2010101808 - Attachment Draft Housing Element'Town of Los Gatos
2007-20 14 Housing Element
'Revised Draft
Submitted to
Cali~ornia Department of Hcusin; anc Community Development i Auo st 23, 2010
D D E S I G N C O M M U N I T Y & E N V I R O N M E N T
~•
C 1625 SHATTUCK AVENUE, SUITE 300 TEL: 510 848 3815
~._: _
~~s7. $ _ BERKELEY, CALIFORNIA 94709 FAX: 510 848 4315
TABLE OF CONTENTS
F.. SLOP' F.JiD CCU;^~:._ ............................... _
B. PD3~.C P=_P.^~CiP_._=C'd ~==0~=~ .................... 3
C. GE`;?~_L PLAN CC~iSIS~D`;C', ........................ J
D. 1OliSING ~i~-DS S~'~,'Iv'~:~'_v' ...........................
~,~,-.-.--- - ~- _ 11
t... v._...____... C-C~+JT K.---~~~5 ;.i ~/'~J_~i;~ --.=. _:C=_._Ci~..
G. _~~RG'~ COP?=-P~i~_-~v`I pO=IC ~ - ,
A~bendkas
Techfucal _~ppendi~
T O'~N O i LC 5 GATO S
D R A F_ 2 0 2 0 GENERAL 7 :. A N
I .77~~r.~
T.tblt If-1 I:egirmal Ilnu<tng \ccd~ _111~~c.ttion (I~fI\.\; fix Loy
Gat~», (.tnuan 1, ~'~)0- to (une ;0, ~(11-1 ...............................................1
~[-.tblr f f ~ lluantitied f fnu~ing Oblrctice~,'_0~.~- ~~~1~ .........................................;~
HOUSING ELEMENT
The Housing Element is one of seven wvstate-mandated elements drat must be
included in even' local General Plan merle. The Housing Element assesses
housing needs for all income groups within the community- and lay: s~xt identifies a
program to meet t~ethn5e housing needs. The goals of the Housing Element are:
• To uicrease the housing supply and the mi_. of housing t}~pes in an egiutable
manner.
• To promote infill development and socioeconomic equit}- and protect environ-
mental resources.
• To promote an improved intraregional relationship bet~een jobs and housuig.
A. Scope and Content
Unlike other General Plan elements, the Housing Element is subject to detailed
statuton• requirements regarduig its content and is subject to mandator}- review b~-
the State of California Department of Housing and Community- Development
(HCD). The Housing Element must also be updated even- five years, unlike other
Genera] Plan elements, which are t}-pically updated ever}- 10 to 20 }-ears. In
compliance «7th State late, this Housing Element contains the following
information:
• Scope and Content:: description of the scope of the Housing Element and
its content and update requirements.
• Public Participation Efforts: ~ description of the efforts to include all
segments of the community- in the Housing Element Update process.
• General Plan Consistency: .-1 description of the relationship between the
Housing Element and other elements of the General Plan.
• Housing Needs Summary: .~ summan• of the Town's housing needs based
on data and analwsis required by Sstate law and as provided in the Technical
_~ppendi~ of this Housing Element.
• Potential Constraints to Housing Development: ~ stunmary of govern-
mental, non-governmental, and environmental constraints that are addressed in
detail in the Tecluucal _~ppendiv.
• Adequate Sites Analysis: ~ description of die Town's ability- to meet its "f:ur
share" of housing based on die Regional Housing \eedc -Llloc•rtion (ftI~ ~~
~ the _~ssociation of Bac _~rea Governments (_-~B_~G).
TOWN O F LOS G A T O S
G R A F T 2 0 2 0 GENERAL P L A N
- _ t -, .. _ ~ .. _ _ _ _ .. _ -. -
• Ener~• Consen.ation191icie_s ~ l;~t of the goaLand-poli i ; fr4c~the~n5i
ronmen[ .1ns~~u:t:untl~ilin-Element related to energ:•sonsen_ltion in_re~ntial
des_elgpmentin_L~~ Gatos.
• Housing Goals, Policies, and Actions: ~-1 list of specific goals, policies, and
actions that address housuig issues based on the housing needs summan-, con-
straints to housing development, and the To«-n's fair share of housing over the
nest fire-year period.
• Summary of Quantified Objectives: ~ table listing the number of housing
units to be built, rehabilitated, and presen-ed through the housing programs,
~c-luch are listed as "actions," under the goals and policies in this Housing Ele-
ment.
The Housing Element also includes a 'technical _~ppendix, which pro~7des a
detailed report of the Toa-n's population and housing stock characteristics,
uicluding:
• Background: _1 detailed description of «•hat is included in the Housing Ele-
ment Technical -lppendi~ to satisfi• Housing Element state law regturements.
• Housing Needs Assessment: Detailed demograpluc, economic, and housing
data for the Town.
• Projected Housing Needs: _-1 description and analysis of the To~cn's "fair
share" of housing nr PH\_~, ~ " -' :~: o,.,.:~...~ rs....~: ~- a_ ,n_,...:..~
.7 b
FF.I-F~} and an incenton- of subsidized housing units ~~-itli an utdication of
which units could be at risk of conversion to market rate. This section also in-
cludes information on funding resources for housing development.
• Constraints to Housing Development: _~n anah sis of the constr:tvus to
procidulg housing for ai] income levels.
• Review- of the 2003 Housing Element: .~ recieu- of the goals, objcctiyes, and
policies of the precious Housing Element and brief descriptions of accom-
plishmenh.
• 1-lousing Sites Inrenton-: _1n incenton• of residential land resources, uiciud-
ing stumble sites for housing, homeless shelters, and transitional housuig. This
section includes a map of the potential housing sites and ~•-nTl~--;;~ details the
Toce-n's abilin• to accommodate its RFI\.1, which is allocated to Los Gatos by
.~B_~G.
2
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
_ G i -201 4 zOGS.~.. _:,~blENT
B. Public Participation Efforts
This Housing Element was developed simultaneously wilt the broader General
Plan Update. As part of the General Plan Update and Housing Element Update
processes, the Town held a series of three public ~s-orkshops and a communiri-
panel discussion to seek community- input on housing and other issues. The Tewa
•vorkshops and panel were
organized as follo~cs:
• Community Workshop #1: General Plan Review held Saturday, \ovember 1,
2008. This workshop provided an introduction to the overall General Plan Up-
date and Housing Element Update processes.
• Community Workshop #2: Background Report and Focus Areas Refine-
ment; held Saturday, April 18, 2009. This workshop included a summary of ex-
isting conditions in the Town as well as an exercise to determine "~zvhich is-
sues sfetnemhers of the uhli 6elieve__ d to h~ significant-tom and w i h ~c1r-
ranted ~n l ,eiorLirlthe General Plan and Housing Element Updates.
• Community- Panels Held Saturday, play 2, 2009. Experts were convened in
an open panel format to discuss issues of significance to the General Plan and
Housing Element Updates. Speakers discussed the need for affordable housing
and senior housing and explained hoc other Ba}- _\rea communities are ad-
dressing similar needs-
• Community Workshop #3: Focus _~rea Policy Preference Sun-ey held Satur-
day, August 8, 2009. .~ survey was conducted during this workshop to receive
communitc feedback on proposed draft policies for the General Plan and
Housing Element Updates, including preferences for different housing t<-pes in
Los Gatos.
The Town mndurtPrl PcrPr,e;cP nub i our ach to n ourage communih~
ai 1 1Qation at these .~-o -sho s a d at the communi<- nlnelc ThP Tnrn
etsuxaged_ arri itzation of low- and modergte_u~pme h~sehold. h - of i i g
pitbl,c meeting nee at th~T n- C'~rn~ ~ ~ ~ ~ ~ -~ r.._ a c l-
Adult Recrearion Center and working cloeely ~yith Reein•t Falkne head of th
~mmunih- Services Tyrnartment for I o~ C'atos to reach out to loss r ~n om
residents. Speakere for th ommunin- nan _described ahoye inrl„riPrl
r~resentatires fmm Tlr T a c Qf I.()S tatos and I.oe C~atoe \1 adow~ -both
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
Sfr11?I-1tOll~lII~Cle~'e1~2p~nts n lA~ G:lC~c - :l ~ CrLn~"e fL4IlL~2I1L4S
HRSi:in~olurion. 1-non~rofit~fiord:tblehousing_dezelo~
The To~~-n of Los Gatos e:~stl-~ encnurated Communin• participation dlroughout
the Housing Element L'pd:ue process b}• convening the General Plan Committee
(GPC), a To~e-n ('rnnmittee comPri:ed of n~-n Council members. three PlaitninC
Commiccionen a Communin- ~en•ice Commiccioner and h~•o public members.
The GPC held meetings to re~-ie«- data anah•sis and policies as they ~rere de~•eloped
and to recei~-e community comment and feedback. -lddition:tlLc 'l5-P~rt of the
~euexal_I'lan_C:.psLue.~theso~s-n ~QUnsil--a~R4inted she G~~cal_.Pltn_ ~dv.soa
CQUUnittee (GP_~C ro o~-icLe~tuhetsnput and cLecton on_goals.~oltcie~ancl
a~tion~ for th r nettl_I'l:ui; re~-ie~;~nl~ttt_fiom the corti_mun+n• ~aorkchops~~tnd
R•tnels: ~tnd m:ike_ recomtn~nd.~ttiQns to the To.~•n CQUncil__and~'lanuing
C~mmies~on The C'rP aC is rnmprired of the GPC members, individuals from
other Toren Commiccionc and public members. T1i~GP_1C o>_oild€S:Lin~ttLand
direction on four focus_.ate~l5sd n[i ~ d by Town Coitncil_fQr the General Plan:
p~.rkc and recr~ ttion ~n~-ironment Ind ~usttin~tbili - ~-ottth neQSL~andseni2r
nec~dc Feedback from_ the GP ~C on o~-etLa_p.ping issues beni-een_the~our_focus
areas=~tnd_the_HQU~ing~lement tonicc «-ere 11co incoroorlteci n>~to the E3ousin~
Element~F_or_e~1ln~le Pnyi_rotLment ancL.sus_ttintbilit~, s- bQlici~~and actions
reLite.d to ener~s_ consr~'ation~n_re~idential de~-elonment ~s•er~_inchtdesl_~he
I3oitsin~lement,___~i~inl~ers_.Qf h ~P_1C_inclttds<d_ni-o C.QttnciLsnemhPrG. three
ll' annit? tnissiQn~ts,- iadii-idualc from ~•arious To«•n CQmnussiQn~ ansl
Committees. ands~mmunin- memb~~.'tr-1~ge l.. 'mot ~~'i~c: n~"1Le_~nd
n~~fit_cie~eloperc thett_bstild_aff~zd.tl~le_housing~ere_-aL.osQn~ulted~o~iRStt
intQ_d> e_hQU singe ed s~tnalisis.
-ill public meeting agendas u-ere posted at Town Hall and on the Tou-n's ~yebsite
prior to each meeting. The To~yn made hard cope materials available at the To~yn
Community Development Department (CDD) offices, the Tou•n Clerk's ofFce,
and at the reference desk at dte public hhrat<-. Materials n•ere alto published on the
Town's General Plan L pdatc website.
_ _ - ~ -
Comments and feedback from dte comnuuun- workshops, panels, GPC meetings,
and developer com-ersa[ions «-ere incorporated itto the Housing Element's goals,
policies, and actions. For example, at the Communin- workshops and at GPC
meetings, commu~lin- members requested policies focused on senior housing
needs. The To~e-n has created a new Housing Element goal (Goal H9~,'-G) and
refaced policies under thi> goal that address dte need for affordable senior housing
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
in Los Gatos. Steering committee members also requested more clear policies for
persons kith disabilities and/or special needs. The Town has included actions
H~4~=6? through H~~~G_=1 to address these needs.
The review process and adoption of the Housing Element will include a Final GPC
meeting to review the Housing Element redline draft joint Town Council and
Planning Commission stud- session and and separate public
hearings e.~ehe «ith the Planning Commission and the To«n Council, all of which
«-ill be open to die public for their input .~s required by gstate law, a 4~-dad- public
review period for the Draft Housing Element ~t-ill be held to receive commttnit<-
and agencg comments.
G General Plan Consistency
The Housing Element is an independent element of the General Plan, however
pursuant to state lau- btrt it must be consistent «ith oilier General Plan elements
.For example. the land use deeignation and policies that are
contained in the Land Use Element establish the development capacin• nece,_ ssln• to
implement the Housing Element Programs Tl;:, ~T;,::;u.~ E'~--~-- ~- _' --'
'~tvs-Proposed Housing policies - - ,
~£t are consistent with existing land use policies and sast~ad build upon
relevant existing policies in the General Plan.
~iddirionallv accordi_n_g to Gov rnmPnr (~nf1P C r' r-,n~ ~ tc to a
General Plan's Saf n• Fl m n and one n- ~ 1 m tit (inco orated into T oe
~1[45'S_En~-imnment Ind Suetlinabilin• Fl m n 1 !~'ou{d reA tt~er ~ re~-ie«-_ Q~;tlld
air. ;c{meets to rho Hrnicino FIPmPnt vc narac: ir'- F ~.,.o.....t ~...- _..._.-
management inform~ltion. The Housing Element «iU be reviewed and amended
evens five ~•ears and as otherwise necessan- in~o~d~tnce «ith ~o~-ernment ('odd
S~stist~(t~? to remain consistent «ith oilier General Plan elements.
D. Housinb Feeds Summary
This section summarizes the housing needs of Los Gatos as determined through
the comprehensive housing data assessment and anal~-sis presented in the Teduucal
TOWi7 O F LOS GATO S
DRAFT 2 0 2 0 GENERAL P L A N
_~ppendis. The housuig needs summan- describes population trends,
characteristics of the housing stock, housing affordubilin-, and special needs
households.
to 2(10-201-4 Hrnt~ine Flement ie heed on the most current ~otxil:trion and
hrntsin4 data for Li s Gatos as of Fall 2(1(1$ at the time that this Housinv Flement
~~-as firt drafted B ecause data is not a~~ailable from a central sou rce. sources used
to obelin data incl ude 2(10(1 U ~ Cen~u~ information Clarita s (a pri~•ate data
rendor~ State of C alifornia Department of Finance and the Lt. S. Department of
Housing Ind Urban Derelopment (HtiDI The To~~-n and HC D recognize that
the use of different ~ourcea «-ill lead to Might ~~ariations in data; ho ~e-e~-er, the use of
these erntrces for oh rtining data ie in compliance urith Housing Element State la«•.
1. Population Ttends
Los Gatos had a population of approsimatele 2S,S13 in 200S, according to \ielson
Claritas data. 0~-er the last three decades, die population has gro«-n ~-en- little and
at a f:tirl~ stead- pace. The population is also aging. The median age in Los Gatos
is currend~- ~5 rears, «-hilc in 19-0 the median age ~~-as 30 t-ears.t
.~ccordutg to _~B_~G, there were approvmateh- LS jobs per household in Los
Gatos in 200. This jobs/housing balance has remained the same since 2000.
Ho~ae~-er, ~1B_~G currend}- projects an increase in die number of jobs ut Los
Gatos, u•lich could potentially- increase demand for housing to accommodate
persons emplo}-ed ut dtese ne«- jobs.'- _~B_\G projects drat most of these ne~~- jobs
kill be in the 1-Iealdi, Educational, and Recreational Ser~-ice Sector.3
2. Housing Stock
~c4rdizig_~Q_the_~~tate_Dep.~tm~nc~f~ui:tnce._Los Gatos had 1?,9d? total
housing units in 2005-3e -
_~ppro~imatelt• %0 percent of the [QtaLhousing stock ts-i,i o~ r:ttQSSQnsists_of
t ~_laCltaS, 3008 and C.S. Censu>, 3000.
'- .\_:~rnn of B:1L' ~_ '~~ "~ttments__~0(~G~Projeiliatt _'00-: FortauU for the S~iu
Frtir~it~a B~~ .area !v the 1-r<ir '0», - rz ~ `~ '~ -'-~' " ~'
l'1'~)/a'=t= 19l-ski l9_'.
i 'Che I Icalth, I~dueational, and Recreational Scn~ices ticetor i> defined be :\B.\C.
a; a cumbinatinn of ~ceeral cl:t>siticatiim: from the \nrth .lmcrican lndu>trial (aassitication
ti~,tem !~.1f(:Jj. this elan>itication includes: lidueatiunal Scn-iees; I Ictlrh Care and tiocial
.\s~i:rance::\rt>, Entertainment, and Rccrcatinn; :\eannmiidatiun and hu~>d tien~ices; and
Other ~en-ices.
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
single-family ~ci-t:~home~, while the remaining 30 percent 7ec~4~s-consists of multi-
famil}' tapurtments_~tmleseG. and a eery small percentage of mobile homes. ~
> - .
percent of households are owner-occupied.
requtr r onstntcnon or r habilitation. lust o~-er half of the housing stock ~~•as
built in the 1960s and 1910s, according to 2000 U.S. Census data. _-lppro~imateh-
one-third of the housing stock was built prior to the 1960s, ~ehile the remaining 16
ee-se-percent has been built since die 1980x. Much of the older housing stock is
located near the a~•••--~ --°Down own in a rede~-elopment project area.
according to the Tou-n Building Department, a significant number of older homes
in Los Gatos «•ere rebuilt after the 1989 Loma Prieta earthquake.~Serall,
annro~im1 c 4.3 rc-P t or ahrnit 580 unite of rhP rural hnn~g stock is
r-
curren lc inn d of r hah litation +
Z-acancy rates can be an indicator of demand for housing in a communitt-. Los
Gatos has a low o~-erall vaatncr rate of 3.1 percent. ~ low• ~•acancc rate likeh-
indicates an unmet demand for housing and higher homeo~~•nership and rental
costs.
3. Housing Affordability
Homeownership and rental costs in Los Gatos remain among some of the lughest
in Santa Clara County.
a. For-Sale Market
Single-family homes are the primary market for homeownership in Los Gatos.
Ben~een December 200? and December 2008, 17 homes ~~-ere sold in Los Gatos
and the median price of a home fell about 30 percent from $1.4 million to $1
million. _~t $1 million be the end of 2008, Los Gatos remauis in second place For
die lughest median home sales price in Santa Clara Counn-.
Close to one-fifth of the households in Los Gatos are classified as lo«•- or cer~-
lo~~•-income, meaning that diet- earn less than 80 percent of the area median
household income (_~Jll), ~~-loch is $91,800 for Santa Clara Counh- For a family of
four. Based on the lugh home sale prices, homeo«nership opportunities in Los
~[ n ~_.Ghi~»si. 1i ~lilins> nfftcitl__Town of Lrr• Game ncr.~nol nmm mi ~-
tlnn ~cirh \\~eil~lii_1Z~?s~nc~' (~~mmunit•: L~e~-cl~~nmen[_I]_ircc[or. "C~«•n ~t i.ns Corn; \f~~rrh
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
Gatos are generally limited and difficult to aclue~-e for lo«-- and yen• logy-income
households.
h. Rental Market
The yenta} housing market includes aparunents, tou-nhouses, condomitiums,
second units, and some single-famil}- homes. Based on a sun-ey of online rental
listings for Los Gatos conducted in 2005, dte average monthly rent for an
apartment is approvmately $1,690. .3 one-bedroom unit has an average mond>ly
rent of approximately $1,~Fd?, a hyo-bedroom/one-bath has an average monthly
rent of ~1,42i, and a t`yo-bedroom/ta•o-bath has an average monthly rent of
S?,20U. The average montlily rent for aone-bedroom ~sisllfeh~ higher than that
of a hyo-bedroom/~F-a-Qne=bath because most of the one-bedroom units on the
market ~~•ere ne~yer than the hyo-bedroom units at the time of the surye}-.
Based on dus information, logy-income households in Los Gatos u-ould generall}-
be able to afford aone-bedroom or nyo-hedroom/one-bath unit. e'er}- lo~y-
income households would not be able to afford a rental unit in Los Gatos «-ithout
a subsidy-
c. Oyerpa}-ing for Housing
Thirty- percent of 1 hou~ehold'c grocc annual income is a commonh recognized
ctlnd•trd for ~cceptlble housing costs. _
•: --' ^'--~-'•--••~~8~: Overpayment occurs ~yhen a household spends more titan
30 percent of its income on housing. Overall, about 30 percent of homeo~~ners
and close to >j percent of renters oyerpa}- for their housing in Los Gatos,
accordurg to 2000 Comprehensive Housing _~ffordabilin- Strategz- (CH_1S) data
from the Department of Housing and L`rban Development (Ht D). ~~hen broken
dou-n by household income level, a majorin~ of logy- and yen• logy-income renters
are overpaying for housing in Los Gatos. In fact, o~-er 80 percent of yen- low--
income renters are oe•erpa}•ing for their housing. .~ majorin• of yen- low-income
homeowners are also overpaying for their housing.
4. Households ~.-ith Special Needs
Special needs households are defined as households with circumstances that c:m
make it particularly difficult to fuid adequate and affordable housing. These
households refer to senior households, overcrowded :tnd large-E:unily households,
the homeless hetiYc4relrlspQ~ulttiUn, single-parent households, and households
with person: wilt disabilities. n: --~ .. ~.'- .- t.~.. _~~_..t a~• -~QU_eliold:_mtde_r~? of
fum_~2rkess_are also included in this categon-, hnw-eyer, t •' . - :~~ -'r~: -"
TOWN O F LOS GAT 0 S
DRAFT 2 0 2 0 GENERAL P L A N
2 G G 7- 2 6 1 4 :^:QUS _..~ E;.EM°_;I?
..1 -.:.vii .,,.a :. 7 ... /`_....
t~.,pu... •,~ _ - --- ss the}' e;e :tl~u less titan ene-1
percent of the r~-a~t~labor force:it~T.os Gatos, the~• are no on~id~recLt4lte.a
si ~ cant opuL•ttion in determining c eca i:~l needs l~ouc~1T n 11e To~t-n•
a. Fvtre mel = Lrnv-Tn ome F-Iouceholds
F
l l
i h
_xtreme c
ow-
nrom o rs hold, ar d fined ac hour holds at or r nd r 30
percent o f the . \IT ac d t rmin d he HT`D for Santa (Tara o mh- ~n evtrem~lc
lo~a-incom e four-Here on household ~n Santa (-lara Co ~ntc- u•o rld have an~nc~m~
f S
l 8S0
3 1
eve
o or 1 s
1 s In I os (
atn there are ap r~o~imltelr 900 e~rrPmPh 1
income h onseholds_ o r 75 rZe rcent of Los C'atoe's torn numb r of hollS~hp1CIS
Half of t hese e~treme h• lo~c-inrom ho is holds ar r nt rs -~ m iiorin• of hnrh
~tremek low-~n om homeow~~ and renters h1~- ho tain~
nrohleme ~chich
i
l
h
d i T
nc
u
e n~~ore t
at- han nne son Her room (o~-ercroa-ding~~-;ng o~-er 30
J
b. Senior Households
Seniors are defined as persons who are 6~ years or older. Seniors often hate a
limited income and a range of accessibilit5• and health care needs that necessitate
specific tt-pes of housing. .-~pproximatel}' 5,023 seniors reside in Los Gatos,
according to \ielsen Claritas 2008 data_ wliid~presents apnro~mateh• 17 Pp "rrPnr
of the-fOta~P-~~t~QU. _-lbout hag-durds of existing senior households in Los
Gatos are homeowners. Given Los Gatos's aging population, senior housing is a
significant issue for the To~sn.
Los Gatos has 1~0 subsidized units of senior housing in five housing
developments. ~-illa ~"asona at 626 ~~':~st Parr .venue and The Terraces se-9f_Los
Gatos at 800 Blossom Hill Road ate contain to most of these subsidized
senior housing units. Los Gatos also has Los Gatos \Ieado~vs Life Care, a licensed
Life Care Residence with 1 i0 non-subsidized senior housing units at 1l0 ~~-god
Road.
c. Single-Parent Households
Generallt•, a single-parent household mat have more difficulh- afforduig
appropriate housing for a Tamil}• than a family- household ~vidt dual incomes.
Single-parent households represented approximately one-fifth of all households
wide families in Los Gatos, accordutg to the 2000 L'.S. Census. Tw-o percent of
'-`1=lousin~> nrnblem:" i~i_iitltd h~~ th~• ('.~ D~°pzrtmrnt of I(o iain~* and t'rh~n
~~' ~ _~ ent fir ('omprehensi~~r .1 ffotdaL?ls_I_[~?u;iu4= `rrarein• darn
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
fmule howeholds uiti married couples in Los Gatos lived beloa- the poverty- line
compared to 13 percent of single-parent households in Los Gatos. These statistics
hate remained about the same since 1990, according to the U.S. Census.
d. I-Iouseholds with Persons with llisabilities
.~ppro~imatel~- 1,~%G persons in Los Gatos had a disabilitt- di:it affected then mo-
bility- or self-care, according to the 2000 li.S. Census. .~ majorin~ of ttese persons
have a disability- that affects heir ability- to work. The cost of housing is prolubi-
tiveh• expensive for those on Supplemental Security Income (SSl), ~elilch provided
an average of $800 to $900 per person per month in 200 ~ to 2008.
\eighboring San Jose has three housing resource centers and/or programs for
persons ~~iti disabilities in Los Gatos: die Silicon ~-alley- Independent Living Center
at 2306 Zanker Road, the Mental 1Iealdi :~dc•ocac~- Project run b~- the Law
Foundation of Silicon \ alley- at 111 \C~-ecLSaint John Street, and the Shelter Plus
Care Program administered be the Housing --lutiorin- of the County- of Santa Clara
at SOd \l'est Julian Street.
e. Overcrowded and Large-Familc I-Iouseholds
Large-Famile households are defined as havuig fig-e or more persons. _~n
overcrowded household is one that has more dean one person per room, not
including bathrooms and kitchens. Los Gatos has 7G0 large-ftmile households, or
6.3 percent of its total household population, according to 2000 CI-L\S data.
Overcrowding is more liken- to occur vi renter households because Here are fewer
rental units on the market ~~ith enough bedrooms to accommodate large families.
However, most large-fanult~ households in Los Gatos are o«-ner-occupied. Since
owner-occupied homes are tt-picall~- single-family homes and generally larger than
multi-famile units, overcrowding is not considered a sigYUficant issue for the To~c-n.
E I-[omeless Persons
_\ccordutg to the 200- Santa Clara County- I[omeless Census and Survee, a total of
approximateh~ 30 homeless persons lire in Los Gatos, u-luch represents less than
0.~ percent of the tottl count of homeless persons in Santa Clara County-.
Los Gatos contributes Funds to tte Santa Clara County- Continuum of Care
program, which includes prevention services, permanent •tffordahle hrnisin? the
provision of emergence shelters, and transitional and permanent
~:roic housing. f-IomeSafe and Sobrato Living Center in Santa Clara pmnde
housing oppornmities for homeless persons in Los Gatos. The To«m provides
food and shelter vouchers from tae Salvation _\rm~~, and food pantries are available
10
TOWN O£ LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
at local churches such as St. ~Iary-'s, St. Luke's, and Calvart- Church. Los Gatos
does not currenda have emergency- or transitional shelters «idtin die Town limits.
Based on recent updates to ~~tate=law•, local jurisdictions are required to address in
more detail housing for certain special needs groups such as homeless persons (as
mandated by- Senate Bill 2). In compliance with these ~si<1te law updates, Los
Gatos will amend its Town Code within one year of the
adoption of the Housing Element to incorporate these new provisions.
B. Potential Constraints to Housing Development
Potential constraints to housing development include governmental reguations,
market factors, and en~-ironmental issues in Los Gatos. _-1 brief summary- is
included belo~~-, «•hile a more detailed discussion of these constraints can be found
in the FIousing Element Technical _~ppendit.
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, Eees
and exactions, and permit processing procedures e~tr-c9ttlcLimpede the
development of affordable housing. _-lccording to ra]-iior..i.t ~czti ~rnm n C'od
unus net acre sLnce the \Iu1ti-Family Residential (R-~fl zone allows un t~ this
density- z~lso_ there is no density- ma~mttm for the n ~mb of dw Ming units that
could b onst ~ t d on sits with the tfired I's ommercial lend use
d~:?ttation_ and develonment ctand~trds under this land nce. decigmtion do not
finder develonment at 20 dwelling_~n!i~ner acre I oc ,1tos also offers d nciti-
bonu.es to allow- for develonmentc with increased drnsin- b•ts d on certain
reilttirements consistent with the State's density bon is law ~x-luch could restilt in
affordable det•elonments that are greater than ~(1 d~e-elling units per acre
State law requires drat local jurisdictions evaluate m~~ housing programs as potential
constraints on housing development. Los Gatos has four local housing programs
drat ha~-e been evaluated to determine u-hether they- pose potential constr:unts on
housing development in the To~cn: the Below .Market Price (B\fP) Program,
affordable Housing Fund, Rental Dispute Resolution Program, and Density- Bonus
11
SOWt7 O F LOS GATOS
DRAFT 2 0 2 0 GENERAL P L A N
Program. However, because these programs here-irr_~tt~l arc intended to facilitate
the development of affordable housing, the To~yn does not consider these
programs to be constraints on housing production.
The B\II' Program requires that all new residential construction (fig-e or mote
units) in Los Gatos include a certain number of affordable units. In limited
instances, developers can opt out of the B\IP Program's affordable housing
requirement and pad- an in-lieu fee into die _lffordable Housing Fund, whose funds
are set aside specifically for die development of affordable housing in Los Gatos.
T1ie Rental Dispute Resolution Program is administered by Project Sentinel, a local
non-profit organization contracted b}• the Town, and provides conciliation,
mediation, and arbitration services for Los Gatos renters. The Densih- Bonus
Program provides qu:tlified projects the ability to develop more units on-site as
outlined by die State's densit~-bonus layv regulations.
2. Non-Govemmental Constraints
\on-governmental constraints are prinarily'•:--- '- '~ •-:''' `'~° market-related and
are outside of die control of the loril jurisdiction. Such constraints include land
costs, constnution costs, and available financing for development. Los Gatos can
}help alleviate some of these constraints through the implementation of policies and
programs that mac offset some of these costs. These policies and programs are
described at the end of this chapter. _\ Gst and descriptions of available financial
resources for housing development can be found on page 3-11 of tie Housing
Element Technical _~ppendi~.
3. Environmental Constraints
_-1s part of the Housing Element, Los Gatos must identifi- em-ironmental issues
that could potentially impact or impede the development of housing it the Town.
The Town is generally built out, and most existing environmental constraints are
tniti~ated by fedectl,state, and local plans, codes, or policies. The following ke~~
environmental issues could potenaalIy affect housing development-.
• Sensitive habitat. ~\-ater bodies, such as Los Gatos Creek, could potentially be
senaitic-e biological habitat. Potential impacts on natural communities are nun-
gated by policies in [he Safen~ Element and the Environment and Susrtinahilin-
Elcment of the Los Gatos General Plan.
Hazards. Geology and soil characteristics, such as seismicity- and slope insnt-
bilin~, Fire and flood hazards, and hazardous materials could affect ~yhere hous-
ing c=te could be built. Potential inpacts associated ~~ith hazards are mitigated
by policies in the Safer: Element of the Los Gams General Plan, tie Hillside
i2
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
01 -_ O _ .. SUS =.i ~ _.. _..~...
Development Standards and Guidelines, and ~sCtie_and federal agencies such as
the State Department of Tosic Substances Control, the Federal Emergency-
~fanagement _~gency- (FEJL~), and the li.S. Environmental Protection _~gency
~P-~)•
• Noise. poise associated with Highways 1 % and 83 and the Union Pacific Rail-
road (UPRR) line parallel to and soudt of High~cay- 8~ could potentially impact
housing. The Califontia Building Code and the \oise Element of the Los Ga-
tos General Plan contain policies and standards that mitigate these unpacts.
F. Adequate Sites Analysis
Stare Iaw reOUires Rregional governmental agencies such as .~B_~G sre-
gt:rte-1~ to estimate a fair share of housing units, called a RI-L\_~, which each
communin• must be able to prime plan for within its jurisdiction wttktx iri a
specific timeframe. The RH\_~ for Los Gatos is 562 total housing units from
Januan~ 1, 2007 to June 30, 201-1.
The RFL\_~ is further distributed k~a~de~ by income category, each of which
is based on a percentage of the ~~II for Santa Clara County. For Los Gatos, the
RIL~_~ requirement distributed '~-~'~-~~ -'~~•~ by income category- is shown in
Table H-1.
Based on a detail ed anah-si~tential houc~n g_sites in Los Gatos th Tow•n h1s
identified proper ties 1~-saes that n old b r alicti ~~;deelop~d durin g
HQUSing lemen t F l:;nning and th•it ~voi dd succecsfiilly a omm~d~tP T ..s
Gatos's tohil RFT ~ ~ munber In order_to_dete rmine thin fn ~c d list of the m ost
feasihle sites. the Town first cant as wide of 1 ne t Zc noscihle in order to iden ifi - an
apl~Driate rang e of other sites for initi•tl M ncir~arotinn T},p T.,..•., ,..~r :.~
consi_ der~.d_a~or~ m•tiely one dozen addi Tonal sit e. eft r one ,lration with the
CrPC. Town sta ff fo „sPrl on viable sites t hat are in~reas where adeu ulte
intr. c icnire• se nices_ and amenities are av it t t l to acconuns~dtte new- houcin Q
B~nyeen Tanuan• 1. 200^ and Tune 30. 2009 T ti c attic h•ts alZnroved Ind/or ht~
~1 housing ~ i ;. l~a~.ng a remsinino unmet Ri-T ~; ~ of ~?1 unit
~ Ti~eyites 1n•tlycis
Sletermined tlrt h own an 1 ammo lat t _
11 housing unity on vario ~< cacan
and i en~tilized sites throughout 1"oC ~iato and tlrtt the Town can mPP~~
RFT\.~ at a l in om at gosiey• C}t:tF ter C of h Ho ~cinn
F.lem nt T hni al ~~
1?enS1LT.nresents the housing~ites analysis tins on~ ~
~this conclusion is b•lse_d,
13
T rJ h :: O F L O S G A T O S
C RAF T 2 0 2 0 G E :7 E R A L P L A Y
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2
TOWN O F LDS G A T O S
DRAFT 2 0 2 0 GENERAL F L A N
J D 7- 2 0 1 4 H O U S i [i G :. ~ 3 .. ,. ..'
TABLE H-~ REGIONAL HOUSING NEEDS ALLOCATION (RHNA) FOR
LOS GATOS ~ JANUARY Z ~ 2007 TO JUNE 3O ~ 2014
Income Category* RHNA
l:xtrcmely Low (L,css than 3A.i1% ~~II) 77
Very Low (31% to 50%:1tII) 77
Low (~1°.'o to 80%:1~II) 100
~Iodcrate (81% to 120%.l~Il) 1~~
:-16ove \[oderate (Over 130% A\II) 186
Total 562
The income eategorie~ are defined b} the U.S. Department of 1 lowing and Urban De~-elopment
(FIUD).
G. F.a~ts~v Conservation Po icier
:~e_ re ~_red b~- ~s[:u~ ouain 1•ttc- he Hou ~g Element mnet an~lc nPro.
conservation onnomtnities in resid ntial d c lonment In the follrn,~ng cartinn
Goal H(~iT-S Ind its r lat d no i i c and a t ion address enerpc conservation in
residential dev-elo~ ment ~n oc Garnc additi onally rt.•r, nF +hc ele
menu of i nc
CTatos's Draft 200 l Pn ral Plan -the Fn<-i _
r .i C r ' t,'1' T;1
and Lie ~'asona I fight Rail ~,~,-3~G, Ele men ~necificalh inclnd goals a
policies related to in fill dev-elonmenL inrreasin v dencitc around transit and P P ~-
efficient building materials and consrmrtion in r cid nti~ decelonment
• Polia- E~~'-,T~-''1C.1~Encourage Rearrife the nsP of n rte- ons nation
n1Slues and technolo~* in erictinu and proposed dev-elo m n to imlirov-e ener-
gt• conservation-
• Policv- E\~--~-16.~ Re~nire new subdi~-isions to ~a fine the fe aeibilite of
incmm~rat~Q site lavonts that allow for n~tssiv-e solar h acing and coo ing,
• Polio- E~;~--~=1G.6_Encouraoe ~tt;3:e ne_ ~ dQc•P]~nmenr to ins ora
measures that r d ,~P Pn gn• use through solar orientltion h~- taking ad~-antag~
shade- rev-aili g,~-inds 1•and,c tning and ctia_scrcen"
15
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
- .. 5 .. ~ ~ .. .. .. :. .- ..
• G~:t1 F~~ -~ 1%'Tn r mote_gre~n_buildinQ~ a min~nize consumption of
enet~andstattutl.re s.9 urse~.
• Polic~• F\~'--1~-1-1".l ._$es~ture_nets-consrn~crion andsem4_dels_t2us ener~~^-
andse~o_urc~=efficient end ecoloeic:tlli_sortnd~igns_ technologies end bt~diu~
materitls~as ~~-ell_asserlslesi.materi.~l~to nr_t otnotP ~u;r i~n•ibilin-
• P~lict- Fti~"-~'?•17.'? Reattixe~i ier le~-ele Qf ener~Lefficienci_as_hflus~siz_e.
increase.
• j?Qli ~- \~'~- 17.3 EnC9u e r dttctiQns_.in_thestte_Qf nonrene~~able re_
593ti~es 'n h~ it in~c~nstruc i~mainten:mce. and~~erations.
• P91ipc F\~ -~?--f: 1 % -I FncQttrage ne~c multi-fa ih• consSrllcrion to inchtsie
xgensoo~_and common space for communitL arg Clens,
• Poi ~~ .\-~'--1~-~ 1%.~ tire_all.ne~~- homes to fnLlo«- the To •LULS 1dQpted
~rreel '>l~irir R:tted ii ~ o usfelineu
• P,1_~ct_~\~'-~-:E~_17.( Pro~-ide incenti~:., such as ei~•inz,~riorih- in Pl:rn review.
Processing and field insPections~or Projects th1La ls~e~-e_a~,_FED-~ lver or.
hi etratin~ om nPoint r~ttinQ
• P_olic~~-= 17.7 _EncQUr~~I.F.F.D certification or com~•u:tlzle_certific.'t_
tionfor ne«• non-residentiall~sulding~~Pr ~ ~~~ square feet
• L'olict- E\~•- ' .+- l%.S Prot-ide_e~pedited_permit rP ocessing_for ne~~• conc_tn~
~ion_or_ssil~,tantiaLsem2dsl~ihu e~ceed_Title 2~1 reo~urementG b~- at least-2~
p~rcent~
• Pplicc E\~•-•1-1~~J-: 17.9 \e~r To~~•n-o~snesi_f:tcili[ies_shall ser~-e as e~1m 1~ s~f
sustainal~le__dciel4_pment_l~suilizing=secLCle_d and rene~~able resourc~s___i~attrr
~onsenin~ fi~iure~and L•uici~c.i ul~`ancLener~Lefficient ~i_stcross~nd~~Pglianc=
• L'o1icLF\~--~1-1~ 17.1~_rQnruiu~ t!!-I?r~~m~t~the ~ti-eadrerizttion_oF1ll_homes
d>r~u:l>,pstlzlicizing 11~ulablesttilitL ener~~:>u~li~anci_fuiancing-progx.tms_utd
iniesti~ate~ ossibilin_ofconrraC.tuigstitliL'~&1~to~i~ntifL aP.xticigants.
• P_olic:_E~~'_~._l-.] 1 L'r -~ u12li~educ:ttiQn_:tnci_ up 1, i in- about enerp~-
e Riri e,~tti.:tnd~mis sio n._xedu~tioa_~~graxn~and_incentit-es,
• P~~t-~}}~,17 1? Prop-ide Qxeen_Uiuldui~uifoYm:trion_ mlrletin ain_
in~,_:tnd_tesluiical_assi~iiiuc~[2pro.p_er~~~ners._de~e14 nen xofes.~i~rials.
s1t~~L-~and sp~si:tl clitricts.
16
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
• Polio- E\~'-~?=~ 1?.1 i Coordinate «-ith oth r to al oz- rpm nts ~s
trios nonprofits and other >zublic organizations to shat r sour c achiecP
economiev r~~cale_aticLdLs-el_~~gr€en buulding= o i ies_Lnd grams that are
timiz sL~,11~_rs?i~,.1:1L~_a1~_
• I?41tcs' E\~'-11 1-1 1 11 P o~-id permitting relatPrl and o h r n nti~es for
ever fide, t building nroiects for e~amp e h • ~~•i g g er en ~iects~norit<-
in plan recie«- E rocessLng and fie)d_in~nection ser~ric~,
T1Le rele~-ant ~'asona Light Rail Ind High~t•a~- 8~ Flement goal and olicies are:
• C'~oal ~'T.R-2 n n n ,rage affordable housing (senior housing_ multi f1r ilc
housin~u i~ d- ,s with houcinol in annronriate locations ~c-ithin rhP ~'asona
Li Rail a a to address the To«•n'c ho ,cin nee sand take ads antage of the
Qpportunities afforded be mass transit
• Ppli ~- ~ R-~ 1 Fn ovage~elonment of r~~idental rental units throughout
e ~'asona L' ht Rail area Residential deg-elopment proposals shall demon
strafe ho~~• the~• address the To~c-n'c unmet housing goals for affordable hous
insns~
+ Police ~'LR-2?: Proposed mined-use projects in the ~'asona Light Rtil area,
~rhich include residential uses shall assist dte To~t•n in meeting its housing oals
of ro~•idin rental units senior housin and affordable housin .
H. Goals, Policies, 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 onrnership and rental housing.
17
TO-r7N O F LO S GA TO S
D P. A F T 2 0 2 0 G E :: E R A L P L A S
PUIlCIC5
Pohc~- HOL--].l Develop and urilize all ac'ailahle fundtn~ resources in order to
prrn i:1~ the ma~inutm amount of affordab]c luntsutg :ts
fc.t<tl~i~
Poltcr I IOC.--1.~' \\~ork ~~ith nonprofit a`encies :tnd housing dc~-elopers ro plan
and dcc'elop a ^ti~ of affordablc hou=in~~ nhporttmitie~ in L~>s
G.ttos.
Polio- FIOL--1.~ \\~UC1; ii-ithllte_Los_Gatr~`R~~ieS~elopmcii ~~enc}~_ t~sleLClr~p
liosving-afL~rdablr_f~~r c~tr~nicl}_ 1o~1-1nc~~m~housclulcL.
Actions
-lotion IiOC 1.1 Belon- 1llarkct Price (BLIP) Program: Conunuc to imple-
ment the B\IP Program in oaicr to increase the number oEaf-
fordable utur ut the community. Continue the polio' that
B\[P units are not ecxtntcd toward the rna~imum densit,: al-
lo~ced on a site. -hou-n staff shall rc~-ir«' potential de~-elop-
ments to deternune ~c-hether affordable units pro~-ided bet-ond
the minimum B\IP requirements are to be considered :t signif-
icant conununin- benefit.
Fmrdin~ Sarr.:e I Iou>ing Set =\side funds, -I nit n
_lffnrd:tblc Housing Fund
Rz,;,tiat~ir'~~~,-1~:r,.';<~,: Comntunitc De~clnpmcnt
Drparuncnt, E fousin -ludunin of the
(;Dunn' of Santa (tiara
7r~rrv F-ru,:~: l.uwan' 1, ~nQ- to lone ?~~, ~'Ol 1
lcuun Ilt=1I- i.~ Second Unit Pro;,~run: i:nnunuc the csistin~ second unit
inccnucc pn,,r.un t~> encourage the pnxluctinn of mDrc sc
cDnd worts rnt residenti.tl parcels. P~cGul.ul~. ret'ic•~t' the second
unit incentic'e pmgratn to determine ~c'hethcr re~tstnn~ would
encourage the dr~'elopment of more secDnd unit.
Farr„irc~ .Srrr,_~: \one regtured
Iu•r^au~hi,/r.-1,:r,.::~: Community lle~'elnpmcnt f>rpartmcnt
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
'_ 0 0 7- 2 O F 9 9 0 u 5 ~. ~ c ~ ~ :3 c ~. .
Time Franre: January 1, 2007 to June 30, 201=1;
Review program even- three to five
rears
action HOli-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:
.-1. X11 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 elderl}-, handicapped, and very low-
and low-income residents shall be eligible for a densit}•
bonus up to 100 percent of die units permitted b}' the
land use designation as shown on the land use plan or
an}~ 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 activel}' 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 mired-use projects that
provide residential units in non-residential zones.
E. B~1P (Below Market Price) units are not included when
calculating densit}' for a property. The Town will
continue to develop and maintain available marketing
materials drat will ensure that Town staff and developers
are aware of die various features of the density bonus
program.
Furrrlia,~ Source: None required
KerparriGleAgerrcie~: Communit<- Development Department
Tinre Frame: )anuan• 1, 2007 to June 30, 201-1
19
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
` _ r - - . .. .. ~ ~ _ .. _ c ~ c .. .. -
.~cuon HOU-1.-3 Redevelopment Housinb Set-Aside Funds/In-Lieu Fees:
Implement the -` F` '." Lr ;'~~ `'-: "'~.-'~ proposed pro-
grams and iniriati~-es Qf_thes'_o~i_n'_s__lfford:tble__FI.QStsin~at=
egsTdeveloped •utd adopted~~pril_ *~_ -~•~
ia4-3~.,__~s-luch deccnbes_str.•tte~,ies to~enti~-lze~lie der_eL-
Q~ment of units for 1o~'er-in~n_me~nd~Qdeiate-income
hQUc_ehQlcts~to uicrease and preserve affordable housing, such
as purchasing affordabilit<• covenants in existing apartments
and promoting the - ~'.'':':'-~ ~` `'-~ -~--~nd~em-inteZe~LCn,l_
slntChon loan f9r_tke secondar<' duelling unit program.
Funrlnrg.SOrrrae: Housing Set-_~side Funds, Town
:~fforda6le Housing Fund
Ke.,par~iGleA~ern7e~: To«-n Redevelopment ~lgenc}•,
Communitt- Development Department
Tinre Franre: ianuart- 1, 2007 to June 30, 201
.-lction HOli-1.~ Extremelr~..o~'11~c9me~ott~eholds: Hold_an annuaLouL-
reach m~eting_i~itlLaffordable houci ea 1Qner+ to discuss
the deLeloomen of housin~afford:tble to extremelylotL
income houeehold~pro~•ide es ited~LOS~~in~iliousing
affordable to exlZemely lo~v-incomeliQUS-eh91d_<<, id~ntifi- f~tnd-
ing~nd_g~tn[_oppor~nities._ancL9ffeLincentives~c}uivaleri< rn
th~ncen i •es offered ttndet_ ~~tion HO[:-?.1 foLtlie_ ~ffoxcL
able Housing Overlay Zone Z)
Putidir~ Sarrr~• Flostsing_Set~side_Eund~z~-n
affordable Hostsing Etu~d
$epQt -u[L/~~errrier. Tosi~_Bedeiel4pmenL~genci,
(~ommunin- De-elo~menLD_epnrll~~ent
T~rti~ F[itme' Lanuarr 1 ~I 0~ to J_un~''~ 1-1
_~ction HOC:-1.G Eurtd~£o~D_ev~lQpment-foLEyttemelz__Lo«-Income
Hou~eh9lds: ncoura.~e the R - meut~gens~~_so
~S~Qrk ~stlLaffosdtt~~QUSin e~-elo~ers to tt ire 1__portion
of HotLin ~ - -ide~unci~ for tEte develo~ztnent_ofhousin~
thtt_i~ ~affo~iable_tfl_estremelLlo~v-income ho~s~hQld~~__3ll~
~t errenla the Hou,in_g=S~ide~iuids_to~e_de=
ielopment_.ofliousin~Lestren~lilosv-income ho-u~~liolsi:.
Ervrlirr~vrr_z: _~iousutg ~et~iside_Fitnds_Z'Qtvn
~ffocclabl ~ Hn ,ci, Q end
20
TOWN O F L O S G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
Ii~;t•?u~iG/e~~?<<'e~: 'Loy;.t~ed~t_~1Qpment~en~
Community- D ~- onm_ nt~~R;tltllle4t
Tlmz Frrvie: _ ~lloatte a ~~ ntaQ of FIosiSing Set-
_~side F~u~_cl~ ~titlun~.ne t_~ar_sf
ado ~on of this Routing Element and
r~1'c c' ds in '?~1? iE funds_h:t~-e
no.L_bee~e~nended nn •t a~,alitiQSi
pcoiect~Ldte~ -'ALL
Goal HOU-2 1~Iaintain and/or adopt appropriate land use
tegulations and other development tools to
encourage the development of affordable housing
that is compatible with the neighborhood and the
communiri-.
Policies
Polio- HOL"-_'.1 Continue to designate sufficient, residentially-zoned land at
appropriate densities to prop-ide adequate sites to meet Los
Gatos's ne~s construction need for ?00,-?01~.
PoGc~• HOC-?.'' Ensure that the Tou-n ~~-ill pro~-ide sufficient land at
appropriate zoning categories to meet its need for ~-en• lo«--,
low--, and moderate-income households, as demonstrated in
the E-lowing Sites In~-enton- analysis in Clapter 6 of die
Housing Element Technical _lppendi~.
Polic_t- HOC-?.~ Encourage mired-use de~-elopments that pro~-ide affordable
housuig close to emplo}-ment centers and,'or transportation
facilities, particularlc along Los Gatos Boule~-ard and ~~itlun a
' ~-mile radius of the fimtre ~-asona light rail scition.
Policy L-l0[:-'.~ Demonstrate that all new residential de~-elopment is
sufficiently ser~-ed b~- public sen-ices and facilities, including
pedestrian and celucular cuctilation, ~~-ater and ~~-aste«~ater
sen-ices, police, fire, schools, and par6s.
TOWN O F LDS G A T O S
D R A F T 2 0 2 0 GENERAL P L A N
PoLic}' HOL'-?-~ \e~c single-famil}-, multi-famil}', and mixed-use development
shall be compatible «~dt the character of the surrounding
neighborhood.
Police HOCi-2.6 Strive to ensure that at least 30 percent of the housing stock is
rental units.
Polic}~ I-IOL'-2. + Create nett affordable housing opporntrtities ~ thr~l~
acquisition using Redeaelopment or Belot Market Price
Housing Funds.
Actions
fiction HOL'-2.1 Affordable Housing Overlay Zone: --',mend the Za$istg-
To~tn Code to include an :-lffordable Housing O~-erla}- Zone
(_~HOZ), which twill allow a nco~ern- ne of right to develoR
owner-occupied or rental ~ i s at densities of at lea~S?~ ~tn±ts
oer acre- and amend the zoning map to appl}' the ~HOZ to
each of the sites identified in die Housing Sites Inventor}'
while leaving the existing zoning in place as the base zone.
The Town ~~-II develo.~new srtndtr~s~p erific o the _~HOZ.
.-1 landowner ma}• choose to develop a propem- consistent
«idt either the base zonittg or die .~HOZ. rr
_ The-Town
4t:tff «ill moniLOtdte bette~ttsde~elQOment of sites~idun_the
AHOO~_ILsitc~_are developed ~4ithout use of the overlat_ the
Trni-n .rill desinnare additional _~IIOZ sites as needed,- Z1tc
• Att~sa[e~tie= ~! _p_~cent~t Nte Los L atos Ked~elopment
~venr~- Hrnt:inn Set-_~side Funds and reYtri~ti~ -~~
's B\IP ~ttnds_fQi_.lffosslable
• Refer bttilding~L•tn_check and utsoestion fees until_tuuts_1n
a ect~re~ccupied.
Frurdia~ Sor~r~e: \one reyttired
R~~~wr~iGle,~lgeir~iev: Community- De~-elopment Department
Tinre Frurr~e: ~Y-itkun one tear of adoption of this
Housing Element
2%
TOWN O F LOS GAT 0 S
DRAFT 2 0 2 0 GENERAL P L A N
action HOt-.'._' Aleenng -oc •t oc's Ho using Needs Usin~~he_AH9__Z:
Tlle_LI - eIIt aS;ttmeS t(1_7t ~1[e~~gtltjeS~lllld~I_t~1C
_-1H . gill h _d~~-eloPe~at :t clen~[LOf__'~~~~_~llin unit: get
acrc. If the Town :to rot-cs :t de~-e_ ~pm~nt on :tnL~FjOZ_site
that include, less th to ?tg~it,- per acre the Tot~•n
chill identlft• and. if necesrtrr re on on or mote lddlti4n:11
sites to maintain the Tott•n'~citt• to meet ic: h~tcing
treed: a: i l n ified in the Hotting Element \\11 n s 1 tip
atldi[iona~s._slte Totcn sli:tll cQttrider nei~hl~orllood com-
~~lul?111R- andSn1I1~1t1oIl~)`[L;1fI1~_ltIlo:tcr;
Goal HOU-3 Preseree existing residential opportunities,
including the existing affordable housing stock.
Policies
Polio- HOG3.1 Encourage the maintenance and improt•ement of existing
housing units.
Polio- HOL:-3? Support the presert-arion and consen:ltion of existing housing
units that prof ide affordable houaing oppornuuties for Tott-n
resident: and ttorker.
Polio- IIOC-33 Improt-e the quality- of rent; housing bt~ acquisition and/or
rehabilicition using Redet-elopment or Belotc \[urket Price
Housing Fund;.
Policy HOL--3.-f Presen-e the affordahilitt- of units affordable to t-en~ Lott--, lots-
, and moderate-income households in Bont>ie \"iet~• Park, and
enforce zoning regtilations regarding conversion of mobile
home parks in Los Gatos.
Actions
.lction HOL-3.l Presen-e "At-Risk" Affordable Housing Units: Monitor
affordable, mold-farnilc housing units in the Tou-n to ensure
that they retain tlteir affordahilin status. These developments
utclude smaller ott-ner- and renter-occupied unit: under the
B\IP Program as well as \-illy \-:uona, -~t-ennno .lpartments,
L ~
T_ O W N O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
The Terraces of Los Gatos, Open Doors, Los Gatos
Fourples, 9~ Fairt-iety Plaza, Los Gatos Creek ~•illage
apartments, Blossom Hill, and _~nne ~~'a~-. Det•elop a strategy
to ret:un affordability- of units at ~•illa ~•asona, for u-luch the
property otaner has indicated drat Section 8 assistance will be
renewed in \Ia~- 2010, duough a five-y-ear contract.~~'orh
~~l which ~dmini~ters t_he sec ion 8 gram.-co
iclentifi- noticing reg »>~r~m~nte and un ing~pportunitt~s~Q
hP ~n~nr c n- h ee units
F1U1ClUIJ Sozrnz: \ one required
I~spauiG/e A3eucier: Community- Development Department
Time Fraine: January 1, 200? ro June 30, 201-1;
det-elop strategy for ~•illa ~•asona b}-
June 201-1-
.-lction HOL-3? Rental Housing Conservation Program: The To~c•n's
existing mule-ftmil~•, prit•ately-otyned rental units provide
housing opportunities for households of earied income levels.
The Town will continue to implement Section 29.20.1~~ of
die Town Code drat addresses conversions
of residential use, specifically; Section 29.20.1~~(a)(2) that
regtures that am- proposed conrersion satisf}- the housing
goals and policies as set fords in the General Plan.
Fzuzdiz:g Sozrrie: gone required
Re~poauiG/e A3ezz~ie~: Communist- Development Department
Tii~ze Frame; Januan- 1, 200? to June 3Q 201-1
_-fiction HOU-3.3 Housing Consen~ation Program: Continue to provide
Housing Conservation Program assistance to property- owners
to unproye their housing units. Strit-e to fim~rove_aLletstla
hottsin~Yltnits- tluQUglLtlus--Rlogram Redesign marketing
materials and aggressit•eh~ market program to potential
applicants. ~ nrinrin- list trill he e~tlhlished annually haled rnt
available fundine.
Fruzdizro Sorrr•e: CoIIlmuni • Det•eloptnenL_B1QCb_Gc:tut
~CDBG), Redevelopment Funds
Re.~~ozz.,iG/eA~ezr~zt~: Commu~un- Development Department
2~
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
I.~nt, Franrr: Januan• 1, 200- to June 30,'_01;
redesign and publish marketuig
materials «itlun one sear of adoption
of Housing Element
_lction HOC-3.~ Home Access Program: Continue to support counn~cide
programs, such :u the Home _~lccess Program, that pro~-ide
assistance «zth muior home repairs and accessibility
improe-ements for losyer-uicome households.
Frutdiu3Sour~~: \one required
I~~pou~iG/~A3eu~ite: Counn- of Santa Clara
TirutFranrr: Januan 1, 200- to tune 30, 201-1
Goal HOli-4 Ensure that all persons ha~~e equal access to
housing opportunities.
Policies
Policy HOC-~.1 Support housing programs that protect uidiyiduals' rights.
Polio- HOt--1' Continue to pros-ide assistance to sersice pro~-iders of speual
needs hou>eholds such as setuors, persons ~~-ith disabilities,
and the homeless.
Polics• HOL'--1.3 Continue to encourage Los Gatos household: to participate in
the Mortgage Credit Certificate (~ICC) Program and other
financial assistance programs (e.g. Teacher Mortgage
_~ssistance) pro~-ided ui the Counts- of Santa Clara.
Actions
_~ction HOC--1.1 List of Affordable Housing: Provide a hat of developments
drat include affordable housing units on the To«•n's syebsite.
Furtdiug Sorrr•e: \one required
R~.~paurGl~ :=l3en~ie~: Communin~ Development Deparunent
Tiru~ Frrn~e: Develop and publish list on-Gne bs~
December 2010; upd:ue Gat annually:
2~
TOWN O F LOS G A T O S
D R A F T 2 0 2 0 GENERAL P L A N
scion HOL'--1? Rental Dispute Resolution Program: Continue the
administration of die Rental Dispute Resolution Program and
consider revisions as necessart• to make die program as
effecic-e as possible in protecting bode tenants and landlords
n_~.
Fw:rlire,~ Sorrr~e: Program fees
Re~porr~iGl~fl~err~i~_: Community Services Department
Tinft Frame: Januan- 1, 200? to June 30, 201-1
_~ction HOC'-~.3 Emergenc}~ Shelters: emend the gT~n Code to
define an emergenc}- shelter as "housing Stith minunal
supportive services for homeless persons that is limited to
occupanc}- of sip months or less b}- homeless persons" and
create deyelonment stand~:trds to allow for an emergenc}•
shelter as a b}•-right permitted use in the Controlled
Manufacturing (CSI) zoning district, subject to appropriate
development standards. 'tc a by-right oermitt d ~c ~n the
C\1~Qning_;,tnc2, emergen~.c• chelterS will not reature
dls-zletionar~• Le~iew De~-elonment stand~trds_ estabhshed_for
eme=,g n y shelters ~ti ~ll encourlQe Ind f tcilita[~-tl~e
de.~eLrztL~nt Qf c ~ h ch lt~ «•lule reau;~the~P eh 1~ rer~ to
me.et_the~.~tme_s1e~_elonment and manag.,ement standards that
aRRlt_tQ2ther 11oty 1 uces_uitlun_t1i~C\1 .o in district
FuurlingSorrnz: \one required
Re~par~zGleA~err~ze~: Commutin- Development Department
Time Frame: l\-ithin one tear of adoption of this
Housing Element
_-fiction 1 IOL: --1.~ Supporrive Services for the Homeless: Continue to provide
support for community- and non-profit organizations
proyiduig supportive services for homeless persons in Los
Gatos.
Fturdin3 Sarre: `one required
Re~~at~ilrletlgeueie~: Community Development Department
Time Frame: Januan• 1, 200- to tune 30, 201-1
.lction HOC. --F.~ Santa Clara Count- Fair I-lousing Consortium: Support
the efforts of the Sanra Clara County F.ir Housing
Consortium, ~e}ich includes the _-1si:tn L:rt~- _~Ili.tnee, \Iid-
26
TOWN O F LOS G A T O S
- R A F T 2 0 2 0 GENERAL P L A N
Peninsula Citizens for Fair Housuig, Project l~i~Sentinel, and
the Mental Health _ - dtiosac~- Project.
Continue ro m:tke_s~feiral:_ thrQtt li1'rQiecr Centinel and
adult Kecre~ltton (:enter an -public kiosk:. T11ese
organizations pro~-ide resources for Los Gatos residents ~ridt
tenant/landlord, housing discrimination, and ftir housing
concerns.
Fundtr~gSotrr~e: \one required
Re~pou~iGle A3err~ir~: Communit<• Sen-ices Deparunent
Tima Frunze: ianuan- 1, 700- to Jtuie 30, ?01-1
_~ction HOL•-~.G Non-Profit Affordable Housing Pro~-iders: Recognize and
support the efforts of non-profit affordable housing
organizations that prop-ide housing sen-ices in Los Gatos.
Encourage the participation of these prop-iders in de~-eloping
housung and meeting die affordable housuig needs of Los
Gatos households. r'-~•~--•-~ •-- ~•-•-~-~ Meet «7t~non-profit
groups .- on
at least an annual basic to d c-e1Qp strategies and actions for
affordable housing- de~-elQpment. Prot-ide similar incPnti~-es
for the de~-elopment of affprda ~I housing._3~~uzTided_under
L11e_ ~ffQrdtthle Housing O~-erlat- .9ne_(_~ction HOI~-'? 11
FrutditrgSorrr~e: \one required
Rt~potuiGlz,-l~en~•i~r. Community- De~-elopment Department
Tithe Frame: Januan~ 1, 200 to June 30, 7.01-1
fiction HOL~--1.- Increased Range of Housing Opportunities for the
Homeless: Continue to support the County- of Santa Clara's
"Continuwn of Care" plan to pro~-ide housing opportunities
Eor homeless households including emergency- shelter,
transitional housing, and permanent affordable housing
opportunities.
Fruulitrg Sotrr<r• CD$G
Rt~porurGlt,-1~-Ir,72r: Community- De~-elopment Department
Ting Frcuut: ~anuan- 1, 700- to tune 30, ?O1-i
L7
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
Goal HOU-5 Retain and etipand affordable housing
opportunities for seniors.
Policies
Polio- HOL'-5.1 Promote the Tow•n's Housing Conservation Program to assist
low--utcome seniors with basic home repairs and maintenance.
Polio- HOL'-~? allow- and encourage small-scale lining Facilities of t<yo to sip
seniors; that mat- include nursing care services; that can be
integrated into existing neighborhoods as infill development.
Polic}- HOL'-~. i ~t'ork Frith existing senior lifesi<-le living and assisted living
Eacilides in Los Gatos, and support die development of new•
senior housing that includes continuum of care facilities
within die Town.
Action
fiction HOG-~.1 Senior Housing Resources: Provide regtilarh- updated
senior housing resource materials at die adult Recreation
Center ~aoi~~rtttr.
Frtndirr3 Snrrrce: \one required
Reepaa~iGleAgemie;: Commiuun~ Services Department
Tinre Frame: L'pdute materials annually
Goal HOU-6 )tlitigate Town governmental constraints to
affordable housing development.
Policies
Policy HOL'-G.1 Continue expediting the pentut processing system for
affordable residential development appLcations.
Pohc_y HOLD-G? Regttirc "uniyers:tl design" features ut all neu~ residential
developments.
28
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
_ J _ _ _ a _ _ c _ .. _ _ _.. _ .. .
ACUOnS
action HOL'-G,1 Governmental Constraints: Regttlarh- re~-ie~~- -Io«-n planning
and zoning regulations and remove affordable housing
development constrautts as appropriate.
FarrdiugSaur~e: \one regtured
Re~paruiGleA~en~fe~: Communin• Development Department
Time Frame: Review and update regulations as
appropriate at least even- three years:
_~ction HOL-6? Reasonable Accommodation Ordinance: _~mend the
T9wn Code to include a reasonable accommodation
ordinance that ensures equal access to housing for persons
«idt disabilities under die Fair Housing _~ct-~nd~stabli~te~
~ctfic rocedtttes_fQLLeauestin~o tnd gr.:lnting re•t.nnible
accommodations.
Frutt(in3Sarrr•e: \one required
Re~pauiG/e A~err~ie,i: Community- Development Department
Tina Frume: ~C'itltin one year of adoption of this
Housing Element
_~ction HOC'-G3 Persons n-itlt Disabilities: Remove constraints and
encourage accessible housing in new residential developments.
Furrdiag Sorrr~e: \onc required
Re~porr~iGle~lgeu~•re~: Community• Development Department
Time Frame: Review and update regulations as
necessan-, Uut at least even three years
_~ction HOC-G.-1 Special Needs Housing: Give priority- to special needs
housing bt- allowutg for reduced processing tune and
stream fined procedures for such appropriate zoning!hmd use
applications.
Frurdirr~ Sorrr•e: \one required
ReepousiG/efl3errcie.r: Community- Development Department
Time Frume: Januan- 1, 200- to June 30, 201-1
_~ction HOL•-GS Development Standards: Continue to review- and streamline
the development process for housing developments th;tt Neill
29
TOWN C F LOS GAT 0 5
D RAF _ 2 0 2 0 G E N E R A L F L A N
~u.uantee affor;lable unlrs on a I~m~-term ba<l~ for ~-cr: lott-,
luu -, :uui mndcr:uc-income hou~chol;i~.
Fiur~lvr~ So:rr„~: \onr reytur~d
IL•.;^ou:rGlt.~lgert.r:.: Comnuulin- Dct~elopment 1)ep:lrtment
I rm~ Frrm~: l:uulan 1, ~! a i- to lone ~+ 1, "'U l -1
.\cuon HOL'-G-G Tosti'n~ode Definition foc~~lmil~~"::\mend the defilliti~~n
s?£~amih'' ul thr iv~s~Codesoillclurlc szcsu~anci ~t:tndards
for urrelat_rd adult~_;uld_ty-enslre cvnlpLl:lnce ~~itliGtir_[ forts-
uh.L:tsc
I=rrcrliu~~rrrt: _ \oneseslttired - -
1~~i:ilzl~ err~•ir~: Conimunir~ ~~Lellpmcntl~c~neut
ZrreFran.": _-~~itlun 7an~ear of :ldo~?tion QLthe1IL
\cuon 1 [OL--G.- Multi-Family .Residential in_the_Ri\I-Zone: ~~nduct_:i
snldito et aluatc~_renlo~-a1~~tllc- rtznditionaL~se_Perinit
_t_I_ I', rcyuirnu•nt fvr nullti~:uniltsLSS~iLL_the__~Iu1ti-I~amilt
Rc::;l<~nn.~l'PJi- zvn<•.
\vuc_rccfuired
I3::tvl,il~!~~^eft~ze::.____ ronlmunir;_L~eti~elo~nlcntDe~.trtinent
lur>;'Ic~rr:-- ---=Conduct,;ni~iLbti~_ tule_~h'l)1';
rcmos-c CC. P tcitlun one rear of
cvlnpletinr the sttltl
\ru~m IR~L-(,.~ Totiln.Code DeGnition_fgr "St~porti~-e_and Transitional
Housing": _llnentl the =I_~~u~n C,~~dc_to ulchld<'_a detrnlnon of
";11~~4CIri'C_:lllll_[I,ltl9in011;11 hOUa(1~ CO_ n51:I1'Ll[ \\'1[h_~ah10C-
Llia_Llealth :uui_~aEetLS.o~ie section ~~)G-?.' that_germit~ _si1F-
~~1II1LC_:lIlu Cr,lli;lil0Il.il llOLi5111z_ti :l IC:iilCTlil:ti lie_Ln LOs ~7:1;
to_~ _ u~.~1'~~ru~e_:old tr:ulsitivn.llllousul~, \~ill be sul~~rct__t_o the
sank-sist_elopment stand.udi_tllat_ap~l~ tv c>ther rc_idetlu:ll
uses of the ~:une n-gc in tl>e ~anl~zon~.
L-~rulirt~.S~rrr:r:-- --~_~ncie_y_uircd _:-
L_~:,_e;r;:ri~,':.~I_,;.a.r:i:_ -Cunllnunit} Ue~elvpnlent_l?e=a_tnlent
1:!U:' l~f.l"::': _ __ _ _ ~~ ltllt(t V!le l~l".iL 1?t .lil~_~~~[lr~tl 71f=1110 l ~.
TOWN O F LOS G A T O S
DRAFT 2 D 2 0 GENERAL P L A N
_~ction HOC-G.9 Zo~~-n Code Definition Q rpstg _~Lome": emend the
definition of " ogo home" in the Trnc-n Code rob ~ i n~
fasilits-_d~:iL~,ener - ot-ides cerai c for .~ =oun of ~_<_~~, en
Qr more adults ~r ehildren needing or ~t•~tnring care or tti er~-i-
siQn,__consisrenr ~~ith CaLifornii FiSalth and ~rfen• C^ode__C~s_
Lion 1 (iC.i.
lfrlljrlro r//i!r•P• ~nnP rP_~nnired
$ta, orrsi~/e ~errcre;: ~'01lltri11nitt• D~ e~-elo=me~_j~ep:rrt~n~
Trmr rrrrl~e: \C~idlin one ~•~,~r of :ido~nuon of the FfF
_-lction HOC:-G.10 Torn .od Definition of `°Small~''amilti-_H_ome-_gesiden-
tYal_Cate~ac-ilin'": _~mend th Trnt•n ode ro~llo~~- bt• righl
Small f:~mil~- home_recidential etre ftciliriPe fnr ci~~le~c r~pr_
sons ~c-idun_a1l_re~is~znri:;l dic riccn coneic ent \Crytli C':i if'~oYrn~_i:i
Healrh and Safe n- C'~de CeStion 1 i6(, 3
rUIClrI ~S~rlYi ~: ~nnP rannttQt~
aa~i r/ A~ v~ ~~... Coctu11s1nih- De~-elopm~nt De~r[ms<nt
Tinia France: \C-irhin o~~_-}-ear of ad [ion of r11~ uF
Goal HOU-7 IVfaintain the Town's 2005 jobs-to-household ratio
of 1.5 jobs per household.
Polic~•
Polio- HOC--.1 _1s part of the de~-elopment re~-ie~r process, e~-:iluate
applications that ha~-e significant numbers of jobs or housing
in regard to the potential impact on the To~~-n's jobs housing
ratio. Ho~t-e~-er, the jobs; housing balance shall not be used as
criterion for denting projects that include affordable housing
opportunities.
Goal HOU-8 Encourage residential construction that promotes
green building and energ<- consen-ation practices.
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
_ - - _ i .. ., ,. .. - - .. c .. .
Policies
Police HOC-8.1 Encourage sustainable housing de~-elopment throughout the
Toa•n lit-pram ~ tsin the Toi-n's ~•oluntan• green building
program_or n similar program_thtLre~uir~' - ~,
~-tt~]Ltecjdential de~opment appL~.1tions c~mnl~te
ID®~ _ r-_..,._n..:_. n.,,.a ., r~lleckllst a~naLL9~
the-deS"el~ paclulQe-
Polio- HOL-8? Promote the construction of energ}' efLtcient ne~~• homes
utilizing the Energ}' Star Homes Program.
Actions
action HOli-8.1 Energy Consen•ation Opportunities: Continue to enforce
State of California Title 2-1 requirements for energy
consen ation.
Funrlut3 Sounz: None required
Rt.cZiou~iG/eA3err~ie~: Communin• Development Department
Tinrz Franre: January- 1, 200 r to tune 30, 201
_~ction HOL-8? a
' c-cc[c ~~C~:~Eettftf - 0f-c.~ tfYt3 cl tf9~'rra`3
Goal HOU-9 Ensure that the To~t-n has sufficient resources and
takes appropriate measures to implement the
Housing Element.
Policies
PoGc}~ HOC:-9.1 _~11 approc-als of residential de~-elopments of three or more
units steal include a finding that the proposed de~-elopment is
32
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
consistent scidl the Ton-n's Housing Element and addresses
the To~s•n's housing needs as identified ul the Housing
Element.
Polics• HOL'-9.? Proside adequate management and staffutg of affordable
housing Eunds and programs.
Actions
.~crion f-lOL-9.1 Annual Housing Report: Prepare an annual housing report
for the re~ie~t- of the To~~-n Council including information on
progress made tos~•ards aclueting ne~~- construction need,
affordable hOU5ltlg consers-edidereloped, effectis-eness of
existing programs and recommendations for improvement.
Consult ttirh non-profit providers, special need providers, and
other communin- resources in preparltion and evaluation of
tine report.
Frurrliu~ Sour.~e: \one required
Re~par~iG/e A3emier: Community- Development Department
Time Frunre: ianuan- 1, ?00~ to June 30, ?01~
action fIOL -9.? Housing I~lanagement: Con_idcr additional staff support
for the management and pl:uululg of housing programs and
Eundulg for the Tou-n.
Fuadrrr3 Sorrrre: Redevelopment Housing Set-_lside,
-Santa Cl:tra L rb:m Counts- Funds
Re~pnu,zb/eA~eu~z.: Community- Development
Department, Redevelopment _~lgenct-
Time Frunre: Develop recommendauon and plan for
additional housing sttff support bt•
December X011-
-fiction HOt--9.3 Coordination With Cater and Sewer Service Providers:
Delis-er the adopted 1-[ousing Element to dlc San iosc tC~ater
(:ompan}- and the \~-est ~-allet~ S:unitation Distract so that they
c:m prioritize current and fittrtre resources or sen-ices for
housing development that helps meet Los Gatos's RIL\_~ for
lower-income households.
Fuarfnr~ Sarre: \onc required
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
li: ;ro,r.~il~l~ .-l~~rr.:-r.,: Conununit<' Dc~-elopmc•nt Dcp:trtmcnt
7%m~ Fran,•~: L pc~n adoption of t}u~ I Lxtsing
l .l~•nunt
L Summan nfQuanti>ted Housing Objcctis'cs
Table f [ _' pro~'ides a summon of the number of housing ucut that Mill be pro-
duced :ts a result of implementing the actions described ut Section GH of this
Housing Element. Based on the housing sites im'enton' anah'sts pro~-ided in detail
in Chapter G of the Housing Element Tcrhrtical -~ppendi_~, up to f~G11 ne«- units
~~-ill be bttilt in the To~~•n oti-er the remausu~g b~'e Fears ofslie_lfousing_Elemrnt
planning perL?d~of tii~hicl ' ii tnit._uill bcaffvld:tblc.tosers_1o~~andl4~i--income
ltsm~ehold~.__Tlteso~cn 11~o1t:ts_a QoaLof~h:tbilitatui2L~stnitslhrougli_the~ental
Kou_in~ onscn~arion_1'_rogram f~crion 1[O[',--~ancLtlte_flot~sinr onscna-
tion.I?rr~rim==;.~ctis~nTiQL'-~.-1.ShsiS_o.~ti•n~-ill_t:tke_me:i:uLesst~ con~e>~-~thc
I~-S_~I1.19~L.- .i.., r-r~..i .~ ri,.... ~. ..~.,~~:-.° r,. ~`, ;. ~.:.hi i „n :n ~_,
_. __ .. .~
~ , , _ •`-e-;-~ t-er=-1:T<i°-nicome unit. of the ~ illa ~ a;on:t
_lpartments through -fiction [ [-~--IC?L~_~.1 Presen-e ".fit-1'vsk" affordable [ [Dosing
C-nin. Based on action I I~~~~-?.l, [hC TOI~'[l also hopes to consrn'e'_~S ad~ii-
tinnal subsidized unit;.
~,
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
_.. -- =-L QUANTIFIED HOUSING OBJECTIVES, 2~Q7-214
Number of Housing Units
Income Categon- Ne«-
Constnution
Rehabilitation
Consen~ation
Iatrcmch' l.u~c q{~ ~ 0
\'cn- Loin 932 3 1?9
Low -1-}g1'0 ~ ~+
~(u~lcrztr -i-~-E1 ~ ] ~?
_16occ ~tu~lcrarc ~4~=1L~ 0 0
Total 6~3~11 13 333
A P P E N D I X
DRAFT 2007-20I 4 HOUSING
ELEMENT; TECHNICAL APPENDIX
TABLE OF CONTENTS
I . B~.CKG~CUND .............................................
2. HOUSING NE=DS ASSESSMcuT............
3. PROJECTED HOUSING NE=DS .................
4. CCNSTRAJ~JTS TO HOUSING DEVELOPMENT
5. R~-wEw o= 2C03 HOUSNG E~~MENT
6. HOUSING SITS INVENTORY
................................ 1-1
................................ 2-1
.......................... 3-1
.......................... 4-1
..................................... 5-1
..................................... 6-1
T O W N O F L O$ G A T O S
DRAFT 2 0 0 7. 2 D 1 4 H O U 5 1 N G E L E M E N T
TECH N I C A L APPEND I X
List ofFigures
Figure '-1 Population b~• Year, 19~:-'_~~8 ...........................................
Figure ~-2 Projected Job Groa-th, 2~C~-2~_'~ ........................................ ..... 2-~
Figure ?-3 O~~erpaying Households by Income level, 2~C~ ................. ...... 2-9
Figure '_-~ Homeless Population 6~- Race/Ethnicity- in Santa Clara ... .... 2-1>
Figure ?-S Housing Stock B•y Type, Januan- ?~~5 ............................... .... ~-~~
Figure 6-I Housing Opponunity Sites .................................................. ..... (r?
TOW N O F LOS G A T O S
DRAFT 2 0 0 7. 2 0 1 ~ HOUSING ELEMENT
TECHNICAL A P P E N D I X
TABLE C F C O N T E N T S
List of Tables
Table 2-1 Population by Age, 197;-2~C3 .......................................... ........ 2-3
Table ?-2 2CC~ Mean Household Incomes, Santa Clara County ....... ........ 2-7
Table 2-3 FY 2C08 Ivlasimum Household Income Levels, Santa
Clara County .................................................................... ........ 2-8
Table 2-~ Households by Income Level, 2CCG .................................. ........ 2-3
Table 2-~ Housing Needs for Extremely Low-Income Households. ...... 2-11
Table 2-6 Affordable Senior Housing, June 2CC8 ............................. ...... 2-18
Table 2-7 Age of Housing Stock, as of March 2000 .......................... ...... 2-21
Table 2-3 1vledian Home Sales Prices, Santa Clara County,
December 2CC8 .................................................................. ...... 2-23
Table 2-9 Average Multi-Family Rental Costs, 2CC8 ........................ ...... 2-24
Table 2-1C Household Incomes and Affordability, 2CC8 .................... ...... 2-24
Table 3-1 RHNA by Income Level, 2C07-2614 ................................. ........ 3-2
Table 3-2 Housing Units Built, Under Construction, and/or
Approved, January 1, 2CC7 -June 3C, 2CC9 ....................... ........ 3-3
Table 3-3 Adjusted RI~i iA for 2CC7-2014 Planning Period ............. ........ 3-3
Table 3-4 Inventory of Existing Subsidized Units, 2CC7-2017 .......... ........ 3-6
Table 3-4 Inventory of Existing Subsidized Units, 2CC7-2017
(continued) ........................................................................ ........ 3-7
Table 3-4 Inventory of Existing Subsidized Units, 2607-2C17
(continued) ........................................................................ ........ 3-8
Table 3-5 Ne~v Construction/Replacement Casts, December 2CC8. ...... 3-10
Table 3-6 Tenant-Based Rental Subsidy for Villa Vasona
Apanments, 2CC8 .............................................................. ...... 3-10
Table 3-7 Housing Set-Aside Funds, Los Gatos Redevelopment
Agency, FY 2CC9/2C1C to 2Cli/2C14 ............................... ...... 3-13
Table 4-1 Residential Development Standards by Zoning District . ......... 4-3
Table 4-2 2CC9-2C1C Residential Planning and Development Fees.. ....... 4-L'
Table 4-3 HUD Fair ;Market Rents, Santa Clara County Housing
Authority, FY 2CC7/2CC3 ................................................ ....... 4-2C
Table 4-4 BLIP Program Guidelines ................................................. ...... 4-2C
Table ~-1 Progress in Achieving 2CC3 Policies and Programs
~^ ?-''" _
T O W N O F LOS G A T O S
D R A F T 1 0 0 7. 2 0 1 4 H O U 5 1 N G E L E M E N T
T E C H N I C A L APPEND I X
Table ~-~ ?~eR- Construction \eed ~~s. Housing lirits Produced.
,..._ - 9
Table 6-1 As•ailable Land Im:entory Summan-, ToR-n of Los
Gatos .................................................................................. ....... 6-
Table 6-2 Adjusted RfItiA Calculation ............................................. ..... 6-16
Table 6-3 Adjusted RHti A and De~-elopraent Capacity of
Housing Opportunity Sices ................................................ ..... 6-16
Z BACKGROUND
The Technical Appendix for the Town of Los Gatos 2007-201-1 Housing Element
presents a detailed population and housing stock report, including the folloa-ing
sections (also noted in Chapter 1, Introduction, to this Housing Element):
• 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: _-~ description and analysis of the Town's "fail
share" of housing, called its Regional Housing Needs :-lllocation (REINA), and
an inventors- of subsidized housing units ~tizth 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: ~ analysis of the constraints to
providing housing for all income levels.
• Review of the 2003 Housing Element: ~ review of the goals, objectives,
and policies of the previous Housing Element and brief descriptions of
accomplishments.
• Housing Sites Inventory: r1n inventor}- of residential land resources,
including suitable sites for housing, homeless shelters, and transitional housing.
This section includes a map of die potential housing sites and provides a
detailed analysis irr-dLr:3il of the Town's ability to accommodate its RILN~1,
which is allocated to Los Gatos by .-1BAG.
Los Gatos's previous Housing Element, which covered the planning period Erom
January 1, 2002 to June 30, 2007, was cerrified by California Department of
Housing and Community Development (HCD) as being in compliance with State
Housing Element law•. The updated Housing Element and its Technical _~ppendis
will reflect the planning period Erom July 1, 2007 to June 30, 201-1. According to
HCD, the nest Los Gatos Housing Element Update is due June 30, 2009. Housing
built, under construction and/or approved between Januan- 1, 2007 and June 30,
2009 drat is not accounted for in the pre~~ious Housing Element v~-ill be accounted
for in dux 2007-2014 Update.
The 2007-2014 Housing Element Technical Appendix is based on the most current
population and housing data for Los Gatos as of Fal] 2008 at the time that dux
1-1
T O R N O F LOS G A T O S
C RAE . 2 0 0 7- 2 0 1 6 H O U S I N G E ~ E M 8 N T.
T E C H N Z CAL APPEND I X
Rowing Llemcnt u:ts deg-eloped. I3eeause data is not a~-ail:tole from a central
source, sources used to obrtin d.tta include_'OU~~ L•.S. Census information, Claricts
(a pri~-atc data ~-endor~, State of California Department of Finance and the L .~.
Dep;trunent of Housing and L than Dc~-elopmcnt (E-iLD}. llte To«-n and HCU
recognize that the use of different sources hill lend to sh~~ht ~anations ui data;
ho~~-e~-er, the use of these sources for obtaining data is in compliance ~~-ith Elousing
Clement Mate la~~•. The To~~•n and HCD also recognize th:u econonuc and market
utformauon are not scttic, and that the I-ou-n ~~;11 to the e~rent that data can be
obciined at the time of this report address the current ~-oLttilin~ in real estate
markets relaa~-e to existing housing data.
2 HOUSING NEEDS ASSESSMENT
Tlus chapter proc-ides an assessment of the housing needs for die To«-n of Los
Gatos, includuig :t description of population, household and emplo~-tnent trends
and die current housutg stock in Los Gatos.
A. Population
The population data in this section includes age and race/ethnicin• breakdo~~-n Eor
Los Gatos, lustorical and future population gro«-th, and die number of existing and
projected jobs ~~'idun fvr the to«-n.
1. Population Trends
The Town of Los Gatos- is located in Santa Clara Cotuin-. ~\~idi an estunated
population of 1,83-,0-~ as of ~anuan- 1, ?008, Santa Clara County- continues to
h:n-e die highest population among the nine counties of the San Francisco Ba~-
_~rea.t The _~ssociation of Bac _~rea Go~-ernments (_~B_\G) projects that the
population of Santa Clara CounR- ~~ill increase from 1,-63,000 persons lii ?003 to
_',(18,300 in ?0?0, an 13 percent increase during a 1~-rear tune period.
The population gro«-th of Los Gatos has remained faint- small and stable in the last
three decades. The current population of Los Gatos is estimated to be ''8,813.'-
Figure ?-1 indicates poptation gro«-th b~- decade, including die current tear, for
Los Gatos. _~B_~G projects drat the population of Los Gatos u-ill increase b~-
approzimateh- Gpercent during the ?00~-?I)_'fl tune period, continuing at a similar
rate of gro~rth as in the past three decades.3
1 State of California, llePartment of C~inance, TvG(e 1: E-/ Papnlrtiorr E;timatt~ fbr
Courrtier acrd tGe Statd. 'D0i-'OOS uith '000 Ben~l~m~rrk, Sacramento. (:alifornia, \la~ ?008.
\cil~en Clarity, ?003.
s Pr jedioru '00-: Forerruu jor tGe S~7,r Frami;ro Brn,~ .-~na to for I tnr 'I)», .\~soci:atiun
of liar' .\na Go~'rrnmcnt~, llcccmhcr'_OOG, pale 190.
2-=
TOW :7 O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G E L E `.d E N T
T E C H N I CAL A P P E N D I X
3,000
;O.n00
3,000
= 3QC100
- 1 x,000
10,000
x,000
0
FIGURE2-1 POPULATION BY YEAR, 1950-2008
'~ ~ i
190 1960 19'0 t980 1990 3000 3008
fear
Sources: U.S. Census Purulati~.~n Estirrutes 195t~-'_tHN); Mate o[ California Department of Finance
T1G:i ?: E-~ PofJrLUkut E;/inf,rtar f r Cil.•'r~. Co;a7;:'r.~ and rlr S!«L. ?Ql)l-100~i Hill, Z00ti BtnrGmJCe; \cilsen
Claritas, 2[X18.
2. Population b}' Race/Ethnicit~-
The 2t)I)U L.S. Census estimates that dre predominant population of Los Gatos is
elute (oe-er 80 percent of the population). The .~sian population represents
approximately 8 percent of die population, die f-lisp:tnic/Latino population
approximately ~ percent, and the Black population at less than 1 percent of the
total population of Los Gatos.
3. Population b~- r1~e
Zhe current median age in Los Gatos is estim:ued to be ~~ }ear;, compared to 30
ye:tr~ in 19-i).' The increase u~ median age demonstrates dr:u die population of
Los G:uos is aging, ~~izh a larger percent.tge of the population being _'1 }-ears of age
and older. The :ring population is demonstrated in Table_'-1, ~rhich shoa-s the
percenta~~e change in l.os Gatos's population by age from 1~~i~ to '?pOS.
~ \'ril>en (.I:uit.t~, 3005 anal C.~. (.cn:us, 190.
2-2
T O N N O F LOS G A T O 5
DRAFT 2 0 0 7- 2 0 1 4 H O V S I N G ELEMENT
TECHNICAL APPEND I X
T~3.°_ 2-i POPtTLATION BY AGE, 1970-208
Age Group 1970 2003 b Percentage Change
Under 18 tears 8,09- ~,~~-1 I?3.9" ;,;
18-30 'cars 9-3 --G (30._'° of
31-G-1vcars 11,993 I-,?GO -}3.9°0
G~+ }•ear: 3,G"' x,0_3 88.0° o
Total 23,735 23,813
~ L'.5. Census, 1970.
b \eilsen Clarity>, 2(N)8
4. Emplocment Projections and the Jobs/Housing Balance
_~1B_~G estimates that there ~yere L,1~'0 households and 13,G~0 jobs in Los Gatos
ut '00~, indicating that Los Gatos has approximately 15 jobs per household.' This
jobs;!housing ratio has remauted dte same ut Los Gatos suite ?000.
The jobs/housing ratio measures dte balance bettreen the number of jobs and the
number of household, located ut Los Gatos. _-1 healthy jobs/housing ratio is
n-pically ber,~-een 1 and 1.~ jobs per household, indicating that there is a balance of
employment opportunities to support the community-.
_~B_~G projects that by ?0~'0, die number of jobs in Los Gatos ~yill increase by
approximately ?,G9~, or 1? percent, to a total of ?Q,S~O. The number of
households is expected to increase by approximately 6~0, or ~ percent, to a total of
L',3"'0. These projections indicate drat die jobs/housing ratio for Los
Pra~rrtrau _'00-: Forrwrt~ forlh~ Sair Fr~7nd,ro B~7 -~1rya to !be 1 r~~r '03~..\ssociarinn
of Bay .\na Go~'ernment<. L~ccember "_'OOG, page 191-_'. \ute: _'I)0~ jub and housing num-
bers ~trre used fur this :analcsis becausc'008 jub number. acre un:tcail.tblr.
2-.,
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 6 H O V S I N G ELEMENT
TECHNICAL A P P E N D I R
FIGURE 2-2 PROJECTED JOB GROWTH, 2005-2020
lcalth, Educational and ltccrcatiunal Scnicc
financial and Profcssiunal Scn•ice
o
~ Retail
:!
~=+ \lanufacturing, ~C'holcsale and Transportation
Agricultural/Natural Rcsouccc
(~thcr
®Total Jobs in 2005
I A Total Additional Jobs in ?020
0 2,000 4,000 G,000 8,000 10,000 12,000
Number of Jobs
Source: Prnjr~ 1in~r.+ ZOOi: FOnldt/J for !!x San Frrmii~o Bdy And <0 1!x Y'nrr 2935, Association of Bay .bra
Governments, December 2t1UG.
Gatos is expected to increase, resultuag in more jobs per household and a potential
demand For more housing to accommodate these ne«~ jobs.
Figure 2-2 chars employment bt- sector for 200 and shows the projected increase
in jobs. The Health, Educational and Recreational Sector had the most jobs in Los
Gatos in ?00~ as well as the largest projected increase in jobs compared to other
sectors.r'
B. Househo/ds
11te household data in this section indude~ the current and projected number of
households in Los Gatos, the household size, and a breakdown of households b}•
r' 'I'hc I [ealth, L:dueational, and ltcercational Services Scenrr is dc6ncd br :\B.1G
as a urmbin:tti~m of several cla>sifications from the \nrth :\mcrican Industrial (aassiticatiun
S~•stem {\_\1(~S). This classit7caunn inclurlcs: Educati~rnal Srn~iees; I [calth Care and Sr~ci:il
:lssistancc; :\rt;, I{ntcrtainmcnt, and Rccrcation; :\ccommndatir,n and buod Services; anti
Chher Service>.
2-4
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P P E N D I R
'.H OL`S I t+G ;iEEDS ASSESSb1ENT
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.
1. Current and Projected Households
The 2000 U.S. Census estimated that there were 11,988 households in Los Gatos.
The majority of these households (61 percent) were family households, defined by-
the U.S. Census as households with ttvo or more persons who are related by birth,
marriage, or adoption. The majority- of non-family households (76 percent) were
individuals living alone. According to the California Department of Finance, there
are 12,636 total housing units in Los Gatos. From 2003 to 2020, ABAG projects
that the number of households in Los Gatos will increase by appro_Y.imately 5.3
percent to 12,820.E
2. Household Size
The average household size in Los Gatos is very stable, having remained at
approximately 2.3~ persons per household since 1990 and projected to remain
essentially the same until 2020.8
3. Households by Income Level
In 2005, the mean household income in Los Gatos was estimated to be $136,400,
which was the fifth highest household income in Santa Clara County-. _~B_~G
projects that mean household incomes in Los Gatos will increase to $1-1-1,800 by
2010 and $13,700 by 2015. Table 2-2 provides the mean household income for all
1~ incorporated cities and towns within Santa Clara County- in 200.
Table 2-3 lists maximum household income levels by household size. These
income levels are used by federal, Sstate and local programs to determine eligibility
for housing assistance in Los Gatos. These income levels are based on an area
median household income (_~JII) for Santa Clara County of $97,800 for a fanuh- of
four.
Using U.S. Census data, the U.S. Department of Housing and Urban Development
(HUD) develops housing data under the Comprehensive Housing :-lffordability-
~ Projections ?00': Forzcastt for the San Fran~rsco Bay Area to the ;+oar 203, Association
of Bay Area Government:, December 3006, page 191.
e Projections °00': Forecasts for the San Franrisca Bury Area to the Year?03~, :\ssociation
of Bay area Governments, December 2006, pages 180 and 183.
~ Projections °00~ : Forecasts for the San Francisco Bay Arco to the 7 tar 2035, Association
oEBav Arra Governments, December 3006, page 181.
2-5
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G E L E M E N T
T E C H N I CAL APPEND I X
Strate~t (Cf-L1~) for juridicdon~ elisihle for ! IC)\IE In~-r~tment Partnrr~htP~
(HC)\(h,~ program funds and Commuturt' De~-elopment Block Grant (CI~GI3,
funds. "1-hc E {U\f}: and CDBG programs, both administered 6t EIL-ll, arc federal
block grant pro~r:tms drat proridc funds for local affordable housing dc~-elopment
progr:uns. _lccorduig to CH.1S _'(?~ ~~ ~ data,'' the majorin of households ut I_os
Cato: ha~-c uuome le~-els greater than S~~ percent of _~\fI in Sanrt Clara Counh.
Lo~c-, ~-en~ lo~~-- and extremely lo« -income households comprise less than ~i ~
percent, or ~',~-}9 households, of all households in Los Gatos. _'cn estimated -.~
percent, or 900 out of the 11,90U total households, are considered extremelt- lo«--
income, ~~ith incomes belo~~- ?0 percent of _~\II. See Table ~--} for the breakdown
of luxueholds bt- uuome le~-el in I_os Gatos.
4. O~-erpay-ing Households
Sr:uc and federal agencies define an "o~-erpar-utg" household as one in «-hich more
than 3ti percent of annual income is spent on housing costs. _lccording to CE-L~S
~i100 data, approximateh 31 percent of all homeou-ners in Los Gatos, or '_,"110
households, and 3-} percent of all renters in Los Gatos, or 1,-1~~ households, arc
o~-erpa~-ing for their housutg.
t" l he I u~cn is u>inc nc~ nu rst recent data a~:til.thlc and rrc~,c.niics that a tlcrt•car
I I~~u<in~ I'Icmcnt eeclc rn:tc nrci3 to rcle un data that r can thr lti-erar ecclr ~.i the l .~. t.cn
su>.
-F,
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 6 H O U S I N G ELEMENT
T E C H N I CAL APPEND I X
`'_''`'-3LE L-~ 2005 MEAN HOUSEHOLD INCOMES, SANTA CLARA COUNTY
Rank
Cite/To~rtt bfean Estimated Household
Income in 2005
l Los =Vtos [ Iills S'G9,000
3 Saratoga S l 9U,"?00
-4 Lus.Vtos Sl-5,00
5 Los Gatos $136,400
G Palo _Vto 5133,100
' Cupertino S L5,800
8 Alor~ran [till 5104,000
9 Milpitas 599, 00
40 Sunm~•alc S9_?00
(t \[ount:rin \~ic~~- 590,300
1? San lose 539,300
li Santa Clam 58-4,800
l4 (ampbcll 583,900
1~ Gilrrn S 6,800
Gwrcc: Pnjr:~mnr _'~ili-: t ~r;;r:cr ~iirlLw J:rn Prvn~ra~ Ii<g .=1re:, m !lr }~r~rr_'r)i~, :\ssociation o[ Bac :\rca
Gocemmenes, llccctnbcr _'UUG, page 181-
~~hen broben do~~•n be household income let-el, the percentage of households
o~-erpacing u~ Los Gatos becomes more signihc;uu. _1 total of 1,14_' lo~e-er-income
households in Los Gatos, of «-hich ~4~ are Romeo«-ners and ~9~ are renters,
o~-erpa~- for their housing. _~ majonty~ of estremeh- lo~c-income and ~-en~ lo«--
income homeo~~•necs o~-erpa~- for their housing, «•liile a majority' of
2-~
TOWN C F L O S G A T O S
DRAFT 2 0 0 7- 2 0 1 d H O U S I N G E L E M E N T
T E C N N I CAL A P P E N D I X
_;,___ ~-_ FY 2OOB MA:{IML'M HOUSEHOLD INCOt~ LEVE:.S, SPS7TA CLARA
CCL'I~[T Y
Income
1 Person 2 Persons 3 Persons ~ Persons
E~rrcmclc Lrnt
~3fr~,,.\\If c„~i)i~ c~5•,UO S33.G~1i S31,R50
\~en Lo~c - ---
(~0".,.\>11 S3-,l~ti S-1~:1~0 5~-. 5i) SS3,050
t _o~~
(SO°o.A\II S~'L~+!~~ 54-.9~i0 ~-6.-}ilu _ - - SS~,900
~uurcc: Uct ucncnt of I Inu.uiU.ind l.'rban Dc~-cl~,~m<nt, II~~X_t~ lncomc Luiuts
_'.~_°_ L-~ HOUSEHOLDS BY INCOt~ LEVEL, 2000
Moderate
Extremely and Abo~•e
Loo• ~~en- Lo«- Lon' (80"/~ or
(30"/o A.~II) (50"io tL1fI) (80"/o AJII) Gre:Iter A~II) To[al
Number of
9111)
G--
--,
9,611 l1 ~Gn
I-iouseholds
Percent of
Households
Due n, v,c:n~im~. the Fcrccnu~~~ .i~, n"t a~'.~I uh to e~actlr l~X~ ~<rccnt.
;,,urc< fIi_l), r:urnFtthcnsnc lluusinL \f f~m.LtLc6tc Jtr.itrkn (CH.\~~, 'IHXI
estremelc loo--income, e-en loo-income, and loo--income renter households
o~-erl?ac for their housing in 1_os Gatos. Figure '-i slut~cs the percctuage of
homcooncr: and renters in Loc Gatos that are o~erP:r:inq for housing, bt-
houschold income k~~cl. 1 his mrasurentcnt helps determine o-hich households are
l.otentialh lackim~ housing th:u is affordable tc> their incvnu Iet cl.
-c
T O N N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 G HOUSING ELEMENT
TECHNICAL A P P E H D I R
H O U S I N G NEED 5 ASS E S S td E t1 T
FIGURE2-3 OVERPAYING HOUSEHOLDS BY INCOME LEVEL, 2000
cu
~s
c
v
> -.
O °
4. v
o N
v
~ c
~x
a
V
100°%
80%
GO%
40%
zo°i°
o°r°
Source: HUD, CE LAS, 2000.
Household Income Level
~ Owner ~
®Renter
5. Household Tenure
The majority of households in Los Gatos are owner-occupied. The 2000 li.S.
Census estimated that G5 percent, or 7,827 households, were owner-occupied, and
35 percent, or 4,161 households, were renter-occupied. according to CH_~S 2000
data, half of the 900 extremely low-income households ui 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 Counri• and
the state, Los Gatos has a higher percentage of homeowner units, with Santa Clara
County* at 59.8 percent and the Sstate at 56.9 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 Senior
• Persons aridi disabilities
2-9
Extremely Very Low Low Moderate and
Low .Above
T O N N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 2 4 H O U S I N G ELEMENT =
T E C H N I CAL A P P E N D I X
Special needs households arc genet:tll~' dcfrned br~ the CaGform:t Dep:utmrnt of
Hc;using and Conununit~: De~-elopment and must be specifirtll~ snal:-zed in
Housing Elements.
.1 re~-ic«' of mailable emplo~-ment data indicates that less than one percent of the
Los Gatos labor force is emploced in agricultural u-ork. T7terefore, farm «•orker
households are not specifically identit7ed as a group «-idr special needs in Los
Gatos.
a. Estremeh Lou--Income Households
_1s noted abo~-e, estremeh- lo~~--income households arc households defined as hay
utg incomes less than 30 percent of _1\II. The annu.rl income for an estremel-
lo«'-income household in Santa Clara County- is SJ1,S~t) or less for afour-person
household, as sho~~-n in Table_'-~. I-Iouseholds that are on Soci;d Security' Insur-
ance (SSr or disability' uvurance are n-picalle estrcmeh- lo«'-income households.
-~s sho~t-n in, Los Gatos had approsimateh- 900 estremeh- lo«--income households,
~chich is about -.~ percent of die toril number of households in Los Gatos, in
'000. _~ majorin• of both estremeh' lo~~'-income renters and o«•ners ut Los G:uos
arc oe-erpa~vig, li~-ing in o~-ercro~~•ded situations, or lacking kitchen or plumbing
facilities. Specificalh', -~ percent of estremelt' lou--income households in Los Ga-
tos are orerpa~ing for housing. Of all households in Los Gatos, approsimateh- ~-4
percent arc o~-erI?arulo for housing.
To project the housing needs for cstremeh- lou--income households, Los Gatos
assumes that ~0 percent of its Itl I\-1 for ~rrt' loo--income households (defined as
less than i~ i percent of .~\II; in Los Gatos is die estremelt- lour-income household
n~:c~l. Los Gatos's RI [\-~, described ut more detail in
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL APPEND Z X
`P=~~? L-J HOUSING NEEDS FOR EXTREMELY LOW-INCOME HOUSEHOLDS
Renters On-ners Total
'Coral \umber of listrcmch• Loin-Income ~~~ -131 900
I fouscltolJs
Pcrcent with :1m I [~ losing Problem:' -0.~" a 80.0° ° ~3?° o
Pcrcent with Cosr tiurdcn'~ of 30°'0 or
G3.9°'0 80.0° ° -, 0° o
Grrarer of Income
Percent with Cost Burden" of 30° o nr
Greater of Income 3G.G° o --1.1° o Gi3° o
• "I lousing problim;" is dinned be 1 {L'D as a cost burden ~rcutir [han iU percent of .\\II (ot'erpay-
ing): more than one person per room, cscluding badrrootm- and kitchen, (ocircro«~din~; and/or hous-
ingwithout a eomplite kitchen or plumbing facilities.
n "Cost burden" is dinned be 10.'D .v; the portion of a household's total gross income that is spent on
housing costs.
~ourcc: 1 [CU, (:I I-\~,'_tttNl.
Chapter 3 of this Technical .appendix, estimates a need of 1~-1 units affordable at
the very- low-uicome level; consequendv, die To~en's projected need Eor estremel_t-
low-income households would be -- units.
To address the range of needs for estremeh- low-income household:, I_os Gatos
supports and makes referrals to die Housing _~uthonn- of die Countt• of Santt
Clara, ~t•luch adtnitusters Section 8 ~-ouchers, \\'elfare-to.\\~or6 ~-ouchers, the Fam-
ilt- Self-Sufhcienc~- Program, and public housing. More uiformation on these pro-
grams can be found in Chapter .i under Section D?, Santa Clara Counn• Resources.
_~dditionall~-, the Toren has included a police and actions to further address die
housing needs of estremeh• loge-income households in I_os Gatos. Lnder Pohc~-
HOL-L3, the Town «ill wor6 «idt its Redevelopment -~genct- to develop housing
drat is affordable to extremeh~ low--income households. L-nder -~crion HO>r-1.~,
the Toren will work uidt affordable housing developers on an annual basis, pro~-ide
expedited permit processing, identih- funding opportttnities, and provide other
incentives similar to utcentiees developed under the -affordable I-Iousing Overlat-
Zone (_1HOZ) under _~ction HOt-~.1. L-nder _~ction 1-IOL'-1.G, the To«-n ~~ill
dedicate a percentage of die Redevelopment _~genc~-'s Housing Set-_lside Funds to
dte development of housing affordable to estremeh- low-income households.
-~1
T O W N O F LOS G A T O S
G R A F T 2 0 0 7- 2 0 1 4 H O U S 127 G E L E M E N T
T E C H 27 i CAL A P P E N D I A
b. F[~_>nteless Population.
f [omelessness is an issue of signiticant concern in Santa Clara County'. Santa Clar.t
Cotmn' conducts the Santa Clara f iomeiess Census and Sun-et', which is a report of
a pout[-in-time count, includin; comprehensit'e, qualit:ui~'e inter~-ie~~'s of homeless
perscros in the COUft['.". -I ltc Los Gatos f Iousutg Element update references the
2110- Santa Clara Counts' FIomele>s Census and Sun-et."
In 2t~i ~-, the Santa Clar:t County- 1-{omeless Census and Sun-et''s point in-ume
cotuu estimated that ~,lt~l homeless persons li~-ed on the street and 2,101 homeless
people heed nt shelters and tr,utsitiona] housing, for a total of ',20_ homeless
persons in the county-. Santa Clara County- estimates that dtere ~cere approsim:ueh-
IS,iNUj persons ~c-ho ~~•ere homeless at some point during '_UOG." \\ltile the
homeless population is o~-er~chehningh male (approvmatelr ''0 percent), this
population is racialh''ethfticallt- die-erne. Figure 2--1 pro~-ides a breakdo~t-n of dte
estimated homeless population in Sanet Clara County- b~ race 'ethnicity. Compared
to the cice,'ethnicin- of the total population of Los Gatos as estimated bt- the "_'000
L-.S. Census and described in Section -\._' of this chapter, the homeless population
is much more diverse than dte tortl population of Los Gatos. Oyer SO percent of
dte totil population ut Los Gatos is estimated to be \l"kite, n-bile ortlr 3~ percent of
the homeless population in Santa Clara Counn•, as sho«-n in Figure 2-~, is
estimated to be \\hite. -~pprosim:ueh' S percent of the total population of Los
Gatos is estimated to be Elispanic!Latuto, «-hile approsimarely .'
t~ 'l he_'U09 pint-in-time h~~mclr>s census uas eunJuctc~l ut Luru:tn _'nUrt. Rc-
sults an :uuicip.ucd of be abet publican,n of this rcp~ art.
t' ~I)~- -S'.rnl~r C%rr:r Cnnrdt ll~mtlrt; Ctrr.irrs vurl SrrRr2. Cuunrc of ~.tnrt caara .m.l
.\pplied ~uncc ]tr.'carch. _'Utl-, paLr ~
_-.2
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O V S I N G ELEMENT
TECHNICAL A P P E N D I%
H O U S I :! G N E c D S A S S E S S i•1 c ti T
Figure 2-4 Homeless Population by Race/Ethnicity in Santa Clara County, 2007
Asian/Pacific
Islander
6%
Other
10%
African-
American/
Black
??%
Hispanic/
- Latino
27%
White
3~%
\ore: "Other" includes .lrrterican Indian, Alaskan Nati~-e and persons of multiple races/ethnicities.
Source: Santa Clara Counn• f{omeless Census and Sun-e}~, ?007.
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, ~y-hile more than 20 percent of the homeless population in
Santa Clara Counn• is estimated to be Black.
According to the 2007 Santa Clara Counn- Homeless Census and Sun•ey,
approsi.mately 80 percent of die homeless population in Santa Clara County is
unemployed.l} Approximately one-third of the homeless in Santa Clara County
reported job loss or unemplocment as the reason for their homelessness. The
second major reason cited was alcohol or drug abuse. Other reasons for
homelessness in Santa Clara Counn- include incarceration, domestic ~-iolence,
illness or medical problems, and mental health issues.
The 2007 Santa Clara Counn• Homeless Census and Sure-et• estimated that there
were 30 homeless persons in Los Gatos, specifically, 1G of which a-ere unsheltered
13 ?00% Santa Clara Co~utt~~ Hou~elecr Cenrns anti Sun~J~, County of Santa Clara and
applied Sun~ey Research, ?00~, page 9.
2-13
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O tl S I N G ELEMENT
T E C H N I CAL A P P E N D I X
..OUS ? NG ..E c., ~ AS S ~ _ 5..~., .
individuals and l~ of which lived in cars, recreational vehicles or vans or outdoor
encampments. The number of homeless persons in Los Gatos represents less than
0.~ percent of the total point-in-time count of homeless persons in Santa Clara
County-." The Los Gatos Police Department confirms drat the number of home-
less persons in Los Gatos as estimated bt• the 200 % County- 1-Iomeless Census and
Sun•ey remains an accurate estimate for the Town. ~'
i. AuailaGle l~~orrrcer for tl~e Hanrele.ir
Los Gatos currently does not hate anp emergency or transitional shelters widin
town limits. Instead, the Town contributes funds in support of shelters under the
auspices of die County's Continuum of Care strateg}-. The Countt-'s Continuum of
Care approach includes prevention services, permanent affordable housing and the
provision of emergenct• shelters and the--pr-eFisiea~€ transitional housin
. _ , _ The To«m of Los Gatos has contributed CDBG
funds toward construction costs For HomeSafe and the Sobrato Living Center in
Santa Clara. Bodt of these facilities provide emergency, transitional and permanent
affordable housing opportunities available to the Los Gatos communitt•.
_~dditional limited resources prodded bt- the Town include food and shelter
vouchers from die Salvation .~rmt- as ~e•ell as food pantries at local churches,
including St. Jlan-'s and St. Luke's and Cah-an• Church.
ii. Site and Zoning Aegrrir2nrerrtr
Los Gatos has three tt-pes of residential care facilities, defined b}• 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 die housuig needs of
homeless individuals. These n•pes of residential care facilides include_ (1) a "small
familt• home" located in the licensee's home, ~ylich provides care for up to six
persons; (2) a "large family home" located in die licensee's home, w•lich provides
care for seven to hvelve children or seven to nveh-e adults; and (3) a "group
home," ~yhich is a residential care facilin• that generally provides services for a
group of adtilts or children needing or wanting care or supervision. Small family
home residential care facilides are allowed in all residential zoning districts except
die Mobile Home Residential zone (R~(1-l). Large farnil}~ home and group home
residential care fuilities require a conditional use permit for all residential districts.
~~ "300- Santa Clara Counn~ f Iumclcs. (:cows anr3 Survec," Counn• of tianta
Clara an~i :\pplicd Survey Research, 300-, pale 33.
~' Captain Dave Gravel, 1.~~ Gans Police Deparnnent, personal cr~mmunicati~xr
~airh DC&li, C)ctobcr 33. 3003.
2-'_~
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P P E N D I X
H O U S I N G CI E E D S ASS- S S }: c N T
Bzcause Based on California Health and Safety Code Section 1566.3 which
requires that all licensed residential care facilities for sip or less persons be allowed
by-right in all residential districts, the Housing Element includes lActions HOU-6.9
and HOU-6.10, ~~•hich direct amending the Town Code definirions for "small
family home residential care facility" and "group home" to be consistent with
~s_tate law.
e Los Gatos also proposed to ~~~ --~~'-: -- . ' ' ' ' '
'_'`'''~ •''"'_~~ "°'''°>'''~ ~''"""' `""" '- '~ amend its g Town Code to allow
an emergency shelter by right in the Controlled Manufacturing (C~l) zoning district
consistent with Senate Bill ?. This zone comprises approximately 57 acres of land
located primaril}' along A~'inchester Boulevard, Lark venue, and University ~1ve-
nue. Of the 57 acres designated in the C\I zone, approximately 2 acres are vacant,
on parcels less than one acre in size.' Of the non-vacant sites in the C:\I zoning
district, the average parcel size is approximately 2.5 acres. .All sites in the CM zone
are within approximately 05 miles of the future `'asona Light Rail station, goods
and services, and tlie-e~tis~cg El Camino Hospital of Los Gatos. .ill of these sites
are along or in proximit}- to ~'T_A Community Bus Route 48, which extends From
the ~°I'_A Light Rail AA~inchester Station to the Los Gatos Civic Center with a stop
at the El Camino Hospital of Los Gatos.
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 L5 persons per room are considered severely overcrowded. In Los
Gatos, 312 households, or 2.6 percent of the total number of households, are
overcrowded.t' approximately 40 percent of these overcrowded households are
severely overcrowded. The majorite- of overcrowded and severel}- overcro~cded
households in Los Gatos - 239 households -are renter-occupied.18
The U.S. Census defines a large famil}• household as a household with five or more
persons. ~-pproximatel}- 6.•1 percent of Los Gatos households, or 760 households,
are large family households.' .Approximately tllree-quarters of these large family
households, or 567 households, are homeowners. Typically, large family renter
households are more likely to be overcrowded because of the limited availability- of
~~ Count}' of Santa Clara, Town of Los Gatos :\ssessor Parcel Data, 2006.
t' U.S. Census, 2000.
to U.S. Census, 2000.
'~ CI [.\S, 2000.
2-15
T O W N O F L O S G A T O S
D P. A F T 2 0 0 7- 2 0 1 4 H O L' S I N G E L E M E N T
T E C H N I C A L APPEND I X
appropriatelt sized rental housing. l3ecause most of the large f.rmilt households ut
Los Gatos are o~tner-occupied, otercro~tdin2 does not seem to be a significant
problem for the to~tn.
d. dins>le-Parent Household;
Single-parent households are families a-ith either a male or female head of
household and children under 1S gears of age. Single-parent household: are more
hkelt to be tttlnerable to the housing marker, their single household income cut
affect their ability- to afford a home. Of all family households in Los Gatos that
consist of married couples, about ? percent hate incomes belo~t the poterty letel.
Of the sutgle-parent households, 1 i percent hate incomes below- the potern-
let-el.'" the statistics hate changed ten- little from 1991) Census data reg:trdin~
famih households belo~t the potern• letel.
_-\ccording to the 2t1fi0 t`.S. Census, single-parent households represent G11
households, or about 19 percent of house!olds Stith farttihes in Los Gatos. The
majorin~ of these single-parent households, -l9~ households, hate a female head of
household.
e. Senior Households
:\: of_'i108, ~,fi_'.i persons aye G~ or oter represent the seruor population residutg
itt Los Gatos.=~ Ot all households in Los Gatos, approsimateh~ ~'~ percent, or
~',SGii households, hae-e at least one or more seniors." =1lmost -~ percent of all
senior households in Lns Gatos are homeo~e-ners, ~thich is an almost ]0 percent
incre:ue from the G9 percent senior homeo~tner households idcntitied in the 1990
L'.S. (:ensus.
Seteral detelopments, sho~tn in -Tahk '-G, currcnth proe-ide housing for lo~tcr
incornc senior person: in Los Gatos.
E E Iouselutlds ttith Persons Stith Disabihucs
.\ccordutg to the ?iltlil l'.S. Census, appro~unatclt G.- percent of the population in
I.os Gatos, or 1,--G persons, hate a disahltty that is either mental or pht sirtl and
that affects []rely mobility- or self-care. .~pprosimsteit i~- percent of these persons
hate a disahihty- that affects their abihn- to Mork.
-" L .ti. Census, ?000.
=~ C:11.\~ .i.ua. ~u0u.
_-'r
TOWN O F L O S G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING E L E M E N T
T E C H N I C A L A P P E N D I X
General support sen-ices for the disabled are a~-ailable through the San _~ndreas
Regional Center, a communiR--based, nonprobt organization for Santa Chira
Countt• that is located north of Los Gatos in the Cin• of Campbell. hlou•e~-er, this
Center does not pro~-ide housing cost support. The cost of housing is prohibiti~-eh-
ezpensi~-e for those on Supplemental Security- Income (SS1), ~rluch prodded an
a~-erage of jg00 to j900 per month Eor indicidu:tls ~~-ith disabilities in ?00~ to ?003.
TOW V O F LOS G A T O S
D R A F T 2 0 0 7- 2 0 1 Q H O U S I N G E L E M. E N T
T E C H N I CAL A P P E N D I X
--_ _= t - _ P.= r^O.°.O?.B:.E SENIOR HOUSING ~ JUNE ZOO S
Number
Name Address of Units Eli~ibilin-
11C U Section S,
\ ilia \ as~_u,.t GAG \\. Parr .\crnuc 10 J~ .I~+i tncvatc
prr per>nn
1 „tc- anJ
1.,,sC~atnsFourplc~ '~I-~~ \iculsun.lccnur -t nn,deratc-inc~xnr
~rni~ ors
1 hC -1 cfC3CC~ Ot
S00 Bluss~xn hill Rc,a~i
~9
30"•, .,f .1\[1
{.~,s Gams
Hl~~ss~nn IGII 11390131~,s>~mt 1[111 Road ~ 3~°•~ ~rf.A\(I
.\nnc \\ .lc 1 S~ .\nnc \\ :tc ~ 3~" o of .U11
The follo«-ing Est presents a~-ailable resources for persons ~~idt disabihties in Los
Gatos.
• Silicon ~"alley- Independent Lirin~ Center: \Ltin Office, ~3itG Zanker
Road, San Iose, C.1 91131. '1 he Silicon \"allot- Independent Li~-ing Center is a
non-pro fir corporation that provides eomprehensi~-e sen-iees for persons ~t{th
a ~'ariet~.~ of dis:rbihties. 11uir sen-ices utclude counseling, hou>in~ referral ant}
placement, independent lit-ing shills training anti other ser~-ice>.
A[enCtl Health Ads or.LCt- Project.. La«• Foundation of Silicon \~allet~. l 1 l
\\~. .tint John ``tree[, ``trite 313, San lose, C.\ 93111. Sorted in 19 8 bt~ the
I.:nc I~oundauon of Silicon \~stllct', dte \[ental f [c:tlth .ldeocact Project is dte
onlc lcg:tl assiscuue organization in S:uua Clara Counn prot-iding legal
scr~ ices speci5calh- for persons ~~ith disabilities. Thetr sen-ices include
pru~idin~~ assistance Stith public benefit: such as SSI; addressing housing
issues sue}t as Ct'ICll0115; dtscrlminatlr_,tt and complaints associate[{ ttirh housing
.those and nc~~le~r. I:uttll+,rd ten.tnt contZtcts :tnd h:tbir_tbilin_ ; and pro~'idtn;~
genrr:d technical assist.lnce to housutg and sen~ice prof-idcrs for persons t~-ith
dls:tbilitie<.
• Shelter Plus Care Protiram:- FIousing .luthorin of the County of Santa
(tiara, ~~'~ \\ r<t lult.tn ~trrrt, ~.tn l~ts~•, (..\ ')al lit. ~Iltc Shelter Plug (_arr Pro-
gram, a [ iI_~1~ pn,gram admintsterct[ br~ the 11,>usin-, authority of thr Cottnn'
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P P E N D I X
of Santa Clara (ELICSC), pro~-ides rental assistance in conjunction kith sup-
poru~-e ser~-ices for homeless persons ~~ith disabilities.
C. Housing Stock
Tlus section describes housing conditions in Los Gatos and includes a discussion
of howing tt-pes, ~-acanc~- rates, and homeo~~-nerslup and rental costs. Because data
are obtained from se~•eral sources, includutg dte L'.S. Census and the Srate of
California Department of Finance, data referenced in this chapter «ill ~ ~an- sligluh-.
1. Housing Units by T~•pe
_lccording to the California Department of Futance, there are 1?,9~? total housing
units in Los Gatos in ?008.'-t ~pprositnateh• ?0 percent, or 9,013 units, are single-
famil~, units. -~ppro~imatel- one-fifth of these units are single-fantih- attached
units, ~~•hich includes condominiums and to~rnhouses. _~ppro~imateh~ 2~ percent,
or ?,880 units, of all housing struts in Los Gatos are multi-family, ~~-ltich utcludes
structures with fire or more ttnitn. The rem:tinvtg 8 percent, or 1,09 units, include
multi-family housutg stntctures dial hate n~-o to four units and a small number of
mobile homes. Figure '?-~ sho~~•s the housing stock be n-pe.
2. Vacancc Rates
The ~-:tcancc rate is defused be dte percentage of units drat are eacant and/or for
sale or For rent at a gi~-en time, _~ ~-acanc~- rate of 3 percent or less for for-sale units
and a t-acanct- rate of ~ percent or less for rental units are considered
'} Statc cif (:alif~mua, Dr~aruncnt ~rf I~insnre l'upulau<~n anJ [ luu~in~ 1~:>timatc~,
C:-~,)anuan 1, 3008.
2-ly
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING E L E M E N T
TECHNICAL A P P E N D I A
c 0 _ C! G ~~ c_ D _ .. o S E 5 5 :C ... _
100°0
Y
'J
'J.
`L 8U°b
G
~. GO°'a
C
F 40a~u
0
c~
n
e ~Oa,°
:!
J
,J
~' o0/Q
FIGURE2-5 HOUSING STOCK BY TYPE, J4NUARY 2008
7%
Single-Pamilc il[ulti-Family- it[ulti-Pamily~ Mobile Homes
(~ or more units) (? to ~ units)
Housing Type
source: Mate of California, Department o[ Finance Population and Housing Estimates, F_-S, Januan• 1,
~UUB.
low ~-acanc}- rates. Low ~-acanct• rates t<-picall~- indicate strong demand for housing
in a community-.
_~ccording to the ?000 L`.S. Census, Los Gatos has an o~-erall 3.1 percent eacancc
rate. .1 majority of these ~-acant units (-~ percent) are rental units.
3. Age of Housing Stock
_~ccording to the ?000 L.S. Census, almost one-durd of the housing units in Los
Gatos ~c-ere built in the 19GOs. --mother one-Hurd of the housing u-as built before
1960. Table_'-, provides the full age distribution of die housing stock in Los
Giros.
4. Housing Conditions
O~-erall, the housing stock of Los Gatos is in good condition, and few areas require
reconstruction or rehabilitation. The last comprehensi~-e housing
2-20
T O R N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P P E N D I R
H O U S I N G N E E D S A S S c S S M E :7 T
TABLE 2-~ AGE OF HOUSING STOCK, AS OF MARCH 2000
Year Built Number of Units Percent of Total
1949 or earlier 2.129 t~°i
1`J~U to t'J~~J 1,767 14%
1960 to 1969 3,599 29%
1970 to t 979 3,018 24%
1980 to 1989 1,089 9%
1990 to ?000 $p8 70'0
Total 12,404
Source: U.S. Census. 2U1~.
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 in Los Gatos
is in need of rehabilitation. according to Town building inspectors, this percentage
remains an accurate estimate of the number of units in need of rehabilitation to-
day.'-; ~~ccording to the Town's Building Department, most aging housing stock
vas rebuilt after the 1989 Loma Prieta Earthquake.'-' Much of the older housing
stock is also located near the downtown area and is-mostly ~ - . with-
in the redevelopment project area, which has invested funds in rehabilitating and
building new housing in the project area. The Los Gatos housing market continues
to have a high purchase and resale demand.'-~
5. Housing Affordability
In general, the cost of a home has increased signi&cantlJ= in Los Gatos in recent
years. Homeownership and rental costs in Los Gatos continue to be some of the
highest in Santa Clara Couni<•.
'-~ :lnthonJ• Ghioai, Builriing Official, Town of Los Gatos, person: communica-
tion with ~Y'endie Rooney, Community Development Duector, Town of Los Gatos, March
~', X010.
'-' :lnthom• Ghiossi, Building Oft7cial, Town of Los Gatos, personal communica-
tion with DC&E, \ovember 3, 3008.
'~ .lnthony Ghiossi, Buihiing Official, Town of Los Gatos, personal communica-
tion with DC&cE, `ovember 3, 2008.
2-21
TOW 27 O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S S N G E L E M E N T
T E C H N I CAL A P P E N D I X
a. I Iomeounersltip Costs
I lousing prices arc high in Los Gams. Ot-er half of all o~tner-occupied homes ut
Los Gatos are ~-:ilued ar one million dollars or more= Dcspire the recent
economic dot nntrn, Los Gatos contuntes to h:n~e some of the ht~~he,t home prices
ut S.utt:t Clara Counn-.
'I-he current medt:ut price for a home itt Los Gatos is S1 million, placing Lo: G:tros
ut second place (with Cupertitto) for the highest median home sale; price ut Santa
Clara Counn-, beltirtd Los _~ltos.'" _~> of December ?I'il)S, DataQuick reports that
the median price of Los Gatos has dropped be almost 30 percent since December
201 t-, «hen it ~c:ts S 1-~ million and the third highest price in the counn . 'I able'-g
pro~-ides a summon of median home sales prices in S:mt:t Clara Countt-.
b. Rental Costs
In general, renrd costs in Los Gttos ha~-e gone dou-n since ?001. The prenous
housing element for Los Gatos indicated that the a~-erage rent per mondt in Los
Gatos itt ~Ut~l u-as Sl,8S?, a _'- percent increase from that of 1999. -lccording to a
recent sur~-et- of online rental listings a1 Los Gatos, the a~•ertge rent per month in
Lo: Gatos in ?tIOS is 51,690. The pre~-ioush~ high ae-erage rent in '_'001 coincides
.nth the height of the "dot-com" boom, ~e~hich greath• affected dte Silicon ~-:illet-
housing market. Table ~-9 pro~-ides current a~-crage rents in Los Gatos. Current
rents for none-bedroom and nto-bedroom,'one bath unit arc comparable to the
rents pro~-idcd in the pre~-ious
=s D~it~>rini..(: R,~~+lfrR71,~ \arecr. Calit~,rn7.7 11„ntr `alt 1'ricc \Ic~lians be (:ounr, anJ
tan. Ucccmb~~r ~nn~. llr 7\c~c~.cnnt.
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
T E C H N I C A L A P P E N D I X
HDUS I;IG .~ E EDS ASS 85 SuE:IT
TABLE 2-H MEDIAN HOME SALES PRICESr
DECEMBER 2OOB SANTA CLARA COUNTY,
County/City
# Sold in
Dec. 2008
December
2008
December
2007 Change in
Price,
2007 to 2008
Losr~lto~ 11 $1,~-13,000 SI,Gl~,000 7.8
Los Gatos 23 $1,000,000 51,400,000 (28.G)
Cupertino li 51,000,000 S1,100,000 (9.1)
San lfartin 5 $786,000 $893,500 (11.9)
Saratoga 13 $750,000 $1,563,500 (53.0)
ivlountain ~'icw 29 $70D,000 $730,000 (4.1)
Campbell 35 $630,000 $715,000 (11.9)
Sunnwale 37 5599,000 $70G,000 (15.3}
Santa Clara 52 $-170,00 SG23,7~0 (?-4.G)
[organ I Lill 47 $460,000 SG-13,500 (28.4)
AGlpitas 39 S-43,000 S~G3,500 (32.8)
San Jose 76-4 $390,000 SG?5,000 (37.6)
Palo alto 9 $385,000 51,179,000 (67.4)
Gilroy 55 $375,000 5605,750 (38.1)
Santa Clara County 1,134 5-430,000 $GG-4,000 (35.3)
Note: Data for the City of :\(onte Sereno is not a~'ailable from this source.
Source: Ddlr~ni<k Rrul E~l~lr \~ru:r, http://n~~~c.DQNeu•:.com, accessed Februsn ~, 2009
Housing Element update. It is likely that the proportion of newer, one bedroom
units is higher than that of older rvo-bedroom units on the market, which could
dri~•e a the cost ofone-bedroom units in Los Gatos tp.
2-23
T O R N O F LOS G A T O S
D R A F T 2 0 C 7- 2 0 1 4 H O Ii S I N G E L E M E N T
T E C H N i C i. ~ A F F E 27 O I X
_.._-._ ~-:~ AvE~AGL MULTI-FAMILY RF.:ITA~, CosTs, 2008
Bedroom Sizc Average Alontl
l tnc Licdn~,~nt S1.-lJ-.
Tuv licdronm C1nc bath S1,-t-'-i
'hu•o Bctlr~~nm " 1\~u li:tth S'.?I)U
Rent
(Utectll .\cers}~e \Iunthk Rent S1,G90
' 'Che a~ crag murthlc rent inr one-be~3rnum unus is ewmatcd h:ucJ on a ~~ c~~hteJ a~ cr.ter ut nCR or
niu'k remcnicle.3 une-bedrooms anc3 older one-bedn;nm: on the market in l.us G trs I[ i~ csamate~3
that ~U ~crc~nt u( ore-bedrooms eurrrntle un the rrtrrkct to Lo: Gatos ar nee or nc~~h remodeled
um G.
`outer Cram: iscor~, :\Partmcnts.cum
c. O~-erall I lowing _~ffordabilin-
Tahle ~-10 anah~zcs the affordabilin- of housing ui Los Gatos based on ''iiOS EIL-D
Income Limit;.
_..__~ 2-- ~ HOUSEHOLD INCOMES AND AFP'CRDABZLITY, 2008
Affordable
Housing A~-erage Affordable
Income Pacment Alonthh- Single-
Le~•el for (30'0 of Rcnt Famih~
4-Petson 1\Ionthh~ hlonthl~ (51,690[') Home Sales
Household Income' Income) Affordable? Price
I atrcmc h 1.~ ~,.c `~ GSA S33i \,, S I'_0 (f011
Inctmu
\cn I„~~ S-1.~_I St.t--t \~~ S"'Onnr_)li
Inn>tnc
I .,a Ini itmc. S-!1-~ S'. i~ti l~es C.i'; (100
'~twt~H~'D1tu~nn~l.onus[~,r-F-~crsonhuu>ehul~.iic~Jc~1b~ 1't~idcterminrm,~ntiiisnu,imc
t' .\~eraLr monthi~ rent ~~ calculated b:ucd nn s sunec of rent.rl Lsun~~ as sh,t~;n m Table '-~
hsnma[c nu3nd~d ancf basal un m~,nthlc uuomc otth lit ~encnt du~rn pacmcm .tnd in-year
.urn,ro~cd loan, utth an allowance b.r [ayes anJ uisur.tnc.
3 PROJECTED HOUSING NEEDS
This chapter describes the number of housing units that must be built, renovated
or conserved in order to meet the current and future housing needs in Los Gatos.
A. Rebaional Housrng Needs Allocation
State law rewires Regional governments to estimate and
allocate the number of housing units needed among each member community.
This estimated number of housing units is called the Regional Housing Needs
.-lllocation (RI-Lti ~) and is b-=Q~-~~~2 categorized 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 Urea counties that is
represented by the association of Bay area Governments (.~BaG). aBaG
estimates the total Rl-L~;a for Los Gatos to be 562 housing units for the planning
period starting July 1, 2007 and ending June 30, 2014. Table 3-1 provides the
RI-~_~ by income level for Los Gatos.
B. RHNA Adjusted New Construction Need for 2009-2014 Planning Period
The Town's previous Housing Element update covered the planning period ending
June 30, 2007. according to HCD regulations, housing developments that were
not counted toward the previous Housing Element and that were built, under con-
struction and/or approved after Januan- 1, 2007 and before submission of the cur-
rent Housing Element by June 3Q 2009 can be counted toward an adjusted Rf-L~;_~
for the 2007 to 2014 planning period. Table 3-2 below lists all housing develop-
ments not counted toward the previous Housing Element and built, under con-
struction and/or approved behveen January 1, 2007 and June 30, 2009.
as shown in Table 3-2, 32 total units were built, under construction and/or ap-
proved between the precious Housing Element planning period and the
3-1
TOWN O F L O S G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O iJ S I N G E L E M E N T
T E C H N I CAL A P P E N D I X
r~3_~ =-_ RHNA BY INCC2-~ LEVEL, 2~~7-214
Housing Need Percent of
(Number of Total Housing
Income Categon• Housing Units) Need
I aca•mrlr Lo~c Income -_ l.i.-" ~,
13.-'v
(31 "~ to ~0° ~~ .A \ [ I
Lrnc Income
1QI~i
t- ~~~ ~~
r51°•o to 80°0 _A\[I
\Iodcratr ]ncomc
1 ~?
31.,°
:\buc~ \fu~crarc Inc~,mc 186 33.1°~~
Total 562 100.0%
' .1\[I, or .\rrl ~(edian Inenmc, is ba~e1 on 8[:tte of Cslifumi:r deficuuun:.
current planning period starting julc 1, 2009. Table 3-~ adjusts the R[I\_1 to ac-
count for the units listed in Table 3-_'.
C. Conserr~~tion ofAr-Risk Housing Units
_\s reytured b~- State fart-, Housutg Elements must address the issue of e~istutg
affordable and other subsidized housutg det-elopments that are at risk of
com-ersion to market-rate housutg within the nest 10 t~cars. Housing units that are
subject to the termination of a got-ernmenr subside program or the terttturation of
rental restrictions are considered at-risk units. ~habk• .i--f hsts all subsidized units in
Los Gatos from 210- to 201-. this iIn•enton~ indicates the npe of gocernmenrtl
assistance receit-ed, the potential date of eont-ersion to market-rate and the u>rtl
number of senior housing units that could potenti:tlh be lost, if am~, from each
development. l~or each detelopment, Table --1 indicates trhether each housing
unit is at risk of cont-crsion ot-er the nest ten tears, which inrludcs the current and
s~hsrcluent rite tear I lousing F.lrment planning periods.
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
T E C H N I CAL A P P E N D I R
TA3LG d-L HOUSING UNITS BUILT, UNDER CONSTRUCTION, AND~OR APPROVED, JANUARY L, 2007 -
JUNE 3 0, 2 0 0 9
Number of Units be Income Le~•el
Total Very Above
Project Name Status Units Lon- Low- Moderate Moderate Affordability'
?3' .~lmendra .\~"c. -~ppr(n-ed 1 0 0 0 1 Market rate
3•+3 .\Imendra :\vc. .\pproved 1 0 0 0 l J[arket rate
80 Resen~oir Rd. ~ nd`r 1 0 0 0 l \farkct rate
Construction
90 Resen'oir Rd. l~ndrr 1 0 0 0 1 ~[arket rate
Construction
loo Reser~'oir Rd. l~ndcr 1 0 0 0 I \farkct rate
Comtn~ction
110 Reservoir Rd. t_ nd`r 1 0 0 0 1 `farkct rate
Construction
1~t330 Blossom I Iill \pprovcd 1 0 0 0 1 ~I:uket rate
Rd.
20103 Foster Rd. .lpproced l 0 0 0 1 \Lirket rate
16-iGl S. Kennedy-
Rd. \pproced 1 0 0 0 1 \farkct rate
~2 Oak [Jill \~'at• :\pprovcd I 0 0 0 t ~[arket rate
1 i? Isabella (a. :lppro~•ed 1 0 0 0 t Market rate
118 hover ~C. \ppro~-ed 1 O 0 0 1 \farkct Cate
'_1 ~ Bean .\rc. :\ppnn-cd 1 0 0 0 l Jlarkct rate
l3"_'?3 Suvieu" Rd. .\pprrn•cd 1 0 0 0 1 \farkct rate
13-00 Shadv ].n. :\pproved 1 0 0 0 1 \farkct rate
1Gl 1 1 Kcnnedv Kd. LndcC 1 0 0 0 1 \farkct rate
• Construction
1G~'~ I:ennedv Rd. \ppro~-ed 1 0 0 0 l \farkct rau
1G330 i~.ngleu•ood
_1 vc. Built 1 0 0 0 1 \L,rket rate
1-10 Cleland :\ve. .lpprovcd 1 0 0 0 I \Ltrket rate
<-Z
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 0 H O V S I N G E L E M E N T
T E C H N I CAL APPEND I X
_.-.-:__ ..-_ Y.OUSIau UNITS BUI?.T, UNDER CONSTRUCTION, AND~OR APPROVED, JANUARY Z, 2007
- J[rr' 30, 2009 ~_..__..__-
Dumber of Units b~- Income Le~'el
Total d'en' Abo~-e
Project I`ame Status units Lo«• Lo«- I1loderate Afoderate Alfordabilit~-
1~3?9 \lulbcrrc hr. :\~[~rucr:i 1 0 0 0 I \larkct r.trc
1 »3S Corinne Dr. Cumtructed 1 0 0 0 1 \Iurket rate
1G3~- C:hiyuira .lee. l nscr
I
0
0
0 1
\larkct rate
Con>tntetion ___
1G010 5tephcnic RJ. Cndrr 1 0 0 1
0 Jlarket rate
Con~tnrctinn
j90 \Gm[crc~•
1~•e. C•nr3cr
1
0
0
0 l
\Isrkct rate
. Cun~tructic;n
1-19 Car~iin:il l.n_ Ruilt 1 0 0 0 1 \larkct rate
350 Pinrhurt .1ce. Fiuilt 1 0 0 0 l \larkct talc
-
1G333Io~Ping\\~r' L~nrlcr 1 0 0 0 1 \larkct rate
Conaructi~m
4G0 \Iontcrcc .\cc. Cndcr
1
0
0
0 1
\Isrkct talc
Con>truction
X1-4 Sun Bctuto .\~•c. :\(aprocccl 1 0 0 0 1 Jlarket rate
1G3G3 Leroc .\~-e. C_•nacr
1
0
0
0 1
\larkct rate
Con>tnrcticm
'?30 \\'nn~3cd \~ie~~' L•nc3er l 0 0 0 1 \l.trket rate
llr. C<m>rruction
] ~ I ~(i \Itll Rtsc \\ s \h~r~ ~\ Cll 1 0 0 0 1 \lurker rare
Total 32 0 0 0 32
- ,
TOWN O F LOS GAT 0 S
DRAFT 2 0 0 7- 2 0 1 4 HODS I N G ELEMENT
T E C H N I CAL APPEND I X
i~3~= 3-.S ADJUSTED RHNA FOR 2007-2014 PLANNING PERIOD
A B (A minus B)
Units Built,
Under
New Construction
Construction and/or
Income Need Approved since
Categon- (RHNA) Jan. 1, 2007 Adjusted RHNA
E•:xtrcmely f.o~r -- 0 -,
t-cn• Lo~~• -_ 0 -,
Lo«~ 100 0 100
~[odcrarc 133 ~ ] ~0
Above \Eoderatc 13G 39 1~~
Total Units 562 41 521
Current]-, ~"illa ~"axon;t is the onlt~ propern- at risk of conversion to market rate
within the 200^-201, planning period. ~-illa ~-asona contains 10- senior units,
«•hich are subsidized bt- a HC:D Section 8 contract and are therefore subject to a
restriction expiration; the Section 8 contract is due to expire on \fat- 31, 2010. The
manager of the Villa ~-asona propertt- has indictted an intention to renew dte
Section 8 contract for an addition:~l fire tears prior to the contract's expiration
date.
Under ~_tate Ltw, the Housing Element must pro~-ide a cost analysis of presen-ing
at-risk touts bt- replacing the units or pxesen-ing dte units through rehabilitation
andi or rental subsidt- programs. ~\-ithin the l-lousing
~ Bobbi Rusenyuist, -Che ~[cfcrrin Group. personal communication Keith Curtis
Banks, Project \[:uta~cr. 1'rnen of Los Gatos, Decrmber L', ?003.
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TOWN O F LOS GAT 0 5
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
Element's fire-vear plaruung period, die ~-illa ~-asomt property's 10~ senior units
are considered to be at risk of termination of their Section 8 contract, even though
the current management entire- has stated that dtet- u-ill renew their Section 8
contract before it expires in 3010. Thus, dus background report must estimate and
compare costs are for presen-ing units through new construction and for
presen-ing units through tenant-based rental assistance.
• New Construction/Replacement. One strategt• for presen-ing at-risk units
is to construct a sinular number of units in a development ~~•ith similar ameni-
ties as dte at-risk propem-. The cost of constructing these new uluts is esti-
mated based on information Erom local developers and the To«•n Building
Department and summarized in Table 3-~. Based on the assumptions and es-
timates in Table 3-~, the ne~s construction costs of a 10?-unit project of simi-
lar size and n-pe would be approximately $1~,G-16,000.
• Tenant-Based Rental Assistance. Tenant-based rental subsidies are similar
to Section 8 ~-ouchers and are a velucle to preser~-e affordable housing for ven~
low-income households. The rental subsidy- ~eould be equivalent to the differ-
ence between dte Fair Market Rent (F\IIt) and dte cost of housing fora ven-
low-income household. Table 3-G provides an estimate of the rental subsidies
required to preser~-e die ~-illa ~-asona units. The estimates are calculated based
on 8l studio units and 36 1-bedroom units, the total number of currendt• sub-
sidized units in die Villa ~-asona property-. Based on the assumptions and es-
timates prodded in Table 3-G, dte total cost of providing atenant-based rental
subsidt-, assuming a typical 30-t•ear affordability, would be $3,288,900-
Based on the estimates in Tables 3-~ and 3-G, die cost of replacing ~"illa ~'ason:t
through new construction, at SI~.G million, would be higher dtan the cost of
continuing to provide direct rental subsidies (approximately 53.3 nullion).
3-9
TOF7N OF LOS GATOS
DRAFT 2 0 0 7- 2 0 1 4 H O V S I N G ELEMENT
T E C H N I C A L A P P E N D I%
Tr?_~ ~.-= NEW CONSTRUCTION/RE?LACEMENT COSTS, DECEMBER 2008
Cost/Fee T~-pe Cost per Unit
1.:lfld .\Cylll~in~+n'
Consrructiuty
-_ S~~t.-~1)
SGO; j0
_
l~inancing'Othrr S,9.300
1-oral t.ust (ter L-nit S13G,3-9
Total Cost for 107 t niter S1~,G-3(,0:,3
fstim:ued based on S 11 N t per syu:trc Gaut land costs for ju i Mll l :yu.trc-foot huusin~ drtrlopmcnt.
~ Fsnmurd based un jl? iNnt square-fart assisted senior ltt ink dreelnpmrnt.
Fatimated based nn 1'ottn of Los Gatos Krsidrntial Vlanrtin~ and Decelnpment fees for mulu-famih
protect as part of Planned Deerlupmrnt.
d Rased on Kl studio units .tnd 3G 1-bedroom units affurdab{r to erne loo--ineomr households.
~nurcr: I-oc.tl dcerloprts, http:,'!tctctc.rsmrans.cum,%ctlculatur;'inlrs.a>p~spccialCscr=l~S<1\L.
T~B:~ 3-C T=NADIT-BASED RENTAL SUBSIDY FOR VZLLA VASONA
APARTMENTS, 2008
Sntdio 1-Bedroom Total
(Cost per Unit) (Cost per Unit) Cost'
_lftitrdablr \[IHUhIc Itcnt
[rtctnne rite \ cn' Lutc-Income Sf,O-G Sl,l-9 SI1-1,3-16
nrfn~~hra~l~`
~funthk Rent .\11+ttecd be S9?3 Sl,l li $1rIG,--9
I~\[It
\G>nrhlc Subsidic<' 57,67
\nnu:tl ~ubsiilic: 539,60.3
''0-l car Juhsidns 52,289,90
' Rased on `~l snuh,+wvt> and 'G l-bedroom units affcrcd.thlc n+ecn loo--ineomr households.
Rased on 'IMb`t FIND vuomr Lmlts for ern' late-tntanne huuschul.ls and c:nmated undo: Cahfurni.t
I Iraltit and >afctt Cudr detimu.ans of affordable h.ntsmk, tchtch est.thlishes that an afiurd-tble rent is
bean rn ±t ~ .utd ;j pi•rcent of household utenmc.
P\II. 6+r \ tlla \ asona 1p.trtmcnt>. 1 Il: l) \lulufarnile .\ssistance and ~ccuon ~ Contacts Database, as
of December 4- ~ntt`<. .
~t Duicrrna hinecen afhardablc monthlc rent ineomr for een lore-utcome households and monthh
rent all++tccd be F\II:. -
t Future calur etlculannn u>utg a_.~'~~ mtl.utr+r. rate Deer _,tt tears.
_-_~
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 0 HOUSING ELEMENT
TECHNICAL APP 6 N D I R
PROSECTC C HOUS F tiG PI e.E05
D. Housing Resources
The Town of Los Gatos has identified several sources of funding for potential
development and preservation resources for affordable housing units in the
com~anitt~ Las-Gste-;. These sources include local, county, Sstate and federal
funds and programs.
1. Town Resources
The Town of Los Gatos has several local programs that provide funding and/or
subsidies for the development and preservation of affordable housing in Los
Gatos.
a. Redevelopment agency
The Los Gatos Redevelopment Agency manages a Housing Set-Aside Fund, which,
by Sstate law; holds 20 percent of tas increment revenues generated by the
Redevelopment Agency. This fund is set aside primarily for developing and
preserving low- and moderate-income housing in Los Gatos.
Using its Housing Set _~side Funds, the Redevelopment Agency develops housing
projects, monitors ne~v and substantially rehabilitated units for inclusionary
requirements, and regulates and enforces affordability covenants on applicable
rental units in the Project .-1rea.
The Redevelopment Agency's FY 2009/2010 to F~' 2013/2014 Five-Year
Implementation Plan (Five-Year Plan), adopted December 21, 2009, projects that
41 total new affordable housing units will be developed using the Housing Set-
_~side Fund within aten-year period ending FI' 2013/2014 ~
__` -tea. From FY 2004/2005 to FY 2008/2009, the Redevelopment Agency
reports that 34 affordable units were produced, so that the Agency's remaining
housing development obligation is seven affordable units. The Redevelopment
Agenc}' projects that 37 affordable units will be produced by FY 2013/2014.
As of FY 2008/2009, the Housing Set-aside Fund had a balance of approximately
X8.4 million. It is projected that the Fund will accumulate an additional $9.2 million
by FY 2013/2014.'- Table 3-? provides the projected Set-_lside Fund estimates for
the current Five-I-ear Plan.
-' Five-Year Implementation Plan: FY 2009/10 - Fl' 2013/1-F, i\;ovember 2009,
Prepared for the Los Gatos Redevelopment :\gency, Seifel Consulting, Inc., p. III-9.
3-11
TOWN O F L O S G A T O S
G R A F T 2 0 0 7- 2 0 1 A H O U S I N G E L E M E N 2
T E C H N r CAL A P P E N O Z R
In \ot~ember 1991, the Redet-elopment -~genct established a-4-41-acre Los Gatos
Redet-elopment Project -lrea (Project -1rea;, through ~~~hich the _~genc~~ can
adtnutister its Housing Set-_lside Fund:. Zlre Project _1rrt include; rn•o potential
multi-famih~ housing sites identified bt~ the To~~-n -the Los Gatos Lodge and
Dittos Larne. T}te _lgenct~'s Implementation Plan, which expires Fl- 2003 (i9.
includes a pro~-ision for affordable housing in its Fie•e-1•ear Goals and Objectic-es
that calls for "the expansion and improc-emcnt of the comnnmity's supple of lost
and moderate utcome housing" in order to meet its affordable housurg obligation
(Califortria Go~•ernment Code Section 33-413). .~s of tune 30, 2009, the
Redet-elopment _~genct~ has used 5~' ttrilhon of its housing Set-_~side Funds to
pro~-ide grants to the Housing Tntst of Santa Clara County- (HTSCC) to dee-clop
~-en- lo~~•-, lou•-, and modeeue-income housing in Los Gatos and to pro~-ide funds
to f Iabitat for Humanity- and Senior Housing Solutions' Blossom Hill and .~nnc
\\~:t~- de~-elopment projects.!
.~s of tune 30, 2003, the Housing Set-_lside Fund had a balance of approsimatelt~
S~,198,~00.
b. Density- Bonus Program
The Densin~ Bonus Program, described in dertil ut Chapter -4, allotrs quaGFied
projects to add up to 100 percent of the units pro~-ided be the General Plan land
use designation as long as these additional units are
i (:ice-l~car Im~lcmcnt.uiun I'Lut: Il ?Ili)9 111 - I~1 21)L'> I~. \~nrnt6rr ''fIU9,
I'np.tr«i 6.r the (.ors (i.tt~~; ItrJcccl~~}~mcnt .\icncc, `riEcl Cun>ulnm,. Inr., \ph~ndts l.tblc
\.
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 6 H O U S I N G ELEMENT
TECHNICAL APPEND L R
P R O J E C T E D H O U S I N G N e E D S
TABLE 3-~ HOUSING SET-ASIDE FUNDS, LOS GATOS REDEVELOPMENT
AGENCY, E'Y 2009/2010 To 2013/2014
Fiscal Year Housing Set-Aside Funds
Fund balance through h~' 2008/2009 $8,4-48,000
FY 2009/20]0 only $1,771,000
FY 2010/2071 only $1,808,OOD
FY 2011/20l? only $1,845,000
FY 2012/2013 only $1,883,000
FY 2013/2D14 only 51,922,000
Total (FI' 2009/2010 to 2013/2D14) $9,229,000
restricted to seniors, disabled persons, very low and/or low-income households.
To date, 218 units have been provided through this program. The most recent
developments receiving approval through the Density Bonus Program are the Los
Gatos Creek Village <~partments and the Open Doors development.
c. Below Market Price (B\IP) Program
~s described in more detail in Chapter 4 of this document, the Town's B\IP
Program, which is administered by the Housing authority of the
County of Santa Clara (FL~CSC) and the Los Gatos Community- Development
Department, requires the development of a certain number of quality affordable
units per development project in Los Gatos, based on the size of the project.
.'affordable units developed under the B~1P Program are subject to deed
restrictions approved by- the Town Council, which ensure that the units remain
affordable in perpetuity. The BLIP Program preserves affordable housing in Los
Gatos by requiring the development of these long-term affordable units.
d. affordable Housing Fund
The Town's affordable Housing Fund, which acts as a depositor' for in-lieu fees
paid under the B~LP Program and as part of the approval process for lie
Planned Developments with five to nine et-~tefe residential building sites, is a
3-13
TOWN O F LOS GAT 0 5
D g A F T 2 0 D 7- 2 0 1 4 Ff 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 S N D I X
futanctal resouree for both presen-ing and dc~ eloping affordable housing in Los
Gat.~~- T1tis in-heu fee fund can support projects ineludulg, but not limited to:
• Subsidizing the cost of com-erting o~rner-ocntpied units into affordable units.
• Purchasing market-rate rental units for eonyersion to aff,>r:l:tblr uiut<.
• Purchasutg land for funtre development of affordable units.
• Pro~-idntg funds to de~-elop affordable housing.
• Pro~tding funds to supplement affordable housing developed through die Los
C;atns Redevelopment _~gency.
_~s of dune 30, BOOS, there is approtim:ttely ~1,38Q,S00 in die fund.
e. Housing Consen~ation Program
The To.t-n adopted die Housutg Conservation Program in 19-G to provide
assistance in rehabilitating loyver-income housing units. Through this program, die
Town currently provides technical and financial assistance to owners of affordable
housing. Town loans and grants are :n-ailab]e for repairs correcting code viol:tdons,
accessibihn~ modifications, seismic retrofit and die addition of bedrooms to
alleviate oceccrowded households. Currently, approximately S~OO,000 is available
through die Housing Consen-ation Progr:un for loan, and grants.
2. Santa Clara Counh• Resources
Sanrt Clar.t Counn~ provides a varien~ of housing-related tut:uacial support services.
a. Santa Clara Counn- Office oF_~ffordable I lousing
-I1te Office of .lfford:tble I[ousirtg administers Conununin Development Block
Grants (CDBG) and Department of E lousing and Communtn~ Development
(E ICD) loans and grants. Some of dtese affordable housin~~ programs arc described
bclo«-.
• Communit~~ Developtnent Block Grants. I [~•D provides CDBG funds on
:ut ;uuutal b:uis th:u assist urban communities in procic[ing facilities and
sen~icr>. Los Gatos is located iat the San dose-Sunm~-ale-Santa Clara
metropolitan statistical area (CIS-1). which ^takes Los Gatos eligible for
CDI3C-i grants-' .lcccrrding to the Counn~ Ofticc of _lffordablr Housing, the
t t_r\[l~ Hullrtin \c.. 08-01. \~ivcmbcr ?I), _'00- htrh:' lcnw.~chitchnusc~
~u~ ~,mh 'bulletin, fr?i)U8 608-O1 p.lf.
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 N O U S I N G ELEMENT
T E C 9 N I C A L A P P E N D I R
PROS cCTc D HODS I:7G *]~ c DS
FY 2008/2009 CDBG Budget consisted of $1,727,669 and served seven cities,
including the Town of Los Gatos and some unincorporated areas. The Town
received X133,21-1 (including X13,000 fox administration). rlrutual grant
amounts have steadily decreased over recent years.'
CalHome Program. HCD's CalHome Program provides funding to
nonprofit corporations and localities to assist fast-time homebuyers through
its Building Equity and Growth in Neighborhoods (BEGh`,~ program. This
program is funded by Proposition lc and Proposition 46. athough the Town
of Los Gatos did not submit an application for grants in F~' 2008/09, the
Town is eligible to receive funding through this program.
Mortgage Credit Certificates (1~SCC) Program. The ~ICC program
pro~7des assistance to first-time homebuyers by reducing the amount of
federal taxes owed on a mortgage by as much as 1~ percent. Under the
program, the purchase price for the resale of an existing residence is $70,000;
the purchase price for a new home is $630,000. The income eligibility limits
start at ~9=4,500 fox a moderate income one- or two-person household and
X63,000 for aloes-income one- or hvo-person household. ~s of 2008, bICC
funds are currently available for eligible homebuyers in Los Gatos.
b. Housing Authority of the County of Santa Clara
The H_1CSC administers several federal programs and a waiting list for low-income
applicants to be placed into affordable units as they become available. In Los
Gatos, the H_~CSC assists in the placement of residents into available BLIP units.
The H_-~CSC keeps a waiting list of potential residents under a contract with the
Town.
The H_~CSC manages the Family Self-Sufficiency Program and the ~`~'elfare-to-
~`G'ork Voucher Program, described below. The H_~CSC also administers two
federal programs -the Section 8 ~"oucher program and the Low-Income Housing
Tax Credit Properties program.
Family Self-Sufficiency Program (FSS). H:~CSC administers the FMS
Program. which '~'4re ~S~ iY:td:~eristefed bt-tlte I~E~~nd provides rent.il
assistance for low-income families. FSS provides assistance fox job training,
' Jud}' Borah, .~[anagement .\nalyst, Countv of Santa Clara, personal communica-
tion with DC&E, :august S, 2008.
~ Gwen Espinoza, BEGIN; Program Representative, Department of Housing and
Community- Development, personal communication with DC&E, :august S, 2008.
3-15
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
T E C H N I C A L A P P E N D I X
child care and transportation with the requirements that participants maintain
employment or are enrolled in school or job training. HL~D matches program
participants' earned income that is paid to rent and deposits their rfit-.trek
contribution alto an escrow account w•luch is later awarded to the participant
upon completion of the program.
• Welfare-to-Work Voucher Program. HACSC also administers tThe
Welfare-to-~ti'ork Program, wluch is similar to .' . ' ~ ---~ '•;- '''~
~~cr a :- _-....-~. ~:~.~ the FSS program described above, but participants
are families dra~en from the Ca1C`'v'0Rhs program.
• Federal Lon- Income Housing Tas Credits (LIHTCs). LIHTC programs
provide federal ta_e breaks that are administered by the gstate for projects that
are entirely- or partiallc restricted to low-income tenants. The tas credits
encourage developers and their investors to cake a federal tar- credit equal to a
large percentage of building acquisition, development or rehabilitation costs in
exchange for maintaining lo~c-income units in multi-family- rental projects.
T}te project owner must enter into a Land Use Restriction Agreement to
maintaat the low-income units for at least 30 years.
• Section 8 Voucher Program. The Section 8 Rental Vouchers and
CertiScates Program provides rental assistance through the I-L~CSC, undec
contract to HL'D. The program permits ven--]oa• income households to
obtain access to market-rate or near market-rate rental units by covering the
difference in cost between the rent and the tenant's adjusted income. Section
8 voucher holders who are seniors, disabled or who are enrolled in or
graduated from the Family Self-Sufficiency Program mat- use then voucher
pat-ments on a home mortgage rather titan rent. According to 1-i.~1CSC, Los
Gatos currently leases 6- vouchers. H.~CSC has lobbied HL'D to atcrease the
maximum rent amounts permitted for vouchers at Santa Clara Counn~ to
provide more attentive to propem~ owners to participate at the program.
3. Federal Resources
.-Hong ~~ith the federal programs administered br Santa Clara County- and HACSC,
rite Federal Home Loan (Fl-iL) Bank system also manages some grant programs for
affordable housing development. The regional district bank supporting projects at
California, \evada and -Arizona is the Federal Home Loan Bank of San Francisco,
~.-hich is one of 1? regional district banks established b~- Congress to support
residential mortgage lendutg. The following grant programs are administered b1-
the Ff-Q, Bank s~-stem.
3-16
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 6 H O 0 5 LNG ELEMENT
TECHNICAL A P P E N D I X
• Affordable Housing Program (AHP). The -BHP is a competitive program
that provides grants dtrough member banks to developers and communin•
organizations for construction, rehabilitation, and financing of affordable
housing. The -BHP grants can be used kith other programs to increase project
feasibility-.
• Homeo«-nership Preservation Subsid}• (HPS) Program. The HPS
program provides grants to member banks to restructure or refutance
mortgage loans for eligible low•- and moderate-income homeowners at risk of
foreclosure.
4. Non-Profit Agencies
There are several non-profit agencies that bare assisted in providing and
conserving affordable housing in Los Gatos. These agencies are the Housing Trust
of Santa Clara County-, \lid-Peninsula Housing Coalition, Comantnity- Housing
Developers, Inc., Silicon ~-alley Elabitat for Humanity-, Senior Housing Solutions,
Catholic Charities of Santa Clara County- and _~merican Baptist Homes of the ~C•est.
a. Housing Trust of Santa Clara Counn-
The Housing Trust of S:tnta Clara County- admutisters several programs, u-hich
provide financial assistance fox affordable housing. The _-lffordable \fulri-Family
Rental Program, described under Section D? above, provides loans For developers
of affordable multi-family projects. The First-Time Homebuver Program provides
below-market secondan- financing loans for homeburers who hate not owned a
home in Santa Clara County- for at least three }-ears. The program also provides
6elo.v-market secondan• financing loans to reduce monthly mortgage pa~•ments br
reducing the first loan's interest rate and br paring off private mortgage insurance.
The _~ffordable Multi-Family Rental Program is administered br the Housing Trust
of Santa Clara Counn•, a non-profit community--based organization located in the
City- of San Jose. The Rencil Program pros-ides loans and grants for the
acdttisition, presen-ation, new constntction or rehabilicttion of affordable housing
throughout Santa Clara County-, including ~~ithin the Torn of Los Gatos. This
Rental Program assists developers of affordable rental projects to close financial
feasibility- gaps in the projects and to reduce pre-development costs. _~ccording to
the regulations of this program, iO percent of units must be affordable to
household incomes of 30 percent of -~\II and the remaining units must be
affordable to household utcomes of 3Q percent of _-1\II or below.
This program also provides
3-17
TCY7N O F LOS GATO S
DRAFT 2 0 0 7- 2 0 1 6 H O U S I N G E L E M E rh T
T E C H N I CAL A P P E N D I X
• Long-term loam of up to ~jItQ,QI)I) ~~idt a ~~-yrar term:
• Constnrction gap loans of up to Sl~utrt per affordable unit, up to a maximum
of S~UO,~lUO total for :t project, and
• Prede~-elopment loans of up to S?,~UU per affordable unit, up to a maximum
of Sliti f_)f1U total Eor a project.
_\pplieation: for du: program must be subttutted be a SOI(e)3 organization or pub-
lic agency drat is sponsoring the project.
b. \Iid-Peninsula Housing Coalition
The \Iid-Peninsula Housing Coalition is anon-profit de~-eloper that has been
building, acyturing and rehabilitating affordable housing in die San Francisco and
Monterey B:n' reglon5 since 19-0. The Coalition currently o~yns t~yo affordable
housing de~-elopments ui Los Gatos and is not pursuutg am' oilier projects in Los
Gatos at dtis nme.
c. Community- Housing Developers, Inc.
Community- Housing De~-elopers, Inc. (CHll) is anon-profit housing developer
drat «-orks throughout Santa Clara Corrnn- and is based in San lose. CI-CD built
and currently o«-ns Los Gatos Creek \-illage apartments and also rehabilitated and
ou-ns the Los Gatos Fourplex at 9~ Fain-ie~e- Plaza in Los Gatos.
d. Silicon ~ alley Hahit:u for Humanity
Silicon \~alley 1 [;tbitat for F[urnanin' built athree-bedroom detached home in_'CIQ3
nn Charles Street in Los Gatos. 11~e affordability- restriction: are limited to the 30-
year teens of the occupant's home loan. ~\hen the loan is repaid, die occupant Mill
ha~-e d~c option to sell the house at market rate. Silicon ~ Tilley l Iahitat for
I Iumanin is not pursturtg other projects in dye To«'n at this time."
e. Senior E{ousui~ S{~huions
kite 1'o~~-n of Los Gatos pleded a total of S?OOIIQII for I.1~ ~Uti~ ?tu!b duough 1~1~
''t)l)S ~tui~ to Senior Ilousrng Solutions, formerly called Project Match, to
rchabilit.uc a home in Los Gatos. Senior [ Iuusim~ Solutions manages nyo
affurlahlc housing dc~clnpntcnts ul Lcrs Gans, Blossom l fill and -Anne AV~.n~-
Susan \G~ftir, I)eyclopnunt l)cparuncnt I'n,jccr \Ltn.rLCC ~lyd-Pcninail:r 1I~~us-
in~ t.~~.ilitiun. pcnonal c„tnmuntcanun kith Dc:mil:, .\u,~ust ~. _'t)U8.
x K,~bcrt frcin. Iaccuti~r Ihnxu~r. I [abitar ter f lununin Silicon ~'allc~, pennna]
cmm~uuucati~m with [)C&L.,.\ue.ust G, _IIi1S.
TOS'TN OF LOS GATO S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
3 ~ _ _ _ _ _ _ 3 ., .. _ _ ~ _
f. Catholic Charities of Santa Clara Counn-
Catholic Charities of Santa Clara Cotuhn•, located in San lose, provides HL~D-
certified housing counseling sen-ices and provides case management services to
formerly homeless indic-idu:tls and families who ha1-e found housing tuough
Catholic Charities. Cathohc Charities o~yns several supportive housing facilities
throughout the Counn-.
g. _~merican Baptist Homes of the ~~est
_-lmerican Baptist FIomes of the \~"est developed and manages the Terraces of Los
Gatos, a continuing care retirement communin~ located at 800 Blossom Hill Road
in Los Ga[OS. The organization is a non-profit operator of affordable
development; throughout California and the ~C'est Coast.
3-iy
4 CONSTRAINTS TO HOUSING DEVELOPi~NT
I-[Dosing det-elopment is affected b~- both market forces and public regulation: ;tad
policies. Tlus chapter discusses bode governmental and non-go~-ernmencil
constraints that affect housing in Los Gatos.
A. Got-ernmental Constraints
Potential governmental constrautts that impact housing dec-elopment in I_os Gatos
include land use and zo~un~ regulations, building code standard; and code
compliance, Town design and development scrodards, govenunental fees ;tad
exactions, processutg and permitting time, and local housing programs.
1. Land lise
The Town of Los Gatos General Plan regulates residenrial development,
idenuh-ing appropriate residential development densities witlun the follo~~ing sis
residenti:il land use desi~rtations.
• Hil/~idr R~~r~lrJrtial. Single-f:tmilr homes of up to 1 d~~~elling unit per acre.
• I~tr D21r~i~ I~~id~ulr:J/. Single-fanuly homes of up to ~ d~celling tour. per acre.
• .lltdiunr DtlrriJ R~~irf~111i:r/. Multi-fanult- and small single-family homes at ~ and
L' dwelling units per acre.
• Nl,;b Dl/lSI~' l~Jl1ld11I1a.~ Multi-family development at 1? to _'0 d~t-elling u~uts
per acre.
• JfoGi/r Home P,~rk. \lobile homes st ~ to 1 _' duelling ututs per acre.
The \lized L'se Commercial designation in the Los Gatos General Plan also allows
residential uses as a part of tni~ed-use development, but does not specifl- a
muumum or mavmum residential densin-.
hesidential uses are allo~e-ed ut all ofnce and axnmercial zone: in Los C.atos «ith a
conditional use permit.
2. To«-tt Code
the To~i-n of Los Gatos \futucip:tl Code prop-idesr_onin~~ regtilation~ [hat arc more
specit7e than the General Plan Land L-se designations. This section describes
residential development standard,; overlay: zones; zoning for secondar,- d~t-elling
utur, and densin- bonuses. Tlus section also ;utah-zes constraints on housing for
persons with disabilities.
T O W V O F L O S G A T G S
DRAFT 2 0 0 7- 2 0 1 4 H O V S I N G E L E :1 E N T
T E C H 2: i CAL A R R E :: C I X
a- Residential Uct-elohment Sruu?arils
-Iherr are seven residential zoning dsstnct> :n Lc~< (=.tt.~:. -[-ably -4-1 hrot~tdrs the
rr~ul.tuons for each zone.
• Rcsrntrcr COI3,enauon (RCl
• I Iillside Residential (I11~!
• ~ut~le-Famih Residential (R-1
• ~inglc-Fafnilr Residential Do~tnto«-n (R-1 U,
e lltsplex Rcsidcntiai (RD,
• \Iultiplc-F:u3uh Rcsidend:tl (R\f)
• Mobile florae Rcsidenti.d (P~AIE I,
_1s slto~t~n in fable ~-l, de~-elopment standards for each resstlential district ~~-ould
not impede a Project's abilin~ to achie~-e m:3simum densities on a site. 'I~he ~0-foot
heiohr limit for all resiclenti:tl designations aLlo~t-s fur uh to three building stones
:utd a maximum densin~ of ~'~~ duelling unirs her acre ut the R\I zone.
Table -1-1 also hro~-ides the harking reyttiremenr for residential de~-elopment in
Los Gates, br zoning district. Part,in~ is often a significant component of the cost
of residential de~-clopment and can be ~-ie~~ed as a constraint to the pro~-ision of
housing. ~lhe Tott-n h:ts pro~-ided some flcxibilin in its p:trkin~ requirement:,
harticularh for Planned Uet-clohrnents and for sonic de~-elupn3ents pro~-idin`
affordable unit- fur eldcrlt and disablyd persons, gencrall.. easing the constraint of
parking reyturemenCS on the dc~~clopment of hither dcnsin and affordable units.
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'i'O'+:N OF LOS GATO S
DRAFT 2 0 p 7- 2 0 i 4 H O V S I N G a i E M E N T
_ E C H N I CAL A P P E ti D I%
U. C)~-erlac 7_ones
"I~~~~o o~erla': zones in the Iou-n Cocie, the PLtnncd De~-elopment (I'D; and the
I.:utdmark and Elistoric Presetz-:uion 17_EIP; zones, app(.: ro housing de~elopntent
ut Lo Gams.
in the LIIP o~-erla', zone sitrs, ne~~~ construction is subject to special standards
reg:udtn~s appcuance.
11tc PD oc-crl.tt~ pro~-idcs altern:utc-c standard> for de~-elopment that encourages
consistence ~c-ith site eh:u~actccistics, incluchrtg fle~ibilin it setback soul hei~'ht
requiremcnts.t ~Ihc tnirunnun L>t size for a site in the PD o~-erhn zone is -4~_r ill)it
square feet. If the site ~~-ere to pros-ide housing for lost--income seniors, no
ntutimum site area is specified.
c. Multi-family: Housing
In Los Gatos, nt•o-familt- d'aellings, or duplezcs, are allot~-ed bt- right in the RD
zone. Multi-facnih hnusin~ is allotted in the 1~\I zone ~~ith a Condiuon:i] t~se
Permit (CL~P. Mate I lousing (tiff- requires t]tat multi-funih~ housing be treated the
same as other residential wes in the same zone. Rcgtiring a CI.~P for multi-ftmilc
housing in thr R\I zone mat- undulc constrain affordable housing det-elopmcnt in
I_os Gatos. _lctirnt I1Ot~-G.- of this (-lousing Elcntent calls for the ~Iott~n to con-
duct a sntdt to et~aluatc remoe al of the CCP requirement for multi-famih: housing,
thcrcbt alloa-ing multi-fantilt housing br right in tktc 1~\I zone.
d. \fanufacturcd I lousing
\Luutfacnucd, athcrtrisc knottn :ts prefabricated or ftctor: bolt, housing is boos
rng that t< constntctrd off-site and then tr_tnsported to the properr,~. It is allotted
in all re>i~lcnu.tl clistnets in Los Gatos.
c. Transitional and ~upporrit-e Housing
.\ccordtn,' to California I Irtirh and ~afet~ Code section i~!(i-i.~, transition.tl boos
ing is renal housing tcitlt, :u most, a sic-month (unit rnt the length of star for ten-
ants. '1 ransut~~nal housing, «<ntld he at~.ulahle to homeless individuals and or f.uni-
hcs in need of ternpurat<` housing until thct can secure morn permanent hnusin,'.
Los (_;:uos currentlc does not detlnc "tr:utsition.tl housing" in the Tottn Code.
_lction Hi )t'-(i.ti could amend the 'loon (:ode to includr a detinttu>u for transi
t Jrtes de,eL,l,ecl srirfun the I'U nccrlac zcme nt.n be decd„I,cJ in ernnl.liancc
,trh the undcrlc+.•,~ i,mc nr ,ttth the i'f) ncrrl.n 7,mc re~ul.trn,ns I(cstlati,at> fr"nt nc~
,,,crl.n .tn~3 un~i~~rlrut~ r~mr eutrn,t be e~,rtnine~i h,r cle,elnl,nunt-
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
T E C H N I CAL A P P E N D I X
tion:t] housing that is consistent with `ctre l.nr and permits transitional housins as :t
residential use in Los Gatos.
_\ccordino to Gilifornia Health and Safety Code Section BOG-d.l~, supporti~-e
housing is housing that is lilted to on- or off-site sen-ices and is occupied b~- lou•-
income persons «-ith mental disabilities, chronic health issues or substance abuse
issues or persons ~~zth disabilities that ~~•ere de~-eloped before age 1 S. Supporti~-e
housing has no lunit nn the length of srt~- for tenants. Supporti~-e housing in Los
Gatos consists of small funih• home residential care facilities, ~chich are permitted
in all residential zoning districts except Mobile Home Residential (F~\LE-f). Becsuse
California Health and Safen• Code Section 1'G-.S requires that hcenscd residential
care facilities for cu or less persons be allo«-ed bt- right in all residential districts,
_\ction HOC-G.10 amends the To«-n Code to permit small family home residential
care facilities in aA residena:tl distracts.
E. Secondan- D«-elling L'~uts
Secondan- d~~-elling utvts are an important tool to create housim~ that can be
affordable ut Los Gatos. _\ secondan- d~~-ellirtg wait is a permanent structure tltat
contains uidependent li~ ing facilities and is located on the same property- as a
larger, priman- stntcntre. Secwtdan d«-elling units arc allo~ced on conforming lots
ui the R-1, R\I, and R1-D zones.
Los Gatos hats asecondan- d~celluig unit incenti~-e program, administered under the
Belo- \[arket Price (B\fPj program that offers a no-interest construction loan to a
property- o~~-ner for deg-elopment of a deed-resrr-icted, affordable second:tn-
d~~-eLlutg unit. -\l] secondan; uiurs require a secondan; d~~-ellino unit application.
The total number of secondan- unts, ~~-hich is -11G units as of _\ugust ?t)OS in Los
Gatos, includes the number of existing, legal secondan- unit located in the To~~-n
as ~~-ell as the number of secondan- wuts that could potentiallc he created in near
residential deg-elopment; in the R\I, R-1 D, and PD zones. Of these -i1G
secondan- units, 19 units u-ere approved ben~•een 1999 and '_00~.
3. Building Code and Code Compliance
In addition to the General Plan land use designations sold To~~n Code, I_os Gatos
has recenth• adopted updared buildui~ codes that enforce Torn regulations u-idi
the purpose of protecting the li~-es, health, property-, and public ~~-elfare of Los
Gatos residents. Each Code is an enforcement of gate :tad local standards and is
not considered a constraint on housing production in L.os Gatos. The follo~~ing
Codes hay-e been Adopted b~- Los Gatos:
T O W N O F LOS G A T O S
D P. A F T 2 0 0 7- 2 0 1 4 H O V S I N G ELEMENT
T E C H N I C A ;. A 2 FEND I x
• ~~ ~~ ~- C:aliforni:t Building Cone
• ~~.~i i C:.tliforni:t Reference ~tand:trds Code
• ~~.~(~~- (:aLfomi:t Plumbing Codc (hasrd on 'tuiG l-nifurrr \fech.uural Coda
• ~~ iC~- Caalifontia \Iech:uucal (:ode
• ~i a ~- CaGfurnia Electrical Codr !hosed on ~titti \ auunal Electrical Code]
• ~'~_~~)- California Energt Cudc
• '!t_n i- California I=ire Codc (based on _'t=~t~G Interrrauon:tl f=ire Code]
• •'Ot-~- California I~.xisting Building Code
• ~~)~!- Culiforrua I Iistorical Buildim,~ Code
•_'~~~-tG International Buildut~ Code
Zhe Tottn also h» a Codc Contpliance program that enforces the rotti-n zonutg
re-gulations and bttildirt~ and safrn- codes. The program retiet~•s and respond; to
code complaints. .~ffordahle units deteloped under the Brlot~' Market Price (B\IPj
Program must undergo an annual eomphance audit.
-}. On- and Off-Site Impro~-ements
the Trntn requires standard on- and off-site irnprotcrnents for det-elopntrnt,
ttluch are ir,tendrd ro meet health and safen- rcytureatents of the axnmmtin.
Zhese standard unprocemrnts arc not coruidercd a eomtr.tinr on tlerclopment
because dte'Iottn does not utchuie improtemenrs betortd tth:u is rcyuircd to meet
health and safch reyuircntents. Suhditision design standards for the ~Iottn, dc-
scribcd in rite •I~o«~n Cede starint~~ at section ~").l~J.~?G-1_il, include the foliott-in~~ ort
and oft-site improtemcnt<:
0 Parkin-> hags mat- br rcyuircd on narrott surds ~tlterc parking m:r: be pruhib-
tted on either or both sides of the street.
• R~~adttats nntst hr p:n-ed ttith asphalt concrete.
• ~tdett.tlks art required on all street nt :t subdie-isiun unless the lots trill be
~~ ~ ~ n n ~ fcrt tit size rrr more.
• (curbs .ut~l ~~uttrrs must be constnrcted on all street:.
• t~ulterts, storm dr:uns, and dr:una,e structures trill lie reywrcd in :t stthditi
von.
• ~anit:u~: setters ttith house stn to Ltter.tls are rryutrrd u, scn c each lot, .. ttlt
>ontr exceptions tit hillside arras.
• 1_~ndcr~round utihtirs «-ith comtccuons .rrr reyuurd f~~r each lot-
TOWN O F L O 5 G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
• Street li~hung shall he installed in accordance Stith To~e~n standards.
~. Development Standards and Design Guidelines
the Town h:ts adopted Residential Design Guidelines for single-futnilt- and t«-o-
family dwelling traits, wluch incorporate the To~~-n's previous Residenrial Pre-19-F1
Design Gtudelines for lustoricallt--significant strucntres, sites, and districts in Los
Gatos. "I1ne Town has also adopted 1-lillside Development Standards and
Guidelines. These sets of development standards and design gtdclines are used in
the development and design review process for Los Gatos and complement the
To«-n Code zoning regulations. The Ilillside Development Standards and
Guidelines u-ere adopted in )anuan~ '?00-}. The Residential Design Guidelines tt•ere
upd:ued and adopted in "?OOS. These sets of standards and guidelines are
summarized below.
a. Residential Design Gtidelines
Residential Design Guidelines in Los Gatos address the followutg design
characteristics for single-familc and nvo-funtih- dtt-ellin~ u~ur. in all zoning districn
except for the RC and HIS zones:
• Historic Designations. ~\hen necessitated b~~ the design;uiitg ordutance,
historic Presen-ation Committee revietiv of a dzt-elopment is required for de-
velopments that affect a historicallt- designated propern~ or are located in a his-
toric district.
• Site Development. This section focuses on the design and favour of the
housitg development in relation to its site. Site pl:tntting issues addressed in-
clude site design, solar orientation, shadow effect, and casements and dedic;t-
tions.
0 Building Design. Tltis section focuses on the design and I:n~our of develop-
ment in relation to dne surrounding neighborhood. Issues addressed utclude
harmom- and compatibiliR- ~~irh the streetscape and surrotmding stnunues;
the scale and mass of the development including second-stot-t- additions, sig-
nificmt remodels, demolitions and replacement~strucntres:; exterior material
and colors, building components:, energy consen-ation-, and privact~. \eigh-
borhood compaubilin for replacement structures shall be based un the follow-
ing criteria:
• ExisunR arclurecrur:tl sn-le of surrounding neighborhood.
• size of tine lot on which the development is located.
• size of homes adjacent to tlu drt~elopenent and along du street on u-lich
the developnunr is located.
~~-7
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 2 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
• Transitioning neighborhood.
• Impacts on the site and surrounding propem-.
• Landscaping/Open Space. This section addresses tree preservation in ac-
cordance «7th Town Code Section 29.10.096, adherence to die Town's Land-
scaping Policies far _~pplication for Zoning and Subdivision _~pprovals, and
screening of outdoor areas for compliance «ath landscaping and fencing re-
quirements.
Zhe Los Gatos Residential Design Guidelines promote safe, compatible, and u-ell-
designed housing in Los Gatos. These standards are not seen as a constr:tint on
housing development.
b. Hillside Development Standards and Gtudelines
Hillside Development Standards and Guidelines are consistent with die To«•n's
policies and complement and coordinate ~sidi die Town's Hillside Specific Plan.
These standards and guidelines appl}- to all areas zoned HR, RC and some lots
zoned R-1 as noted on die Town's Hillside _~rea ~Iap. The goal of these standards
and guidelines is to encourage high-qualit}- design that incorporates sust:unable
development and open space preservation.
The Follo«ang summarizes die Hillside Development Standards and Gtudelines for
Los Gatos:
• Constraints Analysis and Site Selection. Developers must conduct a con-
straints analysis as deemed necessan~ b~~ die Town, const~t «ith neighbors,
meet Math Town staff to discuss the development site, and conduct a yieu•
analysis for the development site. The constraints analysis, as required by the
Town, it~ltrire? directs tl~t developers of hillside propern~ to identift~ die Least
Restrictive Development _lrea (LRD.~), or areas deemed most feasible for de-
velopment on kullsides. For the yie~c analysis, developers must analyze aes-
thetic impacts; presen•e hillside and ridgelute vie~ys; and preserve naniral fea-
tttres, riparian corridors, and wildlife.
• Site Planning. This section describes site planning scuidards and g[udclu[es
that nu~umize ph}-sical and aesthetic impacts to the site topogr:tph~-. Standards
and guudelines discuss gradutg, drainage, drivew•a[~s and parking, and safen~ re-
gardirtg geologic and fire hazards.
• Development Intensity-. Z1us section outlines the maximum allowable floor
area of dry clopment based on lot size.
d-~
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL APPEND I %
• Architectural Design. The follot~-ing architectural design characteristics are
addressed in this section:
• \eighbor-friendliness
• Sustainabilin-
• Fire safen•
• Bruldirg height
• Bull: and mass
• Roofs
• _~rchitectural feantres and detailing
• Materials and colors
• Site Elements. The specific elements of a hillside det-elopment site are ad-
dressed:
• Fences and tt-alls
• Drit-et~~at- entries
• Retaining tt-alls
• Outdoor lighting
• _~ccesson- brttdings, stt-imming pools, and sport courts
• Impen-ious surfaces
• Landscape Design. Because hillside sites are more prone to erosion, land-
slides, mudslides, and fire and tearer hazards than flatter sites in Los Gatos, die
follotting concepts are addresszd in die landscaping standards and guidelines
for hillside der-elopmenr.
• Fue safen•
• Garden and turf location. and plant selection
• Irrigation
• Impen-iaus surfaces
• Pl:tnt materials
• Tree presen-ation
o Planned Det-elopment Projects. Tlus section describes standards and grtidz-
liaes that relate specitic:dh- to hillside Planned Det-elopments ;I'Ds) ii I_os Ga-
tos. _~dditional restrictions are placed on the LRD.~ for PDs. Tlus section in-
cludes standard: and guideliaes focusing on site preparation, drain:age, lot con-
tigurarion and building locations, street la~.~out and drit-zu•a~-s, and trail design.
6. Got•ernmental Fees and Exactions
Got-zrnnazntal fees can he :a significant portion of the cost of housing det-elupment
and can therefore be considered a constr:unr to housing der-elopment. Table -F-_'
TC W`: O F LO S GATO S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G E L E t4 E N T
T E C H N I CAL A 2 P E :: C I X
be]otc prot-ides the X009-~'01~~ hl:uuun~ and dctelopment trey ut Los Gams. Fres
are due at the time an aphltcauon is submitted.
In adtituon to these planning and drtel~tpment fees. developers must p:n the ful-
lntetn^_ impact fees {prot-itird ut dollars Per square f~.tot, r>r her unit tf t1.tt ratel that
are intruded to offset the cost of nett- residuttial detelohnunt to public services in
Los Gatos:
• <chool Impact I=ce (hos Gams L pion school llistrut : ~~.9- Per si
• Koad Impact l=ees Cii 1~ per sf
• Local fctffic Impact Fcr: -~cnt.tl cast n; dct-clnPmcnt ret-tcu .uui eortsuh.tnt
report fee
• Setver Impact Fee: ~1`)L per unit "tlat rate,
-~ccordin~s to the Tott-n of Los Gatos'• Commumn Det-clopmrnt Dcpartmrnt
Planning Dit-ision, det-elohin~ a nett- single-family home in Los Gatos npirallc
costs at least S-1,SCtU in fees. \(ttlti-family units in I_o~ Gatos :tre generallt
developed :ts Part of a Planned Development, so that nett- multi-family ktou?ing tt-ill
npicalh cost at lest ~iQ nOO in total fees. -These fees utclude PLtnrting
Comn-tission approt-al, fees associated t~ith a Planned Det-elopment th:u does not
reyttirc a General Plan or Shecifu flan amendment, and related impact fees. \fulti-
fanuh- hou~in~J in the Multi-farnih hesidential (1Z\f) zone rcyuire~ a Conditional
L sr Permit, resultirtJ in stn additional Planning fee of approvmately S5 0, artless
the development is part of a Planned Devclopmenr application. T-hcse fees
represent approsimateh k•>s than 1 percent of total development eosr.. for multi
f.unilt- housing and arc comparable to the plannint fees of ne:u-bt eomnnmiaes
such
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING E L E JS E N T
T E C H N I CAL APPEND I X
-_~ .-_ ZOOS-2OlO RESIDENTIAL PLANNING AtdD DEVELOPMENT FEES
l0"~ Advance 7 ?S'~
a"•,Permit Planning Enoincering
Tracking 10"~ General Special Das- Rct-ien~
Fee Plan Gpda[e Project Sen~ices Fee
Application Fec PLTRACF GPCPD4TE PLAY AP E\GDE\' Tnal Fee
l 'LOXIVGAPPROVALS
:\ :lrehrtectun anJ Jnr .lpphnuuns
1 Dccclnpmcrt Rcr~ictr ~ommtnce llR(:; Appr,,~sl
a \cu smtdc-famlr JeueheJ -HR 2C R[: t:,ne. S3a-i ~,,+ 5-'t')' \ .\ 53^..;'. S3=_ ;u 56,3-4352
b- \cwstn~deiarttJrJctsch~J`IIRtIR(:z:~n.>,
pcr unit, as par[ of a Planned Uct'cl"nmcnt S~,1J-5~:n
- SIGi-!,
- \ .\ Sili.~+~ S~l~4.kr
-
55,L3356
c. \ca~smglrfannlr or nco-famd~: units Si,71 G.~ir1 5136.Ga \ .\ Si'i L(dr Sig LGi! 5,355.3-1
J \re sm),de-iamile ,rc to n-tamdr larr ~ aher
o,ne'f per unit, ss par, ai s Plsnr.cJ I)ccrL p. 52; r;8.~i" SI 1- ;' ti \ 5'7 ;..K++ S'7i+;'+ S3,6-43.1?
mrn[
r. \Imor protects ra Jrcel,rpmcnt pr,~p.nal [hat
Jots nu[ _tgmtticande change the sr~e, mass,
appearance ,rr nrighhncho„J ,mpact of a ctruc- ~ 1.1~)u nr r Sig-G!r X .1 $ (;9.rli r > I-39.+1u 51,37.60
nut. pr~,ncm' nr narking lot)
_ Ylamm~_ (.ummrnon :\ppr.,cal
a- ~upplcmental iec n;r DRt: appltcau„its as
Je[ermired in Jeetion L-A.~l) or mtrnn cev-
Jcntfal Jccc4tpm r[ applicati~ms that rcyuin- S~1S8~!+, SRGi= \ \ 5'li5u S=15 d'+ 52,671.9'
-
Plannmt; Cnmmtssrm appmt-sl
b. \cu~~t~o-famdrurot ji;)14.,pr SLG.!.~ \ .\ S39i.G'+ Si'JLln
5~,355.8a
i. \e,onunnsidcnti-tl SG!r3')+rn 5'~?.jr-~ \ :\ SG,ix.7u $(,ti3.'IV 57,550.36
J. Xeumuldplc-farad': 53,5,ti~u 5-15'
- \.\ 533;3+r S33i.ta~r 56,867.12
r. Ucmoliuun rcyuest a nh s PlsnncJ Ucre!.,p-
mcn[.\nr6crnnn Sl,i7+~':" 539.(„1 \ -1 Sl-{')~~+i $la'L~i~i $1,3-47.60
f .\II other Si,Ga9 ~ , ~ 51 ~5 7b \ .\
S36-t.7,r
S3G.~.9:r
5~4,52J.76
(3 G,ndinunal Cx Pcrmn•
I Cnndinunal Cs. Pcrmu $~._!'nr 5((,fi.R} \ \ Si_.1:: 5,"'. 1'r 55,23J.0~
t:onJm:,nal Cse I'ermn ,,rhen consuhJat.J v-rrh _
.tm-~rher anplieati"r. !..r nc,c Jccd„rment, S
it ,;+
5-ti"~
\ .\
5-rl.l++
S-'+ I~~
S3G9.2J
t;,nJuumal ~'~e I'emvt L,r Reaaur.vu
\tm,rr Rcs:aurant illRC :\ppruval} S~,3G9.,Nr Sl'C."t. \ :\ S_iG.9q S^549n 53,13556
\IalurReasunnt;YC:\pprnaal) Sa,'=lain SIGKR~ \ :\ Sa~'.1ri SJ"1!r Si,23~A~
.-\pplran„its that rcyutrc-I-(::\ppnxal ~,thts f~c
~
sunplem~nn the above ntabli<heJ fee<j S.,l38i:,' S,aG.±= \ .-\ S'13.3u
- n
S'IiR ~ ~
5_,671.9_
a. ~Cnnscn uon fcc of P(; \linutes
P .-\cru:d (-oa
~S3inr min 1
\ .\
\ \
\ .\
\ .\
Varies
t. \'ariancr S>,1~+3.n:r SI_S.IG \ .\ S;l~r-;,l Sit: r.k,
S3,3a3.9G
D Rciunmg (,nhcr dt.tn PlanncJ Dcvc L,pnnrt~
\\ith~:ut Gcncr.il Pl,rn ~.,r Spy-atic flan -\m~~r„1~
1
mcnr 5',i ±l.,.n
SI81._-t
5.15;.1~~
S13i 1~+
>~t3? 1"
56,07151
_ tCith Gcnenl Pl.m or ~l4atic Pi.tn Ina-nJmcnt SG,'>i-"~~ S'--.JR S(,')i.-u SG');.'n jG')i.-n 59.'9553
~-
i Transco von Fce of Pt: Shnut~>
p -\c[ual (: Est \ ~-\ \
\ 1
X \ \ V
ri
,Sear min.', . - a
es
f[ PlannrJ Ucccl~.~.pmcnt
\C-rdwut General Plan ..r ~per.tic Plan .\m.n,i-
1 mcnr
~ SI'),121:nr 5-rta.+, S1;)1=I,r S1,912.U~ St,:iL.i~~ 525,622.1
\C
nh„u[ Gcnenl Plan or .pcatic i'lan .imcr.J~ LG7.~>f+
5_3 S i,
I '"'( -
5.
136
9(' ~~.13G.'h: :-.I So. ~n
mcnr .7 iR o: R(: CnJcrl':m¢ Z•mr, , . .
. S33,726.1G
p~.
\C-nh Genenl YLtn ,>r ~ ntii Plan .\men.lnt~m 5~_,G--'nr a gti
5;'.,
S..'(_'ri 5','[i.:~ i 5_-_''-=: r
S30,313.a3
\\ rth Gr~n~~rti Plan ,rt Spentic Plsn .lmendment
.1IR .r R(: Ln.:crl. rn¢ Z.,nr 5_S ((,; nr
Sl,la(. 3G
S,SGG.a'r
S'_.SGG.1rr
S.:vLG.~:'
S33,~09.76
T O N :: C F L O S G .l T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G E L E M. E N T
__ C H N I CAL APPEND I X
-__ - -- R.S.DENTiAL PI:A`IN_NG A.*ID DEVELOPMENT FEES ' -- _,--",- -
10", AdSanrc 7'i,
3",: Pcmlit Planning En;inecnn,
Trackin_ ]0"General Special Del~Rel ic~5
Fre Plarl Cprlate Prnjrct Sea-ice; Fcc
A, Fcmnn Fcc PLTR4Ch GI'L PDAT[ PL4\AP E\GDF\' Total fec
i ~+:: !_~ u..ai \: ~~,t1c ]t.~n . ~ ] i'iannal . r. ~. ~; .. , ; ,~ `.1nc. \'ane5
„r•nrnt I-S-
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F \Lm,r!2e.rdrat[]lDrcrLpmrtt 5'.,1'\~.a~ c:.,,~ \ 1, j;1•,.~ \ t. 51.69+.GO
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titl
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tb ~' I Ib „r cquna!cnt
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- rc.rn•r ri-~~ndrto ~n]11_--c P.[mv
2 SIIIUICISIO\S
1 L~.rt I :n~ \:.nn[m.cn! 'UK' \prt"[al' 51.111•:,' Sir. ;r'. \ t. 5:11 1,~ j!1i 1 ~ 51.7i3.3G
(? 1L::r!r j:"v,:-:~,~ ----~ .gw.-., Si'A,-.. c; ,-,. S':91i.3S
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D Ce.rntl' j en[.lrl~e \L1}, nUtH:'t! ^i I, .[f nRiir! _It \ .in:e \~.irc: ~ 1nC• 1 .I[(', ~"arid
_ r ter.
L L,! ',lark[ ]nd Rz..r.r•n t 1c~.hi :-1!ir. c-:~,:r~r j_v ~~: .\ .1 5-n :. _- ~ •~ S8(5.00
Arrr
I- (::~n.l~•nvntum a,t1 nn j;~r'.~s .,i1-:~ C171'.. j19~1'~~ 56.6_8.9$
i~ (.;rrnficlre:,it„mhluna~ I1R~ 1crr~•lal -_.::1,~~ 511:'v. \ \ 5_'t;1,~ c_•;1" S3.3IS.lo
I>Iir ]pr•I~m~m.rl:a~n.lunr-1'I]nnmc:,~:nm.l•
'
'
11 .r , u~rr-~.il [hr (:c ~ur~!-r,:rn;~;i:c ~~. ,~ __.l i~a„~ csr.. ;_ \ \ 5=1^s~ _ai~.~ S_
.b-i.9_
3 ~u~cF:u_~~FOI:s:~PPl.lc:crl~~ Fees
1 -: .... ,. ' .,,~n•r:,!t. •,. •. t•~•t. ~ ~•.:`:•','.. ,r. ..- ::: ..I r n:fe:tt Ie: \.1!i5• \]':~. \.ln~• `~ ln~. 1 ane5
T O W N O F LOS G A T O S
D R A F T 2 0 0 7- 2 0 1 4 H O V S I N G E L E M E N T
T E C H N I CAL APPEND I X
_--_- _--" FLSIDENTIAI, PLANNING AND DEVELOPMENT FEES (~~::-_::'~_~
l0" •. Advance 715"
~" ,Permit Planning En~ineerinQ
Tracking l0"•, General Special De.' Recien'
Fee Plan Cpdate Project Sen"ices Fcc
Application Fre PLTRAC[i GPCPDA'I'E PL~XAP E\GDEV Total Fee
13 >hldnicatn,n ~tf A1•pr~ccl:\pphun•m -i of t:ur.~nt Fee Vanes ?: :\ \'lnes \'1res Varies
C. C-oncetualllc.cL.~"pmcn[-\J~t",r. (:ocnnuttcc j
(
-i
f - -
Rc+tcw l.
~
!
u .ini
jr, \ .\ .i.
jIG \ -~ S1,909.i0
D Pugh Cart Pe:mn >3.-.~ ~ j. ~ n8 \ \ j ~_ -+~ \ -\ 5372.70
I[ .-\wn Uealer Ecenu~
I Smal prnm„uonal annt> ~G_.~ i ~ j_4.4 \ -\ j(.._~ ~ \ _\ 570.69
_ f_ugrprnrt.t:~,n.il~.cnts j:~~-.' jl'._ti \ -\ j_V.- \ \ S3a9.98
1 E~i~'IRO~'>[E\TAL ASSESS\lE\T FEES
1 (:1te4~~rc.d Isemrn.~n \•+ Fcr \ :\ \ .\ \ -1 \ .\ No Fee
ll Inm11 ~tudc iUrF*»n;' ji,i~+~ nml X .\ \ :\ \ :\ t :1 53,500 min.
C tic•L-nticc Dcclanu~,n j1,R3ituli \::1 X. .1 \ .1 jit3i.nir S?,033i.00
ll Lm'ironmcntal Impact Rep,:a Cornultattts Fcc \ .\ \ A ti A \ -\ Varies
P. Dnit P.IR Rc~trlr Fee >1~!,=al Plu, ilr , I:IR
' \ ,\ \
1 \
\ jlJ~=~
1'~ Varies
(
„st . . .
:\ctu11 C~,.r on an h•>udr
~
F Impact \I"nnnnm Pn ~ 'r1m ' \l3z 1 ~„ •;
`' ba.u plus nta nt C on- X -\ \ \ \ :\ \
\ Varies
+ultant .
iii neeessar: `~.
5 OTHER
:\ Prc-application (~~nirrenc~ ire :1etu.il t:na \~.tne~ \'arc; \"ancs \ :\ Varies
13 FenecHrtKll[Gza•ptams jIK3.~ii~ X.\ \-1 \".\ \'.1 5133.00
Rryur~t 1'ar ~rn-rce Xca l:•-,r~cr<d i3:.1 n. (?thcr '
Fee :\e[ual (:nst \ 1ne; \ anr: \
1nr•s \ :\ Varies
jl,i'+I Jcpo.rz plus I~r-
D Peer Trchntcal Re•aew ui actual cost h.-.r admen- \ .\ \ \ \ ":1 \ \ \~aries
tstrance char_c
I. Fees it,r-\J.Luon117cch Rcnra utJ ~~r DRt: \
l C
Recic•.c ctua
ult \ .1 \ :\ \ :\ \ .1 Varies
P \(tcr dilmir.k Fdc; \ctual Cott \ :\ \ \ \ .-\ \, .1 Varies
G 13w1Jine Permit Pl.ln Check 1 er _Il'.. of 23uil.hn~ I ec \ :\ `: .1 \ :1 \ ':\ Varies
LI Surchar~cs
Pennn Traekmg \Lamtenance anJ Update fur- ~~~ ^ ui Deoclopmen[
I
char ;\pplicauun Fcc \ .\ X \ \ .\ \ .\ Varies
(j L rP l mvl.l
u5' ~• ni RIJ4- \'aluanun nor new um-
General Plan Cpoltc iurchar a sttvcuon 1nJ aJdtnons nr Ur'.• of sane \ :\ X .\ X, :\ Varies
chan[ro and <ul:dnismn ice
3 ~ _
R„ute &5 ~tudc { lan ~urhlr2• " I~r'.,oiDecel~~pment.\pphctuenfccn,r
X .-\
X .\
\
\
Varies
pr„ocrn' in R~ ~utr Hi ~ntdt' P11n .\n•a .
3 -1J~.meeJ I'lannin, Pm vets
S I l~r ,. of Decelopmcn[ ~ 1 \
"-\ \ \
\
Varies
-\rnlinnon Fcc . ~
i \~Inh ao jtudr Plan ~urchar~c .lctual Cast on pnip.,r- \ .\ \.:\ \ .\ \ .\ Varies
tn~nare bst<
I \pplicm~~n>fut\\~1rkL1111\tIUII:I.,~R1pIC?iJ D,~ublrt:urrent \ :\ \ .\ ~ :1 \ A Varies
:\ophcat.%~n Per'
G~multlrn •n \c:u.il Cost on an h, ~urlc ` .\ X
1 \
\ \ \ \`a ries
L1. . .
F; :\pprlis
_ :.I per uadentr.ll
Ir'r' t„ -\ppr11 I'~.l::ilttl~ („mnti..l~ :n .)~i:.t• Ott i~ ~ j i ..4\ I?e[ C,)mm~[C11I,
1
G,wn t- ~>urai
muiu-tamdc ur cen[atnc X .\ \ 1 \ .1 `: \
- Varies
\h~ \pcdl
Fcc L, am.md 11•phclu„n> :i. •m -1-. n~ n ' .. a,r..a o
PLtnnut~ I:.~mmissu ~n •.r hen' Its-~ ctr~-~r ,.t 1s n:1~c i"'. of or.>_7n.il \ -\ \ .1 ~: \ ~. ', Varies'
b': pllnnute' ,~mnu.:n,n appGelt~ m trr;.j
4-;3
TOWN O F LOS G A T O S
D R A F T 2 0 0 7- 2 0 1 4 H O U S I N G E L E :d E N T
T E C H N I CAL APPEND I X
_=___ .-_ RESZDEV':'Z~y. PLn::vZrrG A"77 DE`TzLUP'.~NT FEES
-0"~~Pcnnit Plamm~__ EnCincc rinE
Trackin__ 10".General Spa'i.d Dev~ Rcrie,a
Fer Plan CpJate Prnjcu Sen-ice< Fee
4prlieation Fcc PLTRACF: GPL'PD9TE PL~tiAP EXGDE~' T~xal Fec
I a D \i,1 r.u llr:cc;.,. .f ~_ .c:°.:-u:,r L!, •.u .r . , .; her r.-~!~nu9 ~'..=
i mcr.r'a Ltccel~~pmcnt R~ur., t,.rr.n::a.~ ±:c:- r~r \ '~. ~ ', \ '. ~ ` Cancs
`
cr i :.: ~ ~ .,, ~ ,, ~ SG0.00
.-\p~allnn,cr,pn::~n ir: ~~i i':.v r.n;r. _'- .......- .. \:cu_i !_-.-~>; mr. `. \ :\ \ ?, \ '. \ '. Caries
r..
: .:c: n.t a.
L Rr.cuch ~cn;a~. \I^:r ` yI m,P. \':
1~:U1I Iu ~ '~. ~. ~ ~ \ ~ .\ ~ antis
.. J
\! 7_~ ~mna Rr>circh
1 Bi.:c >~.muts; Ic~nc: G'„a» i ~~, \ '. i \ \ \ '. SIN-1.00
_ l~t.vln,:n-cor.€:~mvr.c~:_r:;;cun-~r. jacl~~. ~ _•. \ 1 \ \ \ '•. 513L00
Rao.n>tnsn:.:r."lf.galro~r.c~nd~r-.n;r.~~:r~~_- \;,»~.~ : :\ \
i \ .1 \ ?, 5191.00
~ n:rr• !F3um.1~ „rn L~~ccr . -
' I~:c :~,ilxl .icf .,>a rs a .! .mot,<vt nriv 7 i:c -,~~r.:i: o>~; ~,E the Ina:al ~t ualy an,! att: r~yu:rc~ >i'rc:a >,,,?rc> >hai; ~: L,~ntr i,c t}:u .tr l'i:cin; "l'ttr
aicpcsa shall oc vrercred hct',r the Tnu n a:;l! a~ _:[it' ~r:~:: work c~ceet~ttt~ t hr am;,~~nt o n dcpustt.
••~ut char~cc3 to :hc fullu~cjne a}~rl:cauur. 11{. 1 1. 1~, iC_. 31), anu 31~:.
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
as Saratoga. The To«-n fords dt:u these tees do not constrain de~-elopment in Los
Gatos.
7. Processing and Permitting Time
Each serge of the residential de~-elopment process must go through some form of
To~~•n appro~-al. _lccording to To~~-n staff, a suigle-ftmih- uifill residential
application n~pic:ilh processes in approxinmtelc three to sip montlu, unless
environmental re~-ie~~- is required. F-lillside residential applications on a~-erage take
four to sis montlu to process. \Gsed-use and multi-fanah- projects are processed
in approximately four to eight months, uiiless environmental revie~c is required.
~\'idl em-ironment:zl re~-ie~~•, the process genet:ilh~ takes sip to 18 months,
depending on the size and complevn- of the project.
Processing of a n-pical sin~~le-fanuly housing application atcludes die follo~~ing
steps:
• Submission of an _~rclutectural and Site _~pplication.
• Distribution of application to Town Planning, Buildatg Engineeratg, P:trks,
Police, and Firc District departments. -~pplirttion is also submitted to other
relevant public agencies, such as utilir,- districts and school districts, for review.
• Stiff review of :tpplcation and staff conference with applicant to resolve am
concerns or plan deficiencies, including design issues.
• If deemed complete, staff contantcs processing die application and begins en-
vironmental revie~t-, if necessan.
• Completion of environmental review and traffic anpact anah-sis, as appropri-
ate. -~rborist re~-iew, architectural review, and;'or georechnical review ma_t- be
conducted duralg dus time through the De~-elopment Review Comnuttee.
• _~pproval is required b~- the follo«ing bodies:
• Development Rec-iew Committee («ith appeal to the Pl:uuuno Commission
and further appeal to dte Tou-n Council) for projects that regture no ch:moe
ui die General Plan or zonal`.
• For hillside development applications, Planning Commission approval may
be required depending on the project's potential impacts on the surround-
ing properties and the comnuutin-.
• Town Council for projects that require a change in the General Plan or zon-
ing, and for Planned Developments. L
TOWN C F L O S G A T O S
CRAFT 2 0 0 7- 2 0 1 4 H O U S I N G E L E M E N T:
TECH?7i CAL APPEND i:?
I'rc~cr>sim~ for a npic:tl multi funilr housing project utcludcs the following steps:
0 >uhmission of applic:non, utcludin~~ apphcauon fur a Coniltnonal L'se Pcrnit
i(.~~P~, acrd .tn _lrcltitecnual :utd bite _1ppGeatiun.
• Distribution of apphcttion to Town Plannvtg, Buildinv Engineering, Parks,
Police, and I=irc District departments. _~pphcatiun is also submitted ro other
relee-ant public agencies, such as uulin~ districts :uui school dtstrict, for re~-iew-.
o staff re~-iew of applicauon and staff confemnce with applicant to resolte an':
concerns or plan detictencies, utcluding dcsi~n issues.
• If deemed complete, sctf£ continues prucessin~ the application and begins en~
~-ironmcnral ret icw-, if necessar<-.
• Contplction of cm-ironmcntal rc~"ieu and traffic impact aft:th-sts, as appropri-
ate. _\rbotist rep-iew~, architectural re~-icu•, and or geotechnic:il rc~-iew mat be
conducted during this tune throe2h the De~-elopment Ret-ie~r Committee.
• =\ppro~-a] is reytured bt one or bolt of the following budics:
• Planning Commission (w-idt appeal to the Tuw-n Council; for projects that
rcyuire no change in the General Plan or zonutg, and for use permits, in-
cludtng the CL P and _lrchirccntral and Sitc "\pphcation.
• "Town Council fc,r projects that rcyuire ;t change ut the General Plan or ron
i~~~, and for Planned Dr~~elopmcnts.
I~eyuiring a CL P for mule-famih~ housing is a potential constraint on multi-famlt
housing dct-clopment within the "I~uwn and can lengthen the pc•rtnitting and
processing tintc_ This I lousing Iacmcnt includes _lctictn 1 IOL -G.-, w~ltich rcyuires
the "1-own to sntdc renxtcal of the CL P requirement fur multi f,unih uses.
Dcsi~n and ncighliorhood cumpatihthn~ tssucs also often lem~thcn the pernutting
:uul processing umc. "lo address this problem, the "I-uwn contracts out to an
:uchitecnu-.tl consuh:utt at rc~-icw• plans and prof idc rccommcnd:ttions on
det~elupment apphcatians. .\ccording tit "I~o~cn st.tlf. the use of an architectural
cnnsulruu hay rcducrd the amount of prodssing time for de~elc~pntcnt
appltrtuuns.
~1 hr arclutectur.tl, gcun•chnical, and :uborist review s are eonducred e:ult ut the
det~elnpmcnr .tpphcau~,n pr~,ers<. lltesc rc~~tcw~s are conducted dunn,~ the re~ic:u
-' F
TOWN O F LOS G A T O S
D R A e^ T 2 0 0 7- 2 0 2 4 H O U S I N G ELEMENT
T E C H N I CAL A P P E N D I X
of the Plumed De~-elopmenr or =~rclitecture and Site applications and do not
lengthen the processing tune. These rep-icw-s also streamline the public hearing
process, allowing the Planning Commission to rely on the recommendations of
Town staff and arclircntral consultants and to receive qualified input from an
arborist and a geotecluical consultant, leading to a more effiaent appro~-a process.
8. Local Housing Programs
Scue Housing Element law- regttires that :ut :ut.il~: sis of go~-ernmeneil constraints on
housing production uiclude local go~-entment programs that regulate housing
de~-elopment in am- w-:n-, including vnposing housing cost linitations or
encouraging changes in density-. Los Gatos has four local housutg programs that
are potential constraints on housing production ui the Town. The Below- Market
Price Program, affordable I lousing Fund, Renril Dispute Resohttion Program, and
Densite- Boma Program are discussed below-.
a. Below Market Price (B\IP) Program
The B\fP Program itnplcments the Town of Loa Gatos's uulusionar•,- zotting
ordin:mce, which regttires that a portion of new- residential construction ut Los
Gatos be dedicated to affordable housing. Loa Garos's utclusionare- zoting
orduiance ~cas adopted m 19-9 as one of the~ficst of such programs in California.
The B\IP Program promotes the de~-elopment of affordable housuig unity b~-
pro~-iding scuidards and guidelines that require dte de~-elopment of a certain
number of quahn• affordable touts per renal or owner de~-elopment project, based
on the size of the project. The B\IP Program requires the de~-elopment of
affordable housutg where rents c:utnot be more than SO percent of the current
I-It D Fair Market Rents (F\L1Z) as deternined b~- the I-L~CSC. Table -1-3 show-a
the F\IR for F•Z-'00~/?OOS used be the Town of Los Gatos's B\IP Program.
Table -I--4 liars the requirements for new- residential constnution as implemented bt-
the B\IP Program. The B\CP Program requirements apply to all residential deg-el-
opmenr projects that include fire (~) or more residential units or parcels w-lich
uicoh-e:
1. \ew- constntction of ownerslip or rental housing units, including mi_~ed use
de~-elopmenrs and addition of writs to evsting projects, or
_', Subdi~-ision of property- for single familc or duplex housing de~-elopment, or
3. Com-ersion of renal apartments to condominiums or other common interest
ow•ncrslip, or
T. Con~-ersion of non-residential use to residential rue.
TOWN O= LOS G A T O S
O R A F T 2 C 0 7 - 2 0 1 4 H O li 5= N G E ?. .. .. E N ':'
T_ E C Y. 9 S CAL A F P E N D I X
Planned development ~~-ith :tn underl ut~ zone of HR shall onlc he reclu!red to pad
an ut ltcu fee as established ln~ a sep:tr.rte resolutiun.
_lfford.tble unit. d<<-elolted under the I3\IP Pro~~rarn arc subject to cleed
restnctic,n< approved bt the Toren Council. If uiuts are to hr resold, the To~sn
determines the resale price and resells the unit through the 13\IP
TOWN O F LOS G A T O S
D R R F T 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
T E C H N I CAL APPEND I X
T ~:,_ '~ -? HUD FAIR MARKET R:.NTS, SANTA CLARA COUNTY HOUSING
AUTHORITY, FY 2007/2008
Number of
Bedrooms 0 1 2 3 4 5 6
Fair \larkrt Rent S9'S 51,0-G S1,~93 Sl,SS9 S?,0-h 5'.35 S_',GGI
_'=.'__~ C-~} BMP PROGRA.~f GUIDELINES
Total Number of
Itlarket-Rate Units Number of Affordable Units Required'
~ to ?0 1D° o of total unit:
30 to 100 ('".~° o of total unit>~ -'_'.~
\Inre than l00 30°'0 of total units
' Calculations that rc>ult ui a iraetion of on.-h.ilf or moa• shall be rourded up to nc~ nest rcholc
number. Require.} affordable ututs kill be of the same o~cnership tenure as that of the m.:trket-rtte
units in a residential dccelopment. In decelnpments char eont.un both renrrr- and uu net-occupied
unrts, du require) affordable units gill be desi~matcd m a simi]ar tenure cttio to that of dx• market-rate
unit...
Program. Through rlus process, each affordable housing unit remains affordable in
perpentin-.
Because the B\(P Progr:un regulates the number of affordable units required as
part of near residential constntction in Los Gatos, the progr:un could be considered
a constraint on housvig de~-elopment. Ho~~-e~-er, because the B\IP Program
requires the construction of affordable units u-ith e~-en~ ne~~- de~-elopment in Los
Gatos, the To~~-n sees this program as an opportunin~ to presen-e affordable
housing for the Los Gatos commutun. .~s of September BOOS, 13-1 units in Los
Gatos hate been de~-eloped under die $\IP Program. _ldditionall~-, under die
Secondan- t-nit Incenti~-e Program, the To«~n offers no-interest constntction loans
to facilitate die det-elopment of affordable, deed-restricted secondan d«-ellirtg
units. Based on the successful de~-elopment and preser-~-ation of affordablz housing
throu4h the B\IP Program, Los Gatos does not consider the program to be a
constraint on affordable housing dec-elopment.
_-~~
TOWN O E LOS G A T O S
D R A F T 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT :
TECHNICAL A P P E N D Y%
h. -affordable Housing In-Lieu Fee Fund
In-lieu fees are p:ud it to the Town's affordable I Iousing Fund and arc calculated
as 6 percent of building permit valuation as determined by the Building Official.
as previousl:- noted, these fees ma}- be paid b}. developers of near residential
construction with ~ or more units but less than 10 units, iistead of building an
affordable housing unit under the B\IP Program. P:m~~ltt-c~f -t:r-]inr~`ee-r-ts
rtclrtrc:l--€ar-ilz~ .rpl~r<~t°:Iillstcle-l~]:rrtaeci~c~zlap:~ic:~~;-;.~tt~t-t,~.~-a:-z:~afc
rti-siaerxial~:itrt.~-This additional fee levied on developers could be considered a
constrtitt 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.
c. Rental Dispute Resolution Program
The Los Gatos Rental Dispute Resolution Program provides conciliation,
mediation and arbitration sen-ices for renters in Los Gatos. The program is
administered by Project Sentinel, a local non-profit organization contracted by the
Toren. This program is not considered a constraint on housing development in
Los Gatos.
d. Densin- Bonus Program
The Densin• Bonus Program allows qualified projects to add up to 100 percent of
the units provided by the General Plan lanci use designation as long as these
additional units are restricted to setuors, disabled persons, c-en• low and/or low-
income howeholds.
Behceen 19S~ and 1990, the Town approved 11~ densin- bonus units. Bet,veen
1990 and_'00~, the Town approved ?9 additional densin• bonus units, including
densin- bonuses Eor the Los Gatos Creek ~"illage -apartments and Open Doors.
The Town has not approved anv densin- bonus units since ?00?.
Because rite Densin- Bonus Program provides opportu~uties to build additional,
affordable units in Los Gatos, dus program is not considered a constraint on
housing development.
9. Constraints on Housing for Persons With Disabilities
State la~v requires that Ilousin~ Elements an:tlcze governmental constraints to
housing for persons ~~ith disabilities. I-Iou- a jurisdiction defines "fanuly" in its
zoning regulations can be a potential constraint to facilitating housing for persons
kith disabilities. The evsting definition of "Eamih" in the Town Code is "one (L)
q-20
TOWN O F LOS G A T O S
D R A F T 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P P E N D I X
or more persons related bt- blood or marriage, or a group of not more than tip e (~)
persons, not including sere-ants, u-ho need nor be related 6e blood or marriage,
li~-ing :ts a single housekeepiig tout." T1tis Howing Element inchtdes an _~ction
(_\ction IIOL'-G.G} to amend the detittition of familt- to include occupanct-
srandards for unrelated adults and to comply with Fair Howing La~t•.
In Los Gams, group homes are defined bt- the To«-n Code as residential care
facilities of ant- capacity' th;tt pro~-ide sett-ices to a group of adults or children.
These residential care facilities also proe-ide housing for persons «-idt disabilities.
Group homes require a conditional use pernut ii all residential districts and are
prohibited in the Mobile Home Residential (1~\Ll-I), Commercial-Industrial (L\fj,
and Controlled \fanuEtcturing (C_\I) zone:. Because = _cite l:t«- requires that
licensed residential care facilities for xis or fe~~-er persons be allo~~-ed be right it all
residential districts, the EIousing I_lement includes an _lction (_~ction HOL'-G.9) to
amend the definition of "group home" to be a licensed residential care facility- for
si.~ or more persons. The To~~-n inposes no spacing or concentration regtirements
on tint of the allo~~-ed residential care facilities. Los Gatos also has ni-o other types
of residential care facilities: small familti- homes, which ha~-e a capacity- for sL~ or
fe~~-er persons, are allo~ced in all residentially--zoned districts «-ithout :~ use permit-,
large fttnih• homes, \C-lllch hay"e a capacity- for se~-en or more persons, arc allo~~-ed
vi all districts ~~ith a conditional use permit, except where large £tmih- homes are
prohibited in the R\II I, L\I, and C\I disu~cr.
Generally, the To«-n facilir,tres housing for persons ~~ith disabilities b~- follo~~ing
the accessibility- regtirements of die California Title ~~ Multi-Family _lccessibility-
Regulations for multi-fatnilt- housing of three or more units. Elousing rehabilitation
assistance and accessibility- impro~-ements are pro~-ided through the To«-n's
Community- Set-~-ices and Community- De~•elopment . ,=:eparunenrs.
The To~~-n encourages accessibility- impro~-ements bt~ reyuiriig that specitlc des `gn
fe:uures be incorporated into all ne«- residential home project as a condition of
appro~-al. These requirements include:
_~ u-ooden backing that is no smaller than 'inches bt- S inches it all bathroom
.calls, at u-arer closets, sho~eers, and bathtubs. It Mill be located ;-} inch-
es from t11e tloor ro the center of the backing, suitable for the insrillarion of
grab bars.
• _\ll passage doors oE:u least ~.' inches aide on the accessible floor.
_-2i
TOW ?7 O F L O S G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOGS I N G E L E M E t: T
T E C H N I CAL A? P E 27 D I X
• .\ prim:u-t entrance that is a ?G-uuh-u-ide door, including a ~-foot Lie ~-foot
le~-el l.utdin~, no more than 1-inch out of plane «ith the immediate uuerior
t~c,c)r lc~-cl, ~~'ith :tn 15-inch cle:u.utcc.
I3. ~~un-Got'crnmcnrtl Constraints to Housin~~ Dct'rlopntcnt
\Ltrket constraints to huusin~ de~-elopmcnt in I.os Gatos arc the priman- non
~ot-ernmcnral impediment to housing production. The ~hou'n is located near
Silicon \~alley jobs, and oGcrs residents desicthle amenities such as :ut historic
du~~-ntou-n and a school dl~[i7C[ 1i1 ~t'luch student perform:tncc ranks in the top ~
percent of the Stare.' The high cost of btrildahle land is prirnarih a result of
constr:uned supply, as described belo~y.
1. Land Costs
Jlosr simile-f.tmily t-ac:tnt parcels are zoned for one or rn-o unit, per acre, «'ith the
a~-erage costs per acre r:mging from S ~ to S-1 million dollars.' _lccorchn~ to a local
realtx>r ~~idt Sereno Grotty Real Esrtte, smaller Vacant parcels are uncommon,
costing approximately 51 million for an S,~tt)~t m lU,itO~t se3uure-foot, single-farnih-
lot.
Land ~ aloe accounts for ~(i to Gl! percent of the sale price of homes httilt in the
196(~s and 19-Us.' Ho~yec-er, for ne~~~ homes, die cost of construcnon has risen_ so
the ~.thte of the land accounts for ,0 to -l~ ~ percent of nea h~nne hnce~.'
There arc fr« ttnintproyed parcels zoned for mulu family dcyelopment, and such
parcels demand premium prices because of the high demand to ht'c in Los Gatos.
.\ddt[ictnallr, most parcek h:ne e~isttng irnprra~-ements that incre.tse acgtti;ition
cosh. ~lhe I.utd costs fur mule f.tnuly deyelupmcnt sites cost ~`)U to ~Il~t per
- "~uulcnt ],crfurnt.tncr in I.n> Gat<,: ranks ut the n,P ;° ~~ in the stair," Lc ~: (~atcs
`chrnal District l~xccllcncr ut f.duc:ttinn Ini[iaticr.
htrP: t~~~~r.l~us~l.kl'_.ca.us I_'_Innurice.htm.aeersscd ~uly'O~S
l un ~tanlcc, \'tcc Prest~lrnt .,f t-:,,nstrucdun. Grccnbn~r I l~nnr<, Pers~,nal i„m
ntunic:ui~,n ~ynh Dt:~Cl:.lulc 1S,_OIIS.
' Iiuh t;antPbcll, I~sccuticr Dirccn,r, ~cniur I I~,u>ur_ ~,duti„ns, Pcrn~mal c~,mrnu
nuati,m ~rnh l)[:~CL. luh l~.'_Ut)S.
Tint ~tanlr[, \ iii 1'r~<i~lrnt "f C~msn~uen~~n, Grrcnbrirr Il~~nte>. Per>nn.tl Cum-
nnnuc.ui~m ut:h l)t;~~L. lul: '.~. 'iui`
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL APPEND I X
~v.~~ .: -. .. _ .. _ _ c _.. ~ -: ..s...
square foot, or appro_r-unarelt- S.i.S million to S-1.~ nullion per acre! On average,
dte land cost for large parcels for multi-fanuly development is at least $S million
per acre.
2. Construction and Soft Costs
Construction costs fora ~,000-;quire-foot single-family- home ui Lo: G.uos
averaged about $00,000 to S~-0,000, or 5100 ro Sl i~ per square foot, :ts of Jult-
200SS In general, construction costs for multi-family units in a -1- to 6-unit per
acre development are 5100 per square foot, wlule units in a large, single-ftrnily
home on 1- or '_'-acre parcels cost up to S_'00 per squ:ire foot to develop. Based on
iu1~.- ''i)OS constntction costs, a lon--rise '?0,0t)0-square-foot multi-family
development cosy approsimateh- S li5 per square foot to bt,ild.'
_~\s of summer ?OOS, given the high cost and regulaton- density- limitations, mttlti-
family apartments are generally more expensive to develop dean condominiums,
which makes condominiums more desirah]e development projects for developers.
_~ccording to the San lose-based real eseite company \Ioreh- Bros., Inc.,
condonniums are csrirtated to sell for ber,vecn S-X0,000 and 5900,000 in Los
Gatos. t"
More detailed cost esdm:uc ranges for local construction costs are listed belo~~-.
These e>timated coos account for labor and material: only. In general, half of the
constntction costs are associ:ued ~~~th labor and equipment :rod half ~~ith materials.
• Salgle-fanuly detached: Sli)0 to S135 per square toot
• _~ttached townhouses: 513 to Sl~~ per square foot
• Three- and four-stop- multi-family condonutuums: S1~0 to S190 per square
foot
~ Eric \Inreh, Principal. \L,rclt Brus., 1.1.(., pcrsunal communicaunn kith
l:hris ]tay, Kraltnr, Serena Group Rc:tl Iatrtc. per:unal cnnununieatiun ~yith
DC&I :, July 1 ~. ?003.
-Ciro Sr.tnlcc, \'icc Presirirnt of (:onstructiun, Greenbrier Hom~•s, per~c,n:il cum-
munic,tion ~yirh Dc:~ZI. ~ulc 13, _'003 :ui~i Eric \[urclc, Pnncipal. \lucch' l3rus. LLC, pcr-
:unal rmm~wnicrtiun ~yidt D(:CI:, .\u,usr ), _'OOS,
`~ RSMeans Quick Gust C:ileulaurr. heed (.i~narueriun Dan,
hrrp:i '~y~c~r.rsmeans.cum,'c_ilcul.tray'indcs.asp~;prci.ilL';cr-1-jO\L. -\cc~>~~d huh, X005.
~" Eric \[nrcly, Principal, \[~xclr' Bros., I.I.(:, pcnunrl communicarinn kith
+_~
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O L' S I N G E i E b! E N T
T E C H N I CAL A P P E N C I R
• "Three- to four-stot, mulu~f.unih u~ndomituums «ith stntcntred Podutm Park
~„
ink: $~~it to ~,-~ Per square foot..
3. _1t ailabilit~~ of Fin:urcin~
~lhc restdenti.tl rc.tl est.ue market is >trun,~ in [he ~l~oun of Los Gatos. Locil
realtors and dc~clopcrs hac-c noted that Los Gatos h:u not been af[~ctcd 6t- the
recent home morn`>ate foreclo;um crisis :tnd that adecjuate Yinancim throu~lt local
hanks is acailablc to the Los Gatos conununin-.'~
I.,~x c_~an~~ G.ucua~ i> r,nc .,f the fen j.rnjcct> in I ~~; G.u„< kith c<mcr~tc j~„~1i-
um jvrkur~
~- I.nr ~l~,rclc, l'ruuihal. \I~,rch Lin,:., I_I c_. hcrsr,nal cmm~uuttcau~,n ~~rth
S REVIEW OF ZOOS HOUSING ELE:~NT
The Town's previous Housing Element was adopted in _'UU~. In order to effective-
h- plan for the funtre, it is important to reflect back on the goals of the ~0f13 Ele-
ment and ro identify those areas t~-here progress w:ts made and those areas u-ltere
additional effort is needed. In fact, ~tue Housing Element gttidelines require
communities to evalu:ixe their previous Housing Element according to the follow-
ing criteria:
• Effectiveness of the Element
• Progress in Implemencttion
• _lppropr~ateness in Goal, Objecti~-es and Policies
A. Effectit mess ofthe Element
The To~~~n's ?I)l! i Housutg Element identitied die follo~~ing goals:
• To impro~-e the choice of housing opporntnities for senior citizens, families
and singles and for all income groups through a variety- of housuig n-pes and
sizes, including a mi~ntre of ownership and rental housing.
• To presen-e evsting moderatelt- priced and listoricalh- sigruftcant housing.
• 7o improve the quality- of existing housing and prevent blight.
• To eluninate racial discnninarion, disabilin• disa-inin:uion and all other forms
of discrimination, which can prevent free choice in housing.
• To make infrastrucnue projects and residential and nonresidential
dee-elopments compatible with environmental quaGn- and energy conservation.
• -I-o reduce the homeless population.
• To provide housing affordable to people u-ho u-ork itt the Town.
In order to achieve these goal:, the ''00 i Element listed :t series of policies and
programs. Table ~ 1 identit7es the policies and programs of the ~'IIQj Element.
The table also includes a description oti the actions drat were clken from 'iu)~
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O'+7N CF LOS GA'_'OS
DRAF 20 C 7 - 2 01 4 HOGS I:rG ELE:?EN°_ .
. E C H N I C A '. A P P E :. D r X
to ~'~ ~[~- and the progress tl:ar ~t as achir~-rd itt sddressut~ the ?tile E lou~ln5
Flrntrnt's goals and policte>.
13. Pm~rc~s in Lnplentent:uion
~ho assess the To~cn's progress in implemrnung the l7'J- E G:nisin~ Flcntenr, the
fc~llrnt-utg ket :urns ~~ere ret~irucd:
1. Production of Housin~~
11tr ~'~u~3 Ilousin~~ Iac:uent idrntiticd a need for near eonsn-uction of ?;~ housing
units in L_rn Gatos brturen ?OIL and '_00 Ihis ncu~ constriction recd
speciEic:dh~ idrnutied dte follou-ur; affordable units:
• -1~ units affordahlr to ~-erc-lots--income households
• -1-1 attic affordable to loft--income households
• » unity affordable to moderate-uuortc households
Table ~ '_ compares the neu~ constnicdon need b_t- affordability- to actual housim~
attics produced in ~fli)'' to J)0- in 1.os Gyro;.
From lanuan 1, 'U0~ to lanu.trr 1, '1)II-, there acre ~~ ~ housing units added to the
"I-ott~n': housiu~ cock. _Vthou~h it appears th:u the "I~o«"n czceed~d its tool ncu~
constriction need bt almost h~ice the number of huusitt~ units identified for _'1~~ 1~
QUO-, a majurin of thr housing produced is affordable to abo~-e-moderate uuonu
households, ~cluch arc not included in the ne«- construction nee:1, as shrnt n in
"hablc ~-'.
"!he "Io~cn did our rarer its cer: luu--income and moderate income housing needs.
.\~ shn~~t: ut Table ~ ~, no ~-crc-lrn~-tncvme unity and ooh four motlrr:ttr-income
units were produced ir. the Coen. the To~tn csceeded its rteu~ construcuon need
Ot -ld 10R"~llll Oltle Lllnt~, prUd UCln~ J-t t01d1 I(SR"-IIKOmC tllllti In the ^t)1.1 ~-1111 t1InC
period.
TOWN O F LOS G A T_ O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G ELEMENT
T E C H N Z CAL APPEND Z X
TA°_== ~-~ NEW CONSTRUCTION NEED VS. HOUSING UNITS PRODUCED,
2002-2007
Ne~~• Construction Housing Cinits Percent
Affordahilit~- Freed Produced Achie~•ed
\-cry Lour -f ~ 0 0-0° °
l.o~e ~~ ~-1 100°'°
above \loderarc - 3S~ _
Total 23.3 .3.33
2. Preservation of "At Risk" units
The ~-illa ~-asona de~-elopment ~~-as identified in the X003 Housing Element as a
de~-elopment at risk of con~-ersion to m;trket rate. Villa \-asona ~ti•as subsidized b~-
the Ht'D Section S program, ~i-hich ~~•as scheduled to expire in \o~-ember ?00~.
The Section 3 subside ~cas renege-ed during the ?002-'?00- time period. The Villa
~-asona deg-elopment included rental units for seniors and disabled persons. \o
other de~-elopments in Los Gatos ~~-ere identified as at-risk units in the ?003
Housing Element.
3. Rehabilitation of E.r-isting units
The To~~n had established a goal of rehabilitating (0 to _'0 total housuig units
bcrn-een X00'? and_'00-, The number of units actually- rehabilitated during this
tune period ~~-:ts 11 units total. Therefore, the program achie~-ed its objecti~-e.
C. Appropriateness in Goals, OGjectit-es and policies
T1te majorin of the goal: identified vi the _'003 Housing Element arc :tppropnate
Eor the ?00--201 time frame. Objecti~-es for each of the goals grill be modified as
appropriate ro more speciticall~- respond to the housing em-ironment in Lo: Gatos
in ?009.
_-_
T O W N O F LOS G A T O S
DRAFT 2 0 C 7- 2 C 1 3 HOC 5 tr G E L E :". E ti T.
TECHti CAL AP PEt:-? X
D. Sumrm.+n
1 he -I o;;•n achie;-ed l~!i_~ percent of it tot.tl yu:u?tit7rd objecti;-e for neu residrnti.d
constntction heta~een ~~~~(!' and ~uU- and exceeded its obiecti;~e for ne;;-
construction of units affordable to lo;;~-income households. Ho;ce;-er, the -Io;~n
drd not achie;~c its ne;; construction ohjecu;es for units affordable to ten lo.;--
.utd moder:ue-u?come households. Costs of housin; continue to be high in fats
G.ttos, making affordable housing d~fticult ro de;-ektp ut dte Los Gatos n?.trket.
C)uanatted objecu; es «-ere achiee ed ;;-tth regard ro presen-ation of affordable, at-
nsk unit: and rehabiLtadon of the e~isun~, housing stock. The ~-i]]:t ~-asona
property ~c:u at risk of com-ersior. dut7ng the last housing c;cle; the property's
Jectinn S contract ;r:u subse~lucnth• rene;;~ed in X00-1. Flc;-rn housing units ha;-e
been rehabilitated benrcen X00"' and ?<iU-.
~-1OU51NG SITES INVENTORY
State lan• requires that all housing elements identify a list of housing sites that
can accomm-odate the jurisdiction's RH~;A. This chapter identifies potential
sites and provides an aral-sis of their ability to accommodate the Town's
RH\ ~ numbers.
A. Sites In ~•entory
To determine the availability- of land for housing development in Los Gatos,
Torn staff identitiizd as wide of a range as possible of vacant sites and sites
a-ith residential development potential in Los Gatos for initial consideration
in the inventory of available housing sites. These sites were identified using
available GIS data as of July 2~C3, current Assessor's data, and a revieR- of the
Town's General Plan land use designations and the Toa•n Code Zoning
Regulations. Town staff then conducted a site suitability analysis for each site
that evaluated potential development constraints including infrastructure
capacity and environmental constraints. Based on direction from the General
Plan Committee, Town staff then identified a subset of these potential
housing sites, which based on this sites analysis is most likely to be
realistically developed n•ithin the Housing Element planning period to meet
the Town's RH\.~. This final set of potential housing sites is further
described below.
Figure 6-1 provides a map of the potential housing opportunity sites and in-
cludes site names that correspond to Table 6-1. Table 6-1 presents the sites
inventory, 6}- individual parcel, of the locations that are appropriate and suit-
able Eor development in Los Gatos. This table includes the Assessor Parcel
Numbers (_~P~;s), General Plan land use designation, zoning designation,
acreage, and existing use Eor each site. Also included in the table are the al-
1cR-able density: and realistic development capacin- o{ each site as R-ell as an
indication of any potential development constraints that reduce realistic de-
yelopment capacin:.
E-I
TOWN O F LOS G A T O S
i.3.'s- 2CG7-.Oi HOL'iliJG "c_c ~- --~..~. --_ ..~?-'i'~~;
Potential Housing Sites
' Site wich Rzsidencial Development Pccential
~~j Sice with Pending Development dpplicauon
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H O U S I N G OPPORTUNITY S I T c ~
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T O W N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 A H O U S I N G ELEMENT :
T E C H N I C A L APPEND I X
13. Perdirtg De::e?opment .-lpplicatio~u
The Tom:n of Los Gatos has receis-ed a de•: elopn;ent ar plication proposin;
housing on the former SR-aason Ford site. The applicant for the Sv.-anson
Ford site is proposing a mired-use project n-hich rill contain both
commercial and residential development. Akeena Solar is currently a tenant
on this site and is planning to mote n-hen its lease expires. plans for this site
are tentative, but it is expected that this site could include up to ~7 residential
uniu in the final design.
C. Analysis of Sites ~ ith Resic~ential Development Poten:i~tl
A majority of the parcels in this analysis are ror.-vacant sites R•ith residential
development potential. "Il;e realistic development capacity- has been
determined based on the status ardor existing condiuor. of existing uses for
each of the sites, identified in Figure b-1 and Table 6-1, and is discussed in
more detail below-.
Sites that are less than ene acre are typically r:ore dif:icult to develop and lot
corsolidation can often increase the feasibilin- of development. The ToR•n
n•ould facilitate and encourage lando~c-ners ~•ith sites less than one acre to
carsider lot consolidation R•ithin each site area as appropriate for residential
development.
1. Los Gatos Courthouse
The Los Gatos Courthouse, n-hich is curreraly vacant, is located on the
southeast end of this site. Anetl-ter vacant structure, formerly- a mental health
clinic, sits on the souths-est erd of the site. The remainder of the site is va-
cant land. The prope^;: is currertl.• oR•ned b,: Saran Clara Count~•, v.-hich
has plans tc relocate t're courthoase to Do~c-nton•r. San Jose. Sanu Clara
Ccuat,: has declared this site as surplus propem-. Giver. the vacant structures
and vacant lard as R•ell as relocation of the ceunhouse, the entire site R•ould
be considered for redevelopment. The realistic development capacity n-ould
not be reduced by existing st^~c:ures on the propert.r. As County-owned
TOY/ N O F L O S G A T O S
D P, A F T '_ 0 0? O I/ H O V S I N G E L E M E N T
T E C H N I CAL A P P E N D I X
pr`F.r., ., res:Ce.... ' :az~zlor me... or. ti:e site r.:as't include a r::ini...,::n of
'_ [~;-_...- .,._,~r~aeie units. I: the Fro; e:-t~' n-ere sold to a pr.:a:_ de~-ei_Fer,
t:;i> ~- Fe:.e: t r-u.^.i::l:::n af:ordaciLn- r: ;::irement n~ouia s:iii acl.:. The
Tan":t 1: esaresse~ ir:_res: is pt:rchasi :~ the prcpem- or pa^r:eri:^.~ n'it'.:
other e::::aes to de.-elop a`f~,ra.:ble hotsirg or the site.
~. Southba~- Deg elopment
The cor::cr.iea: lecatie:n of ti:e Sou;!:ba.- De~-e'cp::er.t site, re... IIi':n"a`.
1-, High: ,s• S~, ar:d tl:e fLture ~'asora Li`?:: Ra_i S:a:ion, a; c: ell as its lance
size n-iti: o.-er ses-ea de~-elepable ages, makes is optimal for resider.:ial det~el-
op::ea:. :fin aging office ~iuilding is located on the site. The proper;: has a
rare::: ~-acaar: ra:~ of close to ,. percera. Conceptual de~-elop~:.eat aFplica-
ti .~s h:. ~ rc.ea:'= heed s..~ru~.e ~ to .:.. 'ro:. r prorosing reside :..a1 taes on
the r,te.
The C..°ai1 iT:~ de`: elODITiCI'.t C1p1Ca.: n-plil:~ be Sllgh ilk- Noticed O^ L ;5 SIIe 1Je-
catac o a pr:a:~ ingress'egress ease:^er: and prit-ate scorn: drain case:: er.t
er. the site.
~. Oka Road/Lark :1~-emle
TF.e O,_ P._aca `Carr: Ati-en~e s:*.es are pri^:a:"il: or..ara prone; ,
The.c._rc t°.e r:a'.ist_c cie•.ei.pn..... ca~.ui'~" of tl:c si.es n-~ id r-ct he
redu~c~ -
-}. South £ a~ I Ionda
Tf:e ~Otlth B.P.- Il;r:d.l Car d~':,e:5h:2 li i:::":.. 1Cia::~ Ot: L~.:S slCe. Thy
deaiersl :C h.u indicat~.. t at ti:. <<::'.l Ee .:i~~zat.:~ fora this sizz fir. ti:e nea:
fa:are. ~dd,,._...1'l.. a recent of p'..atior. to the Conceptt:al Des"eloprient
~a ~~ ~ Lcs Ga:os is pr.~posirg 4~ dn-eliir.g units at ?+
. ~.~ a~~r~" Con.:^::::ee o,
. ,
d:~-e!!in ~ t:r._a pe: acre for the r.te. Becatse of cte ess::_~g cortr.;er: a, toes
cr. t'.:is si:e. the r. alis:ic d e~ eiop:nen: ca~act~" is rzduce~a b,: _~ per.e^:.
TOW N O F LOS G A T O S
DRAFT 2 0 0 7 2 0 1 4 HOUSING E L E M ENT
T E C H N I C A L A P P E N D I X
_ _ ~ V v _ - c - .. 3
~. Dittos Lane
The Dittos Lane site currentl~: has an aging duplex a: d t•~~o single-famii,:
homes on the properly. The site is also located in the Central Los Gatos
Rede~-elopment Project Area. Because the ToR-n has acquired this entire
property for affordable housing development, the realistic de~-elopmeat
Capa~ltti" tOC Lh1s site R•ould not be reduced.
D. Additiortal5ites Pktrttted for Housing
Toa•n staff are ~-orking closely with a developer to build housing and mixed
use in the i~ionh Forty area, sho~•n in Figure Erl. The 2~2C General Plan
designates this area as the \orth Fony Specific Plan Overlay and includes
guiding principles for both residential and non-residential development
~.-ithin the Overlay. These guiding principles require that a minimum of 2~
percent of units developed n-ithin the werla,: be affordable to households at
the moderate inccr.:e level or belon-.
E. Zoning Appropriate to Aecommodate Flouring for Lower-Ltcon:e
Hotrsebahls
Higher density developments often have losc-er 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 2~ dR-elling
units per acre. According to California Government Code Section
6»S~._'(c)(~)(B), this is the density standard appropriate to accommodate
aftordable hot:sirg in Santa Clara Count:.`
under existing land use controls and site improyemert requirements,
affordable residential projects have been successfully built a*. or above ~~
I C,-nder C3112Or^..1 Go`: °'nrneni Codz, Santa Clara Coun.: is ide:^.ti:ied as a
Subu-ban jursdi~tion, Rnici sets a de:a1:1L de:;sit;: standard of at least ~: d:seiiing
ur,is per acre CO lppto^; [aiel:" ac,or,:r.:eda:e hocsir.g ,or loa-er-income house^olds.
c-%
T O W N O F LOS G A T O S
^RAFT 2007.2017 HOUSING ELEMENT:
T E C H N I C A L A PPE N D I X
d-.:ec:ir.g ~.:nits pet ..~rc R-itnin t..e last fi•:e to tea : eac-s i:: Los Ga:~^s. For
e:.a:r.ple, the :\:~e^tir,e .•\pa:t:r.enu, located rear the Sou.':ha:• De:-elopmert
.,
site in I_os Gatos. includes ?9. units bu:a o : a 1'. ~-acre site ~: ith a densa:- of
app ro:cin:a.a~ ?~ d~ elliag units per acre. :\:-eatiro c-as boil: utilizing a
deasi~; bonus. l~fore recentl:~, an af:ordable housing de:•elopment R-as built
at ~ i '~'.iies .\•:e^ue and includes I_ units on a site that is less Char. a one-ha!f
acre at a densi_:- of about 25 d::•e!ling units per acre. O.^. the 1.6-acre Dit*_os
Lan, sire recentl,- ac,~uired b:• the To::~a. ~' t::-as }:=~:e bee. pr_ ,~sed, ~-l:ich
is a density- of ?~ dr.-eLing u.^.as per acre.
Les Gatos's existing zoning al1oR ; for a dersit:- of up to _'~ d::-ellirg unas pe:-
acre :.~i.hin the \Iul*.i-Familr Residential (R-~Ij zone. De:•elopr..ent standards
for the R-~I zone in Los Gatos do ret hinder de:•elopment at ~~ dn-e!lin~
units per acre. In the fi-~I zone, a maximum a11oR-able lot co:-era~e of -4=
percent and a masintum height of » feet (approsimateh- three building
stories) for a de:-elopmert R-ould be ecui:-a':ent to a maximum Elocr-to-area
ratio (F:\R) of 1.2. i\ssuming ar, a:era^e six: of 1,'~. scuare feet per
residential unit, a densiz.: of 2~ dn•el!ir.g uric per acre is achie:-able on a ore-
acre site. Additionally, more multi-Tamil:- proper.ies in Los Gatos a:,d the
.,
surrounding areas art bei.,g de:•eloped ~::tr. underground parking. Tk:e
recentl:--de:-eloped A:-enti^o Apar:men*_s ef~ers underground pa:'.;i.^.~ a::d a
densit:• of _'1 d•.relling units per acre.
Some of the sites idertiticd in the sites in:~entorr ha:-e an underl: ing zoning
of Restricted I Iig6:c-ay Commercial (CI Ij. This zoning district a!lo:.-s multi-
famil•: uses R-ith a cenditiorai use perr.:a. -I-he CI-I zorc alion-s a maxir.:um
building lot co:-eraJc of ~~ pcr.er.t and a rr.asi tt:ni hei;h: of» feet, or three
build:ng stories, so that the rna-sir.:::*.: F:\n in this zone is 1.~. Sites ::•ith an
underl,: ing zorirg cf CH arc prir: a::!.: located along Les Gatos Boule:-ard
and R ould be ideal sites far rti~ed use. This sates in:-entoc-:~ anal:-sis assumes
?? per~en* residential uses ..r.~_~ per.en. con::._err,al uses on these sae>, as
shoe. n ir. -hable 6-i. \:-ith a r.:.Lt:mu:a F:\K cf 15, a densit:~ of ~= d::~ellir.;
units p-err acre n-ot:!d be feasible a::d achie•:abie or: all of the sites designat:d
CH 1:? t abi~ C'-I.
~' ;
TOW N O F L O S G A T O s
DRAFT 2 0 0 7 2 0 1 4 H O U S I N G E L E M ENT
T E C H N I C A L A P P E N D I X
The Southbar Development site's underlying zonir.; is Controlled
i\Ianufaauring (C?<I), n-hich currently prohibits multi-familc• residential uses-
HoR-ever, like the CH zone, the C\I zone has a maximum a11oR-able lot
coverage of ~~ percent and a maximum allon-able height of ;~ feet, or three
building stories, so that the maximum FAR in this zone is 1.~. Similar to the
CH zone, a density of 2~ dn-elling units per acre R-ould be feasible and
achievable on the Southbay Development site.
The South Bar Honda site is designated'slixed L'se Commercial, n•hich has a
maximum a11oR-able lot coverage of ~~ percent and allowable height of
feet, so that the maximum FAR R-ould be 15. Under this land use
designation, and even assur:,.ing ~~ percent of a development to be
commercial wes and ~~ percent to be residential, a density oti 2~ dwelling
units per acre would be feasible and achievable or. the l.i-acre South Bar
Honda sire.
Ths Housing Element proposes an Affordable Housing Overlay Zone
(_AHOZ) to facilitate the development of affordable housing on the housing
sites. Action HOli-?.1 outlines incentives and requirements under
consideration for the AHOZ-
F, Secatdary D;~ellin,; L'~tits
The ToR•n allon•s secondary units and has streamlined the process for revieR•
and approval of these units. BetR-een 2~~ ~ and 2~C6, the ToR-n revised the
secondary unit program to allo:~- applications to be considered ministerially.
The To^.-n also reduced the parking requirements under this program. There
are currently X15 secondan- dn-elling units in Los Gatos. \o applications for
secorda^,- units ha~: e l,eea submi~~ed since _'::_'.
c-:
Towrl of Los cATOs
D R AFT 2 0 0 7 2 0 14 H O L! S I N G E L E M E N T
T E C H N I G A L A P P E N D I X
G. I'o!err:r':r!De.e!opnrzn.' Corrst,-.rirrt_
This section descri'_es t::e infrastructure capa.i*.,' and patentia': er.~:irormental
ISSUeS th.tt COL'Id I:::OaCt r:ahStiC G1P~'elJGn:eat CaraCl:.: 01 e1Ch 110L'S1nS SIi~.
T~ i
llaied On il"lii anal Y S:S, L:1ere are CO f f:S-IrOn.^.:cnt.i COnS:ramtS Cr
i. ~: aSt rL:Ctllre C3paCi*_~ 1SS:fCS 1111; COUId pO:cntiall,•' I'e:i ::Ce C~:fe reahiC~
de•: elop.:ent capaci. of each identified hous:::g site.
1. Ir.frastruchlre Capacit~~
The foilon-irg sections dac-ibe the cu:•rert in:rastructure and sen~ice
a~: ailable for n-ater and ~•aste:c-atcr s•: sterls ir. Lns Gates. There are r.o ma;or
infrastructure c.?pacir: cr service distribution. issues for housing des-elooment
ir. Los Gatos that could reduce the r;a!ist_c c!~s-eiopment capacit of rile
proposed housing sires.
a. ~l lter
The San Jose ~ti titer Con.-:, an,: (SJ~~'Cj supplies the ma;orin• of Rater sen-ice
for Los Gatos. The «-atc•r qualit}• and st:pplo- for the Ton-a is managed b~• the
Santa Clara ~'aliee \i'ater District (SC~~~"D). Although some areas of the
ToR-r. ha~~e aging sti~ater ir.frasn:cnue, the Ton-n and the SJ~~'C collaborate
to an..^.uall~• uograde and replace pipelines as needed.- According to the
SJt`:'C, t!:e realisrc de~-elopr.-lert capacir: of 611 units en the identified
housing sites n-ould increase the de.^_1ard for rater b~• approsimatel~: 1~:,~:~
g1!1JnS Of tt'ater per d1.: at ~~., gallon Of ~~.lter per hollsing Unli pCl' d1':. I he
Les Gatos Draft ~'~'~ Ge.^.eral Plar. En•:iror.r:-leatal I:apact Repot- (EIR)
includes this estimated n-ater use os-er existing conditions ir. its R-ate:- supple
impact anal.-sis and deterfnined that the SJ~~-C n-ould h.tse sul'.icient capacity
,.,, -'
to meat n-titer sers;z: den:an,is.' Tnerefore, Rater c..; ..alt,: dces not
constitute a significant COnS:r.1Ca t:?at R'pUld reduce realisti: derelepr:lent
capact_.- of the identified housing sires.
' \i~~ir D~.-...ar, P~.;,,..ir.; $c~er~iser. 5.:-- Je,e \\'at.r Co^?aa, perso;:al
i ~~..~, :CC3:1r:JC R"i2:1 DCii ~, .'~::~.:5: ~. ~__S.
cf Les Gatos, ~.:;e 1.1-4-' ~.
£-I~
T O W N O F L O S G A T O S
DRAFT 2 0 0 7 2 0 1 4 HOUSING E L E M E N T
TECHNICAL A P P E N D I X
b. Sanuan• Sen•er
The \~'est Valle}- Sanitation District (~'VSD) manages the sanitary sen-er
system ir. Los Gatos. Similar to the rater infrastructure, portions of the
sanitarj sen-er infrastructure are old and need to be upgraded or replaced.
The \~'`'SD regularly monitors, upgrades, and replaces sanitary sen-er lines.1
Some areas of the To~•n that have been incorp orated through annexation
have pre-existing on-site septic systems. The SR-anson Ford site is located in a
neighborhood n•here on-site septic systems are used. Ho:~•ever, new
development proposed on this site n-ould connect to the Tow•n's saritarr
seR-er system.
The realistic development capacity of 611 housing units on the identified
housing sites R-ould generate approximately 7-1,000 gallons of ~-asteR-ater per
day at 1_'1 gallons per housing unit per da}-. The 7•F,000 gallons of ~-astewater
per day represents less than 1 perent of the total ~y'VSD R-asteR•ater
allocation and ~-ould be ~-ithin the current capacity of 1?.1 million gallors
per day, as determined by the Los Gates Draft ?~~~ General Plan EIR.'
Therefore, sanitary seR-er capacity a-ould rot constitute a constraint that
would reduce the realistic development capacity of the identified housing
sites.
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 potenral environmental constraints on any of the
identified sites that could reduce realistic deyelopmert capacity.
' tVest ~-all:.: Sar.itatior. District, ht:p:/; n~~-.~-est<-alIevsan.org!
healthardea~-iror.ment.!, accessed ~,Lu,h 19,'_~C9.
' Lus Gatos Dxif ?;;'~ Gererrl P~a>t Er>~irr~nn;er,: Lrpai= R~^o>', _~1~, Toc-
cr Los Gatos, pa;: -F.t~-'S.
6-II
T O W N O F LOS G A T O S
D RAFT 2 0 0 7- 2 0 1 ! H O U S I N G ELEMENT
T E C H N I C A L APP END I X
... Geclo~~•: ar.d Soils
i l::i S.'a:OP. andl~"ZC:S tl'i t' pJC:: tt.ll eC:': IrOnmental COnSt."linCS a55v~iated R'ith
Sc:iiuiC sl:aknlg, 13nds11deS, and Slope l:lSta~lht.: In LOS GatvS.
I. 52:~77::C Si1:I,4:I:o
The San .~r.dreas, Shanr.or., and :~Ior.te Vista faults a. e most likel.." to produce
st:org seisriic shaking irl Los Gatos.° The Shannon and \Iorte Vista faults
nln througa a portion of Lcs Gatos. housing de.-eloped on the proposed
sites R-ould be regulated 6~- the Safer: Element of tl:e General Plan and the
To:s•r,'s adopted Building Code and R-ould therefore incorpora*.e mitigation
,•
measures that re-duce the in,.pact of seismic sha~ing.
ii. Lrrc,_liar .r7:d Slope L:_t:zbiiit::
A small portion at the south end cf tae Dittos La e site is loon*.ed in a hillside
area considered to ha~-e the potential for lands'ides. Hillside areas are often
prone to ha~: ing steep slopes and a higher risk for landslides. The General
Plan Safet.: Element regulates hillside des-elopment and mitigates an
potential impacts associated n-ith des"elopirg housing on slopes in Los Ga*.os.
The Ton•n of Los Gatos also requires geotechnical reports b~- a rgistered
geologist for hillside deg:elopmer.t en slopes greater loan a ~~ percent
gradient, as r.cted in the Toc n's Hillside De•reloprlent Standards ar:d
Guidelines.
b. P,iological ftesou:-ces
This secticr. a .als-zes the prose^:. of potcn•.al j:usdi,., I::~l ..*_'.a::d~, s^~:iai-
status species. and sersitis"e natural cor.~r.:unities or, the i.?er.tified housing
sites. ?Most of t::e sites cnnsider~d in this 111~'2Ii:Ji'b' Ire al:ea4_: deg-eloped
c-itll J.t~..: t:rnan .aes .~r.a. tla kl.,:e lo:~- habitat ~.,i,.~.
~. [~ ~~::.n:a_
:\cc.,..in; to t L'.S. De^a:- ,lr;.. of Fi;h ar,d Ci'il~?i~2 Sen"ice \a:i,anal
~1 ;.:.i.^. i.~ Ilil-CC'JI"~', t::2': :1:: 11C FCi:nL111 JCrISI?iitlOn_L R'2;!aCl l~15 li LOs
' Toz'n of Los Gros. _.~:. G_~er~rl P.'a>: ',;:~ D~•.r.`: F_r._:ror.~-::r.:.:~ I~I;:'.a.:
~_~~
T O W N O F L O S G A T O S
DRAFT 2 0 0 7. 2 0 1 4 H O U S I N G ELEMENT
T E C H N I C A L A PPE N D I X
Gatos. Therefore, n e.?:,nd; c.-;,t_? r.ct i ~. as t?: real.is ~ ~ evelopme; r
capacity of the housng sues.
ii. Saec::rl-Stuns Species
According to the California `atural Diversity- Database (C\DDB), R-hieh
lists occurrences of special-status plants and animals, there are no kno~~n
records of federal or State-listed plants in Los Gatos. There are federally
listed R-ildlife species that are knon-r. to occur in the Ton-n. Development on
all sites R•ould be regulated by- t;:e Enyirenmert and Sustaiaability Element of
the General Plan aad related State and federal agencies, such as the
Department of Fish and Game, n•hich R-ould mitigate ar_:r impacts associated
R-ith the presence of special-status species.
iii. Sensitr~e.~a~rrr.rl Con:nurni.ties
Development on all sites R-ould adhere to policies in both the Environment
and Sustainabiiit~- aad Open Space Elements of the General Plan, R-hich
R•ould mitigate any ir.:pacts associated ~-ith sensitive natural communities.
c. Hazards and Hazardous Materials
This section describes the petertial de~-elopment corstraints associated R-ith
n•ildtires, flooding, and hazardous facilities and materials.
i. Fire H.~z.n-d_
State regulations recuire that all muricpalit:es address Vera High Fire
Severir: Zone hazards, as defined 6y the State of California, if then are
located a-ithin the jurisdiction of that municipality. There are some ~-en•
High Fire Severity- Zones located in the hillside arras of Los Gatos. The Los
Gatos General Plan addresses areas that are susceptible to potential ~-ildfire
hazards. The General Plan pro~-ides goals and policies in the Safety Element
that regulate housing develepmert so that wildfire hazards R-euld not impact
the realistic deyelopmert capacity of the housing sites. The Hillside
Develepn:ent Standards and Guidelines specifica?ly provide policies that
promote fire saf:L': aad r.:i::imize n-ildfire hazards.
~-
TOYlN OF LOS GATOS
C R A F T 2 0 0 7 0 1 J H G V s l N G E L E M E N T
T E C H N I C A L A PPE N D I X
ii. Fiord N,.rz.r>;,'_
Of tae Oka Rca.?,"La.., A~:e,:.:e ~ :.::1s. Si.: A, F~ peace.^.t cf Site E (_he
n-es,era L~o:-ior. of tae parr 1) aad a snail perion of 5:~. C (t^.2 •s-est..:. tip
cf t;,e panel) are leca_ed i :the 1:~-;:ear f?ocdrlair. zone d2slgnated b': tae
Federal E:nergenc~- >`fana~emen? ~~enc~- (FE\I.~i. fiew:r.~ er. taes2 sites
~-ould be r2g;J!ated b~• the Safen- Element of the General Plan ar.d R-et:ld
>,
t.:ereforc he des:gncd to mitigate taesc hazards. Therefore, realistic
deg-21opntent ca^a~it,; c-euld ra 62 reduced b.: flood hazards.
iii. K¢ar:fo:~_ Frrilitiescrnd.tL:ce>•c.ri=
according to the California Deparment of Tonic Substances Control, there
are rarrentl-: no hazardous sites er facilities, includir_g federal Superfurd sites,
State response sites, ceiurta:-:: elear::p sites, c- school cleanup sites in Los
Gatcs. Therefore, tl:e realistic d2~~elopment capacity- of the identified housing
sites n-ould net be reduced b~• the presence of anc hazardous facilities or
r.:at2rials ir. Los Gatos. If hazardous facilities or r.:aterials are found to be
present is Los Gatos, adhering to pelires in the General Plan Safen- Element
and federal and State reg:;latiors R-ould reduce an impacts associated R•ith
such sites and facilities. :\dditionall~-, the To~~r. has a hazardous «•aste and
substances staternert s::pple:: en*, for all de~-elopment applications, ~s-hich
contains a list of sites obtained from the State of California and li.S.
En~~iro.^.mer.ta: Protection Agenc (EP=\) I Iazard•_~ta \~ ant. at=d Su'~stances
Si?es List.
d. \ Dine
i\cise from High.=: a.: 1- could petentiall~- after? de~-elopmer,t on the Oka
Read:`Lan':.a~~enue and Dittos Lane sites. The Oka Road; Lark ?.~-enue, Los
GatcJ C•_urthOllSC, Ind SJVthba`: DtSC'l~~pl ~fC[ S:It'S COIa~ ali0 be pOtfntlall~"
affected b~- r.ois2 from the actin:e railroad lire paral:el to and south of
Y.ighn-n- Sa. "I'he \oise Iil2n:en: of the General Plan reuLttes noise le~-els
Tom:: of Los Gatos :~ehsi:e, f:rp:!!n--.l:~.:o:~n'os-;-i:cs.ca.us/
coc~.::eau (:or.:::~:...i: ,_.De e'.~^.r.er..,'P:....:air:~~De~'Ra:~^oPan.PDF, ac,esszd
T O W N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING E L E M ENT
TECH N I C A L A P P E N D I X
- - ~ S - 5 ... ... - .. ~
aad design standards for development that mitigatz such noise impacts.
Therzfore, rea!isti:. deve!opment capacit;: ~•ould not be affected.
e. Cultural Resources
According to the 1999 Los Gatos General Plan update Initial Study-, potential
Dative A.~nericaa archaeological sites are typically located nzar creeks in Los
Gatos. An archaeological evaluation n•ould bz required for development on
the Oka Road/Lark A~•zrue sites near Los Gatos Creep.
FI. Comparison of ~e~ional Gro:~tb \'eed a~:d Residenti.rl Sites
To determine the ToR•n's ability to meet its RH\A, the To~•n's adjusted
R~-L\A, n-hich R•as determined is Chapter 3 Projzcted blousing Deeds, is
compared to the realistic development capacity of the identified housing op-
portunity sites. Table 6-Z belon• presents the ToR•n's RH\A as provided by
the Association of Bay Area Governments (_-1BAG) and the ToR-n's adjusted
RHEA after subtracting housing units that have been built, approved or ~c-ere
under construction betn•een Januar}' 1, 2~;,7 and June .i;,, 2~C9.
Table 6-3 shoR-s tha: the realistic development capacity- of the identified hous-
ing sites exceeds the ToR-n's adjusted RHEA. Thz realistic development ca-
pacity- of housing sites is based on the To~-r.'s default density- of 2C dR-elling
units per acre as described under Section E of this chapter, Zoning Appropri-
ate to Accomr.,odace Housing for LoR-er-Income Howef:olds, aad as consis-
tent v.•ith recent construe*.ion and proposed projects in Los Gatos. All sites in
Table 6-1 assume deye'.opment at the default der.sin• except for the former
S.~•ansor. Ford site, R-hich has a pending development application that as-
sumes dzyelopment at a density of 1'.7 dn•elling units per acre on a ~.~-acre
site. Becawe development on SR-anson Ford is not e::pected to be at the dz-
fault dersity, this 5122 R':11 include 1~ units affordable at the moderate-income
level and $7 markzt-rate units, in compliance v.-ith Los Gates's Bzlon• ?Market
Price (BLIP) requirement. Therefor;, the estimated realistic development
capacity- of the ~7 total units for the S:c-anson Ford sitz R-oul~ be courted
to :c•ar d t z mode: ate and above R.~I~ A income eatzgores in Table 6- -
T O W N O F LOS G A T O S
DRAFT 0 0 7 2 0 1 3 H C U 5 1 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
___ --_ ADJUSTED RHNA CALCULATION
A E (:~ minus 1',I
Units Built,
Under
\en Construction
Construction and/or
Income \eed Approved Since Adjusted
Cate~or~~ (RH\_~) 1anuan 1.2~~7 RH\.~
Es_re,.. - L_.:~ ~'
t"e r: Lo^: 7~ 77
Loa 1 ~: ~ 1 ~_
:\bo~~: \9oce-ate 136 ;9 1~4;
Total Units 56' -11 ~'_l
___ E-~ ADJUSTED RHNA AND DEVELOPMENT CAPACITY OF
HOUS ING OPPORTUNI TY SITES
Deg elopment
:adjusted Capacit~~ of Housing Surplus
Lteome Lei el RH\.-\' Opportunity- Sites Capacit~_,
Ex;.....~1~- Loc. - S7 1
Lcn 1~~ 1=~ -=
ASo~~e \locera:e l~' I ,3
Total ~_ 1 61 I 9~
'The :\;:~wc:d ice!\.~ is ialraace~ as sho~sa ir. Tah
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