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2014-061 - Authorize submittal of draft Housing Element to the California Housing and Community Development Department for its 60-day reviewRESOLUTION 2014 -061 RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS AUTHORIZING SUBMITTAL OF THE DRAFT 2015 -2023 HOUSING ELEMENT TO THE CALIFORNIA HOUSING AND COMMUNITY DEVELOPMENT DEPARTMENT FOR ITS 60 -DAY REVIEW WHEREAS, the Town of Los Gatos is required by the State Housing Element Law to prepare an update of its existing State Certified Housing Element in 2014; and WHEREAS, the Housing Element must be submitted to the State Department of Housing and Community Development for review and comment prior to the Town Council considering its adoption; and WHEREAS, the updated Housing Element must include plans and policies to show how Los Gatos plans to accommodate the estimated housing needs of the community for the next eight year period; and WHEREAS, on February 3, 2014, the Town Council authorized the creation of a 13- member Housing Element Advisory Board to facilitate public outreach and community involvement in the update of the Town's Housing Element; and WHEREAS, the Housing Element Advisory Board has held a series of eight public meetings from March to August 2014 to review the existing Housing Element, consider the Town's projected housing needs for the next eight year period, identify potential housing sites, review proposed revisions, and consider recommendations that have been included in the draft Housing Element document; and WHEREAS, on August 21, 2014 the Housing Element Advisory Board recommended approval of the draft 2015 -2023 Housing Element to the Planning Commission and Town Council; and NOW, THEREFORE, BE IT RESOLVED, that Town Council of the Town of Los Gatos does hereby authorize the Town Manager to submit the Draft 2015 -2023 Housing Element, as noted in Exhibit A, to the State Department of Housing and Community Development to begin the formal, 60 -day review of the Town's Housing Element update. PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of Los Gatos, California, held on the second day of September, 2014, by the following vote: COUNCIL MEMBERS: AYES: Marcia Jensen, Diane McNutt, Joe Pirzynski, Barbara Spector, Mayor Steven Leonardis NAYS: ABSENT: 1.11.: 161raW MAYOR OF THE TOWN OLIOWGATOS LOS GATOS, CALIFORNIA ATTEST: �^ - a� CLE MINISTRATOR OF THE TOWN OF LOS GATOS LOS GATOS, CALIFORNIA Town of Los Gatos 2015 -2023 Housing Element for the Town of Los Gatos Public Review Draft I August 1, 2014 ® PLACEWORKS EXHIBIT A TABLE OF CONTENTS ACKNOWLEDGEMENTS ..................................... ............................... ............................iii A. SCOPE AND CONTENT ....................................................... ............................... I B. PUBLIC PARTICIPATION EFFORTS .................................... ..............................3 C. GENERAL PLAN CONSISTENCY ........................................ ..............................6 D. HOUSING NEEDS SUMMARY ............................................... ..............................7 E. POTENTIAL CONSTRAINTS TO HOUSING DEVELOPMENT ..............16 F. ADEQUATE SITES ANALYSIS ............................................... .............................19 G. ENERGY CONSERVATION POLICIES ............................... .............................21 H. GOALS, POLICIES, AND ACTIONS ................................... .............................24 I. SUMMARY OF QUANTIFIED HOUSING OBJECTIVES .............................44 TECHNICAL APPENDICES I. BACKGROUND ........................................................................ ............................I -1 2. HOUSING NEEDS ASSESSMENT ........................................ ............................2 -1 3. PROJECTED HOUSING NEEDS ........................................... ............................3 -1 4. CONSTRAINTS TO HOUSING DEVELOPMENT ........... ............................4 -1 5. REVIEW OF 2007 HOUSING ELEMENT ............................ ............................5 -1 6. HOUSING SITES INVENTORY ............................................. ............................6 -1 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T Tables— Housing Element Table H -1 Regional Housing Needs Allocation (RHNA) for Los Gatos, Tables— TecbnicalAppendas Table 2 -1 2014 - 2022 ...................................................................... ............................... 20 Table H -2 Summary of Community Strategies to Meet RHNA ........................... 22 Table H -3 Quantified Housing Objectives, 2015 -2023 ............. .............................45 -7 Figurer — TecbnicalAppendims Households by Income Level, 2010 ........................... ............................2 Figure 2 -1 Town Population by Year, 1950- 2014 ....................... ............................2 -2 Figure 2 -2 Los Gatos Jobs, 2011 .................................................... ............................2 -4 Figure 2 -3 Town Housing Mix, 2014 ........................................... ...........................2 -18 Figure 6 -1 Housing Opportunity Sites .......................................... ............................6 -4 Tables— TecbnicalAppendas Table 2 -1 2011 Median Household Incomes, Santa Clara County .....................2 -6 Table 2 -2 FY 2014 Maximum Household Income Levels, Santa Clara County............................................................................. ............................2 -7 Table 2 -3 Households by Income Level, 2010 ........................... ............................2 -7 Table 2 -4 Housing Needs for Extremely Low Income Households ...............2 -10 Table 2 -5 Affordable Senior Housing, May 2014 ..................... ...........................2 -16 Table 2 -6 Age of Housing Stock, 2011 ....................................... ...........................2 -20 Table 2 -7 Median Home Sales Prices, Santa Clara County, December 2013 ................................................................................. ...........................2 -22 Table 2 -8 Median Multi - Family Rental Costs, 2014 ................. ...........................2 -23 Table 2 -9 Household Incomes and Affordability, 2014 .......... ...........................2 -24 Table 3 -1 RHNA By Income Level, 2014 - 2022 ......................... ............................3 -2 Table 3 -2 Inventory of Existing Subsidized Units, 2014 .......... ............................3 -3 Table 4 -1 Residential Development Standards by Zoning District ....................4 -3 Table 4 -2 2013/2014 Residential Planning and Development Fees ................4 -12 Table 4 -3 HUD Fair Market Rents in Santa Clara County, FY 2013/2014 ...................................................................... ...........................4 -18 Table 4 -4 BMP Program Guidelines ........................................... ...........................4 -18 Table 5 -1 Progress in Implementing Actions (2007 -2014) ...... ............................5 -4 Table 5 -2 New Construction Need vs. Housing Units Produced, 2007- 201 4 ........................................................................ ............................5 -8 Table 6 -1 Summary of Community Strategies to Meet RHNA .......................... 6 -3 Table 6 -2 Available Sites to Meet RHNA ................................... ............................6 -5 Table 6 -3 Vacant /Underutilized Lands Inventory ....................... ......................... 6 -7 Table 6 -4 Affordable Housing Overlay Zone Sites .................. ...........................6 -12 Table 6 -5 Existing Second Units in Los Gatos ......................... ...........................6 -25 ACKNOWLEDGMENTS - Ifd?�l[�LSTTJi 1 r. 1 •r • 1 1 u u 1 1 1 • • 1 11 1 1 •1 S •11 .•I 11 u 1 • 1 1 1 1 TOWN OF L O S G A T O S 2020 GENERAL PLAN 2 0 1 5 2 0 2 3 H O U S I N G E L E M E N T lZ?tt.'1:•ii • ••. r •rr- r- •r rr r• r• r .rr r .r rr• rr r rr HOUSING ELEMENT The Housing Element is one of seven state - mandated elements that must be included in every General Plan. The Housing Element assesses housing needs for all income groups within the community and identifies imnlemenrariona programs to meet those housing needs. To inereft9e the he"sing 9"pply Rod the mmE of housing types in an equimble xtanner. �fefiffiefitfti resources. A Scope and Content Unlike other General Plan elements, the Housing Element tadeHtiled- statutory requirements regarding its content and is subject to mandatory review by the State of Cahfornia Department of Housing and Community Development (HCD). The Housing Element must also be updated every "fwe years, unlike other General Plan elements, which are typically updated every 10 to 20 years. , fellawmg The Housinv Element is divided into two parrs the Housing Element iteelf and a Technical . pgendix with detailed su orti z ♦ Scope and Content: A description of the scope of the Housing Element and its content and update requirements. ♦ Public Participation Efforts: A description of the efforts to include all segments of the community in the Housing Element Update process. ♦ General Plan Consistency: A description of the relationship between the Housing Element and other elements of the General Plan. ♦ Housing Needs Summary: A summary of the Town's housing needs based on data and analysis required by state law and as provided in the Technical Ap- pendix of this Housing Element. ♦ Potential Constraints to Housing Development: A summary of governmen- tal, non - governmental, and environmental constraints that are addressed in de- tail in the Technical Appendix. TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 11 O U S I N G E L E M E N T ♦ Adequate Sites Analysis: A description of the Town's ability to meet its "fair share" of housing based on the Regional Housing Needs Allocation (RHNA) from the Association of Bay Area Governments (ABAG). ♦ Energy Conservation Policies: A list of the goal and policies from the Envi- ronment and Sustainability Element related to energy conservation in residential development in Los Gatos. ♦ Housing Goals, Policies, and Actions: A list of specific goals, policies, and actions that address housing issues based on the housing needs summary, con- straints to housing development, and the Town's fair share of the rePion'c hous- ing over the next €weci 1t -year period. ♦ Summary of Quantified Objectives: A table listing the number of housing units to be built, rehabilitated, and preserved through the housing programs, which are fisted as "actions," under the goals and policies in this Housing Ele- ment. The Technical Appendix--whieh provides a detailed report of the Town's population and housing stock characteristics, including: • Background: A detailed description of what is included in the Housing Ele- ment Technical Appendix to satisfy Housing Element state law requirements. • Housing Needs Assessment: Detailed demographic, economic, and housing data for the Town. • Projected Housing Needs: A description and analysis of the Town's "fair share" of housing, or RHNA, and an inventory of subsidized housing units, with an i"die_J__ of which unit. _... d be at risk _C,...__..._:.._ ... market r f_ epment. • Constraints to Housing Development: An analysis of the constraints to p�ousing for all income levels. • Review of the 20073 Housing Element: A review of the goals, objectives, and policies of the previous Housing Element and brief descriptions of accom- plishments. • Housing Sites Inventory: An inventory of residential land resources, includ- ing suitable sites for housing, homeless shelters, and transitional housing. This F TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N HOUSING E LE M E N T section includes a map of the potential housing sites and details the Town's ability to accommodate its RHNA, which is allocated to Los Gatos by ABAG. A Public PArdcipstlon Efforts The yio,sic Housing Element, renared in coniunction with the General Plan Update included a robust nnblgagement nrnvram._ As pfft of the Geflem pla" Update and Houging Element Update pfueesses, the Town held a series a T1— 9fll;- f l i-Inn.6.o Rl...n..nr hnild. nnnn t6n U .. I ' • .. Rexi,q, hAd 9flti-rdfty, Navembef q4tis .. . . 1 introducgon to Housing Plement process and reQuirements changes 1 1 1 1 1 !. •!. .! de- wogran1 ics iTcludiig • 1 • 1 t1 'vior nonulation as Bubq i 1111' 11 91so &e 4se of 1 1 11 1 on4mup'Ov Otose .1 TOWN OF LOS G A T O S 2020 GENERAL PLAN � L22-3--H O U S I N G E L E M E N T 5 1 II "•1•_ 1• 1 L. wiccut 1 !• l4 • .. _ . 11 u- rl, 1 • 1 r r o •u'1 •• •• U' u. r 1 • !r _ u r ••. RHNA and develol2ment of y r Ir'" 1' •\ t• c 1 • u' 1 • I •1 1 •! of 5 1 II "•1•_ 1• 1 L. wiccut 1 !• l4 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N }- q -g--]— -4-9 q n) i HOUSING ELEMENT • 1 rr• : • r � •• r -u r The Town of Los Gatos encouraged community participation throughout the Housing Element gJJpdate process by sharing information throurh the Town's website and a website for the Housing Flement (www losgaroshousinalement.com laTe. boeft! pfivate and non pr9fif developers fhRf build aff"edable housing were . ,All pub4c—HE4LLmeeting agendas were posted at Town Hall and on the Town's website prior to each meeting. ssials �rnaterwAs- gjg&Lavailable at the Town Community Development Department -(Cll offices, the -Town Clerk's T O W N OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N -- _ —H OUSING ELEMENT •.. • .r 'r. • •.r - • .• •r- •.. '••r. • • r r • • • -o .. 7T.4ra r• .'• M M 3 V, lr FrWIMUMMIN M. '•• a .. .r• r •. a •.. _ r- • —_. • 1 • Comments and feedback from the , GPG were incorporated into the Housing Element's goals, policies, and actions. For example, HEM°- ``-,n- -m<-�nn— -- on senior housing needs. The Town has eftftFed R "ew 118"sing Remeef geftl embers ftlsd requested more clear policies for persons with disabilities eepeci ally �e,ard rn universal design and developmental dicahilities aad,laf speeial needs. The Town has included *.Actions HOU gr6.211uyu I -6.24 to address these needs. The review process and adoption of the Housing Element will include a11z Commission, public hearing to make a rerommendation to the Town Council._= At public hearing- the Town Council will authorize formal suhnjktal of the Draft Housmfz Element to HCD for review- These meetings are additional opportunities for the public to provide input. C. Genernl Plan Consistency The Town of Los Gatos General Plan was last undated in 2010 The Housing Element is an independent element of the General Plan; however, pursuant to state law it must be consistent with other General Plan elements. For example, the land use designation and policies that are contained in the Land Use Element establish the development capacity necessary to implement the Housing Element programs. Proposed Housing policies are consistent with existing land use policies and build upon relevant existing policies in the General Plan. TOWN OF LOS G A T O S 2 0 2 0 GENERAL PLAN 26-i.-6—P n) 3 H O U S I N G E L E M E N T Additionally, according to Government Code Section 65302, amendments to a General Plan's Safety Element and Conservation Element (incorporated into Los Gatos's Environment and Sustainability Element) would require a review of and amendments to the Housing Element as necessary for internal consistency, particularly as related to analysis and policies regarding flood hazards and flood management information. HCD reviewed and certified the 2007 -2014 HOnjIIP_ Element in September 2012 The Housing Element will be reviewed and amended every fives hLyears and as otherwise necessary in accordance with Government Code Section 65302 to remain consistent with other General Plan elements. D. Housing Needs Summary This section summarizes the housing needs of Los Gatos as determined through the comprehensive housing data assessment and analysis presented in the Technical Appendix. The housing needs summary describes population trends, characteristics of the housing stock, housing affordability, and special needs households. 1. Population Trends Los Gatos had a population of approximately 34 43 2&,444 in 201498, according to the California Department of Finance. Over the last three decades, the population has grown very little and at a fairly steady pace. The population is also aging. The median age in Los Gatos is eofren* 45 years, while in 1970 the median age was 30 years) This is older than the tianra Clara Counh• ES�t7ii[ RdCtl�lYiT: 1.ES77.1'.�.}19RR7.TiiL.LNAT'FL � tK7fT'fG�.`f,T'i1R� #t n - t . r RM According to ABAG, there were approximately 214-5 jobs per household in Los Gatos in 201495.= This jobs /housing `a 'aa�ratio —has reffisined the satneinucased since 200199, when it was 1.5 jobs for eve household. With the t State of California, Department of Finance. Table 2: E -S Pazda in, F_rtimate! for Counties and the State. 2011 -2014 gW 2010 BenchiNazk. Sacramento. Califorrmia. April 30. 2014. '- Hnmmo Flement Dntn PmQ,, Assndar,,n of Bav Area Gnvrrnmrnts lanuary MEN TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2- 9-e-7- 5_ -�LD- a HOUSING E L E M E N T 2. Housing Stock According to the California Department of Finance, Los Gatos hagel 13.18_51 5_ total housing units in 201498. Approximately 7,170 percent of the total housing stock in Los Gatos consists of single -family homes: of those_ the majority (81 , • C: IIiFiTIIYI .TiiiiiR.�RiTI�R,11RRiTli7T • „CT'T1iT ,Ri,[�fiTitidillli , • „ Y, • . Y. •,, ,, . • ,• , • R • , , 1 ,• , ..- ... . .- _. .. .. ._ .... -... ... .. The housing stock of Los Gatos is generally in good condition, and few homes areRS - require reconstruction or rehabilitation. location_ walkahle neighhorhoods_ and exceptional schools have provided the market signals and financial incentive for property owners to rehahilitate hnmes and — properly mnint m the 9[111 4 ri Community Survey_ , U.S. _pproximately one -third of the housing stock was built prior to the 1960s, while �he ret"Rining 16 pereen� has bee" built sinee he 4990.4990_ Much of the older housing stock is located near the Downtown and has been beantifull„ restored . According to TOWN OF LOS G A T O S 2020 GENERAL PLAN ' 4�La23 H O U S I N E LE M E NT the Town, a significant number of older homes in Los Gatos were rebuilt after the 1989 Loma Prieta earthquake. f3ver81}4c a revdt. approximately 431 percent, or about 580 units, of the total housing stock, is e�eatly-itrneed_ -e,f- rehabilitation or reconstmction.5 Vacancy rates can be an indicator of demand for housing in a community. -lccordinn the DOF_ in 2014 Los Gatos had a relatively low eve"Al- vacancy rate of 53-4 percent p However, recent changes to the housing market may have c3ecxeaced the mercentane of vacancies consisting of rental units According ro the 2010 !'o..�,... ,.G .6o T,......b ........... .....� ...............,,.ol.. ....o_.L.:..1 ..,..... .o...�l ...r� 2 a. For -Sale Market Single - family homes are the primary market for homeownership in Los Gatos. n_P.._,._ n__„_L.,_ 2007 __a PeEe_b_. 20e81n 2[)13 ypgroximately 59}7 homes were sold in Los Gatos and the median price of a home &1L.uh..,.oln ac d about 1639 percent `teff ° -. to $12 million. At $1,2 million by the end of TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N . H O U S I N G E L E M E N T 50082414, Los Gatos had the sixth highest median home sales price out of 15 cities in Santa Clara County.? Close to one -fifth of the households in Los. Gatos arrfarrl- '---glow- or very low- incomes, meaning bless than 80 percent of the area median household income (AMI), which is $480014. Q _ for Santa Clara County for a family of four. Based on the 2013 home sale prices, homeownership opportunities in Los Gatos are generally limited and difficult to achieve for moderate (12G 6001 low- AR( 4.901)1. and very low-income (9653 OSOI four- oercon households. b. Rental Market The rental housing market in Ins Gatn% includes apartments, townhouses, condominiums, second units, and some single - family homes. The 2011 American Community Survey reuorted the median gross rent of all rental unit% in the Town at �7 7 IL' However, an online survey of available mulri- family apartments in MU 2074 showed a median asking rental price of $1,400." The differences between the two surveys indicates that vacant rental units in Los Gatos are likely new or recently renovated and therefore command higher asking rents than the majority of the rental h„ nnsinn iOc Based on this information, low- and moderate - income households in Los Gatos would generally He— ab}eoyeruay to rent a °rr-m.--��- -ne- bedroom or two- 10 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 4444-Jn 15. I�LD- 3 HOUSING E L E M E NT bedroom/one-bath unit. Very low�income households would not be able to afford • r .• r• unit in I• % • • nuhbc ass r - r •r a Y • • •-r r• r• • MMMMM rr. r 'r ON, 1 11 1 • • r r u' • •_ 'n'r r r• • r' r r .r , r' u• - ..r 'll r• c. Overpaying for Housing Thirty percent of a household's gross annual income is a commonly recognized standard for acceptable housing costs. Overpayment occurs when a household spends more than 30 percent of its income on housing. According to CHAS 2010 data, 35 percent of homeowners in Los Gatos. nr 2 799 hnuseholds_ and 3R ercen of renters in Los Gatos_ or 1.565 households_ overpay for housing. IS Lower income households are most severely mnacted: 1_R45 lower - income hnuseholds in Los Gatos nvemay for housing representing 42 nercent of all overpaying households A majority of extremely low, very low income and low income homeQmmc s and renters ovapav for their housing in Los Gatos. As described above. the Rental Mediation and Dispute Ordinance establishes an annual limit on rent increases to 5 percent for complexes with 3 or more units ZQA 11 I-' The Town's sunnly of +f£ordahl rental horsing is listed in the tlnnsigg Re- I0Urce (" tide available online at /druntnntts /R/3 9 /201 %20(:ntos %20Housins. %20Respur htin / /wwwlos¢atnsca nov 3 41 os es %90(;uide 40140505124R544954.ndE Accessed lulu 30 2014. ZQA 11 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N �— - 1+ l 4 H O U S I N G E L E M E N T 4. Households with Special Needs Special needs households are defined as households with circumstances that can make it particularly difficult to find adequate and affordable housing. Eor the pumoses of this Housing Element Tthese households refe�includc_ta- ex[temel¢ low— income households semof heuseholdsIhe, overcrowded and large- family households, the homeless population, those in need of emergency shelter youth a¢jng pot of foster care female- headed or single- parent households, and households with persons with disabilities (including develpnmental challenged. _arm workers are also included in this category; however, as they make up less than 1 percent of the labor force in Los Gatos and work lrear- round in local industries their ho+cine needs are addressed through conventional affordable housing in the community. The Town's RMP Program application nrncess offers a preference point for special needs households to ascict them in affording adequate housing a. Extremely Low - Income Households Extremely low- income households are defined as households Bain -nn at or "ftderbelaw-30 percent of the AMI as determined by HUD for Santa Clara County. An extremely low- income, four- person household in Santa Clara County would have an income level of $31,850 or less. In Los Gatos, there are Appreximetely AIQ9W extremely low - income households, or 4�t7 -.3 percent of Los Gatos's total „�r.- -- `.oer -o,- - ` households. Half of these extremely low- income households are renters. A majority of both extremely low- income homeowners and renters have housing problems, which include overrmwding. housing - Bests- (overpaying), or livings in substandard isreking- pinmbiagar b. Senior Households Seniors are defined as persons who are 65 years or older. Seniors often have a limited income and a range of accessibility and health care needs that necessitate specific types of housing. The California Department of Finance projects that by 2030_ Santa Clara County's senior population will continue to increase both from w =_ _ _ __...+._ » i, a,.c_.a L. .Y_ U.S. Department of Housing and Urban Development 4e Comprehensive Affordable Housing Strategy databasez n7 77 12 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2- 8- 2- 4 -2SLLi 4- 9�21L23 —H O U 5 I N G E L E M E N T population growth and from the aging of the existing residents. Over 140000 pponle are projected to be added to the county. and 60 percent of that vrowth will he 12eol2le 65 or older. By 2030. 1 in 4 adults (and one fifth of the total ponulation) in the countly will be 6� or alder. Approximately 5,'_65_`+,923 seniors reside in Los Gatos, according to us data, which represents appreifimxtely -1$4 percent of the e-,rc! population. About of eais(ing- senior households in Los Gatos are homeowners. Given Los Gatos's aging population, senior housing is a significant issue for the Town. Based on national curvevs. most seniors would like to be able to remain in their current homes, or_ if that is not possible in their nxrent cnmmnnirv. Los Gatos has 150 subsidized units of senior housing in five housing develepraentspt . Villa Vasona at 626 West Parr Avenue and The Terraces of Los Gatos at 800 Blossom Hill Road contain most of these subsidized senior housing units. Los Gatos also has Los Gatos Meadows Life Care, a licensed Life Care Residence with the Capacity to serve 229 at 110 Wood Road, other residential ar facilities for the Id rly with th ava iry fp 95 seniors and a licensed hospice facility with a capacity for 6 seniors. is The Anne Way. and Blossom Hill Road projects accommodate 10 seniors in shared senior ousi iy� le - LLrnily homes Other affordable senior housing developments are listed in Table 2 -5 of the Technical Appendi& C. Single - Parent Households Generally, a single- parent household may have more difficulty affording appropriate housing for a family than a family household with dual incomes. Single- parent households represented approximately ene- Gfsk1O percent of all households with families in Los Gatos, according to the 10004;4',. 2QU American Community Survey. percent of family households with married couples in Los Gatos lived below the poverty line compared to 243 percent of single- parent households in Los Gatos. This is a slight decrease from 13 percent of households below poverty level in 21100. These sta6saes have _- -_:__d .. .The Town's BMP program includes preference points for sjn &-12arent households as one of several special needs categories it addresses 13 TOWN OF LOS G A T O S 2 0 2 0 GENERAL P L A N 248 �;=L"- 29- LLLI3 H O U S I N G E L E M E N T d. Persons with Disabilities Approximately 2aZk4 -,736 persons in Los Gatos have a disability that is either menral or nhvsical and affects rheir mohiliry nr self rare. .14 -- - ff..--".g th- —_ti -r' ;A majority of have a disability that af- fects their ability to work. The cost of housing is prohibitively expensive for those on Supplemental Security Income (SSI), which provided an average of $800 to -a$900 per person per month - 9 _ _ The Town's 13MP prnnram in- uludes_preferential points for households with persons with disahiliries Three housing resource centers and*B programs for persons with disabilities in beg Gftte,aare loc ted adjacent to the town in the adjacent Ciry of San los : the Silicon Valley Independent Living Center -at 2306 °t.'ter Read the Mental Health Advocacy Project rat- optrated by the Law Foundation of Silicon Valley . and the Shelter Plus Care Program administered by the Housing Authority of the County of Santa Clara . cnc West ju._ c z,F Jlia.r ss.R.T. e. Overcrowded and Large - Family Households Large - family households are defined as having five or more persons. An overcrowded household is one that has more than one person per room, not including bathrooms and kitchens. Los Gatos has 7L468 large - family households, or 6.45 percent of its total household population, according to '^^^ r'H dsftenlx 2011 American C�ommnniry Survev. IMMI M.15 1174M7. 14 RK •. • • • . .• Three housing resource centers and*B programs for persons with disabilities in beg Gftte,aare loc ted adjacent to the town in the adjacent Ciry of San los : the Silicon Valley Independent Living Center -at 2306 °t.'ter Read the Mental Health Advocacy Project rat- optrated by the Law Foundation of Silicon Valley . and the Shelter Plus Care Program administered by the Housing Authority of the County of Santa Clara . cnc West ju._ c z,F Jlia.r ss.R.T. e. Overcrowded and Large - Family Households Large - family households are defined as having five or more persons. An overcrowded household is one that has more than one person per room, not including bathrooms and kitchens. Los Gatos has 7L468 large - family households, or 6.45 percent of its total household population, according to '^^^ r'H dsftenlx 2011 American C�ommnniry Survev. IMMI M.15 1174M7. 14 TOWN OF LOS G A T O S 2020 GENERAL PLAN 2-B1F L2_L_- �LLLL.HOOSING ELEMENT renter households because there are fewer rental units -�rv-�r�--'--- , -`� with enough bedrooms to accommodate large families. - However, most large - family households in Los Gatos are homeownersare- ewxefaceepied. Since owner - occupied homes are typically single - family homes and generally larger than multi -family units, overcrowding is not eensidered significant issue for the Town. f. Homeless Persons According to the 20114; Santa Clara County Homeless Census and Survey, a -total e�lltr�ately -39 homeless persons live in Los Gatos, which represents less than 0.2-5 percent of the total count of homeless persons in Santa Clara Cotmtyand less thin 0 4 percent of the toml population in Los Gatos. This numher is down from 18 homeless persons in 2011. 1- lowever. the number of homeless persons is Los Gatos may vary nightly, depending on the season. Los Gatos contributes funds to the Santa Clara County Continuum of Care program, which includes prevention services, permanent affordable housing, the provision of emergency shelters, and transitional and permanent housing. HomeSafe and Sobrato Living Center in Santa Clara provide housing opportunities for homeless persons in Los Gatos. The Town also financially snttnnris the West Valley Community Services Comprehensive Fmergency Assistance Prne am (CFAPI which provides several types of assistance to prevent homelessness and to find housing for the homeless The Town provides food and shelter vouchers from the Salvation Army, and food pantries are available at local churches such as St. Mary's, St. Luke's, and Calvary Church. The Los Gatos /Monte Sereno Police Department also provides outreach to the homeless community. Their officers are rain d in police interaction with vulnerable oonulations and are involved with the Santa Clara County Collahorative on Housing and Homeless Issues 15 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N �—I —L 11 ^_ -�Q La- a M 0 51 N G E LE MENT E. PotendalConstmintstoHousingDevelopment Potential constraints to housing development include governmental regulations, market factors, and environmental issues in Los Gatos. A brief summary is included below, while a more detailed discussion of these constraints can be found in the Housing Element Technical Appendix. 1. Governmental Constraints Governmental regulations that require adequate, quality housing in Los Gatos can potentially drive up the cost of construction and affect the price of housing. Local land use and zoning regulations, development standards and design guidelines, fees and exactions, and permit processing procedures could impede the development of affordable housing. According to California Government Code Section 65583.2(c)(3)(B), the density at which affordable housing can be accommodated in Santa Clara County is 20 dwelling units per acre. A density of up-12 20 dwelling units per acre is allowed under the M dti -F m ly R sid tial (RM; 12 -20) zone. The RM zone permits muln- family housing by right. Additionally, there is no density maximum for the number of dwelling units that could be constructed on sites with the Mixed Use Commercial land use designation, and development standards under this land use designation do not hinder development at 20 dwelling units per acre. Los Gatos VTI TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 1�Ln23 H0 U S N ELEMENT also offers density bonuses to allow for developments with increased density based onsistent with the State's density bonus law and afforda i It + requirements. More detailed information on the Town's development standards and zoning regulations i- ,n- the - To.., ---w an be found in the Technical Appendix in Chapter 4, Constraints, and Chapter G, Housing Sites Inventory. State law requires that local jurisdictions evaluate any housing programs as potential constraints on the develonmenr of housing-devele t. Los Gatos has fi ee local housing programs that have been evaluated to determine whether they pose potential constraints on housing development in the Town: the B1124elew-i+4arltet Priee (Br1' 4P) Program, Affordable Housing Fund, Rental Mediation and Dispute Resolution Ordinanre. Mohie Hnme (>rdinance. and Density Bonus Program. However, because these programs are intended to facilitate the development of affordable housing, the Town does not consider these programs to be constraints on housing production. The BMP Program requires that all new residential construction (five or more units) in Los Gatos include a certain number of affordable units. In limited instances, developers can opt out of the BMP Program's affordable housing requirement and pay an in -lieu fee into the Affordable Housing Fund, whose funds are set aside specifically for the development of affordable housing in Los Gatos. As described above_ the Rental Mediation and Dispute Ordinance establishes an annual Emit on rent increases to 5 percent The Rental Mediation and Dispute Resolution Program is administered by Project Sentinel, a local non -profit IN TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-P- Z-LLJ--H O U S I N G E L E M E N T organization contracted by the Town and provides conciliation, mediation, and arbitration services as well as rent control for Los Gatos renters. ThThe. Mobile Home Ordinance n otects stabilizes the rents in mobile h rme pa lis The Density Bonus Program provides qualified projects the ability to develop more units on -site as outlined by the State's density bonus law regulations. 2. Non - Governmental Constraints Non - governmental constraints are primarily market_ or environment - related and are outside of the control of the local jurisdiction. Such constraints include land costs, construction costs, and available financing for development. Los Gatos can help alleviate some of these constraints through the implementation of policies and programs that may offset some of these costs. 16 Chris Ray Realtor Seman (houn personal communication with PlaceWorki hfav 27. X014. 0 • • . r- r • r•r • •. • . •• •. 16 Chris Ray Realtor Seman (houn personal communication with PlaceWorki hfav 27. X014. 0 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2- q- g- ]- �� -4-9= Z—Q) i HOUSING EIE M E NT R Adequate Sites Analysis State law requires regional governmental agencies such as ABAG to estimate a fair share of housing units, called a Re naLH2l1sia NSe tALlocation /RHNAI, which each community must be able to plan for within its jurisdiction in a specific timeframe. The RHNA for Los Gatos is SQ- UEtotal housing units from January 31, 2997 -20ato Je mu 3931, 20442M. The RHNA is further distributed by income category, each of which is based on a percentage of the AMI for Santa Clara County. For Los Gatos, the RHNA requirement distributed by income category is shown in Table H -1. __ r r r. . r• r• r. • r MW •r r; . • •r•- •ter r' r • • o'r 19 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N e'-H-6-9-Zy -]_5_ �LL2-3--H O U 5 I N G E L E M E N T TABLE H -1 REGIONAL HOUSING NEEDS ALLOCATION (RHNA) FOR Los GATOS, 2007-2014 -2014 -2022 Income Category* RHNA - .- _..__ly 68w (, _...h_-- 30414 MI) -4; Very Low (3 W ctels:._[62u 4F)51% AMI) a4241 Low (51% to 80% AMI) 400112 Moderate (81 %to 120 % AMI) 42 Above Moderate (Over 120% AMI) 1."IZI Total 562M * The income categories are defined by the U.S. Department of Housing and Urban Development (HUD). 4M1 = Area Median Inrnn+P O.f.TrilL'9EYiS:T.S {i'T.11J..1 C • .• • ••. • \ .t .• •- a TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N O U S I N G E L E M E N T G. Eneigy Conservation Policies As required by state -Stare housing law, the Housing Element must analyze energy conservation opportunities in residential development. In the following section, Goal HOU - &wand its related policies and action address energy conservation in residential development in Los Gatos. Additionally, two of the elements of the Los Gatos4 Prat -2020 General Plan - the Environment and Sustainability Element and the Vasona Light Rail Element - specifically include goals and policies related to infill development, increasing density around transit, and energy - efficient building materials and construction in residential development. The relevant Environment and Sustainability Element goal and policies are: Policy ENV -16.1. Encourage the use of energy conservation techniques and technology in existing and proposed development to improve energy conserva- don. Policy ENV -16.5. Require new subdivisions to examine the feasibility of incor- porating site layouts that allow for passive solar heating and cooling. 21 T O W N OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N - - - -- ____HOUSING ELEMENT YM Above 1dUL Idm Mod. Mod. Taal RHNA – Totallinits Needed 221 112 132 174 614 Approved Units Q Q 2 IA 1-(t Uxistinn ,Affordahlc I-lousinn overlay 1� 1-1? Q Zoning Sites (ALLUZl — — — Second I lnits ender the "1'owtt's Kzistinp NA N_� Zb N..A 28 ]�L VLTTi13Ri�L�1«kTTdR:FY4.5ST1 t � Pronnced North 411 Snct-ific Plan SZ 1jj LiA Q 1Z Vacant Housing Klement Sites Il jA existino anninol: Ob., RnaAddr Q Q Q rn 991 22 Total Urns 2Q1 W 1U 17A fim Units Above RHNA Q ±1 ±10 +0 ±11 ♦ Policy ENV -16.6. Encourage new development to incorporate measures that reduce energy use through solar orientation by taking advantage of shade, pre- vailing winds, landscaping, and sun screens. ♦ Goal ENV -17. To promote green buildings that minimize consumption of en- ergy and natural resources. ♦ Policy ENV -17.1. Require new construction and remodels to use energy- and resource - efficient and ecologically sound designs, technologies and building ma- terials, as well as recycled materials to promote sustainability. ♦ Policy ENV -17.2. Require higher levels of energy efficiency as house size in- creases. ♦ Policy ENV -17.3. Encourage reductions in the use of nonrenewable resources in building construction, maintenance, and operations. 22 TOWN OF L O S G A T O S 2020 GENERAL PLAN 2-448 _D_7__5_ -te- 2_ _La _H O U 5 1 N G E L E M E N T • Policy ENV -17.4. Encourage new multi- family construction to include green roofs and common space for community gardens. • Policy ENV -17.5. Require all new homes to follow the Town's adopted GreenPoint Rated Budding Guidelines. • Policy ENV -17.6. Provide incentives, such as giving priority in plan review, processing and field inspections services, for projects that achieve a LEED- Silver or higher rating or comparable GreenPoint rating. for new _on fesidenfiRl buildings ever 5,000 sq.. _e feet ♦ Policy ENV -17.8. Provide expedited permit processing for new construction or substantial remodels that exceed Tide 24 requirements by at least 20 percent. ♦ Policy ENV- 17.10. Continue to promote the weatherization of all homes through publicizing available utility energy audit and financing programs and investigate the possibility of contracting with PG &E to identify participants. ♦ Policy ENV- 17.11. Provide public education and publicity about energy effi- ciency and emissions reduction programs and incentives. ♦ Policy ENV - 17.12. Provide green building information, marketing, training, and technical assistance to property owners, development professionals, schools, and special districts. ♦ Policy ENV - 17.13. Coordinate with other local governments, special districts, nonprofits and other public organizations to share resources, achieve econo- mies of scale and develop green building policies and programs that are opti- mized on a regional scale. ♦ Policy ENV - 17.14. Provide permitting-related and other incentives for energy efficient building projects, for example by giving green projects priority in plan review, processing, and field inspection services. The relevant Vasona Light Rail Element goal and policies are: ♦ Goal VLR -2. To encourage affordable housing (senior housing, multi- family housing, mixed -use with housing) in appropriate locations within the Vasona 23 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N ^ter) n J 3 H O U S I N G E L E M E N T Light Rail area to address the Town's housing needs and take advantage of the opportunities afforded by mass transit. ♦ Policy VLR -2.1. Encourage development of residential rental units throughout the Vasona Light Rail area. Residential development proposals shall demon- strate how they address the Town's unmet housing goals for affordable hous- ing. Policy VL.R -2.2: Proposed mixed -use projects in the Vasona Light Rail area, which include residential uses shall assist the Town in meeting its housing goals of providing rental units, senior housing, and affordable housing. K Goals, Polfcieg and Actions The following goals, policies, and actions are intended to address the housing needs of Los Gatos. Goal HOU -1 Expand the choice of housing opportunities for all economic segments of the community by supporting the development of affordable housing in a variety of types and sizes, including a mixture of ownership and rental housing. Policies Policy HOU -1.1 Develop and utilize all available ho funding resources in order to provide the maximum amount of affordable housing as feasible. Polity HOU -1.2 Work with nonprofit agencies and housing developers to plan and develop a mix of affordable housing opportunities in Los Gatos. 24 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2bB�- Z1Li5_- il�La2 ' H O U S I N G E L E M E N T Actions Action HOU -1.1 Below Market Price (BMP) Program: Continue to imple- ment the BMP Program in order to increase the number of af- fordable units in the community. Continue the policy that BMP units are not counted toward the maximum density al- lowed on a site. Town staff shall review potential develop- ments to determine whether affordable units provided beyond the minimum BMP requirements are to be considered a signif- icant community benefit. The Town will evaluate implementation of the BMP Program on an annual basis, including impacts to market rate housing related to current market conditions, project applications, es- timated affordable housing requirements, fee collection, and actual construction of affordable housing units to address constraints based on the outcome of the evaluation. Funding Sourre: , Town Affordable Housing Fund Responsible Agencies. Community Development Department, Housing Authority of the County of Santa Clara Time Frame: , 29}4lanua 31- 2015 to lanuary 31 223 w 25 T O W N OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N - - -- I I HOUSING ELEMENT Action HOU -1.3 Density Bonus: Continue to provide up to a 100 percent density bonus for developments that include housing for el- derly, handicapped, and /or very low and low- income house- holds. Eligibility requirements are as follows: A. All housing projects on lots in excess of 40,000 square feet must be processed as Planned Developments in order to receive a density bonus. B. Housing restricted to elderly, handicapped, and very low - and low- income residents shall be eligible for a density bonus up to 100 percent of the units permitted by the land use designation as shown on the land use plan or any specific plan and shall be eligible to request incentives based on the State's density bonus law. C. Town density bonuses will also be granted for residential projects that actively facilitate and encourage the use of transit or directly provide transit services to residents. D. Deviations from the Town's density, traffic, and parking regulations may be granted for mixed -use projects that provide residential units in non - residential zones. E. BMP (Below Market Price) units are not included when calculating density for a property. The Town will continue to develop and maintain available marketing materials that will ensure that Town staff and developers are aware of the various features of the density bonus program. Funding Soum: None required Responsible Agencies: Community Development Department Time Frame: January al_ZU51 -200; to {Hne -30 2,0441anUaro 31. = 26 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-44 LLJ - -4-9 - O➢ T H O U S N G E L E M E NT Action HOU -1.4 Redevelopment Moosing Set Aside Foodg,lin-Lieu Fees: Implement the proposed programs and initiatives of the Town's Affordable Housing Strate lg eL_y —develeped--�d heesehek6-, to increase and preserve affordable housing, such as purchasing affordability covenants in existing apartments. Funding Source: 1 iousing Set Aside Funds-Town Affordable Housing Fund Responsible Agencies: Tewn RedevelepeneetfAgeney , Community Development Department Time Frame: January 1, 2907 -te.4ene' ,IL 2015 to lauary 12023 Action HOU -1.5 Extremely Low- Income Households: Hold an meMnd -e-- riQdic-outreach meeting with affordable housing developers to discuss the development of housing affordable to extremely low- income households, provide expedited processing for housing affordable to extremely low- income households, iden- tify funding and grant opportunities, and offer incentives equivalent to the incentives offered "ode--- .R+a.r- """ . ^ 4 for the Affordable Housing Overlay Zone (AHOZ). Funding Source: 11 ausing get Aside Fends Town Affordable Housing Fund Responsible Agender. , Community Development Department Time Fmme: January 11, 201 to.}ase39 aJ_nua�c- 31,202344 Action HOU -1.6 Funds for Development for Extremely Low- Income Households: Encourage the of housing that is affordable to extremely low- income house- holds by mneidedag to -a kllocate a percentage of the i ious- to the 27 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N - HOUSING ELEMENT housing for extremely low - income households. Funding Source: , Town Affordable Housing Fund Responsible Agencies.• Town Redevelopffient Ageney , Community Development Department Time Frame: Allocate a percentage of 1leasing -2;et- �sidethe Town Affordahle HousinP Funds within rh X07 5 -20 9 n adaee yeftr of adoption of this l4ousing r. �..�.._. fe,osesq funds in onto :c foods hft�e fief been e5krefided an a quithfied projeef by the end of zea+. Goal HOU -2 Maintain and /or adopt appropriate land use regulations and other development tools to encourage the development of affordable housing that is compatible with the neighborhood and the community. Policies Policy HOU -2.1 Continue to designate sufficient, residentially -zoned land at appropriate densities to provide adequate sites to meet aernmmodate Los Gatos's Few eans"eFian needRHNA for 201597 -204. Policy HOU -2.2 Ensure that the Town will provide sufficient land at appropriate zoning categories to meet its neeti-RHt1' -for very low -, low -, and moderate - income households, as demonstrated in the Housing Sites Inventory analysis in Chapter 6 of the Housing Element Technical Appendix. Policy HOU -2.3 Encourage mixed -use developments that provide affordable housing dose to employment centers and /or transportation facilities, particularly along Los Gatos Boulevard and within a '/x -mile radius of the future Vasona light rail station. 4.1 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N HOUSING ELEMENT Policy HOU -2.4 Demonstrate that all new residential development is sufficiently served by public services and facilities, including pedestrian and vehicular circulation, water and wastewater services, police, fire, schools, and parks. Policy HOU -2.5 New single - family, multi- family, and mixed -use developments shall be compatible with the character of the surrounding neighborhood. Policy HOU -2.6 Strive to ensure that at least 30 percent of the housing stock is rental units. Policy HOU -2.7 Create new affordable housing opportunities through acquisition using PfieeAffordable Housing Funds. Actions Pd'1 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N S.1 � L-L i HOUSING ELEMENT Funding Sauter: None required ResponsibieAgencies: Community Development Department Time Frame: �Mfhi" one year af fidereen of this t.___.�..ingNle�,�ri_- __aa�1y 31 ?O7 to lam�ary i1. 2O2 Action HOU -2.2 Meeting Los Gatos's Housing Needs Using the AHOZ: The Housing Element assumes that sites designated under the AHOZ will be developed at a density of 20 dwelling units per acre. If the Town approves a development on any AHOZ site that includes less than 20 dwelling units per acre, the Town shall identify and, if necessary, rezone one or more additional sites within one year of approving the development to main- tain the Town's capacity to meet its housing needs as identi- fied in the Housing Element. When selecting additional sites, the Town shall consider neighborhood compatibility and miti- gation of traffic impacts. Funding Somme: None required Responsible Agencies. Community Development Department Time Frame: Within one year of adaptiets s AHO7 mrr Kill TOWN OF L O S G A T O S 2020 GENERAL PLAN 2- 8- ��21LLi 'z -o=r�7 e S H O U S I N G E L E M E N T Goal HOU -3 Preserve existing residential opportunities, including the existing affordable housing stock. Policies Policy HOU -3.1 Encourage the maintenance and improvement of existing housing units. Policy HOU -3.2 Support the preservation and conservation of existing housing units that provide affordable housing opportunities for Town residents and workers. Policy HOU -3.3 Improve the quality of rental housing by acquisition and /or rehabilitation using Redevelopment or Below Marke PfieeAffurdahle Housing Funds. Policy HOU -3.4 Preserve the affordability of units affordable to very low -, low- , and moderate- income households in Bonnie View Park, and enforce zoning regulations regarding conversion of mobile home parks in Los Gatos. Actions Action HOU -3.1 Preserve "At- Risk" Affordable Housing Units: Corinne 1:2mA4onitor affordable, multi- family housing units in the Town to ensure that they retain their affordability status. tas Gfeek �Lillage Apartments, Blossom Will, and Anne Way: None of the assisted units in the Town are at risk of convert- ing to market rents within ten years of this nlannino neri- 31 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N I � -I— '- %L -' 3 HOUSING ELEMENT Funding Source: None required Responsible Agencies: Community Development Department Time Frame: January 314, 201502 to }une30 aJ_nu_a" 31 20_ , develop 9"afegy far Vil4a kaseera byltime 201-4 Action HOU -3.2 Rental Housing Conservation Program: The Town's exist- ing multi - family, privately -owned rental units provide housing opportunities for households of varied income levels. The Town will continue to implement Section 29.20.155 of the Town Code that addresses conversions of residential use, spe- cifically Section 29.20.155(a)(2) that requires that any pro- posed conversion satisfy the housing goals and policies as set forth in the General Plan. Funding Source: None required Responsible Agencies.- Community Development Department Time Frame: January 314, 201502 to jgauap » 310,2023.4.4 Action HOU -3.3 Clara •ua.•• Development Block .• •. Authurity •. • • 2: in- formation about other non-12rofit -., •. • •� u •.• residents and rirmeiix owners. - - through their heusing atties—Strive to improve at least 4--*;--Lhousmg units •• , Funding Source: General - undGe� Aedevelapment Fates Responsible Agencies: Community Development Department Time Frame: January 11, 20150; to Janus une 310, 20234¢ 32 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2444- Z(LLy -21 ; 21L__ HOUSING E L E M E NT Action HOU -3.4 : Continue to support countywide programs, --�.-h as that provide assistance with mi- nor home repairs and accessibility improvements for lower - income households„ including necial needs households. Funding Source: None required Responsible Agencies: County of Santa Clara Time Frame: January 31, 201 Je»re- Iaajjag nu 319, 202.344 Goal HOU -4 Ensure that all persons have equal access to housing opportunities. Policies Policy HOU -4.1 Support housing programs that protect individuals' rights. Policy HOU -4.2 Continue to provide assistance to service providers wh¢ o94 special needs households such as seniors, persons with disabilities (includin degvelnnmenral challenv0l and the homeless such as — Proiect Sentinel. Santa Clare County Housing--Authority, and Santa Clara County Office of Snnnnrtive Hnnsing. Policy HOU -4.3 Continue to encourage Los Gatos households to participate in financial assistance programs Assistanee) provided in the County of Santa Clara. Actions Action HOU -4.1 isgTown Housing Resources Guide: Conrinne to pProvide a guide_to6 -ef developments that include affordable housing units as part of the Housing Resources Guide. ted on the Town's website. Funding Soum: None required Responsible Agencies. Community Development Department Time Frame: Develep ft"d Publish list an line by r�____�-no,,,,,_ . Uepdate list annually 33 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N e- q-B-7-2- d]_L - O U S I N G E L E M E N T Action HOU -4.2 Rental Dispute Resolution Program: Continue the admin- istration of the Rental Dispute Resolution Program and con- sider revisions as necessary to make the program as effective as possible in protecting both tenants and landlords rights. Funding Sounx: Program fees Rerpoitnbk Agences: Community Services Department Time Frame.• January 11, 20L50-7 to Jauua a� 310 2021-34 Action HOU -4.3 Emergency Shelters: Affie "J the T_.. _ !-..J..._Ccr�t,_;t;c develepffienf ow for an emergency shelter as a by -right permitted use in the Controlled Manufacturing (CM) zoning district, subject to appropriate development standards. An emergency shelter is defined as "housing with minimal supportive cervices for homeless persons that is limited to oc- cunancy of six months or less by, homeless persons.° As e-hy- ing-d}SFflet. Funding Source: None required R"nribk Ageneies: Community Development Department Time Frame: lanuan 3]_ 2112 Action HOU -4.4 Supportive Services for the Homeless: Continue to provide support for community and non - profit organizations provid- ing supportive services for homeless persons in Los Gatos. Funding Source: None required ResponsibkAgencies: Community Development Department Time Frame: January }l, 20150; to Janu�at sae 310, 202344 34 TOWN OF L O S G A T O S 2020 GENERAL PLAN 2- &9- i- ZJUjy- 2- Pi --ti -a n a s H O U S I N G E L E M E N T Action HOU -4.5 Santa Clara County Fair Housing Consortium: Support the efforts of the Santa Clara County Fair Housing Consorti- um, which :__t a__ the A,.:__ Law vr.___ Mid Penin4ulo Continue to make referrals through Project Sentinel and provide updated fair housing information on the Town's website and at public locations through the Town, such as the Adult Recreation Center and public kiosks. These organizations provide resources for Los Gatos residents with tenant /landlord, housing discrimination, and fair housing concerns. Each organization conducts outreach including community education presentations, distributed flyers, and re- ferral calls. Funding Source: None required Reoonsible Agencies. Community Services Department Time Frame: January 11, 20154; to Jaauagm+ 310, 20?Z-14 Action HOU -4.6 Non -Profit Affordable Housing Providers: Reeegnivranl &support the efforts of non -profit affordable housing organi- zations that provide housing services in Los Gatos. Encour- age the participation of these providers in developing housing and meeting the affordable housing needs of Los Gatos households. Meet with non -profit groups on at least an annu- al basis to develop strategies and actions for affordable hous- ing development. Provide similar incentives for the develop- ment of affordable housing as provided under the Affordable Housing Overlay Zone (Action HOU -2.1). Funding Source.• None required Re ponsibkAgendes: Community Development Department Time Frame: January 11, 201504 to Jams � 310, 2022.44 Action HOU -4.7 Increased Range of Housing Opportunities for the Homeless: Continue to support the County of Santa Clara's `Continuum of Care' —' plan- as well as the "Housin 1 ramna;vn by Destination- Home to provide housing opportu- nities for homeless households including emergency shelter, 611 TOWN OF L O S G A T O S 2020 GENERAL PLAN Vii- ant s- a -9-1 -� -JOB 3 HOUSING ELEMENT transitional housing, and permanent affordable housing op- portunities. Funding Sounr.• CDBG Rerponribk Agencrer Community Development Department Time Frame: .January 11, 20154* to januagM" 314 2023.1 -t Goal HOU -5 Retain and expand affordable housing opportunities for seniors. Policies Policy HOU -5.1 Promote the Town's Housing Conservation Program to assist low- income seniors with basic home repairs and maintenance. Policy HOU -5.2 Allow and encourage small -scale living facilities of two to six seniors that may include nursing care services that can be integrated into existing neighborhoods as infill development. Policy HOU -5.3 Work with existing senior lifestyle living and assisted living facilities in Los Gatos, and support the development of new senior housing that includes continuum of care facilities within the Town. Action Action HOU -5.1 Senior Housing Resources: Provide regularly updated sen- ior housing resource materials at the Adult Recreation Center. Funding Soume: None required Repnsible Agender Community Services Department Time Frame: Update materials annually Goal HOU -6 Mitigate Town governmental constraints to affordable and special needs housing development. KI TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N ' LU_Z t HOUSING ELEMENT Policies Policy HOU -6.1 Continue expediting the permit processing system for affordable residential development applications. Poli THOU -6.2 Re e Encourage "universal desigd features in all new residential developments to supplement the Title 24 r + »ey�emsntc,_ P�Y HOII -6 3 Sllpnort the rehabilitation and modification of housing to allow accessible to nonle of all ahilities. Policv HOU -6.4 Sunnort the nrovision of permanent. affordable_ and Actions Action HOU -6.1 Governmental Constraints: Regularly review Town planning and zoning regulations and remove affordable housing devel- opment constraints as appropriate. FnndingSourre: None required lUponribfe Agencies. Community Development Department Time Frame: Review and update regulations as appropriate at least every three years Action HOU -6.2 Reasonable Accommodation Ordinance: Affiend --t'`- ')9.10.505-530 of the Town Code - to_ensures equal access to housing for persons with disabilities under the Fair Housing Act and er 9Y] TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N H O U S I N G N G E L E M E N T esblishes- specific procedures for requesting and granting rea- sonable accommodations. Funding Source: None required Responsible Agencies: Community Development Department Time Frame: 39411i" efte yeaf of fldaptie!t of this i la"sing- WemerAlanuary 31.20[ 5 to lam +ary 1 ?SQ Action HOU -6.3 Persons with Disabilities: Remove constraints tah for persons with disabilities and encourage accessible housing in new residential developments. Funding Source None required Re.ponsible Agencies. Community Development Department Time Frame: Review and update regulations as necessary-,4 e% at least every three years Action HOU -6.4 Special Needs Housing: Give priority to special needs housing by allowing for reduced processing time and stream- lined procedures for such appropriate zoning /land use appli- cations. Funding Source: None required Responsible Agencies: Community Development Department Time Frame: January 31, 201597 to ]auuaQ ta" 310, 2023.44 Ac un H9)U -6.5 Special Needs Housinn: Include preferential handlinP special needs populations in management plans and rePUlarnry am'eemems of funded mp jeers. FundLnpc.Source., None reouired ResnouUble Aoennes Community Develo ment Dcpartmen Time Fmme,- As plans are adopted and projects are funded January 11, Dl to am+a 31 W TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N „Q;- LLL3 HOUSING ELEMENT rr rv' a . • r t• . . .' / 1 RVI • . •...'. IDEMMIR.M. • •. • . •.."lluffiln7ft rm, v•. .. �'•.•U -. • rr rv' a . • r t• . . .' / 1 RVI TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N '— r fi 9 n H O U S I N G E L E M E N T Ae6en 110U -ybdrtioo H(H1 -C, �Development Standards: Continue to re- view and streamline the development process for housing de- velopments that will guarantee affordable units on a long -term basis for very low -, low -, and moderate - income households. Funding Soum: None required ReiponriMe Agencies. Community Development Department Time Frame: January 11, 2015413 to Jaw axe 310, 202344 and mifigate ar remove the CUP reqwfeffi-w; 40 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2�LD2 -3_H O U S I N G E L E M E N T .!_G_:: __ of a .. l..___" .L_ T._..._ !'.,.1_ ... 1,.. _ 1' Seetion 1566.3. 41 "Family": iftg baw. F*Ndiq somw PN"ne eeqtileed .!_G_:: __ of a .. l..___" .L_ T._..._ !'.,.1_ ... 1,.. _ 1' Seetion 1566.3. 41 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 4-0rI U l a H O U S I N G E L E M E N T lie GHs' -RQ1J gGoal HOU -7 Encourage residential construction that promotes green building and energy conservation practices. Policies Pokey! KA4 - 9hPo1cHOL171 Encourage sustainable housing development throughout the Town using the Town's voluntary green building program by continuing to require that all residential development applications complete the Build It Green GreenPoint Rated Checklist as part of the development application package. Pelwy - 82Policv HO11-7.2 Promote the construction of energy efficient new homes utilizing the Energy Star Homes Program. 42 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N ,Id LLLL1&�Lj_L3__H O U S N ELEMENT Actions AeEiaft *' ° .'Action Ht)U -7 1 Energy Conservation Opportunities: Con- tinue to enforce State of California Title 24 requirements for energy conservation. Funding Source: None required Responsible Agencies: Community Development Department Time Frame: January 11, 20150; to Janua@Y"" 310, 202344 G"al !10U-9Goa1 HOU -S Ensure that the Town has sufficient resources and takes appropriate measures to implement the Housing Element. Policies Pokey! lice HOU -8 ] All approvals of residential developments of three or more units shall include a finding that the proposed development is consistent with the Town's Housing Element and addresses the Town's housing needs as identified in the Housing Element. -Provide adequate management and staffing of affordable housing funds and programs. Actions Aetien 1 i0U +Action HUU-8.1 Annual Housing Report: Prepare an annual housing report for the review of the Town Council including information on progress made towards achieving new con- struction need, affordable housing conserved /developed, ef- fectiveness of existing programs and recommendations for improvement. Consult with non -profit providers, special need providers, and other community resources in preparation and evaluation of the report. Funding Source: None required Responsible Agencies: Community Development Department Time Frame: January Al, 201507 to Ja , 310, 202a4.4 43 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N d-B-B-a-Z_Ut �L o: J H O U 5 1 N G E L E M E N T - � ousing Management: Conrin , ro F rod staff for the management and planning of housing programs and funding for the Town. Funding Source.• , Town BAIP Housing In -Lieu Eee Fund Responsible Agencies: Community Development Department, Redevelapenent Ageney Time Frame: Develop recommendation and plan for additional housing staff support by December 2011k14 men - HON- 94Acdu H(H1-A3 Coordination with Water and Sewer Ser- vice Providers: Deliver the adopted Housing Element to the San Jose Water Company and the West Valley Sanitation Dis- trict so that they can prioritize current and future resources or services for housing development that helps meet Los Gatos's RHNA for lower - income households. Funding Soume: None required ResponsibleAgendes: Community Development Department Time Frame: Upon adoption of this Housing Element L Summary of QuandiiedHousing Objectives Table H -3 provides a summary of the number of housing units that will be pro- duced as a result of implementing the actions described in Section H of this Hous- ing Element. Based on the housing sites inventory analysis provided in detail in Chapter 6 of the Housing Element Technical Appendix, up to 494fij new units will be '--'--r ,Id.� he d m the Tesvn-town_over the years of the Housing Element planning period, of which 314373 units w4..c iakLbe affordable to very low- and low- income households. MM 44 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-e-e ZJ- L 4- 0-4-1-Z112 H O U S I N G E L E M E N T TABLE H -23 QUANTIFIED HOUSING OBJECTIVES, 29B7Z.M- 2644ZM Income Category Number of Housing New Constmction Rehabilitation Units Conservation Very Low -94:91 40 4242 Low 44111 75 540 Moderate 494142 05 4520 Above Moderate 4-28174 0 0 Total 494fiN 452 3352 45 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N a- 6- t� --��- ¢.4,T4 Z.L H O U S I N G E L E M E N T 46 TECH N I CAL A P P E N D I C ES 1 BACKGROUND The Technical Appendix for the Town of Los Gatos 201197- 20234 -4 Housing Element presents a detailed population and housing stock report, designed ro meet the legislative requirements of State housing laws contained in Govemment Code Sections 65580 to 65589.8. The Technical Armendix includesieg the following sections: , ♦ Background: A detailed description of what is included in the Housing Element Technical Appendix to satisfy Housing Element state law requirements. ♦ Housing Needs Assessment: Detailed demographic, economic, and housing data for the Town. ♦ projected Housing Needs: A description and analysis of the Town's "fair share" of housing, called its Regional Housing Needs Allocation (RHNA), and an inventory of subsidized housing units with an indication of which units could be at risk of conversion to market rate. This section also includes information on funding resources for housing development. ♦ Constraints to Housing Development: An analysis of the constraints to providing housing for all income levels. ♦ Review of the 2002 -24143 Housing Element: A review of the goals, objectives, and policies of the previous Housing Element and brief descriptions of accomplishments. ♦ Housing Sites Inventory: An inventory of residential land resources, including suitable sites for housing, emergency shelters, and transitional housing. This section includes a map of the potential housing sites and analyzes in detail the Town's ability to accommodate its RHNA, which is allocated to Los Gatos by Asmciai nn of Rav$Area Governments (ARAGI. Los Gatos's previous Housing Element, which covered the planning period from jar�nxey -1, 20023 to }tine - 34-2014&'5, was certified by California Department of Housing and Community Development (HCD) as being in compliance with State Housing Element law. The updated Housing Element and tlusits Technical Appendix will reflect the planning period from'"" ', ^"B' 241ito june30, 2814 202: TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 29..23 HOUSING ELEMENT: TECHNICAL APPENDIX B A C K G R O U N D The 20118-20234 -4 Housing Element Technical Appendix is based on the mestrece - ewfet*t-population„.em lglu anent an 1 housing data for Los Gatos, as-e€ pnmayly=RxoWded for housing element development b 6BAGI Beeae__ a_-_ is not ____aahle a_.._ _ eeReaFsar ee -The orivinal sources used to obtain this-data include theme U.S. Census, `nfeema'--, American Cnmmnniry Snrvev + nd r ^-� �mnrehensive HousinP lffordahilin Stratem�_ State of California Department of Finance, and the U.S. Department of Housing and Urban Development (HUD). San Andreas Regional Center, Ins Czju& Slonte S repo Police Department. Morels Bros_ Sereno Grono. ARAG_ HCD and Town of l.os Gatos Planning Staff- The Town and HCD recognize that the use of different sources will lead to slight variations in data, however, the use of these sources for obtaining data is in compliance with Housing Element state law and hear ran crises. The Town and HCD also recognize that economic and market information are not static, and that the Town will = -to the extent that data can be obtained at the time of this report -address the current volatility in real estate markets relative to existing housing data. 1 -2 HOUSING NEEDS ASSESSMENT need� r.all economic segments within the Town of Los 11. Popuation The population data in this section include age and race /ethnicity breakdown for Los Gatos, historical and future population growth, and the number of existing and projected jobs for the town. 1. Population Trends The Town of Los Gatos is located in Santa Clara County. With an estimated population of -RCl R SSR ', PVL .,^" as of DlganasI Santa Clara County continues to have the highest population among the nine counties of the San Francisco Bay Area.' Between 2000 and 2010 the population in Santa Clara County increased by 5.9 percent, the third highest increase in the ARAG reoion ARAG rnp iects that the population of Santa Clara County will increase from HZ 9�H, 63,990 persons in Z01 ,9945 —to 2 Q$9 fi422;083;39�in 20250, an 118 percent increase during a 145 -year time period. The population growth of Los Gatos has remained fairly small and stable in the last three decades. The eweew— population of Los Gatos is estimated to be 34' sFigure 2 -1 indicates population growth by decade, including '`-�,�- e.* - ---- year2414 for Los Gatos. ABAG projects that the population of Los Gatos will increase by approximately fib percent during the 2015 -20250 time period, continuing at a similar rate of growth as in the past three decades.' 11101111111111111 11111111111 1 UM, 1„ mem Dora Pm &!eq Association of Bay Area Governments, 4.90. 2 -1 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201104 - 20213+ HOUSING E L EME NT:TE CH N 1 CAL AP PEN 01X HOUSING NEEDS ASSESSMENT 35,000 30,000 25,000 20,000 15,000 10,000 5,000 0 -_l.__... 1950 1960 1970 1960 1990 2000 2014 Sources: U.S. Census Population Estimates 1950 - 2(X)1; Srnre of Cslifamia. Depmrmrnr of Finanre able ?- FSS Pomdntion F_rtimnter /or (gopher aed fh S/alr. 2011- 2014 'n1h 2010 &nrhmurt. Serramenrn. Cnlifnrnla April io. 21114. 2. Population by Race /Ethnicity The 201088 U.S. Census estimates that the predominant population of Los Gatos is White (ever -8922 percent of the population). The Asian population represents approximately 8— percent of the population, the Hispanic /Latino population approximately }Zpercent, two or more races apnroximately 4 nercenr and the Black population °- less thftn�`-n 1 percent of the total population of Los Gatos. ]I= fiaures reflect a sliahtly more diversc. pi2pulation than in 000 nntinni rh r n of increased diversity in the town that has occurred ov r several d ad s 3. Population by Age The current median age in Los Gatos is estimated to be 45 years, compared to 30 years in 1970.3 The increase in median age demonstrates that the population of Los Gatos is aging, with a larger percentage of the population being 21 years of age and older. This reflects a nationwide aging trend related rn the lar Aahm Generation as well as some local characteristics The Town of Los Gatos is a u\raint rim—with--2hll}L.5] ^ahry of Lfe that enroumges residents [n star- 3 Associarrou Uf Bay \rca Governments- Homing Lk l Dafo An&ler. lanuim 2 -2 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201504-202.3+-41- HOUSING ELEME N T:TEC H N I CAL APPENDIX HOUSING NEEDS ASSESSMENT 4. Employment Projections and the Jobs /Housing Balance number of households located in Los Gatos. ABAG estimates that there were 12 1,55424 7A households and 2q kD019, 530 jobs in Los Gatos in 201005, indicating that Los Gatos had approximately 2151 -5 jobs per household. Theis jobs /housing ratio has increased from I i0 in 2005 A healthy jobs /housing ratio is typically between 1 and 1.5 jobs per household, indicating that there ate emi2lovment opportunities to support the immediate community and at �nori some nearby housinv- -rich communities such as Monte Sereno and Saratona. ds—s Accordinv m ABAG, pfajeets thaF and 26 980 by 20250 This is an, increase '?1bP' =xgpre> xxte}p -2,6545 28 , or$4 -2 percent, •ot ^_^°`^. The number of households is expected to increase by approximately fit , or 55 per- cent, to a total of 13D70 in 2025}22,420. Based on these projections. in 2025 the Town will have a iobs /housing ratio of 2.06. These projections indicate that the jobs /housing ratio for Los Gatos is expected to remain practically the samci ereaset, Presently and in 2021 the iobs /housing balance indicates a - artd-a- potential demand for more housing to ac- commodate these new i M"the workforce. Figure 2 -2 charts employment by sector for 201105. The Reefeft en- IRducational Health and Social _Servirrc Sector had the most jobs in Los Gatos. 4n- 2005.as -well B. Households The household data in this section include the current and projected number of households in Los Gatos, the household size, and a breakdown of households by income level as well as tenure. This section also includes an analysis of households overpaying for housing and an analysis of special needs households in Los Gatos. 2 -3 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201-5_0 -}-- 202. -3_i+ HOUSING E LEM E N T: TEC H N ICAL APPENDIX HOUSING NEEDS ASSESSMENT FIGURE 2 -2 LOS GATOS JOBS. 212995 -2829 Health /Social Services /Edu. Manufacturing Professional & Scientific Retail Finance & Real Estate Arts, Entertainment& Rec. Inforrttation Construction Other 5ervices Wholesale Public Administration Transportation/Ware housing Agriculture 0 500 1000 1500 2000 2500 3000 Source: lb,u4z GGmrer OaLu hmli4,. Asa ci,ewn of Bar Arc Gm-cmmrnts Inmwry 2014 m 1. Current and Projected Households 'Fite 20ro0 -r; --�..r c �_____ gcmrding to the Califnmia Dena rrmenr of Finance there are 13,185 total housinv units in Los Garos in 2014 AB AG estimated that there were 12.3$54-1,998 households in Los Gatos in 2010 and nro ects 12 450 in 2015,. The majority of these households (624- percent) were family households, defined by the U.S. Census as households with two or more persons who are related by birth, marriage, or adoption. The majority of non - family households CLAW-6 percent) were individuals living alone. , thefe ftfe 42,636 feeil housing unifs in has . From 201505 to 20204 ABAG projects that the number of households in Los Gatos will increase by approximately ..45 percent to 13 4ZQ32;829.^ 2. Household Size According to ABAG_ tThc average household size in Los Gatos is very stable, having remained at approximately 2.435 persons per household since 1990. The household size is projected to remain 1.4 in 2025 a Houaae F_lemuit Data Profiler. ,Acsodatinn of Bav Area (;nvemmous_ lfflItM 2 -4 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201-LO-IL-202-11-4-4- HOUSING ELEME NT:TEC H N I CAL APPENDIX HOUSING NEEDS ASSESSMENT 3. Households by Income Level In 201195, the medianse household income in Los Gatos was estimated to be $122.$1.136;499, which was the fgf h -si lhighest household income in Santa Clara County ° to $144,900 6y 2040 and $163,700 by 2046. Table 2 -12 provides the mediaam household incomes for all 15 incorporated cities and towns within Santa Clara County in 201105. Table 2 -23 lists maximum household income levels by household size. These income levels me used by federal, State and local programs to determine eligibility for housing assistance in Los Gatos. These income levels are based on a 2014e area median household income (AMI) for Santa Clara County of $110x,5 g99. Using U.S. Census data, the U.S. Department of Housing and Urban Development (HUD) develops housing data under the Comprehensive Housing Affordability Strategy (CHAS) for juridictions eligible for HOME Investment Partnerships (HOME) program funds and Community Development Block Grant (CDGB) funds. The HOME and CDBG programs, both administered by HUD, are federal block grant programs that provide funds for local affordable housing development programs. According to CHAS 2999- 2412data,5 the majority of households in Los Gatos have income levels greater than 80 percent of AMI in Santa Clara County. Low -, very low- and extremely low income households comprise less than 220 percent, or %449- 625-bouseholds, of all households in Los Gatos. An estimated 6114 percent, or 900- B.42out of the k4;99912Gd total households, are considered extremely low income, with incomes below 30 percent of AMI. See Table 2 -14 for the breakdown of households by income level in Los Gatos. 4. Overpaying Households State and federal agencies define an `overpaying" household as one in which more than 30 percent of annual income is spent on housing costs. According to CHAS 201490 data provided through ABAG, approximately !&A percent of all homeowners in Los Gatos, or 2,111446 households, and 384 percent of all renters in Los Gatos, or 1,422-563_households, are overpaying for their housing.6 5 The Town is using the most recent Cl 1ASdata . mrend v ave 4ble=16 Bay Arca Association of Gnvemments and feEegni%es oarrea Element Data Profiler, Assonation of Bay Area Government, lanuary 2414. 2 -5 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201SO4-20Z34-4- HOUSING ELEMENT: TECHNICAL APPENDIX HOUSING NEEDS ASSESSMENT TABLE 2 -1 201105 MEvim*N HOUSEHOLD INCOMES, SANTA CLARA 01 COUNTY Rank City /Town Medians Estimated Household Income in 20UO& 1 Los Altos Hills 5,998:1& !ZZ 2 Monte Sereno $3?2001$1 Z1_ 3 Saratoga $del 1& 4 Los Altos $�3g;50B1i1�5 5 4e�*F;ar«sS�y eititui $�3G,4A8 24 2ii_ 6 Ax1e�41teLox Gatnx $}33198]22 7 E= eryerr+sel'a1u31co S;aeB1y5 8 ?.{3111 ase+rgen -+FiH S�A4,00099.5&`1 9 binrvan I Ii Millis $Q¢ }Qgyq�79(l 10 Sunnyvale S212229 - TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20150a 20214-4- HOUSING ELEMENT: TE CH N IC AL APPENDIX HOUSING NEEDS ASSESSMENT TABLE 2 -23 FY 20]488 MAXIMUM HOUSEHOLD INCOME LEVELS, SANTA CLARA COUNTY Income Low 1 Person 2 Persons 3 Persons 4 Persons $22,300 $25,500 $28,650 50 $53,050 $59,400 $67,900 $76,400 $84,900 Moderate (120 %AMI) $88,600 $101,300 $113,950 $126,600 Source: Department of Housing and Urban Development, p'Y201408 Income Limits. . Aron Medan lnoomc (AMA is 51ni.51NL TABLE 2 -14 HOUSEHOLDS BY INCOME LEVEL, 201000 ° Due to rounding, the percentages do not add up to exactly 100 percent. Source: HUD, Comprehensive Housing Affordability Strategy (CFIAS), 20IL" When broken down by household income level, the percentage of households overpaying in Los Gatos becomes more significant. Lower-income households represent 42 Raccat Of all ov=aying ho seholdc in the "Gown A total of 4442 1 MLIower- income households in Los Gatos, of which 545 are homeowners and 597 are renters, overpay for their housing. A majority of extremely low -income and very low-income homeowners overpay for their housing, while a majority of extremely low —income, very low -income, and low- income renter households overpay for their housing in Los Gatos. figure 2 a shows the _.,_eent._.. a` 2 -7 Moderate Extremely and Above Low Very Low Low (80% or (30 %AMI) (50 %AMI) (80%AMI) Greater AMI) Total Number o 4+,959 L7 �M �m �� 9614-435 Households 465 Percent of Total 7._450/6 7.144% 637.5% 844428.20/ 100 %. Households ° Due to rounding, the percentages do not add up to exactly 100 percent. Source: HUD, Comprehensive Housing Affordability Strategy (CFIAS), 20IL" When broken down by household income level, the percentage of households overpaying in Los Gatos becomes more significant. Lower-income households represent 42 Raccat Of all ov=aying ho seholdc in the "Gown A total of 4442 1 MLIower- income households in Los Gatos, of which 545 are homeowners and 597 are renters, overpay for their housing. A majority of extremely low -income and very low-income homeowners overpay for their housing, while a majority of extremely low —income, very low -income, and low- income renter households overpay for their housing in Los Gatos. figure 2 a shows the _.,_eent._.. a` 2 -7 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2073_0a 20Z1� HOUSING ELEMENT: TECH N I CAL APPENDIX HOUSING NEEDS ASSESSMEN- household :_____ 4___' This measurement helps determine which households are potentially lacking housing that is affordable to their income level. 5. Household Tenure The majority of households in Los Gatos are owner - occupied. The 201000 U.S. Census estimated that Q5 percent, or Z ZZi7-,&P households, were owner- occupied, and 376 percent, or 4,52464 households, were renter- occupied. According to CHAS 2015!00 data, approximately half of the 994- $4kextremely low= income households in Los Gatos were homeowners and half were renters. The proportion of homeowners to renters in Los Gatos has remained essentially the same since 1990. Compared to the percentage of owner - occupied units in Santa Clara County and the state, Los Gatos has a higher percentage of homeowner units, with Santa Clara County at 58.09-8 percent and the 8state at 52264 percent. 6. Households with Special Needs This section analyzes households in Los Gatos with special needs, organized into the following sub - populations: ♦ Extremely low income ♦ Homeless ♦ Overcrowded and Large -Family ♦ Single- parent ♦ Elderly ♦ Persons with disabilities Special needs households are generally defined by the California Department of Housing and Community Development 1CD and must be specifically analyzed in Housing Elements. A review of available employment data indicates that less than one percent of the Los Gatos labor force is employed in agricultural work. Therefore, farm worker households are not specifically identified as a group with special needs in Los Gatos. a. Extremely Low-Income Households As noted above, extremely low_ income households are households defined as hav- ing incomes less than 30 percent of AMI. The annual income for an extremely low - income household in Santa Clara County is $31,850 or less for a four - person RM TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201104-202L4-4- HOUSING E LE ME N T:TECH N I CAL APPENDIX HOUSING NEEDS ASSESSMENT household, as shown in Table 245. Households that are on Social Security Insur ance (SSI) or disability insurance are typically extremely low= income households. .`�- 9how :> ccor i ro rh ('Hr\S lacahas Los Gatos had approximately 990 840 extremely low-income households, which is about 6WA percent of the total number of households in Los Gatos, in 201000. Of these extremely low -income households. 405 are renters and 435 are owners. A majority of both extremely low- income renters and owners in Los Gatos are overpaying, living in overcrowded situations, or lacking kitchen or plumbing facilities. Specifically, fi42 percent of extremely low-income households in Los Gatos are overpaying for housing. Of all households in Los Gatos, approximately 364 percent are overpaying for housing. 2 To project the housing needs for extremely low-income households, Los Gatos assumes that 50 percent of its RHNA for very low-income households (defined as less than 50 percent of AM]) in Los Gatos is the extremely low-income household need. Los Gatos's RHNA, described in more detail in Chapter 3 of this Technical Appendix, estimates a need of 2011-54 units affordable at the very low-income lev- el; consequently, the Town's projected need for extremely low-income households would be 141 units. Certificates and Vouchers. To address the range of needs for extremely low-income households, Los Gatos supports and makes referrals to the Housing Authority of the County of Santa Clara, which administers Section 8 Vouchers, Mains r am Vouchers. Welfare -to -Work Vouchers, the Family Self - Sufficiency Program, and public housing. More information on these programs can be found in Chapter 3 under Section D.2, Santa Clara County Resources. Additionally, the Town has included a policy and actions to further address the housing needs of extremely low-income households in Los Gatos. Undef Pahey that is affordable to extremely low ineeme houeeheld Under Action HOU -1.5, the Town will work with affordable housing developers on basis, provide expedited permit processing, identify funding opportunities, and provide other incentives similar to incentives developed under the Affordable Housing Overlay Zone (AHOZ) under Action HOU -2.1. .•u 1 • ,• •n n• 1 u 2 -9 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201_!i_0- 7-- 2021+ HOUSING ELE MENT: TEC H N I C AL APPENDIX HOUSING NEEDS ASSESSMENT TABLE 2 -54 HOUSING NEEDS FOR EXTREMELY LOW INCOME HOUSEHOLDS Renters Owners Total Total Number of Extremely Low Income 4:9144 4&1433 seem Households Percent with Any Housing Problemsa IL945u% Z&go.0% 11$$4§.3°/ Percent with Cost Burdene of 30% or Greater of Income Percent with Cost Burdene of 50% or 56-649.4% 74- }75-9% (111653% Greater of Income - "Housing problems" is defined by HUD as a war burden greater than 30 percent of AMI (overpay- ing); more than one person per room, excluding bathrooms and kitchens (overcrowding); and /or hous- ing without a complete kitchen or plumbing facilities. s "Cost burden" is defined by HUD as the portion of a household's total gross income that is spent on housing costs. Source: HUD, CHAS, 20100. b. Homeless Population Homeless neonle lack a fixed_adeeuate rrivhttime residence Homelessness is an issue of significant concern in Santa Clara County. Santa Clara County conducts the Santa Clara Homeless Census and Survey, which is a report of a point -in -time count, including comprehensive, qualitative interviews of homeless persons in the county. Understanding the homeless population throughout the County is part of supportive housinv. The Los Gatos Housing Element update references the 2997 Santa Clara County Homeless Census and Survey.8 In 201203, the Santa Clara County Homeless Census and Survey's point -in -time count estimated that i1iZ4 , homeless persons ived a i-- �-,..: , unsheltered and 2,&41 L5Z homeless people lived in shelters and transitional housing, for a total of 3;292Z_b31 homeless persons in the county. Santa Clara County estimates that there were approximately 4&,00412,W persons who were Pa[I] TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20110- 2021� HOUSING ELEMEN T: TE CH N I CAL APPENDIX HOUSING NEEDS ASSESSMENT homeless at some point during 201396. While the homeless population is everxhekninglq- nredominantly male (approximately 62;79 percent), this population is racially /ethnically diverse. Compared to the race /ethnicity of the total population of Los Gatos as estimated by the 201090 U.S. Census —d -'- ,::ro m - se=L-a i- , the Qpun homeless population is much more diverse than the total population of Los Gatos. Over 80 percent of the total population in Los Gatos is estimated to be White/Caucasian_ while only 3rd$ percent of the homeless population in Santa Clara County, as shown in Figure 2 -4, is estimated to be White /Caucasian. Approximately 5 percent of the total population of Los Gatos is estimated to be Hispanic /Latino, while approximately 31-7 percent of the homeless population in Santa Clara County is estimated to be Hispanic /Latino. Less than 1 percent of the total population in Los Gatos is estimated to be Black /African American, while — : -�- tL-- N22 percent of the homeless population in Santa Clara County is estimated to be Black W= American. According to the 201107 Santa Clara County Homeless Census and Survey, appxteFy -7480 percent of the homeless population in Santa Clara County is unemployed. Approximately one -third of the homeless in Santa Clara County reported job loss or unemployment as the reason for their homelessness. The second major reason cited was alcohol or drug abuse. Other reasons for homelessness in Santa Clara County include incarceration, domestic violence, illness or medical problems, and mental health issues. The 201,$07 Santa Clara County Homeless Census and Survey estimated that there were 1130 homeless persons in Los Gatos, specifically, all46 of which were unshel- tered individuals and 14 Eli whieh4i�dh"n J in cars, recreational vehicles or vans or outdoor encampments. The number of homeless persons in Los Gatos represents less than 0.25 percent of the total point -in -time count of homeless persons in Santa Clara County. However, according to the Los Gatos /Monte Sereno Police De- - C-,apemo Los Gatos -Monte Scmuo Po- lice Department, personal communication 201448. 2 -11 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20150.--2021.+ HOUSING ELEMENT:TECH N ICAL APPENDIX HOUSING NEEDS ASSESSMENT i. Available Resources for the Homeless Los Gatos currently does not have any emergency or transitional shelters within town limits. Instead, the Town contributes funds in support of shelters under the auspices of the County's Continuum of Cue strategy. The County's Continuum of Care approach includes prevention services, the provision of emergency shelters and the provision of transitional and permanent affordable housing. The Town of Los Gatos has contributed CDBG funds toward construction costs for HomeSafe and the Sobrato Living Center in Santa Clara. Both of these facilities provide emergency, transitional and permanent affordable housing opportunities available to the Los Gatos community. The Town also financiallt supports the West Palley, Cnmmuni4 Services Comprehensive Emergency Assistance Program which provides deposit assistance to house homeless ptuple, utili4 assistanre ro -pr v unirility shut off assistance to prevent evition, and rental assistance to seven homelessness. Additional limited resources provided by the Town include food and shelter vouchers from the Salvation Army as well as food pantries at local churches, including St. Mar': Rod St. ' ulte'- and Gftl -- \1arv's�CalvaN Church and St. .. < fftST3iTiiT:7� • �r P�iilli�ill.Q9R7tLTiiTiR_ S9iSGiRR�RdQiliilpll�RiJGT9 Dm,4dts Dutmach officers are traited I • •• iiteractioi with Coui.-*T Collaborative •• ,•.,•••o" ii. Site and Zoning Requirnmemis Los Gatos has three types of residential care facilities, defined by Town Code as establishments that provide around- the -clock nonmedical care to persons living in these facilities and Unrelated to the licensee that can meet the housing needs of homeless individuals. These types of residential care facilities include (1) a "small family home" located in the licensee's home, which provides care for up to six persons; (2) a "large family home" located in the licensee's home, which provides care for seven to twelve children or seven to twelve adults; and (3) a "group home," which is a residential care facility that generally provides services for a group of adults or children needing or wanting cue or supervision. Small family home residential care facilities are allowed in all residential zoning districts_ exeept distAeto-rnpsisirnt vhth California Health and Safety Code Section 1566.3,- Sihich requires all licensed residential care facilities for six or less persons tu=b£- allowed 2 -12 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2013_0- 20214 HOUSING ELEMENT:TECH N ICAL APPENDIX HOUSING NEEDS ASSESSMENT by -right in all residential districts., Aetions ilOk4 6.9 and HOW 6.40 amend the lame famibi� ht�mes-and-large residential care facilities require a conditional use negWt for all residential districts hfisiI9, the Town intends to amend its Zammg The Town 7_2ajgg Code allows ax - emergency shelters by right in the Controlled Manufacturing (CM) zoning dis- trict. This zone comprises approximately 57 acres of land located primarily along Winchester Boulevard, Lark Avenue, and University Avenue. Of the 57 acres des- ignated in the CM zone, approximately 2 acres are vacant, on parcels less than one acre in size.10 Of the non - vacant sites in the CM zoning district, the average parcel size is approximately 2.5 acres. All sites in the CM zone are within approximately 0.5 miles of the future Vasona Light Rail station and existing El Camino Hospital of Los Gatos. All of these sites are along or in proximity to VTA Community Bus Route 48, which extends from the VTA Light Rail Winchester Station to the Los Gatos Civic Center with a stop at the El Camino Hospital of Los Gatos. L)ey - ment standards for shelters were crafted following consultations math HomeFirst then known as FHC l.ifehuildersl_ a local non - profit agency that operates the County's two regional homeless shelters. l lomeFirst confirmed that the CA znninn district development standards were adequate to support a homeless facility anoro- priate for the Town's documented homeless population. c. Overcrowded and Large Family Households The U.S. Census defines an overcrowded household as one that is occupied by more than one person per room, excluding bathrooms and kitchens. Households with more than 1.5 persons per room are considered severely overcrowded. In Los Gatos, 114. , i households, or 124 percent of the total number of households, are overcrowded. I if these h_nnseholdg. 30 are owners and AS are renters Approximately 4$0 percent of these overcrowded households are severely overcrowded. The majefity of severely overcrowded households in Los Gatos — L5239 households — are renter-occupied. 12 The U.S. Census defines a large family household as a household with five or more persons. According to the 2011 estimates provided by the American Community Survey (ACS) pproximately 6.4 percent of Los Gatos households, or 760 -28.4 2nta fo County of Santa Clara, Town of Los Gatos Assessor Parcel Data, 201306. tt Haurina Element Data ProdL +f. Association of Bay Area Governments lannary t2 v`vccrrvaSAmencan Cnmmnnity Snrvev -. 201100. 2 -13 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201_5_0-4-202_3_a HOUSING ELEMENT:TECH NICAL APPENDIX HOUSING NEEDS ASSESSMENT households, are large family households. Approximately three - quarters of these large family households, or 52167 households, are homeowners. Almost_ halms adegai rely accommodate most lard families Typically, large Family renter households are more likely to be overcrowded because of the limited availability of appropriately sized rental housing. Because most of the large family households in Los Gatos are owner - occupied, overcrowding does not seem to be a significant problem fe jrl_the town. d. Single - Parent Households Single - parent households are families with either a male or female head of household and children under 18 years of age. Single - parent households are more likely to be vulnerable to the housing market hecauL= their single household income can affect their ability to afford a home. Of all family households in Los Gatos that consist of married couples, about 2.Zpercent have incomes below the poverty level. Of the single- parent households, 243 percent have incomes below the poverty level. According to the 2090 U.S. . ; us2011 AQC single- parent households represent ZE644 households, or about 11!19 percent of households with families in Los Gatos. The majority of these single - parent households, 4944526-households, have a female head of household. In 011 approximately 5 percent of female- headed households in the Town earned incomes below the poverty line e. Senior Households As of 201008, 5,423- 2LtLpersons age 65 or over represent the senior population residing in Los Gatos. 13 Of all households in Los Gatos, approximately 224 percent, or } 3�(i3;869 households, have tenislt householders. Almost &-Ig percent of all senior households in Los Gatos are homeowners, which is ;� 94ffiesf 10 peteee, .t 11 percent increase from the 69 percent senior homeowner households identified in the 1990 U.S. Census. The California Department of Finance proIecrs that by 2030_ Santa Clara ( "panty's senior population will continue to increase, both from p9 ulerowth and from the aQ1nv of the existing residents Over 140,000 pennle are projected to he added to the county_ and 60 percent of that zm%%th will he people 65 or nldec 1 20311 1 in 4 adults (and one fifth of the total population) in the county will he 65 or older, 13 U.S. Census, 2010. 2 -14 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 20150-i--20234`41- HOUSING ELEMENT: TECH N ICAL APPENDIX HOUSING NEEDS ASSESSMENT Several developments, shown in Table 2 -5, currently provide 15D-housing Units -for lower - income senior=- perseeshouseholds in Los Gatos. In addition to those affordable senior housing develIapments, there are residential care facilities in the Town According to the State of California Community Care licensing Division in 4 there was one adult day care facility ablc to accommodate 30 s niors s v residential care for the elderly facilities with a total capacity to house 324 and one one hospice able to serve 6 seuiom." f. Households with Persons with Disabilities According to the 20]199 " `� -rr� °- -'--tics, approximately Z16 percent of the population in Los Gatos, or ':22j persons, have a disability that is either mental or physical and that affects their mobility or self -care. Approximately 62--� percent of these persons have a disability that affects their ability to work . �, .rG3.srrr�avr.�:ktarrxa�.. , . _rs�mm�FSr�es'w�ssi . ON .... .. 2 -15 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 110- 7-- 2 0 21i-.H HOUSING ELEMENT: TECH N ICA L APPENDIX H O U S I N G N E E D S A S S E S S M E N T TABLE 2 -5 AFFORDABLE SENIOR HOUSING, 14 Number Name Address of Units Eligibility HUD Section 8, Villa Vas<na 626 W. Parr Avenue 107 $37,150 income per person Low- a,td Los Gatos Pourplez 221 -227 Nicolson Avenue 4 moderate -income seniors The Terraces of Los Gatos 800 Blossom Hill Road 29 80% of AM] Blossom Hill 14390 Blossom Hill Road 5 35% of AMI Anne Way 185 Anne Way 5 35% of AMI MWtd[.7TiS4ii MItnIMR. = I I "I M ITJ .-..C17.WnM..0-TVR4i.'�Ti1f.R: wr General support services for the disabled are available through the San Andreas Regional Center, , Gauee ' v thm is located north of Los Gatos in the City of Campbell. However, this Center does not provide housing cost support. The cost of housing is prohibitively expensive for those on Supplemental Security Income (SSI), which provided an average of $1 24R SdB-- te-$9W per month for individuals with disabilities in 2(IL42007- �_. The following list presents available resources for persons with disabilities in Los Gatos. Silicon Valley Independent Living Center. Main f4€f:eeBranch 2202396 ZaA ev PceadN Ewg Streer San Jose, CA 95131. The Silicon Valley Independent Living Center is a non - profit corporation that provides comprehensive services for persons with a variety of disabilities. Their 2 -16 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20 "0-0-- 20LL44- HOUSING E L EM E NT:TEC H N I CAL APPENDIX HOUSING NEEDS ASSESSMENT services include counseling, housing referral and placement, independent living skills training and other services. Mental Health Advocacy Project. Law Foundation of Silicon Valley. 15244 W)V. ' , 3!F1oonSrate -333, San Jose, CA 951123. Started in 1978 by the Law Foundation of Silicon Valley, the Mental Health Advocacy Project is the only legal assistance organization in Santa Clara County providing legal services specifically for persons with disabilities. Their services include providing assistance with public benefits such as SSI; addressing housing issues such as evictions; discrimination and complaints associated with housing abuse and neglect, landlord /tenant conflicts and habitability, and providing general technical assistance to housing and service providers for persons with disabilities. ♦ Shelter Plus Care Program, Housing Authority of the County of Santa Clara, 505 West Julian Street, San Jose, CA 95110. The Shelter Plus Care Program, a HUD program administered by the Housing Authority of the County of Santa Clara (HACSC), provides rental assistance in conjunction with supportive ser- vices for homeless persons with disabilities. C. Housing Stock This section describes housing conditions in Los Gatos and includes a discussion of housing types, vacancy rates, and homeownership and rental costs. Because data are obtained from several sources, including the U.S. Census and the State of California Department of Finance, data referenced in this chapter will vary slightly from others. 1. Housing Units by Type According to the California Department of Finance, there are 13.1&5;452 total housing units in Los Gatos in 201408.15 LB-7P percent, or 212Q9 -,094 units, are single- family detached units - ,Approximately 14 percent_ oc 1 776 units- are single - family attached--utits including condominiums and town- . Approximately 2822 percent, or 2480G.' units, of all hensi+3g- nnitshom€s in Los Gatos are multi- family.S here approximately one -third is in structures with two to four units and two -third 2-17 TOWN OF LOS G A T O S 2 0 2 0 GENERAL PLAN 201504-20Z3:+ HOUSING EL EME N T:TEC H N 1 CAL APPENDIX HOUSING NEEDS ASSESSMENT NNW Fi e 2-3 shows the housing stock by type- FIGURE 2 -213 TOWN HOUSING MIX. 2M 70% 60% 50% 40% 30% 20% – 10% 0% — Single -Family Single -Family Multifamily Mobile Homes Detached Attached Source: ' State.2011 -2014 miib 2010 denrLmarb_ Sacramcnta Ca6fom�a. April 3(1. 2!116. 2. Vacancy Rates The vacancy rate is defined by the percentage of units that are vacant and /or for sale or for rent at a given time. A vacancy rate of 3 percent or less for for -sale units and a vacancy rate of 5 percent or less for rental units are considered low vacancy rates. Low vacancy rates typically indicate strong demand for housing in a community. 2 -18 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201.5_8 -7-- 20234-4- H OU 51 NG ELE ME N T: TEC H N I CAL APPENDIX HOUSING NEEDS ASSESSMENT 3. Age of Housing Stock According to the 20114 , almost one -thud of the housing units in Los Gatos were built in the 1960s. Another one -thud of the housing was built before 1960. Table 2 -fr7- provides the full age distribution of the housing stock in Los Gatos. 4. Housing Conditions Overall, the housing stock of Los Gatos is in good condition, and few areas require reconstruction or rehabilitation. The last comprehensive housing conditions survey for the Town was conducted in 1983 -84 and estimated that ap- proximately 4.5 percent, or about 580 units, of the total housing stock at the rime in Los Gatos is was_in need of rehabilitation. According to Town building inspec- tors, aRnroximately 34.at-.,r eI1t percent of unite are in need of rehabilitation iwxe ber of anifs in of rehabilitation. _" According to the Town's Building Department, units in need of the most rehabilitahon �ffiast s�were rebuilt after the 1989 Loma Prieta Earthquake. Much of the older housing stock is also located near the downtown area and wasis mostly encom- passed by a redevelopment project area, which hags invested funds in rehabilitating and building new housing in the project area. The Los Gatos housing market con- tinues to have a high purchase and resale demand, and retrofitdnv and otherwise imnrovin , sfi e� x n homes is a common rap ctiee.- •• r •r • -r r .•1' 'r .r • r- r r• rr, a •, • r' 'r • .r •r rr• 1 rr .0 • r 'r - - 1 M=_w_ 1 3. Age of Housing Stock According to the 20114 , almost one -thud of the housing units in Los Gatos were built in the 1960s. Another one -thud of the housing was built before 1960. Table 2 -fr7- provides the full age distribution of the housing stock in Los Gatos. 4. Housing Conditions Overall, the housing stock of Los Gatos is in good condition, and few areas require reconstruction or rehabilitation. The last comprehensive housing conditions survey for the Town was conducted in 1983 -84 and estimated that ap- proximately 4.5 percent, or about 580 units, of the total housing stock at the rime in Los Gatos is was_in need of rehabilitation. According to Town building inspec- tors, aRnroximately 34.at-.,r eI1t percent of unite are in need of rehabilitation iwxe ber of anifs in of rehabilitation. _" According to the Town's Building Department, units in need of the most rehabilitahon �ffiast s�were rebuilt after the 1989 Loma Prieta Earthquake. Much of the older housing stock is also located near the downtown area and wasis mostly encom- passed by a redevelopment project area, which hags invested funds in rehabilitating and building new housing in the project area. The Los Gatos housing market con- tinues to have a high purchase and resale demand, and retrofitdnv and otherwise imnrovin , sfi e� x n homes is a common rap ctiee.- 2 -19 _ 1 1 M=_w_ 1 . �_-_ 2 -19 TOWN OF LOS G A T O S 2020 GENERAL PLAN 201 -5-0 —20Z-3-a+ HOUSING ELEMENT:TE CH N ICAL APPENDIX HOUSING NEEDS ASSESSMENT TABLE 246 AGE OF HOUSING STOCK, *5- A 2011 Year Built Number of Units Percent of Total 1949 or earlier 2-1341 S43]4% 1950 to 1959 4-7, 6i1 848 4414% 1960 to 1969 3;549} 5. 29280/- 1970 to 1979 3b942 $.3. � 24 =0/. 1980 to 1989 4;8891 Q6 890/ 1990 to 28901112 808828 230/0 1000 to ?010 221 612 Total 4314041VG32 Source: Aggig, f n n1ry Snrve.,t,+.£ - Fiwww,?PW2011. a. Homeownership Costs '-!•'- • RTl L7iil�ISffC�A'?fiiT7lS�i.IETi>• . •TTTi�L.1 The eerrertt-2413zmedian price for a home in Los Gatos is $1.2 million, pleeing Los highest median home sales price in Santa Clara County, behind Los Illtos. San Martin- Sararoaa- Pafo Alro- an 2 -20 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201-5-0-?-20Z-3-+-4- HOUSING ELEM E NT:TEC H N ICAL APPENDIX H O U S I N G N E E D S A S S E S S M E N T S:u c =e As _e r,_ - - �,,,�_b_- 2008 DataQuick reports that the median price of home sales in Los Gatos hs� increased by almost 1(Lpercent since T`ea- -b eaun . Table 2-29 provides a summary of median home sales prices in Santa Clara County. .1 •L . .n• . I • •u' •• • • o •• 111 Y. .0 . •. •. • •• �u• residents who may .. Durch2sme adeQuate housing difficult b. Rental Costs Inal • •• .� a .o . • . u ..'• • . '• Y 70MMIMM7. '. . .. . . M: . • .' •' • WIMITFInIIII .n rents • u . Los Gatos. MIRMIM 2° DataQuick Beal Estate News, California Home Sale Price Medians by County and City, December 24LP -WA, DQNews.com. 21 American Comm Inity Snrvev. 2011. l Craigslist oro and'Emlia.cum accessed on Mav 7 2014 2 -21 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 20130- 20Z3+- HOUSING ELEMENT:TECH N ICAL APPENDIX HOUSING NEEDS ASSESSMENT TABLE 2 -Z8 MEDIAN HOME SALES PRICES, COUNTY, DECEMBER 201308 SAN-TA-GLARASANTA CLARA City # Sold in Dec. Median 2013 December2013 % Changein Price, 2012 to 2013 Los Altos 46 $2,333,000 9.6 San Martin 3 $2,125,000 254.2 Saratoga 35 51,910,000 27.2 Palo Alto 38 $1,819,750 (3.4) Cupertino 37 57,425,000 31.1 Los Gatos 59 $1,211,667 15.9 Mountain View 36 $995,500 2.5 Sunnyvale 37 $890,188 23.1 Campbell 44 $808,500 15.6 Santa Clara 98 $802,833 27.0 San Jose 783 $656,157 17.9 Milpitas 62 $614,000 36.1 Morgan Hill 55 $587,750 7.8 Gilroy 45 S524,500 Note: Data for the City of Monte Sereno is not available from this source. Source: Da4aQne.6 Real Errale News, http: / /www.DQNews.com, accessed Fey -5r, 2014. apartment communities_ a senior four -plex_ and a senior apartment commutyty There is =icay a waithat for these affordable units The Towels 401 documented second units are another important source of rental housing that can be affordable to moderate and lower income households (• 0A TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201104- 20214+ HOUSING ELE MEN T:TECH N I CAL APPENDIX HOUSING NEEDS ASSESSMENT TABLE 2 -$9 MEDIANAVERAGE MULTIFAMILY RENTAL COSTS, 201408 Bedroom Size AveragrM dian . 'no Meetl* Rent One Bedroom $1,643.447 -a- Two BedroomTG4x-R*tn $3 }-033 Overall Aaerepe UWjgu.Monthly Rent $ 4+99 �N=t The eve MWjga' monthly rent `-- 6ne hu4a8oi ussaris estimated based on a weighted of new or newly remodeled one- and two- bedrooms and older one- bedrooms on the market in Los Gatos. It is estimated that 340 percent of ono- bedroom.aan ^ran« and 90 nr rm rf t n- hedrnom anartmenta currently on the market in Los Gatos are new or newly remodeled units. Source: Craigsbst.or al�Tuiluss pm+m 2 r aed r n Maa 7 �n14 Table 2 -249 artxFye showlthe •. -- : n >RaRS:ar1FTitfi7"fiREJR1A7RA1IR �l'�RiT1�.7i�11�.. fIiRR.FT7�ii4.i=i. - .. , r . ......... .... hQuaina. M6, awed ,. ,.n- orce over u .. .- . ... ., n.. rcowe .o,. e buvers .. ... .. -.... , 2 -23 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20130-7-2023 HOUSING ELEME NT: TEC H N I CAL APPENDIX HOUSING NEEDS ASSESSMENT Table 2 -944 HOUSEHOLD INCOMES AND AFFORDABILITY, 201408 Low Income S7,075 $2,12}35& 4'- 3U ICl fIi41 $111I DP -5j,9B come- -L S3-lf,5 EL413 52 41 201409 HUD Income Limits for 4- person household divided by 12 to determine monthly income. 4Esti mate rounded and based on monthly income with 10 percent down payment and 30 -year amortized losm, with an allowance for [axes- H(h\ Fce_c and insurance, and n mnnthll expenditure of 30 nercem of Income for lu u 2 -24 ACS Rent Online ($16906) Survey Affordability, AffordabiNm Affordable Income le2G O Single- Level for Maximum Affordable $f 1.252 median Family 4- Person Monthly Monthly m���11f� =11t) Home Sales Household Income_° Rent �_bate1 �s°°_i Priced Extremely $2,654 S796 NOLS (+1 ! (11 $215Qf17?�BBF) Low Income Very Low $4,421 Sl, ;(44 ti0( 4�C1 1 fl3.1� $?99,8933 Income Low Income S7,075 $2,12}35& 4'- 3U ICl fIi41 $111I DP -5j,9B come- -L S3-lf,5 EL413 52 41 201409 HUD Income Limits for 4- person household divided by 12 to determine monthly income. 4Esti mate rounded and based on monthly income with 10 percent down payment and 30 -year amortized losm, with an allowance for [axes- H(h\ Fce_c and insurance, and n mnnthll expenditure of 30 nercem of Income for lu u 2 -24 $ PROJECTED HOUSING NEEDS A. Regional Housing Needs Allocation Regional governments are required by State law to estimate and allocate the number of housing units needed among each member community by income level. This estimated number of new housing unit nroiecrions is called the Regional Housing Needs Allocation (RHNA) and is broken down by income level with the goal of fairly distributing affordable housing throughout the region. The Town of Los Gatos is located in Santa Clara County, one of the nine Bay Area counties that is represented by the Association of Bay Area Governments (ABAG). �ci ox county's share of the revional housing need reflects the number of new units needed to accommodate expected hr ousehold growth- account for attrition in the housypo stock maintain a healthy vacancy rate and to�Avoid an ov r on ntration of lower income households in one jurisdiction. ABAG estimates the total 2014 -2022 RHNA for Los Gatos to be JL(W-62 housing units for the 2015 -2023 plant . nerindplamting- peried, , ,. 2007 Rod _li ng r. 202244 The lad nning period —an—eight —year tjme frame for implementinj4 goals policies- and nrovrams of this Housinv Klement. The RHN is diyid d into four househfald incomc catfgQries- low low, d r t a d ahnve modcrate incwnc. Thcsc categories are defined as households eaming un to ;0 AA 19f) —1 --, rk— 1911 nG 4,, A—Po Xf —li.. . IILI � ...�tll • • •. '• URA :�Ti76�YLR7iR11R�iT7dl3"iLTifi - income level for Los Gatos. B. Conservation ofAt -Risk Housing Units As required by State law, Housing Elements must address the issue of existing affordable and other subsidized housing developments that are at risk of conversion 3 -1 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2-0- 042_015 - -2-04- 2023 HOUSI N EL E M E N T: T E CH N I C A L APPENDIX PROJECTED HOUSING NEEDS TABLE 3 -1 RHNA BY INCOME LEVEL, 20140-7-202.244 Total 563414 100.0% * AMI, or Area Median Income, is based on State of California definitions. ° -'" - '- - - -- - - --' to market -rate housing within fhe fle • 10 years after the be2i nninv of the Dlannino Deriod (throug ?025). Housing units that are subject to the termination of a government subsidy program or the termination of rental restrictions are considered at -risk units. Table 3 -24 fists all subsidized units in ins Clatos in 2114. This • - , . 114Ta�1>FTd+; „ Tf[d4� • • u , 7TlSLAT[317d •• • ,C'}TiTdi1iC17 Villa Vasona was the only property at risk of conversion to market rate within the esiGUS_2007- 204-7 - 20LLplanning period. Villa Vasona contains 107 senior units, which are subsidized by a HUD Section 8 contract and are therefore subject to a restriction expiration. The Section 8 contract expired on May 31, 2010 and was subsequently renewed for an additional five years. In?Sl. the affordability was Rlif[RF'k.T�Il.Tl*IT�, � , , , • Housing Need Percent (Number of of Total Income Category Housing Units) Housing Need Very Low Income (31% to 50% AMI)* Low Income 112490 1g,1}7,g% (51% to 80% AMI) Moderate Income ,} 21.17% (81% to 120% AMI) Above Moderate Income 2&1-344% (Above 120% AMI) — — Total 563414 100.0% * AMI, or Area Median Income, is based on State of California definitions. ° -'" - '- - - -- - - --' to market -rate housing within fhe fle • 10 years after the be2i nninv of the Dlannino Deriod (throug ?025). Housing units that are subject to the termination of a government subsidy program or the termination of rental restrictions are considered at -risk units. Table 3 -24 fists all subsidized units in ins Clatos in 2114. This • - , . 114Ta�1>FTd+; „ Tf[d4� • • u , 7TlSLAT[317d •• • ,C'}TiTdi1iC17 Villa Vasona was the only property at risk of conversion to market rate within the esiGUS_2007- 204-7 - 20LLplanning period. Villa Vasona contains 107 senior units, which are subsidized by a HUD Section 8 contract and are therefore subject to a restriction expiration. The Section 8 contract expired on May 31, 2010 and was subsequently renewed for an additional five years. In?Sl. the affordability was Rlif[RF'k.T�Il.Tl*IT�, � , , , • , ii,T-.iti154�tI6dclrf . , , • .. �IR:tiR7i, 3 -2 w O 8� Q f i R W n O i i a' f Y i Ci C W O Y � u Y I-\ M O •� 1 F y' CY U y y y U V Y V V V V d V U d V U V d d L U V V V V O O O O O O O 0 O O O O O O O C C C C C C C C C C C C C C C v v v v u v v u uu c� v v Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q O O O O O O O O O O O O O O O 2. 2 e e e e e e e v v u d d vki v v u � v m m m m m m m m x x m x m m m 'O 9 •O 9 •O 'O 'O 9 9 9 9 t 9 9 gyp" U d d d d Y L V v d U u d V V Y� 0 app) V W V pyV pgV V pppV Y U SS U C V y ^� O O l O O C V O O O ^v O ^v � V x � C C O: 0A 4 a F o p � xz u 'C m Y D d u n L I I Ci s' `ai •Oo M M x 0 z W 6 a a a U � I Z U , H r z W f J W z � O 0 w y x z as z � J G = y O a x c LL W O O z z � , e O N 0 o r N 4 I w O 8� Q f i R W n O i i a' f Y i Ci C W O Y � u Y I-\ M O •� 1 F y' CY U y y y U V Y V V V V d V U d V U V d d L U V V V V O O O O O O O 0 O O O O O O O C C C C C C C C C C C C C C C v v v v u v v u uu c� v v Q Q Q Q Q Q Q Q Q Q Q Q Q Q Q O O O O O O O O O O O O O O O 2. 2 e e e e e e e v v u d d vki v v u � v m m m m m m m m x x m x m m m 'O 9 •O 9 •O 'O 'O 9 9 9 9 t 9 9 gyp" U d d d d Y L V v d U u d V V Y� 0 app) V W V pyV pgV V pppV Y U SS U C V y ^� O O l O O C V O O O ^v O ^v � V x � C C O: 0A 4 a F o p � xz u 'C m Y D d u n L I I Ci s' `ai •Oo M M X 0 z W 6 Q J Q U z U f r Z W g J L) z w '^ � o O w N S Z � LL Z r zz L7 � H J � N ° p a _ J � W � LL = 3° o ° 0 r r a 0 0 0 Z z w O L C v 6 u G. W v v e W Q Q M O Q a a z z �U O O w 0 G G 9W� C W z 9 u t V v u v H v v v A ffi u v v O O O W V W G G 6 C W L 9 u t V 0 0 0 •� n O <� y V p x G a C c°. a U 9 t � 0 w E a Y A z�< L Q z v v c. m N 9 V 4 L a a R Q A A Q v v v v u v v O O O O G G G C W W T. 07 0 0 0 N Q Q Q Q v v v z z z v z �lm� �Q O v V 0 T U G q rr w 0 N j 5U • iS 0 NQCJ � b N z O K !7 � C � � C a v v v Z v v C v u g m z W W T. 07 M N N 3O� O <� z V V V V Q 0 0 0 01 0 p� L pL Y V V a a a a v �p V � o �c C-x2 mag5s N C n s '' PC UPCu, O n C C > � y 2 W¢ a 6 6 �lm� �Q O v V 0 T U G q rr w 0 N j 5U • iS 0 NQCJ � b N z O K !7 � C � � V W r Z C v u g m z S N L 0 v v'3 3O� O <� z z z } O �lm� �Q O v V 0 T U G q rr w 0 N j 5U • iS 0 NQCJ � b N z O K !7 � C � � o W r m C L v'3 3O� O V � O 'C •O V 9 V 0 � V z a rv�a v E.5 �c C-x2 N C n EGGI Cy v O c C IT M \ }]\ \j}\ \ \�\ k� )� «a %2! ! } \} ) ! ! ! , ; ) /� ({ } \j {)} s f ) / }. \\ / / \# }\ § \k \} }01 \j !! { !; )� )! ~ \\ �} }J !I §§ / }- k j{ \\ f ®f ±, m t3)§ \} }01 \j !! { !; )� )! ~ \\ �} }J !I §§ / }- k j{ \\ f ®f TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2013,9 -2023 HOUSI NG ELEME NT: TECH N I CAL APPENDIX PROJECTED HOUSING NEEDS -.. -- ... 051 G__• GeoTeOJmt I'l Alisqu"lPitin` $46,�?9 Enixw[ft el 1 $60, Ei Finfiflemplothw 8 ..l (".."." 6H:: $36;5;9 T-01.1 Gal for 107 Ul $14,646,053 3 -6 _. .. .. .- ._ -.. -- ... 051 G__• GeoTeOJmt I'l Alisqu"lPitin` $46,�?9 Enixw[ft el 1 $60, Ei Finfiflemplothw 8 ..l (".."." 6H:: $36;5;9 T-01.1 Gal for 107 Ul $14,646,053 3 -6 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N =- 2 0 2 3 H O U S I N G E L E M E N T: T E C H N 1 C A L APPENDIX PROTECTED HOUSING NEEDS M ' r-_. __._ h__ 4 __ W.000 _ __ _. assisted __ ._ liv _ d . _ _ if :�abie 3 6 Ten-ant Based Rents' Subsidy for Ville Vasene Apartments, 200 Cos SnPmO TDCQSO� 1-O[Rt b 114Wa4y- Rext,4llewed -13y $998 '$4743 S4 06,i79 iMuilc� mftn+hlr�4 MZ- - - 3 -7 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201_5_0a 2023_4 HOUSING ELEMENT: TECH N 1 CAL A P PE N D I X PROJECTED HOUSING NEEDS To'BEE 3 7 HoUSING CET ,,.....E FUNDS, Les s REBE .E. e Aerimey, Rf 200912-10 To 201312014 Fiseal -V=ase ,"."d Ndam e 88- 44&909 FK29B4f?91Pes1r 8 908 4zv291AF304 4 -ea1P $4,899,099 n_..' +.. 5783;999 Total (P4V 2409/2010 • 20M 120'14) C�1 7'x(1 II/JI TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2�- B- 7 -ZOIi- '4-2023 H 0 S N G E L E M E N T: T E C H N I CAL APPENDIX PROJECTED HOUSING NEEDS ist, TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201 -i- ]- 20237 -1- HOUSING EL EME N T:TEC H N I CA L APPENDIX PROJECTED HOUSING NEEDS •. ..__. .. .. • •• _:.... _ ... ti 3 -10 TOWN O F L O S G A T O S 2 0 2 0 G E N E R A L P L A N '.44-2D23 HOU S I N G E L E M E N T: T EC H N I CA L APPENDIX PROJECTED HOUSING NEEDS 3 -11 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2015_0-0 - 20214+ HOUSING ELEMENT:TECH NICAL APPENDIX PROJECTED HOUSING NEEDS 3 -12 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2aa 2-LI- .Z444-2&23 HOUSING E L EME NT:TEC H N I CAL APPENDIX PROJECTED HOUSING NEEDS 8"'9911 AA..LLt Il.. ..H..men Is Il......rt.. ent 1)x.9 ...f 11f..........f T1:! 1).._:_.. 18 l l .. 3 ..,.._.....J.... �:.�.....4 Dc? K A......,.. t OMO 3 -13 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201iO4- 202.14+ HOUSING E L EM E N T:TEC H N I CAL APPENDIX PROJECTED HOUSING NEEDS 3 -14 4 CONSTRAINTS TO HOUSING DEVELOPMENT Housing development is affected by ublic regulations and peheie.t, =• This chapter discusses both governmental and non- governmental constraints that affect housing in Los Gatos. Governmental constraints are ttoLicies, requirements, or other actions imposed by various levels of government on land and housing ownership and develp meat Federal and State vency regulations that may constrain development are beyond the control of the Town and are therefore not addressed in this document. Nongovernmental constraints are other conditions that impact housing development such as market factors, environmental setting, and construction costs A Governmental Cons&a&ts Potential governmental constraints that impact housing development in Los Gatos include land use and zoning regulations, building code standards and code compliance, Town design and development standards, governmental fees and exactions, processing and permitting time, and local housing programs. 1. Land Use The Town of Los Gatos General Plan regulates residential development, identifying appropriate residential development densities within the following six residential land use designations. • Hillside Residential Single -family homes of up to + pie- dwelling unit per acre. • Low Density Residential Single -family homes of up to 5- fLf— dwelling units per acre. • Medium Density Residential Multifamily and small single -family homes at 5 and to 12 dwelling units per acre. • High Density Residential Multifamily development at 12 to 20 dwelling units per acre. • Mobile Home Park Mobile homes at 5 to 12 dwelling units per acre. The Mixed Use Commercial designation in the Los Gatos General Plan also allows residential uses as a part of mixed -use development, but does not specify a minimum or maximum residential density. Residential uses are allowed in all office and commercial zones in Los Gatos with a conditional use permit. 4 -1 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2015 -2023 HOUSING ELEMENT:TECHNICAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT 2. Town Code The Town of Los Gatos Municipal Code provides zoning regulations that are more specific than the General Plan Land Use designations. This section describes residential development standards,; overlay zones„ zoning for secondary dwelling units; -and density bonuses. This section also analyzes constraints on housing for persons with disabilities. a. Residential Development Standards There are seven residential zoning districts in Los Gatos. Table 4 -1 provides the regulations for each zone. ♦ Resource Conservation (RC) ♦ Hillside Residential (HR) ♦ Single - Family Residential (R -1) ♦ Single - Family Residential Downtown (R -1 D) ♦ Duplex Residential (RD) ♦ Multi- Family Residential (RM) ♦ Mobile Home Residential (RMH) As shown in Table 4 -1, development standards for each residential district would not impede a project's ability to achieve maximum densities on a site. The 30 -foot height limit for all residential designations allows for up to three building stories and a maximum density of 20 dwelling units per acre in the RM zone. Table 4 -1 also provides the parking requirements for residential development in Los Gatos, by zoning district. Parking is often a significant component of the cost of residential development and can be viewed as a constraint to the provision of housing. The Town has provided some flexibility in its parking requirements, particularly for Planned Developments and for some developments providing affordable units for elderly and disabled persons, generally easing the constraint of parking requirements on the development of higher density and affordable units. b. Overlay Zones Tw Ib = overlay zones in the Town Code, the Planned Development (PD) sstd —the Landmark and Historic Preservation (LHP) zones, and the ,lffordahle Housing Overlay Znne lAHOZI apply to housing development in Los Gatos. In the LHP overlay zone sites, new construction is subject to special standards regarding appearance. 4 -2 m ©Mmmml N 9 N M xQ a N O N M P O 0 N O N O W C O N N M W 8 N O O g 0 O a z a z z b O 0 P ' O 0 0 9 S G � o v V Y .VSG 6x C � 9 c u a "O ao u e U L R R Y � `n y � Y R U n d V � x F 9 n Y �a p m Cp 2 d 2 o g a N � u � a m E ao v U L v a Z O O F i Y C� p F W 8W n•1 a iu O A J Z �iJ1I O Z J Z a L 6 v a w Q J 2 U iii in oWe� Z ° N � ✓� w Y O ry o 0 Q O V C m ©Mmmml N 9 N M xQ a N O N M P O 0 N O N O W C O N N M W 8 N O O g 0 O a z a z z b O 0 P ' O 0 �•0 v V 6x C ado u L �a p m Cp o g u � O C� p C � V O A of fis TW nS O gP 5 ao ao 2 5 �d A LA a A ce A a � o• .fi fi c A s €F 0 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT The PD overlay provides alternative standards for development that encourages consistency with site characteristics, including flexibility in setback and height requirements.' The minimum lot size for a site in the PD overlay zone is 40,000 square feet. If the site were to provide housing for low- income seniors, no minimum site area is specified. The AHOZ is intended to provide affordable housing on the five properties listed in the Housing Sites Inventory. The AHOZ promotes densities, development standards and incentives that will encourage the production of housing affordable to all income levels of the Town's RHNA allocation. The properties can be developed consistent with the AHOZ development standards, densities and incentives or under the existing zoning requirements, but not both. The AHOZ permits development at a denciry of 20 unite per acre by right with an Architecture and Site approval, for projects in which at least half of the units are affordable to lower- or moderate- income households. upon adoption in 2013_ the AHOZ created new housing opportunities and unique development standards The AHOZ provides a 30 foot building height with an automatic allowance for 35 feet for integrated (fast floor) garage or podium puking. Additional height can be granted through the Architecture and Site Plan review process. All five sites have a 4044 percent lot coverage and parking reduction that is consistent with the State Density Bonus maximum parking requirements, Further parking reductions are allowed for properties within a quarter mile of the planned Vasona Light Rail Station, for senior -only housing and housing for persons with disabilities. All other property development standards are consistent with the Town's RM Standards. The AHOZ also allows up to four automatic concessions. The concessions include reductions in parking, setbacks, or an increase in lot coverage; planning and building processing fee deferrals or waivers and construction mitigation impact fee deferrals or waiver. The deferrals are automatic and the waiver applies if it is requested as one of the four concessions. Finally, the AHOZ allows affordable developments consistent with the AHOZ standards priority planning review, building plan check review and building inspections. I Sites developed within the PD overlay zone may be developed in compliance with the underlying zone or with the PD overlay zone regulations. Regulations from the overlay and underlying zone cannot be combined for developments. 4 -4 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-9- 2_g15_.� L] 23 HOU S I N G ELEM E NT: TEC H N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT c. Multifamily Housing In Los Gatos, two - family dwellings, or duplexes, are allowed by right in the RD zone. Multi_-family housing is allowed brig ruin the RM zones Use " -�.niE (CUP) ogle room occuttancy units are permitted ac multi-family „nts State Housing law requires that multifamily housing be treated the same as other residential uses in the same zone. ApMen WOUT 6.6 8fth's !!Busing Element ERRS for the Town to eanduet a S�ddy to In the RM zone, the Town requires that developers of multi-family apartments include 1.5 parking spaces per unit, re=dless of the number of bedrooms in the » plus up to k-nne- visitor space with Town discretionary approval. Hallowing up to 1p= additional visitor space with discretionary approval may in r .awe askinn tents _ the cost to build parkin - std on to the tenant. d. Manufactured Housing Manufactured, otherwise known as prefabricated or factory-bulk, housing is kees- ing-that is onstructed off -site and then transported to the property. It is allowed in all residential districts in Los Gatos. e. Transitional and Supportive Housing According to California Health and Safety Code Section 50675.2, transitional hous- ing is rental housing with, at most, a six -month lint on the length of stay for ten- ants. Transitional housing would be available to homeless individuals and /or fan - lies in need of temporary housing until they can secure more permanent housing. The Town of Los Gatos Rnning Code ing" in the Town uses the State's definitions for transitional housing. Transi- tional housing is permitted as a residential use consistent with State law. Aefi ROU 6.9 would amend the Town Gade to According to California Health and Safety Code Section 50675.14, supportive housing is housing that is linked to on- or off -site services and is occupied by low - income persons with mental disabilities, chronic health issues or substance abuse issues or persons with disabilities that were developed before age 18. Supportive housing has no lint on the length of stay for tenants. Supportive housing in Los Gatos consists of small _family home residential care facilities, which are permitted 4 -5 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT in all residential zoning districts except Mobile Home Residential (RMH). 1nd.os Gatos_ licensed residential tare facilities for six or less persons are allowed by right in all residential districts consistent with Beeease-California Health and Safety Code Section 1267.8. 0 'EE^. f. Secondary Dwelling Units Secondary dwelling units are an important tool to create housing that can be affordable in Los Gatos. A secondary dwelling unit is a permanent structure that contains independent living facilities and is located on the same property as a larger, primary structure. Secondary dwelling units are allowed on conforming lots in the R -1, RM, and Rl -D zones. In Action HOII -12 of the Housing Element the over 5 acres All secondary units require a secondary dwelling unit application. The total number of secondary units, which is 4JU4. i units as of in Los Gatos, includes the number of existing, legal secondary units located in the 4'e imm-as . Of these 44146 secondary units, 149 units were approved between 49491- 200 -and 20072Q14. 3. Building Code and Code Compliance In addition to the General Plan land use designations and Town Code, Los Gatos has recently adopted updated building codes that enforce Town regulations with the purpose of protecting the lives, health, property, and public welfare of Los Gatos residents. Each Code is an enforcement of State and local standards and is not considered a constraint on housing production in Los Gatos. The following 7013 California CiuildlnP Codes have been adopted. as amended by the To=bl - � - tFTiilkiRSTliTGtr6 .• . - tG7. • • • . 1:111 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N ?8A7- L11.i- 2- 04-4-2023 H 0 S I N G E L EM E N T: T E C H N I C A L APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT The Town also has a Code Compliance program that enforces the Town zoning regulations and building and safety codes. The program reviews and responds to code complaints. The Town has adnoted the 2012 International Code for Property Maintenance and the 2012 Intemational Existing Building. Code. Chanters 9. 14. and ;innendices A1_ A2 At ,14 and AS Affordable units developed under the Below Market Price (BMP) Program must undergo an annual compliance audit. 4. On- and Off -Site Improvements The Town requires standard on- and off -site improvements for development, which are intended to meet health and safety requirements of the community. These standard improvements are not considered a constraint on development because the Town does not include improvements beyond what is required to meet health and safety requirements. Subdivision design standards for the Town, de- scribed in the Town Code starting at Section 29.10.06701, include the following on_ and off -site improvements: ♦ Parking bays may be required on narrow streets where parking may be prohib- ited on either or both sides of the street. ♦ Roadways must be paved with asphalt concrete. ♦ Sidewalks are required on all streets in a subdivision unless the lots will be 20,000 feet in size or more. ♦ Curbs and gutters must be constructed on all streets. ♦ Culverts, storm drains, and drainage structures will be required in a subdivi- sion. 4 -7 TOWN OF L O S G A T O S 2 0 2 0 GENERAL PLAN 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMEN- ♦ Sanitary sewers with house service laterals are required to serve each lot, with some exceptions in hillside areas. ♦ Underground utilities with connections are required for each lot. ♦ Street lighting shall be installed in accordance with Town standards. 5. Development Standards and Design Guidelines The Town has adopted Residential Design Guidelines for single - family and two - family dwelling units, which incorporate the Town's previous Residential Pre -1941 Design Guidelines for historically- significant structures, sites, and districts in Los Gatos. The Town has also adopted Hillside Development Standards and Guidelines. These sets of development standards and design guidelines are used in the development and design review process for Los Gatos and complement the Town Code zoning regulations. The Hillside Development Standards and Guidelines were adopted in January 2004. The Residential Design Guidelines were updated and adopted in 2008. These sets of standards and guidelines are summarized below. a. Residential Design Guidelines Residential Design Guidelines in Los Gatos address the following design characteristics for single - family and two - family dwelling units in all zoning districts except for the RC and HR zones: ♦ Historic Designations. When necessitated by the designating ordinance, His- toric Preservation Committee review of a development is required for devel- opments that affect a historically designated property or are located in a histor- ic district. Site Development. This section focuses on the design and layout of the hous- ing development in relation to its site. Site planning issues addressed include site design, solar orientation, shadow effect, and easements and dedications. ♦ Building Design. This section focuses on the design and layout of develop- ment in relation to the surrounding neighborhood. Issues addressed include harmony and compatibility with the streetscape and surrounding structures; the scale and mass of the development including second -story additions, sig- nificant remodels, demolitions and replacement structures, exterior material and colors, budding components, energy conservation, and privacy. Neighbor- hood compatibility for replacement structures shall be based on the following criteria: M TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N HOUSI N EL E M E N T: T E CH N I C A L APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT • Existing architectural style of surrounding neighborhood. • Size of the lot on which the development is located. • Size of homes adjacent to the development and along the street on which the development is located. • Transitioning neighborhood. • Impacts on the site and surrounding property. ♦ Landscaping /Open Space. This section addresses tree preservation in ac- cordance with Town Code Section 29.10.0965, adherence to the Town's Land- scaping Policies for Application for Zoning and Subdivision Approvals, and screening of outdoor areas for compliance with landscaping and fencing re- quirements. The Los Gatos Residential Design Guidelines promote safe, compatible, and well- designed housing in Los Gatos. These standards are not :--..—= constraint on housing development. b. Hillside Development Standards and Guidelines Hillside Development Standards and Guidelines are consistent with the Town's policies and complement and coordinate with the Town's Hillside Specific Plan. These standards and guidelines apply to all areas zoned HR, RC, and some lots zoned R -1 as noted on the Town's Hillside Area Map. The goal of these standards and guidelines is to encourage high - quality design that incorporates sustainable development and open space preservation. The following summarizes the Hillside Development Standards and Guidelines for Los Gatos: ♦ Constraints Analysis and Site Selection. Developers must conduct a con- straints analysis as deemed necessary by the Town, consult with neighbors, meet with Town staff to discuss the development site, and conduct a view analysis for the development site. The constraints analysis, as required by the Town, requires that developers of hillside property identify the Least Restric- tive Development Area (LRDA), or areas deemed most feasible for develop- ment on hillsides. For the view analysis, developers must analyze aesthetic im- pacts; preserve hillside and ridgeline views; and preserve natural features, ripar- ian corridors, and wildlife. Site Planning. This section describes site planning standards and guidelines that minimize physical and aesthetic impacts to the site topography. Standards 4 -9 TOWN OF LOS G A T O S 2 0 2 0 GENERAL PLAN 2015 -2023 HOUSING ELEMENT:TECHNICAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT and guidelines discuss grading, drainage, driveways and parking, and safety re- garding geologic and fire hazards. ♦ Development Intensity. This section outlines the maximum allowable floor area of development based on lot size. ♦ Architectural Design. The following architectural design characteristics are addressed in this section: • Neighbor - friendliness • Sustainability • Fire safety • Building height • Bulk and mass • Roofs • Architectural features and detailing • Materials and colors ♦ Site Elements. The specific elements of a hillside development site are ad- dressed: • Fences and walls • Driveway entries • Retaining walls • Outdoor lighting • Accessory buildings, swimming pools, and sport courts • Impervious surfaces ♦ Landscape Design. Because hillside sites are more prone to erosion, land- slides, mudslides, and fire and water hazards than flatter sites in Los Gatos, the following concepts are addressed in the landscaping standards and guidelines for hillside development: • Fire safety • Garden and turf locations and plant selection • Irrigation • Impervious surfaces • Plant materials • Tree preservation ♦ Planned Development Projects. This section describes standards and guide- lines that relate specifically to hillside Planned Developments (PDs) in Los Ga- tos. Additional restrictions are placed on the LRDA for PDs. This section in- 4 -10 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 29- 8- 'l- Z�1i -Z-& 2 LZJ HO U S I N G EL E M E N T: T EC H N I CA L APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT cludes standards and guidelines focusing on site preparation, drainage, lot con- figuration and building locations, street layout and driveways, and trail design. 6. Govemmental Fees and Exactions Governmental fees can be a significant portion of the cost of housing development and can therefore be considered a constraint to housing development. Table 4 -2 below provides the ^ ^_�..,; -_ ^ ^'^ seal year 2014/2015 planning and development fees in Los Gatos. Fees are due at the time an application is submitted. extent forS7rt� iects in the Affordable Housino Oy,rlap Zone, which can waive Or drfer their fees as one of four development incentives In addition to these planning and development fees, developers must pay the fol- lowing impact fees (provided in dollars per square foot, or per unit if flat rate) that are intended to offset the cost of new residential development to public services in Los Gatos: • School Impact Fee (Los Gatos Union School District): $aM2 -47 per sf • Read lmjiacf- Fee('nnstmction .activities Mirioation Fee (Ordnance 21891: $L9ll0:4-5 per sf ♦ �eeel- Traffic Impact Anak Fee: Actual cost of development review and consultant report fee ♦ SewerimpaE{- h'eePlumbing Permit Fee: $196- pee- eniF(AaFax sej0 1_per s According to the Town of Los Gatos's Community Development Department Planning Division, developing a new single -family home in Los Gatos typically costs at least $]9 44Q4,S99 in fees. Multi- family units in Los Gatos are generally developed as part of a Planned Development, so that new multi=family housing will typically cost at least $30,000 in total fees. These fees include Planning Commission approval, fees associated with a Planned Development that does not require a General Plan or Specific Plan amendment, and related impact fees. Nfe}tiisff i p . These fees represent ap- proximately less than 1 percent of total development costs for multi- family housing and are comparable to the planning fees of nearby communities such -as Saratoga. assneiared fees. The Town finds that these fees do not constrain development in Los Gatos. 4 -11 TOWN OF LOS GATOS 2020 GENERAL PLAN 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT TABLE 4 -2 20]409( -20150 RESIDENTIAL PLANNING AND DEVELOPMENT FEES 10 %Advance 1.25% 4% Pramin Planning Engineering Tracking Ift General Special Dev Review Fee Plan UOdare Project Services Per 1 ZONINGAPPROVALS A Archirccmmand Sire ApPSntions Sit r 1 Dnclopment Review Comminee (DRC)Approaal lu= a. New singIr- family douched (HR & RC zone) B G.nAle:nnal p.e Permac ;iy1 -pp SM (.un IIS b. New single - family detached (HR &RC zonee) S V ul S199 1N 1 149 11 wr,l ^t (A 2u Orr unit, as part of. Planned Development . c New sngle-6mJy or tun -tamp, units '113.4 2§1 Z.' ]; .1 y41g� S39y,37 d. New single - family or two -fatuity (try other <an0 x1 gnu zone) Per unit as pan of Planned Develop- 53 - ' YI SLf12tl 53($},11 5r1 530 0 "g does not significandy change the size, mva, ]I (�5j�y,1 c l09 NS y g appnnnccorndghborhoodimpactofastroc- oun, prop" orpa long bQ 2 Planning Commbsom Approal determmed to Solaro l..A.(I) or minor resi- 50 ;9;ful ($3� N/A c >;o.;ll eINN 1A dronal development app5ntions drat require b. New two - family unit 57_i3R{ 141=0 N/A c041" §I-Kiia 9112Q c. New nonresidential $ - -yi N/A 58054 SRn i.1 LII {1 d. New multi-[amity S7 1t Sllf.' N/A v e;0nat j']si'1 _. _ ........ , -.- . .............. r i I � 53141 N/A rnem.A'Obotion E .Allot¢, Sit r N/A lu= B G.nAle:nnal p.e Permac 1 Conditional Use Peamit 53 <01n 9n N/A sslr, un <an0 x1 gnu USe Perm'mrsv n with - HALM caan N/A 5aat11 ut", } i1`1 .mPditimul tkrPmrm) anotl¢r app5nlmn for new development) AppBotions that regohe'PC Approval (this net 9A—� Stp1 Rp N/A auOphontnts tw ab.veesmhh,hed fees) a. Transcripfion l @eof PC \Onmes Actual Cost ($500 min.) N/A LLA -\4.� NNA C Vadanca 53- _731J{I eha9'x N/A 5121"1 1170i2 S45111'; D Rmoning(other than Planned Development) I Went m Genrnl Ph. or Specific Plan Amrml Actual Cost (($5,000 min.) LIA bam 1 ;nn (m;" i j�(� � 20(L4p 2 R +ith General Ph. or Specific Ph. Ammdmem Armal Coal ($7,000 min.) Svs, w =(Quil EwliR iN N4A clrHf11w 3 Transcription For of PC Minutes .Actual Cost (§ 500 min,) N>=1 - N/A N/A N/A Varies E Planned Development I Without Gennal Ph. or Specific Plan A sand- norm dtNZ C." Y1SS Y S 115 \/k Yavts Without General Phn or specific Plan Amend 2 ActualS.OU YLS Sf:S 115 LLA Satics meet (HR or RC UtMrrying Zone) 3 Wide General Ph. or Spccifi< Ph. Amendment dtmLCo4 YES 11iS N +itli Genml Phn or Specific Ph. Amendm<nt 3 :SCnuLSana (HROre1CUnde<hm,'p1 ne) 5 Town Covndl Modifintion N a Planned Devel- ,armul c�F. rs- ntal m :�.l SYl85mh 55W"fmhN S7ffi1mw,1 f 'gL .'ar nt DEC Modifintion roaPhnned Development 4 +rnnl t,.. t5t xrl,,,:,, jyR(�iv,i S31CL I S30ll. mia` 550 PubSntion costs for the Planned Development Ordimn<e shall br paid by the aPpOnnt. 4-12 TOWN OF LOS GATOS 2020 GENERAL PLAN 2A Z&2 -2-Ba- ZJLZ- 5_HOUSI NG ELEMENT: TECHNICAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT TABLE 4 -2 RESIDENTIAL PLANNING AND DEVELOPMENT FEES (CONTINUED) D 5 Lots or Mott Application Fee 4% Permit Tncldng Fee PLTRACR 10% General Plan Update GPUPDATE 10 % Advance Planning Special Project PLAN" 7.25% Engineering Dev Review Services Fee ENGDEV Trial Fee 8 Tnnseription Fee of PC Minutes A`.ul ( ., n � N L.v xgs YaPI F Vesfing Tentative Map Fee to be based on btu Y'— F Minor Reaidcntul Development Y. "1=1 57LJ5,I NLA 4�4 HIM xt non pa al.l. C Agriculural PeverveIXakdoned s1i W SLtii NL1 533flGU ]L.1 Sti;HfdL H Phnniitg Division Certifiores of Use and Oavpancy S2.v. QU SI Iff 1a %116 (13 a ;]117• 1 "I j Certificate of Ccmplianm(DRC Approaa]I 1 Clemeof Use ' 11_L4 NLA 12Zi0 N/A 3 i 2 CbangeofOCCUpancy(.cludi.,eumgeofpro- prietor of a continuing busiouss enterprise) Use /occupancy clnnnee if Condifional use 3 permit is required or occupancy ofa new second- rev dwellin unit N" f, Nofee No fee No fee N/A No fee 1, Scoundrel, Dwelling Units 1 Ne v or existing unit =L_.__ §;iziSi I3'/L' 2 Taocrisongunits 1S ll.I xt a9r..tg M Mobile Home Park Couveesion Permit Actual Cost ($5.0W deposit) Yam vu Yatics SLA Yaocs N 'team Code Amendmrnn Actual Cost ($5,00(1 deposit) riL4 wu NLA Varies 2 SUBDMSIONS A Lou Line Adjustment(DRC APp..b 5171Y11N1 19& U1.29 13' H 41nts or Leys S 57111 J(I 57111x11 SS55151Y VINIUM ptl ere (nemn nfn Vbnnal Ilerelnnrnrn0 L (f)R(' � 3113y Ste' 4 as gl) 5M14112 cA 7117+ D 5 Lots or Mott Laux LL vim. Q S}J2(sN 5504 1ALZV 2 E 5Lots mMore(as pan of a Planned Dcnebp- .Nk No Fe, Stmt rip y men0 (DRC Appmvap ' A xgs YaPI F Vesfing Tentative Map Fee to be based on btu Y'— Vadu Y. "1=1 C Lot Mergerand Reversion m Acrn,(DRC �WW lQuolia 4�4 HIM xt non pa AppmwO SLA SLA hLA lion H Condominium 412W& '+.i�Zt2 i52Y80 Slutib 312 $ imdnmin:n... lur turn of n 2le -ed llm.rLm- S2.v. QU SI Iff 1a %116 (13 a ;]117• 1 "I j Certificate of Ccmplianm(DRC Approaa]I SA Uri n11 U91tL6 NIA S2i0.10 S147 i $ ll } S n n approval (this fee supplements the above 325951111 ERLi.B SLA i259 iff 3 MISCELLANEOUSAPPMCAMONFEES A Time Exnnsionsto Approved Applications 50"roof Cr.tFee lieu Sera 1'aecs Vn ^= lanes R AlodGcifienofAppmeed App3ntion 759.ofCurmn Fee YAW igar. 'tic• 'roe V—, C Conceptual Devebpment.5dai., Cnmminee a u W =dd Wq x18011 1 -A Priwnr 4 ENVIRONMENTAL ASSESSMENT FEES A Crueminl Exemption Snlee N/A NLA N� .Nk No Fe, B Initial Study(D,mk)^ 3snnnl ' A xgs YaPI C mega' ,P,wI. Drnfr n vn vRr. S+ya.00 `A NLA g_Li E1011 Ya tan it D Environmental Impact Report ('. n. ham'. Frr t'LA SLA SLA hLA lion E Draft FIR Reaiew Fee ION, $ 1SL�iYPllu % N/A N/A N/A Yuiea Varies Actual Cost on an hours F Impact Monitoring Pmgrem(AB3180) basis plus met of N/A N/A N/A N/A Varies 5 OTHER A ProapPhntion Conference Fee Arael Cost Vann Varies Varies N/A Vanes 4 -13 TOWN OF L O S G A T O S 2020 GENERAL PLAN �Z-QJ-5_ -2-0-4 2-QI- 2—HOUSI NG ELEMENT: TECHNICAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT TABLE 4 -2 RESIDENTIAL PLANNING AND DEVELOPMENT FEES (CONTINUED) 10% Advance 7.25% 4% Permit Planning Engfreenttg Tracking 10% General Special Dev Review Fee Plain UPdme Project Services Fee B Pmr/Tnhninl Review ^actual cols for admin. N/A S;a N/A N/A Vanes chars, C Fecsfm.Additionaod, lioci<w and /or DRC Acmal Cost N/A ] i N/A N/A Vmcrt Re,iew D B.Wm,Permit Plan Checklee 2Y,,of Building Fec N/A .\ /N N/A N/A vmrs E Surcharges PmniYPncking hiahnenvnce anA Update $mr- 4°oofDcvebpmemApp4- N /-4 �!� N/A N/A Vine, choose cation Fee .5 %.f Bldg. Valua4nn far new conaRYCtinn 2 General Plan Update Surcharge mcimclltions or I W. of zone change@ S/\ N/A N/A Vanes subdivision fee 3 Room 85 Study Plan Surcharge" IfP6 of Dewtopmem ApPliesnon Fnefor N/A N/A N/A Vanes prometo in f oum 85 S , , Area P o 5 North 40 Smdy Plan Surcharge Acmal Costonpropo,fion- N/A N/A N/A N/A Vatic, ore basis K Appeals Fee to Appal Planning Commission Decision to I "liat'.rr n.mk- fama,. S, 4taa_mi ^ "r much, rom.h N/A N/A N/A N/A Vanes Town Council main Fee no remand applications from Town Council to Frm '.at� 2 Planning Commission whine no,ror waa made `t N/A N/A N/A N/A Varies - by Planning Commission Fee to Appal Direcmr of Community Develop 3 men, or Development Review Committee den- SIILAlLueausWcuml N/A N/A N/A N/A Vanes on to Planning Commission 4 Tre, Appnh 7� N/A N/A N/A N/A $3? 2 5 Appeal Tnmctiptioa f, Planning e of Plan Commission Armal Cost min .$500 N/A N/A N/A N/A Varies nmes denoait L Research Seek,, Minimum Chm, Actual Cost is SIM N/A denom N/A N/A N/A Varies * The 55,000 deposit is a deposit only. The specific cost of the Initial Study and any required special studies shall be borne by the applicant. The deposit shall be increased before the Town will authorize work exceeding the amount on deposit. ** Not charged to the following application IH, 1J, I P , 3C, 31), and 3E. 4 -14 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 287- j_0_1.5_- 2+4r2023 HOU S N G E L E M E NT: T E C H N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT 7. Processing and Permitting Time Each stage of the residential development process must go through some form of Town approval. According to Town staff, a single or multi-Eamily -€aw* infill residential application typically processes in approximately three to six months, unless environmental review is required. Hillside residential applications on average take four to six months to process. Mixed -use may— projects are processed in approximately four to eight months, unless environmental review is required. With environmental review, the process generally takes 4x -6-to 18 months, depending on the size and complexity of the project. Processing of a typical, marker rare single- or multi -Ea lily -f Ki* housing application includes the following steps: ♦ Submission of an Architectural and Site Application. ♦ Distribution of application to Town Planning, Building Engineering, Parks, Police, and Fire District departments. Application is also submitted to other relevant public agencies, such as utility districts and school districts, for review. ♦ Staff review of application and staff conference with applicant to resolve any concerns or plan deficiencies, including design issues. ♦ If deemed complete, staff continues processing the application and begins en- vironmental review, if necessary. ♦ Completion of environmental review and traffic impact analysis, as appropri- ate. Arborist review, architectural review, and /or geotechnical review may be conducted during this time through the Development Review Committee. ♦ Approval is required by the following bodies: • Development Review Committee (with appeal to the Planning Commission and further appeal to the Town Council) for projects that require no change in the General Plan or zoning. • For hillside development applications, Planning Commission approval may be required depending on the project's potential impacts on the surround- ing properties and the community. • Town Council for projects that require a change in the General Plan or zon- ing, and for Planned Developments. Processing for a typical m;x d —�s °- '•..,housing project includes the following steps: 4 -15 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMEN- ♦ Submission of application, including application for a Conditional Use Permit (CUP), and an Architectural and Site Application. ♦ Distribution of application to Town Planning, Building Engineering, Parks, Police, and Fire District departments. Application is also submitted to other relevant public agencies, such as utility districts and school districts, for review. ♦ Staff review of application and staff conference with applicant to resolve any concerns or plan deficiencies, including design issues. ♦ If deemed complete, staff continues processing the application and begins en- vironmental review, if necessary. ♦ Completion of environmental review and traffic impact analysis, as appropri- ate. Arborist review, architectural review, and /or geotechnical review may be conducted during this time through the Development Review Committee. ♦ Approval is required by one or both of the following bodies: • Planning Commission (with appeal to the Town Council) for projects that require no change in the General Plan or zoning, and for use permits, in- cluding the CUP and Architectural and Site Application. • Town Council for projects that require a change in the General Plan or zon- ing, and for Planned Developments. This 1 lqusf"g Element mplades -1 efi8n 1406 6.6, which fequ�es Design and neighborhood compatibility issues also often lengthen the pern fitting and processing time. To address this problem, the Town contracts out to an architectural consultant to review plans and provide recommendations on development applications. According to Town staff, the use of an architectural consultant has reduced the amount of processing time for development applications. Architectural, geotechnical, and arborist reviews are conducted early in the development application process. These reviews are conducted during the review of the Planned Development or Architecture and Site applications and do not lengthen the processing time. These reviews also streamline the public hearing process, allowing the Planning Commission to rely on the recommendations of 4 -16 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-0- 8- �21L]_5_- "x2023 HOU SI N G EL EME N T: TEC H N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT Town staff and architectural consultants and to receive qualified input from an arborist and a geotechnical consultant, leading to a more efficient approval process. 8. Local Housing Programs State Housing Element law requires that an analysis of governmental constraints on housing production include local government programs that regulate housing development in any way, including imposing housing cost limitations or encouraging changes in density. Los Gatos has six local housing programs that are potential constraints on market- -rare housing production in the Town. The Below Market Price Program, Affordable Housing Fund, Rental Dispute Resolution Program, Density Bonus Program, State Density Bonus Program, and the and Affordable Housing Overlay are discussed below. a. Below Market Price (BMP) Program The BMP Program implements the Town of Los Gatos's inclusionary zoning ordinance, which requires that a portion of new residential construction in Los Gatos be dedicated to affordable housing. Los Gatos's inclusionary zoning ordinance was adopted in 1979 as one of the first of such programs in California. The BMP Program promotes the development of affordable housing units by providing standards and guidelines that require the development of a certain number of quality affordable units per rental or owner development project, based on the size of the project. The BMP Program requires the development of affordable housing where sales and rents cannot be more than 80 percent of the current HUD Fair Market Rents (FMR) as determined by the HAC&GSanta Clara Counu Housing Anthurity. The BMP Program allows low- and moderate -inmme households the opportunity to nurchase low- and moderate - inmme housi ig n Ln. Gains. Table 4 -3 shows the FMR for FV ^ ^, 'Vo*i=^o^oo +s r� r Ol used forty the Town of Los Gatos !9 BMP Program. Table 4-4 fists the requirements for new residential construction as implemented by the BMP Program. The BMP Program require- ments apply to all residential development projects that include five (5) or more residential units or parcels which involve: 1. New construction of ownership or rental housing units, including mixed -use developments and addition of units to existing projects, or 2. Subdivision of property for single family or duplex housing development, or 3. Conversion of rental apartments to condominiums or other common interest ownership, or 4. Conversion of non - residential use to residential use. 4 -17 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT TABLE 4 -3 HUD FAIR MARKET RENTS IN SANTA CLARA COUNTY, FY 2014OW20408 Number Of Bedrooms 0 1 2 3 4 Fair Market � �t � S2.3-15 i2 M Rent BMP Rent 28A Source: Housing Authority of the County of Santa Clara website, www.hacsc.org, accessed on May 14, 2014. TABLE 4 -4 BMP PROGRAM GUIDELINES Total Number of Market -Rate Units Number of Affordable Units 5 to 12-20 10% of total market -rate units 20 to 100 (22.5% of total market -rate units) — 2.5 More than 100 20% of total market-rate units Calculations that result in a &action of one -half or more shall be rounded up to the next whole number. Required affordable units will be of the same ownership tenure as that of the market -rate units in a residential development. In developments that contain both renter- and owner- occupied units, the required affordable units will be designated in a similar tenure ratio to that of the market -rate units. sour@j 'own of Los Ganz Below Marker Prim. Hou5inn U,WWm Guidelln, The intent of the BNfP Program is to provide a supply of affnrdahle housinu for ouseholds who work or currently reside in Los Gatos However_ there may he circumstances when the construction of a BMP unit is impracdcal—The Town will consider, at its discretion, a fee payment in lieu of constructing BMP units for Planned Unit Developments with an underlying HR zone or for residential devel- opments with five to nine units. The required in -lien fee of b percent of the build- ing permit valuation for the entire nrti ect meet he paid to the Town prior to issu- Additionally, the Town Council may consider off -site construction of BMP units for continuum cue facilities, residential developments in the HR zone, or 4 -18 TOWN OF L O S G A T O S 2020 GENERAL PLAN 240- 7-2913L. Z4A -4-2P23 HOU S N G E L E M E N T : T E C H N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT residential developments with five to nine units provided that developers provide sufficient justification that an on -site BMP is infeasible. Affordable units developed under the BMP Program are subject to deed restrictions approved by the Town Council. If units are to be resold, the Town determines the resale price and resells the unit through the BMP Program. Through this process, each affordable housing unit remains affordable in perpetuity. Because the BMP Program regulates the number of affordable units required as part of new residential construction in Los Gatos, the program could be considered a constraint on market -rare housing development. However, because the BMP Program requires the construction of affordable units with every new development in Los Gatos, the Town sees this program as an opportunity to c=tc and preserve affordable housing for the has Cafes - community. As of `=p' =rte` --- -4- � " "° 2014, n (0 For -sale ;rs in Los Gatos have been developed under the BMP Program. Developers have successfully developed BMP units utilizing the density bonus program. Note that the BMP units are not counted when calculatine the density n a nroiect. Based on a long track record oftAe successful development and preservation of affordable housing through the BMP Program, Los Gatos does not consider the program to be a constraint on affordable housing development. b. Affordable Housing In -Lieu Fee Fund In -lieu fees are paid into the Town's Affordable Housing Fund and are calculated as G percent of building permit valuation as determined by the Building Official. As previously noted, these fees may be paid by developers of new residential construction with 5 or more units but less than 10 units or new residential construction in a Planned Unit Development with an underlying zone of HR, instead of building an affordable housing unit under the BMP Program. All residential construction over 10 units must build affordable units. Payment of in- lieu fees is required for the approval of Hillside Planned Developments with five or more residential sites. This additional fee levied on developers could be considered a constraint on housing development, however, because the fees are paid into a fund that will be used to develop more affordable housing in Los Gatos, these fees are not considered a constraint. Use of the Affordable Housing Fund includes, but is not limited to: ♦ Subsidizing the cost of owner- occupied units to make them affordable to low - and/or moderate - income households. ♦ Purchasing rental units to make them affordable to low- and /or moderate - income households, 4 -19 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT ♦ Purchasing land for the future development of affordable housing, ♦ Developing affordable housing, ♦ Supplementing affordable housing projects developed through the Los Gatos Redevelopment Agency, ♦ Funding administration of the program, as approved by the Town Council in its annual budget process, c. Rental Dispute Resolution Program The Los Gatos Rental Dispute Resolution Program provides conciliation, mediation and arbitration services for both-,renters and landlords in Los Gatos. The program is administered by Project Sentinel, a local non - profit organization contracted by the Town. This program is not considered a constraint on housing development in Los Gatos. Los Gatos renters may also couract Neighborhood Housing Services Silicon Vnllell for assistance. d. Density Bonus Program The Density Bonus Program allows qualified projects to add up to 100 percent of the units provided by the General Plan land use designation as long as these additional units are restricted to seniors, disabled persons, very low and /or low- income households. 4 -20 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2-Q-+-4--2j A_ H O U S N EL E M E N T: TECH N I C A L APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT Between 1985 and 1990, the Town approved 115 density bonus units. Between 1990 and 2002, the Town approved 29 additional density bonus units, including density bonuses for the Los Gatos Creek Village Apartments and Open Doors.ln ME) the Town approved the Riviera Terrace Apartment expansion nrniect which included 24 affordable density bonus Units. Because the Density Bonus Program provides opportunities to build additional, affordable units in Los Gatos, this program is not considered a constraint on housing development. e. State Density Bonus Program The Town adopted the State Density Bonus Program in June 2012. The program allows densities, incentives, concessions and maximum parking standards consistent with State law. In addition the Town modified the program to apply to senior and physically handicap populations. The Town has not processed a request for a State Density Bonus since the ordinance was adopted in June 2012 because the Town's AMP Program and General Plan pQhcic5 exempt affordable honci g u its LLQm the 1 ,I r d d situ io a proiect. The State Density Bonus Program provides opportunities to build additional, affordable units in Los Gatos; consequently, this program is not considered a constraint on housing development. f. Affordable Housing Overlay Zone The Town adopted the . AHOZ, and a-apphed a lies_it-to the -five properties a is -the Housing Sites Inventory (see_Table 6 -42). The AHOZ allows densities (un to 20 units per acre on designated cited. development standards, and concessions that will encourage affordable housing of all income levels in the Town's RNHA. Since the AHOZ encourages and provides incentives to develop affordable housing, the program is not considered a constraint on housing development. 9. Constraints on Housing for Persons with Disabilities State law requires that Housing Elements analyze governmental constraints to housing for persons with disabilities. How a jurisdiction defines "family" in its zoning regulations can be a potential constraint to facilitating housing for persons with disabilities. The existing definition of "family" in the Town Code is "one (1) or more persons who comprise a single ho�,crk,�pj�g un?t "- or "hrntseholds a- greulwf ` --six (j� or fewer ersons,— tet 4 -21 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2015 -2023 HOUSING ELEMENT:TECHNICAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT NMIo. I In Los Gatos, group homes are defined by the Town Code as svnommous with snuall—farnily care facilities, which are defined by the Tnwn Code as "a residential care facility in the dwelling of a licensee in which tare or cunerviciott is provided for six or fewer persons. Whether or not unrelated rp son% are living tovether_ a residential facility that serves six or fewer nersonc shall he onsidered a residential use of nrnneru for the tlumoses of this article. In addinnn. the residents and ooeratnrs of such a facility shall be considered a family for the numoses of any law or zoning ordinance which relates to the residential use of Ornnertv.° . Group homes all residential districts, consistent with State law_ and are prohibited-permirced with a conditional use hermit in the M8bi- Ham, p__:a,._.:_I ipnrur C ;9 . ___:_: Office (()l. Nei hood Commercial (C -11. Central Business District (C --2) . and Restricted Hivhwav Commercial (CH) zones. The Town imposes no spacing or concentration requirements on any of the allowed residential care facilities. , Large family home residential care facilities, which have a capacity for seveer— Zer- -rAere persansto 12 children or 7 to I S adults are allowed in all districts with a conditional use permit, except where large family homes are prohibited in the RMH, LM, and CM districts. Generally, the Town facilitates housing for persons with disabilities by following the accessibility requirements of the California Title 24 Multifamily Accessibility Regulations for multifamily housing of three or more units. Housing rehabilitation assistance and accessibility improvements are provided through the Town's Community Services and Community Development departments. 4 -22 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-0r2023 HOU S N G EL E M E N T: T E CH N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT The Town encourages accessibility improvements by requiring that specific design features be incorporated into all new residential home projects as a condition of approval. These requirements include: • A wooden backing that is no smaller than 2 inches by 8 inches in all bathroom walls, at water closets, showers, and bathtubs. It will be located 34 inches from the floor to the center of the backing, suitable for the installation of grab bars. • All passage doors of at least 32 inches wide on the accessible floor. • A primary entrance that is a 36 -inch -wide door, including a 5 -foot by 5 -foot level landing, no more than 1 -inch out of plane with the immediate interior floor level, with an 18 -inch clearance. 4 -23 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT YiT:Tli;f��1 - R.T'Ft .SiC17l7�1T�41A - � u � � •FCdT�S9iTPit'TTi�� 4G'R�11 B. Non- GovemmentslConsmints to Housing Development Market constraints to housing development in Los Gatos are the primary non- governmental impediment to housing production. The Town is located near Silicon Valley jobs; and offers residents desirable amenities such as an historic downtown and a school district in which student performance ranks in the top four& percent of the State.2 The high cost of buildable land is primarily a result of constrained supply, as described below. 1. Land Costs Most single -family vacant parcels are zoned for one or two units per acre, with the average costs per acre ranging from $3 to $4 million dollars. According to a local realtor with Sereno Group Real Estate, smaller vacant parcels are uncommon, costing approximately $1 to 1.1 million for an 8,000 to 10,000 square -foot, single - family lot.3 According to Morels Bros_ a local urban infill develo ment an pnces-4 There are few uttim �mga=parcels zoned for multifamily development, and such parcels demand premium prices because of the high demand to live in Los Gatos. Additionally, most parcels have existing improvements that increase acquisition costs. The land costs for multifamily development sites cost $90 to $1150 per square foot, or approximately $3.5 million to $45 million per acre. On 2"Best High Schmis Rankings by State." U.S. News & World Reporr . www.usn,w,.com /ednrntio,,/hest- high- sch,)ola accessed Mali 14 ?014,St"dent per#Efr- ` R kah ti Q D e 1 ati aeee9sedit4y 2Q08. 3 Ch li with Plice �X� k blav 27. X014. 3 H:ric Mode,_ Pnnci.A Mudev Bros._ nersonal communication with PlaccWorks ISPIMO M1391 4 -24 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 9-0T 2202 3 HOUS I N G EL E M E N T: T E C H N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT average, the land cost for large parcels for multifamily development is at least $5 million per acre.° 2. Construction and -Seft -Costs ......., u..anua.0 ..va. .,oua,.mc c .,p,c -. Efficiencies in construction related to producing attached units of similar or identical floor plans are apoarent in the lower construction costs for apartments. ownhomcs, and condominiums ()aithout nodium parking) relative to condominiums with podium Dark ng an' single-family detached hnmec These estimated costs account for labor_uipmenr. and materials only. In general, half of the construction costs are associated with labor and equipment and half with materials. 1 ♦ Single -family detached: $151100 to $4;9- jdiper square foot, ♦ Multi-family apartments: $90 ro S] t5 4 -25 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2 0 1 5 - 2 0 2 3 H O U S I N G E L E M E N T : T E C H N I C A L A P P E N D I X CONSTRAINTS TO HOUSING DEVELOPMENT ♦ Attached townhouses: $435 -111to $445- 12,5_per square foot. ♦ Three- and four -story condominiums: $12450 to $494@-19.Qper square foot ♦ Three- to four -story condominiums with structured podium parking. $220 to $275 per square foot. 3. Availability of Financing The residential real estate market is strong in the Town of Los Gatos. Local realtors and developers have noted that Los Gatos was affected by the home mortgage foreclosure crisis that plagued_ many communities in the late 2000c cash offers_ are common in Lus Gatos. Adequate financing through local banks is available to the Los Gatos community.6 •''�- T�levan l)n man, VrirteipeFl .nan ; \dvisnr `-: :,rc- ..- ,a- r,,,rR61P N1urr- : arx, personal communication with Pl iceWnrks- B(:&B, A�gera-i114 3-5, 2014✓)%. 4 -26 • . • • • •v u . . n . • •' • •. •t' 41m..mems It., _ •''�- T�levan l)n man, VrirteipeFl .nan ; \dvisnr `-: :,rc- ..- ,a- r,,,rR61P N1urr- : arx, personal communication with Pl iceWnrks- B(:&B, A�gera-i114 3-5, 2014✓)%. 4 -26 TOWN OF LOS G A T O S 2020 GENERAL PLAN 2-BB -}- 24]3_- ^�r2o23 HO U S I N G E L E M E N T : T E C H N I CAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT -• • 1• • 1. 1 u • 1 ••- r "1 .r. 1' 1 •111 "1 • •1 1 4 -21 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2015 -2023 HOUSING ELEMENT:TECHNICAL APPENDIX CONSTRAINTS TO HOUSING DEVELOPMENT 4 -28 REVIEW OF 200103 HOUSING ELEMENT In order to effective- ly plan for the future, it is important to reflect back on the goals of the 209 -3-prpnL ous Honsine Element and to identify those areas where progress was made and those areas where xd&6&ft «-roar ne d�effort is needed. �„- 1- faef —`rate Housing Element guidelines require communities to evaluate their previous Housing Ele- ment according to the following criteria: • Effectiveness of the Element • Progress in Implementation • Appropriateness in Goals, Objectives and Policies A Effectiveness of the Element The To ousing Element identified the folnwinggnals�� ,. - - - •..• • n se=ents of the community hy supporting the development . • housing n a variety of tytes ind si7es, including a mixture of owners _ . _ a _ . y 4 housing - .. s and sizes, ineluding . _ ef ewnetshrip * Maintain .• • •• r• •••. •.• other development tools to encourage the develol2ment of affordable housinz-that-is coml2atihle with the ne •. • .••• and •o residential opportunities r • .• ttififtfe fteial diseeirmnatien, disfthility diserin.taeian .. .. other .. -::a- WhiEh Eftfi pfeveot ffee . ' .. nersous hiive equal access to bous r• onnortungies •.. •• - rrwemal consargiits • •.• .• •• ••o ' 5 -1 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2015 -0-7- 2023 -4- HOUSING ELEMENT: TECHNICAL APPENDIX REVIEW OF ' 20(1] HOUSING ELEMENT In order to achieve these goals, the 20023 Homing Element fisted a series of policies and acjjgjuprogrsrzts. Phe policies covered a range of housing cglic policies comply with St2te H ous- p� Law Wndefi e Table 5 -1 identifies aLDLthe ei-the Trnvn cpmmitted to in the 2002_3 Element. The table also includes a description of the options fh aE #.,evp falftn — ff8m 24Fl2proeress that was made during the 20(17 -2014 olannnP period. B. Progress in Implements don To assess the Town's progress in implementing the 4997 1007 Housing Element, the following key areas were reviewed: 1. Production of Housing The 249-- 20DLHousing Element identified a Remonal Housing Needs Allocation of 562234 housing units in Los Gatos between 2403 January 1. 2007 and 244471nn 0 014. .The RHN A was divided into the f �Lnwin income cate op rtea. 2245 units affordable to extremely low -income hEu sehnlds 4 77 units afEprdahle ro very_ -low- income households • 1LO44 units affordable to low--income households ♦ 12255 units affordable to moderate - income households 4 186 units affordable to above moderate income households 5 -2 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 201S_G4- 2021t-4- HOUSING ELEMENT: TECHNICAL APPENDIX R E V I E W OF 2 0 0 3 H O U S I N G E L E M E N T 2. Preservation of "At Risk" Units The Villa Vasona development was identified in the 2007 Housing Element as a development at risk of conversion to market rate. Villa Vasona contains 107 senior • • . Y.T-�IR7StE: . .. -.. .65'i71LG.i4Gi�d17[17+Ti[: 5 -3 x 0 Z W 6 ¢ U 2 I U w � r z r � z W w J Z W N Z O N I Q z N r ¢ � ¢ J O � a 2 y J O a J � N W LL z ° LL O W N >O z U > oe °w r N N K N C a 12 W � J Z W y O 0 z i N O z r ¢ � ¢ J O O o S JO w LL Z O 4 O W z O O O w r N « 1I 1 1I q 11 11 J a V z U W r � Z r � z w W � f w J � W Z � J z O N N I O z 7 r a o a J = � a N J N pa J w W p LL Z N 0.1 O z 3 0NW 0 p r N N R J Q w O v E E 0 U 31 I H � 2 f � W J � W y, U' Z O N O Z '^ F ¢ � O LL O w N Z � 3 3r�> F N N fL A y 1 11 r u> TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 201_s_0-0 -- 2 0 211+ HOUSING ELEMENT: TECHNICAL APPENDIX REVIEW OF 4-4-4T2001 HOUSING ELEMENT TABLE 5 -2 NEW CONSTRUCTION NEED vs. HOUSING UNITS PRODUCED, 20072-201404 New Construction Affordability Need Housing Units Produced Percent Achieved F.srremely I r w 22 1 1_31e Very Low 72 1 L.}° 1,ow 1.QSl 44. 41.02(& Moderate 2 5 412/ Above Moderate 11L- im 2L8J9 Total 552 228 M7.6% 3. Rehabilitation of Existing Units The Town had established a goal of rehabilitating 10- te-281? total housing units between 3992 - and - 240�20U7 and 2014. The Town purchased and rehahilitated one affordable unit at Bella Vista. The Stare of California eliminated Redevelopment agencies during previous olanninn period and therefore Redeyel0 men -Ac ncv Low and Moderate income Housinn Set -Aside Foc& rhar would have 01111114=111 C. Appropriateness in Goals, Objectives and Policies .. .. RM • • 11 1 • •• ,•• uu.• • �' ••, , nn.� , '•.• •� •. a •. - • • a. , -r.• ,• .,• M TOWN OF LOS G A T O S 2 0 2 0 GENERAL PLAN 201f_0a- -202_ +-F HOUSING ELEMENT: TECHNICAL APPENDIX REVIEW OF C-v� LQa- HOUSING ELEMENT Leff D. Summary 5 -9 . . . .. -..._ a •_.. ..- •. . _11.' _.. 5 -9 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2007 -2014 HOUSING ELEIVENT:TECHNICAL APPENDIX REVIEW OF $fl$ LL 1 HOUSING ELEMENT 5 -10 HOUSING SITES INVENTORY State law requires that all housing elements identify a list of housing sites that can accommodate the jurisdiction's RHNA. This chapter identifies potential sites and provides an analysis of their ability to accommodate the Town's RHNA numbers. To determine the availability of land for housing development in Los Gatos, Town staff identified as wide of a range as possible of vacant sites and sites with residential development potential in Los Gatos for initial consideration in the inventory of available housing sites. These sites were �ni[iall. identified the Tom's 2007 -2014 Housing Element I 1pdate using available GIS data -*s- jnFg 2049, current Assessor's data, and a review of the Town's General Plan land use designations and the Town Code Zoning Regulations, . Tewn sea C6 .L - -_ Based action from the General Plan Comrmttee. -'— a--+-' " �6SINStSISTFT 77iT�-R�i1RI.'h71!7TUJiSii , n • . • . iSII�K. -• •• •. • .-.-.• • �••. ••. . .. •• (13110MUTIMMOTMIMM ruri 1. Ism 6 -1 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2- B- 0- i- 2�1i- 3- oTr2a23 HOUSING ELEMENT: TECHNICAL APPENDIX HOUSING SITES INVENTORY This final set of p�fennal hH - .itrategies is further described below. Table 6 -2-� presents the aVadable_sites invenfefy, by individuFA pafeel, 6e that are appropriate and suitable for development in Los Gatos. 'Table 6 -3 ow% other vacant and underutilized cites in Loa Gatos located on Farley Road and in the Oka Road/Lark Avenue area Although these mtCS_MMre not selected a part of the formal RHNA strategy, these cites are available for development during e 2015 -2023 Housing Flement period As shown in Table l -i these 5jtCs have develo ment e3nacin• of 68 units on d er existing 7,oning, and Lould provide 9 units under the Town's RMP Prn rg am. Figure 6 -1 provides a map of the potential hous- ing opportunity sites and includes site names that correspond to Table 6 -24.. This table includes the Assessor Parcel Numbers (APNs) !where available!, General Plan land use designation, zoning designation, acreage, and existing use for each site. Also included in the table are the allowable density and realistic development ca- pacity of each site as well as an indication of any potential development constraints that reduce realistic development capacity. B. Residential Development Potendalto Meet RHNA A majority of the parcels in this analysis are non - vacant sites with residential devel- opment potential. The realistic development capacity has been determined based on the status and /or existing condition of existing uses for each of the sites, identi- fied in Figure 6 -1 and Table 642 and is discussed in more detail below. Since 1. Approved-11j= .r • 1 2014. the ••.r r. r• • eititlemeits for t4e a. units, r nroductiQu is Counted • .. • r - • r • th VVA r - •• •• u'r r• • •\ • 1 ►ass 6 -3 .,: INTIMMO MR 6 -3 TOWN OF LOS GATOS 2020 HOUSING ELEMENT 2015 -2023 HOUSING ELEMENT: TECHNICAL APPENDIX Southbay,% , Developmen (AHOZ) Oka Road I- r F< ( r �- .,•,`,•j —rV Los Gatos._ Oaks Apartm � -- (AHOZ) ; Higgins Busines (AHOZ) y Los Gatos Sites'A & E 'NW (AHOZ) _ -� Town Boundary Water Body Highway Creek O5 North 40 k. I C..'. V o Road •- BLOSSOM HILL'—-, ILL° r �� ' tf '�"". i•�•� r.� Cj ,r Dittos Lane II uV ° mi4 RHNA Strategy Sites Vacant /Underutilized Lands 02 0.4 Mile FIGURE 6 -1 RHNA STRATEGY SITES/ VACANT AND UNDERUTILIZED LANDS 4O L -� • f'•` Vasona Lake Count Park Imo• _— r F< ( r �- .,•,`,•j —rV Los Gatos._ Oaks Apartm � -- (AHOZ) ; Higgins Busines (AHOZ) y Los Gatos Sites'A & E 'NW (AHOZ) _ -� Town Boundary Water Body Highway Creek O5 North 40 k. I C..'. V o Road •- BLOSSOM HILL'—-, ILL° r �� ' tf '�"". i•�•� r.� Cj ,r Dittos Lane II uV ° mi4 RHNA Strategy Sites Vacant /Underutilized Lands 02 0.4 Mile FIGURE 6 -1 RHNA STRATEGY SITES/ VACANT AND UNDERUTILIZED LANDS \\ � } }/0 ib! |I!� }) ! \ }§ _ } \ / Q { � ! � {| .! i ] \ ] ; ;) ;\ !r \r I; »; }. ) )! & K ! ! } } | { \ \ ! > >li C w CL 0 a 5' 0 e 6 u a mN § `s oa � 00 - 02 ~� � Z e sW o iu iii oo o y 2' X O 2 a 6 a J a U Z 2 U w I- r z � W W � J W � Z � N � _ 00 O z a� � a z N J 1y1 W NNN y i W Z O w U � Z C t O O e O F r x r �I al tii - al 4 91 �0 _q � �I NI mil a� 3 W� �I ri AI Al �I N a 3 �I r` TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20- 9- 1- 2015_- 2631 -2023 HOUSING ELEMENT: TECHNICAL APPENDIX HOUSING SITES INVENTORY a. Southbay Development The convenient location of the Southbay Development site, near Highway 17, Highway 85, and the future Vasona Light Rail Station, as well as its large size with over seven developable acres, makes it optimal for residential development. The parcel is 7.4 acres and contains a¢inv office buildines The General Plan deaivnatr e property for High Density Residential development, fir) TOWN OF LOS G A T O S 2020 GENERAL PLAN 29$'F21L7_i -'R4-+-2023 HO U S I N G E L EM EN T: T EC H N I C A L APPENDIX HOUSING SITES INVENTORY M TOWN OF LOS G A T O S 2 0 2 0 GENERAL PLAN 200 -9 - -2115_ -2 2023 HOUSING ELEMENT:TECH NICAL APPENDIX HOUSING SITES INVENTORY If develol2ed tinder the >HOZ the Southhay, Development T h devel n e r rana i W of 142 a 3itc The develnnable acreave kse- igshghtly reduced on this site because of a private ingress /egress easement and private storm drain easement on the site. 9 [Mill TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2-0- 9A$ -0 -11- Z44-4-2JL7_1 . H O U S I N G E L E M E N T T E C H N I C A L APPENDIX HOUSING SITES INVENTORY 6 -11 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N H O U S I 1 O U S I N G E L E M E N T : T E C H N I C A L APPENDIX -- H O U S I N G S I T E S I N V E N TOR v 6 -12 . .. ., ..,., ... ...• secoi.d 6 -12 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2$0-7- 2Q1j - -2-9 r 2923. HOUSING ELEMENT TECHN ICAL APPENDIX HOUSING SITES INVENTOR 6 -13 ..RIMPIRWIFFAM ,Vmm, .: ,. ... ., . ,. ,• . . stoxilill • , • ,' 1 •.,, ,•. •. • „• ,. r uu.•. •,. , ,. ,• , r• .. , ter, •r ,' • • -.' ,, .. r' .. • .r. Tri me 6 -13 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 20072_0.7_5_- 2�2023 HOUSING E L EME NT: TEC H N I CAL APPENDIX HOUSING SITES INVENTORY 9 I 'I'nwn of I,oa (3ato. Dmk Notflri0 SDea&c Plan May ?013 available online at htm: / /www.los¢amscu -eov / Docum�uCcytter /Index /354 2 "1'own of Lo., Gatos_ North FoM fbecf &r Plan Dra& FIR !S('I I Ivn 201 1 7 2207 01 Apra 3.2014_ available online at htm:/ /www]tueaanu.vov /DoeumentCenter /Index /413. 6 -14 TOWN Of L O S G A T O S 2 0 2 0 G E N E R A L P L A N 20- 0a-2415_- 2-0�2023 HO US 1 N G EL EM E NT:TEC H N I CAL APPENDIX HOUSING SITES INVENTORY The Oka Road sites are primarily orchard property. Therefore, the realistic devel- opment capacity of the sites would not be reduced. $.Zoning Appropriate to Accommodate Housing fe Leww Ameeme AFOUS Gelels MR TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2464- j_0- ]3_ -'-0T 2 0 2 3 H O U S I N G E L E M E N T: T E C H N I C A L APPENDIX HOUSING SITES INVENTORY Higher density developments often have lower construction costs and are more likely to be able to provide affordable housing opportunities. This site analysis focuses on developing housing that targets a density of 20 dwelling units per acre. According to California Government Code Section 65583.2(c)(3)(B), this is the density standard appropriate to accommodate affordable housing in Santa Clara County.3 Under existing land use controls and site improvement requirements, affordable residential projects have been successfully built at or above 20 dwelling units per acre within the 'a:< - .ft.�---- +o—tettrecent years in Los Gatos. For example, the Aventino Apartments, located near the Southbay Development site in Los Gatos, includes 290 units built on a 12.3 -acre site with a density of approximately 24 dwelling units per acre. Avendno was built utilizing a density bonus. More recently, an affordable housing development was built at 31 Miles Avenue and includes 12 units on a site that is less than a one -half acre at a density of about 26 dwelling units per acre. Los Gatos's existing zoning allows for a density of up to 20 dwelling units per acre within the Multi- Family Residential (R -M) zone. Development standards for the R- M zone in Los Gatos do not hinder development at 20 dwelling units per acre. In the R -M zone, a maximum allowable lot coverage of 40 percent and a maximum height of 35 feet (approximately three building stories) for a development would be equivalent to a maximum floor-to -area ratio (FAR) of 1.2. Assuming an average 3 Under California Government Code, Santa Clara County is identified as a Sub- urban J udsdiction, which sets a default density standard of at least 20 dwelling units per acre to appropriately accommodate housing for lower- income households. 6 -16 r. . , .... .. r, MEN WRIIIRNNRIMI�l VIM I Higher density developments often have lower construction costs and are more likely to be able to provide affordable housing opportunities. This site analysis focuses on developing housing that targets a density of 20 dwelling units per acre. According to California Government Code Section 65583.2(c)(3)(B), this is the density standard appropriate to accommodate affordable housing in Santa Clara County.3 Under existing land use controls and site improvement requirements, affordable residential projects have been successfully built at or above 20 dwelling units per acre within the 'a:< - .ft.�---- +o—tettrecent years in Los Gatos. For example, the Aventino Apartments, located near the Southbay Development site in Los Gatos, includes 290 units built on a 12.3 -acre site with a density of approximately 24 dwelling units per acre. Avendno was built utilizing a density bonus. More recently, an affordable housing development was built at 31 Miles Avenue and includes 12 units on a site that is less than a one -half acre at a density of about 26 dwelling units per acre. Los Gatos's existing zoning allows for a density of up to 20 dwelling units per acre within the Multi- Family Residential (R -M) zone. Development standards for the R- M zone in Los Gatos do not hinder development at 20 dwelling units per acre. In the R -M zone, a maximum allowable lot coverage of 40 percent and a maximum height of 35 feet (approximately three building stories) for a development would be equivalent to a maximum floor-to -area ratio (FAR) of 1.2. Assuming an average 3 Under California Government Code, Santa Clara County is identified as a Sub- urban J udsdiction, which sets a default density standard of at least 20 dwelling units per acre to appropriately accommodate housing for lower- income households. 6 -16 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2- R-0-7- 2_01-5_ -29! a 2421 H O U S I N G E LEMENT: T E C H N I C A L APPENDIX HOUSING SITES INVENTORY size of 1,200 square feet per residential unit, a density of 20 dwelling units per acre is achievable on a one -acre site. Additionally, more muld - family properties in Los Gatos and the surrounding areas are being developed with underground parking. For examnle T4 -eeftg d'_--_'___'_ Aventino Apartments offers underground park,rl b !AT .-.Lief. eurre"dy _8L'1-'._ multi C__:1. Fesidential ._... However, like the maxiffitim P-1 R. in �hvq eane is 4.5. Similftf to the GR mane, It density of 20 dwelling The Town adopted the Affordable Housing Overlay Zone and itspp}ied -a ies_iE to the -five properties in the Housing Site Inventory. Properties developed under the AHOZ must meet prescribed affordability levels consistent with the AHOZ development standards in the Town Code. The AHOZ provides a 30 foot building height with an automatic allowance for 35 feet for integrated (first floor) garage or podium parking. Additional height can be granted through the Architecture and Site Plan review process. All five sites have a 40 percent lot coverage and parking reduction that is consistent with the State Density Bonus maximum parking requirements. Further parking reductions are allowed for properties within a quarter mile of the planned Vasona Light Rail Station, for senior -only housing and housing for persons with disabilities. The AHOZ also allows up to four automatic concessions. The concessions include reductions in parking, setbacks, or an increase in lot coverage; planning and building processing fee deferrals or waivers and construction mitigation impact fee deferrals or waiver. The deferrals are automatic and the waiver applies if it is requested as one of the four concessions. Finally, the AHOZ allows affordable developments consistent with the AHOZ standards priority planning review, building plan check review and building inspections. that the _aiamum i In .__ as he 1 C n_a__.it:_ lftnd ese degi.-nafi-._. and �m an imhe 1.6 sere se"th Bay Mandft site. 6 -17 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 2-8-9- Lkj_5_." 2-023 HOUSING ELEMENT: TECHNICAL APPENDIX HOUSING SITES INVENTORY ............... ��MY I�IIMIY'M iwrAr i 1<LL.Potential Development Consolaints This section describes the infrastructure capacity and potential environmental issues that could impact realistic development capacity of each housing site. Based on this analysis, there are no environmental constraints or infrastructure capacity issues that could potentially reduce the realistic development capacity of each identified housing site. 1. Infrastructure Capacity The following sections describe the current infrastructure and service available for water and wastewater systems in Los Gatos. There are no major infrastructure capacity or service distribution issues for housing development in Los Gatos that could reduce the realistic development capacity of the proposed housing sites. t't . TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N 29-0- 2jLl5_- rv4�Zll2_3 H O U S I N G E L E M E N T: T E C H N I C A L APPENDIX HOUSING SITES INVENTORY the - collaborate to annually fireplace or rehabi6r?te pipelines infrastructure within its iurisdictionas-- aeeeee?..4 According to the SJWC, the realistic development capacity of t 5/r _655 new units on the identified housing sites would increase the demand for water by 4 4-, lrt,9 7500 gallons of water per day at 250 gallon of water per housing unit per day. The Los Gatos Draft 2020 General Plan Environmental Impact Report (EIR) includes this estimated water use increase 'n its water supply impact analysis and determined that the SJWC would have sufficient capacity to meet water service demands.5 Therefore, water capacity does not constitute a significant constraint that would reduce realistic development capacity of the identified housing sites. b. Sanitary Sewer The West Valley Sanitation District (WVSD) manages the sanitary sewer system in Los Gatos. Similar to the water infrastructure, portions of the sanitary sewer infrastructure are old and need to be upgraded or replaced. The WVSD regularly monitors, upgrades, and replaces sanitary sewer lines.° Some areas of the Town that have been incorporated through annexation have pre- existing on -site septic systems. No potential housing sites are located where on -site septic systems are used. The Town requires connection to nuhlic sewer for evelonment of nronerty in excess of one unit The realistic development capacity of u�t 3655 -655 new housing units on the identified housing sites would generate approximately 68,400 ' gallons of wastewater per day at 121 gallons per housing unit per day. The 68;40022255 gallons of wastewater per day represents less than 1 percent of the total WVSD wastewater allocation and would be within the current capacity of 12.1 million gallons per day, as determined by the Los Gatos Draft 2020 General Plan EIR.7 Therefore, sanitary sewer capacity would not constitute a constraint that would reduce the realistic development capacity of the identified housing sites. 4 A°eele P --b--facoh %", Planning Supervisor, San Jose Water Company, per- sonal communication with 43E;Ee77PbiceWorks, Augosf 6; 20981u1v 1Z ?014. 5 Los Gatos Draft 2020 General Plan Environment Impart Report, 2010, Town of Los Gatos, page 4.14 -23. G West Valley Sanitation District, http: / /www.westvaHeysan.org/ healthandenvironment /, accessed A4"el_.,� i 49, °^^^h Ic 24 2014. Ios Gatos Draft 2020 General Plan Environment Impact Report, 2010, Town of Los Gatos, page 4.14 -28. :MIS] TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 2-04 -4-2 0 f i H O U S I N G E L E M E N T: T E C H N I C A L APPENDIX HOUSING SITES INVENTORY 2. Environmental Constraints This section analyzes environmental constraints, including geology and soils, biological resources, hazards and hazardous materials, noise, and cultural resources. There are no potential environmental constraints on any of the identified sites that could reduce realistic development capacity. a. Geology and Soils This section analyzes the potential environmental constraints associated with seisnilc shaking, landslides, and slope instability in Los Gatos. i. Seismic Sboktng The San Andreas, Shannon, and Monte Vista faults are most likely to produce strong seismic shaking in Los Gatos.8 The Shannon and Monte Vista faults run through a portion of Los Gatos. Housing developed on the proposed sites would be regulated by the Safety Element of the General Plan and the Town's adopted Building Code and would therefore incorporate mitigation measures that reduce the impact of seismic shaking. ii. Landslides and Slope Instability AD properties within the Housing Site Inventory are generally level and would not have landslide or slope instability issues. Hillside areas are often prone to having steep slopes and a higher risk for lands] des Therefore_ Hillside Residential sites on which second units are constructed under .Action HOIT-1.2 mays alan he uscentible to landslides. The General Plan Safety Element regulates hillside development and mitigates any potential impacts associated with developin> housing on slopes in Los Gatos The Town of Los Gatos also requires geotechnical reports by a registered geologist if any land instability issues are identified. s Town of Los Gatos, 2000, General Plan 2000 Dqj? Environmental Impact Report, page 4.1 -10. 6 -20 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N Z-0-0- 7- 2AL1S_- 2- +4-4-2023 HO USIN G E L E M EN T: T E C H N I C A L APPENDIX HOUSING SITES INVENTORY b. Biological Resources This section analyzes the presence of potential jurisdictional wetlands, special- status species, and sensitive natural communities on the identified housing sites. Most of the sites considered in this inventory are already developed with other urban uses and thus have low habitat value. i. Wetlands According to the U.S. Department of Fish and Wildlife Service National Wetlands Inventory, there are no potential jurisdictional wetlands in Los Gatos. Therefore, wetlands would not impact the realistic development capacity of the housing sites. ii. Speda6Status Species According to the California Natural Diversity Database (CNDDB), which lists occurrences of special-status plants and animals, there are no known records of federal or State -listed plants in Los Gatos. There are federally listed wildlife species that are known to occur in the Town. Development on all sites would be regulated by the Environment and Sustainability Element of the General Plan and related State and federal agencies, such as the Department of Fish and Game, which would mitigate any impacts associated with the presence of special-status species. 6 -21 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N HOUSI N E L E M E NT: T E CH N I C A L APPENDIX HOUSING SITES INVENTORY iii. Sensitive Natural Communities Development on all sites would adhere to policies in both the Environment and Sustainability and Open Space Elements of the General Plan, which would mitigate any impacts associated with sensitive natural communities. c. Hazards and Hazardous Materials This section describes the potential development constraints associated with wildfires, flooding, and hazardous facilities and materials. i. Fite Hazards State regulations require that all municipalities address Very High Fire Severity Zone hazards, as defined by the State of California, if they are located within the jurisdiction of that municipality. There are some Very High Fire Severity Zones located in the hillside areas of Los Gatos. Most of the Hillside Residential sites on 1Y�•7iRd7'Y7'.�•Y.�4R- • •I� lumm"VE The Los Gatos General Plan addresses areas that are susceptible to potential wildfire hazards. The General Plan provides goals and policies in the Safety Element that regulate housing development so that wildfire hazards would not impact the realistic development capacity of the housing sites. The Hillside Development Standards and Guidelines specifically provide policies that promote fire safety and minimize wildfire hazards. Moreover- all development within fire hazard severity zones must he reviewed by the Santa Clara County Central Fire Protection District, which s % the Town and s r i ding communities u. Flood Aa.Zards r- • •• oarceL the Soutr bav •n v Site- iscludes 9 si#911 ITTEMIM.MITIMMUMEM, al •.•• • • • •• - r • 111:11 N 11.14 1101=1 REBRINTMORN • 110111 ••u-• .• I =1 •• rmmrm;r=tsiozmui7l. W.. u ••'r. i••. r• sir. •' u, •.• • r' • .•• r• •• ••••n.r ♦ • • r' i•• TIMI r l 6 -22 TOWN OF L O S G A T O S 2 0 2 0 G E N E R A L P L A N HOUSING ELEMENT: TECHNICAL APPENDIX HOUSING SITES INVENTORY fFEA4z4�Housing on these sites would be regulated by the Safety Element of the General Plan and would therefore be designed to mitigate these hazards. Therefore, realistic development capacity would not be reduced by flood hazards. iii. Hazardous Faakties and Matenalt According to the California Department of Toxic Substances Control, there are currently no hazardous sites or facilities, including federal Superfund sites, State response sites, voluntary cleanup sites, or school cleanup sites in Los Gatos. Therefore, the realistic development capacity of the identified housing sites would not be reduced by the presence of any hazardous facilities or materials in Los Gatos. If hazardous facilities or materials are found to be present in Los Gatos, adhering to policies in the General Plan Safety Element and federal and State regulations would reduce any impacts associated with such sites and facilities. Additionally, the Town has a hazardous waste and substances statement supplement for all development applications, which contains a list of sites obtained from the State of California and U.S. Environmental Protection Agency (EPA) Hazardous Waste and Substances Sites List. d. Noise Noise from Highway; 17 and 85 could potentially affect development on the Southbay Development AHOZ cite_ Oka Road to ark Avenue __d DiFfe.. ___ site_ AHOZ cite_ ins Gatos i.pdge AHOZ site Higgins Business Park AHOZ cite and Los Gatos Oaks Apartments Al lOZ site. Noise from Los Gatos Boulevard could potentially affect development ip the North 40 Specific Plan area. The Oka Road"--'- Avenue, os `' es `autthe "se, and Southbay Development ALIUZ sites could also be potentially affected by noise from the active railroad line parallel to and south of Highway 85. The Noise Element of the General Plan regulates noise levels and design standards for development that mitigate such noise impacts. Therefore, realistic development capacity would not be affected. 9 Town of Los Gatos website, lurp : / /www.town.los- gatos.ca.us/ documents/ Community% 20Development /Planning /DevRevAppPak.PDF, accessed April 20, 2009. 6 -23 TOWN OF LOS G A T O S 2 0 2 0 G E N E R A L P L A N 21 - 2-!L.1-5_ -2- 04-+ -2i HOU S N E L E M E NT: T CH N I C A L APPENDIX HOUSING SITES INVENTORY • • YI'tSt7• •. •R+AiQ3lstii• •• • - . • 1'll'R7RA�'d'.!�• • M IMMIN •• n FUMM3.1mm 01=00TEM .• • C•,• .111MIUMIREMMIM, • • .. • • r ' • ' • r • • • - e;f Cultural Resources According to the 1999 Los Gatos General Plan Update Initial Study, potential Native American archaeological sites are typically located near creeks in Los Gatos. An archaeological evaluation would be required for development on the Oka °--',Oka Road sites near Los Gatos Creek. in Cahfonm Air Resource., &•a d 2005 Air OwaLi wd Lind LLe Haridhoo" Communeh Health LyZr rtinv Wane 4. 6-24 8 i W W � z � o ca �� ono 8 �- � -- - � - - -- - _- .. - - -- ����Y e:1: 8��tl���������������i.� I HIM 11111111111111111 � i � i I i I �X M i ji I �I fi IIII al I ti •Y ry -i �I ry 4a 0 _. oa oo�=z oe�o F