San Juan Bautista City Council
August 29, 2023

City of San Juan Bautista
The “City of History”
www.san-juan-bautista.ca.us

CITY COUNCIL / PLANNING COMMISSION

SPECIAL JOINT MEETING
TUESDAY, AUGUST 29, 2023, 6:00 P.M.

HYBRID MEETING
City Hall, Council Chambers
311 Second Street, San Juan Bautista, California
AGENDA

ZOOM WEBINAR PARTICIPATION
The meeting can also be accessed by the public in the following methods: Through Zoom (https://zoom.us/join) per the instruction stated below, and on Facebook.

Please note: If all Council Members are present in person, public participation by Zoom or viewing on Facebook is for convenience only and is not required by law. If the Zoom or Facebook feed is lost for any reason the meeting may be paused while a fix is attempted but the meeting may continue at the discretion of the presiding officer.

JOIN ZOOM WEBINAR TO PARTICIPATE LIVE
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To participate telephonically:
call 1 (669) 900-6833
Webinar ID: 883 7332 0235

PUBLIC COMMENT RESTRICTION
Public comments are restricted to items on the special meeting agenda pursuant to California Government Code section § 54954.3(b). Public comments generally are limited to three (3) minutes per speaker; the Mayor may further limit the time for public comments depending on the agenda schedule.

1. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call

2. PUBLIC HEARING
A. Planning Commission: Draft 2023 - 2031 Housing Element of the General Plan Recommendation: The Planning Commission recommends to the City Council that they review and direct staff to forward the Draft 2023-2031 Housing Element and Fair Housing Analysis, together with any recommended changes to HCD for review and approval;
B. City Council: Draft 2023-2031 Housing Element of the General Plan Recommendation: Consider the recommendation of the Planning Commission and direct staff to amend, as needed, and forward the Draft 2023-2031 Housing Element and Fair Housing Analysis to the HCD for Review and Approval.

Page | 2 Joint City Council/Planning Commission August 29, 2023

3. ADJOURNMENT
_____________________________
Elizabeth Soto, Deputy City Clerk

AGENDA MATERIAL / ADDENDUM
Any addendums will be posted not later than 72-hours before regular meetings or 24-hours of special meetings, unless otherwise allowed under the Brown Act. City Council reports may be viewed at the City of San Juan Bautista City Hall at 311 Second Street San Juan Bautista, and are posted on the City website www.san-juan-bautista.ca.ussubject to Staff’s ability to post the documents before the meeting, or by emailing Deputy City Clerk Elizabeth Soto at [email protected] or calling (831) 623-4661 during normal business hours.

In compliance with the Americans with Disabilities Act, and Govt. Code 54953(a), the City will make reasonable arrangements to ensure accessibility to this meeting. If you need special assistance to participate in this meeting, please contact the Deputy City Clerk, a minimum of 48 hours prior to the meeting at (831) 623-4661.

PUBLIC COMMENT PROCEDURES
If you wish to make a public comment and are attending in person, please fill out a speaker card. If you are attending via Zoom, join the Zoom Webinar, and use the "Raise Hand" or if joining by telephone, press *9 on your telephone keypad icon.

SUBMISSION OF PUBLIC COMMENTS
Written comments may be submitted via mail to the Deputy City Clerk at City Hall (P.O. Box 1420, San Juan Bautista, CA 95045), or emailed to [email protected] no later than 3:00 p.m. on the day of the meeting.

Written comments will be read into the record provided that the reading does not exceed three (3) minutes.

PUBLIC NOTIFICATION
This agenda was posted on Thursday, August 24, 2023, on the bulletin board at City Hall, 311 Second Street, the bulletin board at the City Library, 801 Second Street, the bulletin board at the entrance to the United States Post Office, 301 The Alameda, and the City’s website. Meetings are streamed live at https://www.facebook.com/cityofsanjuanbautista/.

Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 1 of 6

CITY OF SAN JUAN BAUTISTA

STAFF REPORT
DATE: AUGUST 29, 2023
DEPARTMENT: ADMINISTRATION / COMMUNITY DEVELOPMENT
FROM: BRIAN FOUCH, ASSISTANT CITY MANAGER/COMMUNITY

DEVELOPMENT DIRECTOR
TITLE: 2023-2031 GENERAL PLAN HOUSING ELEMENT OF THE

GENERAL PLAN
RECOMMENDATION:
• Open the public hearing.
• Receive Staff/City Consultant to present the Staff Report and PowerPoint presentation. • Provide opportunity to receive public comments.
• Close the hearing and discuss the matter and recommend changes to the Draft, if needed. • Adopt Resolution.

I. BACKGROUND: 2023-2031 GENERAL PLAN HOUSING ELEMENT UPDATE &

FAIR HOUSING ANALYSIS
The Housing Element is a State mandated element of the City’s General Plan containing analysis, policies, and programs with the objective to preserve, improve, and develop housing for all economic segments of the community. The current update covers the period 2023-2031 (Sixth Cycle Housing Element).

The Draft Housing Element, Exhibit A, has been prepared in accordance with State Housing Element Law and Guidelines of the State Department of Housing and Community Development Department (HCD). Upon approval of the Draft by the City Council/Planning Commission, staff will send the Draft to HCD for review, which review could take up to 90 days. HCD may approve the Draft, or submit comments requiring further update, or approve the draft conditioned upon clarifying or requiring further changes and provide a finding of statutory compliance. If a revised draft is submitted for further review and approval, it could take another 60 days for HCD review.

Upon obtaining the letter of statutory compliance, the Final Housing Element will be scheduled before the City Council for Adoption. Once adopted, a copy of the Housing Element will be submitted to HCD for Certification.

II. FAIR HOUSING ANALYSIS
California State Law AB 686 created new requirements for all housing elements revised on or after January 1, 2021, to contain an Affirmatively Furthering Fair Housing (AFFH) analysis, Exhibit B.

Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 2 of 6 Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, to facilitate deliberate actions to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”.

The Housing Element analysis must include an analysis of Racially Concentrated Areas of Affluence, and patterns and trends at both a local and regional scale. The city’s consultant has prepared the Housing Element and a Fair Housing Analysis addressing the following topics:

1. Outreach

2. Assessment of Fair Housing
a. Key Data and Background Information
b. Fair Housing Enforcement and Outreach Capacity
c. Integration and Segregation Patterns and Trends
d. Racially or Ethnically Concentrated Areas of Poverty e. Disparities in Access to Opportunity
f. Disproportionate Housing Needs in the Jurisdiction
g. Displacement Risk

3. Sites Inventory

4. Identification of Contributing Factors, Goals and Actions FAIR HOUSING ANALYSIS – FINDINGS
The following ten (10) discussion items describe San Juan Bautista’s compliance with and implementation of the California State Law AB 686 - Affirmatively Furthering Fair Housing (AFFH) requirements.

1. Diversity Index: Diversity Index, captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores between 40-55 represent low diversity, 55- 70 represent moderate diversity, and 70-85 represent high diversity.

The neighborhood population concentration in San Benito County and City of San Juan Bautista is Latinx-White. There generally appears to be moderate to high diversity index scores throughout the City of San Juan the City, and the County as a whole. The eastern half of the city also has a high diversity index score of ≤ 85. There has not been much change to the diversity index between 2018 and 2023.

2. GINI Index: The GINI index is a measure of the extent to which the distribution of income among families/households within a community deviate from a perfect equal distribution. In other words, there is income disparity between the populations in the jurisdiction. The scale is from 0 to 1, with 0 representing perfect equality and 1 representing the highest possible level of inequality.

Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 3 of 6 Gini coefficient for California is 0.487. County of San Benito’s Gini index is 0.408. The lower Gini index in San Benito is reflective of the lower overall poverty levels in the area compared to California.

3. Dissimilarity Index: The dissimilarity index ranges from 0 to 1. Higher values indicate that groups are more unevenly distributed (for example, they tend to live in different neighborhoods).

Source: FRED Economic Data (fred.stlouisfed.org)
The increasing dissimilarity index reflects the increase in non-white population in San Benito County. Considering the population distribution in San Juan Bautista of approximately 50% Hispanic/Latino, San Juan Bautista will also have an increasing dissimilarity index.

4. Racially or Ethnically Concentrated area of Poverty (R/ECAP):

According to the HCD AFFH Dataset, there is no R/ECAP in San Benito County. Areas of higher diversity in San Benito County generally correlate with a lower income. According to ACS 5-year estimates between 2017 and 2021, 11.3% Hispanic or Latino of any race in San Juan Bautista are under the poverty level while 1.4% of non-Hispanic White are under the poverty level.

5. Racially Concentrated Areas of Affluence (RCAA):

While HCD does not have a standard definition for RCAAs, looking at the percentage of the White population and median household income can provide a good indicator for areas of affluence.

San Juan Bautista is not designated as RCAA as most of the census tracts within San Benito County. The only RCAA designation in the County is around the area of Ridgemark Census-Designated Place (CDP).

6. Disparities in Access to Opportunities: The Tax Credit Allocation Committee and the Housing and Community Development Department has categorized all Census Tracts in the State as Resource Opportunity areas and maps associated with it. Economic, Educational and Environmental domains were identified and studied. Based on the domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty.

Table 6: Racial Dissimilarity Index Values for San Benito County Race 2010 2018 2020 2021
White to Non-White Racial
Dissimilarity

0.308 0.279 0.352 0.358
Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 4 of 6 San Juan Bautista has moderate resources and opportunities.

7. Disproportionate Housing Needs:

The most disproportionate housing needs in San Juan Bautista include increasing the variety of housing types at affordable prices for low-income households as 48.23% of the households have experienced cost burden during the period 2017 to 2021. Overall, the cost burden has reduced significantly compared to the 2010-2014 period when the cost burden was over 80%. Some 43.6% of total households in San Juan Bautista are renters, with 77% of the renters between the ages of 25 and 54.

8. Displacement: Displacement occurs when households are forced to move because they are evicted or their building was torn down, often to make way for new and more expensive development.

San Juan Bautista has recorded a low displacement risk in 2022 as is the case in most parts of the County. There are no disadvantaged communities in City of San Juan Bautista. San Juan Bautista is a sensitive community with vulnerability for displacement because of housing cost.

9. Site Inventory: The inventory of sites identified in the Housing Element will meet the City’s Regional Housing Needs Assessment (RHNA) at all income levels. The RHNA sites are generally accommodated throughout the city and are not concentrated in areas with high racial or ethnic populations, persons with disabilities, female-headed households, senior households, or Low-and-moderate income (LMI) households.

10. Identification of Contributing Factors, Goals and Actions:

Based on the issues identified in the Fair Housing Analysis, the following are the top 5 issues to be addressed through the programs in the Housing Plan:

1. Maintaining and preserving the existing affordable housing stock;

2. Assisting in the provision of housing;

3. Removing governmental constraints, as necessary;

4. Providing adequate sites to achieve a variety and diversity of housing; and

5. Promoting equal housing opportunity.

The 2023-2031 Housing Element has proposed a Housing Plan (Chapter VI of Housing Element), which includes policies and programs augmenting Fair Housing goals of the City.

Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 5 of 6 III. DRAFT 2023-2031 HOUSING ELEMENT
Regional Housing Needs Assessment (RHNA).

The Regional Housing Needs Assessment (RHNA) as allocated by HCD shows the housing units that should be constructed for each jurisdiction in each RHNA period.

The city’s 6th Cycle RHNA obligations are shown in Table 1. Of the total 88 units required, eight (8) units are needed for extremely low-income; 10 units for very low income; 14 units for low income; and 18 units for moderate (including above moderate) income categories.

Table 1:

San Juan Bautista’s Share of Regional Housing Needs 2023-2031 Income Category City’s Share of Regional Housing Needs
Number of Units Percent of Total Units
Extremely Low Income 8 9%
Very Low 10 11%
Low 14 16%
Moderate 18 20%
Above Moderate 38 43%
Total 88 100%
Source: California Department of Housing and Community Development, 2023-2031 The commonly used income categories based on Area Median Income (AMI) are approximately as follows, subject to variations for household size and other factors:

Acutely low income: 0-15% of AMI
Extremely low income: 15-30% of AMI
Very low income: 30% to 50% of AMI
Lower income: 50% to 80% of AMI; also used to mean 0% to 80% of AMI Moderate income: 80% to 120% of AMI
Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 6 of 6 Quantified Objectives:

Table 2 summarizes San Juan Bautista’s Quantified Objectives for the 6th Housing Element Cycle.

Table 2: Quantified Objectives
Income Level New Construction Rehabilitation Conservation / Preservation (1)
Extremely Low 1 1 n/a
Very Low 9 1 n/a
Low 14 0 n/a
Moderate 18 0 n/a
Above Moderate 38 0 n/a
Total 86 2 n/a
Note: (1) The City has no units at risk of conversion in the current Housing Element period Notes:
• The “New Construction” objective (in the table above) refers to the number of new units that potentially could be constructed using public and/or private sources over the planning period, given the locality’s land resources, constraints, and proposed programs. • The “Rehabilitation” objective refers to the number of existing units expected to be rehabilitated during the planning period.
• The “Conservation/Preservation” objective refers to the preservation of the existing affordable housing stock throughout the planning period. To determine the number of units to be conserved, a locality could, for example, quantify the number of existing housing units that will be preserved through the provision of more stable zoning for mobile home parks or other affordable housing types.

IV. IMPLEMENTING ACTIONS:

The new Housing Element has proposed a Housing Plan (Chapter VI of Housing Element), that include policies and programs augmenting Fair Housing goals of the City. Some of the existing programs will be continued. The programs are intended to bring the City’s codes and housing approvals consistent with the State Law and have provisions to implement them. The city is required to submit to HCD Annual Progress Reports on implementation of the Housing Element.

V. EXHIBITS:

1. Resolution.

2. Exhibit A: Draft 2023-2031 Housing Element.

3. Exhibit B: Draft 2023-2031 Fair Housing Analysis.

Resolution - 2023-2031 Housing Element Update & Fair Housing Analysis RESOLUTION NO. 2023-XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN BAUTISTA ACCEPTING THE DRAFT 2023-2031 GENERAL PLAN HOUSING ELEMENT & THE

FAIR HOUSING ANALYSIS, AND AUTHORIZING STAFF TO FORWARD THE

HOUSING ELEMENT & THE FAIR HOUSING ANALYSIS TO THE STATE OF

CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

FOR REVIEW AND APPROVAL
WHEREAS, the City of San Juan Bautista has authorized the 2023-2031 update of the General Plan Housing Element, and the preparation of a Fair Housing Analysis; and WHEREAS, the Draft Housing Element and the Fair Housing Analysis were prepared in accordance with State Housing Element Law and Guidelines of the State Department of Housing and Community Development Department (HCD); and
WHEREAS, the Planning Commission has conducted a Workshop on the matter at its meeting on June 29, 2023; and
WHEREAS, the Planning Commission has reviewed the 2023-2031 Housing Element update and the Fair Housing Analysis to the State of California Housing and Community Development Department (HCD) for review and comment; and WHEREAS, a public hearing notice of the Joint City Council/Planning Commission hearing of August 29, 2023, was posted on July 28, 2023 providing a 30-day public review period of the drafts, and hearing notice; and
WHEREAS, proof of the public hearing notice is on file at the City Clerks’ office; and WHEREAS, copies of the 2023-2031 Housing Element and the Fair Housing Analysis were made available for public inspection during public review period at the City Clerk’s office and the City’s Community Development Department, and was duly published on the City’s website.

NOW, THEREFORE, the City Council/Planning Commission of the City of San Juan Bautista (the “Council”) find, determine, resolve and order as follows:

1. The above recitals are true and correct.

2. The Planning Commission recommends that the City Council review and direct staff to forward the 2023-2031 Draft Housing Element and Fair Housing Analysis to HCD for review and approval;

3. The City Council hereby authorize and direct staff to forward the 2023-2031 Draft Housing Element and Fair Housing Analysis to the HCD for Review and Approval.

Resolution - 2023-2031 Housing Element Update & Fair Housing Analysis PASSED AND APPROVED by the San Juan Bautista City Council on the 29th day of August 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

APPROVED:
______________________
Leslie Q. Jordan, Mayor
ATTEST:
___________________________
Elizabeth Soto, Deputy City Clerk
Attachments:

Exhibit A – 2023 Housing Element Update
Exhibit B – Fair Housing Analysis

CITY OF SAN JUAN BAUTISTA

CALIFORNIA
2023-2031 6TH CYCLE HOUSING ELEMENT &

FAIR HOUSING ANALYSIS

DRAFT FOR PUBLIC REVIEW
August 2023
Prepared By:

Realty Planners Group
Fallbrook, California
City of San Juan Bautista 6th Cycle Housing Element

City of San Juan Bautista 6th Cycle Housing Element

TABLE OF CONTENTS
Chapter 1 Introduction ................................................................................................................... 1-1 A. Community Context ...................................................................................................................... 1-1 B. State Policy and Authorization ..................................................................................................... 1-2 C. Role of Housing Element ............................................................................................................. 1-3 D. Data Sources .................................................................................................................................. 1-3 E. Relationship to the General Plan .................................................................................................. 1-3 F. Community Involvement .............................................................................................................. 1-5 Chapter 2 Community Profile ....................................................................................................... 2-1 A. Demographic Characteristics........................................................................................................ 2-1 B. Special Needs Groups ................................................................................................................... 2-5 C. Housing Stock Characteristics .................................................................................................... 2-12 D. Regional Housing Needs ............................................................................................................ 2-16 Chapter 3 Housing Constraints ..................................................................................................... 3-1 A. Market Constraints ........................................................................................................................ 3-1 B. Governmental Constraints ............................................................................................................ 3-3 C. Environmental and Infrastructure Constraints ..........................3-Error! Bookmark not defined.

Chapter 4 Housing Resources ........................................................................................................ 4-1 A. Regional Housing Needs .............................................................................................................. 4-1 B. City Incentives towards Housing Production .............................................................................. 4-1 C. Availability of Sites for Housing ................................................................................................. 4-5 D. Progress toward RHNA .............................................................................................................. 4-13 E. Financial Resources .................................................................................................................... 4-14 F. Administrative Resources ........................................................................................................... 4-20 G. Opportunities for Energy Conservation ..................................................................................... 4-23 Chapter 5 Housing Plan .................................................................................................................. 5-1 A. Housing Goals ............................................................................................................................... 5-1 B. Policies and Programs ................................................................................................................... 5-2 C. 6th Cycle Quantified Objectives ................................................................................................ 5-15 D. General Plan Consistency ........................................................................................................... 5-15 E. Review of 5th Cycle Programs (2nd 4-Year Update) ................................................................. 5-15 City of San Juan Bautista 6th Cycle Housing Element
Figures
Figure 1-1 Sphere of Influence Map ................................................................................................ 2-4 Figure 3-1 Location of Subsidized Housing in San Benito County and San Juan Bautista City.. 3-6 Figure 3-2 Faults and Earthquake Zone in San Juan Bautista ...................................................... 3-21 Figure 3-3 Soils composition in San Juan Bautista ....................................................................... 3-22 Figure 3-4 Flooding Risk Zone in San Juan Bautista ................................................................... 3-23 Figure 3-5 Flood and fire hazard zones in San Juan Bautista and adjacent counties .................. 3-25 Figure 3-6 Parcels conserved under the Williamson Act near San Juan Bautista ....................... 3-26 Figure 4-1 Land Use in San Juan Bautista ..................................................................................... 4-9 Figure 4-2 Vacant and Available Residential Sites ..................................................................... 4-10 Figure 4-3 Prop 1C Bond Allocation ............................................................................................ 4-20 Tables
Table 1-1 23-2031 ............................. 2-1
Table 2-1 Age Distribution of San Juan Bautista and San Benito County, 2021 ......................... 2-2 Table 2-2 Racial and Ethnic Distribution of San Juan Bautista and San Benito County, 2021 ... 2-3 Table 2-3 Household Size in San Juan Bautista, San Benito County and California, 2021 ........ 2-3 Table 2-4 Household Type and Presence of Children .................................................................. 2-4 Table 2-5 Income Distribution of San Juan Bautista and San Benito County Households ......... 2-5 Table 2-6 Distribution of Households per Income Level .............................................................. 2-5 Table 2-7 Special Needs Population ............................................................................................... 2-6 Table 2-8 San Benito County Farms and Workers....................................................................... 2-10 Table 2-9 San Benito County Farm Labor Workers .................................................................... 2-10 Table 2-10 New Housing Units by Structure Type, 2009-2018 .................................................... 2-12 Table 2-11 Housing Unit Profile: San Juan Bautista and Nearby Jurisdictions, 2023 ................. 2-12 Table 2-12 Vacancy Characteristics: San Juan Bautista and San Benito County, 2021 .............. 2-13 Table 2-13 Housing Conditions, 2021 ............................................................................................ 2-13 Table 2-14 Home Value and Monthly Rent ................................................................................... 2-14 Table 2-15 Upper Limits for Income Brackets in San Benito County: April 2023 ...................... 2-16 Table 2-16 Tenure and Overcrowding: San Juan Bautista and San Benito County, 2021 ........... 2-17 Table 2-17 Overpayment for Housing among All San Juan Bautista Households ....................... 2-18 Table 2-18 Overpayment Lower Income Households ................................................................... 2-19 Table 2-19 Housing Needs for ELI1 Households .......................................................................... 2-19 Table 3-1 Conventional Housing Types Permitted by Zone ......................................................... 3-4 Table 3-2 Special Needs Housing Types Permitted by Zone ........................................................ 3-6 Table 3-3 Land Use Categories Permitting Residential Use ......................................................... 3-9 City of San Juan Bautista 6th Cycle Housing Element
Table 3-4 Residential Development Standards .............................................................................. 3-9 Table 3-5 Parking Requirements ................................................................................................... 3-11 Table 3-6: Description of Flooding Risk Zones ............................................................................. 3-24 Table 4-1 Housing Sites Inventory ................................................................................................. 4-8 Table 4-2 Summary of Vacant Sites by Assumed Income Level ................................................ 4-12 Table 4-3 Housing Units Built During the 5th Cycle Planning Period (2015-2019) .................. 4-14 Table 4-4 Housing Element Progress based on Units Approved/Under Construction ............... 4-14 Table 4-5 Financial Resources for Housing Activities ................................................................ 4-15 Table 5-1 Quantified Objectives ................................................................................................... 5-16 Table 5-2 Review of Adopted Programs from 5th Cycle Housing Element ............................... 5-17 City of San Juan Bautista 6th Cycle Housing Element

A. Community Context
The City of San Juan Bautista is located in the northwest portion of San Benito County, near the Monterey County and Santa Clara County borders. San Juan Bautista provides a variety of housing, shopping, jobs, attractions, recreation opportunities, and natural resources for its residents and visitors alike. Also, as one of two incorporated cities in San Benito County, San Juan city is the home of Mission
San Juan which is visited by thousands of people each year. San Juan Bautista also offers other unique assets the geography of the surrounding hills and mountains, historic downtown, proximity to the Silicon Valley, and pleasant year-round climate all of which make San Juan Bautista an attractive place to live, work, and retire.

During the 1990s and into the new millennium, the County of San Benito experienced substantial growth pressures primarily reflecting the spillover of employees from Santa Clara County and the Silicon Valley seeking less expensive housing within commute distances. The cost of living in San Benito County remains relatively high (particularly in relation to household incomes) due to its proximity to employment centers in the Silicon Valley, and, as such, the residents of San Juan Bautista continue to experience increased housing prices, overpayment, and overcrowding.

Compounding this issue is the need to find ways to upgrade existing housing and reinvest in infrastructure to serve those homes and businesses.
ty of environmental, regional, budgetary, and quality
of life issues must be addressed. These constraints include the following:

Environmental and Historic Features. San Juan Bautista has many natural and historic features, which provide for a unique quality of life for residents.

Planned Growth. San Juan Bautista has developed in a compact fashion due, in part, to the topography, the San Andreas Fault, and adjoining agricultural activities. This growth has been planned to coincide with the availability of both municipal water and sanitary sewer.

Budgetary Constraints. The availability of funds to support housing programs is uncertain, but is expected to be more robust in this housing element period, perhaps enabling San Juan Bautista to better address its local housing needs.

Maintaining Community Character. San Juan Bautista residents are committed to maintaining the rural character, historic resources, agricultural economy, environmental features, and other unique aspects of the community.

Within this broad context, San Juan Bautista must address key housing challenges over the 2023- 2031 planning period. These challenges include: (1) providing sites for additional housing; (2) providing for a range in types and prices of housing; (3) looking at ways to address the need to improve and rehabilitate housing and neighborhoods; (4) providing for those with special housing Introduction
Chapter
1 INTRODUCTION
City of San Juan Bautista 6th Cycle Housing Element

needs; and 5) maintaining and improving the local environment and quality of life in San Juan Bautista. The 2023-2031 Housing Element addresses each of these issues.

B. State Policy and Authorization
The California State Legislature identifies the attainment of a decent home and suitable living environment for every
of local planning programs in pursuing this goal, the Legislature has mandated that all cities and counties prepare a housing element as part of their comprehensive general plan. Section 65302(c) of the Government Code sets forth the specific components to be contained in a State law previously required housing elements to be updated at least every 5 years. The standard cycle is now 8 years and is tied t . The 2009-2014 (4th Cycle) San Juan Bautista Housing Element covered the 5-year period spanning 2009 through 2014, but the city missed the 5th Cycle, which was due on December 15, 2015 to cover the planning period from 2015-2023. Because the City missed this deadline, it adopted two (2) consecutive 4-year housing elements to return to the current standard 8-year cycle.

California law requires that each city and county, when preparing its State-mandated Housing needs for all income groups, also known as the Regional Housing Needs Allocation (RHNA). This fair share concept seeks to ensure that each jurisdiction, to the extent feasible and appropriate, provides housing for its resident population, and those households who might reasonably be expected to reside within the jurisdiction, with a variety of housing appropriate to their needs, thereby affirmatively furthering the fair housing goals of the State of California.

RHNA from the 5th Cycle Housing
Element (which was a total of 41 units). A breakdown of the 2023-2031 (6th Cycle) RHNA by income target is provided in Table 1-1, below.

Table 1-1: -2031
Income Category Regional Housing Needs
Number of Units Percent of Total Units
Extremely Low Income 8 9%
Very Low 10 11%
Low 14 16%
Moderate 18 20%
Above Moderate 38 43%
Total 88 100%
Source: California Department of Housing and Community Development, 2023-2031

INTRODUCTION
City of San Juan Bautista 6th Cycle Housing Element

C. Role of Housing Element
Unlike other General Plan elements that typically cover a much longer planning horizon (10 to 20 years), the Housing Element covers a core timeframe of 8 years. Within this timeframe, the Housing Element identifies strategies and programs that focus on: (1) preserving and improving housing and neighborhoods; (2) providing adequate housing sites; (3) assisting in the provision of affordable housing; (4) removing governmental and other constraints to housing investment; and (5) promoting fair and equal housing opportunities.

The Housing Elements consists of the following major components:
housing needs, including a Fair Housing Analysis
A review of potential market, governments, and environmental constraints to meeting An evaluation of the land, financial, and organizational resources available to address the A statement of the Housing Plan to address the C
housing goals, policies and programs
D. Data Sources
In preparing the Housing Element, the preparers consulted various sources of information. As more recent reliable information is difficult to find in most cases, current Census data was used as the baseline for most demographic information. Additional sources include the Census of Agriculture, the California Department of Housing and Community Development, the Office of Policy Development and Research, the San Benito County Housing Elements, California Department of Finance population projections, employment data from the State of California Employment Development Department, and the most recent data available from service 2023-2031 Housing Element
implements the most recent changes to State Housing Element law, including those specifying quantified results, identification of suitable sites for lower income housing, and changes affecting the development, maintenance, and improvement of transitional housing and housing for persons with disabilities.

E. Relationship to the General Plan
I other General Plan elements directly or indirectly
affect the development of housing. The Housing Element has been reviewed to ensure consistency with the other elements of the General Plan.

Plan, establishes a goal for the City to grow as a compact, unified city, maintaining clear definition between rural and urban uses. The General Plan consists of a number of chapters/elements that address both the State-mandated planning issues plus optional subjects that are of particular concern to the City.

The City will ensure consistency between the Housing Element and the other General Plan Elements so that policies introduced in one element are consistent with other elements. One

INTRODUCTION
City of San Juan Bautista 6th Cycle Housing Element

Housing Element program may ultimately change the land use diagram for some of the land south of State Route 156.

In addition, the Community Plan along and the Sphere of Influence (Figure 1-1) for the City of San Juan Bautista aims to supplement the existing General Plan, providing guidelines for land use and development within the current city limits while focusing on addressing growth and land use on the outskirts, particularly emphasizing the South San Juan area. The planning process has commenced in March 2022 with community input and a design charrette in May 2022. From June to September 2022, the Plan was developed, encompassing various aspects such as investigating growth limits through the Urban Growth Committee's efforts, establishing land use designations for areas outside the city limits, addressing circulation and connectivity within the Community, determining design directions for new growth, and evaluating the availability of services.

Figure 1-1: Sphere of Influence Map
Source: San Benito County, 2022

INTRODUCTION
City of San Juan Bautista 6th Cycle Housing Element

F. Community Involvement
Public input on housing needs and strategies is critical to developing appropriate and effective City housing programs. As part of the Housing Element update, the City undertook an effort to involve residents, policy makers, and service providers in and around the San Juan Bautista Community. The city has conducted an outreach campaign that incorporated workshops, media releases, public meetings, and plans to conduct public hearings before the Planning Commission and City Council in conjunction with releasing the draft Housing Element to the Department of Housing and Community Development.

Workshop. The city conducted a fully noticed Public Workshop on June 29, 2023. The program was structured to solicit questions, comments, and discussion on the Housing Element and potential sites for low and very low-income housing and emergency shelters. Notices were distributed to various non-profit and community organizations, housing stakeholders and other interested parties. In addition, the event was posted on the city website, the Welcome Center, the library, at local businesses, and on several social media sites. The following groups were invited and noticed of this workshop:

Community Action Agency
California Rural Legal Assistance
The Homeless Coalition of San Benito County
San Benito County Chamber of Commerce
Emmaus House
San Benito County LULAC
South County Housing Corporation
The Red Cross San Benito County
Aromas-San Juan Unified School District
Community Food Bank of San Benito
San Benito County Workforce Development Board
Habitat for Humanity
Community Homeless Solutions
Coalition of Homeless Services Providers
Approximately 10 persons attended the workshop and offered comments about ways to increase affordable housing, the best locations for lower income housing and emergency shelters, and accessory dwelling units. These citizen comments and recommendations were considered in preparing the housing element. Spanish translation was available at the public workshop.

The city noticed a 30-day Notice of Availability of the Draft Housing Element and conducted a joint Council-Planning Commission hearing on August 29, 2023. Additional comments were received at the hearing and the Council and the Planning Commission authorized staff to submit the Housing Element and the Fair Housing Analysis to HCD for comments.

INTRODUCTION
City of San Juan Bautista 6th Cycle Housing Element

State Review. This update will be submitted to the State Department of Housing and Community Development's (HCD) on _________________ for its 90-day review and comment. This draft document was posted online for public review on ________________. Preliminary comments were received back on ___________________, and the draft updated document will be revised to . Following adoption, HCD will review and certify the Housing Element, which will be in effect through December 31, 2031.

Adoption Hearings. The Planning Commission (recommending body) will hold a public hearing, during which the public will have additional opportunity to comment, and recommended adoption on ________________. The Council (adopting body), will hold a public hearing, during which time the public will have additional opportunity to comment, and will adopt the housing element on _________________. Copies of the draft Housing Element will be made available for review at the Hall and public library prior to the hearings.

INTRODUCTION
City of San Juan Bautista 6th Cycle Housing Element

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COMMUNITY PROFILE
City of San Juan Bautista 6th Cycle Housing Element

The Community Profile discusses population and household characteristics of San Juan Bautista residents, summarizes available housing, and outlines the city 2031.

Later chapters of the Housing Element discuss the various constraints, resources, and programs to address housing needs.

A. Demographic Characteristics
The amount and type of housing needed in San Juan Bautista is largely determined by population growth, various demographic characteristics and the quality of the existing housing stock. These variables age, race/ethnicity, occupation, and income level combine to influence the type of housing needed.

1. Population Trends
The city
decades, and surging in others. In 1870, San Juan Bautista had more than 2,600 residents; almost 400
between 1910 and 1930, dropped during the 1930s, grew rapidly during the 1940s, and remained flat during the 1950s. In more recent times, the population has continued to grow at an uneven rate with faster growth during the 1970s, 1980s, and 2000s and a slight decline during the 1990s.

The 2017 population is 2,081, an increase of 219 people from the 2010 population of 1,8621. The population in San Juan Bautista is 2,089 as of 2020.

Since 1950, the city has grown much more slowly than the County as a whole. While San Benito increased by more than 200 pe
population has increased by only about 50 percent. From 2010 to 2020, the population in the city has increased by 12.19 percent whereas San Benito County has grown 16.18 percent in its population during the same period.

2. Age Characteristics
age group has distinct lifestyles, family type and size, income levels, and housing preferences. As people move through each stage of life, their housing needs and preferences change. As a result, evaluating the age characteristics of a community is important in addressing the housing needs of its residents.

The median age in San Juan Bautista at the last update in 2017 was 36.2 and now in 2021 it is

40.2. San Benito County median age at the last update in 2017 was 35.4 and now in 2021 it is

35.7. Table 2-1 indicates that San Juan Bautista has a higher proportion of seniors than San Benito County as a whole. 17 percent of all San Juan Bautista residents are over 65, compared to 1 U.S. Census Bureau/American Fact Finder Chapter
Community Profile 2
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12.7 percent countywide (and 9.7 percent in Hollister). The housing needs of seniors are often significant, due to limited incomes and higher health care costs. Housing for seniors also may require certain physical attributes, such as handicap ramps, grab bars, and easy access to local services. At the other end of the age spectrum, 26.5 percent of all San Juan Bautista residents are 19 or under, compared to 28.7 percent in the County as a whole. The city has a high concentration of children under 5, suggesting a surge in elementary school enrollment during the coming years. It has an unusually low concentration of adults aged 20-24, suggesting that there are limited housing (and job) opportunities for persons in this age group. A larger supply of affordable rental units might allow young people to remain in San Juan Bautista after graduating -time
-44), which is comparable to the percentage in the County as a whole.

Table 2-1: Age Distribution of San Juan Bautista and San Benito County, 2021 San Juan Bautista San Benito County
Age Population Percent Population Percent
Under 5 years 196 10.3% 4136 6.5%
5 to 9 years 118 6.2% 4233 6.7%
10 to 14 years 67 3.5% 5101 8.1%
15 to 19 years 124 6.5% 4673 7.4%
20 to 24 years 85 4.5% 3983 6.3%
25 to 34 years 266 14.0% 8735 13.8%
35 to 44 years 232 12.2% 8601 13.6%
45 to 54 years 211 11.1% 8129 12.8%
55 to 59 years 189 10.0% 4043 6.4%
60 to 64 years 86 4.5% 3629 5.7%
65 to 74 years 141 7.4% 4962 7.8%
75 to 84 years 87 4.6% 2095 3.3%
85 years and over 94 5.0% 1009 1.6%
Total population 1,896 100.00% 63,329 100.0%
Source: United States Census American Community Survey DP05 Demographic and Housing Estimates

Race and Ethnicity
Various factors affect the present race and ethnic distribution the Silicon Valley and Highway 101, and the historic availability of affordable housing all have contributed to the race and ethnic composition of the community today. Understanding these . The racial and ethnic composition of San Juan Bautista residents is shown in Table 2-2. Just fewer than 37.1 -Hispanic whites. About 50.4 percent of residents are of Hispanic origin. In San Juan Bautista, the Hispanic population significantly increased (85.8%) while White Non-Hispanic decreased by 10.89% from 2010 to 2020. This trend can be compared with the change the County has had, seeing an increase in about 29.19 percent in the City of San Juan Bautista 6th Cycle Housing Element

COMMUNITY PROFILE
Hispanic population and a decrease of 4.21 percent in the non-Hispanic whites (see Table 2-2).

Among San Juan Bautista 90 percent were of Mexican heritage.

Table 2-2: Racial and Ethnic Distribution of San Juan Bautista and San Benito County, 2021
Ethnicity San Juan Bautista
% Change
2010-2020
San Benito County
% Change
Number Percent Number Percent 2010-2020
White, Non-Hispanic 704 37.1% -10.89% 20,477 32.3% -4.21% Hispanic Origin 955 50.4% 85.80% 38,544 60.9% 29.19%
Black 7 0.4% -89.06% 555 0.9% 12.58%
Asian-Pacific Islander 63 3.3% 10.53% 1,878 3.0% 51.21% Native American 9 0.5% - 192 0.3% -36.84%
Other Races 158 8.3% -63.84% 1,683 2.7% 35.62%
Total 1896 100% 12.19% 63,329 100% 16.22%
Source: United States Census American Community Survey DP05 ACS Demographic and Housing 5-year estimates According to the California Department of Education in 2017-18, English Learners represented 24 percent (269) of all students in the Aromas/San Juan Unified School District. Of this total, Spanish was the primary language for 263 of the 269 students. Overall, the School District race and ethnicity demographics represent a higher proportion of Hispanic than the city itself. This difference reflects higher Hispanic numbers in the Aromas area and the higher number of Hispanic households with children under 18 years of age.

3. Household Type
According to the 2021 Census, the average household size in San Juan Bautista is 2.68 persons. As Table 2-3 indicates, this is close to the State average (2.86), and lower than the San Benito County average of approximately 3.27 persons per household. About 28 households consist of people living alone (up from 23 percent in 2010), while 18 percent consist of large families -- defined as 4 or more persons per household (up from 14.7 percent in 2017).

The relatively broad distribution of household sizes suggests a demand for a wide variety of housing types, from small units suitable for one person to large homes for families with 4 or more children.

Table 2-3: Household Size in San Juan Bautista, San Benito County and California, 2021 Type San Juan Bautista San Benito County California
Household Size Number Percent1 Number Percent1 Number Percent1 Occupied Housing Units 699 100% 19,144 100% 13,217,586 100% 1 Person 195 27.9% 3,118 16.3% 3,137,231 23.7%
2 Person 238 34.0% 5,243 27.4% 4,011,741 30.4%
3 Person 141 20.2% 3,408 17.8% 2,209,249 16.7%
4 Person or more 125 17.9% 7,375 38.5% 3,859,365 29.2%
Average household size 2.68 3.27 2.86
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Average household size of
owner-occupied unit

2.35 3.24 3.01
Average household size of
renter-occupied unit

3.11 3.41 2.82
Source: United States Census American Community Survey
S2501 Occupancy Characteristics 5-year estimates
S1101 Households and Families 5-year estimates
DP04 | Housing Characteristics 5-year estimates
Table 2-
children and other families represent the largest number and percentage of households in San Juan Bautista. It is noteworthy that approximately 28 percent of all households are made up of persons living alone. Housing demands for persons living alone can differ significantly from family households particularly as those single person households age.

Household size and composition is a complex issue, often reflective of market conditions as well as demographic factors. The relatively high cost of housing in San Juan Bautista, coupled with the lower incomes of many residents, has resulted in some sharing of homes and units. In addition, cultural preferences toward the elderly and other extended family members impacts household size. Again, it appears that future housing opportunities will need to look at a wide range of types and sizes.

Table 2-4: Household Type and Presence of Children, 2021 Households Sub Group Within Households
Family Households 460 65.8% Married-couple Family 360 51.5% With related children under 18 189 27% Male, no wife present 42 6% With own children under 18 168 24% Female, no husband present 58 8.3%
Non-family Households 239 34.2% Householder living alone 195 27.9% Male 65 years and older 8 1.1% Householder not living alone 44 6.3% Female 65 years and older 9 1.3% Total Households 699 100% Source: United States Census American Community Survey S2501 Occupancy Characteristics 5-year estimates

4. Income
As shown in Table 2-5, in 2021, the median household income in San Juan Bautista was $92,404, compared to $95,606 countywide (and $87,761 in Hollister). Table 2-5 indicates that 4.9 percent of all San Juan Bautista households earned less than $25,000 a year, compared to 7.9 percent countywide. On the other hand, 38.9 percent of all San Juan Bautista households earned more than $100,000 a year, compared to 47.9 percent countywide.

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Table 2-5: Income Distribution of San Juan Bautista and San Benito County Households, 2021
San Juan Bautista Hollister San Benito County
Number Percent Number Percent Number Percent
Total households 699 100% 11,736 100% 19,144 100%
Less than $10,000 9 1.3% 293 2.5% 402 2.1%
$10,000 to $14,999 0 0.0% 376 3.2% 459 2.4%
$15,000 to $24,999 25 3.6% 352 3.0% 651 3.4%
$25,000 to $34,999 35 5.0% 622 5.3% 938 4.9%
$35,000 to $49,999 91 13.0% 1103 9.4% 1780 9.3%
$50,000 to $74,999 145 20.7% 2195 18.7% 3350 17.5%
$75,000 to $99,999 122 17.5% 1643 14.0% 2355 12.3%
$100,000 to $149,999 158 22.6% 2746 23.4% 4212 22.0%
$150,000 to $199,999 33 4.7% 1432 12.2% 2278 11.9%
$200,000 or more 81 11.6% 974 8.3% 2680 14.0%
Median household
income (dollars) $92,404 (X) $87,761 (X) $95,606 (X)
Source: United States Census American Community Survey S1901 Income in the past 12 months 5-year In 2021, approximately 319 San Juan Bautista residents (6.7 percent of the population) were classified by the Census as living in households below the poverty level, defined as earning less than 30 percent of the median household income for the County. See Table 2-6 below for a breakdown between the City and the County on the distribution of residents with an income classified as very low, low and moderate.

Table 2-6: Distribution of Households per Income Level
San Juan Bautista San Benito County
Very Low Income 142 3,850
Low Income 147 2,937
Moderate Income 178 1,990
Above Moderate 321 8,663
Total 788 17,440
*Derived and interpolated from Table 2-5 above.

B. Special Needs Groups
Certain groups in San Juan Bautista and San Benito County encounter greater difficulty finding decent, affordable housing based on their special needs and/or circumstances. Special condition or disability, and/or household characteristics. A major emphasis of the Housing Element, per State law, is to ensure that persons from all walks of life have the opportunity to find suitable housing in San Juan Bautista.

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disabled persons, single-parent households, female-headed households, large households, persons and families in need of emergency shelter, and farm workers. This section provides a discussion of housing needs for each particular group, and identifies the major programs and services available to address their housing and supportive service needs. San Juan Bautista is an extremely small City with relatively small disabled, homeless and non-senior special needs populations. Data from the 2000, 2010, and 2017 U.S. Census Bureau has been used to determine the size of special needs groups in San Juan Bautista. However, there is no reliable count available for the City of San Juan Bautista regarding farmworkers and homeless persons and therefore, these 2 special needs groups are not provided below. Table 2-7 summarizes special needs groups residing in the City.

Table 2-7: Special Needs Population
2000 2010 2017 2021
Special Needs Group Number
Senior Households(1) 51 117 188 215
Disabled Persons(2) 493 * 236(3) 226 (3)
Single-Parent Families w Children 65 126 113 46 Large Households(4) 77 100 193(5) 203 (5) Sources : 2000, 2010, 2017, 2021 U.S. Census Bureau, ACS 5-years estimates.

Notations:

1. Households headed by persons age 65 years or older.

2. A person with a physical, mental, or emotional condition that lasts over a long period of time that makes it difficult to live independently.

3. Totals for the 6 disability types combined.

4. Households with 5 or more members residing in a home

5. 2021 data only provides 4 or more members in a household. *A disability is defined differently from the 2000 to 2010 Census. 2010 Census data is unavailable.

COMMUNITY PROFILE
City of San Juan Bautista 6th Cycle Housing Element

1. Senior Households
According to 2021 Census data, 215 households in San Juan Bautista (31 percent) were headed by seniors (persons age 65 years and older), a significant increase over the preceding decades (e.g., in 2010 senior households were 12 percent of total households). Senior households typically have special housing needs due to 3 primary circumstances: fixed income, high health care costs, and physical disabilities.

More senior householders in San Juan Bautista are homeowners than renters. 91 percent of the senior householders are homeowners (U.S. Census Bureau, 2021). Because of physical and/or other limitations, senior homeowners may have difficulty performing regular home maintenance or repair activities. Senior women are especially in need of assistance. For those who rent housing, senior renters can benefit greatly from rental assistance.

Various programs can address senior needs including congregate care, supportive services, rental subsidies, shared housing, and housing rehabilitation assistance. For frail seniors or those with disabilities, housing with architectural design features accommodating disabilities can help ensure continued independent living. (Housing for disabled people is discussed in the following section.) Seniors with mobility/self-care limitations also benefit from public transportation assistance, food services, and other supportive services. Senior housing with supportive services can be provided to allow independent living. There is currently no designated senior only housing facilities in the city, nor are there any State licensed congregate care facilities.

2. Disabled Persons
Disabled persons have special housing needs because of their fixed income, the lack of accessible and affordable housing, and higher health costs associated with their disability. A disability is defined broadly by the Census Bureau as a physical, mental, or emotional condition that lasts over a long period of time that makes it difficult to live independently. According to the U.S.

Census Bureau, disability data comes from the American Community Survey, the Survey of Income and Program Participation, and the Current Population Survey; all 3 surveys ask about 6 disability types: hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, selfcare difficulty, and independent living difficulty. According to U.S. 2021 Census data, San Juan Bautista has 226 disabled residents, representing 12 percent of City residents. Of these persons, 131 (58 percent) are seniors or children ages below 18.

To meet the unique housing needs of the disabled, the city, through San Benito County and the State of California, participates in various programs to assist the disabled. The County Health Services Administration, State Department of Social Services, and the Social Security construction comply with the Federal Americans with Disabilities Act (ADA), which requires a minimum percentage of units in new developments to be fully accessible to the physically disabled as well as California Title 24 accessibility requirements.

Living arrangements for disabled persons depend on the severity of the disability. Many persons live independently with other family members. To maintain independent living, disabled persons may need special housing design features, income support, and in-home supportive services for City of San Juan Bautista 6th Cycle Housing Element

COMMUNITY PROFILE
persons with medical conditions. According to the California Department of Social Services, for those requiring a more supportive setting, San Juan Bautista has no licensed care facilities. There are; however, licensed facilities within San Benito County.

3. Mental and Developmental Disabilities
Persons with a mental disability (defined within 2021 Census as cognitive difficulty) fall within the definition afforded by the Americans with Disabilities Act and thus are entitled to fair housing.

According to the 2021 U.S. Census Bureau, there are approximately 40 persons over the age of 5 years old with a cognitive difficulty in San Juan Bautista. The San Andreas Regional Center (local office in Gilroy) assists persons with developmental disabilities who live in the city of San Juan sability that is attributable to mental
retardation, cerebral palsy, epilepsy, autism, or disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation. Persons with such disorders may have difficulty finding suitable housing due to a shortage of appropriate housing, the inability to afford housing, or even discrimination in being considered for housing.

San Benito County works with non-profits and public agencies to address housing needs. In San Juan Bautista, San Benito County is the primary agency developing and managing housing for persons with psychiatric and developmental disabilities. The California Services Development Corporation of San Benito County, a non-profit organization, works with people of developmental disabilities, who are capable of holding jobs and affording rent, to find affordable housing within the County. The San Andreas Regional Center provides job training, placement and life skills assistance to San Juan Bautista and San Benito County on the whole.

4. Families
In recent years, the high cost of housing has placed an escalating burden on families, any individual or group of 2 or more individuals, in San Juan Bautista. As moderate- and lower-income families increasingly can no longer afford the median-priced home, market conditions have led to a higher prevalence of overpayment, overcrowding, and substandard living conditions. Of all family households, single parents with children and large families are disproportionally impacted. - the cost for rental housing has not reflected this downward trend. Compounding the issue has been the extended recession with high unemployment in both San Benito County proper as well as the region.

Single-Parent/Female-Headed. Single-parent/female-headed households with children often require special consideration and assistance as a result of their greater need for affordable housing, accessible day care, health care, and a variety of other supportive services. Single- parent/female-headed households also tend to receive unequal treatment in the rental housing market, which is a fair housing concern. Moreover, because of their relatively lower household incomes, single-parent/female-headed households also have limited opportunities for finding affordable, decent, and safe housing.

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The U.S. Census Bureau, 2021 Census, reported that in San Juan Bautista there are 49 singleparent households with children under 18, of which 77.6 percent are headed by females. The Census also indicates that 100 percent of female-headed families with children less than 18 years live with income below the poverty level, this percentage increased significantly in comparison to percentage reported in the 2010 Census, which was 60 percent.

Large Households. Large households are defined as households having 5 or more members residing in the home; however, the 2021 Census data only provides 4 or more members in a household. These households constitute a special needs group because of an often limited supply of adequately sized, affordable housing unit. Because of high housing costs, families and/or extended families are forced to live together under one roof.

According to the 2021 Census, San Juan Bautista has 203 large households. The housing needs of large households could be met by larger units, or depending on household make-up, 2 or more smaller units. Because most of the larger units in San Juan Bautista are expensive, lower-income large households commonly reside in smaller units, frequently resulting in overcrowding. To address overcrowding, the city will be working to develop housing opportunities for all sized households.

5. Farm Workers
Estimating the size of the agricultural labor force is challenging as farm workers are historically undercounted by the census and other data sources. Farm workers are typically categorized into 3 groups: (1) permanent, (2) seasonal, (3) migrant. Permanent farm workers are typically employed year-round and full-time with the same employer. A seasonal farm worker works on average less than 150 days a year and earns at least half of his/her earned income from farm work. Seasonal farm workers include persons that reside in the County full time but may only work during a portion of the harvest of one or more crops, and/or migrant farm workers that utilize temporary housing only during the harvest and then leave the area. A seasonal worker that is a resident may seek other temporary work in the off- season and may have difficulty finding affordable housing because periods of employment are sporadic and the pay is low.

Migrant farm workers are seasonal farm workers who have to travel to do the farm work so that he/she is unable to return to his/her permanent residence within the same day. Migrant farm workers arrive during the cultivating or harvesting of crops and leave when work is not available.

Generally, a migrant laborer will seek housing in a labor camp, rentals, vehicles, overcrowded conditions, or substandard facilities if there are insufficient migrant labor facilities. A portion of the farm workers may also be undocumented foreign workers who may come to the area during the harvest season and then leave. Some undocumented foreign workers may stay because they lack insufficient funds to return home. The areas agricultural has transition over time from permanent workforce.

According to the data provided by Census of Agriculture, San Benito County reported 310 farms in 2017. There was a minute increase in the total number of farms since 2012, when the county reported 242 farms. Also, the total number of hired farm workers decreased between the years, from 2,169 to 1,888. The number of farm workers decreased from 2012 to 2017 both for City of San Juan Bautista 6th Cycle Housing Element

COMMUNITY PROFILE
seasonal farm workers (from 1,051 to 905) and permanent farm workers (1,118 to 983). The needs of farm workers are unique in how the nature of their work is often seasonal. This means their housing needs may only be during certain times and/or their income will be highly restricted (affecting their ability to afford housing) during part of the year. Further, they often have a restricted income and limited English-speaking skills.

Although the city does not have seasonal and permanent farmworker housing within the city limits, the USDA provides a 2017 C
regarding migrant seasonal farm workers. 2017 Census data lists 13 workers employed in agriculture, but it is not known what positions these worker hold.

Due to the nature of their work and the lower income, farm workers often face difficulties with housing affordability, overcrowding, and substandard conditions. San Juan Bautista has a High Density Residential and a Mixed-Use District that are intended to provide for a broad variety of housing choices, especially in the lower cost ranges. There is no dedicated farmworker housing within the city limits, but there is a farmworker housing establishment just south of the city.

Hollister, which is located about 8 miles away from San Juan Bautista, has 2- and 3-bedroom apartments dedicated specifically to farm worker families.

Table 2-8: San Benito County Farms and Workers
Farm workers Farms
Farm Operations with fewer than 10 Employees
Permanent 222 87
Seasonal (e.g., less than 150 days) 406 182
Total 628 269
Farm Operations with 10 or more Employees
Permanent 761 21
Seasonal (e.g., less than 150 days) 499 20
Total 1,317 41
Grand Total 1,888 310
Source: 2017 Census of Agricultural Volume 1, Part 5 (Table 7, Hired Farm Labor Workers and Payroll: 2017) Table 2-9: San Benito County Farm Labor Workers
Year 2007 2012 2017
Hired farm labor (farms) 228 242 225
Hired farm labor (workers) 2945 2169 1888
Hired seasonal farm labor(1) (workers) 1458 1051 905
Hired permanent farm labor(2) (workers) 1487 1118 983
Source: 2017 Census of Agriculture USDA National Agricultural Statistics Service Chapter 2, Table 7 online resource Notes: (1) Employees that work less than 150 days.
(2) Employees that work 150 days or more.

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6. Homeless Persons
Homelessness is not one of the more pressing issues in San Benito County as a whole. Recent surveys of the city estimate about 0 to 3 homeless persons in San Juan Bautista. The city - The homeless are considered a special needs group because loss of shelter can result in a loss of a sense of well-being. Persons and families that become homeless may lose all of their possessions. The shelter needs for these persons vary from temporary shelter, transitional shelter, and counseling and support services. Special facilities may be needed for substance abusers, persons suffering from AIDS, the mentally ill and persons/families displaced by job loss and or lack of affordable housing.

At present, San Juan Bautista City does not provide homeless facilities at the city level. However, it is worth noting that a portion of the City's Permanent Local Housing Assistance (PLHA) program, which was awarded a contract in 2022, has been allocated to Homeless Services. These services will be implemented through a future contract. amendments allow uses within residential areas in the city to accommodate transitional and supportive housing (Table 3-1). There are several Emergency Shelters/Transitional Housing services available in San Benito County.

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C. Housing Stock Characteristics
This section of the Housing Element addresses the housing characteristics and conditions in San Juan Bautista. Housing factors evaluated include housing stock and growth, tenure and vacancy rates, age and condition, housing costs, and affordability.

1. Housing Growth
The City of San Juan Bautista is a small City that embraces its history and its heritage. The city has experienced moderate housing growth over the last twenty years with the addition of both single family and multiple family housing units. Moderate to slow growth in new housing is anticipated through 2031. The city is within commute range of the jobs-rich Silicon Valley, and this factor places price-pressure on the local housing market.

2. Structure Type
Table 2-10 tracks the changing mix of San Jua 2019 and 2023, . A 106 new
2019 and 2023; about 100 of
which were added in 2019.

Table 2-10: New Housing Units by Structure Type
2019 - 2023
Total housing units 106
Single Family Residence 75
Accessory Dwelling Units 13
2 or more units 17
Mobile home 1
Source: DOF Table E-5 2023
Table 2-11 compares the housing composition of San Juan Bautista with that of the County and Hollister. About 63 percent of all San Juan Bautista -family detached and attached homes, about 24 percent are multi-unit buildings, and 3 percent are mobile homes.

Table 2-11: Housing Unit Profile: San Juan Bautista and Nearby Jurisdictions, 2023
San Juan Bautista San Benito County Hollister
Number % Number % Number %
Total housing units 909 100 21,576 100 13,006 100
1-unit, detached 576 63.37 17,157 79.52 9,876 75.93
1-unit, attached 90 9.90 822 3.81 368 2.83
2 to 4 units 141 15.51 1,505 6.98 1,318 10.13
5 + units 76 8.36 1,261 5.84 1,093 8.40
Mobile home 26 2.86 831 3.85 351 2.70
Source: DOF Table E-5 2023
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3. Vacancy Characteristics
In all, there were 34 vacant units at the time the Census was taken in 2021, which has reduced almost a half from 64 units in 2010. Among those, 26 percent are sold but not occupied and 47 5 percent while the rate in the County as a whole is 4.1 percent. The vacancy rate has decreased from the 8.6 percent vacancy rate reported for San Juan Bautista in the 2010 Census. A vacancy rate of 4 or 5 percent is indicative of a fairly healthy housing market. However, because the rents or prices of the vacant units are not provided by the Census, there is no way to know if they are affordable.

Table 2-12: Vacancy: San Juan Bautista and San Benito County, 2021 San Juan Bautista San Benito County
Vacancy Status Number Percent Number Percent
For rent - - 55 6.7
For sale only - - 41 5
Rented or sold, not occupied 9 26.5 314 38.4
For seasonal, recreational, or occasional use 16 47.1 278 34 For migratory workers - - - - Other vacant 9 26.5 129 15.8 Total Vacant Units 34 100 817 100
Source: 2017-2021 Census, B25004: Vancancy Status

4. Housing Condition
The Census indicates that about 13.4
This is a higher percentage than in most cities in California and suggests that rehabilitation needs may be higher in San Juan Bautista than elsewhere in the region. A windshield survey conducted sign of exterior deterioration. Typical conditions observed included peeling paint, sagging roofs, and disheveled outbuildings (including sheds and detached garages). The city estimates that fewer than 5 units have deteriorated to the point where they cannot feasibly be repaired.

Table 2-13: Housing Conditions, 2021
Housing Units by Year
Built
San Benito County,
California
Hollister city,
California
San Juan Bautista
city, California
Total: 19,961 12,056 733
Built 2014 or later 56 30 8
Built 2010 to 2013 1,579 1,249 7
Built 2000 to 2009 2,199 1,031 104
Built 1990 to 1999 4,776 3,259 139
Built 1980 to 1989 3,721 2,266 66
Built 1970 to 1979 3,051 1,695 135
Built 1960 to 1969 1,236 788 16
Built 1950 to 1959 999 466 95
Built 1940 to 1949 721 296 65
Built 1939 or earlier 1,623 976 98
Source: U.S. Census Bureau, ACS 5-years estimates. B25034: Year Structure Built City of San Juan Bautista 6th Cycle Housing Element

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5. Housing Prices
Home values and rent (May 2023) are presented in Table 2-14 below. As shown, the average monthly rate in the city is $2,447 each month and the average housing value of all homes is $823,289. However, Zillow also states that the median home value in the city is $647,700 and the median price of homes currently listed in the city is $784,900. Assuming a 10 percent down payment, a 30-year fixed mortgage, and a 5 percent interest rate, the monthly principal and interest payment on the median-priced home in San Juan Bautista would be $3,164. Property taxes, insurance, and utilities would yield an additional monthly housing cost of about $1,700 a month. At 30 percent of gross income, the household would need to earn at least $194,560 to afford such a home. While such house payments would be prohibitively high for most San Juan Bautista households, they could seem very attractive to would-be homebuyers from the Santa Clara Valley or the Monterey Peninsula. One- to three-bedroom units in San Juan Bautista are currently available for rent.

Table 2-14a: Home Value
Year Housing Value
2019 $693,179
2020 $723,734
2021 $847,449
2022 $968,426
2023 $883,657
Average $823,289
Source: Zillow accessed in May 2023 through
https://www.zillow.com/san-juan-bautista-ca/home-values/ Table 2-14b: Monthly Rent, 2023
Number of Units
Surveyed
Low
Rent
High
Rent
Average
Rent
FY2023 Small Area
Fair Market Rent for
ZIP Code 95045
1-bedroom 1 - $1,645 $1,645 $1,630
2-bedroom 4 $1,800 $2,035 $2,025 $2,140
3-bedroom 1 $2,800 $2,800 $3,040
4+ bedrooms $3,650
Source: Zillow accessed in May 2023 (https://www.zillow.com/san-juan-bautistaca/rentals/), Rent.com (https://www.rent.com/california/san-juan-bautistahouses?bbox=-121.5724,36.8160,-121.5147,36.8630), Realtor.com (https://www.realtor.com/apartments/San-Juan-Bautista_CA/)

5. Housing Affordability
Housing affordability is influenced by a number of factors. Rising housing costs, coupled with stagnant or declining real incomes, are making housing less affordable for an increasing number City of San Juan Bautista 6th Cycle Housing Element

COMMUNITY PROFILE
of households. This section analyzes the ability of San Juan Bautista households to secure housing in one of the least affordable regions in California.

Every year, the National Association of Home Builders (NAHB) tracks the ability of households to afford a home in almost 2,000 metropolitan areas across the country. NAHB develops a Housing Opportunity Index (HOI) for a given area that is defined as the share of homes sold in that area that would have been affordable to a family earning the median income. In the past, less than 10 percent of the homes sold in the neighboring Santa Cruz-Watsonville metropolitan area have been affordable to the median family. Housing prices in San Juan Bautista have historically reflected this joining area.

The affordability of housing in San Juan Bautista can be inferred by comparing the cost of renting or owning a home in San Juan Bautista with the income levels of different size households. The following page shows the annual income ranges for very low, low, and moderate-income households by household size and the maximum affordable housing payment based on the federal standard of 30 percent of household income. Standard housing costs for utilities, taxes, and property insurance are also shown. From these assumptions, the affordability of housing for a variety of income levels can be determined.

Affordability by Household Income
Extremely Low-Income Households: The U.S. Department of Housing and Urban Development (HUD) uses the Federal Poverty Guidelines to determine the extremely lowincome limit. HUD compares the applicable guidelines with 60 percent of the very lowincome limit and chooses the greater limit of the 2. This value may not exceed the very low-income level.

Very Low-Income Households: Very low-income limits reflect 50 percent of the median family income 2 - person very low-income limit. Given the expensive costs of single-family homes and also rising cost of condominiums in San Juan Bautista, very low-income households could not afford to own a single-family home without considerable public assistance. Very lowincome households are thus confined to rental housing, and some rent a room within a house. A large family (5 or more persons), may in many cases only be able to afford to rent a studio or one-bedroom unit, which would be too small. In practical terms, a large family would have to overpay for housing just to live in an inadequately sized rental unit.

Low-Income Households: Low-income limits represent the higher level of: 80 percent of the median family income or 80 percent of state non-metropolitan median family income.

Limits for 2019, the low-income limit reflects 160 percent of the very low-income limit, with some exceptions.

Moderate-Income Households: The moderate-income limit is equal to 120 percent of the area median income for 4-person households. One-person households and small families may be able to afford a limited number of 2-bedroom single-family homes and some condominiums available on the market without public assistance. Large families City of San Juan Bautista 6th Cycle Housing Element

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should be able to afford a few 3-bedroom homes, provided that down payment and closing costs can be managed.

Table 2-15: Upper Limits for Income Brackets in San Benito County: FY 2023 Persons in
Household
Extremely
Low Income
Very Low
Income
Low
Income
Median
Income
Moderate
Income
1 $23,400 $39,000 $62,350 $78,000 $93,500
2 $26,750 $44,550 $71,250 $89,100 $106,850
3 $30,100 $50,100 $80,150 $100,200 $120,200
4 $33,400 $55,650 $89,050 $111,300 $133,550
Source: HUD Exchange 2023 CDBG Income Limits
The following income range amounts are based on a median family income for San Benito County as reported in the San Benito County Housing Element (2014-2023):

Extremely Low Income: less than $24,330
Very Low Income: $24,331 - $40,550
Other Low Income: $40,551 - $64,880
Moderate Income: $64,881 - $97,320
Above Moderate Income: $97,321 and greater
The median monthly housing cost was $1,856 (or $22,272 annually) in 2021 for an existing home and the monthly housing cost for a new home estimate at approximately $2,819 (or $33,828 annually). In order to pay only 30 percent of household income for existing housing, a monthly income of $14,425 ($173,100 annually) is needed to afford an existing home and $16,974 ($203,685 annually) to afford a new home. From this calculation, only above moderate-income households could afford to purchase an existing home in San Juan Bautista. Given the price of new housing units, not even moderate-income levels could afford to become homeowners.

D. Regional Housing Needs
State law requires all regional councils of governments, including the San Benito Council of Governments (SB+COG), to determine the existing and projected housing need for its region (Government Code Section 665580 et seq.). SB+COG is also responsible for determining the portion allocated to each jurisdiction within the region. This is called the Regional Housing Needs Allocation (RHNA) process. Chapter 1.

1. Existing Housing Needs
A continuing priority of the city is enhancing or maintaining residents' quality of life. A key measure of quality of life in a community is the extent primarily include overcrowding and overpayment, which are defined below:

Overcrowding: Refers to a housing unit that is occupied by more than one person per room, excluding kitchens, bathrooms, hallways, and porches.

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Overpayment: Refers to a household paying 30 percent or more of its gross income for rent (either mortgage or rent), including costs for utilities, property insurance, and real estate taxes.

Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families double or triple up to devote income to other basic needs such as food and medical care. Overcrowding also tends to result in accelerated deterioration of homes, a shortage of off-street parking, increased strain on public infrastructure, and additional traffic congestion. Therefore, maintaining a reasonable level of occupancy and alleviating overcrowding are critical to improving the quality of life in the community.

According to the ACS data 5-years estimates, 39 households in San Juan Bautista live in overcrowded conditions between 2017 to 2021. Table 2-16 details household sizes for San Juan Bautista. Per the U.S. Census Bureau, overcrowding is defined as households with more than one person per room. Renters typically are more likely to live in overcrowded conditions or overpay for housing. Renters represent 85 percent of all overcrowded housing units in San Juan Bautista.

Table 2-16: Tenure and Overcrowding: San Juan Bautista and San Benito County, 2021
San Juan Bautista San Benito County
Number Percent Number Percent
Occupied housing units 699 100% 19,144 100%
Average household size of owner-occupied unit 2.35 (X) 3.24 (X) Average household size of renter-occupied unit 3.11 (X) 3.41 (X) Renter occupied: 305 44% 6,200 32%

0.50 or less occupants per room 171 56% 2,620 42%

0.51 to 1.00 occupants per room 101 33% 2,630 42%

1.01 to 1.50 occupants per room 33 11% 601 10%

1.51 to 2.00 occupants per room 0 0% 293 5%

2.01 or more occupants per room 0 0% 56 1%
Owner occupied: 394 56% 12,944 68%

0.50 or less occupants per room 307 78% 8,499 66%

0.51 to 1.00 occupants per room 81 21% 3,927 30%

1.01 to 1.50 occupants per room 0 0% 396 3%

1.51 to 2.00 occupants per room 0 0% 60 0%

2.01 or more occupants per room 6 2% 62 0%
Total Units with more than 1 persons per room 39 6% 1,468 8% Source: U.S. Census Bureau ACS 5year 2017-2021, DP04: Housing Characteristics City of San Juan Bautista 6th Cycle Housing Element

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Overpayment
Housing overpayment occurs when housing costs increase faster than income. As is the case for many jurisdictions in California, it is not uncommon to overpay for housing in San Juan Bautista especially in light of the recent housing bubble and subsequent collapse. However, to the extent that overpayment is often disproportionately concentrated among the most vulnerable members of the community, maintaining a reasonable level of housing cost burden is an important contributor to quality of life.

Housing overpayment remains a significant problem in San Benito County, where many households pay a substantial portion of their income for housing. The problem is particularly severe for renters. Over the past decade, housing overpayment has increased significantly for homeowners but declined slightly for renters. This trend has shifted somewhat as the price of s at historically low rates.

The following table shows that 100 percent of extremely low-income households in San Juan Bautista pay 30 percent or more of their gross income for their housing.

Table 2-17: Overpayment for Housing among All San Juan Bautista Households % of Household Income
Spent on Housing Costs
Renters Owners Totals
More than 30% 179 99 279
Extremely Low Income (0-30%) 25 40 65
Income between 30%-50% 65 10 75
Income between 50%-80% 89 30 119
More than 30% but less than
50%
120 39 159
Extremely Low Income (0-30%) 0 10 10
Income between 30%-50% 35 0 35
Income between 50%-80% 85 10 95
More than 50% 59 60 119
Extremely Low Income (0-30%) 25 30 55
Income between 30%-50% 30 10 40
Income between 50%-80% 4 20 24
Total households 390 295 690
Source: California Housing and Community Development Department 2015-2019 data Within San Juan Bautista, both renters and owners of lower income households are experiencing overpayment. O
income for housing. The following table displays the total overpaying households, and highlights how lower incomes are particularly subjected to overpayment.

City of San Juan Bautista 6th Cycle Housing Element

COMMUNITY PROFILE
Table 2-18: Overpayment Lower Income Households
Households Renters Owners Total
Total Households Overpaying 179 99 279
Lower Income Households (below 80% HAMFI)
Total Lower Income Households Overpaying 179 80 259
Lower Income Households Overpaying (30% of Income) 179 80 259 Lower Income Households Overpaying (50% of Income) 59 60 119 Source: California Department of Housing and Community Development, 2015-2019 Overpayment amongst renters is the highest, with 64 percent of total overpaying households being renters. Further, lower income renting households are more prone to overpayment, with 100 percent paying over 30 percent of income and 33 percent paying over 50 percent of income.

2. Low Income Housing Needs
According to the California Department of Housing and Community 5th Housing Element data package, San Juan Bautista had approximately 70 extremely low-income households, representing approximately 10 percent of the total households. Out of the 390 renters in San Juan Bautista, 46 percent experienced a housing cost burden in 2019.

Approximately 33.6 percent of the 295 owners had a cost burden as well. Amongst all households overpaying, 100 percent of renters experienced housing problems and 100 percent of owners did as well. The housing cost burden was highest amongst renters in lower income households paying more than 30 percent 81 percent of lower-income owners were using more than 30 percent of their income for housing. Approximately 75 percent of the lower income households experienced a severe housing cost burden of greater than 50 percent of household income.

Table 2-19: Housing Needs for ELI1 Households
Renters Owners Total
Total Number of Households 390 295 685
Total Number of ELI Households 30 40 70
Number of ELI with any Household Problems 25 40 65
Number of ELI with Housing Cost Burden 25 40 65
Number of ELI with Severe Housing Cost Burden (50% of income) 25 30 55 Total Number of Households Experiencing Severe Housing Cost Burden 59 60 119 Source: Office of Policy Development and Research - Consolidated Planning/Comprehensive Housing Affordability Strategy Data, 2015-2019
Notes: (1) ELI = extremely low income
City of San Juan Bautista 6th Cycle Housing Element

COMMUNITY PROFILE
Projected Need
The city currently has very low housing need allocation of 10 units. If San Juan Bautista assumes 50 percent of their very low-income regional housing need is extremely low-income households, the city has a projected need of at least 5 units for extremely low-income households.

3. Future Housing Need
Future housing ne
community. +COG is required to
take into account planning considerations in Section 65584 of the State Government Code. These include market demand for housing, employment and commuting, availability of suitable sites and public facilities, type and tenure of housing, and other factors. SB+COG calculates future housing needs based upon regional and local forecasts of household growth, adjusted to allow for a sufficient number of units needed for normal vacancies and the replacement of units demolished or converted.

After construction need is determined, SB+
number of housing units to be affordable at different income levels. The fair share calculation is performed to meet the State mandate to reduce the disproportionate concentration of lowerincome households in any one community and ensure that each city sh for affordable housing.

Table 1-1, presented in Section 1, 88
future housing need for the 2023-2031 planning period.

4. Assisted Housing At-Risk of Conversion
Existing housing that receives governmental assistance is often a significant source of affordable housing in many communities. According to the San Benito County 5th Cycle Housing Element, the Santa Cruz Housing Authority provided a total of 344 Housing Choice Voucher Program (Section 8) tenant-based vouchers in the cities of Hollister and San Juan Bautista. The Housing Element includes a target to conserve these vouchers.

There are no deed-restricted housing units in San Juan Bautista at this time, but the recent housing developments will be providing inclusionary units under affordability deed restrictions, or paying an in-lieu fee that will finance the construction of deed-restricted housing units. Newly constructed ADUs that fall within the State definitions will have restrictions regarding ownership and occupancy, and by their nature, are expected to provide moderately priced housing.

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The city recognizes that adequate and affordable housing for all income groups strengthens the community. Many factors can work to encourage or constrain the development, maintenance, nisms,
government codes, and physical and environmental constraints. This section addresses those potential constraints.

A. Market Constraints
Land costs, construction costs, and market financing contribute to the cost of housing reinvestment and production. Although market conditions represent the primary driver, the City retains some leverage in instituting policies and programs to address market factors. The following discussion highlights market constraints to the production, maintenance, and improvement of housing.

1. Development Costs
The price of single-family housing and rents for apartments largely reflect construction costs, the cost of land and labor costs. As housing development costs increase, so does the price of housing.

In San Juan Bautista, proximity to Silicon Valley employment centers coupled with limited land resulted in increasing home prices and rents during the first part of the housing element cycle.

Construction Costs
Construction costs vary widely according to the type of development, and the presence of environmental conditions. The International Code Council (ICC) established in 2021 that the average cost of good quality construction is $203.34 per square foot for multi-family homes and $189.34 per square foot for single-family homes.2 Costs can also fluctuate based on project specific conditions such as poor soil conditions and/or contamination. San Juan Bautista is a historic community with a strong desire for new development to be of quality aesthetic design. A reduction in amenities and the quality of building materials could result in lower sales prices but not be in keeping with the community character. Prefabricated factory-built or manufactured housing, which is permitted in San Juan Bautista, may provide for lower priced housing by reducing construction and labor costs.

Land Costs
Another key cost component is raw land and any necessary improvements. Unlike construction costs and labor costs, the cost of residential and commercial sites in the city is highly variable.

Cost considerations include the number of units or density of development permitted on a particular site and the location of the site in relation to other amenities. As finished vacant land becomes scarce, developers begin to pursue more costly underutilized sites, which may require the demolition of existing uses before a new project can be constructed. Thus, the price of land can vary significantly even assuming the same proposed project. Because of the limited size of 2 https://www.iccsafe.org/wp-content/uploads/BVD-BSJ-AUG21.pdf Chapter
Housing Constraints 3

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City of San Juan Bautista 6th Cycle Housing Element Page 3-2 the community and minimal land turnover, it is difficult to gauge per square foot values accurately. However, based on realty websites, it can be estimated that approximately 5 acre of land within the City can cost up to $637,254 depending on its locations and views (https://www.realtor.com/realestateandhomes-search/San-Juan-Bautista_CA/type-land).

Labor Costs
Historically, the cost of labor has been a fixed cost component of housing construction. Similar to the cost of construction materials, labor costs are relatively stable throughout a metropolitan area and beyond the control of local governments. Thus, labor costs become a fixed cost in comparison to other more site-specific costs, such as land. In recent years, however, labor organizations pushed for changes in State law which affected labor costs for public works projects as well as housing.

In January 2002, Senate Bill 975 significantly expanded the definition of public works projects and cts. The bill also expands
the definition of what constitutes public funds and captures significantly more projects beyond traditional public works projects that involve public/private partnerships. SB-975 requires payment of prevailing wages for most private projects built under an agreement with a public agency providing assistance to the project. The breadth of the legislation substantially limits the ability of public agencies and private entities to structure transactions to avoid prevailing wages for private construction work. While the City has not been in the position to provide assistance to potential housing projects, any future assistance will be affected by this legislation.

SB-972 provides some relief by exempting from prevailing wage requirements the following projects:
self-help housing projects in which no less than 500 hours of the construction work is performed by the homebuyers;
the new construction, rehabilitation, or expansion of a temporary or transitional housing facility for the homeless;
assistance for the rehabilitation of a single-family home; and affordable housing projects funded by below-market rate loans that allocates at least 40 percent of its units for at least 20 years to low-income households (80 percent of median family income)
While providing some relief, SB-972 falls short of what the city and other jurisdictions desire and feel is necessary to produce housing.

2. Mortgage and Rehabilitation Financing
rove a home. As the
requirements for qualification have changed, so has the ability of individuals and families to obtain financing for home purchase and improvement. Again, because of the limited size of San Juan Bautista, detailed information specific to the city is difficult to locate. Housing prices have limited the ability of lower income households to purchase in San Juan Bautista. Fixed incomes and depressed values have made refinancing for improvement extremely difficult in the City.

Combined with t

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City of San Juan Bautista 6th Cycle Housing Element Page 3-3 difficult to maintain and improve their homes. The City hopes to obtain Community Development Block Grant Funds in the future which can be used to assist property owners and neighborhoods.

3. Foreclosures
Although foreclosure rates increased significantly during the recession, the housing market has recovered and foreclosure rates have returned to a normal level. It is not unusual for homes that are in the foreclosure process to sit vacant and unmaintained for months on end. This impact destabilizes neighborhoods, encourages vandalism and other forms of criminal activity, and contributes to lower property values; vacant homes represent a potential detriment to existing neighborhoods. Where problems have arisen in San Juan Bautista, the City has found enforcement through normal property maintenance provisions to be difficult, primarily because the many homes are owned by out of area banks with little or no tie to the community.

4. Typical Development Time Frame
The ability of development companies to move from full entitlements and permits to construction can affect housing affordability. If the typical development time frame exceeds one year, this can increase holding costs and drive up the cost of housing construction.

According to City staff, the typical timeframe between entitlements/permits and construction is nine to 14 months in San Juan Bautista, roughly within the suggested one-year timeframe. This timeframe will be re-evaluated in the next Housing Element update, but for now, no new housing program is provided.

B. Governmental Constraints
Local policies and regulations can impact the price and availability of housing and in particular, the provision of affordable housing. Land use controls, site improvement requirements, and permit processing procedures may present constraints to the maintenance, development, and improvement of housing. This section discusses potential governmental constraints.

A. Provisions for a Variety of Housing Types
This section discusses the various types of housing that are accommodated in the City of San Juan Bautista.

Multi-Family Housing
Multi-family housing makes up approximately 26.3 percent of the existing housing stock in San Juan Bautista (2021 nance expressly permits multi-family projects in the R-2 and R-3 zoning districts. In the R-3 zone, multi-family developments can be built up to a density of 21 units per acre. In addition, multi-family housing, such as apartments and condominiums, is permitted with site review in the Mixed Use (MU) district; residential located above commercial is also conditionally permitted in the Commercial (C) district. The maximum density for the MU is 15 units per acre.

Typical timelines to process a permit for residential development in the MU district varies greatly. More complex projects, such as apartment, condominium or townhouse complex

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City of San Juan Bautista 6th Cycle Housing Element Page 3-4 developments may require approval of both the Planning Commission and City Council, and take considerably longer to gain approval by nature of the processing required. As multi-unit projects are a significant part of how San Juan Bautista can meet State mandated affordable housing goals, streamlining the development process through programs and policies identified in Chapter

5. Table 3-1 summarizes housing types permitted by zoning district.

Table 3-1: Conventional Housing Types Permitted by Zone Housing Types Permitted Residential Zones Commercial Zones Other R-1 R-2 R-3 C MU A
Single-family dwellings P,S P,S -- -- -- P,S
Residential above commercial -- -- -- C P --
Manufactured homes P,S P,S -- -- -- P,S
Co-housing/shared housing -- -- C -- C --
Multiple-family -- P,S P,S -- P,S --
Mobile home parks -- -- P,S -- -- -- Accessory dwelling units* P,S P,S P,S -- C P,S Transitional/supportive housing P P P P P P,S
Residential care facilities - small P,S P,S P,S -- -- -- Residential care facilities - large -- -- P,S -- -- -- Farmworker housing -- P,S P,S -- -- P,S Source: City of San Juan Bautista Municipal Code, Title 11 Notations:

P = Permitted (No Public Hearing)
C = Conditional Use Permit (CUP) issued by Planning Commission with Public Hearing S = Site Review (note: *ADUs located within existing structures are allowed without any site review or other discretion) Accessory Dwelling Units
Section 11-04-
of accessory dwelling units (ADUs), and the City recently revised these provisions to be fully compliant with AB 2299, which became effective January 1, 2017. The revised ADU provisions in Section 11-04-050 as of March 2021 now require ministerial approval of ADUs if the unit complies with certain parking requirements, the maximum allowable size of an attached ADU, and setback requirements, as follows:

The unit is not intended for sale separate from the primary residence and may be rented; the rental must be for a term longer than thirty (30) days.

The lot is zoned for single-family or multifamily use and contains an existing, single-family dwelling;
The unit is either attached to an existing dwelling or located within the living area of the existing dwelling or detached and on the same lot;
The total floor area of an increased floor area of the unit does not exceed 50 percent of the existing living area or 800 square feet, whichever is greater;

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City of San Juan Bautista 6th Cycle Housing Element Page 3-5 The total area of floor space for a detached accessory dwelling unit does not exceed 800 square feet;
No passageway can be required;
No setback can be required from an existing garage that is converted to an ADU; Compliance with local building code requirements; and
Approval by the local health officer where private sewage disposal system is being used.

The units are principally permitted on appropriately sized lots within the R-1, R-2, R-3, and MU zones. The purpose of permitting additional living units is to allow more efficient use of existing housing and to provide the opportunity to develop small housing units meeting the housing needs of the community while preserving the integrity of single-family neighborhoods.

Approval of ADUs that are part of an existing structure are approved ministerially, with no site plan or architectural review. Approval of ADUs that are to be located in new structures is subject to site plan and design review requirements, and historic review requirements (same as single family homes). The maximum floor area of an ADU is 850 square feet or 50 percent of the floor area of the main residence on the lot, whichever is less.

In 2019, the City revised its development impact fees to correct impact and building permit fees for ADUs. This was necessary because in 2013, when the city revised its development impact fees for residential construction, the revision had the unintended consequence of raising fees for ADUs disproportionately. No City-imposed impact fees are charged to ADUs that are less than 600 square feet. In the 2019 revision, impact fees for an ADU is the floor area of the primary dwelling, divided by the floor area of the accessory dwelling unit, times the typical fee amount charged for a new dwelling. Where the total fee of residential construction is $2,449.11 for a typical single family dwelling unit, the fee for an ADU per 600 square feet is $612.28.

Factory Built Housing and Mobile Homes
The City permits manufactured and factory-built housing in all districts that allow single family dwellings (i.e., R-1, R-2, and A Districts), provided that the units are consistent with the current California Building Code (CBC) regulations and what is updated with CBC effective January 1, 2020. Mobile homes comprise approximately 2.9 percent of the housing stock in San Juan Bautista in 2021. Mobile home parks are only permitted, with site review, in the R-3 residential zone. As shown in Figure 3-1, there are three mobile home parks in the city. Because of the limited number of tenants affected and the cost of implementing, the city has not chosen to adopt a Mobile Home Rent Stabilization Ordinance.

Special Needs Housing
In addition to conventional housing, the city also permits various special needs housing to allow persons with special needs equal access to housing opportunities in San Juan Bautista. These facilities include residential care facilities, transitional housing, emergency shelters, group care facilities, and farm labor housing. Specific zoning code provisions for these uses are detailed in Table 3-2.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-6 Table 3-2: Special Needs Housing Types Permitted by Zone Housing Types Permitted Residential Zones Commercial Zones Other R-1 R-2 R-3 C MU PF A
Emergency Shelters, Homeless
Shelters C C C X C P X
Rooming and boarding X C C X X X X
Residential care facilities small P,S P,S P,S X X X X
Residential care facilities large X X P,S X X X X
Farmworker housing X P,S P,S X X X P,S
Source: City of San Juan Bautista Municipal Code, Title 11 Notations:

P = Permitted (No Public Hearing)
C = Conditional Use Permit (CUP) issued by Planning Commission with Public Hearing S = Site Review
X = Not permitted
Figure 3-1: Location of Subsidized Housing in San Benito County and San Juan Bautista City Sources: U.S. Department of Housing and Urban Development; Updated Feb, 2022.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-7 Residential Care Facilities
According to the Community Care Facilities Act in the California Health and Safety Code, facilities serving 6 or fewer persons (including foster care) must be permitted by right in all residential zones allowing single-family housing. Such facilities cannot be subject to more stringent development standards, fees or other standards than single-family homes in the same district.

The San Juan Bautista Zoning Ordinance contains provisions for both small (6 or fewer persons) and larger residential care facilities (7 or more persons) and allows small residential care facilities in all zones where a single-family home is allowed, and the same standards apply to both.

Furthermore, the Zoning Ordinance contains no special provisions for residential care facilities that would limit the number of facilities that could be developed in proximity to one another.

Transitional and Supportive Housing
Transitional housing is typically defined as temporary (often 6 months to 2 years) housing for an individual or family that is transitioning to permanent housing or for youth that are moving out of the foster care system. Supportive housing is designed for individuals facing long-term living challenges that would otherwise be incapable of living independently. Mixed-Use zoning has the most vacant space located near services, such as public restrooms. The Zoning Ordinance expressly addresses transitional and supportive housing within the city.

As part of this Housing Element update and in response to recent State requirements (SB-2) that mandate transitional housing by right, the City amended the Zoning Ordinance in October 2019 to explicitly address supportive and transitional housing facilities in public facilities and residential districts by right. Presently, based on the capacity analysis conducted in Chapter 4, there is adequate capacity to provide transitional and supportive housing facilities in residential districts. The Zoning Ordinance now permits transitional and supportive housing as a residential use, subject only to those restrictions that apply to other residential dwellings of the same type in the same zone.

In 2018, AB 2162 was passed into law requiring permanent supportive housing by right where multifamily and mixed use are permitted, including non-residential zones permitting multifamily , so a housing
program has been included in this update to bring the Zoning Ordinance into compliance with the requirements of AB 2162 within one year (see Program 3.7, in Chapter 5, below).

Government Code Section 65660 et seq. requires that local jurisdictions allow low barrier navigation centers by right in areas zoned for mixed use and non-residential zones permitting multifamily uses. -enriched shelter that focuses on
moving people into permanent housing while providing temporary living facilities.

Zoning Ordinance is currently out of compliance with this law, so a housing program has been included in this update to bring the Zoning Ordinance into compliance with the requirements of Government Code Section 65660 et seq. within one year (see Program 3.8, in Chapter 5, below).

Emergency/Homeless Shelters
An emergency/homeless shelter, expressly addressed in the Zoning Ordinance, is a facility that provides shelter to families or individuals on a limited, short-term basis. The City amended its Zoning Ordinance to allow for emergency/homeless shelters, with no discretion by the City,

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City of San Juan Bautista 6th Cycle Housing Element Page 3-8 within the PF District. The City also permits emergency/homeless shelters in the R-1, R-2, R-3, and MU zoning districts as a conditional use.

Farm Labor Housing
Housing for migrant or short-term farmworkers, such as labor camps and specialized dormitorystyle living facilities are currently not specifically identified in the zoning ordinance. The city has determined that Farmworker Housing is permitted in zoning districts R-2 and R-3 with Site Review. The Municipal Code was amended in October 2014 to conform to the provisions of Sec. 17021.5 and Sec. 17021.6 of the Health and Safety Code (The Employee Housing Act).

In addition to complying with the minimum requirements of the Employee Housing Act, the City has: (1) removed constraints on the development of housing for farmworkers, including minimum parcel size and requiring the farmworkers to work on the property the housing is located, (2) established procedures and development standards to promote certainty in approval and (3) ensured density requirements permit a variety of housing types (i.e., multifamily, dormitory, etc.) The city has also evaluated development standards, or other factors that might place a constraint on the development of housing for farmworkers with local stakeholders and nonprofit developers and modify zoning and development standards, to ensure zoning encourages and facilitates housing for farmworkers. The city has considered other changes including using its inclusionary housing program for farmworkers as a means of increasing the number of farmworker housing units.

B. Development Standards
Adopted in 2015
land development. These policies, together with existing zoning regulations, establish the amount and distribution of land allocated for different uses. The Land Use Element provides for residential land use categories and commercial/mixed use categories, which permit residential units as a conditional use, as summarized below in Table 3-3.

Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Ordinance. Zoning regulations are designed to protect and promote the health, safety, and general welfare of residents, as well as implement the policies of the General Plan. The Zoning Ordinance also serves to preserve the character and integrity of neighborhoods.

The Ordinance se
Table 3-4. As discussed above, in addition to residential zones, residential uses are also permitted in the Commercial and Mixed-Use Zoning District.

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-9 Table 3-3: Land Use Categories Permitting Residential Use General Plan Land
Use Category
Zoning
District
Residential
Density (Units per
Net Acre) Typical Housing Types
Rural Residential and
Low Density Residential R-1 0.5 to 5.0 or 7.01 Exclusively single-family homes in low density and established neighborhood settings.

Medium Density
Residential R-2 6 to 10
Cluster developments, mini-lot
subdivisions, condominiums, townhomes,
apartments, mobile homes
High Density Residential R-3 11 to 21 Multi-story apartment and condominium complexes
Agriculture A 0.5 to 7.0
(10% lot coverage)
Farmworker housing, single-family homes,
manufactured homes, transitional housing, and
homeless shelters
Commercial C
Based on nearest
multi-family residential
districts
(R-2 or R-3)
Apartments, single room occupancy units and
condominiums provided units are located
above commercial use
Mixed Use MU 15
Apartments, single room occupancy units, and
condominiums primarily in conjunction with
commercial uses on a site
Source: Land Use Element, 2035 City of San Juan Bautista General Plan, and Title 11 of the San Juan Bautista Municipal Code Notes: (1) District R-1- -1-6 and R-1-7 both have
a range of 0.50 to 5.

Table 3-4: Residential Development Standards
Zoning
District
Maximum
Density
(du/ac)
Minimum
Lot Size
(sq. ft.)
Maximum
Building
Coverage (%)
Maximum
Building
Height (ft.)
Side
Setback
Front
Setback
Rear
Setback
R-1 7 7,000 50% 5 20 20
R-2 10 8,000 45% 20 10
R-3 21 10,000 50% 5 20 10
A n/a n/a 10%
C None 5,000 85% (1) (1) (1)
MU 15 NA 85% (2) (2) (2)
Source: City of San Juan Bautista Municipal Code, Title 11 Notes: (1) The same as the bordering residential district. (2) 10 percent of the depth of the lot or 10 feet, whichever is less. Planning Commission may allow deviations of the setbacks based upon individual project site plan and building layout.

In October 2019, the city revised its Zoning Ordinance to include special development standards for a mixed-use parcel added to the list of available sites after the close of the update period, to (see Table 4-1 in Chapter 4, below). These standards read as follows:

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-10 Special standards and conditions apply to one affordable housing site (APN 002-350-002) in this zoning district (MU Mixed Use) through the year 2024 only, as follows:

The allowable density for the designated affordable housing site is a minimum of 20 units per acre and a maximum of 24 units per acre;
Twenty (20) percent of the development on the affordable housing site must be owner-occupied and/or rental multi-family uses that are affordable to lower-income households; and
All development on this affordable housing site must be permitted by right (i.e., no conditional use permit, planned development permit, or other discretionary review or approval).

The owner of the site has the right to develop this mixed-use site as 100 percent multifamily housing without a Conditional Use Permit or other discretionary action, If the owner of the site chooses to develop the site as mixed use (commercial and residential, combined), then at least 50 percent of floor area must be developed as a minimum of 16 multi-family dwellings; and
Any development that takes place on APN 002-350-002 would accommodate necessary historic preservation efforts on or off site that would be in compliance with the City of San Juan Bautista Historic Resource Preservation Ordinance (Chp. 11-06) and the Secretary of Interior Standards.

Except for those usual standards in conflict with the special standards and conditions above, all usual development standards for this zoning district (as shown in the table) also apply to the affordable housing site.

In general, development standards may limit the number of units that may be constructed on a particular piece of property and thus increase the unit costs of development. However, as described below, there is no direct evidence that the development standards have impeded the production of housing in the city.

The City does require that residential or mixed-use projects of six or more units shall not be approved in any area of the City unless at least one such housing unit is reserved for sale to very low- or low- income households or reserved as rental units for very low- or low-income households for each five units of market-rate housing. The city will continue to evaluate its development standards to ensure that the standards do not impede housing production.

Density: The maximum density permitted, defined in terms of the number of units per acre, varies by zone. The maximum density ranges from 5.0 units per acre in the R-1 (single family) zone to 21 units per acre in the high-density R-3 zone (up to 24 units per care for a designated affordable housing site). The city also permits housing in the Mixed-Use zone. By permitting a range of densities, the city facilitates the development of a variety of housing types, ranging from low-density single-family residences to apartment and condominium complexes. The city also encourages new housing to be developed at the highest end of the permitted density ranges to maximize the number of units available. An analysis of actual development densities and permit times is presented in the next section.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-11 Structural Limits: Zoning Ordinance regulations affect the size of structures by setting limits on lot coverage and height are
comparable to those Hollister and San Benito County, including minimum lot area and height standards. For example, the maximum building height -3 zone is the same as the 35 feet in the Hollister R-3 zoning district. Single-family lot sizes are also generally the same size as in Hollister and San Benito County.

Parking Requirements:
type and anticipated parking needs, and increase by unit size (number of bedrooms). For singlefamily projects, every dwelling shall be provided with at least 2 parking spaces, at least one space shall be covered by a garage or carport. For multi-family projects, a minimum of one covered space is required, plus guest parking at a ratio of one-half space per unit. The number of required uncovered spaces required varies from zero for a studio unit to a maximum of 2 uncovered spaces for 4 or more-bedroom units. The ordinance provides the opportunity for Planning Commission waiver of the covered parking requirement. Parking requirements may also be similar to those in many jurisdictions in California and reflective of private vehicle ownership rates in San Juan Bautista. Table 3-5 shows parking requirements for the base residential districts.

The city requires one parking space for ADU, and that space can be provided in tandem with existing spaces or in the front yard setback. No parking is required for ADUs if the ADU meets any of the following:

Is within a half mile from public transit;
Is within an architecturally and historically significant historic district; Is part of an existing primary residence or an existing accessory structure; Is in an area where on-street parking permits are required, but not offered to the occupant of the ADU; or
Is located within one block of a car share area.

Table 3-5: Parking Requirements
Housing Type1 Covered Spaces Uncovered Spaces Guest Parking Single-Family Dwelling 1 1 --
Multifamily Dwelling
Studio 1 -- ½ space per unit
1-Bedroom 1 -- ½ space per unit
2-Bedroom 1 1 ½ space per unit
3-Bedroom 1 1 ½ space per unit
4-Bedrrom 1 2 ½ space per unit
Emergency Shelter 1 space per 5 beds -- --
Transitional Housing 1 space per unit -- --
Affordable Housing 1 -- --
ADU2 -- 1 --

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-12 Source: SJB Zoning Ordinance, Chapter 11-11.

Note: 1Off-Street Parking is required for each attached and detached ADU. For parcels with mixed use development within the MU district, the number of off-street parking spaces required by this section shall be reduced by 10 spaces or 25 percent of the otherwise required number of spaces, whichever is greater, if the parcel is within 400 of a public parking lot or garage. 2 See explanation above
Flexibility in Development Standards
The city offers various mechanisms to provide relief from development standards typically required of all residential projects, including allowing residential uses in commercial districts, density bonuses, variances, and planned unit development.

Residential Uses in Commercial Districts: As the availability of vacant and underutilized residential land has diminished, property owners have considered building housing in the downtown commercial area. The city permits housing in the Mixed Use (MU) district, and conditionally in the Commercial (C) district if the residential use is located above a commercial use. By allowing residential uses in commercial areas, the city has identified additional areas where new housing may be built. Several units have been approved and/or constructed in the MU district.

Density Bonus: In compliance with State law, the city offers a density bonus (up to 50 percent) in the Mixed-Use District for special needs housing and 100 percent affordable housing to developers. The City relies on California Government Code Section 65915 for guidance on proposals.

Non-conforming Ordinance: The Non-conforming Ordinance was structured to help the city maintain its existing housing stock. The Ordinance allows existing parcels to maintain nonconforming units based on density, setbacks, or lot coverage. The ordinance also permits the expansion of non-conforming use by conditional use permit and a non-conforming structure by administrative review. The non-conforming ordinance protects existing housing by allowing residents an option to maintain and in some cases expand existing units.

Reasonable Accommodation: State housing law requires a Housing Element to contain an analysis that demonstrates local efforts to remove governmental constraints that hinder the locality from meeting its share of the regional housing need and from meeting the need for housing for persons with disabilities, including persons with developmental disabilities. This requirement came about in the 2001 legislative session (SB 520) and supplements the provisions of the Federal Fair Housing Amendments Act of 1988. In 2010, this requirement was supplemented with Senate Bill 812 requiring housing elements to include an analysis of persons with developmental disabilities.

Consistent with recent changes in State law, the City of San Juan Bautista amended its municipal code in 2019 to provide reasonable accommodations for individuals with disabilities to make requests for reasonable accommodation with respect to zoning, permit processing, or building laws. A new housing program has been added to this Housing Element update to advertise these new reasonable accommodation provisions to the community at large (see Program 5.2, in Chapter 5, below).

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-13 On a related matter, the city -29 of
the San Juan Bautista Municipal Code) as follows:
in a dwelling unit; provided, that this shall not exclude the renting of rooms in a dwelling unit as permitted by district regulations.
not pose an unreasonable
government constraint on the price and availability of housing and in particular, the provision of affordable housing.

C. Development Permit Procedures
The Community Development Director/City Planner is principally responsible for review and processing of residential development applications and as appropriate, coordinating the processing of those applications with other City functions and outside agencies. The city uses various development permits to ensure quality housing within San Juan Bautista, while minimizing the costs associated with lengthy review. The following permits are most frequently used in San Juan Bautista.

Site Plan and Design Review (and Historic Review)
The city requires Site Plan and Design Review for new commercial and multi-family projects in the City. Depending on the nature of the project, remodels of residential structures may be subject to review subject to the location
intended to ensure that development standards are met and aesthetic qualities are maintained both in and outside the Historic District. From the time of submittal and completeness to Planning Commission review, the processing timeline is generally up to 2 months. The process is straight forward so long as the applicants have met all of the applicable codes regarding building, fire, engineering, planning, etc.

Required findings for Site Plan and Design Review include:

The project is consistent with the standards and requirements of the San Juan Bautista Municipal Code.

The project is consistent with the goals and policies of the General Plan and any applicable specific or community plans.

The project is compatible with the surrounding character of the environment because the architectural design, materials and colors harmonize with the character of surrounding development, or other improvements on the site and specific design elements (e.g., balconies, fencing, screening of equipment and utility installations, signs, and lighting) are incorporated into the project.

The location and configuration of the project harmonizes with the site and with surrounding sites or structures. Structures do not dominate their surroundings to an extent inappropriate to their use and do not unnecessarily block significant views or solar access to adjacent properties.

The project effectively uses architectural details to break up mass. Roof planes are varied without being overly complex. Otherwise, monotonous long or 2-story walls are well-articulated with details

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-14 such as building off-sets and window features that are compatible with the design and not overly ornate.

The landscape design, if any, including the location, type, size, color, texture, and coverage of plant materials, provisions for irrigation, and protection of landscape elements have been considered to create visual relief and complement the structures to provide an attractive and water-conserving environment.

The design and layout of the proposed project does not interfere with the use and enjoyment of neighboring existing or future development, does not result in vehicular and/or pedestrian hazards, and promotes public health, safety, and welfare.

The existing or proposed public facilities necessary to accommodate the proposed project (e.g., fire protection devices, public utilities, sewers, sidewalks, storm drains, street lights, traffic control devices, width and pavement of adjoining streets, etc.) are available to serve the subject site.

These findings constitute an objective set of standards and guidelines that allow an applicant for a residential development permit to determine what is required in order to mitigate cost impacts. Planning Commission approval is required for Site Plan and Design Review.

Multifamily Housing Permits
The city has an informal review opportunity allowing an interested developer to present their tentative project plans to the Planning Commission to get input before making the building application. The city
multifamily residential. The applicant will need fill out a building permit and give the City all the required pieces of information to review the project. Once the information is reviewed by staff it will be brought to the Planning Commission for review. If the applicant took advantage of the informal review and addressed the concerns of the Planning Commission then the project has a higher rate for approval the 1st time. Once the Planning Commission approves the project then the build permit can be issued. This process time frame can vary from between one and 3 months.

Conditional Use Permits
The city may require a Conditional Use Permit (CUP) for projects requiring special attention to site planning. Such projects currently include residential uses in commercial zones, larger community care facilities, emergency shelters and transitional housing. Under SB-2, the city has amended the Zoning Ordinance to allow transitional housing without requiring such conditional use permits in the R-1, R-2 and R-3 Zoning Districts. To apply for these permits, an applicant must submit site plans, floor plans, elevation illustrations, grading/drainage plan, soils and drainage reports, and other material. The time frames associated with securing a discretionary permit depends on the public hearing process and staff review process. Depending on environmental review times and public hearings, a CUP may take a few months, with final action by the Planning Commission.

Planned Unit Development (PUD) Permits
The PUD process is an integrated development review process; meaning the application covers all applicable planning review processes. The PUD process provides the City and developer flexibility in design and utilization of land which yields a more cost effective and better product

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-15 for both the applicant and community. Without an EIR, PUD applications are processed from initiation to approval in 6-9 months. Developers often use the Planned Development (PUD) process to produce creative projects on problem lots larger than one acre in size, where conventional zoning requirements and approaches would often preclude them.

Permit Streamlining
In 2017, the California Legislature passed SB 35 to address streamlined review for affordable housing projects. SB 35 applies to cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above-moderate- and lower-income levels as mandated by the State. In an effort to meet the affordable housing goals, SB 35 requires cities and counties to streamline review and approval of eligible affordable housing projects through a ministerial approval process, exempting such projects from environmental review under the HCD has determined that the City of San Juan
Bautista is subject to SB 35 streamlining provisions.3 A new housing program has been added to this Housing Element update to address the provisions of SB 35 (see Program 4.4, in Chapter 5, below).

Permit Processing Summary
timely
manner. The timeframes are reasonable and, where applicable, well within the requirements of the Permit Streamlining Act. To further streamline processing and reduce constraints on the production and improvement of housing, the PUD process uses concurrent processing. In addition, qualified affordable housing projects receive priority processing in advance of all non- -stop permit center continues to provide prompt service, benefiting the city and developers by facilitating the production of quality housing.

D. Developed Densities and Permit Times
The following is detailed information of the major housing developments approved by the City of San Juan Bautista since 2017 at densities in compliance with Government Code §65583.2. 1112 & 1114 Third Street (Manuel Lopez)
Two story (duplex) multi-family residential structure in R-2 Zone (Medium Density Residential)
Size: 0.161 Acres
Unit: 2 units for above moderate-income households
exempt from CEQA guidelines.

This project was proposed in early 2017. The Planning Commission conducted public hearings to consider approval of a Site and Design Review Permit. Upon reviewing the proposed plans and revisions, the project was approved. Permit issued 10/7/2020 3 http://www.hcd.ca.gov/community-development/housing-element/docs/SB35_StatewideDeterminationSummary01312018.pdf

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-16 Casa Rosa - 107 Third Street
A restaurant, bar, and 2 bedroom/2 bath residential unit in MU Mixed Use District Size: 4,190 square feet
The project is categorically exempt
. The proposed
project involves exterior, interior, and site alterations to 107 Third Street, with the main goals of having a restaurant on the first floor of the main building, an apartment on the second floor of the main building, and additional dining, kitchen, utilities, garage, and storage space within an expanded rear addition.
302 Seventh Street
New single-family dwelling of 2 Stories (above moderate income) Size: 1,766 square feet with attached Garage (488 sq ft) and Porch (54 sq ft) The permit for project is issued
Permit issued 2/22/2021
49 Monterey Street
New 2-story single family residential
Size: 1,766 square feet of lot with 488 square feet garage and 54 square feet porch Permit issued 3/31/2022
414 Seventh Street
ADU (1 unit) attached to single family residential, above moderate-income Permit issued 10/14/2021
Copperleaf
Copperleaf was developed by Edenbridge Homes (permits being pulled/construction on going). 45 lots, 1 unit per lot to equal 45 units, plus 10 additional Secondary Dwelling Units placed on 10 various lots within the development. The total is 55 units.

13.3 acres
R-1 Zone (Low Density Residential)

4.1 units per net acre (actual)
The Planning Commission first reviewed the tentative map and design on March 1, 2016.

The final map was approved by City Council on April 13, 2017. Permits are currently being pulled.

This Housing Element assumes a density of 5.0 dwelling units per gross acre in the R-1 Zoning District (see Table 4.1 below). This is roughly equivalent to 4.0 dwelling units per net acre

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-17 (assuming a 20 percent gross-to-net conversion factor). Copperleaf achieved 4.1 dwelling units per acre
Rancho Vista
Rancho Vista was developed by Meritage Homes (permits being pulled/construction on going) 85 lots, 1 unit per lot to equal 85 units, plus 6 additional Secondary Dwelling Units placed on 6 various lots within the development. Total is 91 units

29.43 acres
R-1 Zone (Low Density Residential)

3.1 units per net acre (actual)
The project was first proposed in early 2014. City Council approved zone change and the Mitigated Negative Declaration on December 4, 2014. The final map was approved by City Council on June 26, 2018. Building permits are currently being pulled.

This Housing Element assumes a density of 5.0 dwelling units per gross acre in the R-1 Zoning District (see Table 4.1 below). This is roughly equivalent to 4.0 dwelling units per net acre (assuming a 20 percent gross-to-net conversion factor). Rancho Vista achieved 3.1 dwelling units per acre.

Hillside Vistas
Hillside Vistas was developed by Elite Development.
27 lots. Final map approved for 8 lots as single family residential. 5 acres
R-2 Zone (Medium Density Residential)

5.4 units per net acre (actual)
Planning Commission approved the tentative Map for 27 lots on August 5, 2014. The City Council approved the Final Map for 8 lots out of the 27 lots on October 18, 2016. The remaining 19 lots need to be complete via Final Map. Currently, there has been discussion with the developer and City Staff about increasing the density of the area where the remaining 19 lots are located. No action has been taken at this time. This Housing Element assumes a density of 8.0 dwelling units per gross acre in the R-2 Zoning District (see Table

4.1 below). This is roughly equivalent to 6.0 dwelling units per net acre (assuming 20 percent gross-to-net conversion factor). Hillside Vistas achieved 5.4 dwelling units per net acre.

The number of projects does not conclusively indicate that housing policies are a hindrance to the construction of the San Juan Bau Instead, the
shortfalls are more likely a result of site conditions that resulted in an actual gross-to-net conversion factor that was greater than 20 percent.

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-18 E. Growth Management
The City of San Juan Bautista has a history of growth control ordinances. On January 12, 2009, by Ordinance was found to be invalid, unlawful and unenforceable. Per Ordinance No. 2009-03, a new Growth Management Ordinance was enacted with the express intent of:

1. Providing adequate opportunity for residential development in accordance with the General Plan; and

2. Within the limitations of sewer and water capacity. The growth management ordinance, as revised, has not impacted production of housing. The growth cap is representative of General Plan capacity. Further, the allocation process reflects incentives for development of senior, disabled and lower income households. The Growth Management Ordinance does
municipal code.

The city currently has no growth control ordinance in effect.

F. Building Codes and Site Improvements
Section 10-1-
Bautista shall be the latest current edition of the Uniform Building Code and any appendices City has adopted the current 2020 California Building Code (CBC) which establishes standards and requires inspections at various stages of construction to ensure code compliance and minimum health and safety standards. The city has adopted no amendment to the CBC.

The with the Federal
Americans with Disabilities Act (ADA), which specifies a minimum percentage of dwelling units in certain developments that must be fully accessible to the physically disabled. Although these standards and the time required for inspections increase housing production costs and may impact the viability of rehabilitation of older properties, the codes are mandated for all jurisdictions in California.

Every 3 years, the State of California selects and adopts new construction regulations substantially based upon uniform model codes. Local governments may incorporate local amendments to the California Standards Building Code, provided appropriate findings are made.

Most recently, the California Building Standards Commission adopted the 2020 California Building Standards Code effective January 1, 2020.

Site improvements cover the range of water, sewer, circulation, and other services and infrastructure needed to facilitate residential developments. To ensure adequate improvements are in place, San Juan Bautista requires pro-rata payments for off-site extension of water, sewer and storm drain systems, and traffic signals. Requiring developers to make site improvements, pay pro-rata shares toward infrastructure costs, and pay for additional public services will increase the cost of housing and impact the affordability of the homes. While site improvements increase housing costs, they are standard for most jurisdictions. Moreover, site improvements

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-19 are necessary to maintain the quality of life desired by City residents, and ensure that public services and facilities are in place at the time of need.

G. Fees and Exactions
Housing construction imposes short- and long-term costs on communities. Short-term costs include the cost of providing planning services and inspections. New residential developments can also result in significant longfacilities, parks, and streets. In response to the taxing constraints imposed by Proposition 13, many California cities have relied increasingly on planning and development fees to fund the provision of services needed by new housing.

To help encourage development and limit government fee constraints, the City of San Juan Bautista has streamlined and lowered its processing fees. The city collects various fees from developers to cover the costs of processing permits. The fees are collected as a deposit by the city with hours tracked by the City. These include fees for planning and zoning approvals (adopted October 2021), Subdivision Map Act approvals, CEQA review, plan check services, building permits, etc. Common Planning fees (as adopted in April 2019) include:

Conditional Use Permit (Major/Minor): $1,575/$787.50
Site Plan and Design Review (Major/Minor): $1,575/$603.75 Tentative Parcel Map (Major/Minor): $5,250/$2,625
General Plan Amendment: $3,675
Rezoning: $3,675
Planned Unit Development Permit/Amendment: $5,250
CEQA Review: Consultant Cost + Fish & Wildlife Fee
San Juan Bautista also collects fees to cover the costs of providing the necessary services and infrastructure related to new development projects and it collects impact fees pursuant to AB 1600. These fees are typically assessed on a per square foot basis. City staff estimates that City impact fees for an 1,800 square foot home would be approximately $38,400 and for a 3,000 square foot 4-plex the fees per unit would be about $9,600. The multifamily estimate is based off a 3,000 square foot 4-plex with an estimated construction cost of $375,000. The cost of the fees would be about 10 percent of the total costs of development.

Given the size of the community and the nature of public improvements, these fees are necessary to ensure that existing residents are not subsidizing new development. These development fees are also assessed to commercial and industrial projects; residential uses are not being unfairly burdened. Fees have not constrained the development of affordable housing.

To ensure that fees do not constrain affordable housing, fee reductions or waivers are sometimes granted based on project-specific findings. Moreover, a variety of residential uses are not The practice of reducing planning and development fees in light of SB-975 has impacted construction costs and also made private/public partnerships scant. This will have the unintended effect of reducing the availability and affordability of housing. Although it is hoped that land costs

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-20 will decrease to reflect the increased costs associated with SB-975, the most recent housing cycle provides insufficient basis for such a conclusion.

H. Short-Term Rental (STR) Ordinance
The city currently has a short-term rental ordinance that regulates the use of housing in the city for shortterm use, for a period of 29 consecutive days or less. This ordinance is adopted in late 2019. The owner and administrator must comply with all applicable laws, rules, and regulations pertaining to the use and occupancy of the STR. A valid permit is required for all STRs, and this permit shall expire on June 30th of each calendar year and may be renewed upon reissuance of a business license. A Transient occupancy tax (TOT) shall be collected on all short-term rentals.

C. Environmental and Infrastructure Constraints
Physical environmental conditions affect the feasibility and cost of residential developments.

Environmental issues include the suitability of land for development, as well as the provision of adequate infrastructure and services. This section addresses potential environmental and infrastructure constraints.

1. Environmental Constraints
Environmental constraints and hazards affect existing and future residential developments in varying degrees. Discussed below are the major environmental constraints in the City. (More detailed discussion of environmental safety issues is provided in the Safety Element of the General Plan.)
Geologic Hazards
San Juan Bautista lies adjacent to the San Andreas Fault zone. As depicted in Figure 3-2, the East side of the City, or Block Group 3 in Census Tract 1, is largely in the earthquake fault zone. The U.S. Geological Survey has estimated that the San Andreas Fault could produce an earthquake of

8.5-magnitude on the Richter Scale. Such events would be expected to cause significant structural damage. The City is also subject to ground shaking from the Calaveras Fault located 8 miles east of the City. Throughout the years, San Juan Bautista has been impacted and structures damaged by seismic activity; the most recent occurring in 1989.

While liquefaction and ground failure are problems in areas adjacent to the City, the primary utilities, roads and sidewalks. There is a threat of landslides in a small portion of the city. Due to the presence of unreinforced masonry structures in San Juan Bautista, a sizable earthquake could cause structures to fail. To mitigate the risks of seismic activity, building costs are necessarily higher in San Juan Bautista.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-21 Figure 3-2: Faults and Earthquake Zone in San Juan Bautista Source: The City of San Juan Bautista, 2023
Soils and Slopes
As shown in Figure 3-3, a large portion of San Juan Bautista is comprised of Rincon loam (RnC), 2 to 9 percent slopes. According to the UC Davis California Soil Resource Lab,4 the Rincon series consists of deep, well drained soils that formed in alluvium from sedimentary rocks. Regarding drainage and permeability, the soil exhibits a range of runoff speeds from slow to rapid.

However, its permeability is relatively slow. In its natural state, the soil is typically covered by annual grasses and forbs. The primary land use for this soil type includes the cultivation of irrigated citrus, deciduous fruits, row crops, and alfalfa. Additionally, there could be some dry farming for grain and pasture purposes. The southern part of the City consists of Salina (SaA), or Sorrento silt loam (2-9% slope), with well drainage and moderately permeability. 4 https://casoilresource.lawr.ucdavis.edu/

HOUSING CONSTRAINTS
City of San Juan Bautista 6th Cycle Housing Element Page 3-22 Notably, the northeast side of the City above the San Andreas fault line is comprised of Clear Lake clay (Ch) with 0 to 2 percent slopes. The Clear Lake series consists of poorly drained soils in flood basins and flood plains. The soil is slow to very slow permeability. Runoff can range from negligible to high, assuming concave runoff is always negligible. The water table is typically 4 to 10 feet deep in late summer, and in wet months it may be near the surface. This soil is typically used for growing row crops such as tomatoes, beans, and sugar beets, both through irrigation and dry farming. It is also utilized for dry farming grains and pasture, as well as serving as rangeland. Native vegetation consists of grasses and forbs.

The west side outskirt of the city is comprised of Los Gatos clay loam (LvE) with 15 to 30 percent slopes. Most areas of this well drained soil are dedicated to watershed and wildlife protection.

Some are utilized as range land, and a few fewer sloping areas have been converted into orchards and vineyards. The predominant vegetation consists of brush, with pockets of hardwoods and grass scattered throughout.

Figure 3-3: Soils composition in San Juan Bautista
Source: U.S. National Cooperative Soil Survey; the City of San Juan Bautista, 2023

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City of San Juan Bautista 6th Cycle Housing Element Page 3-23 Flood Hazards
Floods do not represent a significant hazard to most of the City of San Juan Bautista. A small portion of the city is affected by the San Juan Creek and its tributaries, mostly in Block Group 3 as depicted in Figure 3-4 below. As described in Table 3-6, the areas under the risk have 1% annual chance of flooding. However, some lands identified for residential development in this housing element are impacted by flood hazards. Refer to the map of vacant sites, which also shows flooding constraints.

Figure 3-4: Flooding Risk Zone in San Juan Bautista
Source: FEMA, the City of San Juan Bautista, 2023

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City of San Juan Bautista 6th Cycle Housing Element Page 3-24 Table 3-6: Description of Flooding Risk Zones
Flood Hazard Zone Shallow Flooding Description in Figure xx Zone A Area of special flood hazards without water surface elevations determined. Zone A is the flood hazard zone that corresponds to the 1% annual chance floodplains.

Zone AO Area of special flood hazards having shallow water depths and/or unpredictable flow paths between (1) and (3) ft. Zone AO corresponds to the areas of the 1% annual chance flooding (usually sheet flow on undulating terrain).

Zone AH Areas of special flood hazards having shallow water depths and/or unpredictable flow paths between (1) and (3) feet, and with water surface elevations determined.

Zone AH corresponds to the areas of 1% annual chance shallow flooding (usually ponding or sheet flow on uniformly sloping terrain). Base Flood Elevations (BFEs) derived from the hydraulic analysis are shown within this zone.

Zone X Area of moderate flood hazards. In the case of shallow flooding areas, Zone X refers to those areas of the 1% annual chance flooding where average depths are less than 1.0 foot.

Source: Guidance for Flood Risk Analysis and Mapping by FEMA, December 2020 (https://www.fema.gov/sites/default/files/documents/fema_shallow-flooding-guidance.pdf) Fire Hazards
Residential fire potential is comparatively high in certain areas of the city due to the age of a significant portion of the housing stock and the historic downtown. In 2008, a series of over 800 wildfires broke out across the State including wildfires in Santa Cruz County. As drought conditions persist, the risk of wildfire remains high. Wildland fires occasionally break out in the grasslands and on the dry, chaparral-covered hills, but are normally contained long before they threaten urban areas. The California Division of Forestry has primary responsibility for fire suppression in watershed areas. Under provisions of mutual aid agreements, the San Juan Bautista volunteer fire provides reciprocal aid to other jurisdictions.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-25 Figure 3-5: Flood and fire hazard zones in San Juan Bautista and adjacent counties Sources: Federal Emergency Management Agency (FEMA), 2022; OEHHA, 2021; CalFire, updated 2023.

Williamson Act Parcels
The Williamson Act, also known as the California Land Conservation Act of 1965, allows local governments to make agreements with private landowners to preserve certain parcels of land for agricultural or open space use. In exchange, landowners receive reduced property tax assessments based on agricultural or open space value instead of market value. The Department of Conservation helps interpret the Williamson Act for governments and landowners and provides information on policies, procedures, and administration. Participating counties and cities establish their own rules on enrollment, acreage requirements, enforcement, and permitted land uses.5
As shown in the Figure 3-6, there is no parcel designated under the Williamson Act within the City of San Juan Bautista. However, 19 Williamson Act parcels are intersecting or located within the Block Groups of San Juan Bautista. 5
California Department of Conservation: https://www.conservation.ca.gov/dlrp/lca

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City of San Juan Bautista 6th Cycle Housing Element Page 3-26 Figure 3-6: Parcels conserved under the Williamson Act near San Juan Bautista Source: Division of Land Resource Protection, California Department of Conservation; the City of San Juan Bautista

2. Public Facilities and Services
In planning for growth, it is important to ensure that adequate public facilities and services are available to meet the anticipated demand. In compliance with the provision of AB 1087, the City provides a copy of its current Housing Element to water and sewer service providers.

Discussed below are some of the public services in the city.

Water Supply
Water use in the San Juan Bautista area consists of a combination of residential, agricultural irrigation, and water-intensive food processing/industrial uses. Agricultural uses continue to metered water supply is obtained from City-owned groundwater wells. The water system serves the city and a small portion of unincorporated areas of the County. The system currently consists of one storage facility, 3 wells. Two replacement wells (Well #4 and Well #5) were recently constructed and a State Water Resources Control Board violation noted in October 2016 resulted in a moratorium on new connections. The moratorium was officially lifted in December 2018.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-27 he combination of Well #1, Well #5, and
Well #6 meets or exceeds the redundancy and source capacity requirements from the State for both current and future demand. As of 2017 2,212
residents and the city has installed 720 water meters and 275 new meter boxes. The new water system must have the capacity to meet the projected Maximum Day Demand of approximately 371,091 gallons per day. Water availability is a critical planning issue for San Benito County and the State as a whole. The city works collaboratively with the San Benito County Water District. It is anticipated that discussion will continue regarding intertie of the City and District water systems. Most areas of the underlying aquifer do not show significant groundwater depletion, although some agricultural areas within the basin have been excessively pumped. As of December 2018, the connection moratorium, previously implemented in October 2016 by the State Water Resource Control Board, had been lifted and a new water system permit has been issued to the City in 2019.

Sewer Service
San Juan Bautista provides wastewater treatment for the incorporated City. The existing wastewater treatment plant is located at the northerly terminus of Third Street. The present anticipated
waste water flows.

The General Plan EIR
per day and a wet capacity of 0.5 million gallons per day. The sewer plant can currently process flows greater than the current average in the city and therefore, can accommodate the expected increase in wastewater production. Acc city
pumped an average of approximately 0.096 million gallons of wastewater per day from pump station #1. The current sewer plant has sufficient capacity to serve additional housing. New residential projects are required to pay water and sewer connection and user fees to the city.

San Juan Bautista presently provides new water and sewer services to all in-City applicants who are permitted to develop new residential development. If the provision of new water and sewer services becomes limited as the utility approaches capacity, priority for new services will be given to affordable housing projects as required by section 65589.7 of the California Government Code.

Additionally, there is an on-going Sanitary Sewer Force Main to Hollister Project that is planned to extend 10-inch HDPE sanitary sewer force main to the City of Hollister Domestic Wastewater Treatment Plant from the City of San Juan Bautista Wastewater Treatment Plant.

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City of San Juan Bautista 6th Cycle Housing Element Page 3-28 This side intentionally left blank.

City of San Juan Bautista 6 Page 4-1 th Cycle Housing Element This section analyzes the resources available for the development, rehabilitation, and preservation of housing in San Juan Bautista. This includes an evaluation of the availability of land resources, the City's ability to satisfy its share of the region's future housing needs, the financial resources available to support housing activities, and the administrative resources available to assist in implementing the City's housing programs.

A. Regional Housing Needs
As presented in Section 1, San Juan Bautista is allocated 88 new units for the entire 6th Cycle 2023-2031 planning period (see Table 1-1). San Juan Bautista must demonstrate that adequate sites will be available to address its share of the regional housing need for the planning period of 2023 - 2031.

The Department of Housing and Community Development allows cities three ways to address this requirement:
a. New Housing Production. Since the RHNA takes several years to develop prior to the Housing Element planning period of 2023-2031, jurisdictions may count the number of new units built and occupied from 2019 toward their RHNA requirements. b. Rehabilitation/Preservation. Under State law, cities can also count up to 25 percent of their RHNA for the rehabilitation of qualified substandard units. Cities may also count a portion of the affordable units which would otherwise revert to market rents but are preserved through committed assistance from the jurisdiction. c. Available Land for Development. Cities may also count potential housing production on suitably zoned vacant and underutilized sites within the community. Cities must document how zoning and development standards on the sites facilitate housing.

The following discussion shows how the city will meet its RHNA for the 2023-2031 planning period, including accommodation of housing for low and very low income households.

B. City Incentives towards Housing Production
This section discusses city incentives for housing production.

1. Inclusionary Housing Ordinance
In 2007, the city adopted an Inclusionary Housing Ordinance as a means to provide permanent affordable housing for very low- and low-income households. For sale projects of 6 or more units and rental projects of 5 or more units are required to either provide units affordable to very lowor low-income households or pay an affordable housing in-lieu fee. The in-lieu fee is established at the time of entitlement and is based on the amount sufficient to subsidize a median priced home in San Juan Bautista. The in-lieu fees are estimated for multifamily and single family to be Chapter
Housing Resources 4

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City of San Juan Bautista 6 Page 4-2 th Cycle Housing Element from $5,000 - $11,000. Through the development agreement negotiation process, fee reductions or waivers are sometimes approved based on project-specific findings.

The Ordinance does not apply to congregate care, residential care facilities, secondary dwelling units and similar facilities. One constraint is that most lots developable in the city due to the size city has found that
developers fit under the requirement of fewer than six units. The city will continue to monitor this ordinance as part of the Inclusionary Housing Program to make sure it does not become a constraint for any future developments. Reservation requirements pursuant to Ordinance are as follows:

Reservation of For-Sale Units

1. No for-sale residential project of six (6) or more units subject to this Chapter shall be approved in any area of the City unless at least one (1) such housing unit is reserved for sale to very low- or low-income households or reserved as rental units for very low- or low-income households for each 5 (5) units of market-rate housing.

2. Calculation of Reservation Requirement. The calculation of the number of housing units to be reserved shall be made utilizing the total number of housing units in the residential project prior to including any increase in the allowable number of such housing units authorized by any density bonus granted pursuant to Government Code Section 65915 et seq. If the calculation of the number of housing units to be reserved results in a fraction of a whole number, the developer may either reserve one (1) additional housing unit or pay a partial in-lieu fee equal to the remaining fraction. The amount of the in-lieu fee shall be determined according to SJBMC 11-09-505.

3. Timing for Construction of Reserved Units. The reserved units shall be constructed either prior to or simultaneously with the non-reserved units within the development. If the development is being constructed in phases, the percentage of reserved units to be constructed in each phase shall be equivalent to one (1) reserved unit for every five (5) market rate units being constructed in that phase.

4. Sales Price. The initial sales price and the resale sales price of reserved units shall be limited to ensure that the price is and remains affordable to very low- or low-income households as defined in SJBMC 11-09-300.

5. Sales Restriction. Reserved units shall be sold or resold only to eligible very low- or lowincome households. A deed restriction, covenant, and/or other instrument enforceable by the City and approved by the City Attorney limiting the resale of such units to eligible very low- or low-income households shall be recorded against the title of all reserved units.

The duration of such resale restrictions shall be a minimum of fifty-five (55) years.

6. Rental Restriction. The requirements in subsection (B) of this Section shall apply if rental housing is provided as the reserved units.

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City of San Juan Bautista 6 Page 4-3 th Cycle Housing Element Reservation of Rental Units

1. No rental residential project subject to this Chapter (including time extensions) shall be permitted unless at least one (1) affordable unit is reserved for very low- or low-income households for each five (5) units of market-rate housing.

2. Calculation of Reservation Requirement. The provisions of this subsection shall apply to the calculation of the number of housing units to be reserved in any rental housing development.

3. Design and Construction of Reserved Units. The design and exterior appearance of the reserved units shall be compatible with and substantially the same as the non-reserved units within the development and shall contain proportionately the same or a larger number of bedrooms and square footage per reserved unit as the non-reserved units.

4. Rental Restriction. The rent to be charged for a reserved housing unit shall be so limited as to be affordable to very low- or low-income households.

5. Deed Restriction. A deed of restriction, covenant, and/or other instrument enforceable by the City and approved by the City Attorney shall be recorded against the title of the property within which the reserved units are located limiting the rental of the reserved units as described in subsection (B)(4) of this section. This rent restriction shall be in effect for a minimum of fifty-5 (55) years. Additionally, the property shall be so restricted as to prohibit the conversion of the restricted units for the term of the rent restriction to a condominium, stock cooperative, community apartment, or such other form of ownership which would eliminate the restricted units as rental units.

The Ordinance will help to ensure that units affordable to low and very low-income households will be produced or acquired.

2. Affordable Housing Incentives
Under the State density bonus law projects may be eligible for an additional density bonus (up to a 35 percent). Moreover, per State law, the City is obligated to offer additional regulatory and financial incentives, including a reduction in development standards, modified parking, modified street widths, direct financial aid or loans, etc. To date, no project proponents have sought density bonus under State law.

3. Planned Unit Developments
The City provides other regulatory and financial incentives to encourage creative housing projects. The Planned Unit Development permit process allows for significant modifications in lot sizes, street widths, density, open space, and many other features in a residential project.

Projects which are larger than one acre are encouraged to file for a PUD to take advantage of design flexibility afforded the project by the ordinance.

4. Mixed Use District
Mixed-Use District allows for types of housing that would not otherwise be accommodated within the City, such as upper floor apartments over commercial uses. This

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City of San Juan Bautista 6 Page 4-4 th Cycle Housing Element housing type is generally less expensive than single family homes, and provides a chance to live near the downtown area.

5. Cooperation with Non-Profit Organizations
The City of San Juan Bautista works with nonprofit organizations on a variety of issues and needs within the community. The city will continue to work with non-profits to address housing needs in the City. Limited financial capacity and land capacity limits the attractiveness of San Juan Bautista to such partnerships.

6. Access to Persons with Disabilities
State law requires that cities analyze potential and actual constraints upon housing for persons with disabilities, demonstrate efforts to remove government constraints, and include programs to accommodate housing designed for disabled persons, including those with developmental disabilities 6th Cycle Housing Element process, the city analyzed its Zoning Ordinance, permitting procedures, development standards, and building codes to identify potential impediments. Where found, the Program Section (Chapter 5) proposes specific actions and implementation schedules to remove such impediments. The city will continue to review and enhance those proposed actions and implementation schedules in this Housing Element. The following summarizes the findings from the analysis.

1. Zoning and Land Use. State and Federal housing laws encourage an inclusive living environment, where persons of all walks of life have the opportunity to find housing zoning code permits a range of housing types suitable to special needs grou
(home where a small number of unrelated people in need of care, support, or supervision can live together) serving 6 or fewer persons are permitted by right in all three residential zoning districts and larger facilities (seven or more persons) are permitted in the R-3 zoning district.

2. Building Codes and Development Standards. The City enforces Title 24 of the California Code of Regulations, which regulates the access and adaptability of buildings to compliance with the 1988 amendments to the Fair Housing Act, which requires a minimum percentage of dwelling units in new developments to be fully accessible to the physically disabled. The Americans with Disabilities Act (ADA) requires new residential buildings consisting of three or more units to incorporate design features, including: (1) adaptive design features for the interior of the unit; (2) accessible public and common use portions; and (3) sufficiently wider doors to allow wheelchair access. The city ensures that building plans meet ADA accessibility standards.

The City provides for modified/reduced parking for projects located within the Mixed Use District. Additionally, the parking ordinance allows joint use of parking as well as in-lieu parking fees. Each of these provisions could assist in the development of housing for persons with disabilities.

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City of San Juan Bautista 6 Page 4-5 th Cycle Housing Element

3. Permitting Procedures. The city does not require special building codes or additional levels of review to build, improve, or convert housing for disabled persons. Per State law, requests for modifications to ensure housing access, such as ramps up to 30 inches in height, do not require a building permit and are processed over the counter. The city uses a standard entitlement process to ensure that facilities are sited and operated in a manner compatible with surrounding land uses.

C. Availability of Sites for Housing
A critical component of the Housing Element is the identification of adequate sites to accommodate projected future housing development, and evaluation of the adequacy of these sites in fulfilling the City's share of regional housing needs as determined by SB+COG. The adequacy of sites is demonstrated by analyzing the density and development standards of various parcels to determine development potential and by ensuring that appropriate infrastructure, public services, and facilities will be available to serve the sites. Citywide constraints to development were discussed in earlier sections, specifically Chapter 3.

For this Housing Element update, a parcel-specific vacant and underutilized site inventory was performed by updating a survey conducted for the General Plan, and using data from San Benito County GIS and the County Assessor's database. Existing uses on each site were considered. City staff refined the list to include only lots that could realistically be developed. Development capacity for sites situated in flood plains or sensitive habitat areas was reduced. Sites selected also had or will have adequate infrastructure, public services, and access to facilities. A 20 percent reduction was applied to larger sites to yield a net development area to accommodate infrastructure improvements. Smaller sites (one acre or less) with immediate street access were assumed developable at full density.

1. Vacant and Partially Vacant Development Sites
The City has identified a number of vacant sites, and one partially vacant site, within the existing City limits that are zoned for residential use or mixed use (that includes residential component).

These sites are adjacent to local streets and could be developed with localized improvements to water, sewer, storm drainage lines, and dry utilities. As discussed in the next section of this chapter, several of the sites have water, sewer, and storm drainage constraints. Further analysis for the partially vacant site is provided below.

Partially Vacant Affordable Housing Site
With regard to APN: 002-350-002 listed in Table 4-1 below (Map #2), the City added special development standards to its Zoning Ordinance in October 2019 to ensure that the regulations governing development of this late-adopted affordable housing site complied with state law.

These special development standards were inserted in the form of two new footnotes Footnote #14 and Footnote #15 as follows:

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City of San Juan Bautista 6 Page 4-6 th Cycle Housing Element 14 Special standards and conditions apply to one affordable housing site (APN 002-350-002) in this zoning district through the year 2024 only, as follows:

The allowable density for the designated affordable housing site is a minimum of 20 units per acre and a maximum of 24 units per acre;
Twenty (20) percent of the residential development on the affordable housing site must be owner-occupied and/or rental multi-family uses that are affordable to lower-income households; and
All development on this affordable housing site must be permitted by right (i.e., no conditional use permit, planned development permit, or other discretionary review or approval).

Any development that takes place on APN 002-350-002 would accommodate necessary historic preservation efforts on or off site that would be in compliance with the City of San Juan Bautista Historic Resource Preservation Ordinance (Chp. 11-06) and the Secretary of Interior Standards.

Except for those usual standards in conflict with the special standards and conditions above, all usual development standards for this zoning district (as shown in the table) also apply to the affordable housing site.
15 Additional special standards and conditions apply to one affordable housing site (APN 002-350- 002) in this zoning district, as follows:

The owner of the site has the right to develop this mixed-use site as 100 percent multifamily housing without a Conditional Use Permit or other discretionary action, If the owner of the site chooses to develop the site as mixed use (commercial and residential, combined), then at least 50 percent of floor area must be developed as a minimum of 16 multi-family dwellings; and
Any development that takes place on APN 002-350-002 would accommodate necessary historic preservation efforts on or off site that would be in compliance with the City of San Juan Bautista Historic Resource Preservation Ordinance (Chp. 11-06) and the Secretary of Interior Standards.

This affordable housing site (Map #2) was evaluated in an addendum to the Initial Study prepared for Housing Element adoption. This site is a partially vacant parcel comprised of 3.84 acres and zoned for mixed use, with public utilities available to the site. The property to the west of the site is zoned for commercial use, and property to the east is zoned for residential use. The size of this site would accommodate a large residential project whose residents would provide ready market for neighboring commercial and other mixed uses.

The Initial Study addendum indicated that development of this site would be constrained by four categories of environmental impact historical resources, biological resources, air quality, and land use.

Historical Resources: With regard to historical resources, the 3.84-acre site contains the old Chalmers House, which is located on approximately 0.4 acres of the site and considered a locally significant historical resource. The special MU (Mixed Use) conditions placed on this site included

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City of San Juan Bautista 6 Page 4-7 th Cycle Housing Element a requirement to protect the potentially historic Chalmers House from any significant degradation. This condition ensures that impacts related to historical resources would be less than significant.

Biological Resources: With regard to biological impacts, the site is also located within 0.39 miles of a known breeding habitat for the California tiger salamander, which means that biological monitoring would be required during ground disturbance activities.

Air Quality Impacts: With regard to air quality impacts, the site is located immediately adjacent to Highway 156 and therefore subject to toxic air contaminants generated by vehicles operating on the highway. This means that property developers would have to undertake a toxic air contaminants analysis to determine what measures might be necessary to ensure future residents are not exposed to contaminants.

Land Use Impacts: With regard to land use impacts, the site is located next to a vacant commercial property on one side, an existing single-family development on the other side, an existing multi-family development across the street, and Highway 156 immediately south of the site. The neighboring vacant commercial property, once developed, would be minimally compatible with the proposed high-density residential use. The highway use to the south would be considered a less-than-perfect neighbor.

Complete Housing Sites Inventory
A complete list of housing sites is shown in Table 4-1 and illustrated in Figure 4-1 and 2. Table 4-2 provides a summary of the sites by income level.

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City of San Juan Bautista 6 Page 4-8 th Cycle Housing Element Table 4-1: Housing Sites Inventory
Map
# APN Acres Net Acres General Plan Zoning Density Afford. Level Capacity 1 0022200030 0.48 0.48 Public Facility INS FAR 0.7 See note (1)
See note
(1)
Subtotal 0.48 -- --
2 0023500020 3.84 3.44 Mixed Use MU 20 L VL
68 See note
(2)
Subtotal 3.44 Subtotal 68
3 0022100050 0.12 0.12 Mixed Use MU 15 M 1
4 0022100020 0.05 0.05 Mixed Use MU 15 M 1
8 0024600010 0.14 0.14 Mixed Use MU 15 M 2
9 0024600050 0.26 0.26 Mixed Use MU 15 M 3
10 0024700080 0.12 0.12 Mixed Use MU 10 M 1
11 0023200090 0.22 0.22 Medium
Density R-3 15 M 3
12 0021500030 0.11 0.11 Mixed Use MU 10 M 1
13 0021900100 0.31 0.31 Mixed Use MU 10 M 3
14 0022600460 0.17 0.17 Medium
Density R-2 10 M 3
Subtotal 1.5 Subtotal 18
5 0024100110 0.08 0.08 Low Density R-1 5 AM 1
6 0023900040 0.12 0.12 Low Density R-1 5 AM 1
15 0024300200 0.13 0.13 Medium
Density R-1 5 AM 1
16 0022900430 0.17 0.17 Medium
Density R-1 5 AM 1
17 0022900390 0.25 0.25 Medium
Density R-1 5 AM 1
18 0025630020 0.15 0.15 Low Density R-1 5 AM 1
19 0024200170 0.11 0.11 Low Density R-1 5 AM 1
20 0023800130 0.11 0.11 Low Density R-1 5 AM 1
21 0022600240 0.19 0.19 Low Density R-1 5 AM 1
22 0022600230 0.20 0.20 Low Density R-1 5 AM 1
23 0025400070 9.72 7.78 Low Density R-1 5 AM 39
Subtotal 9.29 Subtotal 49
Total 14.71 Subtotal 135
Source: City of San Juan Bautista
Notes: (1) Zoning appropriate for homeless shelter.
(2) This site is partially vacant. Approximately 0.4 acres of this site is occupied by a farmhouse that is considered historically significant. Special development conditions that have been incorporated into the Zoning Ordinance require preservation of this farmhouse and its 0.4-acres site. In addition, special development conditions apply to this site as required by Government Code §65583.2(h).

City of San Juan Bautista 6th Cycle Housing Element Figure 4-1: Land Use in San Juan Bautista (2020) Source: City of San Juan Bautista City of San Juan Bautista 6th Cycle Housing Element (4-Year Update) Adopted by City Council: Page 4-10 Figure 4-2: Vacant and Available Residential Sites Notes: APN 0025200010 (#7 in map, 5.95 Acres) is in flood risk zone, thus ineligible for housing development. Source: Realty Planning Group, Inc.; City of San Juan Bautista City of San Juan Bautista 6th Cycle Housing Element (4-Year Update) Page 4- 11

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City of San Juan Bautista 6 Page 4-12 th Cycle Housing Element Table 4-2: Summary of Vacant Sites by Assumed Income Level Affordability Level Net
Acres Capacity RHNA Unmet Need
Homeless Shelter 0.48 n/a n/a n/a
Extremely Low, Very Low, and Low 3.44 68 32 0
Moderate 1.5 18 18 0
Above Moderate 9.29 49 38 0
Source: Realty Planning Group, Inc.; City of San Juan Bautista The development capacity estimates are based on the low-end of the allowed density range for each district, with at least one unit per lot. As can be seen, the city has adequate sites within the city limits to accommodate its share of low and very low income units.

2. Additional Capacity for Affordable Housing
In addition to the sites listed in Table 4-1, above, the city has mechanisms in place that will also current and future Inclusionary
Housing Ordinance, mixed-use infill, and accessory dwelling units.

Inclusionary Housing Ordinance
six market-rate
housing units shall be reserved for sale to very low-, low-, or moderate-income households or reserved as rental units for very low-, low-, or moderate-income households. Therefore, a portion of the homes constructed on these sites would be required to be made available as affordable units, and would reduce the land necessary for re-zoning to R-3.

Mixed-Use Infill
two
the second floors of commercial buildings on sites with this designation and live-work and artist studio development is supported. This type of development has been an important affordable housing resource in San Juan Bautista. A number of lower priced rental units and shop owner residences exist above stores and restaurants on Third Street. The designation also provides places where housing, small business, and workshop space can be combined on the same site.

The City is targeting this area for attaining its moderate income housing.

Residential development within the Mixed-Use District is allowed subordinate to commercial uses at a density up to 15 units per acre when located above a commercial use with the exception of senior and affordable housing projects. Residential units must not be located on street level, except when provided in the rear of a horizontally developed mixed use project. Per ew construction for uses that are exclusively
residential (i.e. that do not include a commercial component) on a property that does not already contain a commercial use is only allowed if 100 percent of the proposed new use meets identified affordable housing need. Such projects would also receive an increase in allowable density of at least 50 percent (if the project is 100 percent affordable) and flexibility in parking

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City of San Juan Bautista 6 Page 4-13 th Cycle Housing Element requirements. These provisions provide incentive to preserve existing residential uses and construct new affordable housing. With the residential density of 15 units per acre combined with commercial uses, each residential unit is anticipated to be relatively small and thus deemed capacity could reach 20 units per acre.

From 2000 to 2014, nine housing units were constructed within the Mixed-Use District: four within a new mixed-use project and five on underdeveloped sites that contained a commercial component. Since 2017, new construction permits have been granted for four mixed use residential units on 107 Third Street.

Secondary Dwelling Units (ADUs)
In fall 2019, the city revised its Second Unit Ordinance to comply with comply with all state law regulating ADUs. According to the City fees, a use permit would cost the applicant $1,500 for major development or $750 for minor. initiation of changes to the Second Unit Ordinance, many property owners expressed interest in pursuing permits for second units. Three new accessory dwelling units were built during the last planning period.

3. Additional Housing Capacity within the Urban Growth Boundary The General Plan designates an Urban Growth Boundary that encompasses about 325 acres within the city limits and another 145 acres to be annexed and provided with urban services by the city. Development of land outside the city limits at urban densities requires annexation to the city. City Annexations are subject to review and approval by the Local Agency Formation Commission of San Benito County (LAFCO).

The city annexed 6 different portions of land within the urban growth boundary between 2015 and 2017. -acre Copperleaf residential subdivision project was annexed into the city in 2016 (Document ID 2016-0009779). The remaining annexations were of non-residential land: a 32-acre piece of land on the southeastern-end of the City was annexed in 2015 for industrial development (Document ID 2015-0010254); an approximately one-acre piece of land on the western side of the City was annexed in 2015 (Document ID 2015-0010253); an approximately two-acre and three-acre piece of land were annexed in 2017 and 2015, respectively (Document IDs 2017-0009704 and 2015-0010258); and another two-acre piece of land to the north of the City was annexed in 2015 (Document ID 2015-0010256).

D. Progress toward RHNA
San Juan Bautista has made progress towards meeting its share of the regional housing needs during the 2015-2023 planning period. According to the California Department of Finance, San Juan Bautista added 53 units between 2015 and 2019. Six of these units were accessory dwelling units built on lots containing single family dwellings. Table 4-3 below illustrates the number of housing units by income level that have been built during this planning period.

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City of San Juan Bautista 6 Page 4-14 th Cycle Housing Element Table 4-3: Housing Units Built During the Early Phase of 5th Cycle Planning Period (2015-2019)
Affordability Distribution Housing Units by Income
Level
Very Low 0
Low 0
Moderate 0
Above Moderate 53
Total Units 53
Source: DOF Table E-5; City of San Juan Bautista
As summarized in Table 4-4, the City can fully address its RHNA through a combination of past housing production during this planning period, remaining capacity in residential and commercial areas, and a combination of second units and infill development. In addition, the city has recently begun drafting of language for the 5th Cycle Housing Element Zoning Standards Update to be in compliance with state standards and follow the recently updated housing element standards.

Table 4-4: Housing Element Progress
Based on Units Approved/Under Construction
Affordability
Distribution
RHNA Allocation
for the 5th cycle
planning period
2022 Annual
Progress
RHNA Allocation
for the 6th cycle
planning period
Remaining
Need for 6th
RHNA Period
Extremely Low 5 0 8 8
Very Low 5 0 10 10
Low 6 0 14 14
Moderate 8 0 18 18
Above Moderate 17 4 38 0
Total Units 41 4 88 50
Source: DOF Table E-5; City of San Juan Bautista
E. Financial Resources
development program. As such, the City will need to partner with non-profit agencies, San Benito County and other parties to address housing needs in the City. While the City currently does not access many of the programs and funds available, the City may in the future choose to avail itself to the affordable housing funds provided via local, State, Federal and private resources. The following section describes the 5 largest housing funding sources the City can use for housing production, rehabilitation, or preservation: CDBG grants, HOME funds, redevelopment set-aside funds, affordable housing in-lieu fees, the Housing Choice Voucher Program, and Proposition 46 funds. Table 4-5 provides an inventory of financial resources available.

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-15 th Cycle Housing Element Table 4-5: Financial Resources for Housing Activities
Program Name Description Eligible Activities

1. Federal Programs
Community
Development
Block Grant
(CDBG)
Grants awarded to the city on a formula basis
for housing and community development
activities. The City is currently not eligible for
CDBG due to non-certification of Housing
Element.
-Acquisition
-Rehabilitation
-Home Buyer Assistance
-Economic Development
-Homeless Assistance -Public Services
Emergency
Shelter Grants
(ESG)
Grants potentially available to the city through
the County to implement a broad range of
activities that serve homeless persons. Funding
availability is uncertain for the current year.
-Shelter Construction
-Shelter Operation
-Social Services
-Homeless Prevention
HOME Grant program available to the city on a
competitive basis for housing activities. City
allocation process.
-Acquisition
-Rehabilitation
-Home Buyer Assistance
-Rental Assistance
Low-Income
Housing Tax
Credits (LIHTC)
Tax credits available to persons and
corporations that invest in low-income rental
housing. Proceeds from the sales are typically
used to create housing.
-New Construction
-Acquisition
-Rehabilitation
Mortgage Credit
Certificate
(MCC) Program
Income tax credits available to first-time
homebuyers to buy new or existing singlefamily housing. Santa Cruz County Housing Authority makes certificates available.
-Home Buyer Assistance
Housing Choice
Voucher Program
Rental assistance payments through Santa Cruz
County Housing Authority to owners of private
market rate units on behalf of very low-income
tenants.
-Rental Assistance
-Home Buyer Assistance
Section 202 Grants to non-profit developers of supportive housing for the elderly.
-Acquisition
-Rehabilitation
-New Construction
Section 203(k) Provides long-term low interest loans at fixed rate to finance acquisition and rehabilitation of
eligible property.
-Land Acquisition
-Rehabilitation
-Relocation of Unit -Refinance Existing Indebtedness
Section 811 Grants to non-profit developers of supportive housing for persons with disabilities, including
group homes, independent living facilities and
intermediate care facilities
-Acquisition
-Rehabilitation
-New Construction -Rental Assistance
U.S. Department
of Agriculture
(USDA) Housing
Programs (Sections
514/516
Below market-rate loans and grants for
farmworkers rental housing.
-New Construction
-Rehabilitation

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-16 th Cycle Housing Element Program Name Description Eligible Activities

2. State Programs
SB 2 Planning
Grants Program
Provides funding and technical assistance
to all local governments to prepare, adopt,
and implement plans and process
improvements that streamline housing
approvals and accelerate housing
production.
-Updates to general plans,
community plans, specific plans,
local planning related to
implementation of sustainable
communities strategies, or local
coastal plans.
-Updates to zoning ordinances.
-Environmental analyses that
eliminate the need for projectspecific review. -Local process improvements that expedite local planning and
permitting.

Affordable
Housing
Partnership
Program (AHPP)
Provides lower interest rate CHFA loans to
home buyers who receive local secondary
financing.
-Home Buyer Assistance
CalHOME Provides grants to local governments and nonprofit agencies for local home buyer assistance and owner-occupied rehabilitation program and
new home development projects. Will finance
the acquisition, rehabilitation, and replacement
of manufactured homes.
-Home Buyer Assistance
-Rehabilitation
-New Construction
California Housing
Assistance
Program
Provides 3 percent silent second loans in
conjunction with 97 percent CHFA first loans to
give eligible buyers 100 percent financing.
-Home Buyer Assistance
California Housing
Finance Agency
(CHFA) Rental
Housing Programs
Below market rate financing offered to builders
and developers of multi-family and elderly
rental housing. Tax exempt bonds provide
below-market mortgages.
-New Construction
-Rehabilitation
-Acquisition
California Housing
Finance Agency
(CHFA) Home
Mortgage
Purchase Program
CHFA sells tax-exempt bonds to make belowmarket loans to first-time buyers. Program operates through participating lenders who
originate loans for CHFA.
-Home Buyer Assistance
California SelfHelp Housing
Program (CSHHP)
Provides grants for the administration of mutual
self-help housing projects.
-Home Buyer Assistance
-New Construction
Downtown
Rebound
Funding to facilitate infill development and - -Rehabilitation Emergency Housing
and Assistance
Program (EHAP)
Provides grants to support emergency housing. -Shelters & Transitional Housing Emergency
Shelter
Grants awarded to non-profit organizations for
shelter support services.
-Support Services

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-17 th Cycle Housing Element Program Name Description Eligible Activities
Permanent
Local Housing
Allocation
(PLHA) program
The funding to be allocated to provide
affordable housing grants to assist low-income
households and homeless population.
- Rehabilitation, and preservation of
Affordable rental and ownership
housing, including Accessory
Dwelling Units (ADUs).
- Assisting emergency shelters,
rehabilitation and preservation of
transitional housing
Extra Credit
Teacher
Program
Provides $7,500 silent second loans with
forgivable interest in conjunction with lower
interest rate CHFA first loans to assist eligible
teachers to buy homes.
-Home Buyer Assistance
Farmworker
Housing
Provides State tax credits for farmworker
housing projects.
-New Construction
-Rehabilitation
Housing
Enabled by
Local
Partnerships
(HELP)
Provides 3 percent interest rate loans, with
repayment terms up to 10 years, to local
government entities for locally-determined
affordable housing priorities.
-New Construction
-Rehabilitation
-Acquisition
-Home Buyer Assistance
-Site Acquisition
-Site Development
Joe Serna Jr.

Farmworker
Housing Grant
Program (FWHG)
Provide recoverable grants for the acquisition,
development and financing of ownership and
rental housing for farmworkers.
-Home Buyer Assistance
-Rehabilitation
-New Construction
Multi-Family
Housing Program
(MHP)
Deferred payment loans for the new
construction, rehabilitation and preservation of
rental housing.
-New Construction
-Rehabilitation
-Preservation
Self-help
Builder
Assistance
Program
(SHBAP)
Provides lower interest rate CHFA loans to
owner-builders who participate in self-help
housing projects. Also provides site acquisition,
development and construction financing for
self-help housing projects.
-Home Buyer Assistance
-New Construction
-Site Acquisition
-Site Development
Supportive
Housing/Minor
s Leaving
Foster Care
Funding for housing and services for mentally
ill, disabled and persons needing support
services to live independently.
-Supportive Housing
-Foster Care

3. Local Programs
Affordable
Housing In- Lieu
Fees
The City collects in-lieu fee contributions from
residential, commercial, and industrial
development under the provisions of the
Inclusionary Housing Ordinance.
-Acquisition
-Rehabilitation
-New Construction
Financial
Incentives
under the
financial incentives. The City uses the State
provisions for density bonuses.
-New Construction
Tax Exempt
Housing Revenue
Bond
The City can support low-income housing by
issuing housing mortgage revenue bonds
requiring the developer to lease a fixed
percentage of the units to low-income families
at specified rental rates.
-New Construction
-Acquisition
-Rehabilitation

4. Private Resources/Financing Programs

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-18 th Cycle Housing Element Program Name Description Eligible Activities
California
Community
Reinvestment
Corporation (CCRC)
Non-profit mortgage banking consortium
designed to provide long term debt financing for
affordable multi-family rental housing. Nonprofit and for-profit developers contact member banks.
-New Construction
-Rehabilitation
-Acquisition
Federal National
Mortgage
Association (Fannie
Mae)
-Fixed rate mortgages issued by private
mortgage insurers.
-Home Buyer Assistance
-Mortgages which fund the purchase and
rehabilitation of a home.
-Home Buyer Assistance
-Rehabilitation
-Low Down-Payment Mortgages for SingleFamily Homes in underserved low-income and minority cities.
-Home Buyer Assistance
Freddie Mac Home
Works
Provides first and second mortgages that
include rehabilitation loan. City provides gap
financing for rehabilitation component.

Households earning up to 80% MFI qualify.
-Home Buyer Assistance
Savings Association
Mortgage Company
Inc.

Pooling process to fund loans for affordable
ownership and rental housing projects. Nonprofit and for-profit developers contact member institutions.
-New construction of rentals,
cooperatives, self-help housing,
homeless shelters, and group
homes
Source: Compiled by Cotton/Bridges/Associates, November 2002.

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-19 th Cycle Housing Element

1. Community Development Block Grant (CDBG) Funds
The CDBG program provides funds for a range of community development activities. The program is flexible in that the funds can be used for a range of activities including, but not limited to: acquisition and/or disposition of real estate or property, public facilities and improvements, relocation, rehabilitation and construction (under certain limitations) of housing, homeownership assistance, and also clearance activities. Currently, the City is not a recipient of funds. The City may choose, upon Housing Element Certification, to pursue CDBG funds on a competitive basis.

CDBG funds are currently being targeted in federal budget reductions. It is unknown to what extent CDBG will be available to assist the city.

2. HOME Investment Partnership Program Funds
Federal HOME funds can be used for activities that promote housing and homeownership for lower-income households. Such activities include the following: building acquisition, new construction, moderate or substantial rehabilitation, first-time homebuyer assistance and tenantbased assistance. A federal priority for use of these funds is preservation of at-risk housing stock.

The State HOME Income Limits for San Benito County were updated in 2019 and became effective in June 28, 2019.

San Juan Bautista has not applied for or secured HOME funds through the State HCD (through a competitive process). Administrative costs of the program and the limited size of San Juan Bautista may limit the utility of this program. The City currently does not receive any HOME funds.

3. Affordable Housing In-Lieu Fee
The City collects in-Lieu fee contributions from residential projects if housing is not provided onsite, under the provisions of the Inclusionary Housing Ordinance. These fees, by ordinance, are required to be used to address affordable housing needs in the City.

Chapters 11-09-500 through 11-09-510 provide descriptions of the in-lieu fees.

4. Housing Choice Voucher Program
The Housing Choice Voucher Program is a federal program that provides rental assistance to very low-income persons in need of affordable housing. The Housing Choice Voucher Program offers a voucher. A voucher pays the difference between the payment standard (an exception to fair market rent) and what a tenant can afford to pay (e.g., 30 percent of their income). A voucher allows a tenant to choose housing that may cost above the payment standard, with the tenant paying the extra cost. The County of San Benito contracts with the Housing Authority of Santa Cruz County to administer the Housing Choice Voucher Program in San Benito County (San Juan Bautista). The Housing Choice Voucher Program may now be used to assist certificate holders to buy a home as well. , a
total of 15 households in the City are receiving vouchers.

5. Proposition 1C: Housing and Emergency Shelter Trust Fund Act of 2006 Due to the State budget deficit, only limited State funds have been available for affordable housing activities. However, California voters in 2006 approved a $2.9 billion bond (Proposition

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-20 th Cycle Housing Element 1c) to address the State's affordable housing challenges. According to the Department of Housing and Community Development (HCD), the housing bond will establish funding for housing and infrastructure programs to produce an estimated 118,000 housing units, 2,350 homeless shelter spaces, and infrastructure projects that help infill housing development such as water, sewer, parks, and transportation improvements. Specifically, the bond will be allocated according to Figure 4-3 as shown below.

Figure 4-3: Prop 1C Bond Allocation
Source: State Department of Housing and Community Development These bond funds will be available on a competitive basis for the entire state and represent a major opportunity for the City to leverage local monies in support of affordable housing.

F. Administrative Resources
Described below is a sample of public and non-profit agencies that have been involved in housing activities in the San Juan Bautista area. These and other agencies play important roles in meeting the housing needs of the community. In particular, they are or can be involved in the improvement of housing stock, expansion of affordable housing opportunities, preservation of existing affordable housing, and/or provision of housing assistance to households in need.

1. San Benito County/Housing Authority of the County of Santa Cruz The Housing Authority of the County of Santa Cruz was created to provide housing assistance for Santa Cruz County's lower- and moderate-income residents. The Housing Authority administers the Housing Choice Voucher Program and manages public housing developments. The Housing Authority also administers various programs, including the Mortgage Credit Certificate and Mobile Home Resident Ownership Programs. In addition, the Authority issues mortgage-backed revenue bonds to assist developers in providing affordable rental housing and single-family bonds for homeownership assistance. San Benito County contracts with the Housing Authority.

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-21 th Cycle Housing Element

2. South County Housing (SCH)
SCH is a private non-profit organization that provides housing for low- income families living in coastal, mid-California. SCH has achieved distinction through the creation of 1,300 single-and multifamily units for farmworker families, seniors, seasonal laborers, single parents, low-income families and the homeless. SCH is also the owner/manager of more than 700 rental units affordably priced for low-income individuals and families. These properties, housing more than 3,000 residents, are maintained under the auspices of South County Housing Property Management Corporation.

3. Mid-Peninsula Housing Coalition (MPHC)
Mid-Peninsula is an established regional nonprofit organization involved in the development, management, acquisition and rehabilitation of affordable rental housing. MPHC primarily develops affordable family and senior rental apartments. Since it was founded in 1971, MPHC has developed over 3,700 affordable housing units in 6 Northern California counties. MPHC has also rehabilitated over 300 units in blighted neighborhoods. In addition, MPHC has been involved in the preservation of affordable housing units that are at risk of converting to market rate uses.

4. Community Housing Improvement Systems and Planning Association, Inc. (CHISPA) CHISPA is one of the largest private non-profit developers in Monterey and Santa Cruz County. To date, CHISPA has produced more than 1,000 units of very low, low, and moderate-income housing throughout Monterey County. Most of CHISPA's rental, homeownership, and cooperative projects serve large families and include 3- and 4-bedroom townhouse-style units with open space and tot lots. CHISPA remains a resource and a potential partner for San Juan Bautista.

5. Habitat for Humanity
Habitat for Humanity is a non-profit, Christian organization dedicated to building affordable housing and rehabilitating homes for lower income families. Habitat builds and repairs homes with the help of volunteers and partner families. Habitat homes are sold to partner families at no profit with affordable, no-interest loans. Volunteers, churches, businesses, and other groups provide most of the labor for the homes. Government agencies or individuals typically donate land for new homes.

6. Salvation Army
The Salvation Army is a Christian non-profit organization that offers a variety of services, including: services for youth and seniors; a transitional housing program for persons in need, including those recovering from addictive behaviors; human services; and emergency/disaster relief. When a natural disaster or civil disorder occurs, the Salvation Army provides various recovery services, including shelter, counseling, congregate feeding, financial assistance, and reconstruction. Shelters may be established in Salvation Army facilities or other sites.

7. Housing Choices Coalition (HCC)
Housing Choices Coalition is a local nonprofit organization that creates and implements innovative strategies to provide quality living options for people with developmental disabilities

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-22 th Cycle Housing Element in Santa Clara County, Monterey County, and Santa Cruz County. The Coalition aims to ensure that a variety of housing options are available to people with developmental disabilities, including rental housing, home ownership
and cooperative and/or shared housing. The Coalition works in partnership with developers, funders, and others in the planning and development of new affordable housing and the securing of housing units for use by people with developmental disabilities.

8. Project WeHOPE / Dignity on Wheels
WeHOPE offers 4 main programs to help homeless individuals:
a. Transitional/Supportive Housing Program. This is a 120-day program that is intended to deal with the systemic issues related to homelessness. Clients entering this program take a series of classes, set weekly goals, meet weekly with his or her case manager, participate in a mandatory savings program, do daily housing searches, and are a positive role model for emergency clients also staying at the WeHOPE Shelter.
b. Dignity on Wheels Mobile Hygiene Outreach Program. Dignity on Wheels is a mobile hygiene outreach program that provides free showers and laundry service for the homeless living in encampments, rotating shelters, in their vehicles or other temporary spaces where they do not have access to such amenities.
c. H.O.P.E. Jobs H.O.P.E. Jobs is a program that offers WeHOPE clients and the general community with free certification courses to become a Security Guard or Custodial Technician. The classes are taught by nationally certified instructors within their professional industry. Each individual who successfully receives a certificate of completion for either class are able to apply for hundreds of qualified jobs throughout California. d. Dignity @ Work This program is offered to support formerly incarcerated individuals to become successful in all aspects of their lives. We offer comprehensive training in diverse related disciplines that provide life, communication, problem solving and financial management skills followed by job and entrepreneurship training to set the stage for successful employment either as a business owner or employee in a high-demand, low barrier to entry fields.

9. Schools/Social Services
School, has programs that work with migrant
tensive
instruction and serv 2 consecutive academic years after their completion of grade 12 or until they pass both parts of the CAHSEE. Because many migrant households experience language barriers, this program works with children, who claim English as their second language, to help them receive a high school diploma. The Aromas-San Juan Unified School District also operates bus systems which have designated stops in rural areas of Aromas and San Juan Bautista. These bus routes help ensure migrant children, who may live in more remote locations and have parents who leave for work in the fields early, still have access to attending school.

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-23 th Cycle Housing Element G. Opportunities for Energy Conservation
Not since the 1970s has energy conservation been a more important issue in California. With the escalation in energy prices during the past few years, consumers and builders have once again become more aware of energy costs. The City of San Juan Bautista recognizes that prosperity and economic development cannot be achieved at the expense of our environment. The city must strike a balance between development and environmental stewardship to keep our economy strong and, at the same time, protect our environment. The following section highlights building standards and conservation codes contributing to that success.

Title 24 of the California Administrative Code sets forth mandatory energy standards for new development, and requires adoption of an "energy budget." In turn, the home building industry must comply with these standards while localities are responsible for enforcing the energy conservation regulations. In February 2015, San Juan Bautista worked with the Monterey Bay SEED Fund to analyze several sites within the City (City Hall, City Yard, Community Center, Wastewater Treatment Plant, and the Pellet Plant) to determine any potential technical issues with implementing solar installation and in March 2015, each signed an agreement for cooperative purchasing of renewable energy. Since this agreement in 2015, the city has not adopted a Solar Energy Code for the purpose of reducing energy costs for new residential developments nor has the City adopted an energy budget. However, State law (both the Residential Building Code and CalGreen) have standards that significantly reduce energy use in new residential construction.

The following are among the alternative ways to meet these energy standards. Alternative 1 is a passive solar approach which requires proper solar orientation, appropriate levels of thermal mass, south facing windows, and moderate insulation levels. Alternative 2 generally requires higher levels of insulation than
Alternative 1, but has no thermal mass or window orientation requirements. Alternative 3 is without passive solar design but requires active solar water heating in exchange for less stringent insulation and/or glazing requirements.

Increasing energy costs, persistent drought and climate change have reshaped how Californians think when it comes to buying new homes. Solar roof panels have become increasingly commonplace over the past several decades, with both State and federal tax credits available.

Energy-efficient appliances and landscaping have become amenities of choice for this class of practices that incorporate the energy and water efficiencies that consumers desire as well as environmentally friendly construction that minimizes waste and maximizes the use of resources.

1. Monterey Bay Community Power and Pacific Gas & Electric (PG&E) Monterey Bay Community Power, the new community choice aggregation agency in the 3-county region, opened its doors in 2018, providing 100 percent carbon-free electric power to its customers. In addition, Pacific Gas & Electric provides both natural gas and electricity to residential consumers in San Benito County, including the City of San Juan Bautista. PG&E also participates in several other energy assistance programs which help qualified homeowners and renters conserve energy and control costs. These include:

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-24 th Cycle Housing Element a. The California Alternate Rates for Energy Program (CARE) provides a 15 percent monthly discount on energy rates to income-qualified households, agricultural employee housing, shelters, hospices and other qualified non-profit group living facilities. b. The Relief for Energy Assistance through Community Help (REACH) Program provides onetime energy assistance to low-income customers who have experienced severe hardships and have no other way to pay their energy bill.
c. The Balanced Payment Plan (BPP) is designed to eliminate big swings in a customer's monthly payments by averaging energy costs over the year. d. The Low-Income Home Energy Assistance Program (LIHEAP) provides eligible low- income persons, via local governmental and nonprofits, financial assistance to offset energy costs and weatherize homes to improve efficiency.

Beyond the savings involved with making intelligent efficiency investments there are a variety of funds available to the community that can help absorb some of the initial cost. PG&E Rebates are available at: http://www.pge.com/myhome/saveenergymoney/rebates/index.shtml.

2. AMBAG EnergyWatch
The City of San Juan Bautista is a member of the Association of Monterey Bay Area Governments (AMBAG). AMBAG operates a PG&E funded EnergyWatch Program that provides energy saving assistance to local governments, non-profits, schools and low to moderate income households.

HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-25 th Cycle Housing Element This side intentionally left blank.

City of San Juan Bautista 6th Cycle Housing Element
Sections 2, 3, and 4 of the Housing Element establish the housing needs, constraints, and policies, programs, and quantified objectives to address the identified housing needs for the 2023-2031 planning period, and reviews progress made during the prior planning period.

A. Housing Goals
housing needs and are implemented through the programs, policies, and staff of the City.

In drafting these goals and policies, Section 65583 of the Government Code requires the housing element to address 5 major areas:

Housing and Neighborhood Conservation
Provision of Housing Assistance
Housing Production
Removal of Governmental Constraints
Equal Housing Opportunity

1. Housing and Neighborhood Conservation
Conserving and improving the housing stock is an important goal. Approximately 37 percent of the occupied housing units in San Juan Bautista are built before 1970, an age when most homes begin to have major rehabilitation needs. The City supports neighborhood preservation and upgrading through provisions of the building code and code enforcement.

2. Housing Assistance
San Juan Bautista is a small community of just over 2,000 residents. As such, the number of persons with special housing needs, including seniors, large families, disabled persons, homeless persons, single parent families, and students, among others is relatively small.

Nevertheless, these groups may face greater difficulty in finding decent and affordable income, family characteristics, disability, or health issues. The city remains committed to addressing the special needs of San Juan Bautista residents.

3. Housing Production
Housing diversity is important to ensure that all households, regardless of age, income level, and household type, have the opportunity to find housing suited to their lifestyle.

Part of this diversity is addressed through the regional housing needs assessment process, Chapter
Housing Plan 5
City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

which encourages the provision of housing for all economic segments in the community.

However, housing diversity is also addressed by supporting alternative housing options for residents with special housing needs.

The city has an Inclusionary Housing ordinance to promote the development of housing for lower income households in San Juan Bautista.

4. Removal of Government Constraints
Under State law, the Housing Element must address, and where legally possible, remove governmental constraints affecting the maintenance, improvement, and development of and facilitate development of housing affordable to lower-and moderate-income households, including families, seniors, and persons with special needs.

5. Fair and Equal Housing Opportunity
Ensuring fair and equal housing opportunity is an important goal. Whether through mediating disputes, investigating bona fide complaints of discrimination, or through the provision of education services, the provision of fair housing services is important to ensuring fair and equal access to housing. San Juan Bautista supports the provision of fair housing opportunity through its housing element policies.

The following are the 5 overarching goals of the city for the 2023-2031 housing planning period:

GOAL 1.0 SAFE AFFORDABLE HOUSING MEETING THE NEEDS OF ALL

RESIDENTS
GOAL 2.0 HOUSING OPPORTUNITIES FOR ALL ECONOMIC SEGMENTS AND

SPECIAL NEEDS GROUPS
GOAL 3.0 AVAILABLE HOUSING FOR ALL INCOME GROUPS
GOAL 4.0 REASONABLE GOVERNMENTAL CONSTRAINTS ON THE

DEVELOPMENT OF HOUSING
GOAL 5.0 FAIR AND EQUAL HOUSING OPPORTUNITY FOR ALL PERSONS B. Policies and Programs
The housing programs described under this section contain existing programs as well as future programs needed to address identified housing needs. It is important to note that the current State budget crisis, withholding of housing funds, and unfunded mandates may restrict the ability of the City to implement these programs.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

GOAL 1.0: SAFE AFFORDABLE HOUSING MEETING THE NEEDS OF ALL RESIDENTS Policy 1.1 Encourage homeowners and landlords to maintain properties in sound condition thr
programs and code enforcement efforts.

Policy 1.2 Encourage citizen involvement to preserve, maintain, and revitalize the architecturally significant buildings and neighborhoods.

Policy 1.3 Support housing builders in the acquisition, rehabilitation, and maintenance of older residential properties, and development of new projects, as long-term affordable housing.

Policy 1.4 Preserve the existing stock of affordable housing, including mobile homes, through City regulations and financial and other forms of assistance.

Policy 1.5 Invest in public infrastructure and provide appropriate public services and facilities as financially practicable.

1.1. Code Enforcement Program
Code enforcement is a means to ensure that the character and quality of neighborhoods is enhanced and maintained, and safety hazards resolved. Code enforcement efforts in San Juan Bautista focus on bringing substandard units into compliance with City building, housing, and property maintenance codes.

Program Objective:

The City will continue to carry out code enforcement activities, including performing property inspections and citing code violations, when necessary.

ONGOING
General Fund Building Official and City Manager

1.2. Housing Rehabilitation Program
Housing rehabilitation is critical to improve neighborhoods. The City does not currently have financial resources to develop a housing rehabilitation program. The City may choose to seek CDBG funds which could be used, in part, to assist lower income households in weatherization and other rehabilitation. The city also anticipates partnerships with nonprofits in the area that may provide these types of services and opportunities for City residents.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Program Objective:

The City anticipates, upon certification, seeking CDBG funds. As part of that process, the city will determine the amount requested and the percentage that might go to housing rehabilitation and authorizations. Additionally, the city will annually contact area nonprofits that provide assistance to low- and moderate-income households continue to seek out partnerships.

The city will advertise the availability of any funding/programs through brochures at City Quantified Object 2 units per year
Annually
CDBG Building Official and City Manager

1.3. Lead and Asbestos Abatement Education Program
As an older and established community, San Juan Bautista has a significant stock of older homes, many of which are historically significant, located in and around the downtown as well as recently annexed areas. Some of these units are in poor condition and are predominantly occupied by lower-income households. Because of their age, many of these units are likely to contain lead-based paint and/or asbestos hazards.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Program Objective:

The City will offer brochures on lead and asbestos containment and abatement. The City will also, in conjunction with the air quality district, implement applicable State and/or federally mandated containment and abatement procedures for remodels and demolitions.
website.

ONGOING
General Fund Building Official and City Manager

1.4. Preservation of Affordable Housing Program
San Juan Bautista has a limited stock of affordable housing units receiving public subsidies Ordinance units have a 55-year affordability restriction, and all are new units. None of the Community Choice vouchers have been identified to be at risk during this cycle. If one or more affordable housing units are lost, the city will actively work to replace the lost affordable housing.

Program Objective:

The city will continue to monitor affordable housing units through establishment of a database. The city will work with San Benito County to ensure Housing Choice Voucher Program vouchers remain available to San Juan Bautista residents.

ONGOING
General Fund and Housing In-lieu fees City Planner and City Manager GOAL 2.0 HOUSING OPPORTUNITIES FOR ALL ECONOMIC SEGMENTS AND SPECIAL NEEDS GROUPS.

Policy 2.1 Encourage the provision of jobs and housing by annexing areas for new employment opportunities and promoting th
current and future business owners.

Policy 2.2 Continue to support the provision of rental assistance to lower-income households, and encourage property owners to list units with the Housing Authority of the County of Santa Cruz.

Policy 2.4 Continue to enforce notification requirements for lower income persons displaced due to demolition, reuse, or rehabilitation as a result of code enforcement.

Policy 2.5 Support efforts by non-profits to evaluate the needs for transitional and emergency housing in San Juan Bautista, including support of grant applications and assistance in identification of suitable sites.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Policy 2.6 Encourage and support, as feasible, non-profit and for-profit agencies who provide supportive services and alternative housing options for persons with special housing needs in San Juan Bautista and San Benito County.

Policy 2.7 Support the provision of child care facilities throughout the community.

Policy 2.8 Allow emergency shelters in at least one zone by right, allowing residential uses in order to provide housing for families or individuals on a limited, short-term basis.

Policy 2.9 Recognize transitional housing as a residential use and allow this use in all zones that allow residential uses.

Policy 2.10 Support the development of housing for special needs populations by continuing to allow residential care facilities, manufactured housing, and transition/supportive housing in all zones where single family development is allowed.

2.1. Housing Choice Voucher Program
The County of Santa Cruz Housing Authority administers the Housing Choice Voucher Program on behalf of San Benito County (San Juan Bautista). The Housing Choice Voucher Program extends rental subsidies to very low-income households, including families, seniors, the disabled, and farmworkers. The Housing Choice Voucher Program offers a voucher that pays the difference between the current fair market rent (FMR) 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 that the tenant pays the extra cost. According to the Housing Authority of the County of Santa Cruz, a total of 15 households in San Juan Bautista as of 2018 receive vouchers. Housing Choice Voucher Program may now be used to assist certificate holders to purchase a home as well.

Program Objective:

The city
to needy residents. The City will continue to encourage San Benito County, the Housing Authority or other agencies to list available rentals for the San Juan Bautista area.

ONGOING
Federal City Manager in liaison with County

2.2. Child Care Facilities Program
Most San Juan Bautista residents commute to work outside the city. As such, there is and likely will continue to be, a need for child care facilities.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Program Objective:

The city will continue to allow child care facilities in residential districts, and facilitate the development child care component with larger developments. The City will also evaluate Title 11 to ensure that it meets applicable State laws relative to child care facilities.

ONGOING
General Fund City Planner and City Manager

2.3. Grants Program
Over the years, California voters and legislators have authorized the issuance of bonds to support new and continued affordable or special needs housing programs, emergency shelters, neighborhood and downtown revitalization efforts, supportive services, mobility improvements, and a variety of other programs that help meet the housing needs of communities across the State. The Federal Housing and Urban Development Department offers a large number of grants, including Community Development Block Grants, Continuum of Care, and Choice Neighborhood Grants.

Program Objective:

The City will investigate funds available under a variety of programs, and where staffing and other limitations allow, pursue those funds bi- annually until the funds expire with a designated nonprofit partner in order to meet the housing needs of San Juan Bautista residents.

ONGOING
General Fund/Grants City Planner and City Manager
GOAL 3.0 AVAILABLE HOUSING FOR ALL INCOME GROUPS.

Policy 3.1 Encourage the production of housing that meets the needs of all economic segments, including lower-, moderate-, and above moderateincome households, to achieve a balanced community.

Policy 3.2 Provide high quality rental and ownership housing opportunities for current and future residents that are affordable to a diverse range of income levels.

Policy 3.3 Encourage a variety of housing types to address the needs of farmworkers, including affordable rentals, mobile homes, single room occupancy hotels, manufactured and factory-built housing, and group housing.

Policy 3.4 Continue to implement the Inclusionary Housing Ordinance, Density Bonus Ordinance, and other programs as a means of integrating affordable units within new residential development.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Policy 3.5 Pursue State, Federal, and other funding sources for housing activities as a means to leverage local funds and maximize assistance.

Policy 3.6 Encourage and support the efforts of non-profit organizations that develop housing affordable to very low- low-, and moderate-income households.

Policy 3.7 Examine the feasibility of developing quality live/work housing, as appropriate, as a means to provide affordable housing.

Policy 3.8 Ensure that adequate infrastructure, public facilities, water and services are available or in place to support the development of new housing.

3.1. Adequate Sites Program
A key component of the Housing Element is maintaining adequate sites to accommodate currently has identified sufficient sites to meets its RHNA.

Nonetheless, in anticipation of a higher affordable housing allocation in the next housing element cycle, the City is working prepare a specific plan for a new growth area.

Program Objective:

The City will pursue an SB 2 Planning Grant to fund the development of a specific plan for an area located south of State Route 156.

December 2024
General Fund City Planner and City Manager
Program Objective:

The city will prepare a specific plan for an area located south of State Route 156 to accelerate the development of housing in the City.

December 2024
SB 2 Grant City Planner and City Manager
Program Objective:

The City will initiate annexation of the area for which a specific plan was prepared with SB 2 grant funds.

December 2024
General Fund City Planner and City Manager

3.2. Inclusionary Housing Ordinance Program
Under the Inclusionary Housing Ordinance (Chapter 11-09), developers are required to set aside a certain portion of units in projects of six or more units for targeted income level groups. The term of affordability is a minimum of 55 years. Developers who exceed the minimum number of affordable units may be eligible for density bonuses per State law.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

The Inclusionary Housing Ordinance also allows for an in-lieu fee, but this fee is insufficient to fund affordable housing that is not built under the Inclusionary Housing Ordinance.

Program Objective:

The City will review and revise its Inclusionary Housing Ordinance to ensure that the private sector assists in meeting the housing needs of all income groups in San Juan Bautista through direct construction of affordable units. Part of this revision will include an assessment of raising the in-lieu fees.

ONGOING
General Fund City Planner and Finance Manager
Program Objective:

The City will identify suitable affordable housing projects and fund direct financial assistance, land write-downs, regulatory incentives, and other forms of assistance from its accumulated Inclusionary Housing Program account. It will also pursue SB 2 Grant Funds that after the initial year will be devoted to activities that directly reduce the cost of affordable housing.

ONGOING
General Fund City Planner and Finance Manager

3.3. Non-Profit Housing Partnership Program
Non-profit housing developers play an important role in providing affordable housing in the State. The City has the authority to grant direct financial assistance, land write-downs, regulatory incentives, and other forms of assistance to a number of developers to provide both ownership and rental housing to extremely low income, lower- and moderateincome households.

Program Objective:

The city will continue to form relationships with non-profit organizations and look at opportunities in forming partnerships. As funds are available, the City will grant financial assistance, land write-downs, regulatory incentives, and/or other forms of assistance to non-profit developers of affordable and special needs housing.

ONGOING
General Fund/Grants City Planner and City Manager

3.4. Mixed-Use Development Program
San Juan Bautista has zoned a large portion of the downtown area as Mixed Use. These areas have been historically commercial with some residential uses. Adding additional residential development in these areas will create more activity within the downtown, provide a variety of housing types near work and shopping, and enhance public safety.

Inclusion of residential uses in the mixed-use area is encouraged through the use of incentives such as reduced parking requirements and shared parking (between City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

commercial and residential uses). The City has several incentives for the provision of special needs and affordable housing in the Mixed-Use District, including a density bonus of up to 50 percent (for a maximum density of 22.5 units per acre for 100 percent affordable housing projects).

Program Objective:

The city will continue to promote residential uses in the Mixed-Use District. Whenever feasible, the city will encourage the highest allowable residential densities in MU zone through the Density Bonus and Planned Unit Development.

ONGOING
General Fund City Planner and City Manager

3.5. Single Room Occupancy
To ensure zoning flexibility that allows for the development of single-room occupancy units (SROs), the city will update its zoning ordinance to allow SROs by conditional use permit in the
Mixed Use zones near services and the Abbe Park transit station. In addition, to help meet the needs of extremely low-income households, the City will prioritize funding and/or offer financial incentives or regulatory concessions to encourage the development of SROs.

Program Objective:

The city will amend the zoning ordinance to comply with statutory requirements for single-room occupancy residences.

December 2023
General Fund City Planner and City Manager

3.6. Small and Nonconforming Lot Consolidation
The City will provide technical assistance to property owners and developers in support of lot consolidation through a variety of actions. Such actions include identifying and publicizing
opportunities for potential consolidation. In addition, these opportunities will be flexibly paired with Planned Unit Development (PUD) and density bonus options to allow the greatest amount of flexibility possible. This could include permit streamlining, reduction in setbacks, parking requirements or fees for parking district impacts and other impact fees.

The ultimate goal of this policy is to encourage and incentivize more intense residential development in areas that are historically underutilized and nonconforming when 2 adjacent lots are vacant or underutilized.

Program Objective:

The City will facilitate consolidation of smaller parcels in the Mixed-Use District and website and making it available at the planning counter, providing technical assistance City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

to property owners and developers in support of lot consolidation. The Council will also evaluate the deferral or lowering of development fees as appropriate.

Annually
General Fund City Planner and City Manager

3.7. Zoning Code Amendment Addressing New Housing Laws.

The City will revise its zoning code to comply with applicable provisions of new state housing laws that became effective as of January 1, 2023, including but not limited to SB 35, SB 330, SB9, SB 10.

Program Objective:

The City will revise its Zoning Ordinance to allow ministerial approval of certain affordable housing projects; development of preliminary applications for housing projects that seek vested rights under SB 330; Ministerial approval in creating two parcels with up to four homes spread on original parcel and allowing lot splits of existing single-family lots, as per SB 9; and gaining local control for increased housing density of up to 10 units exempted from CEQA requirements, as per SB 10. This revision will also address any other changes to the Zoning Ordinance required by Government Code 65660 et seq. December 2020
General Fund City Planner and City Manager

3.8. Low Barrier Navigation Centers
The City will accommodate the approval of low barrier navigation centers to better address the need of its residents experiencing homelessness, as required by Government Code 65660 et seq.

Program Objective:

The City will revise its Zoning Ordinance to allow low barrier navigation centers by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. This revision will also address any other changes to the Zoning Ordinance required by Government Code 65660 et seq. December 2020 General Fund City Planner and City Manager
GOAL 4.0: REASONABLE GOVERNMENTAL CONSTRAINTS ON THE DEVELOPMENT OF HOUSING.

Policy 4.1 Provide regulatory and/or financial incentives, where appropriate, to offset or reduce the costs of affordable housing development, including density bonuses and flexibility in site development standards.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Policy 4.2 Implement and enforce residential design guidelines to ensure that the e
of housing projects.

Policy 4.3 Provide priority processing to affordable housing projects Policy 4.4 Expressly permit and educate the public about secondary units as a means to provide additional affordable housing opportunities.

Policy 4.5 Periodically review City regulations, ordinances, departmental processing procedures and residential fees related to rehabilitations and/or construction to assess their impact on housing costs, and revise as appropriate.

Policy 4.6 Provide regulatory and financial incentives, as appropriate and financially practicable, to facilitate the development of supportive housing for families with children, and other special needs groups
Policy 4.7 Review and update Title 11, Zoning Ordinance, of the San Juan Bautista Municipal Code, to achieve community-wide objectives.

Policy 4.8 Continue to support the incorporation of energy efficient devices in existing housing and utilization of energy efficient designs for new housing
Policy 4.9 Revise the land use map within the General Plan and rezone several parcels of land on the outer boundaries of the City limits to help facilitate low income housing development consistent with State requirements

4.1. Planned Unit Development District (PUD) Program
A PUD designation allows the regulations of the underlying zoning district to be superseded, modified, or amended, to create a superior housing development design. The City will continue to use this tool to allow a PUD to, among other things, permit higher densities through smaller than standard lots, reduced set-backs, narrower streets, and other deviations from conventional zoning regulations.

Program Objective:

The city will continue to allow PUDs in order to provide flexibility in developments and facilitate creative housing options.

ONGOING
General Fund City Planner and City Manager
City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

4.2. Site Plan and Design Review Process Program
The city requires site plan and design review (or Historic Review) for new development and substantial remodels. Within the designated Historic Districts, the city bases its separate body, serves as the Historic Board. This action has served to streamline processes for the city and applicant alike. Site Plan and Review approvals outside the Hillside area, are administrative.

Program Objective:

The city will continue to utilize the Site Plan and Design Review processes as a means to reduce processing times and reduce the potential impact the design review process may have on housing supply.

ONGOING
General Fund City Planner and City Manager

4.3. SB 35 Permit Streamlining
SB 35 requires cities and counties to streamline review and approval of eligible affordable housing projects through a ministerial approval process, exempting such projects from environmental review under the California Environmental Quality A process does not allow public hearings to consider the merits of the project; rather, only design review or public oversight of the development is allowed, which must be objective and strictly focused on assessing compliance with criteria required for streamlined projects as well as objective design review of the project.

Program Objective:

The City will revise its zoning ordinance to provide a streamlined development review process for affordable housing projects in the city, consistent with the provisions of SB

35. December 2023
General Fund City Planner and City Manager
GOAL 5.0 FAIR AND EQUAL HOUSING OPPORTUNITY FOR ALL PERSONS.

Policy 5.1 Continue to enforce fair housing laws prohibiting arbitrary discrimination in the building, financing, selling or renting of housing on the basis of race, religion, family status, national origin, disability, or other such factors.

Policy 5.2 Continue to support organizations that offer fair housing and mediation services to San Juan Bautista residents.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Policy 5.3 Promote and support, as feasible, housing that meets the special needs of large families, single-parent/female-headed households, families with children, students, elderly persons, homeless persons, farm workers, and the disabled.

Policy 5.4 Encourage the provision of housing adaptable to the physically disabled through integration of universal design features in new development, and compliance with Title 24 of the California Health and Safety Code.

5.1. Fair Housing Program
The City supports fair housing and refers all alleged cases of discrimination to the State Office of Fair Employment and Housing and the California Rural Legal Assistance (CRLA).

The city supports equal opportunity lending programs and non-discriminatory practices.

Program Objective:

The City will continue to support the State Office of Fair Employment and Housing, California Rural Legal Assistance, and equal opportunity lending programs. The City will support efforts by the Housing Authority or other agency to list units accessible to disabled persons. The City will also make available at City Hall copies of the Consumer Ten - ONGOING
General Fund City Planner and City Manager

5.2. Advertise Reasonable Accommodations
In 2019, the City revised its Municipal Code to provide a procedure wherein reasonable accommodations in the application of building and planning regulations are provided to persons with disabilities. To ensure that residents are aware of these new provisions, the City intends to advertise the new provisions.

Program Objective:

The City will publish, post, and distribute informational flyers advertising and explaining new provisions in the San Juan Bautista Municipal Code related to reasonable accommodations.

December 2023
General Fund City Planner and City Manager

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

C. 6th Cycle Quantified Objectives
Table 5- 6th Housing Element
Cycle.

Table 5-1 Quantified Objectives
Income Level New Construction Rehabilitation Conservation / Preservation (1)
Extremely Low 1 1 n/a
Very Low 9 1 n/a
Low 14 0 n/a
Moderate 18 0 n/a
Above Moderate 38 0 n/a
Total 86 2 n/a
Note: (1) The City has no units at risk of conversion in the current Housing Element period D. General Plan Consistency
According to Government Code Section 65300.5, the California Legislature intends that the General Plan and its elements comprise an integrated, internally consistent and compatible statement of policies for the local jurisdiction. Accordingly, it is necessary during the course of the Housing Element update to evaluate any impact new policies, objectives, or programs may have on other elements of the General Plan.

At this time, the Housing Element does not necessitate or propose significant changes to any other element of General Plan. However, if it becomes apparent that changes to any element are needed, the Planning Commission and City Council will propose such changes for consideration. The City will also review the Housing Element for internal consistency when any amendments are made to safety, conservation, and land use elements, based on the requirements of Government Code Section 65302.

E. Review of 5th Cycle Programs (2st 4-Year Update)
To address community conditions and housing needs identified in the adopted 2019-2023 Housing Element, the City took action to facilitate the development of housing. The production and rehabilitation of a wide range of housing and shelter, and establish supportive services for all income levels and special interest groups. The goals and programs have been evaluated in light of what the city has done or what other agencies or groups have completed during 2019-2023.

Overall, the goals, policies, and programs in the 2019-2023 Housing Element assisted in providing housing opportunities for all income categories, as well as meeting a diversity of housing needs. According to California Department of Finance data, a total of 53 new housing units were built within the City of San Juan Bautista between the years 2019- City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

2023. Table 5-2 reviews progress made on implementation of housing programs from the previous Housing Element.

Table 5-2 Review of Adopted Programs from 5th Cycle Housing Element

PROGRAM OBJECTIVE STATUS

1.1 Code Enforcement
Program
Continue to carry out code enforcement activities,
including performing property inspections and citing
code violations, when necessary.

Continuing.

1.2 Housing Rehabilitation
Program
Continue to monitor affordable housing units
through establishment of a database. Work with San
Benito County to ensure Housing Choice Voucher
Program vouchers remain available to San Juan
Bautista residents.

Continuing.

1.3 Lead and Asbestos
Abatement
Offer brochures on lead and asbestos containment
and abatement. The city will also, in conjunction
with the air quality district, implement applicable
State and/or federally mandated containment and
abatement procedures for remodels and
demolitions. Information will be made available at
Continuing.

1.4 Preservation of
Affordable Housing Program
Continue to monitor affordable housing units
through establishment of a database. The city will
work with San Benito County to ensure Housing
Choice Voucher Program vouchers remain available
to San Juan Bautista residents.

Continuing.

2.1 Housing Choice Program
provide rental vouchers to needy residents. The City
will continue to encourage San Benito County, the
Housing Authority or other agencies to list available
rentals for the San Juan Bautista area.

Continuing.

2.2 Childcare Facilities
Program
Continue to allow child care facilities in residential
districts, and facilitate the development child care
component with larger developments. The city will
also evaluate Title 11 to ensure that it meets
applicable State laws relative to child care facilities.

Continuing.

2.3 Grants Program Investigate funds available under a variety of programs, and where staffing and other limitations
allow, pursue those funds bi- annually until the
funds expire with a designated nonprofit partner in
order to meet the housing needs of San Juan
Bautista residents.

Continuing.

3.1 Adequate Sites Program Apply for SB 2 funds to prepare a specific plan.

Prepare a specific plan for an area located south of
State Route 156 to accelerate the development of
housing in the city. Initiate annexation of the area for Completed.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

which a specific plan was prepared with SB 2 grant
funds.

3.2 Inclusionary Housing
Ordinance Program
Revise its Inclusionary Housing Ordinance to
ensure that the private sector assists engage in
direct construction of affordable units. Assess
raising the in-lieu fees.

Incomplete study.

Continue
program.

3.3 Non-profit Housing
Partnership Program
Form relationships with non-profit organizations. As
funds are available, grant financial assistance, land
write-downs, regulatory incentives, and/or other
forms of assistance to non-profit developers of
affordable and special needs housing.

Continuing.

3.4 Mixed-Use Development
Program
Promote residential uses in the Mixed-Use District.

Encourage the highest allowable residential
densities in MU zone through the Density Bonus
and Planned Unit Development.

Continuing.

3.5. Single Room
Occupancy
Amend the zoning ordinance. Not completed.

Continue
program.

3.6. Small and
Nonconforming Lot
Consolidation
Publicize the underutilized sites inventory on the
planning counter, providing technical assistance to
property owners and developers. Evaluate the
deferral or lowering of development fees.

Continuing.

3.7. Supportive Housing by
Right
Revise its Zoning Ordinance to allow supportive
housing by right in zones where multifamily and
mixed uses are permitted, including nonresidential
zones permitting multifamily uses. This revision will
also address any other changes to the Zoning
Ordinance required by AB 2162.

Completed.

Allowed by right
in R-1, R-2, R-3
residential,
Commercial,
Mixed Use, and
PF zones. In the
Agriculture zone,
allowed with site
review.

3.8. Low Barrier Navigation
Centers
Revise Zoning Ordinance to allow low barrier
navigation centers by right in zones where
multifamily and mixed uses are permitted, including
nonresidential zones permitting multifamily uses.

This revision will also address any other changes to
the Zoning Ordinance required by Government
Code 65660 et seq.

Not completed.

Continue program
and amend
zoning code
within 12 months
of adoption of the
6th cycle Housing
Element.

4.1. Planned Unit
Development District (PUD)
Program
Continue to allow PUDs in order to provide flexibility
in developments and facilitate creative housing
options.

Continuing.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

4.2. Site Plan and Design
Review Process Program
Continue to utilize the Site Plan and Design Review
processes as a means to reduce processing times
and reduce the potential impact the design review
process may have on housing supply.

Continuing.

4.3. Accessory Dwelling Unit
Ordinance Program
Continue to use the Accessory Dwelling Unit
Ordinance to provide in-fill residential housing
throughout the city. The City will consider potential
additional approaches to encourage accessory unit
development including establishing pre- approved
design prototypes to encourage and stimulate the
development of accessory units.

Completed. 4.4. SB 35 Permit
Streamlining
The City will revise its zoning ordinance to provide a
streamlined development review process for
affordable housing projects in the city, consistent
with the provisions of SB 35.

Not completed.

Continue
program.

5.1. Fair Housing Program Continue to support the State Office of Fair Employment and Housing, California Rural Legal
Assistance, and equal opportunity lending
programs. The City will support efforts by the
Housing Authority or other agency to list units
accessible to disabled persons. The City will also
make available at City Hall copies of the Consumer
and FannieContinuing.

5.2. Advertise Reasonable
Accommodations
The City will publish, post, and distribute
informational flyers advertising and explaining new
provisions in the San Juan Bautista Municipal Code
related to reasonable accommodations.

Continuing.

PROGRAM OBJECTIVE STATUS
1,1 Code Enforcement
Program
Continue to carry out code enforcement activities,
including performing property inspections and citing
code violations, when necessary.

Continuing.

1.2 Housing Rehabilitation
Program
Continue to monitor affordable housing units
through establishment of a database. Work with San
Benito County to ensure Housing Choice Voucher
Program vouchers remain available to San Juan
Bautista residents.

Continuing.

1.3 Lead and Asbestos
Abatement
Offer brochures on lead and asbestos containment
and abatement. The city will also, in conjunction
with the air quality district, implement applicable
State and/or federally mandated containment and
abatement procedures for remodels and
demolitions. Information will be made available at
Continuing.

1.4 Preservation of
Affordable Housing Program
Continue to monitor affordable housing units
through establishment of a database. The city will
work with San Benito County to ensure Housing
Continuing.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

Choice Voucher Program vouchers remain available
to San Juan Bautista residents.

2.1 Housing Choice Program
provide rental vouchers to needy residents. The City
will continue to encourage San Benito County, the
Housing Authority or other agencies to list available
rentals for the San Juan Bautista area.

Continuing.

2.2 Childcare Facilities
Program
Continue to allow child care facilities in residential
districts, and facilitate the development child care
component with larger developments. The city will
also evaluate Title 11 to ensure that it meets
applicable State laws relative to child care facilities.

Continuing.

2.3 Grants Program
Investigate funds available under a variety of
programs, and where staffing and other limitations
allow, pursue those funds bi- annually until the
funds expire with a designated nonprofit partner in
order to meet the housing needs of San Juan
Bautista residents.

Continuing.

3.1 Adequate Sites Program
Apply for SB 2 funds to prepare a specific plan.

Prepare a specific plan for an area located south of
State Route 156 to accelerate the development of
housing in the city. Initiate annexation of the area for which a specific plan was prepared with SB 2 grant
funds.

Completed

3.2 Inclusionary Housing
Ordinance Program
Revise its Inclusionary Housing Ordinance to
ensure that the private sector assists engage in
direct construction of affordable units. Assess
raising the in-lieu fees.

Incomplete
study. Continue
program.

3.3 Non-profit Housing
Partnership Program
Form relationships with non-profit organizations. As
funds are available, grant financial assistance, land
write-downs, regulatory incentives, and/or other
forms of assistance to non-profit developers of
affordable and special needs housing.

Continuing.

3.4 Mixed-Use Development
Program
Promote residential uses in the Mixed-Use District.

Encourage the highest allowable residential
densities in MU zone through the Density Bonus
and Planned Unit Development.

Continuing.

3.5. Single Room
Occupancy Amend the zoning ordinance.

Not completed.

Continue
program.

3.6. Small and
Nonconforming Lot
Consolidation
Publicize the underutilized sites inventory on the
planning counter, providing technical assistance to
property owners and developers. Evaluate the
deferral or lowering of development fees.

Continuing.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

3.7. Supportive Housing by
Right
Revise its Zoning Ordinance to allow supportive
housing by right in zones where multifamily and
mixed uses are permitted, including nonresidential
zones permitting multifamily uses. This revision will
also address any other changes to the Zoning
Ordinance required by AB 2162.

Completed.

Allowed by right
in R-1, R-2, R-3
residential,
Commercial,
Mixed Use, and
PF zones. In the
Agriculture zone,
allowed with site
review.

3.8. Low Barrier Navigation
Centers
Revise Zoning Ordinance to allow low barrier
navigation centers by right in zones where
multifamily and mixed uses are permitted, including
nonresidential zones permitting multifamily uses.

This revision will also address any other changes to
the Zoning Ordinance required by Government
Code 65660 et seq.

Not completed.

Continue
program and
amend zoning
code within 12
months of
adoption of the
6th cycle
Housing
Element.

4.1. Planned Unit
Development District (PUD)
Program
Continue to allow PUDs in order to provide flexibility
in developments and facilitate creative housing
options.

Continuing.

4.2. Site Plan and Design
Review Process Program
Continue to utilize the Site Plan and Design Review
processes as a means to reduce processing times
and reduce the potential impact the design review
process may have on housing supply.

Continuing.

4.3. Accessory Dwelling Unit
Ordinance Program
Continue to use the Accessory Dwelling Unit
Ordinance to provide in-fill residential housing
throughout the city. The City will consider potential
additional approaches to encourage accessory unit
development including establishing pre- approved
design prototypes to encourage and stimulate the
development of accessory units.

Completed;
Continuing.

4.4. SB 35 Permit
Streamlining
The City will revise its zoning ordinance to provide a
streamlined development review process for
affordable housing projects in the city, consistent
with the provisions of SB 35.

Not completed.

Continue
program.

5.1. Fair Housing Program
Continue to support the State Office of Fair
Employment and Housing, California Rural Legal
Assistance, and equal opportunity lending
programs. The City will support efforts by the
Housing Authority or other agency to list units
accessible to disabled persons. The City will also
make available at City Hall copies of the Consumer
and FannieContinuing.

5.2. Advertise Reasonable
Accommodations The City will publish, post, and distribute informational flyers advertising and explaining new
Continuing.

City of San Juan Bautista 6th Cycle Housing Element

HOUSING PLAN

provisions in the San Juan Bautista Municipal Code
related to reasonable accommodations.

CITY OF SAN JUAN BAUTISTAAFFIRMATIVELY FURTHERING FAIR

HOUSING ANALYSIS

DRAFT REPORT
PREPARED BY: REALTY PLANNERS GROUP, INC

FALLBROOK, CALIFORNIA
AUGUST 2023
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 2

FAIR HOUSING ANALYSIS
Table of Contents

1. OUTREACH........................................................................................................................................................3

2. ASSESSMENT OF FAIR HOUSING ISSUES............................................................................................................5

3. SITES INVENTORY............................................................................................................................................52

4. IDENTIFICATION OF CONTRIBUTING FACTORS AND FAIR HOUSING PRIORITIES AND GOALS.........................58 City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 3

FAIR HOUSING ANALYSIS

AFFIRMATIVELY FURTHERING FAIR HOUSING ANALYSIS
California State Law AB 686 created new requirements for all housing elements revised on or after January 1, 2021 to contain an Affirmatively Furthering Fair Housing (AFFH) analysis consistent with the core elements of the analysis required by the federal Affirmatively Further Fair Housing Final Rule of July 16, 2015. These requirements ensure that the obligation to affirmatively further fair housing is a part of a jurisdiction’s planning process and guiding documents for community development. The Housing Element analysis of AFH must include an analysis of Racially Concentrated Areas of Affluence, and patterns and trends at both a local and regional scale.

Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, to facilitate deliberate actions to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities free from barriers that restrict access to opportunity based on protected characteristics”. These characteristics can include, but are not limited to, race, religion, sex, marital status, ancestry, national origin,color, familial status, or disability.

The AFFH analysis must contain the following:

1. Outreach

2. Assessment of Fair Housing
a. Key Data and Background Information
b. Fair Housing Enforcement and Outreach Capacity
c. Integration and Segregation Patterns and Trends
d. Racially or Ethnically Concentrated Areas of Poverty e. Disparitiesin Accessto Opportunity
f. Disproportionate Housing Needsin the Jurisdiction
g. Displacement Risk

3. Sites Inventory

4. Identification of Contributing Factors, Goals and Actions While thissection provides a focused analysis of fair housing issues in San Juan Bautista, several other sections of the Housing Element address these issues and are included in this section by reference.

1. OUTREACH
The City of San Juan Bautista deeply values the role of public participation in the planning process and inclusively engages with all members of the San Juan Bautista community. This summary highlights those steps taken as part of the Housing Element Update.

The City’s Community Liaison team serves as a link and point of contact between the City, with other Local Cities, County, State and Federal Governments, private organizations and the businesses of San Juan Bautista, helping to establish and implement, the economic development programs and goals of the City.

They oversee and coordinate business and economic development programs and activities that help retain local businesses and attract new business to the City and advocates on behalf of the City, local businesses City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 4

FAIR HOUSING ANALYSIS

and property owners connecting the regulatory process and framework of the City and other Governmental agencies with the business and property owners. In addition, the Community Liaison holds Community Outreach meetings and trainings, local events, and fundraising activities.

CITY OF SAN JUAN BAUTISTA WEBSITE
City of San Juan Bautista website serves as the main conduit of information for individuals who can access material online. The website is regularly updated to reflect ongoing community input opportunities, advertise draft housing element, and answer commonly asked questions. (https://www.san-juan-bautista.ca.us/departments/planning/planning_documents.php#).

The city website includes the following information:
• Upcoming meeting information
• Housing Element Workshops (Spanish and English)
• Notices of Public Hearing
• Linksto Housing Element and other planning documents

GENERAL MULTI-LINGUAL ADVERTISEMENTS
The city utilized a variety of methods to advertise the project, engage the community, and solicit input on the Housing Element. These efforts are summarized herein to demonstrate the City’s meaningful commitment to community collaboration. The city prepared workshop flyers (in English and Spanish), and sent emails to stakeholders requesting involvement and providing flyers and outreach information in English and Spanish.

CITY COUNCIL/PLANNING COMMISSION WORKSHOP AND PUBLIC HEARING On June 29, 2023, a public workshop was conducted with the Planning Commission to provide an overview of the Housing Element Update, invite input on housing-related needs and priorities, and to give the community an opportunity to identify housing-related concerns. On August 29, 2023, a Joint City Council and Planning Commission hearing was held after giving a 30-day Notice of Availability of the Draft Housing Element and the Fair Housing Analysis.

COMMUNITY OUTREACH
As part of the Housing Element update, the City undertook an effort to involve residents, policy makers, and service providers in and around the San Juan Bautista Community. Recently, the city developed a Housing Needs survey that was conveyed via utility billing to obtain local resident input. The city has also conducted an outreach campaign that incorporated workshops, media releases, public meetings, and plans to conduct public hearings before the Planning Commission and City Council in conjunction with releasing the draft Housing Element to the Department of Housing and Community Development.

The city conducted a fully noticed Public Workshop on June 29, 2023. The program was structured to solicit questions, comments, and discussion on the Housing Element and potential sites for low and very low-income housing and emergency shelters. Notices were distributed to various non-profit and community organizations, housing stakeholders and other interested parties. In addition, the event was posted on the city website, the Welcome Center, the library, at local businesses, and on several of the City’s social media sites. The following groups were invited and noticed of this workshop:

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FAIR HOUSING ANALYSIS
• Community Action Agency
• California Rural Legal Assistance
• The Homeless Coalition of San Benito County
• San Benito County Chamber of Commerce
• Emmaus House
• San Benito County LULAC
• South County Housing Corporation
• The Red Cross—San Benito County
• Aromas-San Juan Unified School District
• Community Food Bank of San Benito
• San Benito County Workforce Development Board
• Habitat for Humanity
• Community Homeless Solutions
• Coalition of Homeless Services Providers
Approximately 10 persons attended the workshop and offered comments about ways to increase affordable housing, the best locations for lower income housing and emergency shelters, and accessory dwelling units. These citizen comments and recommendations were considered in preparing the housing element. Additionally, to involve as many participants as possible at the community workshop, Spanish interpreter was available for the presentation and public comments.

STAKEHOLDER INPUT
City staff sought input from community stakeholders on housing issues in San Juan Bautista and to discuss the proposed housing programs. The stakeholders consulted included representatives from the groups invited to the workshop as stated above.

2. ASSESSMENT OF FAIR HOUSING ISSUES
This section provides an overview of available federal, state, and local data to analyze fair housing issues in San Juan Bautista. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in San Juan Bautista, and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing. The following issues are addressed:
a. Key Data and Background Information
b. Fair Housing Enforcement and Outreach Capacity
c. Integration and Segregation Patterns and Trends
d. Racially or Ethnically Concentrated Areas of Poverty e. Disparitiesin Accessto Opportunity
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FAIR HOUSING ANALYSIS
f. Disproportionate Housing Needsin the Jurisdiction
g. Displacement Risk
a) KEY DATA AND BACKGROUND INFORMATION
San Juan Bautista provides a variety of housing for its residents and visitors. As one of the 2 incorporated cities in San Benito County, San Juan Bautista is the base for much of the county’s agriculture industry. The city is the home of Mission San Juan which is visited by thousands of people each year. San Juan Bautista is a very attractive place to live and work for several of its unique characteristics – the historic downtown, the beauty and geography of the surrounding mountains, its proximity to Silicon Valley and pleasant year-round climate.

The cost of living in San Benito County remains relatively high due to its proximity to jobs in the Silicon Valley. As a result, San Juan Bautista residents experience increased housing prices and overpayment. There is also a need to find ways to upgrade existing housing and infrastructure as well as invest in new infrastructure.

The San Juan Bautista City Council understands and recognizes the requirements of the Federal Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act, and have taken affirmative actions to provide reasonable accommodations in land use zoning regulations and practices to provide fair and equal opportunities for housing.

Through this fair housing analysis, the city further analyzes patterns of any racial and economic segregation, reviews how segregation impacts individuals’ and families’ ability to access housing opportunity, and identifies additional strategies and recommendations to create more equitable and integrated communities.

Figure 1 shows the Tract and Block Group boundaries. The City's demographic and income profile, household and housing characteristics, housing cost and availability, and special needs populations are discussed in the following sections of the Report.
b) FAIR HOUSING ENFORCEMENT AND OUTREACH CAPACITY
The City’s fair housing services are provided by the Housing Programs Division of San Benito County who are responsible for assisting with affordable housing programs and services in the community.

Housing Authority of Santa Cruz operates Section 8 and Project Voucher Programs on behalf of San Benito County.

The Housing Authority of Santa Cruz provides fair housing information and empowerment services to the residents of San Benito County including the City of San Juan Bautista. Their mission is ‘to promote access to quality affordable housing, utilize housing as a platform for improving quality of life, and support inclusive, healthy and sustainable communities free from discrimination’. A range of fair housing services and programs are available and supported, including:

1. Housing Agencies
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FAIR HOUSING ANALYSIS
• Community Housing Improvement Systems and Planning Association, Inc. (CHISPA): Is the largest private, nonprofit housing developer based in Monterey County.
• Eden Housing: Creates and sustains high-quality affordable housing communities that advance equity and opportunity for all.

2. Apartments (Income based rentals): 13 different buildings/locations and accepts Section 8 vouchers

3. San Benito County Community Services (information, support and assistance available for the following programs)
a) 211: A free information and referral service that connect individuals to health and human services 24/7. Phone: 211
b) California Aging & Disability Resource Connection of San Benito County: Is part of a growing statewide network of California Department on Aging (CDA) funded and locally supported programs created to streamline access to enhanced information referral/assistance, long term services and supports options counseling, short term service coordination, and institution-to-home transition assistance. ADRC programs serve older individuals, individuals with disabilities, and caregivers with information and access to available long-term services and supports (LTSS) at the local level.
c) Affordable Connectivity Program: An FCC program that helps connect families and households struggling to afford internet service. The program is limited to one monthly service discount and one device per household. d) CalFresh: Assistance for low-income persons and families to purchase food they need for good health. Website: https://hhsa.cosb.us/publicassistance-2/calfresh-2/ e) CalWORKs: A public assistance program that provides cash aid and services to eligible families that have children in the home. Apply online. Website:
https://benefitscal.com/
f) Emergency Housing Voucher Program: The Emergency Housing Voucher Program is for low-income families who are experiencing homelessness or are at risk of experiencing homelessness. Apply through the Housing Authority of Santa Cruz and get a Smart Path Assessment for direct referral. g) General Assistance: A county funded temporary cash program for unemployed single adults and couples who may not have dependent children and are not receiving other public assistance benefits including SSI or unemployment benefits. Website: https://hhsa.cosb.us/publicassistance-2/ h) Helping Hands Program: Is a permanent supportive housing program which serves chronic homeless individuals with a documented disability. This program provides case management and supportive services. Website:
https://www.unitedwaysbc.org/helping-hands-caring-hearts i) Housing Support Program (HSP): Provides 12-month rental assistance for homeless families. Participants must be CalWorks enrolled families with children. HSP offers financial assistance and housing-related wrap-around supportive services, including, but not limited to rental assistance, housing navigation, case management, security deposits, utility payments, moving City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 8

FAIR HOUSING ANALYSIS

costs, hotel and motel vouchers, legal services, and credit repair. Website:
https://www.cdss.ca.gov/inforesources/cdss-programs/housingprograms/calworks-housing-support-program j) Low-Income Household Water Assistance Program: Provides assistance with utilities like PG&E, propane, or wood. Website:
https://www.sbccab.com/programs
k) Sun Street Center for Women: State-licensed recovery program to support single women with small children suffering from the effects of drug and alcohol syndrome. Phone: (831) 265-7317 Email: [email protected] l) USDA Supplemental Food and Nutrition Service (SNAP): To get SNAP benefits, you must apply in the state in which you currently live and you must meet certain requirements, including resource and income limits, which are described on this page. SNAP income and resource limits are updated annually. Website: https://www.fns.usda.gov/snap/statedirectory m) Utility Assistance Program: assistance with utilities like water/sewer, PG&E, and waste garbage for up to three (3) months. Website:
https://www.sbccab.com/programs
n) Welfare-to-Work Program: The Welfare-to-Work Program serves CalWORKs recipients with the goal of self-sufficiency through unsubsidized employment by providing individualized case management, supportive services, life skills training, and necessary employment and training services. Phone: (831) 636-4180

4. Private Rental Management Companies:
a) H & M Property Management, 950 San Benito St, Hollister, CA 95023, Phone: (831) 637-6500, https://www.handmpropertymanagement.com/ b) Hollister Rental Property, 800 San Benito St, Suite F, Hollister, CA 95023 Phone: (831) 637-1691, Email: [email protected] c) The Pivetti Company, 330 Tres Pinos Rd, Suite B2, Hollister, CA 95023, Phone: (831) 637-0893, Email: [email protected]
d) RAM Property Management, Phone: (831) 245-7163, Website:
https://rampropertymgt.com/rentals/

5. Community Support Programs in the Region Supporting Santa Cruz County include the following programs that relate to community needs and fair housing:
a) Program: Nueva Vista Community Resources, Agency: COMMUNITY BRIDGES BASIC NEEDS – Clothes, Food Distribution, Health services http://communitybridges.org/nvcr/ Phone: 831-423-5747
b) Program: Community Mediation, Agency: CONFLICT RESOLUTION CENTER OF SANTA CRUZ COUNTY, www.crcsantacruz.org Phone: 831-475-6117 c) Program: Conflict Resolution Training - one day public workshops on Communication and Conflict Resolution Skills, Agency: CONFLICT RESOLUTION CENTER OF SANTA CRUZ COUNTY, www.crcsantacruz.org Phone: 831-475-6117
d) Program: Housing Mediation for issues between landlords and tenants or between tenants, Agency: CONFLICT RESOLUTION CENTER OF SANTA CRUZ COUNTY, www.crcsantacruz.org Phone: 831-475-6117
e) Program: - Landlord/Tenant Clinic provides legal counseling, advice and representation in housing related evictions, disputes etc. Agency: SAN City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 9

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MATEO COUNTY SUPERIOR COURT, www.sanmateocourt.org Phone: 650- 517-8911
f) Program: Conflict Resolution Services- provides mediation, facilitation, community engagement and training services, Agency: PENINSULA CONFLICT RESOLUTION CENTER, www.pcrcweb.org Phone: 650-513-0330 g) Program: Disability Services, Agency: INDEPENDENT LIVING RESOURCES OF SOLANO AND CONTRA COSTA COUNTIES, Website: http://www.ilrscc.org Phone: 707-435-8174
h) Program: Housing Services, Agency: FAIR HOUSING NAPA VALLEY -Provides fair housing education and enforcement services, and works to end housing discrimination. Website: www.napafairhousing.org, Phone: 707- 224-9720
The City of San Juan Bautista’s compliance with fair housing laws and regulations is explained in Table 1 below. The City is unaware of any findings, lawsuits, enforcement actions, settlements, or judgments related to fair housing or civil rights within its boundaries.

Table 1: Compliance with Fair Housing Laws
Law Description Compliance
California Fair
Employment and
Housing Act (FEHA)
The Fair Employment and Housing Act (FEHA) applies to public and private employers, labor organizations and employment agencies and prohibits discrimination in housing and employment on the basis of protected characteristics.

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

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

The city complies with employment requirements
through strict enforcement of hiring practices and
regular training of hiring managers and human
resources staff.

All development projects with City funding are
required to comply with FEHA.

The City refers all parties with concerns regarding
housing discrimination or believe they have been
unfairly treated in housing matters to the programs
and services available in San Benito County and the
region. Services are available in English and Spanish.

Also, the City’s policies and land use decisions do not discriminate against individuals based on protected
characteristics.

The city needs to provide better links and information
on its website regarding fair housing programs and
services available to its residents
Government Code
Section 65008
Covers actions of a city, county, city and county, or other local government agency, and makes those actions null and void if the action denies an individual or group of individuals the enjoyment of residence, landownership, tenancy, or other land use in the state because of membership in a protected class, the method of financing, and/or the intended occupancy.

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

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

The City of San Juan Bautista supports Fair Housing
and Equity Assessment and cooperates with the State
in the development of the Assessment of Fair
Housing. Planning and zoning violations are enforced
by the Code Enforcement Division of the Planning
Division.

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FAIR HOUSING ANALYSIS

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

Compliance is achieved through consultations with
community stakeholders and support agencies as part
of program evaluation and funding decisions.

Government Code
Section 11135 et
seq.

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

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

Density Bonus Law
(Gov. Code, §
65915.)
Density bonus law is intended to support the construction of affordable housing by offering developers the ability to construct additional housing units above an agency’s otherwise applicable density range, in exchange for offering to build or donate land for affordable or senior units. Density Bonus Law also provides for incentives intended to help make the development of affordable and senior housing economically feasible.

The city offers various mechanisms to provide
relief from development standards typically
required of all residential projects, including
allowing residential uses in commercial districts,
density bonuses, variances, and planned unit
development.

In compliance with State law, the city offers a
density bonus (up to 50 percent) in the Mixed
Use District for special needs housing and 100
percent affordable housing to developers. The
City relies on the California Density Bonus Law
Section 65915 for guidance on proposals.

Under the State density bonus law projects
may also be eligible for an additional density
bonus (up to 35 percent) and the City has
included this in the housing element.

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

Compliance is achieved through the development
review process consistent with the Housing
Accountability Act. Additionally, the city continually
reviews its development standards and ensure they
facilitate an objective and equitable review of
applicable projects. These are supported by Housing
Programs 1.1, 3.2, 3.4, 3,5,3.6, 3.7, 3.8, 4.1, 4.2, 4.3 No-Net-Loss Law
(Gov. Code, §
65863)
Ensures development opportunities remain available throughout the planning period to accommodate a jurisdiction’s RHNA allocation, especially for lower- and moderate- income households.

The City’s draft Housing Element identifies a surplus of sites with a capacity to accommodate the City’s RHNA
allocation. The city proposes to Update and Amend the
General Plan and Zoning Ordinance to accommodate the
RHNA allocation in the Housing Element. The city
reviews all General Plan and zoning amendment
applications to ensure there is no net loss in density or adequate sites to accommodate its housingneeds.

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

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

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FAIR HOUSING ANALYSIS

Law Description Compliance
Excessive
Subdivision
Standards (Gov.

Code, § 65913.2.)
Provides that, in exercising its authority to regulate subdivisions a city, county, or city and county shall:
(a) Refrain from imposing criteria for design, as defined in Section 66418, or improvements, as defined in Section 66419, for the purpose of rendering infeasible the development of housing for any and all economic segments of the community. However, nothing in this section shall be construed to enlarge or diminish the authority of a city, county, or city and county under other provisions of law to permit a developer to construct such housing.
(b) Consider the effect of ordinances adopted and actions taken by it with respect to the housing needs of the region in which the local jurisdiction is situated.
(c) Refrain fromimposing standards and criteria for public improvements including, but not limited to, streets, sewers, fire stations, schools, or parks, which exceed the standards and criteria being applied by the city, county, or city and county at that time to its publicly financed improvements located in similarly zoned districts within that city, county, or city and county.

Compliance is achieved through the implementation of
a fair and equitable development review process which
is administrated consistent with the Excessive
Subdivision Standards Act.

Limits on Growth
Controls (Gov.

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

Housing Element
Law (Gov. Code, §
65583, esp. subds.
(c)(5), (c)(10).)
Section 65583 stipulates that the housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.

Subdivision (c)(5) provides that, in order to make adequate provision for the housing needs of all economic segments of the community, the program shall promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law.

Compliance is achieved through preparation and
adoption of a Housing Element found to be in
substantial compliance with State Housing Element law
by the California Department of Housing and
Community Development.

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FAIR HOUSING ANALYSIS
Analysis of Available Federal State and Local Data and Local Knowledge This section presents an overview of available federal, state, and local data to analyze fair housing issues in San Juan Bautista. These data sources are supplemented with local knowledge of existing conditions in the community to present a more realistic picture of fair housing concerns in San Juan Bautista and a more informed perspective from which to base goals, policies, and programs to affirmatively further fair housing.

Other Relevant Factors
The city works closely with County of San Benito on Fair Housing Programs. The Housing Authority of Santa Cruz provides fair housing information and empowerment services to the residents of the County of San Benito and the City of San Juan Bautista.

The Housing Choice Voucher program assists very low-income, elderly and disabled households by paying the difference between 30% of an eligible household's income and the actual cost of renting a unit. Figure 2 shows public housing, subsidized housing, and emergency shelter housing by location. As shown in Figure 2, there are no subsidized housing developments or public Housing buildings located in San Juan Bautista, as of 2022. The assisted housing units in San Benito County are located near Hollister City and Ridgemark. c) INTEGRATION AND SEGREGATION PATTERNS AND TRENDS
To inform priorities, policies, and actions, an analysis of integration and segregation, including patterns and trends, related to people with protected characteristics. Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. Conversely, integration refers to a condition in which there is a not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area. The following analysis will analyze levels of segregation and integration for race and ethnicity, persons with disabilities, familial status, age, and income to identify the groups in San Juan Bautista that experience the highest levels of segregation.

Minorities are often concentrated in impoverished areas and lack access to resources such as jobs, educational opportunities, life services and face other disadvantages.

Table 2 shows the demographic trends from 2010 to 2020 for the City and San Benito County.

The population in San Benito County has increased by 16.18% while the San Juan Bautista has increased at a lower rate of 12.19%. The nearby Hollister City saw a population grown of 19.33% during the same period.

As shown in Table 3 and Figure 1, San Juan Bautista has a higher percentage of population 62 years of age and over, compared to San Benito County or Hollister city that have slightly more population of younger ages. The median age of the population in San Juan Bautista is 40.2 years old, while that of County of San Benito is 35.7 years old.

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FAIR HOUSING ANALYSIS
Table 2 - Population Growth Trends
Jurisdiction 2010 2020 % Change
San Benito County, California 55,269 64,209 16.18%
Hollister city, California 34,928 41,678 19.33%
San Juan Bautista city, California 1,862 2,089 12.19%
Unincorporated San Benito County 18,479 20,442 10.62%
Source: US Census Bureau, Decennial Census Table P1
Table 3 - Population by Age Group
San Benito County,
California
Hollister city,
California
San Juan Bautista
city, California
Unincorporated San
Benito County
Under 18 years 16,452 11,701 487 4,264
16 years and over 48,837 30,782 1,482 16,573
18 years and over 46,877 29,376 1,409 16,092
21 years and over 44,214 27,424 1,343 15,447
62 years and over 10,202 5,004 376 4,822
65 years and over 8,066 4,040 322 3,704
Population by Age Group - Percentage
Under 18 years 9.4% 10.8% 9.0% 7.0%
16 years and over 28.0% 28.4% 27.3% 27.2%
18 years and over 26.8% 27.1% 26.0% 26.4%
21 years and over 25.3% 25.3% 24.8% 25.4%
62 years and over 5.8% 4.6% 6.9% 7.9%
65 years and over 4.6% 3.7% 5.9% 6.1%
Source: US Census Bureau, ACS 5yr Estimates 2017-2021, Table DP05: Demographic and Housing Table 4 illustrates population by sex and age group in San Benito County from 2017 and 2021.

Figure 1 compares the population by age group of San Juan Bautista City, San Benito County, Hollister City and the Unincorporated San Benito County. Compared to San Benito County that has more males between 18 and 64 years of age, San Juan Bautista City has more females across all age groups.

The sex ratio (males per 100 females) for the city is 85 for 18 years and over, and 98 for 65 years and over. In the County, the sex ratio is 102 for 18 years and over, and 87 for 65 years and over.

In nearby Hollister City, the sex ratio is 98 for 18 years and over, and 83 for 65 years and over. 17% of the population in San Juan Bautista are 65 years or older, compared to 12.7% in San Benito County and 9.8% in Hollister City.

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FAIR HOUSING ANALYSIS
Figure 1 - Population by Age Group
Table 4 - Population by Sex and Age Group
San Benito
County,
California
Hollister city,
California
San Juan
Bautista city,
California
Unincorporate
d San Benito
County
18 years and over 46,877 29,376 1,409 16,092
Male 23,615 14,562 649 8,404
Female 23,262 14,814 760 7,688
Sex ratio (males
per 100 females)
102 98 85 101.5
65 years and over 8,066 4,040 322 3,704
Male 3,762 1,826 159 1,777
Female 4,304 2,214 163 1,927
Sex ratio (males
per 100 females)
87 83 98 87.4
Source: US Census Bureau, ACS 5yr Estimates 2017-2021, Table DP05: Demographic and Housing Predominant Racial/Ethnic Population
Table 4 shows the population by race in San Benito County and the City of San Juan Bautista for the period 2017-2021. More than 60 percentage of the total population in San Benito County is Hispanic or Latino – Mexican, followed by White (32.33 percent). San Juan Bautista has a 50/50 split of Hispanic and Non-Hispanic populations. The non-Hispanic White population in San Juan Bautista is 37% of the total population, which is higher than both San Benito County (32%) and Hollister City (22%).

Figure 4 also depicts the predominant racial/ethnic population by census tract for San Juan Bautista and the surrounding area. The predominant population in North San Benito County and the surrounding areas to the west and east of the County (Monterey, Merced and Fresno Counties) have a Hispanic majority. Except for the northern areas, San Benito County and all of San Juan Bautista has a white majority population.
0%
5%
10%
15%
20%
25%
30%
Under 18
years
16 years and
over
18 years and
over
21 years and
over
62 years and
over
65 years and
over
Population by Age Group
San Benito County, California Hollister city, California San Juan Bautista city, California Unincorporated San Benito County City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 15

FAIR HOUSING ANALYSIS
Figure 2 shows the census tracts and Figure 3 shows the assisted housing locations in the region.

There are no assisted housing locations within the city of San Juan Bautista.

Table 4 - Population by Race
San Benito
County,
California
Hollister city,
California
San Juan
Bautista city,
California
Unincorporated
San Benito
County
Total population 63,329 41,077 1,896 20,356
Hispanic or Latino (of any
race)
38,544 29,430 955 8,159
Mexican 34,807 26,772 865 7,170
Puerto Rican 925 725 - 200
Cuban 77 58 - 19
Other Hispanic or Latino 2,735 1,875 90 770
Not Hispanic or Latino 24,785 11,647 941 12,197
White alone 20,477 9,364 704 10,409
Black or African American
alone
555 304 7 244
American Indian and
Alaska Native alone
192 133 9 50
Asian alone 1,775 962 63 750
Native Hawaiian and Other
Pacific Islander alone
103 71 - 32
Some other race alone 48 31 - 17
Two or more races 1,635 782 158 695
Two races including Some
other race
122 4 - 118
Two races excluding Some
other race, and Three or
more races
1,513 778 158 577
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 16 FIGURE 2: CENSUS TRACT BOUNDARIES
Sources: GIS, U.S. Census Bureau.

FIGURE 3: ASSISTED HOUSING LOCATIONS
Sources: U.S. Department of Housing and Urban Development; Updated Feb, 2022 City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 17 FIGURE 4: PREDOMINANT RACE BY CENSUS TRACT
Source: California Department of Housing and Community Development based on ACS 5 yr Estimates (2017-2021), Predominant (most numerous) race/ethnicity living within a tract. Updated: March, 2023.

FIGURE 5 NEIGHBORHOOD CONCENTRATION BY CENSUS TRACT
Source: California Department of Housing and Community Development, Neighborhood Segregation by Tract (2019). Updated March, 2023 City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 18

FAIR HOUSING ANALYSIS
Concentrations of Race and Ethnicity
Table 4 shows that 8.3% of San Juan Bautista population is two or more races, compared to 2.6% in the County and 1.9% in nearby Hollister City. Figure 5 provides another lens to look at concentrations of race and ethnicity, evaluating areas with a single racial/ethnic majority, with two ethnic majorities, areas with a mix of 3 groups, areas with a mix of 4 groups, and diverse areas. The City of San Juan Bautista’s census tracts are majority Latinx-White, similar to the rest of San Benito County. To the east, there is a small area identified as Mostly Latinx near Hollister City. Santa Clara and Santa Cruz Counties, which are north west of San Juan Bautista, are largely Asian-mix or mix of 3. To the south and east, there are large areas in Monterey and Fresno Counties with mostly Latinx.

Figure 6a shows the diversity index for San Juan Bautista and the surrounding area in 2023 and Figure 6b depicts the diversity index in 2018. San Juan Bautista’s diversity index by block group remained relatively static from 2018 to 2023; the score is 70-85 in Block Group 1 of Census Tract 2, and above 85 in Block Group 3 of Census Tract 2.

FIGURE 6a: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2023
Source: California Department of Housing and Community Development, Esri 2023 demographic estimates – Diversity Index. Updated March 2023 Population with a Disability
As shown in Figure 7a, San Juan Bautista 10 to 20% of the population are persons with a disability, and this number has not changed much from the 2010-2014 census (Figure 7b). According to ACS 5-year estimates of 2017-2021, approximately 12% of the total population in the City has disabilities, slightly higher than the percent of disabled population in San Benito County (10%) and Hollister City (9.6%). Of those employed labor force, 5.6% has a disability in San Juan Bautista City, while 27% of the population that are not in labor force has a disability. Compared to the San Juan Bautista, San Benito County has a lower percentage of employed population with a disability (4.7%), and a lower percentage of people not in labor with a disability (21%).

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 19

FAIR HOUSING ANALYSIS
FIGURE 6b: DIVERSITY INDEX BY CENSUS BLOCK GROUP 2018
Source: California Department of Housing and Community Development, Esri 2018 demographic estimates – Diversity Index. Updated March 2021 FIGURE 7a: PROPORTION OF POPULATION WITH DISABILITIES, 2017-2021 Sources: California Department of Housing and Community Development, ACS 5yr estimates (2017-2021).

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 20

FAIR HOUSING ANALYSIS
FIGURE 7b: PROPORTION OF POPULATION WITH DISABILITIES, 2010-2014 Sources: California Department of Housing and Community Development, ACS 5yr estimates (2010-2014).

Among the people with disabilities in San Juan Bautista, 57.52% are aged 65 or over, while the percentage of people with disabilities in their senior age in San Benito County is around 39%. In San Juan Bautista, the most common disabilities for persons between age 18 to 64 are Cognitive Difficulty (42.11%), Ambulatory Difficulty (44.21%), and Independent Living Difficulty (57.52%). For the population of ages 65 and over, the most common disabilities are Hearing Difficulty (52.26%), Ambulatory Difficulty (51.10%), and Independent Living Difficulty (39.87%). Looking beyond San Juan Bautista’s boundary, the census tracts in the San Benito County exhibit a similar level of concentrations of persons with disabilities. As shown in Figure 7a, for the period 2017-2021, five census tracts in the County have a disability rate of less than 10%, and six census tracts have a disability rate between 10-20%. Overall, there has been an increase in the percentage of population with a disability in the census tracts in San Benito County and the surrounding area from 2010-2014 to 2017-2021.

Percent of Population 18 Years and Over in Households Living with Spouse Figure 8 identifies the percent of population over the age of 18 years and over in households living with spouse in San Juan Bautista. All census blocks in the city have 40 to 60% of their population over the age of 18 years and over in households living with spouse. This is similar to much of the area surrounding the city. Countywide, the areas with lower concentrations of population over the age of 18 years and over in households living with spouse are in more densely developed communities of the County, such as in Hollister City, as illustrated in Figure 8. Based on this analysis, it appears that there are no significant patterns of segregation impacting population over the age of 18 years and over in households living with a spouse in San Benito.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 21

FAIR HOUSING ANALYSIS
FIGURE 8: PERCENT OF POPULATION 18 YEARS AND OVER IN HOUSEHOLDS LIVING WITH SPOUSE Sources: California Department of Housing and Community Development. ACS 5yr estimates (2017-2021). Updated: March, 2023.

Percent of Children in Married Households
As shown in Figure 9, the percentages of children in married couple households vary little across the census tracts in San Benito County. Citywide, 80-100% of the children in San Juan Bautista reside in married couple households, as in the most part of the County. It is noted that some census tracts in San Benito County have lower percentages of children in married couple households, compared to other tracts within the County. As seen in Figure 6a and 12a, these tracts highlight the areas in Hollister City having a higher diversity score and a lower median household income compared to other census tracts. Census tracts within other cities and communities in San Benito County have similar percentage of children in married couple households as in San Juan Bautista.

Female-headed Households
According to ACS 5-year estimates between 2017 and 2021, San Juan Bautista has 12.6% of female headed households, while Hollister city has 18.8% and San Benito County has 14.6%.

As shown in Figure 10, San Benito County has overall similar level (less than 20%) of children in female householder with no spouse or partner, except for Hollister city that has higher percentage (20-40%). Among all householders in the city of San Juan Bautista, 6.7% are under the poverty level and they are mostly female-headed families. Compared to the San Juan Bautista, there are 2.9% of female headed householders under the poverty level in San Benito County, while 5.9% of the total families are under the poverty level. This indicates that female headed households in San Juan Bautista are undergoing severe economic difficulties, compared to other places in the region.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 22

FAIR HOUSING ANALYSIS
FIGURE 9: PERCENT OF CHILDREN IN MARRIED COUPLE HOUSEHOLDS Sources: California Department of Housing and Community Development. ACS 5yr estimates (2017-2021). Updated: March, 2023.

FIGURE 10: FEMALE-HEADED HOUSEHOLDS BY PROPORTION OF CHILDREN PRESENT Sources: California Department of Housing and Community Development. ACS 5yr estimates (2017-2021). Updated: March, 2023 City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 23

FAIR HOUSING ANALYSIS
Persons 65 Years of Age or Older
The elderly residents at 65 years of age or older, are dispersed throughout the communities in San Benito County, as shown in Figure 11. As shown in Figure 11, between 15 and 20% of the residents of San Juan Bautista are 65 years of age or greater.

San Benito County census tracts mostly have 15 to 20% of its residents aged 65 or greater except for Hollister that has pockets of less than 10% and greater than 20% as shown in Figure 11. Compared to Hollister City, San Juan Bautista has more senior population at the census tract level. Among the senior population, San Juan Bautista has a greater proportion of male population than female, in comparison with San Benito County or Hollister City.

According to ACS 5-year estimates between 2017 and 2021, the median age in San Juan Bautista is 40.2 years old while that of San Benito County is 35.7 and Hollister City is 33.3.

Overall, the members of San Juan Bautista are slightly older than the average of the County.

FIGURE 11: PROPORTION OF SENIOR RESIDENTS BY CENSUS TRACT Sources: ACS Context for Senior Wellbeing by Esri. Updated Dec, 2022. Based on U.S. Census Bureau's American Community Survey (ACS) 2017-2021 5-year estimates Median Household Income
According to ACS 5-year estimates between 2017 and 2021, median household income of the San Juan Bautista is slightly lower than the median household income of the County, and slightly greater than that of Hollister City. The median household income in San Juan Bautista is $92,404, while the median household income of San Benito County is $95,606 and Hollister City is $87,761.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 24

FAIR HOUSING ANALYSIS
FIGURE 12a: MEDIAN HOUSEHOLD INCOME (2017-2021)
Sources: California Department of Housing and Community Development. ACS 5yr estimates (2017-2021).

FIGURE 12b: MEDIAN HOUSEHOLD INCOME (2010-2014)
Sources: California Department of Housing and Community Development. ACS 5yr estimates (2010-2014).

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 25

FAIR HOUSING ANALYSIS
As seen in Figures 12a and 12b, the median household income in the census tracts comprising San Juan Bautista has seen an increase from 2010-2014 to 2017-2021. In the ACS 5-year estimates between 2010 and 2014, the median household income of San Juan Bautista was below the level of the median household income of all census tracts within the County.

This corresponds with the illustration in Figure 12b which closely looks at the block grouplevel income variable from 2010 to 2014, and Table 5 showing income groups from 2011 to 2015.

Figure 13 looks at low to moderate income populations by block group. As shown in Figure 13 and Table 5, low to moderate income population in San Juan Bautista is in the western half of the city, which also has a greater diversity index. Block Group 1 in Census Tract 2 has 20-40% of low to moderate income population, while Block Group 3 in Census Tract 2 has less than 20% of its population with low to moderate income. Throughout the County, the low to moderate income population is concentrated in Hollister City and the north of San Juan Bautista City, such as in Aromas and River Oaks. These places are also considered highly racially segregated census tracts in the County with people of color as per the 2020 census.

FIGURE 13: LOW TO MODERATE INCOME POPULATION – BLOCK GROUP Sources: California Department of Housing and Community Development (HUD), 2011-2015. Updated: March, 2023.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 26

FAIR HOUSING ANALYSIS
Table 5: Income Groups within San Juan Bautista (HUD, 2011-15) San Juan Bautista City San
Benito
County
Income Group Block
Group 1 in
Census
Tract 2
Block
Group 3 in
Census
Tract 2
Low-Income (<50% AMI) 465 130 13,690
Moderate-Income (50%-
80% AMI)
1,000 230 23,995
Middle-Income (80%-
120% AMI)
1,295 365 36,590
Persons with the
potential for being
deemed Low-, Moderateand Middle-income
1,710 640 57,265
Source: AFFH Segregation Report: San Benito County – Data is from the U.S. Department of Housing and Urban Development, American CommunitySurvey 5-Year 2011- 2015 Low- and Moderate-Income Summary Data.
.

FIGURE 14: POVERTY STATUS BY TRACT (2017-2021)
Sources: California Department of Housing and Community Development. American Community Survey (ACS), 2017-2021.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 27

FAIR HOUSING ANALYSIS
As shown in Figure 14, the poverty status during 2017-2021 were <10% in San Juan Bautista.

6.7 percentage of residents of San Juan Bautista were living in poverty in 2021 (www.citydata.com/city/San-Juan-Bautista-California.html) - 1.4% for White Non-Hispanic residents,

11.3% for Hispanic or Latino residents, 8.3% for American Indian residents and 13% for other race residents. This would mean 108 Hispanic/Latino residents and 20 mixed race residents are living in poverty. As shown in Table 4, there are only a total of 9 American Indian residents in San Juan Bautista.

The overall poverty level in San Juan Bautista of 6.7% in 2021 is 83.6% less than overall poverty level of 12.3% across the entire state of California. 1.7% of San Juan Bautista residents have income below 50% of the poverty level in 2021 compared to 6.1% in California. 13% of high school graduates not in families and 40% of non-high school graduates not in families live in poverty, compared to 18% and 43% respectively in California.

The poverty rate is also high amongst disabled residents – 16.4% of disabled males and 29.6% of disabled females, compared to 16.2% of disabled males and 18.6% of disabled females in California. The disability rate among poor females in San Juan Bautista is 30.2% compared to

18.6% in California and 13.2 among female residents of the San Juan Bautista who are not classified as poor. Among the poor male residents in San Juan Bautista, 24.7% are under 5 years, 23.4% are 16 and 17 years, 10.5% are 55 to 64 years and 10% are 65 to 74 years.

Among the poor female residents, 43% are 18 to 24 years, 12.3% are 25 to 34 years, 7.3% are 45 to 54 years and 5.5% are 55 to 64 years.

74.6% of residents who are classified as poor in San Juan Bautista are renting compared to

41.3% for residents with income levels above the poverty level.

Diversity Index
Tracking the diversity of cities and counties throughout California is crucial to understanding the shifting demographics of race and ethnicity in California and the United States. ESRI, a provider of geographic information system (GIS) software, locational intelligence, and mapping, has developed a Diversity Index, which captures the racial and ethnic diversity of a geographic area in a single number, from 0 to 100. Scores less than 40 represent lower diversity in the jurisdiction while scores of greater than 85 represent higher diversity.

Additionally, scores between 40-55 represent low diversity, 55-70 represent moderate diversity, and 70-85 represent high diversity.

Figure 5 shows that the neighborhood population concentration in San Benito County and City of San Juan Bautista is Latinx-White. Figures 6a and 6b depict the demographic trends of different racial/ethnic categories within San Juan Bautista between 2018 and 2023. As shown in Figure 6a, there generally appears to be moderate to high diversity index scores throughout the City of San Juan the City. The eastern half of the city also has a high diversity index score of ≤ 85. There has not been much change to the diversity index between 2018 and 2023, as illustrated by Figures 6a and 6b. San Juan Bautista is one of the communities in San Benito County with the highest diversity scores.

GINI Index
The GINI index is a measure of the extent to which the distribution of income among families/households within a community deviate from a perfect equal distribution. The scale is from 0 to 1, with 0 representing perfect equality and 1 representing the highest possible level of inequality. Gini coefficient for California is 0.487. County of San Benito’s Gini index is

0.408. The lower Gini index in San Juan Bautista is reflective of the lower overall poverty levels in the City compared to California.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 28

FAIR HOUSING ANALYSIS
Dissimilarity Index
Another way to measure segregation is by using a racial dissimilarity index. This index measures how evenly any two groups are distributed across neighborhoods relative to their representation in a city overall. The dissimilarity index at the jurisdiction level can be interpreted as the share of one group that would have to move neighborhoods to create perfect integration for these two groups.

The dissimilarity index ranges from 0 to 1. Higher values indicate that groups are more unevenly distributed (e.g., they tend to live in different neighborhoods).

Table 6 below provides the dissimilarity index values indicating the level of segregation in San Benito County between White residents and non-White residents across four time periods (2010, 2018, 2020, and 2021).

Source: FRED Economic Data (fred.stlouisfed.org)
The increasing dissimilarity index reflects the increase in non-white population in San Benito County. Considering the population distribution in San Juan Bautista of approximately 50% Hispanic/Latino, San Juan Bautista will also have an increasing dissimilarity index.

Findings
The City of San Juan Bautista has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. The overall poverty level in San Juan Bautista of 6.7% in 2021 is 83.6% less than overall poverty level of 12.3% across the entire state of California. The western side of the City (Block Group 1 in Census Tract 2) has a greater number of lower income groups as well as greater diversity in their population, compared to the eastern side of the City (Block Group 3 in Census Tract 2).

74.6% of residents who are classified as poor in San Juan Bautista are renting compared to

41.3% for residents with income levels above the poverty level. The poverty rate is also high amongst disabled residents – 16.4% of disabled males and 29.6% of disabled females, compared to 16.2% of disabled males and 18.6% of disabled females in California. The disability rate among poor females in San Juan Bautista is 30.2% compared to 18.6% in California. The city also has a higher percentage of residents 65 years and older, with the median age in San Juan Bautista at 40.2 years compared to 35.7 years San Benito County is

35.7 and 33.3 years in Hollister City.

Participating in San Benito County’s affordable housing plans, the City will continue to monitor the patterns of segregation and consider funding and allocating resources to reduce patterns of isolation and increase access to housing-related and other resources in these areas to effect change from current conditions. The city will particularly focus on the needs and requirements of disabled residents below poverty levels and also senior residents over the age of 65.

Table 6: Racial Dissimilarity Index Values for San Benito County Race 2010 2018 2020 2021
White to Non-White Racial
Dissimilarity

0.308 0.27
9 0.352 0.358
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 29

FAIR HOUSING ANALYSIS
d) RACIALLY OR ETHNICALLY CONCENTRATED AREAS OF POVERTY (R/ECAP) HUD has developed a census tract-based definition of R/ECAPsto assist communities in identifying racially/ethnically concentrated areas of poverty (R/ECAPs), R/ECAP is defined as a racial/ethnic concentration threshold and a poverty test. The racial/ethnic concentration threshold is straightforward: R/ECAPs must have a non-white population of 50 percent or more. Regarding the poverty threshold,Wilson (1980) defines neighborhoods of extreme poverty as censustracts with 40 percent ormore of individuals living at or below the poverty line. Because overall poverty levels are substantially lower in many parts of the country,HUDsupplementsthiswith an alternate criterion. Thus, a neighborhood can be a R/ECAPs if it has a poverty rate thatexceeds 40% or is three or more times the average tract poverty rate for the metropolitan/micropolitan area, whichever thresholdis lower.

According to the HCD AFFH Dataset, there is no R/ECAP in San Benito County. The nearest R/ECAP is in Fresno County and it does not have any notable geographical or socioeconomic connection to San Juan Bautista. Comparing Figure 6 (Diversity Index) to Figure 12 (Median Household Income), it appears that areas of higher diversity in San Benito County generally correlate with a lower income. However, it does not necessarily apply the other way; as lower diversity and income has no correlation. According to ACS 5-year estimates between 2017 and 2021, 11.3% Hispanic or Latino of any race in San Juan Bautista are under the poverty level while 1.4% of non-Hispanic White are under the poverty level.

RACIALLY/CONCENTRATED AREAS OF AFFLUENCE (RCAA)
“Segregation is a continuum, with polarity between race, poverty, and affluence, which can be a direct product of the same policies and practices” in accordance with the Guidance Memo issued by the Housing and Community Development AFFH. While HCD does not have a standard definition for RCAAs, looking at the percentage of the White population and median household income can provide a good indicator for areas of affluence.

In addition to RECAPs utilized by HUD,scholars at theUniversity of Minnesota Humphrey School of Public Affairs created the Racially Concentrated Areas of Affluence (RCAAs) metric to tell the story of segregation more fully in the United States5
. RCAAs are defined as census tracts where 1)
80 percent or more of the population is White, and 2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016).

Adopting the methodology and based on the data from the 2015-2019 ACS, RCAAs in California are defined as census tracts with the White population that are 1.25 times higher than the average percentage of total white population in a given region. In addition, those RCAA designated census tracts must have a median income 1.5 times higher than the Average Median Income (AMI) or 1.5 times the State AMI (whichever is lower). In 2019, the AMI in the state of California is $75,235, while that of San Benito County is $101,923. As shown in Figure 16, San Juan Bautista is not designated as RCAA as most of the census tracts within San Benito County. The only RCAA designation in the County is around the area of Ridgemark CensusDesignated Place (CDP).

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 30

FAIR HOUSING ANALYSIS
FIGURE 15a: RACIAL SEGREGATION/INTEGRATION BY TRACT (2020) Sources: California Department of Housing and Community Development (HUD); OBI, 2020.

FIGURE 15b: RACIAL SEGREGATION/INTEGRATION BY TRACT (2010) Sources: California Department of Housing and Community Development (HUD); OBI, 2010.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 31

FAIR HOUSING ANALYSIS
Table 7 shows the median household incomes of White households and All households in San Juan Bautista and San Benito County based on the ACS 5-year estimates between 2017-2021.

The difference in income between white and all households are not significant. As illustrated in Figure 16, the city does not meet the criteria of RCAA.

Table 7: Median Household Incomes
Median Household Income City of San Juan Bautista San Benito County White Households $ 94,605 $ 110,166
All households $ 92,404 $ 95,606
% of White population 37.13% 32.3%
Source: US Census, ACS 2017-2021
FIGURE 16: RACIALLY CONCENTRATED AREAS OF AFFLUENCE (RCAA) Sources: American Community Survey (ACS), 2015-2019. Updated: March, 2021 Findings
The city has considered trends and patterns related to integration and segregation based on racially or concentrated areas of poverty and median household income. A lower proportion of San Juan Bautista’s households are under the poverty line (6.7%). There are no racially concentrated areas of affluence or racially concentrated areas of poverty in the city. San Juan Bautista will continue to participate in the implementation of County of San Benito housing programs and the Housing Plan.

The city will continue to monitor any patterns of isolation and segregation in the community.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 32

FAIR HOUSING ANALYSIS
e) DISPARITIES IN ACCESS TO OPPORTUNITIES
The Department of Housing and Community Development (HCD) together with the California Tax Credit Allocation Committee (TCAC) established the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD). The TCAC/HCD Opportunity Map was developed showing that the characteristics of neighborhoods – such as poverty rates and the quality of local public schools – substantially impact long-term outcomes for low-income families and children. The TCAC/HCD Opportunity Map identifies areas in every region of the state whose characteristics are most strongly associated with positive economic, educational, and health outcomes for low-income families – particularly long-term outcomes for children – when compared to other neighborhoods in the same region. The map also identifies areas in California that are both high-poverty and racially segregated.

In 2017, the California TCAC adopted the TCAC/HCD Opportunity Map and associated policies into the Low-Income Housing Tax Credit (LIHTC) program. Since then, the number of affordable housing developments funded in higher resource neighborhoods has increased.

The opportunity maps are made from composite scores of three different domains made up of a set of indicators. The Task Force analyzed three domains (Economic, Education, Environmental) to establish the resource category for each block group. The Economic Domain (Figure 16) analyzes poverty, level of adult education, employment rates, job proximity, and median home value in each block group, while the Education Domain (Figure 17) analyzes math/reading proficiency, high school graduation rates, and the student poverty rate. The Environmental Domain (Figure 18) looks at the CalEnviroScreen 4.0 Pollution indicators (Exposures and Environmental Effect indicators) and processed values. Table 8 shows the full list of indicators.

Table 8: Domains and List of Indicators by Factors
Domain Indicator
Economic • Poverty
• Adult education
• Employment
• Job proximity
• Median home value
Education • Math proficiency
• Reading proficiency
• High school graduation rates
• Student poverty rates
Environmental • CalEnviroScreen 4.0 Pollution indicators and Values Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, 2023 Based on the domain scores, census tracts are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. According to the Task Force’s methodology, the tool allocates the 20% of the tracts in each region with the highest relative index scores to the “Highest Resource” designation and the next 20% to the “High Resource” designation. Each region then ends up with 40% of its total tracts as “Highest” or “High” resource. These two categories are intended to help State decision-makers identify tracts within each region that the research suggests low-income families are most likely to thrive, although they typically do not have many options, if given the choice. The remaining tracts are then evenly divided into “Low Resources” and “Moderate Resource”.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 33

FAIR HOUSING ANALYSIS
FIGURE 17: TCAC ECONOMIC SCORE BY CENSUS TRACT & HIGH QUALITY TRANSIT STOPS AND TRANSIT AREA Source: AFFH Data and Mapping Resources, California Department of Housing and Community Development, TCAC/HCD Opportunity Map 2023. Updated: March, 2023.

FIGURE 18: TCAC EDUCATIONAL SCORE BY CENSUS TRACT

Source: AFFH Data and Mapping Resources, California Department of Housing and Community Development, TCAC/HCD Opportunity Map 2023. Updated: March, 2023.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 34

FAIR HOUSING ANALYSIS
Figure 20 identifies the final resource categories of each census block group, as identified on the TCAC/HCD Opportunity Map and shows that San Juan Bautista has moderate resources and opportunities. Table 8 outlines the Opportunity Resource Levels by Census Tract in San Benito County and the corresponding scores for economic, educational and environmental indicators in San Benito. It shows that other areas in San Benito County have varying level of resources. The block groups in San Juan Bautista have positive economic scores but less positive environmental and educational scores Table 8: Opportunity Resource Levels by Census Tract in San Benito County Census Tract/
Block Group Resource Level Economic Score EnvironmentalScore Education Score 06069000300 Low Resource 0.118 0.896 0.276
06069000400 Moderate Resource 0.175 0.527 0.614
06069000501 Moderate Resource 0.251 0.825 0.4
06069000502 Moderate Resource 0.208 0.837 0.482
06069000600 Moderate Resource 0.335 0.907 0.465
06069000701 Moderate Resource 0.068 0.851 0.614
06069000702 Moderate Resource 0.411 0.107 0.62
060690001001 High Resource 1 0 0.857
060690001002 Low Resource 0.143 0 0.714
060690001003 Moderate Resource 0.429 0 0.214
060690001004 Moderate Resource 0.286 0 0.571
060690002001 Moderate Resource 0.714 0.286 0.5
060690002002 Low Resource 0.214 0.286 0.214
060690002003 Moderate Resource 0.857 0.286 0.214
060690002004 Highest Resource 0.929 0.286 1
060690002005 Low Resource 0.786 0.286 0
060690002006 Low Resource 0.357 0.286 0.071
060690008011 Highest Resource 0.643 0.929 0.643
060690008012 Highest Resource 0.5 0.929 0.786
060690008021 Low Resource 0 0.714 0.143
060690008022 High Resource 0.071 0.714 0.929
060690008023 High Resource 0.571 0.714 0.429
Source: California Tax Credit Allocation Committee, 2023 CTCAC/HCD Opportunity Area Maps.

Retrieved from https://www.treasurer.ca.gov/ctcac/opportunity.asp, accessed June, 2023. San Juan Bautista in the shaded rows.

The sites that have the highest TCAC scores are located in the south of San Juan Bautista and in the areas of Ridgemark. On the other hand, the north of San Juan Bautista has low resources with a low economic score. By focusing on the environment and education domains in the city, San Juan Bautista can provide more opportunities for its community.

Economic Opportunity
As shown in Table 9, the largest employment by industry in San Juan Bautista in 2017-2021 was inProfessional, scientific, and management, and administrative and waste management services (15.53%) and Retail trade (13.87%), followed by Construction (9.83%), Arts, Entertainment, Recreation, Accommodation, and Food Services (9.94%), and public administration (9.11%). Overall, the City’s employment by industry is similar to that of San Benito County. As described above, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. As shown in Table 8 above, the overall economic scores for the two census City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 35

FAIR HOUSING ANALYSIS
tracts in San Juan Bautista are approximately 0.7 and 0.85 respectively. The economic scores are considerably high with moderate median income level, compared to other regions in San Benito County.

Table 9: Employment by Industry and Regional (County/City) Comparison San Benito County San Juan Bautista Hollister City
Total % Total % Total %
Civilian employed population 16
years and over 30,951 966 19,701
Agriculture, forestry, fishing and
hunting, and mining 1,921 6.21% 40 4.14% 891 4.52%
Construction 3,756 12.14% 95 9.83% 2,570 13.05%
Manufacturing 3,725 12.04% 50 5.18% 2,211 11.22%
Wholesale trade 1,230 3.97% 42 4.35% 670 3.40%
Retail trade 3,173 10.25% 134 13.87% 2,430 12.33%
Transportation and
warehousing, and utilities 1,817 5.87% 82 8.49% 1,005 5.10% Information 292 0.94% 28 2.90% 211 1.07%
Finance and insurance, and
real estate and rental and
leasing
1,122 3.63% 64 6.63% 658 3.34%
Professional, scientific, and
management, and
administrative and waste
management services
3,163 10.22% 68 7.04% 2,128 10.80%
Educational services, and
health care and social
assistance
5,505 17.79% 150 15.53% 3,383 17.17%
Arts, entertainment, and
recreation, and accommodation
and food services
2,714 8.77% 96 9.94% 1,953 9.91%
Other services, except public
administration 1,036 3.35% 29 3.00% 710 3.60%
Public administration 1,497 4.84% 88 9.11% 881 4.47%
Source: ACS 5-year estimates 2017-2021. Table S2405.

As shown in Figure 21, the job proximity index is generally high in San Juan Bautista. On a scale from zero to 100 where 100 is the closest proximity to jobs, the east side of the city scores above 80. The west side of the city have a moderate job proximity index, which is between 61 and 80. The east side of the City has a slightly lower diversity compared to the west side, while having a less percentage of low to moderate income population. However, the difference of the job proximity score between block group does not show a clear pattern with any protected and sensitive classes (see Figures 4 through 15 for concentrations of protected classes by area). As shown in Figures 24a, 24b, and 25, San Juan Bautista is one of few areas in San Benito County that has a transit stop within ½ mile distance of the city center, having a considerable number of jobs within 45-minutes of commute by transit. This indicates that public transit plays a significant role for the community to sustain their economic opportunities.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 36

FAIR HOUSING ANALYSIS
FIGURE 19: TCAC ENVIRONMENTAL SCORE AND HIGH QUALITY TRANSIT STOPS Source: AFFH Data and Mapping Resources, California Department of Housing and Community Development, TCAC/HCD Opportunity Map 2023. Updated: March, 2023.

FIGURE 20: TCAC OPPORTUNITY AREAS BY CENSUS TRACT
Source: AFFH Data and Mapping Resources, California Department of Housing and Community Development, TCAC/HCD Opportunity Map 2023. Updated: March, 2023.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 37

FAIR HOUSING ANALYSIS
FIGURE 21: JOB PROXIMITY INDEX BY BLOCK GROUP
Source: Housing and Urban Development (HUD). Longitudinal Employer-Household Dynamics (LEHD) data (Feb 2020). Updated: Sep, 2022 FIGURE 22: SENSITIVE COMMUNITIES
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, Sensitive Communities - Urban Displacement Project. Updated 2021 City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 38

FAIR HOUSING ANALYSIS
Educational Opportunity
TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. As shown in Table 8 above, the overall education opportunity scores in San Juan Bautista are low to middle; the block groups within the City have an educational opportunity score of 0.5 and 0.214 respectively. As shown in Figure 18 the areas of San Benito County, including other cities and unincorporated areas near these cities have higher educational scores. Across all tracts in the County, San Juan Bautista’s educational opportunity index scores are generally lower compared to other densely populated areas, particularly Hollister City and Ridgemark areas.

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

As outlined in Table 8 above, the overall environmental score in San Juan Bautista is lower than other regions in San Benito County. Figure 19 shows that most of the San Benito County jurisdictions with densely populated areas, such as Hollister City, tend to have higher environmental scores.

Comparing the City’s environmental scores to the distribution of protected classes, there are no discernible patterns of concentration of protected classes in the City’s areas with less positive environmental outcomes.

Transportation
Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. In San Juan Bautista, Abby Park is the only transit stop that serves the community. As depicted in Figure 24a and 24b, areas of high level of job opportunities within 45-minutes of commute by both transit and automobile are corresponding with the locations near transit stops.

This repeatedly highlights the importance of providing sustainable modes of travel and connectivity to job locations for the community.

Findings
Overall, it appears that residents of San Juan Bautista have a consistent level of access to opportunities with moderate resources. As shown in Table 8, the educational and environmental opportunity scores are generally lower in the city, compared to other regions in San Benito County.

However, the city has a considerably higher economic score with higher job proximity. While promoting affordable housing opportunities in the city, San Juan Bautista should consider putting more efforts on improving educational opportunities and address environmental constraints within the areas.

FAIR HOUSING ANALYSIS
FIGURE 23: HIGH QUALITY TRANSIT STOPS AND TRANSIT AREA (1/2 MILE) Sources: Caltrans, 2022. U.S.; Department of Housing and Urban Development (HUD), Updated 2022.

FIGURE 24a: HIGH QUALITY TRANSIT STOPS & JOBS WITHIN 45-MINUTE TRANSIT COMMUTE Sources: Caltrans, 2022; Smart Locations Database, 2018.

FAIR HOUSING ANALYSIS
FIGURE 24b: HIGH QUALITY TRANSIT STOPS & JOBS WITHIN 45-MINUTE AUTOMOBILE COMMUTE Sources: Caltrans, 2022; Smart Locations Database, 2018.

FIGURE 25: TRANSIT STOPS (1/2 MILE) & HOUSING AND TRANSPORTATION COST - BLOCK GROUP Sources: Caltrans, 2022; HCD 2022; Center for Neighborhood Technology (CNT), 2022.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 41

FAIR HOUSING ANALYSIS
f. DISPROPORTIONATE HOUSING NEEDS IN THE JURISDICTION
According to ACS 5-year estimates between 2017 and 2021, in San Juan Bautista, about 43.6% of the total households are renters, which is higher than the percentage of renters in San Benito County at 32.4%. Among the renter-occupied households in San Juan Bautista, majority of them (77%) are between the ages of 25 and 54, while the age range of owner-occupied households is more diverse but older. This distribution is similar to that of the County. However, the average household size of the renter occupied households in San Juan Bautista is smaller than the average of the County’s. 32.13% of the renters in the city are 1-person households while 20.9% of the County’s renters are 1-person households.

Cost Burden
A household is considered cost burdened if the household pays more than 30% of its total gross income for housing costs. For renters, housing costs include rent paid by the tenant plus utilities.

For homeowners, housing costs include mortgage payment, taxes, insurance, and utilities. Figure 26 shows that 20-40% of renter occupied households experienced cost burden. Between 2017 and 2021, approximately 36.84% of the households in San Benito County were burdened with housing costs. Compared to the County, more households (48.23%) in San Juan Bautista have experienced cost burden. Overall, as seen in Figures 27a through 28b, the percentages of both renter and owner households with overpayment issues have decreased in the City during the period 2017 to 2021 compared to the 2014 to 2017 period (>80% of households). Nevertheless, all of the households in the city with income of less than 30% of area median income (extremely low-income) are cost burdened with regard to housing during the period 2017 to 2021.

Furthermore, 19.86% of all households in the city are cost burdened with spending more than 50% of their monthly income for housing, while 14.83% of the County’s households are cost burdened in the same way.

The median sales home price in San Benito County is $623,000 and the median rent is $1,703, according to the ACS 5-year estimates between 2017 and 2021. In San Juan Bautista, the median home value is similar to the County’s at $629,500, but the median rent is slightly lower at $1,624.

The price range of owner-occupied homes in San Juan Bautista is between $200,000 and $1 Million, while the County and Hollister City have more varying home prices between less than $50,000 and over $1 Million. This data indicates that the households in San Juan Bautista City necessitate more housing options with a diverse price range for both owner- and renter-occupied units, especially for the low-income households who are severely cost burdened.

Overcrowding
US Census defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens). Units with more than 1.5 persons per room are considered severely overcrowded. Overcrowding can take a variety of forms. Many overcrowded households may include three generations or extended families. More than two families may share the same units, or a family may be renting living space to non-family members. Overcrowding results directly from lack of affordability, as large households find that they are unable to afford units of sufficient size to meet their needs and are forced to economize beyond modern acceptable standards.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 42

FAIR HOUSING ANALYSIS
Figure 29 and the statistics of the San Juan Bautista City show that overcrowding is not a significant issue in the City compared to other regions in San Benito. 10.82% of the renters in the City have overcrowding issues while 1.52% of owner-occupied households are living in overcrowded conditions. In San Benito County, 7.67% of the households are living in overcrowded condition; 4% of the owner-occupied households and 15.32% of renter-occupied households have experienced overcrowding.

Substandard Housing
As seen in Figure 33, about 35% of the housing units in San Juan Bautista were built before 1960.

A good proportion of the housing units were built in the 70s (18.42%) and in the 90s (18.96%).

Compared to the City, San Benito has less older housing units; 16.7% built before 1960, and

23.93% built in the 90s.

Typically, housing over 30 years of age is more likely to have rehabilitation needs that may include plumbing, roof repairs, electrical repairs, foundation rehabilitation, or other significant improvements. While it is likely that some homeowners have conducted ongoing maintenance to maintain the value of their homes, it is likely that many of these homes need some degree of repairs. In some cases, the cost of repairs can be prohibitive, resulting in the owner or renter living in substandard housing conditions or being displaced if the house is designated as uninhabitable or during rehabilitation.

As identified above, many homeowners and renters, especially of low-incomes, in San Juan Bautista are cost burdened. Despite the cost burden, the City has less issues of overcrowding, or incomplete kitchen or plumbing in their units. As seen in Figure 34a and 34b, less than 2% of the units in the City have substandard housing conditions. These conditions are like most areas in San Benito County.

Homelessness
At the County level, the overall level of homelessness in 2021 is less than Santa Clara County but similar to other counties in the vicinity as seen in Figure 35. According to HUD’s 2022 Continuum of Care (CoC) Homeless Assistance Programs, there are total of 2,404 homeless persons in San Benito. 74.25% of the homeless populations and subpopulations in the County are unsheltered, and 99% are without children. Among those unsheltered persons without children, 12.35% are between age 18 and 25. 56.1% of homeless population are Hispanic or Latino, and 27.3% are female.

In San Benito County, there are 1,760 year-round beds available for the homeless population in 2022. Among those, 39.3% are considered Permanent Housing, while the rest are Emergency Shelter and Transitional Housing. As seen in Figure 3, there are no emergency shelters or subsidized housing located within the City of San Juan Bautista. The majority of the inventory is in the areas of Hollister City and Ridgemark.

Findings

43.6% of total households in San Juan Bautista are renters, with 77% of the renters between the ages of 25 and 54. The most disproportionate housing needs in San Juan Bautista include increasing the variety of housing types at affordable prices for low-income households as 48.23% City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 43

FAIR HOUSING ANALYSIS
of the households have experienced cost burden during the period 2017 to 2021. Overall, the cost burden has reduced significantly compared to the 2010-2014 period. g. DISPLACEMENT RISK
The census tract incorporating San Juan Bautista has recorded a low displacement risk in 2022 as is the case in most parts of the County. As seen in Figure 29a through 29c, the households in the tracts under the risk of displacement in San Benito County are mostly in the southwest part of Hollister City. According to the HUD AFFH Dataset, there is no significant displacement risk associated with the current economic condition of the households within the City.

Disadvantaged Communities
Low-income renters who are living in the areas that are particularly exposed to environmental hazard risks, such as geologic and seismic hazards, flooding and inundation hazards, are prone to experience housing inequities. As shown in Figure 31, the northeast part of San Juan Bautista has a 1% annual chance of having a flood hazard. Near the boundary of the city, the southwest edges are at a moderate to high fire hazard risk even though areas within the City boundary are not directly affected. Furthermore, in the CalEnviroScreen tool, communities that have a cumulative score in the 75th percentile or above (25 percent highest score census tracts) are those that have been designated disadvantaged communities under SB 535. Communities that are identified as those communities based on their cumulative pollution exposure score are targeted for investment through the State cap-and-trade program. As seen in Figure 30 that shows CalEPA’s Disadvantaged Communities, there are no disadvantaged communities in San Benito County and the City of San Juan Bautista.

Sensitive Communities
As seen in Figure 32, San Juan Bautista is considered a “sensitive community” where residents might be particularly vulnerable to displacement in the event of shifts in housing costs. The “Vulnerable” indicates a tract with a share of very low-income residents above 20% in 2021 that meets one other criterion related to renters, diversity, and housing burden. There are potential housing sites located in census tracts designated “vulnerable” that would potentially displace existing residents due to redevelopment.

Findings
San Juan Bautista has recorded a low displacement risk in 2022 as is the case in most parts of the County. There are no disadvantaged communities in City of San Juan Bautista. San Juan Bautista is a sensitive community with vulnerability for displacement because of housing cost.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 44

FAIR HOUSING ANALYSIS
FIGURE 26: RENTER OCCUPIED HOUSING UNITS BY CENSUS TRACT Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021. Updated: March, 2023.

FIGURE 27a: OVERPAYMENT BY RENTERS BY CENSUS TRACT (2017—2021) Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 45

FAIR HOUSING ANALYSIS
FIGURE 27b: OVERPAYMENT BY RENTERS BY TRACT (2010-2014) Sources: California Department of Housing and Community Development (HUD), ACS, 2010-2014.

FIGURE 28a: OVERPAYMENT BY HOMEOWNERS BY CENSUS TRACT (2017-2021) Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 46

FAIR HOUSING ANALYSIS
FIGURE 28b: OVERPAYMENT BY HOMEOWNERS BY TRACT (2010-2014) Sources: California Department of Housing and Community Development (HUD), ACS, 2010-2014.

FIGURE 29: OVERCROWDING BY CENSUS TRACT
Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 47

FAIR HOUSING ANALYSIS
FIGURE 30a: ESTIMATED DISPLACEMENT RISK - OVERALL DISPLACEMENT BY TRACT Sources: California Department of Housing and Community Development (HUD), UCB - Urban Displacement Project, 2022 FIGURE 30b: ESTIMATED DISPLACEMENT RISK: 0% - 50% AMI BY TRACT Sources: California Department of Housing and Community Development (HUD), UCB - Urban Displacement Project, 2022 City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 48

FAIR HOUSING ANALYSIS
FIGURE 30c: ESTIMATED DISPLACEMENT RISK: 50% - 80% BY TRACT Sources: California Department of Housing and Community Development (HUD), UCB - Urban Displacement Project, 2022 FIGURE 31: DISADVANTAGED COMMUNITIES, FIRE AND FLOOD HAZARD ZONES, 2022 Sources: Federal Emergency Management Agency (FEMA), 2022; OEHHA, 2021; CalFire, updated 2023.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 49

FAIR HOUSING ANALYSIS
FIGURE 32: SENSITIVE COMMUNITIES
Sources: AFFH Data and Mapping Resources, California Department of Housing and Community Development, Sensitive Communities - Urban Displacement Project. Updated 2021.

FIGURE 33: PERCENTAGE OF STRUCTURES BUILT BEFORE 1960
Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021. Updated: March, 2023.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 50

FAIR HOUSING ANALYSIS
FIGURE 34a: PERCENTAGE OF UNITS LACKING COMPLETE PLUMBING - TRACT Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021. Updated: March, 2023.

FIGURE 34b: PERCENT OF UNITS LACKING COMPLETE KITCHEN – TRACT Sources: California Department of Housing and Community Development (HUD), ACS, 2017-2021. Updated: March, 2023.

City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 51

FAIR HOUSING ANALYSIS
FIGURE 35: HOMELESSNESS - POINT IN TIME COUNT – COUNTY LEVEL Sources: California Department of Housing and Community Development (HUD), 2021.

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 52

3. SITES INVENTORY
This section provides a review of available vacant and other sites in San Juan Bautista that would allow for and facilitate production of the city’s regional share of housing as required by State Law. This data is supplemented with local knowledge of existing conditions in the community to present a more accurate depiction of fair housing issues in San Juan Bautista. The following issues are addressed:
a. Future Housing Needs Including Segregation/Integration b. R/ECAPs and RCAAs
c. Access to Opportunity
d. Disproportionate Housing Needs
e. Sites Inventory Findings
To determine where the city has sufficient land to accommodate its share of regional housing needs for all income groups, the city must identify “adequate sites.” Under the State law (California Government Code section 65583[c][1], adequate sites are those with appropriate zoning in and development standards, with service and facilities, needed to facilitate and encourage the development of housing for all income levels.

Assembly Bill 686 (AB 686) has introduced a duty to affirmatively further fair housing into California state law. AB 686 requires that jurisdictions identify sites throughout the community in a manner that is consistent with its duty to affirmativelyfurtherfair housing. The site identification includes not only an analysis of site capacity to accommodate the RHNA (provided inthis section), but also considers whether the identified sites serve the purpose of replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity. This section analyzes the role of all sites, regardless of income level, in assisting to affirmatively further fair housing and consider how the development of new affordable housing options can promote patterns of equality and inclusiveness.
a. FUTURE HOUSING NEEDS INCLUDING SEGREGATION/INTEGRATION San Juan Bautista’s future housing needs as projected in the Regional Housing Needs Allocation (RHNA) for the 2023-2031 planning period indicates a need for 88 units. As presented in Table 10, the total housing needs include 8 units for extremely low-income (approx. 9% of the RHNA), 10 units for very low-income, 14 units for low- income, 18 units for moderate-income, and 38 units for above moderate-income. Housing for lower-income households represents 36% of the above housing needs.

Table 10
SAN JUAN BAUTISTA’S RHNA 2023-2031 BY

INCOME LEVEL
Extremely
Low* Very Low Low Moderate
Above
Moderate Total
Units 8 10 14 18 38 88
Percent 9% 11.0% 16% 20% 43% 100.0%

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 53 Source: California Department of Housing and Community Development, 2023-2031 During the period 2010 and 2020, the total population of San Juan Bautista grew by 12.19 percent, which is lower than San Benito County (16.18%) and Hollister City (19.13%) during the same period.

The city has considered trends and patterns related to integration and segregation based on racial and ethnic factors, disability, family status, seniors, and median household income. City of San Juan Bautista has a lower proportion of 6.7% of its population under the poverty line. There are no clear patterns of isolation or segregation apparent.

As part of the City’s 6th Cycle Housing Element process, the city has analyzed its Zoning Ordinance, permitting procedures, development standards, and building codes to identify potential impediments. Where found, the Program Section (Chapter 5) proposes specific actions and implementation schedules to remove such impediments. The city will continue to review and enhance those proposed actions and implementation schedules.

The City will provide the following incentives to facilitate achievements of its RHNA allocation and support fair housing opportunities:

1. Inclusionary Housing Ordinance: Continue to review and update the Inclusionary Housing Ordinance as a means to provide permanent affordable housing for very lowand low-income households.

2. Affordable Housing Incentives: 35 percent density bonus to offer additional regulatory and financial incentives, including a reduction in development standards, parking standards, modified street widths, direct financial aid or loans etc.

3. Planned Unit Developments (PUD): Other regulatory and financial incentives to encourage creative housing projects. PUD process allows significant modifications to street widths, density, open space and other design features.

4. Mixed Use District (MUD): MUD allows for types of housing that would not otherwise be accommodated in the city, such as living above shop/office/commercial spaces.

5. Cooperation with Non-profit Organizations: the city will continue to work with nonprofits to address housing needs in the City.

6. Access to Persons with Disabilities: Zoning codes permits a range of housing types suitable for persons with special needs, Building codes and development standards enforcement to regulate access and adaptability of buildings as per Title 24 of California Code of Regulations, the 1988 amendments to the Fair Housing Act and requirements of the Americans With Disabilities Act (ADA).The City also does not require building permits to improve or convert housing for disabled persons.
b. R/ECAPS and RCAAs
According to the HCD AFFH Dataset, there is no R/ECAP in the City of San Juan Bautista (Figures 15a, 15b and 16)). No correlation was found between lower incomes and diversity. The Housing Plan includes programs to encourage diversity and support housing needs in the city. c. ACCESS TO OPPORTUNITY
City of San Juan Bautista does not have any high or highest resource areas. It largely consists

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 54 of moderate levels of resources to accommodate new development. The City has adopted an Inclusionary Housing Ordinance as a means to provide permanent affordable housing for very low and low-income households. For sale projects of 6 or more units and rental projects or 5 or more units are required to provide either affordable units to very low- or low-income households or pay an affordable housing in lieu fee. The in-lieu fee is established at the time of entitlement and is based on the amount sufficient to subsidize a median priced home in San Juan Bautista. The in-lieu fees are estimated for multifamily and single family to be from $5,000 - $11,000. Through the development agreement negotiation process, fee reductions or waivers are sometimes approved based on project-specific findings.

The city will monitor this ordinance as part of the Inclusionary Housing Program to make sure it does not become a constraint for any future developments. The City will also monitor and support the density bonus provisions in the State law that the city has endorsed, and will review and update the zoning code as required.

With the introduction of greater housing choice, a broader cross-section of households will have the opportunity to live in San Juan Bautista, which may ultimately have a positive impact on education scores.

Additionally, the city provides a range of regulatory and financial incentives to support and promote fair housing in the city as outlined in section 3a earlier. d. DISPROPORTIONATE HOUSING NEEDS
The most disproportionate housing needs in San Juan Bautista include increasing the variety of housing types at affordable prices for low-income households as 48.23% of the households have experienced cost burden during the period 2017 to 2021. Overall, the cost burden has reduced significantly compared to the 2010-2014 period when the cost burden was over 80%.

The City has identified one large partially vacant site, APN 002-350-0020 (3.84 acres) that is zoned for mixed use residential to address the needs of low and very low-income households.

This site can accommodate up to 68 housing units. Adjacent properties to the west and east of this property are zoned commercial and residential respectively, providing opportunity for a large residential or mixed-use project on this site. There are some site environmental constraints to overcome – Chalmers House, a locally significant historical resource on 0.4 acres, proximity to the breeding habitat of California tiger salamander, proximity to Highway 156 and potential compatibility concerns with the adjacent property zoned commercial. With proper consideration, these constraints can be addressed.
e. SITES INVENTORY FINDINGS
The distribution of RHNA sites across the community will help to improve the opportunities and outcomes throughout the city. Furthermore, the RHNA sites will allow for development at densities needed to stimulate affordable housing development. All residential zones in the city allow accommodation of low-income housing units, provided that the structures containing the units meet all development standards specified under the zoning ordinance.

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 55 Table 11: Summary of Vacant Sites by Assumed Income Level Affordability Level Net
Acres Capacity RHNA Unmet Need
Homeless Shelter 0.48 n/a n/a n/a
Extremely Low, Very Low, and
Low 3.44 68 32 0
Moderate 1.5 18 18 0
Above Moderate 9.29 49 38 0
Source: Realty Planning Group, Inc.; City of San Juan Bautista Table 11 (Table 4-2 of Housing Element) provides a summary of vacant sites by assumed income levels and reflect that the sites identified to meet the City’s RHNA are at all income levels. The RHNA sites are generally accommodated throughout San Juan Bautista. For these reasons, the city finds that the sites proposed to accommodate its RHNA allocation do not unduly burden any one location, poverty, or other characteristics. Moreover, the sites affirmatively further fair housing by helping to stimulate investment in areas where additional opportunities are desired, and where new residential and/or mixed-use development can help to improve some of the opportunity level characteristics discussed earlier in this chapter.

Figure 36 (Figure 4-2 of Housing Element) shows the location of all vacant and available residential sites and the zoning. The list of vacant sites is in Table 12. Overall, the vacant sites have the capacity for 135 housing units, which well exceeds the RHNA allocation for the City.

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 56 Table 12: Housing Sites Inventory
Map
# APN Acres Net Acres
General
Plan Zoning Density Afford. Level Capacity
1 0022200030 0.48 0.48 Public
Facility INS FAR 0.7 See note (1)
See note
(1)
Subtotal 0.48 -- --
2 0023500020 3.84 3.44 Mixed Use MU 20 L VL
68 See note
(2)
Subtotal 3.44 Subtotal 68
3 0022100050 0.12 0.12 Mixed Use MU 15 M 1
4 0022100020 0.05 0.05 Mixed Use MU 15 M 1
8 0024600010 0.14 0.14 Mixed Use MU 15 M 2
9 0024600050 0.26 0.26 Mixed Use MU 15 M 3
10 0024700080 0.12 0.12 Mixed Use MU 10 M 1
11 0023200090 0.22 0.22 Medium
Density R-3 15 M 3
12 0021500030 0.11 0.11 Mixed Use MU 10 M 1
13 0021900100 0.31 0.31 Mixed Use MU 10 M 3
14 0022600460 0.17 0.17 Medium
Density R-2 10 M 3
Subtotal 1.5 Subtotal 18
5 0024100110 0.08 0.08 Low Density R-1 5 AM 1
6 0023900040 0.12 0.12 Low Density R-1 5 AM 1
15 0024300200 0.13 0.13 Medium
Density R-1 5 AM 1
16 0022900430 0.17 0.17 Medium
Density R-1 5 AM 1
17 0022900390 0.25 0.25 Medium
Density R-1 5 AM 1
18 0025630020 0.15 0.15 Low Density R-1 5 AM 1
19 0024200170 0.11 0.11 Low Density R-1 5 AM 1
20 0023800130 0.11 0.11 Low Density R-1 5 AM 1
21 0022600240 0.19 0.19 Low Density R-1 5 AM 1
22 0022600230 0.20 0.20 Low Density R-1 5 AM 1
23 0025400070 9.72 7.78 Low Density R-1 5 AM 39
Subtotal 9.29 Subtotal 49
Total 14.71 Subtotal 135
Source: City of San Juan Bautista
Notes: (1) Zoning appropriate for homeless shelter.
(2) This site is partially vacant. Approximately 0.4 acres of this site is occupied by a farmhouse that is considered historically significant. Special development conditions that have been incorporated into the Zoning Ordinance require preservation of this farmhouse and its 0.4-acres site. In addition, special development conditions apply to this site as required by Government Code §65583.2(h).

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 57 FIGURE 36: VACANT AND AVAILABLE RESIDENTIAL SITES

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 58

4. IDENTIFICATION OF CONTRIBUTING FACTORS AND FAIR HOUSING

PRIORITIES AND GOALS
The December 2015 Affirmatively Furthering Fair Housing Rule Guidebook published by HUD identifies examples of contributing factors by each fair housing issue area: outreach, fair housing enforcement and outreach capacity, segregation and integration, racially and ethnically concentrated areas of poverty, disparities in access to opportunities for persons with disabilities, disproportionate housing needs, including displacement risks, and sites inventory.

This study has analyzed patterns of any racial and economic segregation, disparities in access to opportunity in the city. This chapter further identifies contributing factors, sets fair housing priorities and goals, and proposes strategies and recommendations to create a more equitable and integrated communities.

Based on the issues identified in this Fair Housing Analysis, the following are the top 4 issues to be addressed through the programs in the Housing Plan:

1. Assisting in the provision of housing opportunities for all;

2. Removing regulatory and financial constraints, as necessary;

3. Providing adequate sites to achieve a variety and diversity of housing; and

4. Promoting equal housing opportunity.

A review was also undertaken of the housing goals set in the Housing Plan. It was found that these goals and strategies adequately address the issues identified above regarding fair housing. After considering these issues, the City has identified in Table 13 potential contributing factors to fair housing issues in San Juan Bautista and outlinesthe meaningful actionsto be taken. The meaningful actionslisted in the Table relate to the actions identified in the Housing Plan.

Table 13: Fair Housing Issues and Contributing Factors
Fair Housing Issue Contributing Factors Priority Meaningful Action Limitations in local Consolidated
Planning Processes, CDBG and HOME
funding allocations, Housing Elements
Processes, and other city planning
documents.
• Existing low-density residential
development under general plan and
zoning code
• Gap between low density and medium
density and high-density classifications
High • Programs 3.2, 3,4, 3.5, 3.6, 3.7, 3.8,

4.1, 4.2, 4.3, 5.1 - Zoning Ordinances
and programs to allow for a greater
range of densities, diversity of housing
to support low-income residents and
residents with disabilities
Assist in the provision of housing by
removing government constraints and
promoting equal housing opportunity
• Limitations in development
assessments, zoning code zoning
ordinances, and density classifications
to support housing needs of lowincome groups such as seniors, students and people with special needs
High Programs 4.1, 4.2, a d 4.3
• Planned Unit Development Program to
permit higher densities through smaller
than standard lots, reduced setbacks,
narrower streets, and other deviations
from conventional zoning regulations
• Site Plan and Design Review process
to reduce processing times
• Accessory Dwelling Unit Ordinance
Program to support housing needs of
seniors, college students, other lowincome and special needs groups • SB 35 Permit streamlining for
affordable housing projects

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 59 Table 13: Fair Housing Issues and Contributing Factors
Fair Housing Issue Contributing Factors Priority Meaningful Action Funding for marginalized or distressed
communities or special needs groups
• Ensuring funding is available for
marginalized and distressed community
High Programs 2.1, 2.3, 3.3,
• Partner with Non-Profits and research,
identify, and apply for funds available
through the CDBG and HOME
Programs, Mobile home Park
Rehabilitation and Resident
Ownership Program (MPRROP), and
other funding sources that support
affordable housing development and
preservation, infrastructure
investment, energy efficiency,
homeownership, code enforcement,
etc.
• Support Housing Choice Voucher
program and Grants program
Develop and implement a proactive
code enforcement program that holds
property owners accountable and
proactively plans for resident relocation
when necessary.
• Code enforcement High • Program 1.1 - Code Enforcement Program
Use design tools to seamlessly support
affordable housing development
• Limitations in zoning code and density
classifications
• Approval process
Medium Programs 1.4, 3.1, 3.2, 3.4, 3.5, 3.6, 3.7,

3.8, 4.2
• Amend the Zoning Codes and density
classifications, facilitate land divisions,
lot-line adjustments, and specific plans
to encourage affordable housing
developments
Disproportionate Housing Needs,
including Overpayment
• Increasing the variety of housing types
at affordable prices for low-income
households
• Ongoing need for affordable housing
• Lack of local information regarding
available housing and need for
assistance with monthly housing costs
Medium Programs 1.2, 1.3, 1.4, 2.1, 2.3, 3.2, 3.3,

3.5, 3.6, 3.7, 5,1, 5.2
• Programs to increase availability of
affordable housing and financial
assistance
• City of San Juan Bautista has
identified a large parcel for low-income
housing
The city of San Juan Bautista remains committed to providing a diversity of housing options for all income levels, encouraging development throughout the community to help overcome overpayment, the availability of affordable housing and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. The vast majority of the city’s Housing Programs designed to address fair housing will be implemented on an ongoing basis, with annual progress reports and programs evaluations to ensure they are achieving the city’s objectives. The following list summarizes those programs identified in Housing Element which affirmatively further fair housing.

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 60 Table 14: Housing Element Programs

PROGRAM
No. DETAILS OBJECTIVES/ACTIONS

1.1 Code Enforcement Program Continue to carry out code enforcement activities, including performing property inspections and citing code violations, when necessary to ensure that the character and quality of
neighborhoods is enhanced and maintained.

1.2 Housing Rehabilitation
Program.

City to consider seeking CDBG funds, forge partnerships with non-profits in the area and work with San Benito County on implementation of Housing Choice Voucher program

1.3 Lead and Asbestos Abatement
Education Program
Offer brochures on lead and asbestos containment and
abatement. The city will also, in conjunction with the air quality district, implement applicable State and/or federally mandated containment and abatement procedures for remodels and
demolitions. Information will be made available at City Hall and on the City’s website.

1.4 Preservation of Affordable
Housing Program
Continue to monitor affordable housing units through
establishment of a database. The city to continue Inclusionary Housing Ordinance and work with San Benito County on
Housing Choice Voucher Program

2.1 Housing Choice Voucher
Program
Continue to support San Benito County’s efforts to provide rental vouchers to needy residents. The City will continue to encourage San Benito County, the Housing Authority or other agencies to list available rentals for the San Juan Bautista area.

2.2 Childcare Facilities Program Continue to allow child care facilities in residential districts, and facilitate the development of child care component with larger developments. The city will also evaluate Title 11 to ensure that it meets applicable State laws relative to child care facilities.

2.3 Grants Program Investigate funds available under a variety of programs, and where staffing and other limitations allow, pursue those funds biannually until the funds expire with a designated nonprofit partner in order to meet the housing needs of San Juan Bautista residents.

3.1 Inclusionary Housing
Ordinance Program
Revise its Inclusionary Housing Ordinance to ensure that the private sector assists engage in direct construction of affordable units. Assess raising the in-lieu fees.

3.2 Non-profit Housing Partnership
Program
Form relationships with non-profit organizations. As funds are available, grant financial assistance, land write-downs, regulatory incentives, and/or other forms of assistance to nonprofit developers of affordable and special needs housing.

3.3 Mixed-Use Development
Program
Promote residential uses in the Mixed-Use District. Encourage the highest allowable residential densities in MU zone through the Density Bonus and Planned Unit Development.

3.4 Single Room Occupancy
(SRO)
Amend the zoning ordinance.to allow SROs by conditional use permit in the Mixed-Use zones near services and the Abbe Park transit station. In addition, to help meet the needs of extremely low-income households, the City will prioritize funding and/or offer financial incentives or regulatory concessions to encourage the development of SROs.

FAIR HOUSING ANALYSIS
City of San Juan Bautista, 2023-2031 Housing Element | AFFHA 61

PROGRAM
No. DETAILS OBJECTIVES/ACTIONS

3.5 Small and Nonconforming Lot
Consolidation
Publicize the underutilized sites inventory on the City’s website and making it available at the planning counter, providing technical assistance to property owners and developers.

Evaluate the deferral or lowering of development fees. Facilitate consolidation of smaller parcels in the Mixed-Use District and other residential districts.

3.6 Supportive Housing by Right Revise its Zoning Ordinance to allow supportive housing by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. This revision will also address any other changes to the Zoning Ordinance required by AB 2162.

3.7 Zoning Code Amendment Revise Zoning Ordinance to comply with new state housing laws, including but not limited to SB35, SB330, SB9, SB10 to affordable housing projects in zones where multifamily and mixed uses are permitted, and permitting multifamily uses in non-residential zones

3.8 Low Barrier Navigation Centers Revise city’s zoning ordinance to allow barrier navigation centers by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses. This revision will also address any other changes to the Zoning Ordinance required by AB 2162.

4.1 Planned Unit Development
District (PUD) Program
Continue to allow PUDs in order to provide flexibility in developments and facilitate creative housing options.

4.2 Site Plan and Design Review
Process Program
Continue to utilize the Site Plan and Design Review processes as a means to reduce processing times and reduce the potential impact the design review process may have on housing supply.

4.3 SB 35 Permit Streamlining The City will revise its zoning ordinance to provide a streamlined development review process for affordable housing projects in the city, consistent with the provisions of SB 35.

5.1 Fair Housing Program Continue to support the State Office of Fair Employment and Housing, California Rural Legal Assistance, and equal
opportunity lending programs. The City will support efforts by the Housing Authority or other agency to list units accessible to disabled persons. The City will also make available at City Hall copies of the Consumer Affairs “Tenant Rights and
Responsibilities” booklet, and Fannie-Mae’s “Your Credit Rights.”

5.2. Advertise Reasonable
Accommodations.

The City will publish, post, and distribute informational flyers advertising and explaining new provisions in the San Juan Bautista Municipal Code related to reasonable
accommodations.

CITY OF SAN JUAN BAUTISTA

NOTICE OF SPECIAL JOINT CITY COUNCIL & PLANNING COMMISSION HEARING & 30-DAY NOTICE OF AVAILABILITY OF THE
2023-2031 GENERAL PLAN HOUSING ELEMENT & FAIR HOUSING ANALYSIS Location: City Council Chambers
311 Second Street, San Juan Bautista, CA 95045
NOTICE IS HEREBY GIVEN that the City of San Juan Bautista, California, will conduct a Special Joint City Council & Planning Commission Public Hearing on Tuesday, August 29, 2023, at 6:00 P.M. to receive input from the public on the 2023-2031 Housing Element Update and the Fair Housing Analysis. This Notice of Availability also provides the required 30-day Notice for public review of the of Housing Element & the Fair Housing Analysis.

The Planning Commission conducted a public workshop on the matter on June 29, 2023, at 6:00 P.M., at City Hall Council chambers, during which time the housing and fair housing issues were discussed and public comments were received.

The Housing Element, a part of the City’s General Plan, is required to identify and analyze existing and projected housing needs in order to preserve, improve and develop housing for all economic segments of the community, thereby affirmatively furthering fair housing policies and programs. The Housing Element Update will cover the City’s housing policies, goals, and objectives for the planning period ending in 2031. In addition, the Housing Element also contains a fair housing analysis of fair housing enforcement, integration and segregation patterns and trends, racially and ethnically concentrated areas of poverty, disparities in access to opportunity, disproportionate housing needs in the city, and displacement risks.

Public Participation in the preparation of the Housing Element is a very important component of the planning process. The primary purpose of public participation is to receive input from citizens and stakeholders in the preparation of the housing element. The 30-day notice of availability of the draft Housing Element and the Fair Housing Analysis provides the participants an opportunity to provide additional comments and participate in the plan-making process. The city (through its consultants) will answer any questions and record the public comments received at the meeting. A Spanish translator will be present at the meeting.

Any person with impairment pursuant to the American Disabilities Act (“ADA”) who needs special accommodation for the Public Hearing or needs further information, please call the City Clerk at (831) 623-4661.

Any person unable to attend the meeting may submit written comments to the City of San Juan Bautista, 311 Second Street, San Juan Bautista, CA 95045, or by email to Brian Foucht, Community Development Director at the following email address: [email protected].

Posted and published: July 28, 2023.
_________________________
City Clerk
City of San Juan Bautista