with higher cost burdens for renter households, indicating that senior households may be more likely to low income and susceptible to economic impacts. This conclusion is somewhat contradicted when looking at economic data that shows the eastern portion of the City corresponds to an area with higher median incomes (Figure 5-11) and is associated with positive economic outcomes (Figure 5-14). The eastern portion of the City also contains a higher concentration of persons with disabilities, as shown in Figure 5-6. As previously discussed, the majority of persons with disabilities in Hughson are (78.9%) seniors. These data suggest that targeted policy solutions to address potential vulnerabilities should be considered for the eastern portion of the City related to these special needs populations.
Sites Inventory
The sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City. The eastern portion of the City (corresponding with block group 1) has a higher proportion of seniors than the rest of the City, likely due to the presence of the Samaritan Village development. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for seniors. Additionally, as the vast majority of people living with disabilities in Hughson are seniors, and seniors are likely to be on fixed-income from sources including Social Security and retirement savings, the sites inventory provides additional opportunities for lower-income seniors who prefer independent living to assisted living.
MEDIAN HOUSEHOLD INCOME
Figure 5-11 shows regional and local trends at the census tract level related to median household income.
Regional Trends
As shown in Figure 5-11, census tracts within the County and neighboring counties in the Central Valley region predominantly exhibit a range of low-to-moderate (less than $120,000) median household incomes. The estimated median household income for a four-person family in the State in 2022 was $101,600, according to HCD. The estimated median household income for Stanislaus County was $80,300 in 2022. In nearby counties, San Joaquin County had a median income of $85,000. Merced County had a median income of $80,300. Tuolumne County had a median income of $84,300, and Santa Clara County had a median income of $168,500.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-104
The census tracts in the County and neighboring counties in the Central Valley region appear to be relatively evenly split between those in the lower range (less than $55,000), low-to-moderate range ($55,000 to $90,100), and moderate range ($90,110 to $120,000) of household incomes. These ranges do not appear to exhibit a discernable pattern in Stanislaus County with regards to geographic location or population (urban versus rural), although they are more likely to appear as clusters than other traits examined in this AFFH analysis. This suggests that certain areas are more or less desirable to live. A relatively small number of census tracts in north-central Stanislaus County, within the vicinity of Modesto and Riverbank, exhibit higher median incomes than the rest of the County. Regionally, median incomes tend to rise in areas closer to the Bay Area, beginning in western San Joaquin County near Tracy. Hughson has a similar composition of median incomes as Patterson and is somewhat comparable to other areas of the County, although there are no tracts within Hughson with a median income of less than $55,000. Hughson appears to have slightly higher median incomes than other most other parts of the County. This is further supported by data from the 2018-2022 ACS, which calculates the median household income in Hughson as $99,449, compared to $74,872 for Stanislaus County.
Local Trends
As shown in Figure 5-11, at the census tract level, the eastern portion of the City exhibits a higher median household income ($92,755) than the rest of the City ($87,551). Table 5-2 shows median household income at the census block group level using 2015-2019 ACS data (except for Block Group 3, which uses 2014-2018 ACS data, as 2015-2019 ACS data were not available for this block group). As shown, block groups 1 and 2, located in the eastern and northwestern portion of the City, respectively, have higher median incomes than the $79,705 median income for the census tract covering the City (tract 29.02), with a median income of $81,429 for block group 1 and a median income of $88,500 for block group 2. Block group 4, located in the southwestern portion of the City, has a slightly lower median income at $59,628; and block group 3, located in the south-central portion of the City, has a significantly lower median income at $27,847. It is important to note that due to the nature of ACS data at the census block group level, there is a significant margin of error for these data. This is particularly true of census block groups 3 and 4, which each have fewer than 400 households, compared to the more than 900 households in block groups 1 and 2. It is therefore possible that actual median incomes between the City’s neighborhoods are more equitable than the data suggest. Nonetheless, this analysis concludes that the central and southern-southwestern portions of the City have lower median incomes than the rest of the City. There does not appear to be a strong correlation between median household incomes and racial/ethnic composition in the City. As shown in Figure 5-3, the predominant racial/ethnic group in the City is White (non-Hispanic or Latino). Figure 5- 4 shows that the north-northwestern and central portions of the City (block groups 2 and 3) are more racially/ethnically diverse, but these areas also have the highest (block group 2) and lowest (block group 3) median household incomes. There is no discernable pattern between median household income and homeowner or renter overpayment rates, and block groups with lower median household incomes are not more likely to experience overcrowding. Additionally, as shown in Figure 5-14, the entire City is associated with more positive economic outcomes based on TCAC Economic Scores; refer to discussion below for more information on TCAC/HCD opportunity maps.
Sites Inventory
The sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City (block groups 1 and 2), which have the highest median household incomes in the City. While these neighborhoods 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. The south-central area of the City with the lowest median household income (block group 3) contains only five units identified for lower incomes, while including 16 moderate- and one above moderate-income units. Additionally, although the southwestern area of the City has been identified to accommodate 129 lower income RHNA units, this is only 24.5% of the total lower income RHNA. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation by household median income.
Rather, the sites inventory reflects the City’s commitment to supporting the development of affordable housing for lower income households in locations throughout the City and has identified the majority of sites in higher income neighborhoods, which are designed to promote a more balanced and integrated pattern of household incomes.
RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-105
racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-white population of 50 percent or more.
Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAPs if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
HCD has developed a different methodology to measure areas of high segregation and poverty, using a poverty concentration and racial segregation filter that aligns with HUD's R/ECAP methodology, but is intended to more effectively reflect the level of racial and ethnic diversity in many parts of California. This methodology uses a poverty threshold to identify census tracts where at least of 30 percent of the population is living below the poverty line; and calculates a location quotient to quantify concentrations of racial segregation in comparison to the County.
Figure 5-12 shows regional and local trends at the census tract level related to R/ECAPs using HCD’s methodology.
Regional Trends
As shown in Figure 5-12, there are several identified R/ECAP census tracts within the County and neighboring counties in the Central Valley region, including in Modesto and unincorporated areas adjacent to Modesto; in Turlock; and in the cities of Merced in Merced County and Stockton and Lodi in San Joaquin County. These R/ECAPs are predominantly located in or near population centers and do not occur in more rural census tracts. No R/ECAPs were identified in or adjacent to Hughson.
Local Trends
There are no identified R/ECAPs in Hughson using HCD’s metric. As stated previously, the predominant racial/ethnic group in the City is White and it appears that areas of high diversity in the City generally do not correlate with lower median household incomes.
Locally, the City has not identified any areas of the City that would be considered R/ECAPs.
Sites Inventory
As discussed, the sites inventory distributes sites for all income levels throughout the City. There are no R/ECAPs within the City and the sites inventory is not expected to alter this finding or contribute in any way. Rather, the sites inventory and Housing Plan programs were designed to encourage increased racial/ethnic diversity and housing opportunities at all income levels throughout the City.
RACIALLY/CONCENTRATED AREAS OF AFFLUENCE (RCAA)
According to HCD’s AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both poverty and affluence sides of the continuum must be examined.
The University of Minnesota Humphrey School of Public Affairs created a Racially Concentrated Areas of Affluence (RCAAs) metric to more accurately tell the story of segregation in the United States. 4 According to this metric, RCAAs are defined as census tracts where a) 80 percent or more of the population is White, and b) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). HCD has also created a version of the RCAA metric which compares census tracts in Hughson to the StanCOG region.
Figure 5-13 shows regional and local trends at the census tract level related to RCAAs using HCD’s methodology.
Regional Trends
As shown in Figure 5-14, there are several RCAA census tracts within the County and neighboring counties, including in the northeastern and eastern portion of Stanislaus County; isolated tracts in central and southern San Joaquin County; isolated tracts in central Merced County; and large swaths of Alameda and Contra Costa Counties. Unlike the R/ECAP metric, RCAAs appear 4 Goetz, E. G., Damiano, A., & Williams, R. A. 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, Volume 21(1) [pages 99–124]. Available at: https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-106
more likely to occur in rural areas in Stanislaus County and adjacent counties, although there are some RCAAs in or around more populous areas such as Stockton and Lodi. There are no RCAAs identified in or adjacent to Hughson.
Local Trends
There are no identified RCAAs in Hughson according to HCD’s metric. Additionally, as shown in Table 5-3, there are no census block groups within the City with a median household income of $125,000 and/or a population that is 80 percent or more White (non-Hispanic or Latino). As such, there is no census tract in Hughson that fit these criteria, and as such, the City has no RCAAs.
Table 5-4 shows the median household incomes of White, non-Hispanic residents in Hughson, as well as the County as a whole.
As shown, there is virtually no difference between median household incomes for White and all households within the City, and there is less variation in the City compared to the County.
Table 5-4: Median Household Incomes
Median Household Income City of Hughson Stanislaus County White Alone Households (not Hispanic
or Latino) $83,325 $68,369
All households $83,231 $62,873
% of White Alone population (not
Hispanic or Latino) 69.6% 52.2%
Source: U.S. Census Bureau, ACS 5-year estimates (2016-2020), Table S1903.
Sites Inventory
Similar to the R/ECAPs discussion above, there are no RCAAs within the City and the sites inventory is not expected to alter this finding. The sites inventory distributes sites for all income levels throughout the City and, combined with the Housing Plan programs, is expected to encourage increased racial/ethnic diversity and housing opportunities at all income levels throughout the City.
FINDINGS
The City has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. There are no patterns of isolation or segregation apparent when considering characteristics including population with disabilities, female-headed households, seniors, and households with lower median household incomes. As part of the City’s regular participation in the County AI and through implementation of programs in the Housing Plan as summarized in Table 1 of the Housing Plan, the City will continue to consider these patterns to program funding and resources to reduce patterns of isolation and segregation and increase access to housing-related and other resources in these areas in order to effect change from current conditions.
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
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, "Predominant Population (ACS 2017-2021) - Tract Level". Map date: July 16, 2024.
FIGURE 5-3. PREDOMINANT POPULATION (ACS 2017-2021) - 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
Predominant Population (ACS 2017-2021) - Tract Level
White alone
Hispanic or Latino
Black or African American alone
Asian alone
American Indian and Alaska Native alone
Two or more races
Native Hawaiian and other Pacific Islander alone
Some other race alone
Strength of predominance
0 - 13
13 - 97
97 - 100
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
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, "RaceDemographics_BlockGrp_2018." Map date: July 16, 2024.
FIGURE 5-4: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
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
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
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
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, "RaceDemographics_BlockGrp_2010." Map date: July 16, 2024.
FIGURE 5-5: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010
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
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity
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
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, "Population With a Disability (Tract) - ACS (2017-2021)." Map date: July 16, 2024.
FIGURE 5-6: POPULATION WITH A DISABILITY (TRACT) - ACS (2017-2021) 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 Population with a Disability
< 10%
10% - 20%
20% - 30%
30% - 40%
> 40%
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
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, "Percent of Population 18 Years and Over in Households Living with Spouse." Map date: July 16, 2024.
FIGURE 5-7: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE 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 Population 18 Years and Over in
Households Living with Spouse
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
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
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, "FamilyStatus_Tract_2015_19." Map date: July 16, 2024.
FIGURE 5-8: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS 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 Children in Married-Couple
Households
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
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
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, "FamilyStatus_Tract_2015_19." Map date: July 16, 2024.
FIGURE 5-9: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY CENSUS 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 Children in Married-Couple
Households
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%
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
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, "Population_With_Disability_Tract_ACS_2017_2021." Map date: July 16, 2024.
FIGURE 5-10: POPULATION 65 YEARS AND OVER / TOTAL CIVILIAN NONINSTITUTIONALIZED POPULATION 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
Population 65 years and over / Total Civilian
Noninstitutionalized Population
0% - 10%
11% - 20%
21% - 30%
31% - 40%
41% - 50%
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
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, "MedianIncome_BlockGrp_2015_19." Map date: July 16, 2024.
FIGURE 5-11: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP
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
Median Household Income in past 12 months
(inflation-adjusted dollars to last year of 5-year
range)
Less than $55,000
$55,000 - $90,100
$90,100 - $120,000
$120,000 - $175,000
Greater than $175,000
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
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
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, "COG Geography TCAC/HCD Opportunity Map - Composite Score (HCD, 2023) - Tract." Map date: July 16, 2024.
FIGURE 5-12: TCAC/HCD OPPORTUNITY MAP - HIGH SEGREGATION & POVERTY (HCD, 2023) - 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
High Segregation & Poverty Tracts
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
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
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, "Racially Concentrated Areas of Affluence (RCAA) - ACS (2015 -2019)." Map date: July 16, 2024.
FIGURE 5-13: RACIALLY CONCENTRATED AREAS OF AFFLUENCE (RCAA) - ACS (2015 -2019) 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
Racially Concentrated Areas of Affluence (RCAA)
RCAA
Not a RCAA
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-118
5. ACCESS TO OPPORTUNITIES
The Department of Housing and Community Development (HCD) together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the 2023 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.
The opportunity maps are made from composite scores of three different domains made up of a set of indicators. The Task Force analyzed three domains (Economic, Environmental, Education) to establish the resource category for each census tract or block group (rural areas such as Hughson are calculated at the block group. The Economic Domain analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each block group, while the Education Domain analyzes math/reading proficiency, high school graduation rates, and the student poverty rate. The Environmental Domain looks at the CalEnviroScreen 4.0 Pollution indicators (Exposures and Environmental Effect indicators) and processed values. Table 5-5 shows the full list of indicators.
Table 5-5: Domains and List of Indicators by Factors
Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Education Math proficiency
Reading proficiency
High school graduation rates
Student poverty rates
Environmental CalEnviroScreen 4.0 pollution indicators and values Source: California Fair Housing Task Force, Methodology for the 2023 CTCAC/HCD Opportunity Maps, January 2023.
Based on the domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. According to the Task Force’s methodology, the tool allocates the 20% of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20% to the “High Resource” designation. Each region then ends up with 40% of its total tracts as “Highest” or “High” resource. These 2 categories are intended to help State decision-makers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. The remaining tracts are then evenly divided into “Low Resources” and “Moderate Resource.” HCD’s AFFH Viewer modifies the 2023 TCAC/HCD Opportunity Area Maps to compare scores in census tracts against all other areas within the COG, rather than against TCAC-defined regions. This change was intended to better align the map with RHNA and Housing Element goals and geographies. Table 5-6 identifies the resources levels for the census tract that includes Hughson and the corresponding scores for economic, educational and environmental indicators (based on a maximum score of 1.0). It is noted that only a portion of the census tract is located within the City; the full census tract extends into the unincorporated areas of the County.
Table 5-6: Opportunity Resource Levels by Census Tract
Census Tract Resource Level Economic Score Environmental Score Education Score 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-119
29.02 High Resource 0.88 0.43 0.53
Source: California Department of Housing and Development, Affirmatively Furthering Fair Housing Data and Mapping Resources, accessed January 2, 2024.
COMPOSITE OPPORTUNITY SCORES
Figure 5-17 shows regional and local trends at the census tract level related to composite opportunity scores using HCD’s COG Geography TCAC/HCD Opportunity Map.
Regional Trends
As shown in Figure 5-17, high and highest resource areas in Stanislaus County are generally located in the north, northeastern, and southeastern portions of the County. The highest resource areas generally comprise less dense areas, although there are portions of highest resource tracts in Modesto, Turlock, Riverbank, and Oakdale. High resource tracts can be found in Turlock, Ceres, Modesto, Patterson, Riverbank, Oakdale, and Hughson. Many urbanized areas of the County include a mix of higher, moderate, and lower resource composite scores, including Turlock, Ceres, and Modesto. The southern-southeastern portion of Modesto and unincorporated areas adjacent to Modesto contain areas identified as high segregation and poverty. There is also one census tract in southwestern Turlock that is identified as high segregation and poverty.
Within neighboring San Joaquin County and Merced County, there is a similar pattern of more rural areas generally having higher opportunity scores than urban areas. In San Joaquin County, most high and higher resource areas are located in the southern portion of the county (south and east of Manteca and east of Tracy) and north of Stockton (between Stockton and Lodi). Urban areas such as Stockton, Manteca, and Tracy in San Joaquin County and Merced in Merced County contain a range of composite opportunity scores. Portions of Stockton, Lodi, and Merced contain areas of high segregation and poverty.
Hughson is located within a high resource area. To the north of Hughson is a low resource area; to the south and east are high resource areas; and to the west are moderate resource areas.
Local Trends
Hughson is located entirely within a census tract that is considered a high resource area, meaning its composite score is within the top 40% of the County.
Sites Inventory
The sites inventory distributes sites for all income levels throughout the City in an area of high resources. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in low resource opportunity areas. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable access to opportunities.
ECONOMIC OPPORTUNITY
As described above, TCAC’s economic scores are calculated based on poverty, adult education, employment, job proximity, and median home values. Figure 5-14 shows regional and local trends at the census tract level related to economic opportunity scores using HCD’s COG Geography TCAC/HCD Opportunity Map.
In addition, Figure 5-19 shows regional and local trends at the block group level related to job proximity index, which quantifies the accessibility of a given residential neighborhood as a function of its distance to job locations.
Regional Trends
As shown in Figure 5-14, higher TCAC economic scores (associated with more positive economic outcomes) are located within northern and eastern Stanislaus County. Higher economic scores (above 0.6) in the County are located both in more rural census tracts and in more populous areas including parts of Modesto, Turlock, Riverbank, Oakdale, Hughson, and Ceres. Lower economic scores (less than 0.4) are also located in both urban and rural areas of the County, including Patterson, Newman, Waterford, and parts of Modesto, Ceres, and Turlock. Generally, lower economic scores in the County are located in the central and southwestern areas of the County, as well as a band of census tracts along the northern portion of SR-132. Lower economic scores in 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-120
neighboring San Joaquin County occur generally in the central portion (near Stockton) and eastern portions. There is also a concentration of lower economic scores around the Sacramento-San Joaquin River Delta, which includes parts of the counties of Contra Costa, San Joaquin, Sacramento, and Solano. In neighboring Merced County, there are a mix of higher and lower economic scores in rural areas in the northern part of the County, with generally lower economic scores in the City of Merced.
As shown in Figure 5-19, Modesto and its surrounding areas have the highest job proximity score among all densely developed areas within the County. There are also high job proximity scores in more rural areas of the County (southern and western).
Neighboring counties follow this trend, with denser regional population centers including Stockton in San Joaquin County and Merced in Merced County having high job proximity scores, and some more rural tracts containing high job proximity scores.
The northeastern portion of Stanislaus County and western Calaveras and Tuolumne Counties generally have low job proximity scores, as does eastern Contra Costa County.
Local Trends
As shown in Figure 5-14, the entire City of Hughson is associated with more positive economic outcomes. As shown in Table 5- 6 above, the overall economic score in Hughson is 0.88 (out of a maximum score of 1.0), which is relatively high for the County.
Although not reflected on the TCAC economic scores map, higher household median incomes in Hughson are associated with the eastern and northwestern areas of the City, indicating that these may be more affluent neighborhoods than the south-central and southwestern portions of the City; refer to Table 5-2. As shown in Table 2-5, the largest industry in Hughson in 2020 was Educational, Health, and Social Services at 27.7%, followed by Retail Trade at 16.5%, and Manufacturing at 14.9%. These industry types have varying levels of requisite education and indicate that there are jobs for a mix Hughson’s residents at varied education levels.
As shown in Figure 5-19, the job proximity index is generally moderate-to-low in Hughson, indicating that most residents must commute outside the City for employment opportunities. On a scale from zero to 100 where 100 is the closest proximity to employment opportunities, the majority of the City scores between 20 to 60, which is similar to scores in other Stanislaus County jurisdictions outside of Modesto, including Oakdale, Riverbank, Waterford, Turlock, and Ceres.
Sites Inventory
Since the entire City is located within a tract with high economic outcomes, the data do not show any geographic areas or other patterns in relation to the ability of any protected or sensitive classes to obtain employment. The sites inventory distributes sites for all income levels throughout the City in an area associated with high economic outcomes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in lower economic opportunity areas. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable access to economic opportunities.
EDUCATIONAL OPPORTUNITY
As described above, TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. Figure 5-15 shows regional and local trends at the census tract level related to educational opportunity scores using HCD’s COG Geography TCAC/HCD Opportunity Map.
Regional Trends
As shown in Figure 5-14, higher TCAC educational scores (associated with more positive educational outcomes) are generally located in less densely populated areas in the northern and eastern portions of the County. Suburban areas such as Riverdale and Oakdale have some of the highest educational scores in the County, while portions of Modesto, Ceres, Turlock, and unincorporated areas around those cities have some of the lowest educational scores. Within neighboring counties, the population centers of Stockton in San Joaquin County and Merced in Merced County similarly have low educational scores, while suburban and rural areas in southern San Joaquin County and northern Merced County have higher scores. The City of Hughson and unincorporated areas to the north and west of the City have moderate (0.4-0.6) educational scores, while the rural area to the east and south of the City has high educational scores.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-121
Local Trends
The entire City of Hughson is located in an area of moderate educational scores and is associated with neither positive nor negative educational outcomes. As shown in Table 5-6 above, the overall education opportunity score in Hughson is 0.53. Across all tracts in the County, Hughson’s educational opportunity index scores are generally lower compared to some cities such as Riverbank, Oakdale, and Patterson but are generally better than Modesto, Ceres, and Turlock.
Similar to the moderate educational opportunity score across the City and the adjacent unincorporated area, there is generally moderate-to-low academic performance based on the schools of the Hughson Unified School District (HUSD). According to the California Department of Education’s California School Dashboard, in 2022 HUSD had an enrollment of 2,090 students. The ethnic/racial make-up was predominantly Hispanic and White (54.8% Hispanic, 42.2% White, 1.1% Asian, 0.5% African American,
0.5% American Indian, 0.3% Pacific Islander, and 0.3% two or more races). More than half (52.5%) of the District’s students come from socioeconomically disadvantaged backgrounds. Special needs groups include English learners (18.4% of students in the HUSD) and students with disabilities (10.6%). The English Language and Mathematics scores, as well as academic engagement metrics (graduation rate for high schools and chronic absenteeism for elementary/middle schools), for the six schools in the HUSD are shown below in Table 5-7.
Table 5-7: HUSD Schools Performance
School Names English Language Arts Mathematics Academic Engagement Dickens (Billy Joe) High (Continuation) 116.2 points below standard 177.4 points below standard 93.8% graduation rate Emilie J. Ross Middle 38.9 points below standard 106.4 points below standard 22.2% chronically absent Fox Road Elementary 10.7 points below standard 34.7 points below standard 18% chronically absent Hughson Elementary 40.9 points below standard 36.5 points below standard 26.7% chronically absent Hughson High 30.5 points above standard 89.8 points below standard 100% graduation rate Valley Community Day N/A (not reported) N/A (not reported) N/A (not reported) HUSD 22.6 points below standard 78.3 points below standard Very high chronic
absenteeism;
Very high graduation rate.
Source: California Department of Education, California School Dashboard, https://www.caschooldashboard.org/reports/50755490000000/2023, accessed January 3, 2024.
As shown above, district-wide, HUSD has low English language arts scores (22.6 points below standard) and low mathematics scores (78.3 points below standard). All schools in the district are ranked below standard in English Language Arts and in Mathematics; thus, there are no schools that have enrollment boundaries that correspond to high concentrations of protected or sensitive classes and, similarly, access to higher-performing schools does not correspond to concentrations of particular race, income, disability, age, or familial characteristics.
Sites Inventory
The data do not show any geographic areas or other patterns in relation to educational opportunity for any protected or sensitive classes. The sites inventory distributes sites for all income levels throughout the City in an area associated with moderate educational outcomes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in areas of higher or lower educational opportunity. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable access to education.
ENVIRONMENTAL OPPORTUNITY
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 4.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-122
with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment.
Figure 5-16 shows regional and local trends at the census tract level related to environmental health scores using HCD’s COG Geography TCAC/HCD Opportunity Map.
A disadvantaged community or environmental justice community (EJ Community) is identified by the California Environmental Protection Agency (CalEPA) as “areas that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation,” and may or may not have a concentration of low-income households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need. In February 2021, the California OEHHA released the fourth version of CalEnviroScreen (CalEnviroScreen 4.0), a tool that uses environmental, health, and socioeconomic indicators to map and compare community’s environmental scores. In the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above (25 percent highest score census tracts) are those that have been designated disadvantaged communities under SB 535. The condition of these EJ communities poses fair housing concerns due to disproportionate exposure to unhealthy living conditions. Figure 5-18 shows regional and local trends related to SB 535 Disadvantaged Communities (EJ Communities).
Regional Trends
As shown in Figure 5-16, there is a mix of higher and lower environmental scores throughout rural and urban portions of Stanislaus County. Generally, lower environmental scores are located within the western half of the County (with exceptions, such as in Patterson and Newman), which is comprised of large rural census tracts, as well as in some of the more populous central tracts in Modesto, Ceres, and in unincorporated County land around these areas. More positive environmental scores are located in northern and southwestern Modesto, in portions of Riverbank and Turlock, and in Oakdale, Patterson, and Newman. The City of Hughson and the areas surrounding Hughson generally have moderate-to-low environmental scores.
In neighboring counties, most of southern San Joaquin County (with the exception of Tracy), areas near the Sacramento-San Joaquin River Delta, and northwestern Merced County have low environmental scores. Similar to Stanislaus County, most of these tracts with low environmental scores appear to be large rural tracts.
There are many SB 535 Disadvantaged (EJ) Communities located in the Central Valley region, as shown on Figure 5-18. A significant portion of Stanislaus County is considered an EJ Community, particularly the central and western portions, including Oakdale, Riverbank, Modesto, Ceres, Turlock, Hughson, and Patterson. EJ Community census tracts tend to overlie census tracts with low environmental scores; however, not all tracts with low environmental scores are EJ Communities and vice versa.
Local Trends
The entire City of Hughson is located in an area of moderate environmental scores (0.4-0.6) and is associated with neither positive nor negative environmental health outcomes. As shown in Table 5-6, the overall environmental score in Hughson is 0.43, which is on the lower end of moderate. A review of predominant racial populations, neighborhood diversity, household types, median income, persons with a disability, and seniors does not indicate that these areas correspond with any concentration of these protected classes in areas with lower scores versus higher scores. Comparing the City’s environmental scores to the distribution of protected classes, there are no discernible patterns of concentration of protected classes in the City’s areas with the less positive environmental outcomes.
As shown in CalEPA’s Disadvantaged Communities Map, census tract 29.02, which covers the entire City of Hughson, is an EJ Community.5 As such, the City is specifically targeted for State investment aimed at improving public health, quality of life and economic opportunity in California’s most burdened communities.
Sites Inventory
The sites inventory distributes sites for all income levels throughout the City in an area associated with moderate environmental health outcomes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in areas associated with higher or lower environmental burden. Rather, the sites inventory 5 California Office of Environmental Health Hazard Assessment, SB 535 Disadvantaged Communities (2022 Update), https://oehha.ca.gov/calenviroscreen/sb535, accessed January 3, 2024. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-123
reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable health outcomes.
As the entire City of Hughson is considered an EJ Community under SB 535, there are no specific geographic areas or concentrations of disadvantaged communities within the City that are more likely to be burdened than any other. Based on this analysis, while the City as a whole is identified as sensitive with regards to environmental impacts, there are no discernible patterns or concentrations of protected classes in the City’s neighborhoods associated with the less positive environmental outcomes. The Housing Plan contains a number of programs aimed at improving environmental outcomes in the City; refer to the Findings section below for further details.
TRANSPORTATION
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. Access to transportation in Hughson is analyzed on both a regional and local level, as oftentimes destinations such as jobs are outside of the city limits.
Regional and Local Trends
Stanislaus Regional Transit Authority (StanRTA) provides Fixed Route and Demand Response (ADA Paratransit, Dial-A-Ride and Medivan) services throughout Stanislaus County, as well as commuter service to the Amtrak station in Modesto, ACE train station in Lathrop, Manteca and Stockton downtown transit centers, and the Dublin/Pleasanton BART station. StanRTA is the primary provider of mass transportation in the suburban, rural, and metropolitan areas of Stanislaus County. Fixed route service includes Route 61 of StanRTA, which connects the Modesto Transit Center and Hughson via Ceres, serving the Ceres Walmart Transit Hub. Stops of interest include Ceres Walmart and Hughson High School. Route 61 travels along Whitmore Avenue, through Downtown Hughson, and loops around 7th Street, Fox Road, and Euclid Avenue. Most areas in the City are located within walking distance (0.5 miles) of Route 61, except for the northwestern corner of the City, which can be up to 1.25 miles from the nearest bus stop. Therefore, the northwestern portion of the City is comparatively underserved by public transit in relation to the rest of the City.
All Transit is a data tool that measures access to transit, connectivity, and service availability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. According to All Transit, transit access is greatest in the central portion of the County, especially Modesto, Turlock, and Ceres areas. According to All Transit, the City of Hughson has a transit performance score of 1.0 compared to 5.2 in Modesto, 4.3 in Turlock, and 2.5 in Ceres. Similarly, the City of Hughson’s transit performance score is slightly lower than the Countywide transit performance score of 3.6. This indicates that there is comparatively less access to public transit in Hughson than in the County’s larger population centers.
Sites Inventory
The northwestern portion of the City, which is further from public transit than other areas of the City, is part of a census block group that is slightly more racially/ethnically diverse (46.8% non-White) than the eastern and southwestern areas of the City.
However, the northwestern portion of the City also has some of the highest median household incomes in the City, indicating residents are more likely to be able to afford a personal vehicle. The downtown area, which is the most racially/ethnically diverse block group in the City and has the lowest median household incomes, has some of the best access to transit in the City. There is no discernible connection between access to transit and areas with any predominant population by race or ethnicity, or with concentrations of seniors, persons with disabilities, or female-headed households with children. Access to transit does not appear to correspond with concentrations of any protected class.
FINDINGS
Overall, residents of Hughson tend to have fairly consistent access to opportunities. The City is small enough that there does not appear to be wide variations in access to opportunities. As shown in Table 5-6, the entire City is located in an area with a high composite opportunity score (high resource); has a more positive economic score (0.88); and moderate environmental (0.43) and education (0.53) scores. The Housing Element sites and programs have been developed to promote affordable housing opportunities and additional housing choices throughout the City in a manner that affirmatively furthers fair housing. New residential and mixed-use development in the City is envisioned to not only provide new safe residential housing units, but to encourage new employment opportunities and new commercial projects offering a variety of goods and services. Moreover, by 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-124
providing a variety of housing options within an area served by existing services, the City is fulfilling its duty to reduce vehicle miles traveled, reduce GHG emissions, and improve regional air quality, thereby working to improve access to higher levels of environmental health.
Sites to accommodate the City’s 6th Cycle RHNA, including its lower-income units, are distributed throughout the City, all within an area of high resource. These sites were simultaneously subjected to a rigorous equity analysis to ensure the selected sites promote integrated and balanced living patterns, provide a diversity of housing types in areas with access to opportunities, and assist to affirmatively further fair housing. The sites identified to accommodate the City’s RHNA at all income levels are distributed throughout the City and selected locations do not represent extremely concentrated racial or ethnic populations, persons with disabilities, female-headed households, senior households, or lower income households. In addition, the City has included Program 6 to encourage additional development of ADUs throughout the City to expand housing opportunities for all income levels and special needs groups. As well, the City has included programs in the Housing Plan specifically to address potential fair housing issues, including Program 14, Program 1, Program 9, and Program 8 in order to provide fair housing outreach and enforcement; expanded choice in housing types and locations; new opportunities in higher resource areas; place-based strategies for neighborhood improvements; and tenant-protections, including displacement protections (refer to Table 1 in the Housing Plan for a summary of the City’s implementation actions to further fair housing).
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
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, "COG Geography TCAC/HCD Opportunity Map - Economic Score (HCD, 2023) - Tract." Map date: July 16, 2024.
FIGURE 5-14: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - ECONOMIC SCORE (HCD, 2023) - TRACT 0 1 2
Miles
±
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Economic Domain Score
0 – 0.2 (Less Positive Economic Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Economic Outcomes)
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
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, "COG Geography TCAC/HCD Opportunity Map - Education Score (HCD, 2023) - Tract." Map date: July 16, 2024.
FIGURE 15: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - EDUCATION SCORE (HCD, 2023) - 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
Education Domain Score
0 – 0.2 (Less Positive Education Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Education Outcomes)
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
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, "COG Geography TCAC/HCD Opportunity Map - Environment Score (HCD, 2023) - Tract." Map date: July 16, 2024.
FIGURE 5-16: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - ENVIRONMENT SCORE (HCD, 2023) - 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
Environmental Domain Score
0 – 0.2 (Less Positive Environmental
Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Environmental
Outcomes)
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
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, "TCAC_OpportunityAreas_Tract_2021." Map date: July 16, 2024.
FIGURE 5-17: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - COMPOSITE SCORE (HCD, 2023) - 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
Composite Score
Highest Resource
High Resource
Moderate Resource
Low Resource
High Segregation & Poverty
No Data
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
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
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, "SB 535 Disadvantaged Communities (CalEnviroScreen 4.0)." Map date: July 16, 2024.
FIGURE 5-18: SB 535 DISADVANTAGED COMMUNITIES
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
SB 535 Disadvantaged Communities
(CalEnviroScreen 4.0)
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
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, "JobsProximityIndex_BlockGrp_2014_17." Map date: July 16, 2024.
FIGURE 5-19: JOB PROXIMITY INDEX BY BLOCK GROUP
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
Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)
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
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, "Risk of Displacement". Map date: July 16, 2024.
FIGURE 5-20: RISK OF DISPLACEMENT
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
Overall Displacement Risk
Low Data Quality
Lower Displacement Risk
At Risk of Displacement
1 Income Group Displacement
2 Income Groups Displacement
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-132
6. DISPROPORTIONATE HOUSING NEEDS AND DISPLACEMENT
FUTURE GROWTH NEEDS
The City’s future growth need is based on the RHNA, which allocates production of 284 very-low and 196 low-income, 122 moderate, and 279 above moderate units to the City for the 2023-2031 planning period. The sites inventory proposes affordable units to be dispersed throughout the community, to the extent feasible based on the City’s existing built-out land uses, and does not present a geographic barrier to obtaining affordable housing. In addition, the City actively promotes the opportunity for residents to develop ADUs and JADUs as a way to accommodate additional development at all income levels throughout the community. Appendix A of this Housing Element shows the City’s ability to meet its 2023-2031 RHNA need at all income levels.
This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.
EXISTING NEEDS
As described earlier in this Background Report, the City has a history of working with affordable housing developers to help facilitate the development of housing for lower-income households. The City actively works with affordable housing developers to identify and evaluate potential sites and to expand opportunities for lower-income households throughout the City.
COST BURDEN
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs. For renters, housing costs include rent paid by the tenant plus utilities. For homeowners, housing costs include mortgage payment, taxes, insurance, and utilities. Overpayment for housing indicates residents have a higher risk of displacement, as they may experience economic shocks and would no longer be able to afford their housing costs.
Figure 5-21 shows regional and local trends at the census tract level related to cost burdened renters. Figure 5-22 shows regional and local trends at the census tract level related to cost burdened homeowners.
Regional Trends
As shown in Figure 5-21, a significant portion of renters in the County and region pay more than 30% of their total gross income for housing costs. Higher rates of overpayment in the County are generally concentrated in population centers such as Modesto, Ceres, Turlock, Riverbank, and parts of Oakdale, Hughson, Newman, and Patterson. Some census tracts in and around Modesto and Ceres have a very high rate of overpayment (over 80%). More rural areas of the County generally have low-to-moderate (below 40%) rates of overpayment. The trend of population centers having higher rates of overpayment than rural areas is also generally true of neighboring counties, with the highest rates of overpayment occurring within the vicinity of Stockton, Lathrop, Manteca, and Mountain House in San Joaquin County and Merced in Merced County. The western portion of San Joaquin County generally has moderate rates of overpayment (between 40% to 60%) and is higher than the eastern portion of the county.
As shown in Figure 5-22, a significant portion of homeowners in the County and region overpay for housing, although it appears that overpayment is less prevalent for homeowners than renters. The majority of census tracts within Stanislaus County have lowto-moderate (between 20% to 40%) rates of homeowner overpayment. A mix of rural and more urban census tracts in the County have moderate (between 40% to 60%) rates of overpayment, and a few tracts in the vicinity of Ceres and Turlock have high (between 60% to 80%) rates of homeowner overpayment. The rate of homeowner overpayment appears to be higher in neighboring San Joaquin County when compared to Stanislaus County, with a greater number moderate and high overpayment rates. A large western portion rural tracts in San Joaquin County and several more populous tracts near Stockton have high and very high rates of overpayment. Merced in Merced County also contains several tracts with high levels of homeowner overpayment.
When comparing renter to homeowner overpayment (Figures 5-21 and 5-22), the census tracts with high rates of overpayment do not generally overlap. Renters tend to have higher rates of overpayment overall, and these high rates of overpayment are concentrated in population centers, while homeowners generally have lower rates of overpayment, with these higher rates occurring both in more rural and urban areas.
Local Trends
Figure 5-21 and Figure 5-22 indicate that renter households and owner households demonstrate different patterns of overpayment.
Between 60% to 80% of renter households in census tract 28.02, which covers the eastern portion of the City, pay more than 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-133
30% of its total gross income for housing. The rest of the City has a much lower renter overpayment rate (between 20% to 40%).
Similarly, all areas of the City have a homeowner overpayment rate of between 20% to 40%.
As discussed previously in the Background Report (Table 2-10), approximately 685 (27.6%) of all households in Hughson overpay for housing, which is lower than the percent of households (35.7%) in Stanislaus County that overpay for housing. The majority of lower income households (0-80% AMI) in Hughson overpay for housing, with almost two-thirds (65.7%) of lower income households overpaying (470 of the 715 lower income households). However, this is significantly less than the percentage of lower income households in the County that overpay for housing (84.4% of lower income households in the County overpay for housing). In Hughson, more than twice the number of renter households overpay for housing (460 renter households overpaying) compared to owner households (225 renter households overpaying). Similarly, in Stanislaus County, more renter households overpay for housing than owner households (35,280 renter households versus 26,815 owner households overpay in the County).
Table 5-2, which breaks overpayment rates into census block groups using 2015-2019 ACS data, provides a different picture of overpayment than Figure 5-21 and Figure 5-22, which use 2017-2021 ACS census tract level data. As shown in Table 5-2, the highest renter overpayment rate in Hughson occurs in the northwestern (76.4% renter overpayment rate) and south-central (68.3% renter overpayment rate) portions of the City (Block Groups 2 and 3, respectively). Renter overpayment rates are comparatively lower, but still significant, for the eastern (56.1% renter overpayment rate) and southwestern (34.6% renter overpayment rate) portions of the City (Block Groups 1 and 3, respectively). Again, using this data set, homeowner overpayment rates are relatively lower when compared to renter overpayment rates. For residents who own their home, the highest homeowner overpayment rate occurs in the southwestern (65.4% homeowner overpayment rate) and eastern (43.9% homeowner overpayment rate) portions of the City (Block Groups 4 and 1, respectively). Fewer than a third of homeowners in the south-central and northwestern portions of the City overpay for housing (31.7% homeowner overpayment rate for Block Group 3 and 23.6% for Block Group 2).
Taken as a whole, the data indicate that 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, and these areas should be considered to have sensitive renter populations that may be vulnerable to displacement. Conversely, the southwestern portion of the City should be considered sensitive with regards to homeowner overpayment and the eastern portion of the City should be considered moderately sensitive for homeowners.
Sites Inventory
As shown in Figures 5-21 and 5-22 and Table 5-2, the sites inventory distributes sites for all income levels throughout the City.
As shown, the majority of lower income sites are located within the eastern and northwestern portions of the City. While these census block groups 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 are considered to have sensitive renter populations. In addition, the south-central and southwestern areas of the City contain 134 lower income RHNA units, 16 moderate-, and one above moderate-income units. The construction of new housing would not directly displace any existing renters in these areas; however, redevelopment activities have the potential to increase rents in the area and indirectly displace renters. This externality would be more likely to affect the City as a whole rather than specific neighborhoods due to the City’s small geographic area. The Housing Plan contains a number of programs to address displacement risks due to overpayment at both the citywide and neighborhood level; refer to the Findings section below for further details.
The sites inventory was designed to counteract indirect impacts to sensitive groups, including renter populations vulnerable to displacement, by including a mix of RHNA sites throughout the City at all income levels. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to cost burden for renters. Similarly, while homeowner overpayment does occur in the City, rates of homeowner overpayment are lower than for renters. Similar to renters, the sites inventory is not expected to contribute to cost burden for homeowners, including in the southwestern and eastern portions of the City.
OVERCROWDING
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. Figure 5-23 shows regional and local trends at the census tract level related to overcrowding in households.
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-134
Regional Trends
As shown in Figure 5-23, there are generally very low levels of overcrowding in Stanislaus County (less than 5%); however, a number of census tracts have low (between 5% to 10%) and moderate (between 10% to 15%) levels of overcrowding. These areas with low-to-moderate overcrowding occur in population centers including Patterson, Riverbank, Waterford, Turlock, Modesto, and Ceres, as well as some rural tracts in the center, northern, eastern, and southern portions of the County. There are some census tracts with high (between 15% to 20%) and very high (over 20%) overcrowding centered in southwestern Modesto, western Ceres, and in a rural tract east of Modesto and north of Hughson. Hughson has very low levels of overcrowding. There a few census tracts with severely overcrowded households, located in the vicinity of Modesto and Ceres, Turlock, and in a large rural tract in southwestern Stanislaus County. However, severe overcrowding is otherwise very low within the County.
More populated areas in parts of San Joaquin County and Alameda appear to have higher levels of overcrowding than Stanislaus County. Within San Joaquin County, population centers near French Camp, Stockton, and Lodi have high rates of overcrowding.
Similarly, population centers near coastal Alameda County have high rates of overcrowding. Merced County appears to have similar rates of overcrowding as Stanislaus County, with the majority of the County exhibiting lower rates of overcrowding and higher rates occurring in Merced and Delhi. Severe overcrowding occurs within San Joaquin and Merced Counties both within population centers (such as Stockon) and more rural areas.
Local Trends
As discussed in the Needs Assessment of the Housing Element and shown in Figure 5-23, Hughson does not contain a significant percentage of overcrowded households. As shown in Table 2-29, a total of 1.7% of households in the City experience overcrowding (i.e., more than one person per room), which entirely comprises renters. As shown in Table 2-8 in the Housing Needs Assessment, the average household size in Hughson was 2.86 persons in 2020. The average household size was lower for renters (2.46 persons) than owner households (3.08 persons).
As shown in Table 5-2, 0.5% of the entire census tract 29.02, which includes Hughson and unincorporated land in the vicinity, experiences overcrowding. A small degree of overcrowding (0.7%) occurs in the eastern and northwestern portions of the City (Block Groups 1 and 2, respectively). The south-central and southwestern portions of the City do not experience overcrowding and no parts of the City experience severe overcrowding, according to 2015-2019 ACS Census data.
Sites Inventory
The sites inventory distributes sites for all income levels throughout the City in areas of relatively low or no overcrowding. 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 6, which promotes ADUs, JADUs, and SB 9 units) are designed to provide additional housing choices for families of all sizes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to overcrowding conditions.
SUBSTANDARD HOUSING
Regional Trends
While data are not available specifically related to substandard housing conditions at the regional level, HCD’s AFFH Viewer and knowledge of development patterns in the Central Valley region can be used to infer regional housing conditions. Modern settlement in the portion of the Central Valley surrounding Hughson generally began as small rest stops and trading posts that grew along with the extension of railways in the West in the late 19th and early 20th centuries. Settlement generally consisted of a small downtown area near the railway station surrounded by farms. In many metropolitan areas such as Stockton and Modesto, some of these historic structures still exist, generally concentrated in historic downtown areas. These areas grew around the downtown areas through the expansion of post-WWII suburban development. Suburban development exploded throughout the 1980s and until the housing market crash in the late 2000s due to the availability of cheap, developable land. This historical context is reflected in HCD’s AFFH Viewer, which shows that most city centers have a high percentage (over 60%) of housing units constructed prior to 1960, including Modesto, Ceres, and parts of Turlock, and in neighboring counties, Tracy, Stockton, and Merced. Areas outside of historic city centers generally have a higher percentage of newer development (post-1960). Other small to medium sized cities such as Riverbank, Oakdale, Patterson, Hughson, and Newman mostly consist of newer development. 2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-135
Local Trends
As discussed in the Housing Needs Assessment, the 2016-2020 ACS data indicates that 19.2% of the housing in the City is greater than 50 years old (i.e., built before 1970). Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements.