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11 Staff Report.Housing Element with attachmentsPREPARED BY: Erin Walters, Associate Planner and Jocelyn Shoopman, Associate Planner Reviewed by: Town Manager, Assistant Town Manager, Town Attorney, and the Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS COUNCIL AGENDA REPORT MEETING DATE: 2/20/2024 ITEM NO: 11 DATE: February 15, 2024 TO: Mayor and Town Council FROM: Laurel Prevetti, Town Manager SUBJECT: Discuss and Provide Direction on the Proposed Revisions to the Draft Revised 2023-2031 Housing Element and Next Steps. Location: Town-Wide. General Plan Amendment Application GP-22-003. RECOMMENDATION: Discuss and provide direction to staff on the proposed revisions to the Draft Revised 2023-2031 Housing Element and next steps. BACKGROUND: On December 1, 2023, the Town received the California Department of Housing and Community Development’s (HCD) findings/comment letter, previously provided as Attachment 3 to the January 16, 2024, staff report. A link to Town Council staff reports and attachments can be viewed on the Town’s website at: https://losgatos-ca.municodemeetings.com. On December 19, 2023, the Town Council unanimously voted to follow the following process regarding the 2023-2031 Housing Element update, which includes the following actions: 1.Prioritizing the comments from the December 1, 2023 HCD comment letter; 2.Addressing the most challenging comments first and presenting the draft text of the Draft Revised Housing Element to the Town Council for review, including examples from two to three certified Housing Elements. Additionally, the Town Council hearing will provide the public with an opportunity to comment on the draft text with staff addressing the public comments in subsequent meetings, as needed; 3.Scheduling Town Council meetings with staff and the Housing Element consultant on a regular basis to complete the edits; 4.Reviewing the proposed edits with HCD, as frequently as HCD is able to meet with Town staff, and the Housing Element consultant and providing written feedback to the Council about HCD’s responses; and PAGE 2 OF 6 SUBJECT: DRAFT REVISED 2023-2031 HOUSING ELEMENT/GP-22-003 DATE: February 15, 2024 BACKGROUND (continued): The Town Council also unanimously voted to review the Draft Revised Housing Element prior to a resubmittal to HCD. On January 16, 2024, the Town Council met to review and discuss the proposed revisions to the Draft Revised Housing Element in response to the December 1, 2023 HCD comment letter. The Town Council provided direction for each HCD comment. On January 18, 2024, staff and the Housing Element consultant met with the Town’s HCD reviewer and received an informal preliminary review matrix. A copy of this informal preliminary review matrix was previously provided as Attachment 9 to the January 16, 2024 Town Council staff report, available online on the Town’s agenda website at: https://losgatos- ca.municodemeetings.com. The informal preliminary comments are based on the proposed edits made to the Draft Revised Housing Element and provided to the Town’s HCD reviewer for initial feedback on December 24, 2023. On January 18, 2024, the Housing Element Advisory Board (HEAB) met to review and discuss the proposed revisions to the Draft Revised Housing Element in response to the December 1, 2023 HCD comment letter; Town Council direction provided on January 16, 2024; and HCD’s informal preliminary review matrix provided on January 18, 2024. On February 6, 2024, the Town Council met to review and discuss the proposed revisions to the Draft Revised Housing Element. The Town Council voted to modify the language of Program J and Program AY as summarized in Section A of this report. The Town Council also approved a motion to confirm that the work of the HEAB is complete. DISCUSSION: The primary purpose of this agenda item is for the Town Council to review and discuss the proposed revisions to the Draft Revised Housing Element. Staff is also seeking direction from Town Council on the timing of next steps, including the required seven-day public review period and the resubmittal to HCD for the formal 60-day review. A. Town Council Meeting – February 6, 2024 The Draft Revised Housing Element was reviewed by Town Council on February 6, 2024. The Town Council staff report and attachments, including the Draft Revised Housing Element, included as Attachment 7 of the February 6, 2024 Town Council staff report, can be viewed online at: https://losgatos-ca.municodemeetings.com. PAGE 3 OF 6 SUBJECT: DRAFT REVISED 2023-2031 HOUSING ELEMENT/GP-22-003 DATE: February 15, 2024 DISCUSSION (continued): The revisions made to the various iterations of the Draft Revised Housing Element are color coded as follows: • Blue highlighting denotes revisions reviewed by Town Council at the January 16, 2024 Town Council meeting. • Green highlighting denotes revisions reviewed by the Town Council at the February 6, 2024 Town Council meeting. • Grey highlighting denotes new revisions since the February 6, 2024 Town Council meeting. On February 6, 2024, the Town Council approved a motion to incorporate modified language to Program J and Program AY. Additionally, staff identified the following minor revisions to the Draft Revised Housing Element: • Modify the priority level rating for a Fair Housing Issue related to housing mobility from low to high on Page A-19 of Appendix A; • Include Program AY as a program aimed at furthering Affirmatively Furthering Fair Housing (AFFH) efforts on Page 10-82 of Chapter 10; • Include Program AY as a program aimed at AFFH efforts on Page A-3 of Appendix A; and • Include Program AY in Table A-1 on Page A-21 of Appendix A. Extracted pages from the Draft Revised Housing Element to illustrate these proposed revisions in grey highlighting have been provided as Attachment 15. B. HCD Communications On February 1, 2024, the Housing Element consultant requested informal feedback from the Town’s HCD reviewer on Town’s draft approach to the December 1, 2023, HCD comment letter and January 18, 2023, HCD informal preliminary review matrix. A follow-up email was also sent on February 6, 2024. On February 9, 2024, the Housing Element consultant requested informal feedback on the modified language to Program J and Program AY, as directed by the Town Council on February 6, 2024. Staff is awaiting a response back from HCD with preliminary feedback. If feedback is received from HCD, an Addendum or Desk Item will be prepared for the Town Council review. PAGE 4 OF 6 SUBJECT: DRAFT REVISED 2023-2031 HOUSING ELEMENT/GP-22-003 DATE: February 15, 2024 DISCUSSION (continued): C. Next Steps This agenda item provides the Town Council an opportunity to discuss the proposed revisions to the Draft Revised Housing Element. The Housing Element consultant and Town’s outside legal counsel will be available to answer Council Members’ questions. As required by AB 215, revisions to the Draft Revised Housing Element must be made available to the public for a seven-day review period prior to a formal resubmittal to HCD. Should the Town Council be satisfied with the proposed revisions to the Draft Revised Housing Element, the seven-day review period could be started on Thursday, February 22, 2024, ending on Thursday, February 29, 2024, with a formal resubmittal to HCD by Monday March 4, 2024. Subsequent review by HCD will take up to 60 days. CONCLUSION: Staff looks forward to the Town Council’s discussion and direction. PUBLIC COMMENTS: The meeting has been publicized on the Town’s website and through the Town’s social media platforms. As of the drafting of this report, no comments from the public have been received. COORDINATION: The Community Development Department coordinated with the offices of the Town Attorney and Town Manager in the preparation of this report. ENVIRONMENTAL ASSESSMENT: An Environmental Analysis was prepared for the Housing Element update and available on the Town’s Housing Element website at: https://www.losgatosca.gov/EnvironmentalAnalysis. All potentially significant effects have been analyzed adequately in the Town of Los Gatos 2040 General Plan Environmental Impact Report (EIR), pursuant to applicable standards including CEQA Guidelines Section 15168(c)2, because the Housing Element update is consistent with the growth projections evaluated in the General Plan EIR. PAGE 5 OF 6 SUBJECT: DRAFT REVISED 2023-2031 HOUSING ELEMENT/GP-22-003 DATE: February 15, 2024 ATTACHMENTS: Previously Received with the January 16, 2024 Staff Report: 1.Draft Revised Housing Element, Track Changes Copy 2.Draft Response Table 3.December 1, 2023 HCD’s Findings Comment Letter 4.Public Comments Received Between 11:01 a.m., Tuesday, December 19, 2023, and 11:00 a.m., Thursday, January 11, 2024 Previously Received with the January 16, 2024 Desk Item: 5.Comments from the Vice Mayor 6.Public Comments Received Between 11:01 a.m., Thursday, January 11, 2024, and 11:00 a.m., Tuesday, January 16, 2024 Previously Received with the February 6, 2024 Staff Report: 7.Draft Revised Housing Element, Track Changes – January 2024 8.Draft Response Table – January 2024 9.HCD Informal Preliminary Review Matrix with Staff’s Responses 10.Goldfarb & Lipman, LLP Feedback Table with Staff’s Responses 11.Track Changes and Clean Version of Program AY Housing Mobility 12.Public Comments Received Between 11:01 a.m., Tuesday, January 16, 2024, and 11:00 a.m., Thursday, February 1, 2024 Previously Received with the February 5, 2024 Addendum: 13.Pages from the Draft Revised Housing Element Without the Recommendations Made by the Housing Element Advisory Board 14.Correspondence with HCD Attachments Received with this Report: 15.Extracted Pages from the Draft Revised Housing Element with Revisions This Page Intentionally Left Blank HCD Revised Draft Revised 2023-2031 Housing Element 10-46 HCD Revised Draft Revised 2023-2031 Housing Element March SeptemberNovemberJanuary 20232024 Programs Performance Metric(s) Delivery of Housing Element IJ Helping Senior Housing s PrograResourcesm Provide financial assistance for health, safety, emergency and accessibility home repairs to low-income seniors and low- income mobile homeowners through the Below Market Price Program funds, subject to availability of Program funds. Provide regularly updated senior housing resource materials at the Adult Recreation Center, Library, and Farmers’ Market. Implementation Policies HE-1.6 Universal Design HE-2.7 Senior Housing HE-2.8 Equal Housing and Special Needs HE-6.1 Fair Housing HE-6.2 Financial Assistance HE-6.3 Housing for Persons with Special Needs HE-6.4 Affordable Housing Awareness Responsible Department/Review Authority Responsible Department/Review Authority Community Development Department and the Town Council Timeframe Ongoing and annual effort Update materials annually Funding Source Town Affordable Housing Funds Quantified Objective Maintain the existing housing stock by funding three home repairs to lower income seniors annually Performance Metric(s) Measure the number of units assisted versus the need JK Small Multi-Unit Housing, “Missing Middle” The Housing Element supports the land use goal of providing opportunities for housing that can accommodate the needs, preferences, and financial capabilities of current and future residents in terms of different housing types, tenures, density, sizes, and costs. Specifically, the Town aims to create mixed residential neighborhoods through new and innovative housing types that meet the changing needs of Los Gatos households and expand housing in a variety of neighborhoodsall neighborhoods. These housing types include, but are not limited to, single dwelling units, multifamily dwelling units, accessory dwelling units, small and micro units, use of pre-fabricated homes, and clustered housing/cottage housing. The Implementation Policies HE-1.5 Variety of Housing Choices HE-2.4 Rental Housing HE-3.3 Efficient Development Processing Responsible Department/Review Authority Community Development Department Timeframe December 2024 Funding Source None required Quantified Objective Increase the number of small multi-unit housinglow- rise multi-family developments by five50150 units from the previous yearover eight years with the goal of achieving 100% of the units in low to medium density designations and high median income areas. ATTACHMENT 15 10. Housing Element JanuaryNovemberSeptember March 2023 2024 HCD Draft Revised Draft 2023-2031 Housing Element 10-47 Programs Town will also promote small multi-unit housing that increases density while remaining consistent with the building scale and character present in existing neighborhoods. This includes multi-family units or clustered residential buildings that provide relatively smaller, less expensive units within existing neighborhoods. Update the Zoning Code to facilitate low rise multi-family structures small multi-unit housing in the low to mMedium Residential Density designations. Modify the Zoning Code to facilitate small multi-unit housing in certain low and medium density designations. This includes creating mixed residential neighborhoods through new and innovative housing types that meet the changing needs of Los Gatos households and expand housing choices in a variety of neighborhoods. Housing types include, but are not limited to single dwelling units, multifamily dwelling units, accessory dwelling units, small and micro units, use of prefabricated homes, and clustered/cottage housing. This zoning will occur in a variety of areas throughout the Town but NOT in areas which are in Very High Fire Hazard Severity Zones, historic districts, adjacent to home in our historic inventory (currently pre-1941) homes, in hillside residential zones, within 500 feet of an evacuation route and within a half mile of a transit stop. Small multi-unit housing is defined as multiple units on a single parcel (whether attached or detached) that are compatible in scale and form with detached single- family homes. Common housing types include duplexes; triplexes; fourplexes; courtyard apartments; cottage courts; townhomes; triplex stacked (vertical); and live-work spaces. Promote this program through publication, to include the following information: Low rise multi-family dwelling units ranging from two to 10 units can help meet the needs of families, seniors and students. Permit processing times tend to be shorter than larger multi-family buildings Performance Metric(s) Complete Zoning Code amendment by December 2024 and track the number of entitled Planning applications received per year HCD Revised Draft Revised 2023-2031 Housing Element 10-48 HCD Revised Draft Revised 2023-2031 Housing Element March SeptemberNovemberJanuary 20232024 Programs due to the low-rise nature of the structures. Specifically, update the Zoning to allow for all housing types considered for the provision of Small Multi-Unit Housing types as part of Low Density High Density Residential designations. Research existing regulatory impediments to the creation of new housing types that have the potential to fulfill unmet housing needs (e.g., tiny homes, co-housing developments) and if necessary, amend applicable ordinances and development standards to facilitate and to allow for their development at the maximum density. Pursue establishment of a maximum average unit size as a tool to moderate unit sizes for developments over a certain size but to allow flexibility for a range of unit sizes. L Rental Housing for Large Families Encourage development of multi-family rental housing that is greater than two bedrooms to encourage the provision of adequate rental housing for families. Implementation Policies HE-1.5 Variety of Housing Choices HE-2.4 Rental Housing Responsible Department/Review Authority Community Development Department Timeframe Ongoing and annual effort Funding Source None required Quantified Objective Four family friendly multi-family rental housing units are entitled a year Performance Metric(s) Number of two-, three-, and four-bedroom units entitled and number of family friendly designated units MK Lot Consolidation The Town will conduct outreach to property owners in these areas to identify meaningful incentives to facilitate lot consolidation, lot assemblage and redevelopment in mixed use and commercial areas. Based on this feedback, within two years of Housing Element adoption, the Town will consider Implementation Policies HE-3.4 Lot Consolidation Responsible Department/Review Authority Community Development Department Timeframe June 2025 Funding Source This Page Intentionally Left Blank 10. Housing Element JanuaryNovemberSeptember March 2023 2024 HCD Draft Revised Draft 2023-2031 Housing Element 10-77 Programs Establish a list by December 31, 2024, to post online. Funding Source General fund (staff time) Quantified Objective Annually update the list or upon request from a local union. Performance Metric(s) N/A AY Housing Mobility Housing mobility strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access (Los Gatos is entirely highest resource in terms of access to opportunity and a concentrated area of affluence). To improve housing mobility and promote more housing choices and affordability townwide, including in lower density neighborhoods, the Town will employ a suite of actions to expand housing opportunities affordable to extremely low, very low-, low-, and moderate-income households. Actions and strategies include: SB 9 – Monitor the Town’s SB 9 standards and amend standards to facilitate SB 9 applications (e.g., duplexes in single-family zones) if the Town is not on track to meet its SB 9 application goals during the planning period. See Program AV. Rezoning for Small Multi-Unit Housing, “Missing Middle” – Modify the Zoning Code to facilitate small multi-unit housing in certain the low and to medium density designations. This includes creating mixed residential neighborhoods through new and innovative housing types that meet the changing needs of Los Gatos households and expand housing choices in a variety of neighborhoods. Housing types include, but are not limited to single dwelling units, multifamily dwelling units, accessory dwelling units, small and micro units, use of prefabricated homes, and clustered/cottage housing. This zoning will occur in a Implementation Policy HE-1.5 Variety of Housing Choices Policy HE-1.7 Infill Opportunities in Single-Family Neighborhoods Responsible Department/Review Authority Community Development Department Timeframe Annually review overall progress and effectiveness in April and include information in annual report to HCD. If the Town is not on track to meet its 160 affordable housing unit goal for the 8-year RHNA cycle by 2027 (i.e., 80 affordable units built or in process by 2027), the Town will consider alternative land use strategies and make necessary amendments to zoning or other land use documents to facilitate a variety of housing choices, including but not limited to, strategies that encourage missing middle zoning (small-scale multi-unit projects), adaptive reuse, and allowing additional ADUs and/or JADUs, within six months, if sufficient progress toward this quantified objective is not being met. Funding Source General fund (staff time) Quantified Objective Provide 160 housing opportunities affordable to lower income households by January 2031. Performance Metric(s) Townwide, but especially lower-density neighborhoods. HCD Revised Draft Revised 2023-2031 Housing Element 10-78 HCD Revised Draft Revised 2023-2031 Housing Element March SeptemberNovemberJanuary 20232024 Programs variety of areas throughout the Town but NOT in areas which are in Very High Fire Hazard Severity Zones, historic districts, adjacent to home in our historic inventory (currently pre- 1941) homes, in hillside residential zones, within 500 feet of an evacuation route and within a half mile of a transit stop. See Program J. Housing on Town Sites – Enter into a public-private partnership to develop housing, targeting low-income households, on Town owned properties. See Program E. Enhanced Inclusionary Housing – Assess and amend the Town’s inclusionary housing requirements to better produce low-income units and units for special needs groups townwide. See Program L. Accessory Dwelling Units (ADUs) – Encourage and streamline ADUs in single-family neighborhoods by preparing standardized ADU plans with a variety of unit sizes and by affirmatively marketing and outreach to increase awareness and the diversity of individuals residing in Los Gatos. See Program Q. Junior ADUs – Develop and adopt objective standards to allow more than one (at minimum two) Junior ADU per structure by July 2025. The objective is to achieve at least 10 JADUs in lower-density neighborhoods by January 2031. See Program Q. Religious Institutional Sites – Expand housing opportunities on all religious institutional sites within the Town. See Program S. Conduct outreach to owners and operators of religious institutions to raise awareness and encourage housing proposals. Increase affordable housing on religious institution/faith-based site(s) during the 2023-2031 planning period by 25 units. If no application for housing on a religious institution/faith- based site is received by December 2025, the Town will expand outreach efforts to be conducted annually. This may include direct mailings to faith-based sites highlighting 10. Housing Element JanuaryNovemberSeptember March 2023 2024 HCD Draft Revised Draft 2023-2031 Housing Element 10-79 Programs successful affordable housing units on other faith-based sites, as well as available Town resources and programs to support such projects (e.g., Programs N, P, T, AI, AJ – Assist in securing funding for affordable housing projects). Homesharing – Research and pursue a homesharing program, including coordination with non-profits and other to assist with matching tenants with existing homeowners. The Town will publicize and take other actions as necessary (e.g., facilitate presentations at the Los Gatos Adult Recreation Center, etc.) at least annually with the goal of five opportunities per year. See Program T. This Page Intentionally Left Blank HCD Revised Draft Revised 2023-2031 Housing Element 10-82 HCD Revised Draft Revised 2023-2031 Housing Element March SeptemberNovemberJanuary 20232024 Program Specific Commitment Timeline Geographic Targeting Eight-Year Metric Program L. Below Market Price Program Conduct a study to evaluate the existing BMP Program and recommend changes to the program to increase the number of units constructed. By June 2025 Townwide with emphasis on high median income areas Increase number of BMP units annually by five units (from 257 baseline) with a goal of achieving 30% of new units in high median income areas. Program V. Housing Opportunities for Persons Living with Disabilities Review and update regulations and encourage implementation of Universal Design. Amend Zoning Code to increase housing for persons with disabilities. 2023-2031 By December 2025. Townwide Increase housing for persons with disabilities by 90 units. Program AP. Special Needs Housing Establish streamlined procedures for special needs housing. Amend the Zoning Code to remove barriers to building special needs housing By January 2028 By January 2024 Townwide Adopt Zoning Cod amendments to facilitate the construction of units for special needs populations. Program X. Assistance for Persons with Developmental Challenges Work with local and/or regional partners to provide rental assistance for persons with developmental challenges. Annually Townwide Provide rental assistance for persons with disabilities. Program Q: ADUs Promote the use of Housing Choice Vouchers (HCVs) and homesharing (once established) to make the units available to lower income households. By December 2025 Townwide Initiate a marketing plan and coordinate efforts for HCVs and homesharing programs. Program T: Nonprofit Affordable Housing Providers Pursue a homesharing program and market program annually. By December 2025; Annually Townwide with emphasis on lower density, single- family neighborhoods, and high median income neighborhoods Facilitate 5 matches per year. Program AV: Senate Bill 9 Monitoring Annually monitor SB 9 entitlements and develop strategies, e.g., more flexible development standards to accommodate a potential shortfall, if necessary. Annually monitor and adopt additional incentives, if needed by end of 2027 Townwide with emphasis on lower density, single- family neighborhoods, and high median income neighborhoods Facilitate 96 SB 9 entitlements Program AY. Housing Mobility To improve housing mobility, promote more housing choices, and affordability. Annually Townwide Provide 160 housing opportunities to lower income households. Place-based Strategies for Neighborhood Improvement – Medium Priority Program AI. Countywide Home Repair Programs Support home repair programs including Habitat for Humanity East Bay/Silicon Valley, Rebuilding Together, Housing Trust of Santa Clara County, and contribute funding from the Town’s Below Market Price 2023-2031 Townwide with emphasis on central and western tracts where substandard housing conditions and aging units are more prevalent. Complete three minor home repairs or accessibility improvements for lower income households annually. This Page Intentionally Left Blank Appendix A. AFFH Report JanuaryNovemberSeptemberMarch 20232024 Appendix A A-19 Past priorities for single-family residential land uses through planning and zoning efforts as well as historical restrictive covenants have contributed to the prevalence of RCAAs in the Town. The Town will use “Affirmative Marketing” strategies, as described in Implementation Program AT BI, to work with affordable and market rate housing developers to ensure that affordable housing is affirmatively marketed to households with disproportionate housing needs, including Hispanic and Black households who work in and live outside of Los Gatos (e.g., materials in Spanish and English, distributed through employers). The Town will also amend its Zoning Ordinance in order to increase the development of affordable housing. Opportunities, including employment, environmental, economic, and housing may not be accessible to all residents, especially those in vulnerable populations. In addition to Program AT described above, Los Gatos will implement programs to facilitate the development of affordable housing, including special needs housing, to increase housing opportunities in the Town (Programs D, E, L, N, O, W). The Town will also serve vulnerable populations through Senior Housing Resources (Program I), Housing Opportunities for the Homeless (Program U), Assistance for Persons with Developmental Challenges (Program V), and Supportive Services for the Homeless (Program Y). The Town also aims to increase transportation opportunities for new households through Program AF, Transit Oriented Development. In addition to actions to facilitate new affordable housing opportunities described previously, the Town has outlined place-based strategies for neighborhood improvement with the following metrics to develop better access to opportunities (environmental, housing, etc.). Specifically, the Town will complete three minor home repairs or accessibility improvements for lower income households annually, provide rehabilitation to five low-income homeowner units annually, and complete three projects related to public facilities and transportation infrastructure. Fair Housing Issue Los Gatos feeds to high performing schools, yet, except for Asian students, students of color cannot take advantage of these learning opportunities because they cannot afford to live in Los Gatos. Priority Level: LowHigh Contributing factors: Lack of affordable housing overall due to high land costs, high construction costs, limited availability of land, limited availability of financing, duration of permitting process, cost of permitting process, and lack of incentives. The Town will address this issue by allocating a percentage of the Town’s Affordable Housing (Below Market Program) Fund to subsidize housing for extremely low-income households and by including housing development sites on the Sites Inventory in all areas of Town. The Town aims to increase BMP units by five units annually in addition to other actions to facilitate affordable housing development outlined in this Housing Element. This Page Intentionally Left Blank Appendix A. AFFH Report JanuaryNovemberSeptemberMarch 20232024 Appendix A A-21 Table A-1. Contributing Factors Identified Fair Housing Issue Contributing Factor Action Priority Outreach and Enforcement Lack of adequate fair housing testing, monitoring, or targeted outreach. Program A: Developer Forum Program O: Affordable Housing Development Program W: Rental Dispute Resolution Program Program AE: Fair Housing Law Education Program AM: Santa Clara County Fair Housing Consortium Program I. Senior Housing Resources Program X. Developmental Challenges Program AN. Use a Variety of Communication Methods Program AO. Educate Single-Family Property Owners Regarding In-Fill Housing Options Program AT. Affirmative Marketing High Integration and Segregation (Outreach and Enforcement, New Housing Opportunities in High Resource Areas, and Housing Mobility) Concentrated wealth and White populations in the Town as compared to the region. Past priorities for single-family residential land uses and historical restrictive covenants. Program O. Affordable Housing Development Program AM. Santa Clara County Fair Housing Consortium Program AN. Use a Variety of Communication Methods Program AT. Affirmative Marketing Program D. Additional Housing Capacity for North Forty Specific Plan Program J. Small Multi-Unit “Missing Middle” Housing Program L. Below Market Price Program Program AP. Special Needs Housing Program AY: Housing Mobility High Access to Opportunities (New Housing Opportunities in High Resource Areas) Lack of diverse housing stock such as multifamily housing. Lack of affordable housing overall due to high land costs, high construction costs, limited availability of land, limited availability of financing, duration of permitting process, cost of permitting process, and lack of incentives. Program D. Additional Housing Capacity for North Forty Specific Plan Program N. Funds for Development for Extremely Low Income (ELI) Households Program O. Affordable Housing Development Program Q. ADUs Program AB. Allow for 100 Percent Affordable Residential Development in Mixed-Use General Plan Designations Medium Disproportionate Housing Needs (Housing Mobility and Place-based Strategies for Neighborhood Improvement) Lack of diverse housing stock such as multifamily housing. Disproportionate need for housing and assistance for special needs populations. Program V. Housing Opportunities for Persons Living with Disabilities Program AP. Special Needs Housing Program X. Assistance for Persons with Developmental Challenges Program T: Nonprofit Affordable Housing Providers Program AI. Countywide Home Repair Programs Program AJ. Residential Rehabilitation Program AFFH: CIP Projects Medium This Page Intentionally Left Blank