Hughson City Council
August 24, 2026

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-31
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.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-32
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
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-33
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 Home Park
2612 Charles St 27
Big Sky
2042 Tully Rd 17
Trieweiler Mobile Home Park
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-34

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-35

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-36
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-37
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-38
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 manyaffordable 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

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City of Hughson, 2023-2031 Housing Element | HBR-39
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.

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City of Hughson, 2023-2031 Housing Element | HBR-40
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

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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

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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

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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

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Table 3-3. Residential Zoning District Densities, Minimum Lot Size, and Minimum Lot Width Regulations 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 can 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 Hughson, totaling 0.85 miles in length. The Plan proposes a network of over 25 miles of bikeways that would accommodate both recreational and commuter bicyclists. 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 most 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.

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Overall, the City’s on- and off-site improvement standards are typical of most communities and do not adversely affect the provision of housing in Hughson. There is a nexus between the housing developments constructed and the on- and off-site improvements required to be installed. Housing developers have not raised concerns about on- and off-site improvement costs as a constraint to housing development. The City has seen the successful development of projects at a range of income levels that comply with the on- and off-site improvement requirements. Furthermore, the City allows deviations from these standards in certain cases due to physical constraints or where circumstances dictate special treatment, and therefore, the requirements do not represent significant constraints to the production of market rate or affordable housing as a result.

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

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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 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)

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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.

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;

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• 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.

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.

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Current City requirements for mobile homes do not comply with Government Code Section 65852.3; therefore, Program 11A 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 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 11A 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:

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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.

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 11A 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 11A 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 also 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 11A 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

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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. However, similar to other uses requiring a building permit, emergency housing would be subject to the development review process, which is a discretionary action that is either performed administratively or by the Planning Commission.

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 11A of the Housing Plan will revise the Zoning Ordinance to ensure the City’s emergency shelter parking standard requires only 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 in accordance with the requirements of Government Code Section 65583(a)(4)(A)(ii); to clarify that emergency shelters are permitted ministerially in the R-3 zoning district; 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

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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; • 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 11A 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

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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.

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 11A 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 11A 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.

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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 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 11A 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 accommodation refers 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

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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;
• 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.

Two findings related to 1) whether the reasonable accommodation request would impose an “enforcement burden” on the City, and 2) potential impact on surrounding uses, are subjective. As such, the City’s reasonable accommodation process should be revised to ensure fair access to housing consistent with the intent of the federal Fair Housing Act and the California Fair Employment and Housing Act. Program 17 will modify these findings to create a more objective standard. 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. The City has adopted by reference the 2022 Edition of the California Building Code, Volumes 1 and 2, together with Appendices Chapter G – FloodResistant Construction, Chapter H – Signs, Chapter I – Patio Covers, Chapter J – Grading, Chapter K – Central Valley Flood Protection Plan, and Chapter P – Emergency Housing, with no local amendments. Further, State Housing law provides that local building departments can authorize the use of materials and construction methods other than 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 City contracts with a third-party Code Enforcement Officer. The usual process is to conduct a field investigation by the Code Enforcement Officer 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. Wherever possible, the City works with property owners to help bring their properties into compliance.

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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.

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

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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 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.

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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 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. Completeness review is conducted within the timelines established by the Permit Streamlining Act (30 days to determine completeness after the application is submitted).

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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. Completeness review is conducted within the timelines established by the Permit Streamlining Act (30 days to determine completeness after the application is submitted or re-submitted).

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. A determination regarding CEQA review requirements is made within 30 days of the application being deemed complete; this period may be extended by 15 days with consent of the City and applicant pursuant to Public Resources Code Section 21080.2. Projects that are exempt from CEQA due to use by right provisions of the Government Code and streamlining provisions of State law (CEQA Guidelines Articles 12, 12.5, 18, and 19) are identified in this 30 day period and analysis is limited to ensuring that the project meets the criteria for the specific exemption or streamlining provision, particularly CEQA Guidelines Section 15183 where applicable. If a Negative Declaration is prepared, environmental review may take up to six months. Environmental Impact Reports (EIRs) generally take approximately 12 months (typical projects) and may take up to 18 months (complex projects such as annexations). Environmental review is conducted concurrently with review of the project, including Steps 5, 6, and 7, and is conducted within the timelines established by CEQA.

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). For ministerial projects that are exempt from noticing requirements, this step is not applied.

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.

Public hearings are conducted within the time limits established by the Permit Streamlining Act, which generally requires that a public agency shall approve or disapprove a project within 180 days of certification of an EIR, except that the timeline is reduced to 60 to 90 days from certification for certain development projects, 60 days from the adoption of the Negative Declaration, or 60 days from the City’s determination that a project is exempt from CEQA. For ministerial projects that are exempt from Public Hearing requirements, the staff report (Step 5) is considered by the decision-making authority and a decision is rendered.

The City complies with CEQA and the Permit Streamlining Act and has not had any projects that have not complied or where developers have indicated to the City that the timing is out of compliance with the provisions of CEQA and/or the Permit Streamlining Act.

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 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

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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 11A 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.

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

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• 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
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

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Table 3-8. Development Project – Planning, Building, and Environmental Fees 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.

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.

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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, 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.

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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.

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.

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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. • 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.

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• 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 Hughson, individual developers 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 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. Market demand for housing in Hughson over the past eight years has predominantly been for single-family homes, which have largely developed below maximum permitted density. These have included homes for large households with 4-6 bedrooms. However, the affordable housing project Walker Place Apartments developed at twice the permitted density on an underutilized site. Maximum densities in Hughson are not an obstacle to development as most recent projects have requested entitlements near or below permitted densities; nonetheless, the City remains open to approving affordable projects exceeding maximum density.

Under Program 4: Monitor Residential Capacity (No Net Loss), the City will track the available residential acreage and review proposals to ensure an adequate sites inventory is available to meet the 2023-2031 RHNA.

Projects have generally been moving expeditiously through the development review process from approval of entitlements to the issuance of building permits. The one anomaly in Table 3-13 is the Euclid North/Fieldstone development, which was approved at the beginning of the housing crisis in January 2007. The economic downturn paused development of the 51-unit project, but permits were eventually issued in early 2022 and construction was completed shortly thereafter.

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Table 3-13. Building Permit Timing and Densities
Project /
Address
Project
Description
Zoning/Permitted
Density Project Density Entitlement Approved
Building Permit
Issued
Approved Projects
Province Place
APNs: 018-094-
001, 018-094-039
39 single-family lots
and a common
area/park in a gated
community on 4.51
acres
R-2 Medium
Density / up to

14.0 8.64 dwelling
units per acre
(61.9% of max)
5/15/2017 Building permits were
issued from 4/30/2018
to 2/14/2020; All
permits have been
completed
Euclid South
APNs: 018-095-
001, 018-095-069
69 single-family lots
and a public park on

19.55 acres
R-1 Single Family
Residential / up to

5.0 3.53 dwelling
units per acre
(71.1% of max)
10/23/2019 Building permits were
issued from 8/28/2020
to 6/29/2021; All
permits have been
completed
Euclid North /
Fieldstone
APNs: 018-096-
001, 018-096-050
51 single-family lots
and a public park on

16.04 acres
R-1 Single Family
Residential / up to

5.0 3.2 dwelling
units per acre
(63.8% of max)
1/8/2007 Building permits were
issued from 2/01/2022
to 11/10/2022; All
permits have been
completed
Walker Place
Apartments
APN: 018-034-064
Two buildings with 10
units per building; 20
total units on 0.77
acres
R-2 Medium
Density / up to

14.0 25.97 dwelling
units per acre
(200% of max)
1/26/2019 Building permits were
issued 2/3/2021;
All permits have been
completed
2212 1st Street,
018-036-014
New 400 sq ft ADU R-3 High Density /
up to 27.0
-- 6/28/2024 Building permits were
issued 6/28/2024; All
permits have been
completed
2231 6th Street,
018-070-024
New 836 sq ft ADU
from a garage and
shop conversion
R-1 Single Family
Residential / up to

5.0 -- 7/11/2024 Building permits were
issued 7/11/24; All
permits have been
completed
Pending Projects
Parkwood 299 single-family lots
and three public parks
on 56.04 acres
R-2 Medium
Density / up to

14.0 5.34 dwelling
units per acre
(38.1% of max)
11/15/2022 Under construction;
110 permits have been
issued and 73 of those
permits have been
completed
2037 6th Street,
018-033-056
New 746 sq ft ADU R-1 Single Family
Residential / up to

5.0 -- 1/26/2025 Building permit was
issued 1/26/25;
Currently under
construction
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,

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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, 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.

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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 properties.

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
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. However, water and sewer service are currently available to all Hughson residents, as well as residential vacant land within the developed areas of the city, and therefore not deemed a constraint to housing.

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 Senate Bill 1087 (2005) as the water and wastewater providers.

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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. Furthermore, the City’s Wastewater Treatment Plant Master Plan (June 2007) anticipated a 2025 projected population of 15,074 people, whereas the City only has a current population of about 7,260 people. Therefore, Hughson has adequate sewer treatment capacity to meet the City’s RHNA.

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 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.

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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.

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

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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
Existing and future residents could be exposed to hazardous materials if new development or redevelopment were to be located on a current or historical hazardous materials site. 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 enroute to other destinations via the BNSF railroad and major arterials, such as Hatch and Geer Roads.

Currently, there is one active site location within Hughson listed in the Department of Toxic Substances Control’s EnviroStor database: Hughson Chemical Co (now Wilbur-Ellis) at 6800 E. Whitmore Ave. This site is not located at or in the vicinity of any of the sites included in the Sites Inventory.

All hazardous materials are required to be handled in accordance with federal, state, and local requirements which would limit the potential for a housing project to be exposed to hazardous emissions or an accidental release. The City’s General Plan policies include policies that ensure 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.

5. OTHER ENVIRONMENTAL CONSTRAINTS
The parcels in the Sites Inventory have been reviewed to identify any site-specific characteristics that may constrain development.

Sites with irregular shapes, such as long narrow parcels, that would not accommodate development were removed from consideration and are not included in the inventory. Similarly, sites with known restrictions or easements that would reduce development potential of the site were removed from the inventory. There are no known unique parcel-specific characteristics that would constrain development of the sites identified in the Sites Inventory.

Protected lands, including those protected by conservation easements as shown in the California Protected Areas Database (“CPAD”), California Conservation Easements Database (“CCED”), and Willamson Act Enrollment database were reviewed as part of the preparation of the Sites Inventory. None of the sites included in the inventory have known easements, including those listed in the CPAD, CCED, and the Williamson Act Enrollment database.

The sites included as Housing Opportunity Sites are not known to have environmental or physical characteristics that would constrain development of the site and result in a reduction to the capacity shown in Appendix A.

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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

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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 89 69 21 0 179
C-2 0 0 5 0 5
Subtotal 89 69 26 4 188
Inventory of Residential Sites - Underutilized
R-1 0 0 7 0 7
R-2 47 32 110 0 189
R-3 159 123 0 0 282
Subtotal 206 155 117 0 478
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 317 226 145 313 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.

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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. Also see Table 4-2 for approved densities in neighboring cities.
• 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 infill 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 roadways, 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.

Given Hughson’s rural and agricultural heritage, much of the City’s developing and growth areas include a range of uses such as existing residential, business, and/or agricultural uses. As the City grows and develops, these smaller-scale and agricultural uses are being replaced or intensified with urban uses, including single-family and multifamily development.

As part of the effort to identify sites most appropriate and likely to accommodate residential growth during the 6th Cycle, the City conducted a thorough review of potential sites and identified 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 Sites Inventory 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. Moreover, 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) and Appendix B (Analysis of Residential Sites) provide 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

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likely to redevelop during the planning period. As further detailed below, all of the nonvacant sites are consistent with the market trends and conditions, including intensification of existing uses with higher density residential development and reuse of residential and agricultural sites with single-family and multifamily residential uses, that support reuse or intensification of the uses on the site. None of the sites have known impediments, such as existing leases or contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development.

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.

Underutilized sites included in the Sites Inventory are supported by market trends and conditions, the City’s past experience with converting existing uses to higher density residential development, and current market demand for the existing use, and do not have any known conditions that would preclude development of the site with additional residential development or reduce the units projected for each site.

All underutilized sites demonstrate both physical and economic obsolescence of the existing uses (described below under the Development Trends and Economic Conditions discussion). Sites that did not meet both the physical obsolescence and economic obsolescence thresholds were removed from the inventory. Appendix B (Analysis of Residential Sites) provides data supporting the methodology to determine nonvacant sites suitable for development, including the existing uses (type of use and amount of development), existing densities, improvement values, land values, and determinations whether the site meets the conditions for physical obsolescence and economic obsolescence. This data supports the City’s finding that all sites identified in its inventory are suitable for redevelopment or intensification 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.

Strong development trends support redevelopment of sites with existing residential, agricultural, and business uses and are anticipated to support the development of all identified underutilized sites, particularly with the incentives and City’s support of residential development, notably affordable and special needs, demonstrated in Programs 1, 2, 4, 5, and 13 in the Housing Plan.

Development and economic trends in Hughson and the region are discussed below.

Development Trends and Economic Conditions
Development trends and economic conditions in the region support redevelopment or intensification of underutilized sites in line with the realistic capacity assumptions.

Regional and Local Economic Trends
The Central Valley economy is forecasted to steadily increase in upcoming years. BMO Economics reports on economic conditions for the Central Valley from 2021 through 2025 (BMO Economics, Economic Outlook – April 2024). The BMO data indicates that employment growth will continue to increase at over 1% a year, that incomes will continue to increase, and that there will be growth in housing starts from 4.5% to 8.8%. It is expected that these trends will continue to support new household growth in Hughson.

Hughson’s strong economic conditions are evident. As a rapidly developing suburban community, Hughson is helping drive growth in Stanislaus County. With a housing growth rate of 9.5% between 2010-2020, and almost 300 single-family housing units in the residential pipeline, Hughson is working to accommodate workforce growth at both the local and regional levels. The City is also driving jobs growth with new industrial developments, including the United Pavement Maintenance facility, the Jimemez Tire and Truck Repair facility and truck storage yard, and the Tully Road Industrial Subdivision.

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 [bold added for emphasis]:

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City of Hughson, 2023-2031 Housing Element | HBR-77
“California’s severe housing shortage is badly damaging our state, and we need many approaches to tackle it,” said Senator Wiener.2
“California needs more housing, and we need it now,” said Senator Skinner. 2 “For too long, California has kicked the can down the road when it came to building more housing,” said San Francisco Mayor London Breed. “The housing crisis is at the center of our state’s biggest challenges – with our children and our most vulnerable bearing the brunt of sky-high costs and a severe shortage of housing inventory. Thankfully, Governor Newsom and our legislative leaders are taking bold action to address this shortage with a smart, targeted housing package that will allow our communities to grow with inclusion and expand the dream of home ownership and housing stability to people across California.” 2
“The acute affordability crisis we are experiencing in California was decades in the making, and now we’re taking the necessary steps to fix it,” said Governor Newsom, who signed the legislation at an affordable housing development in Oakland today. “This package of smart, bipartisan legislation boosts housing production in California – more streamlining, more local accountability, more affordability, more density. These bills, plus this year’s historic budget investments in affordable housing, will directly lead to more inclusive neighborhoods across the state. Creating denser housing near jobs, parks, and schools is key to meeting our climate goals as well as our affordability goals.” 3 “Administration has advanced $800 million in new or accelerated funding to build affordable, climate-friendly housing and infrastructure… Since taking office, the Governor has prioritized tackling the housing crisis, signing major legislation to boost housing production, remove barriers to construction of accessory dwelling units and streamline state laws to maximize housing production.” Office of the Governor3
Economic and market conditions in Hughson are further addressed in Chapter 2, Housing Needs Assessment. Hughson’s RHNA is consistent with the development pattern envisioned by the 2022 Regional Transportation Plan/Sustainable Communities Strategy (2022 RTP/SCS) for Stanislaus County, which aligns with the 2023-2031 Final RHNA Plan. The 2022 RTP/SCS examined regional economic conditions related to housing needs, growth, and development patterns and identified the following in support of the growth and development envisioned for Stanislaus County, including Hughson:
• The preferred land use and transportation scenario for the County, referred to as “Neighborhood Infill,” defines a pattern of future growth for the region in established neighborhoods to transform them over time to accommodate a more diverse range of housing types.
• Stanislaus County is forecast to grow at a faster pace than the coastal urban centers over the next few decades as lower housing costs and increased job opportunities attract new residents seeking a more balanced cost of living. • By 2046, the population of Stanislaus County will reach approximately 670,000 people, a 21% increase in population over 2020. This population growth is forecasted to be accompanied by 45,000 new housing units and 48,000 more jobs. • The role of agriculture is still a key component of employment for the region, but job diversification has been increasing as the population has also diversified. Stanislaus County’s role as a source of workers for the Bay Area who live in the region has increased the need for retail jobs to support growing housing numbers. • Median home sale prices in Stanislaus County are significantly lower than prices in many other parts of California (e.g., $314,100 vs. $1,152,300 in San Francisco County).
• The county’s existing housing stock provides limited housing options – 76% consists of single-family units, 19% consists of multifamily units, and 4% consists of mobile homes. Under the preferred scenario, 81% of the new housing stock will consist of multifamily units.
• Hughson is forecasted to have a population of 10,260 residents by 2046 (37% increase from 2020). 2 Office of the Governor, Gov. Newsom Signs SB 8, Extending The Housing Crisis Act, September 16, 2021. 3 Office of the Governor, Governor Newsom Signs Legislation to Increase Affordable Housing Supply and Strengthen Accountability, Highlights Comprehensive Strategy to Tackle Housing Crisis, September 28, 2021.

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City of Hughson, 2023-2031 Housing Element | HBR-78
• The preferred scenario will result in fewer acres of new (greenfield) development, less farmland converted, and a higher residential density through infill development.

Development trends and rising housing prices in the region during the 2015-2023 Housing Element cycle 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.

Workforce Housing Demand
As described by the Brookings Institute in its article titled “Workforce housing and middle-income housing subsidies: a Primer,” affording a safe and secure home is not just a challenge for low-income families. As stated in the article, “as housing affordability increasingly creates stress on middle-income families, local governments, philanthropies, and even employers are debating new strategies to address the problem. In the past year, Facebook, Google, Microsoft, and the Chan-Zuckerburg Initiative have pledged contributions ranging from $500 million to $1 billion to help build more middle-income housing in their respective backyards (literally for Google, which is proposing to convert some of its Mountain View campus to housing).” The term “workforce housing” is most often used to indicate a program designed for households that earn too much to qualify for traditional affordable housing subsidies. This generally means targeting households earning between 60% and 120% of AMI, but can include support for lower-income households as well. Workforce housing seeks to provide an alternative housing option that is affordable to working professionals and can bring housing and jobs closer together by providing more attainable housing options near local jobs bases.

The State has recently recognized the importance of workforce housing in helping to solve California’s housing shortage. On September 28, 2021, Governor Newsom signed a package of bills to boost housing production. Included as part of this package was a focus on promoting and recognizing the importance of workforce housing. The City seeks to support this statewide effort and address local contributing factors through the development and implementation of a comprehensive General Plan update, which will improve opportunities for higher density residential development and mixed uses.

Development Trends
Recently approved and constructed projects in Hughson and the surrounding area, as identified in Table 4-2 and described below, show development trends for residential and multifamily projects occurring on underutilized sites. Regionally, development of underutilized sites provides market rate and lower income housing. It is anticipated that these trends will continue throughout the 2023-2031 Housing Element planning period, 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 support redevelopment of sites with existing residential, agricultural, and business uses and are anticipated to support the development of all underutilized sites included in the Sites Inventory. Development patterns in Hughson and the surrounding area have included redevelopment of parcels with physically obsolete uses, replacing existing lower residential densities with more intensive residential uses. This reuse of underutilized sites has resulted in built densities exceeding 20 units per acre for certain projects. Many of the sites had prior active agricultural uses on the entire site or the portion of the site that was not existing residential development.

Development trends on underutilized sites include:
• Existing uses on regional nonvacant sites include single-family and multi-unit residential, church, surface parking, light industrial, trucking operation, salvage yard, utilities, and agricultural. • Nonvacant sites throughout the region reflect a range of existing development intensities, with reported floor area ratios ranging from zero to 0.06 and densities ranging from zero to 1.3 dwelling units per acre. • Nonvacant sites are redeveloping at densities near and above maximum permitted densities, which is consistent with the realistic capacity assumptions used for the Sites Inventory.

Based on these trends, sites that have existing densities of less than one unit per acre or sites with existing agricultural operations demonstrate physical obsolescence of the existing uses and are prime candidates for redevelopment with higher intensity residential uses. Appendix B identifies the existing uses and existing density for each of the underutilized sites included in the Sites Inventory.

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City of Hughson, 2023-2031 Housing Element | HBR-79
Regional Development on Underutilized Sites
As noted above and summarized in Table 4-2, strong regional development trends are resulting in market rate and affordable housing development on underutilized sites across Stanislaus County. The projects highlighted below are included in Table 4-2 and are expanded here to further demonstrate these regional trends. • Archway Commons – Phase II (Modesto): Archway Commons Phase II is the final phase in a 150-unit combined twophase project in Modesto. The 3.17-acre development consists of nine two-story, wood-framed buildings. The Phase II unit mix includes 1-BR/1-BA, 2-BR/1-BA, and 3-BR/2-BA apartments with full kitchen for all units. All ground-level units are ADA compliant. Archway Commons provides 74 very low-income units (at or below 30% AMI) and 64 low-income units (at or below 60% AMI). Shared amenities include a community center, swimming pool, outdoor picnic area, basketball court, common room, computer learning center, management office with reception area, restrooms, maintenance room, two tot lots, and courtyard open spaces, along with a communal garden area, interconnected walkways, a patio, and play areas for children. Archway Commons aims to achieve Zero Net Energy by generating enough energy on-site through PV/solar to offset 100% of the energy used by both the common areas and residential units. The Phase I site was a large industrial yard used for equipment storage while the Phase II site is an adjoining property that was the back, vacant parcel of GateWay City Church. Site 45 in the Sites Inventory at 1519 Tully Road has similarities to Archway Commons – Phase II in that Site 45 is also an underutilized portion of church property with recent residential development taking place on an adjacent lot and the church owners having expressed interest to City staff in redeveloping the property.
• 112 James Street (Modesto): The development at 112 James Street in Modesto, known as the James Street Apartments, is a seven-unit complex serving as permanent supportive housing for people experiencing homelessness or at risk of homelessness. Part of California’s Project Homekey, the project includes four two-bedroom, two three-bedroom, and one one-bedroom apartment. The City worked with Stanislaus Equity Partners, a nonprofit community development corporation, the Stanislaus County Affordable Housing Corp. (STANCO), and County Behavioral Health and Recovery Services on the affordable housing project. This is Modesto’s second Project Homekey grant and housing development.

The property was an infill site on a publicly-owned parcel. Sites 2 and 3 in the Sites Inventory are similar to this site as they are both infill properties in an established residential neighborhood. • Dhillon Villas (Ceres): Dhillon Villas is part of a horizontal mixed-use project in the neighboring city of Ceres. The residential component includes a 145-unit, high-density apartment complex behind a retail commercial development.

The 9.7-acre project site is a large mostly vacant parcel opposite the Ceres Post Office on Mitchell Road. The existing uses consisted of a single-family residence, metal warehouse, and trucking operation. The Dhillon Villas development is most similar to Site 5 which is periodically used for the storage of tractor trailers. • Avena Bella – Phase II (Turlock): Avena Bella I and II is a two-phase affordable family housing community in the City of Turlock. Avena Bella provides two- and three-bedroom apartments across a combined 6.5-acre walkable campus. Phase I featured 80 garden-style homes on a 4.3-acre site. The LEED Platinum-certified Phase I provides various amenities including green space, a community center, swimming pool, computer lab, and youth-focused after-school programming. Phase II added 61 family apartments on the adjacent 2.2-acre site across two buildings – one two-story walk-up and a three-story elevator-served building. Phase II offers additional indoor community spaces, a tot lot, laundry rooms, enclosed bicycle storage, and outdoor areas for barbecuing and recreation. Residents of both phases have shared access to all community amenities. Avena Bella I and II form a vibrant, family-centered neighborhood designed to foster connection, stability, and opportunity. The development is professionally managed by EAH Housing. The sites for Phase I and II were both large infill properties adjacent to SR 99. The Avena Bella parcels have similarities to Sites 31, 35, 38, and 42 on the east side of Hughson in that the sites are comparable in size, significantly underutilized, and available for higher density residential development.

Sites with an Existing Residential Use
Based on recent trends, the ratio of the built number of units to existing units generally ranges from 5.5 to 1 (5.5:1) to 299 to 1 (299:1), with a median ratio of 23.5 to 1. The sites included in the Inventory of Residential Sites are generally consistent with the typical ratios, with three sites at the lower end of the ratio that are anticipated to accommodate 7 to 10 units per existing unit (7:1 to 10:1) being similar to the lower end of the regional trends ratio with included sites accommodating 5.5 and 10 units per existing unit (5.5:1 to 10:1). As shown in Appendix B, all underutilized sites that are identified to accommodate the 6th Cycle are within the

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City of Hughson, 2023-2031 Housing Element | HBR-80
range of built units to existing units demonstrated by the trends in Table 4-2. In addition, development in the City and regionally demonstrates recent trends and developer interest in increasing density through infill and second units. For instance, in Denair (unincorporated), the WPD Homes project is approved to replace a single family home on a 0.77-acre site with 10 units. ADUs have been on the rise in the region, demonstrating interest in intensifying existing residential uses with additional units, with ADUs increasing from 14 permitted ADUs in 2020 to 64 permitted in 2023 and 74 permitted in 2024 in Stanislaus County, from 0 permitted ADUs in 2015-2020 up to 2 permitted in 2023 and 5 permitted in 2024 in Waterford, from 0 permitted ADUs in 2015- 2020 up to 5 permitted in 2023 and 8 permitted in 2024 in Riverbank, and from 2 total ADUs permitted from 2015-2020 in Oakdale up to 2 permitted in 2022 to 4 permitted in 2024.

Agricultural Uses
The San Joaquin Valley region has primarily experienced redevelopment of previously vacant sites and on parcels that have required the conversion of agricultural uses to residential development. Examples of recent projects in the region that converted sites from agricultural uses to residential uses are listed on Table 4-2 and show trends of developing agricultural uses with residential uses and support the inclusion of agricultural sites designated for residential units in the Inventory of Residential Sites.

As identified in Appendix B, there are five agricultural parcels included in the Inventory of Residential sites, composed of three parcels that are undeveloped and anticipated to accommodate from 63 to 66 units apiece and two parcels with a single family unit that are anticipated to accommodate 53 and 87 units. These sites are not under a Williamson Act contract, are designated for residential development, and there are no conditions that would impede residential development. Existing uses can be easily ceased, and it is easy to clear the land and repurpose it for development. Unlike agricultural processing or dairy uses, existing operations do not typically require extensive infrastructure or investment. These sites are located in a prime location for residential development and are adjacent to existing residential uses. These sites are similar to existing operations on recently developed agricultural uses, in Hughson and the region, and do not impede additional development.

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City of Hughson, 2023-2031 Housing Element | HBR-81
Table 4-2. Regional Development Trends
Project Zoning/
Existing Use
Existing
Units
Existing
Density (du/ac)
/ Intensity
(FAR)
Max Density
(du/ac)
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Built Units:

Existing Units
(ratio)
Percent
Yield Affordability
Hughson
Orchards and Heritage at
Parkwood
Zoning: Combination of R1, R-2, C-2
Existing Use: Agricultural
(orchard), woodlot, single
family residence
1 0 5 (R-1), 14
(R-2)

56.04 299 5.3 299:1 N/A Market Rate
Walker Apartments Zoning: R-2
Existing Use: Vacant (infill)
0 0 14 0.77 20 26.0 NA 186% Very LowIncome
Euclid South Zoning: R-1
Existing Use: Single family
residence, agricultural
(orchard)
1 0.05 du/ac 5 19.55 69 4.4 69:1 88% Market Rate
Euclid North/Fieldstone Zoning: R-1
Existing Use: Agricultural
(orchard)
0 0 5 16.04 50 3.9 NA 78% Market Rate
Modesto
Archway Commons
Phase I
Zoning: Planned
Development
Existing Use: Light
industrial
0 0.03 FAR 29 4.5 76 16.9 NA 58% Low and Very
Low-Income
Archway Commons
Phase II
Zoning: Planned
Development
Existing Use: Church
0 0.06 FAR 29 3.17 74 23.3 NA 80% Low and Very
Low-Income
3600 Dale Road Zoning: Planned
Development
Existing Use: Vacant
0 0 29 1.7 44 25.6 NA 88% N/A
112 James Street Zoning: R-3 0 0 29 0.3 7 25.6 NA 88% Extremely Low-Income

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City of Hughson, 2023-2031 Housing Element | HBR-82
Table 4-2. Regional Development Trends
Project Zoning/
Existing Use
Existing
Units
Existing
Density (du/ac)
/ Intensity
(FAR)
Max Density
(du/ac)
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Built Units:

Existing Units
(ratio)
Percent
Yield Affordability
Existing Use: Publiclyowned facility (storage
yard)
Ceres
Moffett Apartments Zoning: R-3
Existing Use: Vacant
0 0 30 1.2 28 23.4 NA 78% Market Rate
Dhillon Villas Zoning: MX-1
Existing Use: Single family
residence, trucking
operation
1 0.16 du/ac 25 6.29 145 23.1 145:1 92% 20% LowIncome
Cherry Hollow Zoning: P-C 62
Existing Use: Single family
residence
1 0.58 du/ac 12 1.74 20 (7
duplexes,
1 4-plex,
2 single
family)

10.7 20:1 89% Market Rate
Tuscany Village Zoning: P-C 56
Existing Use: Two single
family residences (1st
phase); partially complete
residential development
(2nd phase)
2 0.56 du/ac 12 3.55 40 11.5 20:1 96% 50% Very LowIncome; 50% ModerateIncome
Turlock
Avena Bella
Phase II
Zoning: Planned
Development
Existing Use: Vacant
0 0 30 2.2 61 27.7 NA 92% Low, Very Low
and Extremely
Low-Income
Oakdale
East F Street Multifamily
Project
Zoning: Planned
Development
Existing Use: Single family
residence
1 0.42
du/ac
14 2.4 48 20.0 48:1 143% Market Rate

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City of Hughson, 2023-2031 Housing Element | HBR-83
Table 4-2. Regional Development Trends
Project Zoning/
Existing Use
Existing
Units
Existing
Density (du/ac)
/ Intensity
(FAR)
Max Density
(du/ac)
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Built Units:

Existing Units
(ratio)
Percent
Yield Affordability
Villas at Tesoro Zoning: Specific Plan (SP)
– 3
Existing Use: Agricultural
(orchard)
0 0 15 11.07 156 14.1 NA 94% Market Rate
Saddlewood Zoning: Specific Plan (SP)
– GC-3
Existing Use: Salvage yard
0 0.002 FAR N/A 20.09 145 7.2 NA 100% Market Rate
Unincorporated Stanislaus County
WPD Homes Duplexes Zoning: Planned
Development
Existing Use: Single family
residence
1 1.3 du/ac 14 0.77 10 13.0 10:1 92% Market Rate
Keyes 19 North Zoning: R-1 US
Existing Use: Two single
family residences
2 0.16 du/ac 8 12.9 64 5.0 32:1 63% Market Rate
Keyes 19 South Zoning: R-1 US
Existing Use: Single family
residence
1 0.14 du/ac 8 7.0 27 3.9 27:1 49% Market Rate
Elmwood Estates Zoning: Planned
Development
Existing Use: Single family
residence
1 0.21 du/ac 5 4.82 17 3.5 17:1 70% Market Rate
Gold Star Investments Zoning: R-1 US
Existing Use: Two single
family residences
2 0.21 du/ac 8 9.54 28 2.9 14:1 36% Market Rate
Isaaco Estates Zoning: R-A
Existing Use: Two single
family residences
2 0.65 du/ac 5 3.10 11 3.6 5.5:1 72% Market Rate

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City of Hughson, 2023-2031 Housing Element | HBR-84
Table 4-2. Regional Development Trends
Project Zoning/
Existing Use
Existing
Units
Existing
Density (du/ac)
/ Intensity
(FAR)
Max Density
(du/ac)
Site
Acreage
Total
Units
Achieved
Density
(du/ac)
Built Units:

Existing Units
(ratio)
Percent
Yield Affordability
Nonvacant/Underutilized
Sites Summary
Range of Existing Uses:

Single family residence: 7
Multiple single family
residences: 4
Industrial Use:

Light industrial, trucking
operation, salvage yard
Range:
0-2 units
Range:
0-1.3 du/ac;
0-0.06 FAR
Range:
5-30 du/ac
Range:

0.3-56.04
acres
Range:
11-299
units
Range:

2.9-27.7
du/ac
Range:

5.5:1 to
299:1
Range:
36-186%
Range:

Extremely Low,
Very Low, Low,
Moderate, and
Market Rate
Sources: City of Modesto, 2024; City of Ceres, 2025; City of Turlock 2024; City of Oakdale, 2025; Stanislaus County, 2023.

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City of Hughson, 2023-2031 Housing Element | HBR-85
Site Criteria for Redevelopment/Intensification of Nonvacant Sites The criteria used to determine the feasibility of nonvacant sites is based on economic and market conditions and regional trends, including development trends, as described above. The methodology used to select sites considered a variety of factors related to the potential of a site to redevelop or intensify uses during the planning period, including:
• Site ownership
• Property owner interest
• Existing uses, including age of structure, development intensity/utilization of the site, and value of improvements relative to land value, and known restrictions associated with existing uses • Access to existing or planned infrastructure
Sites that meet Criteria 1 or at least four of the seven criteria, as defined below, are determined to be likely to redevelop during the planning period. All nonvacant sites included as Inventory Sites have been reviewed for consistency with the criteria (see Appendix B for a determination of each site’s consistency with the individual criteria). Local data and industry knowledge, including input from property owners and developers, informed the site selection criteria which was discussed in detail during the site selection process, including study sessions with the Planning Commission and City Council to review the Draft Housing Element, including potential nonvacant sites, as well as public input provided as part of the discussions on the General Plan Update and potential land use map changes. This input and local and regional trends support the criteria used to determine the viability of an underutilized site for reuse. These factors were considered for each site, as identified in Appendix B.

Criteria 1 – Site Ownership/Interest in Development
Development of sites owned by the City, schools and school districts, and religious institutions at the income levels identified in the Sites Inventory will be actively solicited during the planning period. Such sites with existing uses have been reviewed for their development potential and have the capacity for additional uses in underdeveloped portions of the site or for redevelopment of uses in need of rehabilitation or improvement with residential only development.

Further, sites with property owners that are interested in development are also anticipated to be more likely to be redeveloped or sold and redeveloped during the planning period.

Site 45 (1519 Tully Rd) is a religious institution parcel with an associated small school on the site that has realistic development potential and is suitable to count towards the City’s lower income RHNA due to the passage of Senate Bill 4 (SB 4). SB 4, also known as the Affordable Housing on Faith and Higher Education Lands Act (2023), introduced a streamlined approval process for housing development projects on lands owned by religious institutions or higher education institutions. The bill established specific criteria and requirements allowing for the development of housing units for lower income households, as defined by Section 50079.5 of the Health and Safety Code. Up to 20 percent of the total units in the development may be for moderateincome households, as defined in Section 50053 of the Health and Safety Code. Additionally, SB 4 stipulates that the development project shall be allowed by right at a density deemed appropriate to accommodate housing for lower income households identified in Government Code Section 65583.2(c)(3)(B) and a height of one story above the maximum height otherwise applicable to the parcel. If greater residential density or building heights are allowed on an adjacent parcel, the greater density or building height shall apply.

Government Code Section 65583.2(c)(3)(B) allows local governments to utilize default density standards that are “deemed appropriate to accommodate housing for lower income households.” In Hughson, the default density is 20 dwelling units per acre.

Additionally, SB 4 projects are eligible for a density bonus, incentives, concessions, waivers, or reductions of development standards and parking ratios, pursuant to Government Code Section 65915. Furthermore, pursuant to SB 4, the development of religious institution or higher education institution sites with affordable housing does not require a conditional use permit, planned unit development permit, or other discretionary local government review; therefore, no rezoning is required.

Criteria 2-6 – 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

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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 existing use factors assisted in focusing on sites with potential for redevelopment or intensification:
• Criteria 2 – Existing Use: No Structures: When there are no existing structures, development is more likely. • Criteria 3 – 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. Citywide, the development ratio (built square feet to total parcel size) ranges from 0 (no development) to 3.45. The mean development ratio is 0.22. Sites with development ratios that are within the range of 0 to 0.22 or sites where at least 0.5 acre of the site has no structures (e.g., a portion of the site is vacant, a parking lot, landscaped, etc.) are considered candidates for redevelopment. The Dhillon Villas project in Ceres identified in Table 4-2 is a prime example where a property with a density of only 0.16 dwelling units per acre was redeveloped at 23.1 du/ac for a percentage yield of 92% of max. density. • Criteria 4 – 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. The underutilized sites in the Sites Inventory have buildings that are predominantly older than 50 years or will surpass 50 years during the planning period. • Criteria 5 – Improvement-to-Land Value: An assessed improvement-to-land value (I/L) ratio less than 1.0 indicates that the value of the improvements (e.g., buildings, facilities) on a 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. Higher improvement-to-land value ratios are also seen in regional development of nonvacant sites, which may reflect existing maintenance needs of higher value buildings or that the potential for value with redevelopment warrants redeveloping sites with I/L ratios higher than 1.0. Sites with I/L ratios of 0 to 2.0 are considered suitable for redevelopment. These underutilized parcels represent opportunities for property owners and developers to invest in improvements that increase the overall value of the property. The regional examples presented in Table 4-2 show that sites with low floor area ratios (FAR) or low existing densities, reflecting low I/L ratios, are prime candidates for redevelopment. • Criteria 6 – Property Restrictions: Property restrictions such as easements or Williamson Act contracts can limit or prevent development on a property and therefore reduce the development potential of a site or prohibit urban development for a specified period (e.g., minimum 10-year term for a Williamson Act contract). No known restrictions exist for any site in the Sites Inventory.

Criteria 7 – Access to Existing or Planned Infrastructure Sites were assessed to ensure sufficient water, sewer, and dry utilities are available and accessible to the site in time to make housing development realistic during the planning period. Dry utilities include, at minimum, a reliable energy source that supports full functionality of the home and also include access to natural gas, telephone and/or cellular service, cable or satellite television systems, and internet or Wi-Fi service.

Sites Supported by Development Trends and Criteria
The candidate sites in the Sites Inventory show an alignment between the site criteria, as applied in the sites analysis (Appendix B), and the actual pre-redevelopment conditions of nonvacant sites that have redeveloped regionally during the 5th Housing Element Cycle and current cycle, including projects summarized in Table 4-2. Of the regionally redeveloped sites with available pre-redevelopment data, all reflected meeting components of the site criteria factors, particularly lower development intensities, aging structures, low improvement-to-land value ratios, and access to infrastructure. This pattern validates the selection of these site criteria and the sites identified in Appendix B as reliable predictors of nonvacant site redevelopment in Hughson.

Incentives for Residential Development of Underutilized Sites The Housing Plan identifies incentives for residential development and significant incentives to promote affordable and special needs housing. 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,

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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.

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.

5. OPPORTUNITY SITES TO BE REZONED
A rezone program has been included in the Housing Element (Program 11B) to fulfill the requirements of Government Code Section 65583.2(i). The rezone will allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households for: 1) lower income sites that are vacant and have been included in the Sites Inventory from two or more consecutive planning periods; and 2) lower income sites that are underutilized and have been included in the Sites Inventory from a prior planning period.

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

ESTER MARIE AVE

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
BU
R
LWO
OD S
T

BRAVO CT

CHARLES
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 RAN
CH RD

VARNI WAY

PINE ST

AMBER PL

PRELUDE LN
2ND ST

METCALF WAY WESTWIND DR PORTIA WAY

FALCON CT
1ST ST

PALMER CT
GOR

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
ORCH
ARD
LN

FINALE LN

GRAYBARK LN FODERMAIER DR

BRAMBLE LN

WHITE BIRCH DR

SUGAR MAPLE WAY

SAN GABRIEL DR

PALERMO DR

ROEDING RD
1 23
13 14
12 31
32 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 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.
1A
29A
30A

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

ESTER MARIE AVE

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
OD S
T

BRAVO CT

CHARLES
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 RAN
CH RD

VARNI WAY

PINE ST

AMBER PL

PRELUDE LN
2ND ST

METCALF WAY WESTWIND DR PORTIA WAY

FALCON CT
1ST ST

PALMER CT
GOR

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
ORCH
ARD
LN

FINALE LN

GRAYBARK LN FODERMAIER DR

BRAMBLE LN

WHITE BIRCH DR

SUGAR MAPLE WAY

SAN GABRIEL DR

PALERMO DR

ROEDING RD
1 23
13 14
12 31
32 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 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.
1A
30A
29A

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-90
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 Stanislaus County by the Community 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-91
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-92
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-93
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 4-3.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-94
Table 4-3. 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-95
Table 4-3. 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-96
Table 4-3. 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

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Table 4-3. 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

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Table 4-3. 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

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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:

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• 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, then again for two 7-day review periods while comments from HCD were addressed. During the public review periods, the community and stakeholders were invited to comment on the Draft Housing Element. The City received comments from four individuals (see Appendix D). Public comment topics included housing growth, individuals with intellectual and/or developmental disabilities, local zoning control, infrastructure capacity, and HCD enforcement/penalties. A number of comments expressed concern about unsustainable growth in the city and required explaining the process of evaluating sites for the Sites Inventory, the City’s efforts to further fair housing across the community, and how Hughson plays a role in the Regional Housing Needs Allocation process.

However, one set of comments from Valley Mountain Regional Center helped to correct information in the draft document and provided helpful input on the housing needs and challenges faced by the developmental disability community.

PUBLIC HEARINGS
Planning Commission and City Council meetings were held on August 18, 2026 and August 24, 2026, 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

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5. STAKEHOLDER INPUT
The City received input from the Valley Mountain Regional Center (VMRC) specific to persons with intellectual and/or developmental disabilities and their affordable and low-income housing needs. VMRC’s input helped to clarify and correct some of the AFFH analysis under certain topical areas. Perhaps more importantly, the City now has a direct contact with this service provider which will be beneficial for the implementation of the housing programs.

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.

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
Local knowledge of housing issues was developed through input from City residents and stakeholders through the community outreach process (see issues discussed above), as well as local and regional sources of information that highlight housing needs of Hughson, Stanislaus County, and the San Joaquin Valley.

Due to limited available knowledge and local/regional data related to fair housing issues, this chapter augments input from City staff and local service providers with information on conditions and trends from the City’s annual budgets, including capital projects information, U.S. Census, HCD’s AFFH Data Viewer, the California School Dashboard, the Stanislaus County Fiscal Year 2020- 2025 Regional Analysis of Impediments to Fair Housing Choice (AI), and the Housing Report for the San Joaquin Valley. This

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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. As part of the preparation of this section, the City requested input from City department/division heads, including Administrative, Planning, Public Works, Police, and Parks and Recreation, and community service providers and stakeholders to help identify factors that have contributed to fair housing conditions in the city, and City staff and the consultant team reviewed documentation addressing the City’s investments in the community.

Staff Knowledge
City staff reported that they were not aware of any infrastructure or community investment conditions or trends, land use development patterns, or other fair housing issues affecting Hughson. There is limited local data associated with trends that influence fair housing factors. Local knowledge of historic conditions and City investments are briefly described below. Where local information is available for a specific topic, such as school performance or community investment patterns, data related to demographic and socioeconomic conditions is included in the relevant discussion in this chapter.

Local Community Planning
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.4 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 his land for settlement and the Township was established in 1907. Hughson remained a township until December 9, 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.

Increasingly after the first World War, following the U.S. Supreme Court ban on outright racial zoning, local governments implemented other forms of zoning that functioned in an exclusionary manner toward lower income persons, including low-income people of color. Through residential zoning that mandates larger parcel sizes for single-family homes, typically unaffordable to people of color, wealthier households established and maintained mostly white neighborhoods in various areas throughout California. In Hughson, this resulted in the City’s three mobile home parks, while located in three separate block groups (2, 3, and 4), all being located close to the central core area of the City. Similarly, subsidized and public housing opportunities are located primarily in block group 3 and the southern portion of block group 2, as shown in Figure 5-2. However, the City did not designate all residential lands for single-family development, designating a large area on the eastern edge of the City (adjacent to singlefamily subdivisions) for multifamily housing, resulting in the Samaritan Village development which serves seniors and persons with a disability.

In Hughson, the City is updating its General Plan to encourage a variety of housing types and has included smaller lot singlefamily and multifamily housing opportunities in its existing and planned growth pattern, including in newly developing areas. The City’s Inventory of Residential Sites, described in greater detail in Chapter 4, underscores the City’s commitment to a variety of housing types, with a majority of vacant and underutilized sites that accommodate primarily medium and high-density residential development.

The City’s General Plan and zoning support a variety of residential uses. Residential uses within the city are primarily comprised of low-density single-family housing, as is typical for small rural communities. Hughson’s R-2 and R-3 zoning districts support a diversity of higher density residential uses, including small-lot single-family residential units, duplexes, 4-plexes, 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), including the new 20-unit Walker Apartments development providing supportive housing. The City’s most recent residential subdivision, Orchards at Parkwood, is being developed as a medium density residential subdivision, providing 4 Native Land Digital, Native Land Digital, https://native-land.ca/, accessed October 30, 2023.

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smaller home sizes (1,398 to 2,161 square feet with three plans that are 1,600 square feet or less) and smaller lot sizes, resulting in lower entry-level new home sales prices and increasing access to single-family home opportunities. 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 and assisted living campus, located along the eastern boundary of the city. Mobile home parks in the city include Big Sky Mobile Home Park, located 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.

As a suburban community, the trends in demand for detached, single-family homes in Hughson will remain strong during the planning period. This is evident from the Orchards and Heritage at Parkwood subdivision which has 299 single-family homes in the City’s pipeline. While there are few remaining large vacant sites in the city zoned for single-family housing, the infill and underutilized sites identified for multifamily housing are consistent with StanCOG’s 2022 RTP/SCS, which forecasts a “Neighborhood Infill” pattern of future growth for the region in established neighborhoods to transform them over time to accommodate a more diverse range of housing types.

As discussed under Integration and Segregation below and shown in the various AFFH figures, Hughson does not have any concentrations of lower income households or low/moderate overall resource areas. However, there are higher proportions of seniors and persons with a disability on the City’s east side (block group 1), which corresponds with the location of a senior housing development (Samaritan Village) that provides for a continuum of care for seniors and persons with a disability ranging from independent living to skilled nursing to memory care.

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 development and 28 Public Housing buildings in Hughson.

Community Investments
Per AB 1600 (Mitigation Fee Act) the City collects development impact fees to make certain that public infrastructure needed for growth – namely water, wastewater, storm drainage, and transportation facilities – is adequate as the city grows and develops in accordance with the General Plan. Development impact fees are collected to ensure that infrastructure is constructed in a timely manner and financed in a way that equitably divides financial responsibility in proportion to the demands placed on new facilities.

To ensure that the fees do not place an undue burden on developers, the methodology uses a model wherein the City assumes some responsibility for funding and constructing most major facilities, and which allows developers to pay their proportionate share to reimburse the City for the cost to finance and construct the infrastructure. In some cases, the City requires developers to install the infrastructure and reimburses the developers through development agreements and/or reimbursement agreements.

The City includes its Capital Projects in its annual budget, guaranteeing that infrastructure improvement needs and associated investments are considered annually. A review of community investments from 2018 through 2025 indicates that the City has distributed investments throughout the community, including investments in older areas and areas with a higher concentration of seniors and persons with a disability, as well as areas with lower median incomes. Hughson does not have areas of reduced opportunity, with economic, education, and environment scores as well as total opportunity scores consistent across the community (see Composite Opportunity Scores discussion below). A summary of Hughson’s community investments through CDBG funds, the Capital Projects Fund, other City discretionary funds, and outside agency funds (Measure L, Stanislaus Regional Transit Authority) is provided in Table 5-1, followed by a discussion of these local and regional investments and their relationship to fair housing factors.

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Table 5-1. Community Investment by Type and Location
Location Investment AFFH Condition
Citywide Opportunity Stanislaus: Scholarships for Hughson youth to attend VOLT Institute and receive vocational training Education / Economic Citywide
Incubation Center/Anne: Incentivize business opportunities, promote small businesses, assist businesses with moving from Incubation to Downtown
Economic
Citywide Water: Two municipal water wells, one million gallon water tank, and arsenic treatment; TCP Treatment Facility Environmental Citywide
Street maintenance: Continuous, citywide improvements (complete 1/5 to 1/4 of City annually, with goal to maintain all streets every four years)
Transportation;
Bicycle/Pedestrian; Accessibility
Citywide Civic Center Improvements Economic/Place-making Outside of City Extension of City water to connect Geer Road (Cobles Corner and Country Villa) which suffered from substandard water Environmental

29.02 / Block Group 1 Stanislaus Regional Transit Authority (StanRTA) bus stop/shelter improvements (funded by StanRTA) Transportation/Public Transit

29.02 / Block Group 1 Road Improvements - Euclid Ave

29.02 / Block Group 1 Hughson Avenue (high school) - road improvements, complete streets Transportation/Education

29.02 / Block Group 1 Euclid Playground improvements

29.02 / Block Group 1 Euclide Ave Improvements: Complete Streets (Hatch to Whitmore) Transportation; Bike/Pedestrian; Accessibility

29.02 / Block Group 1 2025 Ramp Improvement Project (73 new ADA ramps) (FY 25/26) Pedestrian/Bicycle

29.02 / Block Group 2 Stanislaus Regional Transit Authority (StanRTA) bus stop/shelter improvements (funded by StanRTA) Transportation/Public Transit

29.02 / Block Group 2 Second Street (Fox to Walker): Curb, gutter, sidewalk infill, and ADA improvements Pedestrian/Bicycle/Accessibility

29.02 / Block Group 2 Walker Road (Tully to Second): Curb, gutter, sidewalk infill, and ADA improvements Pedestrian/Bicycle/Accessibility

29.02 / Block Group 2 Road Improvements - Santa Fe Ave Transportation

29.02 / Block Group 2 Tully Road (Fox Road to Santa Fe) Transportation

29.02 / Block Group 2 Starn Park improvements (shade, painting) Recreation

29.02 / Block Group 2 2025 Ramp Improvement Project (73 new ADA ramps) (FY 25/26) Pedestrian/Bicycle

29.02 / Block Group 3 Stanislaus Regional Transit Authority (StanRTA) bus stop/shelter improvements (funded by StanRTA) Transportation/Public Transit

29.02 / Block Group 3
Revitalize Hughson: Downtown street improvements, crosswalk/bike racks, signage, lighting, ADA improvements, and beautification (wall murals and art) (2023-2025)
Pedestrian/Bicycle; Place-making;
Economic

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Table 5-1. Community Investment by Type and Location
Location Investment AFFH Condition

29.02 / Block Group 3 Second Street (Santa Fe to Locust): Curg, gutter, sidewalk infill, and ADA improvements

29.02 / Block Group 3 Installation of a restroom/concession stand and ADA pathways at Lebright Fields (FY 25/26) Road Maintenance, Accessibility

29.02 / Block Group 3 Parking and lighting improvements at Lebright Fields (FY 25/26) Road Maintenance, Accessibility

29.02 / Block Group 3 Road Improvements - Santa Fe Ave Transportation

29.02 / Block Group 3 Locust Street Widening Transportation

29.02 / Block Group 3 Tully Road (Santa Fe to Whitmore) Transportation

29.02 / Block Group 3 Tully Road (Fox Road to Santa Fe) Transportation

29.02 / Block Group 3 7th Street: Curb, gutter, sidewalk infill, and ADA improvements (planned) Pedestrian/Bicycle/Accessibility

29.02 / Block Group 3 ADA Parking on 3rd St Accessibility

29.02 / Block Group 3 ADA Parking on Hughson Ave (Charles and 3rd) Accessibility

29.02 / Block Group 3 Community Senior Center Improvements Recreation; Seniors

29.02 / Block Group 3 USF Community Center Improvements Recreation; Education; Placemaking

29.02 / Block Group 3
Design and engineering of the Whitmore Avenue Pedestrian Improvement Project, from east of Tully Road to Charles Street (FY 25/26)
Accessibility

29.02 / Block Group 2 ADA parking improvements along 3rd Street and Hughson Avenue (FY 25/26) Community Facility

29.02 / Block Group 3 Installation of a restroom/concession stand and ADA pathways at Lebright Fields (FY 25/26) Road Maintenance, Accessibility

29.02 / Block Group 3 Whitmore Avenue pedestrian/bicycle crossing over BNSF railroad tracks (FY 24/25)

29.02 / Block Group 3 2nd Street Surface Improvement Project, including new sidewalks and ADA ramps (FY 25/26)

29.02 / Block Group 3 2025 Ramp Improvement Project (73 new ADA ramps) (FY 25/26) Pedestrian/Bicycle

29.02 / Block Group 4 Whitmore Avenue pedestrian/bicycle crossing over BNSF railroad tracks (FY 24/25)
Transportation:

Pedestrian/Bicycle, Accessibility

29.02 / Block Group 4
Design and engineering of the Whitmore Avenue Pedestrian Improvement Project, from east of Tully Road to Charles Street (FY 25/26)
Transportation:

Pedestrian/Bicycle, Accessibility
Source: City of Hughson, 2025. Fiscal Year 2025-2026 Operating Budget; City of Hughson, 2024. Fiscal Year 2024-2025 Operating Budget; City of Hughson, 2021. Fiscal Year 2021-2022 Adopted Budget; StanCOG, 2022. 2022 Regional Transportation Plan/Sustainable Communities Strategy – Appendix K; Stanislaus County, 2025. Annual Action Plan Fiscal Year 2025-2026; Stanislaus County, 2023. Annual Action Plan Fiscal Year 2023- 2024; Stanislaus County, 2022. Annual Action Plan Fiscal Year 2022-2023; Stanislaus County, 2021. Annual Action Plan Fiscal Year 2021-2022.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-106
In addition to the capital investments listed in Table 5-1, City staff from the Planning, Public Works, and Parks and Recreation Departments assessed neighborhood conditions and quality across Hughson’s four census block groups to identify any differences that could contribute to fair housing concerns. This local knowledge assessment considered development patterns, roads, sidewalks, parks, safe routes to school, and streetscapes in older parts of the city (generally the downtown core and surrounding residential areas south of Fox Road and west of 7th Street, within block groups 2 and 3) compared to the newer subdivisions in the northern and eastern portions of the city (block groups 1 and 2). • Roads and Sidewalks. Hughson’s roadway network is generally in fair to good condition citywide, maintained through a continuous, citywide street maintenance program that completes improvements on approximately one-fifth to one-quarter of city streets annually, with the goal of maintaining all streets on a four-year cycle. As is typical of small California cities with historic cores, the older downtown area and adjacent residential streets (block groups 2 and 3) contain some segments of narrower streets, older curb-and-gutter, and sidewalk gaps dating to the original subdivision of the townsite, while the newer subdivisions in block groups 1 and 2 were constructed to current City standards with continuous sidewalks, curb ramps, and standard street widths. The City has recognized these differences and has prioritized its recent and programmed discretionary investments, as shown in Table 5-1, to address needs in older and underserved portions of Hughson. These include curb, gutter, sidewalk infill, and ADA improvements on Second Street (Fox to Walker and Santa Fe to Locust) and Walker Road (Tully to Second) in block groups 2 and 3; the planned 7th Street curb, gutter, sidewalk infill, and ADA improvements in block group 3; the 2nd Street Surface Improvement Project; the Revitalize Hughson Downtown street improvements (crosswalks, bike racks, signage, lighting, and ADA improvements) and beautification/place-making improvements (2023-2025); and the 2025 ADA Ramp Improvement Project, which is installing 73 new ADA ramps across block groups 1, 2, and 3 with emphasis on older areas. The Whitmore Avenue Pedestrian Improvement Project (block groups 3 and 4) further extends these investments into the southern portion and improves accessibility to the side of the City west of Santa Fe Avenue. Improving accessibility in the older areas benefits the City’s subsidized and public housing that is primarily located in block groups 2 and 3, as well as mobile home communities, with the Whitmore Avenue projects providing pedestrian, bicycle, and ADA improvements to improve access from the Trieweiler Mobile Home Park (located in block group 4) to the community core services in the downtown and surrounding area, the Charles Street, Whitmore Ave, and ADA Ramp projects addressing sidewalk gaps in the area around the Meadow Lark Mobile Home Park, and the Tully Road, Walker Lane, and ADA Ramp improvement projects addressing sidewalk gaps and ADA improvements in the area around the Big Sky Mobile Home Park and the recent Walker Apartments. Through this targeted, equity-oriented investment pattern, the differences in roadway and sidewalk condition between older and newer neighborhoods has narrowed over the past 10 to 20 years. • Parks and Recreation. Hughson's parks and recreation facilities, including joint-use school recreation facilities, serves all four block groups and is generally accessible within a half-mile walk of residences citywide. Established parks and recreation facilities serving older and central neighborhoods include Starn Park and Lebright Fields in block group 2 and within walking distance of northern and central residences in block group 3, Hughson Elementary School (playground, sports field, and grassy area) in block group 3 and within walking distance of small residential neighborhood in block group 4, Hughson High School sports field and recreation area in block group 2 and within walking distance of residences in eastern portion of block group 3 and southeast portion of block group 2, and Emile J. Ross Middlese School and Fox Road Elementary School playground, sports field, recreation areas located in block group 1 and within walking distance of eastern portions of block groups 2 and 3. The City has endeavored to increase access to parks and recreation facilities, purchasing the Lebright parcel from the school district in the last decade to improve park and recreation access to the older, central area of the city. Newer subdivisions include neighborhood parks dedicated through the subdivision process.

Park facilities serving older and central areas have received ongoing maintenance and discretionary investment, including shade and painting improvements at Starn Park and programmed restroom/concession stand, ADA pathway, parking, and lighting improvements at Lebright Fields identified in Table 5-1. The Euclid Playground shade improvements in block group 1 reflect the City’s commitment to maintaining park quality in newer areas as well. Additional recreation and community-serving facilities benefiting older portions of the city include the Community Senior Center Improvements and USF Community Center Improvements in block group 3.