Hughson City Council
August 24, 2026

City Council Agenda August 24, 2026
1 1916506-1

AMERICANS WITH DISABILITIES ACT/CALIFORNIA BROWN ACT

NOTIFICATION FOR THE CITY OF HUGHSON
This Agenda shall be made available upon request in alternative formats to persons with a disability as required by the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132) and the Ralph M. Brown Act (California Government Code Section 54954.2).

Disabled or Special needs Accommodation: In compliance with the Americans with Disabilities Act, persons requesting a disability related modification or accommodation in order to participate in the meeting and/or if you need assistance to attend or participate in a City Council meeting, please contact the City Clerk’s office at (209) 883-4054. Notification at least 48-hours prior to the meeting will assist the City Clerk in assuring that reasonable accommodations are made to provide accessibility to the meeting.

City of Hughson

REGULAR CITY COUNCIL MEETING
Hughson City Hall – 7018 Pine Street Hughson, California MONDAY, AUGUST 24, 2026 - 6:00 P.M.

CALL TO ORDER: Mayor George Carr
ROLL CALL: Mayor George Carr
Mayor Pro Tem Randy Crooker
Councilmember Julie Ann Strain
Councilmember Alan McFadon
Councilmember Susana Vasquez
AGENDA

HUGHSON CITY COUNCIL
How to participate in, or observe the Meeting:
• In person in the City Council Chambers and submit public comment when invited during the meeting. • Observe only via YouTube live, by accessing this link:
https://www.youtube.com/channel/UC-PwkdIrKoMmOJDzBSodu6A?view_as=subscriber If a technical issue arises with any streaming option, the City Council meeting will continue unless the meeting is being held pursuant to the provisions of Assembly Bill 2449. • In addition, recorded City Council meetings are posted on the City’s website the second business day following the meeting. Recorded videos can be accessed with the following link:

Upcoming Meetings | Hughson CA

City Council Agenda August 24, 2026
2 1916506-1
FLAG SALUTE: Mayor George Carr
INVOCATION: Hughson Ministerial Association

1. PUBLIC BUSINESS FROM THE FLOOR (No Action Can Be Taken):

Please limit presentations to three minutes. If you wish to speak regarding an item on the agenda, you may be asked to defer your remarks until the Council addresses the matter. Pursuant to California Government Code Section 54954.2(a)(3), no action or discussion may be undertaken on any item not appearing on the posted agenda, except that the City Council, or its staff, may briefly respond to comments or questions from members of the public, provide a reference to staff or other resources for factual information, or direct staff to place the issue on a future agenda.

2. PRESENTATIONS: NONE.

3. CONSENT CALENDAR:

All items listed on the Consent Calendar are to be acted upon by a single action of the City Council unless otherwise requested by an audience member, or individual Councilmember, for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by roll call vote.

3.1: Approve the Minutes of the Regular Meeting of August 10, 2026.

3.2: Approve the Warrants.

4. UNFINISHED BUSINESS: NONE

5. PUBLIC HEARING:

5.1: Conduct a Public Hearing; Adopt Resolution No. 2026-26 approving General Plan Amendment No. 2026-01, the 2023-2031 Housing Element Update; Introduce and Waive the First Reading of Ordinance No. 2026-03 amending the Municipal Code to add a Housing Overlay Zone in conformance with the Housing Element (first reading), with the Second reading and Adoption at a subsequent regular City Council meeting; and Authorize Staff to file the Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) Statute and Guidelines.

6. NEW BUSINESS: NONE

7. CORRESPONDENCE: NONE

8. COMMENTS:

A brief report on notable attendance at a meeting, or conference, or other notable topics of City business shall be made. The Brown Act does not allow for discussion or action of items by the City Council during this time.

8.1: Staff Reports and Comments:

City Council Agenda August 24, 2026
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City Manager
Director of Finance
Community Development Director
Police Services
City Attorney

8.2: Council Comments:

9. CLOSED SESSION: NONE

10. ADJOURNMENT:

The next regularly scheduled City Council meeting is Monday, September 14, 2026, at 6:00 PM.

In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the office of the City Clerk at Hughson City Hall during normal business hours. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on the agenda.

Notice Regarding Non-English Speakers
Pursuant to California Constitution Article III, Section IV, establishing English as the official language for the State of California, and in accordance with California Code of Civil Procedures Section 185, which requires proceedings before any State Court to be in English, notice is hereby given that all proceedings before the City of Hughson City Council shall be in English and anyone wishing to address the Council is required to have a translator present who will take an oath to make an accurate translation from any language not English into the English language.

UPCOMING EVENTS:

Sep 14 • City Council Meeting, City Council Chambers, 6:00 PM Sep 8 • Parks, Recreation and Entertainment Commission Meeting, City Council Chambers, 6:00 PM Sep 15 • Planning Commission Meeting, City Council Chambers, 6:00 PM Sep 28 • City Council Meeting, City Council Chambers, 6:00 PM

AFFIDAVIT OF POSTING
Date: August 21, 2026 Time: 5:00 PM
Name: Dominique Romo Title: City Manager

CITY COUNCIL AGENDA ITEM NO. 3.1
SECTION 3: CONSENT CALENDAR
Meeting Date: August 24, 2026
Subject: Approval of the City Council Minutes
Presented By: Dominique Romo, City Manager
Approved By:
____________________________
City Manager
______________________________________________________________________________ Recommendation:

Approve the Minutes of the Regular Meeting of August 10, 2026.

City Council Agenda August 10, 2026
1 1916506-1
City of Hughson

REGULAR CITY COUNCIL MEETING
Hughson City Hall – 7018 Pine Street Hughson, California MONDAY, AUGUST 10, 2026 - 6:00 P.M.

CALL TO ORDER: Mayor George Carr
ROLL CALL:

Present: Mayor George Carr
Mayor Pro Tem Randy Crooker
Councilmember Julie Ann Strain
Councilmember Alan McFadon
Councilmember Susana Vasquez
Staff Present: Dominique Romo, City Manager
Andy Pinasco, City Attorney
Kim Weimer, Director of Finance and Administrative Services Carla C. Jauregui, Community Development Director
Jose Vasquez, Public Works Superintendent
FLAG SALUTE: Mayor George Carr
INVOCATION: Mayor George Carr

1. PUBLIC BUSINESS FROM THE FLOOR (No Action Can Be Taken):

NONE

2. PRESENTATIONS:

2.1: Unpermitted Food Vendors Countywide Task Force - Rob Kostlivy, Director of the Stanislaus County Department of Environmental Resources.

MINUTES

HUGHSON CITY COUNCIL

City Council Agenda August 10, 2026
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Rob Kostlivy presented a PowerPoint presentation and answered questions of the Council and public that were present at the meeting.

3. CONSENT CALENDAR:

All items listed on the Consent Calendar are to be acted upon by a single action of the City Council unless otherwise requested by an audience member, or individual Councilmember, for special consideration. Otherwise, the recommendation of staff will be accepted and acted upon by roll call vote.

3.1: Approve the Minutes of the Regular Meeting of July 27, 2026.

3.2: Approve the Warrants.

3.3: Approve the Treasurer’s Report for the Month Ended of June 2026.

VASQUEZ/CROOKER 5-0 motion passes unanimously to approve the Consent Calendar as presented.

4. UNFINISHED BUSINESS: NONE

5. PUBLIC HEARING:

5.1: Consider Resolution No. 2026-25, confirming the costs of nuisance abatement at 2117 Mariposa Drive in the amount of $1,305.66; and Authorize the Recovery of said Costs through a Special Assessment and Lien Against the Property, to be transmitted to the Stanislaus County Auditor for Placement on the Secured Property Tax Roll.

CDD Jauregui presented the staff report on this item and answered any questions of Council.

Mayor Carr opened the public hearing at 6:47pm. No Comments were provided, so the hearing was then closed.

MCFADON/STRAIN 5-0 motion passes unanimously to adopt Resolution No. 2026-25, confirming the costs of nuisance abatement at 2117 Mariposa Drive in the amount of $1,305.66; and Authorizing the Recovery of said Costs through a Special Assessment and Lien Against the Property, to be transmitted to the Stanislaus County Auditor for Placement on the Secured Property Tax Roll.

6. NEW BUSINESS: NONE

7. CORRESPONDENCE: NONE

8. COMMENTS:

A brief report on notable attendance at a meeting, or conference, or other notable topics of City business shall be made. The Brown Act does not allow for discussion or action of items by the City Council during this time.

City Council Agenda August 10, 2026
3 1916506-1

8.1: Staff Reports and Comments:

City Manager Romo reported on the Elections Nomination Period results and delivered further updates on the Hatch Road Lift Station, including current operational impacts and ongoing emergency response efforts following the August 8 fire. CDD Jauregui and PW Superintendent Vasquez also provided information and updates on this event. Manager Romo also shared with Council that Fabian Ramos, Community Development Specialist, will be celebrating 5 years of service on August 16.

8.2: Council Comments:

Councilmember McFadon updated Council on StanCOG’s offices moving to a new location. He also updated Council on his attendance at the Hughson Family Resource Center’s Open House, the Historical Society’s Annual Dinner, and National Night Out.

Councilmember Vasquez updated Council on her attendance at the Hughson Family Resource Center’s Open House, the Historical Society’s Annual Dinner, and National Night Out.

Councilmember Strain updated Council on her attendance at the Park After Dark Roller-skating event, Hughson Family Resource Center’s Open House, the Historical Society’s Annual Dinner, and National Night Out.

Mayor Carr updated Council on his attendance at National Night Out and thanked all staff for their work on hosting the event.

9. CLOSED SESSION: NONE

10. ADJOURNMENT:

STRAIN/VASQUEZ 5-0 motion passes to adjourn the meeting at 7:10 PM.

APPROVED:
____________________________
GEORGE CARR, Mayor
ATTEST:
_______________________________
DOMINIQUE ROMO, City Manager

Meeting Date: August 24, 2026
Subject: Approval of Warrants Register
Presented By: Kim Weimer, Director of Finance
Approved By: ____________________________
Dominique Romo, City Manager
Recommended Council Action:

Approve the Warrants Register as presented.

Background and Overview:

The warrants register presented to the City Council is a listing of all expenditures paid from August 4, 2026, through August 18, 2026.

Fiscal Impact:

There are reductions in various funds for payment of expenses.

CITY COUNCIL AGENDA ITEM NO. 3.2
SECTION 3: CONSENT CALENDAR

8/18/2026 6:11:56 PM Page 1 of 1
Refund Check Register
Hughson Refund Check Detail
UBPKT04788 - Refunds 01 UBPKT04786 Regular
Account Name Date Check # Amount Code Receipt Amount Type 11-1450-008 Inc., Coraesta, 8/13/2026 61215 105.67 105.67 Deposit 13-0310-004 RUIZ, JUANA 8/13/2026 61216 142.02 142.02 Generated From Billing 13-3900-003 AYALA, RICHARD 8/13/2026 61217 26.96 26.96 Generated From Billing 14-2330-001 NELSON, RAYMOND & LINDA 8/13/2026 61218 83.08 83.08 Deposit 15-0130-003 Baptist, Brandon & Marilyn 8/13/2026 61219 63.77 63.77 Generated From Billing 15-2620-006 Keenom, Shane & Andrea 8/13/2026 61220 210.67 210.67 Generated From Billing 15-4890-002 Carroll, Misti Christy & James B 8/13/2026 61221 172.41 172.41 Generated From Billing 16-1010-001 Pacheco, Tom & Renee 8/13/2026 61222 55.87 55.87 Deposit 18-2030-000 Homes, KB 8/13/2026 61223 83.94 83.94 Deposit 18-2930-002 Toor, Inderjit S 8/13/2026 61224 83.84 83.84 Deposit Total Refunds: 10 Total Refunded Amount: 1,028.23
Revenue Code Summary
Revenue Code Amount
996 - UNAPPLIED CREDITS 1028.23
Revenue Total: 1028.23
General Ledger Distribution
Account Number Account Name Posting Amount IFT
Posting Date: 08/05/2026
Fund: 510 - WATER/SEWER DEPOSIT
510-10001 CLAIM ON CASH-WATER/SEWER DEPOSIT -1,028.23 Yes 510-11040 CUSTOMER CREDITS 1,028.23
510 Total: 0.00
Fund: 999 - POOLED CASH/CONSOLIDATED CASH
999-10010 CASH IN BANK-MONEY MARKET -1,028.23
999-20000 DUE TO OTHER FUNDS (POOLED CASH) 1,028.23 Yes 999 Total: 0.00
Distribution Total: 0.00

8/18/2026 6:09:20 PM Page 1 of 7
Check Report
Hughson By Check Number
Date Range: 08/04/2026 - 08/18/2026
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount Bank Code: Payable Bank-Payable Bank
00475 FGL ENVIRONMENTAL 08/05/2026 Regular 0.00 436.00 61182 638686A Invoice 06/16/2026 WW labs 0.00 218.00
639191A Invoice 06/23/2026 WW labs 0.00 218.00
01257 1ST SECURITY & SOUND INC 08/06/2026 Regular 0.00 475.00 61183 34392 Invoice 07/28/2026 Hold Up Buttons and Receiver 0.00 475.00 00032 AFLAC 08/06/2026 Regular 0.00 285.20 61184
779185 Invoice 08/06/2026 AFLAC 0.00 285.20
00049 ALLIED ADMINISTRATORS 08/06/2026 Regular 0.00 2,582.16 61185 INV0016525 Invoice 09/01/2026 DELTA DENTAL- September 0.00 2,582.16 01603 Amazon Capital Services, Inc. 08/06/2026 Regular 0.00 331.43 61186 14N4-YPKJ-9YH9 Invoice 07/31/2026 NNO balloons 0.00 131.35 14TR-MMC9-4FKK Invoice 08/04/2026 Office Supplies- Calculators 0.00 158.17 1DC6-QWMH-D… Invoice 07/29/2026 Office Supplies- Post Note Dispenser 0.00 10.64 1N6M-9TF6-M7… Invoice 08/05/2026 Office Supplies- Labels 0.00 31.27 00104 AYERA TECHNOLOGIES INC. 08/06/2026 Regular 0.00 99.00 61187 801369 Invoice 08/01/2026 Ayera Blanket PO 0.00 99.00
00109 BADGER METER, INC 08/06/2026 Regular 0.00 3,677.73 61188 80243157 Invoice 07/30/2026 Badger Blanket PO 0.00 3,677.73 00123 BAY ALARM CO 08/06/2026 Regular 0.00 289.50 61189 23069123 Invoice 08/06/2026 Bay alarm Blanket PO 0.00 289.50 01817 Black Castle Construction 08/06/2026 Regular 0.00 250.00 61190 INV-2708 Invoice 08/06/2026 NNO Additional Restrooms 0.00 250.00 01881 Celina Palafox 08/06/2026 Regular 0.00 500.00 61191 INV0016470 Invoice 08/03/2026 Damage Deposit - Palafox 0.00 500.00 02046 Clayton K. Casey MD Inc. A Professional Medical Corp. 08/06/2026 Regular 0.00 147.00 61192 EM003099 Invoice 07/31/2026 Pre-Placement Phyiscal - Nunogarcia 0.00 147.00 02097 Continental Republic Capital, LLC 08/06/2026 Regular 0.00 1,763.28 61193 554 Invoice 07/28/2026 Extra Help - PW 07.25.26 0.00 1,763.28 00475 FGL ENVIRONMENTAL 08/06/2026 Regular 0.00 2,986.00 61194 639848A Invoice 07/16/2026 FGL DW Blanket PO 0.00 494.00 639850A Invoice 07/15/2026 FGL DW Blanket PO 0.00 106.00 639853A Invoice 07/16/2026 FGL DW Blanket PO 0.00 307.00 639855A Invoice 07/15/2026 FGL DW Blanket PO 0.00 144.00 639856A Invoice 07/15/2026 FGL DW Blanket PO 0.00 78.00 639935A Invoice 07/17/2026 FGL WW Blanket PO 0.00 302.00 639936A Invoice 07/17/2026 FGL WW Blanket PO 0.00 218.00 639937A Invoice 07/22/2026 FGL DW Blanket PO 0.00 204.00 639939A Invoice 07/15/2026 FGL DW Blanket PO 0.00 144.00 650253A Invoice 07/22/2026 FGL DW Blanket PO 0.00 106.00 650254A Invoice 07/23/2026 FGL DW Blanket PO 0.00 114.00 650256A Invoice 07/23/2026 FGL DW Blanket PO 0.00 114.00 650257A Invoice 07/30/2026 FGL DW Blanket PO 0.00 114.00 650258A Invoice 07/22/2026 FGL DW Blanket PO 0.00 78.00 650259A Invoice 07/22/2026 FGL DW Blanket PO 0.00 134.00 650260A Invoice 07/29/2026 FGL WW Blanket PO 0.00 145.00

Check Report Date Range: 08/04/2026 - 08/18/2026
8/18/2026 6:09:20 PM Page 2 of 7
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 650660A Invoice 07/29/2026 FGL DW Blanket PO 0.00 106.00 650888A Invoice 07/30/2026 FGL DW Blanket PO 0.00 78.00 02072 GoTo Technologies USA, LLC 08/06/2026 Regular 0.00 452.67 61195 IN95AA2007829 Invoice 08/05/2026 Phones - August 0.00 452.67 00538 GOVERNMENT FINANCE 08/06/2026 Regular 0.00 250.00 61196 300130658-2026 Invoice 07/30/2026 Membership Renewal 9/1/26 - 8/31/27 0.00 250.00 00627 HUGHSON NAPA AUTO & TRUCK 08/06/2026 Regular 0.00 561.18 61197 429866 Invoice 08/06/2026 Napa Blanket PO Fleet 0.00 170.74 430114 Invoice 08/06/2026 Napa PW blanket PO 0.00 1.50
430160 Invoice 08/06/2026 Napa Blanket PO Fleet 0.00 15.09 430194 Invoice 08/06/2026 Napa PW blanket PO 0.00 24.80 430244 Invoice 08/06/2026 Napa PW blanket PO 0.00 24.80 430268 Invoice 07/13/2026 Napa UT Blanket 0.00 52.82
430347 Invoice 07/14/2026 Napa PW blanket PO 0.00 28.03 430508 Invoice 07/16/2026 Napa Blanket PO Fleet 0.00 27.01 430546 Invoice 07/17/2026 Napa UT Blanket 0.00 186.02
430548 Invoice 07/17/2026 Napa Blanket PO Fleet 0.00 16.38 430709 Invoice 07/20/2026 Napa PW blanket PO 0.00 10.99 431240 Invoice 07/29/2026 Napa PW blanket PO 0.00 6.88
431258 Credit Memo 07/29/2026 Napa PW blanket PO 0.00 -3.88 00638 INDUSTRIAL ELECTRICAL CO 08/06/2026 Regular 0.00 375.00 61198 PI-094210 Invoice 08/06/2026 Generator Blanket PO 0.00 375.00 00698 KUBWATER RESOURCES, INC 08/06/2026 Regular 0.00 5,822.92 61199 13781 Invoice 07/23/2026 Kubwater blanket PO 0.00 5,822.92 02092 Love Waterford 08/06/2026 Regular 0.00 768.07 61200 INV0016471 Invoice 08/05/2026 NNO t-shirts 0.00 768.07
02159 Masuda for Congress 08/06/2026 Regular 0.00 100.00 61201 INV0016472 Invoice 08/05/2026 Damage Deposit - Masuda for Congress 0.00 100.00 00780 Modesto Battery Compnay & Supplies, INC. 08/06/2026 Regular 0.00 1,573.00 61202 270244 Invoice 07/07/2026 batteries for sign trailer 0.00 1,573.00 00837 NORTHSTAR CHEMICAL 08/06/2026 Regular 0.00 6,289.40 61203 347558 Invoice 07/31/2026 Northstar Blanket PO 0.00 5,743.86 347935 Invoice 08/03/2026 Northstar Blanket PO 0.00 545.54 01884 PACIFIC STORAGE COMPANY 08/06/2026 Regular 0.00 178.75 61204 2234192 Invoice 07/31/2026 RECORDS STORAGE- July 0.00 178.75 02160 Samuel Alberto Hernandez 08/06/2026 Regular 0.00 500.00 61205 INV0016473 Invoice 07/27/2026 Damage Deposit - Alberto Hernandez 0.00 500.00 00983 SAUNDERS A/C & HEATING 08/06/2026 Regular 0.00 636.15 61206 D2356 Invoice 07/21/2026 Ac repairs sheriffs/senior center 0.00 636.15 01009 SHRED-IT USA LLC 08/06/2026 Regular 0.00 221.22 61207 8014997177 Invoice 08/03/2026 Shredding 0.00 221.22
01638 U.S. Bank National Association 08/06/2026 Regular 0.00 423.80 61208 587660143 Invoice 07/29/2026 Printers 0.00 423.80
02078 UniFirst Corporation 08/06/2026 Regular 0.00 545.49 61209 2360263708 Invoice 08/06/2026 unifirst Blanket PO 0.00 24.11 2360263720 Invoice 08/06/2026 unifirst Blanket PO 0.00 83.78 2360263724 Invoice 08/06/2026 unifirst Blanket PO 0.00 55.30 2360265661 Invoice 08/06/2026 unifirst Blanket PO 0.00 24.11 2360265666 Invoice 08/06/2026 unifirst Blanket PO 0.00 82.25 2360265667 Invoice 08/06/2026 unifirst Blanket PO 0.00 50.64

Check Report Date Range: 08/04/2026 - 08/18/2026
8/18/2026 6:09:20 PM Page 3 of 7
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 2360267579 Invoice 07/20/2026 unifirst Blanket PO 0.00 24.11 2360267584 Invoice 07/20/2026 unifirst Blanket PO 0.00 82.25 2360267588 Invoice 07/20/2026 unifirst Blanket PO 0.00 50.64 37003000184 Invoice 07/24/2026 unifirst Blanket PO 0.00 68.30 01176 USA BLUE BOOK 08/06/2026 Regular 0.00 1,034.74 61210 INV01095944 Invoice 07/08/2026 USA Blue book DW Blanket PO 0.00 1,034.74 01264 VERIZON WIRELESS 08/06/2026 Regular 0.00 76.02 61211 6149460777 Invoice 08/06/2026 TABLETS FOR SCADA 0.00 76.02 01115 THE HOME DEPOT CRC 08/11/2026 Regular 0.00 387.16 61212 5020241 Invoice 07/20/2026 Home Depot UT Blanket PO 0.00 187.16 5020241. Invoice 07/20/2026 PW Home Depot Blanket PO 0.00 200.00 02112 ERS Industrial Services, Inc. 08/11/2026 Regular 0.00 54,055.00 61213 101442 partial Invoice 08/11/2026 Materials, Sand, Frieght, Labor & Equipme… 0.00 54,055.00 01420 CALIFORNIA STATE DISBURSEMENT UNIT 08/11/2026 Regular 0.00 40.12 61214 INV0016540 Invoice 08/12/2026 INCOME WITHHOLDING FOR CHILD SUPP… 0.00 40.12 02162 Steve Donnell 08/14/2026 Regular 0.00 290.16 61225 INV0016554 Invoice 08/14/2026 NNO Food 2026 0.00 290.16 00016 ABS DIRECT INC 08/17/2026 Regular 0.00 1,279.24 61226 143924 Invoice 08/12/2026 BILL PRINTING- August 0.00 1,279.24 01603 Amazon Capital Services, Inc. 08/17/2026 Regular 0.00 373.93 61227 11DP-3XWJ-9LC3 Invoice 08/12/2026 Office Supplies- Key chain tags 0.00 4.29 16YF-WXYW-MRJ7 Credit Memo 08/14/2026 PAD - return 3D glasses 0.00 -9.70 19C9-JN3F-W69T Invoice 07/13/2026 PAD color run 0.00 118.66 1H3T-RLJP-JLQ6 Invoice 07/13/2026 Wired mouse 0.00 8.62 1KT9-J37T-JM4X Invoice 08/08/2026 Office Supplies- Labels 0.00 13.69 1ML3-HYXM-DFX9 Invoice 08/14/2026 Office Supplies- Labels 0.00 9.76 1V73-FHRY-443W Invoice 07/24/2026 Office Supplies- Cash Register 0.00 64.67 1XX3-PKFN-3RMH Invoice 07/29/2026 PAD Black Light 0.00 163.94 00284 CHARTER COMMUNICATION 08/17/2026 Regular 0.00 163.77 61228 080126 Invoice 08/14/2026 IP ADDRESS- PINE ST 0.00 163.77 00305 CITY OF HUGHSON 08/17/2026 Regular 0.00 12,712.84 61229 August 2026 Invoice 08/14/2026 LLDS & STARN PARK 0.00 12,712.84 00302 CITY OF WATERFORD 08/17/2026 Regular 0.00 3,799.77 61230 July 2026 Invoice 08/14/2026 Code Enforcement Officer - July 0.00 3,799.77 02046 Clayton K. Casey MD Inc. A Professional Medical Corp. 08/17/2026 Regular 0.00 428.00 61231 EM003136 Invoice 08/14/2026 Non DOT- Luna & Luna Pre-placement - R… 0.00 428.00 00323 COCO'S TAQUERIA 08/17/2026 Regular 0.00 111.29 61232 INV0016611 Invoice 08/17/2026 Monthly Mayor's Dinner Hosted by Hughs… 0.00 111.29 00332 CONDOR EARTH TECHNOLOGIES 08/17/2026 Regular 0.00 2,452.63 61233 93739 Invoice 07/31/2026 FY24-27 MS4 Storm Water Support 0.00 2,452.63 02097 Continental Republic Capital, LLC 08/17/2026 Regular 0.00 1,934.71 61234 594 Invoice 08/11/2026 Extra Help - PW 08.08.26 0.00 1,934.71 01570 CSG Consultants 08/17/2026 Regular 0.00 1,497.41 61235 B261079 Invoice 08/03/2026 Building Plan Review Services - July 0.00 1,497.41 00474 FERGUSON ENTERPRISES,INC 08/17/2026 Regular 0.00 873.54 61236 0068508 Invoice 08/12/2026 Ferguson DW blanket PO 0.00 873.54 00475 FGL ENVIRONMENTAL 08/17/2026 Regular 0.00 2,418.00 61237 639851A Invoice 07/31/2026 FGL DW Blanket PO 0.00 942.00

Check Report Date Range: 08/04/2026 - 08/18/2026
8/18/2026 6:09:20 PM Page 4 of 7
Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 650656A Invoice 08/04/2026 FGL WW Blanket PO 0.00 218.00 650657A Invoice 07/31/2026 FGL WW Blanket PO 0.00 145.00 650998A Invoice 08/12/2026 FGL WW Blanket PO 0.00 145.00 651039A Invoice 08/05/2026 FGL DW Blanket PO 0.00 106.00 651040A Invoice 08/12/2026 FGL DW Blanket PO 0.00 156.00 651041A Invoice 08/12/2026 FGL DW Blanket PO 0.00 156.00 651042A Invoice 08/12/2026 FGL DW Blanket PO 0.00 156.00 651441A Invoice 08/12/2026 FGL DW Blanket PO 0.00 144.00 651442A Invoice 08/12/2026 FGL DW Blanket PO 0.00 106.00 651443A Invoice 08/12/2026 FGL DW Blanket PO 0.00 144.00 00498 FRANTZ WHOLESALE NURSERY 08/17/2026 Regular 0.00 1,540.99 61238 655054 Invoice 07/15/2026 trees 0.00 1,096.01
655423 Invoice 07/30/2026 plants/trees 0.00 444.98
00527 GIBBS MAINTENANCE CO 08/17/2026 Regular 0.00 1,315.00 61239 19042 Invoice 07/31/2026 JANITOR SERVICES- July 0.00 1,315.00 00538 GOVERNMENT FINANCE 08/17/2026 Regular 0.00 250.00 61240 Cash-300130658 Invoice 07/30/2026 Renewal Fees 0.00 250.00 02144 Hughson Chevron Inc. 08/17/2026 Regular 0.00 457.80 61241 5279 Invoice 08/12/2026 Chevron Diesel Blanket PO 0.00 457.80 00614 HUGHSON FARM SUPPLY 08/17/2026 Regular 0.00 1,348.88 61242 H566767 Invoice 07/09/2026 Hughson Farm Supply Utilities blanket PO 0.00 119.01 H566844 Invoice 07/10/2026 Hughson Farm Supply Utilities blanket PO 0.00 37.75 H566890 Invoice 07/10/2026 Hughson Farm Supply PW Blanket PO 0.00 147.69 H567052 Invoice 07/13/2026 Hughson Farm Supply PW Blanket PO 0.00 10.35 H567070 Invoice 07/13/2026 Hughson Farm Supply Utilities blanket PO 0.00 52.11 H567174 Invoice 07/14/2026 Hughson Farm Supply Utilities blanket PO 0.00 129.41 H567177 Invoice 07/14/2026 Hughson Farm Supply PW Blanket PO 0.00 24.80 H567221 Invoice 07/14/2026 Hughson Farm Supply PW Blanket PO 0.00 1.07 H567269 Invoice 07/15/2026 Hughson Farm Supply PW Blanket PO 0.00 43.13 H567289 Invoice 07/15/2026 Hughson Farm Supply Utilities blanket PO 0.00 37.69 H567307 Invoice 07/15/2026 Hughson Farm Supply Utilities blanket PO 0.00 67.98 H567333 Invoice 07/15/2026 Hughson Farm Supply PW Blanket PO 0.00 8.07 H567389 Invoice 07/16/2026 Hughson Farm Supply PW Blanket PO 0.00 52.70 H567694 Invoice 07/20/2026 Hughson Farm Supply Utilities blanket PO 0.00 32.33 H567726 Invoice 07/20/2026 Hughson Farm Supply PW Blanket PO 0.00 31.28 H567752 Invoice 07/20/2026 Hughson Farm Supply PW Blanket PO 0.00 20.68 H567946 Invoice 07/22/2026 Hughson Farm Supply Utilities blanket PO 0.00 67.85 H568049 Invoice 07/22/2026 Hughson Farm Supply PW Blanket PO 0.00 55.65 H568080 Invoice 07/23/2026 Hughson Farm Supply PW Blanket PO 0.00 24.81 H568106 Invoice 07/23/2026 Hughson Farm Supply Utilities blanket PO 0.00 10.33 H568207 Invoice 07/24/2026 Hughson Farm Supply PW Blanket PO 0.00 59.33 H568292 Invoice 07/24/2026 Hughson Farm Supply PW Blanket PO 0.00 71.22 H568420 Invoice 07/27/2026 Hughson Farm Supply PW Blanket PO 0.00 8.62 H568680 Invoice 07/29/2026 Hughson Farm Supply PW Blanket PO 0.00 33.40 H568761 Invoice 07/30/2026 Hughson Farm Supply PW Blanket PO 0.00 32.34 H568825 Invoice 07/30/2026 Hughson Farm Supply PW Blanket PO 0.00 14.02 H568830 Invoice 07/30/2026 Hughson Farm Supply PW Blanket PO 0.00 52.83 H568969 Invoice 07/31/2026 Hughson Farm Supply PW Blanket PO 0.00 102.43 01583 Hunt & Sons, Inc. 08/17/2026 Regular 0.00 2,175.14 61243 260865 Invoice 08/05/2026 Hunt & Sons Gasoline BlanketPO 0.00 2,175.14 00638 INDUSTRIAL ELECTRICAL CO 08/17/2026 Regular 0.00 2,250.00 61244 PI-094753 Invoice 07/30/2026 Generator Blanket PO 0.00 375.00 PI-094754 Invoice 07/30/2026 Generator Blanket PO 0.00 375.00 PI-094755 Invoice 07/30/2026 Generator Blanket PO 0.00 375.00 PI-094756 Invoice 07/30/2026 Generator Blanket PO 0.00 375.00

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Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount PI-094757 Invoice 07/30/2026 Generator Blanket PO 0.00 375.00 PI-094759 Invoice 07/30/2026 Generator Blanket PO 0.00 375.00 00659 J.B. Anderson Land Use Planning 08/17/2026 Regular 0.00 4,550.92 61245 903 Invoice 08/14/2026 General Planning Services - July 0.00 4,550.92 01596 JHC LLC 08/17/2026 Regular 0.00 2,090.66 61246
26-OWR4-H-0070 Invoice 08/05/2026 SB1383 Related Expenses - July 0.00 2,090.66 02041 Kevin Smith 08/17/2026 Regular 0.00 300.00 61247
003650 Invoice 07/23/2026 hats 0.00 300.00
01867 KIM WEIMER 08/17/2026 Regular 0.00 35.00 61248
INV0016607 Invoice 08/10/2026 CSMFO Training 0.00 35.00 01930 Leeroy Garcia 08/17/2026 Regular 0.00 250.00 61249 INV0016608 Invoice 08/14/2026 Work Boot Reimbursement 0.00 250.00 02163 Loves Air 08/17/2026 Regular 0.00 317.68 61250
INV0016609 Invoice 08/11/2026 MECR26-2147 permit was cancelled. 2812… 0.00 317.68 02164 Mackenzie Veuve 08/17/2026 Regular 0.00 100.00 61251 INV0016610 Invoice 08/14/2026 Damage Deposit - Veuve 0.00 100.00 00611 Mid Valley Publications 08/17/2026 Regular 0.00 634.55 61252 358896 Invoice 07/30/2026 Information about drinking water 0.00 388.50 358955 Invoice 08/06/2026 Notice of Public Hearing 0.00 129.50 358956 Invoice 08/06/2026 Notice of Public Hearing 0.00 116.55 00855 OPERATING ENGINEERS LOCAL 08/17/2026 Regular 0.00 544.00 61253 8/2026-1 Invoice 08/14/2026 LOCAL UNION DUES #3 0.00 544.00 00884 PITNEY BOWES 08/17/2026 Regular 0.00 416.22 61254 3108016646 Invoice 08/14/2026 LEASE- 3rd QTR 2026 0.00 416.22 01000 SEEGER'S 08/17/2026 Regular 0.00 321.47 61255
0148271-IN Invoice 07/31/2026 OFFICE SUPPLIES- Envelopes 0.00 321.47 01093 SYNAGRO WEST, LLC 08/17/2026 Regular 0.00 5,431.71 61256 70527 Invoice 08/01/2026 Synagro Blanket PO 0.00 5,431.71 00005 United Site Services of California, Inc. 08/17/2026 Regular 0.00 80.78 61257 114-14266987 Invoice 07/31/2026 Fence Rental - July 0.00 80.78 01206 WARDEN'S OFFICE 08/17/2026 Regular 0.00 54.87 61258 027296-01 Invoice 08/06/2026 MISC OFFICE SUPPLIES- Labels 0.00 54.87 01570 CSG Consultants 08/18/2026 Regular 0.00 1,415.63 61259 B260912 Invoice 06/30/2026 Building Plan Review Services- June 0.00 1,415.63 01969 Dominique Romo 08/18/2026 Regular 0.00 2,931.60 61260 INV0016612 Invoice 06/30/2026 Reimburse City expenses ie. training, food,… 0.00 2,931.60 00464 EZ NETWORK SYSTEMS, INC. 08/18/2026 Regular 0.00 2,082.66 61261 48964 Invoice 06/30/2026 IT SERVICES- June 0.00 2,082.66 00659 J.B. Anderson Land Use Planning 08/18/2026 Regular 0.00 928.00 61262 851 Invoice 06/30/2026 Re: Draft letter for UPM 0.00 928.00 01093 SYNAGRO WEST, LLC 08/18/2026 Regular 0.00 7,140.16 61263 68948 Invoice 06/30/2026 Synagro Blanket PO 0.00 3,804.31

Check Report Date Range: 08/04/2026 - 08/18/2026
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Vendor Number Vendor Name Payment Date Payment Type Discount Amount Payment Amount Number Payable # Payable Type Post Date Payable Description Discount Amount Payable Amount 68948. Invoice 06/30/2026 Sludge Removal- May 0.00 3,335.85 Regular Checks
Manual Checks
Voided Checks
Discount
Payment
Payment Type Count
Bank Code Payable Bank Summary
Bank Drafts
EFT's
72 0
0 0
0 0.00

0.00 0.00

0.00 0.00
72 0.00
Payment
155,412.00

0.00 0.00

0.00 0.00
155,412.00
Payable
Count
169
0 0
0 0
169

Check Report Date Range: 08/04/2026 - 08/18/2026
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All Bank Codes Check Summary
Payment Type Discount
Payment
Count Payment
Payable
Count
Regular Checks
Manual Checks
Voided Checks
Bank Drafts
EFT's
72 0
0 0
0 0.00

0.00 0.00

0.00 0.00
72 0.00
155,412.00

0.00 0.00

0.00 0.00
155,412.00
169
0 0
0 0
169
Fund Name Period Amount
Fund Summary
999 POOLED CASH/CONSOLIDATED CASH 8/2026 155,412.00
155,412.00

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Meeting Date: August 24, 2026
Subject: 2023-2031 Housing Element Update and Corresponding Rezoning Enclosures: 1. Resolution No. 2026-26 Recommending Adoption of the City of Hughson’s 6th Cycle 2023-2031 Housing Element Update

2. 2023-2031 Hughson Housing Element Update

3. Ordinance No. 2026-03 Amending the Municipal Code to Add a Housing Overlay in Conformance with the Housing Element Update Presented By: Carla C. Jauregui, Community Development Director Perry Banner, Principal Planner, De Novo Planning Group RECOMMENDATION:

Conduct a Public Hearing; Adopt Resolution No. 2026-26 approving General Plan Amendment No. 2026-01, the 2023-2031 Housing Element Update; Introduce and Waive the First Reading of Ordinance No. 2026-03 amending the Municipal Code to add a Housing Overlay Zone in conformance with the Housing Element (first reading), with the Second reading and Adoption at a subsequent regular City Council meeting; and Authorize Staff to file the Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) Statute and Guidelines.

BACKGROUND AND DISCUSSION:

The Housing Element is one of the seven mandated elements of the General Plan and establishes the City’s goals, policies, programs, and implementation measures for addressing the existing and projected housing needs of the community.

The Housing Element is unique among the General Plan elements because State law requires it to be updated on a prescribed schedule corresponding with the Regional Housing Needs Allocation (RHNA) cycle. The current Housing Element covers the 2023-2031 planning period, the 6th Housing Element Cycle.

Hughson’s existing Housing Element was adopted in 2015 and addressed the previous planning cycle. Since that time, the State Legislature has enacted numerous laws that significantly affect local housing planning, including new requirements concerning adequate sites, housing CITY COUNCIL AGENDA ITEM NO. 5.1
SECTION 5: PUBLIC HEARING

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production, accessory dwelling units, special needs housing, fair housing, by-right development, and the reuse of sites identified in prior Housing Elements.

The purpose of this update is twofold: to establish a meaningful local housing strategy for Hughson and to ensure that the City maintains compliance with the increasingly comprehensive requirements of State Housing Element Law.

The Housing Element is the City’s “blueprint” for meeting the housing needs of Hughson residents at all economic levels and addressing segments of the population with special housing needs. The proposed Housing Element is based on community input, an assessment of local housing needs, analysis of land availability and development constraints, and lessons learned from implementation of the City’s previous Housing Element.

Hughson’s 2023-2031 RHNA is 881 housing units, distributed among four income categories:

Income Category RHNA
Very Low-Income 284
Low-Income 196
Moderate-Income 122
Above Moderate-Income 279
Total Units 881
The RHNA is the numerical foundation of the Housing Element. It represents the number of housing units the City must demonstrate can be accommodated through appropriate land use designations, zoning, development capacity, and housing programs during the planning period.

Importantly, the City is not required to construct the 881 units itself. Rather, State law requires the City to demonstrate that adequate sites are available and appropriately regulated to accommodate its RHNA and to establish policies and programs that facilitate housing production for all income levels.

The proposed Housing Element evaluates whether Hughson has sufficient land and development opportunities to accommodate the RHNA and establishes policies and programs intended to facilitate housing production, preserve existing housing, address special housing needs, reduce governmental constraints, and affirmatively further fair housing.

The proposed Housing Element also addresses sites identified in prior Housing Element planning periods. As required by State law, qualifying previously identified sites must provide for by-right residential development when a project includes at least 20 percent of the units affordable to lower income households. The associated Housing Overlay Zone would implement this requirement through a Zoning Ordinance Amendment.

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PUBLIC OUTREACH
Public participation has been an important component of Hughson’s General Plan and Housing Element planning process. The City initiated its broader General Plan Update community engagement process in the fall of 2021. Two General Plan Update Visioning Workshops were conducted in September 2021, providing residents with an opportunity to identify issues, challenges, opportunities, and priorities they believed should be addressed as Hughson grows.

An online survey provided an additional opportunity for residents to participate.

The Housing Element process subsequently included focused outreach concerning local housing conditions and needs. The City’s Housing Needs and Priorities Survey sought input from residents, business owners, and other interested parties regarding current housing conditions, housing needs, and community priorities. The survey specifically considered populations that may experience unique housing needs, including:
• Seniors;
• Persons with disabilities, including developmental disabilities; • Large families with five or more persons;
• Female-headed households with children;
• Farmworkers; and
• Persons experiencing homelessness.

The City has also maintained a dedicated Housing Element webpage to make draft documents and supporting materials available to the public. The City’s website currently provides access to the 2023-2031 Revised Public Review Draft Housing Element, including:
• Housing Plan;
• Background Report;
• Redlined Housing Plan;
• Redlined Background Report;
• Appendix B;
• Appendices C and D; and
• Other supporting Housing Element documents.

The most recent Revised Public Review Draft was made available for a seven-day public review period from May 8 through May 15, 2026. The City’s website provided instructions for submitting written comments to the City and to HCD during that review period. The public participation process provided multiple opportunities for residents and interested parties to participate in the development and review of the Housing Element.

HOUSING STRATEGY
The proposed Housing Element establishes the City’s housing strategy for the 2023-2031 planning period. The housing strategy is designed to address Hughson’s existing and projected

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housing needs while responding to State requirements and maintaining local policies that reflect the City’s character, resources, and community priorities.

The Housing Element includes goals, policies, and implementation programs addressing:
• Preservation and improvement of existing housing and neighborhoods; • Provision of adequate sites for housing;
• Development of housing at all income levels;
• Reduction of governmental constraints;
• Affordable housing;
• Special housing needs;
• Fair housing and Affirmatively Furthering Fair Housing; • Housing rehabilitation and preservation;
• Accessory dwelling units;
• Housing for agricultural and farmworker households;
• Prevention of displacement and preservation of existing housing opportunities; and • Implementation and monitoring of Housing Element programs.

The Housing Element’s programs are intended to provide more than a theoretical framework.

They establish specific actions the City can take during the planning period to facilitate housing production, preserve existing housing resources, and address identified constraints.

State Housing Law and Local Discretion
Since the City’s previous Housing Element was adopted, the State Legislature has enacted numerous housing laws that place additional requirements on local governments. These laws have expanded requirements for:
• Adequate housing sites;
• Reuse of previously identified sites;
• By-right housing development;
• Accessory dwelling units;
• Affordable housing;
• Housing for persons with special needs;
• Fair housing;
• Housing Element implementation; and
• Reporting and monitoring.

Maintaining a compliant Housing Element is particularly important because jurisdictions without a compliant Housing Element may be subject to increased State oversight and reduced local discretion over certain housing development decisions.

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The City’s goal through this update is to meet the requirements of State law while maintaining local land use authority and establishing policies and programs that are meaningful and appropriate for Hughson.

HOUSING SITES
An essential component of every Housing Element is the identification of adequate sites to accommodate the jurisdiction’s RHNA. The RHNA represents the numerical foundation of the Housing Element. Each jurisdiction must demonstrate that it has adequate land appropriately designated and zoned to accommodate its assigned housing need. For Hughson, the 2023-2031 RHNA is 881 units.

The Housing Element’s Housing Sites Inventory identifies properties that are available or suitable for residential development and evaluates their ability to accommodate housing during the planning period.

The analysis considers factors including:
• General Plan land use designation;
• Zoning;
• Existing uses;
• Parcel size;
• Development density;
• Development capacity;
• Existing development;
• Development trends;
• Infrastructure and public services;
• Potential constraints;
• Development feasibility; and
• The likelihood of redevelopment during the planning period.

The Housing Element also considers projects already approved or in the development pipeline, as well as other reasonably anticipated housing production.

Previously Identified Housing Sites
State law establishes additional requirements for sites that have been identified in previous Housing Element planning periods. Hughson’s Housing Element identifies sites that are being reused from prior Housing Element inventories and addresses the requirements of Government Code Section 65583.2.

The City’s findings conclude that existing uses on sites identified to accommodate affordable housing are likely to discontinue or redevelop during the planning period and therefore do not constitute an impediment to residential development. Sites with existing uses that were not

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reasonably expected to redevelop were generally removed from consideration where the available evidence indicated continued use.

For qualifying previously identified sites, State law requires residential development to be allowed by right when a project provides at least 20 percent of its units affordable to lower income households. The City’s proposed Housing Overlay Zone is a separate but directly connected implementing action intended to satisfy these requirements.

REGIONAL HOUSING NEEDS ALLOCATION
As noted above, Hughson’s 2023-2031 RHNA is 881 units distributed among four income categories. The RHNA is not a requirement that the City itself build the identified number of units.

Instead, the City must demonstrate that sufficient land is available and appropriately regulated to accommodate the allocation and must establish programs that facilitate housing production.

The distinction is important because the City’s role is primarily one of planning, land use regulation, and facilitation, while actual housing construction is undertaken by property owners, developers, nonprofit organizations, and other housing providers.

Furthermore, as identified in the Housing Element, the City already had 319 approved or permitted units in the development pipeline at the time the Housing Element Update was being prepared. Orchards and Heritage at Parkwood is a 299-unit development of single-family homes and Walker Apartments is a 20-unit apartment complex. These projects were credited towards the City’s RHNA.

Where adequate sites are not available under existing conditions, State law requires jurisdictions to identify appropriate strategies to accommodate the need. These strategies may include increasing allowable densities, establishing housing overlays, facilitating smaller housing types, reducing regulatory constraints, encouraging accessory dwelling units, or implementing other measures that increase housing opportunities.

HOUSING NEEDS AND CONDITIONS
The Housing Element evaluates existing and projected housing needs using demographic, economic, housing, and development data. The analysis considers:
• Population and household trends;
• Household income;
• Housing tenure;
• Housing costs;
• Housing cost burden;
• Overcrowding;
• Housing conditions;
• Special housing needs;
• Housing production;

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• Development trends;
• Affordable housing;
• Availability of land;
• Housing constraints; and
• Future housing needs.

The City’s Housing Needs and Priorities Survey supplements this technical analysis with local community input. This combination of data and community input is intended to ensure that the Housing Element reflects actual conditions in Hughson rather than relying solely on regional or statewide assumptions.

SPECIAL HOUSING NEEDS
The Housing Element evaluates housing needs for populations that may face greater barriers to obtaining or maintaining appropriate housing. These populations include seniors, persons with disabilities and developmental disabilities, large families, female-headed households with children, farmworkers, and persons experiencing homelessness.

The Housing Element establishes policies and programs intended to improve housing opportunities for these populations. Special needs housing may involve different housing types, affordability levels, accessibility requirements, supportive services, or partnerships with other agencies and organizations. Addressing these needs is an important component of the City’s overall housing strategy.

HOUSING CONSTRAINTS
State law requires Housing Elements to evaluate potential constraints to the development, maintenance, and preservation of housing. The Housing Element evaluates both governmental and non-governmental constraints.

Governmental constraints may include:
• Land use regulations;
• Zoning;
• Development standards;
• Parking requirements;
• Permit processing;
• Development fees;
• Infrastructure requirements;
• Building requirements; and
• Other local regulations or procedures.

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Non-governmental constraints may include:
• Land costs;
• Construction costs;
• Financing;
• Interest rates;
• Market conditions;
• Availability of infrastructure;
• Labor and materials; and
• Other economic factors.

The purpose of this analysis is not to eliminate reasonable local development standards. Rather, the City is required to determine whether its regulations or procedures unnecessarily constrain housing production or affordability and, where appropriate, establish programs to reduce those constraints.

FAIR HOUSING ASSESSMENT
The Housing Element includes an analysis of fair housing and Affirmatively Furthering Fair Housing (AFFH). AFFH requires local governments to take meaningful actions to overcome patterns of segregation, address disparities in housing access and opportunity, and promote inclusive communities. The analysis considers housing opportunities in relation to:
• Income;
• Housing tenure;
• Geographic location;
• Transportation;
• Employment;
• Public facilities;
• Community services;
• Access to opportunity; and
• Potential barriers to housing choice.

The Housing Element incorporates policies and programs intended to expand housing opportunities and promote equal access to housing throughout Hughson.

HOUSING ELEMENT PROGRAMS
The Housing Element establishes a series of implementation programs designed to carry out the City’s housing goals and comply with State law. The programs address the major housing issues identified through the Housing Needs Assessment, constraints analysis, site inventory, and fair housing assessment. Among the important implementation actions is Program 11B, Adequate Sites for Lower Income Households, which addresses the State’s requirements for previously identified housing sites.

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Program 11B requires the City to allow qualifying residential development by right on applicable reused sites when at least 20 percent of the units are affordable to lower income households.

This requirement is based on Government Code Section 65583.2(c). The associated Housing Overlay Zone is being presented to the Planning Commission as a separate but directly connected action and is intended to implement this Housing Element program.

HCD REVIEW
The California Department of Housing and Community Development (HCD) is responsible for reviewing Housing Elements for substantial compliance with State Housing Element Law.

Hughson's Housing Element has undergone multiple rounds of review and revision. HCD provided written correspondence to the City on:
• January 21, 2025;
• July 30, 2025;
• December 5, 2025;
• May 11, 2026; and
• June 22, 2026
The correspondence identified areas where revisions were necessary to demonstrate compliance with State Housing Element Law. The Housing Element has been revised to address those comments. The revised documents have been made available through the City’s General Plan website, including redlined versions showing changes made during the review process. The proposed adoption draft incorporates the revisions made in response to HCD’s comments.

Following Planning Commission recommendation, the Housing Element will be presented to the City Council for adoption. Following City Council action, the adopted Housing Element will be submitted to HCD for its required review.

Staff are also requesting authorization to make subsequent non-substantive revisions or modifications if requested by HCD to maintain compliance with State law. This authority is reflected in the proposed resolution. The proposed Resolution has also been revised to include findings addressing compliance with State Housing Element Law (Government Code § 65580 et seq.), the Council's consideration of HCD's review correspondence pursuant to Government Code § 65585(e), and, to the extent HCD has not yet found the Housing Element in substantial compliance, a self-certification finding pursuant to Government Code § 65585(f)(2).

GENERAL PLAN CONSISTENCY
The Housing Element is a required component of the City’s General Plan and must be internally consistent with the General Plan as a whole. The proposed 2023-2031 Housing Element has been prepared to be consistent with Hughson’s General Plan policies and with the Land Use Element and other General Plan elements. The proposed Resolution specifically finds that the Housing Element is internally consistent with the General Plan and its other elements.

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The General Plan serves as the City’s long-term guiding document for growth and development and addresses land use, housing, economic development, transportation, parks and recreation, public safety, and other community priorities. The Housing Element therefore provides the housing-specific component of the City’s broader long-term planning framework.

Housing Element Implementation – Zoning Code Amendment
As part of the Housing Element Update, the City is also required to adopt a targeted Zoning Code Amendment, specifically to establish a Housing Overlay Zone to implement State Housing Element requirements. The Housing Element identifies 15 previously utilized housing sites that are subject to additional requirements under Government Code Section 65583.2. For these sites which were used in previous Housing Element Sites Inventories, State law requires qualifying housing developments that include at least 20 percent lower income units to be allowed by right, without discretionary approval.

The proposed Housing Overlay Zone provides the regulatory mechanism to meet these requirements and implement Program 11B, Adequate Sites for Lower Income Households. The overall land use pattern remains unchanged and will maintain applicable development standards to the extent permitted by State law.

The Housing Element and associated Zoning Code Amendment are therefore companion actions:
the Housing Element establishes the City’s housing strategy and identifies the sites needed to accommodate the RHNA, while the Zoning Code Amendment provides an implementation tool required to carry out the housing strategy. The proposed Ordinance has also been revised to include the finding, required for any zoning amendment by a general law city under Government Code § 65860, that the Housing Overlay District is consistent with the General Plan as amended by the Housing Element.

PLANNING COMMISSION REVIEW
This item went before the Planning Commission for their consideration, a public hearing, and recommendations to City Council on August 18, 2026. The Planning Commission reviewed these documents and unanimously approved a recommendation to adopt General Plan Amendment No. 2026-01, the 2023-2031 Housing Element Update and Ordinance No. 2026-03, amending the Municipal Code to add a Housing Overlay Zone in conformance with the Housing Element; as well as to Authorize Staff to file a Notice of Exemption in accordance with the California Environmental Quality Act (CEQA) Statute and Guidelines.

NEXT STEPS
The anticipated sequence is:

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1. August 24, 2026: City Council consideration: the Council conducts the public hearing, adopts the Resolution approving General Plan Amendment No. 2026-01 and the Housing Element (effective immediately), and introduces Ordinance No. 2026-03 for first reading;

2. Following City Council adoption, Staff will transmit the adopted Housing Element to HCD;

3. At a subsequent regular City Council meeting (no fewer than five days after introduction, per Government Code § 36934), the City Council will consider Ordinance No. 2026-03 for second reading and adoption. Prior to scheduling second reading, Staff will confirm the CEQA basis for the Ordinance, which may be: (a) the statutory exemption under Public Resources Code § 21080.085, if HCD has by then found the Housing Element in substantial compliance under Government Code § 65585; (b) tiering from an existing program EIR that analyzed the affected sites at the densities authorized by the Housing Overlay Zone, if such an EIR exists; or (c) the commonsense exemption under CEQA Guidelines § 15061(b)(3), supported by site-specific evidence in the record;

4. Ordinance No. 2026-03 becomes effective 30 days after its adoption on second reading, per Government Code § 36937;

5. HCD will conduct its statutory review of the adopted Housing Element; and

6. If HCD requests non-substantive revisions, Staff will incorporate those revisions as authorized by the City Council.

Although the related Housing Overlay Zone Ordinance is a separate action requiring introduction and a subsequent second reading under Government Code §§ 36934 and 36937, it is a required action to receive Housing Element certification from HCD.

FISCAL IMPACT
Preparation for the Housing Element has been supported through available planning resources and Local Early Action Planning (LEAP) grant funding.

Adoption of the 2023-2031 Housing Element does not, by itself, authorize construction of housing or require an immediate expenditure beyond the City’s existing budget for preparation and adoption of the document.

Implementation of individual Housing Element programs may require future staff resources, consultant services, grant applications, or budget appropriations. Those costs will be considered through the City’s normal budget and policy processes.

Maintaining a compliant Housing Element is also important to the City’s ability to pursue and remain eligible for certain State and federal housing, infrastructure, planning, and grant programs. Conversely, failure to maintain Housing Element compliance may expose the City to legal challenges, increased State intervention, limitations on local land use authority, and potential loss of eligibility for certain funding opportunities.

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PUBLIC HEARING NOTICE
The City has provided notice of the Planning Commission public hearing in accordance with California Government Code Section 65090 and applicable provisions of the Hughson Municipal Code.

CEQA
The City, as Lead Agency, has determined that adoption of the 2023-2031 Housing Element is exempt from CEQA pursuant to the commonsense exemption under CEQA Guidelines Section 15061(b)(3). The CEQA basis for Ordinance No. 2026-03 will be finalized at second reading, once it is known whether HCD has found the Housing Element in substantial compliance and whether an existing program EIR has analyzed the affected sites at the densities the Housing Overlay Zone authorizes. Public Resources Code Section 21080.085 provides a statutory exemption for a rezoning implementing the schedule of actions in a housing element that has been found in substantial compliance by HCD under Government Code § 65585; that exemption requires an affirmative HCD (or court) finding, not merely local adoption (Gov. Code § 65585.03), and does not yet apply. If no such finding or qualifying program EIR is available at second reading, the commonsense exemption under CEQA Guidelines § 15061(b)(3) remains available but requires the City to affirmatively demonstrate, with site-specific evidence in the record, that there is no possibility the Ordinance's density increase could have a significant environmental effect (Davidon Homes v. City of San Jose (1997) 54 Cal.App.4th 106; Muzzy Ranch Co. v. Solano County Airport Land Use Comm'n (2007) 41 Cal.4th 372).

The adoption of the Housing Element does not approve a specific development project or authorize a physical change to the environment. It establishes policies, programs, and planning requirements for future housing development.

Since no development project or other physical change to the environment is approved by adoption of the Housing Element, it can be seen with certainty that there is no possibility that adoption of the Housing Element itself would result in a significant effect on the environment.

The proposed City Council resolution makes this specific finding.

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CITY OF HUGHSON

CITY COUNCIL
RESOLUTION NO. 2026-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HUGHSON APPROVING AND ADOPTING GENERAL PLAN AMENDMENT 2026-01, THE 6TH CYCLE 2023-2031 HOUSING ELEMENT

UPDATE, INCLUDING ANY ADDITIONAL REVISIONS REQUIRED BY THE DEPARTMENT OF

HOUSING AND COMMUNITY DEVELOPMENT (HCD), AND FINDING THAT ADOPTION OF THE

HOUSING ELEMENT IS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) PURSUANT TO CEQA SECTION 15061(B)(3)
WHEREAS, every eight years each city and county in California is required to prepare an update to the Housing Element of the General Plan. The current update is referred to as the “6th planning cycle” which spans the 2023-2031 period for the Stanislaus Council of Governments (StanCOG) region. The City of Hughson (“City”) has undertaken a review and update of the Housing Element of the General Plan as part of the 6th Cycle planning period; and WHEREAS, on August 18, 2026, the Planning Commission of the City of Hughson conducted and concluded a duly noticed public hearing, as required by State law, to review and make a recommendation to the City Council regarding General Plan Amendment (GPA 2026-01):
an update to the City of Hughson General Plan to adopt the amended 2023-2031 Housing Element Update; and
WHEREAS, on August 24, 2026, the City Council of the City of Hughson conducted and concluded a duly noticed public hearing, as required by State law, to review and take action on General Plan Amendment (GPA 2026-01): an update to the City of Hughson General Plan to adopt the 2023-2031 Housing Element Update; and
WHEREAS, on January 21, 2025, July 30, 2025, December 5, 2025, May 11, 2026, and June 22, 2026, HCD provided written correspondence indicating that the Draft Housing Element addressed many statutory requirements; however, revisions would be necessary to comply with State Housing Element Law (Government Code § 65580 et seq.); and WHEREAS, the Draft Housing Element has been revised to address HCD’s comments from the above-mentioned correspondence as described in the staff report and in compliance with State law; and

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WHEREAS, the City as Lead Agency determined that the proposed General Plan Amendment (Housing Element Update) is covered by the common sense CEQA exemption (CEQA Guidelines Section 15061(b)(3)) which provides that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Since no development project or other physical change to the environment would be approved by the adoption of the Housing Element, it can be seen with certainty that there is no possibility that Housing Element adoption would have a significant effect on the environment and therefore is not subject to CEQA; and WHEREAS, the Planning Commission is responsible for reviewing updates to the General Plan and forwarding a recommendation to the City Council on the adoption; and WHEREAS, the Planning Commission and City Council have reviewed and considered information from a variety of sources, including, but not limited to, City staff, outside agencies, and members of the public; and
WHEREAS, the City of Hughson provided notice of a public hearing in accordance with California Government Code Section 65090 and the Hughson Municipal Code by ad publication in a local newspaper at least 10 days prior to the public hearing, consistent with Government Code § 65355, which requires the legislative body to hold a public hearing on a proposed General Plan amendment noticed pursuant to Government Code § 65090; and

WHEREAS, the City Council authorizes City of Hughson staff to make subsequent revisions or modifications to the Draft 2023-2031 Housing Element to comply with State law as requested by the California Department of Housing and Community Development (HCD); and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE IT IS HEREBY RESOLVED, ORDERED AND FOUND by the City Council of the City of Hughson, State of California, as follows:

Section 1. The foregoing recitals are true and correct.

Section 2. The City Council hereby approves and adopts an amendment to the City of Hughson General Plan Housing Element (GPA 2026-01) as described in Exhibit “A” of this Resolution and also described as Attachment 2 to the City Council Staff Report dated August 24, 2026, and by this reference incorporated as though fully set forth herein, which contains a thorough and adequate treatment of housing and all required components of a State compliant Housing Element.

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Section 3. The City Council finds that the proposed General Plan Amendment (GPA 2026-01) is exempt from CEQA pursuant to the common sense CEQA exemption (CEQA Guidelines Section 15061(b)(3)) which provides that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Since no development project or other physical change to the environment would be approved by the adoption of the Housing Element, it can be seen with certainty that there is no possibility that Housing Element adoption would have a significant effect on the environment and therefore is not subject to CEQA.

Section 4. Based upon the evidence presented, the City Council makes the following findings of fact for the 2023-2031 Housing Element as described in Exhibit “A” of this Resolution, and also described as Attachment 2 to the City Council Staff Report dated August 24, 2026, which updates and replaces the 2015-2023 Housing Element:

1. The proposed amendment is internally consistent with the General Plan. The 2023- 2031 Housing Element complies with the policies of the City of Hughson General Plan and is internally consistent with the Land Use Element and other Elements of the General Plan.

2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The 2023-2031 Housing Element provides a housing strategy for all members of the community during the planning period including for all income categories and special needs populations and will not be detrimental to the public interest, health, safety, convenience, or welfare of the community.

3. The 2023-2031 Housing Element has been prepared in accordance with, and substantially complies with, the requirements of State Housing Element Law (Government Code § 65580 et seq.), including the requirements for a sites inventory and adequate-sites analysis, quantified objectives and programs, an assessment of housing needs and governmental and non-governmental constraints, and affirmatively furthering fair housing.

4. Prior to adoption, and pursuant to Government Code § 65585(e), the City Council considered the written findings and correspondence provided by the California Department of Housing and Community Development, including its letter dated June 22, 2026, and the City's responses and revisions made to address HCD's comments.

5. To the extent the Department of Housing and Community Development has not yet determined that the 2023-2031 Housing Element is in substantial compliance with State Housing Element Law, the City Council, pursuant to Government Code § 65585(f)(2), adopts the Housing Element and finds that it substantially complies with Article 10.6 of Chapter 3 of Division 1 of Title 7 of the Government Code for the

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reasons set forth in the staff report and the record, including that the element addresses each area identified in HCD's review correspondence. Staff is directed to transmit these findings with the adopted element to the Department.

6. The Housing Element reflects a diligent effort by the City to achieve public participation of all economic segments of the community in its development, as required by Government Code § 65583(c)(9) and § 65351, through the visioning workshops, Housing Needs and Priorities Survey, public review drafts, and public hearings described in the staff report.

Section 5. The City Council finds, pursuant to Government Code § 65583.2(g)(2) and based on substantial evidence set forth in Appendix B of the 2023-2031 Housing Element, that any existing uses on sites identified to accommodate affordable housing are likely to and assumed to be discontinued during the planning period, and therefore do not constitute an impediment to additional residential development during the period covered by the 2023-2031 Housing Element. Any sites identified to accommodate the Regional Housing Needs Allocation (RHNA) that have existing structures, improvements, and/or activities demonstrate a likelihood for redevelopment during the 2023-2031 planning period. Parcels with existing uses or activities that were not likely to be discontinued during the planning period were generally removed if they had conditions suggesting continued use or activity during the planning period.

Section 6. The City Council finds pursuant to Government Code § 65583.2(c) that sites identified in prior planning periods shall comply with all requirements related to Government Code § 65583.2, including all nonvacant sites identified in Appendix A of the 2023- 2031 Housing Element that are also listed in the previous Housing Element’s sites inventory, or vacant sites that were listed in two previous consecutive sites inventories. In these cases, residential development is allowed by right when a housing project provides at least 20 percent of the units affordable to lower income households in compliance with Government Code § 65583.2.

Section 7. The proposed General Plan Amendment has been prepared in accordance with the California Government Code, and in accordance with the provisions of the California Environmental Quality Act.

Section 8. Prior to taking this action, the City Council reviewed, considered, and has exercised its independent judgment based on substantial evidence regarding this decision and all of the information and data in the administrative record and all oral and written testimony received, and finds that the proposed General Plan Amendment (GPA 2026-01) is exempt from CEQA pursuant to the common sense CEQA exemption (CEQA Guidelines Section 15061(b)(3)), and therefore, GPA 2026-01 is in full compliance with the California Environmental Quality Act.

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Section 9. If any section, subsection, sentence, clause, or phrase of this Resolution and/or the documents in support of this Resolution is/are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Resolution.

Section 10. The City Clerk shall certify to the adoption of this Resolution.

PASSED AND ADOPTED by the City Council of the City of Hughson, State of California this day of 2026, by the following vote:

AYES:

NOES:

ABSTENTIONS:

ABSENT:

APPROVED:
___________________________
GEORGE CARR, Mayor
ATTEST:
____________________________________
DOMINIQUE ROMO, City Manager

CITY OF HUGHSON
7018 PINE STREET
HUGHSON, CA 95326
City of Hughson
2023-2031 HOUSING ELEMENT
ADOPTION DRAFT – AUGUST 2026

CITY OF HUGHSON
2023-2031 HOUSING ELEMENT

HOUSING PLAN
ADOPTION DRAFT – AUGUST 2026

2023-2031 HOUSING ELEMENT HOUSING PLAN
City of Hughson, 2023-2031 Housing Element |HP- i

HOUSING PLAN TABLE OF CONTENTS
PART 1 – HOUSING PLAN ............................................................................................................................................................ 2 A. Introduction ................................................................................................................................................... 2 B. Goals and Policies ......................................................................................................................................... 2 Diversifying Housing ..................................................................................................................................... 3 Improving Housing Affordability ................................................................................................................... 4 Housing and Neighborhood Preservation ..................................................................................................... 4 Removing Governmental Constraints ............................................................................................................ 5 Advancing Fair Housing Opportunities ......................................................................................................... 5 Promoting Sustainability .............................................................................................................................. 6 C. Housing Programs ........................................................................................................................................ 6

1. Housing Production and Diversity ................................................................................................. 6

2. Housing Affordability .................................................................................................................... 11

3. Housing and Neighborhood Preservation .................................................................................... 12

4. Removing Governmental Constraints ........................................................................................... 14

5. Fair Housing Opportunities .......................................................................................................... 18

6. Promoting Sustainability .............................................................................................................. 40 D. Quantified Objectives ................................................................................................................................... 41

LIST OF TABLES
Table 1. Fair Housing Program Action Items ............................................................................................................ 26 Table 2. 2023-2031 Quantified Objectives ................................................................................................................ 41

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PART 1 – HOUSING PLAN
A. INTRODUCTION
This Housing Plan reflects: 1) community input; 2) Hughson’s housing needs; 3) land availability and constraints; and 4) experience gained during the past eight years (as summarized in the Housing Element Background Report). The Housing Plan sets forth the goals, policies, and programs to address the identified housing needs and issues for the 2023-2031 planning period and focuses on the following:
∗ Ensuring Housing Diversity: Providing a variety of housing types affordable to all income levels, allowing those who work in Hughson to also live here.
∗ Improving Housing Affordability: Encouraging a range of affordable housing options for both renters and homeowners. ∗ Preserving Housing Assets: Maintaining the condition and affordability of existing housing and ensuring development is consistent with Hughson’s town and neighborhood context. ∗ Removing Governmental Constraints: Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements. ∗ Advancing Fair Housing Opportunities: Ensuring residents can reside in the housing of their choice, including Hughson’s special needs populations.
∗ Promoting Sustainability: Planning for Hughson’s growth in a responsible manner, in line with resource limitations such as water availability.

B. GOALS AND POLICIES
Under California law, the Housing Element must include the community’s goals, policies, housing programs, and quantified objectives for the maintenance, improvement, and development of housing.

This Housing Element includes six goal statements. Under each goal statement the element sets out policies that amplify the goal.

Implementation programs are listed at the end of the corresponding group of policies and describe briefly the proposed action, the City agencies or departments with primary responsibility for carrying out the program, the funding source, and the timeframe for accomplishing the program. Several of the implementation programs also identify quantified objectives.

The following definitions describe the nature of the statements of goals, policies, implementation programs, and quantified objectives as they are used in the Housing Element Housing Plan:

Goal: Ultimate purpose of an effort stated in a way that is general in nature and immeasurable.

Policy: Specific statement guiding action and implying clear commitment.

Implementation Program: An action, procedure, program, or technique that carries out policy. Implementation programs also specify primary responsibility for carrying out the action and an estimated timeframe for its accomplishment. The timeframe indicates the fiscal year in which the activity is scheduled to be completed. These timeframes are general guidelines and may be adjusted based on City staffing and budgetary considerations.

Quantified Objective: The number of housing units that the City expects to be constructed, conserved, or rehabilitated, or the number of households the City expects will be assisted through Housing Element programs based on general market conditions during the timeframe of the Housing Element.

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Housing Element law recognizes that in developing housing policy and programs, identified housing needs may exceed available resources and the community’s ability to satisfy these needs. The quantified objectives of the Housing Element, therefore, need not be identical to the identified housing need, but should establish the maximum number of housing units that can be constructed, rehabilitated, and conserved, or households assisted over a five-year time frame.

In this policy document, the term affordable housing refers to housing that is affordable to all lower and moderate-income households, including low-income, very low-income, and extremely low-income households.

This Housing Element contains six goal statements that provide the vision for the development of housing in Hughson:

DIVERSIFYING HOUSING
Policy H-1.1: Housing Diversity. Spur diversity in the type, density, size, affordability, and tenure of residential development to meet Hughson’s housing needs while maintaining quality of life goals for the community. Ensure there is an adequate supply of mixed-use and residentially zoned land of appropriate densities to accommodate existing and anticipated housing needs through 2031.

Policy H-1.2: Affordable Housing Assistance. Facilitate the development of affordable housing through regulatory incentives and concessions, and available financial assistance. Proactively seek out new models and approaches in the provision of affordable housing, including accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs).

Policy H-1.3: Housing Sites Supply. Maintain an adequate supply of land in appropriate land use designations and zoning categories to achieve a mix of single-family and multi-family development that will provide adequate housing opportunities for households of all income levels and special needs households (e.g., seniors, persons with a disability including developmental, large families, single female-headed households, farmworkers, and homeless), and will accommodate the housing needs established in the Regional Housing Needs Assessment (RHNA).

Policy H-1.4: Coordination and Information Sharing. Provide Planning applications, General Plan, Housing Element, Zoning Ordinance including zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets, and financial reports on the City’s website. Provide information on approved residential projects and vacant land supply to the development community (both nonprofit and for-profit) and the general public to improve the efficiency of housing production and marketing for rental, new, and resale housing.

Policy H-1.5: Collaborative Partnerships. Support collaborative partnerships with affordable housing developers and non-profit organizations to facilitate greater access to affordable housing funds.

Policy H-1.6: Inclusionary Zoning. Consider the use of inclusionary zoning as a tool to increase and integrate affordable units within market-rate developments, and increase access to resources, amenities, and affordable housing opportunities throughout the community.

Goal H-1: Foster development of a variety of housing types, densities, and prices to balance the city’s housing stock and meet Hughson’s regional fair share housing needs for people of all income levels, including extremely low, very low, low, and moderate-income households.

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IMPROVING HOUSING AFFORDABILITY
Policy H-2.1: Outreach and Participation. Promote participation by all residents of Hughson in the development of housing strategies and programs. Encourage minority participation in all sectors of the housing market.

Policy H-2.2: Developer Incentives. Provide incentives to developers who assist the City in meeting affordable housing needs, including units to accommodate special needs households, female-headed households, seniors, disabled, developmentally disabled, large families, emancipated youth, seasonal and temporary workers, and the homeless.

Policy H-2.3: Alternative Housing Accommodations. Accommodate the development of housing that provides temporary, transitional, and permanent housing in the city for homeless and low-income individuals, as well as housing accessible to disabled persons, and that facilitates aging in place.

Policy H-2.4: Home Ownership Opportunities. Increase homeownership opportunities for very low, low, and moderate-income households.

Policy H-2.5: Affordable Housing Supply. Support the acquisition and rental assistance of existing market-rate apartment units by non-profit housing developers, and conversion to long-term affordable housing for extremely low, very low, low, and moderateincome households, and large families to increase the supply of available and affordable rental housing.

Policy H-2.6: Financial Assistance to First-Time Homebuyers. Advocate for the provision of financial assistance for very low, low, and moderate-income first-time homebuyers through county and state programs.

HOUSING AND NEIGHBORHOOD PRESERVATION
Policy H-3.1: Preserve Existing Housing. Preserve the City’s housing stock, including existing rental housing and single-family homes that are affordable to very low, low, and moderate-income households, to ensure an adequate supply of affordable housing and to reduce displacement of households.

Policy H-3.2: Housing and Neighborhood Design. Ensure excellence in project design consistent with community character (architecture, site planning, and amenities) and City policies for development areas. Maintain and enhance neighborhoods with quality housing, infrastructure, and open space that strengthens neighborhood character and the health of residents, as well as encourages maintenance of rental and ownership units in sound condition through code enforcement and housing rehabilitation programs.

Policy H-3.3: Housing Rehabilitation. Pursue available rehabilitation programs for both owner-occupied and rental housing and funding for the conservation, retrofitting, and rehabilitation of viable older housing.

Policy H-3.4: Code Compliance. Improve code enforcement efforts and require compliance with the City’s building codes and zoning regulations to maintain the quality of the housing stock.

Goal H-3: Conserve and improve Hughson’s existing housing stock where feasible and appropriate, and ensure new residential development complements the surrounding neighborhood context.

Goal H-2: Promote the expansion of the city’s affordable housing stock, including units that accommodate special needs households.

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Policy H-3.5: Preserve Rent-Restricted Units. Support the continued use of rental assistance opportunities by Hughson residents, including HUD Housing Choice Vouchers. Identify funding opportunities and partnerships to preserve rent-restricted affordable units at risk of conversion to market-rate units, and conserve and rehabilitate the existing supply of housing affordable to extremely low, very low, low, and moderate-income households when appropriate. Preserve existing low-cost rental housing for occupancy by lower income (very low and low-income) residents.

Policy H-3.6: Preserve Mobile Home Parks. Support the preservation of mobile home parks as an important source of affordable housing and promote the continued upkeep of existing mobile home parks.

Policy H-3.7: Use of Public Funds. Prioritize CDBG and similar funds for the upgrading of streets, sidewalks, and other public improvements to support the revitalization of older neighborhoods, with an emphasis on improving living conditions in lower and moderate resource areas.

REMOVING GOVERNMENTAL CONSTRAINTS

Policy H-4.1: Streamlined Review. Continue existing streamlined development review process for all residential projects and facilitate priority review where appropriate for affordable, below market-rate (BMR), and special needs housing projects.

Policy H-4.2: Development Fees. Ensure that the development impact fee structure does not unnecessarily constrain production of housing, including infill development, ADUs and JADUs, and multi-family housing.

Policy H-4.3: Zoning Ordinance Amendments. Ensure the City’s Zoning Ordinance encourages and accommodates a range of housing types and a range of household types, including special needs households, by providing for specific housing types and streamlined applications required under State law (e.g., transitional housing, supportive housing, residential care facilities, employee housing, and SB 6, SB 35, SB 330, SB 9, and AB 2162 provisions to streamline housing approvals) and reducing constraints to housing development.

Policy H-4.4: Design Flexibility. Support flexibility and variety in site planning, housing design, ownership, and living arrangements, including co-housing, shared housing, and live/work housing through the Zoning Ordinance.

Policy H-4.5: State Density Bonus Law. Provide density bonuses to projects consistent with State law.

Policy H-4.6: Planned Development. Support the use of Planned Development zoning for projects when utilized to accommodate innovative site plans aimed at providing a mixture of housing types, increasing the supply of affordable housing, preserving open space, and/or offering new recreational opportunities when requested by developers or as deemed appropriate.

ADVANCING FAIR HOUSING OPPORTUNITIES

Policy H-5.1: Affirmatively Further Fair Housing. Ensure access to fair housing opportunities to the entire community and support the provision of fair housing education, assistance, services, and tenant/landlord mediation to Hughson residents.

Goal H-5: Affirmatively further fair and equal housing opportunities throughout the community for all persons, including special needs populations and all classes protected under Federal and State fair housing laws, so that safe and decent housing is available to all persons and all income levels.

Goal H-4: Reduce and remove governmental and nongovernmental constraints under the City’s control on the maintenance, improvement, and development of housing, while maintaining Hughson’s community character.

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Policy H-5.2: Housing Choice. Promote the expansion of the City’s affordable housing stock, emphasizing units that accommodate special needs households and affordable housing, including rental and ownership opportunities, in high resource areas.

Policy H-5.3: Senior Housing. Support development and maintenance of affordable senior rental and ownership housing and supportive services to facilitate maximum independence and the ability of seniors to remain in their homes or within the greater Hughson community.

Policy H-5.4: Housing for Persons with Disabilities. Continue to address the special needs of persons with disabilities, including developmental disabilities, through provision of supportive housing, accessibility grants, zoning for group housing, universal design, and procedures for reasonable accommodation.

Policy H-5.5: Housing Authority. Continue to support Stanislaus Regional Housing Authority efforts to provide housing assistance to lower and moderate-income households in Hughson.

Policy H-5.6: Prohibit Discrimination. Prohibit discrimination in the sale or rent of housing with regard to any protected characteristic, including race, color, national origin, ancestry, religion, disability, source of income, sex, sexual orientation, marital status, and familial status.

PROMOTING SUSTAINABILITY

Policy H-6.1: Energy-Efficient Design. Promote the use of energy conservation features in the design of all new residential structures. Encourage energy conservation improvements and promote energy conservation programs through rehabilitation loan programs, City staff training, and the distribution of information on energy conservation improvements.

Policy H-6.2: Green Building. Encourage residential construction of durable materials and designs suited to local conditions that will contribute to reduction of the life-cycle cost of the dwelling. Continue to implement CALGreen to ensure new development is energy and water efficient. Encourage the incorporation of energy conservation design features in existing and future residential developments to conserve resources and reduce housing costs.

Policy H-6.3: Energy-Efficiency Retrofits. Promote the use of the City share of HOME and CDBG funds for housing rehabilitation, including energy-efficient improvements and repairs, to reduce housing costs and reduce reliance on electricity and natural gas.

Policy H-6.4: Alternative Energy Sources. Promote the use of alternative energy sources such as solar energy, cogeneration, and non-fossil fuels.

C. HOUSING PROGRAMS
The following programs are the implementing actions the City will take to address its housing goals. Each program identifies the objectives, timeframe for implementation, department or agency primarily responsible for implementation, and the likely funding source.

1. HOUSING PRODUCTION AND DIVERSITY
Encourage development of a variety of housing types affordable to all income levels, providing options for those who work in Hughson to also live here.

Goal H-6: Promote sustainability through support of existing and new residential development that minimizes reliance on natural resources.

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PROGRAM 1: PARTNERSHIPS AND ASSISTANCE FOR AFFORDABLE HOUSING The City can play an important role in facilitating the development of quality, affordable housing in the community through provision of regulatory incentives and financial assistance or partnerships with developers. By utilizing various tools to facilitate affordable housing development, the City can help to address the housing needs of its special needs populations as well as extremely low, very low, low, and moderate-income households.

Responsible Department/Agency: Planning Division; City Council Funding Sources: General Fund; County; Grants; Impact Fees Objectives and Timeframe: • Conduct Partnership Outreach. Host annual meetings with affordable housing developers and non-profit organizations to identify housing opportunities, programs, and incentives that support affordable housing development, rehabilitation, and conversion of market-rate housing or non-residential development to affordable housing through provision of land write-downs, regulatory incentives, and/or financial assistance. Where interest is identified in specific programs or funding sources, coordinate between interested parties to develop a project proposal, funding application, etc.
• Share Information. Ensure that the development community (both nonprofit and for-profit) is aware of the housing programs, technical assistance, and funding available by publishing the Housing Element, Annual Action Plan, and respective notices.
• Offer Regulatory Incentives. Establish regulatory incentives by December 2026 to private and non-profit developers for the development of affordable housing for families, seniors, and other households and housing for special needs populations. Incentives may include:
o Provide City Staff Assistance. Offer study sessions for affordable housing projects for free or at a reduced cost for affordable housing projects. The study session would be an opportunity to receive preliminary feedback from City staff, Planning Commission, and/or City Council on the preliminary design of an affordable housing project. The preliminary feedback would allow the applicant an opportunity to incorporate recommendations as part of the formal proposal. o Expedite Project Processing. Expedite processing of projects with 20 percent or more of units affordable to very low or low-income households or for special needs households.
o Customize Development Standards. Engage developers of affordable and special needs housing to understand potential land use constraints related to development standards and prepare and adopt standards which support the development of housing affordable to low and moderate-income households and households with special needs. This includes setbacks, floor area ratios, and parking, where necessary to accommodate maximum permitted densities.
o Frontage Improvements. Consider a program to allow waiving or reducing the requirements for an affordable housing project on an infill site to complete frontage improvements, by either retaining the property frontage in its existing condition or having the City complete

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the improvements on the applicant’s behalf as part of a larger capital improvement project.
• Offer Density Bonuses. See Program 13.
• Offer Fee Waivers or Fee Reductions. See Program 2.
• Quantified Objective: 480 housing units affordable to extremely low, very low, and low-income households during the planning period.

PROGRAM 2: AFFORDABLE HOUSING FUNDING SOURCES
Successful implementation of the City’s programs for development of affordable and special needs housing will depend on the leverage of local funds with a variety of federal, state, county, and private sources. The Incentives and Financial Resources section of the Housing Element identifies the primary affordable housing funding programs available to Hughson. In addition to applying for those funds directly available to municipalities, the City plays an important role in supporting developers to secure outside funds. City involvement may include review of financial pro-forma analyses; provision of demographic, market, and land use information; review and comment on funding applications; and City Council actions in support of a project and application. Many “third-party” grants may also require some form of local financial commitment. The City will periodically review and update available housing programs to identify appropriate funding sources to meet Hughson’s housing needs.

Further, the City will identify methods to offset the cost of developing affordable housing, including examining fee reductions or deferrals and pursuing appropriate State and Federal funding sources to support the efforts of non-profit and for-profit developers to meet new construction and rehabilitation needs of lower- and moderate-income households. The City will also specifically target funding to address the needs of extremely low-income households.

Responsible Department/Agency: Planning Division; Economic Development Division; City Manager’s Office Funding Sources: General Fund; Federal, State, and County Governments; Grants; CDBG and HOME funds
Objectives and Timeframe: • Seek Funding. On an annual basis the City will identify local, regional, state, and federal assistance programs to assist with the development of affordable and special needs housing. Provided the City has one or more eligible projects, the City will apply for funding annually.
o Pursue federal, state, county, and private funding sources for affordable housing as a means of leveraging local funds and maximizing assistance. Support developers in securing outside funding sources. o Work with developers and housing providers to identify new affordable development projects, including very low and low-income units, and rehabilitation or conversion projects that would assist very low and lowincome households. o Submit, or support developer submission of, affordable housing funding applications, such as development, preservation, maintenance/rehabilitation, and/or homebuyer assistance, to assist opportunities identified during the planning period.
o The City will continue to participate in the Stanislaus County CDBG and HOME program and annually seek funding for City projects and programs that support the development, preservation, and maintenance of affordable housing.

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o The City will actively advocate for HOME funds to support first-time homebuyer programs for Hughson residents and will assign HOME funds to assist households with the first-time homebuyer down payment with a goal of assisting 20 households during the planning period.
o Monitor availability of Mortgage Credit Certificate Funds. If funds are made available through the State (typically the California Debt Limit Allocation Committee), advertise and promote program participation. • Planning Application Fee Waiver or Fee Reduction Program. Study the feasibility of a program to waive, defer, or reduce planning application fees (excluding environmental review), building permit fees, and/or development impact fees for deed-restricted affordable housing projects. If adopted, recommend the fee waivers, deferrals, or reductions would operate through a reimbursement process to make certain the affordable housing unit is constructed. Fee waivers or fee reductions may be used in the negotiation process between the City and developers.
• Quantified Objective: 480 housing units affordable to extremely low, very low, and low-income households during the planning period.

PROGRAM 3: HOUSING ELEMENT MONITORING/ANNUAL REPORTING
Hughson’s Planning Division is responsible for the regular monitoring of the Housing Element to ensure that the City continues to assess its affordable housing programs, progress towards the RHNA, including maintenance of adequate sites, and the preservation of affordable housing units. The Planning Division will prepare the Annual Progress Report (APR) for review by the public and City decision-makers, and submittal to the California Department of Housing and Community Development (HCD) and the Governor’s Office of Planning and Research (OPR). Completion of the Annual Progress Report is required for the City to maintain access to state housing funds.

The APR will document:
• Hughson’s annual residential building activity, including identification of any deed-restricted affordable units and assignment of market-rate units to an appropriate affordability category; • Special needs units building activity, including new construction, rehabilitation, and preservation; • Progress towards the Regional Housing Needs Allocation since the start of the planning period; • Implementation status of the Housing Element programs; and • Implementation and compliance with other State law for APRs As part of Housing Element implementation monitoring, the City will monitor individual projects and its inventory of sites suitable for residential development and ensure no net loss of housing sites pursuant to Government Code Section 65863.

Responsible Department/Agency: Planning Division
Funding Sources: General Fund
Objectives and Timeframe: • Review the Housing Element annually and provide opportunities for public participation in conjunction with the submission of the City’s APR to HCD and OPR by April 1st of each year.
• Monitor inventory of residential sites on an ongoing basis, with replacement sites identified within 180 days of any shortfall.

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PROGRAM 4: MONITOR RESIDENTIAL CAPACITY (NO NET LOSS)
The City will monitor the consumption of residential acreage (i.e., land identified with residential development potential) and review proposed General Plan amendments, Zoning Ordinance amendments, and development projects to ensure an adequate inventory is available to meet the City’s 2023-2031 RHNA obligations.

To make certain sufficient residential development capacity is maintained, the City will develop and implement a formal ongoing (project-by-project) evaluation procedure pursuant to Government Code Section 65863 and will make the findings required by that code section if a site is proposed for development with fewer units or at a different income level(s) than shown in the residential sites inventory. Should an approval of development result in a reduction of capacity below that needed to accommodate the remaining RHNA for lower income, moderate-income, or above moderate-income households, the City, and potentially the applicant (in accordance with State law), will identify and, if necessary, rezone sufficient sites within 180 days to accommodate the shortfall and require “no net loss” in capacity to accommodate the RHNA allocation, consistent with State law. Any rezoned site(s) will satisfy the adequate sites requirements of Government Code Section 65583.2 and will be consistent with the City’s obligation to affirmatively further fair housing.

Responsible Department/Agency: Planning Division
Funding Sources: General Fund
Objectives and Timeframe: • Inventory Management. Maintain an inventory of sites suitable for residential development affordable at all income levels to make certain that adequate sites remain available throughout the planning period, in compliance with Government Code Section 65863(b); provide information online and to interested developers; and update the inventory annually as part of the Annual Progress Report. • No Net Loss. Require no net loss of housing sites pursuant to Government Code Section 65863 (No Net Loss Law) through monitoring the updated inventory of sites to make certain that the net future housing capacity is adequate to accommodate the RHNA and implementing a project-by-project procedure to evaluate the proposed density and affordability levels of each project to make certain that the project would not create a shortfall in capacity to accommodate the RHNA. If a shortfall occurs, the City will identify replacement sites within 180 days of project approval creating the shortfall.

PROGRAM 5: PRIORITY WATER AND SEWER FOR AFFORDABLE HOUSING The City will adopt policies and procedures to provide priority water service for developments that include lower income housing units, consistent with State law (Government Code Section 65589.7).

Responsible Department/Agency: Planning Division; City Attorney’s Office; City Council; Utilities Department Funding Sources: General Fund
Objectives and Timeframe: • By December 2026, adopt policies and procedures to provide priority water service for developments that include lower income housing units pursuant to Government Code Section 65589.7.
• Quantified Objective: 602 housing units affordable to very low, low, and moderate-income households during the planning period.

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PROGRAM 6: ACCESSORY DWELLING UNITS AND JUNIOR ACCESSORY DWELLING UNITS An accessory dwelling unit (ADU) is a self-contained living unit with cooking, eating, sleeping, and full sanitation facilities, either attached to or detached from the primary residential unit on a single lot. A junior accessory dwelling unit (JADU) is an accessory unit that is no more than 500 square feet in size and contained entirely within a single-family residence with separate or shared sanitation facilities. ADUs and JADUs offer several benefits. First, they often are affordable to very low, low, and moderate-income households and can provide options for students, seniors, young professionals, and even small families. Second, the primary homeowner receives supplementary income by renting out the ADU, which can help many modest income and elderly homeowners afford to remain in their homes. ADUs offer an important opportunity to help Hughson address its regional housing needs while maintaining the community’s unique character.

Regulatory Updates. Hughson will continue to update Municipal Code regulations that allow ADUs and JADUs by right on properties with existing or planned single-family and multifamily uses and support the development of ADUs through fee reductions and waivers above and beyond those required by State law.

Amnesty Program. The City will develop and implement an Amnesty Program, which offers a risk-free opportunity for owners of existing, unpermitted ADUs to bring those units into compliance with health and safety standards without risk of code enforcement, demolition of units, and/or displacement of occupants.

Responsible Department/Agency: Planning Division; Building Division Funding Sources: General Fund; Grants
Objectives and Timeframe: • Update the City’s current ADU/JADU requirements to comply with State law and provide further streamlining incentives by July 31, 2026. • Pursue state funding available to assist low and moderate-income homeowners in the construction of ADUs by December 31, 2026.
• Identify financial assistance for qualified property owners to build ADUs using state funds (such as CalHFA and CalHOME funds).
• Provide technical resources online by December 31, 2026 to assist with ADU/JADU development, including an ADU factsheet with a summary of requirements for ADUs/JADUs, fees required, and information regarding available funding programs.
• Conduct outreach and education on ADU options and requirements to homeowners and Homeowners’ Associations in 2027.
• Conduct annual and mid-cycle review no later than January 31, 2027, of ADU assumptions included in the Housing Resources chapter of the Background Report. If the review finds that production is not consistent with the projections in the Housing Resources chapter, modify this program within one year to further incentivize ADU production so that the City’s projections can be realized. • Develop an ADU Amnesty Program to encourage compliance with health and safety standards by December 31, 2027.
• Quantified Objective: 16 ADUs by 2031 – 2 very low-income, 2 low-income, 2 moderate-income, and 10 above moderate-income units.

2. HOUSING AFFORDABILITY
Encourage a range of affordable housing options for both renters and homeowners.

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PROGRAM 7: HOUSING CHOICE VOUCHER RENTAL ASSISTANCE
The federal Housing Choice Voucher (HCV) Program extends rental subsidies to extremely low and very low-income households, including families, seniors, and persons with disabilities. The HCV Program offers a voucher that pays the difference between the current fair market rent and what a tenant can afford to pay (i.e., 30 percent of household income). The voucher allows a tenant to choose housing that costs above the payment standard, provided the tenant pays the extra cost. Given the significant gap between market rents and what extremely low and very low-income households can afford to pay for housing, the HCV Program plays a critical role in allowing such households to remain in the community and is a key program to address the needs of extremely low and very low-income households.

The City will advocate for increased vouchers and work with the Stanislaus Regional Housing Authority to increase access to vouchers within Hughson.

Responsible Department/Agency: Planning Division; Stanislaus Regional Housing Authority; City Manager’s Office Funding Sources: U.S. Department of Housing and Urban Development (HUD) Housing Choice Vouchers
Objectives and Timeframe: • Publicize and participate in rental assistance programs, such as Housing Choice Vouchers and other available rental programs, on an ongoing basis. • Partner with the Stanislaus Regional Housing Authority to provide rental assistance to extremely low, very low, and low-income residents. • Share information regarding the HCV Program on the City’s website by December 31, 2026.
• Encourage the participation of single-family and multifamily property owners in the HCV Program on an ongoing basis.
• Assist the Stanislaus Regional Housing Authority in providing education about the benefits of the HCV Program and encouraging increased landlord participation by facilitating an annual presentation to groups such as Homeowners’ Associations and Neighborhood Associations in areas with the highest opportunity scores in the City.
• Target education and marketing efforts throughout the community with an emphasis on higher opportunity areas.

3. HOUSING AND NEIGHBORHOOD PRESERVATION
Improving the condition and affordability of existing housing and ensuring development is consistent with surrounding neighborhood context.

PROGRAM 8: PRESERVATION OF EXISTING AFFORDABLE HOUSING
Potential conversion of affordable housing to market-rate housing is an ongoing and critical statewide problem. Federal, state, and local governments have invested in the development of more than 500,000 affordable rental homes in California over the last few decades.

While no projects are at risk of conversion at this time (see Table 2-39 of the Background Report), the City will maintain contact with the operators of affordable housing to address the potential for at-risk assisted housing (i.e., affordable projects that could convert to market rate within ten years) to ensure the preservation of affordable units. Should any units be identified as at-risk, the City will provide technical assistance, require that the noticing requirements of Government Code Section 65862.10 and 6583.11 are met, and will monitor any units identified as at-risk.

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Responsible Department/Agency: Planning Division; City Attorney; City Council Funding Sources: General Fund; public and private funds Objectives and Timeframe: • Annually monitor the City’s affordable housing stock to ensure that deed-restricted affordable units are preserved.
• Should any of the assisted housing become at risk of converting to market rate, the City will work with property owners, interest groups, and the State and Federal governments to ensure compliance with State law and implement the following:
o Technical Assistance: Provide technical assistance where feasible to public and non-profit agencies interested in purchasing and/or managing units at risk.
o Preservation Programs: Provide information to owners of at-risk properties regarding rehabilitation assistance and/or mortgage financing in exchange for extending affordability restrictions. o Tenant Education: Hold public hearings upon receipt of any Notice of Intent to Sell or Notice of Intent to Convert to Market-rate Housing, pursuant to Section 65863.10 of the Government Code and provide tenant education on housing rights.
• Quantified Objective: Retain the affordable units identified in Table 2-39 of the Background Report.

PROGRAM 9: HOUSING REHABILITATION AND NEIGHBORHOOD IMPROVEMENT Through the Planning Division and Code Enforcement, the City will connect areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and repair resources.

Responsible Department/Agency: Planning Division; Code Enforcement; Stanislaus Urban County (CDBG) and HOME Consortium
Funding Sources: General Fund; Stanislaus Urban County (CDBG) and HOME Consortium Objectives and Timeframe: • Actively participate in the Stanislaus Urban County (CDBG) and HOME Consortium (or alternatively seek entitlement funding directly from HUD) and proactively seek supplemental funds, including annually applying for separate grant funding through available State programs to ensure funds for housing rehabilitation and emergency repair are available to extremely low, very low, and low-income households.
• Provide information to the community to increase use of available funding and ensure lower income, special needs, and other disadvantaged households are aware of resources for emergency repairs, fixing substandard conditions, and otherwise rehabilitating their homes.
• Encourage the rehabilitation of substandard residential properties by homeowners and landlords on an ongoing basis, with an emphasis on providing annual outreach to property owners in areas with higher rates of housing rehabilitation needs and areas with higher potential of displacement, with information regarding available housing rehabilitation and emergency repair funds.

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• Use Capital Project funds to improve streets, sidewalks, curbs, gutters, and the water distribution and sewage collection systems when needed and to the extent funds are available in aging neighborhoods (identify at least three projects in aging neighborhoods during the planning period – 2027, 2029, 2031). • Bi-annually review code enforcement records to identify areas requiring special attention and ensure that at least two areas are identified (2027, 2029, 2031). If areas with less stable housing conditions are identified (e.g., code violations, significant deferred maintenance, illegal occupancy), perform targeted outreach within six months to the neighborhood and areas to ensure property owners and residents are aware of available housing rehabilitation and improvement programs.
• As part of code enforcement activities, City staff will provide property owners, residents, and Homeowners’ Associations with referral information to applicable emergency repair, housing rehabilitation and improvement, and energy efficiency programs to promote housing rehabilitation and housing stability (20 referrals). • Annually identify at least one project in the city’s lowest resource areas (low and moderate resource areas) that will improve the area’s economic, educational, or environmental scores and seek funding to implement the project. • Quantified Objective: Rehabilitation or emergency repair of eight lower income homes during the planning period.

4. REMOVING GOVERNMENTAL CONSTRAINTS
Minimizing governmental constraints under the City’s control while facilitating the provision of housing and encouraging innovation in design, ownership, and living arrangements.

PROGRAM 10: MONITOR CHANGES IN FEDERAL AND STATE HOUSING, PLANNING, AND

ZONING LAWS
The City will continue to monitor federal and state legislation that could impact housing and comment on, support, or oppose proposed changes or additions to existing legislation, as well as support new legislation when appropriate. Furthermore, while another program addresses specific constraints identified in this Housing Element (see Program 11), the City will continue to, at least annually, monitor its development processes and zoning regulations to identify and remove any housing constraints and endeavor to minimize governmental constraints to the development, improvement, and maintenance of housing.

Recent laws that may require Municipal Code revisions to be implemented include Assembly Bill (AB) 2011 (2022) and Senate Bill (SB) 6 (2022). AB 2011 creates a CEQA-exempt, ministerial approval process for eligible housing developments, including 100-percent affordable projects and mixed-income projects located on “commercial corridors”, on sites where office, retail, or parking are the principally permitted use. SB 6 allows eligible residential and mixed-use projects in zones where office, retail, or parking are the principally permitted use to invoke SB 35 (2017) and the Housing Accountability Act approval processes.

Responsible Department/Agency: Planning Division; City Attorney’s Office Funding Sources: General Fund
Objectives and Timeframe: • Monitor federal and state legislation as well as City development processes and zoning regulations to identify, address, and remove constraints to housing. • Update the Municipal Code and the City’s project application documents by March 31, 2027 to incorporate the requirements of AB 2011 and SB 6.

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PROGRAM 11A: ZONING ORDINANCE AMENDMENTS
Amendments to the Zoning Ordinance are necessary to address various recent changes to State law and create consistency with the Housing Element. The amendments will address the following:

A. Low Barrier Navigation Centers: The Zoning Ordinance will be updated to define and permit low barrier navigation centers consistent with the requirements of Government Code Sections 65660 through 65668, including treating low barrier navigation centers as a by-right land use in areas zoned for mixed-use and nonresidential zones permitting multifamily uses.

B. Transitional and Supportive Housing: The Zoning Ordinance will be revised to ensure that transitional and supportive housing are allowed in residential and mixed-use zones subject to the same standards as a residence of the same type in the same zone consistent with Government Code Section 65583(c)(3), and to allow eligible supportive housing as a by-right land use in zones where multifamily and mixed uses are permitted pursuant to Government Code Sections 65650 through 65656.

C. Residential Care Facilities: The Zoning Ordinance will be amended to fully address small and large residential care facilities consistent with State law. Specifically, the City will amend the Zoning Ordinance to: (1) allow residential care facilities for six or fewer persons to be allowed in the same manner as a residential use of the same type in all zoning districts that allow residential uses; and (2) to allow residential care facilities that serve seven or more people in all zones that allow residential uses to ensure fair housing opportunities in a variety of residential zoning districts, in the same manner as a residential use of the same type, and to ensure all conditions of approval are objective and do not create barriers for housing for seniors, persons with disabilities, or other special needs populations, and to clarify that this type of facility is intended to serve as a residence for individuals in need of assistance with daily living activities.

D. Streamlined and Ministerial Review for Eligible Affordable Housing Projects: The Zoning Ordinance will be updated to ensure that eligible multifamily, mixed-use, and multi-unit projects are provided streamlined ministerial (by-right) review and are only subject to objective design and development standards consistent with relevant provisions of State law, including SB 330 (2019) and SB 9 (2021), as provided by applicable sections of the Government Code, including but not limited to, Sections 65905.5, 65913.4, 65940, 65941.1, 65950, and 66300. State law defines objective design standards as those that “involve no personal or subjective judgement by a public official and are uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and public official prior to submittal.”
E. Single-Room Occupancy (SRO): The Zoning Ordinance will be updated to define single-room occupancy units and to establish objective standards for SROs.

F. Emergency Shelters: The Zoning Ordinance will be updated to ensure the City’s emergency shelter parking standard requires only sufficient parking to accommodate all staff working in the emergency shelter, provided that the standards do not require more parking for emergency shelters than other residential or commercial uses within the same zone in accordance with the requirements of Government Code Section 65583(a)(4)(A)(ii); to clarify that emergency shelters are permitted ministerially in the R-3 zoning district; to revise the definition of emergency shelter to be expanded to include interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care consistent with Government Code Section 65583(a)(4)(C); and to allow emergency shelters as a permitted use when ancillary to a church or other religious use.

G. Farmworker and Employee Housing: Define and provide zoning provisions for farmworker and employee housing in accordance with California Health and Safety Code Sections 17021.5, 17021.6, and 17021.8. Specifically, the Zoning Ordinance will be amended to include the following:
a. Any employee housing providing accommodations for six or fewer employees will be deemed a single-family structure. Employee housing will not be included within the definition of a boarding house, rooming house, hotel, dormitory, or other similar term.
b. No conditional use permit, variance, or zoning clearance will be required of employee housing that serves six or fewer employees that is not required of a family dwelling of the same type in the same zone.

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c. Any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single-family household will be permitted by-right in any zone(s) permitting agricultural use by right. In any zone(s) where agricultural use is permitted subject to a conditional use permit, such employee housing will be subject to a conditional use permit.
d. Permitted occupancy in employee housing in an agricultural zone shall include agricultural employees who may or may not work on the property where the employee housing is located. e. Require that existing or future agricultural farms or places of employment work with housing providers to meet the needs of farmworkers and their families.
f. Require that a development is subject to a streamlined, ministerial approval process and is not subject to a conditional use permit if the development is an eligible agricultural employee housing development that satisfies the requirements of HSC § 17021.8.

H. Manufactured Housing and Mobile Homes: As required by Government Code Section 65852.3, manufactured housing and mobile homes on a permanent foundation shall be treated in the same manner as a single-family home, except that architectural requirements for the roof overhang, roofing material, and siding material may be required provided that such requirements do not exceed the provisions allowed by Government Code Section 65852.3. The City will review and update the Zoning Ordinance as necessary to reflect the current requirements of Government Code Section 65852.3.

I. Objective Design Standards: The City will adopt objective design and development standards for multifamily housing, including ministerial (by-right) residential and mixed-use development, and will ensure that the standards, including floor area ratio, unit size, height, setbacks, and parking requirements, accommodate the maximum densities permitted, and provide flexibility with the design of building types and units to accommodate irregular lots. These objective standards will replace any subjective standards, including site plan review findings, design review standards, use permit conditions, and other standards required for multifamily housing with objective standards and definitions and/or illustrations.

Additional amendments to the Zoning Ordinance are necessary to advance affordable housing opportunities:

J. Inclusionary Housing: As part of the Zoning Ordinance Update, the City will consider adopting an Inclusionary Housing Ordinance, housing impact fee, as well as consider potential alternatives to inclusionary housing, including land dedication, payment of an in-lieu fee, and off-site construction of units, as a means of providing some below-market rate (BMR) housing in market-rate developments and to integrate/disperse affordable housing throughout the community.

Responsible Department/Agency: Planning Division; City Manager’s Office; City Attorney; Planning Commission; City Council Funding Sources: General Fund; Grants
Objectives and Timeframe: • Ensure that the City’s Zoning Ordinance is consistent with State law by December 31, 2026 and update the Zoning Ordinance as needed to comply with future changes to State law. Review development standards in all residential districts every three years to identify if standards have constrained potential development and revise standards when necessary to remove constraints to multifamily residential development.

PROGRAM 11B: ADEQUATE SITES FOR LOWER INCOME HOUSEHOLDS The City will rezone to allow developments by right pursuant to Government Code Section 65583.2(i) when 20 percent or more of the units are affordable to lower income households on sites identified in Appendix A to accommodate the lower income RHNA that were previously identified in past Housing Elements (4th and 5th Cycles).

Responsible Department/Agency: Planning Division

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Funding Sources: General Fund
Objectives and Timeframe: • Rezone to allow residential use by right for housing developments in which at least 20 percent of the units are affordable to lower income households for: 1) lower income sites that are vacant and have been included in the inventory from two or more consecutive planning periods; and 2) lower income sites that are underutilized and have been included in the inventory from a prior planning period consistent with the requirements of Government Code Section 65583.2(c), no later than August 31, 2026.

PROGRAM 12: GOVERNMENTAL TRANSPARENCY
Government Code Section 65940 ensures the public has access to a jurisdiction’s planning and financial documents. Planning applications, the General Plan, the Zoning Ordinance including text and zoning map, and other planning-related documents as well as financial documents, including fee schedules, current and historical budgets and financial reports, and an archive of fee, cost of service, and equivalent studies will be made available.

Responsible Department/Agency: Planning Division; Building Division; Public Works Department; Finance Department; City Clerk
Funding Sources: General Fund
Objectives and Timeframe: • Provide planning and financial documents through the City’s website to ensure transparency pursuant to Government Code Section 65940, no later than December 31, 2026.

PROGRAM 13: DENSITY BONUSES
The City will review and update its Zoning Ordinance to reflect current State density bonus provisions. Government Code Section 65915-65918 requires density bonuses for a range of housing types, including mandating density bonuses of up to 80 percent based on the percentage of affordable units for projects affordable to very low, low, and moderate-income households (depending on the affordable units provided by the project) and up to four incentives for qualified housing projects. The City is also required to establish procedures for waiving or modifying development and zoning standards that would otherwise inhibit the utilization of the density bonus on specific sites.

Applicants of residential projects of five or more units may apply for a density bonus and additional incentives if the project provides for one of the following:
• Ten percent of the total units of a housing development for rental or sale to lower-income households; or • Five percent of the total units of a housing development for rental or sale to very low-income households; or • A senior housing development or a mobile home park that limits residency based on age requirements for housing for older persons; or
• Ten percent of the total dwelling units of a housing development are sold to moderate-income persons and families; or • Ten percent of the total units of a housing development for rental to transitional foster youth, disabled veterans, or homeless persons; or
• Twenty percent of the total units for rental to lower-income students in a student housing development.

The amount of density bonus varies according to the amount by which the percentage of affordable housing units exceeds the established minimum percentage, but generally ranges from 20-50 percent above the specified maximum General Plan density.

In addition to the density bonus, eligible projects may receive up to four additional development incentives depending on the proportion of affordable units and level of income targeting. The following development incentives may be requested:
• Reduced site development standards or design requirements.

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• Approval of mixed-use zoning in conjunction with the housing project. • Other regulatory incentives or concessions proposed by the applicant or the City that would result in identifiable cost reductions.

Density bonus applicants are also eligible to use the State’s alternative parking ratio (inclusive of handicapped and guest spaces) of one parking space for studios and one-bedroom units, two parking spaces for two to three-bedroom units, and 2.5 parking spaces for four or more-bedroom units.

Responsible Department/Agency: Planning Division; City Attorney; Planning Commission; City Council Funding Sources: General Fund
Objectives and Timeframe: • Continue to implement and grant density bonuses for projects meeting density bonus criteria, consistent with State law.
• Update the Zoning Ordinance by December 31, 2026 to reflect the density bonus provisions of State law and to allow up to one additional incentive for special needs housing that is affordable to very low, low, and/or moderate-income households in perpetuity.
• Promote the use of density bonus incentives and provide technical assistance to developers in utilizing the density bonus to maximize feasibility and meet local housing needs.
• Quantified Objective: 602 housing units affordable to very low, low, and moderateincome households during the planning period.

5. FAIR HOUSING OPPORTUNITIES
Ensuring residents, particularly special needs populations, have access to safe and habitable housing, are treated fairly, and have increased opportunities to live in the area of their choice.

PROGRAM 14: FAIR HOUSING SERVICES
The Stanislaus Urban County, for which the City of Hughson is a participating member, provides a fair housing services program designed to address impediments to fair housing choice through education and investigation to the community. The Stanislaus Urban County currently contracts with Project Sentinel to provide fair housing education, outreach, and enforcement to the Urban County members, providing and coordinating referral services to assist individuals who may have been the victims of discrimination. Project Sentinel maintains a fair housing hotline and provides bilingual in-person counseling. Fair housing education and outreach includes publication and distribution of fair housing materials and presentations to community groups and housing providers on fair housing issues.

Individuals who may have been the victims of discrimination may file a fair housing complaint with the U.S. Department of Housing and Urban Development (HUD) or California Department of Fair Employment and Housing (CDFEH). Information regarding fair housing laws will be available on the City’s website, at the public counter, and in the local library.

City staff is available to provide information and referrals upon request and provides fair housing and employment brochures at the public counter.

Responsible Department/Agency: Planning Division; fair housing services providers; City Manager’s Office; City Council; City Attorney’s Office

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Funding Sources: General Fund; outside funding
Objectives and Timeframe: • Promote fair housing opportunities for all people and support efforts of City, County, State, and Federal agencies to eliminate discrimination in housing by continuing to publicize information on fair housing laws and State and Federal anti-discrimination laws. Discrimination complaints will be referred to the Stanislaus Urban County, California Department of Fair Employment and Housing, and/or U.S. Department of Housing and Urban Development, as appropriate. • Educate selected staff in the Planning Division and City Manager’s Office on responding to complaints received regarding potential claims of housing discrimination. Information regarding the housing discrimination complaint referral process will be posted on the City’s website and available at the public counter.
• Establish a specific process for addressing fair housing complaints by March 31, 2027, that includes referrals to the City’s fair housing services provider, to identify specific community outreach actions that will occur and to identify specific materials to be made available at the public counter and on the City’s website.

PROGRAM 15: ONGOING COMMUNITY EDUCATION, RESOURCES, AND OUTREACH The City will promote the availability of local, regional, State, and Federal programs for housing construction, homebuyer assistance, rental assistance, and housing rehabilitation through the following means: (a) creating a webpage on the City’s website that describes programs available in Hughson, with links to program information from organizations/agencies that administer these programs; (b) including information on programs on a semi-annual basis in City newsletters and other general communications that are sent to City residents; (c) maintaining information on programs at the City’s public counter; (d) training City staff to provide referrals to agencies; and (e) distributing information on programs at the library, post offices, and the Community/Senior Center.

Examples of specific information may include:
• Fair Housing laws, contact information for Hughson’s fair housing services providers • Rehabilitation loan programs
• Housing Authority information
• Stanislaus County housing programs
• Code enforcement
• Homebuyer assistance
• Shared living opportunities
The City will continue to provide information on its website and in brochures at convenient locations throughout Hughson that publicize opportunities, agencies, and programs that are available to local households and which help to meet the City’s housing goals.

Responsible Department/Agency: Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Maintain the Housing Element mailing list and send public hearing notices to all interested public and non-profit agencies and affected property owners; post notices in public buildings such as City Hall, the library, post offices, and the Community/Senior Center; and publish a notice in the local newspaper.

Information will also be posted on the City’s website.

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• Notify a broad representation of the community when housing strategy or implementing programs are discussed by the Planning Commission or City Council.
• Maintain a webpage on the City’s website describing housing programs available in Hughson, with links to program descriptions, application forms, and contact information for organizations that administer these programs. • Include information on housing programs in City newsletters and other general communications that are sent to City residents.
• Provide the following information at the public counter, library, and on the website by June 30, 2027 and update information biannually:
o City regulations regarding ADUs, JADUs, SB 9 units, and streamlined permitting opportunities for eligible housing development projects. o Availability of the Housing Choice Voucher Rental Assistance Program. o Job-training organizations.
o Programs that provide or assist homeowners with housing rehabilitation, efficiency programs, weatherization, emergency repair assistance, and free energy audits
o Resource referral information for renters, such as housing discrimination, landlord/tenant relations, access to legal aid services for housing complaints, and information on housing advocacy programs and similar information.

PROGRAM 16: UNIVERSAL DESIGN AND ACCESSIBILITY
As Hughson’s population continues to age, providing housing that is accessible to people of all abilities becomes increasingly important. The majority the City’s housing stock was built prior to 1991 when current ADA accessibility standards took effect, and thus it is important for the City to facilitate the retrofit of existing housing to provide greater accessibility, as well as to promote accessibility in new construction. The goal of universal design is to accommodate a wide range of abilities including children, aging populations, and persons with disabilities by providing features in residential construction that enhance accessibility.

Examples of universal design features include:
• Entrances without steps that make it easier for persons of all ages to enter the home. • Wider doorways that enhance interior circulation and accommodate strollers and wheelchairs. • Lever door handles that are easier to use, especially by parents with an infant or a person with arthritis. • Light switches and electrical outlets that are located at a height more convenient and accessible to the elderly.

Housing that is “visitable” is accessible at a basic level, enabling persons with disabilities to visit the homes of their friends, relatives, and neighbors. Visitability can be achieved in new construction by utilizing two simple design standards: (1) providing a 32-inch clear opening in all interior and bathroom doorways; and (2) providing at least one accessible means of ingress and egress for each unit.

Making certain that developments are designed to provide an accessible circulation system further ensures that housing and development accommodate persons with disabilities.

Responsible Department/Agency: Building Division

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Funding Sources: General Fund
Objectives and Timeframe: • Provide information on universal design and visitability principles to residential development applicants.
• Update the Zoning Ordinance by March 31, 2027 to include objective visitability standards for new residential construction (single-family and multifamily development) and multifamily remodels.

PROGRAM 17: REASONABLE ACCOMMODATION PROCEDURES
“Reasonable accommodation” refers to flexibility in standards and policies to accommodate the needs of persons with disabilities.

State law requires jurisdictions to specify a formal procedure for evaluating and granting reasonable accommodations for people with disabilities and special housing needs.

The City can grant reasonable modifications to the requirements of the Zoning Ordinance (HMC § 17.03.062) to make certain persons with disabilities, including developmental disabilities, are afforded equal opportunity for the use and enjoyment of their dwelling. The regulations establish a ministerial process for requesting and granting reasonable modifications to zoning and development regulations, building codes, and land use. The City imposes no fees for a reasonable accommodation application.

Responsible Department/Agency: Planning Division; Building Division Funding Sources: General Fund
Objectives and Timeframe: • Amend the Zoning Ordinance by March 31, 2027 to revise the findings required for a reasonable accommodation request to remove subjective findings and potential constraints on housing for persons with disabilities. • Conduct outreach and distribute informational materials. • Provide individuals with disabilities reasonable accommodation (in full compliance with SB 520 (2001)) in rules, policies, practices, and procedures that may be necessary to provide equal access to housing by March 31, 2027. Include the following information:
o Notice to the public of the availability of an accommodation process.

The notice will be provided at all counters where applications are made for a permit, license, or other authorization for siting, funding, development, or use of housing.
o Procedures for requesting reasonable accommodation, including preparation of a reasonable accommodation application form and designating the appropriate individual, committee, commission, or body responsible for acting on requests.
o Review procedures for requests for reasonable accommodation, including provisions for issuing a written decision within 45 days of the date of the application filing.
o Criteria to be used in considering requests for reasonable accommodation.
o Appeal procedure for denial of a request for reasonable accommodation. The procedure should establish that there is no fee for processing requests for reasonable accommodation or for appealing

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an adverse decision related to a request for reasonable accommodation.
o Public information brochure on reasonable accommodation for disabled persons and provide that information on the City’s website.

PROGRAM 18: COORDINATE WITH HOUSING SUPPORT SERVICE AGENCIES Support countywide social services agencies in their efforts to provide housing for special need groups. The City will provide information and referrals to service providers and County agencies for those seeking health and human services assistance.

Information on County programs and programs operated by local service providers and nonprofits will be made available at the City’s public counter and links to County agencies and local service providers will be posted on the City’s website.

Responsible Department/Agency: Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Continue participating in the Stanislaus Community System of Care (CSOC) and Urban County/HOME Consortium (CDBG and HOME funds) to ensure services are made available to Hughson residents. Provide information on service programs at City Hall and include program information such as health, human assistance, senior, and homeless programs on the City’s website. • Support efforts of countywide social services agencies, nonprofits, and other service providers in their efforts to provide housing and services for special needs groups through coordinating an annual meeting with County social services agencies, nonprofits, and other service providers to identify housing needs of the community, services available to meet the needs, and additional funding sources or programs that may be available to assist in meeting needs.

PROGRAM 19: ACCESS TO HOUSING FOR SPECIAL NEEDS HOUSEHOLDS Hughson has provided rental and ownership opportunities to serve a variety of income levels and a range of household types.

During the 2023-2031 planning period, the City anticipates continuing to increase rental and ownership opportunities for all income levels. To ensure that housing opportunities are accessible to the City’s existing residents that may be at risk of displacement, to increase access to resources, and to affirmatively further fair housing access and opportunities, the City will develop a program that connects targeted very low and low-income residents and employees with access to new housing opportunities. The program will also identify available local and regional resources for homeownership and housing rehabilitation opportunities to ensure the community is aware of these resources.

Responsible Department/Agency: Planning Division; City Manager’s Office Funding Sources: General Fund
Objectives and Timeframe: • Continue participating in the Stanislaus Urban County (CDBG funds) and Countyadministered HOME program (HOME funds) to ensure services are made available to Hughson residents. Provide information on service programs at City Hall and include program information, including health, human assistance, senior, and homeless programs, on the City’s website.
• Support efforts of countywide social service agencies, nonprofits, and other service providers in their efforts to provide housing and services for special needs groups, including seniors, persons with a disability, including developmental

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disabilities, large families, single female-headed households with children, farmworkers, extremely low-income households, and homeless persons and households, through coordinating annual outreach with County social service agencies, nonprofits, and other service providers to identify housing needs of the community, services available to meet the needs, and additional funding sources or programs that may be available to assist in meeting needs. • Develop an outreach program by December 2027 to connect lower income residents and the lower income workforce in the city with new rental and ownership opportunities, access to resources for homeownership, including counseling for new buyers and existing homeowners, and housing rehabilitation programs as those become available, and access to housing assistance providers, promoting fair housing choice and access to safe and decent housing within the community, and conduct outreach annually, or more frequently, as housing opportunities become available.
• Work with the Stanislaus County 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 aid the farming community and housing developers in obtaining loans and grants and processing applications for the rehabilitation and/or establishment of new farmworker 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 expedited permit processing for all farmworker housing projects, to the extent feasible.

PROGRAM 20: REPLACEMENT HOUSING
Government Code Section 65583.2(g)(3) requires the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site identified in the Housing Element consistent with those requirements set forth in Government Code Section 65915(c)(3). As well, Government Code Section 66300(d) requires that the City only approve projects that will demolish residential units if the project will create at least as many residential dwelling units as will be demolished and certain affordability criteria are met. Replacement requirements will be applied for sites identified in the residential sites inventory (Appendix A) that currently have residential uses, or within the previous five years have had residential uses that have been vacated or demolished, and:
• Were subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income; or
• Subject to any other form of rent or price control through a public entity’s valid exercise of its police power; or • Occupied by low or very low-income households.

For the purpose of this program, “previous five years” is based on the date the application for development was submitted.

Pursuant to Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), Hughson will not approve a housing development project that will require the demolition of residential dwelling units regardless of whether the parcel was listed in the

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inventory unless: a) the project will create at least as many residential dwelling units as will be demolished, and b) certain affordability criteria are met.

Responsible Department/Agency: Planning Division
Funding Sources: General Fund; replacement costs to be borne by developer of any such site Objectives and Timeframe: • Identify the need for replacement of housing units and ensure replacement, if required, on an ongoing basis for all project applications. • Specifically, housing development projects that require the demolition of residential dwelling units will be reviewed and will only be approved if: a) the project will create at least as many residential dwelling units as will be demolished, b) certain criteria are met, including replacement of protected units (Government Code Section 66300(d) (Chapter 654, Statutes of 2019 (SB 330)), and c) if the parcel is in the inventory (Chapter 4 of the Background Report and Appendix A), the project must replace units affordable to the same or lower income levels.

PROGRAM 21: HOMELESS CONTINUUM OF CARE
The City actively assists in addressing the needs of the homeless community at the regional level and will continue working with the Stanislaus Community System of Care (CSOC) to provide ongoing homeless services and will work cooperatively with service providers and other County jurisdictions to identify and address the needs of the homeless and at-risk population whereby resources will be provided to persons and households that are homeless or at risk of homelessness, including the provision of emergency shelter, transitional housing, supportive housing, and permanent housing.

The City participates in the County’s Continuum of Care operated by the Stanislaus Community System of Care as a means of coordinating a regional approach to issues of homelessness. The City also provides referrals, and as available, funding support to area homeless service providers.

Responsible Department/Agency: Planning Division; City Manager’s Office; City Council; Stanislaus Community System of Care (CSOC)
Funding Sources: General Fund
Objectives and Timeframe: • Address homelessness at the regional level through continuing to participate in the Stanislaus Community System of Care to ensure adequate shelter space is available to accommodate the unmet need countywide and to ensure services are coordinated to provide unhoused persons with social, health, financial, and other supportive services necessary for persons to become and remain housed and live in a safe, dignified manner.
• Address homelessness at the local level through working with service providers and nonprofits to coordinate funding applications and use of available Emergency Solutions Grants Program (ESG), CDBG, and other funds for the development of emergency shelters, transitional housing, and supportive housing.

PROGRAM 22: AFFIRMATIVELY FURTHER FAIR HOUSING
This program includes components of other programs in the Housing Plan as well as additional actions to address fair housing throughout the planning period. This program facilitates equal and fair housing opportunities by taking meaningful actions to affirmatively further fair housing (AFFH) and address impediments identified in the analysis located in the Background Report. In summary, the City offers higher opportunity areas but faces challenges in promoting and providing a range of housing types and

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prices suitable for lower-income households. Providing a range of affordable housing can help foster more inclusive communities and increase access to opportunities for persons of color, persons with disabilities, and other protected classes. Table 1 summarizes fair housing issues, contributing factors, and recommended implementing actions.

The actions listed below, along with the other programs identified in this Housing Plan, were developed to cumulatively address the AFFH goals to counteract the disparities and issues that were identified in the AFFH analysis located in the Background Report.

The timeframes and priority levels are added to ensure the implementation of these actions in a timely manner. The priority levels for these actions are defined as follows:
• High-priority contributing factors are those that have a direct and substantial impact on fair housing, and are core municipal functions that the City can control;
• Medium-priority factors are those that have a direct and substantial impact on fair housing, but the City has limited capacity to control their implementation;
• Low-priority factors may have a direct and substantial impact on fair housing choice, but the City lacks capacity to address them, or the factors may have only a slight or indirect impact on fair housing choice.

In addition, the City intends to monitor the AFFH actions on an annual basis in conjunction with the preparation of the APR to ensure the goals are being met. If any action items are not being achieved, the City will adjust its metrics, timeframes, and commitments as necessary to meet its AFFH goals.

Responsible Department/Agency: Planning Division; fair housing services providers; City Manager’s Office Funding Sources: General Fund; Grants
Objectives and Timeframe: • Implement measures to affirmatively further fair housing on an ongoing basis, with specific timelines for individual components as outlined in Table 1.

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Table 1: Program 22 Fair Housing Program Action Items
Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
Fair Housing Outreach and Enforcement

14. Fair Housing Services
Provide fair housing investigation and coordinate referral services to assist individuals who may have been the
victims of discrimination. The City’s current fair housing services provider is Project Sentinel.
• Promote fair housing opportunities for all people and support efforts of City, County, State, and Federal
agencies to eliminate discrimination in housing by
continuing to publicize information on fair housing
laws and State and Federal anti-discrimination laws.
• Educate selected staff in the Planning Division and
City Manager’s Office on responding to complaints
received regarding potential claims of housing
discrimination. Selected staff will receive annual
education on addressing fair housing complaints.
• Post information regarding the housing discrimination complaint referral process on the City’s website and
make available at the public counter.
• Establish a specific process for addressing fair
housing complaints.
• High
priority; by
March 31,
2027
• Citywide • Information on the City’s
website and public counter
(March 31, 2027);
• Establishment of specific
process for addressing fair
housing complaints (March
31, 2027);
• Annual training regarding
fair housing complaints
(2027 and annually
thereafter);
• Coordinate with Stanislaus
County to require the fair
housing provider to include
the following outreach
activities:
o Annual in-person
outreach and education
event (2027-2031)
o Social media posts (two
per quarter, 2027-2031)
• Goal of contacting and
providing outreach to 200
households per year and
assisting at least 20
households per year, with
an emphasis on outreach to
special needs, lower
income, and protected
classes.
1 Program numbers reference the corresponding program in the Housing Plan. Program 22 is the AFFH program and all associated actions, objectives, and timing are implemented solely as part of Program 22.

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics

15. Ongoing Community Education, Resources, and
Outreach
• Promote the availability of local, regional, state, and federal programs for housing construction,
homebuyer assistance, rental assistance, and housing
rehabilitation.
• Medium
priority; by
June 30,
2027
• Citywide • Broadly notify the
community when housing
strategy or implementing
programs are discussed by
the PC and CC;
• Create a webpage on the
City’s website by June 30,
2027 describing housing
programs available in
Hughson, with links to
program descriptions,
application forms, and
contact information for
organizations that
administer the programs;
• Include information on
housing programs in City
newsletters and other
general communications
sent to residents;
• Goal of providing outreach
to 200 households per year
and assisting at least two
households per year, with
an emphasis on assisting
special needs, lower
income, and protected
classes.

Housing Mobility Enhancement

2. Affordable Housing Funding Sources
Pursue funding sources for affordable housing as a means of leveraging local funds and maximizing assistance.
• Pursue federal, state, county, and private funding
sources for affordable housing as a means of
leveraging local funds and maximizing assistance.

Support developers in securing outside funding
sources.
• Work with developers and housing providers to
identify new affordable development projects.
• Medium
priority; by
December
31, 2027
• Citywide;
target
affordable
housing
throughout
the city with
• Establish a network of
housing developers,
nonprofits, and special
needs organizations
involved in creating housing
opportunities by December
2027;

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
• Submit, or support developer submission of,
affordable housing funding applications.
• Encourage the participation of single-family and
multifamily property owners in the HCV Program on
an ongoing basis.
• Advocate for HOME funds to support first-time
homebuyer programs for Hughson residents and
assign HOME funds to assist households with the
first-time homebuyer down payment.
• Encourage use of Mortgage Credit Certificates to
increase access to low and moderate-income housing.
an emphasis
on higher
opportunity
areas
• Annually meet with network
to identify opportunities for
housing development,
funding, and other
assistance (with at least one
opportunity identified biannually no later than 2027,
2029, 2031);
• Annually pursue funding
sources for affordable
housing, coordinate with
developers and housing
providers, and work with
nonprofits to provide
affordable, workforce, and
special needs housing with
a goal of at least two
funding applications for
affordable/special needs
housing development;
• Goal of 100 units or more
affordable to extremely low,
very low, and low-income
households, with at least
50% of the units located in
areas of relatively higher
opportunity or relatively
higher income.
• As part of the Annual Action
Plan and Consolidated Plan
processes to program
CDBG and HOME funding,
advocate for a first-time
home buyer program with a
portion of funding
specifically set-aside for
Hughson residents/buyers.

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
• When available, advertise
the availability of first-time
home buyer program on a
quarterly basis. Goal to
assist two households per
year, when funds are
available.
• Monitor availability of
Mortgage Credit Certificate
Funds. If funds are made
available through the State
(typically the California Debt
Limit Allocation Committee),
advertise and promote
program participation on a
quarterly basis.

6. Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs)
Encourage the development of ADUs and JADUs
throughout the City to expand housing opportunities for all income levels and special needs groups.
• Update the City’s ADU/JADU requirements to comply
with State law and provide further streamlining
incentives.
• Pursue state funding available to assist low and
moderate-income homeowners in the construction of
ADUs.
• Identify financial assistance for qualified property
owners to build ADUs using state funds (such as
CalHFA and CalHOME funds).
• Provide technical resources online to assist with
ADU/JADU development, including an ADU factsheet
with a summary of requirements for ADUs/JADUs,
fees required, and information regarding available
funding programs.
• Conduct outreach and education on ADU options and
requirements to homeowners and Homeowners’
Associations.
• Conduct annual and mid-cycle review no later than
January 31, 2027 of ADU assumptions. If the review
finds that production is not consistent with the
projections, modify this program within one year to
• High
priority; by
December
31, 2026
• Citywide;
target
marketing in
higher
opportunity
areas
• Update the City’s
ADU/JADU by December
31, 2026);
• Pursue state funding to
assist low and moderateincome homeowners in the
construction of ADUs by
December 31, 2026;
• Provide technical resources
online by December 31,
2026 to assist with
ADU/JADU development;
• Conduct outreach and
education on ADU options
in 2027;
• Conduct annual and midcycle review no later than
January 31, 2027 of ADU
assumptions;
• Develop ADU Amnesty
Program by 2027;

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
further incentivize ADU production so that the City’s
projections can be realized.
• Develop an ADU Amnesty Program to encourage
compliance with health and safety standards.
• Add 16 ADUs by 2031 – 2
very low-income, 2 lowincome, 2 moderateincome, and 10 above moderate-income units.

7. Housing Choice Voucher (HCV) Rental Assistance
Extend rental subsidies to extremely low and very lowincome households, including families, seniors, and persons with disabilities.
• Publicize and participate in rental assistance programs on an ongoing basis.
• Partner with the Stanislaus Regional Housing
Authority to provide rental assistance to extremely
low, very low, and low-income residents.
• Share information regarding the HCV Program on the
City’s website.
• Encourage the participation of single-family and
multifamily property owners in the HCV Program on
an ongoing basis.
• Assist the Stanislaus Regional Housing Authority in
providing education about the benefits of the HCV
Program and encouraging increased landlord
participation by facilitating an annual presentation to groups such as Homeowners’ Associations and
Neighborhood Associations in areas with the highest
opportunity scores in the City.
• Target education and marketing efforts throughout the community with an emphasis on higher opportunity
areas.
• Medium
priority; by
December
31, 2026
• Citywide;
target
education
and
marketing
efforts
throughout
the City with
emphasis on
higher
opportunity
areas
• Document any participation
in rental assistance
programs on an ongoing
basis;
• Document provision of
rental assistance to
extremely low, very low,
and low-income Hughson
residents on an ongoing
basis;
• Provide information
regarding the HCV Program
on the City’s website by
December 31, 2026;
• Assist with facilitating an
annual presentation to
HOAs and Neighborhood
Associations in areas of
highest opportunity;
• Objective of increasing HCV
and rental assistance
participation in Hughson by
20 households.
11A. Zoning Ordinance Amendments
Support a greater variety of housing types, including
housing options for the unhoused, persons with a
disability, and farmworkers; facilitate streamlined,
ministerial review of eligible affordable housing projects; and remove constraints to multifamily and affordable
housing.
• Adopt objective design standards for multifamily
housing, including ministerial (by-right) residential
and mixed-use development.
• Assess adopting an Inclusionary Housing Ordinance
as a means of providing some below-market rate
housing in market-rate developments and to integrate
affordable housing throughout the community.
• Medium
priority; by
December
31, 2026
• Citywide • Ensure the Zoning
Ordinance is consistent with
State law by December 31,
2026;
• Adopt objective design
standards by December 31,
2026;
• Assess adopting an
Inclusionary Housing

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
Ordinance by December 31,
2026, with a target of at
least six units added to the
local housing stock through
inclusionary or in-lieu fees
if an inclusionary program
is implemented.

Homesharing
Coordinate with the Senior Advocacy Network for Hughson households to participate in the regional homesharing
program.
• Pursue participation in the Senior Advocacy Network
homesharing program, to assist with matching tenants
with existing homeowners.
• Medium
priority, by
December
31, 2027
• Target
households
throughout
the City with
an emphasis
on increasing
access to
higher
opportunity
and higher
income areas
and assisting
lower income
households
with
placement
• Coordinate with the Senior
Advocacy Network to
determine method for
Hughson households to
participate in its Stanislaus
County homesharing
program;
• Advertise homesharing
opportunities at least
annually;
• Goal of three
opportunities/matches per
year.

New Housing Choices and Affordability/Access in Moderate and High Opportunity Areas/Improve Opportunity Scores

1. Partnerships and Assistance for Affordable Housing
Use tools to facilitate affordable housing development to address the housing needs of special needs populations as well as lower and moderate-income households.
• Host annual meetings with affordable housing
developers and non-profit organizations to identify
housing opportunities, programs, and incentives that
support affordable housing development.
• Share information with the development community.
• Offer regulatory incentives to private and non-profit developers for the development of affordable housing
for families, seniors, and other households and
housing for special needs populations.
• Offer Density Bonuses.
• Medium
priority; by
December
31, 2026
• Target
affordable
housing
throughout
the City with
an emphasis
on higher
opportunity
areas and
areas of
concentrated
• Establish a network of
housing developers,
nonprofits, and special
needs organizations
involved in creating housing
opportunities by December
2026;
• Annually meet with
affordable housing
developers and non-profit
organizations in support of
affordable housing
development (with at least

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
poverty one opportunity identified
bi-annually no later than
2026, 2028, 2030);
• Share information on an
ongoing basis;
• Establish regulatory
incentives by December
2026;
• Update the Zoning
Ordinance by December 31,
2026 to reflect the density
bonus provisions;
• Goal of 100 units or more
affordable to extremely low,
very low, and low-income
households, with at least
50% of the units located in
areas of relatively higher
opportunity or relatively
higher income.
11A. Zoning Ordinance Amendments
Support a greater variety of housing types, including
housing options for the unhoused, persons with a
disability, and farmworkers; facilitate streamlined,
ministerial review of eligible affordable housing projects; and remove constraints to multifamily and affordable
housing.
• Adopt objective design standards for multifamily
housing, including ministerial (by-right) residential
and mixed-use development.
• Assess adopting an Inclusionary Housing Ordinance
as a means of providing some below-market rate
housing in market-rate developments and to integrate
affordable housing throughout the community.
• Medium
priority; by
December
31, 2026
• Citywide • Ensure the Zoning
Ordinance is consistent with
State law by December 31,
2026;
• Adopt objective design
standards by December 31,
2026;
• Assess adopting an
Inclusionary Housing
Ordinance by December 31,
2026, with a target of at
least six units added to the
local housing stock through
inclusionary or in-lieu fees
if an inclusionary program
is implemented.

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics

13. Density Bonuses
Provide density bonuses and incentives for the provision of affordable housing.
• Incentivize the development of affordable housing.
• Establish procedures for waiving or modifying
development and zoning standards that would
otherwise inhibit the utilization of the density bonus
on specific sites.
• High
priority; by
December
31, 2026
• Citywide • Update density bonus
provisions by December 31,
2026;
• Allow up to one additional
incentive for special needs
housing;
• Promote the use of density
bonus incentives and
provide technical assistance
to developers;
• 602 units affordable to very
low, low, and moderateincome households.

Place-Based Strategies for Community Preservation and Revitalization

9. Housing Rehabilitation and Neighborhood Improvement
Promote housing rehabilitation by connecting areas in need of housing rehabilitation, neighborhood improvements, and abatement of unsafe conditions with rehabilitation and
repair resources.
• Participate in the Stanislaus Urban County (CDBG)
and HOME Consortium and other housing
rehabilitation programs and seek additional funding.
• Maintain a webpage on the City’s website describing
rehabilitation and repair programs available in
Hughson, with links to application forms and contact
information for County agencies that administer these
programs.
• Provide property owners, residents, and
Homeowners’ Associations with referral information to
applicable housing rehabilitation and improvement
programs.
• Annually identify at least one project in the city’s
lowest resource areas (low and moderate resource
areas) that will improve the area’s economic,
educational, or environmental scores and seek
funding to implement the project.
• Medium
priority: by
June 30,
2027
• Citywide with
an emphasis
on older
neighborhoods
• Apply for funding for
housing rehabilitation
activities at least three times
(by 2027, 2029, and 2031);
• Make information regarding
housing rehabilitation and
repair programs available by
June 2027 and update
annually;
• Assist a total of eight lower
income households with
housing rehabilitation or
emergency repairs during
the planning period;
• Pursue funding and target
neighborhoods in lower
opportunity and/or lower
income areas for
rehabilitation, parks, transit,

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
and active transportation.

Establish a priority list of
investment projects in
higher need areas (based
on factors such as
proportion of low income
households, opportunity
scores, and concentrations
of seniors, persons with a
disability, and femaleheaded households with
children. Projects should
include access and facilities
for community support and
gathering (e.g., youth
center, community center,
teen center),
pedestrian/bicyclist safety,
accessibility, and mobility.
• By July of each year,
identify at least one
community revitalization
project per year and one
transportation/mobility/acce
ssibility project per year to
improve opportunity scores
(economic, educational,
environmental, and
transportation) with an
emphasis on areas with
historically less investment
and by December of that

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
year (or as soon as a
funding source is available),
seek funding to implement
the project. These
community revitalization,
place-based improvements
shall address service gaps,
quality of life, and/or
improving area access to
housing, economic,
educational, and
transportation resources,
with an emphasis on
improving conditions in
areas that are relatively
lower income.
• Collaborate with Stan RTP
to expand and improve
transit routes that serve
lower income or
disadvantaged areas to
improve connectivity to
employment centers,
schools, and other essential
services. Assess
opportunities to increase
access to transit, including
viability of a local shuttle,
on-demand/micro-transit,
and dial-a-ride. By
December 2027, determine
if funding is available and if

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there are viable methods to
improve local transit.
• Continue to dedicate Capital
Project funding to support
infrastructure projects that
enhance walkability and
active transportation, with a
focus on areas most in
need of improved
connectivity that are also
lower income and/or lower
opportunity.
• Work with the Hughson
Unified School 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.

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
Prioritize capital improvement projects and public
investment in lower and moderate resource areas
Create opportunities for livability improvements for all residents without increasing housing costs.
• Develop a policy for the use of City funding that
addresses the infrastructure needs of the entire
community.
• Identify neighborhoods and streets in need of
upgrading, with a focus on areas identified as being
lower and moderate resource and lower income, to
inform the City’s capital improvement planning.
• Identify at least three projects to maintain or improve economic, educational, and environmental
opportunity scores through community investment
projects in areas of the city most in need of
neighborhood investment (deferred maintenance of
homes, need for complete streets/sidewalks, areas in
the vicinity of older (20+ years) multifamily housing,
etc.) and in relatively lower income areas.
• Improve landscaping, tree cover, and open space;
reduce pollutants; and create more walkability and
pedestrian safety.
• Medium
priority: by
December
31, 2027
• Target lower
and moderate
resource
areas
• Develop policy for use of
City funding by June 30,
2027;
• Identify focus areas by June
30, 2027;
• Implement program by
December 31, 2027;
• By December of 2027,
2029, and 2031), identify at
least one community
revitalization project per
year (2027, 2029, and
2031) to maintain or
improve opportunities
(economic, educational,
environmental, and
transportation) for lower
income areas or areas with
historically less investment
and seek to implement the
project within one year (or
as soon as a funding source
is available). These
community revitalization,
place-based improvements
shall address service gaps,
quality of life, and/or
improving area access to
housing, economic,
educational, and
transportation resources,
with an emphasis on
improving conditions in
areas that are relatively
lower income.

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Program/Action Area1 Specific Commitment Timeframe Geographic Targeting Metrics
Displacement Protection

8. Preservation of Existing Affordable Housing
Facilitate preservation of rent-restricted units at risk of conversion to market-rate units.
• While none of the City’s assisted housing stock is
identified at risk of conversion, annually monitor the
affordable housing stock to ensure that deedrestricted affordable units are preserved. • If a project is identified as at risk, implement the
technical assistance, preservation programs, and
tenant education actions identified by Program 8.
• Low
priority
(ongoing)
• Citywide • Retain the assisted units
identified in Table 2-39 of
the Background Report.

9. Housing Rehabilitation and Neighborhood Improvement
Promote housing rehabilitation and reduce displacement by connecting households in need with rehabilitation and
repair resources.

• To ensure that housing is maintained in a safe and
habitable manner and to address urgent repair needs
that may otherwise displace households, the City will
identify funding sources for housing rehabilitation
and emergency repair.
• Emergency repair funds shall be prioritized to assist in making repairs that are needed to maintain housing
in a habitable condition and to reduce displacement.
• Medium
priority: by
June 30,
2027
• Citywide with
an emphasis
on older
neighborhoods
• Commit funding on an
annual basis through
CDBG/HOME programs to
continue housing
rehabilitation and
emergency repair programs
(2025-2031);
• Seek supplemental grant
funding for housing
rehabilitation,
weatherization, and
emergency repair that are
available to extremely low,
very low, and low-income
households (2027, 2030);
• Conduct targeted outreach
to pair property owners in
areas with less stable
housing conditions with
housing rehabilitation and
emergency repair funds
(ongoing);
• Assist eight lower income
households with housing
rehabilitation or emergency
repairs during the planning
period.

20. Replacement Housing • Ensure that there is no net loss of residential units • High • Citywide • Review all development

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and that assisted units and units occupied by lower
income households are replaced.
priority
(ongoing)
applications to identify the
potential to remove housing
and determine if any
existing units on a project
site are protected under
Government Code Section
66300(d);
• Require replacement of
units affordable to or
occupied by lower income
households (ongoing).

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6. PROMOTING SUSTAINABILITY
Ensuring Hughson grows in a responsible manner, in line with resource limitations such as water availability.

PROGRAM 23: GREEN BUILDING PROGRAM
“Green buildings” are structures that are designed, renovated, re-used, or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and lessen a building’s overall environmental impact. Beginning January 1, 2014, the California Green Building Standards Code (CALGreen) became effective for new buildings and certain addition or alteration projects throughout California. The City has adopted and amended the current CALGreen to require CALGreen compliance.

Responsible Department/Agency: Planning Division; Building Division Funding Sources: General Fund
Objectives and Timeframe: • Provide outreach and education to developers, architects, and residents on an ongoing basis to provide information on how to incorporate sustainability in project design, as well as in existing structures.
• Update the City’s website to advertise and promote available programs, including Pacific Gas and Electric (PG&E) programs, water conservation rebates, and the low income discount for utility rates, and maintain information on an ongoing basis to promote energy-efficient improvements and programs that will result in reduced utility costs for single-family and multifamily units and to assist households with reducing energy-related costs on the City’s website and at the permit counter by December 31, 2026 and update information bi-annually thereafter.
• Coordinate with Stanislaus County to identify a portion of housing rehabilitation funds for eligible energy efficiency and weatherization improvements to reduce energy-related costs and improve energy efficiency, and identify opportunities biannually (2026, 2028, and 2030) to apply for energy, water, and sewer assistance programs, such as the Low Income Household Water Assistance Program, when funds are available.
• Promote housing stability through referrals to energy efficiency programs (20 referrals).

PROGRAM 24: ENERGY CONSERVATION INITIATIVES
The City will continue to implement energy-efficiency standards for new construction and rehabilitation projects, including the California Green Building Standards Code. Information regarding the City’s energy-efficiency standards and available programs to assist homeowners and property owners with energy-efficient improvements and with reducing energy-related costs, including those identified in the Housing Element Background Report, will be made available on the City’s website and at the permit counter.

In addition to promoting the programs citywide, the City will target special advertisements and education to Hughson’s lowerincome census tracts to explain available programs and potential long-term utility cost savings.

Responsible Department/Agency: Building Division; Planning Division; City Manager’s Office Funding Sources: General Fund

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Objectives and Timeframe: • Further explore ways to promote energy conservation and sustainability throughout the city, with a focus on reducing energy usage and energy-related costs in new and existing residential development.
• Advertise and promote available programs, including Pacific Gas and Electric (PG&E) programs discussed in Chapter 7 of the Background Report, on an ongoing basis to address energy-efficient improvements to single-family and multifamily units and to assist households with reducing energy-related costs on the City’s website and at the permit counter.
• Continue participating in the Home Energy Renovation Opportunity (HERO) Program. The HERO Program is an energy efficiency financing program that partners with local governments to provide energy efficient, water efficient, and renewable energy products to homeowners. The HERO program finances the costs to purchase and install eligible products and offers low, fixed interest rates that can be paid in amortized periods of 5, 10, 15, or 20 years.

D. QUANTIFIED OBJECTIVES
State law requires the Housing Element to include quantified objectives for the maximum number of units that can be constructed, rehabilitated, or preserved. Policies and programs in the Housing Element establish the strategies to achieve these objectives. The City’s quantified objectives are described under each program and represent the City’s best effort in implementing each of the programs. Assumptions are based on past program performance and funding availability, construction trends, land availability, and future programs that will enhance program effectiveness and achieve full implementation of the City’s housing goals.

The new construction objectives shown in Table 2 are based on the City’s RHNA for the 2023-2031 planning period for extremely low, very low, low, moderate, and above moderate-income housing, historic trends, and expectations for new ADUs and JADUs.

Rehabilitation and conservation objectives are based on specific program targets, including such programs as use of the Preservation of Existing Affordable Housing Program and HCV Program.

Table 2 below summarizes the City’s quantified objectives for housing during the 2023-2031 planning period.

Table 2: 2023–2031 Quantified Objectives
Income Group New Construction Objectives Rehabilitation Objectives Conservation Objectives Extremely Low: <30% AMI 142 2 16
Very Low: 30-50% AMI 142 4 16
Low: 50-80% AMI 196 6 32
Moderate: 80-120% AMI 122 4 2
Above Moderate: 120% + AMI 279 - -
Total 881 16 66
AMI – Area Median Income (i.e., the midpoint of an area’s income distribution) New Construction Objectives: Reflects the City’s 2023-2031 RHNA.

Rehabilitation Objectives: Reflects loans/grants anticipated through Stanislaus County CDBG/HOME-funded Housing Rehabilitation Loan Program and outreach and code enforcement efforts as identified in Program 9.

Conservation Objectives: Reflects conservation of existing affordable housing, including all projects identified in Table 2-39 of the Background Report, all inclusionary units, and assisted ownership projects that have units committed to lower and moderate-income households. Also reflects tenant stability efforts such as the Housing Choice Voucher Program, Fair Housing Services, and Community Education and Outreach.

CITY OF HUGHSON
2023-2031 HOUSING ELEMENT

BACKGROUND REPORT
ADOPTION DRAFT – AUGUST 2026

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TABLE OF CONTENTS

1. INTRODUCTION ............................................................................................................................................................ 3 A. Contents ........................................................................................................................................................ 3

2. HOUSING NEEDS ASSESSMENT ...................................................................................................................................... 5 A. Introduction ................................................................................................................................................... 5 B. Data Methodology ......................................................................................................................................... 5 C. Demographic Profile ...................................................................................................................................... 5 D. Household Profile .......................................................................................................................................... 8 E. Housing Stock Characteristics .................................................................................................................... 27 F. Housing Costs and Affordability .................................................................................................................. 31 G. Projected Housing Needs............................................................................................................................ 39

3. HOUSING CONSTRAINTS ............................................................................................................................................. 41 A. Governmental Constraints ........................................................................................................................... 41 B. Non-Governmental Constraints ................................................................................................................... 64 C. Public Facilities and Infrastructure .............................................................................................................. 68 D. Environmental Constraints .......................................................................................................................... 70

4. INVENTORY OF RESIDENTIAL SITES AND HOUSING RESOURCES ........................................................................................ 73 A. Inventory of Residential Sites ...................................................................................................................... 73 B. Housing Assistance and Community Service Providers ............................................................................. 90 C. Incentives and Financial Resources ............................................................................................................ 93

5. AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS .................................................................................................. 99 A. Housing Element Outreach ........................................................................................................................ 99 B. Assessment of Fair Housing Issues .......................................................................................................... 101 C. Analysis of Contributing Factors and Fair Housing Priorities and Goals .................................................. 165

6. EVALUATION OF THE 2015–2023 HOUSING ELEMENT .................................................................................................. 168 A. Introduction ............................................................................................................................................... 168 B. Summary of Achievements ....................................................................................................................... 168 C. Appropriateness and Effectiveness of the 2015-2023 Housing Element ................................................. 169

7. OTHER REQUIREMENTS ............................................................................................................................................. 177 A. Energy Conservation ................................................................................................................................. 177 B. Water and Sewer Priority........................................................................................................................... 179 C. General Plan Consistency ......................................................................................................................... 179

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LIST OF CHARTS & FIGURES
CHART 2-1. PERCENTAGE OF FAMILIES & PEOPLE LIVING IN POVERTY (2020) ................................................................................ 12 CHART 2-2. DISTRIBUTION OF HOUSING TENURE – CITY OF HUGHSON (2010, 2020) ..................................................................... 27 CHART 2-3. AGE OF HOUSING STOCK –CITY OF HUGHSON (2020) ................................................................................................ 29 FIGURE 4-1: INVENTORY OF RESIDENTIAL SITES (AERIAL MAP) ...................................................................................................... 88 FIGURE 4-2: INVENTORY OF RESIDENTIAL SITES (ZONING MAP) ..................................................................................................... 89 FIGURE 5-1: CENSUS TRACT BOUNDARIES ................................................................................................................................ 115 FIGURE 5-2: HOUSING CHOICE VOUCHERS ................................................................................................................................ 116 FIGURE 5-3: PREDOMINANT RACE/ETHNIC POPULATION BY BLOCK GROUP ................................................................................... 129 FIGURE 5-4: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2020 ................................................................................................. 130 FIGURE 5-5: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2010 ................................................................................................. 131 FIGURE 5-6: PROPORTION OF POPULATION WITH DISABILITIES BY BLOCK GROUP .......................................................................... 132 FIGURE 5-7: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE BY BLOCK GROUP ..................... 133 FIGURE 5-8: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS BY BLOCK GROUP ........................................................... 134 FIGURE 5-9: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT BY BLOCK GROUP ......................................... 135 FIGURE 5-10: PROPORTION OF SENIOR RESIDENTS BY BLOCK GROUP .......................................................................................... 136 FIGURE 5-11: MEDIAN HOUSEHOLD INCOME BY BLOCK GROUP ................................................................................................... 137 FIGURE 5-12: RACIALLY/ETHNICALLY CONCENTRATED AREAS OF POVERTY .................................................................................. 138 FIGURE 5-13: RACIALLY CONCENTRATED AREAS OF AFFLUENCE ................................................................................................. 139 FIGURE 5-13A: ROADWAY MAINTENANCE PROJECT MAP ............................................................................................................ 146 FIGURE 5-14: TCAC ECONOMIC SCORE ................................................................................................................................... 148 FIGURE 5-15: TCAC EDUCATIONAL SCORE ............................................................................................................................... 149 FIGURE 5-16: TCAC ENVIRONMENTAL SCORE ........................................................................................................................... 150 FIGURE 5-17: TCAC OPPORTUNITY AREAS ............................................................................................................................... 151 FIGURE 5-18: SB 535 DISADVANTAGED COMMUNITIES .............................................................................................................. 152 FIGURE 5-19: JOB PROXIMITY INDEX BY BLOCK GROUP.............................................................................................................. 153 FIGURE 5-20: RISK OF DISPLACEMENT ..................................................................................................................................... 154 FIGURE 5-21: COST-BURDENED RENTER HOUSEHOLDS BY BLOCK GROUP .................................................................................... 162 FIGURE 5-22: COST-BURDENED OWNER HOUSEHOLDS BY BLOCK GROUP .................................................................................... 163 FIGURE 5-23: OVERCROWDED HOUSEHOLDS ............................................................................................................................. 164

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1. INTRODUCTION
The City of Hughson (“Hughson”) Housing Element (“Housing Element”) consists of two documents: the 2023-2031 Housing Element Background Report (“Background Report”) and the 2023-2031 Housing Element Housing Plan (the policy document, hereafter referred to as the “Housing Plan” or “Plan”). The Background Report provides information regarding the City’s population, household data, and housing characteristics, as well as quantifies housing needs, addresses special needs populations, describes potential constraints to housing, addresses fair housing issues, and identifies housing resources available, including land and financial resources for the production, rehabilitation, and preservation of housing. The Background Report provides documentation and analysis in support of the goals, policies, programs, and quantified objectives in the Housing Plan.

The Background Report of this Housing Element identifies the nature and extent of Hughson’s housing needs, including those of special populations, potential housing resources (land and funds), potential constraints to housing production, impediments to fair housing, and energy conservation opportunities. By examining its housing, resources, and constraints, the City can determine a plan of action to address housing needs and constraints. This is presented in the Housing Plan, which is the policy component of the Housing Element. In addition to identifying housing needs, the Background Report also presents information regarding the setting in which these needs occur. This information is instrumental in providing a better understanding of the community, which in turn is essential for the planning of future housing needs.

A. CONTENTS
This 2023-2031 Housing Element Background Report is divided into the following seven chapters:

1. Introduction
The Introduction describes the components of the 2023-2031 Housing Element and the contents of the 2023-2031 Cycle Housing Element Background Report.

2. Housing Needs Assessment
This chapter includes an analysis of population and employment trends, quantified housing needs for all income levels, including the City’s share of the Regional Housing Needs Allocation (RHNA), household characteristics, housing characteristics, housing stock condition, special housing needs, such as those of the elderly, disabled, including developmentally disabled, large families, farmworkers, families with female heads of households, and families and persons in need of emergency shelter, and the risk of assisted housing developments converting from lower income to market-rate units.

3. Constraints
This chapter includes an analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, local processing and permit procedures, and locally adopted ordinances that directly impact the cost and supply of residential development. This chapter also provides an analysis of potential and actual non-governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, proposed and approved densities versus minimum densities, and building permit timing. A discussion of resources available for housing development, including funding sources for affordable housing, rehabilitation, and refinancing is provided.

4. Inventory of Residential Sites
This chapter provides an inventory of land suitable for residential development, including vacant sites and sites having potential for redevelopment, and an analysis of the relationship between zoning, public facilities, and City services to these sites.

5. Affirmatively Furthering Fair Housing
This chapter includes an assessment of fair housing, including a summary of fair housing issues, an assessment of the City’s fair housing enforcement and fair housing outreach capacity, an analysis of available data and knowledge to identify integration and

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segregation patterns and trends, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk, an assessment of the contributing factors for identified fair housing issues, identification and analysis of the City’s fair housing priorities and goals, and identification of strategies and opportunities to implement fair housing priorities and goals.

6. Evaluation of the 2015-2023 Housing Element
This chapter evaluates the implementation of the 2015-2023 Housing Element, including its effectiveness in achieving the community’s housing goals and objectives and its effectiveness in addressing the City’s housing needs.

7. Other Requirements
This chapter addresses opportunities for energy conservation and the 2023-2031 Housing Element’s consistency with the Hughson General Plan.

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2. HOUSING NEEDS ASSESSMENT
A. INTRODUCTION
This chapter of the Housing Element Background Report discusses the characteristics of the City’s population and housing stock as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment is comprised of the following components: A) Demographic Profile; B) Household Profile; C) Housing Stock Characteristics; and D) Regional Housing Needs.

B. DATA METHODOLOGY
A review and analysis of the community’s population characteristics and housing stock was performed to understand the context of local housing in the City of Hughson. Data sources include the U.S. Census Bureau (2010 Census and 2016-2020 American Community Survey (ACS)), California Department of Finance (DOF), California Employment Development Department (CEDD), HCD income limits, and other sources as noted in the document. Due to the use of multiple data sources (with some varying dates), there are slight variations in some of the information, such as total population and total household numbers, presented in this document.

C. DEMOGRAPHIC PROFILE
Demographic changes such as population growth or changes in age can affect the type and amount of housing that is needed in a community. This section addresses population, age, race, and ethnicity of Hughson residents.

1. POPULATION GROWTH AND TRENDS
Table 2-1 shows population growth for the City of Hughson and Stanislaus County from 2000 to 2020. The population of Hughson in 2020 was 7,260 persons, an increase of approximately 9.3% or 620 people since 2010 according to data prepared by the California DOF. During the previous decade (2000 to 2010), Hughson experienced significantly greater growth, increasing by

66.8% or 2,660 people resulting in an annual growth rate of 6.7%. Between 2015 and 2020, Hughson grew approximately 2.7% from 7,069 to 7,260 people, resulting in an annual growth rate of 0.5% (see Table 2-1). Looking at the growth rates for Stanislaus County as a whole, Hughson’s recent growth (2015 to 2020) was similar compared with the growth experienced countywide (0.8%). Additionally, during the 2000 to 2010 period, Stanislaus County experienced significantly less growth than Hughson, increasing only 15.1% while the City increased by 66.8% (see Table 2-1).

Table 2-1. Population Statistics and Projections – City of Hughson and Stanislaus County (2000–2020) 2000 2010 2015 2020
Population, City of Hughson 3,980 6,640 7,069 7,260
Percent Change -- 66.8% 6.5% 2.7%
Annual Percent Change -- 6.7% 1.3% 0.5%
Population, Stanislaus County 446,997 514,453 533,764 554,931 Percent Change -- 15.1% 3.8% 4.0%
Annual Percent Change -- 1.5% 0.8% 0.8%
Sources: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2011-2020; E-8 Historical Population and Housing Estimates for Cities, Counties, and the State, 2000-2010 Table 2-2 compares the growth rate of Hughson to other cities in Stanislaus County from 2010 to 2020. The City of Newman had the greatest percentage change in population (16.9%). The City of Waterford had the lowest percentage change in population (5.4%). Hughson experienced a moderate percentage change in population (9.3%) compared with other cities in the county.

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Table 2-2. Population Trends – Stanislaus County Jurisdictions (2010–2020) Jurisdiction 2010 2020 Change % Change
Hughson 6,640 7,260 +620 9.3%
Modesto 201,165 218,440 +17,275 8.6%
Newman 10,224 11,950 +1,726 16.9%
Oakdale 20,675 23,109 +2,434 11.8%
Patterson 20,413 23,150 +2,737 13.4%
Riverbank 22,678 25,133 +2,455 10.8%
Turlock 68,549 75,030 +6,481 9.5%
Waterford 8,456 8,913 +457 5.4%
Incorporated 404,217 441,871 +37,654 9.3%
Source: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2010-2020

2. AGE CHARACTERISTICS
Table 2-3 compares changes in age distributions between the years 2010 and 2020 for Hughson. The U.S. Census Bureau data shows Hughson has a diverse population, with the largest increase in the percentage share of the total population for age categories 65 years of age or older (111.6% increase) over the decade. The number of persons under 5 years of age decreased slightly by 28 persons (about 4.9%) over the decade. The median age of Hughson residents increased from 31.5 in 2010 to 34.4 in 2020, which is slightly lower than the state’s median age of 36.7 and slightly higher than Stanislaus County’s median age of 34.3. This trend points to projecting a larger aging population in Hughson and the need to plan for services, such as health and medical services for this older community.

Table 2-3. Age Distribution – City of Hughson (2010, 2020) Age Group
2010 2020
Number Percent Number Percent
Under 5 Years 576 9.2% 548 7.3%
5 to 24 Years 2,124 33.9% 2,388 31.7%
25 to 44 Years 1,701 27.1% 1,981 26.3%
45 to 64 Years 1,349 21.5% 1,534 20.3%
65 + Years 517 8.2% 1,094 14.5%
Median Age 31.5 34.4
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2006-2010, 2016-2020 (DP05)

3. RACE AND ETHNICITY
Table 2-4 shows the racial/ethnic composition of Hughson’s population. A majority of the City’s population identify as White, NonHispanic (56.4%), with the next largest group being Hispanic (35.0%). Other races/ethnicities comprise a relatively small proportion of the population. Between 2010 and 2020, the population identifying as American Indian or Alaska Native increased by about 65 people, representing a 361.1% increase; the population identifying as Asian increased by about 354 people (194.5% increase); and the population identifying as White, Non-Hispanic increased by about 1,111 people (35.3% increase). During this time period, the City’s Hispanic population decreased from 44.8% to 35.0% of the total population, while Other Race or Multiple Races population declined from 1.8% to 0%. However, it is noted that the ACS data reflects an estimate based on a sample size and the small number of persons (less than 10 per category) may be too small to be accurately reflected in the 2020 ACS estimates.

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Table 2-4. Population Distribution by Race & Origin – City of Hughson (2010, 2020) Race
2010 2020
Number % Number %
American Indian or Alaska Native, Non-Hispanic 18 0.3% 83 1.1% Asian / API, Non-Hispanic 182 2.9% 536 7.1%
Black or African American, Non-Hispanic 0 0.0% 33 0.4%
Hispanic or Latinx 2,808 44.8% 2,638 35.0%
Other Race or Multiple Races, Non-Hispanic 115 1.8% 0 0.0% White, Non-Hispanic 3,144 50.2% 4,255 56.4%
Total 6,267 100.0% 7,545 100.0%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2006-2010, 2016-2020 Table (DP05)

4. EMPLOYMENT
Expansion of the employment base is one of the factors that can contribute to an increase in demand for housing. According to the ACS, the estimated civilian labor force in Hughson totaled 3,403 people in 2020, increasing by 1,070 workers since 2010.

The civilian labor force includes those civilians 16 years or older living in Hughson who are either working or looking for work.

Table 2-5 summarizes the employment by industry for Hughson residents in 2010 and 2020. The largest industry in Hughson in 2020 was Educational, Health, and Social Services at 27.7%. This is followed by Retail Trade at 16.5% and Manufacturing at

14.9%. These were also the largest industries in the county in 2020 (21.8%, 12.2%, and 11.9%, respectively); however, these industries have a lower percentage of total employment in the county than in the City, indicating that there is less diversity by industry in the City than the county.

Table 2-5. Hughson Employment by Industry (2010, 2020)
Industry
City of Hughson Stanislaus County
2010 2020 2010 2020
Number % Number % Number % Number %
Agriculture, Forestry, Fishing and Hunting, and
Mining 109 4.7% 137 4.0% 10,822 5.2% 12,019 5.2%
Construction 162 6.9% 177 5.2% 17,673 8.5% 19,911 8.6%
Manufacturing 291 12.5% 507 14.9% 27,214 13.1% 27,461 11.9% Wholesale Trade 31 1.3% 114 3.3% 8,228 4.0% 7,458 3.2%
Retail Trade 201 8.6% 562 16.5% 26,207 12.6% 28,098 12.2% Transportation and Warehousing, and Utilities 144 6.2% 118 3.5% 10,766 5.2% 16,087 7.0% Information 26 1.1% 36 1.1% 3,206 1.5% 2,073 0.9%
Finance and Insurance, and Real Estate and
Rental and Leasing 162 6.9% 68 2.0% 9,445 4.6% 7,036 3.0% Professional, Scientific, and Management, and
Administrative and Waste Management
Services
137 5.9% 244 7.2% 15,866 7.6% 20,761 9.0%
Educational Services, and Health Care and
Social Assistance 545 23.4% 943 27.7% 43,751 21.1% 50,271 21.8% Arts, Entertainment, and Recreation, and
Accommodation and Food Services 137 5.9% 202 5.9% 15,558 7.5% 19,532 8.5% Other Services, except Public Administration 227 9.7% 61 1.8% 10,985 5.3% 11,137 4.8% Public Administration 161 6.9% 234 6.9% 7,703 3.7% 9,199 4.0% Total Civilian Employed Population 16 Years
and Over 2,333 100.0% 3,403 100.0% 207,424 100.0% 231,043 100.0% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table S2405)

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City of Hughson, 2023-2031 Housing Element | HBR-8
Hughson is located within Stanislaus County. EDD projections indicate that the total employment within Stanislaus County is expected to increase by 8.3% between 2018 and 2028. The highest forecast for job growth is in the Private Household Workers (50.0% increase), Transportation, Warehousing, and Utilities (38.8% increase), and Health Care and Social Assistance (20.2% increase) categories. EDD also predicts that the Education, Food Manufacturing, and Nondurable Goods Manufacturing categories will decrease by 33.3%, 24.7%, and 8.9% respectively, within this time period (State of California EDD, 2018–2028 Industry Employment Projections). Table 2-6 shows examples of typical jobs and associated mean hourly wages and estimated annual wages in Stanislaus County.

Table 2-6. Examples of Occupations and Wages – Stanislaus County (2019) Standard for 1 Adult in Stanislaus County Hourly Wages Estimated Annual Wages Living Wage $36.63 $76,190
Poverty Wage $8.80 $18,304
Minimum Wage $15.50 $32,240
Occupation Title Mean Hourly Wage Mean Annual Wage
Management $67.23 $139,835
Business and Financial Operations $42.05 $87,464
Computer and Mathematical $63.98 $133,087
Architecture and Engineering $52.92 $110,066
Life, Physical, and Social Science $42.37 $88,126
Community and Social Service $31.11 $64,708
Legal $63.26 $131,588
Educational Instruction and Library $32.94 $68,523
Arts, Design, Entertainment, Sports, and Media $34.10 $70,937 Healthcare Practitioners and Technical $53.04 $110,320
Healthcare Support $15.84 $32,944
Protective Service $26.02 $54,123
Food Preparation and Serving Related $16.38 $34,079
Building and Grounds Cleaning and Maintenance $19.27 $40,088 Personal Care and Service $16.97 $35,303
Sales and Related $19.38 $40,320
Office and Administrative Support $24.78 $51,533
Farming, Fishing, and Forestry $15.76 $32,789
Construction and Extraction $32.05 $66,659
Installation, Maintenance, and Repair $30.19 $62,800
Production $20.20 $42,007
Transportation and Material Moving $20.04 $41,687
Annual wages assumed wages paid for 2,080 hours per year.

Source: MIT Living Wage Calculator for Stanislaus County, California 2019 D. HOUSEHOLD PROFILE
Household size and type, income levels, and the presence of special needs populations all affect the type of housing needed by residents. This section details the various household characteristics affecting housing needs in Hughson.

1. HOUSEHOLD CHARACTERISTICS
According to the Census, a household is defined as all persons living in a housing unit. This definition includes families (related individuals living together), unrelated individuals living together, and individuals living alone.

A housing unit is defined by the Census as a house, an apartment, a mobile home, a group of rooms, or a single room that is occupied (or if vacant, is intended for occupancy) as separate living quarters. Separate living quarters are those in which the occupants live separately from any other persons in the building and have direct access from the outside of the building or through

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a common hall. The occupants may be a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements.

People living in retirement homes or other group living situations are not considered “households” for the purpose of the U.S.

Census count. The household characteristics in a community, including household size, income, and the presence of special needs households, are important factors in determining the size and type of housing needed in the City.

Table 2-7 below identifies households by tenure and ages of householder in Hughson and Stanislaus County in 2020 based on ACS data from 2016–2020. In Hughson, 64.1% of households own their home and 35.9% rent. The City’s renter rate and homeowner rate are similar to Stanislaus County’s. Homeowner households in Hughson are generally headed by older residents, with 38.3% of households headed by a resident 55 years of age or older. Households who rent their homes are generally older; about 52.7% of renter households are headed by a person over the age of 55. In contrast, 52.2% of homeowner households are headed by a resident 55 years of age or older and only about 30.2% of renter households are headed by a person over the age of 55 in Stanislaus County.

Table 2-7. Households by Tenure and Age (2020)
City of Hughson Stanislaus County
Number % Number %
Owner occupied: 1,691 64.1% 102,675 58.7%
Householder 15 to 24 years 170 6.4% 1,118 0.6%
Householder 25 to 34 years 194 7.4% 10,887 6.2%
Householder 35 to 44 years 386 14.6% 16,472 9.4%
Householder 45 to 54 years 294 11.1% 20,623 11.8%
Householder 55 to 59 years 208 7.9% 11,474 6.6%
Householder 60 to 64 years 105 4.0% 10,826 6.2%
Householder 65 to 74 years 203 7.7% 18,441 10.5%
Householder 75 to 84 years 118 4.5% 9,009 5.2%
Householder 85 years and over 13 0.5% 3,825 2.2%
Renter occupied: 948 35.9% 72,151 41.3%
Householder 15 to 24 years 0 0.0% 4,076 2.3%
Householder 25 to 34 years 146 5.5% 17,742 10.1%
Householder 35 to 44 years 192 7.3% 16,139 9.2%
Householder 45 to 54 years 110 4.2% 12,426 7.1%
Householder 55 to 59 years 0 0.0% 6,267 3.6%
Householder 60 to 64 years 0 0.0% 4,564 2.6%
Householder 65 to 74 years 147 5.6% 5,985 3.4%
Householder 75 to 84 years 128 4.9% 3,079 1.8%
Householder 85 years and over 225 8.5% 1,873 1.1%
Total: 2,639 100.0% 174,826 100.0%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B25007) Table 2-8 identifies the household sizes by housing tenure. The majority of households consisted of 2 to 4 persons in 2020.

Large households of 5 or more persons made up approximately one-fifth (19.8%) of the total households in Hughson and 17.5% of total households in Stanislaus County. Additionally, the average household size in the City of Hughson in 2020 for an owneroccupied unit was 3.08 persons per household and 2.46 persons per household for a renter-occupied unit. While the average household size of owner-occupied units declined from 3.36 in 2010 to 2.16 in 2020, the average household size in rental-occupied units increased from 2.76 in 2010 to 2.86 in 2020 (Source: U.S. Census Bureau, 2016-2020 and 2006-2010 ACS reports).

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Table 2-8. Household Size by Tenure (2020)
City of Hughson Stanislaus County
Number % Number %
Owner 1,691 64.1% 102,675 58.7%
Householder living alone 285 16.9% 18,351 17.9%
Households 2–4 persons 1,068 63.2% 66,890 65.1%
Large households 5+ persons 338 20.0% 17,434 17.0%
Average Household Size 3.08 persons 3.10 persons
Rental 948 35.9% 72,151 41.3%
Householder living alone 409 43.1% 17,499 24.3%
Households 2–4 persons 354 37.3% 41,511 57.5%
Large households 5+ persons 185 19.5% 13,141 18.2%
Average Household Size 2.46 persons 3.08 persons
Total: 2,639 100.0% 174,826 100.0%
Total Householder living alone 694 26.3% 35,850 20.5%
Households 2–4 persons 1,422 53.9% 108,401 62.0%
Large households 5+ persons 523 19.8% 30,575 17.5%
Average Household Size 2.86 persons 3.09 persons
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B25009, DP04, S1101)

2. HOUSEHOLD INCOME
Household income is one of the most important factors affecting housing opportunity and determining a household’s ability to balance housing costs with other basic necessities of life.

INCOME CHARACTERISTICS
The estimated Area Median Income (AMI), defined as the midpoint of a region’s income distribution, for a four-person family in the State of California in 2022 was $101,600, according to HCD. The estimated AMI for a family of four in Stanislaus County was $80,300 in 2022. In nearby counties, San Joaquin County had an AMI of $85,000; Merced County had an AMI of $80,300; Tuolumne County had an AMI of $84,300; and Santa Clara County had an AMI of $168,500. According to the 2018-2022 ACS, the median household income in Hughson was $99,449, compared to $74,872 for Stanislaus County.

INCOME BY HOUSEHOLD TYPE AND TENURE
Table 2-9 shows the income level of Hughson residents by household tenure. A higher percentage of renter households (53.9%) were lower income (<80% median) compared to lower income residents who owned their homes (16.1%). The high incidence of lower income renter households is of particular significance as market rents in Hughson exceed the level of affordability for lower income households. As shown in Table 2-10, all lower income households, including both renter and homeowner households, are more likely to pay more than 30% of their income for housing. This issue is further evaluated in the Housing Affordability section.

Table 2-9. Income by Owner/Renter Tenure – City of Hughson (2019) Income Level Renters Owners Total
Number % Number % Number %
Extremely Low Income (<30% AMI) 185 22.2% 10 0.6% 195 7.8% Very Low Income (31–50% AMI) 70 8.4% 65 3.9% 135 5.4%
Low Income (51–80% AMI) 195 23.4% 190 11.5% 385 15.5%
Moderate Income & Above (>80% AMI) 385 46.1% 1,385 83.9% 1,770 71.2% Total 835 100.0% 1,650 100.0% 2,485 100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2015-2019

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As indicated by Table 2-10, there is a significant variation in cost burden (overpaying for housing) by income level. Approximately 685 (27.6%) of households in Hughson overpay for housing, which is slightly higher than percent of households (35.7%) in Stanislaus County overpaying for housing. The majority of households in Hughson overpaying for housing are in the extremely low (160 households overpaying), very low (60 households overpaying), and low (250 households overpaying) categories. In Hughson, more renter households overpay for housing (460 owner households overpaying) than owner households (225 renter households overpaying). Similarly, in Stanislaus County, more renter households overpay for housing than owner households.

Table 2-10. Housing Characteristics (Tenure, Overpayment) by Income Level (2019) Total Households Characteristics
City of Hughson Stanislaus County
Number % of Total Number % of Total
Total Households 2,485 100.0% 173,900 100.0%
Total Renter households 835 33.6% 73,320 42.2%
Total Owner households 1,650 66.4% 100,575 57.8%
Total lower income (0-80% AMI) households 715 28.8% 73,560 42.3% Lower income renters (0-80%) 450 18.1% 44,180 25.4%
Lower income owners (0-80%) 265 10.7% 29,380 16.9%
Extremely low income renters (0-30% AMI) 185 7.4% 14,430 8.3% Extremely low income owners (0-30% AMI) 10 0.4% 6,005 3.5% Low, Very Low, and Extremely Low Income Households Overpaying for Housing Lower Income Paying More than 30% 470 18.9% 62,095 35.7% Lower Income Renter Overpaying 355 14.3% 35,280 20.3%
Lower Income Owner Overpaying 115 4.6% 26,815 15.4%
Extremely Low Income (0-30%) 160 6.4% 16,170 9.3%
Very Low Income Overpaying (30-50% AMI) 60 2.4% 16,635 9.6% Low Income Overpaying (50 -80% AMI) 250 10.1% 17,120 9.8% Low, Very Low, and Extremely Low Income Households Severely Overpaying for Housing Lower Income Paying More Than 50% 365 14.7% 26,710 15.4% Lower Income Renter Severely Overpaying 305 12.3% 17,860 10.3% Lower Income Owner Severely Overpaying 60 2.4% 8,850 5.1% Extremely Low Income (0-30%) 160 6.4% 13,540 7.8%
Extremely Low Income Renter Severely Overpaying 150 6.0% 10,080 5.8% Extremely Low Income Owner Severely Overpaying 10 0.4% 3,460 2.0% Very Low Income Severely Overpaying (30-50% AMI) 60 2.4% 9,230 5.3% Low Income Severely Overpaying (50-80% AMI) 145 5.8% 3,940 2.3% Total Households Overpaying 685 27.6% 62,095 35.7%
Total Renter Households Overpaying 460 18.5% 35,280 20.3% Total Owner Households Overpaying 225 9.1% 26,815 15.4% Total Households Overpaying
30-50% Income for Housing 275 11.1% 33,805 19.4%
Total Households Severely Overpaying
50% of Income or More for Housing 410 16.5% 28,290 16.3% Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2015-2019

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HOUSEHOLDS IN POVERTY
The level of poverty in a jurisdiction often influences the need for housing to accommodate those persons and families in the Very Low and Low-income categories. The U.S. Census Bureau measures poverty by using a set of money income thresholds that vary by family size and composition of who is in poverty. If a family’s total income is less than the family’s threshold, then that family and every individual in it is considered in poverty. For example, the poverty threshold for a family of two with no children would be $19,597, a household of two with a householder aged 65 or older and no children has a poverty threshold of $ 17,689, and the poverty threshold of a family of four with two children under the age of 18 would be $ 29,678 (Source: U.S. Census Bureau, 2022).

Poverty rates in Hughson are shown in Chart 2-1, which compares the numbers of families living in poverty in Hughson to those living in Stanislaus County. Compared with the county, there is a lower incidence of individuals and families in Hughson living under the poverty line. In 2010, 10.9% or 167 families in Hughson were listed as living below the poverty level. Corresponding numbers for 2020 show that the poverty rate declined to 7.5% in 2020.

Chart 2-1. Percentage of Families & People Living in Poverty (2020) Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B17001&B17012) Table 2-11 shows the poverty rates for families in Hughson, with a focus on female-headed households. Overall, 134 of 1,781 families were in poverty (7.5%). Although female-headed households made up only 25.1% of all families, they accounted for

44.0% of families in poverty.

Table 2-11. Families in Poverty in City of Hughson (2020) Family Type
City of Hughson
Number Percent
Total Families 1,781 100.0%
Female Headed Households 447 25.1%
Householder 65 Years and Over 293 16.5%
Total Families Under the Poverty Level 134 7.5%
Female Headed Households Under the Poverty Level 59 44.0% Householder 65 Years and Over Under the Poverty Level 15 5.1% Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B17012 & S1702)

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%

16.0%
City of Hughson Stanislaus County
People Families

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EXTREMELY LOW-INCOME HOUSEHOLDS
Extremely low-income (ELI) households are defined as those earning up to 30% of the area median household income. For Stanislaus County, the median household income in 2022 was $80,300 for a family of four. For ELI households in Stanislaus County, this results in an income of $27,750 or less for a four-person household or $16,750 for a one-person household. ELI households have a variety of housing situations and needs. For example, most families and individuals receiving only public assistance such as social security insurance or disability insurance are considered ELI households. Table 2-12a provides representative occupations with hourly wages that are within or close to the ELI income range.

Table 2-12a. Occupations with Wages for Extremely Low-Income Households in Stanislaus County (2018) Occupation Title Median Hourly
Wage Median Annual Wages
Hotel, Motel, and Resort Desk Clerks $11.97 $24,910
Laundry and Dry-Cleaning Workers $12.14 $25,251
Dishwashers $12.17 $25,298
Hosts and Hostesses, Restaurant, Lounge, and Coffee Shop $12.28 $25,535 Dining Room and Cafeteria Attendants and Bartender Helpers $12.29 $25,566 Food Preparation Workers $12.31 $25,597
Dental Laboratory Technicians $12.37 $25,742
Waiters and Waitresses $12.47 $25,937
Ushers, Lobby Attendants, and Ticket Takers $12.48 $25,968 Graders and Sorters, Agricultural Products $12.58 $26,166 Source: Employment Development Department, Long-Term Occupational Employment Projections 2018-2028 As shown in Table 2-9, estimates from 2015-2019 CHAS data compiled for the U.S. Department of Housing and Urban Development show that Hughson had a total of 185 renter households and ten owner households that are considered ELI households. Combined, ELI households make up 195 households (7.8% of all households) in Hughson. The data show that approximately 82% of ELI households (165 of the 195 ELI households) have at least one housing problem, which may include overcrowding, lack of a complete kitchen, lack of complete plumbing, or cost burden. Since only a very small percentage (1.8%) of all housing units in Hughson lack complete plumbing facilities or kitchen facilities (see Table 2-28), these indicators do not reveal any significant needs associated with housing conditions. Additionally, none of the housing units in Hughson rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with housing conditions. Rather, the majority of ELI households that have at least one housing problem are considered cost burdened, as discussed further below.

This suggests that the most immediate need for ELI households is affordable housing.

Table 2-12b provides additional information regarding ELI households. Notably, most ELI households experience some form of cost burden, with approximately 82.1% experiencing severe cost burden. No ELI households are considered overcrowded or severely overcrowded. The majority of ELI households identify as White, non-Hispanic (74.4%), but about 20.5% are Hispanic and 5.1% identify as Asian. This is largely consistent with the City’s racial/ethnic composition, which is majority White, nonHispanic, with the next largest group being Hispanic. Housing resources for ELI households include public housing buildings and subsidies through the Housing Choice Vouchers Program (formerly Section 8), which assists ELI households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit, and is administered by the Stanislaus County Housing Authority. Subsidized housing and public housing buildings within Hughson are shown in Figure 5-

2. As shown in Figure 5-2, there is one USDA-assisted housing development and 28 public housing buildings in Hughson. The additional housing resources available to ELI households are discussed further in Chapter 4.

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Table 2-12b. Extremely-Low-Income Households in Hughson Number of ELI Households Percent of ELI Households
Tenure
Owner 10 5.1%
Renter 185 94.9%
Cost Burden
No cost burden/not computed 35 17.9%
Cost burden 0 0%
Severe cost burden 160 82.1%
Overcrowding
Not overcrowded 195 100%
Overcrowded 0 0%
Severely overcrowded 0 0%
Race/Ethnicity
American Indian or Alaska Native alone, non-Hispanic 0 0% Asian alone, non-Hispanic 10 5.1%
Black or African-American alone, non-Hispanic 0 0%
Hispanic, any race 40 20.5%
Pacific Islander alone, non-Hispanic 0 0%
White alone, non-Hispanic 145 74.4%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data 2015-2019 Pursuant to Government Code Section 65583(a)(1), 50% of the City’s very low-income regional housing need assigned by HCD are extremely low-income households. As a result, from the very low-income need of 284 units, the City has a projected need of 142 units for extremely low-income households. Based on current figures, extremely low-income households will most likely be facing an overpayment or substandard housing conditions. Some extremely low-income households could include individuals with mental or other disabilities and special needs. Hughson will implement several programs including the following programs (refer to the Housing Plan for more detailed descriptions of these programs) to address the range of needs of ELI households:
• Program 1: Partnerships and Assistance for Affordable Housing • Program 2: Affordable Housing Funding Sources
• Program 6: Accessory Dwelling Units and Junior Accessory Dwelling Units • Program 7: Housing Choice Voucher Rental Assistance
• Program 8: Preservation of Existing Affordable Housing • Program 11A: Zoning Ordinance Amendments
• Program 13: Density Bonuses
• Program 22: Affirmatively Further Fair Housing

3. SPECIAL NEEDS POPULATIONS
Government Code Section 65583(a)(7) requires a Housing Element to address special housing needs, such as those of the elderly; persons with disabilities, including a developmental disability, as defined in Section 4512 of the Welfare and Institutions Code; large families; farmworkers; families with female heads of households; and families and persons in need of emergency shelter.

The needs of these groups often call for targeted program responses, such as temporary housing, preservation of residential hotels, housing with features to make it more accessible, and the development of four-bedroom apartments. Special needs groups have been identified and, to the degree possible, responsive programs are provided. A principal emphasis in addressing the needs of these groups is to continue to seek State technical assistance grants to identify the extent and location of those with special

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needs and identify ways and means to assist them. Local government budget limitations may act to limit effectiveness in implementing programs for this group. Please refer to Section 4B of this Element which provides information related to agencies and programs that serve special needs populations in Stanislaus County.

SENIOR HOUSEHOLDS
Table 2-13 below compares senior (65 years and older) households and populations in Hughson between the years 2000, 2010, and 2020. In 2020, there were a total of 834 households with a head of household who was 65 years of age or older, representing

31.6% of all households in the City. When looked at as a percentage of population, seniors make up approximately 14.5% of total residents in the City. The reason for the difference between the percentage of senior households and senior population suggests that the household size for seniors is smaller than for households under age 65 (in other words, senior households are likely comprised of one or two individuals, whereas other households in the City are more likely to contain families with three or more individuals).

Overall, the proportion of households in Hughson with a head of household who is 65 years or older has increased over the last two decades. The number of owner households with a head of household 65 years or older increased by approximately 65.8% (or 96 households) between 2000 to 2010 and about 38.0% (or 92 households) between 2010 to 2020. As shown in Table 2-13, most senior households are renters, with 12.7% of households being seniors living in owner-occupied units and 18.9% of households being seniors living in renter-occupied housing. Additional information related to senior households relative to overall households is provided in Table 2-7, which summarizes households by age and tenure.

While the overall population in Hughson increased by approximately 7.3% between 2010 and 2020, the number of persons aged 65 or older increased by 34.4% (or 280 persons), resulting in a total of 1,094 (14.5%) senior residents. According to 2016-2020 ACS Data (Table S1701), approximately 83 or 7.6% of persons 65 years or older live below the poverty level in Hughson.

Additionally, the median age in Hughson has been steadily increasing over the past two decades, increasing by nearly three years from 31.5 in 2010 to 34.4 in 2020. This signifies a significantly growing population of persons 65 years or older in the City. As such, this indicates a need to provide more services for this segment of the community.

Table 2-13. Senior Household Trends and Population – City of Hughson Household by Age and Tenure
City of Hughson
2000 2010 2020
Total Owner Occupied Households: 1,179 62.3% 1,462 62.5% 1,691 64.1% Owner Householders 65 years and over 146 7.7% 242 10.3% 334 12.7% Total Renter Occupied Households: 712 37.7% 877 37.5% 948 35.9% Renter Householders 65 years and over 201 10.6% 290 12.4% 500 18.9% Total Occupied Households 1,891 100.0% 2,339 100.0% 2,639 100.0% Total Householder 65 years and over 347 18.4% 532 22.7% 834 31.6% Total Population 6,267 100.0% 7,032 100.0% 7,545 100.0% Total Population 65 years and over 517 8.2% 814 11.6% 1,094 14.5% Source: U.S. Census Bureau, 2000 Census (Table DP5); 2010 Census (Table DP05); U.S. ACS 5-Year Estimates, 2016-2020 (Table B25007); Those who do not own their own homes, including seniors who tend to live on fixed incomes dictated by Social Security and other retirement benefits, are significantly affected by rising housing costs. While some seniors may prefer to live in single-family detached homes, others may desire smaller, more affordable homes with less upkeep, such as condominiums, townhouses, apartments, or mobile homes. According to the DOF’s E-5 Population and Housing Estimates Report, approximately 85.4% of Hughson’ housing stock in 2021 was made up of single-family detached homes, leaving only 14.6% of the housing stock for those who choose to or must live in other forms of housing (see Table 2-25). As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the senior population, including single-family housing, multi-family housing, mobile homes, senior housing, and care facilities.

Hughson has several programs and services for senior citizens; many of which serve the disabled or otherwise underprivileged groups. Programs and services for seniors and their families and caregivers are summarized in Section 4B of this Element.

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Information regarding housing needs of seniors is augmented through the information provided in the community workshops and through the Housing Needs and Priorities Survey. These sources provided supplemental data regarding senior needs. Housing types needed for seniors include:
• Affordable housing
• Senior housing, including shared living spaces, independent living, assisted living, and memory care • Multifamily housing - affordable to extremely low, very low-, and low income households • Housing with features for a disabled person (ramp, grab bars, low counters and cabinets, assistive devices for hearingor visually-impaired persons) • Housing close to services (grocery stores, financial, personal, and social services, etc.) Resources in the region for seniors are summarized in Section 5B. Programs 1, 6, 7, and 11 of the Housing Plan address senior housing opportunities and continued efforts to assist seniors with housing.

PERSONS WITH DISABILITIES
A “disability” includes, but is not limited to, any physical or mental disability as defined in California Government Code Section 12926. A “mental disability” involves having any mental or psychological disorder or condition that limits a major life activity. A “physical disability” involves having any physiological disease, disorder, condition, cosmetic disfigurement, or anatomical loss that affects body systems. In addition, a mental or physical disability limits a major life activity by making the achievement of major life activities difficult including physical, mental, and social activities and working.

Physical, mental, and/or developmental disabilities could prevent a person from working, restrict a persons’ mobility or make caring for oneself difficult. Therefore, disabled persons often require special housing needs related to potential limited earning capacity, the lack of accessible and affordable housing, and higher health costs associated with disabilities. Additionally, people with disabilities require a wide range of different housing, depending on the type and severity of their disability. Housing needs can range from institutional care facilities to facilities that support partial or full independence (i.e., group care homes). Supportive services such as daily living skills and employment assistance need to be integrated in the housing situation. • Individuals with a mobility, visual, or hearing limitation may require housing that is physically accessible. Examples of accessibility in housing include widened doorways and hallways, ramps, bathroom modifications (i.e., lowered countertops, grab bars, adjustable shower heads, etc.) and special sensory devices including smoke alarms and flashing lights.
• Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services. • Individuals with developmental disabilities and other physical and mental conditions that prevent them from functioning independently may require assisted care or group home environments. • Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.

Table 2-14 compares the employment status of persons (18 to 64 years) with and without a disability in 2015 and 2020. Between 2015 and 2020 there was 51.8% decrease in the number of persons with a disability in Hughson.

The number of persons employed with a disability decreased by 41.9% from 179 persons in 2015 to 104 persons in 2020. The number of persons unemployed with a disability decreased by 91.7% from 36 persons in 2015 to 3 in 2020. Additionally, the number of persons with a disability not in the labor force decreased by about 52.7% from 351 persons in 2015 to 166 persons in 2020.

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Table 2-14. Persons with Disability by Employment Status – City of Hughson (2015, 2020) 2015 2020
Number Percent Number Percent
In the Labor Force: 3,119 77.7% 3,463 80.7%
Employed: 2,646 65.9% 3,238 75.5%
With a Disability 179 4.5% 104 2.4%
No Disability 2,467 61.4% 3,134 73.0%
Unemployed: 473 11.8% 225 5.2%
With a Disability 36 0.9% 3 0.1%
No Disability 437 10.9% 222 5.2%
Not in the Labor Force: 896 22.3% 828 19.3%
With a Disability 351 8.7% 166 3.9%
No Disability 545 13.6% 662 15.4%
Total: 4,015 100.0% 4,291 100.0%
With a Disability 566 14.1% 273 6.4%
No Disability 3,449 85.9% 4,018 93.6%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2011-2015, 2016-2020 (Table C18120) Table 2-15 presents data on the types of disabilities for Hughson and Stanislaus County residents based on the ACS 2020 Data.

According to ACS 2020 Data, 1,785 residents in Hughson and 143,015 residents in Stanislaus County have a disability. It is noted that persons may have more than one disability resulting in the total number of disabilities tallied in Table 2-15 exceeding the total number of disabled persons. For persons ages 0 to 64, the most common disabilities are Hearing Difficulty (47.9%), Ambulatory Difficulty (22.1%), and Cognitive Difficulty (14.6%). For the population of ages 65 and over, the most common disabilities are Ambulatory Difficulty (24.9%), Independent Living Difficulty (25.7%), and Hearing Difficulty (19.9%).

Table 2-15. Persons with Disabilities by Disability Type and Age (2020) City of Hughson Stanislaus County
Number Percent Number Percent
Total Disabilities Tallied 1,785 100.0% 143,015 100.0%
Total Disabilities for Ages 0–64 376 21.1% 74,863 52.3% Hearing Difficulty 180 47.9% 8,977 12.0%
Vision Difficulty 0 0.0% 8,044 10.7%
Cognitive Difficulty 55 14.6% 19,396 25.9%
Ambulatory Difficulty 83 22.1% 16,960 22.7%
Self-Care Difficulty 29 7.7% 7,370 9.8%
Independent Living Difficulty (Ages 18-64) 29 7.7% 14,116 18.9% Total Disabilities for Ages 65 and over 1,409 78.9% 68,152 47.7% Hearing Difficulty 280 19.9% 12,829 18.8%
Vision Difficulty 105 7.5% 6,621 9.7%
Cognitive Difficulty 146 10.4% 7,563 11.1%
Ambulatory Difficulty 351 24.9% 19,243 28.2%
Self-Care Difficulty 165 11.7% 7,760 11.4%
Independent Living Difficulty 362 25.7% 14,136 20.7%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table S1810)

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Persons with Developmental Disabilities
A developmental disability is a disability which originates before an individual attains age 18, continues or can be expected to continue indefinitely, and constitutes a substantial disability for the individual. This term includes intellectual disability, cerebral palsy, epilepsy, and autism. This term also includes conditions found to be closely related to intellectual disability or to require treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature. (Lanterman Act, Welfare and Institutions Code, Section 4512.) The Valley Mountain Regional Center (VMRC) is one of 21 Regional Centers for persons with developmental disabilities in California, and serves developmentally disabled residents living within the geographic boundaries of San Joaquin, Stanislaus, Amador, Calaveras and Tuolumne counties. In fiscal year 2020-2021, the average per capita expenditure in VMRC is $13,329.

While the US Census reports on a broad range of disabilities, the Census does not identify the subpopulation that has a developmental disability. The VMRC maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments, and reports that about 16,392 developmentally disabled persons in Stanislaus County were served (Source: Performance Report for North Bay Regional Center 2021).

The California Department of Developmental Services (DDS) maintains data regarding people with developmental disabilities, defined as those with severe, life-long disabilities attributable to mental and/or physical impairments. The DDS data is reported by zip code, so the data reflects a larger area than the City of Hughson, however, approximately 70.7% of the population within the zip code resides in the City of Hughson based on 2016-2020 ACS population data. As shown in Table 2-16, the DDS data indicates that a total of 88 developmentally persons reside in zip code 95326; applying Hughson’s share of the population in the zip code results in an estimate of 63 living in the City.

Table 2-16. Developmental Disabilities by Age (2021)
0 to 17 Years 18+ Years Total
Zip Code Area 95326 55 33 88
City of Hughson 39 23 62
Source: DDS, 2020 Developmental Disabilities by Zip Code; De Novo Planning Group, 2023 Table 2-17 breaks down the developmentally disabled population by residence type for the zip code area 95326 and Hughson’s share of the population. Of these persons living in Hughson, the majority (55) live at home with a parent or guardian, while fewer than 8 live independently or with support, fewer than 8 live in foster/family home, and fewer than 8 live in another residence type.

These distributions are fairly consistent with the client statistics for the VMRC service area, which notes 76% of developmentally disabled persons reside in homes of their families or private guardians and 22% of developmentally disabled persons reside in independent living or supported living situations.

Table 2-17. Developmental Disabilities by Residence Type (2021) Zip Code
Home of
Parent,
Family, or
Guardian
Independent /
Supported
Living
Community
Care Facility
Intermediate
Care Facility
Foster /
Family
Home
Other Total
Zip Code Area 95326 78 <11 0 0 <11 <11 >78
City of Hughson 55 <8 0 0 <8 <8 >55
Source: DDS, 2021 Developmental Disabilities by Zip Code; De Novo Planning Group, 2023 Summary
The population with disabilities has varied housing needs, depending on the unique nature of each disability. Physical disabilities may require accessible housing options, including but not limited to zero clearance entries and doorways, wheelchair accessible counters, sinks and showers, grab bars, smooth flooring, and braille labeling for switches/appliances. Persons with a disability may be on a fixed or limited income, requiring affordable housing options. Access to transportation and transportation costs may also pose a challenge to residents with disabilities. During the 6th Cycle, persons with a disability are anticipated to need affordable

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housing options, accommodations to retrofit existing housing, housing close to services (grocery stores, financial, personal, and social services, etc.), and housing options that assist with daily living activities.

While the majority of developmentally disabled persons in Hughson and the County live with their parents or legal guardians, many need a supportive living environment, such as in-home care, a residential care home, or a community living facility. Valley Mountain Regional Center provides supported living services for persons with developmental disabilities, allowing persons with a disability to receive care while in their own home. While many persons with developmental disabilities are eligible for various subsidy and assistance programs, many are unable to secure needed subsidized housing. Many of the individuals living with their parents will need alternative housing options as their parents age. This cycle triggers a need to explore other feasible housing alternatives, including in-home supportive care and adult residential care homes and facilities.

A number of housing types are appropriate for people living with a developmental disability, including rent-subsidized housing units and licensed single-family homes. The design of housing accessibility modifications, the proximity to services and transit, and the availability of group living opportunities represent some of the considerations that are important in serving this group.

Incorporating barrier-free designs in all new multifamily housing, as required by California and federal fair housing laws, along with affordability, is especially important in housing for residents with disabilities. The City’s Municipal Code establishes procedures for persons with disabilities seeking equal access to housing, including reasonable accommodation for persons with disabilities, as discussed further in Chapter 3 of this Background Report. Additionally, the City follows the requirements of California Building Code Title 24, which establishes provisions for accessible building design.

In Hughson, the vast majority (78.9%) of the residents that have disabilities are seniors aged 65 or older. It is likely that this high proportion of persons with disabilities aged 65 or older is due to Samaritan Village, a 20-acre senior and assisted living campus, located along the eastern boundary of the City. Samaritan Village assists residents 62 years or older through a variety of support services, including transportation services and onsite amenities, and offers both independent residential living and assisted care options. In-home support services throughout Hughson are also available through Samaritan Home Health, which offers caregiver and medical support services to assist all adults, not just seniors, including those with disabilities.

As described in Chapter 3, the City’s zoning and land use regulations accommodate a range of housing types that serve the disabled and developmentally disabled population, including single-family housing, multifamily housing, residential care facilities, and mobile homes for persons living with their family or guardian. Resources for persons with disabilities, including developmental disabilities, are described in Section 4B of this Background Report. To further ensure adequate housing is available for persons with disabilities, including developmental disabilities, the Housing Plan includes Program 1, which addresses affordable and special needs housing opportunities; Program 2, which encourages incentives for special needs housing, including for persons with disabilities; Program 7, which supports rental assistance programs to low-income households, including persons with disabilities; Program 9, which addresses housing rehabilitation and improvement assistance for lower income households, including persons with a disability; Program 11A, which directs the City to remove constraints to housing types, including care facilities for persons with a disability; Program 16, which promotes universal design and accessibility in housing; Program 17, which addresses reasonable accommodation; and Program 18, which supports continued efforts to coordinate access to services for special needs populations, including persons with a disability.

LARGE HOUSEHOLDS
Government Code Section 65583(a)(C) requires an analysis of housing needs for large families, i.e. those with five or more members. Large family households comprise 19.8%, or 523, of the total occupied households in Hughson according to the 2016– 2020 ACS (see Table 2-18 below). As shown in Table 2-18, approximately 64.6% of large households in Hughson owned their own homes. Additionally, 5-person households make up nearly 84.5% of the large family households in Hughson with households with six or more persons accounting for nearly 10.7% of large households and households with seven or more persons accounting for nearly 4.8% of large households.

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Table 2-18. Large Households in Hughson (2020)
Householder Type
City of Hughson
Number Percent
Owner Households 338 64.6%
5-Person Household 269 79.6%
6-Person Household 44 13.0%
7-or-more Person Household 25 7.4%
Renter Households 185 35.4%
5-Person Household 173 93.5%
6-Person Household 12 6.5%
7-or-more Person Household 0 0.0%
Combined Total 523 100.0%
5-Person Household 442 84.5%
6-Person Household 56 10.7%
7-or-more Person Household 25 4.8%
Source: U.S. Census Bureau, ACS 5-Year Estimates, 2016-2020 (Table B25009) The needs of large families are unique in that they require more space to satisfy minimum household needs. Large households typically need units with at least three bedrooms and often four or more bedrooms. In Hughson, 3- and 4-bedroom homes are most common (approximately 36.4% and 26.3% of housing units, respectively) while five or more bedroom homes are less common (8.2%).

Hughson has approximately 724 4-bedroom units and 226 units with five or more bedrooms, demonstrating that the City’s housing stock could potentially accommodate all 523 large family households. However, the majority of these larger units are owner-occupied, with 770 owner-occupied units having four or more bedrooms and only 150 renter-occupied units having four or more bedrooms.

This demonstrates a shortfall between the 150 renter-occupied units with four or more bedrooms and the 185 renter-occupied large households.

Median incomes of large families were generally higher than the median household income, with ACS 2016-2020 indicating a median income of $83,231 in Hughson, with 5-person families having a median income of $88,194 and 6-person families a median income of over $250,000 (median income data were not available for 7-person families). Approximately 17.4% of large households are below the poverty level.

The increase in average household size statewide is, to some extent, linked to the subject of overcrowding. Overcrowding is defined as more than one person per room. As shown in Table 2-29, 1.7% of households in Hughson live in overcrowded conditions, indicating that while some overcrowding occurs, it is not particularly prevalent within Hughson. In many cases, housing units of this size constitute a small portion of the total housing supply, forcing families to continue to live in what may be considered as overcrowded units.

Chapter 4 addresses housing resources available in the city, including resources that would benefit family and large family households.

To better address the needs of the City’s large households, Program 1 of the Housing Plan addresses housing opportunities, including opportunities for large family households and households with children, Program 8 addresses housing rehabilitation and improvement assistance for lower income households, including large families, and Program 19 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including large households.

FARMWORKERS
Farmworkers are traditionally defined as persons whose primary incomes are earned through permanent or seasonal agricultural labor. Permanent farm laborers work in the fields, processing plants, or support activities on a generally year-round basis. When workload increases during harvest periods, the labor force is supplemented by seasonal workers, often supplied by a labor contractor. For some crops, farms may hire migrant workers, defined as those whose travel prevents them from returning to their primary residence every evening.

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Estimating the size of the agricultural labor force can be problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the U.S. Census Bureau does not track farm labor separate from mining, fishing and hunting, and forestry, nor does the U.S. Census Bureau provide definitions that address the specific nuances of farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business versus agricultural field).

Table 2-19. Stanislaus County Farmworkers – Countywide (2017) Hired Farm Labor Farm Operations Workers Total Payroll
Stanislaus County 1,555 12,713 $297,886,000
Source: 2017 USDA Agricultural Census Data, Table 7
Data supplied by the United States Department of Agriculture, National Agriculture Statistics Service (USDA) reveals the breakdown of farm labor employment and the labor expense for the County as shown above in Table 2-19. The 2017 USDA data is the most recent available data that provides a focused analysis of farming activities and employment in the County. Table 2-20 provides a breakdown of farm labor employment by days worked. The data from this table indicates that countywide, there were 1,555 farm operations and 12,713 farmworkers in 2017. Of these farmworkers, 6,284 worked more than 150 days a year and 6,429 worked less than 150 days per year. There were 947 farm operations which reported all of their workers worked 150 days or more a year.

There were 1,034 farm operations which reported all of their workers worked less than 150 days a year. Farmworkers that worked less than 150 days per year are likely seasonal workers.

Table 2-20. Stanislaus County Farm Labor Employment (2017) Hired Farm Labor Farm Operations Workers
150 Days or More 947 6,284
Less Than 150 Days 1,034 6,429
Source: 2017 USDA Agricultural Census Data, Table 7
Although agriculture is an important part of the Stanislaus County economy, with over 12,713 farm-related jobs in Stanislaus County, as shown in Table 2-5, only 137 persons (4.0% of Hughson residents in the labor force) were estimated to be employed in the agriculture, forestry, fishing, hunting, and mining industry based on 2016-2020 ACS data. The median annual wage for farmworkers in Hughson was $52,610 based on 2019-2023 ACS data, which is slightly less than the median annual wage of $58,878 for the civilian employed population during the same period (data are not available from ACS 5-year estimates for 2020, 2021, or 2022). Additionally, this limited income may be significantly impacted by employment status (permanent or seasonal).

The City of Hughson has no land zoned for agricultural uses; however, active agricultural operations occur within some parcels, generally along the periphery of city limits. Additionally, agricultural uses occur adjacent to city limits and within the larger region.

The City acknowledges the important role farmworkers play in the regional economy and is committed to assisting in the provision of housing for this special needs group. Farmworkers and day laborers are an essential component of the region’s agriculture industry. Farmers and farmworkers are the keystone of the larger food sector, which includes industries that provide farmers with supplies and equipment and industries that process, transport, and distribute products to consumers. Almonds are the primary cash crop in the County. Almonds account for a significant portion of the regional agricultural economy and the region’s overall financial stability. According to the most recent Stanislaus County Agricultural Crop Report, the gross value of agricultural production in the County reached $3,545,672,000 in 2021, with the top three commodities for the region consisting of almonds, milk, and poultry, respectively.1
Conditions suggest that the City’s farmworker population is predominantly non-migratory and as such, housing needs are best addressed through year-round affordable rental and ownership housing. On a regional scale, there is a larger demand for seasonal housing and a clear mismatch between housing costs and low farm worker wages, contributing to overcrowding and homelessness. Farmworker households are often comprised of extended family members or single male workers and as a result 1 Stanislaus County. Stanislaus County Agricultural Crop Report 2021. Access: https://www.stanag.org/pdf/cropreport/cropreport2021.pdf

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many farmworker households tend to have difficulties securing safe, decent, and affordable housing. Far too often farmworkers are forced to occupy substandard homes or live in overcrowded situations. Additionally, farmworker households tend to have high rates of poverty, disproportionately live in housing that is in the poorest conditions, have very high rates of overcrowding, have low homeownership rates, and are predominately members of minority groups.

In an effort to provide farmworker housing to address the needs in the region, the Stanislaus County Housing Authority is currently under contract with the Office of Migrant Services (OMS) to operate four migrant farmworker housing centers with locations in Watsonville, Patterson, Empire, and Westley. These four migrant farmworker housing centers provide a combined 318 units as affordable, seasonal rental housing for migrant farmworkers and their families. The housing centers operate for 180 days each year and may provide season extensions pending approval by OMS. The units range in size and price from 1-bedroom ($11/day) to 4-bedroom units ($12.50/day). A security deposit of $100 is required, and all utilities are included in the rental rate.

Separate from regional migrant farmworker housing centers, Table 2-21 summarizes the farmworker/employee housing units in the region; there are no employee housing facilities in Hughson.

Table 2-21. Regional Farmworker/Employee Housing Units
Facility Name/Address Facility Type Employee Count
Days Inn - Foothill Packing (50-16359-Eh)
1312 McHenry Ave
Modesto, CA 95350
H-2A Seasonal Employee
Housing 30
Khoshpal Hospitality Inc - DBA Travel Lodge (50-16357-Eh) 201 W Glenwood Ave
Turlock, CA 95380
H-2A Seasonal Employee
Housing 120
Candlewood Inn & Suites (50-16356-Eh)
1000 Powers Court
Turlock, CA 95380
H-2A Seasonal Employee
Housing 16
FHI - Travelodge Turlock (50-16358-Eh)
201 W Glenwood Ave
Turlock, CA 95380
H-2A Seasonal Employee
Housing 130
Source: HCD Employee Housing Facility Portal. Access: https://casas.hcd.ca.gov/casas/ehFacilityQuery/onlineQuery Migrant farmworkers frequently move locations and need rental housing in the vicinity of their seasonal employment. The 2022 Farmworker Health in California Report (2022 Farmworker Report) prepared by the Community and Labor Center, UC Merced, and California Department of Public Health reflects information gathered from farmworker organizations and interview surveys conducted with 1,242 farmworkers throughout California, including 42% from the San Joaquin Valley region. The 2022 Farmworker Report identified that farmworkers studied were most likely to be renters (92%) and live in single family homes (55%); in the San Joaquin Valley, 89% of farmworkers rent and 70% live in single family homes, 17% in apartments, and 8% in an RV or car. Farmworker households were larger than average, with a median size of four persons and 29% having six or more persons. Overcrowding is common with more than 25% sleeping in a room with three or more persons. The 2022 Farmworker Report also indicated that farmworkers generally experience substandard housing that often requires repairs. The research suggests that farmworkers generally experience substandard housing (e.g., older homes, apartments, mobile homes, motels, garages, or other similar spaces), often requiring repairs such as new roofs, plumbing, heating and cooling systems, and termite clean-up. Further, poor ventilation and crowded spaces put farmworkers at increased risk for respiratory illnesses and infectious diseases. The 2022 Farmworker Report also found that farmworkers statewide faced issues related to the built environment of their homes. In the San Joaquin Valley, more than one-third (37%) reported a “taste of water at home” that was either very bad or bad (41%), problems keeping a house cool (46%) or warm (45%), water damage (15%), peeling paint (23%), rodents (24%), no access to water inside home (9%), mold (14%), cockroaches (33%), and/or flooding (5%).

As shown in Table 2-39, there is one USDA-assisted housing development in Hughson. Additionally, farmworkers that work in Hughson may utilize farmworker and employee housing units within the region. Catholic Charities provides a range of services benefitting farmworker households, including immigration services, health and dental care, and food access. California Rural Legal Assistance Foundation provides community outreach, educational training, and direct legal services to farmworker and migrant

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communities throughout California. Additional resources available for farmworkers, lower income households, and disadvantaged populations, are described in Section 4B.

Housing needs for farmworkers include both seasonal and permanent affordable rental housing, with a significant amount (25%) of large units with four bedrooms. Homeownership programs would benefit permanent farmworkers. The Housing Plan includes Program 11A to update the Zoning Ordinance to accommodate farmworker and employee housing, consistent with the requirements of State law. Program 1 addresses developing partnerships and assisting developers with accessing financial resources for affordable and special needs housing. Program 2 encourages incentives for special needs housing, including farmworker housing. Chapter 3, Housing Constraints, provides additional discussion of current requirements of State law related to employee housing, including housing for agricultural employees, and addresses potential constraints to the development of farmworker/employee housing.

FEMALE HEADS OF HOUSEHOLDS
Female-headed households with no spouse present make up approximately 16.9% of households in Hughson (447 of 2,639 households). Of these households, approximately 56.8% (254 households) have their own children under 18 years old present. In 2020, about 59 (13.2%) of families with female-headed households in Hughson had incomes below the poverty line, and femaleheaded households make up 44.0% of all families in poverty in Hughson.

Single female-headed households with children present would benefit from affordable housing types, particularly housing targeted at the ELI group, as well as housing located in the vicinity of daycare, schools, and other services. Women with children who face domestic violence comprise a sub-group of female-headed households that are especially in need, including emergency shelter, transitional housing, and supportive housing, to assist with transitioning to a stable, safe living environment.

There are a number of social service providers and emergency housing facilities in Hughson serving women in need. For example, The Haven Women's Center in Stanislaus County provides comprehensive services and support to survivors of domestic violence, sexual assault and human trafficking. As described in Section 4B, there are also a number of health service providers, and supportive, transitional, and emergency housing providers in the region to assist low-income women and women with children, including Modesto Gospel Mission and the Salvation Army.

Program 1 addresses developing partnerships and assisting developers with accessing financial resources for affordable and special needs housing. Program 1 also encourages incentives for special needs housing, including for female-heads of household with children, and ensures information regarding housing resources is advertised and made readily available to the community.

Program 9 addresses housing rehabilitation and improvement assistance for lower income households, including female-headed households and Program 15 addresses continued efforts to coordinate access to housing programs and services for special needs populations, including female-headed households.

HOMELESS AND OTHER GROUPS IN NEED OF TEMPORARY AND TRANSITIONAL

AFFORDABLE HOUSING
Government Code Section 65583(a)(7) requires that the Housing Element include an analysis of the needs of homeless persons and families. The analysis must include: (1) estimates of the number of persons lacking shelter; (2) where feasible, a description of the characteristics of the homeless (i.e., those who are mentally ill, developmentally disabled, substance abusers, runaway youth); (3) an inventory of resources available in the community to assist the homeless; and (4) an assessment of unmet homeless needs, including the extent of the need for homeless shelters.

The law also requires that each jurisdiction address community needs and available resources for special-housing opportunities, known as transitional and supportive housing. These housing types provide the opportunity for families and individuals to “transition” from a homeless condition to permanent housing, often with the assistance of supportive services to assist individuals in gaining necessary life skills in support of independent living.

The following discussion addresses the requirements of Government Code Section 65583(a)(7). It should be noted that data on homeless families and individuals is not developed based on jurisdictional boundaries. The Stanislaus Community System of Care (CSOC) is the Countywide collaborative effort representing the homeless services system of care; the City participates as a member jurisdiction. The mission of CSOC is to provide leadership on homelessness and poverty in Stanislaus County with a vision to create and sustain a comprehensive, coordinated, and balanced array of human services for homeless and low-income individuals

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and families within Stanislaus County. The CSOC serves as a convening entity to achieve all of the goals in the Stanislaus County General and Strategic Plan to end homelessness and to address issues of homelessness and poverty countywide.

As the primary coordinating body for homeless issues and assistance for a geographic area encompassing the entire county, the CSOC accomplishes a host of activities and programs vital to the community, including an annual point-in-time “snapshot” survey to identify and assess the needs of both the sheltered and unsheltered homeless, tracking homeless demographics using local service providers throughout the calendar year, and an annual action plan that helps direct community resources and actions in the form of comprehensive programs and activities.

HOMELESS ESTIMATES
According to the CSOC, an estimate of the County’s homeless population was undertaken in concert with the requirements of the U.S. Department of Housing and Urban Development (HUD) for participating Continuums of Care nationwide. Those mandates require that a point-in-time study be taken. This study allows service agencies and local governments to spot trends in homelessness and to evaluate the success of existing programs. It is also a tool for agencies and their partners to plan for programs and services to meet the needs of homeless individuals and families in the community and to use in applying for grant and other funding.

The CSOC conducted its 2023 Point-in-Time (PIT) Count in January 2023. The PIT Count is a survey of sheltered and unsheltered individuals and families identified as experiencing homelessness within the boundaries of Stanislaus County. The Sheltered Count was conducted on the evening of Wednesday, January 25, 2023, and the Unsheltered Count on Thursday, January 26, 2023. The Sheltered Count is a count of individuals or families under temporary living arrangements that include congregate shelters, transitional housing, and hotels/motels paid for by charitable organizations or federal, State, and local government programs. The Unsheltered count is a count of individuals experiencing homelessness out on the streets who are unsheltered. These are people staying outdoors in streets, parks, abandoned buildings, or in their vehicles.

The 2023 PIT Count identified 1,790 households totaling 2,091 homeless individuals Countywide, consisting of 949 (45%) unsheltered and 1,142 (55%) sheltered individuals. Of the 2,091 total homeless persons, 3 (or 0.1%) were located in Hughson.

The number of homeless persons in the City increased by 2 persons (200%) persons between the 2022 PIT Count and the 2023 PIT Count, as shown in Table 2-22. The total number of homeless persons also increased Countywide by 234 (12.6%) persons between the 2022 PIT and 2023 PIT Counts.

Additional demographics for the 2,091 homeless individuals Countywide are shown below in Table 2-23. Of the 2,091 individuals experiencing homelessness Countywide, the most likely are non-Hispanic white males between the ages of 35-54. Of those surveyed, 118 were veterans, 648 were over 55 years old, 374 had families with children, and 92 were unaccompanied children and transition-age youth; it is noted that these characteristics are not discrete and there is overlap between these groups.

Additionally, approximately 573 (31%) met the definition of being chronically homeless. HUD defines a chronically homeless individual as someone who has experienced homeless for a year or longer, or has experienced at least four episodes of homelessness in the last three years and also has a diagnosed disability that prevents them from maintaining work or housing.

The 2023 Stanislaus County Homeless Census Comprehensive Report also included a survey of the top six reasons for homelessness. Of survey respondents, 27% were asked to leave; 26% experienced violence/abuse in the home; 23% were unable to afford mortgage/rent; 19% lost their jobs or could not find work; 16% had issues with alcohol/substance abuse; and 16% were ill or had a family member who was ill. The top three reasons respondents declined shelter services was due to shelter rules (32%), pets (20%), and substance abuse (14%). 74% of respondents were reported to be receiving government benefits.

Table 2-22. Homelessness in Stanislaus County
CSOC PIT Count City of Hughson Stanislaus County
Homelessness PIT Count 2023 3 2,091
Homelessness PIT Count 2022 1 1,857
Change: 2022 to 2023 +2 (200% increase) +234 (12.6% increase) Source: 2022 and 2023 Stanislaus County Homeless Census Comprehensive Report

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City of Hughson, 2023-2031 Housing Element | HBR-25

EMERGENCY SHELTERS, TRANSITIONAL, AND SUPPORTIVE HOUSING Resource Inventory
Homeless programs are primarily administered at the County-level through CSOC. CSOC maintains a list of services for homeless and low-income families. The most recent inventory of resources available within Stanislaus County for emergency shelters, transitional housing, and permanent supportive housing units comes from the 2020 Housing Inventory reported to the U.S.

Department of Housing and Urban Development by the CSOC, also known as: Turlock, Modesto/Stanislaus County CoC. Table 2-24 below shows the total beds offered by homeless facilities in Stanislaus County, which are described in greater detail in the following paragraphs.

Table 2-24. Homeless Facilities (2022)
Turlock, Modesto/Stanislaus County CSOC
Facility Type
Family
Units
Family
Beds
Adult-Only
Beds
ChildOnly
Beds
Total YearRound BedsSeasonal Overflow
Emergency Shelter 62 195 658 39 892 49 28
Transitional Housing 38 110 136 0 246 n/a n/a
Permanent Supportive
Housing 68 247 393 0 640 n/a n/a
Rapid Rehousing 12 35 10 0 45 n/a n/a
Other Permanent Housing 7 24 36 0 60 n/a n/a
Total Beds 187 611 1,233 39 1,883 49 28
Source: HUD 2022 Continuum of Care Homeless Assistance Programs - Housing Inventory Count Report Emergency Shelters
28 emergency shelters are available to provide services in the CSOC region. According to the HUD 2022 Continuum of Care Housing Inventory County Report for the Turlock, Modesto/Stanislaus County CoC, a total of 892 year-round beds are available; thus, emergency shelters comprise 47.4% of the total year-round beds in the County. Although none of the year-round beds available in Hughson, there are many beds provided in surrounding areas.

Transitional Housing
In 2022, six transitional-housing providers were available to provide services in the CSOC area, providing a total of 246 beds. No beds are located within the City.

Permanent Supportive Housing
In 2022, the CSOC area had five permanent supportive housing providers that offered 640 beds. No facilities are located in the City.

Table 2-23. Stanislaus County Homeless Characteristics (2023) Race 71% White; 13% Black/African American; 7% multiple races; 5% Native American/Indigenous; 2% Asian; and 2% Native Hawaiian or Pacific Islander
Ethnicity 63% non-Hispanic; 37% Hispanic
Gender 1,345 Male; 731 Female; 10 gender that is not singularly male or female; 5 transgender Age 231 under 18; 468 ages 18-34; 902 ages 35-54; 490 over age 55.

Household type 374 persons in family households; 1,715 persons in households without children; 2 persons in households with only children
Unaccompanied Youth 92 persons in 92 households
Veterans 118 persons in 100 households
Other Characteristics 23% adults with serious mental illness; 16% adults with substance use disorder; 12% adult survivors of domestic violence; 2% adults with HIV/AIDS
Note: Respondents may be included in more than one subset. For example: a respondent may be a Veteran and also households without children.

Source: 2023 Annual Point-In-Time Homeless Count Released in Stanislaus County.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-26
Rapid Re-Housing
In 2022, the CSOC area had three Rapid Re-Housing providers that offered the 45 beds counts through four different programs.

No facilities are located in the City.

Other Permanent Housing
In 2022, the CSOC area had two other permanent housing facilities that offered 60 beds; none of these other permanent housing facilities are located within Hughson.

Assessment of Need
Based on the available information, there is a Countywide homeless population of 2,091 persons and 1,883 beds, indicating an unmet demand for 208 homeless persons Countywide. It is noted that the 2023 PIT Report identified 1,142 sheltered homeless persons and 949 unsheltered homeless persons. The discrepancy between sheltered homeless persons and the County’s total capacity to house homeless persons indicates a need for additional community services resources to assist and match the homeless population with the Countywide shelter and housing resources. Although there are seasonal fluctuations in bed counts, these figures demonstrate a demand for emergency shelter, as well as supportive and transitional housing. Reviewing the eligible populations for the County’s various shelter opportunities indicates 611 beds are limited to occupancy by single adults with children or families with children. However, only 374 (18%) of the identified homeless persons during the 2023 PIT Survey were part of a family with children; 17% percent of those persons were sheltered. This indicates that additional capacity is needed for shelter opportunities for single adults.

At a local-level, the 2023 PIT Report identified three individuals experiencing homelessness in Hughson compared to one person in 2022, representing a 200% increase in homeless individuals in Hughson. There are no emergency shelters, transitional housing, or permanent supportive housing units provided in Hughson. While these resources are available within the region, Program 21 of the Housing Plan ensures the City will continue working with the CSOC to provide ongoing homeless services and will continue working cooperatively with service providers and other County jurisdictions to identify and address the needs of the homeless and atrisk population. Program 11A of the Housing Plan will revise the Zoning Ordinance to accommodate, and remove constraints to, emergency shelters, low barrier navigation centers, and transitional and supportive housing.

Zoning to accommodate Emergency Shelters, Transitional Housing, and Supportive Housing is addressed in Chapter 3, Housing Constraints, of this Element.

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-27
E. HOUSING STOCK CHARACTERISTICS
This section identifies the characteristics of Hughson’ physical housing stock. This includes an analysis of housing types, housing tenure, vacancy rates, housing conditions, and overcrowding.

1. HOUSING TYPE
There were 2,365 housing units in Hughson in 2000, as shown by Table 2-25. By 2010, the number increased to 2,446 units, most of which was due to single-family construction. During this time period, the Single-Family Detached buildings increased significantly by 205 units resulting in an increase rate of 10.9%. Additionally, Single-Family Attached buildings saw a slight increase of 7 units between 2010 and 2020 resulting for a total of 22 units in 2020. During this same period, other types of units did not see changes.

Table 2-25. Housing Units by Type within Hughson
2010 2015 2020 Change
2010-2020
% Change
2010-2020
Single-Family Detached 1,883 2,014 2,088 205 10.9%
Single-Family Attached 15 15 22 7 46.7%
2 to 4 Units 42 42 42 0 0.0%
5+ Units 233 233 233 0 0.0%
Mobile Homes 61 61 61 0 0.0%
Total: 2,234 2,365 2,446 212 9.5%
Sources: State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2010-2020

2. HOUSING TENURE
Housing tenure refers to the status of occupancy of a housing unit and whether it is an owner-occupied or a rental unit. Chart 2- 2 below compares the distribution of housing tenure in Hughson between 2010 and 2020. Of the total occupied housing units in Hughson in 2010, 62.3% (1,179 units) were owner-occupied and 37.7% (712 units) were renter households. In 2020, the distribution of occupied housing units in Hughson generally stayed the same with 64.1% (1,691 units) of the occupied housing units as owner-occupied and 35.9% (948 units) as rental units. This is noteworthy when addressing viable strategies to expand the range of affordable housing in the rural areas.

Chart 2-2. Distribution of Housing Tenure – City of Hughson (2010, 2020) Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25003) 1,891
1,179
712
2,639
1,691
948
0 500
1,000
1,500
2,000
2,500
3,000
Total Owner occupied Renter occupied
2010 2020

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-28

3. VACANCY RATES
The vacancy rate in a community indicates the percentage of units that are vacant and for rent/sale at any one time. It is desirable to have a vacancy rate that offers a balance between a buyer and a seller. Vacancy rates often are a key indicator of the supply of affordable housing options, both for ownership and rental purposes. Housing literature suggests that a vacancy rate in the range of 2–3% for owner-occupied housing is considered desirable, while for rental housing the desirable range is 5–6%. Table 2-26 indicates the vacant housing stock by type in Hughson as listed in the ACS 2016-2020 5-Year Community Survey. The 2020 ACS data indicates that there were 109 vacant units (4.0%) in Hughson. Of the total vacant units, 15 units were classified as for seasonal, recreational, or occasional use and 51 were classified as other vacant. In 2020, there were no units classified as vacant for rent.

Table 2-26. Vacancy by Type in Hughson (2020)
Housing Type City of Hughson
Number Percent
Total Vacant Units 109 100.0%
For Rent 0 0.0%
Rented, Not Occupied 43 39.4%
For Sale 0 0.0%
For Sale, Not Occupied 0 0.0%
For Seasonal, Recreational, or Occasional Use 15 13.8%
Other Vacant 51 46.8%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25004) Table 2-27 compares the vacancy status of housing in Hughson in 2000, 2010, and 2020. Hughson showed an overall increase in vacancy rate between 2000 to 2020 from 3.8% to 4.0%. The other vacancy rate column represents the vacancy rate for all seasonal, recreational, and occasional use units, as well as all units classified as other vacant units by the ACS. The other vacancy rate makes up the majority of the total vacancy rate in Hughson (the total vacancy rate in Hughson without all other vacant types is only 1.6%). This reflects a need for both rental and owner-occupied housing production to increase the vacancy rates to the desired range of 2–3% for owner-occupied housing and 5–6% for rental housing.

Table 2-27. Vacancy Rates in Hughson (2010, 2015, and 2020) Year
Total
Housing
Units
Occupied
Housing
Units
Vacant
Housing
Units
Overall
Vacancy
Rate
Homeowner
Vacancy
Rate
Rental
Vacancy
Rate
Other
Vacancy
Rates
2020 2,748 2,639 109 4.0% 0.0% 0.0% 2.4%
2015 2,492 2,339 153 6.1% 3.1% 1.3% 0.0%
2010 1,965 1,891 74 3.8% 1.9% 0.0% 1.9%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table B25002 & B25004);

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-29

4. HOUSING AGE AND CONDITIONS
Structures generally older than 30 years begin to show signs of deterioration and require reinvestment to maintain their quality.

Unless properly maintained, homes older than 50 years may require major renovation to remain in a good, livable condition. Chart 2-3 illustrates the age of the housing stock in the City.

Chart 2-3. Age of Housing Stock –City of Hughson (2020) Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table DP04) Housing Conditions
In the absence of a detailed housing conditions survey, existing ACS data, building inspection staff observations, and responses to the Community Housing Needs and Priorities Survey are used to identify housing conditions and related needs in the city.

Limited data is available from the ACS that can be used to infer the condition of Hughson housing stock. The ACS data identifies whether housing units have complete plumbing and kitchen facilities and whether units lack a source of household heat. Since only a very small percentage (1.8%) of all housing units in Hughson lack complete plumbing facilities or kitchen facilities (see Table 2-28), these indicators do not reveal any significant needs associated with housing conditions. Additionally, no housing units rely on wood fuel or do not have a heating source, which also does not reveal any significant needs associated with the housing conditions.

Table 2-28: Age of Hughson Housing Stock & Housing Stock Conditions Housing Stock Indicators Number Percent
Total Housing Units 2,748 100.0%
Built 1970 or earlier 528 19.2%
Units Lacking Complete Plumbing Facilities 0 0.0%
Units Lacking Complete Kitchen Facilities 49 1.8%
No house heating fuel or wood fuel only 0 0.0%
No Phone Service Available 121 4.4%
Source: U.S. Census Bureau, ACS 5-Year Estimates 2016-2020 (Table DP04) Built 1939 Or Earlier
3% Built 1940 To 1959
15%
Built 1960 To 1979
Built 1980 To 1999 30%
32%
Built 2000 To 2009
14%
Built 2010 Or Later
6%
Built 1939 Or Earlier
Built 1940 To 1959
Built 1960 To 1979
Built 1980 To 1999
Built 2000 To 2009
Built 2010 Or Later

2023-2031 HOUSING ELEMENT BACKGROUND REPORT
City of Hughson, 2023-2031 Housing Element | HBR-30
Since housing stock age and condition are generally correlated, one ACS variable that provides an indication of housing conditions is the age of a community’s housing stock. Approximately one-third of units (942 or 34.3%) were built before the year 1990, with

19.2% or 528 units built before 1970 and 15.1% or 414 built between 1970 to 1990. Over 53.4% of Hughson’s housing stock (1,468 units) was built after 2000 and another 12.3% (338 units) was built between 1990 and 1999. These statistics reflect tremendous growth in the area after 2000. The age of housing stock often indicates the potential for a unit to need rehabilitation or significant maintenance. As shown in Chart 2-3, approximately 34.4% of the Hughson housing stock is more than 30 years old and about 19.2% is over 50 years old, meaning these units may need moderate to significant rehabilitation, including replacement or refurbishing of roofs, siding, and windows as well as interior improvements including replacing or upgrading the plumbing and electric wires and outlets.

The Housing Needs and Priorities Survey conducted by the City addressed housing conditions, desired housing improvements, and housing challenges. Regarding housing conditions, 55% of Hughson residents indicated their home is in sound (very good to excellent) condition, 33% indicated their home shows signs of minor deferred maintenance, 11% indicated their home needs one or more major upgrades, and 0% indicated their home was dilapidated. When asked to identify desired improvements to their home, 40% of respondents identified a remodel of bath, kitchen, or other facility, 38% identified exterior improvements such as roofing, painting, and general home repair, 34% identified landscaping, and 22% indicated no upgrades were necessary. When asked about housing challenges, 10% of survey respondents indicated that their home is in poor condition and needs repair.

Based on input from City staff, recent code enforcement investigations, and a review of city neighborhoods by the consultant team, Hughson’s housing stock is generally in good condition and there are no areas in the city with significant concentrations of blighted housing. However, the City’s older neighborhoods have a higher incidence of repair needs due to the age of the housing stock. In general, much of the housing located around the downtown and the City’s historical core was built prior to 1970. This area is centered along Hughson Avenue in the southern half of the city and radiates outward to an area generally bounded by Fox Road to the north, 7th Street to the east, the railroad tracks to the south, and Tully Road to the west. This area has a higher incidence of housing with roofs, siding, electrical, plumbing, and foundations needing minor to moderate repair in comparison to the city as a whole. Outside of this core area, some older homes may 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, observations of City staff, and input from the Housing Needs and Priorities Survey, 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 the stock (275) units 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.

Overcrowding
Overcrowding is a measure of the ability of existing housing to adequately accommodate residents. The U.S. Census Bureau defines overcrowding as a household that lives in a dwelling unit with an average of more than 1.0 person per room, excluding kitchens and bathrooms. A severely crowded housing unit is one occupied by 1.5 persons or more per room. Too many individuals living in housing with inadequate space and number of rooms can result in deterioration of the quality of life and the condition of the dwelling unit from overuse. Overcrowding usually results when either the costs of available housing with a sufficient number of bedrooms for a family exceeds the family’s ability to afford such housing or unrelated individuals (such as students or lowwage single adult workers) share dwelling units because of high housing costs.

The number of overcrowded households in the City does not appear to be a significant issue compared to the State and surrounding areas. According to the 2016–2020 American Community Survey, overcrowding in the Hughson was 1.7 percent (46 housing units). There were no owner households in overcrowded conditions. All overcrowded households are renter households and none of these overcrowded households were in severely overcrowded conditions. Table 2-29 provides information on overcrowded housing in Hughson.