Hughson City Council
August 24, 2026

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-107
• Safe Routes to School. All public schools serving Hughson residents are operated by the Hughson Unified School District, and school attendance boundaries are reviewed annually by the District. Schools are located to serve both older and newer portions of the city, and students in both areas are served by a combination of sidewalks, crossing guards at key intersections, and District-operated busing for students in outlying areas. City staff have not identified any school in Hughson that lacks adequate pedestrian or bicycle access, and no school site has been identified by the District or City Public Works Department as requiring safety improvements that have not been programmed. Ongoing investments listed in Table 5-1, including the Hughson Avenue complete streets improvements serving the high school, the Euclid Avenue Complete Streets project (Hatch to Whitmore) in block group 1, the Whitmore Avenue Pedestrian Improvement Project, and the Whitmore Avenue pedestrian/bicycle crossing over the BNSF railroad tracks, further strengthen safe routes to school across the city.
• Place-Making/Streetscapes. Community character varies between the historic downtown along Hughson Avenue (block group 3), which features a traditional main-street pattern with on-street parking and storefront frontages, and the newer residential subdivisions in block groups 1 and 2, some of which feature landscaped setbacks, street trees planted at subdivision build-out, and uniform sidewalk widths. These differences reflect the era of development rather than a disparity in quality or investment. The City has made substantial discretionary investments in the downtown, including the Revitalize Hughson Downtown improvements (2023-2025) featuring crosswalk and bike rack installation, signage, lighting, ADA improvements, and beautification through wall murals and public art; ADA parking improvements along 3rd Street and Hughson Avenue; the 2nd Street Surface Improvement Project; and planned Civic Center Improvements.

Together, these investments reflect the City's ongoing commitment to maintaining and enhancing the older streetscape as a place-making, economic, and accessibility asset.
• Economic and Environmental Investments Supporting Neighborhood Quality. Beyond the physical streetscape and park investments described above, the City has made citywide investments that support neighborhood quality and access to opportunity for residents in all block groups. These include Opportunity Stanislaus scholarships for Hughson youth to attend the VOLT Institute for vocational training; the Incubation Center/Annex program, which supports small business development and promotes the transition of new businesses to downtown storefronts; and substantial water system investments including two municipal water wells, a one-million-gallon water tank, arsenic treatment, and TCP treatment, improving access to clean drinking water and environmental health. The City also extended municipal water service outside of its boundaries to connect the Geer Road area (Cobles Corner Mobile Home Park and Country Villa Apartments), which had previously suffered from substandard water, demonstrating the City's commitment to equitable infrastructure investment even beyond its corporate limits.

Conclusion. Based on staff knowledge and a review of the City’s capital project and investment history, the differences between older and newer neighborhoods in Hughson are consistent with those typical of any small city with both a historic downtown and more recent subdivision growth, and reflect the era of original development rather than disinvestment or inequitable treatment.

The City’s capital programming, impact fee structure, and discretionary investments have affirmatively directed recent improvements into the older portions of the city, including areas with subsidized housing and mobile home parks, where incremental upgrades are most needed, and the entire city lies within a single census tract (29.02) that AFFH data identifies as a High Resource area with a high TCAC economic score (0.88) and moderate environmental score, with no portion of the city identified as a low-resource area, a high-segregation-and-poverty area, or an area at elevated risk of displacement. The existing capital programming, ADA planning, parks and community facility investments, and the City’s ongoing street maintenance program provide appropriate mechanisms to continue promoting equitable access to housing and community amenities and opportunities.

As described above, the local knowledge of land use, development, transportation, recreation, education, and infrastructure patterns indicates that the City has worked to promote a variety of housing types and access to opportunities. The City’s investments correspond with areas with demonstrated needs as well as areas with higher incidences of protected classes, including seniors, persons with a disability, and areas of higher diversity. These conditions are further discussed below under the relevant subsections.

Racially Restrictive Covenants
Restrictive covenants were used to stabilize the property values of white families and caused segregation of neighborhoods.

Beginning in 1934, the Federal Housing Authority recommended the inclusion of restrictive covenants in the deeds of homes it

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-108
insured. Racially restrictive covenants made it illegal for African Americans, as well as other people of color, to purchase, lease rent, or use homes.

In a landmark 1948 ruling, the Supreme Court deemed all racially restrictive covenants unenforceable. While Titles VIII and IX of the 1968 Civil Rights Act, also known as the Fair Housing Act, prohibited discrimination in the sale, rental, and financing in housing-related transactions based on race, color, national origin, religion, sex, disability, marital status, and familial status, racially restrictive language may remain in property deeds throughout Stanislaus County, including Hughson.

Assembly Bill 1466, signed in 2021, added Government Code Section 12956.3, which imposes a State-mandated local program and opens the ability to all, including the County Recorder, to submit a Restrictive Covenant Modification document for recording and redacting illegal restrictive language on real property records. The Stanislaus County Clerk-Recorder has developed a Restrictive Covenant Modification Program Implementation Plan, pursuant to State law, to identify and redact unlawfully restrictive covenants.

Redlining
Separate from racially restrictive covenants, the Home Owners Loan Corporation (HOLC) mapped regions and “redlined” areas, depicting “best” areas in green, “still desirable” in blue, “definitely declining” in yellow, and “hazardous” in red. This practice was known as “redlining.” Known HOLC mapping for the region includes mapping of the Stockton area, which shows diverse grades from “best” to “hazardous.” The City is not aware of any known HOLC maps that include Hughson or Stanislaus County. HOLC maps were typically drawn for major cities with a population greater than 40,000, which excluded most of the smaller cities in the Central Valley at the time.

ANALYSIS OF IMPEDIMENTS
Hughson is a participating city in the Stanislaus Urban County and is served by the Stanislaus Regional Housing Authority, which provides wide-ranging programs related to affordable housing and community and economic development. The Stanislaus County Fiscal Year 2020-2025 Regional Analysis of Impediments to Fair Housing Choice (AI) was prepared in 2020. The 2020 AI is a thorough examination of structural barriers to fair housing choice and access to opportunity for members of historically marginalized groups protected from discrimination by the federal Fair Housing Act (FHA). The 2020 AI is one source of information regarding fair housing issues in the region and is the most recent comprehensive regional analysis of fair housing issues. The 2020 AI identified the following impediments to fair housing choice:
• Turlock’s zoning definitions do not match as there is an age discrepancy (between 55-60) in the definition of “senior housing” and difference in the allowable household relationships of senior housing residents with a non-spouse domestic partner, primary physical/economic support person, and/or disabled child, grandchild, or partner under the age of 60.5 • In Stanislaus County, 44 percent of households earning $20,000 or less annually do not have internet access, while only 6 percent of households making at least $75,000 do not have access. In the state, about half of households without internet access cite the cost of broadband service or a computer/device for their lack of access. A statewide survey indicates three in four of these households do not know they may qualify for discounted, income-based internet service in California.
• There is a limited knowledge of fair housing rights among the general population. • Discrimination in rental housing often occurs without legal complaint and opportunity for redress/resolution to fair housing violations.
• There is support and assistance need for homeowners who have experienced foreclosure, homeowners and renters who are members of a protected class, and others who must find affordable living arrangements.

Of the five impediments identified by the 2020 AI, three impediments are related to fair housing enforcement and outreach, including: #2 (three in four of households do not know they may qualify for discounted, income-based internet service in California); #3 (limited knowledge of fair housing rights among the general population); and #4 (discrimination in rental housing often occurs without legal complaint and opportunity for redress/resolution to fair housing violations). The 2020 AI indicated that in California, disability was the most common basis for housing discrimination complaints to the Department of Fair Employment 5 This identified impediment to fair housing choice is not relevant to Hughson as it is only applicable to the City of Turlock.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-109
and Housing (DFEH) in 2018, accounting for 33 percent of all complaints. Race, age, and familial status were the next most frequent bases for housing discrimination complaints to DFEH. Retaliation, national origin, and sex/gender were also common. In Stanislaus County, disability is the most cited basis for housing discrimination in complaints made between 2014 and 2019, accounting for approximately two-thirds of total complaints. Familial status and gender status were the next most common at the county level. While the City provides information regarding fair housing services on its website and at City Hall, the information could be made more prominent and provide clear guidance to persons with fair housing concerns. Lack of readily accessible information can be an impediment to fair housing if information is not equally available to all protected classes or if the lack of information prevents individuals from understanding their rights and housing providers from understanding their responsibilities.

HOUSING REPORT FOR THE SAN JOAQUIN VALLEY
Below are some key findings related to Stanislaus County from A Comprehensive Housing Report for the San Joaquin Valley6, and these findings are also reflected in the discussion of individual topics below. • Stanislaus County has the second highest median household income in the region at $60,704; however, that is still only 81% of the statewide median;
• Stanislaus County has the second highest cost of living in the region at $49,547 (family of three); • Nine percent of Stanislaus County workers commute over 90 minutes for work; and • Stanislaus County has the second highest median home value in the region ($431,020), which is still only 60% of the statewide median.

2. FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
Fair housing enforcement and outreach capacity refers to a jurisdiction’s ability to disseminate information related to fair housing and provide outreach and education, as well as address compliance with fair housing laws. Several organizations listed in Section 4B of this Background Report provide fair housing resources and enforcement within Stanislaus County, including the Stanislaus Regional Housing Authority (SRHA) and Project Sentinel.

Project Sentinel provides fair housing counseling services for the City of Hughson, including investigating fair housing complaints of housing discrimination, providing outreach and education to housing providers, and assisting residents with filing complaints with state and federal enforcement agencies such as the California Civil Rights Department (formerly the California Department of Fair Employment and Housing or DFEH) and the HUD Office of Fair Housing and Equal Opportunity (FHEO). Project Sentinel is a nonprofit organization that provides a variety of fair housing resources and services in Northern California, including resources for tenants, property managers, and service providers, dispute resolution, and housing counseling. Annually, Project Sentinel processes over 10,000 initial contacts; handles over 400 housing discrimination complaints and over 1,700 landlord tenant and community dispute cases; counsels over 750 homeowners; and provides monthly workshops on housing topics.

Table 5-2 shows the fair housing complaints received by Project Sentinel in Stanislaus County between 2014-2019. As shown in Table 5-2, Hughson had a relatively low number of housing discrimination complaints compared to other cities and communities in Stanislaus County.

Table 5-2. Fair Housing Complaints by City/Community 2014-2019 Location Complaints
Hughson 3
Ceres 30
Empire 8
Hickman 1
Modesto 165
Newman 7
Oakdale 21
Patterson 6
6 San Joaquin Valley Regional Policy Council, A Comprehensive Housing Report for the San Joaquin Valley, 2022.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-110
Table 5-2. Fair Housing Complaints by City/Community 2014-2019 Riverbank 1
Waterford 6
Source: Project Sentinel.

The California Civil Rights Department (CRD) accepts, investigates, conciliates, mediates, and prosecutes complaints under the Fair Employment and Housing Act (FEHA), the Disabled Persons Act, the Unruh Civil Rights Act, and the Ralph Civil Rights Act.

CRD investigates complaints of employment and housing discrimination based on race, sex, including gender, gender identity, gender expression, religious creed, color, national origin, familiar status, medical condition (cured cancer only), ancestry, physical or mental disability, marital status, or age (over 40 only), and sexual orientation. CRD established a program in May 2003 for mediating housing discrimination complaints. California’s program is among the largest fair housing mediation programs in the nation to be developed under HUD’s Partnership Initiative with state fair housing enforcement agencies. The program provides California’s tenants, landlords, and property owners and managers with a means of resolving housing discrimination cases in a fair, confidential, and cost-effective manner. Key features of the program are: 1) it is free of charge to the parties; and 2) mediation takes place within the first 30 days of the filing of the complaint, often avoiding the financial and emotional costs associated with a full CRD investigation and potential litigation.

Complaints alleging housing discrimination can be filed at either the state or federal level. Federal housing discrimination complaints are filed with the HUD Office of Fair Housing and Equal Opportunity (FHEO). The FHEO administers the Fair Housing Assistance Program, which awards and manages the program grants and works with lawmakers to develop and refine fair housing legislation. Formal complaints can be filed either with the central HUD office, or at any of the field offices located within each state.

The HCD Affirmatively Furthering Fair Housing Data Viewer (AFFH Viewer) provides information regarding federal Fair Housing and Equal Opportunity cases by County for the 2006 to 2020 period and also identifies fair housing inquiries by City based on federal HUD data. The AFFH Viewer indicates that there were ten cases filed in Stanislaus County in the 2006-2010 period, of which one had a racial bias and six had a disability bias; there were no cases filed based on a familial status bias. In the 2020 period (which is indicated to reflect 2006-2020, but does not appear to include the 2010 period cases), there were three cases filed in Stanislaus County, including one with a disability bias. While FHEO data are not available for cases filed at the City level, the AFFH Viewer indicates that one FHEO inquiry for Hughson was received from 2013 to 2021, which was based on disability.

The only FHEO inquiry was found to have not been filed timely in court. Hughson has slightly lower similar rates of inquiry than most surrounding jurisdictions, in which the number of inquiries per thousand residents is generally below 0.3. For Hughson, the total inquiries per thousand residents was 0.13; for Oakdale this number was 0.26; for Waterford, 0.22; for Ceres, 0.21; for Modesto, 0.30; and for Turlock, 0.13.

Housing discrimination complaints can also be filed with the CRD, which receives and investigates complaints filed under the California Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and the Ralph Civil Rights Act.

The CRD has jurisdiction over both private and public entities operating in California. The department investigates discrimination complaints through five district offices which handle all employment, housing, public accommodations, and hate violence cases, along with special investigations associated with systemic discrimination. The department also conducts outreach and advocacy through a variety of channels. According to the CRD 2020 Annual Report, 880 housing complaint cases were filed in 2020 in California, with the top bases for housing complaints surrounding disability (73.9 percent), race (20.1 percent), requested or used a disability-related accommodation (12.7 percent), sex/gender (12.7 percent), and familial status (12.0 percent) (note that the total number of bases exceeds the total number of cases because a complaint may be filed on more than one basis). Of the total housing complaints filed in 2020, less than one percent (0.09 percent) were from Stanislaus County residents.

While there appears to be adequate capacity to respond to fair housing inquiries and complaints, the data suggest that outreach and education capacity could be improved to provide guidance to persons with fair housing concerns, help individuals understand their rights, and connect residents to fair housing resources. The City has included programs to address potential fair housing issues, including Programs 1, 14, 15, 16, 17, 18, and 19 in order to provide fair housing resources, outreach, and enforcement; address the needs of special needs populations, including persons with disabilities; and tenant-protections, including displacement protections.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-111
The City of Hughson complies with fair housing laws and regulations as described in Table 5-3. The City has not been issued or notified of any existing or pending findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil rights.

Table 5-3. Compliance with Fair Housing Laws
Law Description Compliance
California Fair
Employment and
Housing Act
(FEHA)
The Fair Employment and Housing Act (FEHA)
applies to public and private employers, labor
organizations and employment agencies and
prohibits discrimination in housing and
employment on the basis of protected
characteristics.

The FEHA prohibits those engaged in the housing
business – landlords, real estate agents, home
sellers, builders, mortgage lenders, among others –
from discriminating against tenants or homeowners
on the basis of protected characteristics.

It is also illegal for cities, counties, or other local government agencies to make zoning or land-use
decisions, or have policies, that discriminate against
individuals based on those traits.

In its local practices, the City requires all
development projects assisted with City funding to
comply with the FEHA. The City achieves
compliance with employment requirements
through strict enforcement in hiring practices and
regular training of and by Human Resources staff.

Through the Urban County CDBG annual funding,
the City obtains fair housing enforcement,
education, and outreach services through SRHA.

The City refers all parties with concerns related to
housing discrimination to SRHA.

Government Code
Section 65008
Covers actions of a city, county, city and county, or
other local government agency, and makes those
actions null and void if the action denies an
individual or group of individuals the enjoyment of
residence, landownership, tenancy, or other land
use in the state because of membership in a
protected class, the method of financing, and/or the
intended occupancy.

For example, a violation under Government Code
section 65008 may occur if a jurisdiction applied
more scrutiny to reviewing and approving an
affordable development as compared to market-rate
developments, or multifamily housing as compared
to single family homes.

Compliance is achieved by uniform application of
the City’s codes, regulations, policies, and
practices, including development standards,
design guidelines, application submittal
requirements, fees, and approval findings.

Government Code
Section 8899.50
Requires all public agencies to administer programs
and activities relating to housing and community
development in a manner to affirmatively further fair
housing and avoid any action that is materially
inconsistent with its obligation to affirmatively
further fair housing.

Compliance is achieved through consultations
with community stakeholders and support
agencies as part of program evaluating and
funding decisions. The 6th Cycle Housing Element
Housing Plan describes how each program
addresses fair housing issues and contributing
factors.

Government Code
Section 11135 et
seq.

Requires full and equal access to all programs and
activities operated, administered, or funded with
financial assistance from the state, regardless of
one’s membership or perceived membership in a
protected class.

Compliance is achieved through
promotion/availability of activities and programs to
all persons of all backgrounds to participate
equally in community programs and activities.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-112
Table 5-3. Compliance with Fair Housing Laws
Law Description Compliance
Density Bonus Law
(Gov. Code, §
65915.)
Density Bonus law is intended to support the
construction of affordable housing by offering
developers the ability to construct additional
housing units above an agency’s otherwise
applicable density range, in exchange for offering to
build or donate land for affordable or senior units.

Density Bonus Law also provides for incentives
intended to help make the development of
affordable and senior housing economically
feasible.

Compliance is achieved by administration of
Hughson Municipal Code Section 17.03.016
Bonus incentive projects, which provides for
compliance with Government Code Section 65915
et seq.

Housing
Accountability Act
(Gov. Code, §
65589.5.)
Provides that a local agency shall not disapprove a
housing development project, for very low, low-, or
moderate-income households, or an emergency
shelter, or condition approval in a manner that
renders the housing development project infeasible
for development for the use of very low, low-, or
moderate-income households, or an emergency
shelter, including through the use of design review
standards, unless it makes certain written findings,
based upon a preponderance of the evidence in the
record.

Compliance is achieved through the development
review process consistent with the Housing
Accountability Act. Additionally, the City will
prepare objective development standards to
facilitate an objective and equitable review of
applicable projects.

No-Net-Loss Law
(Gov. Code, §
65863)
Ensures development opportunities remain
available throughout the planning period to
accommodate a jurisdiction’s RHNA allocation,
especially for lower- and moderate- income
households.

The City’s Housing Element identifies a surplus of
sites with a capacity to accommodate the City’s
RHNA allocation. The City reviews all General Plan
and zoning amendment applications to ensure
there is no net loss in density or adequate sites to
accommodate its housing needs.

Least Cost Zoning
Law (Gov. Code, §
65913.1)
Provides that, in exercising its authority to zone for
land uses and in revising its housing element, a city,
county, or city and county shall designate and zone
sufficient vacant land for residential use with
appropriate standards, in relation to zoning for
nonresidential use, and in relation to growth
projections of the general plan to meet housing
needs for all income categories as identified in the
housing element of the general plan.

Compliance is achieved through implementation
of the City’s General Plan and the implementation
of Housing Element Housing Plan programs which
commit the City to ensuring adequate sites to
accommodate the City’s RHNA at densities and
intensities consistent with those discussed in the
Inventory of Residential Sites section.

Excessive
Subdivision
Standards (Gov.

Code, § 65913.2.)
Provides that, in exercising its authority to regulate
subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as
defined in Section 66418, or improvements, as
defined in Section 66419, for the purpose of
rendering infeasible the development of housing for
any and all economic segments of the community.

However, nothing in this section shall be construed
to enlarge or diminish the authority of a city, county, Compliance is achieved through the
implementation of a fair and equitable
development review process which is
administrated consistent with the Excessive
Subdivision Standards Act.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-113
Table 5-3. Compliance with Fair Housing Laws
Law Description Compliance
or city and county under other provisions of law to
permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and
actions taken by it with respect to the housing needs
of the region in which the local jurisdiction is
situated.
(c) Refrain from imposing standards and criteria for
public improvements including, but not limited to,
streets, sewers, fire stations, schools, or parks,
which exceed the standards and criteria being
applied by the city, county, or city and county at that time to its publicly financed improvements located
in similarly zoned districts within that city, county,
or city and county.

Limits on Growth
Controls (Gov.

Code, § 65302.8.)
Provides that, if a county or city, including a charter city, adopts or amends a mandatory general plan
element which operates to limit the number of
housing units which may be constructed on an
annual basis, such adoption or amendment shall
contain findings which justify reducing the housing
opportunities of the region. The findings shall
include all of the following:
(a) A description of the city’s or county’s appropriate share of the regional need for housing.
(b) A description of the specific housing programs
and activities being undertaken by the local
jurisdiction to fulfill the requirements of subdivision (c) of Section 65302.
(c) A description of how the public health, safety,
and welfare would be promoted by such adoption
or amendment.
(d) The fiscal and environmental resources available
to the local jurisdiction
The City’s Draft Housing Element and the elements
in the City’s adopted General Plan do not include
any provisions which further limit (relative to the
current Housing Element and prior General Plan)
the development of housing, except such
provisions as may be required by state or federal
laws.

Housing Element
Law (Gov. Code, §
65583, esp. subds.
(c)(5), (c)(10).)
Section 65583 stipulates that the housing element
shall consist of an identification and analysis of
existing and projected housing needs and a
statement of goals, policies, quantified objectives,
financial resources, and scheduled programs for the
preservation, improvement, and development of
housing. The housing element shall identify
adequate sites for housing, including rental
housing, factory-built housing, mobilehomes, and
emergency shelters, and shall make adequate
Compliance is achieved through preparation and
adoption of a Housing Element found to be in
substantial compliance with State Housing
Element law by the California Department of
Housing and Community Development.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-114
Table 5-3. Compliance with Fair Housing Laws
Law Description Compliance
provision for the existing and projected needs of all
economic segments of the community.

Subdivision (c)(5) provides that, in order to make
adequate provision for the housing needs of all
economic segments of the community, the program
shall promote and affirmatively further fair housing
opportunities and promote housing throughout the
community or communities for all persons
regardless of race, religion, sex, marital status,
ancestry, national origin, color, familial status, or
disability, and other characteristics protected by the
California Fair Employment and Housing Act (Part

2.8 (commencing with Section 12900) of Division 3
of Title 2), Section 65008, and any other state and
federal fair housing and planning law.

20.02 28.02

29.01 29.02

30.01 Block Group 4
Block Group 2
Block Group 5
Block Group 1
Block Group 2
Block Group 4
Block Group 1
Block Group 2
Block Group 3
Block Group 4
Sources: Marin GeoHub;U.S. Census Bureau. Map date: July 16, 2024.

FIGURE 5-1: CENSUS TRACT AND BLOCK GROUP BOUNDARIES
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
Census Tract Boundary
Census Block Groups within the City of
Hughson
Other Census Block Groups

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Public Housing Buildings (HUD, 2021)
≤7
≤35
≤89
≤160
≤397
Subsidized Housing (CHPC, 2023)
Up to 50 Units
50 - 100 Units
100 - 250 Units
250 - 500 Units
More 500 Units
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Subsidized Housing (CHPC, 2023)", "Public Housing Buildings (HUD, 2021)." Map date: July 16, 2024.

FIGURE 5-2: PUBLIC HOUSING BUILDINGS & SUBSIDIZED HOUSING 0 21
Miles
0 1,000 2,000 ±
Feet Page 193 of 322
2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-117

3. SITES INVENTORY DISTRIBUTION
AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmatively further fair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided in this section) but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity.

This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing. However, special attention is paid to those sites identified to accommodate a portion of the City’s lower-income RHNA to ensure that the City is thinking carefully about how the development of new affordable housing options can promote patterns of equality and inclusiveness.

The location of the City’s affordable housing sites is the result of a combination of factors, including financial feasibility and the availability of land and infrastructure. While most of the available undeveloped land in the city exists along the periphery, there are a number of vacant or underutilized parcels within the interior. The identified sites were selected to provide an equitable distribution throughout the city in areas where development is most feasible. It is important to note that this sites inventory analysis does not include ADUs, which provide affordable housing options, are permitted throughout the city, and would not have a concentrated impact on any one census tract.

Table 5-4 presents the geographic distribution of RHNA sites by income category and socio-economic characteristics to relate the selected sites to indicators of fair housing issues. As shown in Table 5-4, sites at all income levels, including the lower income RHNA sites, are distributed throughout the city, increasing the potential for mixed income communities and a variety of housing types to meet Hughson’s housing needs. The northwestern and eastern portions of the City (census block groups 2 and 1, respectively) contain the greatest number of sites at all income levels when looked at as a percentage of RHNA income category, receiving a combined 75.9 percent of lower-income, 86.2 percent of moderate-income, and 99.7 percent of above moderateincome sites. As discussed above, this is primarily because these areas contain larger tracts of vacant land that would allow for the greatest number of realistically developable dwelling units at all income levels. These areas provide opportunities for new housing for all income categories, not just lower-income categories, within areas adjacent to existing development and services, thereby preserving open space and surrounding agricultural uses, avoiding sprawl, and providing new housing choices in an area of improving opportunity. Further, because the candidate sites are identified to accommodate all income levels (lower-, moderateand above-moderate), the sites provide an opportunity to facilitate mixed-income neighborhoods and encourage future integration in these areas.

It is important to note that while census block groups 3 and 4 account for a relatively low proportion of the total identified RHNA sites, these block groups also contain a low number of existing housing units and fewer acres of land within the city when compared to block groups 1 and 2. The identified sites take this into account and attempt to distribute sites equitably in all areas of the city, to the extent feasible, without overwhelming any one neighborhood.

The following sections first analyze regional and local trends related to AFFH topics, then analyze how the identified sites are distributed in a way that affirmatively furthers fair housing.

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Table 5-4. Distribution of RHNA Capacity by Census Tract Census
Tract (CT)/
Block
Group
(BG)
Existing
Households
RHNA Capacity AFFH Indicators
Segregation & Integration Access To
Opportunity
Displacement Risk
Lower Moderate Above
Moderate
Median
Household
Income
Poverty
Rate
Neighborhood
Concentration
% White
Alone (nonHispanic)
Disability
Rate
Resource
Designation
Overcrowding
Rate
RenterOccupied
Households
Renter
Overpayment
Rate
Homeowner
Overpayment
Rate
BG 1 918 302 0 3 $81,429 -- White alone 68.1% -- -- 0.7% 403 56.1% 43.9% BG 2 1,248 111 119 299 $88,500 -- White alone 53.2% -- -- 0.7% 294 76.4% 23.6% BG 3 284 55 19 1 $27,847* -- White alone 49.9% -- -- 0.0% 90 68.3% 31.7% BG 4 379 76 0 0 $59,628 -- White alone 74.3% -- -- 0.0% 248 34.6% 65.4% CT 29.02 2,829 544 138 303 $79,705 9.0% White alone 59.3% 11.4% High 0.5% 1,035 63.4% 36.6% Sources: US Census, 2015-2019 ACS; HCD AFFH Data Viewer, 2023.

Note: RHNA capacity for Census Tract/Block Group does not include ADU capacity. *Data unavailable at 2015-2019 ACS level. Source used for this cell is US Census, 2014-2018 ACS.

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4. INTEGRATION AND SEGREGATION
To inform priorities, policies, and actions, Hughson has included an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in Hughson that experience the highest levels of segregation.

RACIAL/ETHNIC DIVERSITY
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. In many areas of California, racial/ethnic segregation is primarily an interjurisdictional rather than an intra-jurisdictional phenomenon (that is, it is more apparent when comparing various jurisdictions rather than within the jurisdictions). With that in mind, the following discusses several indicators of racial/ethnic diversity at both the regional and local levels.

Regional and Local Trends
Figure 5-3 shows the predominant (most numerous) race/ethnicity living within an area. As shown, Stanislaus County is comprised of primarily White and Hispanic/Latino racial/ethnic groups, with Whites being the predominant racial/ethnic group in the eastern portion of the County and Hispanic/Latinos being the predominant racial/ethnic group in the western portion of the County. The predominance of White and/or Hispanic/Latino groups is similar to much of the Central Valley, and in particular, rural areas, which are more likely to be primarily White and Hispanic/Latino. However, Stanislaus County exhibits less racial/ethnic diversity than some of the more urban counties in the Central Valley (such as San Joaquin County), which in turn are less ethnically diverse than larger population centers such as Alameda County. This follows a pattern of the more rural areas in the Central Valley being more likely to be White and Hispanic/Latino, while more urban counties such as Sacramento, Oakland, and Los Angeles are more likely to be racially and ethnically diverse.

As shown in Figure 5-3, the predominant racial/ethnic group living in the City of Hughson is White (non-Hispanic or Latino). The eastern portion of the City has a higher strength of predominance than the rest of the City, meaning that the White racial/ethnic group is more dominant over the next most populous group in the eastern portion of the City. It should be noted that these data are available at the census tract only, not the block group level, and contain large areas outside of City limits. These data may therefore not be reliable on a granular level such as comparing neighborhoods within the City, and are supplemented by additional racial/ethnic data, as described below.

ESRI, a provider of geographic information system (GIS) software, locational intelligence, and mapping, has developed a Diversity Index, which captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity. Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity. As shown in Figure 5-4, Stanislaus County exhibits a wide range of diversity index scores, with most of the County exhibiting moderate-to-high levels of diversity. In general, areas with the highest diversity are located within and adjacent to population centers such as Keyes, Patterson, and near southwestern and southeastern Modesto. Additionally, a large portion of western Stanislaus County is identified as being higher diversity, but this area is very rural; therefore, the large size of the area is deceptive and cannot be reasonably compared to more populous areas in the County. Similarly, many of the areas of the County with lower diversity scores are located in rural areas with few residents. In general, communities in Stanislaus County with higher diversity scores are somewhat more likely to be located around more densely populated areas than they are in less developed portions of the County. A comparison of Figure 5-4 (which shows diversity index scores from 2018) to Figure 5-5 (which shows diversity index scores from 2010) shows that the County has gotten more racially/ethnically diverse as a whole over the last decade.

The City of Hughson exhibits moderate-to-high diversity index scores, with the north-northwestern and central portions of Hughson (block groups 2 and 3) receiving higher diversity scores (more racially/ethnically diverse) than the eastern and southern

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portions of the City (block groups 1 and 4). Residential development has historically been concentrated in block groups 2 and 3, and is more diverse in terms of housing typology, which has likely resulted in higher diversity index scores in these areas. There has been a slight increase in the diversity index scores in the northwestern portion of the City (block group 2) between 2010 and 2018, as illustrated by Figures 5-4 and 5-5. This shows that similar to the County, racial and ethnic diversity in Hughson has increased over the last decade. Hughson has similar levels of diversity when compared to other population centers in the County and generally has higher levels of diversity than more rural areas. The northeastern portion of the City has recently seen 119 new single-family homes come online (Euclid North and Euclid South); however, those demographics are not yet reflected in the data and it cannot be determined how these developments are affecting racial/ethnic diversity. Similarly, as the 299-unit Orchards and Heritage at Parkwood development builds out in the northwestern part of the City, that development may impact Hughson’s diversity index scores and will be assessed when the data becomes available. New single-family development has occurred in areas of the City that are higher diversity as well as the areas that are slightly less diverse. As shown in Table 5-1 and discussed in the associated text, many of the City’s infrastructure, parks, and community investments have occurred in block groups 2 and 3, which exhibit slightly higher diversity than the adjacent block groups.

Table 5-5 shows racial/ethnic demographic trends over time for the City and Stanislaus County. Since 2000, the percentage of the population that identify as Asian/Pacific Islander increased in Hughson from 2.3% to 7.1%, while other racial/ethnic groups have remained relatively stable. This is similar to the County, which has seen the Asian/Pacific Islander population grow at a slightly higher rate from 0.1% to 6.2%. The percentage of Hughson residents that identify as White (non-Hispanic) residents has decreased slightly from 57.5% to 56.4% since 2000, while the County saw a dramatic increase in White (non-Hispanic) residents between 2000 and 2010 (from 12.1% to 46.7%) and a slight decrease between 2010 and 2020 (from 46.7% to 40.8%). Compared to the County, Hughson has a higher proportion of White, non-Hispanic residents (56.4% in Hughson versus 40.8% in the County) and a lower proportion of Hispanic/Latino residents (35.0% in Hughson versus 46.9% in the County). Both the City and County have a relatively low proportion of other racial/ethnic groups outside White and Hispanic/Latino.

Table 5-5. Racial/Ethnic Demographic Trends
Racial/Ethnic Group 2000 2010 2020
Hughson
American Indian or Alaska Native, Non-Hispanic 1.2% 0.8% 1.1% Asian / Asian Pacific Islander, Non-Hispanic 2.3% 1.6% 7.1% Black or African American, Non-Hispanic 0.4% 0.6% 0.4%
White, Non-Hispanic 57.5% 51.6% 56.4%
Other Race or Multiple Races, Non-Hispanic 1.8% 2.1% 0.0% Hispanic or Latinx 36.9% 43.2% 35.0%
Stanislaus County
American Indian or Alaska Native, Non-Hispanic 0.4% 0.6% 0.4% Asian / API, Non-Hispanic 0.1% 5.4% 6.2%
Black or African American, Non-Hispanic 0.1% 2.5% 2.9%
White, Non-Hispanic 12.1% 46.7% 40.8%
Other Race or Multiple Races, Non-Hispanic 19.0% 2.9% 2.7% Hispanic or Latino 31.8% 41.9% 46.9%
Source: 2000 US Census; 2010 US Census; 2016-2020 ACS
Sites Inventory
The City has identified proposed sites to accommodate its RHNA at locations throughout Hughson. As shown in Figures 5-3 and 5-4 and in Table 5-4, proposed sites are distributed throughout the community and are not concentrated in areas of any specific racial/ethnic groups or areas of low diversity. The identified sites would provide opportunities for new housing for all income categories, not just lower-income categories, within neighborhoods of moderate-to-high diversity and would encourage further

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racial/ethnic integration throughout the City. For example, the area identified to accommodate the highest number of lower-income sites (block group 1, located in the eastern portion of the City) contains the second highest proportion of White (non-Hispanic) residents (68.1%). This is also the area identified to accommodate the highest number of moderate- and above moderate-income sites (block group 1). All sites are located in neighborhoods identified as having a White (non-Hispanic) concentration; however, this is also true of the entire City. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for neighborhoods concentrated by any specific racial/ethnic groups or with a higher/lower diversity index.

POPULATION WITH A DISABILITY
Figure 5-6 shows regional and local trends at the census tract level related to the percent of persons with a disability.

Regional Trends
As shown in Figure 5-6, the percent of persons with a disability in Stanislaus County’s census tracts is relatively low (under 20%).

This is particularly apparent when Stanislaus County is compared to neighboring counties such as San Joaquin County and Calaveras County, which both contain at least one census tract where the persons with disabilities is between 30%-40%. There are some isolated census tracts in Stanislaus County that contain a higher percentage (between 20% and 30%) of persons with a disability near Modesto, Ceres, and Turlock. Based on the data, it appears that there are no significant patterns of segregation within the County impacting population with a disability.

Local Trends
Data for persons with disabilities is not available for Hughson at the block group level, and due to the small size of the City, persons with disabilities cannot be analyzed at the neighborhood level. As shown in Table 5-4, census tract 29.02, which includes Hughson and the surrounding area, has approximately 11.4% of persons living with a disability according to the US Census 2015- 2019 ACS. As shown in Figure 5-6, which uses 2017-2021 ACS data and has slightly different census tract boundaries than the 2015-2019 ACS, the eastern portion of the City has a slightly higher rate of disability (16.7%) than the rest of the City (8.4%).

This is likely due to the Samaritan Village development, a senior and assisted living campus located along the eastern boundary of the City. As discussed in Table 2-15 of the Housing Needs Assessment section of this Background Report, the majority of persons with disabilities in Hughson are seniors (78.9%), which provides further evidence to account for the higher rate of disability in the eastern portion of the City. As noted in Table 5-1, ADA ramp improvements have been installed citywide including in areas with a higher rate of disability to improve accessibility and the City will continue to prioritize discretionary investments for accessibility in areas with the highest rate of disability and senior concentrations. The City’s discretionary investments include ADA and other complete streets improvements in the block group with the highest rate of disability (block group 1). This block group has significant resources available for persons with a disability, with Samaritan Village providing a continuum of accessible housing opportunities and community hospice and health services provided in the Samaritan Village complex. Block group 1 has access to multiple parks, recreation, schools, and community services, including an elementary, junior high, and high school, and associated recreation areas, and the Hughson Arboretum and Gardens. Furthermore, StanRTA has installed new bus stops/shelters along Route 61 which services block group 1, including Samaritan Village. StanRTA is enhancing bus stops across Stanislaus County, including upgrades in Hughson, focusing on safety, accessibility, and new amenities like shelters.

Sites Inventory
As shown in Figure 5-6 and Table 5-4, the sites inventory distributes sites for all income levels throughout the City. As shown, the majority of lower income sites are located within the eastern and northwestern portions of the City. While the City overall has a relatively low level of persons with disabilities, the eastern portion of the City (corresponding with block group 1) has a higher proportion of seniors and persons living with disabilities, likely due to the presence of the Samaritan Village development. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for persons with disabilities. Additionally, as the vast majority of people living with disabilities in Hughson are seniors, and seniors are likely to be on fixed-income from sources including Social Security and retirement savings, the sites inventory provides additional opportunities for lower-income seniors who prefer independent living to assisted living.

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PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE Figure 5-7 shows regional and local trends at the census tract level related to the percent of the population that is 18 years and older in households and living with a spouse.

Regional Trends
As shown in Figure 5-7, the majority of census tracts in Stanislaus County contain a moderate (40% to 60%) percentage of population 18 years and over in households living with a spouse. There are also a fair number of tracts with a low-to-moderate (20% to 40%) percentage of population 18 years and over in households living with a spouse, including in and around Modesto, Ceres, and Turlock. A relatively few number of isolated tracts in the County have a moderate-to-high (60% to 80%) percentage of population 18 years and over in households living with a spouse and one tract located in Modesto has a low (less than 20%) percentage. Regionally, there appears to be a trend of population centers containing a relatively high percentage of adult households living alone (low-to-moderate percentage of population 18 years and over in households living with a spouse). This trend is particularly apparent in the cities of Stockton in San Joaquin County and Merced in Merced County. This is likely because regional population centers tend to have more dense residential development patterns and fewer rooms per unit than rural areas.

When compared to maps showing overcrowding (Figure 5-23), areas with a higher percentage of adult households living with a spouse are not more or less likely to experience overcrowding. However, regionally, areas with a higher percentage of adult households living alone show a weak correlation with lower median incomes. This weak correlation generally holds true for Modesto and other population centers, but there appears to be little to no correlation in more rural areas. This may be due in part households in urban areas being more likely to have only a single (rather than dual) source of income, being either earlier in their career (younger) or retired, and more affordable housing being generally within denser multi-family units.

Local Trends
Within Hughson, all areas of the City have a moderate (40% to 60%) percentage of their population over the age of 18 years in households living with a spouse. This is similar to much of the area surrounding the City and the County in general. Generally, Waterford, Oakdale, Patterson, and Newman have similar percentage of population of the age of 18 years and over in households living with spouse, while Modesto, Ceres, Turlock, and Riverbank have more census tracts that have a lower (20% to 40%) percentage of their population over the age of 18 and in households living with spouse. There is no discernable correlation within Hughson between the percentage of adults living with a spouse, overcrowding, and median income levels; however, because this is census level data, trends cannot be analyzed at the neighborhood level. Based on this analysis, it appears that there are no significant patterns of segregation impacting adults in households living with a spouse in Hughson.

Sites Inventory
As previously stated, the sites inventory distributes sites for all income levels throughout the City. Since the City has a relatively moderate percentage (40% to 60%) of its population over the age of 18 years in households living with a spouse, and because there is no discernable correlation between this and other negative outcomes such as overcrowding and lower incomes, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for adult households living with a spouse.

PERCENT OF CHILDREN IN MARRIED HOUSEHOLDS
Figure 5-8 shows regional and local trends at the census tract level related to the percent of children living in married-couple households.

Regional Trends
As shown in Figure 5-8, the percentage of children living in married-couple households varies widely by census tract within Stanislaus County and neighboring counties. The majority of census tracts in the County have a moderate-to-high percentage (between 40% to 100%) of children living in married households, although there are a few isolated census tracts that contain a low percentage (between 20% to 40%). In general, census tracts in population centers in the County such as Turlock, Ceres, and Modesto have a lower percentage of children living in married-couple households than more rural areas, although this is not true of all census tracts within these areas. Some mid-size cities such as Riverbank and Oakdale have relatively higher percentages of children living in married-couple households than the more populous cities of Turlock, Ceres, and Modesto, while Patterson, another mid-size city, exhibits areas with both higher and lower percentages.

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Local Trends
Compared to other small- to mid-sized cities in the County such as Riverbank, Oakdale, Waterford, and Newman, Hughson has a relatively low percentage of children living in married-couple households. The data show that the eastern portion of the City contains a lower percentage (33%) of children living in married-couple households than the rest of the City (54.6%). This tract also corresponds to the area with a higher percentage of children in female-headed households (44.6%) than the rest of the City (28.3%), as shown in Figure 5-9. This would appear to suggest that the eastern portion of the City is more likely to contain families that require specific needs (such as access to childcare) and are potentially more vulnerable to socio-economic shocks due to their living arrangements and familial status. This conclusion is somewhat contradicted when looking at economic data that shows the eastern portion of the City corresponds to an area with higher median incomes (Figure 5-11) and is associated with positive economic outcomes (Figure 5-14); however, this area also has a higher percentage of cost-burdened renters (Figure 5-21).

Additionally, because data are not available at the census block group level and because the census tracts contain large swaths of land outside of the city limits, it is difficult to make a definitive conclusion. Nonetheless, this analysis takes a conservative approach and finds that there are minor patterns of segregation in Hughson with regard to the percentage of children living in marriedcouple households. The eastern portion of the City is slightly more likely than the rest of the City to have children living in nonmarried couple households.

Sites Inventory
As shown in Figure 5-8 and Table 5-4, the sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City. The eastern portion of the City (corresponding with block group 1) is slightly more likely than the rest of the City to have children living in non-married couple households. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). The identified sites are distributed throughout areas that are well served by parks, schools, and other services for families with children. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for children living in married-couple households.

FEMALE-HEADED HOUSEHOLDS
Figure 5-9 shows regional and local trends at the census tract level related to the percent of children living in female-headed (single-mother) households.

Regional Trends
As shown in Figure 5-9, most census tracts in Stanislaus County and neighboring counties have a low-to-moderate (less than 40%) percent of children living in female-headed households. There are relatively few tracts in the County with moderate (40% to 60%) levels of children living in female-headed households and, similar to other data related to familial status, these areas are somewhat more likely to occur in population centers than in rural areas. Regionally, jurisdictions like Waterford, Ceres, Modesto, Riverbank, Turlock, and Oakdale generally have a mix, with some census tracts exhibiting low and some tracts exhibiting moderate percentages of female-headed households with no spouse or partner and with children present. Both Patterson and Newman exhibit only low (less than 20%) percentages of female-headed households within their boundary. Countywide, census tracts with higher proportions of female-headed households with no partner/spouse and with children occur more frequently in Hughson and surrounding areas Modesto and Ceres.

Local Trends
Within Hughson, the eastern portion of the City (block group 1) exhibits a higher percentage of children in female-headed households (44.6%) than the rest of the City (28.3%). As stated in the prior analysis, the eastern portion of the City corresponds with a lower percentage (33%) of children living in married-couple households than the rest of the City (54.6%) and has a higher percentage of cost-burdened renters (Figure 5-21), but also has higher median incomes (Figure 5-11) and is associated with positive economic outcomes (Figure 5-14). Although not conclusive, the data suggest that the eastern portion of the City may have specific needs such as childcare and could be more vulnerable to socio-economic shocks due to living arrangements and familial status. This block group provides access to services and amenities that support single parent households, with an elementary, junior high, and high school located within this block group. This area generally has complete streets with no identified

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sidewalk gaps in the developed areas, providing pedestrian and bicycle-friendly routes to schools. The City’s discretionary investments in this block group include ADA and other complete streets improvements, shade improvements at the Euclid/Faith Drive park. The StanRTA transit route goes through block group 1, providing access to regional shopping and transit connections.

Sites Inventory
The sites inventory distributes housing sites at all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City. The eastern portion of the City (corresponding with block group 1) is slightly more likely than the rest of the City to have children living in female-headed households. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). The identified sites are distributed throughout areas that are well served by parks, schools, and other services for female-headed households with children. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for children living in female-headed households.

PERSONS 65 YEARS OF AGE OR OLDER
Figure 5-10 shows regional and local trends at the census tract level related to seniors (persons 65 years of age or older) as a percentage of the total civilian noninstitutionalized population (i.e., persons 16 years of age and older who are not inmates of institutions including penal and mental facilities or homes for the aged, and who are not on active duty in the Armed Forces).

Regional Trends
As shown in Figure 5-10, most census tracts in the County and region contain a percentage of seniors that is below 20%. A number of census tracts contain a percentage of seniors below 10%, which appear to occur slightly more frequently in more urbanized areas such as Modesto, Ceres, Patterson and Riverbank in Stanislaus County and Stockton, Manteca, and Lathrop in San Joaquin County. There are also a number of tracts regionally with between 20% to 30% seniors, although these are less prevalent than tracts with fewer than 20% seniors. A small number of tracts regionally contain over 30% seniors, although none of these occur in Stanislaus County. Compared to the rest of the County, Hughson appears to have a slightly higher concentration of senior residents, although the difference does not appear to be significant.

Local Trends
As described previously in the Housing Needs Assessment section of this Background Report and shown in Table 2-13, the proportion of seniors in the City has increased over the last 20 years, with seniors currently making up approximately 14.5% of total residents in the City. Figure 5-10 shows that the eastern portion of the City exhibits a higher percentage of seniors than the rest of the City, likely due to the presence of the Samaritan Village senior and assisted living campus. As members of the community age-in-place (remain in their residence as they get older), it is possible that some areas of the City will continue to see higher proportions of their neighborhood occupied by senior residents. Safe and convenient access to goods and services is especially important for seniors, who may have mobility limitations or minimum household income. As shown in Figure 5-21, the eastern portion of the City with higher concentrations of seniors corresponds with higher cost burdens for renter households, indicating that senior households may be more likely to have low income and be susceptible to economic impacts. This conclusion is somewhat contradicted when looking at economic data that shows the eastern portion of the City corresponds to an area with higher median incomes (Figure 5-11) and is associated with positive economic outcomes (Figure 5-14). The eastern portion of the City also contains a higher concentration of persons with disabilities, as shown in Figure 5-6. As previously discussed, the majority of persons with disabilities in Hughson are seniors (78.9%). These data suggest that targeted policy solutions to address potential vulnerabilities should be considered for the eastern portion of the City related to these special needs populations.

The City’s discretionary investments include ADA and other complete streets improvements in block group 1, which has the highest rate of disability. This block group has significant resources available for seniors, as well as persons with a disability, with Samaritan Village providing a continuum of accessible housing opportunities and community hospice and health services provided in the Samaritan Village complex. Block group 1 has access to multiple parks, recreation, schools, and community services, including three schools, recreation areas, and the Hughson Arboretum and Gardens. Furthermore, StanRTA has installed new bus stops/shelters along Route 61 which services block group 1, including Samaritan Village. StanRTA is enhancing bus stops across Stanislaus County, including upgrades in Hughson, focusing on safety, accessibility, and new amenities like shelters. The City

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has also invested in improvements to its Community Senior Center, as well as infill sidewalk, ADA ramp, and ADA parking improvements in the area around the Community Senior Center.

The City is currently in the process of a comprehensive General Plan update and recognizes the community’s need for additional amenities and services, including commercial retail such as a local grocery store. The General Plan will provide economic development policies and actions to help attract and retain new businesses to the City, including in areas with concentrations of seniors, allowing for improved accessibility to local amenities and services.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City. The eastern portion of the City (corresponding with block group 1) has a higher proportion of seniors than the rest of the City, likely due to the presence of the Samaritan Village development. While this census block group has been identified to accommodate the highest number of lower-income RHNA sites, it also contains a mix of moderate- and above moderate-income sites. Further, over half of the lower-income RHNA is accommodated outside of this eastern area of the City, in block groups 2 and 4 (northwest and southern portions of the City, respectively). As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation for seniors. Additionally, as the vast majority of people living with disabilities in Hughson are seniors, and seniors are likely to be on fixed-income from sources including Social Security and retirement savings, the sites inventory provides additional opportunities for lower-income seniors who prefer independent living to assisted living.

MEDIAN HOUSEHOLD INCOME
Figure 5-11 shows regional and local trends at the census tract level related to median household income.

Regional Trends
As shown in Figure 5-11, census tracts within the County and neighboring counties in the Central Valley region predominantly exhibit a range of low-to-moderate (less than $120,000) median household incomes. The estimated median household income for a four-person family in the State in 2022 was $101,600, according to HCD. The estimated median household income for Stanislaus County was $80,300 in 2022. In nearby counties, San Joaquin County had a median income of $85,000. Merced County had a median income of $80,300. Tuolumne County had a median income of $84,300, and Santa Clara County had a median income of $168,500.

The census tracts in the County and neighboring counties in the Central Valley region appear to be relatively evenly split between those in the lower range (less than $55,000), low-to-moderate range ($55,000 to $90,100), and moderate range ($90,110 to $120,000) of household incomes. These ranges do not appear to exhibit a discernable pattern in Stanislaus County with regards to geographic location or population (urban versus rural), although they are more likely to appear as clusters than other traits examined in this AFFH analysis. This suggests that certain areas are more or less desirable to live. A relatively small number of census tracts in north-central Stanislaus County, within the vicinity of Modesto and Riverbank, exhibit higher median incomes than the rest of the County. Regionally, median incomes tend to rise in areas closer to the Bay Area, beginning in western San Joaquin County near Tracy. Hughson has a similar composition of median incomes as Patterson and is somewhat comparable to other areas of the County, although there are no tracts within Hughson with a median income of less than $55,000. Hughson appears to have slightly higher median incomes than other most other parts of the County. This is further supported by data from the 2018-2022 ACS, which calculates the median household income in Hughson as $99,449, compared to $74,872 for Stanislaus County.

Local Trends
As shown in Figure 5-11, at the census tract level, the eastern portion of the City exhibits a higher median household income ($92,755) than the rest of the City ($87,551). Table 5-4 shows median household income at the census block group level using 2015-2019 ACS data (except for Block Group 3, which uses 2014-2018 ACS data, as 2015-2019 ACS data were not available for this block group). As shown, block groups 1 and 2, located in the eastern and northwestern portion of the City, respectively, have higher median incomes than the $79,705 median income for the census tract covering the City (tract 29.02), with a median income of $81,429 for block group 1 and a median income of $88,500 for block group 2. Block group 4, located in the southwestern portion of the City, has a slightly lower median income at $59,628; and block group 3, located in the south-central portion of the

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-126
City, has a significantly lower median income at $27,847. It is important to note that due to the nature of ACS data at the census block group level, there is a significant margin of error for these data. This is particularly true of census block groups 3 and 4, which each have fewer than 400 households, compared to the more than 900 households in block groups 1 and 2. It is therefore possible that actual median incomes between the City’s neighborhoods are more equitable than the data suggest. Nonetheless, this analysis concludes that the central and southern-southwestern portions of the City have lower median incomes than the rest of the City. There does not appear to be a strong correlation between median household incomes and racial/ethnic composition in the City. As shown in Figure 5-3, the predominant racial/ethnic group in the City is White (non-Hispanic or Latino). Figure 5- 4 shows that the north-northwestern and central portions of the City (block groups 2 and 3) are more racially/ethnically diverse, but these areas also have the highest (block group 2) and lowest (block group 3) median household incomes. There is no discernable pattern between median household income and homeowner or renter overpayment rates, and block groups with lower median household incomes are not more likely to experience overcrowding. Additionally, as shown in Figure 5-14, the entire City is associated with more positive economic outcomes based on TCAC Economic Scores; refer to discussion below for more information on TCAC/HCD opportunity maps.

Recent development activity in Hughson has primarily involved single-family home construction in subdivisions on the northeastern (block group 1) and northwestern (block group 2) sides of the City. Demand for single-family homes is typical in rural suburban communities; nonetheless, the Walker Apartments supportive housing project brought affordable housing to block group 2 adjacent to the central part of the City where lower median incomes are more prevalent. The City is also investing substantially in improvements in block groups with a higher incidence of lower income households, particularly block groups 2 and 3. These include mobility improvements in the central and southern-southwestern portions of Hughson (block groups 2 and 3), including bicycle and pedestrian improvements and ADA ramps, Whitmore Avenue connectivity/accessibility improvements for block group 4, and parks, recreation, and community facilities improvements in block groups 2 and 3. Additionally, StanRTA has installed new bus stops/shelters along its Route 61 through Hughson to enhance rider comfort.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City. The majority of lower income sites are located within the eastern and northwestern portions of the City (block groups 1 and 2), which have the highest median household incomes in the City. While these neighborhoods have been identified to accommodate the highest number of lower-income RHNA sites, they also contain a mix of moderate- and above moderate-income sites. The south-central area of the City with the lowest median household income (block group 3) contains only five units identified for lower incomes, while including 16 moderate- and one above moderate-income units. Additionally, although the southwestern area of the City has been identified to accommodate 129 lower income RHNA units, this is only 24.5% of the total lower income RHNA. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation by household median income.

Rather, the sites inventory reflects the City’s commitment to supporting the development of affordable housing for lower income households in locations throughout the City and has identified the majority of sites in higher income neighborhoods, which are designed to promote a more balanced and integrated pattern of household incomes.

RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAP) To assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), HUD has developed a census tract-based definition of R/ECAPs. The definition involves a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-white population of 50 percent or more.

Regarding the poverty threshold, Wilson (1980) defines neighborhoods of extreme poverty as census tracts with 40 percent or more of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country, HUD supplements this with an alternate criterion. Thus, a neighborhood can be a R/ECAPs if it has a poverty rate that exceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.

HCD has developed a different methodology to measure areas of high segregation and poverty, using a poverty concentration and racial segregation filter that aligns with HUD's R/ECAP methodology, but is intended to more effectively reflect the level of racial and ethnic diversity in many parts of California. This methodology uses a poverty threshold to identify census tracts where at least

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-127
of 30 percent of the population is living below the poverty line; and calculates a location quotient to quantify concentrations of racial segregation in comparison to the County.

Figure 5-12 shows regional and local trends at the census tract level related to R/ECAPs using HCD’s methodology.

Regional Trends
As shown in Figure 5-12, there are several identified R/ECAP census tracts within the County and neighboring counties in the Central Valley region, including in Modesto and unincorporated areas adjacent to Modesto; in Turlock; and in the cities of Merced in Merced County and Stockton and Lodi in San Joaquin County. These R/ECAPs are predominantly located in or near population centers and do not occur in more rural census tracts. No R/ECAPs were identified in or adjacent to Hughson.

Local Trends
There are no identified R/ECAPs in Hughson using HCD’s metric. As stated previously, the predominant racial/ethnic group in the City is White and it appears that areas of high diversity in the City generally do not correlate with lower median household incomes.

Locally, the City has not identified any areas of Hughson that would be considered R/ECAPs.

Sites Inventory
As discussed, the sites inventory distributes sites for all income levels throughout the City. There are no R/ECAPs within the City and the sites inventory is not expected to alter this finding or contribute in any way. Rather, the sites inventory and Housing Plan programs were designed to encourage increased racial/ethnic diversity and housing opportunities at all income levels throughout the City.

RACIALLY/CONCENTRATED AREAS OF AFFLUENCE (RCAA)
According to HCD’s AFFH Guidance Memo, “segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices.” Therefore, both poverty and affluence sides of the continuum must be examined.

The University of Minnesota Humphrey School of Public Affairs created a Racially Concentrated Areas of Affluence (RCAAs) metric to more accurately tell the story of segregation in the United States. 7 According to this metric, RCAAs are defined as census tracts where a) 80 percent or more of the population is White, and b) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016). HCD has also created a version of the RCAA metric which compares census tracts in Hughson to the StanCOG region.

Figure 5-13 shows regional and local trends at the census tract level related to RCAAs using HCD’s methodology.

Regional Trends
As shown in Figure 5-14, there are several RCAA census tracts within the County and neighboring counties, including in the northeastern and eastern portion of Stanislaus County; isolated tracts in central and southern San Joaquin County; isolated tracts in central Merced County; and large swaths of Alameda and Contra Costa Counties. Unlike the R/ECAP metric, RCAAs appear more likely to occur in rural areas in Stanislaus County and adjacent counties, although there are some RCAAs in or around more populous areas such as Stockton and Lodi. There are no RCAAs identified in or adjacent to Hughson.

Local Trends
There are no identified RCAAs in Hughson according to HCD’s metric. Additionally, as shown in Table 5-6, there are no census block groups within the City with a median household income of $125,000 and/or a population that is 80 percent or more White (non-Hispanic or Latino). There is no census tract in Hughson that fits these criteria, and as such, the City has no RCAAs.

Table 5-6 shows the median household incomes of White, non-Hispanic residents in Hughson, as well as the County as a whole.

As shown, there is virtually no difference between median household incomes for White and all households within the City, and there is less variation in the City compared to the County. 7 Goetz, E. G., Damiano, A., & Williams, R. A. 2019. Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, Volume 21(1) [pages 99–124]. Available at: https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-128
Table 5-6: Median Household Incomes
Median Household Income City of Hughson Stanislaus County White Alone Households (not Hispanic or
Latino) $83,325 $68,369
All households $83,231 $62,873
% of White Alone population (not Hispanic
or Latino) 69.6% 52.2%
Source: U.S. Census Bureau, ACS 5-year estimates (2016-2020), Table S1903.

Sites Inventory
Similar to the R/ECAPs discussion above, there are no RCAAs within the City and the sites inventory is not expected to alter this finding. The sites inventory distributes sites for all income levels throughout the City and, combined with the Housing Plan programs, is expected to encourage increased racial/ethnic diversity and housing opportunities at all income levels throughout the City.

FINDINGS
The City has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. There are no patterns of isolation or segregation apparent when considering characteristics including population with disabilities, female-headed households, seniors, and households with lower median household incomes. As part of the City’s regular participation in the County AI and through implementation of programs in the Housing Plan as summarized in Table 1 of the Housing Plan, the City will continue to consider these patterns to program funding and resources to reduce patterns of isolation and segregation and increase access to housing-related and other resources in these areas in order to effect change from current conditions.

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C O U N T Y

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C R U Z

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S O L A N O

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

S T A N I S L A U S

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

FIGURE 5-3. PREDOMINANT POPULATION (ACS 2017-2021) - TRACT LEVEL 0 21 ±
Miles
0 1,000 2,000
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Predominant Population (ACS 2017-2021) - Tract Level
White alone
Hispanic or Latino
Black or African American alone
Asian alone
American Indian and Alaska Native alone
Two or more races
Native Hawaiian and other Pacific Islander alone
Some other race alone
Strength of predominance
0 - 13
13 - 97
97 - 100

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C O U N T Y

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2018." Map date: July 16, 2024.

FIGURE 5-4: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Diversity Index (2018)
Higher Diversity
70-85
55-70
40-55
Lower Diversity

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C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "RaceDemographics_BlockGrp_2010." Map date: July 16, 2024.

FIGURE 5-5: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010
0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Diversity Index (2010)
Higher Diversity
70-85
55-70
40-55
Lower Diversity

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C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

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C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

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

FIGURE 5-6: POPULATION WITH A DISABILITY (TRACT) - ACS (2017-2021) 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Population with a Disability
< 10%
10% - 20%
20% - 30%
30% - 40%
> 40%

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C O U N T Y

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C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Percent of Population 18 Years and Over in Households Living with Spouse." Map date: July 16, 2024.

FIGURE 5-7: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Population 18 Years and Over in
Households Living with Spouse
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%

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

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C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19." Map date: July 16, 2024.

FIGURE 5-8: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Children in Married-Couple
Households
0% - 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%

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C O U N T Y

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C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

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C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

C O U N T Y
Riverbank
Waterford
Newman
Oakdale
Modesto
Ceres
Turlock
Patterson
Hughson
35 132
132
88 87
9 108
242
12 49
237
26 84
4 140
82 92
160
109
4 780
24 262
99 99
120
165
108
236
33 17
185
219
238
85 59
130
205
580
580
280
880
680
680
5 5
5 101

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "FamilyStatus_Tract_2015_19." Map date: July 16, 2024.

FIGURE 5-9: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY CENSUS TRACT 0 1 2
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Children in Female Householder, No
Spouse/Partner Present Households
Less than 20%
20% - 40%
40% - 60%
60% - 80%
80% - 100%

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C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

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C O U N T Y

S A N T A

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T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Population_With_Disability_Tract_ACS_2017_2021." Map date: July 16, 2024.

FIGURE 5-10: POPULATION 65 YEARS AND OVER / TOTAL CIVILIAN NONINSTITUTIONALIZED POPULATION 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Population 65 years and over / Total Civilian
Noninstitutionalized Population
0% - 10%
11% - 20%
21% - 30%
31% - 40%
41% - 50%

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C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "MedianIncome_BlockGrp_2015_19." Map date: July 16, 2024.

FIGURE 5-11: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP
0 21
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0 1,000 2,000 ±
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Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Median Household Income in past 12 months
(inflation-adjusted dollars to last year of 5-year
range)
Less than $55,000
$55,000 - $90,100
$90,100 - $120,000
$120,000 - $175,000
Greater than $175,000

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Composite Score (HCD, 2023) - Tract." Map date: July 16, 2024.

FIGURE 5-12: TCAC/HCD OPPORTUNITY MAP - HIGH SEGREGATION & POVERTY (HCD, 2023) - TRACT 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
High Segregation & Poverty Tracts

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Racially Concentrated Areas of Affluence (RCAA) - ACS (2015 -2019)." Map date: July 16, 2024.

FIGURE 5-13: RACIALLY CONCENTRATED AREAS OF AFFLUENCE (RCAA) - ACS (2015 -2019) 0 21
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0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
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Underutilized
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City of Hughson
County Boundary
Racially Concentrated Areas of Affluence (RCAA)
RCAA
Not a RCAA

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5. ACCESS TO OPPORTUNITIES
The Department of Housing and Community Development (HCD) together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The Task Force developed the 2023 TCAC/HCD Opportunity Area Maps to understand how public and private resources are spatially distributed. The Task Force defines opportunities as pathways to better lives, including health, education, and employment. Overall, opportunity maps are intended to display which areas, according to research, offer low-income children and adults the best chance at economic advancement, high educational attainment, and good physical and mental health.

The opportunity maps are made from composite scores of three different domains made up of a set of indicators. The Task Force analyzed three domains (Economic, Environmental, Education) to establish the resource category for each census tract or block group (rural areas such as Hughson are calculated at the block group. The Economic Domain analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each block group, while the Education Domain analyzes math/reading proficiency, high school graduation rates, and the student poverty rate. The Environmental Domain looks at the CalEnviroScreen 4.0 Pollution indicators (Exposures and Environmental Effect indicators) and processed values. Table 5-7 shows the full list of indicators.

Table 5-7: Domains and List of Indicators by Factors
Domain Indicator
Economic Poverty
Adult education
Employment
Job proximity
Median home value
Education Math proficiency
Reading proficiency
High school graduation rates
Student poverty rates
Environmental CalEnviroScreen 4.0 pollution indicators and values Source: California Fair Housing Task Force, Methodology for the 2023 CTCAC/HCD Opportunity Maps, January 2023.

Based on the domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. According to the Task Force’s methodology, the tool allocates the 20% of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20% to the “High Resource” designation. Each region then ends up with 40% of its total tracts as “Highest” or “High” resource. These 2 categories are intended to help State decision-makers identify tracts within each region that the research suggests low-income families are most likely to thrive, and where they typically do not have the option to live—but might, if given the choice. The remaining tracts are then evenly divided into “Low Resources” and “Moderate Resource.” HCD’s AFFH Viewer modifies the 2023 TCAC/HCD Opportunity Area Maps to compare scores in census tracts against all other areas within the COG, rather than against TCAC-defined regions. This change was intended to better align the map with RHNA and Housing Element goals and geographies. Table 5-8 identifies the resources levels for the census tract that includes Hughson and the corresponding scores for economic, educational, and environmental indicators (based on a maximum score of 1.0). It is noted that only a portion of the census tract is located within the City; the full census tract extends into the unincorporated areas of the County.

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Table 5-8: Opportunity Resource Levels by Census Tract
Census Tract Resource Level Economic Score Environmental Score Education Score

29.02 High Resource 0.88 0.43 0.53
Source: California Department of Housing and Development, Affirmatively Furthering Fair Housing Data and Mapping Resources, accessed January 2, 2024.

COMPOSITE OPPORTUNITY SCORES
Figure 5-17 shows regional and local trends at the census tract level related to composite opportunity scores using HCD’s COG Geography TCAC/HCD Opportunity Map.

Regional Trends
As shown in Figure 5-17, high and highest resource areas in Stanislaus County are generally located in the north, northeastern, and southeastern portions of the County. The highest resource areas generally comprise less dense areas, although there are portions of highest resource tracts in Modesto, Turlock, Riverbank, and Oakdale. High resource tracts can be found in Turlock, Ceres, Modesto, Patterson, Riverbank, Oakdale, and Hughson. Many urbanized areas of the County include a mix of higher, moderate, and lower resource composite scores, including Turlock, Ceres, and Modesto. The southern-southeastern portion of Modesto and unincorporated areas adjacent to Modesto contain areas identified as high segregation and poverty. There is also one census tract in southwestern Turlock that is identified as high segregation and poverty.

Within neighboring San Joaquin County and Merced County, there is a similar pattern of more rural areas generally having higher opportunity scores than urban areas. In San Joaquin County, most high and higher resource areas are located in the southern portion of the county (south and east of Manteca and east of Tracy) and north of Stockton (between Stockton and Lodi). Urban areas such as Stockton, Manteca, and Tracy in San Joaquin County and Merced in Merced County contain a range of composite opportunity scores. Portions of Stockton, Lodi, and Merced contain areas of high segregation and poverty.

Hughson is located within a high resource area. To the north of Hughson is a low resource area; to the south and east are high resource areas; and to the west are moderate resource areas.

Local Trends
Hughson is located entirely within a census tract that is considered a high resource area, meaning its composite score is within the top 40% of the County. Local trends associated with each of the individual opportunity score topics are addressed separately below.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City in an area of high resources. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in low resource opportunity areas. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable access to opportunities.

ECONOMIC OPPORTUNITY
As described above, TCAC’s economic scores are calculated based on poverty, adult education, employment, job proximity, and median home values. Figure 5-14 shows regional and local trends at the census tract level related to economic opportunity scores using HCD’s COG Geography TCAC/HCD Opportunity Map.

In addition, Figure 5-19 shows regional and local trends at the block group level related to job proximity index, which quantifies the accessibility of a given residential neighborhood as a function of its distance to job locations.

Regional Trends
As shown in Figure 5-14, higher TCAC economic scores (associated with more positive economic outcomes) are located within northern and eastern Stanislaus County. Higher economic scores (above 0.6) in the County are located both in more rural census

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tracts and in more populous areas including parts of Modesto, Turlock, Riverbank, Oakdale, Hughson, and Ceres. Lower economic scores (less than 0.4) are also located in both urban and rural areas of the County, including Patterson, Newman, Waterford, and parts of Modesto, Ceres, and Turlock. Generally, lower economic scores in the County are located in the central and southwestern areas of the County, as well as a band of census tracts along the northern portion of SR-132. Lower economic scores in neighboring San Joaquin County occur generally in the central portion (near Stockton) and eastern portions. There is also a concentration of lower economic scores around the Sacramento-San Joaquin River Delta, which includes parts of the counties of Contra Costa, San Joaquin, Sacramento, and Solano. In neighboring Merced County, there are a mix of higher and lower economic scores in rural areas in the northern part of the County, with generally lower economic scores in the City of Merced.

As shown in Figure 5-19, Modesto and its surrounding areas have the highest job proximity score among all densely developed areas within the County. There are also high job proximity scores in more rural areas of the County (southern and western).

Neighboring counties follow this trend, with denser regional population centers including Stockton in San Joaquin County and Merced in Merced County having high job proximity scores, and some more rural tracts containing high job proximity scores.

The northeastern portion of Stanislaus County and western Calaveras and Tuolumne Counties generally have low job proximity scores, as does eastern Contra Costa County.

Local Trends
As shown in Figure 5-14, the entire City of Hughson is associated with more positive economic outcomes. As shown in Table 5- 8 above, the overall economic score in Hughson is 0.88 (out of a maximum score of 1.0), which is relatively high for the County.

Although not reflected on the TCAC economic scores map, higher household median incomes in Hughson are associated with the eastern and northwestern areas of the City, indicating that these may be more affluent neighborhoods than the south-central and southwestern portions of the City; refer to Table 5-4. As shown in Table 2-5, the largest industry in Hughson in 2020 was Educational, Health, and Social Services at 27.7%, followed by Retail Trade at 16.5%, and Manufacturing at 14.9%. These industry types have varying levels of requisite education and indicate that there are jobs for a mix of Hughson’s residents at varied education levels.

As shown in Figure 5-19, the job proximity index is generally moderate-to-low in Hughson, indicating that most residents must commute outside the City for employment opportunities. On a scale from zero to 100 where 100 is the closest proximity to employment opportunities, the majority of the City scores between 20 to 60, which is similar to scores in other Stanislaus County jurisdictions outside of Modesto, including Oakdale, Riverbank, Waterford, Turlock, and Ceres.

As discussed under “Local Knowledge and Other Relevant Factors” and shown in Table 5-1, the City has provided a higher-thanaverage share of its discretionary investments in areas with lower median incomes, particularly the downtown core (note that economic opportunity scores are homogeneous throughout Hughson). These investments have included roadway maintenance and repair, place-making, accessibility, community facility, and alternative transportation improvements. These investments assist these areas in maintaining conditions for jobs creation and access to jobs via transportation infrastructure investments.

Sites Inventory
Since the entire City is located within a tract with high economic outcomes, the data do not show any geographic areas or other patterns in relation to the ability of any protected or sensitive classes to obtain employment. The sites inventory distributes sites for all income levels throughout the City in an area associated with high economic outcomes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in lower economic opportunity areas. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable access to economic opportunities.

EDUCATIONAL OPPORTUNITY
As described above, TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. Figure 5-15 shows regional and local trends at the census tract level related to educational opportunity scores using HCD’s COG Geography TCAC/HCD Opportunity Map.

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Regional Trends
As shown in Figure 5-14, higher TCAC educational scores (associated with more positive educational outcomes) are generally located in less densely populated areas in the northern and eastern portions of the County. Suburban areas such as Riverdale and Oakdale have some of the highest educational scores in the County, while portions of Modesto, Ceres, Turlock, and unincorporated areas around those cities have some of the lowest educational scores. Within neighboring counties, the population centers of Stockton in San Joaquin County and Merced in Merced County similarly have low educational scores, while suburban and rural areas in southern San Joaquin County and northern Merced County have higher scores. The City of Hughson and unincorporated areas to the north and west of the City have moderate (0.4-0.6) educational scores, while the rural area to the east and south of the City has high educational scores.

Local Trends
The entire City of Hughson is located in an area of moderate educational scores and is associated with neither positive nor negative educational outcomes. As shown in Table 5-8 above, the overall education opportunity score in Hughson is 0.53. Across all tracts in the County, Hughson’s educational opportunity index scores are generally lower compared to some cities such as Riverbank, Oakdale, and Patterson but are generally better than Modesto, Ceres, and Turlock.

Similar to the moderate educational opportunity score across the City and the adjacent unincorporated area, there is generally moderate-to-low academic performance based on the schools of the Hughson Unified School District (HUSD). According to the California Department of Education’s California School Dashboard, in 2022 HUSD had an enrollment of 2,090 students. The ethnic/racial make-up was predominantly Hispanic and White (54.8% Hispanic, 42.2% White, 1.1% Asian, 0.5% African American,

0.5% American Indian, 0.3% Pacific Islander, and 0.3% two or more races). More than half (52.5%) of the District’s students come from socioeconomically disadvantaged backgrounds. Special needs groups include English learners (18.4% of students in the HUSD) and students with disabilities (10.6%). The English Language and Mathematics scores, as well as academic engagement metrics (graduation rate for high schools and chronic absenteeism for elementary/middle schools), for the six schools in the HUSD are shown below in Table 5-9.

Table 5-9: HUSD Schools Performance
School Names English Language Arts Mathematics Academic Engagement Dickens (Billy Joe) High (Continuation) 116.2 points below standard 177.4 points below standard 93.8% graduation rate Emilie J. Ross Middle 38.9 points below standard 106.4 points below standard 22.2% chronically absent Fox Road Elementary 10.7 points below standard 34.7 points below standard 18% chronically absent Hughson Elementary 40.9 points below standard 36.5 points below standard 26.7% chronically absent Hughson High 30.5 points above standard 89.8 points below standard 100% graduation rate Valley Community Day N/A (not reported) N/A (not reported) N/A (not reported) HUSD 22.6 points below standard 78.3 points below standard Very high chronic
absenteeism;
Very high graduation rate.

Source: California Department of Education, California School Dashboard, https://www.caschooldashboard.org/reports/50755490000000/2023, accessed January 3, 2024.

As shown above, district-wide, HUSD has low English language arts scores (22.6 points below standard) and low mathematics scores (78.3 points below standard). All schools in the district are ranked below standard in English Language Arts and in Mathematics; thus, there are no schools that have enrollment boundaries that correspond to high concentrations of protected or sensitive classes and, similarly, access to higher-performing schools does not correspond to concentrations of particular race, income, disability, age, or familial characteristics.

Hughson’s neighborhoods generally have similar access to educational opportunities. Two elementary schools, one junior high, and one high school serve the City and the surrounding rural areas. The Hughson Unified School District annually reviews its school boundaries and revises boundaries when necessary to address anticipated enrollment changes. The District provides busing for its rural students and also has several bus stops located throughout the city. Schools in the city are served by existing

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pedestrian and bicycle facilities and have not been identified as requiring improvements to ensure safety. As discussed under “Local Knowledge and Other Relevant Factors,” the City has focused its accessibility and roadway maintenance investments in areas with the highest rate of disabilities, as well as older areas of the city, which continues to improve accessibility, including accessible and safe routes to schools. These mobility/accessibility improvements where needed, including filling sidewalk gaps and providing ADA ramps as described in Table 5-1, encourage safe pedestrian and bicycle travel to the schools.

To increase access for students to have safe routes to school, Program 22 of the Housing Plan ensures that the City will work with the District to identify any schools that do not have designated safe routes to schools and to prioritize improvements for schools that have higher rates of students qualifying for free lunches, higher rates of non-English speaking students, higher rates of multifamily units within their attendance boundaries, or other potential indicators of attendance populations with greater disadvantages, particularly for any special needs populations or protected classes.

Sites Inventory
The data do not show any geographic areas or other patterns in relation to educational opportunity for any protected or sensitive classes. The sites inventory distributes sites for all income levels throughout the City in an area associated with moderate educational outcomes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in areas of higher or lower educational opportunity. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable access to education.

ENVIRONMENTAL OPPORTUNITY
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 4.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles these scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to environmental factors (pollutant exposure, groundwater threats, toxic sites, and hazardous materials exposure) and sensitive receptors (seniors, children, persons with asthma, and low birth weight infants), CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, poverty, and unemployment.

Figure 5-16 shows regional and local trends at the census tract level related to environmental health scores using HCD’s COG Geography TCAC/HCD Opportunity Map.

A disadvantaged community or environmental justice community (EJ Community) is identified by the California Environmental Protection Agency (CalEPA) as “areas that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation,” and may or may not have a concentration of low-income households, high unemployment rates, low homeownership rates, overpayment for housing, or other indicators of disproportionate housing need. In February 2021, the California OEHHA released the fourth version of CalEnviroScreen (CalEnviroScreen 4.0), a tool that uses environmental, health, and socioeconomic indicators to map and compare community’s environmental scores. In the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above (25 percent highest score census tracts) are those that have been designated disadvantaged communities under SB 535. The condition of these EJ communities poses fair housing concerns due to disproportionate exposure to unhealthy living conditions. Figure 5-18 shows regional and local trends related to SB 535 Disadvantaged Communities (EJ Communities).

Regional Trends
As shown in Figure 5-16, there is a mix of higher and lower environmental scores throughout rural and urban portions of Stanislaus County. Generally, lower environmental scores are located within the western half of the County (with exceptions, such as in Patterson and Newman), which is comprised of large rural census tracts, as well as in some of the more populous central tracts in Modesto, Ceres, and in unincorporated County land around these areas. More positive environmental scores are located in northern and southwestern Modesto, in portions of Riverbank and Turlock, and in Oakdale, Patterson, and Newman. The City of Hughson and the areas surrounding Hughson generally have moderate-to-low environmental scores.

In neighboring counties, most of southern San Joaquin County (with the exception of Tracy), areas near the Sacramento-San Joaquin River Delta, and northwestern Merced County have low environmental scores. Similar to Stanislaus County, most of these tracts with low environmental scores appear to be large rural tracts.

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There are many SB 535 Disadvantaged (EJ) Communities located in the Central Valley region, as shown on Figure 5-18. A significant portion of Stanislaus County is considered an EJ Community, particularly the central and western portions, including Oakdale, Riverbank, Modesto, Ceres, Turlock, Hughson, and Patterson. EJ Community census tracts tend to overlie census tracts with low environmental scores; however, not all tracts with low environmental scores are EJ Communities and vice versa.

Local Trends
The entire City of Hughson is located in an area of moderate environmental scores (0.4-0.6) and is associated with neither positive nor negative environmental health outcomes. As shown in Table 5-8, the overall environmental score in Hughson is 0.43, which is on the lower end of moderate. A review of predominant racial populations, neighborhood diversity, household types, median income, persons with a disability, and seniors does not indicate that these areas correspond with any concentration of these protected classes in areas with lower scores versus higher scores. Comparing the City’s environmental scores to the distribution of protected classes, there are no discernible patterns of concentration of protected classes in the City’s areas with the less positive environmental outcomes.

As shown in CalEPA’s Disadvantaged Communities Map, census tract 29.02, which covers the entire City of Hughson, is an EJ Community.8 As such, the City is specifically targeted for State investment aimed at improving public health, quality of life and economic opportunity in California’s most burdened communities.

The City’s infrastructure investments, summarized in Table 5-1, include improvements to the water system. These improvements address specific pollutants, arsenic and TCP, which are intended to address public health concerns and improve environmental conditions. These improvements benefit residents citywide, as well as residents outside of the City that have historically had substandard water, including an apartment complex and mobile home park located off of Greer Road, that have been connected to Hughson’s water system.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City in an area associated with moderate environmental health outcomes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to patterns of isolation or segregation in areas associated with higher or lower environmental burden. Rather, the sites inventory reflects the City’s commitment to support the development of affordable housing for all income levels in geographic locations throughout the City which are designed to promote more balanced and equitable health outcomes.

As the entire City of Hughson is considered an EJ Community under SB 535, there are no specific geographic areas or concentrations of disadvantaged communities within the City that are more likely to be burdened than any other. Based on this analysis, while the City as a whole is identified as sensitive with regards to environmental impacts, there are no discernible patterns or concentrations of protected classes in the City’s neighborhoods associated with the less positive environmental outcomes. The Housing Plan contains a number of programs aimed at improving environmental outcomes in the City; refer to the Findings section below for further details.

TRANSPORTATION
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. Access to transportation in Hughson is analyzed on both a regional and local level, as oftentimes destinations such as jobs are outside of the city limits.

Regional and Local Trends
The City ensures that its roads are maintained citywide, reviewing all of its streets on a regular schedule to rate the condition of roadway facilities. Through the County’s Measure L funding, the pavement condition of all major roadways in Hughson will be improved over the life of the measure. Additionally, funding has been set aside to improve the condition of smaller residential streets as well. The City has developed a detailed project list which indicates when each project is expected to be initiated. As shown in Figure 5-13A, the City has determined the expected project commencement year for each roadway improvement project. 8 California Office of Environmental Health Hazard Assessment, SB 535 Disadvantaged Communities (2022 Update), https://oehha.ca.gov/calenviroscreen/sb535, accessed January 3, 2024.

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Although distributed across the city, the improvement projects are concentrated in Hughson’s higher-traffic core where median household incomes are lower than in other areas of the city.

In addition to maintenance funded through Measure L, the City ensures that its roads are maintained citywide, working to maintain all of its streets on a regular schedule (every four years). The City prioritizes improvements that address roadways with the highest needs, such as significant gaps in sidewalks, lack of ADA ramps, etc. This is consistent with the City’s historical investment, which also evidences prioritization of roadway projects in these areas as shown in Table 5-1.

Figure 5-13A: Roadway Maintenance Project Map
Source: City of Hughson, Measure L – Local Roads First, Roadway Maintenance Project Map, 2022 Stanislaus Regional Transit Authority (StanRTA) provides Fixed Route and Demand Response (ADA Paratransit, Dial-A-Ride, and Medivan) services throughout Stanislaus County, as well as commuter service to the Amtrak station in Modesto, ACE train station in Lathrop, Manteca and Stockton downtown transit centers, and the Dublin/Pleasanton BART station. StanRTA is the primary provider of mass transportation in the suburban, rural, and metropolitan areas of the county. Fixed route service includes Route 61 of StanRTA, which connects the Modesto Transit Center and Hughson via Ceres, serving the Ceres Walmart Transit Hub. Stops of interest include Ceres Walmart and Hughson High School. Route 61 travels along Whitmore Avenue, through Downtown Hughson, and loops around 7th Street, Fox Road, and Euclid Avenue. Most areas in the city are located within walking distance (0.5 miles) of Route 61, except for the northwestern corner of the city, which can be up to 1.25 miles from the nearest bus stop.

Therefore, the northwestern portion of the city is comparatively underserved by public transit in relation to the rest of the city.

All Transit is a data tool that measures access to transit, connectivity, and service availability. The tool analyzes the transit frequency, routes, and access to determine an overall transit score at the city, county, and regional levels. According to All Transit, transit access is greatest in the central portion of the county, especially Modesto, Turlock, and Ceres areas. According to All Transit, the City of Hughson has a transit performance score of 1.0 compared to 5.2 in Modesto, 4.3 in Turlock, and 2.5 in Ceres. Similarly,

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the City of Hughson’s transit performance score is slightly lower than the countywide transit performance score of 3.6. This indicates that there is comparatively less access to public transit in Hughson than in the County’s larger population centers. In coordination with the City, StanRTA has recently installed new bus stops/shelters along its routes through Hughson. StanRTA is enhancing bus stops across Stanislaus County, including upgrades in Hughson, focusing on safety, accessibility, and new amenities like shelters. Improvements include solar-powered lighting, seating, and trash receptacles.

Sites Inventory
The northwestern portion of the City, which is further from public transit than other areas of the City, is part of a census block group that is slightly more racially/ethnically diverse (46.8% non-White) than the eastern and southwestern areas of the City.

However, the northwestern portion of the City also has some of the highest median household incomes in the City, indicating residents are more likely to be able to afford a personal vehicle. The downtown area, which is the most racially/ethnically diverse block group in the City and has the lowest median household incomes, has some of the best access to transit in the City. There is no discernible connection between access to transit and areas with any predominant population by race or ethnicity, or with concentrations of seniors, persons with disabilities, or female-headed households with children. Access to transit does not appear to correspond with concentrations of any protected class.

FINDINGS
Overall, residents of Hughson tend to have fairly consistent access to opportunities. The City is small enough that there does not appear to be wide variations in access to opportunities and the City has endeavored to fill sidewalk gaps and provide ADA improvements to encourage accessibility for pedestrians, bicyclists, and persons with a disability. As shown in Table 5-8, the entire City is located in an area with a high composite opportunity score (high resource); has a more positive economic score (0.88); and moderate environmental (0.43) and education (0.53) scores. The Housing Element sites and programs have been developed to promote affordable housing opportunities and additional housing choices throughout the City in a manner that affirmatively furthers fair housing. New residential and mixed-use development in the City is envisioned to not only provide new safe residential housing units, but to encourage new employment opportunities and new commercial projects offering a variety of goods and services. Moreover, by providing a variety of housing options within an area served by existing services, the City is fulfilling its duty to reduce vehicle miles traveled, reduce GHG emissions, and improve regional air quality, thereby working to improve access to higher levels of environmental health. The City’s community investments, such as road maintenance, accessibility improvements, and public facilities, have not resulted in any patterns or actions that would conflict with fair housing conditions and efforts to affirmatively further fair housing opportunities.

Sites to accommodate the City’s 6th Cycle RHNA, including its lower-income units, are distributed throughout the City, all within an area of high resource. These sites were simultaneously subjected to a rigorous equity analysis to ensure the selected sites promote integrated and balanced living patterns, provide a diversity of housing types in areas with access to opportunities, and assist to affirmatively further fair housing. The sites identified to accommodate the City’s RHNA at all income levels are distributed throughout the City and selected locations do not represent extremely concentrated racial or ethnic populations, persons with disabilities, female-headed households, senior households, or lower income households. In addition, the City has included Program 6 to encourage additional development of ADUs throughout the City to expand housing opportunities for all income levels and special needs groups. As well, the City has included programs in the Housing Plan specifically to address potential fair housing issues, including Program 14, Program 1, Program 9, and Program 8 in order to provide fair housing outreach and enforcement; expanded choice in housing types and locations; new opportunities in higher resource areas; place-based strategies for neighborhood improvements; and tenant-protections, including displacement protections (refer to Table 1 in the Housing Plan for a summary of the City’s implementation actions to further fair housing).

The City’s community investments, such as road maintenance, community improvements, and accessibility, have not resulted in any patterns or actions that would conflict with fair housing conditions and efforts to affirmatively further fair housing opportunities.

However, as a small community, the City has limited transit service. This is similar to other small communities served by StanRTA, resulting in access to transit in the City’s core area as well as in neighborhoods in proximity to Route 61. Program 22 in the Housing Plan explores opportunities to increase access to transit, with an emphasis on improving access for areas with lower incomes, lower opportunity scores, and/or higher incidences of disadvantaged populations.

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Economic Score (HCD, 2023) - Tract." Map date: July 16, 2024.

FIGURE 5-14: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - ECONOMIC SCORE (HCD, 2023) - TRACT 0 21
Miles
±
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Economic Domain Score
0 – 0.2 (Less Positive Economic Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Economic Outcomes)

A L A M E D A

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S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources:AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Education Score (HCD, 2023) - Tract." Map date: July 16, 2024.

FIGURE 15: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - EDUCATION SCORE (HCD, 2023) - TRACT 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Education Domain Score
0 – 0.2 (Less Positive Education Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Education Outcomes)

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "COG Geography TCAC/HCD Opportunity Map - Environment Score (HCD, 2023) - Tract." Map date: July 16, 2024.

FIGURE 5-16: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - ENVIRONMENT SCORE (HCD, 2023) - TRACT 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Environmental Domain Score
0 – 0.2 (Less Positive Environmental
Outcomes)
> 0.2 – 0.4
> 0.4 – 0.6
> 0.6 – 0.8
> 0.8 – 1 (More Positive Environmental
Outcomes)

A L A M E D A

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "TCAC_OpportunityAreas_Tract_2021." Map date: July 16, 2024.

FIGURE 5-17: COG GEOGRAPHY TCAC/HCD OPPORTUNITY MAP - COMPOSITE SCORE (HCD, 2023) - TRACT 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Composite Score
Highest Resource
High Resource
Moderate Resource
Low Resource
High Segregation & Poverty
No Data

A L A M E D A

C O U N T Y

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

S A N J O A Q U I N

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T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "SB 535 Disadvantaged Communities (CalEnviroScreen 4.0)." Map date: July 16, 2024.

FIGURE 5-18: SB 535 DISADVANTAGED COMMUNITIES
0 21
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0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
SB 535 Disadvantaged Communities
(CalEnviroScreen 4.0)

A L A M E D A

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S T A N I S L A U S

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T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "JobsProximityIndex_BlockGrp_2014_17." Map date: July 16, 2024.

FIGURE 5-19: JOB PROXIMITY INDEX BY BLOCK GROUP
0 21
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0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Index Score
> 80 (Closest Proximity)
61 - 80
41 - 60
20 - 40
< 20 (Furthest Proximity)

A L A M E D A

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

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T U O L U M N E

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

S T A N I S L A U S

C O U N T Y
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, "Risk of Displacement". Map date: July 16, 2024.

FIGURE 5-20: RISK OF DISPLACEMENT
0 21
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0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Overall Displacement Risk
Low Data Quality
Lower Displacement Risk
At Risk of Displacement
1 Income Group Displacement
2 Income Groups Displacement

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-155

6. DISPROPORTIONATE HOUSING NEEDS AND DISPLACEMENT

FUTURE GROWTH NEEDS
The City’s future growth need is based on the RHNA, which allocates production of 284 very-low and 196 low-income, 122 moderate, and 279 above moderate units to the City for the 2023-2031 planning period. The sites inventory proposes affordable units to be dispersed throughout the community, to the extent feasible based on the City’s existing built-out land uses, and does not present a geographic barrier to obtaining affordable housing. In addition, the City actively promotes the opportunity for residents to develop ADUs and JADUs as a way to accommodate additional development at all income levels throughout the community. Appendix A of this Housing Element shows the City’s ability to meet its 2023-2031 RHNA need at all income levels.

This demonstrates the City’s ability to accommodate the anticipated future affordable housing needs of the community.

EXISTING NEEDS
As described earlier in this Background Report, the City has a history of working with affordable housing developers to help facilitate the development of housing for lower-income households. The City actively works with affordable housing developers to identify and evaluate potential sites and to expand opportunities for lower-income households throughout the City.

COST BURDEN
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs. For renters, housing costs include rent paid by the tenant plus utilities. For homeowners, housing costs include mortgage payment, taxes, insurance, and utilities. Overpayment for housing indicates residents have a higher risk of displacement, as they may experience economic shocks and would no longer be able to afford their housing costs.

Figure 5-21 shows regional and local trends at the census tract level related to cost burdened renters. Figure 5-22 shows regional and local trends at the census tract level related to cost burdened homeowners.

Regional Trends
As shown in Figure 5-21, a significant portion of renters in the County and region pay more than 30% of their total gross income for housing costs. Higher rates of overpayment in the County are generally concentrated in population centers such as Modesto, Ceres, Turlock, Riverbank, and parts of Oakdale, Hughson, Newman, and Patterson. Some census tracts in and around Modesto and Ceres have a very high rate of overpayment (over 80%). More rural areas of the County generally have low-to-moderate (below 40%) rates of overpayment. The trend of population centers having higher rates of overpayment than rural areas is also generally true of neighboring counties, with the highest rates of overpayment occurring within the vicinity of Stockton, Lathrop, Manteca, and Mountain House in San Joaquin County and Merced in Merced County. The western portion of San Joaquin County generally has moderate rates of overpayment (between 40% to 60%) and is higher than the eastern portion of the county.

As shown in Figure 5-22, a significant portion of homeowners in the County and region overpay for housing, although it appears that overpayment is less prevalent for homeowners than renters. The majority of census tracts within Stanislaus County have lowto-moderate (between 20% to 40%) rates of homeowner overpayment. A mix of rural and more urban census tracts in the County have moderate (between 40% to 60%) rates of overpayment, and a few tracts in the vicinity of Ceres and Turlock have high (between 60% to 80%) rates of homeowner overpayment. The rate of homeowner overpayment appears to be higher in neighboring San Joaquin County when compared to Stanislaus County, with a greater number moderate and high overpayment rates. A large western portion rural tracts in San Joaquin County and several more populous tracts near Stockton have high and very high rates of overpayment. Merced in Merced County also contains several tracts with high levels of homeowner overpayment.

When comparing renter to homeowner overpayment (Figures 5-21 and 5-22), the census tracts with high rates of overpayment do not generally overlap. Renters tend to have higher rates of overpayment overall, and these high rates of overpayment are concentrated in population centers, while homeowners generally have lower rates of overpayment, with these higher rates occurring both in more rural and urban areas.

Local Trends
Figure 5-21 and Figure 5-22 indicate that renter households and owner households demonstrate different patterns of overpayment.

Between 60% to 80% of renter households in census tract 28.02, which covers the eastern portion of the City, pay more than

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-156
30% of its total gross income for housing. The rest of the City has a much lower renter overpayment rate (between 20% to 40%).

Similarly, all areas of the City have a homeowner overpayment rate of between 20% to 40%.

As discussed previously in the Background Report (Table 2-10), approximately 685 (27.6%) of all households in Hughson overpay for housing, which is lower than the percent of households (35.7%) in Stanislaus County that overpay for housing. The majority of lower income households (0-80% AMI) in Hughson overpay for housing, with almost two-thirds (65.7%) of lower income households overpaying (470 of the 715 lower income households). However, this is significantly less than the percentage of lower income households in the County that overpay for housing (84.4% of lower income households in the County overpay for housing). In Hughson, more than twice the number of renter households overpay for housing (460 renter households overpaying) compared to owner households (225 renter households overpaying). Similarly, in Stanislaus County, more renter households overpay for housing than owner households (35,280 renter households versus 26,815 owner households overpay in the County).

Table 5-4, which breaks overpayment rates into census block groups using 2015-2019 ACS data, provides a different picture of overpayment than Figure 5-21 and Figure 5-22, which use 2017-2021 ACS census tract level data. As shown in Table 5-4, the highest renter overpayment rate in Hughson occurs in the northwestern (76.4% renter overpayment rate) and south-central (68.3% renter overpayment rate) portions of the City (Block Groups 2 and 3, respectively). Renter overpayment rates are comparatively lower, but still significant, for the eastern (56.1% renter overpayment rate) and southwestern (34.6% renter overpayment rate) portions of the City (Block Groups 1 and 3, respectively). Again, using this data set, homeowner overpayment rates are relatively lower when compared to renter overpayment rates. For residents who own their home, the highest homeowner overpayment rate occurs in the southwestern (65.4% homeowner overpayment rate) and eastern (43.9% homeowner overpayment rate) portions of the City (Block Groups 4 and 1, respectively). Fewer than a third of homeowners in the south-central and northwestern portions of the City overpay for housing (31.7% homeowner overpayment rate for Block Group 3 and 23.6% for Block Group 2).

Taken as a whole, the data indicate that renters in the northwestern, south-central, and eastern portions of the City are more likely to overpay for housing than renters in the southwestern portion of the City, and these areas should be considered to have sensitive renter populations that may be vulnerable to displacement. Conversely, the southwestern portion of the City should be considered sensitive with regards to homeowner overpayment and the eastern portion of the City should be considered moderately sensitive for homeowners.

Sites Inventory
As shown in Figures 5-21 and 5-22 and Table 5-4, the sites inventory distributes sites for all income levels throughout the City.

As shown, the majority of lower income sites are located within the eastern and northwestern portions of the City. While these census block groups have been identified to accommodate the highest number of lower-income RHNA sites, they also contain a mix of moderate- and above moderate-income sites. These areas are considered to have sensitive renter populations. In addition, the south-central and southwestern areas of the City contain 134 lower income RHNA units, 16 moderate-, and one above moderate-income units. The construction of new housing would not directly displace any existing renters in these areas; however, redevelopment activities have the potential to increase rents in the area and indirectly displace renters. This externality would be more likely to affect the City as a whole rather than specific neighborhoods due to the City’s small geographic area. The Housing Plan contains a number of programs to address displacement risks due to overpayment at both the citywide and neighborhood level; refer to the Findings section below for further details.

The sites inventory was designed to counteract indirect impacts to sensitive groups, including renter populations vulnerable to displacement, by including a mix of RHNA sites throughout the City at all income levels. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to cost burden for renters. Similarly, while homeowner overpayment does occur in the City, rates of homeowner overpayment are lower than for renters. Similar to renters, the sites inventory is not expected to contribute to cost burden for homeowners, including in the southwestern and eastern portions of the City.

OVERCROWDING
Typically, a housing unit is considered overcrowded if there is more than one person per room and severely overcrowded if there are more than 1.5 persons per room. Figure 5-23 shows regional and local trends at the census tract level related to overcrowding in households.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-157
Regional Trends
As shown in Figure 5-23, there are generally very low levels of overcrowding in Stanislaus County (less than 5%); however, a number of census tracts have low (between 5% to 10%) and moderate (between 10% to 15%) levels of overcrowding. These areas with low-to-moderate overcrowding occur in population centers including Patterson, Riverbank, Waterford, Turlock, Modesto, and Ceres, as well as some rural tracts in the center, northern, eastern, and southern portions of the County. There are some census tracts with high (between 15% to 20%) and very high (over 20%) overcrowding centered in southwestern Modesto, western Ceres, and in a rural tract east of Modesto and north of Hughson. Hughson has very low levels of overcrowding. There a few census tracts with severely overcrowded households, located in the vicinity of Modesto and Ceres, Turlock, and in a large rural tract in southwestern Stanislaus County. However, severe overcrowding is otherwise very low within the County.

More populated areas in parts of San Joaquin County and Alameda appear to have higher levels of overcrowding than Stanislaus County. Within San Joaquin County, population centers near French Camp, Stockton, and Lodi have high rates of overcrowding.

Similarly, population centers near coastal Alameda County have high rates of overcrowding. Merced County appears to have similar rates of overcrowding as Stanislaus County, with the majority of the County exhibiting lower rates of overcrowding and higher rates occurring in Merced and Delhi. Severe overcrowding occurs within San Joaquin and Merced Counties both within population centers (such as Stockon) and more rural areas.

Local Trends
As discussed in the Needs Assessment of the Housing Element and shown in Figure 5-23, Hughson does not contain a significant percentage of overcrowded households. As shown in Table 2-29, a total of 1.7% of households in the City experience overcrowding (i.e., more than one person per room), which entirely comprises renters. As shown in Table 2-8 in the Housing Needs Assessment, the average household size in Hughson was 2.86 persons in 2020. The average household size was lower for renters (2.46 persons) than owner households (3.08 persons).

As shown in Table 5-4, 0.5% of the entire census tract 29.02, which includes Hughson and unincorporated land in the vicinity, experiences overcrowding. A small degree of overcrowding (0.7%) occurs in the eastern and northwestern portions of the City (Block Groups 1 and 2, respectively). The south-central and southwestern portions of the City do not experience overcrowding and no parts of the City experience severe overcrowding, according to 2015-2019 ACS Census data.

Sites Inventory
The sites inventory distributes sites for all income levels throughout the City in areas of relatively low or no overcrowding. The sites inventory reflects the City’s commitment to support the development of affordable housing in a variety of formats for all income levels in geographic locations throughout the City. The sites inventory and programs in the Housing Plan (such as Program 6, which promotes ADUs, JADUs, and SB 9 units) are designed to provide additional housing choices for families of all sizes. As such, the locations of sites designated to meet the City’s RHNA allocation are not expected to contribute to overcrowding conditions.

SUBSTANDARD HOUSING
Regional Trends
While data are not available specifically related to substandard housing conditions at the regional level, HCD’s AFFH Viewer and knowledge of development patterns in the Central Valley region can be used to infer regional housing conditions. Modern settlement in the portion of the Central Valley surrounding Hughson generally began as small rest stops and trading posts that grew along with the extension of railways in the West in the late 19th and early 20th centuries. Settlement generally consisted of a small downtown area near the railway station surrounded by farms. In many metropolitan areas such as Stockton and Modesto, some of these historic structures still exist, generally concentrated in historic downtown areas. These areas grew around the downtown areas through the expansion of post-WWII suburban development. Suburban development exploded throughout the 1980s and until the housing market crash in the late 2000s due to the availability of cheap, developable land. This historical context is reflected in HCD’s AFFH Viewer, which shows that most city centers have a high percentage (over 60%) of housing units constructed prior to 1960, including Modesto, Ceres, and parts of Turlock, and in neighboring counties, Tracy, Stockton, and Merced. Areas outside of historic city centers generally have a higher percentage of newer development (post-1960). Other small to medium sized cities such as Riverbank, Oakdale, Patterson, Hughson, and Newman mostly consist of newer development.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-158
Local Trends
As discussed in the Housing Needs Assessment, the 2016-2020 ACS data indicates that 19.2% of the housing in the City is greater than 50 years old (i.e., built before 1970). Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements.

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

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

While much of the City’s housing stock is generally in good condition without concentrations of blighted housing or housing in need of significant repair, there are some individual dwelling units in need of major repair at various locations in the City. These homes tend to be older, small homes, often adjacent or near to commercial and industrial uses, and need significant maintenance and rehabilitation. They also tend to be in areas that would benefit from neighborhood investments, including street and lighting improvements. In addition to these specific properties, older homes in the City often need one or two minor or moderate repairs, including re-roofing, window replacement (to increase efficiency), plumbing repair or upgrades, electrical repair or upgrades, and siding repair or replacement. Based on the age of housing and observations of City staff, it is estimated that approximately 1 to 2 percent of the City’s housing stock (26 to 52 units) requires significant improvements or replacement and approximately 10 percent of homes (275) are in need of one or more moderate repairs. Program 9 in the Housing Plan will continue to implement the City’s housing rehabilitation program and identify resources to expand the housing rehabilitation program, while also connecting homes in need of significant repair to the City’s housing rehabilitation program.

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

HOMELESSNESS
Regional and Local Trends
As previously discussed and shown in Table 2-22, the 2023 CSOC PIT Count identified 1,790 households totaling 2,091 homeless individuals Countywide, consisting of 949 (45%) unsheltered and 1,142 (55%) sheltered individuals. Of the 2,091 total homeless persons, 3 (or 0.1%) were located in Hughson. The number of homeless persons in the City increased by 2 persons (200%) persons between the 2022 PIT Count and the 2023 PIT Count. The total number of homeless persons also increased Countywide

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-159
by 234 (12.6%) persons during this same period. Compared to other cities in Stanislaus County, Hughson has a relatively small number of persons experiencing homelessness. The top three cities with high numbers of homeless individuals in 2023 were Modesto (1,642 persons), Turlock (233 persons), and Empire (76 persons). The three cities with the lowest numbers of homeless individuals in 2023 were Keyes (3 persons), Hughson (3 persons), and Waterford (4 persons).

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

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

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

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

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

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

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

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

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-160
include seniors in the Samaritan Village complex, located along the eastern boundary of the City; and mobile home parks, including Big Sky Mobile Home Park (central-western Hughson), Meadowlark Mobile Home Park (central-southern Hughson), and Trieweiler Mobile Home Park (southwestern Hughson). Taken together, this analysis concludes that while displacement could occur anywhere in the City, residents in the south-central (near downtown Hughson) area of the City appear to have the highest risk of displacement due to the significant presence of lower-income renters.

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

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

The sites inventory is intended to increase the overall housing supply in the City, which would provide additional housing options at all income levels and help reduce the risk of economic displacement related to housing shortages. The City recognizes that even though it has identified sufficient locations to accommodate its RHNA allocation at all income levels, there is still the potential for economic (indirect) displacement because of new development and investment. This “knock-on” effect can occur at any time, and it can be challenging for the City to predict market changes and development patterns which have the potential to impact rental rates and sales prices for housing available in the marketplace. To date, the City has no evidence that new development (affordable or market-rate) has resulted in economic displacement. However, to counteract the potential for this externality, the City has included a number of programs to reduce potential impacts of direct and indirect displacement if it occurs as a result of new residential development. As discussed, although displacement could occur city-wide, the south-central area of the City appears to have the highest risk of displacement. As part of Program 22, the City would conduct an analysis to identify existing communities sensitive to displacement; consider gentrification locally, especially the areas in south-central Hughson that are particularly vulnerable; and assess how new development and community investments may potentially influence indirect displacement. If the study shows that displacement is expected as a result of new development, the City will develop an action program based on the identified causes of displacement, including specific actions to monitor and mitigate displacement, such as options to stabilize existing lower income residents/housing. Program 14 directs the City to continue to work with the Stanislaus Urban County to educate residents regarding their rights and refer all potential unlawful eviction cases to the appropriate parties for review and resolution. Program 22 includes a number of tenant provisions such as relocation assistance should any displacement occur during the planning period.

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

Disaster-Driven Displacement
As identified in HCD’s AFFH Guidance (April 2021), research has shown that low-income renter populations are disproportionately exposed to environmental hazards and that housing tenure is a telling determinant of social vulnerability to disasters. Renters bear

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-161
the brunt of the existing affordable housing shortage, and their adaptive capacity to cope and recover from the impacts of environmental hazards may be reduced due to systemic inequities and limited resources. Furthermore, renters also face the added physical challenges because they do not control the housing units they live in, and are more likely to be displaced post-disaster because of the following forces:
• Lack of control of when or if their housing unit will be rebuilt, • Lack of control of the maintenance or possible addition of resilience investments to the property, • Fewer financial resources to rebuild rental housing than for homeowners, • Rental price increases as rental housing supply decreases, • Evictions, and
• More likely to live in housing typologies such as apartments or duplexes, which can take longer to rebuild post-disaster.

As previously described in the Housing Constraints section of this Background Report, there are no major environmental hazards such as major polluters, wildfire, or seismic hazards that are likely to displace residents in Hughson. Environmental constraints, to the extent they exist in Hughson, primarily involve impacts to air and water quality due to agricultural uses. Existing regulations such as those related to the storage and transportation of hazardous materials would minimize the potential for environmental conditions or disasters that would result in the displacement of residents.

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

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

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

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

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

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

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

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

FIGURE 5-22: OVERPAYMENT BY HOME OWNERS (2017-2021) - ACS TRACT LEVEL 0 21
Miles
0 1,000 2,000
±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Owner Households with Mortgages
whose Monthly Owner Costs are 30.0 Percent or
More of Household Income
< 20%
20% - 40%
40% - 60%
60% - 80%
> 80%

A L A M E D A

C O U N T Y

C A L A V E R A S

C O U N T Y

C O N T R A

C O S T A

C O U N T Y

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

S A N J O A Q U I N

C O U N T Y

S A N T A C L A R A

C O U N T Y

S A N T A

C R U Z

C O U N T Y

S O L A N O

C O U N T Y

S T A N I S L A U S

C O U N T Y

T U O L U M N E

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

S T A N I S L A U S

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

FIGURE 5-23: OVERCROWDING & SEVERE OVERCROWDING (ACS, 2017 - 2021) - TRACT 0 21
Miles
0 1,000 2,000 ±
Feet
Legend
Inventory
Vacant
Underutilized
Vacant-Consolidate
Opportunity
Underutilized
Potential
Backup
Religous
City of Hughson
County Boundary
Percent of Severely Overcrowded Units
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%
Percent of Overcrowded Units
Less than 5%
5% - 10%
10% - 15%
15% - 20%
More than 20%

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-165
C. ANALYSIS OF CONTRIBUTING FACTORS AND FAIR HOUSING

PRIORITIES AND GOALS
The December 2015 Affirmatively Furthering Fair Housing Rule Guidebook published by HUD identifies examples of contributing factors by each fair housing issue area: outreach, fair housing enforcement and outreach capacity, segregation and integration, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, disparities in access to opportunities for persons with disabilities, disproportionate housing needs, including displacement risks, and sites inventory. Based on the analysis included in this Background Report, including the information discussed in Chapter 5 (Affirmatively Furthering Fair Housing), the City has identified in Table 5-10 potential contributing factors to fair housing issues in Hughson and outlines the meaningful actions to be taken. The meaningful actions listed in Table 5-10 relate to the actions identified in the Housing Plan. 5-10: Fair Housing Issues and Contributing Factors
Fair Housing Issue Contributing Factors Priority Meaningful Action Fair Housing Resources, including
Enforcement and Outreach, and
Reported Levels of Discrimination
• Lack of understanding of fair
housing rights, including
understanding where to access
readily available information
regarding fair housing
resources and how to receive
assistance in filing a complaint
• Lack of education of public and
private housing providers
regarding rights and
responsibilities under the FHA
and FEHA
High Program 14
Program 15
Integration/Segregation • There are no patterns of
isolation or segregation
apparent when considering
characteristics of special needs
households
R/ECAPs and RCAAs • There are no R/ECAPs or
RCAAs within the city
Access to Opportunity • Moderate education
opportunity scores
• Moderate environmental
opportunity scores
• District-wide and schoolspecific factors resulting in moderate to low education
scores
• Regional factors resulting in
moderate to low environmental
scores
• Historical racially restrictive
covenants
• Predominantly single-family
subdivisions
Medium Program 1
Program 2
Program 5
Program 6
Program 7
Program 11A
Program 13
Program 22

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-166
Disproportionate Housing Needs,
including Overpayment and
Substandard Housing
• On-going need for affordable
housing options
• Need for assistance with
monthly housing costs
• Lack of local information
regarding available housing
rehabilitation, emergency
repair, and weatherization
programs
• Need for targeted housing
revitalization strategies
High Program 1
Program 2
Program 5
Program 6
Program 7
Program 11A
Program 13
Program 22
Displacement Risk • Land use and zoning laws
• Displacement of residents due
to economic pressures
• Displacement of residents due
to substandard housing
Medium/Low Program 8
Program 22
Based on the issues identified in this Background Report, the following are the top three issues to be addressed through the programs in the Housing Plan:

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

2. Addressing disproportionate housing needs, including addressing rehabilitation of the existing housing stock and increased variety of housing types at affordable prices.

3. Housing mobility enhancement to increase access to educational and environmental opportunities citywide.

Moving forward, the City remains committed to providing a diversity of housing options for all income levels, encouraging development throughout the community to help overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. The vast majority of the City’s Housing Programs designed to address fair housing will be implemented on an ongoing basis, with annual progress reports and program evaluations to ensure they are achieving the City’s objectives. The following list summarizes those programs identified in this Housing Element which affirmatively further fair housing and implement the County AI’s recommendations:
• Programs 1 and 2, to facilitate affordable and special needs housing construction • Program 4, to ensure adequate sites for all income levels and housing types, including affordable and special needs housing, are available throughout the 6th Cycle
• Program 6, to encourage the production of accessory dwelling units • Program 7, to extend rental subsidies to extremely low and very low-income households and increase use of Housing Choice Vouchers throughout the community, including relatively higher opportunity areas • Program 8, to preserve existing affordable housing
• Program 9, to rehabilitate lower income housing and reduce displacement through increasing access to funding to address substandard conditions and emergency repairs
• Program 11A, to accommodate specialized housing types and update the City’s policies and procedures regarding low barrier navigation centers, supportive housing, employee housing, and farmworker housing • Program 13, to promote opportunities for density bonus provisions to incentivize and encourage affordable and special needs housing, including housing that improves access to opportunities • Program 14, to continue utilizing the Stanislaus Urban County and Project Sentinel or other qualified fair housing service provider to assist with addressing fair housing issues in Hughson, to educate the community, especially Hughson’s

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-167
underserved and underrepresented residents, and to establish a process to refer and follow up on fair housing complaints/concerns to affirmatively further fair housing • Program 15, to improve community access, including underserved and disadvantaged residents, to information regarding housing programs, including increasing access homeownership opportunities, fair housing assistance, rehabilitation and emergency repair programs, Housing Choice Voucher programs, code enforcement assistance, and shared living opportunities
• Programs 16 and 17, to increase access for persons with a disability to new housing opportunities and to improve existing housing to support aging/living at home
• Program 19, to connect very low and low-income residents and employees with access to new housing opportunities • Program 20, to replace affordable units
• Program 22, to facilitate equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing and address impediments identified in the analysis To the extent that these programs represent ongoing work efforts, these programs are evaluated for effectiveness in Chapter 6 of this Background Report. The City has undertaken a series of proactive amendments to its Zoning Ordinance to address new requirements related to density bonus law and accessory dwelling units, and the City will continue to partner with local and regional stakeholders to affirmatively further fair housing.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-168

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

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

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

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

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

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

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

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

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

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

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

Table 6-1. Regional Housing Needs Allocation (RHNA) 2015-2023 - Citywide Allocation Extremely
Low
Very Low Low Moderate Above
Moderate
TOTAL
Hughson 2015-2023
RHNA
53 34 38 93 218
Total Permitted 2015 32
Total Permitted 2016 15
Total Permitted 2017 16
Total Permitted 2018 8
Total Permitted 2019 21
Total Permitted 2020 10
Total Permitted 2021

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-169
Table 6-1. Regional Housing Needs Allocation (RHNA) 2015-2023 - Citywide Total Permitted 2022 14
Remaining Need 53 34 38 0 (23 surplus) 125
Source: City of Hughson, 2015, 2016, 2017, 2018, 2019, 2020, 2021, and 2022 Annual Element Progress Reports.

C. APPROPRIATENESS AND EFFECTIVENESS OF THE 2015-2023

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

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

During the 5th Cycle, the City worked to further housing opportunities and implement the Housing Element. The City’s housing related accomplishments are outlined in Table 6-2 below.

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

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

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

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

Action H-1-2: The City shall ensure that the development community (both nonprofit and for-profit) is aware of the housing programs, technical assistance, and funding
available by publishing the City’s Housing Element, Annual Action Plan, and respective notices.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Annually
Accomplishments: Implemented and ongoing. The City meets and coordinates with developers and non-profits and other organizations on all aspects of a proposed project and offers to assist where applicable.

Status:  Keep  Modify  Remove
This program has been effective and will be modified and merged with Program 1, Partnerships and Assistance for Affordable Housing, and Program 2, Affordable Housing Funding Sources.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-170
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Action H-1-3: The City shall continue to maintain a current inventory of vacant residentially-zoned parcels and
associated development potential and a list of recently approved residential projects to assist developers in
identifying land suitable for residential development. To ensure adequate sites are available throughout the planning period to meet the City’s RHNA, the City shall continue to annually update the inventory. The City shall continue to make this information available to the public and developers.

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

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

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

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

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

GOAL 2: Affordable Housing.

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

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

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

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

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

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

Action H-2-3: The City shall coordinate with the Stanislaus Workforce and Economic Development Alliance to research employment growth and housing production figures to
Accomplishments: Implemented and ongoing. The City monitors housing affordability internally, and with outside organizations such as the Stanislaus County Housing Authority.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-171
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element monitor housing affordability to a broad spectrum of city residents.

Responsibility: Stanislaus County Housing Authority and the City Planning and Building Department
Funding: General funds
Timeframe: Ongoing
Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 18, Coordinate with Housing Support Service Agencies to ensure that the City continues to monitor housing affordability to a broad spectrum of city residents.

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

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

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

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

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

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

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

GOAL 3: Neighborhood Preservation/Housing Rehabilitation.

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

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

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be merged into Program 2, Affordable Housing Funding Sources, and Program 9, Housing Rehabilitation and Neighborhood Improvement, to ensure that the City continues to pursue funding for public facilities to enhance existing neighborhoods.

Action H-3-2: The City shall continue to investigate
complaints and take action concerning Code Enforcement
violations to encourage rehabilitation of substandard
Accomplishments: Implemented and ongoing. The City continues to focus on neighborhood preservation issues and has compiled a team of code enforcement, building, police services and fire to address issues. In 2018,

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-172
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element residential properties by homeowners and landlords and
improve overall housing quality and conditions in the city.

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Ongoing
the City worked on a chain link fence removal projects and other efforts to restore the beauty of the older parts of Hughson.

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

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

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

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

GOAL 4: Equal Opportunity Housing and Discrimination Prevention.

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

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

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

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

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

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

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

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

Responsibility: Planning and Building Department
Accomplishments: Implemented and ongoing. The City continues to refer housing discrimination complaints appropriately.

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

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-173
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Funding: General funds
Timeframe: Ongoing
GOAL 5: Special Needs.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-174
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Action H-5-6: To facilitate housing opportunities for
extremely low-income residents, the City shall update its Zoning Code to allow for SROs in all zones where boarding and rooming houses are allowed. SROs will continue to be allowed with a conditional use permit in the Multiple Family Residential Zone (R-3) and the General Commercial Zone (C2). The conditions for these units will continue to be minimal and will only require review by the Community Development Director.

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

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

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

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

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

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

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

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

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

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

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

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

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

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-175
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Timeframe: Consider opportunities on an annual basis;
Ongoing
GOAL 6: Sustainability, Residential Energy Efficiency, and Water Conservation.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

GOAL 7: Implementation Monitoring.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-176
Table 6-2. Achievements and Implementation of 2015-2023 Housing Element Action H-7-1: The City shall review and report annually on the implementation of Housing Element programs and the
City’s effectiveness in meeting the program objectives for the prior calendar year. The City shall present the annual report to the City Council at a public hearing before submitting the annual report to the California Department of Housing and Community Development (HCD) and the Office of Planning
and Research (OPR).

Responsibility: Planning and Building Department
Funding: General funds
Timeframe: Annually
Accomplishments: Partially implemented and ongoing. The City has submitted APRs for most years within the 5th Cycle.

Status:  Keep  Modify  Remove
This program is effective, remains necessary, and will be kept as Program 3, Housing Element Monitoring/Annual Reporting, to ensure that the City continues to publicize the Home Weatherization Program.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-177

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

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

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

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

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

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

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

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

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-178

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

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

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

Modesto Junior College operates the “Sunrise Energy Center.” The Center was started under a California Energy Commission grant for the development of an energy resource center. “Sunrise” offers conservation and solar energy classes, consumer product information, and computer programs for conservation and solar energy. The Center provides an informational resources clearing house for residents and businesses with a statewide computer link; experimentation

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-179
in alternative fuels such as methane, solar, and gasohol; outreach services to improve farming practices; and the building in which the center is housed serves as a demonstration/laboratory for solar projects and weatherization.

The Central Valley Opportunity Center (CVOC) offers a Federally-funded Home Weatherization Program to fund the installation of energy conservation devices, minor home repairs, carbon monoxide safety checks, and energy conservation education. This service is provided to both low-income homeowners and renters in the county who are at or below 150% of the Poverty Guidelines.

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

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

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

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

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

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

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-180
Working within this framework, the City of Hughson’s Housing Element identifies priority goals, policies, and action programs for the 2023-2031 planning period that directly address the housing needs of Hughson’s existing and future residents. The policies contained in other elements of the City’s General Plan affect many aspects of life that residents enjoy such as the amount and variety of open space; the preservation of natural, historic, and cultural resources; permitted noise levels in residential areas; and the safety of the residents in the event of a natural or human-made disaster. The Housing Element has been reviewed for consistency with the City’s other General Plan elements and the policies and programs in this element do not conflict with the policy direction contained in other parts of the General Plan. As portions of the General Plan are amended in the future, the Housing Element will be reviewed to ensure that internal consistency is maintained.

APPENDIX A
Inventory of Residential Sites

Table A: Housing Element Sites Inventory, Table Starts in Cell A2 For Stanislaus County jurisdictions, please format the APNs as follows: 999-999-999-999 Jurisdiction Name Site Address/Intersection 5 Digit ZIP Code
Assessor Parcel
Number
Consolidated
Sites
General Plan
Designation
(Current)
Zoning
Designation
(Current)
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(Acres)
Existing
Use/Vacancy Infrastructure Publicly-Owned Site Status
Identified in
Last/Last Two
Planning Cycle(s)
Lower Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total Capacity Optional Information1
HUGHSON 6324 E HATCH RD 95326 018-017-011-000 LDR R-1 0 5 1.866517513 Agricultural/open spaYES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 7 0 7 HUGHSON 6400 E HATCH RD 95326 018-017-013-000 LDR R-1 0 5 0.998137508 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1519 TULLY RD 95326 018-018-020-000 MDR R-2 5.1 14 14.35808028 Educational/institutio YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 0 99 0 99 HUGHSON 1725 N 7TH ST 95326 018-019-005-000 LDR R-1 0 7 0.765823911 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1743 N 7TH ST 95326 018-019-007-000 LDR R-1 0 7 0.941830255 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1801 N 7TH ST 95326 018-019-008-000 LDR R-1 0 7 0.842756751 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1831 N 7TH ST 95326 018-019-011-000 LDR R-1 0 7 0.909565949 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1849 N 7TH ST 95326 018-019-012-000 LDR R-1 0 7 1.455548206 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1937 N 7TH ST 95326 018-019-015-000 LDR R-1 0 7 0.718093406 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1815 N 7TH ST 95326 018-019-028-000 LDR R-1 0 7 1.073671161 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1807 EUCLID RD 95326 018-022-020-000 HDR R-3 10.1 27 4.251908228 Agricultural/open spaYES - Current NO - Privately-OwnedAvailable Used in Prior Housing 87 0 0 87 HUGHSON EUCLID RD 95326 018-022-021-000 HDR R-3 10.1 27 3.063531308 Agricultural/open spaYES - Current NO - Privately-OwnedAvailable Used in Prior Housing 63 0 0 63 HUGHSON EUCLID AVE 95326 018-022-029-000 HDR R-3 10.1 27 3.199001061 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 66 0 0 66 HUGHSON 1921 EUCLID AVE 95326 018-022-030-000 HDR R-3 10.1 27 0.929252528 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 20 0 0 20 HUGHSON FOX RD 95326 018-022-031-000 HDR R-3 10.1 27 3.05773959 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 63 0 0 63 HUGHSON 7TH ST 95326 018-023-027-000 HDR R-3 10.1 27 0.140597542 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 3 0 3 HUGHSON 6754 FOX RD 95326 018-032-008-000 HDR R-3 10.1 27 0.960265475 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 20 0 0 20 HUGHSON 6741 WALKER LN 95326 018-032-062-000 HDR R-3 10.1 27 1.708339447 Residential YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 23 0 0 23 HUGHSON 2030 5TH ST 95326 018-033-045-000 LDR R-1 0 7 1.731924728 Educational/institutio YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON TULLY RD 95326 018-034-010-000 MDR R-2 10.1 27 1.821148575 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 26 11 0 37 HUGHSON 6760 WALKER LN 95326 018-034-015-000 A HDR R-3 10.1 27 1.152313611 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 22 0 0 22 HUGHSON LOCUST ST 95326 018-034-045-000 B HDR R-3 10.1 27 0.08735365 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 2 0 2 HUGHSON 2230 SANTA FE AVE 95326 018-036-001-000 HDR R-3 10.1 27 0.46308036 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 0 9 0 9 HUGHSON 2313 2ND ST 95326 018-036-064-000 HDR R-3 10.1 27 0.148743886 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 0 3 0 3 HUGHSON 2312 1ST ST 95326 018-036-070-000 HDR R-3 10.1 27 0.147676323 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 0 3 0 3 HUGHSON 6712 PINE ST 95326 018-036-074-000 HDR R-3 10.1 27 0.059609371 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 1 0 1 HUGHSON E WHITMORE AVE 95326 018-049-061-000 HDR R-3 10.1 27 0.903503092 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 18 0 0 18 HUGHSON WHITMORE AVE 95326 018-049-064-000 I I 0 0 2.115860371 Parking YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 6512 E WHITMORE AVE 95326 018-049-069-000 HDR R-3 10.1 27 0.963166655 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 19 0 0 19 HUGHSON WHITMORE AVE 95326 018-049-070-000 A HDR R-3 10.1 27 0.155853 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 3 0 0 3 HUGHSON WHITMORE AVE 95326 018-049-071-000 B HDR R-3 10.1 27 0.225998313 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 5 0 0 5 HUGHSON WHITMORE AVE 95326 018-049-072-000 C HDR R-3 10.1 27 0.276067773 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 6 0 0 6 HUGHSON 6560 E WHITMORE AVE 95326 018-049-073-000 D HDR R-3 10.1 27 0.23003248 Vacant YES - Current NO - Privately-OwnedAvailable Used in Prior Housing 5 0 0 5 HUGHSON 6566 E WHITMORE AVE 95326 018-049-074-000 E HDR R-3 10.1 27 0.230581757 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 5 0 0 5 HUGHSON WHITMORE AVE 95326 018-049-075-000 F HDR R-3 10.1 27 0.196670484 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 5 0 0 5 HUGHSON WHITMORE AVE 95326 018-049-076-000 G HDR R-3 10.1 27 0.441761701 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 10 0 0 10 HUGHSON 7TH ST 95326 018-051-046-000 LDR R-1 0 7 0.205954239 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 1 1 HUGHSON 2912 7TH ST 95326 018-053-022-000 MDR R-2 10.1 27 2.708369917 Agricultural/open spaYES - Current NO - Privately-OwnedAvailable Used in Prior Housing 53 0 0 53 HUGHSON VINCENT AVE 95326 018-067-072-000 LDR R-1 0 7 0.146551713 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 1 1 HUGHSON 2231 4TH ST 95326 018-070-009-000 HDR R-3 10.1 27 0.143934532 Parking YES - Current YES - City-Owned Available Not Used in Prior Hou 0 0 0 0 HUGHSON 2207 5TH ST 95326 018-070-016-000 HDR R-3 10.1 27 0.285779023 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1512 BRETON CT 95326 018-085-049-000 LDR R-1 0 7 0.162356661 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 1 1 HUGHSON 1900 COLLINWOOD DR 95326 018-089-011-000 LDR R-1 0 5 0.986265667 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 7561 FOX RD 95326 018-091-040-000 LDR R-1 0 5 1.505436674 Residential YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 0 0 HUGHSON 1717 THOMAS TAYLOR DR 95326 018-091-046-000 LDR R-1 0 5 0.23629688 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 0 1 1 HUGHSON 6935 HUGHSON AVE 95326 018-036-076-000 B DC C-2 0 30 0.077192 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 2 0 2 HUGHSON 6935 HUGHSON AVE 95326 018-036-075-000 A DC C-2 0 30 0.141135 Vacant YES - Current NO - Privately-OwnedAvailable Not Used in Prior Hou 0 3 0 3

APPENDIX B
Analysis of Residential Sites

Map ID Site Address APN
Consolidated
Sites Description of Existing Use Year Built
Existing
Units
Anticipated
Units
Development
Ratio
Improvement to
Land Value Ratio
Anticipated Units:

Existing Units
(ratio)
General Plan
Designation
Zoning
Designation
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(acres)
Existing Use/
Vacancy
PubliclyOwned
Criteria 1
Ownership/
Development
Interest
Criteria 2
Existing Use -
No Structures
Criteria 3
Existing Use -
Intensity <0.22
Development
Ratio
Criteria 4
Existing Use -
Building Age
(Built Before
1979 or No Age)
Criteria 5
Existing Use -
I/L Ratio
(0-2.0)
Criteria 6
Existing Use -
No Property
Restrictions
Criteria 7
Access to
Infrastructure
Underutilized Parcels - 6th Cycle RHNA
46 6324 E HATCH RD 018-017-011-000
Underutilized - single-family unit with dilapidated
accessory structures on 1.89 ac site; Site meets at
least 4 of 7 criteria 1937 1 7 0.02 0.80 7:1 LDR R-1 0 5 1.87 Agricultural/
open space
NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
45 1519 TULLY RD 018-018-020-000
Underutilized - church with associated small school
on large 14.36 ac site; Site is consistent with Criteria 1:
owner has expressed interest in redeveloping 1975 0 99 0.03 18.28 99:0 MDR R-2 5.1 14 14.36 Educational/
institutional/
religious
NO - PrivatelyOwned Yes No Yes Yes No Yes Yes
38 1807 EUCLID AVE 018-022-020-000
Underutilized - 4.25 ac agricultural parcel with singlefamily unit, zoned for higher density; Site is consistent with Criteria 1: owner has expressed interest in
redeveloping 1967 1 87 0.01 2.93 87:1 HDR R-3 10.1 27 4.25 Agricultural/o
pen space
NO - PrivatelyOwned Yes No Yes Yes No Yes Yes
30 1921 EUCLID AVE 018-022-030-000
Underutilized - single-family unit on 0.93 ac site zoned for higher density; Site meets at least 4 of 7 criteria 1926 1 20 0.03 1.18 20:1 HDR R-3 10.1 27 0.93 Vacant NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
2 6754 FOX RD 018-032-008-000
Underutilized - single-family unit on 0.96 ac site zoned for higher density; Site meets at least 4 of 7 criteria 1938 1 20 0.03 0.93 20:1 HDR R-3 10.1 27 0.96 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
3 6741 WALKER LN 018-032-062-000
Underutilized - 3 single-family units on 1.71 ac site
zoned for higher density; Site meets at least 4 of 7
criteria 1915 3 23 0.01 1.67 23:3 (7.7:1) HDR R-3 10.1 27 1.71 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
6 6760 WALKER LN 018-034-015-000 A (w/ Site 7)
Underutilized - single-family unit w/ accessory
structures zoned for higher density; Site is consistent with Criteria 1: owner has expressed interest in
redeveloping 1941 1 22 0.01 2.85 22:1 HDR R-3 10.1 27 1.15 Residential NO - PrivatelyOwned Yes No Yes Yes No Yes Yes
12 E WHITMORE AVE 018-049-061-000
Underutilized - single-family unit on 0.90 ac site zoned for higher density; Site is consistent with Criteria 1:
owner has expressed interest in redeveloping 1972 1 18 0.03 2.07 18:1 HDR R-3 10.1 27 0.90 Residential NO - PrivatelyOwned Yes No Yes Yes No Yes Yes
14 6512 E WHITMORE AVE 018-049-069-000
Underutilized - single-family unit on 0.96 ac site zoned for higher density; Site is consistent with Criteria 1:
owner has expressed interest in redeveloping 1950 1 19 0.02 8.28 19:1 HDR R-3 10.1 27 0.96 Residential NO - PrivatelyOwned Yes No Yes Yes No Yes Yes
21 WHITMORE AVE 018-049-076-000
G (w/ Sites 15-
20)
Single-family unit on 0.44 ac site (to be consolidated
with sites 15-20); Site is consistent with Criteria 1:
owner has expressed interest in redeveloping 1930 1 10 0.07 1.33 10:1 HDR R-3 10.1 27 0.44 Residential NO - PrivatelyOwned Yes No Yes Yes Yes Yes Yes
23 2912 7TH ST 018-053-022-000
Underutilized - 2.71 ac agricultural parcel with singlefamily unit, zoned for higher density; Site meets at least 4 of 7 criteria 1926 1 53 0.01 0.13 53:1 MDR R-2 10.1 27 2.71 Agricultural/
open space
NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
42 EUCLID AVE 018-022-021-000
Vacant - 3.06 ac agricultural parcel zoned for higher
density - 0 63 0.00 0.00 NA HDR R-3 10.1 27 3.06
Agricultural/
open space
NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
35 EUCLID AVE 018-022-029-000
Vacant - 3.20 ac agricultural parcel zoned for higher
density - 0 66 0.00 0.00 NA HDR R-3 10.1 27 3.20 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
31 FOX RD 018-022-031-000
Vacant - 3.06 ac agricultural parcel zoned for higher
density - 0 63 0.00 0.00 NA HDR R-3 10.1 27 3.06 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
6th Cycle RHNA - Vacant Parcels (No Underutilized/Nonvacant Analysis Required) 1A 7TH ST 018-023-027-000 Vacant - 0.14 ac parcel zoned for higher density - 0 3 0.00 0.00 NA HDR R-3 10.1 27 0.14 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
5 TULLY RD 018-034-010-000 Vacant - 1.82 ac parcel zoned for higher density - 0 37 0.00 0.00 NA MDR R-2 10.1 27 1.82 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
7 LOCUST ST 018-034-045-000 B (w/ Site 6) Vacant infill parcel zoned for higher density - 0 2 0.00 0.00 NA HDR R-3 10.1 27 0.09 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
8 2230 SANTA FE AVE 018-036-001-000 Vacant infill parcel zoned for higher density - 0 9 0.00 0.00 NA HDR R-3 10.1 27 0.46 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
9 2313 2ND ST 018-036-064-000 Vacant infill parcel zoned for higher density - 0 3 0.00 0.00 NA HDR R-3 10.1 27 0.15 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
10 2312 1ST ST 018-036-070-000 Vacant infill parcel zoned for higher density 1940 0 3 0.09 0.01 NA HDR R-3 10.1 27 0.15 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
11 6712 PINE ST 018-036-074-000 Vacant infill parcel zoned for higher density 1956 0 1 0.17 0.00 NA HDR R-3 10.1 27 0.06 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
15 WHITMORE AVE 018-049-070-000 A (w/ Site 21) Vacant infill parcel zoned for higher density - 0 3 0.00 0.00 NA HDR R-3 10.1 27 0.16 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
16 WHITMORE AVE 018-049-071-000 B (w/ Site 21) Vacant infill parcel zoned for higher density - 0 5 0.00 0.00 NA HDR R-3 10.1 27 0.23 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
17 WHITMORE AVE 018-049-072-000 C (w/ Site 21) Vacant infill parcel zoned for higher density - 0 6 0.00 0.00 NA HDR R-3 10.1 27 0.28 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
18 6560 E WHITMORE AVE 018-049-073-000 D (w/ Site 21) Vacant infill parcel zoned for higher density - 0 5 0.00 0.00 NA HDR R-3 10.1 27 0.23 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
19 6566 E WHITMORE AVE 018-049-074-000 E (w/ Site 21) Vacant infill parcel zoned for higher density - 0 5 0.00 0.00 NA HDR R-3 10.1 27 0.23 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
20 WHITMORE AVE 018-049-075-000 F (w/ Site 21) Vacant infill parcel zoned for higher density - 0 5 0.00 0.00 NA HDR R-3 10.1 27 0.20 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes

Map ID Site Address APN
Consolidated
Sites Description of Existing Use Year Built
Existing
Units
Anticipated
Units
Development
Ratio
Improvement to
Land Value Ratio
Anticipated Units:

Existing Units
(ratio)
General Plan
Designation
Zoning
Designation
Minimum
Density
Allowed
(units/acre)
Maximum
Density
Allowed
(units/acre)
Parcel Size
(acres)
Existing Use/
Vacancy
PubliclyOwned
Criteria 1
Ownership/
Development
Interest
Criteria 2
Existing Use -
No Structures
Criteria 3
Existing Use -
Intensity <0.22
Development
Ratio
Criteria 4
Existing Use -
Building Age
(Built Before
1979 or No Age)
Criteria 5
Existing Use -
I/L Ratio
(0-2.0)
Criteria 6
Existing Use -
No Property
Restrictions
Criteria 7
Access to
Infrastructure
22 7TH ST 018-051-046-000 Vacant infill parcel - 0 1 0.00 0.00 NA LDR R-1 0 7 0.21 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
24 VINCENT AVE 018-067-072-000 Vacant infill parcel - 0 1 0.00 0.00 NA LDR R-1 0 7 0.15 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
27 1512 BRETON CT 018-085-049-000 Vacant infill parcel - 0 1 0.00 0.00 NA LDR R-1 0 7 0.16 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
30A 1717 THOMAS TAYLOR DR 018-091-046-000 Vacant infill parcel - 0 1 0.00 0.00 NA LDR R-1 0 5 0.24 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
31 6935 HUGHSON AVE 018-036-076-000 B (w/ Site 32) Vacant - Commercial site allowing mixed-use - 0 2 0.00 0.00 NA DC C-2 0 30 0.08 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
32 6935 HUGHSON AVE 018-036-075-000 A (w/ Site 31) Vacant - Commercial site allowing mixed-use - 0 3 0.00 0.00 NA DC C-2 0 30 0.14 Vacant NO - PrivatelyOwned Yes Yes Yes Yes Yes Yes Yes
Parcels Considered but Not Used Toward RHNA
1 6400 E HATCH RD 018-017-013-000
Underutilized - single-family unit on 1.0 ac site; Site meets at least 4 of 7 criteria 1975 1 0 0.05 1.79 NA LDR R-1 0 5 1.00 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
4 2030 5TH ST 018-033-045-000
Underutilized - church on 1.73 ac site; Site is
consistent with Criteria 1: religious institution 1966 0 0 0.14 10.48 NA LDR R-1 0 7 1.73 Educational/
institutional/
religious
NO - PrivatelyOwned Yes No Yes Yes No Yes Yes
43 1725 N 7TH ST 018-019-005-000 Single-family unit on 0.77 ac site 1955 1 0 0.07 2.23 NA LDR R-1 0 7 0.77 Residential NO - PrivatelyOwned No No Yes Yes No Yes Yes
40 1743 N 7TH ST 018-019-007-000
Single-family unit on 0.94 ac site; Site meets at least 4 of 7 criteria 1950 1 0 0.03 1.78 NA LDR R-1 0 7 0.94 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
39 1801 N 7TH ST 018-019-008-000
Single-family unit on 0.84 ac site; Site meets at least 4 of 7 criteria 1959 1 0 0.05 1.45 NA LDR R-1 0 7 0.84 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
36 1831 N 7TH ST 018-019-011-000
Single-family unit on 0.91 ac site; Site meets at least 4 of 7 criteria 1952 1 0 0.03 0.53 NA LDR R-1 0 7 0.91 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
33 1849 N 7TH ST 018-019-012-000
Single-family unit on 1.46 ac site; Site meets at least 4 of 7 criteria 1952 1 0 0.02 0.73 NA LDR R-1 0 7 1.46 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
29 1937 N 7TH ST 018-019-015-000
Single-family unit on 0.72 ac site; Site meets at least 4 of 7 criteria 1964 1 0 0.09 1.67 NA LDR R-1 0 7 0.72 Residential NO - PrivatelyOwned No No Yes Yes Yes Yes Yes
37 1815 N 7TH ST 018-019-028-000 Single-family unit on 1.07 ac site 1951 1 0 0.06 3.55 NA LDR R-1 0 7 1.07 Residential NO - PrivatelyOwned No No Yes Yes No Yes Yes
13 WHITMORE AVE 018-049-064-000
Underutilized - parking lot and outside storage
currently used to store RVs - 0 0 0.00 0.00 NA I I 0 0 2.12 Parking NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
25 2231 4TH ST 018-070-009-000
Underutilized - City-owned parking lot zoned for higher density; Site is consistent with Criteria 1: City-owned - 0 0 0.00 0.00 NA HDR R-3 10.1 27 0.14 Parking YES - CityOwned Yes Yes Yes Yes Yes Yes Yes
26 2207 5TH ST 018-070-016-000 Underutilized - Site meets at least 4 of 7 criteria 1926 0 0 0.04 1.21 NA HDR R-3 10.1 27 0.29 Vacant NO - PrivatelyOwned No Yes Yes Yes Yes Yes Yes
28 1900 COLLINWOOD DR 018-089-011-000
Underutilized - single-family unit with accessory
structure on 0.99 ac site 1972 1 0 0.05 2.36 NA LDR R-1 0 5 0.99 Residential NO - PrivatelyOwned No No Yes Yes No Yes Yes
29A 7561 FOX RD 018-091-040-000
Underutilized - single-family unit with accessory
structure on 1.51 ac site 1982 1 0 0.04 3.89 NA LDR R-1 0 5 1.51 Residential NO - PrivatelyOwned No No Yes No No Yes Yes

APPENDIX C
Housing Needs and Priorities Survey

Hughson Housing Needs and Priorities Survey
1 / 40

66.84% 129

2.59% 5

30.05% 58

0.52% 1
Q1 Do you live and/or work in Hughson? Note: If you currently live in Hughson, you will be asked a few follow-up questions about your current living situation on the following page. If you live somewhere else, you will skip these resident-specific questions and proceed to more general questions about your housing conditions. Whether or not you are a resident, your input will still help the City plan to meet our long-term housing needs.

Answered: 193 Skipped: 0
TOTAL 193
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
I live in
Hughson but ...

My job is in
Hughson but ...

I live and
work in Hughson
I do not live
or work in...

ANSWER CHOICES RESPONSES
I live in Hughson but my job is located somewhere else
My job is in Hughson but I live somewhere else
I live and work in Hughson
I do not live or work in Hughson

Hughson Housing Needs and Priorities Survey
2 / 40

8.24% 15

16.48% 30

21.43% 39

20.33% 37

33.52% 61
Q2 How long have you lived in the City?
Answered: 182 Skipped: 11
TOTAL 182
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
0-2 years
2-5 years
5-10 years
10-20 years
20+ years

ANSWER CHOICES RESPONSES
0-2 years
2-5 years
5-10 years
10-20 years
20+ years

Hughson Housing Needs and Priorities Survey
3 / 40

19.23% 35

13.74% 25

45.60% 83

28.57% 52

34.07% 62

68.13% 124

7.69% 14

2.20% 4

19.78% 36
Q3 What made you decide to live here? Select all that apply.

Answered: 182 Skipped: 11
Total Respondents: 182
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Proximity to
job/work
Quality of
housing stock
Proximity to
family and/o...

Affordability
(at the time...

Quality of
local school...

Safety of
neighborhood
City services
and programs
Proximity to
shopping and...

Other (please
specify)

ANSWER CHOICES RESPONSES
Proximity to job/work
Quality of housing stock
Proximity to family and/or friends
Affordability (at the time I moved here)
Quality of local school system
Safety of neighborhood
City services and programs
Proximity to shopping and services
Other (please specify)

Hughson Housing Needs and Priorities Survey
4 / 40

79.55% 140

14.77% 26

5.11% 9

0.57% 1

0.00% 0
Q4 Do you currently own or rent your home?
Answered: 176 Skipped: 17
TOTAL 176
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
I own my home
I rent my home
I live with
extended fam...

I rent a room
in a home
I am currently
without...

ANSWER CHOICES RESPONSES
I own my home
I rent my home
I live with extended family or with another household (neither own nor rent) I rent a room in a home
I am currently without permanent shelter

Hughson Housing Needs and Priorities Survey
5 / 40

18.75% 33

9.09% 16

7.39% 13

2.84% 5

0.57% 1

1.70% 3

76.70% 135
Q5 If you wish to own a home in Hughson but do not currently own one, what issues are preventing you from owning a home at this time? Select all that apply.

Answered: 176 Skipped: 17
Total Respondents: 176
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
I cannot find
a home withi...

I do not
currently ha...

I do not
currently ha...

I cannot find
a home that...

I cannot
currently fi...

I do not
currently wi...

I already own
a home in...

ANSWER CHOICES RESPONSES
I cannot find a home within my target price range in Hughson I do not currently have the financial resources for an appropriate down payment I do not currently have the financial resources for an adequate monthly mortgage payment I cannot find a home that suits my living needs in Hughson (e.g., housing size, disability accommodations, floorplan) I cannot currently find a home that suits my quality standards in Hughson (e.g., interior maintenance, finishes, landscaping)
I do not currently wish to own or rent a home in Hughson I already own a home in Hughson

Hughson Housing Needs and Priorities Survey
6 / 40

92.05% 162

2.27% 4

1.70% 3

0.57% 1

2.84% 5

0.00% 0

0.57% 1
Q6 Select the type of housing that best describes your current home.

Answered: 176 Skipped: 17
TOTAL 176
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single-family
home (detached)
Duplex/attached
home
Multi-family
home...

Accessory
Dwelling Uni...

Mobile home
Currently
without...

Other (please
specify)

ANSWER CHOICES RESPONSES
Single-family home (detached)
Duplex/attached home
Multi-family home (apartment/condominium)
Accessory Dwelling Unit, granny flat, guest house
Mobile home
Currently without permanent shelter
Other (please specify)

Hughson Housing Needs and Priorities Survey
7 / 40

65.34% 115

27.27% 48

5.11% 9

2.27% 4

0.00% 0
Q7 How satisfied are you with your current housing situation? Answered: 176 Skipped: 17
TOTAL 176
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
I am very
satisfied
I am somewhat
satisfied
I am somewhat
dissatisfied
I am
dissatisfied
If you
answered...

ANSWER CHOICES RESPONSES
I am very satisfied
I am somewhat satisfied
I am somewhat dissatisfied
I am dissatisfied
If you answered somewhat dissatisfied or dissatisfied, please explain.

Hughson Housing Needs and Priorities Survey
8 / 40
Q8 If you answered dissatisfied or somewhat dissatisfied to the prior question, please provide a reason below. (If not, please skip).

Answered: 34 Skipped: 159

Hughson Housing Needs and Priorities Survey
9 / 40

70.11% 122

29.89% 52
Q9 Do you think that the range of housing options currently available in the City of Hughson meets the needs of the community?
Answered: 174 Skipped: 19
TOTAL 174
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes
No

ANSWER CHOICES RESPONSES
Yes
No

Hughson Housing Needs and Priorities Survey
10 / 40

44.17% 72

15.95% 26

15.34% 25

18.40% 30

23.93% 39

9.20% 15

3.07% 5

5.52% 9

30.67% 50
Q10 What types of additional housing are most needed in the City of Hughson? Select all that apply.

Answered: 163 Skipped: 30
Total Respondents: 163
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single-family
(detached)
Duplex,
triplex, and...

Townhomes or
condominiums...

Apartments
(multi-famil...

Senior housing
Accessory
Dwelling Uni...

Permanent
supportive...

Housing for
people with...

Other (please
specify)

ANSWER CHOICES RESPONSES
Single-family (detached)
Duplex, triplex, and fourplex
Townhomes or condominiums (multi-family ownership homes) Apartments (multi-family rental homes)
Senior housing
Accessory Dwelling Unit, granny flat, guest house
Permanent supportive housing (for the homeless, transitional housing, etc.) Housing for people with disabilities (please specify in comment field below) Other (please specify)

Hughson Housing Needs and Priorities Survey
11 / 40

54.86% 96

32.57% 57

0.00% 0

11.43% 20

1.14% 2
Q11 How would you rate the physical condition of the home you live in? Answered: 175 Skipped: 18
TOTAL 175
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Excellent
condition
Shows signs of
minor deferr...

Needs
extensive ma...

Needs one or
more major...

Other (please
specify)

ANSWER CHOICES RESPONSES
Excellent condition
Shows signs of minor deferred maintenance (e.g., peeling paint, chipped stucco, etc.) Needs extensive major repairs or renovation (teardown/rebuild) Needs one or more major systems upgrades (e.g., new roof, windows, electrical, plumbing, HVAC system, etc.) Other (please specify)

Hughson Housing Needs and Priorities Survey
12 / 40

9.71% 17

37.71% 66

14.86% 26

34.29% 60

11.43% 20

8.00% 14

40.00% 70

22.29% 39

6.86% 12
Q12 Which of the following housing upgrades or expansions have you considered making on your home?
Answered: 175 Skipped: 18
Total Respondents: 175
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Room addition
Roofing,
painting, an...

HVAC
Landscaping
Solar
Accessory
Dwelling Uni...

Remodel of
bath, kitche...

None
Other (please
specify)

ANSWER CHOICES RESPONSES
Room addition
Roofing, painting, and general home repairs
HVAC
Landscaping
Solar
Accessory Dwelling Unit, granny flat, guest house
Remodel of bath, kitchen, or other facility
None
Other (please specify)

Hughson Housing Needs and Priorities Survey
13 / 40

52.38% 77

37.41% 55

10.20% 15
Q13 Based on your monthly income before taxes, how much of your monthly income do you spend on housing?
Answered: 147 Skipped: 46
TOTAL 147
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Less than 30%
Between 30%-50%
More than 50%

ANSWER CHOICES RESPONSES
Less than 30%
Between 30%-50%
More than 50%

Hughson Housing Needs and Priorities Survey
14 / 40
Q14 How important are the following factors in your housing choice? If a statement does not pertain to you, please leave blank. (1-5 scale) Answered: 139 Skipped: 54
Housing I can
afford
Housing that
accommodates...

Housing large
enough for m...

My credit
history and/...

Hughson Housing Needs and Priorities Survey
15 / 40
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Very Import… Somewhat I… Neutral Somewhat …
Unimportant
The amount of
money I...

Housing was
available in...

Concern that I
would not be...

Hughson Housing Needs and Priorities Survey
16 / 40

86.76%
118

4.41%
6 5.88%
8 0.74%
1 2.21%
3 136 1.27

10.43%
12 11.30%
13 35.65%
41 5.22%
6 37.39%
43 115 3.48

59.70%
80 23.88%
32 11.94%
16 0.00%
0 4.48%
6 134 1.66

54.89%
73 17.29%
23 18.80%
25 0.75%
1 8.27%
11 133 1.90

60.31%
79 24.43%
32 10.69%
14 0.76%
1 3.82%
5 131 1.63

57.58%
76 21.97%
29 19.70%
26 0.76%
1 0.00%
0 132 1.64

14.06%
18 7.81%
10 28.91%
37 10.94%
14 38.28%
49 128 3.52
VERY

IMPORTANT

SOMEWHAT

IMPORTANT

NEUTRAL SOMEWHAT

UNIMPORTANT

UNIMPORTANT TOTAL WEIGHTED

AVERAGE
Housing I can afford
Housing that
accommodates
disability of household
member
Housing large enough
for my household
My credit history
and/or credit score
The amount of money
I have/had for deposit
Housing was available
in the neighborhood I
chose at the time I
needed it
Concern that I would
not be welcome in that
neighborhood

Hughson Housing Needs and Priorities Survey
17 / 40
Q15 How important are the following housing priorities to you and your household?
Answered: 147 Skipped: 46
Provide more
housing for ...

Promote
housing...

Build more
single-famil...

Build more
multi-family...

Rehabilitate

Hughson Housing Needs and Priorities Survey
18 / 40
Rehabilitate
existing...

Encourage more
senior housing
Provide
ADA-accessib...

Provide
housing for...

Ensure that
children who...

Create
mixed-use...

Hughson Housing Needs and Priorities Survey
19 / 40
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Very import… Somewhat i… Not Import… Don't know
Integrate
affordable...

Establish
programs to...

Support
fair/equitab...

Support
programs to...

Hughson Housing Needs and Priorities Survey
20 / 40

22.60%
33 22.60%
33 49.32%
72 5.48%
8 146 2.38

36.55%
53 38.62%
56 20.69%
30 4.14%
6 145 1.92

31.25%
45 25.69%
37 42.36%
61 0.69%
1 144 2.13

12.93%
19 13.61%
20 71.43%
105

2.04%
3 147 2.63

37.93%
55 43.45%
63 14.48%
21 4.14%
6 145 1.85

16.33%
24 42.86%
63 34.69%
51 6.12%
9 147 2.31

13.99%
20 39.16%
56 35.66%
51 11.19%
16 143 2.44

4.23%
6 7.04%
10 76.76%
109

11.97%
17 142 2.96

54.11%
79 34.93%
51 8.90%
13 2.05%
3 146 1.59

13.79%
20 31.72%
46 47.59%
69 6.90%
10 145 2.48

13.10%
19 17.93%
26 65.52%
95 3.45%
5 145 2.59

31.03%
45 38.62%
56 24.83%
36 5.52%
8 145 2.05

28.28%
41 31.03%
45 30.34%
44 10.34%
15 145 2.23

28.47%
41 36.81%
53 25.00%
36 9.72%
14 144 2.16
VERY

IMPORTANT

SOMEWHAT

IMPORTANT
NOT

IMPORTANT
DON'T
KNOW

TOTAL WEIGHTED

AVERAGE
Provide more housing for all income levels
Promote housing affordable to working families
Build more single-family housing
Build more multi-family housing (apartments,
condos, etc.)
Rehabilitate existing housing
Encourage more senior housing
Provide ADA-accessible housing
Provide housing for homeless
Ensure that children who grow up in Hughson
can afford to live in Hughson as adults
Create mixed-use (commercial/office and
residential) projects to bring different land uses
closer together
Integrate affordable housing throughout the
community to create mixed-income
neighborhoods
Establish programs to help at-risk homeowners
keep their homes, including mortgage loan
programs
Support fair/equitable housing opportunities
Support programs to help maintain and
secure neighborhoods that have suffered
foreclosures

Hughson Housing Needs and Priorities Survey
21 / 40
Q16 Please respond to each statement. (1-5 scale)
Answered: 147 Skipped: 46
I am satisfied
with the...

There are
quality jobs...

There is
access to...

There is
enough parki...

Hughson Housing Needs and Priorities Survey
22 / 40
There are
plenty of...

There is a
pharmacy clo...

There is a
public libra...

There are
grocery stor...

Hughson Housing Needs and Priorities Survey
23 / 40
There are
banks and...

The condition
of the homes...

The streets
and sidewalk...

There are
plenty of ot...

Hughson Housing Needs and Priorities Survey
24 / 40
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Strongly ag… Somewhat … Neutral Somewhat …
Strongly dis…
The streets
and sidewalk...

Hughson Housing Needs and Priorities Survey
25 / 40

40.14%
59 35.37%
52 14.97%
22 5.44%
8 4.08%
6 147 1.98

6.21%
9 12.41%
18 35.17%
51 24.14%
35 22.07%
32 145 3.43

27.59%
40 24.14%
35 28.28%
41 9.66%
14 10.34%
15 145 2.51

56.85%
83 21.92%
32 12.33%
18 5.48%
8 3.42%
5 146 1.77

45.21%
66 26.71%
39 13.01%
19 13.01%
19 2.05%
3 146 2.00

45.89%
67 20.55%
30 18.49%
27 8.22%
12 6.85%
10 146 2.10

54.48%
79 24.14%
35 14.48%
21 3.45%
5 3.45%
5 145 1.77

14.38%
21 15.75%
23 19.86%
29 19.86%
29 30.14%
44 146 3.36

28.47%
41 27.78%
40 19.44%
28 18.06%
26 6.25%
9 144 2.46

58.90%
86 27.40%
40 9.59%
14 2.74%
4 1.37%
2 146 1.60

58.90%
86 22.60%
33 8.22%
12 5.48%
8 4.79%
7 146 1.75

20.83%
30 27.08%
39 32.64%
47 15.28%
22 4.17%
6 144 2.55

30.14%
44 30.14%
44 12.33%
18 15.75%
23 11.64%
17 146 2.49

STRONGLY AGREE SOMEWHAT
AGREE

NEUTRAL SOMEWHAT

DISAGREE

STRONGLY

DISAGREE

TOTAL WEIGHTED

AVERAGE
I am satisfied with the
schools in my area
There are quality jobs
in my neighborhood
There is access to
public transit close to
my neighborhood
There is enough
parking in my area of
town
There are plenty of
parks, playgrounds, or
green space near me
There is a pharmacy
close to my house
There is a public
library close to my
house
There are grocery
stores close to my
neighborhood
There are banks and
credit unions near
where I live
The condition of the
homes in my
neighborhood are
acceptable
The streets and
sidewalks near my
home are well kept
There are plenty of
other public spaces
near my home
The streets and
sidewalks in my
neighborhood have
adequate lighting

Hughson Housing Needs and Priorities Survey
26 / 40
Q17 Are there any populations or persons that need additional housing types or dedicated policies and programs to ensure they can access housing in Hughson?
Answered: 147 Skipped: 46
Seniors
Persons with a
disability,...

Homeless
persons or a...

Large families
(5 or more...

Hughson Housing Needs and Priorities Survey
27 / 40

20.83%
30 38.89%
56 24.31%
35 15.97%
23 144

13.89%
20 40.28%
58 21.53%
31 24.31%
35 144

6.25%
9 10.42%
15 63.19%
91 20.14%
29 144

19.18%
28 39.73%
58 29.45%
43 11.64%
17 146

27.40%
40 41.10%
60 19.86%
29 11.64%
17 146

30.82%
45 35.62%
52 21.92%
32 11.64%
17 146
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Very Import… Somewhat I… Not Import… Don't Know
Single parent
head of...

Farmworkers
VERY

IMPORTANT

SOMEWHAT

IMPORTANT
NOT

IMPORTANT
DON'T
KNOW
TOTAL
Seniors
Persons with a disability, including
developmental
Homeless persons or at risk of
homelessness
Large families (5 or more persons)
Single parent head of households
Farmworkers

Hughson Housing Needs and Priorities Survey
28 / 40

0.69% 1

0.00% 0

21.53% 31

2.08% 3

65.97% 95

9.72% 14
Q18 What is your race/ethnicity?
Answered: 144 Skipped: 49
TOTAL 144
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
African
American
Asian
Hispanic
Native American
White/Non-Hispa
nic
Other (please
specify)

ANSWER CHOICES RESPONSES
African American
Asian
Hispanic
Native American
White/Non-Hispanic
Other (please specify)

Hughson Housing Needs and Priorities Survey
29 / 40

20.93% 27

16.28% 21

24.03% 31

1.55% 2

11.63% 15

2.33% 3

64.34% 83

1.55% 2

10.08% 13
Q19 Do any of the following apply to you or someone in your household? Select all that apply.

Answered: 129 Skipped: 64
Total Respondents: 129
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Ages 55 to 64
Ages 65 or over
Large family
(5 or more...

Farmworker
Single female
head of...

Single male
head of...

Children under
18 Have a
developmenta...

Have a
disability...

ANSWER CHOICES RESPONSES
Ages 55 to 64
Ages 65 or over
Large family (5 or more people)
Farmworker
Single female head of household with children
Single male head of household with children
Children under 18
Have a developmental disability
Have a disability (non-developmental)

Hughson Housing Needs and Priorities Survey
30 / 40
Q20 What housing challenges have you experienced?
Answered: 145 Skipped: 48
I am concerned
about my ren...

I struggle to
pay my rent ...

I cannot find
a place to r...

I am concerned
that if I as...

I am concerned
that I may b...

I need
assistance...

My home is not
big enough f...

My home is in
poor conditi...

There is a lot
of crime in ...

Hughson Housing Needs and Priorities Survey
31 / 40

20.69%
30 79.31%
115 145

17.24%
25 82.76%
120 145

4.20%
6 95.80%
137 143

9.15%
13 90.85%
129 142

2.80%
4 97.20%
139 143

5.59%
8 94.41%
135 143

12.50%
18 87.50%
126 144

9.72%
14 90.28%
130 144

2.78%
4 97.22%
140 144

1.40%
2 98.60%
141 143

2.08%
3 97.92%
141 144

4.17%
6 95.83%
138 144
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes No
I have been
discriminate...

I have been
discriminate...

I need
assistance w...

YES NO TOTAL
I am concerned about my rent going up to an amount I can't afford I struggle to pay my rent or mortgage payment
I cannot find a place to rent due to bad credit, previous evictions, or foreclosure I am concerned that if I ask my property manager or landlord to repair my home that my rent will go up or I will be evicted
I am concerned that I may be evicted
I need assistance finding rental housing
My home is not big enough for my family or household
My home is in poor condition and needs repair
There is a lot of crime in my neighborhood
I have been discriminated against when trying to rent housing I have been discriminated against when trying to purchase housing I need assistance with understanding my rights related to fair housing

Hughson Housing Needs and Priorities Survey
32 / 40

52.38% 11

23.81% 5

28.57% 6

4.76% 1

4.76% 1

9.52% 2

14.29% 3

33.33% 7
Q21 Do you or someone in your family have any of the following specific housing needs? Select all that apply.

Answered: 21 Skipped: 172
Total Respondents: 21
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Senior
independent...

Independent
living for...

Assisted
living for...

Assisted
living for...

Emergency
shelter
Supportive or
transitional...

Supportive
services to...

Daily living
assistance a...

ANSWER CHOICES RESPONSES
Senior independent living (senior single-family community or senior apartments) Independent living for someone with a disability
Assisted living for seniors (55 and over) that provides assistance with daily tasks and has increasing levels of care (from assisted living to skilled nursing)
Assisted living for disabled persons that provides assistance with daily tasks and has increasing levels of care (from assisted living to skilled nursing)
Emergency shelter
Supportive or transitional housing that provides services and support to avoid homelessness Supportive services to find and obtain housing
Daily living assistance and services to be able to live independently

Hughson Housing Needs and Priorities Survey
33 / 40

98.59% 140

1.41% 2
Q22 The federal Fair Housing Act prohibits discrimination in the sale, rental, and financing of housing based on race, color, national origin, religion, sex, familial status, and disability. Have you encountered discrimination or other issues that have affected your ability to live in safe, decent housing of your choice? If so, please explain any discrimination or fair housing issues you have encountered.

Answered: 142 Skipped: 51
TOTAL 142
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
No
Yes (please
specify)

ANSWER CHOICES RESPONSES
No
Yes (please specify)

Hughson Housing Needs and Priorities Survey
34 / 40

96.30% 130

1.48% 2

1.48% 2

0.00% 0

0.00% 0

1.48% 2

0.74% 1

1.48% 2
Q23 Do you know of anyone in Hughson who has faced the following:
(select all that apply)
Answered: 135 Skipped: 58
Total Respondents: 135
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Not
applicable/None
Unfairly
refused a...

Unfairly
denied a...

Falsely denied
available...

Unfairly
directed to ...

Not shown all
housing options
Not given
reasonable...

Offered unfair
terms when...

ANSWER CHOICES RESPONSES
Not applicable/None
Unfairly refused a rental or sale agreement
Unfairly denied a mortgage
Falsely denied available housing options
Unfairly directed to a certain neighborhood and/or locations Not shown all housing options
Not given reasonable accommodations for a disability
Offered unfair terms when buying or selling

Hughson Housing Needs and Priorities Survey
35 / 40
Q24 Which of the following best describes your household type? Answered: 142 Skipped: 51
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single person
household
Single parent
with childre...

Single person
living with...

Single person
living with...

Couple
Couple with
children und...

Couple living
with roommates
Adult head of
household...

Multi-generatio
nal or exten...

Other (please
specify)

Hughson Housing Needs and Priorities Survey
36 / 40

7.04% 10

7.04% 10

1.41% 2

0.70% 1

16.20% 23

54.93% 78

0.00% 0

0.00% 0

9.15% 13

3.52% 5
TOTAL 142

ANSWER CHOICES RESPONSES
Single person household
Single parent with children under 18
Single person living with family
Single person living with roommates
Couple
Couple with children under 18
Couple living with roommates
Adult head of household (non-parent) with children under 18 Multi-generational or extended family household (parents, grandparents, aunts/uncles, children, grandchildren, etc. all under the same roof)
Other (please specify)

Hughson Housing Needs and Priorities Survey
37 / 40

12.06% 17

17.73% 25

33.33% 47

7.09% 10

7.80% 11

5.67% 8

16.31% 23
Q25 If you are currently employed, approximately how long is your oneway commute to work? Answered: 141 Skipped: 52
TOTAL 141
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Less than 5
miles
5-10 miles
10-25 miles
25-40 miles
More than 40
miles
I am employed
but work fro...

I am not
currently...

ANSWER CHOICES RESPONSES
Less than 5 miles
5-10 miles
10-25 miles
25-40 miles
More than 40 miles
I am employed but work from my home
I am not currently employed

Hughson Housing Needs and Priorities Survey
38 / 40

2.11% 3

2.11% 3

41.55% 59

35.92% 51

17.61% 25

0.70% 1
Q26 What age range most accurately describes you?
Answered: 142 Skipped: 51
TOTAL 142
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
0-17 years old
18-23 years old
24-39 years old
40-55 years old
56-74 years old
75+ years old

ANSWER CHOICES RESPONSES
0-17 years old
18-23 years old
24-39 years old
40-55 years old
56-74 years old
75+ years old

Hughson Housing Needs and Priorities Survey
39 / 40
Q27 Please describe any additional housing comments or concerns you would like to share with the City.

Answered: 74 Skipped: 119

Hughson Housing Needs and Priorities Survey
40 / 40
100.00% 29

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0

0.00% 0
100.00% 29

0.00% 0
Q28 If you would like to be added to the City's contact list for the Housing Element Update, please enter your contact information below.

Answered: 29 Skipped: 164

ANSWER CHOICES RESPONSES
Name
Company
Address
Address 2
City/Town
State/Province
ZIP/Postal Code
Country
Email Address
Phone Number