City of San Juan Bautista
The “City of History”
www.san-juan-bautista.ca.us
CITY COUNCIL
REGULAR MEETING
TUESDAY, JANUARY 20, 2026, 5:00 P.M.
HYBRID MEETING
City Hall, Council Chambers
311 Second Street, San Juan Bautista, California
AGENDA
ZOOM WEBINAR PARTICIPATION
The meeting can also be accessed by the public in the following methods: Through Zoom (https://zoom.us/join) per the instruction stated below, and on Facebook.
Please note: If all Council Members are present in person, public participation by Zoom or viewing on Facebook is for convenience only and is not required by law. If the Zoom or Facebook feed is lost for any reason the meeting may be paused while a fix is attempted but the meeting may continue at the discretion of the presiding officer.
JOIN ZOOM WEBINAR TO PARTICIPATE LIVE
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. CLOSED SESSION 5:00 P.M. – 6:00 P.M.
Receive public communication from the audience on Closed Session items. The City Council will recess to closed session pursuant to:
a. Conference with Legal Counsel—Existing Litigation – Orozco v. City of San Juan Bautista et al. (California Government Code section 54956.9(d)(1)) b. Public Employee Performance Evaluation - California Government Code section 54957(b), City Attorney.
3. RECOGNITION
A. In Memoriam of Sarah Georgana Grossi Gularte (Moment of Silence) Page | 2 City Council January 20, 2025
4. ELECTION
A. Selection of Mayor for a One-Year Term (Continued from December 16, 2025) B. Selection of Mayor Pro Tem for a One-Year Term (Continued from December 16, 2025)
5. 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.
6. PUBLIC HEARING
A. General Plan Amendment (REF2025-001) 2023-2031 Housing Element 6th Cycle Update (State-Required General Plan Element Update – No Project Approval Or Zoning Changes)
Recommendation: Approve a Resolution, approving the General Plan Amendment No. 2026-XX to update the Housing Element of the San Juan Bautista General Plan for the 2023–2031 (6th Cycle) planning period; determine that the Housing Element Update is exempt from the California Environmental Quality Act (CEQA) as a policy-level planning document that relies on prior environmental review; confirm that a duly noticed public hearing has been conducted and all public testimony has been considered; and direct staff to submit the adopted Housing Element and Resolution to the California Department of Housing and Community Development (HCD) for final certification.
7. 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 Reading of Resolutions and Ordinances on the Agenda Beyond Title C. Street Closure for the 2026 Arts & Crafts Festival and the 2026 Great San Juan Bautista Rib Cook-Off
Recommendation: Approve a Resolution Authorizing authorizing staff to temporary close Third Street (Franklin to Muckelemi) and the cross streets between Second and Fourth (Washington, Mariposa, and Polk) for the 2026 Arts & Craft Festival (March 27–29, 2026; closure hours: Friday 5:00 p.m. to 10:00 p.m.; Saturday 4:00 a.m. to 10:00 p.m.; Sunday 7:00 a.m. to 10:00 p.m.) and the 2026 Great San Juan Bautista Rib Cook-Off (street closure commencing Thursday, May 7, 2026 at 5:00 p.m. for event set-up, with event dates May 8–10, 2026), as depicted in Exhibit A and Exhibit B.
D. Treasurer’s Report and Monthly Financial Statements
Recommendation: Accept the financial report for November 2025.
E. Proclamation Policy
Recommendation: Approve a Resolution Adopting the City of San Juan Bautista Proclamation Policy and Proclamation Request Form.
F. Authorize The City Manager to Issue A Request For Proposals For Professional Certified Public Accountant (CPA Advisory Services, and Approve A Professional Services Agreement (Form).
Recommendation: Approve a Resolution authorizing the City Manager to issue a Request for Proposals (RFP) for Professional Certified Public Accountant (CPA) Advisory Services and approving the form of the Professional Services Agreement.
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G. Approve the Regular Meeting Minutes of December 16, 2025.
8. ACTION ITEMS
The Recommendation reflects the staff recommendation as of the time the agenda was prepared. That recommendation does not limit the City Council's alternative actions on any matter before it.
A. Third Street Stripping Options Between Franklin and Muckelemi Street Recommendation: Receive presentation for restriping Third Street between Franklin Street and Muckelemi Street; and direct staff to a) return with additional information for consideration; b) Select an option (A, B, or C) to be further developed, including Council comments and direction; or c) Provide other direction as deemed appropriate by the Council
B. Mayor’s Selection of Representatives to Committees, Regional Boards, Etc.
Recommendation: Consider making changes to the Committee Assignments based on the discretion of the Mayor.
C. Adoption of Policy Governing Annual Election of Mayor and Mayor Tempore Recommendation: Approve a Resolution adopting an Administrative Policy governing the annual election of the Mayor and Mayor Pro Tempore.
9. INFORMATIONAL ITEMS AND REPORTS
A. City Manager’s Report
a. Public Safety Department Update
b. Community Development Department
B. Reports from City Council Representatives to Regional Organizations and Committees C. City Council and Staff Announcements
This is an opportunity for the Council and staff to share the community calendar and announce upcoming dates of interest to the public.
10. ADJOURNMENT
________________________
Elizabeth Soto, City Clerk
AGENDA MATERIAL / ADDENDUM
Any addendums will be posted not later than 72 hours before regular meetings or 24 hours of special meetings unless otherwise allowed under the Brown Act. City Council reports may be viewed at the City of San Juan Bautista City Hall at 311 Second Street San Juan Bautista and are posted on the City website www.san-juan-bautista.ca.us subject to Staff’s ability to post the documents before the meeting, or 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 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 Page | 4 City Council January 20, 2025
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.
PUBLIC COMMENT PROCEDURES
If you wish to make a public comment and are attending in person, please fill out a speaker card. If you are attending via Zoom, join the Zoom Webinar, and use the "Raise Hand" or if joining by telephone, press *9 on your telephone keypad icon.
SUBMISSION OF PUBLIC COMMENTS
Written comments may be submitted via mail to the 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 Monday before 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 Thursda, January 15, 2026 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
~ Honoring the Life and Legacy of Sarah Georgana Grossi Gularte ~ February 23, 1935 – December 21, 2025
WHEREAS, SARAH GEORGANA GROSSI GULARTE, a devoted resident of the City of San Juan Bautista, passed away on December 21, 2025, leaving behind a lasting legacy of civic leadership, historical preservation, and community service; and
WHEREAS, since moving to San Juan Bautista around 1960, Georgana was both a successful farmer and a downtown business owner, contributing to the local economy and vitality of the community; and WHEREAS, Georgana was a founding and lifelong leader of the San Juan Bautista Historical Society, serving on its Board of Directors since its establishment in 1965 and later as Executive Director of the Luck Museum, where she accessioned and preserved countless historic photographs, memorabilia, and ephemera donated by descendants of pioneer families including the Abbe, Breen, Pearce, Taix, Zanetta, and many others; and WHEREAS, she was a dedicated steward of local history, playing a vital role in restoring the Jim Jack Cabin, curating exhibits highlighting the Japanese American families of the San Juan Valley, and ensuring that the stories of San Juan Bautista’s diverse heritage were preserved for future generations; and WHEREAS, Georgana was an active member for over 25 years of the Native Daughters of the Golden West, Parlor 179, serving with distinction as President and most recently as Trustee; and WHEREAS, she held leadership roles in the San Juan Bautista Leslie L. Garratt VFW Post 6359 Auxiliary and the San Juan Bautista Library Auxiliary, further demonstrating her commitment to service, education, and community support; and
WHEREAS, Georgana served the City as a Planning Commissioner, Historic Resources Board Member, and as a member of numerous civic committees, including those focused on the General Plan, Historic Plan, Strategic Planning, and other long-range initiatives essential to the City’s future; and WHEREAS, she was passionate about education and youth engagement, supporting collaborative projects such as the Crossroads project with Anzar High School students and welcoming countless San Juan School students to the museum for educational field trips; and
WHEREAS, through her tireless volunteerism, leadership, and deep love for San Juan Bautista, Georgana embodied the spirit of community service and cultural stewardship.
NOW, THEREFORE, I, Mayor Jordan, on behalf of the City Council of the City of San Juan Bautista, hereby honor and remember the life of SARAH GEORGANA GROSSI GULARTE, expressing profound gratitude for her extraordinary contributions and extending heartfelt condolences to her family, friends, and all who were touched by her life.
Dated this 20th day of January 2026.
_______________________________
Leslie Q. Jordan, Mayor
Item #: 4 A/B
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December 16, 2025
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CITY OF SAN JUAN BAUTISTA
CITY COUNCIL STAFF REPORT
DATE: January 20, 2026 (Continued from December 16, 2025) DEPARTMENT: CITY CLERK
FROM: ELIZABETH SOTO, CMC, CPMC, CITY CLERK /
ADMINISTRATIVE SERVICES DIRECTOR
TITLE: ELECTION OF MAYOR AND MAYOR PRO TEMPORE
RECOMMENDED MOTION:
A motion to elect the Mayor and Mayor Pro Tempore to serve for a one-year term.
RECOMMENDATION:
It is recommended that the City Council choose one of its members to serve as Mayor and one to serve as Mayor Pro Tempore for a one-year term.
EXECUTIVE SUMMARY:
Pursuant to Chapter 2-1 of the San Juan Bautista Municipal Code, Article 2, Section 205, the City Council shall choose to elect a Mayor and Mayor Pro Tempore that will serve until the next Council election is certified by the County Elections Department during the December 2026meeting.
BACKGROUND:
The San Juan Bautista Municipal Code reads in part:
Section 2-1-205 Choosing Mayor and Mayor Pro Tempore. At the regular meeting in December of each year the City Council shall choose one of its members to serve as Mayor and one of its members to serve as Mayor Pro Tempore, each to serve until successors are chosen at the regular meeting in the following December.
PROCESS:
The seated Mayor will open the floor for nominations for the Officer position of Mayor and Mayor Pro Tempore. Self-nominations are acceptable.
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Selection of Mayor
The seated Mayor will open the floor for nominations. Once a nomination is received in the form of a motion, a second to that motion will be required to carry the item to a Roll Call Vote.
In the event two or more nominations are made for the Mayor Officer position, the City Clerk will call on each Councilmember by name, to cast their vote. Once all votes are made, the City Clerk will announce the results.
Following the completion of the election for Mayor, the newly elected Officer will take their place at the head of the Dais.
Selection of Mayor Pro Tempore
The seated Mayor will open the floor for nominations. Once a nomination is received in the form of a motion, a second to that motion will be required to carry the item to a Roll Call Vote.
In the event two or more nominations are made for the Mayor Pro Tempore Officer position, the City Clerk will call on each Councilmember by name, to cast their vote. Once all votes are made, the City Clerk will announce the results.
FISCAL IMPACT
None
ATTACHMENTS
None
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San Juan Bautista Municipal Code
2-1-205 Choosing Mayor and Mayor Pro Tempore.
At the regular meeting in December of each year the City Council shall choose one of its members to serve as Mayor and one of its members to serve as Mayor Pro Tempore, each to serve until successors are chosen at the regular meeting in the following December.
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CITY OF SAN JUAN BAUTISTA
CITY COUNCIL STAFF REPORT
DATE: JANUARY 20, 2026
DEPARTMENT: COMMUNITY DEVELOPMENT DEPARTMENT
FROM: ASHLEY COLLICK, CITY MANAGER
BY: ARIELLE GOODSPEED, PLANNING MANAGER
TITLE: GENERAL PLAN AMENDMENT (REF2025-001) 2023-2031
HOUSING ELEMENT 6TH CYCLE UPDATE
(STATE-REQUIRED GENERAL PLAN ELEMENT UPDATE – NO
PROJECT APPROVAL OR ZONING CHANGES)
RECOMMENDED MOTION:
Adopt Resolution No. 2026-XX, thereby approving General Plan Amendment No. 2026-XX to update the Housing Element of the San Juan Bautista General Plan for the 2023–2031 (6th Cycle) planning period; determine that the Housing Element Update is exempt from the California Environmental Quality Act (CEQA) as a policy-level planning document that relies on prior environmental review; confirm that a duly noticed public hearing has been conducted and all public testimony has been considered; and direct staff to submit the adopted Housing Element and Resolution to the California Department of Housing and Community Development (HCD) for final certification.
RECOMMENDATION:
Staff recommends that the City Council review the presentation, public comments, and proposed resolution regarding the 2023-2031 Housing Element 6th Cycle as follows:
1. Review the Planning Commission staff report dated January 6th, 2026; and
2. Review the City Council staff report dated January 20th, 2026; and
3. Adopt Resolution 2026-___, adopting a General Plan amendment (REF2025-001) for the 2023-2031 Housing Element 6th Cycle update to the 2035 General Plan, thereby adopting the 2023–2031 Housing Element Update.
4. Determine that the proposed General Plan Amendment (REF2025-001) 2023–2031 Housing Element 6th Cycle update is exempt from CEQA pursuant to CEQA Guidelines §15061(b)(3) (“common sense exemption”), which applies where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. In addition, the update is statutorily exempt pursuant to CEQA Guidelines §15283 (Housing Needs Allocation), which provides that CEQA does not apply to regional housing needs determinations made by the California Department of Housing and Community Development pursuant to Government Code Section 65584. Lastly, this update Item No:
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is eligible for CEQA Guidelines §15332 (Class 32, In-Fill Development Projects), which provides an exemption for any projects characterized by in-fill development.
EXECUTIVE SUMMARY:
The City of San Juan Bautista is required by State law to adopt and periodically update its Housing Element on an eight-year cycle. The 2023–2031 Housing Element serves as the City’s housing policy framework and describes how the City will plan for and accommodate housing needs across all income levels during the current planning period, consistent with State Housing Element Law.
The Housing Element is a policy-level General Plan document and does not approve or authorize any specific housing development, zoning changes, or construction. Instead, it establishes longterm goals, policies, and implementation programs related to housing supply, affordability, fair housing, and housing opportunity that will guide future City actions and decision-making.
The City Council is requested to consider adoption of the 2023–2031 Housing Element. Upon adoption, the Housing Element will be submitted to the California Department of Housing and Community Development (HCD) for final certification, completing the City’s statutory obligation for the 6th Cycle Housing Element update.
PROJECT INFORMATION:
Applicant/ Owners: City of San Juan Bautista
Location: Citywide within the incorporated City of San Juan Bautista APN: All parcels within the City of San Juan Bautista
Permit Number: General Plan Amendment (REF2025-001)
General Plan/ Zoning: Multiple
PROJECT DESCRIPTION:
The project is an update to the City of San Juan Bautista’s General Plan Housing Element, which State law requires every city to adopt and update every eight years. The Housing Element is a policy document that identifies housing needs, constraints, resources, and implementation programs, and demonstrates how the City will plan for housing at all income levels.
The purpose for requiring local Housing Elements is to ensure that each jurisdiction provide its fair share of regional demand for housing. The State of California Department of Housing and Community Development (HCD) allocates regional shares of statewide housing needs. These allocations are provided to a region’s Council of Governments, which determines each jurisdiction’s fair share contribution. The San Benito County Council of Governments (COG) encompasses the cities of Hollister and San Juan Bautista and the unincorporated areas of San Benito County. COG establishes each jurisdiction’s contribution through the state-mandated Regional Housing Needs Allocation (RHNA) as provided by HCD. The RHNA for the period of 2023–2031 for the City of San Juan Bautista per COG’s allocation is 88 new housing units. Table 1-1 shows the City of San Juan Bautista’s fair-share contribution for the period of 2023-2031.
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Table 1-1:
San Juan Bautista’s Share of Regional Housing Needs 2023-2031 Income Category Annual Median
Income (AMI)
Required Number of
Units per RHNA
Percent of Total Units
per RHNA
Extremely Low Income <30%* 8 9%
Very Low 0-50% 10 11%
Low 51-80% 14 16%
Moderate 81-120% 18 20%
Above Moderate >120% 38 43%
Total 88 100%
Source: California Department of Housing and Community Development, 2023-2031 State law requires that all Housing Elements address these key topics: housing needs assessment, constraints, resources and opportunities, assessment of fair housing, candidate housing sites, and planning. Analysis of these topics provides the foundation for the preparation of a Housing Element.
The San Juan Bautista Housing Element profiles community demographics and examines housing needs of various demographic groups, including owners versus renters, lower-income households, overcrowded households, the elderly, special needs groups, and the homeless, among others. This information is detailed in the updated Housing Element.
The Housing Element also identifies constraints on the production of new housing, including governmental, environmental, and market constraints. By identifying these constraints, the City recognizes possible barriers to housing development and can adopt policies and programs in the Housing Element to remove or significantly reduce those barriers.
The housing sites inventory focuses on locations available for the city to accommodate its regional housing needs in compliance with State law. A highly important component is the sites inventory in Table 4-2: Housing Sites Inventory, which examines locations available to support new housing for persons on all income categories.
Between 2019 and 2023, the city permitted 106 housing units, as shown in Table 2-14. Because these units were constructed prior to the start of the 2023–2031 planning period, they do not count toward the City’s current RHNA obligation.
Table 2-14:
San Juan Bautista’s New Housing Units by Structure Type (2019-2023) Structure Type Units
Single-Family Residences 75
Accessory Dwelling Units 13
2 or More Units 17
Mobile Home 1
Total 106
Source: DOF Table E-5 2023; City’s new housing construction counts
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As of the start of the 2023–2031 planning period, the city has not received RHNA credit toward its current allocation. As a result, the city must plan for all 88 units assigned for this cycle, including very low-, low- , moderate-, and above-moderate-income housing. In accessing available inventory for residential sites, each identified site has been evaluated with respect to existing use; access to infrastructure, water, utilities; and other service needs. Any sites exhibiting increased barriers to development, environmental concerns, infrastructure concerns, or existing conditions and development concerns (slope, grading, hazardous uses, restrictive development standards, etc.) were not considered.
These sites are identified for planning purposes only and do not authorize or approve development.
The City has a remaining unmet RHNA of 88 units. To accommodate the shortfall or any potential unmet need, the City has identified a total of 24 parcels covering 17.45 acres. Sites include 24 parcels (156 total units) located within city boundaries. The amount of units that available land could potentially accommodate was estimated by City staff based on analysis of site size, constraints, and realistic capacity.
The methodology used by City staff for these estimations is provided in greater detail in draft Housing Element’s Table 4-2: Housing Sites Inventory.
The Housing Element identifies a broad range of State, federal, and local funding programs that may assist with affordable housing production, rehabilitation, homeownership, rental assistance, and homelessness services. A detailed list of federal, State, and local housing funding programs is included in Chapter 5 of the Housing Element.
BACKGROUND:
The City of San Juan Bautista initiated the 2023–2031 (6th Cycle) Housing Element Update in 2023, building upon early public outreach efforts that began in 2022. Recognizing the importance of inclusive and transparent community engagement, the city conducted targeted outreach throughout the Housing Element process to ensure meaningful participation from residents, businesses, service providers, and community stakeholders, including individuals and groups with special housing needs. Outreach efforts were designed to comply with Affirmatively Furthering Fair Housing (AFFH) requirements and included public workshops, informational sessions, surveys, and public meetings.
The city held a public workshop in coordination with the Planning Commission on June 29, 2023, to present an overview of the Housing Element and solicit feedback on housing needs, priorities, and concerns. Spanish translation services and bilingual outreach materials were provided to promote equitable participation. Additional opportunities for public input were provided through Planning Commission and City Council public hearings held on September 12, 2023, and September 19, 2023, respectively. Input received during these meetings, along with responses from the Community Housing Needs Survey conducted in June and July 2023, informed the development and refinement of the Housing Element’s goals, policies, and programs.
In compliance with State law, the City submitted the first draft of the 2023–2031 Housing Element to the California Department of Housing and Community Development (HCD) for its required 90-day review on September 25, 2023, following a public review period beginning September 19, 2023. HCD provided formal comments on December 20, 2023, after an initial consultation in November 2023. The city revised the document in response and submitted a second draft on June 4, 2024, followed by additional revisions and a third draft submitted for informal review on December 23, 2024. HCD provided further comments on March 12, 2025.
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To maintain transparency, the city made the revised Draft Housing Element available for public review from June 18 to June 25, 2025. Following this public review period, the city submitted its fourth draft of the Housing Element to the California Department of Housing and Community Development (HCD) on July 3, 2025. City then engaged in additional informal review and coordination with HCD to address remaining comments and ensure compliance with Housing Element Law. As part of this process, the city released a fifth draft of the Housing Element for public review from December 2 through December 9, 2025. Following the close of the public review period, the city submitted the fifth draft to HCD on December 10, 2025. HCD provided a substantial compliance letter dated December 31, 2025, the final Housing Element will be adopted by the San Juan Bautista City Council and certified by HCD, establishing it as the City’s official housing plan for the 2023–2031 planning period.
DOCUMENT CONTENT AND LAYOUT:
The following chapters and appendices are included in the 2023-2031 Housing Element 6th Cycle update.
• Chapter 1 – Introduction: Contains a summary of the content, organization, and statutory considerations of the Housing Element.
• Chapter 2 – Community Profile: The primary data component of the document. This section evaluates the City’s demographic profile, establishes housing demand, evaluates the existing housing stocks in the City, and provides information on housing affordability, cost of housing acquisition, and identifies special needs in the community. • Chapter 3 – Housing Constraints: Examines governmental and non-governmental constraints on production, maintenance, and affordability of housing. • Chapter 4 – Housing Resources: Provides a summary of housing resources for all economic segments of the community and special needs populations, including funding and financial considerations.
• Chapter 5 – Housing Plan: Addresses the City’s identified housing needs, including housing goals, policies and programs. The 2023-2031 Housing Element’s Policy Plan includes goals, policies, and programs aimed at providing additional housing opportunities, removing governmental constraints to affordable housing, improving the condition of existing housing, and providing equal housing opportunities for all residents.
Appendices provide supplementary background resources as follows:
• Appendix 1 – Affirmatively Furthering Fair Housing (AFFH): The analysis contained in this chapter ensures that all housing-related policies and programs promote fair housing and eliminate disparities in housing opportunities.
STAFF ANALYSIS:
This section explains the State legal requirements for Housing Elements and how the proposed update satisfies those requirements.
State Government Code §65302(c) requires every California city and county to include a Housing Element in its General Plan. The City is required to update the Housing Element every eight years, Item No:
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and 18 months after adoption of every second COG regional transportation plan update, as directed by State Government Code §65588(e)(3)(A). Substantive requirements for a Housing Element are set forth in Article 10.6 and Section 65583 of California Government Code.
The Housing Element must develop programs that demonstrate the City has sites adequate to satisfy its share of regional housing need for all income groups. Programs for conserving existing housing stock, preserving the affordability of below-market-rate housing, promoting equal opportunity for housing, and removing or mitigating governmental constraints on the preservation and development of housing affordable to all income groups must also be included. The Housing Element must demonstrate that the jurisdiction has set realistic goals and identified resources to address these issues.
Adoption of this Housing Element would constitute one of the maximum allowable four amendments the City may make to a General Plan Element during any one calendar year under State law and under Municipal Code §11-17. The Housing Element has not yet been amended at any time during the calendar year of 2026. Each amendment requires at least one Planning Commission hearing, a written recommendation of the amendment by the Planning Commission to the City Council, and a public hearing with the City Council.
The Housing Plan Chapter of the Housing Element details the City’s strategic goals, policies, and objectives relative to housing production, rehabilitation, protection, and assistance for all residents in San Juan Bautista. The six goals and related policies of the Housing Plan Chapter are listed below to provide the reader with a general overview of policy priorities. More detail on the goals, as well as the policies and objectives within them, are in the attached Housing Element document.
Goal 1.0 – Safe, affordable housing that meets 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.
Goal 2 – Housing opportunities for all economic segments and special needs groups:
• Policy 2.1: Promote the integration of jobs and housing by supporting annexation of areas for employment opportunities and coordinating with current and prospective business owners to align housing programs with workforce needs.
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• Policy 2.2: Actively support rental assistance programs for lower-income households and promote the inclusion of local rental units in the Housing Authority of the County of Santa Cruz's listings.
• Policy 2.3: (New): Promote housing assistance outreach efforts to educate landlords and tenants about eligibility, availability, and protections under federal and State law. • Policy 2.4: Enforce legal notification and relocation assistance for lower-income residents displaced due to code enforcement, demolition, or redevelopment, in accordance with State law.
• Policy 2.5: Partner with non-profits to assess transitional and emergency housing needs and support grant applications and site identification to meet those needs. • Policy 2.6: Facilitate programs and partnerships with non-profit and for-profit organizations that provide services and housing options for persons with special needs. • Policy 2.7: Promote the development of child care facilities, particularly within residential neighborhoods and near employment centers, to support working families. • Policy 2.8: Maintain at least one zoning district where emergency shelters are allowed by right, consistent with State law and without conditional use permits or discretionary approvals.
• Policy 2.9: Recognize transitional and supportive housing as residential uses and permit them in all residential zones, as required by State law. • Policy 2.10: Encourage housing for special needs populations by continuing to allow residential care facilities, manufactured homes, and supportive housing in all zones permitting single-family dwellings.
Goal 3 – Adequate housing supply for all income groups:
• Policy 3.1: Encourage and facilitate the production of a range of housing types to meet the needs of all income segments—extremely low, very low, low, moderate, and above moderate-income households—through zoning, funding, and regulatory support. • Policy 3.2: Actively promote and support development of high-quality rental and ownership housing affordable to a diverse range of income levels and family types. • Policy 3.3: Expand opportunities for farmworker housing by ensuring zoning accommodates various housing types including SROs, mobile homes, and manufactured housing in compliance with Health & Safety Code §17021.6. • Policy 3.4: Strengthen and enforce the Inclusionary Housing Ordinance and implement density bonus incentives to integrate affordable housing in new developments. • Policy 3.5: Pursue and leverage State, Federal, and local funding sources and developer partnerships to support affordable housing development and preservation. • Policy 3.6: Facilitate the efforts of nonprofit housing organizations and Community Housing Development Organizations (CHDOs) by streamlining approvals, offering incentives, and coordinating technical assistance.
• Policy 3.7: Encourage live/work housing opportunities particularly in Mixed-Use zones, where feasible and compatible with land use goals, as a creative approach to affordability. • Policy 3.8: Coordinate housing planning with infrastructure investments to ensure adequate water, sewer, roads, and public services are available to support housing at all affordability levels.
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Goal 4 – Reasonable and streamlined development standards (Minimize and Remove Governmental Constraints to the Development of Housing):
• Policy 4.1: Provide regulatory and/or financial incentives to reduce the cost of affordable housing development, including but not limited to density bonuses, fee reductions, flexible development standards, and expedited permitting.
• Policy 4.2: Implement and periodically update objective residential design standards to maintain high-quality housing development while minimizing regulatory barriers. • Policy 4.3: Establish and maintain expedited permit review processes for housing developments affordable to lower-income households and those with special needs. • Policy 4.4: Actively promote Accessory Dwelling Units (ADUs) by streamlining approvals, educating the public, and removing zoning barriers in compliance with State law.
• Policy 4.5: Review and revise City regulations, ordinances, and fees at least once every planning period to identify and eliminate provisions that unduly constrain housing production.
• Policy 4.6: Facilitate development of housing for special needs populations (e.g., persons with disabilities, seniors, homeless) through appropriate zoning allowances, reduced parking requirements, and supportive services coordination. • Policy 4.7: Update the City’s Zoning Ordinance (Title 11) to align with recent state housing laws and ensure zoning standards do not inhibit the development of housing at all income levels.
• Policy 4.8: Support energy-efficient development and retrofitting of existing housing units through local incentives and participation in utility-sponsored programs. • Policy 4.9: Evaluate and amend the General Plan and Zoning Map to increase residential capacity, particularly for lower-income housing, consistent with State RHNA requirements.
Goal 5 – Fair and equal housing opportunity for all persons:
• Policy 5.1: Enforce Anti-Discrimination Laws. Continue to implement and actively enforce Federal and State fair housing laws that prohibit arbitrary discrimination in the development, financing, sale, or rental of housing based on protected characteristics. The City will regularly evaluate its policies and practices to ensure alignment with AFFH obligations and eliminate barriers to equal housing access. • Policy 5.2: Support Fair Housing Services and Outreach. Partner with and support organizations that provide fair housing education, investigation, counseling, and mediation services to San Juan Bautista residents. The City will promote these services through printed materials, its website, and at public counters to ensure that residents are informed of their rights and available assistance.
• Policy 5.3: Address the Needs of Special Needs Populations. Actively promote the development and preservation of housing that meets the needs of underserved and special needs populations, including large families, single-parent households, seniors, homeless individuals and families, persons with disabilities (including developmental disabilities), Item No:
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students, farmworkers, and extremely low-income households. Zoning, funding, and land use strategies will support housing production tailored to these groups. • Policy 5.4: Facilitate Universal Design and Accessibility. Encourage the inclusion of universal design features and ADA-compliant elements in new residential developments and major renovations to support aging in place and physical accessibility. All housing shall comply with California Title 24 building standards, and the City will explore additional incentives for projects that exceed minimum accessibility standards.
Goal 6 – Effective implementation and program accountability (Housing Element Implementation):
• Policy 6.1: Housing Element Implementation Program. The City of San Juan Bautista shall implement the Housing Element through a coordinated Housing Element Implementation Program (HEIP). This program will ensure ongoing accountability, interdepartmental coordination, community engagement, and compliance with State reporting requirements.
It will monitor program outcomes, adjust strategies as needed, and allocate resources to maintain progress toward the City’s Regional Housing Needs Allocation (RHNA) targets and affirmatively further fair housing (AFFH) goals.
Between fall 2023 and winter 2025, the City of San Juan Bautista undertook substantial revisions to the Housing Element’s goals, policies, and programs in response to staff review, public input, and multiple rounds of feedback from the California Department of Housing and Community Development (HCD). During this period, HCD emphasized the need for the Housing Element to clearly evaluate the effectiveness of programs from the prior (5th Cycle) Housing Element and to reflect measurable outcomes for housing production and residents served.
In response, the city expanded its evaluation of past program implementation and incorporated additional data and analysis to assess program performance and effectiveness. Based on this evaluation, programs were revised, strengthened, or refined as appropriate to ensure they respond to documented outcomes and housing needs. These revisions resulted in clearer, more measurable, and more actionable housing programs consistent with State Housing Element Law.
ENVIRONMENTAL REVIEW (CEQA):
The Housing Element is a policy-level document and does not approve construction or development. Because it relies on environmental analysis already completed for the City’s General Plan, no additional environmental review is required under CEQA.
The City 2035 General Plan Update (GPU) Final Environmental Impact Report (FEIR) is available on the City’s website and describes the GPU’s impacts and mitigation measures. The FEIR was certified upon the GPU’s adoption by the City Council on February 16th, 2016 under Resolution 2016-10. As the Housing Element is a mandatory component of the General Plan, the impacts of the GPU as reviewed by the FEIR include baseline analyses that support adopting a Housing Element as part of the General Plan.
The State of California requires all cities and counties to adopt and periodically update a Housing Element as part of their General Plan pursuant to California Government Code Sections 65580– Item No:
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65589.11, recognizing that providing decent housing and a suitable living environment for all residents is a fundamental statewide goal. In accordance with Senate Bill 375, Housing Elements are updated on an eight-year cycle aligned with Regional Transportation Plans, supporting coordinated housing, transportation, and environmental planning.
The City of San Juan Bautista’s 6th Cycle (2023–2031) Housing Element builds upon and evaluates the goals, policies, objectives, and programs adopted in prior Housing Element cycles, including the 4th Cycle Housing Element covering the 2009–2014 planning period and subsequent interim updates adopted to restore compliance following a lapse during the 5th Cycle. Many of the policies and programs carried forward into the current Housing Element were previously analyzed under the California Environmental Quality Act (CEQA) as part of the City’s General Plan and prior Housing Element updates and do not require additional environmental review at this time.
Programs that were not included in the 2009–2014 or 2015–2023 planning periods and are newly added for the 2023–2031 Housing Element can be reasonably determined with certainty to have no potential for causing a significant environmental effect, as they consist of policy-level planning actions that do not authorize physical development. Accordingly, these programs are exempt from CEQA review pursuant to State CEQA Guidelines §15061(b)(3), commonly known as the “common sense” exemption.
In addition, it can be seen with certainty that the statutory exemption provided by CEQA Guidelines § 15283 (Housing Needs Allocation) applies to this Housing Element update with respect to RHNA. This exemption provides that CEQA does not apply to RHNA determinations made by HCD pursuant to §65584 of the Government Code, as adopting the Housing Element can be seen as an action to implement a regional housing needs determination, as provided to the City by HCD.
CONCLUSION:
The proposed 2023–2031 Housing Element (6th Cycle) is a State-required update to the City of San Juan Bautista’s General Plan that establishes policies and programs to address housing needs, promote affordability, and affirmatively further fair housing. The Housing Element has been developed through an extensive public outreach and State review process and refined through multiple iterations to address public input, evaluate prior program effectiveness, and incorporate detailed feedback from the California Department of Housing and Community Development.
Based on the analysis provided, staff finds that the Housing Element satisfies the substantive requirements of State Housing Element Law, is exempt from further environmental review under the California Environmental Quality Act, and is ready for consideration by the City Council.
Therefore, staff recommends that the City Council adopt Resolution No. 2026-XX recommending approval of the General Plan Amendment and forward the Housing Element to the City Council for adoption and submittal to HCD for final certification.
ATTACHMENTS:
A. 2023-2031 Housing Element 6th Cycle Update;
Item No:
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January 20, 2026
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B. California Department of Housing and Community Development (HCD) letter of statuary compliance pending City Council adoption Dated December 31, 2025; and C. Planning Commission Resolution 2026-01
D. City Council Resolution (proposed) indicating adoption of a General Plan amendment (REF2025-001) for the 2023-2031 Housing Element 6th Cycle update to the 2035 General Plan, thereby adopting the 2023–2031 Housing Element Update; and EXHIBITS:
A. Planning Commission Staff Report dated January 6th, 2026; B. City Council Staff Report dated January 20th, 2026.
2023-2031 6th Cycle Draft Housing Element
and
Furthering Fair Housing Analysis
Public Hearing
City Council
January 20, 2026, 6:00 P.M.
Presented By: Arielle Goodspeed,
Planning Manager
▰ State-required General Plan element
▰ 8-year planning horizon
▰ Addresses housing for all income levels
▰ Includes AFFH requirements
2 What is a Housing Element?
▰ Required by State law
▰ Must plan for regional housing needs
▰ Demonstrates compliance to HCD
▰ Guides future housing decisions
3 Why Are We Updating the Housing
Element?
6th CYCLE RHNA ALLOCATION
4 *AMI varies by household size and is updated annually.
Income Category Annual Median
Income (AMI)
Required Number of Units
per RHNA
Percent of Total Units per
RHNA
Extremely Low Income <30%* 8
9%
Very Low 0-50% 10
11%
Low 51-80% 14
16%
Moderate 81-120% 18
20%
Above Moderate >120% 38
43%
Total 88 100%
Table 1-1: San Juan Bautista’s Share of
Regional Housing Needs 2023-2031
Source: California Department of Housing and Community Development, 2023-2031
HOUSING SITES INVENTORY
5 ▰ Goal 1: Safe, well-maintained, and affordable housing ▰ Goal 2: Housing opportunities for all income levels and special needs groups
▰ Goal 3: Adequate housing supply across all income categories ▰ Goal 4: Reduced governmental constraints and streamlined approvals
▰ Goal 5: Fair and equal housing opportunity for all residents ▰ Goal 6: Effective implementation, monitoring, and accountability 6 Housing Element Goals &
Policy Framework
AFFIRMATIVELY FURTHERING FAIR
HOUSING ANALYSIS – AFFHA
7 What State Law Requires
•AB 686 requires all Housing Elements updated on or after January 1, 2021 to include an AFFH Analysis
•AFFH requirements align with the 2015 Federal AFFH Final Rule
•AFFH must be integrated into local planning and community development policies
AFFH Analysis Must Include
•Outreach and engagement
•Assessment of fair housing conditions
•Evaluation of segregation, opportunity, and displacement •Review of housing sites and actions to address disparities Community Involvement & Outreach
8 Community Engagement Approach
•Inclusive, transparent outreach throughout the Housing Element update •Targeted engagement to meet AFFH requirements
•Led by the City’s Community Development Department (CDD) Key Outreach Activities
•Community workshops, surveys, and public meetings
•Bilingual outreach materials and Spanish translation services •Planning Commission and City Council public hearings
•Ongoing information sharing via the City website
Community Input
•Housing needs survey (June–July 2023)
•Feedback informed goals, policies, and programs
▰ Common Sense Exemption (CEQA Guidelines
§15061(b)(3))
▰ § 15283 (Housing Needs Allocation)
▰ §15332 (Class 32, In-Fill Development Projects)
9 CEQA
▰ Key Discussion Topics
• RHNA obligation (88 units) and implications if
units are not built
• Relationship between prior RHNA cycles and
the 6th Cycle allocation
• Vacancy rates and housing availability
• Fire hazard areas and future housing
development
• Funding and grant opportunities for
affordable housing
• City capacity to support housing construction
• Annual Housing Element reporting and
monitoring
• State housing streamlining laws
• Transition from 5th Cycle to 6th Cycle
housing policies
▰ Planning Commission Action
• Public hearing conducted
• Questions and comments addressed
• Resolution adopted recommending City
Council approval
10 Planning Commission Recommendation
NEXT STEPS
11 CITY COUNCIL
ADOPTION
HCD
CERTIFICATION
OPEN PUBLIC MEETING
▰ Recommended Action
• Review Planning Commission staff report (January 6, 2026) • Review City Council staff report (January 20, 2026)
• Adopt Resolution No. 2026-___ approving General Plan
Amendment REF2025-001
• Adopt the 2023–2031 Housing Element (6th Cycle)
• Determine the project is exempt from CEQA
• Common Sense Exemption (§15061(b)(3))
• Statutory RHNA Exemption (§15283)
• Class 32 Infill Exemption (§15332) 12
CITY OF SAN JUAN BAUTISTA
2023-2031 6TH CYCLE HOUSING ELEMENT &
FAIR HOUSING ANALYSIS
REVISED DRAFT
NOVEMBER 25, 2025
Prepared By:
Realty Planners Group
Fallbrook, California; and
City of San Juan Bautista
Community Development Department
City of San Juan Bautista 6th Cycle Housing Element
This Page was Intentionally
Left Blank
City of San Juan Bautista 6th Cycle Housing Element
TABLE OF CONTENTS
1. Introduction ...................................................................................................................................... 1 A. Community Context...........................................................................................................1 B. Purpose and Legal Requirements of the Housing Element ............................................3 C. Regional Housing Needs Allocation (RHNA) ..................................................................4 D. Implementation and Monitoring ......................................................................................5 E. Role and Structure of Housing Element ..........................................................................5 F. Major Components of the Housing Element ...................................................................5 G. Data Sources.......................................................................................................................6 H. Relationship to the General Plan ......................................................................................7 I. Sphere of Influence and Urban Growth Planning ..........................................................7 J. Community Involvement...................................................................................................9
2. Community Profile ......................................................................................................................... 16 A. Demographic Characteristics..........................................................................................16 B. Groups with Special Housing Needs...............................................................................24 C. Housing Conditions and Needs.......................................................................................35 D. Regional Housing Needs...................................................................................................44
3. Housing Constraints......................................................................................................................... 1 A. Market Constraints............................................................................................................1 B. Governmental Constraints .................................................................................................4
4. Housing Resources........................................................................................................................... 1 A. Regional Housing Needs....................................................................................................1 B. City Incentives towards Housing Production ..................................................................1 C. Adequate Sites for Housing...............................................................................................2 D. Progress toward RHNA.....................................................................................................2 E. Financial Resources ...........................................................................................................2 F. Administrative Resources................................................................................................10 G. Opportunities for Energy Conservation ........................................................................13
5. Housing Plan..................................................................................................................................... 1 A. Housing Goals ...................................................................................................................1 B. Housing Policies and Implementation Programs ......................................................2 C. 6th Cycle Quantified Objectives.....................................................................................1 D. General Plan and Zoning Code Consistency ................................................................1 E. Review of 5th Cycle Housing Element (2019 – 2023)................................................2 City of San Juan Bautista 6th Cycle Housing Element
List of Tables
Table 1-1: San Juan Bautista’s Share of Regional Housing Needs 2023-2031.............................. 5 Table 2-1: Age Distribution of San Juan Bautista and San Benito County, 2021........................ 18 Table 2-2: Racial and Ethnic Population Changes in San Juan Bautista (2010–2020)................ 19 Table 2-3: Racial and Ethnic Population Changes in San Benito County (2010–2020).............. 20 Table 2-4: Household Size in San Juan Bautista, San Benito County and California (2021)...... 21 Table 2-5: Household Type and Presence of Children in San Juan Bautista (2021) ................... 22 Table 2-6: Household Income in San Juan Bautista, 2021........................................................... 23 Table 2-7: Household Distribution by Income Level (2021) ....................................................... 24 Table 2-8: Populations with Special Housing Needs – San Juan Bautista (2000–2021) ............. 25 Table 2-9: Percent of Population by Disability Type ................................................................... 29 Table 2-10: Female-Headed Households and Poverty Status (2021)........................................... 32 Table 2-11: Employment by Industry (2021)............................................................................... 34 Table 2-12: Percent of Population by Disability Type ................................................................. 35 Table 2-13: Change in Farm Labor Workers (2007–2017).......................................................... 35 Table 2-14: New Housing Units by Structure Type (2019-2023)................................................ 39 Table 2-15: New Housing Units by Structure Type (2019-2023)................................................ 39 Table 2-16: Vacancy Status (2021) .............................................................................................. 40 Table 2-17: Housing Units by Year Built (2021)........................................................................ 41 Table 2-18: Home Values (2021)................................................................................................ 42 Table 2-19: Monthly Rent (2023)................................................................................................. 42 Table 2-20: Upper Limits for Income Brackets in San Benito County: FY 2023........................ 44 Table 2-21: Tenure and Overcrowding (2021)............................................................................. 47 Table 2-22: Occupation by Median Hourly Wage ....................................................................... 49 Table 2-23: Housing Cost Burden for Extremely Low-Income Households............................... 49 Table 2-24: Assisted Housing Units and Vouchers...................................................................... 51 Table 3-1: Conventional Housing Types Permitted by Zone ......................................................... 4 Table 3-2: Special Needs Housing Types Permitted by Zone........................................................ 6 Table 3-3: Land Use Categories Permitting Residential Use ......................................................... 9 Table 3-4: Residential Development Standards ........................................................................... 10 Table 3-5: Parking Requirements................................................................................................. 11 Table 3-6: Permit Processing Approval Time .............................................................................. 14 Table 3-7: Fee Schedule ............................................................................................................... 16 Table 3-8: Description of Flooding Risk Zones........................................................................... 22 City of San Juan Bautista 6th Cycle Housing Element
Table 4-1: Summary of Vacant Sites by Assumed Income Level.................................................. 4 Table 4-2: Housing Sites Inventory................................................................................................ 9 Table 4-3: Housing Units Built During the Early Phase of 5th Cycle Planning Period (2015- 2023)............................................................................................................................................... 2 Table 4-4: Financial Resources for Housing Activities ................................................................. 6 Table 5-1 Quantified Objectives (2023-2031) ............................................................................... 1 Table 5-2 Review of Adopted Programs from 5th Cycle Housing Element.................................. 2 List of Figures
Figure 1-1: Sphere of Influence Map ............................................................................................ 8 Figure 1-2: Preferred Growth Scenario - Proposed Sphere of Influence Map.............................. 9 Figure 2-1: FHEO Capacity ........................................................................................................ 52 Figure 3-1: Location of Subsidized Housing in San Benito County and San Juan Bautista City. 7 Figure 3-2: Faults and Earthquake Zone in San Juan Bautista.................................................... 19 Figure 3-3: Soils composition in San Juan Bautista.................................................................... 20 Figure 3-4: Flooding Risk Zone in San Juan Bautista................................................................. 21 Figure 3-5: Flood and fire hazard zones in San Juan Bautista and adjacent counties................. 23 Figure 3-6: Parcels conserved under the Williamson Act near San Juan Bautista...................... 24 Figure 4-1: Vacant Sites Inventory ............................................................................................... 8 Appendices
APPENDIX – 1: CITY OF SAN JUAN BAUTISTA- AFFIRMATIVELY FURTHERING FAIR
HOUSING ANALYSIS
City of San Juan Bautista 6th Cycle Housing Element Page 1-1 A. Community Context
The City of San Juan Bautista is located in the northwest portion of San Benito County, near the borders of Monterey County and Santa Clara County. San Juan Bautista provides a variety of housing, shopping, hospitality services, jobs, attractions, recreation opportunities, and natural resources for its residents and visitors alike. As one of two incorporated cities in San Benito County, San Juan Bautista is a small town of approximately 0.78 square miles and a population of approximately 2,089 people1. San Juan Bautista is also home to Mission San Juan Bautista, a historic attraction that is visited by thousands of people and students each year. In addition to the Mission, San Juan Bautista offers other unique assets such as the natural geography of the surrounding hills and mountains, a nationally designated historic downtown, nationally designated properties, close proximity to Silicon Valley, and a pleasant year-round climate.
During the late 1990s and early 2000s, San Benito County faced significant growth pressures as a large number of employees working in Santa Clara County sought more affordable housing within a manageable community distance to Silicon Valley. Since then, although the cost of living in San Benito County is relatively lower than counties in Silicon Valley, the cost of living in San Benito County remains high compared to local household incomes. As a result, residents of San Juan Bautista continue to face rising housing prices, service overpayment and other cost burdens.
Addressing these challenges, especially housing affordability is crucial and remains a priority; nonetheless, the City continues to explore ways to improve existing housing and reinvest in infrastructure to serve and support existing residents, property owners and local businesses.
To help achieve the City’s housing goals, it is essential for the City to address a range of constraints including environmental sensitivities, regional growth dynamics, fiscal limitations, and the need to preserve the community’s quality of life, while also being conscientious of the community’s rich history and historic preservation efforts. Key constraints include:
1. Environmental Constraints
The following environmental conditions significantly shape the City of San Juan Bautista’s housing capacity:
• Seismic Risk: San Juan Bautista is located right along the San Andreas Fault, posing a heightened risk for seismic activity. Due to the close proximity to the San Andreas Fault, enhanced engineering standards, site studies, and geotechnical evaluations
1 U.S. Census Bureau. (2024). San Juan Bautista city, California: 2020 Decennial Census and American Community Survey profile. data.census.gov. Retrieved May 7, 2025, from https://data.census.gov/profile/San_Juan_Bautista_city,_California?g=160XX00US0668014
1.Introduction Chapter
1 INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-2 are required, which can increase development costs and limit the availability of suitable housing sites.
• Flooding and Soil Stability: Portions of the City are located within designated floodplains, flood hazards, or areas with poor soil stability, requiring various mitigation measures that may limit development feasibility or increase development costs.
• Sensitive Habitat and Cultural Resources: Development may be constrained by the presence of environmentally sensitive areas (such as riparian corridors) and historically significant cultural resources, which are subject to CEQA review and preservation mandates.
2. Infrastructure Limitations
Adequate and sustainable infrastructure is essential to support new residential development:
• Aging Systems: The City of San Juan Bautista’s water, wastewater, and storm water infrastructure systems require reinvestment and expansion to help support new residential developments or affordable housing projects. • Limited Capacity: Constraints in treatment capacity and distribution systems may delay or limit approvals for housing, particularly on infill or edge-of-city parcels. • Funding Gaps: Infrastructure upgrades are costly and depend on limited municipal funds or external grants, posing a challenge to housing development.
3. Local Fiscal Constraints
Local financial limitations directly affect the City’s ability to support housing needs:
• Budgetary Constraints: As a small city, the San Juan Bautista has a limited tax base and faces fiscal challenges in providing incentives, fee waivers, or subsidies for housing projects.
• Grant Dependence: Much of the City’s housing-related planning and development support relies on competitive grant programs, which are not guaranteed year to year.
4. Regional Market Pressures
Broader economic trends present constraints beyond the City’s control:
• Proximity to Silicon Valley: The City’s location within commuting distance of highwage job centers in Santa Clara County and surrounding Silicon Valley counties increase land and housing demand, in which results in housing prices raising beyond what many local households in San Juan Bautista can afford.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-3 • Rising Construction Costs: Regional labor and material shortages contribute to high construction costs, particularly for multi-family and affordable housing developments.
5. Community Character and Quality of Life Considerations Preservation of the City’s identity remains a community priority:
• Historic Core and Viewsheds: The City’s national historic downtown, Mission-era character, and surrounding agricultural and scenic lands are vital to the community’s identity. San Juan Bautista residents are committed to maintaining and enhancing the rural historic character, historically significant resources, agricultural economy, environmental features, and other unique aspects of the community. Preservation of these key historic architectural features can pose additional costs for housing development.
• Community Concerns: Residents often express concerns about increased traffic, parking, building height, and density, which can affect public support for certain housing types or zoning changes. As a result, the City is working on updating its sphere of influence to match the existing city boundaries.
Within this broader context, the City of San Juan Bautista faces several critical housing challenges for the 2023–2031 planning period, including:
• Identifying and designating adequate sites to accommodate the City’s Regional Housing Needs Allocation (RHNA);
• Facilitating the development of a diverse range of housing types and price points to serve all income levels;
• Promoting the rehabilitation and preservation of the existing housing stock and aging neighborhoods;
• Addressing the housing needs of special populations, including seniors, persons with disabilities, farmworkers, large families, and extremely low-income households; and • Balancing residential growth with the preservation of San Juan Bautista’s historic character, environmental resources, and overall quality of life.
The City of San Juan Bautista’s 2023–2031 Housing Element outlines strategies, policies, and programs to address each of these challenges in compliance with State housing laws and in support of the City’s long-term vision.
B. Purpose and Legal Requirements of the Housing Element The State of California recognizes that the availability of a decent home and suitable living environment for every resident is a fundamental goal. To help achieve this, the State Legislature
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-4 mandated in 1969 that all cities and counties adopt a Housing Element as part of their General Plan, ensuring that local jurisdictions adequately plan to meet the housing needs of all economic segments of the community. The legal framework governing Housing Elements is set forth in California Government Code Sections 65580–65589.11.
In accordance with Senate Bill 375 (SB 375), the Housing Element must now be updated every eight years, aligning with the adoption schedule of Regional Transportation Plans (RTPs). Prior to this, State law required updates every five years. This alignment supports integrated planning efforts that link housing, transportation, and environmental sustainability. The 6th Cycle Housing Element evaluates the effectiveness of policies, goals, objectives, and programs from the 5th Cycle, as shown in Table 5-2. It also incorporates lessons learned from the interim 4th Cycle updates, which were adopted to restore compliance following the City’s lapse during the 5th Cycle. Several programs from the 5th Cycle are retained, and new ones have been added in Chapter 5, Housing Plan, to address evolving housing needs and meet State requirements.
San Juan Bautista’s 4th Cycle Housing Element addressed the planning period from 2009 to 2014, and the 5th Cycle was intended to cover 2015 to 2023. However, the City did not submit its 5th Cycle Housing Element by the required deadline of December 15, 2015, resulting in a lapse of compliance. To remedy this, the City adopted two consecutive 4-year housing elements, ultimately realigning with the State’s 8-year cycle in preparation for the current update.
C. Regional Housing Needs Allocation (RHNA)
State law requires each city and county, to develop strategies to accommodate its “fair share” of regional housing needs through the Regional Housing Needs Allocation (RHNA) process. This requirement ensures that every city and county can provide housing opportunities for existing and anticipated populations across all income levels. The RHNA process is a central mechanism for affirmatively furthering fair housing and promoting inclusive communities throughout California.
San Juan Bautista’s 6th Cycle Housing Element covers the planning period from 2023 to 2031. The City is responsible for identifying sufficient sites and programs to meet the housing needs assigned through this RHNA process. A detailed breakdown of the City’s RHNA by income category is presented in Table 1-1.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-5 Table 1-1: San Juan Bautista’s Share of Regional Housing Needs 2023-2031 Income Category Annual Median
Income (AMI)
Required Number of
Units per RHNA
Percent of Total Units
per RHNA
Extremely Low Income <30%* 8 9%
Very Low 0-50% 10 11%
Low 51-80% 14 16%
Moderate 81-120% 18 20%
Above Moderate >120% 38 43%
Total 88 100%
Source: California Department of Housing and Community Development, 2023-2031 D. Implementation and Monitoring
This Housing Element will be subject to annual review through the State-mandated Annual Progress Report (APR) process. The APRs allow the City to monitor implementation progress, evaluate program effectiveness, and ensure accountability in meeting its RHNA targets and policy objectives.
E. Role and Structure of Housing Element
Unlike other elements of the General Plan, which typically address a long-term horizon of 10 to 20 years, the Housing Element is subject to a more focused eight-year planning period, as mandated by the State of California. During this timeframe, the Housing Element must identify actionable strategies and implementable programs to meet the City’s housing needs across all income levels.
The Housing Element serves as the City’s primary tool for planning residential growth and addressing housing challenges. It outlines policies and programs aimed at:
• Preserving and improving the existing housing stock and neighborhoods; • Identifying sufficient sites to accommodate the Regional Housing Needs Allocation (RHNA);
• Facilitating the development of affordable housing;
• Minimizing constraints to housing development; and
• Promoting fair and equitable access to housing opportunities for all residents.
F. Major Components of the Housing Element
To ensure comprehensive planning and compliance with State housing law, the Housing Element includes the following core components:
1. Housing Needs Assessment
An analysis of the City’s demographic trends, housing stock characteristics, and both existing and projected housing needs, including a Fair Housing Analysis that identifies patterns of
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-6 segregation, disparities in access to opportunity, and strategies to affirmatively further fair housing.
2. Constraints Analysis
A review of potential market, governmental, and environmental constraints that may impact the production, improvement, or preservation of housing in San Juan Bautista.
3. Resources and Opportunities
An inventory and evaluation of land suitable for residential development, along with available financial, administrative, and organizational resources that support the development and rehabilitation of housing.
4. Housing Plan
A comprehensive set of goals, policies, and programs designed to address the City’s housing needs, remove barriers to housing production, and ensure progress toward meeting RHNA obligations and advancing fair housing goals.
G. Data Sources
The preparation of the 2023–2031 Housing Element relied on a comprehensive set of data sources to ensure accuracy, consistency with State requirements, and responsiveness to local housing conditions. Key sources include:
• U.S. Census Bureau (Decennial Census and American Community Survey) • California Department of Housing and Community Development (HCD) • California Department of Finance (DOF) – For population and housing projections • State of California Employment Development Department (EDD) – For employment and labor market data
• U.S. Department of Housing and Urban Development – Office of Policy Development and Research (HUD PD&R)
• Census of Agriculture – To understand local agricultural employment trends and related housing needs
• San Benito County Housing Element – To ensure regional coordination and consistency • Local service providers and governmental agencies – To obtain up-to-date information on special housing needs, infrastructure capacity, and social services In addition, the Housing Element reflects the latest statutory requirements under State Housing Element law, including:
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-7 • The identification of adequate sites to accommodate the City’s RHNA, particularly for lower-income households;
• Specification of quantified objectives for housing production and preservation; • Policies and programs addressing the development, maintenance, and improvement of housing for special needs populations, including transitional housing and housing for persons with disabilities.
H. Relationship to the General Plan
State law requires that all elements of a city’s General Plan maintain internal consistency among all chapters. Accordingly, this 2023-2031 Housing Element has been reviewed for consistency with other elements of the City of San Juan Bautista’s General Plan, including Land Use, Circulation, Conservation, Open Space, Safety and Noise Elements, among others.
The General Plan establishes a clear vision for San Juan Bautista to grow as a compact, cohesive community and unified city, with a strong emphasis on preserving the distinction between urban development and the surrounding rural and agricultural lands. This 2023-2031 Housing Element supports this vision by promoting infill development, encouraging mixed-use land use strategies, maintaining the City’s historic character, and directing growth to areas where infrastructure and services are available and planned.
In accordance with Government Code Section 65300.5, as future amendments to the General Plan occur, the City will ensure that the Housing Element remains consistent with those changes. This ongoing coordination and commitment will ensure that housing goals, land use policies and infrastructure planning remain aligned to support and promote sustainable, equitable, and community-oriented development.
I. Sphere of Influence and Urban Growth Planning
The City’s existing Sphere of Influence (SOI), as shown under Figure 1-1, was adopted by LAFCO prior to the 2016 General Plan update and is expansive and inconsistent with several key land use, open space and conservation policies outlined in the 2016 General Plan. These inconsistencies include the following key Land Use Element Programs:
• Program LU 3.2.1.1: Develop urban growth boundaries to successfully control urban sprawl without restricting development to avoid home price increases. • Program LU 3.2.1.2: Encourage and support mixed-use developments to keep, work, housing, and commercial areas in close proximity.
• Program LU 3.2.1.3: Create a green belt zone around the city to maintain the distinct boundaries and the small town feel and promote smart growth policies and Green City programs
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-8 Figure 1-1: Sphere of Influence Map
Source: San Benito County, 2022
To address these inconsistencies, the General Plan proposes a Preferred Growth Scenario (see Figure 1-2) which recommends an alternative Sphere of Influence that brings future residential and commercial development areas into closer alignment with the current City boundary. Although this Preferred Growth SOI has not yet been formally adopted by LAFCO, it serves as a working framework for future planning efforts.
As the City undertakes more detailed planning related to land use, conservation, and infrastructure—both within and beyond its current boundaries—a Community Plan process will refine the Preferred Growth SOI. This process will examine the feasibility and location of future residential development, especially in terms of constraints such as public safety, environmental hazards, natural resource conservation, and infrastructure capacity. The outcomes of this planning process will inform amendments to the 2016–2035 General Plan, solidifying the areas that are best suited to accommodate the City’s future housing needs.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-9 Figure 1-2: Preferred Growth Scenario - Proposed Sphere of Influence Map Source: San Juan Bautista General Plan (2016-2035).
J. Community Involvement
The City of San Juan Bautista recognizes the critical role of public and community participation in the development of the Housing Element and remains committed to inclusive and transparent engagement with all members of the community. Public input is essential to ensure that the Housing Element reflects the diverse needs, priorities, and aspirations of San Juan Bautista residents, businesses, and community stakeholders.
As part of the 2023–2031 Housing Element Update, the City conducted targeted outreach to engage a wide range of stakeholders, including renters, homeowners, persons with special housing needs, business owners, and representatives of local service agencies. These efforts included community workshops, informational sessions, and public meetings, designed to inform the public about housing goals, gather meaningful feedback, and comply with the requirements for Affirmatively Furthering Fair Housing (AFFH).
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-10 The City’s Community Development Department (CDD) has played an integral role in facilitating these outreach efforts. Serving as a vital link between the City and its partners—including local jurisdictions, San Benito County, State and Federal agencies, private organizations, and the San Juan Bautista business community—the CDD has supported the implementation of economic development and housing-related initiatives. The CDD has coordinated activities that support business retention, property investment, and equitable community development, and provides a conduit for communication between government processes and the community.
Additionally, the CDD has led community outreach meetings, local trainings, and civic events that have helped foster inclusive dialogue and build trust with historically underrepresented groups.
These ongoing efforts have helped strengthen civic engagement and ensure that housing policies and programs are responsive to the evolving needs of the San Juan Bautista community.
Furthermore, the City will continue to conduct community outreach not only throughout the development and adoption of the Housing Element but, most importantly, throughout the implementation of its programs, activities, and strategies to ensure accountability, transparency, and long-term success.
Nonetheless, below are the community engagement and outreach strategies that have occurred throughout the development of this Housing Element.
City of San Juan Bautista Website
https://www.san-juan-bautista.ca.us/departments/planning/planning_documents.php# The City of San Juan Bautista’s official website serves as a primary platform for sharing information with the public, particularly for those who prefer or require online access. The website is regularly updated to provide timely details on community engagement opportunities, the availability of the draft Housing Element, and responses to frequently asked questions. This digital platform supports transparency and encourages broad public participation by making housing-related materials easily accessible to residents, stakeholders, and interested parties.
The city website includes the following information:
• Upcoming meeting information
• Housing Element Public Workshops Flyers
• Housing Element Meeting Agendas and Recordings
• Notices of Public Hearing
• Draft Housing Element Documents and Other Supplemental Resources Bilingual Outreach Documents and Materials
The City of San Juan Bautista used a variety of outreach methods to promote the Housing Element Update, engage the community, and gather public input. These efforts reflect the City’s
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-11 commitment to fostering meaningful community collaboration and ensuring broad, inclusive participation.
Recognizing that Spanish is the primary language for many of the City’s residents, the City prioritized the development of bilingual outreach materials in both English and Spanish to ensure that all community members—regardless of language—had the opportunity to participate and provide meaningful input. As such, the City prepared bilingual workshop flyers, which were distributed through various channels, and sent email invitations to stakeholders along with informational materials in both languages. This approach helped address language barriers and encouraged broader engagement across San Juan Bautista’s diverse community.
City Council/Planning Commission Workshop and Public Hearing As part of the Housing Element Update process, the City of San Juan Bautista held a public workshop on June 29, 2023, in coordination with the Planning Commission, to provide an overview of the 2023–2031 Housing Element and solicit meaningful community input on housing needs, priorities, and concerns. The workshop served as an important forum for residents and stakeholders to engage directly with City staff and offer feedback on housing challenges and opportunities.
Key themes that emerged from the workshop included a strong interest in:
• Increasing the supply of affordable housing;
• Identifying appropriate locations for lower-income housing and emergency shelters; • Supporting the development of accessory dwelling units (ADUs) as a means to expand the City’s housing stock.
To promote inclusive participation, the City made concerted efforts to widely advertise the workshop. Public notices were distributed to a broad range of non-profit and community-based organizations, housing stakeholders, and interested parties. The event was also posted in highly visible locations, including:
• City’s official website
• San Juan Bautista Welcome Center
• Local public library
• Local businesses
• Multiple City social media platforms
Recognizing the diversity of the community, the City ensured Spanish translation services were available during the workshop to remove language barriers and promote equitable access to information.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-12 The following organizations and community groups were invited and noticed of this workshop:
• Community Action Agency
• California Rural Legal Assistance
• The Homeless Coalition of San Benito County
• San Benito County Chamber of Commerce
• Emmaus House
• San Benito County LULAC
• South County Housing Corporation
• The Red Cross—San Benito County
• Aromas-San Juan Unified School District
• Community Food Bank of San Benito
• San Benito County Workforce Development Board
• Habitat for Humanity
• Community Homeless Solutions
• Coalition of Homeless Services Providers
Approximately 10 community members attended the workshop and provided verbal feedback.
Their comments and recommendations were documented and carefully considered in the preparation of the Housing Element, helping to shape policies and programs aimed at meeting the City’s housing needs in a fair, inclusive, and community-informed manner.
Following the release of the 30-day Notice of Availability of the Draft Housing Element and the associated Fair Housing Analysis, the Planning Commission held a public hearing on September 12, 2023. While no public comments were received during this hearing, the meeting provided an additional opportunity for community review and feedback.
Subsequently, the City Council held a public hearing on September 19, 2023. During this hearing, two members of the public addressed the Council to express support for increasing affordable housing opportunities in San Juan Bautista. In response to a question regarding access to the Draft Housing Element, City staff clarified that the document was made available at City Hall, the public library, and on the City’s official website, ensuring broad public access.
These public meetings demonstrate the City’s ongoing commitment to community engagement and the incorporation of community input in the development of housing goals and policies.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-13 Community Outreach and Engagement
As part of the 2023–2031 Housing Element update, the City of San Juan Bautista actively sought input from community stakeholders to inform the development of responsive and effective housing programs. City staff engaged with residents, service providers, local organizations, and policymakers to identify housing challenges and discuss proposed strategies for meeting the community’s diverse housing needs.
Stakeholders consulted included representatives from groups invited to public workshops, as well as individuals with knowledge of housing access, affordability, and equity in the San Juan Bautista area. The City recognizes that public input is essential to crafting housing policies and programs that reflect real-world conditions and community priorities.
To facilitate broad participation, the City implemented a comprehensive outreach campaign, which included:
• Workshops designed to educate and involve residents in the planning process; • Media releases and public announcements to promote awareness of engagement opportunities;
• Public meetings to provide forums for open dialogue, feedback, and transparency; and • Public hearings before the Planning Commission and City Council, aligned with the formal release of the Draft Housing Element to the California Department of Housing and Community Development (HCD).
These efforts underscore the City’s ongoing commitment to collaborative planning, ensuring that the Housing Element is grounded in community voice and aligned with the City’s long-term goals for equity, sustainability, and inclusivity.
2023 Community Housing Needs Survey
As part of its outreach efforts, the City of San Juan Bautista conducted a Community Housing Needs Survey during June and July 2023. The purpose of the survey was to gather direct input from residents regarding local housing challenges, preferences, and priorities, with a focus on identifying barriers to fair and equitable housing opportunities.
The survey provided valuable insights into the lived experiences of community members and helped inform the City’s approach to developing housing strategies that affirmatively further fair housing. A summary of the survey results is presented in the Affirmatively Furthering Fair Housing (AFFH) Analysis, located on pages AFFH 13 through 15 of this Housing Element.
These findings were incorporated into the Housing Element’s policies and programs to ensure they are responsive to the unique needs of San Juan Bautista’s diverse population.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-14 State Review Process
In compliance with State law, the City of San Juan Bautista submitted the first draft of the 2023– 2031 Housing Element to the California Department of Housing and Community Development (HCD) for its required 90-day review on September 25, 2023. Prior to submittal, the draft was made available for public review on the City’s website beginning September 19, 2023.
HCD provided preliminary feedback during an online consultation held on November 17, 2023, and issued formal written comments on December 20, 2023. In response, the City revised the Housing Element to address HCD’s comments and submitted a second draft on June 4, 2024. On August 2, 2024, HCD issued a second findings letter to the City noting revisions necessary for the Housing Element to be in compliance with Housing Element Law. A third draft incorporating additional refinements was submitted to HCD for an informal review on December 23, 2024. HCD provided informal comments to the City on March 12, 2025 noting revisions necessary for the Housing Element to be in compliance with Housing Element Law.
To support transparency and public engagement, the City made the revised Draft Housing Element available for public review for a 7-day period from June 18, 2025 to June 25, 2025.
Notice of the public review period was distributed through multiple channels, including the City’s website, physical copies at the front desk and library, as well as direct email outreach to stakeholders and interested parties. No public comments were received during the review period.
Following HCD’s review and confirmation of compliance, the final draft of the Housing Element will be adopted by the San Juan Bautista City Council. Upon adoption, HCD will conduct a final certification, establishing the Housing Element as the City's official housing plan for the 2023–2031 planning period, ending December 31, 2031.
Adoption Hearings
In accordance with State law and the City’s commitment to public transparency and engagement, the City of San Juan Bautista will conduct formal adoption hearings to consider the 2023–2031 Housing Element.
The Planning Commission, serving as the recommending body, will hold a public hearing on [INSERT DATE], during which the community will have an additional opportunity to provide input.
Following public comment, the Commission will provide its recommendation regarding adoption of the Housing Element.
Subsequently, the City Council, serving as the adopting body, will conduct a public hearing on [INSERT DATE]. At this hearing, members of the public will again have the opportunity to offer comments prior to the Council’s consideration and formal adoption of the Housing Element.
INTRODUCTION
City of San Juan Bautista, 6th Cycle Housing Element Page 1-15 To ensure public access and participation, copies of the Draft Housing Element will be made available for review at City Hall, the San Juan Bautista Public Library, and on the City’s official website in advance of the hearings.
COMMUNITY PROFILE
City of San Juan Bautista 6th Cycle Housing Element
The Community Profile chapter provides an overview of the demographic, economic, and household characteristics of San Juan Bautista’s residents, along with an assessment of the City’s existing housing stock and an analysis of projected housing needs through 2031. This foundational information helps guide the development of responsive housing strategies.
Subsequent chapters of the Housing Element build upon this profile by identifying constraints to housing production, evaluating available land and financial resources, and outlining a comprehensive set of goals, policies, and programs designed to meet the City’s current and future housing needs in alignment with State requirements.
A. Demographic Characteristics
The demand for housing in San Juan Bautista is shaped by a range of demographic and socioeconomic factors, including population growth, age distribution, race and ethnicity, employment, and income levels. These variables influence both the quantity and type of housing required to meet the needs of current and future residents.
1. Population Trends
San Juan Bautista has experienced cyclical population fluctuations over the course of its history. In 1870, the City’s population reached over 2,600 residents—nearly 400 more than today. However, by 1910, that number had declined dramatically to 326 residents, reflecting a major demographic shift. Between 1910 and 1930, the population doubled, then declined again during the Great Depression. The 1940s brought rapid growth, followed by a period of stability during the 1950s.
In the latter half of the 20th century, the City’s growth has remained uneven. While the 1970s, 1980s, and 2000s saw modest population increases, the 1990s witnessed a slight decline.
According to the 2010 U.S. Census, San Juan Bautista had a population of 1,862, which grew to 2,081 by 2017, and 2,089 by 2020, representing an increase of approximately 12.2% over the decade.
Despite this growth, the City has expanded at a slower rate than San Benito County overall. Since 1950, the County’s population has increased by more than 200%, while San Juan Bautista’s population has grown by only approximately 50%. From 2010 to 2020, the City’s population increased by 12.19%, compared to 16.18% growth in San Benito County during the same period.
These patterns suggest that while San Juan Bautista remains a stable and attractive community, it has experienced slower and more variable growth compared to the broader region. Understanding these trends is essential to identifying appropriate strategies for future housing development and ensuring that the City’s housing supply remains responsive to local and regional demand.
Chapter
2 2. Community Profile
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2. Age Characteristics
Understanding the age distribution of San Juan Bautista’s population is critical to planning for appropriate housing types and services. Different age groups tend to have varying lifestyles, household sizes, income levels, and housing preferences. As individuals progress through different life stages, their housing needs change—ranging from family-oriented housing to age-friendly or accessible units for seniors. Evaluating these age characteristics allows the City to identify and plan for age-appropriate housing options across the community.
As of the 2017-2021 American Community Survey (U.S. Census) data:
• The median age in San Juan Bautista increased from 36.2 years in 2017 to 40.2 years in 2021, indicating a gradually aging population.
• In comparison, San Benito County’s median age rose slightly from 35.4 in 2017 to 35.7 in 2021, highlighting that San Juan Bautista’s population is aging more rapidly than the County overall.
Senior Population (65 and older)
San Juan Bautista has a higher proportion of seniors compared to the region. Approximately 17% of the City’s residents are aged 65 or older, compared to 12.7% in San Benito County and 9.7% in the City of Hollister. This demographic trend has important housing implications including seniors often facing fixed or limited incomes, increased health care costs, and may require accessible or supportive housing features, such as:
• Single-level floor plans
• Grab bars and accessible bathrooms
• Proximity to medical services and public transportation Planning for senior-friendly housing is essential to allowing older adults to age in place safely and comfortably.
Youth and Young Adults
At the other end of the spectrum, 26.5% of San Juan Bautista’s population is under the age of 19, compared to 28.7% Countywide. The City has a notably high proportion of children under age 5, which may signal increasing demand for family housing and rising enrollment in local elementary schools over the coming years.
In contrast, there is an unusually low proportion of residents aged 20–24, suggesting a potential lack of affordable housing options and employment opportunities for young adults. Expanding the availability of affordable rental units may help retain young residents, including those transitioning from school into the workforce.
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First-Time Homebuyer Age Group (25–44)
Approximately one-third of San Juan Bautista residents fall within the 25–44 age group, commonly associated with first-time homebuyers. This is comparable to the County average and suggests a continued need for entry-level ownership opportunities, such as townhomes, small single-family homes, or affordable for-sale units.
Table 2-1 below demonstrates the age distribution of the City of San Juan Bautista compared to San Benito County.
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 10.34% 4,136 6.5%
5 to 9 years 118 6.2% 4,233 6.7%
10 to 14 years 67 3.53% 5,101 8.1%
15 to 19 years 124 6.54% 4,673 7.4%
20 to 24 years 85 4.48% 3,983 6.3%
25 to 34 years 266 14.03% 8,735 13.8%
35 to 44 years 232 12.24% 8,601 13.6%
45 to 54 years 211 11.13% 8,129 12.8%
55 to 59 years 189 9.97% 4,043 6.4%
60 to 64 years 86 4.54% 3,629 5.7%
65 to 74 years 141 7.44% 4,962 7.8%
75 to 84 years 87 4.59% 2,095 3.3%
85 years and over 94 4.96% 1,009 1.6%
Total population 1,896 100.00% 63,329 100.0%
Source: United States Census – 2021 American Community Survey DP05Demographic and Housing Estimates
3. Race and Ethnicity
Understanding the racial and ethnic composition of San Juan Bautista’s population is essential to identifying housing needs and promoting equitable housing opportunities. Demographic patterns are shaped by a range of historical and socioeconomic factors, including the City's rural heritage, strong ties to the agricultural industry, proximity to Silicon Valley and Highway 101, and the historical availability of affordable housing. These influences have contributed to a unique and evolving racial and ethnic landscape in the community.
According to the most recent available data:
• Approximately 37.1% of the City’s residents identify as non-Hispanic White. • 50.4% of residents identify as being of Hispanic or Latino origin, with the majority (approximately 90%) identifying as being of Mexican heritage.
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Between 2010 and 2020, San Juan Bautista experienced a notable demographic shift (see Table 2- 2):
• The Hispanic population in the City increased by 85.8%, reflecting a growing share of the community.
• In contrast, the non-Hispanic White population declined by 10.89% during the same period.
For comparison, San Benito County also experienced demographic change, although at a slower rate (see Table 2-3):
• The County’s Hispanic population increased by 29.19%. • The non-Hispanic White population decreased by 4.21%.
These trends highlight the increasing diversity of San Juan Bautista and underscore the importance of developing housing policies that are inclusive, culturally responsive, and consistent with the State’s goals of Affirmatively Furthering Fair Housing (AFFH). As the City's demographic composition continues to evolve, it is vital to ensure that housing strategies address the specific needs of all racial and ethnic groups, eliminate barriers to housing access, and promote equitable outcomes for historically underserved communities.
Table 2-2: Racial and Ethnic Population Changes in San Juan Bautista (2010–2020) Ethnicity 2010
Estimate 2020 Estimate % Change (2010–2020)
White, Non-Hispanic 790 704 -10.89%
Hispanic Origin 514 955 85.80%
Black 64 7 -89.06%
Asian-Pacific Islander 57 63 10.53%
Native American 9 9 —
Other Races 437 158 -63.84%
Total ~1,871 1,896 +1.34% (approx.)
Source: U.S. Census Bureau, American Community Survey, 5-Year Estimates (DP05) City of San Juan Bautista 6th Cycle Housing Element
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Table 2-3: Racial and Ethnic Population Changes in San Benito County (2010–2020) Ethnicity 2010 Estimate 2020 Estimate % Change
(2010–2020)
White, Non-Hispanic 21,373 20,477 -4.21%
Hispanic Origin 29,857 38,544 29.19%
Black 492 555 12.58%
Asian-Pacific Islander 1,242 1,878 51.21%
Native American 303 192 -36.84%
Other Races 1,240 1,683 35.62%
Total ~54,507 63,329 16.22%
Source: Source: U.S. Census Bureau, American Community Survey, 5-Year Estimates (DP05) Linguistic and Ethnic Characteristics Relevant to Housing Needs According to data from the California Department of Education (2017–2018), English Learners accounted for 24 percent (269 students) of the total enrollment in the Aromas-San Juan Unified School District. Among these students, Spanish was identified as the primary language for 263 students, indicating a strong prevalence of Spanish-speaking households within the district.
The School District’s student demographics reflect a higher proportion of Hispanic residents compared to the City of San Juan Bautista. This distinction is primarily attributed to two factors:
the greater concentration of Hispanic residents in the Aromas area, and the higher share of Hispanic households with children under the age of 18. These demographic characteristics highlight the need for housing policies and programs that are responsive to linguistic diversity, larger family households, and the cultural and service needs of Hispanic and Spanish-speaking communities.
4. Household Size and Composition Trends
According to the 2021 American Community Survey, the average household size in San Juan Bautista is 2.68 persons, which is slightly smaller than the California average (2.86) and significantly smaller than the San Benito County average of 3.27. This difference reflects the city’s unique household composition compared to broader regional patterns.
As shown in Table 2-4, household sizes in San Juan Bautista are diverse:
• 28 percent of households are composed of individuals living alone, a notable increase from 23 percent in 2010
• Conversely, 18 percent of households include four or more people, an increase from 14.7 percent in 2017
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This broad distribution of household sizes demonstrates a clear need for a diverse mix of housing types—ranging from smaller units suitable for singles, particularly older adults, to larger homes appropriate for families and multigenerational households.
Table 2-4: Household Size in San Juan Bautista, San Benito County and California (2021)
Household Size San Juan Bautista San Benito County California Occupied Housing Units 699 19,144 13,217,586
1 Person 27.9% (195) 16.3% (3,118) 23.70%
2 Person 34.0% (238) 27.4% (5,243) 30.40%
3 Person 20.2% (141) 17.8% (3,408) 16.70%
4 Person or more 17.9% (125) 38.5% (7,375) 29.20%
Average Household Size 2.68 3.27 2.86
Owner-Occupied Units 2.35 3.24 3.01
Renter-Occupied Units 3.11 3.41 2.82
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (DP04, S1101, S2501) Household Type and Family Composition
In 2021, 65.8 percent of all households in San Juan Bautista were family households, with marriedcouple families making up over half (51.5%) of all households. Notably, 27 percent of all households included children under the age of 18.
Approximately 34.2 percent were non-family households, the majority of which were individuals living alone. Among these, a growing number are seniors, with 1.1% of single households led by males 65+ and 1.3% by females 65+.
This variation in household composition indicates the importance of planning for both:
• Family-oriented housing with sufficient space for children and multigenerational living, and • Smaller, accessible units for aging individuals and single-person households.
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Table 2-5: Household Type and Presence of Children in San Juan Bautista (2021) Household Type Number % of All
Households
With Children
<18
% with
Children
Family Households 460 65.80%
- Married-couple family 360 51.50% 189 27%
- Male, no wife present 42 6.00% 168* 24%
- Female, no husband 58 8.30% — —
Non-family Households 239 34.20%
- Living alone 195 27.90% — —
• Male 65+ 8 1.10% — —
• Female 65+ 9 1.30% — —
- Not living alone 44 6.30% — —
Total Households 699 100%
*Some overlap may exist between categories, and percentage with children may refer to subset data within each group.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates (S2501) This data demonstrates that San Juan Bautista requires a housing strategy that accommodates a variety of household types and sizes. Key considerations include:
• Smaller rental units and senior-accessible homes for individuals living alone or aging in place. • Larger multi-bedroom units and family housing to serve the growing percentage of large households and families with children.
• Culturally appropriate housing options that account for extended family and multigenerational living, particularly among Hispanic households.
Furthermore, housing affordability pressures and cultural preferences continue to influence household formation patterns, leading to shared housing arrangements in some cases. The City’s Housing Element should support a flexible, inclusive housing stock that responds to these evolving demographic and economic trends.
5. Income Characteristics and Housing Affordability
Understanding income distribution is critical for assessing housing needs and affordability within San Juan Bautista. In 2021, the median household income in the city was $92,404, which is slightly below the countywide median of $95,606, but higher than the median in Hollister ($87,761). This places the city’s households near the regional median, with income variability that underscores the need for a range of housing options across affordability levels.
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As shown in Table 2-6, 38.9 percent of San Juan Bautista households earned more than $100,000 annually, compared to 47.9 percent countywide. On the lower end of the income spectrum, 4.9 percent of households in the city earned less than $25,000, a lower proportion than the 7.9 percent observed countywide. The middle-income ranges (from $35,000 to $99,999) represent a significant portion of the city’s population, suggesting that a large share of households may be priced out of new market-rate housing without affordability assistance.
Table 2-6: Household Income in San Juan Bautista, 2021
Income Range San Juan Bautista Hollister San Benito County 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%) 1,103 (9.4%) 1,780 (9.3%) $50,000 to $74,999 145 (20.7%) 2,195 (18.7%) 3,350 (17.5%) $75,000 to $99,999 122 (17.5%) 1,643 (14.0%) 2,355 (12.3%) $100,000 to $149,999 158 (22.6%) 2,746 (23.4%) 4,212 (22.0%) $150,000 to $199,999 33 (4.7%) 1,432 (12.2%) 2,278 (11.9%) $200,000 or more 81 (11.6%) 974 (8.3%) 2,680 (14.0%)
Median Household Income $92,404 $87,761 $95,606
Source: U.S. Census Bureau, ACS 5-Year Estimates (S1901) Households with Lower Income and Poverty Status
Despite the city's relatively strong median income, a portion of San Juan Bautista's population continues to face economic challenges. In 2021, approximately 319 residents (6.7%) lived in households with incomes below the federal poverty level, defined as earning less than 30 percent of the county median income (i.e., $28,682). These households face the greatest affordability pressures, particularly in a high-cost housing market.
Table 2-7 presents estimated household income levels categorized by HUD-defined income brackets. These figures are derived from the American Community Survey and help identify those households most in need of affordable housing.
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Table 2-7: Household Distribution by Income Level (2021) Income Category San Juan Bautista San Benito County
Extremely Low Income 71 1,925
Very Low Income 71 1,925
Low Income 147 2,937
Moderate Income 178 1,990
Above Moderate Income 321 8,663
Total Households 788 17,440
Note: Derived and interpolated from ACS data in Table 2-5; income brackets follow HUD definitions.
The income distribution in San Juan Bautista suggests the need for a balanced housing strategy that:
• Preserves and expands affordable housing opportunities for extremely low-, very low-, and low-income households.
• Supports moderate-income households who may not qualify for subsidized housing but struggle to afford market-rate rents or home prices.
• Encourages mixed-income development to promote economic integration. • Prioritizes housing types such as accessory dwelling units (ADUs), townhomes, and multifamily units that can serve a range of income levels.
The City should continue to assess affordability gaps and identify funding tools, zoning strategies, and partnerships that support the development of housing that aligns with residents’ economic realities.
B. Groups with Special Housing Needs
Pursuant to California Government Code §65583(a)(7), Housing Elements must address the housing needs of groups with special housing needs—populations that experience heightened challenges in securing adequate, affordable, and accessible housing due to their demographic, economic, or physical characteristics. These groups are often at greater risk of housing instability, overcrowding, cost burden, or displacement.
In San Juan Bautista, while the overall population is small, the City is home to individuals who fall within one or more of these categories. This section examines the housing characteristics and challenges faced by the following state-mandated groups with special housing needs:
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• Seniors (age 65 and older)
• Persons with disabilities
• Large households (5 or more persons)
• Female-headed households (particularly those with children) • Farmworkers
• Persons and families experiencing homelessness
Overview of Groups with Special Housing Needs
Table 2-8 below summarizes available data on the size and characteristics of each group in San Juan Bautista, drawing from U.S. Census and American Community Survey (ACS) data. Where cityspecific data is unavailable, county-level data is provided for context.
Table 2-8: Populations with Special Housing Needs – San Juan Bautista (2000–2021) Special Housing Needs Group 2000 2010 2017 2021
Senior Households (65+) 51 117 188 215
Persons with Disabilities¹ 493 N/A 236 226
Single-Parent Families 65 126 113 46
Large Households² 77 100 193 203³
Farmworkers⁴ (Countywide) — — — 1,888
Female-Headed Households — — — 58
Persons Experiencing Homelessness⁵
(Countywide) — — — 2,404
Sources: U.S. Census 2000, 2010; ACS 5-Year Estimates 2017, 2021 ¹ Includes all disability types as defined by the ACS.
² Defined as households with 5+ persons; 2021 data includes 4+ due to reporting format. ³ 2021 ACS data available only for households with 4+ persons. ⁴ San Benito County, USDA 2017 Census of Agriculture.
⁵ Monterey/San Benito County Homeless Point-in-Time Count (2022).
Each group with special housing needs faces unique challenges:
• Seniors may require age-restricted, accessible, or assisted living housing as they age in place. • Persons with disabilities benefit from housing with accessible design and proximity to healthcare and supportive services.
• Large households often require 3 or more bedrooms, which are increasingly limited in the local rental and for-sale markets.
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• Female-headed and single-parent households, particularly those with lower incomes, face barriers to stable housing due to the limited supply of affordable family-sized units and access to affordable childcare.
• Farmworkers, although few reside directly within the city, are present in the broader region and need seasonal or permanent affordable housing near agricultural job sites. • Persons experiencing homelessness may require access to emergency shelter, transitional housing, and permanent supportive housing solutions in partnership with county agencies.
While San Juan Bautista is a small city, it must address the housing challenges faced by groups with special housing needs through its policies, land use tools, and housing programs by:
• Promoting flexible housing types, including ADUs, duplexes, and small-scale multifamily units.
• Encouraging developments with larger units to accommodate families and large households.
• Supporting accessibility standards and rehabilitation assistance for seniors and people with disabilities.
• Coordinating with regional service providers to address homelessness and housing insecurity.
• Exploring farmworker housing options in collaboration with San Benito County and agricultural employers.
These actions will help improve and provide housing opportunities in San Juan Bautista that are inclusive and equitable for all population groups, are consistent with state law and consistent with the City’s housing goals.
1. Senior Households & Aging Community
As of the 2021 American Community Survey, approximately 215 households in San Juan Bautista— 31 percent of all households—were headed by a person aged 65 or older. This reflects a substantial increase from 2010, when seniors accounted for only 12 percent of all households. This demographic trend underscores the growing need for housing and supportive services tailored to older adults in the community.
Senior households often face unique and overlapping challenges related to housing, including:
• Fixed or limited incomes, restricting their ability to absorb housing cost increases; • High healthcare and long-term care expenses;
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• Physical limitations and mobility impairments that make home maintenance or daily tasks more difficult.
Data indicates that a large majority (91%) of senior householders in San Juan Bautista are homeowners. While homeownership can offer stability, many seniors—especially those living alone or with disabilities—may struggle with:
• Ongoing home maintenance, repairs, or upgrades;
• Accessibility modifications needed to safely age in place; and/or • Social isolation, especially for widowed or single seniors.
Although fewer seniors rent, senior renters are typically more housing cost-burdened and may benefit from rental subsidies or access to age-appropriate affordable housing.
To adequately meet the housing needs of the city’s growing senior population, a range of housing options and services should be encouraged, including:
• Accessory Senior Dwelling Units (ASDUs): Secondary units on existing residential lots tailored for senior occupancy.
• Age-restricted housing: Housing dedicated to residents aged 55+, independent of family or employment status.
• Shared housing arrangements and home rehabilitation programs to enable aging in place. • Supportive housing and congregate living environments, including units designed with accessibility features such as grab bars, ramps, and zero-step entries. • Proximity to transit, health care, and essential services, which is critical for non-driving seniors.
• Community-based support programs offering food assistance, transportation, home care, and case management.
Currently, San Juan Bautista does not have any dedicated senior-only housing developments or licensed congregate care facilities. Given the aging population, this represents a clear opportunity for proactive planning and coordination.
To support housing for seniors, the City may pursue the following strategies:
• Coordinate with San Benito County agencies to expand senior-focused services, including housing assistance, health and nutrition programs, and mobility services. • Promote the development and use of Accessory Senior Dwelling Units, including through zoning policies that allow such units by-right or with a streamlined use permit process in all residential zones.
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• Support the rehabilitation of existing homes to meet accessibility and habitability standards for aging homeowners.
• Encourage development of new senior housing near transit routes and community services, with features that accommodate reduced mobility and aging in place. • Actively participate in countywide programs and funding opportunities, including:
o Community Food Bank
o Community Services and Workforce Development
o Home Investment Partnership Program (HOME)
o Emergency Housing and Assistance Program (EHAP)
o Emergency Food and Shelter Program (EFSP)
These efforts will be integrated into broader Housing Element programs that promote housing accessibility, affordability, and livability for all groups with special housing needs—including seniors, persons with disabilities, large households, single-parent families, and farmworkers.
2. Persons with Disabilities
Persons with disabilities represent a significant group with special housing needs in San Juan Bautista. These needs stem from challenges such as limited income, higher healthcare costs, mobility or cognitive limitations, and a lack of accessible and affordable housing. Ensuring that housing options accommodate residents with physical, mental, or developmental disabilities is critical to achieving equity and inclusion within the City’s housing framework.
According to the 2020 American Community Survey, an estimated 10.4 percent of San Juan Bautista’s population reported having at least one disability—slightly higher than the countywide rate of 10.2 percent. Disability types reported in Census and ACS data include hearing, vision, cognitive, ambulatory, self-care, and independent living difficulties (refer to Table 2-9).
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Table 2-9: Percent of Population by Disability Type
Disability Type San Juan Bautista San Benito County
Hearing Difficulty 2.80% 2.90%
Vision Difficulty 1.70% 1.30%
Cognitive Difficulty 4.50% 4.10%
Ambulatory Difficulty 3.40% 5.20%
Self-Care Difficulty 2.30% 2.20%
Independent Living Difficulty 7.40% 4.60%
Total Disability Prevalence 10.40% 10.20%
Source: ACS 5-Year Estimates (2020)
More recent data (2021 ACS) estimates that 226 residents in San Juan Bautista (approximately 12% of the population) had a disability. Among them, 58 percent were either seniors or children under 18, indicating the need for accessible housing options across all age groups.
A. Housing Challenges for Persons with Disabilities
Persons with disabilities often require:
• Housing modifications (e.g., wheelchair ramps, grab bars, walk-in showers) • Ground-floor or elevator-accessible units
• Proximity to transit, medical facilities, and supportive services • Income support and rental subsidies, especially for individuals on fixed incomes Many residents with disabilities live independently or with family members. However, for those with more significant limitations, access to supportive or assisted living environments may be necessary. San Juan Bautista currently lacks any licensed congregate care facilities.
Persons with developmental disabilities—including those with cerebral palsy, epilepsy, autism, or similar conditions—often experience greater housing barriers, including:
• Shortage of suitable, independent housing
• Limited income to afford market-rate units
• Discrimination in rental housing markets
The San Andreas Regional Center, with a local office in Gilroy, provides support to developmentally disabled individuals in San Juan Bautista through services such as job placement, life skills training, and housing coordination. The California Services Development Corporation of San Benito County, City of San Juan Bautista 6th Cycle Housing Element
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a local nonprofit, assists individuals with developmental disabilities who are capable of employment in securing affordable housing.
Approximately 40 San Juan Bautista residents over age 5 were identified in the 2021 ACS as having a cognitive disability (a proxy for mental disabilities under the ADA).
B. Programs, Resources and Opportunities
While the City does not directly provide services to individuals with disabilities, it works closely with San Benito County and regional agencies to connect residents to housing and supportive resources. These include:
• In-home supportive services (IHSS)
• Social Security and State disability income programs
• Job training and independent living programs
• Housing choice vouchers and HOME-funded units
Additionally, any new residential development in the city must comply with the Americans with Disabilities Act (ADA) and California Building Code Title 24, which include accessibility standards for public and private spaces.
Furthermore, to address the housing needs of persons with disabilities, the City will work and make efforts towards:
• Promoting development and rehabilitation of accessible housing, including the incorporation of universal design features.
• Facilitating the construction of Accessory Dwelling Units (ADUs) that can serve disabled residents, regardless of age, family status, or employment. • Allow second residential units in all zones for persons with disabilities, subject to applicable permits.
• Encourage new development near transit routes, medical services, and other essential services to improve mobility for disabled residents.
• Support County-led programs such as:
o Community Food Bank
o Community Services and Workforce Development
o Home Investment Partnership Program (HOME)
o Emergency Housing and Assistance Program (EHAP)
o Emergency Food and Shelter Program (EFSP)
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The City will also advocate for affordable housing developments that prioritize accessibility and support ongoing efforts to reduce housing discrimination against individuals with physical or mental disabilities.
3. Families with Special Housing Needs
Families, particularly those who are single-parent, female-headed, or large households, face persistent challenges in securing adequate, affordable, and appropriately sized housing. In San Juan Bautista, rising housing costs, limited rental availability, and stagnant income levels have contributed to overpayment, overcrowding, and substandard housing conditions for many households.
Although recent market fluctuations have slightly eased the cost of ownership housing, rents remain elevated, especially for family-sized units. These affordability pressures are particularly severe for lower- and moderate-income families, many of whom are unable to find housing that meets both size and cost needs.
A. Single-Parent and Female-Headed Households
Single-parent households—especially female-headed households with children—represent a group with heightened housing needs due to their generally lower incomes, childcare responsibilities, and increased risk of housing discrimination.
According to the 2021 ACS (refer to Table 2-10):
• 58 female-headed households resided in San Juan Bautista, comprising 12.6% of all family households.
• 31 of these households (6.7%) included their own children under 18, while the remaining 27 did not.
• Alarmingly, 100% of female-headed households with children under 18 were living below the poverty level, a significant increase from 60% in 2010.
By comparison, only 2.9% of female-headed households in San Benito County were reported to be below the poverty line, highlighting the disproportionate burden faced by this group within the city.
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Table 2-10: Female-Headed Households and Poverty Status (2021) Category San Juan Bautista % of Total San Benito County % of Total Female-Headed Households 58 12.60% 2,217 14.60%
– With Own Children 31 6.70% 1,542 10.10%
– Without Children 27 5.90% 675 4.40%
Female-Headed Households
in Poverty 31 6.70% 436 2.90%
Total Families in Poverty 31 6.70% 905 5.90%
Source: HCD / U.S. Census Bureau, ACS 5-Year Estimates (2021), Table B25009 These statistics demonstrate the need for affordable, family-oriented rental housing and targeted services to support female-headed households, including fair housing education, affordable childcare access, and financial literacy.
B. Large Households
Large households—defined by the state as those with five or more members—also face difficulty securing housing due to the limited availability of large, affordable units. The 2021 ACS reports that 203 households in San Juan Bautista (approximately 29%) fall into this category.
Due to high housing costs, many large families are forced to “double up” with extended family or live in overcrowded units, often in homes that are not sized or designed to accommodate them safely or comfortably.
The housing needs of large households can be met through:
• Larger units with three or more bedrooms
• Flexible housing options that allow extended families to live in proximity (e.g., ADUs, duplexes)
• Zoning allowances for multiple units on a single parcel C. Programs, Resources and Opportunities
To address the needs of single-parent, female-headed, and large families, the City will work and make efforts towards:
• Working with San Benito County Resource Management Agency to distribute fair housing materials in both English and Spanish in public locations, including City Hall, libraries, and social service centers.
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• Refer residents to regional support agencies. These agencies provide fair housing counseling, financial literacy workshops, homebuyer education, renter assistance, and services for families at risk of homelessness. These agencies include:
o Monterey County Housing Alliance (MOCHA)
o Project Sentinel
• Facilitating and encouraging a diverse mix of housing types, including:
o Accessory Dwelling Units (ADUs)
o Second residential units for families, permitted in all residential zones with appropriate conditions.
• Promoting the development and rehabilitation of housing that can serve family households, particularly those with lower incomes and children.
• Supporting County-led initiatives, including:
o Community Food Bank
o Community Services and Workforce Development
o Home Investment Partnership Program (HOME)
o Emergency Housing and Assistance Program (EHAP)
o Emergency Food and Shelter Program (EFSP)
Additionally, the City will work on prioritizing affordable housing developments that include multibedroom units and family-friendly amenities such as play areas and proximity to schools and childcare services. This proactive approach can help ensure that families—especially those facing the greatest housing barriers—have access to safe, suitable, and affordable housing within San Juan Bautista.
5. Farmworkers
Farmworkers represent a state-identified group with special housing needs due to the nature of their employment, which often includes low wages, seasonal or migratory work patterns, and language and documentation barriers. These factors contribute to housing instability, overcrowding, and limited access to safe, adequate, and affordable housing options.
Farmworkers are generally classified into three categories:
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• Permanent Farmworkers: Employed year-round, typically full-time, with one employer or operation.
• Seasonal Farmworkers: Work less than 150 days per year in agriculture and may be employed in other occupations during the off-season. Many are local residents who seek temporary or affordable housing.
• Migrant Farmworkers: Travel from one location to another for employment and cannot return to a permanent residence within the same day. These workers often depend on temporary housing such as labor camps, rented units, vehicles, or informal arrangements.
Undocumented workers and individuals on H-2A visas also comprise a portion of the farm labor force. While H-2A visa holders are generally provided employer-paid housing, most other farmworkers rely on market rentals, many of which are overcrowded or substandard.
A. Local and Regional Farmworker Employment
Estimating the size of the farmworker population is difficult due to underreporting in Census and survey data. However, available sources provide insight into the agricultural workforce in San Juan Bautista and San Benito County.
Table 2-11: Employment by Industry (2021)
Industry San Juan Bautista San Benito County
Agriculture, Forestry, Fishing &
Mining 40 1,921
Civilian Employed Population
(Age 16+) 966 30,951
Source: U.S. Census Bureau, ACS 5-Year Estimates (2021) In San Juan Bautista, only 40 workers are officially recorded as employed in agriculture-related sectors. However, this number likely underrepresents the true total due to the informal nature of some employment.
B. Countywide Agricultural Labor Data
According to the 2017 USDA Census of Agriculture, San Benito County supported 310 farm operations employing a total of 1,888 farmworkers. Between 2012 and 2017, the number of seasonal and permanent workers decreased—reflecting a shift in local agriculture from orchards to row crops, with a more permanent workforce emerging.
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Table 2-12: Percent of Population by Disability Type
Employment Type <10 Employees ≥10 Employees Total
Permanent Workers 222 761 983
Seasonal Workers
(<150 days) 406 499 905
Total Workers 628 1,317 1,888
Total Farms 269 41 310
Source: 2017 Census of Agriculture, Table 7
Table 2-13: Change in Farm Labor Workers (2007–2017)
Year Hired Workers Seasonal Permanent
2007 2,945 1,458 1,487
2012 2,169 1,051 1,118
2017 1,888 905 983
Source: USDA NASS 2017 Census of Agriculture, Chapter 2, Table 7 C. Housing Conditions and Needs
According to a 2022 study by the UC Merced Community and Labor Center, California farmworkers often live in:
• Overcrowded or substandard units, such as older homes, garages, or informal dwellings • Mobile homes, motels, or labor camps lacking proper ventilation, heating, or plumbing • Large households averaging four persons, often exceeding the California average of three Low wages and limited educational attainment compound housing issues:
• Median personal income (statewide farmworkers): $14,000/year • 30% of farmworker households are below the federal poverty line • 73% live under 200% of poverty, affecting eligibility for assistance programs These conditions are linked to negative physical and mental health outcomes, including increased rates of respiratory illnesses, COVID-19 exposure, and stress-related disorders.
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D. Programs, Resources and Opportunities
At this time, San Juan Bautista does not currently have dedicated farmworker housing within city limits. However, there is an existing farmworker housing facility just south of the city, and the nearby City of Hollister provides 2- and 3-bedroom units designated for farmworker families.
Furthermore, the City’s High-Density Residential and Mixed-Use zones support the development of affordable housing, including potential future projects that could meet farmworker housing needs.
To address the unique housing needs of farmworkers, the City of San Juan Bautista will:
• Collaborate with San Benito County to monitor farmworker housing needs on an annual basis and evaluate gaps in temporary and permanent housing.
• Support access to regional farmworker housing resources, such as the Southside Migrant Center and 13 countywide farm labor housing complexes.
• Promote the development of affordable multifamily housing in High-Density Residential and Mixed-Use zones that can accommodate farmworker families. • Work with local service providers and nonprofit organizations to improve outreach to farmworker households, especially those who may be undocumented, have limited English proficiency, or face other access barriers.
• Advocate for funding and support from state and federal farmworker housing programs, including those administered by HCD, USDA, and the Department of Labor. • Integrate fair housing education and protections for farmworker households to reduce housing discrimination based on occupation, ethnicity, or immigration status.
This strategy will help ensure that both seasonal and permanent farmworkers—many of whom are vital to the region’s agricultural economy—have access to safe, decent, and affordable housing that supports their livelihoods and families. 6. Persons Experiencing Homelessness Although homelessness is not a significant issue within San Juan Bautista relative to neighboring jurisdictions, the City recognizes the need to proactively plan for and support emergency and transitional housing for persons at risk of or experiencing homelessness—particularly as housing affordability challenges persist throughout the region.
According to the 2022 San Benito County Point-in-Time (PIT) Count, the number of unhoused individuals in San Juan Bautista was estimated at between zero and three persons. While the City’s unhoused population is relatively small, the regional data reflect a broader need for shelter, transitional housing, and supportive services, and the City acknowledges its role in contributing to countywide housing solutions.
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Individuals and families experiencing homelessness are considered a special needs group under state housing law, as they face unique barriers to achieving and maintaining stable housing. Causes of homelessness often include:
• Job loss and economic instability
• Mental illness, substance use disorders, or chronic health conditions • Family separation, domestic violence, and trauma
• Lack of affordable housing options or transitional support The range of shelter needs includes:
• Emergency shelters (short-term)
• Transitional housing (medium-term, up to 24 months)
• Supportive housing (long-term with wraparound services) Facilities may need to accommodate vulnerable subpopulations, including youth, seniors, veterans, individuals with disabilities, and families with children.
A. Regional Services and Facilities
Although San Juan Bautista does not currently operate homeless shelters or housing directly within city limits, the City actively participates in regional efforts to address homelessness through funding and partnerships.
San Benito County administers a range of programs and facilities that serve persons experiencing homelessness:
Key Emergency Shelter and Transitional Housing Services (Countywide):
• H.O.M.E. Resource Center – Hollister
o Year-round emergency shelter for up to 50 adults (28 men and 22 women) o Offers beds, showers, and three meals per day
• My Father’s House – Hollister
o Day center offering hot meals, hygiene supplies, clothing, and limited support services
• Chamberlain’s Children Center – Hollister
o Residential treatment for emotionally disabled children • Emmaus House – Hollister
o Emergency shelter for women and children escaping domestic violence City of San Juan Bautista 6th Cycle Housing Element
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• San Benito County Transitional Housing Programs
o Includes six transitional housing units for individuals who are unhoused, with stays of up to 18 months
o Managed through Community Services and Workforce Development (CSWD) and the Community Action Board (CAB)
B. Existing City Policies and Land Use Regulations
San Juan Bautista's Zoning Ordinance complies with State Housing Element law regarding the accommodation of emergency shelters, transitional housing, and supportive housing:
• Section 11-02-050 of the Zoning Ordinance permits transitional and supportive housing byright in all zones that allow residential uses, including:
o Residential (R), Mixed-Use (MU), Commercial (C), and Public Facilities (PF) zones • Emergency shelters are also permitted in Agricultural (AG) zones, subject to site plan review • The City has determined there is sufficient land and infrastructure capacity to support the development of these housing types
Additionally, San Juan Bautista has allocated a portion of its Permanent Local Housing Allocation (PLHA) funding—awarded in 2022—to support Homeless Services. These services will be implemented via a future contract with a local provider.
C. Programs, Resources and Opportunities
The City will continue to support countywide efforts to prevent and reduce homelessness through the following actions:
• Continued collaboration with San Benito County and regional service providers to assess and respond to local and regional needs for emergency and transitional shelter • Promotion of supportive housing options, including permanent housing with on-site services for individuals with mental illness, substance use conditions, or chronic homelessness
• Referral of unhoused residents to county-run services such as the HOME Resource Center and other facilities listed above
• Outreach and education efforts to ensure residents and service providers are aware of available housing and support services
Zoning and land use support for future emergency and supportive housing developments in compliance with state law
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Housing Stock Characteristics
This section evaluates the housing stock in the City of San Juan Bautista, including housing growth, structure types, tenure, vacancy, housing condition, cost, and affordability.
1. Housing Growth
San Juan Bautista is a small city with a deep historical and cultural heritage. Between 2000 and 2010, the city added 104 new housing units. An additional 7 units were added between 2010 and 2013, and 8 units since 2014. The pace of housing development has been moderate, reflecting trends in nearby jurisdictions such as Hollister and San Benito County. Modest growth is projected through 2031. The city's proximity to employment centers in Silicon Valley places additional price pressure on the local housing market, despite slower growth.
2. Structure Type
Between 2019 and 2023, the City added 106 new units, the majority in 2019. Table 2-14 summarizes new construction during this period.
Table 2-14: New Housing Units by Structure Type (2019-2023) Structure Type Units
Single-Family Residences 75
Accessory Dwelling Units 13
2 or More Units 17
Mobile Home 1
Total 106
Source: DOF Table E-5 2023; City’s new housing construction counts The City’s overall housing stock consists of approximately 63% single-family homes, 24% multi-unit buildings, and 3% mobile homes. Table 2-15 summarizes the housing unit profile.
Table 2-15: New Housing Units by Structure Type (2019-2023) Type San Juan Bautista San Benito County Hollister
1-Unit Detached 576 (63.4%) 17,157 (79.5%) 9,876 (75.9%) 1-Unit Attached 90 (9.9%) 822 (3.8%) 368 (2.8%)
2 to 4 Units 141 (15.5%) 1,505 (7.0%) 1,318 (10.1%)
5+ Units 76 (8.4%) 1,261 (5.8%) 1,093 (8.4%)
Mobile Homes 26 (2.9%) 831 (3.9%) 351 (2.7%)
Total Units 909 21,576 13,006
Source: DOF Table E-5 2023
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3. Vacancy Characteristics
As of the 2021 Census, there were 34 vacant units in San Juan Bautista, a reduction from 64 units in 2010. About 47% were for seasonal or occasional use, and 26.5% were recently sold or rented but not occupied. The current vacancy rate is 5%, a decrease from 8.6% in 2010. This reflects a relatively stable housing market, although affordability of vacant units remains unknown.
Table 2-16: Vacancy Status (2021)
Status San Juan Bautista San Benito County
Rented or Sold, Not Occupied
9 (26.5%) 314 (38.4%)
Seasonal/Recreational/Occasional Use
16 (47.1%) 278 (34.0%)
Other Vacant Units 9 (26.5%) 129 (15.8%)
Total Vacant Units 34 817
Source: 2017-2021 Census, B25004: Vacancy Status
4. Housing Conditions
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.
Currently, five units out of about 800 or so units within the city (less than 1 percent) are uninhabitable, of which one house is under repair. All five homes are within three blocks of each other (between Church Street & San Jose Street and between Merantis Court & Second Street), one caused by fire, and another caused by a private vehicle crashing into their home. Delays in rehabilitation is likely related to delays in the settlement of damage claims by insurance companies.
Other than dilapidation, the need for rehabilitation of deteriorated housing conditions such as peeling paint, sagging roofs, etcetera, were observed. Table 2-17 shows that approximately 2/3rds of the housing stock was built prior to 1999. The 2013 survey mentioned above reveals that about 7 percent of the City’s single-family housing stock had some sign of exterior deterioration. The current conditions remain more or less the same. A recent windshield City of San Juan Bautista 6th Cycle Housing Element
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observation performed by the code enforcement officer reveals that most rehabilitation needs are minor (peeling paint, sagging roofs, etcetera). No distinct patterns or concentration of houses exists within the city; however, as mentioned above, there are about five (5) units (less than 1% of the housing stock) are currently uninhabitable, clustered within three blocks that would need rehabilitation in the areas of Church Street-San Jose Street and Merantis Court-Second Street.
Monthly code enforcement activity (unpermitted work, nuisance abatement) show no city-wide pattern of deterioration. The city attorney coordinates work on nuisance properties, with costrecovery filings on persistent cases. Housing Element Programs have been incorporated to redress rehabilitation needs, in general.
Table 2-17: Housing Units by Year Built (2021)
Housing Units by
Year Built
San Juan
Bautista Hollister San Benito County
2014 or later 8 30 56
2010 to 2013 7 1,249 1,579
2000 to 2009 104 1,031 2,199
1990 to 1999 139 3,259 4,776
1980 to 1989 66 2,266 3,721
1970 to 1979 135 1,695 3,051
1960 to 1969 16 788 1,236
1950 to 1959 95 466 999
1940 to 1949 65 296 721
1939 or earlier 98 976 1,623
Total 733 12,056 19,961
Source: U.S. Census Bureau, ACS 5-years estimates. B25034: Year Structure Built
5. Housing Prices
As of May 2023, the average home value was $823,289. The median value reported by Zillow was $647,700, with listings averaging $784,900. A household would need to earn approximately $194,560 annually to afford the median-priced home. Monthly rental rates range from $1,550 for a studio to $2,800 for a three-bedroom unit.
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Table 2-18: Home Values (2021)
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-bautistaca/home-values/ Table 2-19: Monthly Rent (2023)
Unit Type Rent Range Avg Rent Fair Market Rent (ZIP 95045) Studio Up to $1,550 $1,441 $1,297 - $1,585
1BR Up to $1,825 $1,637 $1,473 - $1,801
2BR $1,800-$2,325 $2,155 $1,940 - $2,371
3BR $2,800 $3,063 $2,757 - $3,369
4+ BR — $3,671 $3,304 - $4,038
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 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 City of San Juan Bautista 6th Cycle Housing Element
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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 lowincome 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.
d. 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 2-20: 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 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.
Due to high housing costs, very low- and low-income households are generally limited to the rental market, and may experience overcrowding or cost burden. Moderate-income households may find limited homeownership opportunities.
The City will continue to monitor market conditions, promote affordable housing development, and coordinate with County and regional partners to address the affordability gap.
D. Regional Housing Needs
Under California Government Code §65580 et seq., each local jurisdiction must plan for its share of the region’s housing needs through the Regional Housing Needs Allocation (RHNA) process. This process is overseen by regional councils of governments (COGs), which are responsible for identifying and distributing housing need among the cities and counties in their regions.
For San Juan Bautista, the San Benito Council of Governments (SBCOG) serves as the regional authority responsible for determining the total housing need across San Benito County and allocating a share of that need to each local jurisdiction—including the cities of San Juan Bautista and Hollister, and unincorporated areas of the County.
The RHNA process takes into account existing need (e.g., overcrowding, cost burden) and projected growth (e.g., population and job growth) over the eight-year planning period. The purpose is to ensure that all jurisdictions are doing their part to accommodate housing growth at all income levels, from very low- to above moderate-income households.
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San Juan Bautista’s RHNA targets for the 6th Cycle (2023–2031) are presented in Chapter 1 of this Housing Element. These allocations represent the minimum number of housing units the City must accommodate through its land use policies, zoning capacity, and housing programs.
The City is committed to meeting these targets by:
• Identifying adequate sites for housing development across all income categories, • Adopting policies and incentives to facilitate housing production, and • Coordinating regionally to address housing needs in a balanced and equitable manner.
1. Existing Housing Needs
Enhancing and maintaining residents' quality of life is a continuing priority for the City of San Juan Bautista. A key component of quality of life is access to adequate, safe, and affordable housing.
The extent of housing problems, such as overcrowding and overpayment, helps determine existing housing needs. Overcrowding and overpayment 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.
• Overpayment: Refers to a household paying 30 percent or more of its gross income for housing costs, including mortgage or rent payments, costs for utilities, property insurance, and property taxes.
2. Disproportionate Housing Needs and AFFH Analysis
In accordance with the State's Affirmatively Furthering Fair Housing (AFFH) mandate, the City conducted an analysis of disproportionate housing needs, including overpayment, overcrowding, substandard housing, and homelessness (see AFFH Chapter, pp. 61–63). Key findings are summarized below:
• Housing Cost Burden: Nearly 48.23% of households in San Juan Bautista experienced housing cost burden (2017-2021), meaning they pay more than 30% of income toward housing. While this marks an improvement from the 2010–2014 period, cost burden remains the most significant housing challenge for residents. • Displacement Risk: The City is not classified as a disadvantaged community, and analysis shows low current displacement risk. However, San Juan Bautista is considered a sensitive community due to rising housing costs and vulnerability to future displacement pressures.
To address these concerns, the City has developed Housing Program 5.4 (Affirmatively Furthering Fair Housing) and additional programs (e.g., Programs 3.4 and 3.5) to expand affordable housing opportunities and mitigate housing discrimination.
3. Overcrowding Trends
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While not a widespread issue in San Juan Bautista, overcrowding remains a concern for renter households, who are more likely to share limited housing space due to affordability constraints.
According to 2017–2021 ACS data:
• 39 households (6%) in the City live in overcrowded conditions. • Renters account for 85% of overcrowded households.
• 10.8% of renter-occupied units in San Juan Bautista are overcrowded, compared to only 1.5% of owner-occupied units.
• By comparison, San Benito County’s overall overcrowding rate is 7.7%, including 15.3% of renter households.
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Table 2-21: Tenure and Overcrowding (2021)
Category San Juan
Bautista %
San Benito
County %
Occupied housing units 699 100% 19,144 100%
Average household size of owneroccupied unit 2.35 (X) 3.24 (X) Average household size of renteroccupied 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 5-Year Estimates (2017–2021), Table DP04 While San Juan Bautista’s overcrowding rates are lower than nearby areas such as Hollister and Salinas (which experience moderate levels between 10–15%), continued vigilance is necessary, especially for lower-income and renter households.
To address these housing needs, the City is committed towards taking efforts towards:
• Expanding affordable housing choices across tenure types and household sizes • Reducing cost burden through programs that promote rental subsidies and affordable housing development
• Monitoring displacement risk and ensuring housing stability in sensitive areas City of San Juan Bautista 6th Cycle Housing Element
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• Implementing Housing Program 5.4 (AFFH) to reduce discriminatory barriers and support equitable housing outcomes
These efforts, combined with targeted housing programs, will aim to improve housing conditions and promote a better quality of life for all San Juan Bautista residents—particularly those most affected by housing challenges.
4. Overpayment & Housing Cost Burden:
A significant measure of housing need in San Juan Bautista is the prevalence of housing cost burden, which refers to the proportion of a household’s income spent on housing costs, including rent or mortgage, utilities, taxes, and insurance.
According to the California Department of Housing and Community Development (HCD):
• Households that spend more than 30 percent of their income on housing are considered cost-burdened.
• Those spending more than 50 percent of income are considered severely cost-burdened.
As is the case across much of California, many San Juan Bautista households struggle with housing affordability, particularly renters and lower-income households. Rising housing costs, combined with income stagnation, have led to widespread overpayment, especially for vulnerable populations.
Cost Burden in San Juan Bautista
Data from the HUD Comprehensive Housing Affordability Strategy (CHAS), 2017–2021 shows the following:
• 48.23% of all households in San Juan Bautista experience some form of housing cost burden (paying more than 30% of income).
• 19.86% of all households are severely cost-burdened (paying more than 50% of income).
These figures emphasize the importance of expanding affordable housing opportunities and addressing income inequality.
5. Extremely Low-Income (ELI) Housing Needs
Extremely Low-Income (ELI) households, as defined by HUD, earn less than 30% of the Area Median Family Income (HAMFI). These households often include seniors on fixed incomes, individuals with disabilities, and workers in low-wage service or agricultural jobs. Due to limited income, ELI households are generally restricted to the rental market and are more likely to experience overcrowding, cost burden, and substandard housing conditions.
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In 2023, the Area Median Income (AMI) for San Benito County was $70,200. ELI income thresholds ranged from $23,400 for a one-person household to $33,400 for a four-person household.
Common occupations in this income category are shown below.
Table 2-22: Occupation by Median Hourly Wage
Occupation Median Hourly Wage
Hostesses $12.40
Waiters $14.25
Tellers $14.99
Clerks $15.05
Manicurists $16.13
Agricultural
Graders/Sorters $17.73
Food Preparation
Workers $18.99
Source: U.S. Bureau of Labor Statistics, May 2024
Cost Burden Among ELI Households
San Juan Bautista has an estimated 60 extremely low-income households, comprising approximately 9% of all households in the city.
According to CHAS data, as seen under Table 2-20, 100% of ELI households are cost-burdened (spending more than 30% of income on housing) and 83.33% of ELI households are severely costburdened (spending more than 50%).
Table 2-23: Housing Cost Burden for Extremely Low-Income Households Jurisdiction Cost Burden
>30% (ELI)
% of ELI
Households
Cost Burden >50%
(ELI)
% of ELI
Households
San Juan Bautista 60 100% 50 83.33%
San Benito County 1,175 84.84% 945 68.23%
Hollister 770 87.01% 635 71.75%
Unincorporated
County 345 78.41% 260 59.09%
Source: HUD CHAS Data, 2017–2021
As discussed in the Fair Housing Analysis, overall, as seen in FHA Figures 33 through 36, the percentages of both renter and owner households with overpayment issues have decreased in the City during the period 2017 to 2021 compared to the 2014 to 2017 period (>80% of households).
All of the households in the city with income of less than 30% of area median income (extremely low-income) are cost burdened with regard to housing during the period 2017 to 2021.
Furthermore, 19.86% of all households in the city are cost burdened with spending more than 50% City of San Juan Bautista 6th Cycle Housing Element
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of their monthly income for housing, while 14.83% of the County’s households are cost burdened in the same way.
With regards to tenure of ELI households, overpayment among renters is the highest, with 64 percent of total of total overpaying households being renters. Further, lower income renting households are more prone to over payment, with 100 percent paying over 30 percent of income and 33 percent paying over 50 percent of income (Source: California HCD, 2015-2019 data).
These figures demonstrate that San Juan Bautista’s ELI population is more severely affected by cost burden than other jurisdictions in the region.
To address the acute needs of ELI households, the City will continue to implement the following strategies:
• Promote the production and preservation of affordable rental housing. • Support tenant-based rental assistance programs.
• Encourage supportive housing for residents with special needs. • Facilitate Single-Room Occupancy (SRO) units and mixed-use developments (see Housing Programs 3.4 and 3.5).
• Coordinate with San Benito County to expand fair housing outreach and support services.
The City is committed towards:
• Expanding housing opportunities across all income levels. • Prioritizing affordability in zoning and funding decisions. • Implementing Housing Program 5.4 (AFFH) to address systemic disparities and promote equitable access to housing.
6. Projected Housing Needs
Future housing needs are determined through the Regional Housing Needs Allocation (RHNA) process, administered locally by the San Benito Council of Governments (SBCOG). The RHNA process accounts for projected growth, household formation, and housing turnover.
In allocating housing needs, SBCOG considers factors such as market demand, employment trends, commuting patterns, and infrastructure availability. Each jurisdiction receives a "fair share" of the region’s housing need across income levels, helping to prevent the overconcentration of lowincome housing in any one area.
For the 6th Cycle (2023–2031), San Juan Bautista has been allocated a total of 88 housing units, including 10 units in the very low-income category. Consistent with HCD guidance, the City assumes that 50% of very low-income units (5 units) should address the needs of extremely lowincome households.
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To address these needs, the City will:
• Coordinate with San Benito County and relevant agencies to support the development and implementation of fair housing programs.
• Continuously evaluate and update its zoning ordinance to accommodate a variety of housing types, including Accessory Dwelling Units (ADUs) and Single-Room Occupancy (SRO) units. • Commit to updating its Municipal Code to better align with fair housing goals and ensure compliance with AFFH regulations.
Several housing programs in Chapter 5: Housing Plan aim to revise development standards, offer incentives, and encourage a wide range of housing options across income levels.
7. Assisted Housing At-Risk of Conversion
Government-assisted housing is a critical component of the City’s affordable housing stock.
Preserving these units helps prevent the displacement of low-income residents.
According to the San Benito County 5th Cycle Housing Element and the Santa Cruz County Housing Authority (SCCA):
• 344 Section 8 tenant-based vouchers have been issued in the region, including 20 vouchers currently leased in San Juan Bautista.
Table 2-24: Assisted Housing Units and Vouchers
Project/Program Address Deed-Restricted
Units
Section 8
Vouchers
Casa Rosa 107 Third Street 4 —
Copperleaf 294 Copperleaf Lane 10 (ADUs) —
Section 8 Various — 20
Source: Housing Authority of the County of Santa Cruz (Eric Johnson, Senior Analyst, 2024); San Benito County Housing Element, 2014-2023; and City of San Juan Bautista.
There are currently no projects at risk of conversion, due to 55-year affordability restrictions placed on the deed-restricted units. Future developments will continue to include inclusionary units, either through deed restrictions or the payment of in-lieu fees to support construction of affordable housing. Newly developed ADUs are also expected to provide moderate-cost housing under State guidelines.
8. Fair Housing Enforcement and Outreach (FHEO) Capacity San Juan Bautista has not received any formal fair housing complaints or lawsuits. According to HCD’s 2013–2022 FHEO data (refer to Figure 2-1), the incidence rate in San Benito County is less than one case per 1,000 residents.
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To support fair housing enforcement and education, the City relies on:
• 2-1-1 San Benito County, which provides landlord/tenant dispute resolution services. • Santa Cruz Housing Authority, to investigate and respond to fair housing complaints. • Project Sentinel, a Santa Clara-based nonprofit that administers the Fair Housing Initiatives Program (FHIP) in the region.
Although no recent fair housing testing data is available for the City, the City will continue to:
• Refer all fair housing complaints to regional service providers. • Promote access to legal and advocacy resources.
• Expand public education and outreach through partnerships and housing programs included in the Housing Element.
Figure 2-1: FHEO Capacity
Source: California Department of Housing and Community Development (HCD), 2013-2022.
City of San Juan Bautista 6th Cycle Housing Element
The City of San Juan Bautista recognizes that providing adequate and affordable housing for all income groups is essential to fostering a strong, inclusive and resilient community. However, a variety of factors can work to either encourage or constrain the development, maintenance, and improvement of San Juan Bautista’s housing stock. These factors include market mechanisms, government codes, and physical and environmental constraints. This Chapter addresses those potential constraints.
A. Market Constraints
A variety of market-based constraints influence the development, maintenance, and improvement of the city’s housing stock. These include land and construction costs, financing availability, labor laws, and external economic pressures. While many of these factors are beyond local control, the City has a role in implementing strategies and programs to mitigate their impact. The following discussion highlights market constraints to the production, maintenance, and improvement of housing.
1. Development Costs
The cost of housing development is directly influenced by the price of land, labor, and construction materials. In San Juan Bautista, rising land values and demand from commuters to nearby Silicon Valley have increased housing costs. These factors are compounded by limited land availability, making housing production more expensive.
2. Construction Costs
Construction costs vary widely according to the type of development, location, and environmental or design conditions. According to the International Code Council (ICC), in 2021 the average cost of good quality construction was identified as $203.34 per square foot for multi-family homes and $189.34 per square foot for single-family homes.2 Additional costs can also fluctuate based on project specific environmental conditions such as poor soil conditions and/or contamination, environmental studies in compliance with State law due to the habitat, cultural and historic sensitivity of the region. Furthermore, the City of San Juan Bautista is a historic community with various properties listed in local, state and/or federal historic preservation inventories. As new developments come in, the community emphasizes the strong desire for new development to be of quality, aesthetic historic design Although using lower-cost materials or reducing amenities could reduce development costs, such measures may not align with the community’s vision for
2 https://www.iccsafe.org/wp-content/uploads/BVD-BSJ-AUG21.pdf Chapter
3 3. Housing Constraints
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high-quality, context-sensitive development. Alternative housing types, such as prefabricated or manufactured homes, are allowed in San Juan Bautista and may offer cost-effective construction options.
3. Land Costs
Land costs are one of the most significant contributors to housing prices. In San Juan Bautista, the small land area, limited turnover, and proximity to high-cost regions contribute to elevated land values. Based on online real estate listings, land prices within the city may reach $637,000 for a 5- acre parcel, depending on location, zoning, and viewshed.
As vacant land becomes scarcer, developers increasingly pursue underutilized infill sites, often requiring demolition or complex entitlement processes, further increasing costs. Zoning flexibility and streamlined review procedures can help reduce development delays and encourage housing reinvestment.
4. Labor Costs
Labor costs are generally consistent across a region and are influenced by wage standards, labor availability, and regulatory requirements. A significant factor affecting labor costs in California is the application of prevailing wage laws, such as:
• Senate Bill (SB) 975 (2002) – SB975 expanded the definition of “public works,” applying prevailing wage requirements to many projects involving public/private partnerships or public subsidies.
• SB 972 provides limited exemptions, such as:
1. Self-help housing with 500+ hours of labor by homebuyers,
2. Construction or expansion of transitional housing for the homeless,
3. Rehabilitation of single-family homes, and
4. Affordable housing with long-term affordability and low-income occupancy.
While these exemptions provide some relief, they are not broad enough to significantly lower labor costs in most public-assisted housing projects. Future City-assisted developments will be subject to these prevailing wage standards.
5. Mortgage and Rehabilitation Financing
Access to mortgage and rehabilitation financing plays a critical role in housing stability and property maintenance. In San Juan Bautista, rising home prices and limited income growth have restricted the ability of low- and moderate-income households to secure homeownership or reinvest in existing properties.
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City of San Juan Bautista 6th Cycle Housing Element
• Many residents, particularly seniors and lower-income households, may not qualify for traditional loans.
• Without financial assistance, property maintenance and rehabilitation can be difficult, leading to deferred repairs and declining housing quality.
The City intends to seek Community Development Block Grant (CDBG) funding and other state/federal resources to support local home improvement and rehabilitation programs in future Housing Element cycles.
6. Foreclosures and Property Maintenance
Although the foreclosure crisis of the late 2000s has largely subsided, intermittent foreclosures still pose challenges to the community. Vacant homes undergoing foreclosure can:
• Remain unmaintained for extended periods,
• Depress nearby property values,
• Contribute to neighborhood decline through vandalism or illegal activity.
The City’s ability to address maintenance issues has been hampered by ownership of foreclosed homes by out-of-area banks or entities with limited communication and low engagement. While the City continues to use code enforcement tools, greater interagency coordination may be needed to address long-term vacancy and maintenance concerns.
7. Typical Development Time Frame
Lengthy development timelines can increase costs by adding holding and financing expenses.
However, in San Juan Bautista, the average development timeline from project entitlement to construction start is 9 to 14 months, which falls within typical industry expectations.
This relatively efficient processing period supports housing feasibility and reflects the City’s ongoing commitment to streamlining permitting. The City will continue to monitor development timelines and make refinements as needed. At this time, no additional housing program is required, but future Housing Element updates will reassess permitting constraints.
While San Juan Bautista faces many of the same market-based housing constraints as other communities in California, the City has the opportunity to respond with thoughtful land use policy, permitting reforms, and funding strategies. By addressing factors such as high development costs, limited financing options, and rising land prices, the City can support the production and preservation of a wider range of housing choices for all income levels.
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City of San Juan Bautista 6th Cycle Housing Element
B. Governmental Constraints
Local government regulations play a critical role in shaping the availability, type, and cost of housing. While land use controls, development standards, and permitting procedures help ensure public safety and promote orderly development, they may also present constraints to housing production, particularly for affordable and special needs housing. This section addresses the governmental constraints that may impact housing development in San Juan Bautista.
1. Provisions for a Variety of Housing Types
The City’s Zoning Ordinance accommodates a broad range of housing types to meet the needs of households across all income levels and demographic groups.
Multi-Family Housing
According to the 2021 U.S. Census, multi-family housing represents approximately 26.3% of the existing housing stock in San Juan Bautista. Currently, the City’s Zoning Ordinance allows multifamily projects in the R-2 and R-3 zoning districts, with densities of 11 to 21 units per acre allowed in the R-3 zone. In addition, multi-family housing, such as apartments and condominiums are permitted in the Mixed Use (MU) district through the appropriate site design review. The density allowed for the MU is 8 to 15 units per acre. Additionally, housing units located above commercial is also conditionally permitted in the Commercial (C) district.
To support greater density, Housing Program 3.13 proposes increasing allowable densities in R-3 and MU zones to 20–24 units per acre.
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)
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Accessory Dwelling Units (ADUs)
The City permits ADUs ministerially in accordance with State law (Gov. Code §§ 65852.2 and 65852.22). Ordinance No. 2021-03 updated local regulations to ensure compliance with AB 68, AB 881, SB 13, and other recent legislation. ADUs are allowed by right in R-1, R-2, R-3, and MU zones.
Key ADU provisions include:
• No separate sale from the primary dwelling
• Must be located on a residential lot with an existing home • Attached or detached; up to 800 square feet for detached units • No additional setbacks required for garage conversions • No impact fees for units under 600 square feet
• Ministerial approval for internal ADUs; external ADUs require site review Single Room Occupancy (SRO) Units
SROs provide compact, cost-effective housing and are particularly useful for meeting extremely low-income needs. The City has no restrictive development standards that would preclude SROs.
Program 3.5 has been amended to permit SROs by right in R-2, R-3, and R-4 zones, and conditionally in Mixed Use (MU) zones.
Factory-Built and Mobile Homes
Manufactured and factory-built homes are permitted in R-1, R-2, and A zones, consistent with the California Building Code. Mobile home parks are conditionally permitted in R-3 zones and represent approximately 2.9% of the city’s housing stock. While no mobile home rent stabilization ordinance exists, the City monitors conditions and may explore protections in future Housing Element cycles.
Special Housing Needs
In addition to conventional housing, the city also permits various special housing need types. These include residential care facilities, transitional and supportive housing, emergency shelters, group care facilities, and farm labor housing. These housing types are accommodated across multiple zones, as shown in Table 3-2 below.
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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
Furthermore, the location of subsidized housing in San Benito County and the City of San Juan Bautista is shown in Figure 3-1.
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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.
Residential Care Facilities
The California Community Care Facilities Act (Health and Safety Code §1500 et seq.) requires that residential care facilities serving six or fewer persons be treated as single-family homes and allowed by right in all residential zoning districts that permit single-family dwellings. These facilities must not be subjected to any use permit, zoning variance, or other discretionary city approval that is not required of a single-family residence.
The City of San Juan Bautista Zoning Ordinance complies with this mandate by allowing small residential care facilities (six or fewer residents) in all zones where single-family homes are permitted. These facilities are held to the same development standards as single-family dwellings.
Larger residential care facilities (seven or more persons) are permitted conditionally in R-3 and MU zones.
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While small residential care facilities are permitted, the current Zoning Code requires Site Review, which creates an undue constraint. To remove this barrier, Program 3.13 has been updated to eliminate the Site Review requirement for small residential care facilities.
Transitional and Supportive Housing
Transitional housing typically provides temporary accommodations (from six months to two years) for individuals or families transitioning to permanent housing. Supportive housing is permanent, affordable housing with supportive services for individuals with disabilities or chronic conditions.
The City amended its Zoning Ordinance in October 2019 to comply with SB 2 by permitting transitional and supportive housing as a residential use in residential and public facility zones, subject only to the same regulations as other residential uses in those zones. Mixed-Use zones, which contain the most vacant space near amenities, are prioritized for such development.
Despite these actions, the Zoning Ordinance remains noncompliant with AB 2162, which requires supportive housing to be permitted by right in zones allowing multifamily or mixed-use residential uses, including some non-residential zones. Program 3.7 has been added to amend the Zoning Code to achieve compliance within one year.
Additionally, the Zoning Ordinance does not yet allow Low Barrier Navigation Centers (LBNCs) by right in mixed-use or non-residential zones where multifamily uses are permitted, as required by Government Code §65660 et seq. Program 3.8 addresses this by directing a zoning update within one year to ensure compliance.
Emergency/Homeless Shelters
Emergency shelters provide temporary shelter for individuals or families without requiring a lease or long-term agreement. The City allows emergency shelters by right in the Public Facilities (PF) zone and conditionally in R-1, R-2, R-3, and MU zones, as identified in Table 3-2.
To fully align with State law and eliminate constraints, a program has been added to revise the Zoning Code to permit emergency shelters by right in at least one zone where sufficient capacity exists and to eliminate any discretionary requirements not allowed by law.
Farm Labor Housing
The City permits farmworker housing in the R-2, R-3, and A (Agricultural) zones, subject to Site Review. In 2014, the Municipal Code was amended to comply with Health and Safety Code §§17021.5 and 17021.6:
• Housing for six or fewer employees must be treated the same as a single-family residence in residential zones.
• Farmworker housing of up to 36 beds or 12 units in agricultural zones is deemed an agricultural use and must be allowed without a conditional use permit.
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City of San Juan Bautista 6th Cycle Housing Element
Program 3.10 directs amendments to the Zoning Code to fully comply with the Employee Housing Act and remove additional constraints, such as minimum parcel sizes or requirements that farmworkers reside on the property where they work. The City is also exploring incentives, such as the inclusionary housing program, to increase the supply of farmworker housing.
2. Development Standards
Development standards in San Juan Bautista are governed by the General Plan and Zoning Ordinance and define the type, density, and design of housing. Table 3-3 summarizes land use categories that allow residential uses, while Table 3-4 details residential development standards by zoning district.
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.
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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.
To address inconsistencies between zoning densities and General Plan preferred densities, Program 3.13 proposes amending the Zoning Code and Land Use Element to clarify that minimum densities apply to all qualifying development projects.
Current zoning requirements—including 75% of single-family lots being a minimum of 7,500 square feet—can constrain affordable housing development. To address this, Program 3.13 will reduce the minimum lot size requirement to 5,000 square feet.
Additionally, the 450 square foot private open space requirement for multi-family developments is a constraint on smaller projects. Program 3.13 proposes exempting developments with fewer than 10 units from this requirement.
The City revised development standards for the mixed-use parcel (APN 002-350-002) to accommodate RHNA obligations, as summarized in the document. These special standards provide ministerial approval and density bonuses for affordable housing.
Although current development standards are generally comparable to neighboring jurisdictions, the City continues to assess potential constraints. San Juan Bautista requires one affordable housing unit for every five market-rate units in residential or mixed-use developments with six or more units.
Parking Requirements
Parking standards are summarized in Table 3-5. Requirements vary by unit size and type, with opportunities for waivers via density bonus law or Planning Commission discretion. ADUs are exempt from parking requirements under specified conditions, such as proximity to transit or location within a historic district.
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Table 3-5: Parking Requirements
Housing Type1 Covered Spaces Uncovered
Spaces Guest Parking
Single-Family Dwelling 1 1 --
Multifamily Dwelling
Studio 1 -- ½ space per unit
1-Bedroom 1 -- ½ space per unit
2-Bedroom 1 1 ½ space per unit
3-Bedroom 1 1 ½ space per unit
4-Bedrrom 1 2 ½ space per unit
Emergency Shelter 1 space per 5 beds -- --
Transitional Housing 1 space per unit -- --
Affordable Housing 1 -- --
ADU2-- 1 --
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 provides flexibility to encourage residential development through mechanisms such as:
• Permitting residential uses in commercial and mixed-use zones • Density bonuses for affordable and special needs housing • Allowing non-conforming uses and structures to be maintained and expanded • Providing reasonable accommodation for individuals with disabilities In 2019, the City adopted Ordinance 2019-07 to codify the reasonable accommodation process, with administrative review and no application fee. A new housing program (Program 5.2) will promote public awareness of this process.
The City’s definition of “Family” is inclusive and does not limit occupancy based on blood relationship, avoiding discriminatory housing barriers.
3. Development Permit Procedures
The City of San Juan Bautista administers residential permit applications through the Community Development Director, with processing timelines averaging two months. Site Plan and Design Review is required for all new multi-family and commercial developments, as well as certain projects located within the City's Historic District. This review ensures consistency with applicable
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development standards and aesthetic goals of the community. The review process is efficient when applications are complete and in compliance with building, fire, engineering, and planning codes.
Site Plan and Design Review (and Historic Review)
Projects subject to Site Plan and Design Review include new commercial and multi-family developments. Residential remodels located within the Historic District may also trigger review requirements. The typical review period from submittal to Planning Commission decision is approximately two months. Approval findings include:
• Consistency with San Juan Bautista Municipal Code.
• Alignment with the General Plan and any applicable specific or community plans. • Safeguarding of the City’s historic, cultural, and architectural heritage. An architectural historian is retained to assess projects with potential impacts. • Compatibility with surrounding development through design, materials, color, and articulation.
• Harmonious site layout and minimal impact on significant views or solar access. • Massing and architectural articulation to avoid monotony. • Landscape design that complements the project and promotes water conservation. • Promotion of public health and safety without hazards to pedestrian or vehicular traffic. • Adequacy of public facilities and infrastructure to serve the project.
These findings aim to provide an objective, predictable framework for permit applicants, reducing uncertainty and costs. Planning Commission approval is required for all Site Plan and Design Reviews.
To eliminate ambiguity in historic permit requirements, Program 3.13 will revise Zoning Code Chapter 11-18 and clarify Section 11-06, identifying specific project types that require a Historic Permit. This amendment supports timely, clear, and consistent project review.
Further, Program 4.6 proposes to remove subjective language—such as "compatible," "harmonize," "peace," "morals," "comforts," and "general welfare"—from permit findings. These terms will be replaced with objective standards to minimize barriers to housing development.
Multifamily Housing Permits
The City encourages early consultation through informal presentations to the Planning Commission.
This allows developers to receive feedback and refine their applications before formal submittal.
Upon formal submittal of a building permit, the City reviews completeness and code compliance before scheduling the project for Planning Commission review. Projects that incorporate initial
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feedback typically achieve faster approvals. The entire process—from submittal to approval—can take between one and three months.
Conditional Use Permits (CUPs)
CUPs are required for uses necessitating site-specific evaluation, such as residential uses in commercial zones, large community care facilities, and emergency shelters. Currently, these require submission of detailed plans and supporting documentation. Processing times depend on environmental review and public hearings and typically require a few months.
To align with Government Code §65583(a)(5), a program has been added to amend the Zoning Ordinance to permit emergency shelters as residential uses by right, eliminating discretionary CUP requirements. Ministerial permits for compliant projects will be approved administratively..
Planned Unit Development (PUD) Permits
The PUD process consolidates various planning approvals into a single, flexible review framework.
It enables developers to address site constraints and deliver innovative housing products. Without environmental review, PUD approvals typically take 6 to 9 months. PUDs are frequently used for sites exceeding one acre where conventional zoning is restrictive.
Permit Streamlining: SB 35, Permit Streamlining Act, Subdivision, and CEQA Regulations Senate Bill 35 (SB 35), enacted in 2017, mandates ministerial review of qualifying affordable housing developments in jurisdictions not meeting RHNA targets. HCD has determined that San Juan Bautista is subject to SB 35 provisions. Projects with at least 50% of units affordable to households earning up to 80% AMI qualify. Such projects are reviewed ministerially and are exempt from CEQA. Program 4.3 addresses implementation of SB 35.
In addition, all permit reviews must comply with the Permit Streamlining Act, Subdivision Map Act, and CEQA Guidelines. CEQA determinations and initial project reviews must occur within 30 days of a complete application. The City adheres to these mandated timelines.
Permit Processing Summary
For most residential projects, the City's permit procedures are clear and compliant with State timelines. Concurrent processing is used to expedite Planned Unit Developments, and affordable housing receives priority handling. A one-stop permit center further improves efficiency.
However, larger projects requiring subdivision approval may experience delays of up to one year due to time needed for construction drawings and financing. Current zoning allows for only a oneyear approval period with no extensions, creating a barrier for complex projects.
To mitigate this, Program 4.6 proposes extending the approval period to two years, with an additional two-year administrative extension by the Planning Director. Projects associated with subdivision maps will follow the life of the map approval.
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Permit Processing Approval Time
Table 3-6: Permit Processing Approval Time
Entitlement involving
New Housing Units Administrative Planning Commission City Council Typical Time Frame (days) Minor Site Plan Review x 30
Design Review x 60
Conditional Use Permit x 60
Variance x 60
Multifamily Project x 30-90
Rezone, General Plan
Amendment, Tentative
Map (more than 4 lots)
x x 90
Planned Unit
Development* x x 180-270
CEQA-EIR** x x 30-360
* Planned Unit Development – Other permits are processed concurrently with PUD to save time. ** EIR timeline follows the CEQA Timelines due to the complex nature of projects. CEQA Exemptions are provided where state statutes permit, especially for infill and housing projects exempted.
4. Growth Management
The City of San Juan Bautista has historically utilized a Growth Management Ordinance (GMO) to regulate the pace of development. However, on January 12, 2009, the San Benito County Superior Court declared the City’s prior GMO to be invalid, unlawful, and unenforceable. In response, the City adopted Ordinance No. 2009-03, which implemented a revised GMO with the intent to ensure adequate residential development while remaining within the limitations of existing sewer and water capacity. This ordinance established a framework to accommodate growth aligned with General Plan goals and included provisions to incentivize housing for senior, disabled, and lowerincome households.
The revised ordinance expired in 2015 and is no longer in effect. As such, the City currently has no formal growth management ordinance in place, and there are no artificial limits on residential development. To maintain compliance with Government Code §65583(a)(5), this Housing Element includes a program to formally repeal outdated growth management provisions from the municipal code, eliminating any potential ambiguity or constraint to future housing production.
In addition, the City is actively working toward amending its Sphere of Influence (SOI) to match its existing city limits. This adjustment will provide consistency between the City’s jurisdictional and planning boundaries. In May 2025, the City and San Benito County entered into a Memorandum of Understanding (MOU) to coordinate land use and growth within the broader Planning Area. The MOU ensures that the County will notify the City of any proposed growth or development within
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the Planning Area, enabling San Juan Bautista to remain engaged in discussions about potential expansion and to coordinate infrastructure, housing, and service planning effectively.
6. Building Codes, Site Improvements, and Development Fees The City of San Juan Bautista has adopted and enforces the 2022 California Building Standards Code (Title 24), including the California Building Code (CBC), which became effective on January 1, 2023.
These regulations establish construction standards and require inspections at various stages of development to ensure compliance with minimum health, safety, and accessibility requirements.
The City has not adopted any local amendments to the CBC, and enforcement remains consistent with State-mandated protocols.
In addition to structural and safety requirements, the CBC incorporates federal accessibility requirements under the Americans with Disabilities Act (ADA). For residential construction, this includes mandates for a minimum number of accessible units in certain developments. While compliance with these codes may increase development and rehabilitation costs, they are essential for protecting public health and safety and ensuring inclusive housing.
The California Building Standards Commission updates Title 24 on a three-year cycle. The 2022 edition is the most current version and reflects the State’s ongoing efforts to improve building performance, energy efficiency, resiliency, and sustainability. Local governments may adopt amendments to the State Code with appropriate findings, although San Juan Bautista currently applies the State-adopted version without modifications.
On-Site and Off-site Improvements
Residential projects are required to provide appropriate on-site improvements, including curbs, gutters, sidewalks, sewer and water connections, drainage systems, and landscaping. In some cases, street dedications or upgrades may be necessary to meet fire safety and emergency access standards. Off-site improvements, such as utility extensions and roadway infrastructure, are also required to support residential development.
The City confirms that properties within the Housing Element sites inventory are not constrained by access, shape, easements, or other physical impediments that would preclude development.
Infill residential developments may be conditioned to install improvements based on site-specific needs.
To ensure fair cost distribution for infrastructure, San Juan Bautista requires developers to make pro-rata payments toward off-site improvements such as water, sewer, storm drainage systems, and traffic control facilities. These requirements are standard practice among California jurisdictions.
Housing construction imposes both short- and long-term costs on communities. Short-term costs include the provision of planning services and inspections, while long-term costs are associated
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with the maintenance and improvement of the City’s infrastructure, facilities, parks, and streets.
In response to the fiscal constraints imposed by Proposition 13, many California cities, including San Juan Bautista, rely increasingly on planning and development fees to fund services required by new housing.
Development Impact Fees
To recover the cost of providing public services and processing development applications, the City collects various fees from developers. These include fees for planning, zoning, subdivision map act compliance, CEQA review, plan check, and building permits. Planning fees were last updated in April 2019, and zoning fees in October 2021. The City's one-stop permit center uses a deposit-based system, with staff hours tracked to ensure transparent billing.
Table 3-7: Fee Schedule
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
The City also collects impact fees pursuant to AB 1600 to fund capital improvements. Estimated impact fees are approximately $38,400 for a typical 1,800-square-foot single-family home and about $9,600 per unit for a 3,000-square-foot four-plex. These fees represent around 10 percent of the total development cost.
Given the small size of the city and limited tax base, these development fees are necessary to ensure that new housing does not burden existing residents. Fees are uniformly applied across residential, commercial, and industrial uses. The City occasionally grants fee waivers or reductions
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for affordable housing developments, mitigating potential constraints. A variety of residential uses are exempt from fees or inclusionary housing requirements.
The practice of reducing planning and development fees in response to SB 975 has influenced construction costs and reduced the prevalence of public-private partnerships. While a decrease in land costs may offset these impacts, recent housing cycles do not provide conclusive evidence of this outcome. The City continues to monitor costs to support housing production goals.
The City of San Juan Bautista adheres to the street design standards of the City of Hollister.
Residential street right-of-way is generally 40 feet from curb to curb, with flexibility provisions described in Section 3.B of this Housing Element.
Although Proposition 13 has limited the ability of cities to generate property tax revenue, San Juan Bautista has worked to streamline and reduce development processing fees. These adjustments have helped keep overall development costs manageable while ensuring the availability of critical infrastructure and public services.
In compliance with SB 975, the City acknowledges potential limitations in public-private partnerships and funding mechanisms that previously supported affordable housing. While the long-term market impacts of SB 975 remain uncertain, the City continues to monitor construction costs and land values to maintain housing affordability and production goals.
8. Short-Term Rental (STR) Ordinance
The City of San Juan Bautista adopted a Short-Term Rental (STR) Ordinance in 2019 to regulate the use of housing units for stays of 29 consecutive days or fewer. The ordinance requires all STR operators to obtain an annual permit, valid through June 30 of each year, and to renew it in conjunction with a business license. STRs must also comply with all local, state, and federal regulations and are subject to the City’s Transient Occupancy Tax (TOT).
The STR Ordinance is intended to strike a balance between promoting tourism and economic activity and preserving the availability of long-term housing. By regulating STRs, the City aims to reduce potential negative impacts on housing supply while ensuring neighborhood compatibility and public safety.
The above analysis shows that a wide range of local policies and requirements—from building codes and infrastructure standards to development fees and STR regulations—can influence the cost and feasibility of residential development. However, the City’s proactive approach through flexible development standards, adherence to state-mandated permit streamlining, and targeted housing programs offers the potential to reduce regulatory constraints. These efforts support a more efficient, affordable, and diverse housing supply while ensuring compliance with health, safety, and environmental standards.
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C. Environmental and Infrastructure Constraints
Physical environmental conditions and infrastructure availability directly affect the feasibility, cost, and timing of residential development. This section addresses key environmental and infrastructure constraints relevant to housing production in San Juan Bautista.
1. Environmental Constraints
Discussed below are the major environmental constraints in the city, a more detailed discussion of environmental safety issues is provided in the Safety Element of the General Plan.
Geologic Hazards
San Juan Bautista is located adjacent to the San Andreas Fault zone, with much of the eastern portion of the city—specifically Block Group 6 of Census Tract 2—falling within a designated earthquake fault zone. The U.S. Geological Survey estimates that the San Andreas Fault could generate earthquakes of up to magnitude 8.5, with potential for significant structural damage. The city is also subject to seismic activity from the Calaveras Fault located 8 miles to the east.
In addition to ground shaking, the city faces risks associated with fault creep, which can damage infrastructure such as underground utilities and roadways. While liquefaction is more prominent in areas adjacent to the city, unreinforced masonry structures in San Juan Bautista are especially vulnerable to seismic damage. Consequently, building in the city requires enhanced structural safety measures, increasing construction costs.
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Figure 3-2: Faults and Earthquake Zone in San Juan Bautista Source: The City of San Juan Bautista, 2023
Soils and Slopes
The predominant soil type in San Juan Bautista is Rincon loam (RnC), with 2 to 9 percent slopes and slow permeability. These soils are well-drained and suitable for a variety of agricultural uses. The northeastern part of the city contains Clear Lake clay (Ch), which is poorly drained and located in flood-prone basins. The western outskirts include Los Gatos clay loam (LvE), characterized by steeper slopes and primarily used for rangeland and watershed protection. These varying soil types can influence the cost and design of residential developments.
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Figure 3-3: Soils composition in San Juan Bautista
Source: U.S. National Cooperative Soil Survey; the City of San Juan Bautista, 2023 Flood Hazards
Flood risks in San Juan Bautista are limited to areas near San Juan Creek and its tributaries, primarily affecting Block Group 6. FEMA-designated flood hazard zones (A, AO, AH, and X) delineate areas with varying degrees of risk, ranging from shallow flooding to moderate risk zones. These classifications help guide land use, permitting, and construction standards in areas where flooding may pose a hazard. Zone A represents areas of 1% annual flood risk without base flood elevations; Zones AO and AH refer to shallow flooding areas (1–3 feet) with or without base flood elevation data; and Zone X indicates areas of minimal or moderate flood risk. These zone designations are used to inform local land use decisions and ensure that residential development occurs with appropriate flood mitigation
Some sites identified in the Housing Element for future residential development fall within these zones and may require flood mitigation measures, see Figure 3-4.
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Additionally, in January and March of 2023, significant winter storms resulted in flooding that impacted several homes located in FEMA-designated flood hazard areas, particularly in the southern part of the city. These events emphasized the vulnerability of specific parcels within the floodplain and highlight the importance of continued hazard mitigation efforts and appropriate land use planning in these zones.
Figure 3-4: Flooding Risk Zone in San Juan Bautista
Source: FEMA, the City of San Juan Bautista, 2023
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Table 3-8: Description of Flooding Risk Zones
Flood Hazard
Zone Shallow Flooding Description in Figure 3-4
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
Fire risk is heightened in areas with older housing stock and in the historic downtown core. Regional drought conditions and proximity to chaparral-covered hills increase the potential for wildfires. 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, however for fire hazard areas within the city limits, fire services have changed. In May 2013, the City’s volunteer fire department was dissolved following a contract with the Hollister Fire Department to provide fire services. However, in January 2024, the Hollister Fire Department issued notice that it would no longer provide services to San Juan Bautista after December 2024.
Negotiations between the City of Hollister, the City of San Juan Bautista, and San Benito County to extend services were unsuccessful. As of June 2025, the City of San Juan Bautista is proceeding with the establishment of its own municipal fire department to ensure continued emergency response capabilities..
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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.3 As shown in the Figure 3-6, there is no parcel designated under the Williamson Act within the City of San Juan Bautista. However, while no parcels within the city boundaries are enrolled under the Williamson Act, 19 Williamson Act parcels intersect with or are adjacent to San Juan Bautista’s census block groups. These parcels are subject to land use restrictions aimed at preserving
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agricultural or open space uses, which may influence future development opportunities near the city’s edge.
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 Infrastructure Constraints
Adequate infrastructure is essential to support new housing development. San Juan Bautista requires both on-site and off-site improvements such as water, sewer, drainage systems, and roadways. The City verifies that all sites in the Housing Element’s inventory are accessible and unconstrained by shape, easements, or other physical barriers.
Pro-rata payments are required from developers to fund infrastructure extensions and improvements, including sewer, water, and traffic systems. These requirements ensure that infrastructure keeps pace with growth and that new development does not burden existing residents.
While such requirements increase housing development costs, they are standard across jurisdictions and necessary to maintain public health and safety. To reduce regulatory barriers and
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support affordability, the City employs flexible development standards and streamlines the permit process in accordance with state law.
Through ongoing coordination with utility providers and regional agencies, San Juan Bautista continues to monitor and plan for infrastructure capacity to meet current and projected housing needs.
2. Public Facilities and Services
In planning for growth, it is important to ensure that adequate public facilities and services are available to meet anticipated demand. San Juan Bautista provides its own water and wastewater utility services. The City adopted Water and Wastewater Master Plans in November 2020 based on growth projections through 2035 and beyond, using a 1.9% annual growth rate. In August 2023, LAFCO agreed to prepare a new Municipal Services Review incorporating the City's water and wastewater infrastructure plans.
Water Supply
The City sources water from three municipal groundwater wells (Well #1, Well #5, and Well #6).
Water use in the area includes residential, agricultural, and industrial needs, with agriculture accounting for up to 90% of total demand. While the system currently meets State redundancy and source capacity requirements, Well #6 was temporarily decommissioned in March 2020 due to high nitrate levels. The City has since installed nitrate-removal technology and re-permitted Well #6 for limited use (100 gallons per minute).
To address elevated sodium and chloride levels, the City entered into an Administrative Order on Consent with the EPA in 2021 and a settlement with the Regional Water Quality Control Board in 2022. These agreements require the City to blend groundwater with imported surface water from the San Benito County Water District at a 60/40 ratio. An MOU to design the pipeline was signed in February 2021, and permanent agreements have since been drafted. The project is expected to be completed by July 2025 and is sized exclusively for San Juan Bautista's projected needs.
Sewer Service
The existing wastewater treatment plant, built in 1978 and upgraded in 1986, currently operates at 80% capacity and exceeds discharge limits for sodium and chloride. Following state and federal enforcement actions, the City agreed to decommission its facility and export wastewater to the Hollister plant, which is operating at 30% of its capacity.
A 40-year wastewater agreement with the City of Hollister was executed in June 2023. The sanitary sewer main project began construction in September 2023 and will be completed in 2024, ensuring wastewater treatment capacity through 2040 and beyond.
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Dry Utilities
Electricity and gas are provided by PG&E, while telecommunications are offered by AT&T. These providers currently have sufficient infrastructure to accommodate the City’s RHNA allocation of 88 new housing units.
The planned infrastructure improvements are consistent with the City’s long-term growth projections and are sufficient to support future housing development, including all units in the current RHNA cycle.
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City of San Juan Bautista 6th Cycle Housing Element
This chapter identifies the resources available to facilitate the development, rehabilitation, and preservation of housing in San Juan Bautista. It includes an evaluation of land resources, financial and administrative tools, and the City’s capacity to meet its share of the regional housing need.
A. Regional Housing Needs
The Regional Housing Needs Allocation (RHNA) process is a state-mandated effort to ensure that cities plan for sufficient housing to meet future demand. The California Department of Housing and Community Development (HCD) assigns a housing allocation to each region. The San Benito County Council of Governments (SBCOG) then distributes a fair share of that regional need to individual jurisdictions.
San Juan Bautista’s RHNA for the 6th Housing Element Cycle (2023–2031) is 88 units. The City must identify adequate and suitable sites to accommodate this allocation across all income categories, with a particular emphasis on very low- and low-income households.
B. City Incentives towards Housing Production
1. Inclusionary Housing Ordinance
Adopted in 2007, the City’s Inclusionary Housing Ordinance requires that residential developments of six or more units for sale and five or more units for rent provide housing affordable to very lowand low-income households or pay an in-lieu fee. The ordinance includes clear criteria for calculating required affordable units, restrictions on pricing and resale, and deed restrictions to ensure affordability for a minimum of 55 years.
Although many parcels in the City are small and fall below the unit threshold for mandatory compliance, the City continues to monitor the ordinance’s effectiveness. Program 3.2 proposes updates to this ordinance to allow for alternative compliance and streamlined review for projects that provide more affordable housing than required.
2. Affordable Housing Incentives and Density Bonuses
San Juan Bautista complies with California Density Bonus Law, which allows eligible projects to increase allowable density by up to 35 percent and benefit from regulatory incentives, such as reduced parking standards and modified development requirements. A Zoning Code amendment to align with current Density Bonus Law will be completed by December 2026.
Chapter
4 4. Housing Resources
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3. Planned Unit Development (PUD) Process
The PUD process permits flexible development standards on sites larger than one acre. This mechanism encourages creative design solutions, enhances land use efficiency, and accommodates diverse housing types, thereby supporting broader housing goals.
4. Mixed Use District
The City’s Mixed-Use zoning enables residential development in combination with commercial uses. Upper-floor residential units above commercial spaces provide cost-effective housing options near amenities, promoting walkability and downtown vitality.
5. Collaboration with Non-Profit Organizations
The City continues to engage nonprofit housing developers to leverage external funding and expertise. Although limited land and financial resources constrain the extent of these partnerships, the City remains committed to identifying feasible collaboration opportunities.
6. Housing Access for Persons with Disabilities
The City analyzed constraints affecting housing for individuals with disabilities as part of this Housing Element update. Group homes for six or fewer residents are permitted by right in residential districts, while larger licensed homes require a Conditional Use Permit in the R-3 zone.
An amendment is proposed to allow licensed facilities with seven or more residents in all residential zones with a CUP, consistent with HCD guidance.
Building codes comply with Title 24 and ADA standards, ensuring accessibility in new developments.
The City also allows flexibility in parking and development standards to support accessible housing projects. Permitting procedures are streamlined for accessibility-related modifications, enabling reasonable accommodations through over-the-counter approvals.
C. Adequate Sites for Housing
A key component of this Housing Element is the demonstration of adequate sites to accommodate the City’s RHNA obligation. Site inventory was developed using San Benito County GIS data, Assessor’s data, and City field verification. Sites with infrastructure access, development feasibility, and minimal environmental constraints were included.
1. Vacant and Underutilized Sites
Numerous vacant and one partially vacant site are located within City limits and zoned to accommodate residential or mixed-use development. These infill sites are accessible to infrastructure, though some may require local utility extensions.
HOUSING RESOURCES
City of San Juan Bautista 6th Cycle Housing Element
Key Affordable Housing Site – APN 002-350-002
This 3.84-acre, partially vacant parcel in the Mixed-Use district is subject to special zoning standards adopted in 2019. These standards mandate:
• Minimum density of 20 units/acre, maximum 24 units/acre; • At least 20% of units affordable to lower-income households; • By-right approval process for residential development; • Flexibility for full residential or mixed-use configurations; • Protection of the historic Chalmers House on site.
Environmental constraints include air quality impacts due to proximity to Highway 156, biological concerns (potential habitat for the California tiger salamander), and historic preservation requirements. Program 4.6 proposes an amendment to extend the site’s special zoning standards through 2031 to match the Housing Element planning period.
Complete Housing Sites Inventory
Table 4-1 identifies specific sites, associated development capacities, and environmental considerations. Table 4-2 summarizes units by income category. Figures 4-1 and 4-2 map these sites. While some sites lie in flood, fire, or seismic hazard zones, all are developable in compliance with applicable state and local codes.
Infrastructure is sufficient to serve the identified sites. As detailed in Chapter 3, infill sites are connected or adjacent to existing utilities and roadways. Developers will pay applicable fees for service connections and system upgrades.
Identified Sites and Affirmatively Furthering Fair Housing (AFFH) As part of its obligation to affirmatively further fair housing (AFFH), the City of San Juan Bautista has evaluated the geographic distribution of its housing sites inventory to ensure equitable access to housing opportunities and to prevent the concentration of lower-income housing in any specific area.
San Juan Bautista is a small city located entirely within Census Tract 0200, with the northern portion situated in Block Group 2 and the southern portion in Block Group 6. Due to the City’s compact size and absence of formalized neighborhoods, housing sites are inherently dispersed.
The identified vacant and underutilized parcels are infill lots located throughout the city and are not clustered in any one area. This distribution promotes integration and avoids concentration of lower-income units in a single location.
As outlined in the Fair Housing Analysis (see Appendix 1), the City evaluated indicators of segregation, access to opportunity, and disproportionate housing needs. Page AFFH-10 onwards,
HOUSING RESOURCES
City of San Juan Bautista 6th Cycle Housing Element
the Appendix interprets these factors using data and mapping tools provided by the Tax Credit Allocation Committee (TCAC). The analysis confirms that the distribution of sites supports fair housing goals.
Figure 4-1 maps the RHNA sites across the City’s two Block Groups, showing a broad and equitable geographic spread. This spatial diversity ensures that future residential developments, including affordable units, are located in areas with access to schools, public services, and other amenities— thereby advancing housing equity citywide.
Table 4-2 summarizes the Housing Sites Inventory, including zoning, environmental constraints, and infrastructure availability. The City’s approach to site selection ensures that all RHNA units— particularly for lower-income households—can be accommodated without creating or reinforcing existing patterns of segregation.
Figure 4-1 displays the location of all RHNA sites across the city’s two census block groups. This dispersion promotes integration and avoids clustering of affordable housing, ensuring that all future residential development supports fair housing objectives.
Table 4-1: Summary of Vacant Sites by Assumed Income Level Affordability Level Net Acres Capacity RHNA Allocation Unmet Need Homeless Shelter 0.48 N/A N/A N/A
Extremely Low, Very
Low, and Low
3.84 61 32 0
Moderate 1.5 24 18 0
Above Moderate 11.63 71 38 0
Total 17.45 156 88 0
Source: Compiled by Realty Planners Group, Inc; City of San Juan Bautista.
Development capacity estimates are based on the minimum allowed densities per zoning district, with a conservative estimate of at least one unit per lot. The summary demonstrates that the City has sufficient capacity to accommodate its entire 6th Cycle RHNA allocation across all income levels, without the need for rezoning.
City of San Juan Bautista 6th Cycle Housing Element
Figure 4-1: Vacant Sites Inventory
Source: City of San Juan Bautista (Map Prepared by San Benito County).
Figure 4-2: Vacant Housing Sites Inventory by Census Tract/Block Group
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Table 4-2: Housing Sites Inventory
Map
#
APN Acres General
Plan Zoning Density2 Min. Density Allowed
Realistic
Density2
Afford.
Level
Env.
Constraint Infrastructure Prior HE Capacity
1 0022200030 0.48 Public
Facility INS1 FAR 0.7 None Y Y (See note 3)
Subtotal 0.48 -- --
2 0023500020 3.84 Mixed Use MU 16 16 16 L, VL Fire Y Y5 61 (See note 5)
Subtotal 3.84 Subtotal 61
3 0022100050 0.12 Mixed Use MU 16 16 16 M None Y N2
4 0022100020 0.05 Mixed Use MU 16 16 16 M None Y N1
8 0024600010 0.14 Mixed Use MU 16 16 16 M Flood Y N2
9 0024600050 0.26 Mixed Use MU 16 16 16 M Flood Y N4
10 0024700080 0.12 Mixed Use MU 16 16 16 M None Y Y2
11 0023200090 0.22 Medium
Density R-2
12 12 12 M None Y Y
4 12 0021500030 0.11 Mixed Use MU 16 16 16 M None Y Y2
13 0021900100 0.31 Mixed Use MU 16 16 16 M None Y Y5
14 0022600460 0.17 Medium
Density R-2
12 12 12 M None Y Y
2 Subtotal 1.5 Subtotal 24
5 0024100110 0.08 Low Density R-1
6 6
6 AM None Y N1
6 0023900040 0.12 Low Density R-1
6 6
6 AM None Y N1
15 0024300200 0.13 Medium
Density R-1
6 6
6 AM None Y Y1
16 0022900430 0.17 Medium
Density R-1
6 6
6 AM None Y Y1
17 0022900390
00229005204
0.25 0.12
Medium
Density R-1
6 6
6 AM None Y Y1
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Map
#
APN Acres General
Plan Zoning Density2 Min. Density Allowed
Realistic
Density2
Afford.
Level
Env.
Constraint Infrastructure Prior HE Capacity
17 A 022900430 0.13 Medium
Density R-1
6 6
6 AM None Y Y1
18 0025630020 0.15 Low Density R-1
6 6
6 AM Fire Y1
19 0024200170 0.11 Low Density R-1
6 6
6 AM None Y1
20 0023800130 0.11 Low Density R-1
6 6
6 AM None Y1
21 0022600240 0.19 Low Density R-1
6 6
6 AM Earthquake Y1
22 0022600230 0.20 Low Density R-1
6 6
6 AM Earthquake Y1
23 0025400070
00254001104
9.72 6.06 Low Density R-1
6 6
6 AM None Y36
23 A 0025400100 4.06 Low Density R-1
6 6
6 AM None Y24
Subtotal 11.63 Subtotal 71
Total 17.45 Subtotal 156
Source: City of San Juan Bautista
Notes: (1) Zoning appropriate for homeless shelter.
(2) General Plan (2035) Land Use Density is used. Program 3-13 has been added to amend the zoning code and the land use element to clarify that the minimum density that shall apply on all development projects.
(3) 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).
(4) Lot has been split since the 5th cycle.
(5). Site No. 2 earmarked for Low and Very Low housing (although it was included in the prior Housing Element) is considered a new site since the 2035 general plan’s preferred density identifies the Mixed-Use designation with a higher density of 16 units per acre, compared to 15 units mentioned in the Zoning code. In 2019 the Zoning Code increased the density of this specific lot to a minimum of 20 units per acre (20-24 units), but the general plan does not appear to have been amended for consistency.
A program has been added to create consistency between the general plan land use designation and zoning code through a text amendment. No zone changes will be required. This interpretation is consistent with Step B, Page 11 of the Site Inventory Guidebook. See https://www.hcd.ca.gov/community-development/housingelement/docs/sites_inventory_memo_final06102020.pdf City of San Juan Bautista 6th Cycle Housing Element (4-Year Update) Page 4- 1
2. Additional Capacity for Affordable Housing
Beyond the formally identified sites in the Housing Element, San Juan Bautista employs several tools and programs that enhance the City's ability to meet current and future affordable housing needs:
Inclusionary Housing Ordinance
San Juan Bautista’s Inclusionary Housing Ordinance requires one in every six market-rate units in new residential development to be reserved for very low-, low-, or moderate-income households, either for sale or rental. This inclusionary policy ensures that new housing developments inherently contribute to affordable housing supply, reducing reliance on upzoning or land acquisition.
Mixed-Use Infill
The City's Mixed-Use land use designation, applied to the downtown core and city gateways, encourages residential development above or behind commercial uses. This district supports livework units, artist studios, and small apartments, many of which are “affordable by design” due to limited size.
Key provisions include:
• Residential uses are allowed at up to 15 units per acre when located above commercial spaces.
• 100% affordable housing projects may be constructed without a commercial component and are eligible for a 50% density bonus and flexible parking requirements. • Projects without a commercial component must meet identified affordable housing needs to be permitted.
Historically, this zone has produced multiple mixed-use and affordable units, including four residential units permitted in 2017 at 107 Third Street.
Accessory Dwelling Units (ADUs)
The City updated its ADU ordinance in 2019 and 2021 to comply with State mandates. All ADU types—including converted, attached, detached, and junior ADUs—are permitted by right.
To encourage compliance and increase safety, the City offers an ADU Amnesty Program supported by over $320,000 in Permanent Local Housing Assistance funds. The program provides grants up to $15,000 per unit to bring existing unpermitted dwellings into compliance with Building and Fire Code standards.
3. Additional Housing Capacity within the Urban Growth Boundary San Juan Bautista’s Urban Growth Boundary (UGB) includes 168 acres of residentially designated land within city limits and an additional 256 acres in the Sphere of Influence (SOI), not including
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th Cycle Housing Element
approximately 53 acres of mixed-use land (General Plan Table 6.6). However, inconsistencies exist between the City’s General Plan and the SOI adopted by LAFCO.
The City is currently undertaking an SOI and Planning Area evaluation to reconcile these discrepancies and inform future land use designations and infrastructure planning. This process is essential to accommodate projected growth beyond the current Housing Element planning period.
Notably, between 2015 and 2017, the City annexed multiple parcels into the UGB, including:
• A 13-acre Copperleaf subdivision (residential) in 2016. • A 32-acre industrial parcel in 2015.
• Other parcels totaling over 10 acres for mixed and non-residential use.
These annexations, combined with planned infrastructure improvements, position San Juan Bautista to meet both current and long-term housing needs.
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: California Department of Finance Table E-5; City of San Juan Bautista The City recognizes the need to increase production of deed-restricted affordable housing and is implementing new programs—including updated ADU policies, revised development standards, and an expanded Inclusionary Housing Ordinance—to support the full spectrum of income needs in the 6th Cycle.
E. Financial Resources
As a small jurisdiction with limited staff and budget capacity, the City of San Juan Bautista does not operate a dedicated housing development department. However, the City is actively pursuing
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-3
th Cycle Housing Element
partnerships with nonprofit developers, San Benito County, the Housing Authority of Santa Cruz County, and other regional agencies to access local, state, federal, and private funding resources.
These collaborations are critical to support the development, rehabilitation, and preservation of affordable housing, as well as to help meet the City’s Regional Housing Needs Allocation (RHNA) goals for the 6th Cycle planning period.
Although historically underutilized, San Juan Bautista is eligible for a wide range of housing-related funding programs. These include Community Development Block Grants (CDBG), HOME Investment Partnership funds, Low-Income Housing Tax Credits (LIHTC), Emergency Solutions Grants (ESG), and local inclusionary housing in-lieu fees. The City will evaluate each source and pursue opportunities as appropriate to expand its housing capacity and affordability during the 2023–2031 Housing Element cycle.
Summary of Key Funding Sources
Table 4-4: Financial Resources for Housing Activities outlines funding sources under four categories:
federal, state, local, and private. Eligible activities under these programs include new construction, rehabilitation, rental and ownership assistance, and supportive services. Key highlights include:
1. Community Development Block Grant (CDBG)
The City is eligible to apply for CDBG funds on a competitive basis. CDBG provides flexible funding for a range of activities, including:
• Property acquisition and disposition
• Public improvements and housing rehabilitation
• Homebuyer assistance
• Services supporting low-income and homeless populations Due to federal budget uncertainties, availability of CDBG funding may fluctuate. However, the City is committed to applying for grants as needed to meet community development goals.
2. Emergency Solutions Grants (ESG)
ESG, formerly known as Emergency Shelter Grants, is authorized under the HEARTH Act of 2009 and administered by HUD. ESG funds may be accessed through San Benito County or the regional Continuum of Care. Eligible activities include:
• Emergency shelter renovation and operations
• Street outreach
• Rapid re-housing assistance
• Homelessness prevention and housing stabilization
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th Cycle Housing Element
3. HOME Investment Partnership Program (HOME)
HOME funds are available through the State Department of Housing and Community Development (HCD) on a competitive basis. Activities supported include:
• Rental assistance
• Rehabilitation
• First-time homebuyer aid
• Construction of affordable housing
While the City has not historically received HOME funds, it intends to apply during the 6th Cycle if project scale and partnerships align with eligibility criteria.
4. Low-Income Housing Tax Credits (LIHTC)
LIHTC is a federal incentive that provides equity financing for affordable housing projects. It is one of the most widely used tools to support:
• New multi-family affordable developments
• Substantial rehabilitation and preservation projects
San Juan Bautista will continue to explore ways to attract LIHTC-qualified developers for in-city projects.
5. Mortgage Credit Certificate (MCC)
While no longer widely implemented in some counties, MCC programs—when available—provide federal tax credits to first-time homebuyers, helping offset mortgage interest costs. The Housing Authority of Santa Cruz County has historically offered this benefit, and the City will monitor its availability for local applicants.
6. Housing Choice Voucher Program
Administered by the Housing Authority of Santa Cruz County, this federal program provides rental assistance for very low-income households in the private market. In San Juan Bautista, 20 households were receiving vouchers as of 2018. The program also allows vouchers to be applied toward home purchases in certain cases.
7. Affordable Housing In-Lieu Fees
The City collects in-lieu fees when projects do not include affordable units on-site, as allowed under the Inclusionary Housing Ordinance. These funds are restricted for use on:
• Affordable housing development
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th Cycle Housing Element
• Rehabilitation of existing stock
• Preservation of affordable units
8. Proposition 1C (Housing and Emergency Shelter Trust Fund Act of 2006) Proposition 1C allocated $2.9 billion in bonds for affordable housing, shelter, and infill infrastructure. The City remains eligible to apply for these funds, which are disbursed through state competitive grant programs. Eligible projects include:
• Infrastructure to support housing (water, sewer, roads) • Infill housing development
• Emergency and transitional housing
9. Permanent Local Housing Allocation (PLHA)
The PLHA program provides consistent funding to cities to create and preserve affordable housing. The City intends to use over $320,000 in PLHA funds to implement an ADU Amnesty Program, supporting the legalization and rehabilitation of unpermitted accessory units.
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City of San Juan Bautista 6 Page 4-6
th Cycle Housing Element
Table 4-4: Financial Resources for Housing Activities
Program Name Description Eligible Activities
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
Homeless
Emergency
Assistance and
Rapid Transition
to Housing
(HEARTH) Act of
2009.
Emergency Solutions Grants (ESG), formerly
known as Emergency Shelter Grants, are federal
funds administered by HUD under the HEARTH
Act. ESG supports shelter operations, street
outreach, rapid re-housing, and homelessness
prevention. San Juan Bautista may access ESG
funding through San Benito County or the
regional Continuum of Care.
• Renovation, major
rehabilitation, or conversion of
buildings into shelters
• Housing search and placement
• Support for the operation and
essential services of emergency
shelters.
HOME Investment
Partnership Program
(HOME)
Funds for rental assistance, rehabilitation, and
affordable housing development.
-Acquisition
-Rehabilitation
-Home Buyer Assistance
-Rental Assistance Low-Income
Housing Tax
Credits (LIHTC)
Provides equity for affordable housing through
tax credit allocations.
-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
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City of San Juan Bautista 6 Page 4-7
th Cycle Housing Element
Program Name Description Eligible Activities
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
-Réhabilitation
-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
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
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City of San Juan Bautista 6 Page 4-8
th Cycle Housing Element
Program Name Description Eligible Activities
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 belowmarket 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
Program
Grants awarded to non-profit organizations for
shelter support services.
-Support Services
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
Assistance
Program
Provides State tax credits for farmworker
housing projects.
-New Construction
-Rehabilitation
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City of San Juan Bautista 6 Page 4-9
th Cycle Housing Element
Program Name Description Eligible Activities
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 selfhelp housing projects. -Home Buyer Assistance
-New Construction
-Site Acquisition
-Site Development
Supportive
Housing/Minors
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
Density Bonus
Ordinance
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
4. Private Resources/Financing Programs
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-10 th Cycle Housing Element Program Name Description Eligible Activities
California
Community
Reinvestment
Corporation (CCRC)
Non-profit mortgage banking consortium designed
to provide long term debt financing for affordable
multi-family rental housing. Non- profit and forprofit 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. Non- profit
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.
To broaden the City’s financial toolkit for housing, San Juan Bautista will also pursue emerging funding sources such as:
• Proposition 1 bonds
• REAP 2.0 grants for regional planning and housing coordination • Transit-oriented housing grants
• SB 2 Planning Grants to streamline zoning and permit processes Additionally, the City will seek technical assistance from state and regional partners to strengthen grant applications and increase competitiveness. This comprehensive approach to financing— combining local revenue tools with regional, state, and federal resources—will support San Juan Bautista’s efforts to meet its 6th Cycle RHNA obligations and to expand affordable housing opportunities for all residents.
F. Administrative Resources
San Juan Bautista benefits from a range of public, nonprofit, and private agencies that provide critical administrative support for housing-related activities. These entities play vital roles in the
HOUSING RESOURCES
City of San Juan Bautista 6 Page 4-11 th Cycle Housing Element development, preservation, rehabilitation, and assistance of housing for low- and moderateincome households, as well as those with special needs. As the City expands its housing programs during the 6th Cycle planning period, these partnerships will be key to implementing effective strategies aligned with State housing priorities and local needs.
1. San Benito County/Housing Authority of the County of Santa Cruz San Benito County contracts with the Housing Authority of the County of Santa Cruz, which administers the Housing Choice Voucher Program, the Mortgage Credit Certificate Program, and mobile home ownership assistance. The Authority also issues revenue bonds to support the construction and financing of affordable rental and homeownership housing. These services offer substantial support to income-qualified residents of San Juan Bautista and can be leveraged for future housing programs.
2. South County Housing (SCH)
SCH is a regional nonprofit organization with a strong history of developing and managing affordable housing for low-income families, seniors, seasonal laborers, and the homeless. It has developed over 1,300 housing units and currently manages more than 700 affordable rental units, offering a model for future affordable housing partnerships in San Juan Bautista.
3. Mid-Peninsula Housing Coalition (MPHC)
MPHC is a well-established nonprofit that develops, owns, and manages affordable rental housing for families and seniors. With a portfolio exceeding 3,700 units across six Northern California counties, MPHC brings expertise in rehabilitation, new construction, and the preservation of atrisk housing units, making it a potential partner for local housing initiatives.
4. Community Housing Improvement Systems and Planning Association, Inc. (CHISPA) As one of the largest affordable housing developers in the Monterey Bay region, CHISPA has created more than 1,000 housing units for low- and moderate-income families. CHISPA specializes in multi-bedroom family housing with community-oriented amenities and is a resource for addressing the family housing needs in San Juan Bautista.
5. Habitat for Humanity
Habitat for Humanity develops affordable housing through volunteer labor and no-interest loans to qualifying low-income households. The organization is active in-home construction and repair, and their model is particularly suited for smaller infill developments and homeowner-driven rehabilitation, which aligns with San Juan Bautista’s housing goals.
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City of San Juan Bautista 6 Page 4-12 th Cycle Housing Element
6. Salvation Army
The Salvation Army provides emergency shelter, transitional housing, and social services to vulnerable populations. In times of disaster or economic hardship, the organization offers housing support, food assistance, and recovery services, ensuring critical housing stability for at-risk individuals and families.
7. Housing Choices Coalition (HCC)
HCC is a nonprofit focused on developing housing solutions for individuals with developmental disabilities. It collaborates with developers, property managers, and funding agencies to secure inclusive housing opportunities, including rental, cooperative, and homeownership options. Its efforts complement San Juan Bautista’s fair housing and accessibility goals.
8. San Benito County Community Services Development Corporation (CSDC) CSDC fosters relationships with government agencies to deliver affordable rental housing to lowand very low-income households. Based in Hollister, the organization plays a significant role in increasing regional housing access and is an active provider of rental assistance and property management for income-restricted units.
9. Project WeHOPE / Dignity on Wheels
This nonprofit supports unsheltered individuals through:
• Transitional Housing Programs that provide structured case management and savings plans • Mobile Hygiene Services (Dignity on Wheels) offering laundry and showers • Workforce Development Programs (HOPE Jobs, Dignity @ Work) that train individuals for employment in custodial services, security, and entrepreneurship These services are especially relevant for addressing homelessness and transitional housing needs in the city and surrounding areas.
10. Schools and Social Services Support
Anzar High School and the Aromas-San Juan Unified School District support educational equity for students from migrant and low-income families. Programs such as intensive instruction for English learners and rural bus service ensure that all youth—including those in farmworker households— can access and complete their education. These efforts support broader goals of housing stability and intergenerational opportunity. These administrative resources enhance the City’s ability to affordably house vulnerable populations, comply with fair housing mandates, and meet RHNA goals. The City will continue to cultivate relationships with these organizations to improve service
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City of San Juan Bautista 6 Page 4-13 th Cycle Housing Element coordination and expand housing-related assistance, particularly for special needs populations, renters, and cost-burdened households.
G. Opportunities for Energy Conservation
Energy conservation remains a critical priority for California communities, including the City of San Juan Bautista. With rising energy costs, increased environmental awareness, and the long-term effects of climate change and drought, the City recognizes the importance of integrating energyefficient strategies into all aspects of housing planning and development. Energy conservation reduces housing costs for residents, supports environmental sustainability, and contributes to long-term affordability and livability.
Title 24 and State Standards
California’s Title 24 Building Energy Efficiency Standards—enforced through the California Energy Code and CalGreen—set mandatory energy performance requirements for new residential development. These codes require an "energy budget" and emphasize energy-efficient construction, appliance use, and water conservation. Local governments like San Juan Bautista are responsible for ensuring compliance during plan check and inspections. Although the City has not adopted a local energy ordinance beyond State law, it upholds and enforces these energy efficiency standards for all new residential construction.
Past Energy Planning Initiatives
In 2015, San Juan Bautista partnered with the Monterey Bay SEED Fund to assess public sites for solar feasibility—including City Hall, the Community Center, and the Wastewater Treatment Plant—and entered into a cooperative purchasing agreement for renewable energy installations.
While the City has not adopted a formal Solar Energy Code or a jurisdiction-specific “energy budget,” it continues to rely on state building codes to guide energy-efficient development practices.
Alternative Compliance Pathways
Builders may utilize several compliance pathways to meet or exceed California’s energy standards:
• Alternative 1: A passive solar design approach, emphasizing optimal orientation, thermal mass, and solar access.
• Alternative 2: Emphasizes higher insulation levels without requiring specific window orientation or passive solar features.
• Alternative 3: Allows active solar systems (e.g., solar water heaters) as a trade-off for reduced insulation or glazing requirements.
Market Demand for Energy Efficiency
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City of San Juan Bautista 6 Page 4-14 th Cycle Housing Element As energy costs rise, homebuyer preferences are shifting toward energy-efficient and sustainable homes. Solar energy systems, energy-efficient appliances, drought-tolerant landscaping, and smart home technology are increasingly seen as valuable amenities. These trends support the City’s housing goals by increasing the "affordability by design" of new homes and improving long-term resilience.
Regional and Utility Partnerships
The City benefits from multiple programs that support energy conservation:
1. Monterey Bay Community Power (now Central Coast Community Energy) This community choice aggregation agency provides 100% carbon-free electricity to customers across the region, including San Juan Bautista. It supports renewable energy development and offers incentives for energy efficiency and electric vehicle use.
2. Pacific Gas & Electric (PG&E)
PG&E supplies natural gas and electricity and offers several rate reduction and energy efficiency programs:
o California Alternate Rates for Energy (CARE): 15% discount for income-qualified households.
o Relief for Energy Assistance through Community Help (REACH): One-time assistance for households facing financial hardship.
o Balanced Payment Plan (BPP): Evens out monthly bills to avoid seasonal fluctuations. o Low-Income Home Energy Assistance Program (LIHEAP): Financial and weatherization support for qualifying households.
o PG&E Rebates: Available for appliances, home upgrades, and conservation measures (PG&E Rebates).
3. AMBAG Energy Watch Program
As a member of the Association of Monterey Bay Area Governments (AMBAG), San Juan Bautista participates in the Energy Watch Program, which provides technical assistance, energy audits, and incentives to local governments, nonprofits, schools, and low-tomoderate income households. This partnership supports energy-saving retrofits and improved building performance.
By continuing to uphold state-mandated energy standards and participating in regional and utilityled energy programs, San Juan Bautista is well-positioned to support energy-conscious
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City of San Juan Bautista 6 Page 4-15 th Cycle Housing Element development and housing affordability. These strategies align with the City's goals for sustainable growth, climate adaptation, and cost-effective housing for all income levels.
City of San Juan Bautista 6th Cycle Housing Element
Chapters 2 through 4 of the Housing Element evaluated housing needs, constraints, and available resources in San Juan Bautista. In this chapter, the Housing Plan outlines the City’s strategic goals, policies, and implementation programs to address those needs for the 6th Cycle planning period (2023–2031). It also reviews accomplishments from the previous cycle and introduces forwardlooking policies that incorporate recent State housing laws while recognizing the City’s small size and rural designation. Furthermore, the Housing Plan integrates and operationalizes the fair housing goals outlined in the City’s AFFH Analysis, ensuring consistency and compliance with Government Code Section 65583(c)(10)(A)(i)
San Juan Bautista is home to approximately 2,100 residents. Based on a modest annual growth rate of 1.2%, the city may reach a population of 2,394 by 2031. This keeps the City below the 2,500- resident threshold to be classified as an "urbanized area" under SB 9, meaning many provisions of SB 9 do not currently apply. However, the City remains committed to proactively meeting its Regional Housing Needs Allocation (RHNA) and furthering fair and equitable housing development.
A. Housing Goals
The State of California’s Government Code Section 65583 directs that all housing elements must include strategies addressing five fundamental areas:
• Housing and Neighborhood Conservation
• Provision of Housing Assistance
• Housing Production
• Removal of Governmental Constraints
• Equal Housing Opportunity
San Juan Bautista incorporates these areas into six overarching goals for the 2023–2031 planning period:
• Goal 1.0: Safe, affordable housing that meets the needs of all residents • Goal 2.0: Housing opportunities for all economic segments and special needs groups • Goal 3.0: Adequate housing supply for all income groups Chapter
5 5. Housing Plan
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• Goal 4.0: Reasonable and streamlined development standards • Goal 5.0: Fair and equal housing opportunity for all persons • Goal 6.0: Effective implementation and program accountability Each goal is followed by policy directives and actionable programs with specified timelines, responsible agencies, and measurable outcomes.
B. Housing Policies and Implementation 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.
Additionally, each program has been updated or added to:
• Ensure compliance with State mandates (e.g., SB 35, SB 330, SB 10) • Enhance opportunities for Extremely Low Income (ELI) housing • Address infrastructure and service delivery gaps
• Integrate local initiatives such as ADU promotion, historic preservation, and mixeduse development The City has developed over 40 programs under the six goals, including:
• Rehabilitation and code enforcement
• Inclusionary housing and density bonuses
• Emergency and supportive housing zoning amendments
• ADU grants and amnesty for existing units
• Transit-oriented and infill development strategies
• Place-based revitalization and community engagement
• Affirmatively Furthering Fair Housing (AFFH) outreach and compliance Each program includes:
• A Policy Objective
• Funding source(s) (General Fund, CDBG, HOME, etc.)
• Responsible agency (City Manager, City Planner, or City Council) City of San Juan Bautista 6th Cycle Housing Element
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• A Timeline with either a fixed deadline (e.g., December 2026) or ongoing evaluation metrics
• Geo-targeting.
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.
Programs and Objectives
1.1. Code Enforcement Program
Purpose: Code enforcement is a critical tool in preserving the quality, safety, and livability of San Juan Bautista’s neighborhoods. It ensures that substandard or deteriorated housing units are brought into compliance with local and State health and safety regulations.
Program Objective:
The City will actively implement code enforcement actions to improve substandard housing conditions. This will include:
• Responding to and investigating complaints
• Conducting routine property inspections
• Issuing citations and correction orders for violations of building, housing, and property maintenance codes
• Coordinating with property owners to encourage voluntary compliance City of San Juan Bautista 6th Cycle Housing Element
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Responsible Agency: Building Official and City Manager
Funding Source: General Fund
Timeframe & Metrics:
• Ongoing throughout the planning period
• Perform and document code enforcement actions citywide annually • Report progress in the Annual Progress Report (APR) submitted to HCD Geo-targeting: City-wide.
1.2. Housing Rehabilitation Program
Purpose: A significant portion of San Juan Bautista’s housing stock was built before 1970 and is in need of rehabilitation, especially units occupied by lower-income households. This program supports the preservation and improvement of existing affordable housing units.
Program Objective:
The City will:
• Seek Community Development Block Grant (CDBG) funds within one year of Housing Element certification to establish a rehabilitation program • Prioritize weatherization, disability accessibility, and life-safety improvements • Coordinate with local non-profits and housing agencies to administer rehabilitation efforts • Disseminate program information through bilingual brochures at City Hall and the City’s website
Responsible Agency: Building Official and City Manager
Funding Source: General Fund and CDBG (upon award)
Timeframe & Metrics:
• Initiate application for CDBG within 12 months of Housing Element adoption • Implement and fund at least 2 rehabilitation projects per year • Track and report units rehabilitated annually in the APR Geo-targeting: City-wide.
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1.3. Lead and Asbestos Abatement Education Program
Purpose: Many of the city’s older homes potentially contain lead-based paint and asbestos, posing serious health risks—especially to children and vulnerable populations.
Program Objective:
The City will:
• Distribute educational brochures in English and Spanish about the health hazards of lead and asbestos, and steps for safe abatement
• Partner with Monterey Bay Air Resources District (MBARD) to ensure compliance with State and federal containment requirements
• Provide guidance to property owners during renovation and demolition permitting processes
• Include links to EPA and California Department of Public Health guidelines on the City website
Responsible Agency: Building Official and City Manager
Funding Source: General Fund
Timeframe & Metrics:
• Update and distribute materials annually
• Conduct staff training on abatement regulations at least once during the planning cycle • Track public outreach efforts in the APR
Geo-targeting: City-wide.
1.4. Preservation of Affordable Housing Program
Purpose: Preserving deed-restricted and naturally occurring affordable housing is essential to maintaining long-term affordability in the city, particularly as San Juan Bautista has a limited inventory of such units.
Program Objective:
The City will:
• Develop and maintain an affordable housing database by 2026 to monitor compliance and risk of conversion
• Annually contact owners of deed-restricted units to confirm affordability status and term compliance
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• Collaborate with the Housing Authority of the County of Santa Cruz to monitor continued availability of Housing Choice Vouchers
• If units are identified as at risk of conversion, pursue options such as acquisition, rehabilitation, or replacement through partnerships with qualified non-profits Responsible Agency: Building Official and City Manager
Funding Source: General Fund and Housing In-Lieu Fees
Timeframe & Metrics:
• Maintain and update housing inventory database annually • Respond to any at-risk notices or conversion threats within 6 months • Preserve or replace a minimum of 2 affordable units annually Geo-targeting: City-wide.
GOAL 2.0 HOUSING OPPORTUNITIES FOR ALL ECONOMIC SEGMENTS AND SPECIAL NEEDS GROUPS.
Policy 2.1: Promote the integration of jobs and housing by supporting annexation of areas for employment opportunities and coordinating with current and prospective business owners to align housing programs with workforce needs.
Policy 2.2: Actively support rental assistance programs for lower-income households and promote the inclusion of local rental units in the Housing Authority of the County of Santa Cruz's listings.
Policy 2.3 (New): Promote housing assistance outreach efforts to educate landlords and tenants about eligibility, availability, and protections under federal and State law.
Policy 2.4: Enforce legal notification and relocation assistance for lower-income residents displaced due to code enforcement, demolition, or redevelopment, in accordance with State law.
Policy 2.5: Partner with non-profits to assess transitional and emergency housing needs and support grant applications and site identification to meet those needs.
Policy 2.6: Facilitate programs and partnerships with non-profit and for-profit organizations that provide services and housing options for persons with special needs.
Policy 2.7: Promote the development of child care facilities, particularly within residential neighborhoods and near employment centers, to support working families.
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Policy 2.8: Maintain at least one zoning district where emergency shelters are allowed by right, consistent with State law and without conditional use permits or discretionary approvals.
Policy 2.9: Recognize transitional and supportive housing as residential uses and permit them in all residential zones, as required by State law.
Policy 2.10: Encourage housing for special needs populations by continuing to allow residential care facilities, manufactured homes, and supportive housing in all zones permitting single-family dwellings.
Programs and Objectives:
2.1. Housing Choice Voucher Program
Purpose: The Housing Choice Voucher Program (HCVP) provides vital rental assistance to very lowincome households, seniors, persons with disabilities, and farmworkers.
Program Objective:
• Continue to support the Santa Cruz County Housing Authority’s administration of HCVPs in San Juan Bautista.
• Actively promote landlord participation through direct outreach and public information campaigns.
• Collaborate with the Housing Authority to increase the number of voucher-utilizing units listed in San Juan Bautista.
• Update and publish bilingual materials about voucher eligibility and application on the City website.
Responsible Agency: City Manager, in coordination with the Housing Authority of the County of Santa Cruz
Funding Source: Federal (via Housing Authority)
Timeframe & Metrics:
• Ongoing annually
• Conduct at least one annual outreach event or campaign • Monitor HCVP utilization in the city and report in the Housing Element Annual Progress Report (APR)
Geo-targeting: City-wide.
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2.2. Child Care Facilities Program
Purpose: Providing accessible child care supports workforce participation and promotes housing stability for families.
Program Objective:
• Continue to allow child care facilities in all residential zoning districts by right, consistent with California Child Day Care Facilities Act (HSC §1597.40–1597.62). • Encourage inclusion of child care facilities in new residential and mixed-use developments, especially affordable and workforce housing.
• Review and amend the zoning code by 2026, if needed, to remove barriers and ensure consistency with State law.
• Publicize development incentives for projects including child care components.
Responsible Agency: City Manager and Parks & Recreation Funding Source: General Fund
Timeframe & Metrics:
• Annual zoning review and public outreach
• Zoning code amendments (if needed) by December 2026
• Document development projects with child care components annually Geo-targeting: City-wide.
2.3. Housing Grants Program
Purpose: Grants support the development of affordable, transitional, and special needs housing, and enable partnerships with non-profit housing providers.
Program Objective:
• Identify federal, State, and regional funding sources (e.g., CDBG, ESG, HOME, AHSC, No Place Like Home, Continuum of Care) to address local housing needs. • Designate a staff member or consultant to coordinate grant applications with qualified nonprofit partners.
• Target funds for supportive housing, emergency shelter, farmworker housing, and services for seniors, veterans, and persons with disabilities.
• Submit at least one competitive grant application every two years and maintain a granttracking database.
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Responsible Agency: City Planner and City Manager
Funding Source: General Fund; Federal and State Housing Grants Timeframe & Metrics:
• Initial funding and partner identification by 2026
• At least one grant application submitted every 2 years • Update and publish a Grant Opportunities List annually on City website Geo-targeting: City-wide.
GOAL 3.0 AVAILABLE HOUSING FOR ALL INCOME GROUPS.
Goal 3.0 is aimed at facilitating the development, maintenance, and improvement of housing for all income levels, particularly lower-income and special needs households, in a manner consistent with the City’s fair housing obligations, while also advancing the City's obligation to affirmatively further fair housing (AFFH). The following revised policies have been incorporated to ensure compliance with State law:
Policy 3.1: Encourage and facilitate the production of a range of housing types to meet the needs of all income segments—extremely low, very low, low, moderate, and above moderate-income households—through zoning, funding, and regulatory support.
Policy 3.2: Actively promote and support development of high-quality rental and ownership housing affordable to a diverse range of income levels and family types.
Policy 3.3: Expand opportunities for farmworker housing by ensuring zoning accommodates various housing types including SROs, mobile homes, and manufactured housing in compliance with Health & Safety Code §17021.6.
Policy 3.4: Strengthen and enforce the Inclusionary Housing Ordinance and implement density bonus incentives to integrate affordable housing in new developments.
Policy 3.5: Pursue and leverage State, Federal, and local funding sources and developer partnerships to support affordable housing development and preservation.
Policy 3.6: Facilitate the efforts of nonprofit housing organizations and Community Housing Development Organizations (CHDOs) by streamlining approvals, offering incentives, and coordinating technical assistance.
Policy 3.7: Encourage live/work housing opportunities particularly in Mixed-Use zones, where feasible and compatible with land use goals, as a creative approach to affordability.
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Policy 3.8: Coordinate housing planning with infrastructure investments to ensure adequate water, sewer, roads, and public services are available to support housing at all affordability levels.
Programs and Objectives
3.1 Adequate Sites Monitoring Program
Program Objective:
• Annually monitor RHNA progress and site capacity via the Annual Progress Report (APR). If pro-rata RHNA targets are not met by December 2028, identify additional strategies to ensure site adequacy.
Agency: City Planner and City Manager
Funding: General Fund, CDBG
Timeframe & Metrics: Begin by December 2026; annual monitoring Geo-targeting: City-wide.
3.2 Inclusionary Housing Ordinance Review and Enhancement Program Objective:
• Review and amend the Inclusionary Housing Ordinance to ensure compliance with State law, assess raising in-lieu fees, and explore alternative compliance mechanisms. Target at least 10 affordable units during the planning period.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrics: Ordinance review by December 2026; implementation ongoing. Target at least 10 affordable units during the planning period.
Geo-targeting: City-wide.
3.3 Non-Profit Housing Partnership Program
Program Objective:
• Partner with non-profit developers for the production of at least 8 affordable units; provide incentives such as fee waivers or land write-downs as funding permits.
Agency: City Planner and City Manager
Funding: General Fund, Grants
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Timeframe & Metrix: Ongoing. Partner with non-profit developers for the production of at least 8 affordable units
Geo-targeting: City-wide
3.4 Mixed-Use Development Program
Program Objective:
Promote residential uses in Mixed-Use zones with incentives including density bonuses and flexible parking standards.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: Ongoing. Target at least 5 new units in MU zone during planning period.
Geo-targeting: City-wide.
3.5 Single Room Occupancy (SRO) Program
Program Objective:
• Amend zoning ordinance to permit SROs in R-2, R-3, R-4 zones by right; and by CUP in MU zones. Incentivize at least one SRO project by 2031.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrics: Zoning amendment by December 2026. Incentivize at least one SRO project by 2031.
Geo-targeting: City-wide.
3.6 Small and Nonconforming Lot Consolidation
Program Objective:
• Support consolidation of underutilized lots for higher-density residential development.
Facilitate at least two consolidation applications by 2031.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: Ongoing, annual review
Geo-targeting: City-wide.
3.7 Zoning Code Updates for State Law Compliance
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Program Objective:
• Amend zoning code to address SB 35, SB 330, SB 10, and other applicable housing laws.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: By December 2026
Geo-targeting: City-wide.
3.8 Low Barrier Navigation Centers
Program Objective:
• Update zoning to allow Low Barrier Navigation Centers by right where required by Government Code §65660.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrics: Update zoning code by December 2026 Geo-targeting: City-wide
3.8 Density Bonus Compliance
Program Objective:
• Revise local Density Bonus Ordinance to align with State law.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: By December 2026
Geo-targeting: City-wide
3.10 Employee/Farmworker Housing Program
Program Objective:
• Comply with Health & Safety Code §17021.5 and §17021.6; coordinate with County to address ongoing farmworker housing needs.
• To encourage and facilitate affordable housing development, including housing for extremely low income and very low-income households, and households with special needs (such as persons with disabilities and farmworkers), the City will provide the following assistance to private developers along with information regarding the availability of funding through federal and State housing assistance City of San Juan Bautista 6th Cycle Housing Element
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• Annually reach out to developers of affordable and special needs housing to identify housing opportunities including new construction and rehabilitation. • Assist developers with funding and support applications for funding and, at least every other year, seek funding to address the housing needs of persons with disabilities and farmworkers. Collaborate with State Department of Housing and Community Development Department to assist with these efforts.
• Provide technical assistance to developers regarding zoning and density bonus incentives. • Provide permit fast-tracking and fee incentives, if feasible, for projects that include units. for extremely low income and low-income households.
• Encourage well planned and designed mixed use development through flexibility in consideration of building heights, parking requirements, floor-space ratio and setbacks. • Facilitate the production of affordable housing units for-sale and for rent through outreach to affordable housing developers and non-profit organizations, technical assistance and incentives for mixed used developments.
• Coordinate with local and regional entities and employers to identify and pursue housing strategies for farmworkers, including partnerships with nearby coalitions on farmworker housing issues.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Matrix: By December 2026; annual outreach; Seek funding on an ongoing and at least every other year basis; Aim for 40 extremely low and very low-income units annually. Provide incentives to two (2) lower-income housing developments.
Geo-targeting: City-wide
3.11 Emergency Shelter Zoning Update
Program Objective:
• Update zoning code to ensure compliance with Government Code §65583 and §65583.2, including identifying a site with capacity. Update zoning code to ensure compliance with Government Code §65583 and §65583.2, including identifying a zone with sufficient capacity to accommodate the need for emergency shelters, with sites located near transportation and homelessness services; and amend the definition of emergency shelters pursuant to AB 2339, which expands the definition of “emergency shelters” to include other interim interventions, including but not limited to, navigation centers, bridge housing, and respite or recuperative care.
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Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: By December 2026
Geo-targeting: City-wide
3.12 ADU Program Expansion
Program Objective:
• Amend zoning code for ADU compliance, explore pre-approved plan development, and promote the program through public outreach.
Agency: City Planner and City Manager
Funding: General Fund, Grants
Timeframe & Metrix: Amend Zoning Code by December 2026; Conduct outreach to facilitate five (5) ADUs per year.
3.13 General Plan and Zoning Consistency Amendments
Program Objective:
• Align zoning with General Plan densities, update MU zoning to require residential components, and simplify historic permitting. Align zoning and General Plan densities, update the low-density designation to establish a minimum density of 6 unit per acre and maximum density of 12 units per acre, update the medium density designation to establish a minimum density of 12 units per acre and maximum density of 16 units per acre and update the mixed-use designation with a minimum density of 16 units per acre and maximum allowable density of 24 dwelling units per acre.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Matrix: By December 2026
Geo-targeting: City-wide.
3.14 Fair Housing Definition of Family
Program Objective:
• Revise zoning definition of "family" to remove discriminatory language and align with fair housing regulations.
Agency: City Planner and City Manager
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Funding: General Fund
Timeframe & Metrix: By December 2026
Geo-targeting: City-wide
3.15 Group Homes Zoning Update
Program Objective:
• . Permit group homes of 7 plus residents by right in all zones allowing residential uses similar to other residential uses of the same type in the same zone; remove CUP requirements inconsistent with fair housing law.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: By December 2026
Geo-targeting: City-wide
3.16 Middle Housing Types
Program Objective:
• Permit duplexes, triplexes, and fourplexes in R-2 and R-3 zones with by-right approval when development standards are met.
Agency: City Planner and City Manager
Funding: General Fund
Timeframe & Metrix: By December 2026; Conduct outreach to facilitate five (5) Middle Income Housing Units per year.
Geo-targeting: City-wide
GOAL 4.0: Minimize and Remove Governmental Constraints to the Development of Housing
Policy 4.1: Provide regulatory and/or financial incentives to reduce the cost of affordable housing development, including but not limited to density bonuses, fee reductions, flexible development standards, and expedited permitting.
Policy 4.2: Implement and periodically update objective residential design standards to maintain high-quality housing development while minimizing regulatory barriers.
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