2002-178 - Updating The Housing Element Of The Town General Plan By Adopting General Plan Amendment GP 02-01 And Repealing Resolution 1997-56RESOLUTION 2002-178
RESOLUTION OF THE'TOWN COUNCIL
OF THE TOWN OF LOS GATOS
UPDATING THE HOUSING ELEMENT
OF THE LOS GATOS GENERAL PLAN BY ADOPTING
GENERAL PLAN AMENDMENT GP-02-O1
.AND REPEALING RESOLUTION 1997-56.
WHEREAS, pursuant to Government Code .Section 65355,-the Town Council conducted
a public hearing for :consideration of an update to the Housing Element of the Los Gatos General
Plan on November 12, 2002; and
WHEREAS, during this hearing, the Town Council considered General Plan Amendment
GP-02-O1 for the Housing Element update; and
WHEREAS, :the Planning Commission held a public hearing and recommended adoption
of the element on October 23, 2002; and
WHEREAS, the General Plan Committee recommended .adoption of the element on
.September 25, 20.02.; and
WHEREAS, the Town has in .good faith worked with the State Department of Housing and
Community Development in addressing concerns to comply with Government Code Section 65580
et seq; and
WHEREAS, it is anticipated that the State will find the Housing Element in compliance with
Government Code Section 65.580 et seq, and will certify the element in November 2002 following
adoption of the element by the Town Council; and
RESOLVED, that the Town Council adopts the Housing Element (attached hereto and
marked as Exhibit A) as part of the Los Gatos General Plan (General Plan Amendment GP-02-O1)
and i:ecinds Town Council Resolution 1997-56.
FURTHER RESOLVED, that the Town Council finds that the amendment to the General
Plan will not have a significant environmental impact :and makes the Negative Declaration.
FURTHER RESOLVED, that the Town Council finds that the Housing Element update is
internally .consistent with the various elements of the General Plan
PASSED AND ADOPTED at a special meeting of the Town Council held on the 12`'' day
of November,. 2002, by the following vote:
COUNCIL MEMBERS:
AYES: 'Sandy Decker, Steve Glickman, Joe Pirzinski,
Mayor Randy Attaway
NAYS: None
ABSENT: Seven Blanton
ABSTAIN: None
'SIGNED:
MAYOR OF TOWN OS GATOS
LOS GATO , CALIFORN
ATTEST:
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CLERK OF THE TOWN OF LUS ATOS
LOS GATOS, CALIFORNIA
2
3~~ HOUSING
The. Housing Element is one of seven required General Plan elements. There
are specific guidelines developed by the State of California for subjects that must
be included in a Housing Element. These guidelines are identified in Article 10.6
of the State of California Government Code. The 2002 Housing Element was
certified by the State Department of Housing and Community Development in
2002.
3.1 INTRODUCTION
The intent of the Town of Los Gatos is to provide adequate housing for Town
citizens, :regardless of age, income, race, or ethnic background. The Town
encourages conservation and construction of housing adequate for future
populations and replacement .needs, consistent with environmental .limitations
and'in proper relationship to community facilities, open space and transportation
and small-town character.
The Housing Element establishes policies that will aid Town officials in daily
decision-.making and sets. forth .implementation measures that will assist the
Town in realizing its housing goals.
The Housing Element was developed based on the information contained in the
Housing Element Technical Appendix, dated September 2002.
"A decent home and suitable living environment for all" has been identified as a
goal of the highest priority by the California. State Legislature. 'Recognizing that
local planning programs play a significant role in the .pursuit of this statewide
goal; and to assure that local planning effectively implements statewide housing
policy, the Legislature has mandated that all local jurisdictions and counties
include a housing element as ,part. of their adopted General Plan.
The State's General Plan .law requires that the Housing Element be updated at
least everyfive years, l"hefollowing Housing Element reflects the 2001 regional
housing needs _ determinations prepared by the .Association of Bay Area
Governments (ABAGj which were revised in 19.95. The revised ABAG needs
reflects the period from January 1, 1999 to .June 30, 2006..
The element establishes goals, policies and.programs that provide incentives for
the development ofaffordable housing in order for the Town to achieve its share
of affordable .housing. From 2001 to Spring 2002 the Town approved 283
additional housing units. During the 1999 2002 period, 72 unitsaffordableunits
were built or approved. When evaluating the success of the Town's housing
policies, it is'irnportant to recognize that the Town has been relatively successful
in producing the Town's "fair share allocation" of low income housing even
though the cost of land is approximately a million dollars per acre.
The updated Housing Element was developed to be consistent with the other
elements of Los Gatos' General .Plan. The Town will continue to require that all
residential development.proposals., General Plan and Specific Plan amendments
be consistent with the Town's .Housing Element.
The development of the Housing Element Technical. Appendix involved
numerous meetings of the Town's General Plan Committee over a one year
period. These meetings were open to the public and the agendas were posted
at Town Hall and the Public Library to encourage public ..participation.
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Los Gatos
3 ~~
General Plan
SOS ASOS
September 2002
F.~HIBIT A
The review process. and adoption of this~_. gent included a community meeting.,
and public hearings of the Planning Commission and Town Council, all of which
were open to the public for their input. A 45 day public review period was a
advertised in the local newspaper :(Los Gatos Weekly-Times), as were the
community meeting and Planning Commission and Town `Council public
hearings. All public meeting agendas were posted. Drafts of the Housing
Element Technical Appendix were available at Town Hall, the public library and
on the Town's web site.
3.2 GOALS, POLtC1ES, IMPLEMENTING STRATEGIES
The following is a summary of the major housing issues identified for the Town
of Los Gatos for he 2002-June 30, 2006 time frame. These issues are listed in
order of priority with the initial issues being the most significant.
Adequate sites
f or housing
ISSUE: 1
Adequate Sites for Housing.
The Town needs to provide adequate sites for 12.5 dwelling units to meet its 2002-2006
Regional Housing Need. The 125 unit estimate includes 59 very low income units and 86
moderate income units. With opportunities to apply Mixed lJse or a density bonus, there
is sufficient land zoned at appropriate densities with infrastructure available to .meet the
projected need forverylow and moderate income units.
Goal':
HG.1.1 Expand the. clioice of housing opportunities for all economic-
segments of the .community through a variety. of housing types and
sizes,. including a mixture of ownership and rental housing.
Policies:
H.P.1.1 Continue to designate sufficient residentially-zoned land at appropriate
densities to provide adequate sites to meet Los Gatos° new construction
need for 2002-2006.
H.P.1.2 Maintain and/or adopt appropriate land use regulations and other
development tools to encourage the development of affordable housing.
Los Gatos
General Plan September 2002 Page H-2
M.P.1.3 Develop and utilize all availaE~. _ .riding resources in order to provide
the maximum amount of .affordable housing as feasible.
Implementing Strategies:
H.L 1.1 Adequate:Land Inventory: The Town will ensure that there is sufficient
land available at .appropriate .zoning categories to .meet its need for
very low and moderate income households. In order to achieve this,
the Town will assess he progress of the development community in
providing very low income. units during the latter part of 2003. If it
appears that an insufficient number of very low, low and .moderate
income units are being produced, the Town will consider rezoning up
to fiveacres of land within a half mile radius of the future Uasona light
rail station to a higher density ..(refer to the target area map 'in the
.Housing Element Technical Appendix).
Time Frame: 2002-2006: Continue to maintain an adequate
land inventory that meets 2002-2006 Regional
Housing Needs goals.
.Late. 2003:'Evaluate need to rezone up to five
acres of vacant or underutilized land to a
higher density and/or applyaffordable housing
overlay zone(s).
.Responsible Party Community Development Department
H.L1.2 Density Bonus: Continue to provide up to a 100% density bonus for
developments that include housing for elderly, handicapped .and/or
very low and low-income households. 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% of the units permitted' by the .land use designation as
shown on the land use .plan or any specific plan and incentives
based on the State Density Bonus' aw.
C. Town density bonuses will also be granted for residential
projects that actively facilitate and encourage use of transit or
directly provide transit services to residents.
D. Concessions to the Town's density, traffic and parking
regulations may be granted for rriixed-use projects that provide
residential units in non-residential zones.
E. BMP (Below Market Price) units are not included when
calculating density.bonuses for a property.
The Town will develop marketing materials that will ensure that Town
staff and developers are aware of the various features of the density
bonus program.
Time Frame: 2002-2003.: Develop marketing materials
2002-June 30, 2006:: Implement program
Responsible Partv: Community Development Department
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SOS G ASKS
Page H-3
H.L1.3 Development Standards: 'Cd. ~e to .review and whPra faacihlA
reduce developmentstandards{e.g. parking requirements, open space
requirements., etc.) for housing developments that will guarantee
affordable units on a long-term basis for low and moderate-income
households.
.Time Frame.: 2002-June 30, 2006
Responsible Party_ Community Development Department
H.L1:4 .Mixed Use Developments:
Encourage mixed-use
developments that provide
:affordable housing close to
employment centers and/or
transportation facilities.
Time Frame: 2002-June 30,
2006
Responsible .Party: Community
Development Department
H.L1.5 Below Market Price (BMP) Program; Continue to .implement the BMP
Program in order to increase the number of affordable units in the
community. Continue.policy that BMP units are.counted in addition to
maximum .density allowed on a site. Evaluate changing .eligibility
criteria to very low and low-income households.
Time Frane: 2002-June 30, 2006
Responsible Party: Community Development Department
H,L1.6 Second Unit Program.: Revise existing second unit program to
encourage the production of more second units on residential parcels.
'Evaluate existing parking, squarefootage, transferofcredits,andother
requirements to determine whether revisions would encourage the
development ofmore second .units..
Time .Frame: 2002-2003: Evaluate and Revise'Program
2002-June 30, 2006: Implement Program
Responsible Party_ Community Development Department
H.L1:7 Consistency with Housing 'Elernent/Community Benefit: Continue
policy that all approvals of residential developments of three or more
units must include a finding that the proposed development is
consistent with the Towri's Housing Element, and addresses the
Town's housing needs as identified in the Housing Element. Further,
review of potential developments. shall include a determination #hat
affordable units provided beyond the minimum BMP requirements are
to be considered as a significant community benefit.
Time Frame: .2002-June 30, .2006
Responsible Party Community Development Department
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Page H-4
H.L1.8 Annual Housing Report: Prey.. an annual 'housing report for the
review of the Town Council including .information on progress made
towards achieving new :construction need, affordable housing
conserved/developed, effectiveness of existing programs and
recommendations for improvement. Consultwithvon-profit providers,
special need providers, and other community resources in,preparation
and evaluation of the report.
Time .Frame: 2002-June 30, 2006
Responsible Party Community .Development Department
H.L1.9 Redevelopment Housing Set-Aside Funds/In-Lieu 'Fees: Develop a
strategy for use of Redevelopment Housing Set-Aside funds and In-
Lieu fees from the BMP Program. Consider the needs as identified n
this Housing'Element (e.g. PreservationofAtBsk Units, Development
of llhits Affordable to Very Low and Low-..Income Households, etc.) in
the development of funding conditions and incentives.
.Time Frame: 2002-January 2003: Develop Funding
Strategy
2002-June 30, 2006: Implement Strategy
Responsible Parma: Redevelopment Agency
H.L1.10 Mortgage Credit Certificate (MCC) Program: Continue to encourage
Los Gatos households to participate in MCC and other financial
assistance programs (e.g. Teacher.Mortgage Assistance) provided in
the County of Santa Clara.
Time Frame:: 2002-June 30, 2006
Responsible Pam: County of Santa Clara
Objective: Five households total assisted from
2002-2006
Deve~o~ment
o f a f f oraab~e
~jousin~ f or
dower and
moderate
income
househo:[as
1SSUE: 2
Development of Affordable Housing for Lower and Moderate Income Households.
Themost significant new construction need is housing for very low, low .and moderate-
income households. Of the 125 projected units needed, all of hese units are estimated
to be needed to be affordable to very low and moderate-income .households..
`Goal` -
H.G.2.1 Preserve existing residential opportunities and encourage additbnal
residential use that is compatible with neighborhood and community.
l
Policies:
H.P.2.1 Encourage the maintenance and improvement of existing housing units.
H.P2.2 When evaluating new developments, evaluate the impact of
development on the Town's jobs/housing ratio.
1-1.P.2.3 Encourage residential construction that promotes energy conservation.
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Page H-5
Im _.enting Strategies:
H.L2.1 .Housing Conservation Program; Continue to provide Housing
Conservation Program assistance to property owners to improve their
housing units. Undertake the following .actions to increase ,program
productivity:
A. Conduct a housing condition survey in neighborhoods with older
housing stock.
B, if needed, redesign program goals and objectives to respond to
results of .housing .condition survey..
C. Redesign marketing materials and aggressively market program
to potential applicants.
Time Frame; 2002-2003: Conduct housing condition survey
2002-June 30, 2006: Implement program
Responsible Party Community Services Department
Funding Source: CDBG Funds/Redevelopment Funds
Objective: 10-20 Units Total Rehabilitated from
2002-2006
H.L2.2 Home Access Program: Continue to support countywide programs,
such as the Hope Access Program, that provide assistance with minor
home repairs and accessibility improvements for lower-income
households.
Time Frame:. 2002-June 30, 2003
Responsible Party: County of Santa Clara
H.I.2.3 Jobs/Housing Balance: As part of 'the development review process,
evaluate applications that have significant number ofjobs or housing in
regard to the potential impact on the Town's jobs/housing ..ratio. The
objective is to maintain the Town's 2002 ratio of 1.5 jobs per
household/housing unit, 'However, the jobs/housing balance shall not
be used as a criteria for denying projects that include affordable housing
opportunities.
Time Frame: 2002-June 30, 2006
Responsible Party Community Development Department
Objective: .Maintain 1.5 jobs to 'household/housing unit
ratio
H.I.2.4 Energy Conservation Opportunities: Continue to enforce Title 24
requirements forenergyconservationand evaluate utilizingsome of the
other suggestions as identified in Chapter 9 of the Housing Element
technical Appendix to encourage developers to exceed Title 24
requirements.
Time Frarne: 2002-June 30, 2006
Responsible Party: Community Development Department
H,1.2.5 Weatherization Program: Support the weatherization program
:administered countywide by the county of Santa Clara. This program
assists the very low-income homeowners with weatherization
improvements to their home.
Time Frame: 2002-June 30.,.2006
Responsible ..Party: .Community Development Department
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.Page H-6
Preserve a f f oraaG~e
housing stoc~
ISS 3
Conservation of existing housing units.
The Town's existing stock of mobile homes and rental units provides an important resource
for affordable 'housing. These units need to be preserved. further, rehabilitation
assistance needs to continue to be made available to property owners of units occupied
byiower income households. The Town also needs to conduct a housing condition survey
in the older areas of the community in order to determine the extent of need for
rehabilitation assistance..
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Goal:
H.G.3.1 Preserve the existing affordak~le housing stock
Policy:
H:P.3.1 Support preservation and
conservation of existing
housing units that provide
affordable housing
opportunities for Town
residents and workers and
strive to ensure that at least
30% of the housing stock
are rental units.
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Los Gatos
~~~ °~ General Plan
laS~°G A\OS
Implementing Strategies:
H.1.3.1 .Mobile Home Preservation: Preserve mobile homes (150 total) and
adopt .mobile home park conversion ..policies to preserve existing
housing opportunities and to :ensure the provision of affordable units
similar to the existing park's unit capacity.
Time Frame: 2002-2006: Implement policies
Responsible Party: Community Development Department
Objective.: Preserve existing 150 mobile home units
H.1.3.2 Preserve "At'Risk".Affordable Housing Units: Monitor the 220 publicly
assisted, multi-family housing units in the Towri to ensure that they
retain their affordability status. These developments include Villa
Vasona, The Terraces, Open Doors, Los Gatos Four Plex, 95 Fairview
Plaza and the Los Gatos Creek Village Apartments. Develop a strategy
to retain affordability of units at Villa Vasona, which is scheduled to have
its Section 8 assistance expire in November 2004. A notification
procedure for tenants that will be developed cooperatively between the
Town and the .property owner shall be included in the strategy.
Time Frame.: 2002-June 30, 2006: Monitor Affordability
Status of Developments
September 2003: Complete strategy to retain
' affordability status of Villa Vasona
Funding Sources: Redevelopment Housing Set-Aside Funds,
CDBG and/or HOME Funds, other Federal
and State Funding Resources
Responsible Party; Community Development Department and
Redevelopment Agency
September 2002
Page H-7
( x1.1.3.3 Rental Housing Conservation, gram: The Town's existing multi-
family, privately owned rental units provide .housing opportunities for
households of varied income 'levels. The Town will continue to
implement Section 29.20.15'5 of the Zoning Ordinance that addresses
conversions of residential use, Specifically, Section 29.,20.155(a)(2)tkat
requires that any proposed conversion satisfy the housing goals and
policies as set forth in the General Plan.
Time Frame: 2002-June 30, 2006: Continue .Implementation
of Conversion Policies
,Responsible Parma: Community Development Department
Housing
O~~ortunities
ISSUE: 4
Preservation of "At Risk" Affordable Units.
A significant issue in the 2002-2006 time frame is the expiration of Section 8 subsidies for
the Villa Vasona Development. This 1.07-unit development provides affordable housing to
elderlyand disabled households. The Town needs to monitor the potential expiration in
2004 of these subsidies and, if needed, develop a strategy to preserve the affordability of
the units.
opportu~iities.
- -
Goal;
H.G.4.1 Ensure that a f persons have equal access to housing
Policies:
H.P.4.1 Support housing programs that protect :individuals' rights.
H.P.4.2 Continue to provide assistance to service providers of special needs
households such as seniors, disabled and homeless.
Implementing Strategies:
H.I.4.1 Rental Dispute Resolution Program: Continue the administration of the
Rental Dispute Resolution .Program and consider revisions as
necessary to make the .program as effective as possible in protecting
both tenants and landlords.
Time Frame: 2002-2006
Funding Source: Fees
Responsible Party Community Services Department
H.1.4.2 Santa Clara County'Fair Housing Consortium: Support the efforts of the
Santa Clara County'FairHousing Consortium, which includes theAsian
Law .Alliance, Mid-Peninsula Citizens for Fair Housing, Project Fair
Sentinel, and the Mental Health Advocate Program. These
organizations provide resources for Los Gatos .residents wifh
tenant/landlord, housing discrimination and fair housing concerns.
Time Frame: 2002-2006
Responsible Party County of Santa Clara Urban County Funds
Funding Source: Santa Clara County Fair Housing Consortium
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Sepfember 2002
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'H.1.4.3 Support for .Non-Profit Affor~~.... Housing Providers: Recognize and
upport the efforts of non-profit affordable housing organizations that
provide housing services in Los Gatos. Encouragethe participation of
these providers in developing .housing and meeting the affordable
:housing needs of Los Gatos :households. Non-,profit groups will 'be
invited to work cooperativelywith the Town in developing strategies and
actions foe affordable'housing
Time Frame: 2002-2006
Responsible Party Community Development Department
H.1.4.4 Homeless: Increased Range. of Housing Opportunities: Continue to
support the County of Santa Clara's "Continuum of Care" ..plan to
provide .housing opportunities for homeless households' 'including
emergency shelter, transitional housing and permanent affordabie
housing opportunities.
Time Frame:. 2002-2006
Responsible Part, Community Development Department
H.1.4.5 Disabled: Remove constraints and encourage accessible housing in
residential developments: Continue to require "universal design"
features in all new residential developments. Conduct and evaluation
of Town's zoning and .development requirements to ensure the removal
of all constraints to providing housing for people with disabilities.
Time Frame: 2002-2003.: Conduct Evaluation
Responsible Party Community Development Department
ISSUE 5:
Management of Housing Programs and Funds.
In addition taimplementingthe identified goals,.policies and programs in this element, the
Town also has existing ..programs that need #o be managed (e.g. Below Market Price
.Program) and a sighificant source of housing funds that needs to be expended (e;g.
Redevelopment'Housing Set-Aside funds and In-Lieu funds). The Town needs to ensure
that there is adequate staff support to manage and implement the .proposed 2002-2006
housing strategy.
Goal:
H.G.5.1 Provide adequate management: and staffing of affordafle
housing funds and programs.
Implementing Strate~V:
H.1.5.1 Housing Management: Consider additional staff support for the
management .and planning of housing programs and funding for the
Town.
,Time frame: 2002 2003: Develop recommendation and
plan for additional staff support for housing.
Funding Source: Redevelopment Housing Set. Aside Funds,
Urban County funds
R_ esponsible Party Community Development Department and
Redevelopment Agency
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