City of San Juan Bautista
The “City of History”
www.san-juan-bautista.ca.us
CITY COUNCIL
REGULAR MEETING
TUESDAY, SEPTEMBER 19, 2023, 6:00 P.M.
HYBRID MEETING
City Hall, Council Chambers
311 Second Street, San Juan Bautista, California
AGENDA
TELECONFERENCE NOTICE
Pursuant to California Government Code Section §54953(b)(3), this City Council regular meeting will include teleconference participation by Mayor Leslie Jordan from 1508 Woodledge Circle, State College, Pennsylvania 16801.
The teleconference location shall be accessible to the public for the open session portion of the meeting pursuant to California Government Code Section §54954.3
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
https://us02web.zoom.us/j/88373320235
To participate telephonically:
call 1 (669) 900-6833
Webinar ID: 883 7332 0235
1. CALL TO ORDER
A. Pledge of Allegiance
B. Roll Call
2. PROCLAMATION
A. Childhood Cancer Awareness Month, September 2023 – Honoring Jacob’s Heart Children’s Cancer Support Services
B. Feeding America - Hunger Action Month, September 2023 (Community Food bank of San Benito)
3. PRESENTATION
A. San Benito Arts Council Update
Page | 2 City Council September 19, 2023
4. PUBLIC COMMENT
Public comments generally are limited to three minutes per speaker on items that are not on the agenda and are under the City’s subject matter jurisdiction. The Mayor may further limit the time for public comments depending on the agenda schedule.
5. ADMINISTRATIVE REPORT
A. Treasurer’s Report and Monthly Financial Statements
Receive Report from City Treasurer Michelle Sabathia.
6. CONSENT
All matters listed under the San Juan Bautista City Council Consent Agenda may be enacted by one motion unless a member of the City Council or the public requests discussion or a separate vote.
A. Approve the Affidavit of Posting Agenda.
B. Waive the Reading of Ordinances and Resolutions on the Agenda Beyond the Title.
C. Approve a RESOLUTION Authorizing a Street Closure for a Special Event on Second Street between Washington and Mariposa Street.
D. Approve a Retention of Firm and Assignment of Attorneys Agreement between the City and Kennedy, Archer & Giffen (KAG), a Professional Corporation.
E. Approve the Minutes of the Regular Meeting of August 15, 2023.
7. PUBLIC HEARING
A. Draft 2023-2031 Housing Element of the General Plan
Recommendation: Approve a RESOLUTION Accepting the Draft 2023-2031 General Plan Housing Element and Fair Housing Analysis; and Authorize Staff to forward the Housing Element and the Fair Housing Analysis to the State of California Department of Housing and Community Development (HCD) for Review and Approval.
8. INFORMATIONAL ITEMS AND REPORTS
A. Reports from City Council Representatives to Regional Organizations and Committees B. City Council Announcements
This is an opportunity for the Council and staff to share the community calendar and announce upcoming dates of interest to the general public.
C. City Manager’s Report
a. Fire Department Update
b. Sheriff Department Update
9. ACTION ITEMS
The Recommendation indicates the staff recommendation at the time the agenda was prepared. That recommendation does not limit the City Council alternative actions on any matter before it.
A. Regional Early Action Planning 2.0 (REAP 2.0) Local Suballocation Grant Program (LSGP)
Recommendation: Approve a RESOLUTION authorizing the City Manager to execute an MOU with AMBAG authorizing the use of REAP 2.0 Grant funds for the Third Street Master Plan project.
Page | 3 City Council September 19, 2023
B. Reimbursement Agreement Between the City and County of San Benito Regarding the Sanitary Sewer Force Mian to Hollister Project
Recommendation: Approve a RESOLUTION and Reimbursement Agreement between the City of San Juan Bautista and the County of San Benito whereby as part its Project, the City will construct street improvements beyond that work which is related to it, on County roads, and the County will reimburse the City for an amount not exceed $4 million.
C. Approve Public Safety Coordinator and Community Services Officer Job Description Recommendation: Approve a RESOLUTION adopting the Public Safety Coordinator and Community Services Officer Job Descriptions and initiate recruitment to fill these openings.
D. Agreement with Flock Group, Inc. to Install and Operate a Citywide Security Camera System
Recommendation: Approve a RESOLUTION Authorizing the City Manager to Execute an Agreement with Flock Group, Inc. for the Lease of a Citywide Security Camera System.
E. Ordinance Revising Title 13 “Violations” by Repealing and Replacing Article 4 “Noticed Nuisance Abatement Procedure” and Article 5 “Emergency Nuisance Abatement Procedure” of Chapter 1 “Enforcement” by Adoption of an Ordinance Entitled “Alternative Public Nuisance Abatement Procedures.” (Second Reading) Recommendation: Adopt an ORDINANCE determining this project is categorically exempt from the California environmental quality act and revising title 13 “violations” of the San Juan Bautista municipal code by repealing and replacing article 4 “noticed abatement procedure” and article 5 “emergency nuisance abatement procedure” of chapter 13.1 “enforcement” by adoption of an ordinance entitled “alternative public nuisance abatement procedures and remedies.”
10. ADJOURNMENT
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.
If you challenge any planning or land use decision made at this meeting in court, you may be limited to raising only those issues you or someone else raised at the public hearing held at this meeting, or in written correspondence delivered to the City Council at, or prior to, the public hearing. Please take notice that the time within which to seek judicial review of any final administrative determination reached at this meeting is governed by Section 1094.6 of the California Code of Civil Procedure.
A Closed Session may be called during this meeting pursuant to Government Code §54956.9 (d)(2) if a point has been reached where, in the opinion of the legislative body of the City on the advice of its legal counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the City.
Page | 4 City Council September 19, 2023
PUBLIC COMMENT PROCEDURES
If you wish to make a general 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 Friday, September 15, 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/.
San Juan Bautista
California
~ Jacob’s Heart Children’s Cancer Support Services ~
Childhood Cancer Awareness Month, September 2023
WHEREAS, the character of our community is revealed in how we treat our most vulnerable; and
WHEREAS, each year, 23.1 in every 100,000 children in our community will be diagnosed with cancer; and
WHEREAS, cancer remains the leading cause of death by disease among children— more than asthma, diabetes, cystic fibrosis, congenital anomalies, and AIDS combined; and WHEREAS, Jacob’s Heart has been keeping medically fragile children and families housed, fed and emotionally supported by steadfastly adhering to the following commitments: 1) Parents of children with cancer and other serious illnesses will be relieved of financial fears and able to focus attention on their children: 2) No child undergoing intensive treatment in our community will be homeless; 3) Families of seriously ill children will not experience food insecurity during and after the pandemic; and 4) No child seriously ill child in our community will ever miss a medical appointment because of a lack of transportation; and
WHEREAS, Jacob’s Heart holds the memories and honors legacies of hundreds of children from our local community who have been lost to cancer, ensuring that their memories will never be forgotten; and
WHEREAS, the oncology department at Lucile Packard Children's Hospital at Stanford has worked closely with Jacob's Heart for the past 25 years as a trusted community partner in providing family-centered care that addresses the emotional, practical and financial struggles of families of children with cancer in the City of San Juan Bautista; and WHEREAS, it is important for all San Juan Bautista City residents to recognize the impact of pediatric cancer on families within our community and honor the children in our community whose lives have been cut short by cancer.
NOW, THEREFORE, I, Mayor Leslie Q. Jordan, on behalf of the San Juan Bautista City Council, hereby declare SEPTEMBER 2023, as CHILDHOOD CANCER AWARENESS MONTH in the City of San Juan Bautista, and do hereby honor JACOB’S HEART CHILDREN’S CANCER SUPPORT SERVICES for outstanding support to our community and acknowledge the organization’s contributions to Childhood Cancer Awareness Month.
Dated this 19 day of September 2023
______________________________
Mayor Leslie Q. Jordan
San Juan Bautista
California
~ Hunger Action Month, September 2023 ~
WHEREAS, hunger and poverty are issues of vital concern in California where 20% of people face hunger and one in every five children do not know where their next meal will come from; and WHEREAS, everyone needs nutritious food to thrive, and in every community in America, people are working hard to provide for themselves and their families—yet in 2021, 34 million people—1 in 10— including 9 million children—1 in 8—faced food insecurity in the U.S. That includes 22,315 visits each month to Community FoodBank and an additional 4,447 individuals served through partner agencies and programs - resulting in 1 in 4 people facing food insecurity in San Benito County; and WHEREAS, San Juan Bautista is committed to working with Community FoodBank, a member of the California Association of Food Banks and Feeding America® nationwide network of food banks, in educating people about the role and importance of food banks in addressing hunger and raising awareness of the need to devote more resources and attention to hunger issues; and WHEREAS, more than 25,000 individuals in San Benito County rely on food provided by Community FoodBank, its partner agencies and programs, and other local food distribution organizations annually; and
WHEREAS, the members of Community FoodBank and other local food distribution organizations distributed more than 3 million pounds of food in 2022 through its network of food pantries, hot meal programs, shelters, and other community organizations; and WHEREAS, September has been designated as “Hunger Action Month” in order to bring attention to food insecurity in our communities and to enlist the public in the movement to combat hunger by taking action – including volunteer shifts, social media shares, and donations – to ensure every community, and everybody in it, has the food they need to thrive; and WHEREAS, food banks across the country, including the members of Community FoodBank, Second Harvest Food Bank of Santa Cruz, and Food Bank for Monterey County will host numerous events throughout the month of September to bring awareness and help end hunger in their local community.
NOW, THEREFORE, I, Mayor Leslie Q. Jordan, on behalf of the San Juan Bautista City Council, hereby declare SEPTEMBER 2023, as HUNGER ACTION MONTH in the City of San Juan Bautista, and encourage all the residents to become involved in helping raise awareness of the need to devote more resources to hunger issues.
Dated this 19 day of September 2023
______________________________
Mayor Leslie Q. Jordan
Public Art Update
San Juan Bautista, CA
Presentation by
Jennifer Laine, Executive Director
San Benito County Arts Council
STATE HIGHWAY
BEAUTIFICATION
DISTRICT 5
California Department of Transportation
Clean CA
Guidelines
CLEAN CA Projects
MUST:
vBe a transformative project
vBenefit underserved communities
vEngage community stakeholders
vBe consistent with local planning
vTarget recurring maintenance/trash issues
vBe environmentally compliant
vComplete Construction, not including any
Plant Establishment by June 30, 2023
vBe maintained by the local agency
“Implement sustainable beautification projects that improve safety and transform dividing highways into spaces that unify communities.”
WASHINGTON STREET
UNDERCROSSING
SLOPE PAVING
IMPROVE FENCE
IMPROVE LANDSCAPE
TRANSPORTATION ART: Fabric of Life
by Yanoe x Zoueh
Mural
Installation
Process
November 2023 Installation
San Juan
Bautista
Library Mural
San Juan
Bautista
Library Mural
What’s next…. Washington St. Underpass Mural
September 2023
üSite Visit by California
Transportation Commission
November 2023
üFinish painting
üInstall sculptural piece
üRibbon Cutting/ Community Celebration
SJB Library Mural
September 2023
üCity Council to approve location and size
October-November 2023
üInstall mural panels
üRibbon Cutting/ Community
Celebration
Questions?
Jennifer Laine, Executive Director
San Benito County Arts Council
www.sanbenitoarts.org
@sanbenitoarts
Email: [email protected]
Tel. 831.636.2787
City of San Juan Bautista
Revenues ~ Budget Vs. Actual
For the One Month Period Ended July 31, 2023
Item #5
City Council Meeting
September 19, 2023
REVENUES FY23 FY24 Annual YTD
Fund Actuals Actuals Budget Difference 8% Notes
General Fund 181,487 199,132 2,142,500 (1,943,368) 9%
Special Revenue Funds:
Capital Projects Fund 119,920 7,511 2,836,845 (2,829,334) 0% A Community Development 8,504 7,175 404,514 (397,339) 2% B COPS 14,769 8,333 100,000 (91,667) 8%
Parking & Restroom Fd 4,120 3,264 28,000 (24,736) 12%
Gas Tax Fund 6,750 6,775 101,000 (94,225) 7%
Valle Vista LLD 2,211 1,990 23,889 (21,899) 8%
Rancho Vista CFD 5,543 5,626 67,512 (61,886) 8%
Copperleaf CFD 1,888 1,387 16,645 (15,258) 8%
Internal Service Funds:
Blg Rehab. & Replace 3,167 3,167 38,000 (34,833) 8%
Vehicle Replacement 5,000 5,000 60,000 (55,000) 8%
Enterprise Funds:
Water
Operations 105,886 126,038 1,345,000 (1,218,962) 9%
Sewer
Operations 132,549 147,299 1,390,000 (1,242,701) 11%
TOTAL Funds 420,927 323,565 8,553,905 8,230,340 4%
A ~ The timing of the projects and the related revenue does not always align with the year-to-date percentages.
B ~ These funds are developer derived and are recognized when invoiced.
City of San Juan Bautista
Expenditures ~ Budget Vs. Actual
For the One Month Period Ended July 31, 2023
Item #5
City Council Meeting
September 19, 2023
EXPENDITURES FY23 FY24 Annual YTD
Fund Actuals Actuals Budget Variance 8% Note
General Fund 232,034 152,443 2,117,980 (1,965,537) 7%
Special Revenue Funds:
Capital Projects Fund 119,920 7,511 2,836,845 (2,829,334) 0% A Community Development 46,082 67,290 674,036 (606,746) 10% COPS 8,333 8,333 100,000 (91,667) 8%
Parking & Restroom Fd - - - -
Gas Tax Fund 2,625 1,377 21,500 (20,123) 6%
Valle Vista LLD 3,713 1,913 22,692 (20,779) 8%
Rancho Vista CFD 8,526 2,737 37,166 (34,429) 7%
Copperleaf CFD 2,242 1,417 16,645 (15,228) 9%
Development Impact Fee Funds
Public/Civic Facility 225 225 2,700 (2,475) 8%
Library 370 370 4,440 (4,070) 8%
Storm Drain 286 286 3,432 (3,146) 8%
Park In-Lieu 25 25 300 (275) 8%
Public Safety 71 71 852 (781) 8%
Traffic 36 36 432 (396) 8%
Enterprise Funds:
Water:
Operations 79,576 52,040 828,749 776,709 6%
Capital 4,249 - -
Sewer
Operations 100,891 62,946 1,227,618 1,164,672 5%
Capital 19,689 488,029 18,497,240 18,009,211 3% A
TOTAL Funds 396,859 694,606 26,392,627 25,698,021 3%
Footnotes:
A ~ Capital fund transfers/costs are budgeted to be incurred by these funds. Since the costs/transfers occur sporadically during the year, they do not always align with the to date percentages, or prior year amounts.
Additionally, some projects have been moved to the next fiscal year. 9/11/2023
Treasurer’s Report
For the One Month Period Ended July 31, 2023
(8% of fiscal year)
General Fund ~
General revenues are at 9% for the year to date. Correspondingly, general fund expenditures are at 7% for the year to date. The net effect is a positive change in general fund balance of $47k.
Water Enterprise Fund ~
The water enterprise fund revenues are at 9% for the year to date, and expenses are at 6%. The net effect is a positive change in the water enterprise fund of $74k.
Sewer Enterprise Fund ~
The sewer enterprise fund revenues are running at 11% for the year to date, and expenses are at 5%. The net effect is a positive change in the sewer enterprise fund of $84k.
City of San Juan Batista
Check/Voucher Register - Check Register Current Month
From 7/1/2023 Through 7/31/2023
1110 - Operating
Acct. 1948
Effective Date Check Number Vendor Name Check Amount
7/10/2023 216836 ACWA Health Benefits Authority 12,887.65 7/10/2023 216837 All Clear Water Services 4,100.00
7/10/2023 216838 AMBAG 911.03
7/10/2023 216839 American Supply Company. 76.82
7/10/2023 216840 Ana Lilia Jimenez 700.00
7/10/2023 216841 att.com 86.69
7/10/2023 216842 AVAYA 250.66
7/10/2023 216843 Baker Supplies and Repairs 113.06
7/10/2023 216844 Brigantino Irrigation, Inc. 278.92
7/10/2023 216845 California Consulting, Inc. 2,913.75
7/10/2023 216846 Charter Communications 891.51
7/10/2023 216847 CIRA - California Intergovernmental Risk 90,227.28 7/10/2023 216848 City Clerks Association of CA 250.00
7/10/2023 216849 City of Hollister 61,511.62
7/10/2023 216850 Citygate Associates, LLC 7,735.73
7/10/2023 216851 Clark Pest Control 111.00
7/10/2023 216852 Claudia Castaneda 700.00
7/10/2023 216853 Credo Studio. 1,300.00
7/10/2023 216854 Darlene Boyd 499.38
7/10/2023 216855 Data Ticket Inc. 600.00
7/10/2023 216856 David J. Powers & Associates, Inc. 8,298.00 7/10/2023 216857 Downey Brand 26,551.50
7/10/2023 216858 Ecology Action of Santa Cruz 500.00
7/10/2023 216859 Ferguson Enterprises LLC 25.07
7/10/2023 216860 Guadalupe Silva 700.00
7/10/2023 216861 Hamner Jewell Associates 489.50
7/10/2023 216862 Hollister Auto Parts, Inc. 358.80
7/10/2023 216863 Hollister Landscape Supply 158.60
7/10/2023 216864 KBA Docusys 2,570.70
7/10/2023 216865 Kysmet Security & Patrol Inc 13,246.00 7/10/2023 216866 Liebert Cassidy Whitmore 1,603.50
7/10/2023 216867 Margaret Clovis 600.00
7/10/2023 216868 McKim Corporation 64,286.39
7/10/2023 216869 MNS Engineers, Inc. 86,432.00
7/10/2023 216870 Monterey Bay Analytical Services 4,315.00 7/10/2023 216871 MuniBilling 449.31
7/10/2023 216872 P G & E 669.27
7/10/2023 216873 Petty Cash 41.77
7/10/2023 216874 Postmaster 1,000.00
7/10/2023 216875 Regional Government Services 2,210.65
7/10/2023 216876 Rich Brown. 90.20
7/10/2023 216877 Rossi Bros Tire & Auto 510.00
7/10/2023 216878 Rx-Tek 692.03
7/10/2023 216879 Staples 812.63
Page: 1
City of San Juan Batista
Check/Voucher Register - Check Register Current Month
From 7/1/2023 Through 7/31/2023
7/10/2023 216880 Teresa Lavagnino 631.37
7/10/2023 216881 Toro Petroleum Corp. 366.71
7/10/2023 216882 Tri-County Fire Protection, Inc. 125.55 7/10/2023 216883 True Value Hardware 109.76
7/10/2023 216884 Univar Solutions 777.74
7/10/2023 216885 US Bank Equipment Finance 272.51
7/10/2023 216886 Valero Wex Bank 1,438.58
7/10/2023 216887 Wallace Group 231.25
7/10/2023 216888 San Benito County Water District 7,343.00 7/10/2023 216889 Wellington & Rathie 12,760.00
7/10/2023 216890 Wendy L. Cumming, CPA 5,156.25
7/17/2023 EFT CalPers 457 1,488.88
7/21/2023 216891 4Leaf, Inc. 16,615.50
7/21/2023 216892 A Tool Shed, Inc. 1,806.00
7/21/2023 216893 ACWA Health Benefits Authority 12,887.65 7/21/2023 216894 Alliant Insurance Services 1,270.00
7/21/2023 216895 at&t 101.41
7/21/2023 216896 C & N Tractors 234.00
7/21/2023 216897 Canon Financial Services, Inc 342.95
7/21/2023 216898 Consumer Reports 30.00
7/21/2023 216899 David J. Powers & Associates, Inc. 9,230.16 7/21/2023 216900 Department of Conservation 1,309.44
7/21/2023 216901 Department of Transportation 762.60
7/21/2023 216902 Home Depot Credit Services 989.33
7/21/2023 216903 J.A.V Language Solutions LLC 350.96
7/21/2023 216904 Landscape Design By Rosemary Bridwell CC 200.00 7/21/2023 216905 MNS Engineers, Inc. 13,038.00
7/21/2023 216906 Monterey Bay Analytical Services 1,819.00 7/21/2023 216907 P G & E 13,076.08
7/21/2023 216908 Pacific Highway Rentals, LLC 5,855.25
7/21/2023 216909 Pacific Library Partnership 750.00
7/21/2023 216910 Ready Refresh 302.41
7/21/2023 216911 Regional Government Services 2,007.40
7/21/2023 216912 Ridgeline Municipal Strategies, LLC 11,149.49 7/21/2023 216913 San Benito County Sheriff 34,518.00
7/21/2023 216914 San Benito Tire Pros 428.27
7/21/2023 216915 Sprint 452.72
7/21/2023 216916 The Pin Center 214.00
7/21/2023 216917 Trident Demolition Inc. 30,650.00
7/21/2023 216918 Underground Service Alert of No. CA & NV 300.00 7/21/2023 216919 US Bank 9,636.69
7/21/2023 216920 US Bank Equipment Finance 272.51
7/21/2023 216921 Valero Wex Bank 1,051.89
7/21/2023 216922 Wendy L. Cumming, CPA 4,248.75
7/21/2023 216923 Monterey Bay Analytical Services 226.00 7/24/2023 216924 AFLAC 934.44
7/24/2023 216925 Armando Venegas. 20.00
7/24/2023 216926 CALNET 352.98
7/24/2023 216927 Carmen Lujan 9.17
7/24/2023 216928 Cypress Water Services 11,175.00
Page: 2
City of San Juan Batista
Check/Voucher Register - Check Register Current Month
From 7/1/2023 Through 7/31/2023
7/24/2023 216929 Dale Coke. 500.00
7/24/2023 216930 International Institute of Municipal Cler 185.00 7/24/2023 216931 J.C.J. Electric Corp. 1,750.00
7/24/2023 216932 JNM Automation 358.25
7/24/2023 216933 KBA Docusys 996.72
7/24/2023 216934 Liebert Cassidy Whitmore 1,872.00
7/24/2023 216935 Mc Kinnon Lumber Co., Inc. 219.97
7/24/2023 216936 Michelle Sabathia. 100.00
7/24/2023 216937 Monterey Bay Analytical Services 1,603.00 7/24/2023 216938 Smith & Enright Landscaping 3,915.00
7/24/2023 216939 Stantec Consulting Services Inc. 10,286.50 7/24/2023 216940 Staples 677.05
7/24/2023 216941 State Water Resources Control Board 34,800.00 7/24/2023 216942 Vina Statua 120.00
Report Total 679,459.16
Page: 3
Item: # 6.A
City Council Meeting
September 19, 2023
AFFIDAVIT OF POSTING
I, Elizabeth Soto, Do Now Declare, Under the Penalties of Perjury That I Am the Deputy City Clerk / Administrative Services Manager in the City of San Juan Bautista and That I Posted Three (3) True Copies of the attached City Council Agenda. I Further Declare That I Posted Said Agenda on the 15th day of September 2023, and in the Following Locations in said City of San Juan Bautista, County of San Benito, California.
1. On The Bulletin Board at City Hall, 311 Second Street.
2. On The Bulletin Board at The City Library, 801 Second Street.
3. On The Bulletin Board at The Entrance to The United States Post Office, 301 The Alameda
Signed at San Juan Bautista, County of San Benito, California, on the 15th day of September 2023.
____________________________________________
Elizabeth Soto
Deputy City Clerk / Administrative Services Manager
Item 6.B
City Council Meeting
September 19, 2023
WAIVER OF READING OF ORDINANCES
State law requires that an ordinance be read in its entirety prior to adoption unless the City Council waives reading beyond the title. Reading an entire ordinance at the meeting is extremely time-consuming; reading of the title alone usually gives the audience sufficient understanding of what the Council is considering.
To ensure that this waiver is consistently approved by the Council, Council should make the waiver at each meeting, thus, you should do it at this point on the Consent Agenda. The Council then does not have to worry about making this motion when each ordinance comes up on the agenda.
GC § 36934
Item: 5.E
City Council Meeting
August 15, 2023
Page | 1
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JUAN BAUTISTA AUTHORIZING CLOSURE OF STREETS FOR CERTAIN SPECIAL EVENTS IN 2023 WHEREAS, The City has received the following applications for Special Events in 2023 and authorization for Street Closure are a prerequisite for issuance of such permits for the following events:
9th Annual Vertigo Film Showing
September 30, 2023 from 6:00 PM – 10:30PM
Second Street Between Washington and Mariposa Streets
BE IT RESOLVED that the City Council does hereby authorize the referenced entities to close streets on the dates and times referenced herein subject to the following requirements:
1. All conditions and requirements of agencies, including the Fire Marshall, San Benito County Sheriff, Building Official, Public Works Director, San Benito County Health Dept., San Benito County Integrated Waste Management, Community Development Director shall be met prior to, during, and after the event in the manner deemed necessary by the City Manager.
2. Prior to each event, Sponsors shall submit an agreement to reimburse the City in accordance with an invoice duly issued by the City to cover City expenses as deemed necessary by the City Manager to support administrative, material and City staff time associated with the Street Closure.
PASSED AND APPROVED this 19th day of September 2023 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
APPROVED:
_____________________
Leslie Q. Jordan, Mayor
ATTEST:
____________________________
Elizabeth Soto, Deputy City Clerk
Item: # 6.D
City Council
September 19, 2023
Page | 1 City Council Meeting Minutes (August 15, 2023)
CITY OF SAN JUAN BAUTISTA
CITY COUNCIL
UNOFFICIAL MEETING MINUTES
AUGUST 15, 2023
1. CALL TO ORDER
Mayor Jordan called the regular meeting to order at 5:03 p.m. in the Council Chambers, 311 Second Street, San Juan Bautista California.
PLEDGE OF ALLEGIANCE
ROLL CALL Present:
Councilmember Scott Freels
Mayor Pro Tem John Freeman
Councilmember Jackie Morris-Lopez (arrived at 5:05 p.m.) Councilmember EJ Sabathia
Mayor Leslie Q. Jordan
Absent:
Staff Present:
Don Reynolds, City Manager
Robert Rathie, City Attorney
Brian Foucht, Assistant CM/Community Development Director Elizabeth Soto, Deputy City Clerk
1. CLOSED SESSION – 5:00 P.M. – 6:00 P.M.
a) Public Employee Performance Evaluation – (California Government Code section §54957(b)(1)) – the City Manager.
b) Conference With Legal Counsel - Significant exposure to litigation pursuant to paragraph (2) or (3) of subdivision (d) of Section §54956.9 - One (1) potential case No public comment received.
Mayor Jordan recessed to closed session at 5:06 p.m.
Mayor Jordan reconvened to open session at 6:15 p.m.
City Attorney Rathie announced that there was no reportable action during closed session.
Page | 2 City Council Meeting Minutes (August 15, 2023)
2. PRESENTATION
A. July 4, 2023 Fireworks Compliance De-Briefing Fire District Feasibility Study City Manager Don Reynolds reported that this year the city adopted similar policies as last year.
Fire Marshall Charlie Bedolla provided an overview of the July 4th Fireworks season. Hollister Fire, Hollister Fire Department, San Benito County Sheriff’s Deputies, and Code Enforcement from all three agencies worked collaboratively. There were fifty citations issued for illegal fireworks. Hollister Fire responded to 23 fires from June 30 through July 4th. Of those four were confirmed fireworks and one was actually not related to fireworks. Patrol started on June 28th, the day when fireworks sales started. There were 50 pounds of illegal fireworks confiscated.
Fire Marshall Bedolla announced that Fire Chief met the consultant for the Fire District Feasibility Study.
Lieutenant Yerena mentioned that there were 30 calls received but no citations were issued.
The following members of the public commented on the report:
Chris Martorana stated that the city should reconsider the ordinance and consider making all fireworks illegal.
Councilmember Morris-Lopez stated that the Fireworks Ordinance may be something we can reconsider in the future.
3. GENERAL PUBLIC COMMENT
Received public comment from the following members of the pubic:
Terry Thompson, Caltrans
Veronica Ledesma, San Benito COG
Armando Venegas
Laurie Tankersley
4. CONSENT
A. Approve the Affidavit of Posting Agenda.
B. Waive the Reading of Ordinances and Resolutions on the Agenda Beyond the Title.
C. Approve a RESOLUTION Accepting a Grant in the amount of $6,322 from the California State Library to Purchase Books via the Zip Book Program and authorize the City Manager to execute the Grant acceptance.
D. Approve a RESOLUTION Applying a 4% Cost of Living Allowance (“COLA”) to City Salaries for Fiscal Year 2023/24.
E. Approve a RESOLUTION Authorizing Closure of Streets for Certain Special Events in 2023.
F. Approve the Minutes of the Special Meeting of June 13, 2023.
G. Approve the Minutes of the Regular Meeting of July 18, 2023.
H. Approve the Minutes of the Special Meeting of August 3, 2023.
I. Approve a RESOLUTION Proclaiming the Termination of Two Loal Emergencies Related to Excessive Winter Storm Affecting the City of San Juan Bautista.
Page | 3 City Council Meeting Minutes (August 15, 2023) No public comment received.
Mayor Jordan announced that item F was being pulled as it had been previously approved during the July 18, 2023 meeting.
MOTION:
Upon motion by Councilmember Sabathia, second by Councilmember Morris-Lopez, Consent Agenda, items A, B, G, H, and I was approved. AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES: None; ABSTAIN: None; ABSENT: None.
Item C. Item pulled by Mayor Jordan.
Mayor Jordan stated that the correct grant amount should be $6,332.00 The following member of the public commented on the report:
Rochelle Eagen thanked Jonathan Ramos for being a top reader in San Benito County and reading over a million words.
MOTION:
Upon motion by Councilmember Sabathia, second by Mayor Pro Tem Freeman, Consent Agenda, items C was approved. AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES: None; ABSTAIN: None; ABSENT: None.
Item D. Item pulled by Iraida Pisano.
Iraida Pisano expressed concerned for the number of employees the city has and the salaries.
MOTION:
Upon motion by Mayor Pro Tem Freeman, second by Councilmember Sabathia, Consent Agenda, item D was approved. AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES: None; ABSTAIN: None; ABSENT: None.
Item E. Item pulled by Councilmember Morris-Lopez.
Councilmember Morris-Lopez commented that she would like to see more information be provided on the street closure.
MOTION:
Upon motion by Councilmember Freeman, second by Councilmember Sabathia, Consent Agenda, item E was approved. AYES: Councilmembers: Freels, Freeman, Sabathia, and Mayor Jordan; NOES: Morris-Lopez; ABSTAIN: None; ABSENT: None.
5. ACTION ITEMS
A. Approve the Appointment of attorney Jon R. Giffen as City Attorney, and Negotiation of an Agreement with Kennedy, Archer & Giffen, a Professional Corporation
City Manager Don Reynolds provided the report and fielded questions from the Council. City Attorney Rathie submitted his resignation effective August 18th. The City conducted a Request Page | 4 City Council Meeting Minutes (August 15, 2023) for Qualifications process and at the July 18th City Council meeting Mayor Jordan and Councilmember Sabathia were appointed to the Ad Hoc Committee. The Ad Hoc Committee interviewed two firms. Kennedy, Archer & Giffen, (“KAG”) was represented in the interview by attorneys Jon R. Giffen and Ryan C. Donlon, who are recommended to serve the City (respectively) as its City Attorney and Deputy City Attorney.
City Attorney Jon R. Giffen commented that he has been practicing for over 30 years and is excited for the opportunity.
The City Council thanked the newly appointed City Attorney Jon Giffen.
No public comment received.
MOTION:
Upon motion by Councilmember Sabathia, second by Mayor Pro Tem Freeman, RESOLUTION Appointing Mr. Jon R. Giffen as its City Attorney, authorize the City to Negotiate an Agreement between the City and Kennedy, Archer & Giffen, PC, and bring the agreement to the Council for Ratification, was approved.
AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES:
None; ABSTAIN: None; ABSENT: None.
B. Planning Commissioner/Historic Resources Board Vacancy There was one application that was received and was forwarded to the Ad Hoc Committee. The Ad Hoc Committee was comprised by Mayor Pro Tem Freeman and Councilmember MorrisLopez.
Councilmember Morris Lopez recommended the City Council appoint Yolanda Delgado be appointed as Planning Commissioner.
Councilmember Sabathia asked what questions were asked during the interview process. In response, Mayor Pro Tem stated that there was a lengthy conversation between the Ad Hoc Committee but no interview was had.
The following members of the public commented on the report:
Iraida Pisano expressed interest in applying for Planning Commissioner.
Rochelle Eagen expressed she had strong feelings regarding the Planning Commissioner applicant.
City Manager responded that he spoke to Ida Pisano and informed her that City Council needed to go through the process and exhaust the applications that had been received, since the application deadline has passed, and encouraged her to reapply should the application be reopened.
Councilmember Freels stated that he would like to see the application period for Planning Commissioner and expressed concern regarding comments made about the applicant.
Page | 5 City Council Meeting Minutes (August 15, 2023) Mayor Pro Tem Freeman agreed with reopening the application period.
Councilmember Morris-Lopez stated that she was a seated Commissioner when Ms. Delgado was the Chair and enjoyed working with her.
Councilmember Sabathia agreed that the application period should be reopened.
Mayor Jordan that Ms. Delgado as former Commissioner asked pertinent and relevant questions and agreed that the vacancy be filled.
Councilmember Morris-Lopez motioned to appoint the applicant Yolanda Delgado to the Planning Commission for fill a vacancy for a term ending December 2026.
MOTION:
Upon motion by Councilmember Morris-Lopez, second by Mayor Jordan, to appoint Applicant Yolanda Delgado to the Planning Commission to fill a vacancy for a term ending December 2026 AYES: Councilmember Morris-Lopez and Mayor Jordan; NOES: Councilmembers: Freels, Sabathia, and Mayor Pro Tem Freeman; ABSTAIN: None; ABSENT: None.
Motion Failed.
Motion to reopen the application period for two weeks ending August 29, 2023.
SUBSTITUTE MOTION:
Upon motion by Councilmember Sabathia, second by Mayor Pro Tem Freeman, Recommendation from the Ad Hoc Committee to fill a vacancy for a term ending December 2026 AYES: Councilmembers: Freels, Freeman, Sabathia, and Mayor Jordan; NOES: Councilmember Morris-Lopez; ABSTAIN: None; ABSENT: None.
C. Adopt the Strategic Plan and High Level Organizational, Financial and Public Safety Review
City Manager Don Reynolds stated that there was a request for a high level organizational, financial and public safety review. Stacey Bristow from Citygate Associates provided an overview of the High-Level Organizational, Financial, and Law Enforcement review and fielded questions from the Council.
There were 11 overall themes:
Theme 1 – Improvement and protection of water quality
Theme 2 – Investment in infrastructure improvements including sewer, roads, streets, sidewalks, and curbs
Theme 3 – Establishment of appropriate staffing levels
Page | 6 City Council Meeting Minutes (August 15, 2023) Theme 4 – Implementation of thoughtful, smart economic development—specifically in the Downtown area—through General Plan amendments, discussions, and policies related to growth, zoning, and conditions of approval
Theme 5 – Enhancement of business partnerships, incentives, communications, and process improvements
Theme 6 – Enhancement of recreation activities for all with a focus on the youth and seniors Theme 7 – Revitalization of the Downtown area including addressing cleanliness, vacant lots, parking, esthetics, lighting, landscaping, and signage
Theme 8 – General enhancement of communication with City staff and volunteers including messaging, updates, website, and other marketing opportunities; Theme 9 – Public safety review including Sheriff’s Department partnership, code enforcement, and current security services
Theme 10 – Disaster preparedness related to flooding, fires, state mandates, etc.
Theme 11 – Fragmentation of the San Juan Bautista Community Business Association into two competing groups
The following members of the public commented on the report:
Cara Vonk
MOTION:
Upon motion by Councilmember Sabathia, second by Mayor Pro Tem Freeman, RESOLUTION adopting a new City “Strategeic Plan, and High Level Organizational Financial and Public Safety Review,” and its recommended core findings as City policy, was approved.
AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES:
None; ABSTAIN: None; ABSENT: None.
Mayor Jordan recessed to a break at 7:54 p.m. and reconvened the meeting at 8:05 p.m.
6. INFORMATIONAL ITEMS AND REPORTS
A. Reports from City Council Representatives to Regional Organizations and Committees The City Council reported on meetings they attended.
B. City Council Announcements
Councilmember Freels congratulated Mathew Ely for achieving the rank of Eagle Scout.
Aromas Day will be August 27th.
Councilmember Morris Lopez announced that August 31st is Opioid Awareness Day and asked the community to wear purple in order to bring public awareness. She further added that there were some overdose incidents in the City of Hollister and asked City Attorney and staff to look into having Narcan available in key locations around the city.
The Council thanked the organizers of “San Juan Day” for a successful event.
Page | 7 City Council Meeting Minutes (August 15, 2023) City Manager Reynolds announced that there will be a joint City Council/Planning Commission meeting to discuss the Housing Element.
City Attorney thanked the Council.
C. Treasurer’s Report and Monthly Financial Statements
City Treasurer Michelle Sabathia provided an overview of the Financial Statement for June 2023.
No public comment received.
D. City Manager’s Report
City Manager Don Reynolds provided a PowerPoint presentation, and fielded questions form the Council. Staff received more than twenty applicants received for the Recreation Assistant position.
The groundbreaking ceremony for Sanitary Sewer Force Main Project has been scheduled for September 15th, more information to follow.
Chair Aranda and Commissioner DeVries are part of a Planning Commission Ad Hoc Subcommittee tasked with reviewing Municipal Code 11-04-020 and 030 Mixed Use and Commercial and Industrial Districts of the Zoning Ordinance. The Subcommittee met with business owners to gather information and hear their concerns.
Urban Growth Boundary Chair Martorana mentioned that Urban Growth/Sphere of Influence Committee are not recommending any addition to the area of the city in the sphere of influence, and brought the growth boundary within the city limits. Chair Martorana reviewed the Committees findings, recommendations, and next steps.
No public comments received.
a. Fire Department Update –
Fire Marshall Charlie Bedolla reported that there are five new firefighters that went through the in-house academy, in the process of promoting a training Captain, will be working with OES to offer Community Emergency Response Training. The Fire department is offering Community CPR.
No public comment received.
b. Sheriff Department Update –
Lieutenant Yerena provided an overview of calls and incidents received for July. Staffing levels are down. There is one new hire and three are in the background phase.
Lieutenant Yerena announced that a Commander working at the jail will be retiring after thirty years.
Page | 8 City Council Meeting Minutes (August 15, 2023)
7. Public Hearing / Introduction of Ordinances
A. Open a Public Hearing, Receive Comments from Members of the Pubic, Consider Introducing an Ordinance Revising Title 13 “Violations” by Repealing and Replacing Article 4 “Noticed Nuisance Abatement Procedure” and Article 5 “Emergency Nuisance Abatement Procedure” of Chapter 1 “Enforcement” by Adoption of an Ordinance Entitled “Alternative Public Nuisance Abatement Procedures.” City Attorney Bob Rathie provided the report and fielded questions from the Council. The ordinance allows the city to establish procedures for recovery of abatement and related administrative costs by a nuisance abatement lien on the real property.
Mayor Jordan opened the public hearing
No public comment received.
Mayor Jordan closed the public hearing.
Mayor Pro Tem Freeman
MOTION:
Upon motion by Councilmember Morris-Lopez, and second by Councilmember Sabathia, Ordinance Revising Title 13 “Violations” by Repealing and Replacing Article 4 “Noticed Nuisance Abatement Procedure” and Article 5 “Emergency Nuisance Abatement Procedure” of Chapter 1 “Enforcement” by Adoption of an Ordinance Entitled “Alternative Public Nuisance Abatement Procedures.”, was introduced.
AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES:
None; ABSTAIN: None; ABSENT: None.
B. Open a Public Hearing and Receive Comments from Members of the Public; Consider Introduction of an Ordinance Revising Title 11 “Zoning” Section 11-04-110 Regarding Regulation of Large-Scale Retail, Formula Retail, Formula Restaurant Businesses.
City Attorney Bob Rathie provided the report and fielded questions from the Council. Ordinance would establish a purpose for the regulation and describe the three types of businesses that would continue to be regulated - large-scale retail, formula retail and formula restaurant and further describe and define the attributes of “large-scale” retail and “formula” retail and restaurant businesses. Reference to “Visitor accommodations” is deleted in this Ordinance. The proposal Ordinance would exclude as formula businesses banks or credit unions, pharmacies not otherwise located within a large-scale retail business, grocery stores, and gas stations.
Mayor Jordan opened the public hearing
The following member of the public commented on the report:
Cara Vonk questioned the proposed ordinance and was concerned with the formula business exclusions listed on the proposed ordinance.
Page | 9 City Council Meeting Minutes (August 15, 2023) Fran Fitzharris expressed concerned with the proposed ordinance and added that this should be looked at in the future. She further added that this item should be listed earlier on the agenda.
Chris Martorana expressed concerned with the way the ordinance was written and stated that the ordinance needs to be reconsidered.
Item tabled and referred back to staff for further discussion.
MOTION:
Upon motion by Mayor Pro Tem Freeman, second by Councilmember Freels, Ordinance Revising Title 11 “Zoning” Section 11-04-110 Regarding Regulation of Large-Scale Retail, Formula Retail, Formula Restaurant Businesses was tabled for further discussion.
AYES: Councilmembers: Freels, Freeman, Morris-Lopez, Sabathia, and Mayor Jordan; NOES:
None; ABSTAIN: None; ABSENT: None.
8. ADJOURNMENT
Motion to adjourned the meeting by Mayor Pro Tem Freeman, second by Councilmember Sabathia. All in favor.
There being no other business, Mayor Jordan adjourned the meeting at 10:15 p.m.
APPROVED:
_____________________
Leslie Q. Jordan, Mayor
ATTEST:
______________________________
Elizabeth Soto, Deputy City Clerk
Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 1 of 6
CITY OF SAN JUAN BAUTISTA
CITY COUNCIL STAFF REPORT
DATE: SEPTEMBER 19, 2023
FROM: BRIAN FOUCHT, COMMUNITY DEVELOPMENT DIRECTOR
TITLE: 2023-2031 GENERAL PLAN HOUSING ELEMENT OF THE
GENERAL PLAN
RECOMMENDATION:
Approve a Resolution directing staff to forward the Draft 2023-2031 Housing Element and Fair Housing Analysis, together with any recommended changes to the California Department of Housing and Community Development (HCD) for review and approval.
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 (6th Cycle Housing Element).
The Draft Housing Element, (Previously Distributed), has been prepared in accordance with State Housing Element Law and Guidelines of the State Department of Housing and Community Development Department (HCD). The attached draft Housing Element includes changes assembled during the public review period and resulting from a complete administrative staff review. Staff will send the Draft to HCD for review for up to 90 days following City Council review. HCD may 1) approve the Draft; 2) submit comments requiring further update; or 3) approve the draft conditioned upon clarifying or requiring further changes and provide a finding of statutory compliance. The City may submit additional changes to HCD during the 90 day review period. 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.
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”.
Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 2 of 6 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.
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).
Staff Report – 2023-2031 Housing Element & FHA August 29, 2023 Page 3 of 6 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.
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 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 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 Draft 2023-2031 Housing Element contains a Housing Plan (Chapter VI) 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:
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 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: Final Draft (for HCD Review) 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 subsequently held a public hearing on the matter during a Special meeting on September 12, 2023; and
WHEREAS, public notices of Draft Housing Element availability for public review 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; and
WHEREAS, the Planning Commission has adopted a resolution recommending that the City Council direct staff to forward the Draft Housing Element to HCD to begin a 90 day review period prior to adopting any recommended changes resulting from that review; and NOW, THEREFORE, the City Council 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 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.
PASSED AND APPROVED by the San Juan Bautista City Council on the 19th day of September 2023, by the following vote:
Resolution - 2023-2031 Housing Element Update & Fair Housing Analysis 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
August 2023
Prepared By:
Realty Planners Group
Fallbrook, California
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....................................................................................................2-13 D. Regional Housing Needs............................................................................................................2-17 Chapter 3 Housing Constraints.....................................................................................................3-1 A. Market Constraints........................................................................................................................3-1 B. Governmental Constraints............................................................................................................3-3 C. Environmental and Infrastructure Constraints...........................................................................3-20 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 ..............................................................................................................4-14 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...................................................................................................................5-3 C. 6th Cycle Quantified Objectives ................................................................................................5-16 D. General Plan Consistency...........................................................................................................5-16 E. Review of 5th Cycle Programs (2nd 4-Year Update).................................................................5-16 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 San Juan Bautista’s Share of Regional Housing Needs 2023-2031 .............................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 Extremely Low Income 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 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 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 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.
To address the City’s housing goals, a variety 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
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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 resident as the State’s major housing goal. Recognizing the important role 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 community’s housing element.
State law previously required housing elements to be updated at least every 5 years. The standard cycle is now 8 years and is tied to the region’s transportation planning. 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 Element, develop local housing programs to meet its “fair share” of existing and future 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.
This Housing Element will review the City’s progress toward its RHNA. A breakdown of the 2023- 2031 (6th Cycle) RHNA by income target is provided in Table 1-1, below.
Table 1-1: 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
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:
• An analysis of the City’s demographics, housing characteristics, and existing and future housing needs, including a Fair Housing Analysis
• A review of potential market, governments, and environmental constraints to meeting the City’s identified housing needs
• An evaluation of the land, financial, and organizational resources available to address the City’s identified housing needs
• A statement of the Housing Plan to address the City’s identified housing needs, including 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 agencies and other governmental agencies. In addition, the City’s 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
In addition to the Housing Element, the City’s 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.
The City’s General 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
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City of San Juan Bautista 6th Cycle Housing Element
F. Community Involvement
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 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 methodsto 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.
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City of San Juan Bautista 6th Cycle Housing Element
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.
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. 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 of the City’s 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
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City of San Juan Bautista 6th Cycle Housing Element
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 - Planning Commission hearing on September 5, 2023. The Housing Element was submitted to Council for review on ______. 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.
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 address HCD’s comments. 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.
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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’s housing needs through 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 has experienced a cycle of “booms” and “busts,” with population dwindling in some decades, and surging in others. In 1870, San Juan Bautista had more than 2,600 residents; almost 400 people more than it has today. By 1910, the City’s population had declined to 326. It doubled 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 County’s population has increased by more than 200 percent since 1950, San Juan Bautista’s 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
A community’s housing needs are determined in part by the age characteristics of residents. Each 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
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12.7 percent countywide (and 9.7 percent in Hollister). The housing needs of seniors are often significant, due to seniors’ 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 from high school or college. About a third of all San Juan Bautista residents are in the “first-time home buyer” age cohort (25-44), 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 DP05Demographic and Housing Estimates
Race and Ethnicity
Various factors affect the present race and ethnic distribution the residents of San Juan Bautista’s today. San Juan Bautista’s rural roots, the presence of the agricultural industry, proximity to 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 dynamics is important in providing insight into the City’s existing and changing housing needs.
The racial and ethnic composition of San Juan Bautista residents is shown in Table 2-2. Just fewer than 37.1 percent of the City’s residents are non-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’s Hispanic residents, 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 DP05ACS 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 percent of the City’s 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 S2501Occupancy Characteristics 5-year estimates
S1101Households and Families 5-year estimates
DP04 | Housing Characteristics 5-year estimates
Table 2-4 shows a vast majority of the City’s households are families. Married couples with 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 S2501Occupancy 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 S1901Income 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 ($28,682). 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
Extremely Low Income 71 1925
Very Low Income 71 1925
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 circumstances may be related to one’s employment and income, family characteristics, medical 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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COMMUNITY PROFILE
State Housing Element law identifies the following “special needs” groups: senior households, 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)
Farmworkers 1888(6)
Female Headed Households 58
Homeless Population 2404(7)
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.
6. Total farm workers in San Benito County, Source: 2017 Census of Agricultural Volume 1, Part 5 (Table 7)
7. Homeless population in Salinas/Monterey and San Benito Counties in 2022
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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 accessory senior dwelling units, 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.
The City will work closely with San Benito County to facilitate provision of senior support services including but not limited to Accessory Senior Dwelling Units, Temporary Mobile Homes, allowing second residential units for senior residents in all zones with a use permit, developments near transportation and promote options including public transportation, walking, cycling and carpooling. The Accessory Senior Dwelling Units to be made available to residents age 55 or older irrespective of family or employment status. The City and County will also actively promote the development and rehabilitation of existing housing to meet the needs of seniors, people with disabilities, farm workers, single parent families, large families and other persons identified as having special housing needs. The City will actively promote County initiatives such as the Community Food Bank, Community Services and Workforce Development, the Home Investment Partnership Program, Emergency Housing and Assistance Program, Emergency Food and Shelter Program, and grant affordable housing units priority for development.
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 City of San Juan Bautista 6th Cycle Housing Element
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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 Administration provide support services. The City’s building code also requires new residential 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 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.
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 Bautista. In California, “Developmental Disability” means a disability 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.
To address the needs of the disabled, the City will work closely with San Benito County to facilitate provision of disability support services including but not limited to development of Accessory Dwelling Units, Temporary Mobile Homes, allowing second residential units for disabled residents in all zones with a use permit, developments near transportation and promote options including public transportation, walking, mobility scooters and carpooling. The Accessory Dwelling Units to be made available to disabled residents irrespective of family or employment status. The City and County will also actively promote the development and rehabilitation of existing housing to meet the needs of seniors, people with disabilities, farm workers, single parent families, large families and other persons identified as having special housing needs. The City of San Juan Bautista 6th Cycle Housing Element
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City will actively promote County initiatives such as the Community Food Bank, Community Services and Workforce Development, the Home Investment Partnership Program, Emergency Housing and Assistance Program, Emergency Food and Shelter Program, and grant affordable housing units priority for development.
3. 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.
While the housing bubble of late has provided some relief in terms of “for-sale” housing prices, 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.
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.
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To address the needs of single parent, female-headed and large families, the The City will work closely with San Benito County Resource Management Agency to distribute fair housing materials in both English and Spanish, display materials in Council, key local community facilities and social service centers. The City will also encourage residents to obtain financial literacy and credit management skills by referring residents to Agencies such as Monterey County Housing Alliance (MOCHA) and Project Sentinel who offer fair housing assistance, homebuyer education, mortgage default resolution counseling, pre-purchase counseling, post purchase counseling, renter’s assistance and services for the homeless.
The City will also facilitate housing opportunities through a range of programs including but not limited to development of Accessory Dwelling Units, Temporary Mobile Homes, allowing second residential units for single parent/female headed households in all zones with a use permit. The City and County will also actively promote the development and rehabilitation of existing housing to meet the needs of single parent families, large families and other persons identified as having special housing needs. The City will actively promote County initiatives such as the Community Food Bank, Community Services and Workforce Development, the Home Investment Partnership Program, Emergency Housing and Assistance Program, Emergency Food and Shelter Program, and grant affordable housing units priority for development.
4. 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 orchards to row crops, which has transitioned much of San Benito County’s farm labor to a permanent workforce.
According to the data provided by Census of Agriculture, San Benito County reported 310 farms in 2017. There was a small 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, City of San Juan Bautista 6th Cycle Housing Element
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from 2,169 to 1,888. The number of farm workers decreased from 2012 to 2017 both for 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 Census of San Benito County’s farm statistics and county data 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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The City will work with the County to annually review the special housing needs of farm workers and respond to additional temporary and permanent housing requirements. The City will also support farm workers with information on available housing at the Southside Migrant Center and the 13 farm labor complexes in the County, and will also collaborate with local service providers, community organization, nonprofits to respond to additional support needs.
5. 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 (extrapolated from San Benito County Point In Time count in January 2022).
San Benito County Community Action Board (CAB) - Community Services & Workforce Development (CSWD) Program provide 6 transitional housing units for homeless individuals for up to 18 months. In addition to this, the Housing Opportunities Meals Empowerment (HOME) Resource Center provides a warm bed, shower facilities and 3 meals/day for 50 homeless individuals (28 men and 22 women).
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. Likewise, the City’s Zoning ordinance allow uses within residential areas in the city to accommodate transitional and supportive housing (Table 3-1 1 of Zoning Ordinance – these uses are principally permitted). There is one Emergency Shelters/Transitional Housing services available in San Benito County, including the following:
1. H.o.m.e Resource Center, Hollister, CA 95023 – provides year-round shelter serving up to 50 adults each night, sheltering homeless men and women
2. My Father’s House, Hollister, CA 95023 – provides showers, clothing,hot meals and supplies such as tents and sleeping bags
3. Chamberlain’s Children Center Residential, Hollister, CA 95023 - provides a residential treatment facility for emotionally disabled children
4. San Benito County Emergency Shelters, Transitional Housing and Emmaus House The City will work with the County to annually evaluate the need for emergency and transitional facilities for the homeless.
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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. 104 housing units were built between the years 2000- 2010, 7 housing units between 2010-2013 and 8 housing units since 2014. Hollister City and San Benito County also experienced slow growth since 2010.Slow growth in new housing is anticipated in City of San Juan Bautista 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 Juan Bautista’s housing stock between 2019 and 2023, based on the City’s records for new construction. According to the City’s records, 106 new housing units were added to the City’s housing stock between 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; City’s new housing construction counts 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’s units are single-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 percent are used for seasonal and occasional purpose. Overall, San Juan Bautista’s vacancy rate is 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: Vacancy Status
4. Housing Condition
The Census indicates that about 13.4 percent of the City’s housing stock was built before 1940.
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 in early 2013 indicated that about 7 percent of the City’s single family housing stock had some 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. 699 housing units are occupied out of the 733 total housing units in the city. A housing unit refers to separate living quarters while the household refers to the people who live within the living quarters or structure. The number of housing units will equal the number of occupied units.
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
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Built 1939 or earlier 1,623 976 98
Source: U.S. Census Bureau, ACS 5-years estimates. B25034: Year Structure Built
5. Housing Prices
Home values and rent (May 2023) are presented in Tables 2-14a and 2-14b 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*
Studio 1 $1,550 $1,297-$1,585 $1,441
1-bedroom 2 - $1,825 $1,473-1,801 $1,637
2-bedroom 4 $1,800 $2,050-$2,325 $1,940-$2,371 $2,155
3-bedroom 1 $2,800 $2,757-$3,369 $3,063
4+ bedrooms $3,304-$4,038 $3,671
Source: Zillow and Realtor.com accessed in May 2023 (https://www.zillow.com/san-juan-bautista-ca/rentals/), *https://affordablehousingonline.com/housing-search/California/San-Juan-Bautista Rent.com (https://www.rent.com/california/san-juan-bautista-houses?bbox=-121.5724,36.8160,-121.5147,36.8630), Mission Garden Apartments
6. 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
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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
a. 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.
b. Very Low-Income Households: Very low-income limits reflect 50 percent of the median family income and HUD’s median family income value generally equals 2 times HUD’s 4- 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. c. 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.
According to the Department of Housing and Community Development’s State 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 County’s 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. The City’s housing targets were presented in 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 of “housing problems.” Housing problems 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 Overcrowding is not a significant issue in the City compared to other regions in San Benito County. 10.82% of the renters in the City have overcrowding issues while 1.52% of owneroccupied 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. As per AFFH data viewer, City of San Juan Bautista 6th Cycle Housing Element
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areas in Holister City and Salinas have moderate levels (10-15% overcrowding) compared to less than 5% in San Juan Bautista.
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 “for sale” homes have declined while interest rates have remained 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. Overpayment is defined as paying more than 30 percent of a household’s gross City of San Juan Bautista 6th Cycle Housing Element
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income for housing. The following table displays the total overpaying households, and highlights how lower incomes are particularly subjected to overpayment.
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.
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.
2. Low Income Housing Needs
According to the California Department of Housing and Community Development’s 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 Extremely Low Income (ELI) 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
City of San Juan Bautista 6th Cycle Housing Element
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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. ‘ The city will address low-income housing needs by working closely with San Benito County and all relevant Agencies to facilitate and support fair housing program development and implementation. In addition to this, the city will continue to review its zoning ordinances to ensure a variety of housing to support extremely low income and low-income individuals/households including Single Room Occupancy and Accessory Dwelling Unit programs.
The City commits to further changes to its Municipal Code to address fair housing issues.
3. Future Housing Need
Future housing need refers to the share of the region’s housing need that has been allocated to a community. In allocating the region’s future housing needs to jurisdictions, SB+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+COG applies a “fair share” formula to determine the 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 shares in the region’s need for affordable housing.
Table 1-1, presented in Section 1, summarizes San Juan Bautista’s share, 88 units, of the region’s 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 4 deed restricted units at Casa Rosa, located at 107 Third Street, a mixed use project.
There are 10 deed-restricted ADUs in the completed Copperleaf Subdivision. Units are restricted BMI. New 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 City of San Juan Bautista 6th Cycle Housing Element
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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, and improvement of San Juan Bautista’s housing stock. These include market mechanisms, 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 acres 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 the application of the State’s prevailing wage requirements to such projects. 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
The availability of financing affects a person’s ability to purchase or improve 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 the City’s lack of financial resources to assist, residents will continue to find it
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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 Census). The City’s Zoning Ordinance 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
In November 2021, the City adopted Ordinance No: 2021-03, amending Section 11-29-010 of the City’s Zoning Ordinance to delete reference to Second Units; repealing Section 11-04-050 of the Zoning Ordinance and adding a new Section 11-04-050 of the San Juan Bautista Municipal Code to conform with State Regulations (California Government Code Sections 65852.2 and 65852.22, AB 68, AB139,AB 587, AB 670, AB 671, AB 881, AB 2299 and SB13) relating to Accessory Dwelling Units (ADUs). It establishes regulations and procedures for reviewing and permitting ADUs and Junior ADUs through a ministerial process consistent with California Government requirements.
The changes include provisions allowing the development of accessory dwelling units (ADUs and the main requirements are 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;
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City of San Juan Bautista 6th Cycle Housing Element Page 3-5 • 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; • 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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-6 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.
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 uses. The City’s Zoning Ordinance is currently out of compliance with this new law, 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. A “low barrier navigation center” is a service-enriched shelter that focuses on moving people into permanent housing while providing temporary living facilities. The City’s 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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-8 Zoning Ordinance to allow for emergency/homeless shelters, with no discretion by the City, 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. There is capacity to permit additional emergency shelters in the city. A project has been added to revise the zoning code to be fully compliant with current laws with regards to permitting emergency shelters.
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, the General Plan Land Use Element sets forth the City’s policies regarding local 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 sets forth the City’s specific residential development standards, summarized in Table 3-4. As discussed above, in addition to residential zones, residential uses are also permitted in the Commercial and Mixed-Use Zoning District.
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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-1-5 of the City’s Municipal Code states a density range of 0.50 to 7, while Districts R-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% 30’ (2 stories) 5’ 20’ 20’
R-2 10 8,000 45% 35’ (2 stories) 5’ 20’ 10’
R-3 21 10,000 50% 35’ (2 stories) 5’ 20’ 10’
A n/a n/a 10% 30’ (2 stories) 40’ 40’ 40’
C None 5,000 85% 50’ (3 stories) (1) (1) (1)
MU 15 NA 85% 50’ (3 stories) (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 accommodate the City’s RHNA (see Table 4-1 in Chapter 4, below). These standards read as follows:
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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) owned by the health Foundation in the zoning district (MU Mixed Use) through the year 2027 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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-11 maximize the number of units available. An analysis of actual development densities and permit times is presented in the next section.
Structural Limits: Zoning Ordinance regulations affect the size of structures by setting limits on lot coverage and height. Generally, San Juan Bautista’s residential development standards are comparable to those Hollister and San Benito County, including minimum lot area and height standards. For example, the maximum building height (35 feet) in San Juan Bautista’s R-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: The City’s parking requirements for residential districts vary by housing 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 reduced through the use of Density Bonus per State law. The City’s parking requirements are 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 -- --
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City of San Juan Bautista 6th Cycle Housing Element Page 3-12 Transitional Housing 1 space per unit -- --
Affordable Housing 1 -- --
ADU2 -- 1 --
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. 2See 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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-13 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).
On a related matter, the city has defined “Family” in its Zoning Ordinance (see Chapter 11-29 of the San Juan Bautista Municipal Code) as follows:
“Family” means 2 or more persons living together as a single housekeeping unit in a dwelling unit; provided, that this shall not exclude the renting of rooms in a dwelling unit as permitted by district regulations.
As this definition makes no reference to “blood relationship,” it does 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 within the City’s Historic District. This process is 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 contributes to safeguarding the City’s heritage and cultural and historic resources. The city has retained an Architectural Historian to review projects associated with heritage, cultural, and historic sensitivities. All proposed projects, including the Copperleaf project was approved, and none denied.
• 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.
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City of San Juan Bautista 6th Cycle Housing Element Page 3-14 • 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 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 is also available to help give guidance on what the City’s standard are for 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. Current Zoning Code requires residential uses in commercial zones, larger community care facilities, emergency shelters and transitional housing. A project has been added to revise the zoning code to be fully compliant with current laws with regards to permitting emergency shelters. The city will amended the Zoning Ordinance to allow transitional housing without requiring such conditional use permits in the R-1, R-2, R-3 and PF Zoning Districts. Whether ministerial or not, 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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-15 public hearings, a CUP may take a few months, with final action by the Planning Commission.
Ministerial permits will be approved at staff level.
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 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 California Environmental Quality Act (“CEQA”). HCD has determined that the City of San Juan Bautista is subject to SB 35 streamlining provisions.3 At least 50% of the proposed residential units must be dedicated as affordable to households at 80% AMI for either rental or ownership projects.. 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
In summary, the City’s permit processes facilitate the construction of quality housing in a 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 nonpriority items. Finally, the City’s one-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) – Completed.
• Two story (duplex) multi-family residential structure in R-2 Zone (Medium Density Residential)
3 https://www.hcd.ca.gov/sites/default/files/2022-06/sb35_statewidedeterminationsummary.pdf
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City of San Juan Bautista 6th Cycle Housing Element Page 3-16 • Size: 0.161 Acres
• Unit: 2 units for above moderate-income households
• Under Section 15332 “Infill Development Project” (a) thru (e) the project is categorical 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.
Casa Rosa - 107 Third Street - Approved and under construction, with four (4) deed restricted units above commercial.
• A restaurant, bar, and 2 bedroom/2 bath residential units in MU – Mixed Use District • Size: 4,190 square feet
• The project is categorically exempt under Section 15331 “Historical Resource Restoration/Rehabilitation” of the California Environmental Quality Act. 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 – Completed.
• 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) • Permit issued 2/22/2021.
49 Monterey Street – Completed.
• 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 – Completed.
• ADU (1 unit) attached to single family residential, above moderate-income • Permit issued 10/14/2021.
Copperleaf – Completed.
Copperleaf was developed by Edenbridge Homes.
• 45 lots, 1 unit per lot to equal 45 units, plus 10 additional Accessory Dwelling Units placed on 10 various lots within the development. The total of 55 units completed, i.e., 45 SFDs, and 10 ADUs which are deed restricted.
• 13.3 acres
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City of San Juan Bautista 6th Cycle Housing Element Page 3-17 • 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.
Rancho Vista – Completed.
Rancho Vista was developed by Meritage Homes.
• 85 lots, 1 unit per lot to equal 85 units, plus 6 additional Accessory Dwelling Units placed on 6 various lots within the development. A total of 91 units completed. • 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.
Hillside Vistas – In Process
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, anticipated to be completed by the end of 2023. 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.
The number of projects does not conclusively indicate that housing policies are a hindrance to the construction of the San Juan Bautista’s share of regional housing needs. 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.
E. Growth Management
The City of San Juan Bautista has a history of growth control ordinances. On January 12, 2009, by Order and Judgment of the Superior Court of San Benito County, the City’s Growth Management
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City of San Juan Bautista 6th Cycle Housing Element Page 3-18 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 not apply beyond 2015, and a program is included to remove it from the City’s municipal code.
The city currently has no growth control ordinance in effect.
F. Building Codes and Site Improvements
Section 10-1-110 of the City’s zoning ordinance states, “The Building Code for the City of San Juan Bautista shall be the latest current edition of the Uniform Building Code and any appendices thereto as adopted by the International Building Officials Conference.” Therefore, in essence, the 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 City’s Building Code also requires new residential construction to comply 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 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.
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City of San Juan Bautista 6th Cycle Housing Element Page 3-19 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 long-term costs to maintain and improve the City’s infrastructure, facilities, 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:
•
Permits San Juan
Bautista
Hollister Salinas
Conditional Use Permit
(Major/Minor):
$1,575/
$787.50
$4,894+$367 $6,507
Site Plan and Design Review
(Major/Minor):
$1,575/
$603.75
$11,807+$885
$5,670+$425
$3,126/$1,325
Tentative Parcel Map
(Major/Minor):
$5,250/ $2,625 $12,086+$906/
$6,627+$497
$3,216
General Plan Amendment $3,675 $11,245+$843 $8,177
Rezoning $3,675 $11,011+$826 $3,859
Planned Unit Development
Permit/Amendment
$5,250 $7,858+$589 $8,666/$2,573
CEQA Review Consultant Cost
+ Fish & Wildlife
Fee
$12,202+$915
for consultant
prepared/review
Consultant
Cost+20%+per
hour
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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-20 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 required to pay fees or provide units under the City’s Inclusionary Housing Ordinance.
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 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 short-term period of 29 consecutive days or less. This ordinance,, adopted in late 2019, requiresthe owner and administrator to comply with all applicable laws, rules, and regulations pertaining to the use and occupancy of the STR. All STRs require a valid annual permit that expires on June 30th of each calendar year and may be renewed upon reissuance of a business license. A Transient Occupancy Tax (TOT) needs to 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.
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City of San Juan Bautista 6th Cycle Housing Element Page 3-21 While liquefaction and ground failure are problems in areas adjacent to the City, the primary threat to San Juan Bautista is ground shaking and fault “creep”. Ground shaking can cause major structure failure while Fault “creep” is a serious threat to City infrastructure including wet 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.
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 4 https://casoilresource.lawr.ucdavis.edu/
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City of San Juan Bautista 6th Cycle Housing Element Page 3-22 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.
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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-23 Source: U.S. National Cooperative Soil Survey; the City of San Juan Bautista, 2023 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
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City of San Juan Bautista 6th Cycle Housing Element Page 3-24 Source: FEMA, the City of San Juan Bautista, 2023
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City of San Juan Bautista 6th Cycle Housing Element Page 3-25 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 3-26 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.
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City of San Juan Bautista 6th Cycle Housing Element Page 3-27 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. The City provides its own utility services for water and wastewater. In November 2020, the City adopted its Water and Wastewater Master Plans. It is based on City growth through 2035 and for 40 years, applying the average growth rate of 1.9% per year. In August 2023, LAFCO agreed to conduct a new Municipal Services report to include these details about the city’s water and wastewater improvements.
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 comprise between 80 to 90 percent of the water demand for the region. San Juan Bautista’s 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 a one-million-gallon storage facility, and 3 wells: Well #1, Well #5 and Well #6. According to the City’s Water Master Plan, the combination of Well#1, Well #5 and Well #6 meets or exceeds
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City of San Juan Bautista 6th Cycle Housing Element Page 3-28 the redundancy and source capacity requirements from the State for both current and future demand. The City’s water system serves approximately 2,212 residents and the city has installed 809 water meters. However, Well#6 had to be removed from service in March 2020 due to high levels of nitrates that exceed the permitted standards. Also, the City facing fines from 2007 due to high levels of sodium and chloride, agreed to an Administrative Order on Consent with the EPA in 2021, and a settlement agreement with the Regional Water Quality Board in October 2022.
These agreement require the City to import surface water from the San Benito County Water District and dilute it with City’s groundwater at a 60/40 split. In February 2021, an MOU was executed between the City and the Water District to begin designing this system, and permanent agreements have been drafted. The design is also based on a growth rate of 1.9% over the next 40 years, and will not allow any other users to attach to the new pipeline for services. This project will be completed by July 2025. Lastly, the City has invested in new technology at Well#6 to remove nitrates, and is now permitted by the RWQCB to re-introduce Well 6 to the water system but at a much lower capacity of 100 gallons per minute.
Sewer Service
San Juan Bautista provides wastewater treatment for the incorporated City. The existing wastewater treatment plant is located at 1120 Third Street. It was built in 1978, and upgrades were done in 1986.
The plant is currently operating at 80% of its capacity and is operating in violation of its permit from the Regional Water Quality Board. Each month, the treated water released into a creek exceeds permitted limits for chlorides and sodium. In 2020, the City adopted in Wastewater Master Plan, that projects its wastewater demands through 2040 based on the growth projected in General Plan, and applying a 20-year average growth rate of 1.9% per year.
The City entered into an Administrative Order on Consent with the EPA in 2021, and a Settlement Agreement was executed with the RWQCB on October 18, 2022. They both stipulate that the City decommissions its 50-year old wastewater treatment plant and send its wastewater to the Hollister plant for treatment. The Hollister plan was operating at 30% of its capacity and the City will initially be using 8% of the Hollister plant capacity.
The City’s Wastewater Master Plan has been amended to reflect this change. In June 2023, the two cities executed a 40-year agreement for Hollister to receive the City’s wastewater. The sanitary sewer main project contract was awarded in August 3, 2023 and construction will commence in September 2023. When the project is completed in 2024, the City will be prepared for growth through 2040 and beyond.
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City of San Juan Bautista 6th Cycle Housing Element Page 3-29 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. Through the development agreement negotiation process, fee Chapter
Housing Resources 4
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City of San Juan Bautista 6 Page 4-2 th Cycle Housing Element reductions or waivers are sometimes approved based on project-specific findings. A program has been added to update the city’s Inclusionary housing provisions in the Zoning Code.
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 don’t hit the threshold of providing mandatory affordable units. The 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 the City’s Zoning 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. A program has been added to update the City’s Zoning Code to comply with current density bonus law requirements, which amendments will be completed by December 2024.
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
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City of San Juan Bautista 6 Page 4-4 th Cycle Housing Element The City’s 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 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. As part of the City’s 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 suited to their needs. The City’s zoning code permits a range of housing types suitable to special needs groups covered under the uses “Residential Care Facilities.” Group homes (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 accommodate persons with disabilities. In addition, the City’s building code requires 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
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City of San Juan Bautista 6 Page 4-5 th Cycle Housing Element parking fees. Each of these provisions could assist in the development of housing for persons with disabilities.
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’s 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.
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City of San Juan Bautista 6 Page 4-6 th Cycle Housing Element These special development standards were inserted in the form of two new footnotes—Footnote #14 and Footnote #15—as follows:
14 Special standards and conditions apply to one affordable housing site (APN 002-350-002) in this zoning district through the year 2027 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.
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City of San Juan Bautista 6 Page 4-7 th Cycle Housing Element 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 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 AppliedDensity 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 15 L VL
51 See note
(2)
Subtotal 3.44 Subtotal 51
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 15 M 1
11 0023200090 0.22 0.22 Medium
Density R-3 21 M 4
12 0021500030 0.11 0.11 Mixed Use MU 15 M 1
13 0021900100 0.31 0.31 Mixed Use MU 15 M 4
14 0022600460 0.17 0.17 Medium
Density R-2 10 M 1
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 38
Subtotal 9.29 Subtotal 48
Total 14.71 Subtotal 117
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).
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:
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 This side intentionally left blank.
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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 51 32 0
Moderate 1.5 18 18 0
Above Moderate 9.29 48 38 0
Total 14.71
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 contribute to meeting the City’s current and future RHNA. These include the City’s Inclusionary Housing Ordinance, mixed-use infill, and accessory dwelling units.
Inclusionary Housing Ordinance
Upon application of the City’s Inclusionary Housing Ordinance, one out of every 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
The City’s General Plan and Zoning Ordinance apply a “Mixed Use” land use category to the central business district and the City’s two “gateway” areas. Residential uses are encouraged on 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 the City’s Inclusionary Housing Ordinance, new 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
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City of San Juan Bautista 6 Page 4-13 th Cycle Housing Element density of at least 50 percent (if the project is 100 percent affordable) and flexibility in parking 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 “affordable” by design. Having only residential without a commercial component, the realistic 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.
Accessory Dwelling Units (ADUs)
In fall 2019, and again in 2021, the City revised its Second Unit Ordinance to comply with all State law regulating ADUs. Updated regulations allow a variety of ADU unit types by right, as permitted uses, including converted accessory structures, attached and detached ADUs and junior ADUs in accordance with related Government Code revisions. Additional updates to the ADU ordinance will be adopted as required by Government Code provisions.
The City has developed an Accessory Dwelling Unit grant program to fund up to $15,000 toward the cost of Building and Fire Code compliance for any existing, unpermitted dwelling units that do not currently comply with minimum health and safety standards. The City will use over $320,000 in Permanent Local Housing Assistance funds to upgrade existing ADUs through the voluntary “amnesty” program. Three new ADUs were built during the last planning period.
3. Additional Housing Capacity within the Urban Growth Boundary The 2016-2035 General Plan designates an Urban Growth Boundary that encompasses about 168 acres designated for residential land use within the city limits and another 256 acres referenced in the General Plan within the Sphere of Influence, not including approximately 53 acres for mixed residential/commercial land use (General Plan Table 6.6). San Benito County LAFCO’s adopted SOI for the City of San Juan Bautista is substantially different from the SOI outlined in the City’s 2016 General Plan. The inconsistency between the two existing SOI boundaries requires action by the City Council, and eventually LAFCO, to rectify the difference in boundary lines. The City is evaluation the existing Sphere of Influence, Urban Growth Boundary and Planning Area referenced in the current General Plan. This evaluation will result in changes to land use designations and planned infrastructure necessary to accommodate housing development within the 6th Cycle Housing Element planning period.
The city annexed 6 different portions of land within the urban growth boundary between 2015 and 2017. The City’s approximately 13-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,
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City of San Juan Bautista 6 Page 4-14 th Cycle Housing Element 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.
Table 4-3: Housing Units Built During the Early Phase of 5th Cycle Planning Period (2015-2023)
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
E. Financial Resources
San Juan Bautista currently has no staff or financial resources to develop a “stand alone” housing 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.
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City of San Juan Bautista 6 Page 4-15 th Cycle Housing Element Table 4-4: 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 competitive
basis for housing and community
development activities. The City has a certified
2015-2019 Housing Element and is eligible for
CDBG.
-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
competes for funds through the State’s
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
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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
conversion of commercial buildings for “livework” spaces. -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
The City’s Density Bonus Ordinance offers
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
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-18 th Cycle Housing Element Program Name Description Eligible Activities
4. Private Resources/Financing Programs
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 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. The City’s Municipal Code 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. According to the Housing Authority of Santa Cruz County’s data for 2018, 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’s 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.
2. South County Housing (SCH)
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-21 th Cycle Housing Element 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 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,
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-22 th Cycle Housing Element 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.
San Benito County Community Services Development Corporation (CSDC) provides affordable housing for the low to moderate income residents of San Benito County by fostering strategic relationships with Local, State and Federal agencies. CSDC also rents exclusively to low and very low-income renters (CSDC Low Income Housing Assistance, Hollister, CA (csdcsbc.org)).
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
San Juan Bautista’s local high school, Anzar High School, has programs that work with migrant household’s children to help them pass the California High School Exit Exam (CHASEE). English learners, who have not passed one or both parts of the CHASEE are entitled to receive “intensive instruction and services” for up to 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
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-23 th Cycle Housing Element 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.
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 homebuyer. Developers can make the most of this paradigm shift by embracing “green” building 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
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-24 th Cycle Housing Element 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:
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 analyzed the housing needs, constraints, and resources in San Juan Bautista. This section of the Housing Plan sets forth the City’s goals, 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.
The programs proposed are in line with newer housing laws that must be implemented by California jurisdictions. However, rural cities such as San Juan Bautista may not have to meet the requirements of SB 9 since it applies to parcels that is part of an urbanized area or urban cluster, as designated by the US Census. For example, the city of San Juan Bautista is less than 2,500 population. Starting at the current population of approximately 2,100 persons, and a growth rate of 1.2% (2010-2020 Census), the city may grow to have 2,394 persons by 2031. So, for the entire planning period 2023-31 the city may not exceed the threshold number to be considered an “urbanized area” by the US Census Bureau.
This means that SB 9 may not apply to the city during the planning period; nonetheless the city is committed to meeting its RHNA housing goal and housing programs listed in this Chapter.
A. Housing Goals
The goals and policies contained in the Housing Element address San Juan Bautista’s 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
Chapter
Housing Plan 5
City of San Juan Bautista 6th Cycle Housing Element
HOUSING PLAN
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 housing due to special circumstances. Special circumstances may be related to one’s 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, 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 housing. The City’s programs are designed to mitigate government constraints on housing 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
City of San Juan Bautista 6th Cycle Housing Element
HOUSING PLAN
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.
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 through the City’s residential rehabilitation assistance programs and code enforcement efforts.
Policy 1.2 Encourage citizen involvement to preserve, maintain, and revitalize the City’s housing stock and neighborhoods including historical and 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.
City of San Juan Bautista 6th Cycle Housing Element
HOUSING PLAN
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, including disability access opportunities for City residents.
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 Hall, and posting on the City’s website.
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. Information will be made available at City Hall and posting on the City’s 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 or regulated by the City’s Inclusionary Housing Ordinance. The Inclusionary Housing 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 the City’s programs with 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 will 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.
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 the City’s RHNA share. The City 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