2010110106 - Council Consideration and Approval of 2007-to 2014 Housing Element,~p!N N OF
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,1pS=GA'~~~' COUNCIL AGENDA REPORT
DATE: OCTOBER 27, 2010
MEETING DATE: 11/1/10
ITEM NO:
TO: MAYOR AND TOWN COUNCIL
FROM; GREG CARSON, TOWN MANAGER
SUBJECT: REQUESTING TOWN COUNCIL CONSIDERATION AND APPROVAL OF
THE 2007 TO 2014 HOUSING ELEMENT
RECOMMENDATION:
1. Review and Discussion of the Draft 2007 - 2014 Housing Element
2. Consider any public comments
3. Approve the 2007 - 2014 Housing Element
BACKGROUND:
The draft 2007 to 2014 HoLtsing Element is the result of an extensive General Plan Committee
review. The first draft was released in December 2009. Substantial changes were made to the
first draft based on comments from the State Department of Housing and Community
Development, the agency responsible for reviewing and certifying that Housing Elements are in
compliance with state housing .law. The second draft was released on September 20, 2010. GPC
has completed the review of the 2007 to 2014 Housing Element and forwarded it to the Plamiing
Commission and Town CoLU1ci1 with a recommendation of approval. The P1amling Commission
held a public hearing on October 27, 2010, to consider and make a recommendation to the Town
Council on the 2007 to 2014 Housing Element. The Planning Commission unanimously
recommended that the Council adopt the 2007 to 2014 Housing Element.
- - --------On-Octo er-1-8-,--2010,-a joint TownC-ouncil-and-Planning-Commission-StL~dy-Sessi-oirwas-1leld-to----~---
review and discuss -the draft Housing Ele;neiit. Please see Attachment 2 for the joint study
session staff report, which outlines requirements for housing elements, Los Gatos housing needs,
and proposed programs for the 2007 to 2014 cycle. The only request for additional information
.from the joint meeting was in regards to the extremely low and low income household.
PREPARED BY; i ~~Wendie R. Rooney, Director of Community Development
~,~
Reviewed by; Assistant Town Manager own Attorney
Clerk Administrator Finance Community Development
N:\DEV\CNCLRPTS\2010\Housing Element 11-1-10 TC Report.docx Reformatted: 5/30/02
PAGE 2
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 to 2014 Housing Element
Octobei° 28, 2010
demographics. Specifically, the Council questioned how much of this demographic cohort is
seniors who are owner-occupied homeowners. Other topics discussed at the study session. were
the Regional Housing Needs Allocation (RHNA), appropriateness of incorporating residential as
a use by right into the commercially-zoned Affordable Housing Overlay Zones (AIIOZ), and
ABAG housing and employment projections.
This report will sunnnarize information relative to all of the aforementioned, including the
additional demographic information requested on the extremely low; very low, and low income
categories. Since t11e October study session, staff 11as received approximately 15 requests for
additional clarification and comments from Council members. Responses to the comments and
requests for clarification will be summarized in a desk item that will be transmitted to the
Council prior to the November 1, 2010, Town Council meeting. Finally, also included in this
report is follow up information requested from the September 29, 2010, GPC meeting.
ANALYSIS:
A. Regional Housing Needs Allocation (RHNA)
Based on questions and discussion that occurred at the October 18, 2010, joint study
session, staff felt it was important to reiterate the purpose of the Regional Housing Needs
Allocation (RHNA) and how municipalities address the RHNA. The IZIINA is mandated
by State Housing Law as part. of the periodic process of updating local- housing elements
of the General Plan. Tl1e RHNA quantifies the need for housing within each jurisdiction
during. specified plamling periods. The current plaruzing period is 2007 to 2014.
Municipalities use the RPINA in land use plamiing, prioritizing local resource allocation,
and in deciding how to address identified existing and future housing needs resulting
from population, employment and household growth. The RHNA does not necessarily
encourage or promote growth, but rather allows municipalities to anticipate growth,. so
that collectively the region can grow in ways that enhance quality of life, improve access
to jobs, promotes transportation mobility, and addresses social equity, fair share housing
It is important to recognize that Housing Element law does not require each municipality
to guarantee construction of the number of units allocated through the RHNA. However,
municipalities are required to provide adequate opportunities for development on suitably
zoned sites through the local General Plan and zoning and to allow for development of
the number of housing units established by the RHNA. In the event a municipality is
unable to demonstrate that there is adequate capacity to meet the RHNA allocation,
special programs must be developed to address thaf shortfall within the Housing Element.
Construction of the residential units is generally a private sector enterprise. However,
municipalities with Redevelopment Agencies often partner wit11 private sector developers
PAGE 3
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 to 2014 Housing Element
OctobeN 28, 2010
to construct affordable uriits, particularly in the case of extremely low, very low, or low
.income units, which generally require the greatest amount of subsidies.
As currently proposed, the AHOZ concept meets the intent of the RHNA by identifying
affordable housing sites that are adequately served by the infrastructure and located
within close proximity to transportation and services.
B. Appropriateness of Incorporating Residential as Uses b~~ht into the Cormnerciall~
zoned Affordable Housin Og verlay Zones (AHOZ)
During the joint study session, discussion ensued regarding the proposal to incorporate
residential uses by right in existing commercial zones that have been identified as AHOZ
sites. While designating residential as a "use by right" grants a property owner the ability
to develop his or her property with residential uses; it is important to note that the AHOZ
can be designed to ensure that the Town retains full discretion on the amount and type of
residential uses that would be allowed. The use by right provision would only be
applicable if the property owner developed in concert wit17 the Town requirements.
While staff projected that the commercially zoned AHOZ sites would be developed with
50 percent commercial and 50 percent residential, these percentages can be modified by
the GPC during the drafting of the AHOZ .development standards after the L-Iousing
Element is adopted. If the residential percentages are significantly decreased, additional
AHOZ sites may need to be added to the affordable housing inventory. As previously
noted, there are additional residentially zoned properties along Olta Road that were
originally considered for AHOZ sites for this program cycle, but were later removed to
be reserved for future RHNA cycles. These Olta Road sites could be reconsidered for
this 2007 to 2014 cycle if the residential units proposed for the commercial zoned AHOZ
sites are significantly reduced. The use-by-right concept is critical to securing a certified
Housing Element. Consequently, staff recommends retaining this concept and
controlling the amount and type of residential uses tluough designing the AHOZ's
consistent with Town expectations for these mixed use commercial properties.
C. ABAG Housing and Employment Proiectoiis
The Association of Bay Area Govermnents (ABAG) is responsible for malting long-term
forecasts for population, housing, and employment for the nine-county Bay Area. These
forecasts assist municipalities in long range plamling and resource allocation. ABAG
produces updated forecasts every two years. and publishes them as projections. In recent
updates, the projections forecasts have presented an assessment of growth in the region,
while recognizing trends in marltets and demographics, and recognizing local policies
that promote more compact infill- and transit-oriented development.
PAGE 4
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 to 2014 Housing Element
October 28, 2010
The long-term land use forecast represents ABAG's best assessment of what will be the
built enviromment by the end of the forecast period. This assessment is determined not
only from the economic and demographic models and local land use plans, but also from
on-going discussions with local municipalities, regarding the feasibility of development,
mostly due to the local political and fiscal environment.
Local municipalities use the ABAG data to forecast future growth and development
trends in order to prioritize local resources, such as infrastructure .and services. A
carefully plaimed community has a relatively even ratio of jobs to housing. Ideally, such
a balance would allow people to go to work without having to commute long distances.
A relatively balanced job to housing ratio is particularly important in a job-rich area such
as Silicon Valley, since it allows employees to live close. to work, reduces traffic
congestion and air quality impacts, and improves the overall quality of life for local
employees. While the job to housing balance ratio is not a precise model, since it
requires assumptions of future employment and housing growth, it is commonly used in
community planning. and generally found to be a good measure of future land use needs.
D. Follow UP from September 29, 2010, GPC Meeting
Page 30, Action I30U-6.7: Verify how and why a conditional use permit process was
originally implemented for multi-family uses in MF Zone Districts. Staff has not
been able to deter^rnine when the use per^rnitpr^ovision was incorpor^ated into the Toy-vn
Code. Staff believes that this pr^ocess has been in place for^ at least the last 25 to 30
years and does not know the history behind this r^equir°en~ent.
Page 24, Action HOU-3.1: Verify if the five-year Section 8 assistance contract for.
Villa Vasona has been renewed. The Section 8 Contr^act for^ Villa Vasona has been
renewed to 201 S.
• Page 7, 3a.: Verify number of Homes sold in Los Gatos between December of 2007
and December 2008. DCE was not able to verify the number of homes sold in tlzis_
_ per^iod, and~staff could not find a reliable source; consequently, the reference ~ to the f
nurnber^ of homes sold in this time per^iod will be deleted.
E. Council Member Comments and Requests for Clarification: Staff received
approximately 15 comments from Council members since the October 18, 2010,. Housing
Element study session. Due to the minimal time between the study session and the
distribution of the Council agenda packet, staff was not able to address all the requests for
clarification and comments in this report. However, the one item that was raised at the
study session, the additional demographic information requested on t11e extremely low,
very low, and low income categories, is summarized in the following narrative and table.
PAGE 5
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 to 2014 Housing Element
October 28, 2010
The Housing Element notes there are approximately 900 extremely low income
households; 677 very low income households; and 772 low income households in Los
Gatos, Council asked-staff to verify the percentage of this population cohort that are
senior home owners or are senior renters. The source for the data on the income
categories is the Department of Housing and Urban Development's (HUD's)
Comprehensive Housing Affordability Strategy (CHAS). HUD extrapolated the CHAS
data from Census 2000 American Community Survey tabulation data. CHAS data
provides specific information about "senior" households, which are defined as one- or
two-person households where either person is 62 years old or older. Please note that the
following numbers and percentages are approximations.
~Inconie 'Total - Number/ ~ Number/ `Number/ Number/_
Lev_ el Number Percentage of Percentage of Percentage Percentage of
Seniors Senior Owne1= of Senior ~ Seiuor
Occupied Renters Overpaying
..,
for lousing
Extremely 900 396 or 44% 234 or 52% of 162 or36% 252 or 39%
Low (ELI) total owner- of total of 630 total
occupied renters ELI
overpaying
for housing
Very Low 677 398 or 59% 294 or 87% of 104 or 30%° 213 or 45%
(VLI) total owner- of total of 474 total
occupied renters VLI
overpaying
. for housing
.Low (LI) 772 285 or 37% 188 or 60% of 97 or 20% 116 or 25%-
_-~ ,._-
---- -----~ ~
-_~_-.___~_ ~_- total owner-
- -~--~ ~~_ .,___ ...__.__~ of total
__._.~~r___._ _ of the 463
._T.
occupied renters total LI
overpaying
for housing
This data indicates that 44 percent of extremely low, 59 percent of very low, and 37
percent of low income categories .are comprised of senior populations. It is important to
note there is no financial data available to support conclusions that senior populations are
not in need of varying degrees of housing assistance. However, this data will assist the
Town when developing programs addressing these income categories' housing. needs.
Staff recommends updating the Housing Element with a summary of this information.
PAGE 6
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 to 2014 Housing Element
October° 28, 2010
F. Enviromnental Review
The 2007 to 2014 Housing Element is a component of the 2020 General Plan. The
General Plan is a project as defined under CEQA and accordingly an Enviromnental
Impact. Report (EIR) was prepared for the project. On September 20, 2010; the Town
Council adopted Findings of Fact and a Statement of Overriding Considerations to certify
the Final Enviroiunental Impact Report prepared for the General Plan.
PUBLIC COMMENTS:
At this. time, the Town has not received any public comment on the Housing Element.
S~[JMMARY AND RECOMMENDATION.:
Staff .believes Town Council will find the second draft of the Housing Element meets state
Housing Law, while maintaining the types of affordable programs the Town has historically
encouraged and implemented. The draft Housing Element also addresses the Town's "fair share"
of affordable housing; as articulated in the Regional Housing Needs Assessment through the
unique AHOZ concept that does not require a "broad brush" rezoning of properties,. but rather
considers pre-identified parcels that could accormnodate higher densities if developed in a
mamler consistent with Town policy and practice.
The draft Housing Element contains many new programs and. Town Code revisions that will
need to be implemented over the remaining. four-year period of this housing allocation cycle.
However, only one lcey program, AHOZ, and some minor code amendments will need to be
completed within one year of the adoption of the Housing Element. Following Town Council's
approval of the Housing Element, staff, the Town's consultants, and the GPC will commence
work on drafting specific details for each of the Affordable Housing Overlay Zones.
--- -- ------The-G-PC-has-conducted-a-thorough-review-of-the-draft-Housing Element-and forwarded it-to the- - ---- -- -
P1aruing Commission and Town Council with a recommendation to approve the program. The
Planning Commission held a public hearing. on October 27, 2010; did not receive any relevant
public comment and unanimously recommended that the Town Council approve and adopt the
2007 to 2014 Housing Element. Consequently, staff recommends that the Town Council
consider the draft Housing Element, take public comment and approve and adopt the 2007 to
2014 Housing Element.
PAGE 7
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 to 2014 Housing Element
October 28, 2010
ATTACHMENTS:
Previously submitted to the Town Council:
1. Memorandum dated October 6, 2010, which included a copy of the Second Draft of the
2007- 2014 Housing Element (Distributed on October 7, 2010)
Transmitted with this report;
2. October 18, 2010, Joint Town Council and Planning Corrnnission Report
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s cat COUNCIL AGEND<~ REPORT
DATE: October 13, 201.0
11~IEETING DATE: 10/18/10
ITEM NO;
T0: \~IAYOR AND TOWN COtJ7~'CIL. AND PLAVNI\rG COpM\~IISSIOi~T
FRO\~: GREG CARSON, TO~rVl~r 1vIANAGER ~~ ~%~"_--`-,
SUBJECTS REVLE«j OF THE DRAFT 2002 - 2014 HOUSING ELEMENT
RECOl~Il•IEI\TDATION:
1. Ret7ie~~f alld Discussion of the Draft 2007 -.2014_ Housing: Element.
2. Consider any public. continents.
BACKGROU\'D AND SUA~Ii\~I.4RY:
Siilce late 2008, the General Plan Committee (GPC) has been working wit11 the General Plazl
consultants and staff an the 2002 - 2014 Housing Element. The first draft of the Housing
Element was released for public re~~iew in December 2.009, and the second draft was released in
late September 2010. The DePartlnent of Housing and Community.Development (HCD), the
state agency responsible for revietwing alld certifying Housing Elements, is currently conducting
the second 1•evie~s~ of the Element. Staff anticipates that HGD will certifi~ the Town's Housing
Element. HCD's comments are due October 25,.201.0.
The GPC completed. a thorough re~Jiew of the second .draft on September 29, 2.01.0, and
reeomnlended t11at the Planning. Commission alzd Town. Council review and approve the Housing
Element. In addition to the joirit Towll Council and Plamling Commission Housing Element
study session on October 18; 2010, the P1a1111uig Commission and Town Council will each hold
a ~ .m.,,.. ~publ;c.healllgs on-October 27...and,Novenlber~-1, 201-0~-respoctlvely:~ -. m- -~ . _.,• _._._ ._.... , ..._._ _ _ _ _.
Tllis report summarizes the state requirements for Housing Elements, local housing need's,. alld
the proposed housing programs and policies for the remaining four years of the program period.
PREPARED BY:
,r
~t
i~4 «Tendie R. Rooney, Director of Continunity Development
Revie red by:.ti~~ Assistant Toivn Manager ~") ~''~I'own Attorney
Community Development
Reformatted: 5l30iU?
N '.DE\RGNC LRPTSI?0l UU lnusu~g_Element_!0_ (8_ZU l0.doc
Clerk F111a11Ce
Attachment 2
PAGE Z
l~1AYOR AND TOWN COUNCIL
SUBJECT; 2007 - 2014 DOUSING ELEMENT
Octobe~• 13, 201(J
ANA.LI'S YS
Required Contents of the Housint Element and State I-Iousizla I;arv: The I-Iousing Element is
one of ser-•en state-mandated elements of a General Plan. The Housing Element assesses housing
needs for all income gl'ollp5 and establishes a program to meet those needs. The goals of a
1-lousing Element are to,
• Tnerease tlae housing supply and the mix of housing t}apes in an equitable manner.
• Promote infil:l development, socioeconomic equity, and protect environmental resources.
• Promote an unproved inti-aregional relationship between jobs and housing.
Uzilike the. other state-mandated General. Plan elements, the Housil7g Element is subject. to
detained statutory requirements regarding its content and. is subject to mandatory I-iCD review
atld certificatiozl. Tlie Housing Elemezlt must alsa be updated approximately every fir-•o years,
unlike other Genez'al. Plan elements, which are typically updated ever}~ 10 to 20 years. State larv
requires-that the Housing Element contain the follorrringinformation.:
• A rcvierv of the goals, objectives, and policies of the etu7-ent. Housizl~ Elemezlt.
• Ctu7-ent demob•aphic, ecozaozllic, and housin~~ information for the Torvn.
• A quantified housing. needs assessment. y
• Analysis of the constraints to providing housing for all income levels.
• A discussion of opportuzlities for ezlery~y conservation ill new housizlg developments. -
• An inventory of assisted units at risk of conversiori to market rate.
• Azl inventory of residential land resources; including suitable sites for housing, homeless
slleltei•s, azld transitional housing.
• A set of housizlg goals, policies, and' programs.
® Quantified objectives for housizlg. over the next five-year period.
• A description. of diligent efforts towards parficpation by all economic gro-ups in the update
process.
PL11'SUtillt t0 State tarts, the I-lotrsing .Elczment must specify potential housing sites: and identify
policies and programs that n-i1] help meet the Regiotlal I=lousizlg Nced Allocatioal (RHNA),
rvllich is the "fair share" of Ilousing for each jurisdiction in a particular re~~ion. Tlie RI-1NA
quantifies the need for housing within each jurisdictions during a specified plallzling period,
Coillzmanities lnse the RI=Ii~Tt1: in land use planning, prioritizing local resource allocation, and in
decidinghorn to address identified existing and future housing needs z°esulting from population,
ennplo}mlezlt, and household growth. The RHNA does not necessarily encourage or prozmote
gl•owth; but rather allows communities to~ atlticipate growth, so that, collectively the region and
subregion Call grow in ways that enhazlcc quality of life, improve access to jobs; pn'on110te
transportation nl.obility,.ancl address social equity and fair sharchousing zleeds.
The Association of Bay Area Govetntnents (_ABAG) determines. the RH\14 for Santa Clara
County azld Los Gatos. ABAG ]las deterznincd that the total RHNA for the 2007 - 2014 period
PAGE3
MAYOR AND TOWN COUNCIL
SUBJECT: 2007 - 2014 HOUSING ELEi\fIENT
October 13,.2010
for the To«n of Los Gatos is 562 housing units. The draft 2007 - 2014 Housing. Element is
designed to meet the. Town's Regional fIousng 1\Teeds Allocation and to foster the availability of
1lousing affordable to all income levels to the extent possible given the To«~n's constraints. The
number of units by income categories are contained. on page- 1 S of the draft Housing Element.
Alz important distinction to note is that the state mandates that communities must plan for these
housing units, allocate resources and remove constraints, but does- not require t11at the
jurisdictions actually construct the units. Communities, with Redevelopment Agencies like Los
Gatos, typically partner u1 the acduisition or construction of affordable housing; however,. the
develo~nient is generally a private sector enterprise.
As noted above,. the state requires that communities plan for their "fair share" of affordable
housing by identifying available sites and demonstrating in the Housing Element that the
projected residential development capacities of the sites can realistically be achieved. The. state
allo~tfs local govct~titnents to utilize "default" density standards: that are deemed adequate to meet
the "appropriate zoning" test for affordable Housing. For Santa. Clara Count}~, the state has set a
mit~ianutn default t~esidenti:al density of 20 units per acre (u/a), ttlliicli. is.consistent _tivitl~-,tle
To~am's high densit}~ residential zoning district. Growitlg communities can generally
accommodate the RHNA within 'their existing. inventory of undeveloped or underdeveloped
1ligher density residential zones. In predominately built-out communities,. such as Los Gatos, the
R1-INA is generally demonstrated tlu•ougli a commitment .to rezone eitl7cr loafer density
residential (less than 20 a/a) or appropriate commercial or industrial lands to high density
residential.
An altenlative to large scale rezoning i ail affordable housing overlay zone (AHOZ), which is a
relatively new concept that is gaining attractiveness, particularly in built-out communities. An
AHOZ is applied to sites on which residential densities could be increased if a given level of
affordability is achieved. A tnap showing these sites is "overlaid" an the existing zoning map. An
civerlay can apply to all sites within particular zone- districts or only selected sites. Within ehe
overlay zone, affordable housing developments should be eligible for (a) by right residential
development, (b) multifamily development on commercial sites, (c) waivers or reductions of
building and plaiming fees, (d) relaxation. of certain development standards (e.g. parking;
setbacks, hei•~~lit); and object to overall design revietiv. All of these benefits reduce the
....,-uncet~tainty=and costs-faced-bydevcl~opers~~of affordable housing, T`~'~ ,-~~~ _~_.. _. ._ _
Staff conducted an analysis on ho~v to achieve the RI-INA under existing zoning (Lo«~ and
1\~Iedium Density Residential, Commercial and Industrial) and deteatnitied that between 70 and
100 acres «fould need to be developed wit17 affordable housing to meet the RH1~IA. By using the
AHOZ, staff ~a~as able to identif}r approximately 34. acres ~~-here the overlay could be applied. In
the. case of these 34 acres, the property owners could develop under the existing zoning or the
AI-IOZ. The AHOZ could allow increased densities,. fee reductions or waivers, residential uses
by right,. and relaxation of certain clevelopnient standards. The AHOZ projects would also be
subject to To~~m architectural- and site review. Tlie.realistic development capacity. for the 34
acres is 611 units, ~vhiclt is 49 more units than the S62 units allocated by the RHNA. T]zis
additional capacity would allow for the some of the sites. to develop at a lotiver density if needed.
P.~GE 4
1`~IAYOR AND TOWN COUI~~CIL
SUBJEC`T': 2007 - 20141-10USING ELEivIENT
October 13, 21110
Vlareover, if the:- six A1-107 sites are devclaped with other uses, the "horvn would be required to
identify aclditinnal Al-iOZ sites, During the early analysis of potential sitES, staff identified
additional properties throughout the Torr'n where the Al-IOZ could be applied if necessary. "I'hc
recommended AHOZ sites are listed in t11e follow-ing table.
Residential Sites Analysis
Site Esistitig Zoniirb Parcel
.Acreage DevelapTIlent
Potential
Los Gatos Cotn•tlwuse
Capri Drive and Klaowles Drive, Open Space ~,2 AC 104
Southbay Development ~~inchester Blvd' C'M 7.1 1'42
Oka Road and Lark Avenue. iVtix of RI~I ~. R-1 '13.7 248
Srvanson ford -Las Gatos Boulevard. C>-I 4.5 ~7
Sauth Bay Honda-Los Gatos Bollevard CIq I.S 28
Dittos Lana R-l :D 1.6 32
Total 34.3 C11
New AU~Iicable Legislation and Statutory Requirements:. The fallowing ar.e key,..l.egislative
changes affecting this ];lousing Elenlcnt prog~I•arn period:: y -
• Si3 2: "this. legislation requites local. jurisdictions to strengthen. pravisians fol: addressing the
ll.ousing needs of the: homeless, inelucling the identifi:cati~n of a zolle or zones ~rrhere
emergency shelters are alla~vecl as a use by right rx'ithout a conditional use permit.
• AB 2634: R.ecluires that cotllmunities assess the housing needs of extrenicly lore income
households.
• AB 23=18 and' AB 218: These..fIousing Eleincnt larv ameiidments clarify t]Ze required
eantents of a Mousing. Element, including nol•e detailed land inventory and-site identification
program regtiil•el~nents, and make. significant refai-ins to the process and. standards for
determination of t11e RHNA to each community for very lore, low; moderate, acid above
rlxoderate incamc housing.
• SB 520: Requires that the analysis and program. sections of the Element contain an
assessment of cbilstraints on housing. for persons with disabilities and. an action program
addressing those colzstraints. "
PAGE 5
1l~IAYOR AND TOWN COUNCIL
SUB.IECT: 2007 - 2014 HOLrSNG ELEMENT
October 13, 2010
SB 075: Attempts to integrate allocation of RHNA plazuling with the preparation of the
regional transportation plans (RTP) by requiring consistency between the RHNA and the
"sustainable communities strateg}F" that must be included in the RTP.
Document Poz•~azat: The Housir.~g Element is contained in pages 1 tluough 35 of the document,
and the Technical Appendix is attached to the draft .Housing Element and is numbered pages i to
6-16. The Housing .Element contains- red-line changes that respond to both HCD and. GPC
comments- from their respective revie`vs of the first draft as well as GPC questions and- remarks
from the September 29, 2010, fnal review.. There were very fe~v changes made to the Tecluzical
Appendix (pages i to 6-16} from HCD's first review; consequently, all of the red-line changes are
from the September 29,.2010, GPC fznalrevie~v.
The Housing Element has three primary functions: (1) to establislY Town's housing goals and
policies; (2) to quantify the maximum number- of .housing units that can be constructed,.
rehabilitated, and conserved over the seven year period bettveen.June 2007 and June 2014.; and
{3); to present Town's housing programs, which:represent a even-year schedule of actions to be
implemented by the Town to achieve goals; policies, and quantified objectives of the Housing
Element..
The Technical Appendix. presents the most currently available information at the .release of the
first draft of the Housing Element in 2089 pertaining to the following zone subsections: (1)
background;. (2) Housing need's assessment, including a projection of population and
employment,. household size and tenure; (3) special population groups,;. (4) housing stock and
characteristics, including over-paSrinb and overcro~vdizlg; (5) housing needs, including regional
needs allocation; (6) housing .resources;. (7) goverzunental and non-goveniznental .constraints to
11011S1ng prodUGtlOn; (8) evahzation of the effectiveness of the previous Housing Element; and (9)
an inventory of land suitable-for residential dzvelopznent.
Housing Needs: The draft Housing Element identifies the folio«ring housing needs:
® Extremely Lo~v Income: Approximately 900 Households or 7.5% of the. Totii=n's 2008
population are classified as. Extremely L.o~~~ Income, which is defined as a four person
-.
` " "househ~ld~`wtlr azi income levcl'of SO perc.eiit"dr"Iess of the}.-Area Nlediar>`Iacome._:(Ah~II) or
S31,s50 .per year. High recital .and for-sale. occupied housing costs results in this population
spending more than ~0 percent of their annual income on housing.
® Homeless: Pursuant to the 2.007 Santa Clara County Homeless Census and Suz~~ey,
approximately 30 homeless individuals reside i» Los Gatos.
a Single Parent: Approximately 611 Households or 5% or the 2008 population are considered
single parent households. Generally single parent 1ouseholds have more difficulty affording
appropriate family housing.
e Senior: Los Gatos's senior population is growing. In 1970, 11 percent of the population was
consider senior (age 6~ or greater), and in 2008 the senior population lias increased to 17°%0.
Seniors often haz=e limited income and a range of accessibility and health care needs that
necessitate specific types of housizzg.
PAGE 6
1vIAYOR AND 'TO~~~N COUNCII.
SUBJECT: 2007 -?014 HOUSING ELEMENT
Octobe~• 13, ?010
Persons with Disabilities: ApproYinrately 1,776 persozrs or 6.7% of the population have
disabilities that affect their ziiobility or sell=care. The cost of local housing is prohibitively
expensive for those on Supplemental Security Income, which averages 5800 to 5900 per
person per month in 2007/05.
Job to I-Ioasiiig Balance; The Town's cuzxent Job to Housing ratio is 1,5 jobs for household;
~vlii.ch is ~vithitl the Targeted range, ~~`ith the projected increase itl jobs in Los Gatos over tl~e
next 10 years; Phis ratio is expected to grow to 1.6 jobs per Household, rest.tlting in an increase
in housing demand.
I~otisiiig Affordability: I-lousing costs have continued to increase faster in Los Gatos than the
county average, In 2008, 34 percent of all Los Gatos renters were paying more than. 30
percent of their monthly income for housing. Thirty pez•cent of a Household income spent on
housing is the conventional. public policy indicator of housing affc~zdability in the United
States. The affordability gap for for-sale housing is approxin~ateIy 5600,00.0 for sin~le-
familyhome and 5198,000: for multi-family. .. - : 4
I-Iousing Constraints: The draft Housing Element identifies a number of potential governmental
and non-governmental constraints to the construction of housitlg for all income levels. The
Element indicates that there are. three potential governmezital land tlse constraints, including the
required conditional use permit process for nnllti-family housing in multi-family residential
zones, and the lack of provisions and definitions for transitional and supportive housing. ill the
Town Code. Actions HOU 6-8 and 6-9 have been included in the Housizig Element to address.
these constraints. Land cost. is the greatest non-governmental or market constraint to housing
development in Los. Gatos. As previously noted, liotising costs Have steadily increased in Los
Gatos o~~•er the past 10 years and •generally outpaced most commuziities within Santa Clara
County. With average residential land at 53 to S~l million dollars per acre, housing development
is becoming too cost prohibited for most economic sectors in the eotmmunity.
IIousing Progtaim Focus: Follo`ving are the Housiiad programs that Los. Gatos believes «<•il1 be
the most effective in meeting the 'T"o~zm's housing goals. These programs will be-the foc:lrs of the
Town's housing efforts during the remaining four year period of thin Housing Element.
1, tlctive}}J encourage le development of affordable housing on the: affordable Housing
Overlay Sites.
7_, Remo-~e governm.ental' Iand use constraints.
3. Offer incentives to developers of affordable hoetsing; izicluding dea~sity bonuses, fee deferrals
or waivers; expedited permit processing; and the use of the in-Tien f'ee fund.
Specifically, the Housing Element recommends the following Actions:
Continue tjie following programs:
• Below A~farket Price
• Second Unit Progz•am
• Preserving At-Risk Housing Units
PAGE7
MAYOR AND TOWN COU\TCIL
SUBJECT: 2007 - 2.014 HOUSII~iG ELEMENT
October ,13, 2010
® Rental Conservation
o hlotlsllTg Conser-~~ation
® Horne Access Programs
® Supporting non-profits that sel~~e home.Iess populations
® Supporting t11e County Continuum of Care Program
PI•oviding Senior I-Iousing Resources
.Proposed new housing pI•ograms:
® Worlc with the Redevelopment Agency (RDA) to develop housing for extremely lo~v income
households..
® Create the AHOZa for Oka Road, Vasona Junction Area, and Eos Gatos Boulevard.
m Earmark RDA and BMP Funds for the AHOZs.
Encourage mixed use developments «ith affordable housing.
m Create development standards and amend the code to allo~~r emergency shelters in the
Controlled _Vlanufacturing Zone.
® Adopt a Reasonable Accollurlodation Ordinance to ensure Fair Access.
a Add Transitional Housing and Group Homes to the Code.
m Evaluate ti~~laether the Town should amend the Code to allow I71Lllt1-falmlly residential uses in
the NIF Zone by right,
Encourage green building and energy conservation in housing.
Folloatr-Up Front September 29, 2010, GPC Meeting: As noted in Housing Element transmittal
memo, on September 29, 20.10, the- GPC conducted a page by page review of the Housing
Element section (pages 1 tluough 35). The majority of the GPC recommended changes to the
docrttneazt ~~rere iric.ol-porated into the. draft transmitted to the C~uilcil and P1aluzing Comllzission
on October 7, 2010. Hotivever, the follo~~+~in~ .is a list of items that the GPC requested
clarification on or required ful~her input fi-oIm tl1G' colasultant. The updated information is
contained in italics.
® Page 7, First complete paragraph:. Provide. a definition of "rehabilitation" and clearly state
__, _ .. , ,., ._„~~11zet11er the facts. regarding, the anlmUer~_of. ulzts requiring i_elzablitation ar.e .estimates.-.Staff
~~rill = adcl a defirzitiora for -"relaabilitatiora: "-HottsirTg r~~liabiltcttiorr r•e~zfir es ata~lcira;;
iraaproverazerits to floe. safety crrad habitability of a house a.ncl/or rraczk-ing iraapr•o~~eraaerrts that
bl'lrag a Izouse into cornpliarzce I~li.th the B.rildirzg Code, The ratrnaber• of a.tnits regzririrrg
i~ehabilitcation ar•e estimates. Staff can cerise t.Tze last seraterzce ira- floe first cvraaplete
paragraph an. page 7 to elaa•ifi~ this grid say, "Q>>erall, approximately 4.S percent, or about
580 straits, of tlre. total laotrsi.rag staclz, is estiraaatec~ tv be ctmreiztl~~ irz raced of r•elzabilitation."
Page 7, 3a.: ~Terify Inlmber of homes sold in Los Gatos bettiveen December of 2007 and
December 2008. DCE Ia~as riot able to rer•ify floe raaaniber of horazes sold ira this period. Staff
will work.. ia~ith local real estate corazpanies to rerifi~ grad update this irafortrtatior2 prior to the
pri~atirzg the fr.raal Eler~zerit.
PAGE ~
\~IAYOR AND TOWN COTINCIL
SUBJECT: 2007 - 2011 HOUSNG ELL-~rIL-NT
OctolJer 13, 2010
• Page 9, 4a.. Verify whether the facts stated in this para;~raph and relative to the housing
conditions for the Extremely L.o~rr-Income Households are specific to Los Gatos ar are more
general statements reflective of Extremely Lo~v-Income Households nationally:llzese facts
az•e specific to I os Gatos.
Page 24, Action HOU-3. T: Verify if the five-year Section $ assistance contract for Villa
Vasona has. been renewed. Staff r~~ill lzcr e this verified prior fo the Plazznirzg Corzr~zzissiorz
1)trbhc 1teG11't!'Ig.
• Page 24, Action I-IOU-3,3: Ilousin~ Conservation Program: Continue to provide- I-Iousing
Conservation Program assistance to property owners to improve their housing units. Improve
at least. 15 housing units tin•ough this program. Redesign marketing materials and
aggressively market pron-am to potential applicants. Verify liotiv the number of units r~ras
clerivcd. 7%re zztrnzbcr• of ttzrits estimated to be izzzl~xo>>ed tlarattgh the- (lousing Cazzsezlratio~z
Pz•ogrcnzi is basest opt tlrc prevoz.rs 2002-2007I~ousiz~g h'lenzent's goal to reh.abili.fctte 1.0 tv 20
tazits. There is zzot a state stazrdat•d z•egardizzg the nttr~tlJex of'trni.ts tlzctl shoz.rtct be preserved;
a Page. ,0; Action IIOU-6.7: Verify ho~~J and wliy a conditional use permit. process eras
originally implemented. for multi-family uses in IvIF Zone Districts. Tlzis ~cri%l talce zzzor•e time
to trac°lc tlrc Izistor;y; ]ioi~~ever, this irzforrnatio.rz ti•vill be obtained fvr the sttrdJ~ that the Aetiocz
regtn'res.
Next SteUS; In order to secarc final Housing Element revie~~r and approval. r•vith tlae eurrentl}r
seated Planning Commission azul Town Council, the following re~rie«r and adoption schedule. has
been established:
® Planning Commission Publie I-Tearing: October 27, 2010
• Town Council Public I-Ic:_arng: November 1, 2010
CONCLIJSiON AND R~CONI~~IENDATTON:
Staff believes that the Planning Gommissi'on and To.~vn Council: will find that the second draft of
the 1=lousing Element meets state Housin~~ La«r ~vl7ile maintaining the t}rl~cs of affordable
programs that the Town laas Ilistoricall}r encouraged and implemented. The draft Housing
Element also addresses the Town's "fair .share" of affordable lousing as articu}ated in the
Regional Housing Needs Assessment through the unique AHOZ concept that. does not require a
"broad brush" rezoning of properties, but rather considers pre-identified parcels -that could
acconunodate higher densities if developed in a manner consistent v~rith the Town .polic}r and
1Jractice,
The draft housing Element contains many ne~v programs and Town Code revisions that will
need to be implemented over the remaining four-}rear period of this housing allocation cycle.
However, only one key program, the ,4HOZ; and some minor code amendments will need to be
completed within one year of the adoption of the Housing Element. Following the Town
PAGE 9
MAYOR AND T0~~1i~1 COLJNC:IL
.SUBJECT: 2007 - 2014 HOUSNG .ELEMENT
October 13,. 2010
Council's approval of the Housing Element, staff, the Town's consultants, and: the GPC ~~~ill
commence ~~-ork on drafting the specific details for each of the Affordable Housing O~~erlay
Zones.
Design Community ~. the Em%iroiunent (DCE), the Town's General. Plan consultants, are
confident that the revised second draft adequately addresses all of HCD's first revie~,v comments
and are anticipating that the state ~~~ill certif}~ the Element as meeting all requirerilents. Final
HCD comments are due to the Town on or before October 2~, 2010. The Draft 2007 - 2014
Housing Element is a result of the extensive review with the General Plan C.omrnittee and two
separate. revier~=s t~-ith the State Department of Housing and Committee Development.
Public hearings ~aTith-the Planning Commission and Town Council are scheduled for October 27
and November 1, 2010. Staff recommends that the To«-n Council and Planning Commission
revie~~~ the red-line draft of fihe_ Housing Element and fon~~ard any questions to staff prior to the
October 1 S, 20] 0, study session and the October 27 and 1\TOVernber 1, 201:0, Public Hearings.
EN VIRONMENTAL. AS SES SMENT:
The 2007 - 2014 Housing Element is a component of the 2020 General Plan. The General Plail
is a project as defined under CEQA and accordingly an Environmental Impact Report (EIR) was
prepared for the project. On September 20, 2010, the To~~~n Council adopted Findings of Fact
and a Statement of Overriding Considerations to certify the Final Em~ironmental Impact Report
prepared for the General Plan.
FISCAL. IMPACT:
None,
.Attachments:
Previously submitted to the To«-n Council:
1 1\~Iemorandum dated October 6 2010, nhreh included a copy of the Szcond Draft,of_the 2007_ ..
_,
-201 Housiii4.Elcment (Distributed on October 7, 2010)
\~'R: ah
TIIIS PAGE
INTENTIONALLYLEFTGLAND
{~~
`°s ~`AS°S COMMUNITY DEVELOPMENT DEPARTMENT
To: Town Council and Planning Commission
From: Wendie Rooney, Director of Community Development
Subject: Transmittal of the Second Draft of the Housing Element
Date: October 6, 2010
Enclosed please find the second draft of the Housing Element. The Element is contained in pages 1
through 40 of the document, and the Technical Appendix is attached to the draft Element and is
numbered Pages i to 6-16. The draft Housing Element (pages 1 through 40) is in red-line format that
is based on changes from the General Plan Committee (GPC) and State Housing and Community
Development (HCD) comments. The majority of changes were made to this portion of -the
document. Minimal edits were made to the background data in the Technical Appendix. This red-
line draft will be the document that is reviewed during the upcoming joint Town Council and
Planning Commission study session on October 18, 2010.
The GPC met on September 29, 2010, and following a page by page review of the Housing Element
section (pages 1 through 40), forwarded the document to the Planning Commission and the Town
Council with a recommendation to approve the Element. The majority of the GPC-recommended
changes to the document havebeen incorporated into this draft. However, the followinglist of items
that the GPC requested clarification on require further input from the consultant.. These will be
addressed over the next week and incorporated into the staffreport for the study session.
• Page 7, First complete paragraph: Provide a definition of "rehabilitation" and clearly state
whether the facts regarding the number of units requiting rehabilitation are estimates.
• Page 7, 3a.: Verify number of homes sold in Los Gatos between December of 2007 and
December 2008.
• Page 9, 4a.: Verify whether the facts stated in this paragraph and relative to the housing
conditions for the Extremely Low-Income Households are specific to Los Gatos or are,more
general statements reflective of Extremely Low-Income Households nationally.
• Page 24, Action fIOU-3'.1: Verify if the Section 8 assistance contract for Villa Vasona has been
renewed.
ATTACHMENT 1
GPC Memo
October 6, 2010
Page 2
e Page 24, Action HOU-3.3: Verify how the number of units was derived,
o Page 30, Action FIOU-6.7: Verify how and why a conditional use permit process was originally
implemented for multi-fan-tily developments in RM Zone Districts.
The Town's. consultants have been closely working with state I-ICD to ensure that the second draft
I-lousing Element contains all the state required analysis and programs. Based on recent
conversations. with. the state, DC&E is conf dent that the draft Element meets state requirements and
will be certified. Final HCD comments are due on or before Octobet• 25, 2010.
Recommended Housing Element review schedule: The GPC has spent considerable time and effort
reviewing the draft I-Iousitlg Element as well as developing an understanding of the state housing
element laws and' how the various provisions affect the Town's affordable housing ptogt•ams.
Consequently, staff believes it is important to secure approval of the Housing Element with. the
presently seated Council and Planning Commission. Accordingly, staff is proposing a compressed
review and adoption sche--dole that completes the process prior to the seating of a new Council in
December. Staff is proposing the following schedule:
GPC: September 29,.2010 (completed)
.o Joint Town Council and Planning Commission study session: October 18, 2010
• Planning Commission Public Hearing: October 27, 2010
s Town Council Public Heating: November 1, 2010
While the schedule is compressed, it allows the GI'C special meeting on September 29, 2010; a shidy
session with the Town Council and Planning Commission, in which staff will provide an educational
presentation of state housing element laws and the key provisions of the Town's Housing Element;
Ind a public hearing with the Planning Commission and the Town Council,
Finally, staff requests that Town Council Members and Planning Commissioners contact staff in
advance of the study session for clarification or to provide a list of concerns. or issues. Please contact
either Joel Paulson at jpaulson cr losgatosca.gov or Wendie Rooney at wrooney c~losgatosc.gov.
ENCLOSURE:
Second draft oP the Town of Los Gatos Housing Element and TechnicZl Appendix
tiVR:ah
N:1DL'V'•.Wendic~tlousing Element Trmismiual ~temo.doc
Town of Los Gatos
2007-2014 Housing Element
Revised Draft
Submitted to
California Department of Housing and Community Development August 23, 2010
~~`~" 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
~D ~~
~~ ~ -~~, 1625 SHATTUCK AVENUE, SUITE 300 TEL: .510 848 3815
~.~~ BERKELEY, CALIFORNIA 94709 FAX: 510 84B 4315
TABLE OF CONTENTS
A. SCOPE AND CONTENT ............................... 1
B. PUBLIC PARTICIPATION EFFORTS............
C. GENERAL PLP.N CONSISTENCY ........................ 5
D. HOUSING NEEDS SUMMARY ........................... 5
E. POTENTIP.L CONSTRAINTS TO HOUSING DEVELOPMENT... 11
F. ADEQUATE SITES ANALYSIS. ....................... 13
G. ENERGY CONSERVATION POLICIES ................... 15
H. GOALS, POLICIES, AND ACTIONS.........,,,,,,,,,, 17
f:-I. SUMMARY OF QUANTIFIED .HOUSING OBJECTIVES....... 34
1-lpperzclic~ef
Tecluucal ~lppendie
i
TOWN OF LOS GA'L OS
D k A F T 2 0 2 0 GENERAL Y L A N
Table
Table FI-1 Regional I-Iousing_~eeds .-111ocation (iZI-[~_~) for Los
Gatos, Januan-'l, 200? to June 30, 201'l' ...............................................'13
Table I-I-2 Quantified I-lousing Ubjecti~-es, 200'-201~F .........................................3~
i3Oi7S ING ~' CEMENT
The Housing Element is one of seven Estate-mandated elements that must he
included in every local General Plan ~, The Housing Element .assesses
housing needs for all income groups within the community and lsys~t~ identifies a
program-to meet tkeseth~ housing needs. The goals of the Housing Element are:
® To increase the housing supply and the miY of housing types in an equitable
manner.
® To promote infill development and socioeconomic equity and protect environ-
mental resources.
~ To promote an improved intraregional relationship between jobs and housing.
~4. Scope and Content
Unlike other General Plan elements, the Housing Element is subject to detailed
statutory requirements regarding its content and is subject to mandatory review by
the State of California Department of Housing and Community Development
(HCD). The Housing Element must also be updated every five years, unlike other
General Plan elements, which are typically updated every 10 to 20 years. In
compliance with estate law, this Housing Element contains the following
information:
~ Scope and Content:.-1 description of the scope of the Housing Element and
its content and update requirements.
Public Participation Efforts: A description of the efforts to include all
segments of the community in the Housing Element Update process.
0 General Plan Consistency: t1 description. of the relationship between the
Housing Element and other elements of the General Plan.
® T-lousing Needs Summary: r1 summary of the Town's housing needs based
on data and analysis required by estate law and ~ provided in the Technical
rlppendis of this Housing Element.
~ Potential Constraints to Housing Development: 1~ stunmary of govern-
mental, non-governmental, and environmental constraints that are addressed in
detail in the Tecluucal <-~ppendis.
4 Adequate Sites Analysis: tl description of the Town's ability to meet its "fair
share" of housing based on the Regional Housing \eeds Allocation (,RHO.1)
t"' '"` `' ` -the association of Bay Area Governments (_1B<-1G).
^b
1
TOWN O F LO S G AT O S
DRAFT 2 0 2 0 G E NE R A L P L A N
2 0 0 T- 2 0 1 4 Ii O U 5 S N G E L E M E N T
• Ene.r~~ Cons_cr~2tiQn1'~li~ieG ~ list o~_tli~_g~iLllnsLp~licie~fr4l~tho-En~=
r_oninen~lnd_Ssts_tain~hilin; Elem.~iit~elatetLto en~rg5~ cons_er~ition in r_.e~isi~ntial
d~y~lrzppm~n~ in I.os C,~2to~. .
0 I-Tousing Goals, Policies, and Actions: _~ list of specific goals, policies, and
actions that address housing issues based on the housing needs summary, con-
straints to housing development, and the Town's fair share of housing over die
next five-year period,
® Summary of Quantified Objectives: r1 table listing the number of housing
Lullts to be built, rehabilitated, and preserved through the housing programs,
which are listed as "actions," under the goals and policies in dus Housing Ele-
ment.
The )-Iousing Element also includes a Technical rLppendie, which provides a
detailed report of the Town's population and housing stock characteristics,
including:
® Baeleground: r1 detailed description of what is uiclude'd in the Housing Ele-
mentTechnical appendix to sadsFy Housing Element state law requirements.
A Housing. Needs Assessment: Detailed demographic, economic,. and housing
data for. die Town.
•~ Projected IIousing Needs: r1 description and analysis of the Town's "fair
share" OF hOllsmg Or RHO ~, . it "~ n ^b vzs.-ci-TrsFvasLZ'~ ~~ cc¢3-~xiuv~rav iz
> and an inventory of subsidized housing units with an indication of
which units could be at risk of conversion to market rate. This section also in-
cludes information on funding. resources for housing development.
+9 Constraints to Rousing Development: ~1n analysis of the constrauits to
providing housing For all income levels.
1 Review of the 203 Housing Element: ~1 review of the goals, objectives, and
policies of the previous I-fousuig Element and •brieF descriptions of accom-
plishments.
~ Housing Sites Inventoty: ~1n inventory of residential' land resources, uiclud'-
ing suitable sites for housing, homeless shelters, and transitional housu4g. Tlus
section. includes a map of the potential housing sites and . •--a-.~~',~'~.~ details the
Town's ability to accommodate its RC-I~.~, ~~-hich is allocated to Los Gatos by~
• :\13.1G.
G
TOWN O.F .LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 2 9 H O U S I NG E L E M E N T
B. Public Participation Efforts
This Housing Element was developed simultaneously w7th the broader General
Plan Update. ~s part of the General Plan Update and Housing Element Update
processes, the Town held a series of three public workshops and a community
panel discussion to seek community input on housing and other issues. The Teearx
. workshops and panel were
organized as follows:
® Community Workshop #1: General Plan Review held Saturday, November 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 rlxeas Refine-
ment; held Saturday, rlpri118, 2009. This workshop included a summary of ex-
isting conditions in the Town as well as an .exercise to determine Bch is-
sues aremenlbers of the r?uhh__c helie_v_ed to be significant-tom and whi h w1 -
ranted inclusion in the General Plan and Housing Element Updates.
~ Community Panels. Held .Saturday, May 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 how other Bay Area communities are ad-
dressing similar needs.
® Community Workshop #3: Focus r~rea Policy Preference Survey held Satur-
day, August 8., 2009. ~1 survey was conducted during this workshop to receive
community feedback on proposed draft policies for the General Plan and
Housing Element Updates, including preferences for different housing types in
Los Gatos.
The Town cond Icfed eYteneivP ouhli~oiltrPach to en o ~r1ge commnniT
participation at th s wo ksh~f s ~n~ ~* *~~ communing panels The Ttnvn
en~ge~d_p~'ttticl~zation of low- and moder~tP_+n~~**~e_households b~rovidin~
pl,ihlic meeting notice- S 1t the ._a e,,..:,._ ~__
adult Recreation Center and wnrkin clos lv with RP~a~alkner held of the
C<1m111.unitV Servic s D ~ o T os ~,ams to rP~rh rn,r to 1.,.,
_resid~nts. SR~kers for the ommnnity n•tnels d scrihPrl above in h,dPd
rear sentativ s from The Terraces of T;os_Gatos and T os CTatns lI adows - hoth
3
T. 0 W.N O E LOS G A T O S
DRAFT 2 0 2 0 GENERAL PLAN.
? 0 0 7- 2 0 1 H O U S I N G E L E N E N T
s~nic~r~ostsing_sl~~eLoPm~nts_in._L_o~ C~1t~s=~lnd_a~~pr~.sent:tti5_~~x~lr~ctuor
1=[9 ~tsin g~lsttiQt~s,~t~on-pxQfit~iffosslalzlel~stsingsl~te l2~er.
Tlte_'Totv~~Los Gatos er~tt-red encouraged community participation throughout
the Housing Element Update process by convening the General Plan Committee
(GPC), n Town Committee com~ri.ed of tcvo Council members three Pl:mnin?
Comrniaeionera a Communitc service Commissioner and hvo public members.
The GPC held meetugs to review data analysis and policies as they cvere developed
and to receive community comment and feedback. ddslitiQnallY,~zs_tza t o th
General Pl~tn_[Lps~~,~hP Town CounciLaLznointed th~C'=enerll Pl•tn ~ldvis~
Comnuttee~G.'L-LC) to nCOV1dP fiirrl,Pr in ut 1nd dire~ti~n nn gQa_~policies• Ind
~Ot1nnG for the C'reneraLLl' ul• ~~-e v in rnm the romm~Inity ~vorkshops~wd
n-ine_15• •tn~make recommenclltions to he Town Council Ind Planning
s - -- The GPC ie compriaed of the GPC members uzdividuals_from
other Town Commicsiona Ind public members. T~-=Pt1C ~rovicled_InlZttt_and
dire t~,ion 2n fo Ir Focus~e'ts_id n ifi d by own Council fox th Tener•tI PI1n•
p<axks and recr~ltion en~~ronmen~nd s~stlinab'li~tv._vo_ttl h neP~ls and ~Pnior
n~Pds FeCSII1~-rom~e CT ~ nn overla.PPing iss~Ie~betlveen~i~ fo ~ o i~
nre~ts end the HouS]ng E1enZSint_to~ ACS ~=sere n15o into or•t din o~~1•iousin~
Fl~mgnt For eeample environmen~nsl~stain.abil1t~~g~zaLs,=~oLci~,_and~-t'~ns
r~lat~to engrsrv ~^n~rv_ltion 'n residentill d~yelon~n were~ncltid~Ln t1i~
hIott~ln~;_-Elem~n~~n]~~rs of the.SPs~ inclusl~i twoSo~ncil mPmbgrs'three
I?laluutlg Commissions incliviclt~'ils from v:triosls o~= nS~mmissions Ind
C.osnmi.tges. and~~rnm~ity mgml~zs at-large. _.;~'w_QC=iL-Rri~'>t~-%1nd
non_pr4fitsl~v~j:~e~that~h.t_+1_d aff~dlble~iotising v.- .rP 11so consulted F2rltlpsit
into th~h~in~ neerls_anaLvsis~
?ill public meeting agendas were posted at Town Hall and on the Town's. website
prior to each meeting. The Town made hard copy materials available at the Town
Commututy Development Department (CDD) offices, tlae Town Clerk's office,
and at the reference desle at t11e public library. Materials were also published on the
Town's General Plan Update website. ~elelrtten; lee-a ~~~==d~no`i°`~
deL~-~verz-also-ea '~ ~-~~mp{ t ' b t . ~ rrrl;~sir.
Comments and feedback from the community workshops, panels,. GPC meetings,
anti developer conversations were ulcorporated into the Housing. Element's goals,
policies, and actions. Tor example, at the community workshops and at GPC
tllel'ting5, commcuuty members requested policies focused on setuor housing
needs. The Town has created a new 1-lousing Element goal (Goal F[~L'-G) and
related policies antler this goal t11at address the need for affordable seruor housing
4
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H O U S I~N G E L E M E N T
in Los Gatos. Steering committee members also requested more clear policies .for
persons with disabilities and/or special needs. The Town has included actions
H~QLL-~6.2 through H~QIL='rr3G_4 to address these needs.
The review process and adoption of the Housing Element will include a final GPC
meetin~to review the Housing Element redline drift, joint Town Council Ind
Planning Commission study session Ind and separate public
hearings ef~ie with the Planning Commission and the Town Council, all of which
will be open to the public for their input. r1s required by ~3tate law, a 45-day public
review period for the Draft Housing Element will be held to receive community
and agency comments.
C. Generall'lan Consistency
The Housing Element is an independent element of the General Plan, however-
pursuant to state law it must be consistent with other General Plan elements
z ..__a'_g `- °` ' -. For example. the land use designltion and policies thlt are
contained in the Land Use Element establish the develo ment ca aci • necessa • to
implement the Housing Element Progrlms
T
T
` 5 _
=~~s-Proposed Housing policies -
eerr&e~ are consistent with .existing land use policies and i~xste~ build upon
relevant existing policies in die General Plan.
r~tlditlpllalv~dinsr to C',overnmenr C'ndP CPrtinn (;Rfl~ a
t~ ~
C'reneral Plan's Safety F.l m nt 1nd C'onservltion F.l~m 'n o1p.~rlted into T os
C'ratns's Environment and S ~n'nability F1 merit wo tld r uirP ~ +P~ + .v of and
amendments to the Ho ,sing F~,1,;m~nr ~s necPSSarv for inte*~*~~i O C1CYPnrv
uaxYicularl~ls_relates{ to lnalvsis and polirigs r~~ ood h171rds Ind E19Qd
management informltion The Housing Element will be reviewed and amended
every five years .and as otherwise necessary in_acc~r_dance with 7ov rim nt ('ode
Se tion h5'i ? to remain consistent with.odier General Plan elements.
D. Housing Needs Scammaty
This section summarizes the housing needs of Los Gatos as determined through
die comprehensive housing data assessment and analysis presented in the Technical
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 G E N ER A L P L A N
2 0 0 7-? 0 1 4 H O U S I CI G E L E M E N 1'
-lppencli~. The housing needs summan~ describes population trends,
characteristics of the housutg stock, housing affordabilit}', and special needs
households.
The '00' 001.1• Houcintr FIement is 1~1ced nn the most current population arzcl
hrna,cin~ d1t•t for 1 oc C~•ttoc nc of Fall 200$ at the time that tltic Housing F..lement
was first drafted. Because data is not available from a central source sources used
to obtain data include 2000 U S Census informltion C'I•tritlc (•- private data
vendor, St1te of ('aliforni•i Dep•trtment of Finance Ind the U S Department of
Houcina •tnd Urban Devel~ment ~IUD\ The Town Ind HCD recoeciize that
the use aE different sources kill lead to slighrvariadons in data: ho~cever, the use of
these sources for obtaining data is in compliance with Housing Element State la~v.
1. Population Trends
Los Gatos had a population of approximately 2S;813 in 2008, according to Nielson
Claritas data. Over the last three decades, the population has grown very little and
at a fairly steady pace. The population is also aging. The median age in Los Gatos
is currently 45 years, while in 1970 the median age was 30 years.t
~\ccording to t1B~1G, there were approximately 1.5 jobs per household in Los
Gatos in 2005. This jobs/housing balance has remained the same since 2000.
However, r\B ~G currently projects an utcrease in die number of jobs in Los
Gatos, wluch could potentially increase demand for housing to accommodate
persons employed in dtese new jobs.z ~B:1G projects that most of these new jobs
will be in the Health, Educational, and Recreational Service Sector.3
2. Housing Stoclc
r1cc~~cling_t~ th~S.~tate~2egattrnent_Qf_Euian~e,~Los Gatos had 12,952. total
housing uruts in 2008, the-its
l~pproxtmsttel}~ 70 percent of the LQLaLhousing stock i~in_I~os_Ga.tos.ssnsists 4T
I Claritas, 2003 and US. Census, 2000.
'- .~_srtsia.tisztt_of~l:ts'_.~rs: ' n 'tnt~tit;,?20~~Projec•tlonr 300%' Forccnrtr for the Sao
Frmrci,rio B~J~ .-lren !o the I ear _'(J», ;\-.;+-~c-i-rtin+t--r?€-l~:r}`-~t~-z-~v~~~~*~'t 200Fr,
Nlr-~„rs: 191-_n 192.
} "l'lic l Icalth, [:ducatinnal, and lZccrcttional Services Sector is defined b}• ~\[3.1G
as a combination of several claasificatiuns frrom the tinrth ,\nuricut Indusu~ial (aasaitication
S}'stem(i~i.\I(;S). '{'his classification includes: I~.ducatinnal Services; [fealth Care and tiocial
\ssistancc; :\rt:;, I:ntcrtainmcnt, and Recreation; .\ccrunnu~dation and Por>d Services; and
C~thrr Scn~iccs.
6
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 G E N ER A L P L A N
2 0 0 7- 2 0 1 9 H O U S I NG E L E M E pI T
single-family homes, while the remaining 30 percent stee-l; is-consists of multi-
family tarritsanartm me dst~eYes, and a very small percentage of mobile homes. ~t
ln3~ccrar`a~xela~ge-i ~ n-t~ gP-Fl f i n g~aPf im il, l r ~,,, ,. ; c • c 6
> >
percent of households are owner-occupied.
The hous'n~ stock of T,ne ~~atne fie gr nPY~lly in good conclitiC2 and fe~v a~e1~
reslttire reconetruc ion n Ph1bilitltion~ust over half of the housing stock was
built in the 1960s and 1970s, according to 2000 U.S. Census data. rlppro:rimately
one-third of the housing stock was built prior to the 1960s, while the remaining 16
er-se-percent has been built since the 1980s. Much of the older housing stock is
located near the ~'~- - Downtown in a redevelopment project area.
According to the Town Building Department, a significant number of older homes
in. Los Gatos were rebuilt after the .1989 Loma prieta earthquake. nv ra 1
a~p~osimatel_v 4.5 cent o i 580 finite of rhP rnr~t h o stock is
curren lv 'n n d of ehnb~tltion `~
Vacancy rates can be an indicator of demand for housing in a community. Los
Gatos has a low overall vacancy rate of 3.1 percent. A lo~,v vacancy rate likely
indicates an unmet demand for housing and higher homeownership and rental
costs.
3. Housing Affordability
Homeownership and rental costs in Los Gatos remain among some of the highest
in Santa Clara County.
a. For-Sale Market
Single-family homes are the primary market for homeownership in Los Gatos.
Between December 2007 and December 2008, 17 homes were sold in Los Gatos
and the median price of a home fell about 30 percent from $1.4 million to $1
million. At $1 million by the end of 2008, Los Gatos remains in second place for
the highest median home sales price in Santa Clara County.
Close to one-Fifth of the households in Los Gatos are classified as lo~v- or very
low-income, meaning that they earn less than 80 percent of the area median
household income {A;VIJ), wlvch is $97,800 fox Santa'Claxa County for a famihTof
four, Based on the high home sale prices, homeownership opportunities in Los
~ .:~nthnnv C',hicrtii 13itilc{inv (~ffi~i•iL Tnwn nE i ne G1toe ~c~renn rl mmmitni 1
Lion with L~'ene~ie• Rnon •w C'nmmtmity T~ewelnnment I)ircctnr T„wn of T rn C'2trn ~,luch
~~ ~~ -
7
TOWN O F L-0 S G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
? 007 -~ 019 HOUS LrIG ELEFIENr
Gatos are genera111• limited and difficult to achieve for low and very low-income
households.
b. Rental Market.
Tlie rental housing market includes apartments, townhouses, condomuiums,
second units, and some single-family homes. Based on a survey of online rental
listings for Los Gatos conducted in 2008, die average monthly rent for an
apartment is approsunately X1,690. Aone-bedroom unit has an average mondiy
rent of appro:dmately ~ 1,47; a rivo-bedroom/one-bath has an average mond~ly
rent of X1,423, and atwo-bedroom/rivo-bath has. an average monthly rent of
X2,200. The average monthly rent for cone-bedroom ~tsis-likely higher than that
of atwo-bedroom/tee-on~.badi because most of the one-bedroom units on the
market. were newer than the two-bedroom units at the dme of the survey.
Based on dis information, low-income households in Los Gatos would generally
be able to afford none-bedroom or two-bedroom/one-bath unit. Very low-
income households would not be able to afford a rental unit in Los Gatos without
a subsidy.
c. Overpaying for Housing
Thim nerdent of a household's gross nnnu•tl income i~ a commonly recognized
ctlnd'trd for •tcceptlble housing costs. ` `' -' " '' ` ~~'~ "~~""`b "^ ~`"
. ~r. zi-u'i%-vricc'
`----'''' `'' "'''^""'•'g. Overpayment Occurs when a household spends more than
30 percent of its income on housing. Overall, about 30 percent of homeowners
and close to 3~ percent of renters overpay for their housing in Los Gatos,
according to 2000 Comprehensive Housing Affordability Strategy (CHAS) data
from the Department of Housing and UxbanDevelopment (HUD). ~Yi'hen broken
down by household ilLCOme level, a majority of low- and very low-income renters
are overpaying for housing in Los Gatos. In fact, over 80 percent of very low-
income renters are overpaying foe their housing. A majority of veiti• low-income
homeowners are also overpaying for their housing.
4. Households with Special Needs
Special neeeis households are defined as households with circumstances. that can
make it particularly difficult to find adequate and affordable housing. These
households refer to senor households, overcrowded and large-family households,
th~.homeless l7ot-tseholthp~il,ttla.ttQn, single-parent households, and households
with persons with disabilities. p:trttrtt~c3tl~r-heusehc3lelrL-L~tts_ehQlsi~_masl.e~.tEt~f
faun 5-~ar!~ers-are also included in this categon~, hrni•e~-er.' .'g""o:,~=.
8
TOWN OF LOS GAT 0 S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H O U S I NG E L E M E N T
' :.' T "' '':'-., siziee-as they ee~prisem~IZ less than ene-1
percent of the T ~~atas-labor force: in I.os Gatos. they ~tre not consid ed to b a
sig_aiFclut-p4pitlation in detesminiilg Sneci~ al needs housing in th '-('nit~n
a.
percent of the`i\fl as determined by HT1I0 for Santo CInr1 County ~1n e~tt Pmely
Low-income four-person household in Santa C'larl Conte would have zn incomes
level of ~3T.850 or less Tn I os Gatos. there are agtzroYimately 900 Yt m lv low
income households. or 7 5 perrant of I os Ga n 's totall nu_mher of ho is holds
Half of these estrem Iv low-in om households are renters ~ maiority of both
estr me1_v low-income hom own sand renters h~e~QUSjn~pr~blems. which
s
b. Senior Households
Seniors are defined as persons who are 65 years or older. Seniors often have a
limited income and a range of accessibility and health care needs that necessitate
specific types of housing. rlppro:cirllately 5,023 .seniors reside in Los Gatos,
according to Nielsen Claritas .2008 data wh~~p resents 1p n imately 17 rcent
of the total ~ nation. About two-thirds of e:dsting senior households in Los
Gatos axe homeowners. Given Los Gatos's aging population, senior housing is a
significant issue fox the Town.
Los Gatos has 150 subsidized units of senior housing in five housing
developments. Villa Vasona at 626 W:~ Parr Avenue and The.Terraces a-t-Qf_Los
Gatos at 800 Blossom Hill Road Eettte contain ~a most of these subsidized
senior housing units. Los Gatos also has Los Gatos ~~Ieadows Life Care, a licensed
Life Caxe Residence with 170 non-subsidized senior housing. units at 110 ~ylood
-Road.
c. Single-Parent Households
Generally, a .single-parent household may have more difficulty affording
appropriate housing for a family than a family household with dual incomes.
Single-parent households represented appro:rimately one-fifth of all households
with families in Los Gatos, according to the 2000 U.S. Census. Two percent of
'"hLoll:inE=1?ti_hlems" i, ciefinecl by the [(.S i~e~•1rtmFnt off [<i rein~~ancl_U_rl~tln
I?evelo~ment for ('omnrchen~ive ~fforcL•l~r f-[rnrtiin rt 4tr,tte~'v cllty
9
TOWN O F LOS G A T O S
DRAFT 20 2 0 GENERAL P L A N
2 00 7- 2 0 1 a H O O S I Pt G E L E t4 E N T
family households with married couples hl Los Gatos lived below the povert}' line
compared to 13 percent of single-parent households ui Los Gatos. These statistics
hate remained about the same since 1990, accorduIg to the U,S. Census.
d. Households with Persons with Disabilities
Approximately 1,776 persons u1 Los Gatos had a disability that affected their mo-
bility or self-care, according to the 2000 U,S. Census, A majority of these persons
have a disability that affects their ability to work. The cost of housing is prohibi-
tively expensive for those on Supplemental Security Income (SSI), wlich provided
an average of X800 to X900 per person per month in 2007 to 2008.
Neighboring San Jose has three housing resource centers and/or programs for
persons with disabilities in Los Gatos: the. Silicon Valley Independent Living Center
at 2306 Zanker Road,. the Mental Health Advocacy Project run by the Law
Foundation of Silicon Valley at 111 ~~i'-Saint John Street, and the Shelter Plus
Care Program administered by the Housing Authority of the County of Santa Clara
at 505 ~~'est Julian Street.
e. Overcrowded and Large-Family Households
Large-family households. are defined as having five or more persons. An
overcrowded. household is one that has more than one person per room, not
including bathrooms and kitchens. Los Gatos. has 760 large-family households; or
6.5 percent of its total household population, according to 2000 CH.-1S data.
Overcrowding is more likely to occur in renter households because there are Fewer
rental units on the market with enough bedrooms to accommodate large families.
I-Iowever, most large-famly households in Los Gatos are owner-occupied. Since
owner-occupied homes are typically single-family homes and generally larger than
multi-family tints, overcrowding is not considered a significant issue for the Town.
f. Ffomeless Persons
According to-the 2007 Santa Clara County homeless Census and Surrey, a total of
approximattel~• 30 homeless persons live in Los Gatos, which represents less than
0.5 percent of the total count of homeless persous in Santa Clara County.
Los Gatos contributes funds to the Santa Clara County Continuum of Care
program, which includes. prevention services, perm•unent •nffordahle hrntsing, the
provision of emergency shelters, and Eke-~rev'ttierrt7€ transitional and permanent
.-~-`Qr~~~ housing. E-[omeSafe and Sobrato Living Center in Santa Clitra provide
housing opportnunities for homeless persons in Los Gatos. 'fhe Town provides
food and shelter vouchers from the Salvation .luny, and Eood p~.ultcies are available
10
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 4 HOUSING E LE M E N T
at local churches such as St. Mary's, St. Luke's, and Calvary Church. Los Gatos
does not currently have emergency or transitional shelters within the Town limits.
Based on recent updates to ~~S at _law, local jurisdictions are required to address in
more detail housing fox certain special needs groups such as homeless persons (as
mandated by Senate Bill 2). In compliance with these ~~ate_law .updates, Los
Gatos will amend its ~ ~ eeTown Code widen one year of the
adoption of the Housing Element to incorporate these new provisions.
E. Potential Constraints to PloLrsing Development
Potential constraints to housing development include governmental regulations,
market factors, and environmental issues in Los Gatos. A brief summary is
included below, while a more detailed discussion of these constraints can be. found
in the Housing Element Technical Appendix. .
1. Governmental Constraints
Governmental regulations that require adequate, quality housing in Los Gatos can
potentially drive up the cost of construction and affect the price of housing. Local
land use and zoning regulations, development standards and design guidelines, fees
and exactions, and permit processing procedures Ean-could impede the
development of affordable housing. ccording to California Gov nm nt Code
alzRronnareiv accommodated to Tanta C Tara ('o„nty is 0 dw 11ing routs er ac
Develonment standards in T os Gatos o not hinder development at 2~ dw lling
],lrllts net acre since th l~~l ,lti-Fa ,~v Residential (R till zone allows ~ n to this
density Also h is no d nsity ma~irnum for h n ,mb of d~=~ Iling emits that
cortld he constm~rPrl nn sites with the VTiY~d iTse Comm rri~l 1~,.,~1 is
desi~naation and development standards under this land ,s desigllat;n., do no
hiuder_d_evelo}nment at 20 d~v lling~ itn 5_per a T os (',atns al~~ ~F{ r~ ~lP„~;h,
b4n~ases to allow for evelogmeuts_wi h in lsed density has d on twin
Le~turements consistent with th State's density hones law which could result in
affordable developments that are greater than ~0 dwellin units per acre
State law requires that local jurisdictions evaluate any housing programs as potential
constraints on housing development. Los Gatos has four local housing programs
that have been evaluated to deterlnine whether they pose potential constraints on
housing development in the Town: the Beiow ;Market Price (BLIP) Program,
Affordable Housing Fund, Rental Dispute Resolution Program, and Density Bonus
11
TOWN O F LOS G A T O S
D A A F T 20 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 4 H O U S I hI G E L E M E N Y
Program. However, because these programs ~-~:~~;=are intended to facilitate
the development of affordable housing, the Town does not consider these
programs to be construnts on housing production.
Tlne BLIP Program requires that all new residential construction (five or more
units) in Los Gatos include a certain number of affordable units. In limited
instances,. developers can opt out of the T3~II' Program's affordable housing
requirement and pay an in-lieu fee into the Affordable Housing Fund, whose funds
are set aside specifically- for dne development of affordable housing in Los Gatos.
The Rental Dispute Resolution Program is administered by Project Sentinel,. a local
non-profit organization contracted by the Town, and provides conciliation,
mediation,. and arbitration services for Los Gatos renters. The Density Bonus
Program provides qualified projects the ability to develop more touts on-site as
outlined by the State's density bonus law regulations.
2. Non-Governmental Constraints
Ivon-governmental constraints are primarily''.-'--`~`'~'-~~tt~ie market-related. and
axe outside of the control of the local jurisdiction. Such constraints include. land
costs, construction costs, and available financing for development. Los Gatos can
help alleviate some of these constraints. through the implementation of policies and
programs that may offset some of these costs. These policies and prog-rams are
described at the end of this chapter. A list and descriptions of available financial
resources for housing development can be found on page 3-11 of fine Housing
Element Technical Appendix.
3. Environmental Constraints
As part of the Housing Element, Los Gatos must identify environmental issues
that could potentially impact or inpede the development of housing in the Town.
The Town is generalh,_built out, and most existing encuonmental constraints are
miflgtted by federal, ~stiite, and local. pl:uns, codes, ox policies. The following key
environmental issues could potentially affect hous'Nlg development:
0 Sensitive habitat. ~y,'ater bodies, such as Los Gatos Creek,. could potentially- be
sensitive biological habitat. Potential impacts on natural communities are miti-
gated by policies in the Safety Element and hhe Environment and Sustainability-
Element of the Los Gatos General Plan.
• Hazards. Geology and soil characteristics, such as setsmtctty and slope instt-
bility, Fire :old Elood hazards, and hazardous materials could affect ~e•here hous-
ilg ~ could be built. Potential impacts associated with haz;trds are mitigated
be• policies in the Safen~ Element of the L.os Gatos General Plan, the E-[illside
12
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H 0 0 S I N G E L E M E N T
Development Standards and Guidelines, and ~, StaYP and federal agencies such as
the State Department of Toxic .Substances Control, the Federal Emergency
Management agency (FEl~ir1), and the U.S. Environmental Protection Agency
(EP.-1).
® Noise. Noise associated with Highways 17 and 85 and the Union Pacific Rail-
road (UPRR) line parallel to and south of Highway 85 could potentially impact
housing. The California Building Code and the Noise Element of the Los Ga-
tos General Plan contain policies and standards that mitigate these impacts.
~: Adequate Sites Analysis
State law reduires Rregional governmental agencies such as ?~B<-~G ~e-reg~ttred~
w to estimate a fair share of housing units, called a RH~i l~, which each
community must be able to e plan for within its jurisdiction in a
specific timeframe. The RHN<-1 for Los Gatos is 562 total housing units from
January 1, 2007 to June 30, 2011.
The RI-~1~1 is further distributed'° by income category, each of which
is based on a percentage of the ~tiII for Santa Clara County. For Los Gatos, the
RHN_~ requirement distributed '~'~_.no>~roz~ by income category is shown in
Table H-1.
Based on a deta
idenrifgd properties
riQUS111g~lerl>_ent~•tnning period and th•tt ~~tld_s_tt ss illy accommodltP T os
Gatos'c total RHN,~ number . Tn ord to de e~rrine this fo us d is o the_moe
feasible sites~he Town first cas as wid of 1 n as raossible in ord to id nti an
appr~nriate range of other cites for initill onsid rltion The Town initially
~nsidered at~nroximately one doyen ad ition1l si s. ~~ft r concnlr~tion wi h th'
~ (' Town s •tff fo „c ~l nn vilhle cites that Ire in 2re~s wh P ad ~,1 •,tP
infrastn,ch,re. services. and amenitiPC Ire lvlilahlP to •l~c_ommod~tte ne~v honcin r~
Behveen an~rv 1 X007 Znd~ 0 009 I os C',atns h1s anndf~r hstilt
1 housing units. leav g emtixlina, i,tnm R Fi\T ~ 0 5~ 1 tn~c Th_____e ~ite~ lnalvsis
determined th•tt the Town can a ommod•tte C11 h__ oitsin~,nits on various vac~~
and_underu 'lip d sit s th o ttr out T.os Cratos Ind rh-tt the Town c~*, t„PPr ;r~
RT-TAI-~ at all income ~~ories. C a ter C of rlie 1=lottsing_Ele_ment Technical~~
Ren_di~oresents the ho,tsin~ sites antLyciti on tivhich this conclusion is h•ts_ed,
13
T O W N O F LAS G A T O S
DRAFT 2 0 2 0 G ff N E A A L P L A N
2 CO ~ -2C 9 Y...GS _ti ,. .. ..M..N.
i~
~~T2--~6t'~rZ-CY,~iS--tE}EHEFEL~--r3crcii": I~a-ir-iivcr7ni cmiczrii'av 'R-c~~
- ~ rrtnte'. I nr rte- ~ ..ttt~t~iee:
~ zn nnnn J,., r'~. r
~~~1~c~eerl-~ttksr-,-~-1;-.-99=1tr~k~i J-rt , , er•-~ksr-krj~preFeE~'ar3el~re-e--l~tki}t
't-t-1t6ttSt rF.uiTic~T~'ct~`~'A-C2tli ltHtk28-trr=ri"rscn~~~~ Tk~ • ~ 1~- •~
ftg-t
9ftEl-t I .I. I .1, .~4,g- ~ ' `'-, I 'r^ - ~i~~CE-tEs
~[-rte' ~ ,. ~II iai~, ~,a ~i.~ ~ ~ b
rnrc~i=dc'-ii-ii sE @f kf~ c~zvrs-i ~•i3 ccr.
~en~~res
19
' TOWN O F LOS GAT 0 S
D R A F T 2 0 2 0 G E N E R A L P L A N
2 0 .0 7- 2 0 1 9 H O U S I N G E L E M E N T
TABLE H-1 REGIONAL HOUSING NEEDS ALLOCATION (RHNA) FOR
Los GATOS , JANUARY 1, 2 0 0 7 To Jt7NE 3 0 , 2 014
;<ncome Categoty* RHNA
Extremely Low (Less than y031% Ahfi). 77
Very Low (31% to 50% AIVII) ~~
Low (51% to 80% ARIL) 100
iVioderate (81 % to 120% AiVI)) 122
Above IVioderate (Over 120% Aivin 186
Total 562
* The mcome categones are detmed by die U.S. Department of I-lousing and Urban Development
(I-IUD).
G. F'ttel'i~ v Conservation Policies
r~s r~e_clttired by i~sL'tte ho ts'n
conservanon Qpp4xriimnes_ to reSldenri~il d v lonment Tn h follns=rin~ section
Goal HOiI-8 and its~clated policies and action 2ddr ss n ~' rons rv^tion in
residential dev_~ meat in T os G1tos Additinn~lly t<vo of the rlement5 of T ne
G1toS'S Draft 2020 Gene 11 Plan th FnVirn nh °nrl C et ~ l.'1'ti~ L71 ii411t
.and the Vasona Light R~,iLsp _Element sn ~+f calls +n~h 11s Ind
£ olJcies__~el~ted t~ inflL dovelon_£ meat increlsing~ensity around transit and energy
e.Eflci n h ilding material_S 1~onstniction in_xesid ntinl d v to meat
'The relevan nvironment and Sustainability Fl m n vonl and licies rn:
A PoLicv ENV-~16.1_Encou~e i~ the ,s of n r conservation tech_
nislu~s ~n_d technolo 'n e. 'stln~and ~rooosed develon~m~nt to imorove ener-
,~- conservation_
~ Policv ENV-16.5 Require new subdivisions to P•r~mina rhP fP„sibilitz; o
ins.~r~1 ',~Qsite llvou e th1 allow fo nassiv soll,~h.~~~1nd cooling
L'olicv ENV-~16.6_Encour~nee ~ n w d v lonmPnr to lnrmm~r^~o
4
nzeasttres thlt red~ice ener~ls thro igh solar ori~nt~ttion by taking adir~~1~
of shas~ vliling winds Innd5c2 ins .and c,tn~s ry~ens•
15
TOWN O F LOS G A T O S
D R AF T 2 0 2 0 GENERAL P L A N
2 D 0'- 2 0 1 9 H O U S I N G E L E td E CI I`
~ G~aLF~~_?'Tz~r9n~gr~_en._U~tilsiings_tltatminilnizes_c~nssunp~i9.n~f
elie rg,~•tnslllatltral_re.sQt.tr_c~s~
~ ~]~y~,Ly~'~,~1i.1. Reslstire_netiy c4nstrltcti~artsLtemosl~ls~us~~n~rgs_:
•tncl_r_ess~ttrse.efficient~•tnsLesalogicallv_sottn~LcLe~ig_ns technologi~_~allcl_t~_~tils(ing
m•tteri•tls,~•ts_cvell lts_r~crsle~cLmatel7als_L~n ro mote~itGiainal~.iliti,
• P.o1icLFti~'- ^,1i?~e uir~higlier_1e_vels of energ~effici~nc~as_hQtts.~~iz~
incr •te~,_es s_
A ~c5, EN~r_~- 1%.3 ~ cQttra~t~io 5 in the use~nonrene~vabl~_.re=
sir ttr~es_ilthttilding constntction m•tin:t~nlnce 1rid o~er~•tliQns.,
~ Po]icv_FNV-~1-1-1Z,4~n~ost>:~•tge ne~v multi-F•ttrtily moons ntction to inclltsl~
men r2ofs •tnd common G n ornintmlty g~•trdens•
~ Po i v FNV-~`~_1. 7.5 Reshlir_e~111_nPw homes m follow the Town's adQ t~~sl
C',rgenPoint I~t~Sl~ilt din~C', tid lin s.
~ Po1i~v E1~L7-~1~_17.6 Provicle_ins~ r+~=P~ such 1~ o vim? flrioritL• in flan reriew,
rocessing and field inspections fog rojects that achie_ve_a 1.FFD-Silver or
lu heg r~•ttjn.tr c~cgmp~tr•tb1~C'rre~nP2i_nY~tdn~
A I?Qlicv FNV-~--x._17? ~ncous•tge li~l<D certif~•ttion or comparalzLe~ertiftc•t.-
Lion for ne~v non-ivesidentiaLlZ+.lilslings~~-OOO~t~are~e~t.
~ I?olicv~~ * T- 1 17.3 Provide~stz it .d n~~it~~o~essing~r n~~,v constntc=
lion or ~ ibs w_tiaLremodels-tha~es~e_esLTitle 2~ reat~iremenls~~at_le~•tst_2~
ercent.
A Policv F.N~._11~." 17.9 New Town-owtlecl_ftcilitie.s__sLtall serve as esam~le~of
stt~tail~.•tblesle~tel9pment~~Lttrilizing~cvclesl_ansLtven~~vlUle~e_sostrr~. ~v:ttes
s_2nser~ng~ishtre~ aluLlluicissalZ~,~ns1~n~ ~~s__~ffic~ien svsre_ms •tnd :~~plianc-
es.
• L~lis:.~ ~~; '-~-_17.1 CQntinst€t~p~on>~_the~e:tth~riz:ttio~~>`alLhQme~
tlic~uglL stlzlicizui~•tiaila.Mille-utilitl•~n_erg.:tsidir-ancLfinancil~t~rQgr:tms~•ttuj
i1L_e.sti>ag ~~1e_ Qssil~i]itL~~oatr:~tin~s-it1LL'Gs~:E_to_icLentif~~:trTis:ip:utts.
m L'n1ic.~,C~i~`-i~~~1,.ll~iisle_pstlzlic~slst~aticn~•tnd.-1?s~l~lisiti~~llz9stt~n~r~.
effieieuc~~ancLemissir, nslesl~is tiQ1L~?r~gr:tm~ansCinceiiti~s.
P_~licLlrti~"-~,1%.12~'i~s_id~gre_c.n_lzuilduig~nf~rmauc~n,_ln:irketins;ttr:tilx-
in ,_:tlid_tesLinic:tLassis.t:uu~e_t~~ pr~~ert4~.?L~_aers,slevelopmeii~~r~fessil~lals,
Sll_2~ ls~a L1C~SIZe_C 1.l1SlLS trli is
1b
TOWN O F LOS GAT 0 S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H O U S I N G ~E L E M E N T
®Policv F:NV-~-1-1+_17.13~oprdinate with other to al goy nm n c cdi -
tricts. non rofits and ~ther_psll?]ic~Y,gl~niz~ns to shire r co uvices,~achieve
economies of scale and develon~areen huildi~g policies and progranls_that are
optimised on a re 'onal_~ca1e.
®Policv ENV-11.14. 17.11~ovide ermi ti g-rented and other incPntivec for
enemy efficient huild~g roiects for exlrn In e by gang-g er en rojects nri~ tv
itLpl'tn review. rocessing,~lnd field incnection services.
The relevan Vasona_Light Rail and IIiu~wav fi5 Flement go11 and 'ties nre•
® Goal VI,R-2 To encotirlge affnrrlahlP h.,,,~;,,~fsenior ho,lsing, multi f~mi~
hQUSing mixed-ncP cvirh housingo in a12PrQtlrl'tte Iocltionc within th Vacon~
' t Rail ar~t2'tddress the Town'c ho icing needs and take advln age of the
~ornmitiec lfforded by miss transit
~ Policlr Vi.R-2 1 ncnnrnge dr_ evel~oment_ ~f residential Pnr1l unite througho i
th . Vona T.iglit Rail area Residential development proposlls sh111 demon
strate hots they address the Town's unmet hooting go~ils for affordable hour
~-.IZnlir, ~'T P 4 Tn rh ~' T ' ~ '~ .,,a ,
d ° ~^ - -
.,L: ~«h ,. CC,....1..L1,. L.,,...:.,
~- Policv yZR-2.2: Proposed mired-use projects in the ~'asona Liaht Rail area
which include residential uses shall assist the Town in meetin its housin oils
of providing rental emits. senior housing Ind affordable housing_
I-I. Goals, Policies, and Actions
The following goals, policies, and actions are intended to address the housing needs
of Los Gatos.
Goal IOU-1 Expand the choice of housing opportunities for all
economic segments. of the community uy
supporting the development of. affordable housing
in a variety of types and sizes, includang_ a mixture
of ownership and rental housing.
17
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 G E N E RA L P L A N
2 C C~- 2 0 1 4 Y. O U S t. S E L E t4 E ti .
POhCIeS
Police HOL-1.1 Develop anti utilize all acttilable funding resources in order to
provide die rnasimum amount of affordable housing as
feasible.
Police I-IOI:-1.2 ~Y'ork wide nonprofit agencies Ind housing de~-elopers to plan
and develop a mis of affordable housing opportunities in Los
Gatos.
Policr•.I-IOli-1.3 ~rk~-ith~li~I o~G~s~3ecleel9pmentllge_nc_Ltosleielc~pZ
l~.ottsing_a ff2r_d1]ale_Eor._e.~tretoelt_1ou~nc2t~e_hQttse.1~21cL5.
Actigns
Action I-IO(;-1.1 Below,l~larket Price (BVIP) Program: Continue to imple-
ment the BLIP Program in order to increase dte number of af-
fordable units in the communit<<. Continue. the polio- that
BLIP units are not counted toward the matimum density al-
lowed on a site. Town staff shall review potential develop-
ments to determine whether affordable units provided beyond
the minimum BtiIP requirements are to be considered a sign.if-
icant community benefit.
Fmtrliug Source: I-lousing Set-.lside Funds, Town
tlffordable Housing fund
Re~par,riGleAgencier: Commttnir<- Development
Department, 1-lousing authority of the
Cottntti- of Santa Clara
Tinre Frame: January 1, 200? to June 30, 201 ~{
_lction L-[OC-1? Second Unir Progratn: Continue dte esisrino second utut
incentive prograrrt to encourage the production of more se-
cond units on residential parcels. Regular]}- review the second
unit incentive program to determine whether revisions would
encourage die elecelopment oEmoce second units.
FuittlingSo~iize: \one required
Re~pon.rib/e fl3encier.• Commurut~~ :Development Deparunent
'_S
TOWN O F L OS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H O U S I N G E L E M E CI T
Time Frame: January 1, 2007 to June 30, 2014;
Review program every three to five
years
Action HOU-1.3 Density Bonus: Continue to provide up to a 100 percent
density bonus for developments that include housing for el-
derly, handicapped, .and/or very low and low-income house-
holds. Eligibility requirements are as follows:
~. rlll housing projects on lots in excess of 40,000 square
feet must be processed as Planned Developments in
order to receive a density bonus.
B. Housing restricted to elderly, handicapped, and very low-
and low-income residents shall be eligible for a density
bonus up to 100 percent of the units permitted by the
land use designation as shown on the land use plan or
any specific plan and shall be eli~ ble to request
incentives based on the State's density bonus law.
C. Town density bonuses will also be granted Fos residential
projects that actively facilitate and encourage the use of
transit or directly provide transit services to residents.
D. Deviations from the Town's density, traffic, and parking
regulations may be granted for mired-use projects that
provide residential units in non-residential zones.
E. BVIP (Below iVlarket Price) units are not included when
calculating density for a property. The Town will
continue to develop and maintain available marketuig
materials that will ensure that Town staff and developers
are aware of the varYOUS features of the density bonus
program.
Ftrrtding Source: None required
Kerpaui6leA,gencie.r: Community Development Department
Tinre Frame: January 1, 2007 to Jmie 30, 2014
19
TOWN O F LOS G A T O S
DRAFT 2 0 2 0 G E NE R A L P L A N
2 0 0 7- 2 0 1 4 tl O U S I M G E L E hl E N T
fiction IIOU-1.~1 Redevelopment T-Iousing Set-Aside Funds/In-Lieu Fees:
Inlplement the ~€€etcl:tl~le-I•l:auseig Str'.rtegs=s-proposed pro-
grams and i>utiatives QEthe~os~n°s_~I'f_ordalzle i=Loslsing_Strat=
~~~el~~ed and adnp ted jn -_2 t2?9 '' ~ • c'' ~ ~., °..'
ia.. ~c>,ichsle~crib~.s_strttegies ro incentivi~e t11~deVPI_
Q~ien.r of units for 1o~ver-incom~ancl~n9sies:tte-incomes
hQStseholds~to increase and preserve affordable housing, such
as purchasing affordability covenants in e~cisting apartments.
and promoting the • z,~io=il~tereSt-s-o~=
stntction_1Q~tn_fo_r_~e~Qnd:tr~cl~vellinQ Iulit program.
Fsndin~ Soarrce: Housing Set-Aside Funds; Town
.Affordable Housuig Fund
Re,rponsiGleAgencie.r: Town Redevelopment Agency,
Commtuuty Development Department
Time Frame: January 1, 2007 to June 30, 201=1
Action HOU-1.5 ~Ltrest€lv_L_o~v-Xncome ~ousghosls> Hold an~anntlaLQUt=
retch meetin~~7tli__~tff~cl~~e honsin~~velQi~ess_toslis_cttss
tj]~dPVP1Q~~nt ~f housin~lfFoztL'~hlP to extremely lo~v-
income hot~holcls*Rroyicle~s • eSLRrSessina o I~i~.g
affo~d~b~o errret~~lo~v-1uc_Qmoli~tls_Pholsls, idPntifv filncL-
1~'ln~_ rg~.lilt Q1~~rhlI11t1~s:.11I1C(_S?~I_111C~I1 L11~11Qnt_t4
the_lncen iv s o feresLuude~A~rion FL(~I_I=? 1 fQr_t1L ~1E1"nt'-d-
able~tou~irtg nvgrltt~ZQne AI3C!~
F~r~dfilD Snrrrce• Hosisi~ Set-fiside Ettnsls T_ o~vn
Aff~d~hle Flouslno- i lnd
]3e,t~¢n~i~lc ~~t~i~r• Town Redo_v_e1QUrneut~~_gency,
Oolnmulul~I? e_~e lt_Ds, pa.rllne n.t
T~nze__Frnnl~• I1nu.'tr~1, 1107 0 ~Lli]_e_'z0 20.14
.fiction IIOU-1.G Lun~l~-.for-S~.e~lQpm~.ut__fQr~:ctr-emelv__L_o~v-i.tt~om~
L-Lous~l~olci~•_~ncQttr~e~he_Aesi~~elapinent~Q rlsv~t.Q
sy_czrl~7th_af£o~sl.tblehoslsin~ds.~lQ~els__tQ__tttilize~~ rti~n
~F Hoslsi~ Set~sirle~uncL~E~tliesleel4pln~nt~fl~slsing
th:tt_is-afForda ble_tomstreme15-1Qw=ineome_hQStsehQl~ls~~112=
s:l.te_a_peLCentlge ~~the_1=lost;:.in~~~sid~Ltlnd~to th~sls-
g~lnpnaent_t.? EhQUSin~>vQr_extrelnsl.Llow=incosne_hs?us~lio)s{~.
Eu1t_fi~r~_S~r7n: ~• _ FL~using_~et~sicieSullcis~'J~n~u
:1ff~cl.tblL [~osting_Ltulst
2r
TOWN O F LOS G A T O S
D R A F T 2 0 2 0 GENERAL P.L A N
2 0 0 7- 2 0 2 4 H O U S I N G E L E M E N T
Rv~h~rr~rble A~err~ie~: Tow ent X10
Commnnin~ D v lonment DelZartm~nt
Ttnae Frnme: ,~ll0 1te~~ntage of flonsin~S~t_
~sid_e Funds within on~yea~O:f
adontion of this Ho I in lement and
reassess funds in '701 ~ if f Inds have
not been ~an~nded~c n ~~tlalified
~j~t by th nd~ ~ ~f_?011_
Goal HOU-2 Maintain and/or adopt appropriate land use
regulations and other development tools to
encourage the development of affordable .housing
that is compatible with the neighborhood and the
community.
Policies
Policy HOL'-2.1 Continue to designate sufficient, residentially-zoned land at
appropriate densities to provide adequate sites to meet Los
Gatos's new construction need for 2007-201'4.
Policy HOt-2.2 Ensure that the Town will provide sufficient land at
appropriate zoning categories to meet its .need fox very low-,
low-, and moderate-income households, as demonstLated in
the `Housing. Sites Inventory analysis in Chapter 6 of the
Housing Element Technical :~ppendis.
Policy HOL-2.3 Encourage mixed-use developments .that provide affordable
housing close to employment centers and/or transportation
facilities, particularly along Los Gatos Boulevard and within a
'/z-.mile radius of tine future Vasona light rail station.
Policy HOL'-2.4 Demonstrate that all new residential development is
sufficiently served by public services and facilities, uicluding
pedestrian and velucLLlar circulation, water and wastewater
services, police, fire, schools, and parks.
21
T OW N O F LOS G A T O S
DRAFT 2 0 2 0 G E N E R A L P L A N
0 0 7 - 2 0 1 9 H O U S I CI G E L E :-0 E N T
Policy hIOU-2.S l~ew single-fulnily, mule-family, and mired-use developments
shall be compatible with the character of the surrounding
neighborhood.
Policy HOU-2.6 Strive to ensure that at least 30 percent of the housing stock is
rental touts.
Policy IIOU-2.7 Create new affordable housing opportunities ~ thr~l
acgtusition using Redevelopment or Below l~farket Price
Housing Funds.
Actions
Action HOU-2.1 Affordable Housing Overlay Zone: Amend the Z-eaiRg-
TQwn Code to include an Affordable Housing Overlay Zone
(_~I-IOZ), ivliich~V~.11_aI1Q~c_a._~p~,~~ts_af_righf to ve12~
owner-QCCUpiPCI or rent<.tLttntts~2tsleii5ities of at leaSt_2.Q~,lnit,5
p~t_acte and amend the zoning maP to apply the AHOZ to
each of the sites identified in the I-Iousing Sites Inventory
while leavirtg the existing zoning in place as the base zone.
Th~Town~E Il dPV~p~e~v stand.Irds:slzecific to the_r~L-IC_~7•.
A landowner may choose to develop a property consistent
with either the base zoning or the AHOZ. Te~~~=~dQni~e=
e-l~eo~s-tQ~ae'vele-p :tc-eatdfrtg-t6-El .~ un~ tt c ~I~lle-T9~II
~E;~V-i1LmQnit~~the hene€itsslc~tielQnment of sites~vidiin~l~e
AIIOZ,_j,~sites~tre develQp~d ~virh~nt rise of the overlay,_tl~
Town ~vill_slesign:tte_aclslitiQaal .-~FLZ sir_~5 ns nees~ecl. The
:~bLQZ z~ll.insltule~lie~'911~y~ingins.~ntiv~s:
~ L~llosate-die_21~_ ercelit~f_t1~1.~C?at9s_.I~s~cl_e_~elQpment
~~ Lsising S~t~~id?sunets and te:stric~rare£-tl~
~-I.IO~I~.tl}-~rrply~tl~~L'o~5;Ii4~l ' unsl~.f2r_nff4ccl:tlzl~
h~tsing=prQ ~c.ts~th~ ~L-LQZ.
~ Defe~l~ttildin~planslu:sk_and_ins~es:ti~l~e~s__untiLunitz.ili
and F~Z_. rt?~c_tarc ~ss_u~iesL
I'uradirrg So<rree: gone required
Re~~orr~iGle A~euiie~: Commun.itt- Dcvelopm-ent Department
Tune Frrnre: ~~•ithin one year of adoption of this
Housing Element
~G
TOWN O F LOS ~G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 4 H 0 U S I ~1 G E L E M E N T
<~ction HOU-2.2 ltilget' a .o ~ ox's Housing Ne~d~sin
~.~~ , ~.ic-iiicin ilJJ Uine> itta[ ti~1reS QeCi 'lrett unCler tne,
_~H will b d v ]n .at a densinT of ~~ dw llina~,tnl s~zer
acre. If the Town ~oroves a dev to m nt on any .MHO site
that includes_lesa than 20 d~c Ilin~~tnits ner acre- the Town
shall identify and necessary rezone one or mor additional
sites to main gin the Toum's ap,asity to meet its hpllSlriQ
needs as id ntifi d in the Hrn,eing Flement ~/h n SPIP~ting
as~ditional situ th Town sh 11 consid~_n~~ghborhood com-
rzat}~iliti an_cl~~itigation of_tr~lffic~mpaCtS
Goal HOU-3 Preserve existing residential opportunities,
including the existing affordable housing stock.
Policies
Policy HOU-3.1 Encourage the maintenance and improvement of existing
housing units.
Policy HOU-3.2 Support the preservation and conservation of existing housing
units that provide affordable housing opportunities for Town
residents and workers.
Policy HOU-3:3 Improve the qullity of rental housing by acquisition and/or
rehabilitation using Redevelopment or Below Market Price
Housing Funds.
Policy HOU-3.=1 Preserve the affordability of units affordable to very low-, low-
, and moderate-income households in Bonnie View Park, and.
enforce zonuig .regulations regarding conversion of mobile
home parks in Los Gatos.
Actions
~-lcrion I-IOU-3.1 Preserve "At-Risk" Affordable Housing Units: Monitor
aEfordabte, multi-family housing units in the Town to ensure
that they retain then affordability stank. These developments
include smaller owner- and renter-occupied units under the
BLIP Program as well as Villa t%asona, <-lcentino _~partments,
23
TOWN 0 E LOS GAT 0 S
DRAFT 2 0 2 0 GE NE R A L PL A N
2007-? 01 4 HoUS I PIG E LEf4E PIT
The Terraces of Los Gatos, Open Doors, Los Gatos
Fourple~, 95 Fain•iew Plaza, Los Gatos Creek Village
_~partments, Blossom I-Iill, and Anne i~'ay. Develop a strategy
to retain affordability of ututs at Villa Vasona, for which the
property owner has indicated drat Section 8 assistance will be
renewed ur 1~Iay 2010, through aFive-year contract.~o.rk
with the Hottsitla a hority of the County of Santa-Clara
~FISSCI ~vhtch adttLn_isrers the_Sec;tlou._iI_~ ~tm
ldc'ntifv noticing_re_q~tiretn~nts~~tnsLfiansliu~pp~Ltvnities Utz
hel~~e_se.t~tiie S~1L1 t~
Funding Source: None required
Re.rpon.rible A~eu~ie.r Community Development Department
Time Frume: January 1, 2007 to Jttne 30; 201=1;
develop strategy for Villa Vasona by
Jttne 201=1:
fiction HOti-3.2 Rental I-Iousing Conservation Program: !'he Town's
existing multi-family, privately-owned rental units provide
housing opportunities for households of varied income levels.
The Town will contirtue to implement Section 29.20.155 of
the Townsode that addresses conversions
of residential use, specifically, Section 29.20.155(x)(2) that
.requires that any proposed conversion satisfy the housing
goals and policies as set forth in the General Plan.
Fautdin~ Sottrce.• None required
I{;r~~auiGle Ageniie.r: Communty Development Department
Time Frcune; January 1, 2007 to Jtme 30, 2011
:\ction f-IOU-3.3 I-Iousing Conservation Program; Continue to provide
Housing Conservation Program assistance to propert}° owners
to improve their housing units. ~tri~-e to Iimprove_at.lea~tl5
1>`ousing~tnit~~lr2ttglLtlus_p~ rag ui,_--Redesign marketing
materials and aggressively market program to potential
applicants. •~ nt7orir<• list kill be established anraall:• haled on
available Eundina.
F'undi,t, Soruxe; CQrtuntuiir?_Ds~ssl~ptnent~Ptl~ckS~~atit
(CDBG), Redevelopment Funds
ILr~~o,t~i~(e.~hcn~z~r: Conununih- Development Department
?9
T O W N OF LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H O U S I N G E L E M E N T
Time Frame: January 1, 2007 to June 30, 2014;
redesign and publish marketing
materials ~vitlvn one year of adoption
of Housing Element
fiction HOU-3.4 Home Access Program: Continue to support countywide
programs, such as the Home Access Program, that provide
assistance with minor home repairs and accessibility
improvements for lower-income households.
FirndingSoarrce: done required
Rerparui6leAgeniie~: County oESanta Clara
Time Frame: Jamiary 1, 2007 to June 30, 2014
Goal HOU-4 .Ensure that all persons have equal access to
housing opportunities.
Policies
Policy HOU-4.1 Support housing programs that protect individuals' rights.
Policy HOU-4.2 Continue to provide assistance to service providers of special
.needs households such as seniors, persons w7th disabilities,
and the homeless.
Policy HOU-4.3 Continue to encourage Los Gatos households to participate in
the Mortgage Credit Certificate (~iCC) Program .and other
financial assistance programs (e.g. Teacher ~dortgage
~~ssistance) provided in die County of Santa Clara.
Actions
~~ction HOU-4.1 List of Affordable Housing: Proo~de a list of developments
that include affordable housing units on the Town's website.
Furrdin~ Source: done required
l~.rporr~ib/eA3errcie~:• Community Development Department
Tinre Frame: Develop and publish list on-line by
December 2010; update list .annually:
25
TOWN OE LOS G A T O S
D R A F T 2 0 2 0 G E N ERA L P L A N
2 DD7 -201 ~ HOUS ING E LEtdE*IT
.-lction I [OU-4.2 Rental Dispute Resolution Program: Continue the
administration of the Rental Dispute Resolution Program and
consider revisions as necessary to make the program as
effective as possible ui protecting both tenants and landlords
rt_g1.lt~.
Faurdin~g Sazrrce: Program fees
Be.rpozuzGleflyerzcia.r: CommLnity Services Department
Time Frame: January 1, 2007 to June 30, 2011
Action IIOU-4.3 );mergency Shelters: Amend the ~e~gT~wn Code too
define an emergency shelter as "housing. with misiimal
supportive. services For homeless persons that is limited t~
occupancy of sis months or less by homeless persons" and
crepe de~•elo~ment standards to allow for an emergency
shelter as a by-right permitted use in the Controlled
Manufacturing (Cl~l) zoning district, subject to appropriate
development standards. AS a by-rig t nex tm~tted use_in__ ie
Cl~nin~ istrict. em~x_gency-shelter~ll not re_o»r ±r?
ire ion~uy revie~v,_~eYel4~rnent s aticla ds 5 't dished for
einergeeucy~h~lters~vill~n~osix~_e~itsl_~~tcilit.•tt~_tl~
slev~loprr>`e_nt of such~~lters, ~~lii1~-±•e~iring_th~se-sheltox~ tsz
m~et~he_same Sle_ePlol?m~nts~lnCl_mana;7ement-s.tandards~h~-tt
ap~L~to-Qth~~~sl~se~~thul~he~ti1 z.QU.ing=district.
Farndin3 Sozrr~•e: None required
I3e.r~ar,riGle A~gencie.r: Community Development Department
Time Frame: ~Yi'itliirt one year of adoption of this
l=Iousing Element
Action I-IOli-~1.~1 Supporrive Services for the. T-Iomeless: Continue to provide
support for community and non-profit organizations
proc-iding supportive services for homeless persons in Los
Gatos.
Fauu(irr~ Snur~e: None regrured
IZe.~~nn~•ihle~=f~czriie.i: Community' Development Department
Time Frame: January 1, 3007 to June 30, 201-1
_~ction IfOC.`-dS Santa Clara County Pair Housing Consortium: Support
the efforts of the Santa Clara Counh• Fair f Ionsing
Consortium, which includes the .\si:ur Law .-alliance, liid-
26
TOWN O F LOS G A T O S
D R A F T 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 4 H O U S I N G E L E M E TI T
Peninsula Citizens for Fair Housing, Project -Sentinel, and
the Mental Health - leer
CQntinl~e to make re.Eer~'tls_~hxottrli__P~j t S ntinel .and
p~22ynt1_e~,tpdated fair housinr~'nformation on th Town's
~cel~site and~rnihlic locations thro igh_the Town suc11 as the
dd_ult Recreation Cent r and puhlic kiosks. These
organizations provide resources for Los Gatos residents with
tenant/landlord, housing discrimination, and fair housing
concerns.
Ficndin~ Socrrce: None required
Re~~iorui6le Agecccie~: Community Services Department
`" Time France: January 1, 2007 to June 30, 2014
.-lction HOli-4.G Non-Profit Affocdable .Housing Providers: Recognize and
support the efforts of non-profit affordable housing
organizations that provide housing services in Los Gatos.
Encourage the participation of these providers in developing
housing and meeting the affordable housing needs of Los
Gatos households. r'- Meet with non-profit
.groups Qn
at~leist an annual 1 psis to d velon strategies and actions for
affordable housing- de_ velop meat Provides similar incentives
for the development of affordahle house o as nrovrded under
The Affordable Housing Overlly 7on~(~~ction HOIi-2 11
Fanrdirrg Socrrce: None required
Re~po~r,ri6le A~erecie~•: Community Development Department
Tirne France: January 1, 2007 to June 30, 2014
~~ction FIOC-4.7 .Increased Range of :Housing Opportunities for the
Homeless: Continue to support the County of Santa Clara's
"Continuum of Care" plan to provide housing opportunides
for homeless households uicluding emergency shelter,
transitional housing, and permanent affordable housing
opportunities.
F~rnding Soarrce: CDBG
Re~pan~bleAgerrcie~° Community Development Department
Tince Frame: January 1, 2007 to June 30, 2011
27
TOWN O F LOS G A T O S
DRAFT 2 02 0 G E N ER A L P L A N
2007 -2019 HOU3I UI , GLEl4E U11'
Goa] HOU-5 Retain and expand affordable housing
opport>tnities for seniors.
Policies
Policy HOU-5.t Promote the Town's Housing Conse>vadon Program to assist
low-income seniors with basic home repairs and maintenance.
Policy HOU-5.2 allow and encourage small-scale living Facilities of hvo to six
seniors; that may include nursing. care ser-v7ces; that can be
integrated into existing neighborhoods as infill development.
Policy HOU-5.3 ~~'ork with existing senior lifestyle living -and assisted living
facilities in Los Gatos, and support the development of new
senior housing that includes continuum of care facilities
within the Town.
Action
Action HOU-5.1 Senior Housing Resources: Provide regularly updated
senior housing resource materials at die :-adult Recreation
Center S~aor~ez=~.
Fujiding Soarrce: None required
Re.rpon.riGle Ageuc'ier: Community Services Department
Time Frame: Update materials annually
Goal IOU-6 Mitigate Town govetnmental constraints to
affordable housing development.
Policies
Policy EIOli-G.l Continue expediting the permit processing system far
affordable residential development applications.
Policy F[OC'-G? Require "wlicersal design" features in all new residential
developments.
28
T O W N O F LOS- G A T O S
D R A F~T 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H0 U S I N G E L E M E.N T
Actions
Action HOU-6.1 Governmental Constraints: Reg~ilarly review Town plannuig
and zoning regulations and remove affordable housing
development constraints as appropriate.
Farnclirrg Source: None required
Ree~o~uibleAaeucie.r Community Development Department
Time Frame: Review and update regulations as
appLOps:iate at least every three years:
llction HOU-6.2 Reasonable Accommodation Ordinance: <~mend the
~erxrlg_o~vn Code to include a reasonable accommodation
ordinance that ensures equal access to housing for persons
w7th disabilities under the Fair Housing ~1ct- and estl lish
s • s proced«~_~_r._r_e-au~stiua~11CL.g~;antzng__reas.2u<•tble
accommodltlonS•
Fiuzding Saurce; None required
Ke,rpota~zble A~encie~:' Community Development Department
Time Frame: Within one year of adoption of this
Housing Element
<-lction HOU-6.3 Persons with Disabilities: Remove constraints and
encourage accessible housing ui new residential developments.
Fcrncli~zg Source: None required
Re~pon,rible Agencie~•: Community Development Department
Time Frame: Review and update regulations as
necessary, but at least every three years
Action HOU-b.~ Special -Needs Housings -Give pLYOiity to special needs
housing by allowing for reduced processing time -and
streamlined procedures for such appropriate zonuig/land use
.applications.
Fiaadi~ag Sor<rce: None required.
Re~~o~r~•ibleA~enciee•: Community Development Department
Time Frame: January 1, 2007 to June 30, 201
<-fiction HOU-6.3 Development Standards: Continue to review and streamline
the development process for housing developments drat tictill
29
TO W N OF LOS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
Z C C-- 2v 5 :'. O U S i N G E i. E!". E N :'
guarantee affordable units on a long-term basis for ven~ low-,
low•-, and moderate-income households.
Ftrvcling Sorrrce.' \one required
I~rparuib/eAgevcie.r: Commulun• Development Department
Time Frarne: Januarc 1, 200 i to June 30, 2014
.lction HOU-6.6 Tou~ti-Coc1_e_Defniti_orLCor"F_azn.il~-",~-lme_rLCLthesleEiniti2n
« <tmiL~.~rLthe_Zo~vn_Cocte_tomnslusl_e~~ou.pa2c_tistalnd.axcls
for~tn~elated~cLitlts-a.ndl~easure~om.~liance ~•itl>~1ir~IQit~-
~g_Il<
~~~~, orrrc~e• \one~eslsuresl_-_
.LZ~rpovrllzl~ o~r1ci ,cOQau~ttnitLI.2e_tie1Qk?metit~e~artmenl
Tim~lrcUVe' ~~-'ithicL~ne~e:tr~E~acLoi~ti_2~to~t1>~1T
:fiction HOL'-6.- ~L~.~Iti~amil~ ltes_ici_r<n_raal_irt-the LtL~L~Qns:__~_2actuct_a
stticL~tcLe~2luate-i_emosal_of_tkLe~2aciition.~t1 _t.se _I'__~rtxii.t
C[J >vespuirernent~or r~ulti~~tmiL~iLes_i.tr_the~Iulti~lmili
L~sicl_ential_ ~' Qne
Etrttdu~S~trc'e: `oae~esluir_~d
Re~~yzr~fzL~l~e~ier• ~oinmunih TDe~elopa~et~IZe1Z~u:trrLent
T1~~Frnur_e• C9ncEitct_s_tt~d~bs_1-iilte~.29~1?,'
re t o ~~e_C L1 ~~ t li i n _o n_e_xe a r~ f
com _lp e_ting=the s_ttiicl_
Action f-IOU-G.S To~~n Code De_hrzition_f_or"Sup_p9ctise_and Tr:~nsisi_ona.T
H_of-sin~~~rtiencl_the_To~~_n Code_to-u~.clt~de ticle_finition~f
. "~ugpor_tise 1ncLtrans_itional-housing=cot~sisten.t_i~~it1~C.aliEor=
ni2l=Iealtk~lnd~aEeh ~ocle_~ec~ti~oai f?QG?~.2-tha.t_fzecmit.s~~ulz
~czut~e_anci~r:tiisi_tionaLlLOttsir~~ as_a_residclitial Lls_e_in L~o~G:L
tos,_Su.ppoctiie_anal tzansitional_liotisia~g~•i1Lhe_s_~~l~ie_ot_t_o_t11e
san~e_cle~elatzcn~-nt~t~in_ctal~cl.~that_a.p fZl~~o-o klle.r_>~esicler~tial
itses~~tlie_same_tiizein_tkte~ame zot~el
Euv<It~S~~rr~'~' =~one_cecl~tir_eci`-
L~~iz~rr-if~le d~cv~iz.r' ~:2mmiinit,LD_es_elo~men_t_D_e.~artmet~t
Tlvz~F~~m~• ~_i_thin_orLe~ea.r~~ad9~Qn_~~the~IE
s
T O WN O F LOS G A T O S
DRAFT 2 0 2 0 G E N E R A L P L A N
2 0 0 7- 2 0 1 4 H O O S I N G E L E M E N T
<-lction HOL'-G.9 To~vn~~d~D~fnition of "C'r~tt "•~mend the
definltl(ln of «~rQ~n home" in the Tncvn C'nrlP to ha a lira..~ofl
acilin~ th•~t eener111v omvides s rvi s fo 1»or~t.l~f seven
or more admits-or children ne dingy or ~clnting care or supervi
Sion. consistent with California F-IPalth and~f~ Code SPc
tion 15C,C.'i
unrlinv Sotrrce• Non reo~,ired
~blefloencie~:• Comm ~n1ty Development Dellartm n
Time ruts: Within one year of adonrion of th FI
fiction HOL-6,10 Town .od~D fini iott of " 11_~an3ily Home Resider
tiaL~are._Ea~ility": tlmend th o~vn Code to allow by rinhr
small~amihJ~ot~P residential care f iliti ~ fo i~.9.~~s ~~
sQta within all r eid ntial di tricts consistent «nth California
Health and Safety Code Section 1 ACC, 3
F_ttvdi~ta .Source: Non rea iire~
Re.irion~ibleA~erteier: Comm mitt' v to ment:_I~ep~r m nt
Time FranTe: Within one ~.P~r of adoption of the HF
Goal I-SOU-7 Maintain the Town's 2005 jobs-to-household ratio
of.1.5 jobs per household.
Policy
Policy IIOL-7.1 ~-1s part of the development review process, evaluate
applications that have significant numbers of jobs or housing
in regard to the potential impact on the Town's jobs/housing
.ratio, However, the jobs/housing balance shall not be used as
criterion for denying projects that include affordable housing
opportunities.
Goal HOU-8 Encourage residential construction that promotes
green building and energy conservation practices.
31
TOWN O F LOS G A T O S
DRAFT 2 02 0 GENERAL P L A N
2 0 0 7- 2 0 1 9 H O U S I M G E L E t•f E NT
Policies
Policy HOU-8.1 Encourage sustainable housing development throughout the
Town ~y-prearet~l~ the Town's. voluntary green builcling
program_or a similar pro;r.~~hat_resp,fires ~ ~.
~ki~~.tll~~icl~nti;tl dPVFIn tnent_ap~licltions cornplet~
a.~ u..' .t z~ ~.. ..n..;~~ n ~t:.d' cFh~klist ns p'1~C?f
Ille_S~~.tieLQpment a~llc.'ltrQn_..p1~Cka~~.
Policy HOU-8.2 Promote the construction of energy efficient new homes
utilizing the Energy Star Homes Program.
Actions
Action HOU-8.'1 Energy Conservation. Opporhmities: Continue to enforce
State of California Title 24 requirements for. energy
conservatron.
funding Sorrrae: None required
I~erpon.riGleAgenaze.r: Community Development Department
Time F'rume; January 1, 2007 to June 30, 2014
~\ction HOU-8.2 ~~eathermsBari-Rf:o;
~lr~rinis-teret:l-eoer - :r--Elrs-=r'as
1~°grain-gssis-ts-~er-y-Ie~v-a~~~.,, 1.,,,.,.,~..:e>: , _ ~f. ..a
i1~3 f e ve nzzi r~ to-=i'~c-if-Irar~ne:
€Ytmdirr~atrr•~~--=`Per~e-re~rir-eEl
~ ' mere ~Bel~rrtrr~en t
. . 9~-te~-nrte~38~ ?8-1-4
Goal PIOU-9 Ensure -that the Town has sufficient resources and
takes appropriate measures to implement the
Housing Element.
Policies
Policy F[OU-9.1 ,~11 appxocals of residential deve{opments of three or more
units shall include a finding that the proposed development is
32
T.O W N O F LOS G A T O S
DRAFT 20 2 0 GENERAL PLAN
2 0 0 7- 2 0 1 9 H O U S I N G E L E M E.N T
consistent with the Town's FIousing Element and addresses
the Town's housing needs as identified in the Housing
Element.
Policy HOL-9.2 Provide adequate management and staffing of affordable
housing funds and programs.
Actions
Action HOli-9.1 Annual Housing Report: Prepare.an annual housing report
for the review of the Town Council including information on
progress made towards achieving new construction need,
affordable housing conserved/developed, effectiveness of
existing programs and recommendations for improvement.
Constilt with non-profit providers, special need providers, and
other community resources ui preparation and evaluation of
the report.
Farnding So<rrce: None xegtured
Re~~ionsi6le Agerrtze~: Commtuuty Development Department
Time Frame: January 1, 2007 to June 30, 2014
.-lction HOU-9.2 . Housing Management: Consider additional staff support
for the management and planning of housing programs and
funding .For the Town.
Furrc(ing Sorrrce: Redevelopment Housing Set-_-~side,
-Santa Clara urban County Funds
Re~poa~ible A3etrcie~: Community Development
Department, Redevelopment Agency
Time Frame: Develop recommendation and .plan for
additional housing staff support by
December 201 l:
:fiction HOL`-9.3 Coordination with Water and Sewer Setvice Providers:
Deliver the adopted Housing Element to the San Jose ~~'ater
Company and the ~~i'est Valley Salutation District so that they
can prioritize current and future resources or services for
housing developanent that helps meet Los Gatos's PSI-L~:-1 .for
lower-income households.
Fratc(irrg Soarrce: None required
33
TO W N O F L OS G A T O S
DRAFT 2 0 2 0 GENERAL P L A N
2 C ~ -20:4 F:C..'S !~~ EC'c :-0EN:
Re.lpo~a~•ib/e.4,;ertciee•: Communit}- Development Department
Tin~e.Prnme: Upon aclopuon of this Housing
Element
I. Summary of Qei~nti~ed Housing Objectives
Table H-"' provides a summary of the number of housing units drat will be pro-
duced as a result of implementing the actions described in Section GLI of this
I-lousing Element. Based on the housing sites inventory analysis prodded. in detail
in Chapter G of the FIousing Element Technical .lppendi~, up to Fr-3(ll ne« units
.will be built in the. Town over die remaining five years of tlte_L-L2ttsing_~~lemeut
zl<a.nnin ~riod Q~~Glaic1L~12units~711he-afEor~lahle_to~et~_19«x=_ar~dlos4'=iLi~-Qtue
h2«eh~lcls,__T_heso~vn~lls_o-h2s~a`_ga~~Er~.ltahilitating 1 ~ unit`tiz~uett_the-Rental
1_LQUSin__gSan~erv2tir~n~'r~gr•tm~:actiQn_H_0~-43?~~tnsl~h'e I-LQtvsin~~nset~:L
ti2nl~o~r~~~tiszn~LQ1<-~._~3Y,~'1te_T_ot-en~-i11~2ke~nea~ttr_es~~ con~e~ve~he
_cc_..a _t-~_'cc'r'~_vi I 1 1 r 1 6 Tl T ,.1 .., t.. ,,. ,. ~6R~.6f
•tt2 L i~crt ~1~~
I,I-~=~-:2~-and--the~~etisi~-C-efrset~r ' ._ 6tse-«TlI
~R~oa;ec}e-t}~1-61=~er~-late-income units of the Villa ~'asona
r\partments through action I-I~QG_3.1 Preserve "~-1t-Risk" Affordable I-Iousing
Lnits. Based on .lction I-I-~=10~~.1, the Town also hopes to conserve 228 addi-
tional subsiclized ulvts.
34
T O W N O F LOS G A T O S
D.R A F T 2 0 2 0 GENERAL P L A N
2 0 0 7- 2 0 1 4 H O U S I N G E L E M E N T
TA3LE i3-2 QUANTIFIED HOUSING OBJECTI~/ES ~ 2007-2014
Income Cate ory N
New
Construction umber of Housing Units
Rehabilitation Conservation
Extremely Low 9-42 ~ 0
Very Low 924 3 129
Low ~--}81?~ 5 5~F
;4lodcrate 3 a}1.3Z 5 l 32
above Moderate ~-98L-z 0 p
Total ~~ 15 333
35
A P P E N D I X
DRAFT 2007-2014 HOUSING
ELEMENT: TECHNICAL APPENDIX
TABLE OF CONTENTS
I . BACKGROUND ...................................................................................... i-1
2. HOUSING NEEDS ASSESSi`'IENT ................................................................ 2-1
3. PROJECTED HOUSING NEEDS .................................................................. 3-1
4, CONSTR,4INTS TO HOUSING DEVELOPMENT ............................................ 4-1
5. REVIEW OF 2003 HOUSING ELEMENT ....................................................:. S-1
6, HOUSING SITES INVENTORY .................................................................... 6-1
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 ELEMENT
T E C H N I C A L A P P E N D I X
TAB : E O P CONTENT S
List of Figures
Figure 2-1 Population by Year, I9~^v-2008 .......................................•...•••••• 2-2
Figure 2-2 Projected Job Growth, 200-2020 ..,........• .:............................... 2-4
Figure 2-3 Overpaying Households. by Income level, 2000 .....................•. 2-9
Figure 2-4 Homeless Population by Race/Ethnicity in Santa Clara ....... 2-13
Figure 2-5 Housing Stock By Type, January 2^vC8, .................................. 2-20
Figure 6-1 Housing Opportunity Sites ..............................................••••••••• 6-2
TOWN O F LOS G A T O S
DRAFT 2 0 0 7. 2 0 1 4 HOUSING ELEMENT
TECHNICAL APPENDIX
TABLE OF CONTENTi
List. of Tables
Table 2-1 Population by Age, 197C-2008 ...............................:................. . 2-3
Table 2-2 2CC5 Mean Household Incomes, Santa Clara County ............. . 2-7
Table 2-3 FY 2008 Maximum Household Income Levels, Santa
Clara County ...............................:........................................... . 2-8
Table 2-~ Households by Income Level, 2000 ......................................... . 2-8
Table 2-5 Housing Needs for Extremely Low-Income Households........ 2-11
Table 2-6 Affordable Senior Housing, June 2008 ................................... 2-18
Table 2-7 Age of Housing Stock, as of IVlarch 2000 ................................ 2-21
Table 2-8 IVledian Home Sales Prices, Santa Clara County,
December 2C08 ........................................................................ 2-23
Table 2-9 Average IVlulti-Family Rental Costs, 2008 .............................. 2-24
Table 2-10 Household Incomes and Affordability, 2008 .......................... 2-24
Table 3-1 RHNA by Income Level, 2007-2014 ..........:............................ .. 3-2
Table 3-2 Housing Units Built, Under Construction, and/or
Approved, January 1, 2C07 -June 30, 2C09 ............................. .. 3-3
Table 3-3 Adjusted RHNA for 2007-2014 Planning Period ..........:........ .. 3-5
Table 3-4 Inventory of Existing Subsidized Units, 2C07-2017 ................ .. 3-6
Table 3-4 Inventory of Existing Subsidized Units, 2007-2017
(continued) .............................................................................. .. 3-7
Table 3-4 Inventory of Existing Subsidized Units, 2007-2017
(continued) .............................................................................. .. 3-8
Table 3-5 New Construction/Replacement Costs, December 2C08....... 3-10
Table 3-6 Tenant-Based Rental Subsidy for Villa Vasona
Apartments, 20C8 .................................................................... 3-10
Table 3-7 Housing Set-Aside Funds, Los Gatos Redevelopment
Agency, FY20C9/2010 to 2013/2014 ..................................... 3-13
Table 4-1, Residential Development Standards by Zoning District ........ .. 4-3
Table 4-2 2CC9-2010 Residential Planning and Development Fees ......... 4-12
Table 4-3 HUD Fair Market Rents, Santa Clara County Housing
Authority, FY 2CC7/2003 ....................................................... 4-ZO
Table 4-4 Bi~IP Program Guidelines ...................................:................... 4-20
Table ~-1 Progress in Achieving 2003 Policies and Programs
(2C02-2CC7) ............................................................................. ... S-2
T O W N O F L O S G A T O s
DRAFT 2 0 0 7. 2 0 1 A H O U S I N G ELEMENT ;
TECHNICAL A P P E N D f X
TABLE O F CONTENT 5
"fable 5-2 New Construction Need vs, Housing Units Produced,
2002-2007 ................................................................................... ~-9
Table 6-1 Available Land Inventory Summary, Town of Los
Gatos ......................................................................................... 6-3
Table 6-2 Adjusted R.I-IIv'A Calculation .................................................. 6-16
Table 6-3 Adjusted R~INA and Development Capacity of
Housing Opportunity Sites ..................................................... 6-16
~. ~ACE{GROUPID
The Technical Appendix for the Town of Los Gatos 2007-2014 Housing Element
presents. a detailed population and housing stock report, including the following
sections (also noted in Chapter 1, Introduction, to this Housing Element):
® Paelcground: 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 fox the Town.
® Projected Housing Needs: A description and analysis of the Town's "fail
share" of housing, called its Regional Housing Needs Allocation (RHNA), and
an inventory of subsidized housing units with an indication of which units
could be at risk of conversion to market rate. This section also includes
information on funding resources for housing development.
0 Constraints to Housing Development: An analysis of the constraints to
providing housing for all income levels.
® Review of the 2003 Housing Element: A review of .the goals, objectives,
and policies of the previous Housing Element and brief descriptions of
accomplishments.
d Housing Sites Inventory: An inventory of residential land resources,
including suitable sites Fox housing, homeless shelters, and transitional housing.
This section includes a map of the potential housing sites and provides a
detailed analysis~es irr-~letsil of the Town's ability to accommodate its RHNA,
which is allocated to Los Gatos by AB:~G.
Los Gatos's previous Housing Element, which covered the planning period hom
January 1, 2002 to June 30, 2007, was certified by California Department of
Housing and Community Development (HCD) as being in compliance with State
Housing Element law. The updated Housing Element and its Technical Appendix
will reflect the planning period from July 1, 2007 to June 30, 201. According to
HCD, the nest Los Gatos 1Iousing Element Update is .due June 30; 2009. Housing
built, under construction and/or approved between January 1, 2007 and June 30,
2009 that is not accounted for in the previous Housing Element will be accounted
for in this 2007-201'1 Update.
The 2007-201 ~F Housing Element Technical Appendix is based on the most current
population and housing data For Los Gatos as of Fall 2003 at the time drat dus
1-1
TOWN O F LOS G A T O S .
DRAFT 7 0 0 7- 2 0 1 4 N O U SING ELEMENT
T E C H N I CAL APPEND I X
B A C K G R O U N C
I-lousing Element was developed. Because data is not available from a central
source, sources used to obtain data include 2000 L'.S. Census in Formation, Claritas
(a private data vendor), State of California Department of Fuiance and the li.S.
Department of Housing and L,'rban Development (I-IUDj. The Town and f ICD
recognize that the use of different sources «.~ lead to slight variations in data;
however, the use of these sources For obtaining data is in compliance with I-[ousing
Element State law. The Town and I-[CD also recognize that economic and market
information are not static, and. that the Town will to the eXtent that data can be
obtained at the time of this .report address the current volatilih~ in real estate
markets relative to eXisting housing data.
?-L
2 HOUSING NEEDS ASSESSMENT
This chapter pro~tides an assessment of the housing needs for the Town of Los
Gatos, including a description of population, household and employment trends
and the current housing. stock in Los Gatos.
A. Population
The population data in this section includes age and race/ethnicity breakdown for
Los Gatos, lustorical and future .population growth, and the number of existing and
projected jobs within €er• the town.
1. Population Trends '
The Town of Los Gatos is located in Santa Clara Countv-. With an estimated
population of 1,837,07 as of January 1, 2008, Santa Clara County continues to
have the highest population among the'nine counties of the San Francisco Bay
Area.' The Association of Bay _-lrea Governments (ABAG) projects that the
population of Santa Clara County will increase fiom 1,763,000 persons in 200 to
2,08,300 in 2020, an 18 percent increase during a 15-year time pet7od.
The population growth of Los Gatos has remained fairlc small and stable in the last
three decades. The current population of Los Gatos is estimated to be 28,813.'-
Figure 2-1 indicates population growth by decade, including the current year, for
Los Gatos. ABAG projects that the population of Los Gatos will increase by
approximately 6 percent during the 200-20.20 time period, contintung at a sirnilar
rate of growth as in the past three decades.3
t State of California, Department of Finance, TnGle 1: E-4 Pofinlatio~r Eetii~ante~• for
Couirtie~• ni~d t/~e Stcrte, ?OOf-?008 witb 2000 Benchnrnik, Sacramento, California, stay 2003.
2 ~ieilsen Claritas, 2008.
3 Projectioa~• 200?: Forecnrt~ forlhe Snit Franc•I~to Bcy Aren to the Yenr 203, ~\ssociation
of Bav Area Governments, Deccmher 2006, page 190.
2-1
T O 47 N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H-0 U S I N G E L.E M E.N T.
T EC H N I C A L A PP E N D S X
;: O U S I !1 ; N E E D S A S S E S S :h 3 IJ :'
FIGURE2-1 POPULATIOiV EY YEAR, 1950-2008
35,000
30,000
.~
25,000
30,000
IS,000
10,000
5,000
0
Year
Sources: U,S. Census Population Estimates 1950-2000; State of California Department of Finance
'I'aGle 2: B-F Pn~Za&rtrnzz L:rtimuter fa• Cities, Cnuzztre~ uzzd tGe State, 2001-200.4 zai!G 2000 Denz•<imur,C; Neilsen
Claritas, 2008.
2. Population uy Race/Ethnicity-
The 2000 li.S. Census estimates drat the predominant population of Los Gatos is
White (over 80 percent of the pop>.iladon), The ~1slan population represents ,
approximately 8' percent of the population,. the 1-Iisp<tnic/Latino population
approximately 5 percent, and die Black population at less thus 1 percent of the
total population of Los Gatos.
3. Population by Age
The current median age in Los Gatos is estimated to be =l~ years, compared to 30
years in 1970.a The increase i1I median age demonstrates that the pop~ilation of
Los Gatos is aging, with a larger percentage of the pop~iladon being 2'1 years of age
and older. The aging popularion is derltottstrated uF Table 2-1, which -shows die
percentage change in Los Gatos's poptiladon be age from 1970 to 2008.
1 ~cilscn Cl:uinls, 3008 and L'.S. Census, 19-0.
2-2
1950 1960 1.970 1980 1990 2000 2008
T O W N O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 ~N O U S I N G E L E M.E N T
T E C H N I O A L A P P E N D I X
H O U S I N G NEEDS A S S E S S M E M T
TA3LG 2-Z POPULATION BY AGE ~ 1970-2008
Age Group 1970a 2008 b Percentage Change
Under t8 years 8,097 5,74 (239%)
1'$-20 years 973 776 {20.2%)
21-64 years 11,993 17,260 43.9%
6~+ years 2,672 5,023 .88.0%
Total 23,735 28,813
U.S. Census, 1970.
b Neilsen Claritas, 2008.
4. Employment Projections and the fobs/Housing Balance
<~B ~G estimates that there were 12.,170 .households and 18,650 jobs in Los Gatos
in 2005, indicating that Los Gatos has appro:umately 1.5 jobs per household.' Tlus
jobs/housing ratio has remained die same, in Los Gatos since 2000.
The jobs/housing ratio measures die balance between die number of jobs and die
number of households located in Los Gatos. ~1 healthy jobs/housing ratio is
typically bet<ceen 1 and 1.5 jobs per household, indicating that there is a balance of
employment opportunities to support die community.
<~B~~G projects that by 2020, die number of jobs in Los Gatos dill increase by
appro~cimately 2,695, or 12 percent, to a total of 20,80. The number of
households is expected to increase by appro~cimately 650, or 5 percent, to a total of
12,820. These projections indicate .dial die jobs/housing ratio .for Los
Projecliniir 2007: Forecact~ for the Sair Frcrncxnc~o Bay Area to the Yem•20>;, rlssociauon
of Bay Area Government,, December 2006, page 191-2. dote: 200 job and housing num-
bers were used for this analyis because 2008 job numbers were unavailable.
2-3
TOWN O L. L O S G A T O 5.
D R A F T 2 0 0 7- 2 0 1 4 HO,U S I N G ELEMENT
TECHNICAL APPEND I X
H O D S i N G h! E' E D S P. S S c S S :4 5 N T
FIGURE 2-2 PROJECTED JOB GROWTH, 2005-2020
F[ealth, educational and Recreational Service
Financial and Professional Service
M
~ Retail
0
c
~ i4[anufacturing, C4'holesale and Transportation
Agricultural/Natural Resource
Uthex
Total Jobs in 2005
~ Total Additional Jobs in 2020
Number of,)obs
Sourec: Projeelinn.r 2~J07: Foreru.r[r fnr llie Su+r Cru+rer~c~o [3rry Area to [Ge Yzur 209, t\ssociation of Bay Area
Go~•ernments, December 200G.
Gatos is expected to increase, resultuig in more jobs per household and a potential
demand For more housing to accommodate these new jobs.
Figure 2-2 charts employment by sector for 2005 and shows the projected increase
iti jobs. The 1-Iealdi, Educational and Recreational Sector had the most jobs in Los
Gatos in 2005 as well as the largest projected increase in jobs compared to other
sectors.
B. Hvusellvlc/s
The household data to this section utclude~ the current and. projected number of
households in Los Gatos, the household size, and a brealcclown of households be
"f'hc elcalth, [•:ducttiunal, and Recreational Saviccs Scctnr is defined by .\I3.\G
as a combination of i(:Vl'Cll Cl'1SSIfIC:1t1Uni from the :~;orth .\mcric:ui Industrial (aassific:ttion
Sestem ~i.\LC,S). "Phis clas~iticatinn includes: f?duritinnal Services; Flealth Care and Social
.\ssist:uuc; .\rts, Fi,ntertainment, and Rccreatinn; .\ccnmmndation and l~e~n~l Services; and
Other Service,.
2_:~
0 2,000 4,000 6,000 8,000 10,00012,000
TOWN O E L O.S GAT 0 5
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N~G E L.E M EN T
TECHNICAL A P P E N D I X
HOUSING C1 E:E D S A S S E S S M EN T
income level as well as tenure. This section also includes an analysis of households
overpaying for housuig 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 two 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 2005 to 2020, ~B ~G projects
that the number of households in Los Gatos ~,vill increase by approXimately 5.3
percent to 12,820.E
2. Household Size
The average household size in Los Gatos is very stable, having remained at
approXimately 2.35 persons per household since 1990 and projected to remain
essentially the same until 2020.s
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. t\B<~G
projects that mean household incomes in Los Gatos will increase to $"144,800 by
2010 and $153,700 by 2015. Table 2-2 provides the mean household income for all
15 incorporated cities and towns within Santa Clara County in 2005.
Table 2-3 lists maXimtun household income levels by household size. These
income levels are used by federal, estate and local programs to determine eligibility
for housing assistance in Los Gatos. These income levels are based on an area
median household income (.-\l~~Il) for Santa Clara County of $97,800 for a family of
four.
LJsing U.S. Census data, the U.S. Department of Housing and Urban Development
(HUD) develops housing data under the Comprehensive Housing 1\ffordability
~ Prajectiat.r 2007: Forecasts for tl~e San Fl'a/7GTJd0 Buy Area to tGe I'-ear 303, c\ssociation
of Bay area Governments; December 2006, page 191.
s Projections _'007: Forecarta for the San Fraircz.rco Bcry Area to the Year 203, Association
of Bay area Governments, December 2006, pages 180 and 183.
~ Prajection,r 3007: Forecasts for the San Frmrei.rto Buy <4recr to tine Year 203, r\ssociation
of Bay area Governments, December 2006, page 181.
2-5
T OW N O F LOS G A T O S
DRAFT 2 0 07 - 2 0 1 4 H O U S I N G ELEMENT
T EC N N I CAL APPEND I X
H O i7 S I N S NEE C S °. S S E S S M E N"
Strategy' (CI-L-1S) for juridictions eligible. Eor I-[O~fE Investment Partnerships
(I-IOIIE) program funds and Community Development I31ock Grant (CDGB)
funds. The I-IO_lLE and CDBG programs, both administered by I-IL'D, ace federal
block grant programs that pco~-ide funds for locale affordable housing development
programs. according to CI-L1S 2000 data,10 the majority of households in Los
Gatos have uicome levels greaten than S0 percent of a:~II in Santa Clara County.
Low-, eery low- and extremely low-income households comprise less than 20
percent, or 2,349 households, of all households in Los Gatos. an estimated 7.5
percent, or 900 out of the 11,900 total households, are considered extremely low-
income, Frith incomes below 30 percent of ~1~-II. See Table 2-4 for the breakdown
of households be income level in Los Gatos.
4. Overpaying Households
State and Federal agencies define an "oaerpavuig" household as one in wlich more.
than 30 percent of annual uicome is spent on housing costs. according to CI LAS
2000 data, approximately 31 percent of all homeotivners in Los Gatos, or 2,41.0
Households, and 34 percent of all renters in Lose Gatos, or 1,422 households, are
overpayuig Eor their housing.
~'' "Che "Coven is using the moat recent darn mailable and recognizes that afive-year
F[ousin~ IIcment cycle may nerd to role on data that is on the l0-year cycle of the L S Cerr-
sus.
2-6
TOWN O F LOS GAT 0 S
D.R A F T 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
H O U S I N G NEEDS A S S E S S M E N T
TABLE 2-2 ZOOS MEAN HOUSEHOLD INCOMES, SANTA CLARA COUNTY
Rank Mean Estimated Household
City/Town Income in 2005
1 Los .•11tos Hills 5269,000
2 ivionte Sereno .$222,700
3 Saratoga ST90,200
4
~
6 I.os t\Ito~
T ~i, Gata~ ~ ~~ ~`~~ `~ ~ y
Palo rUto $17s,5oo
~ l ~6,-lull ~ ~
$133,100
7 Cupertino S 125,800
8 Morgan Hill $104,000
9 Milpitas 599,700
10 .Sunnyvale 592,200
1 t iviountain View 590,300
12 San Jbsc $89,300
13 Santa Clara '584,300
14 Campbell 583,900
15 Gilroy $76,800
Source: Prrj~<lio~~ 207: 1~oreezr~l~• fnr the San f'rrrncireo [3<y flrtia !o the Y'zrrr 2!I3~, Association nE $ay rCrea
Governments, December 2006, page 181.
~~1aeu broken down by household income level, the percentage of households
overpaying in Los Gatos becomes more significant. ~~ total of 1,112 lower-income
households in Los Gatos, of which 545 are homeowners and 597 are renters,
overpay far their .housing. ~ majority of extremely low-.income and very low-
.income homeowners oeerpay for dleir housing, while a majority of
2-7
T O W N O F L OS G A T O S
DRAFT 2 00 7- 2 0 1 4 H O tl SI N G E L E D1 E N T
T E C H N Z CAL A P P E N D I X
HO;;S SyG NEED.. P.SSESSMENT
~AB~E 2-3 FY 2008 >`1ARIMUM HOUSEHOLD INCOME LEVELS, SANTA CLARA
COUNTY
Income
Categon~ 1 Person 2 Persons 3 Persons 4 Persons
Extremely Low
(30°'~° .~~;[I) S?2,300 S25,500 S38,G50 $3I,So0
Very I_ow
(50% t\\Il) S37,150 S4L',450 S-11,750 $53,050
Low
(80%r1~[~
S59>400
SG7,900
SiG,400
$84,900
Source: Department GE F{ousing and Urban Development, pP2008 Lncome Limits.
TABLE 2-~S HOUSEHOLDS BY INCOME LEVEL, 2000
Moderate
Extremely and Above
Low Very• Logy Low (80% or
(30% ArVII) (50% AI~II) (80% ArtiII) Greater ArtitI) Total
Number of
900 677
772
9,Gll 11,9G0
Households
Percent of
Total i.5% 5.7% G.5% 80.4% 100%'
Households
a Due to rounding, the percentages do not add up to exacdv lUl) percent.
Source: FlL'D, Comprehensive [-lousing r\FfardaUilin~ Strategy (CI-L1S), 2U1)0
extremely low-income, veil low-income, and low-income renter households
overpay for their housing in Los Gatos. Figure 2-3 shows the percentage of
homeowners and renters in Los Gatos that are ovetpay-ing for housing, b}%
household income level. This measurement helps deternune ~vluch households are
potentially laclung housing that is affordable to their income level.
L-H
TOWN 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
TECHNICAL A P.P E N D I.X
HOUSING N.E E D S A S S E S S M E N T
FIGURE2-3 OVERPAYING HOUSEHOLDS BY INCOME LEVEL, 2000
en
::
~~,
N
y
O °
~ v
o
v ~
pip o
~ ~
q w
w
v
=.,
100°,~0
80%
60%
40%
20%
0%
Household Income Level
Source: I-IUD, CI-LAS, 2000.
Q Owner
® Renter
5. Household T enure
The majority of households in Los Gatos are owner-occupied. The 2000 U.S.
Census estimated that 65 percent, or 7,827 households, were owner-occupied, and
35 percent, or 4,161 households, were renter-occupied. According to CHAS 2000
data, half of the 900 extremely low-income households in Los Gatos were
homeowners and half were renters. The proportion of homeowners to renters in
Los Gatos has remained essentially the same since 1990.
Compared to the percentage of owner-occupied units in Santa Clara County and
the state, Los Gatos has a higher percentage of homeowner units, with Santa Clara
County at 59.8 percent and the ~ctate 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
0 Single-parent
• £~1;-Senior
• Persons with disabilities
2-9
Extremely Very Low Low Ivtoderate and
Low Above
TOWN O F li 0 5' G A T O S
D R A F T 2 0 0 7- 2 01 4 & O V SING E L E M E.N T
T E C H N.I CAL APPEND I X
H O J S C N 3 WEE D S A S S E S S :? E :. .
Special needs households are generally defined by the California Department of
I-lousing and Community Development and must be specifically analyzed in
I-Iousing Elements.
.1 review of available employment data inclicates that less than one percent of the
Los Gatos labor force is employed in agricttltttral work. Therefore, farm worker
households are not specifically identified as a group w~idl special needs in Los
Gatos.
a. Extremely Low-Income Flouseholds
.~s noted above,. extremely low-income households are households defined as hav-
ing incomes less than 30 percent of ~~II. The annual income for an extremely
low-income household in Santa Clara County is ~31,8~0 or less for afour-person.
household, as shown uz Table 2-~. households that are on Social Security Insur-
ance (SSI) or disability utsurance are typically extremely lo~c•-income households.
r1s shown in, Los Gatos had approximately 900 extremely lo~c-income households,
which is about 7.5 percent of the total number of households in Los Gatos, in
2000. ~1 majority of both estremely low-income renters and owners in Los Gatos
are overpayutg, living in overcrowded situations, or lacking kitchen or plumbing
facilities. Specifically, 72 percent of extremely low-income households in Lose Ga-
tos are overpaying for housing. Of all households in Los Gatos, approximately 34
percent are overpaying for housing.
To .project the housing needs for estremely low-income households, Los Gatos
assumes that 50 percent of its RHti_1 for very low-income households (defined as
less than ~0 percent of :~tiII) in Los Gatos is the estremely low-income household
need. Los Gatos's IZf-L\~1, described' ul more detail in
2-LO
TOWN- O F L.0 S G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H0 U S I N G ELEMENT
T E C H N I C A L A P P'E N D 2 X
H O U S IN~G N.E E D S A S S E S S M E Ai i
TA3LE 2-S HOUSING NEEDS FOR EXTREMELY LOW-INCOME HOUSEHOLDS
Renters Owners Total
Total Number of Extremely Low-Income ~~~ 451, 900
Households
Percent with rlny [lousing Problems 70.4% 80.0% 75,2%
Percent with Cost Burdenb of 30% or 63.9% 80.0% 72.0%
Greater of Income
Percent with Cost Burdenb of'S0% or 56.6% 74. t% 65.3%
Greater of Income
' "i-tousing problems" is defined by [-full as a cost burden [,;renter than all percent of t1i~[I (ocerpay-
in~; more than one person per room, excluding bathrooms and kitchens (overcrowding); and/or hous-
ingwithout acomplete kitchen or plumbing facilities.
e "Cost burden" is defined by FIUD as the portion of a household's total gross income that is spent on
housing costs.
Source: FIUD, CI-h\S, 2000.
Chapter 3 of this Techtucal <~ppendi_i, estimates a need of 154 units affordable at
the very low-iicome level; consequently, the Town's projected need for extremely
low-income households would be 77 units.
To .address the range of needs for extremely low-income households, Los Gatos
supports and makes referrals to the Housing Authority of the County of Santa
Clara, which administers Section $ ~%ouchers, `Welfare-to-`Uork V ouchers, the Fam-
ily Self-Sufficiency Program, and public housing. adore information on these pro-
grams can be fouund in Chapter 3 under Section D.2, Santa Clara County Resources.
.~dditioually, the Town has included a policy and actions to further address the
housing needs of extremely low-income households in Los Gatos. Under Policy
HOU-1.3, the Town will work with its Redevelopment ~-lgencv to develop housing
that is affordable to extremely low-income households. under Action HOU-1.5,
the Town will work with affordable housing developers on an annual basis, provide
expedited permit processing, identify funding opportunities, and provide other
incentives similar to iicentives developed under the affordable Housing Overlay
Zone (-1HOZ) under <~ction HOU-2.1. L`nder <~ction HOU-1.6, the Town will
dedicate a percentage of the Redevelopment <~gency's Housing Set-_~side Funds to
the development of housing affordable to extremely low-income households.
2-11
TOWN O F L OS G A T O S
DR A 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
.. C U S I N 3 N E E D S P. S S E S S ~! °_ ..
b. Fiorneless Poptilation
I-lomelessness is an issue of sigcuftcant concern ui Santa Clara County. Santa Clara
Courttr• conducts the Santa Clara Homeless Census and Surce~~, which is a report of
a point-in=time count, uicluding comprehensive, qualitative inten~iews of homeless
persons in the county. The Los Gatos [-Iousing L-,lement update references the
2007 Santa Clara Cotuzty Homeless Census and. Survey.t ~
In 2001, die Santa Clara Count}' 1-forceless Census and Survey's point-in-time
count estimated that x,101 homeless persons lived on the street and' 2,101 homeless
people lived in shelters and transitional. housing, for a total of 7,202 homeless
persons in the counts. Santa Clara County estimates that dtere were approximately
15,000 persons who were homeless at some point during 2006.t'-- ~~'hile the
homeless population is overwhelmingly male (approximately 70 percent), this
poptilation .is racially/ethnically diverse. Figure 2-4 provides a breakdown of the
estimated' homeless population in Santa Clara Cotuih~ b}' race/ethnicity. Compared
to the race/ethnicity of the total population of Los Gatos as estimated by the 2000
L'.S. Census and described in Section r~.2 of this chapter, the homeless population
is much. more diverse than the total population of Los Gatos. Over 80 percent of
die total population in Los Gatos is estimated to be ~l~'hite, while only 5a percent of
die homeless population in Santa Clara County, as shown in Figure 2-4, is
estmated to be \~11ite. approximately 5 percent of the total population of Los
.Gatos is estimated to be I-lispanic/Latuio, while approximately 27
ti 1'he '_009 point-in-time homeless census was conducted in January 2009. Re-
suhs are anticipated to be after publication of this report.
~' 200- Snnln C/nin Coiaih~ F(~me%r~ Cen.cas nnrl S~niey, County of Santa Clara and
:\pplied Surve} Rcsearch,'_00-, page ~4. -
2-'~2
` 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 ELEMENT
TECHNICAL A P P E N D I X
H O U S I N G NEEDS A S S E S S ME N T
Figure 2-4 Homeless Population by Race/Ethnicity in Santa Clara County, 2007
Asian/Pacific
Islander -
6
African-
American/
Black J
22%
White
35'%
Hispanic/
~`- Latino
27%
Note: "Other" includes American Indian, Alaskan Native and persons of multiple races/ethnicities.
Source: Santa Clara County I-[omeless Census and Survey, ?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, while more than 20 percent of the homeless population in
Santa Clara County is estimated to be Black.
According to the 2007 Santa Clara County Homeless Census and Survey,
approeimately 80 percent of die homeless population in Santa Claxa County is
unemployed.13 Appro:cimately one-third of the homeless in Santa Clara County
reported job loss or unemployment as the reason for their homelessness. The
second major reason cited was alcohol or drug abuse. Other reasons for
homelessness in Santa Clara County include incarceration, domestic violence,
illness or medical problems, and mental health issues.
The 2007 Santa Clara County F-iomeless Census and Survey estimated that there
were 30 homeless persons in Los Gatos, specifically, 16 of wluch were unsheltered
~} 2007 Santa Clam Caanty Harrele.rr Ce~t,rai.r acrd Setruey, County of Santa Clara and
Applied Survey Research, ?007, page 9.
2-13
Other
T O W N O E 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:
TE C H N I C A L A P P E N DI X
H O U S I N G M E E D S A S S E S S bI E P( T
individuals and 1-l of which livedui cars, recreational vehicles or vans or outdoor
encampments. The number of homeless persons ii Los Gatos represents less than
0,5 percent of the total pout-in-time count of homeless persons in Santa Clara
County.l; The Los Gatos Police Department confirms that the number of home-
less persons in Los Gatos as estimated by the 2007 County Homeless. Census and
Survey remtuns an accurate estimate for the To~vn.I'
i. Available kz,roarrce.r for the Honrele.rr
Los Gatos currently does not have any emergency or transitional shelters within
town limits. Instead, the Town contributes funds in support of shelters under the
auspices of the County's Continuum of Care strategy. The County's Continuum of
Care .approach includes prevention services, ~erminent lffordable housing and the
provision of emergency shelters. and ~tke-~pte'~isien-e€ transitional housing
. irrg. The Town of Los Gatos has contributed CDBG
funds toward constriction costs for HomeSafe and the Sobrato Living Center in
Santa Clara. Both of these facilities provide emergency, transitional and permanent
affordable housing opportunities. available to the Los Gatos community.
tldditional limited resources provided by the Town include food and' shelter
vouchers from the Salvation Army as well as food pantries at local churches,
including St. iVtary's and St. Luke's and Calvary Church.
ii. Site and Zoning Requirenrerrt~
Los Gatos has three types of residential care facilities, defined by Town Code as
establishments that provide around-die-clock nonmedical care to persons living in
these Facilities and unrelated to the licensee that can meet the housing needs of
homeless individuals. These types of residential care facilities include:.(1) a "small
family home" located in the licensee's home, w•lich provides care for up to xis
persons; (2) a "large family home" located iT the licensee's home, which provides
care for seven to ttcelve children or seven to hvelve adults; and (3) a "group
home," which is a residential care Facility that generally provides services for a
group of adults or clldren needing or wanting care or superSrision. Small fuiily
home residential care Facilities are allowed in all residential toting districts except
die Mobile I-Iome Residential zone (R,tiII I). Large family home and group home
residential care facilities require a conditional use pernit For all residential districts.
~ I " 3U0- tianta Clara Counts [ Gnnclcss Ccnsus and tiurvc:y;' Countt~ t,f tianta
Clara and .1rUlicd Surccv Rcscarch, 3DU-, pa~;c ?3.
~' C:artain Davc Crawl, l,os C;atos I'i(licc I~cpartmcnt, pcrs~mal communication
with DC~~I~, (.)ctobcr 3S, 3UO3.
2-1~1
TOWN O E LOS GAT 05
DRAFT 2 0 0 7- 2 0 1 4 HOUSING E L E M E N T
T E CH N I C A L A P P E N D I x
H O U S I N G N E E D.S A S S E S S ME P! T
Beeatise Based on California Health and Safety Code Section 1566.3, which
requires that all licensed residential care facilities for siY or less persons be allowed
by-right in all residential districts, the Housing Element includes Actions HOU-6.9
and HOU-6.10, which direct amending the Town Code definitions for "small
family home residential care facility" and "group home" to be consistent with
estate law.
$eesttse Los Gatos also proposed to d°°., __.,,'.:a.,, .,',,,,,,,.1,,,, ,,, u,,..,. }-
u~a~.T~l
~'""`'''" ~''~'"'~ '~"~ `' ~`' -'- amend its ~er~trig Town Code to allow
an emergency shelter by right in the Controlled Manufacturing (CiVl) zoning district
consistent with Senate Bill 2. This zone comprises approximately 57 acres of land
located primarily along Winchester Boulevard, Lark Avenue, and University Ave-.
nue. Of the 57 acres designated in the Civ! zone, approximately 2 acres are vacant,.
on parcels less than one acre in size.t~ Of the non-vacant sites in the CM zoning
district, the average parcel size is appro.Yimately 2.5 acres. All sites in the C1~I zone
are within approximately 0.5 miles of the future Vasona Light Rail station, goods
and services. and eke-e~istiag El Camino Hospital of Los Gatos. ~lll of these sites
are along or in proximity to VTl-1 Community Bus Route 48, which extends from
the VTA Light Rail tiY~'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 1.5 persons per room are considered severely overcrowded. In Los
Gatos, 312 households, or 2.6 percent of the total number of households, are
overcrowded.17 Approximately 40 percent of these overcrowded households are
severely overcrowded. The majority of overcrowded .and severely overcrowded
househoks in Los Gatos - 239 households -are renter-occupied.ts
The U.S. Census defines a large family household as a household with five or more
persons. Appro:dmately 6.4 percent of .Los Gatos households, ox 760 households,
axe large family households.t~ Approximately three-quarters of these large family
households, or 567 households, axe homeowners. Typically, large family renter
households are more likely to be overcrowded because of the limited availability of
t~ County of Santa Clara, Town of Los Gatos Assessor Parcel Data, 2006.
t~ U.S. Census, 2000.
is U.S. Census, 2000.
~~ CI-L\S, ?000.
2-15
T O WN O F LOS G A T g 5
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P P E N D I :S
H O .i S I :~ ~ N E E C Sr. S S E S S M E N ;'
appropriately sized rental housing. Because most of the 1'arge famil}' households in
Los Gatos are owner-occupied, overcrowding does not seem to be a significant
problem for die to~en.
d. Single-Parent 1 [ouseholds
Sutgle-parent. households are families ~~ith either a male or female head of
household and children under 18 years of age. Single-parent households are more
likely to be ~atlnerable to the housing market; t]Ieir single household income can
affect their abiGn to afford a home. Of all family households in Los Gatos that
consist of married couples, about 2 percent have incomes below the poverty level.
Of the single-parent households, 13 percent have incomes below the. poverty
level.20 The statistics have changed very little from 1990 Census data regarding
family households below the poverty level.
according to the 2000' U.S. Census, single-parent households represent G 11
households, or about 19 percent of households with. families in Los Gatos, The
majority of these single-parent households, 49=1 households,. have a female head of
household.
e. Senior Households
:1s of 2008, 5,023 persons age 6~ ox over represent the senior population. residing
in Los Gatos.21 Of all households in Los Gatos, appro:timately 24 percent, or
2,860 households, have at least one or more. seniors.22 :almost 78 percent of all
setuor households in Los Gatos are homeowners, which. is an almost 10 percent
increase from the 69 percent senior homeowner households identified in the 1990
L,S, Census.
Several developments, shown in Table 2-6, currently proo•ide housing for lo~aer-
i.ncome senior persons in Los Gatos.
f. Households with Persons ~~ith Disabilities.
tlccording to the 2000 L'.S. Census, appro~urtately 6.7 percent of the population in
Los Gatos, or 1,76 persons, have. a clisabilir<- that is eidieP mental or phcsical and
that affects then mobilit<• or self-care. .~pprosimatelc G' percent of these persons
have a disability that affects their ability to work.
~" L'.S. Census, ?000.
=~ ~edsen Clarita, °_008.
~= Cl-L\~ data, '_000.
2-~6
TOWN O F L O S G A T O S
D R A F T 2 0 0 7- 2 0 1 4 H O V S S 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
H O U S I N G NEEDS A S S E S S M E N T
General support services for the disabled are avaIlable through the San ?xndreas
Regional Center, a commurlit~~-based, nonprofit organization for Santa Clara
County that is located north of Los Gatos in the City of Campbell. However, this
Center does not provide housing cost support The cost of housing is pcollibitively
expensive .for those on Supplemental Secui7ty Income (SSI), which provided an
.average of X800 to X900 per month for individuals with disabilities in 2007 to 2008.
2-17
T O WN O F L OS 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
'r. C J S N ~ ~\ C L/ S F. S S E C ~ M g N
'; A3~r. 2 - 6 AF FORDAi3LE SENIOR HOUSING ~ JUNE 2 OO 8
Number
Name Address of Units Eligibility
I iL'U becuon 8,
~"iLla F'asona G2G 1`G'. Pan :\vemie l0? S3?,150 income
per person
Low- and
Los Gatos Pourple~ 231-33. ~;icolson Avenue 4 moderate-income
seniors
'Che Teuaces of g00 Blossom L-fill Road 29 g0°io of :1,~ff
Los Gato
Blessom .I-Till 11390 F3lossom I-Cill Road 5 33% of r\I~II
t\nne 1~~av 1 g3 :1nne 11'ay 3 33% o f rl~'~II
The following list presents mailable resources for persons with disabilities in Lqs
Gatos,
• Silicon Valley Independent Living Center:: Maui Office, 2306 Zanker
Road, San. Jose, C:1 9131. The Silicon Valley Independent Living Center is a
non-profit corporation that provides comprehensive services for persons «ith
a varieta- of clisabilities. Their services include counseling, housing referral and
placement,. independent living skills training and other services.
Mental. Health Advocacy Project;: Law Foundation of Silicon Palley. 11'1.
ti~•. Saint Jolut Street, Suite 313, San Jose., C:~ 95l l3. Started in 19%$ by the
Law foundation of Silicon 1'allel-, the 1lental 1-[ealth ldvocac}- Project is die
only legal assistance orgaiuzation in Santa Clara Cormty providing legal
sen-ices specifically for persons with disabilities. Their sere-ices include
pro~rid'ung assistance ~~ith public benefits such as SST; addressing. housing
issues such as evictions; cliscrirninariorn and complaints associated with housing
abuse and neglect; landlorditenant conflicts and habitabilitt; and providing
general technical' assistance to housing and serti•ice providers for persons with
clisabilities.
• Shelter Plus Care Program,. I-{ousing :\uthorit~• of the Cocuin- of Santa
Clara, SOS 1Y- est ~ ulian Street, San f ose, C_\ 9~ l 10. T11e Shelter Pkus Care Pro-
gram, a HLD program administered by the I[ousizg .luthoritti of tine County-
2-'8
TOWN O F LOS G Fti T O S
DR A F T 2 0 0 7- 2 0 1 4 H O V S I N G ELEMENT
TECHNICAL A P P E N DI X
K O U S i Ti G NEEDS A S S E S S ME N T
of Santa Clara (H~-CSC), provides rental assistance in conjunction with -sup-
portive services for homeless persons with disabilities.
C. Housing Stock
Tlus section describes housing conditions in Los Gatos and includes a discussion .
of housing types, vacancy rates, and homeownership and rental costs. Because data.
are obtained from several sources, including the U.S: Census and the State of
California. Department of Finance, data referenced in this chapter will daffy slightly.
1. Housing Units. by Type
According to the California Department of Finance, there axe 12,92 total housing
touts in Los Gatos in 2008.''-3 Approximately 70 percent, or 9,013 units, are single-
family units. ~-lpproXUnately one-Fifth of these units are single-family attached
units, which includes condominiums and townhouses. Approximately 22 percent,
or 2,880 units, of all housing units in .Los Gatos are multi-family, which includes
stntctures with five or more units. The remaining 8 percent, or 1,059 units, include
multi-family housing structures that have rico to four units and a small number of
mobile homes. Figure 2-5 shows the Housing stock by type.
2. Vacancy Rates
The vacancy rate is defused by the percentage of units that are vacant and/or for
sale or for rent at a gisen tune, A vacancy rate of 3 percent or less 'for for-sale units
and a vacancy rate of 5 percent or less for rental units axe considered
'-~ State of CaliEonua, Department of [~inance Population and housing Lstunates,
1?-~, Januar-~~ 1, ?003.
2-19
T O W N OF LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
T E C N N T C A L A P PE N•D I X
H O U S I NG CI E E D S A SSESS .1 E ~1 '!'
100°0
U
J
O
N
CA 80°~0
G
.N
O
H 60%
r
0
,~„ 40%
0
v
CA
c3
q 20%
v
U
v
~ ~%
f1GURE2-5 HOUSING 570CKBY fYPE,.k1NUARY2008
Single-Family ltilulti-Family iv[ulti-Family Mobile homes
(5 or more units) (2 to 4 units)
Housing Type
Source: State of CaGfomia, Department of Finance Population and F[ousing Estimates, G-~, f anuarp 1,
2008.
low vacancy rates. Low vacancy rates typically indicate strong demand for housing
in a community.
according to the 2000 U.S. Census, Los Gatos has an overall 3.1 percent vacancy
rate. <1 majority of these vacant units (7~ percent) are rental units.
3. Age of Housing Stoclc
.lccording to'die 2000' U.S. Census, almost one-Hurd of the housing units ui Los
Gatos were bttilt in the• 1960s. ~',nother one-Hurd oE~ the housing was built before
1960. Table 2-7 provides the fitll age distribution of the housing stock ui Los
Gatos.
4. Housing Conditions
Overall, the housing stock oE.Los Gatos is in good condition, and few areas regture
reconstruction or rehabilitation. 1 he last comptehcnsive housing
2 20
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 ELEMENT
TECHNICAL APPEND I X
H O U S IN G NEEDS A S S E.S S M E N T
TABLE Z-~ AGE OF HOUSING STOCK, AS OE' MARCH 2000
Year Built Number of Units Percent of Total
1949 or earlier 2,129 17%
1950 to 1959 1,761 14%
1960 to 1969 3599 29%
1970 to 1979 3,018 24%
1980 to 1989 1,089 9%
1990 to 2000 808 7%
Total 12,404
Source: U.S. Census, 2000
conditions survey for the Town was conducted in 1983-8=1 and estimated that ap-
pro:cimately 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.z+ rlecording to the Town's Building Departrrient, most aging .housing stock
was rebuilt after the 1989 Loma Prieto Earthquake?s i\-fuch of the older housing
stock is also located near the downtown area and is-mostly enEer3~ with-
in the redevelopment project area, wlich has invested funds in rehabilitating and
btilding 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 significantly in Los Gatos in recent
years. Homeownership and rental costs in Los Gatos continue to be some of the
highest in Santa Clara County.
z+ t\nthony Ghiossi, Building Official, Town of Los Gatos, personal conununica-
tion with ~'G'endie lZooney, Community Devek>pment Director, Town of Los Gatos, March
23, 2010.
25 ,lnthony Ghiossi, Building Official, Town of Los Gatos, personal communica-
tion with DC&E, November 3, 2008.
'~' Anthony Ghiossi, Building Official, Totvn of Los Gatos, personcil communica-
tion with DCc~I, November 3, 2003.
2-21
TOWN OF L OS GAT 0 S
D R A Y T 2 0 0 7- 20 1 4 H O U S I N G ELEMENT
TECHNICAL APPEND I X
H C ~ 5 ?f ~ N E _ D S P. S S E S S .'". E ~ ;'
a. I-lomeownerslip Costs
E-lousing prices are high in Los Gatos. Over half of alt o«-ner-occupied homes in
Los Gatos are valued at one million dollars or more.2' Despite the recent
economic downturn, Los Gatos continues to have some of the highest home prices
ul Santa. Clara Count<~.
The current median price for a home in Los Gatos is ~1 million, placing Los Gatos
ui second place (with Cupertino) for the highest median home sales price in Santa
Clara Countti•, behind Los Altos.zs r~s of December 200S, DataQtuck repots that
the median price of Los Gatos has dropped by almost 30 percent since December
2007, when it was $1.4 million and the turd lighest price u1 tlae county. Table 2-8
provides a summan- of median home sales paces in Santa Clara Count<~.
b, hental Costs
In general, rental costs in Los Gatos hate gone down since 200"l. T'he previous
housing element Foe Los Gatos indicated that the average rent per month in Los
Gatos in 2001 was X1,883, a 27 percent increase from that of 1999. According to a
recent survey of online rental listings in Los Gatos, the average rent per month in
Los Gatos in 2008 is X1,690. The previously high average rent in 2001 coincides
with the height of the "dot-com" boom, which greatly affected the Silicon Valley
housing market. Table 2-9 provides current average rents ui Los Gatos. Current
rents for none-bedroom. and two-bedroom/one bath tuft are comparable to the
rents provided in the previous
-' Neilsen Cluitas. ?008.
=s Dn[cr_Orrick. Rea/Lttote \tervr. Cal.ifrnnia [Iome Sole Price ~Icclians by Counn anJ
Cin, December "_'008, D(~~ewccom
2-22
TOWN O F LOS 'G A T O S
DRAFT 2-0 0 7- 2 0 14 H OU S I N G ELEMENT
T E C H N I C AL A P P E N.D I X
HO U S I N G NEED 5 A S S E S S M E N T
TABLE 2-S MEDIAN HOME SALES PRICES,
DECEMBER ZOO S SANTA CLARA COUNTY
_ County/City
# Sold in
Dec. 2008
December
2008
December
2007 Change in
Price,
2007 to 2008
Los tlltos 11 $1,743,000 51,617,000 7.8
Los~Gatos ~~ :`23 "~~ ~ $1,0OO,000 ~ $1,460,000 ~ (28;Fi)~` '~
Cupertino 15 51,OOQ000 $1,100,000 (9.1)
San iVfartin 5 57$6,000 5892,500 (11.9)
Saratoga 12 5750,000 51,562,500 (52.0)
IVlountain View 29 5700,000 5730,000 (4.1)
Campbell 25 5630,000 5715,000 (11.9)
Sunnyvale 37 5599,000 $706,000 (15.2)
Santa Clara 53 $470,500 $623,750 (34.6)
Morgan I-Till 47 $460,000 5643,500 (28.4)
Iviilpitas 39 5435,000 $563,500 (22.8)
San Jose 764 5390,000 5625,000 (37.6)
Palo t11to 9 5385,000 51,179,000. (67.4)
Gilroy 55 $375,000 5605,750 (38.1)
Santa Clara County 1,134 5430,000 5664,000 (35.3)
Note: Data for the City of btonte $ereno is not available from this source.
Source: Du[n~rtick R~alEatufe Newr, http://w~wv:DQNeavs.com, accessed February 5, 209
Housing Element update. It is likely that the proportion of newer, one bedroom
units is higher than that of older hvo-bedroom units on the market, which could
1 dn~~e uP die cost ofone-bedroom units in Los Gatos msg.
2-23
TOWN OF LOS G AT O S
DRAFT 2 00 7- 2 0 1 4 H O U S I N G ELEMENT
T E C H N I CAL A P P E ND I X
k J S I N o ., _ _. ~ S A S S E S S M E N T.
`?'r:B~E 2-5 AVERAGE MULTIFAMILY RENTAL COSTS, 2008
Bedroom Size Average hfonthh Rent
One Bedroom $ l =I~4~,.
T•wo i3edroom/One Bath $ [>`l'-3
"fwo Bedroom/Two Bath 52,200
Overall :\verage \-[onthly Rent S1,G90
'fhe average monthly rent for one-bedroom units is esrmated based on a weighted average of new or
newly remodeled one-bedrooms and older one-bedrooms on the market in f_os Gatos. It is estimated
that 40 percent of one-bedrooms currently on the market in Los Gatos are new or newlc remodeled
UILCS.
Source: CraigsGst.org, Apartments.corn
c. Overall Housing tlffordability
Table 2-10 anal}~zes the affordability of housing in Los Gatos based on 2008 I-IC;D
Income Limits.
TA3i,E 2-LO HOUSEHOLD INCOMES AND AFFORDABILITY `2008
Affordable
Housing Average Affordable
Income Payment Monthly Single-
Level for (30% of Rent Family
4-Person Monthly Monthly ($1,690) Home Sales
Household Income° Income) Affordable? Price
Estreme[y Low $2,G~4 S33~ do S 130,000
[ncome
"eryLow S-[,x[21 51,44 \o S300,000
Income
Low Lncome S',0%~ 5',343 Yes 53'_G,000
ZU03 !-iUD Income Limits for -1-person household cGvided by b3 ro determine monthly income
~.aveeage monthly. rent is calculated based on a surrey of rental 6sting~s as shown in Table ?-8.
C Estimate rounded and based on monthly income with IU percent down payment and 3U-)'ear
amortized Ioan, with an allowance for tapes and insurance.
2-24
3 PROJECTED I3ovszrr~ 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. Regional Housing Needs Allocation
State la~v requires 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
Allocation (RII~i 1r1) and is bre'--~r,~~ 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 Area counties that is
represented by the associaion of Bay Area Governments (aBaG). aBAG
estimates the total RHNA 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
RHNA by income level for Los Gatos.
B. RHNA Adjusted Nexv G'onstruction 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 January 1, 2007 and before submission of the cur-
rent Housing Element by June 30, 2009 can be counted toward an adjusted RHNA
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 between 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 die previous Housing Element planning period and the
3-1
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 A P PE N D I X
P R O ~ E C '. E C H G U S I N G N E .. D S
1A3:,E 3-1 RHNA BY INCOME LEVEL,. 2007-2014
" Housing Need Percent of
(Number of Total I-Iousing
Income Catetiorv Housing Units) Need
Lxtremcly Low Income 77 13.7%
(Less than 30% rL~[i")
Very• Low Income 77 13 7%
Low [ncome 100 [ ; s%
(51 % to 80% t11bII)
~'~[oderate Income I~~ 21,7%
(81% to l?0% AVM)
Above Moderate Income 1$6 33.1%
(il6ove l20% t1:~L~
Total 5G2 100.0%
* r1Jt1', or area Median Income, is based on State of California definitions
current planning period starting July 1, 2009. Table 3-3 adjusts die RH~_-1 to ac-
count for the units listed in Table 3-2.
C. Conservation of'At-,Risk Housing Units
As redtured by State law, I-Iousing Elements must address the issue of existing
affordable and other subsidized housing developments that are at risk of
conversion to market-rate housuig «idun dze next '10 years. f Lousing units that are
subject to die termination of a government subsidy program or the termination of
rental restrictions are considered at-risk units. Table 3-~F lists all subsidized units in
Los Gatos fiom 2007 to 2017. Tlus inventors- indicates the tt~pe of governmental
assistance received, dte potential date of conversion to market-rate and the total
number of senior housing ututs that could potentially be lost, if any, fiom each
development. For each development, Table 3-4 indicates whed~er each housing
unit is at risk of conversion over the neXt ten years, w•luch includes the current and
subsequent face-year Housuig Element planning periods.
3- 2
TOWN O F LO S G A T O S
D R A F.T 2 0 0 7- 2 0 1 4 H O U S I NG ELEMENT
TECHNICAL A P P E N D I X
P R O J E C T E D H O U S I N G NEED S
TABLE 3-2 HOUSING UNITS BUILT, UNDER CONSTRUCTION, AND~OR APPROVED, JANiJARY 1., 2007 -
JUNE 3 0 , 2 0 09
Number of Units by Income Level
Total Very Above
Project Name Status Units Low Lo~v 11~foderate Moderate Affordability
237 tWnendra r\ve. Approved 1 0 0 0 1 iviarket rate
245 Almendra Ave. Approved 1 0 0 0 1 ~[arket rate
$0 Reservoir Rd. Under
Construction 1
' 0 0 0 1 Market rate
90 Reservoir Rd. Under
Construction 1 0 0 0 1 iVlarket rate
100 Reservoir Rd. Under
Construction 1 0 0 0 1 i4tarl:et rate
110 Reservoir Rd. ,Under
Co
i 1 0 0 0 1 Market rate
nstruct
on
14830 Blossom E-lill r\pproved 1 0 0 0 1 iViarket rate
Rd.
20103 Foster Rd. Approved 1 0 0 0 1 Market rate
16461 5. Kennedy 1\pproved 1 0 0 0 1 ivlarket rate
Rd.
52 Oalc I-Gll W'ay r\pproved t 0 0 0 1 i\~tarket rate
117 Isabella Cr. t\pproved 1 0 0 0 1 Market rate
t 18 Dover St. Approved 1 0 0 0 t Market rate
2:15 $ean :\ve. t\pproved 1 -0 0 -0 1' Market rate
1~27~ Suview Rd. reproved 1 0 0 0 1 ~•farlcet rate
1700 Shady I_n. Approved 1 0 0 0 1 Market rate
161 t 1 Kennedy Rd. [,nd`r
Construction 1 0 0 0 1 Market rate
16~7~ Kennedy Rd. :\pproved 1 0 0 0 1 \-farket rate
16330 Englewood
Built
1
0
0
0
t
V(arl{et rate
\ve.
l40 Cleland r\ve. ~\pproved l 0 0 0 l ~-larl:et rate
3-3
TO W N O E LOS G A T O S
DRAFT 2 0 0 7- 20 1 4 H O U S I N G ELEMENT
TE C H N I CAL APPEND I X
F n O J E ~ ': E D H O U S L N ~ N E E C S
`:AB:,E 3-Z HOUSING UNITS BUILT, UNDER CONSTRUCTION, AND~OR APPROVED,. JANUARY Z, 2007
- J[rNE 30, 2009 (con•rzno~D)
Number of Units by Income Level
Total Very• Above
Project N1me Status Units Low Low Moderate iVloderate_ Affordability
14329 ~[ulberry Dr. tlpproved l 0 0 0 1 \darl;et rate
1 »83 Corinne Dr. Constructed 1 0 0 0 1 i\[arl.et rate
16331 Cluquita Ave. lindcr
l
0
0
0
1
Market rate
Construction
1G0"l0 Stephenic Rd. Lnd`r 1 0 0 0 I Market rate
Constntction
590 \-[onterey tlve' Under
1
0
0
0
1
i\~Iarket rate
Construction
149 Cardinal Ln. Built 1 0 0 0 1 ~tiiarl;et rate
330 Pinehurt Ave. 13uilt 1 0 0 0 1 \-[arket rate
1G~33 "topping W'y Vnder 1 0 0 0 1 iV[arket rate
Construction
460 Afontere lye.
Y ` Under 1 0 0 0 1 \larkct rate
Construction
5l4 San Benito ~lve. tlpproved 1 0 0 0 1 ~\4arket ratc
163G3 Leroy tlve. Under
1
0
0
0
1
\Iarl:et rate
Construction
230 \~'oodcd View Under 1 0 0 0 1 i\darket rate
Dr. Constn~ction
17140 (ill Rise \\'y tlpproved 1 0 0 0 1 ;V[arket rate
Total 32 0 0 0 32
3-4
TOWN O F LOS GAT -0 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 X
P R O J E C T E D H O U.S IN G N,EE D S
TABLE 3-3 ADJUSTED RHNA FOR 2OO7-ZO14 PLANNING PERIOD
A B (A minus B)
Units Built,
Under
New Construction
Construction and/or
Income Need Approved since
Category (RHNA) Jan. 1, 2007 Adjusted RHNA
Extremely Low 77 0 77
Very Low 77 0 77.
Low 100 0 100.
Moderate 122 2 120
iYbove iVloderate 186 39 147
Total Units 562 41 521
Currently, Villa Vasona is the only property at risk of conversion to market rate
within the 2007-2017 planning period. Villa Vasona contains 107 senior units,
which are subsidized by a HUD Section 8 contract and are therefore subject to a
restriction expiration; the Section 8 contract is due to expire on vlay 31, 2010. The
manager of the Villa Vasona property has indicated an intention to renew the
Section $ contract for an additional five years prior to the contract's expiration
date. ~
Under estate law, the Housing Element must provide a cost analysis of preserving
at-risk units by replacing. the units or preserving die units through rehabilitation
and/or rental subsidy programs. Within die Housing
~ Bobbi Rosenyuist, The ~4cEerrin Group, personal commutucation with Curtis
Banks, Project Manager, Town of Los Gatos, December 12, 2008.
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- 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 ME N T
TECHNICAL A P P E N D I X
P R O J E C TE D H O U S I N G NEED S
Element's five-year planning period, the Villa Vasona property's 107 senior touts
axe considered to beat risk of termination of their Section 8 contract, even though
the cttrxent management entity has stated that they will renew their Section 8
contract before it expires in 2010. Thus, this background report must estimate and
compare costs are for preserving units through new construction and for
preserving units through tenant-based rental assistance.
• New Construction/Replacement. One strategy for preserving at-risk units
is to construct a similar number of units in a development with similar ameni-
ties as the at-risk property. The cost of constructing these new units is esti-
mated based on information from local developers and the Town Building
Department and summarized in Table 3-5. Based on the asstunptions and es-
timates in Table 3-5, the new construction costs of a 107-unit project of simi-
lar size and type would be approximately ~1=F,646,000.
• Tenant-Based Rental Assistance. Tenant-based rental subsidies are similar
to Section 8 vouchers and are a vehicle to preserve affordable housing for very
low-income households. The rental subsidy would be equivalent to the differ-
ence between the Fair Market Rent (F~-1R) and the cost of housing For a very
low-income .household. Table 3-6 provides an .estimate of the rental subsidies
required to preserve the Villa Vasona units. The estimates are calculated based
on 81 studio units and 26 1-bedroom units, the total number of currently sub-
sidized units in the Villa Vasona property. Based on the assumptions .and es-
timates provided in Table 3-6, the total cost of providing atenant-based rental
subsidy, assuming a typical 20-year affordability, would be X2,288,900.
Based on the estimates in Tables 3-~ and 3-6, die cost of replacing Villa Vasona
through new construction, at ~1~.6 million, would be higher than the cost of
continuing to provide direct rental subsidies (approximately X2.3 million).
3-9
TOWN O F LOS GA T O S
DRAFT 20 0 7- 2 0 1 4 H O V S I N G ELEMENT
T E C H N I CAL APPEND I X
P R O J E C? E C H O V S N ~. N.E E C S
Tt1Bi:E 3-5 NEW CONSTRUCTION/REPLACEMENT COSTS, DECEMBER 2OOH
Cost/Fee Tvpe Cost per Unit
Land r\cquisition~ $~G~779
Constnrctionh SG0,7~0
C^inancing/Other` 529,400
Total. Cost per Unit $t3G,3'9
Total Cost for 107 Unitsa X14,646,053
Estimated based on 5100 per square foot land costs for 50,000 square-foot housing development.
~ Estimated based on 50;000 square-foot assisted senior living.development.
r Estimated based on Town of Los Gatos Residential planning and Development Fees for mulu-family
project as part of Planned Development:
a 3ased on 31 studio units and 2G 1-bedroom units affordable to very low-income households.
Source: Local develi>pers, http://www.rsmeans.com/calctdator/index.asp%specialliser=FSOtiL.
TP.BLE 3-6 TENANT-BASED RENTAL SUBSIDY FOR VILLA VASONA
APARTMENTS , ZOO B
Studio 1-Bedroom Total
(Cost per Unit) (Cost per Unit) Costae
tlffordable ~donthly Rent
Income for Very Low-Income $ I,0%G 51,179 $114,246
F[ouseholds~
itilontlily Rent Allowed b~- 598 51,113 $106,779
C~IdR`
l4onthl~~ Subsidies $7,467
;lnnual Subsidies $89,604
20-Fear Subsidiesr $2,288,904
•~ Based on 31 studio units and 26 I-bedroom units affordable to very low-income households.
b Based on 2003 1-IL'D income limits for very low-income households and estimated under California
health and Safea~ Code defuutions of affordable housing, which establishes drat an affordable rent is
between 30 and 35 percent of household income.
F~[R for \ illy ~'asona :\partments, 1-1L'D \•fultifamily Assistance and Section 3 Contracts Database, as
of December ~, ?003.
d. Difference between affordable monthly- rent income For vcn~ low-income households and monrlily~
rent allowed by F1~QZ.
= Future value calculation using a ''S" o inflation rate over 20 years.
3-i0
T O W N O E LOS G A T O S
D R A E T 2 0 07 - 2 0 1 4 HOUSING .ELEMENT
TECHNICAL A P P E N D I X
PROJECTED HOUSING NEED S
.17. Housing Resources
The Town of Los Gatos has identified several sources of funding far .potential
development and preservation resources for affordable housing units in the
community T~s~tv;, These sources include local, county, estate and federal
funds and programs.
1. Towtl 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 estate 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-aside Funds, the Redevelopment agency develops housing
projects, monitors new and substantially rehabilitated units for inclusionary
requirements, and regulates and enforces affordability covenants on applicable
rental units in :the Project area.
The Redevelopment Agency's FY 2009/2010 , to FY 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-
Aside Fund within aten-year period ending FY 2013/2014 •° ~ -~_ rr c
~b b
_` ~-~•-~--'. .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
Agency projects that 37 affordable wets will be produced by FY 2013/2014.
As of FY 2008/2009, the Housing Set-aside Fund had a balance of approXimately
$8.4 fnillion. it is .projected that the Fund will .accumulate an additional $9.2 million
by FY 2013/2011,2 Table 3-7 provides the projected Set--,-side Fund estimates for
the current Five-Year Plan.
'- Five-Year Implementation Plan: FY 2009/10 - F'Y 2013/1~F, November 2009,
Prepared for the Los Gatos Redevelopment Agency, Scifel Consulting, Inc., p. III-9.
3-11
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 O'1 4 H OU S I N G E L E M E N T
T E C H N I CAL APPEND I X
P R~ J E ~ T E C H O D S Pi ~ :7 E E C S
In ~ocember 1991, the Redevelopment ~\gencv established a 4-1"1-acre L.os Gatos
Redevelopment Project Area (Project area), through which the agency can
adnvruster its 1-lousing Set .lside Funds. T'he Project r\rea includes t<vo potential
multi-family housing sites identified by the Town. -the Los Gatos Lodge and
Dittos Lane. The. agency's Implementation Plan,. which expires FI' 2008/09,
includes a provision for affordable housing is its Five-Fear Goals and Objectives
that calls for "the expansion and improvement of [he community's supply of low
and moderate uicome housing" in order to meet its affordable housing obligation
(California Government Code Section 3.i=113). r1s of June 30, 2009, the
Redevelopment agency has used 51.2 million of its Housing Set-aside Funds to
provide grants to the Housing Tntst of Santa Clara County (HTSCC) to develop
very- lotiv-, low-, and moderate-income housing in Los Gatos and to provide Funds
to Habitat fox I-Iumanity and Senior Housing Solutions' Blossom Hill and 1-~nne
~~'ay development pi:ojects.3
as of June 30, 2008, the 1-Lousing Set-.-lside Fund had a balance of approximately
~7,198,a00,
b. Density- Bonus Program
The Density Bonus Program, described- in detail in Chapter 4, allows qualified
projects to add up to 100 percent of the units provided by the General Plan land
use designation as long as these additional units are
3 Pive-year Implementation Plan: Pl" X009! 10 - PY ?013! 1-1, November 009,
Prepared [or the Los Gatos Redevelopment Agency, Seifel Consulting, Inc., r\ppendi~c Table
:\.
3-.2
T O S~ N O F LOS G.A T OS
D R A F T 2 O D 7- 2 0 1 4 H OU S I N G E L E M E N T
TECHNICAL A P P E N D I X
PROJECTED HOUSING NEED S
TABLE 3-7 HOUSING SET-ASIDE F'UNDS~ PrOS GALOS REDEVELOPMENT
AGENCY FY 2009/2010 To 2013/2014
Fiscal Year ~ Housiny Set-Aside Funds
Fund balance through FY 2008/2009 $8448,000
FY 2009/2010 only X1,771 000
FY 2010/2011 only X1,808,000
FY 20I1/2012 only X1,845,000
FY 2012/2013 only X1,883,000
FY 2013/2014 only X1,922,000
Total (FY 2009/2010 to .2013/2014) $9,229,000
restricted to seniors, disabled persons, very low and/ox lo~v-income households.
To date, 218 units have been provided through this program. -The most recent
developments receiving approval through the Density Bonus Pxogxam axe the Los
Gatos Creek Village Apartments and the Open Doors development.
c. Below Ivlaxket Price (B;VIP) Program
As described in more detail in .Chapter 4 of this document, the Town's BLIP
Program, which is administered by the Housing Authority of the
County of Santa Clara (FL~CSC) and the Los Gatos Commtuuty 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 BLIP 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 depository for in-lieu fees
paid under the BLIP Program and as part of the approval process for ~e
Planned Developments with five to nine effete residential building sites, is a
3-13
TOWN O F LOS G A TO S
DR A F T 2 00 7- 2 0 1 4 H O U S I N~G E L E M E N T :.
T E C HN I CAL A PP E N D I X
P R O J E C T E C H C L' ~? N G N c- ., ..
financial resource for both preserving and developing affordable housing in Los
Gatos. This in-lieu fee fund can support projects including, but not limited to:
• SubsicGzing the cost of converting owner-occupied cutits into affordable units.
• Purchasing market-rate rental ututs for conversion to affordable units.
• Purchasing land for future development of affordable units.
• Providing funds to develop affordable housing.
• Providing funds to supplement affordable housing developed through the Los
Gatos Redevelopment Agency.
As of Jtme 30, 2008, there is approximately X1,380,800 in the fund.
e. Housing Conservation Program
The Town adopted the Housing Conservation Program in 1976 to provide
assistance in rehabilitatuig lower-income housing unts. Through this program, the
Town currently provides technical and financial assistance to owners of affordable
housing. Town loans and grants are available for repairs correcting rude violations,
accessibility modifications, seismic retrofit and the addition of bedrooms to
alleviate overcrowded. households. Currently, approximately ~~00,000 is available
through the Housing Conservation Program for loans and grants.
2, Santa Clara County Resources
Santa. Clara County provides a variety ofhousing-related financial support services.
a. Santa Clara County Office of tlffordable I-lousing
The Office of Affordable I-Iousing adrni.rListers Commtuut<~ Development Bloch
Grants (CDBG) and Department of hLousing and Community Development
(HCD) loans and grants. Some of tllese affordable housing programs are described
below,
• Community Developlnent Block Grants. 1-IL'D provides CDBG Eunds on
an annual basis that assist urban. communities in providing facilities and
services. Los Gatos is located in the San Jose-Sunnyvale-Santa Clara
metropolitan statistical area (~IS.1), which makes Los Gatos eligible for
CDBG grants." :-lccording to the Counr- Office of Affordable housing, the
~ O..\[13 Bulletin \o. 08-0I, ~ocembcr .30, ^_00, http:i /www.whitehouse.
gory omblbuLletin~!fl^008%b08-Ol.pdf.
3-'4
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0. 1 4 HOUSING ELEMENT
T E CH N I C A L A P P E N D I R
PROJECTED HOUSING NEED S
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 $133,214 (including $15,000 for administration). ~lmiual grant
amounts have steadily decreased over recent years.'
® CalHome Program, HCD's CalHome Program provides fiinding to
nonprofit corporations and localities to assist first-time homebuyers through
its Building Equity and Growth in .Neighborhoods (BEGIN) program. This
program is funded by Proposition 1c and Proposition 46. Although the Town
of Los Gatos did not submit an application Eor grants in FY 2008/09, the
Town is eligible to receive funding through this program.
® Ti~Iortgage Credit Certificates (]'vICC) Program. The iviCC program
provides assistance to first-time homebuyers by reducing .the amount of
federal taees owed on a mortgage by as much as 15 percent. Under the
program, the purchase price fox $ie resale of an existing residence is $570,000;
the purchase price for a new home is $630,000. The income eligibility limits
start at $94,500 .for a moderate income one- or two-person household and
$63,000 for aloes-income one- or two-person household. As of 2008, iviCC
funds are currently available for eligible homebuyers in Los Gatos.
b. Housing Authority of the County of Santa Clara
The FL-1CSC administers several Federal programs and a waiting list for low-income
applicanes to be placed into affordable units as they become available. In Los
Gatos, the H.-1CSC assists in the placement of residents into available B1,II' units.
The hL~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-
~Vork Voucher Program, described below. The hL-CSC also administers two
federal programs -the Section 8 Voucher program and the Low-Income Housing
Tas Credit Properties program.
0 Family Self-Sufficiency Program (FSS). .l~-L~CSC administers the FSS
Proa-ram which ~l~e-€~S ~=~~~stQeed b~:-~kxP ~}~C-~~1 provides rental
assistance fox low-income families. FSS provides assistance for job training,
Judy Borah, blanagemcnt Analyst, County of Santa Clara, personal communica-
tion with DCBcE, August 5, 2008.
~ Gwen Espinoza, BEGIN Program Representative, Department of EIousing and
Community Development, personal communication with DC&E, August 5, ?008.
3-15
TOWN OF L.O S G A.T O S
DRAFT 2 0 0 7- 2 0 1 4 H OU S I N G ELEMENT
T E C H N I C A h A P P E N D I R
PP.OJECTE D HOUS I CIG 4IEE DS
Clnld Ck1rC and trfinSpOrtatl0ri W1t11 the reClulrements that participants msuntaul
employment or are enrolled in school or job training. HUD matches program
participants' earned income that is paid to rent. and deposits their i~:ttc-lr
contribution into an escrow account tvluch is later awarded to the participant
upon completion of t]Ie program.
~ ~~/elfare-to-Work Voucher Program. Fi.~CSC also administers tThe
~ ,.~,.
Welfare-to-Work Program, which is similar to .' . '""•'°'`~:"`'- ~"~'°
~T-L1-Ec'' ..' ' -~••~'• '~'- -.the FSS program described above, but participants
are families drawn from the Ca1WORKs program.
a Federal Low Income Housing Tax Credits (LIHTCs). LIFITC programs
provide federal tax breaks that are admiustexed by the estate fox projects that
are entirely or partially restricted to low-income tenants. The tax credits
encourage developers and their investors to take a federal tax credit equal to a
large percentage of building acquisition, development or rehabilitation costs in
exchange for maintaining. low-income units in multi-family rental projects.
The project owner must enter into a Land Use Restriction Agreement to
maintain the low-income. units For at least 30 years.
~ Section 8 Voucher Program. The Section 8 Rental Vouchers and
Certificates Program provides rental assistance through the F>1~CSC, under
contract to HVD. The program permits very-low 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 axe setuors, disabled or who are enrolled in or
graduated from die Family Self-Sufficiency Program may use dleir voucher
payments on a home mortgage rather than rent. According to II:ICSC, Los
Gatos cuxreutly leases 67 vouchers. H~,CSC has lobbied HUD to increase the
m:i~rimum rent amounts permitted for vouchers iI Santa Clara Co~uity to
provide more incentive to property owners to participate in the program.
3. federal Resources
~-~long with the federal programs admiustered by Santa Clara County and I-L~CSC,
the Federal Home Loan (FI IL) Bank system. also manages some grant programs For
affordable housing development. The regional. district bank supporting projects ui
California, ~ievada and <-lrizona is the Federal E-lome Loan Bank of San Francisco,
which is one of 12 regional district banla established by Congress to support
residential mortgage lending. The Eollo~~•ing grant programs are admitustereci by
the FHL Bank system.
3-1h
TOWN O F LOS GAT 0 S
DRAFT 2-0 0 7- 2 0 1 4 H O~U S I N G E L EM E N T
TECHNICAL A P P E N DI X
PROJECTED H O U S I N G NEED S
• Affordable Housing Program (AHP). The AHP is a competitive program
that provides grants through member banks to developers and community
organizations for construction, rehabilitation, and' financing of affordable
housing. The AHP grants can be used wtith other programs to increase project
feasibility.
• Homeownership Preservation Subsidy (HPS) Program. The HPS
program provides grants to member banks to restructure or refinance
mortgage loans for eligible low- and modem"te-income homeowners at risk of
foreclosure.
4. Non-Profit Agencies
There are several non-profit agencies that have assisted in providing and
conserving affordable housing in Los Gatos. These agencies are the Housing Tnist
of Santa Clara- County, ~Iid-Penins~ila Housing Coalition, Community Housing
Developers, Inc., Silicon Valley Habitat for Humanity, Senior Housing Solutions,
Catholic Charities of Santa Clara County .and ?.merican Baptist Homes of the `Test.
a. Housing Trust of Santa Clara County
The Housing Tnist of Santa Clara County admuusters several programs, which
pLOVide financial assistance for affordable 'housing. The Affordable iVfulti-Family
Rental Program, described under Section D.2 above, provides loans for. developers
of affordable multi-family projects. The First-Tune Homebuyer Program provides
below-market secondary financing loans fox homebuyers who have not owned a
home in Santa Clara County for at least three years. The program also provides
below-market secondary financing loans to reduce monthly mortgage payments by
reducing the first loan's interest rate and by paying off private mortgage insurance.
The Affordable ;Multi-.Family Rental Program is administered by the Housing Trust
of Santa Clara County, anon-profit community-based organization located in the
City of San Jose. The Rental Program .provides loans and grants for the
acgiusition, preservation, new construction or rehabilitation of affordable housing
throughout Santa Clara County, including within the Town 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. According to
the regulations of this program, 30 percent of ~uuts must be affordable to
household incomes of 30 percent of A1•fI and the remaining units must be
affordable to household incomes of80 percent of _~\fI or below,
This program also ,provides
3-17
T. O W N OF 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
P R C J E C E t: P. 0 :i 5 N ~ *~ °_ ~ ~ 5
• Long-term loans of up to 500,000 with a 5~-sear term;
• Construction gap loans of up ro 51,000 per affordable unit, up to a maximum
of 500,000 total for a project; and
• Predevelopment loans of up to 52,00 per affordable utut, up to a maximum
of 510,000 total for a project.
applications. for this program must be submitted by a ~01(c)3 organization or pub-
lic agency that is sponsoring the project.
b. slid-Peninsula I-lousing Coalition
The \Iid-Peninsula Housing Coalition is anon-profit developer that has been.
building, acquiring and rehabilitating affordable housing in the San Francisco and
Monterey Bay regions since 1970. The Coalition currently owns two affordable
housing developments in Los Gatos and is not pursuing.. any other projects in Los
Gatos at this time.
c. Commtlnity~ I-Iousing Developers, Inc,
Community f lousing Developers, Inc. (CI-ID) is anon-profit housing developer
that works. throughout Santa Clara County and is based in San Jose. C1-ID built
and currently owns Los Gatos Creek Village apartmertts and also rehabilitated and
owns. the Los Gatos Fourplex at 95 Fairview Plaza in Los Gatos.
d. Silicon ~'~dley Habitat for humanity
Silicon Valley Habitat for I-Iumanity bttilt a three-bedroom detached home in ?003
on Charles Street in Los Gatos. .The affordability restrictions are limited to the 30-
year terms of the occupant's home loan. ~Yilien the loan is repaid, the occupant will
have the option to sell the house at market rate. Silicon Valley FIabitat for
Humanitt is not pursuing other projects u1 the Town at this times
e. Senior Housing Sohttions
The Town of Los Gatos pledged a total of 5300,000 Eor FY 200~/200G through FY
2003/2009 to Senior F[ousing Solutions, formerly -called Project Match, to
rehabilitate a home in Los Gatos. Senior Ltousuzg Solutions manages two
affordable housing developments in Los Gatos, Blossom Hi11 and anne l~'ay.
Susan ~Iof6t, Deeelopment Department Project ~[anagec, ~iid-Peninsula I-[ous-
ing Coalition, personal communication with DC&C, .\ubust 5, 2008.
s Robert Freui, GXecutive .Director, [-[abitat for [-[umanit4 Silicon ~ alley, personal
communication w'i[h DCc~t~, .-\u dust G, 20013.
.5-~0
TOWN O F LOS G A T O S
DRAFT 20 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
P R O J E C T E D H O U S I N G NEED S
£ Catholic Charities of Santa Clara County
Catholic Charites of Santa Clara County, located in San Jose, provides HliD-
certified housing counseling services and provides case management services to
formerly homeless individuals and families who have found housing through
Catholic Charities. Catholic Charites owns several supportive housing facilities
tixoughout the County.
g. tlmerican Baptist Homes of the ~~1est
American Baptst Homes of tie ~Y/est developed and manages the Terraces of Los
Gatos, a continuing care retirement community located at $00 Blossom Hill Road
in Los Gatos. The organization is a non-profit operator of affordaUle
developments tiroughout California and the ~~1est Coast.
3-19
~ CONSTRAINTS TO HOUSING DEVELOPMENT
I-Iousing development is affected by bode market forces and public reg~ilations and
policies. This chapter discusses both governmental and non-governmental
constraints that affect housing in Los Gatos.
A. Governmental Constraints
Potential governmental constraints that impact housing development in Los Gatos
include land use and zoning regulations, building code standards and code
compliance, Tovvn design and development standards, governmental fees and
exactions, processing and permitting rime, and local housing programs.
1. Land Use
The Town of Los Gatos General Plan regulates residential development,
identifyuig appropriate residential. development densities within the following six
residential land use designations.
0 HillJZde ReJide~ztial. Single-.family homes of up to 1 dwelling unit per acre.
0 LoW D~irJ•ity IZeJidential. Single-family homes of up to 5 dwelling touts per acre.
0 (~'IBlflllJ71 DG#J'ly Re.illlelltta~ Multi-family and small single-family homes at 5 and
12 dwelling touts per acre.
0 Hlh Density ReJ•ide~ttial, Multi-family development at 12 to 20 dwelling units
per acre.
• ~l~Ia6ile Home Park. Mobile homes at ~ to 12 dwelluag.units per acre.
The J~fixed L~se Commercial designation ui the Los Gatos General Plan also allows
residential uses as apart of mired-use development, but does not specify a
minimum or maximum residential density.
Residential uses are allowed ui all office and commercial zones u~ Los Gatos with a
conditional use permit.
2. Town Code
The Town of Los Gatos ~Iuiucipal Code provides zoning regulations that are more
specific than the General Plan. Land L'se designations. Tlus section describes
residential development standards; ocerlav zones; zoning Eor secondary dwelling
units, and density bonuses. Tlus section also analyzes constrautts on housing for
persons with disabilities.
4-1
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 x 4 H O U S I N G E L E FI E N T
T E C H N I C A L APPEND I X
a. Residential Development Standards
There are seven residential zoning clistricts in Los Gatos. Table ~l-"1 prorides the
regulations for each zone.
• Resource Conser•~ anon (RC)
e I Iillside Kesidential (HR)
0 Single-Family Residential (R-1)
e Single-Family- Residential Downtown (12-1 D) "
0 Duplex Residential. (RID)
® \Iuluple-Family Residential (12_:\I)
e l•Iobile I-Tome Residential (IZ~II-I)
~s slio~vn in Table. ~-1, development standards for each residential district would
not impede a project's abilirti to achieve ma_umum densities on a site. The 30-foot
height limit for all residential designations allows for up to three bculding stories
and a ml~imum densirt~ of 20 dwelling ututs per acre in the RBI zone. "
Table 4-1 also provides the parking requirements for residential development in
Los Gatos, by~ zoning. clistrict. Parking is often a significant component of the cost
of residential development and can be viewed as a constraint to the provision of
housing. Tlie Town has provided some flesibilitr in its parking requirements,.
particularly- for Planned Developments and for some developments provicling
aftordable units for elcledc and disabled persons, generally' easing the constraint of
parking reclcurements on the development of higher density and affordable units.
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M
I
TOWN OF LOS GAT 0 S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I N G E L E id E N T
T E C H N I CAL A P P E.N D I X
.. v ` j • K f'. _ N T .. .. I: v .. C ~: J .. .-. • ~ v J ;~ :. :V
b. Oyeelay tones
Two oyeday zones in the Town Code, the Planned Development (PD) and the
Landmark anci 1-Listoric Presel•~ation (L.E-[I') zones, applti• to housing development
in Los Csatos.
In the LFIP overlay zone sites, new constriction is subject Co special standards
regarding appearance.
The PD overlay prop-ides alteenative standards for development that encourages
consistency with site characteristics, including flexibility ui setback and height
regturements.f The minimum lot size for a site in the PD overlay cone is 40,000
square feet. If the site were to provide housing for lo~v-income seniors, no
minimum site area is specified.
c. lltilti-family Housing
In Los Gatos, hvo-family dwellings, or duplexes, are .allowed by tight in the PAD
zone. _llulti-family housing is allowed in the Rld zone with a Conditional L`se
Permit (CE;P). State Housing law requires that multi-family housing be treated the
same as other residential uses in the same zone. Regturing a CUP for mold-family
housing in the Rli zone may unduly constrain affordable housing development in
Los Gatos. Action 1-IOC-6.7 of this Housing Element calls for the Town to con-
duct a study to evaluate removal of the CUP regturement for mt>Iti-family housing,
thereby allowing multi-family housing by- right in the R_~I zone.
d. \danufactured 1-lousing.
::\Ianufacttired; otherwise known as prefabricated or factory-built, housing is hous-
ulg that is constructed off-site and then transported to the property. It is allowed
in all residential districts in Los Gatos.
e. Transitional and Supportive 1-lousing
\ccorcling to California I-Iealdl and Safeh Cocle Section ~L16S.?, transitional hous-
u1g is rental housing with,. at most, asix-month unlit on the length of star- for ten-
anxs. Transitional housing would be available to homeless indi~-iduals and/or fami-
lies in need of temporar• housing until then- can secure more permanent housuig.
L.os Gatos currently does not define "transitional housing" in the Town Code.
Action 1-IOU-G.S would amend the Town Code to include a defulluon for teansi-
~ tines developed within the I'D oyerlac zone mac be dwelopeJ in compliance
with the undedvin~ zone or with the pD ~werlav zone regulations- Regulation: from the
rnerLn and undcrlcing znnc cannnt be combined for dreclopments.
4 - !.i
TOWN O F LOS G A T O S
DRAFT 20 0 7- 2 0 1 4' HOUSING ELEMENT
T E.C H N I C A L AP P E N D I X
C O N S T R A I N T S T O H O U S I N G D E V c'. L O P M E N T
tional housing that is consistent with State law and permits transitional housing as a
residential use in Los Gatos.
.-lccording to California Health and Safety Code Section ~067~:14, supportive
housing is housing that is linked to on- or off-site services and is occupied by low-
income persons with mental disabilities, chronic health issues. ox substance abuse
issues or persons with disabilities that were developed before age 18. Supportive
housing has no limit on the length of stati• for tenants. Supportive housing in Los
Gatos consists of small family home residential care facilities, which are permitted
in all residential zoning districts except Mobile Home Residential (R:~IH). Because
California Health and Safety Code Secdon 1267.5 requires that licensed residential
care facilities for siY or-less persons be allowed by tight in all residential districts,
~~ction HOU-6.10 amends the Town Code to permit small f•<muly home residential
care facilities in all residential districts.
£ Secondary Dwelling Units.
Secondary dwelling units are an important tool to create housing that can be
affordable ui Los Gatos. 1 secondary dwelling twit is a permanent structure that
contains independent living facilities and is located on the same, property as a
larger, primacy stnttture. Secondary dwelling units are allowed on conforming lots
in die R-1, R:bI, and R1-D zones.
Los Gatos has a secondary dwelling urut incentive program, admaustered tinder the
Below Market Price (B~~II') program that offers a no-interest construction loan to a
property owner for development of a deed-restLicted, affordable secondary
dwelling unit. :ill secondary units require a secondary dwelling unit application.
The total number of secondary units, which is 416 units as of ~~ugust 2003 in Los
Gatos, includes the number of Busting, legal secondary units located ui the Town
as well as the number of secondary tuiits that could potentially be created in .new
residential developments in the RR~•I, R-1 D, and PD zones. Of these 416
secondary units, 19 units were approved between 1999 and 200 7.
3. Building Code and Code Compliance
In addition to the General Plan land use designations and. Town Code, Los Gatos
has cecendv adopted uj~dated btulduig codes that enforce Town regulations with
the ptupose of .protecting the lives, health, property, .and public welfare of Los
Gatos residents. Each Code is an enforcement of State and local standards and is
not considered a constraint on housing production, in Los Gatos. The followuig
Codes pace been adopted by Los Gatos:
4-S
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
TECHNICAL A P P E N D I X
O N 5 R 9 k S .. H O .. ., N .; G .. .. .. ., P td .. N
0 2007 California Building Code
• 2007 California Preference Standards Code
0 200 California Plumbing Code (based on 2000 C:niform \Iechai~ical Cocle)
0 200 Californva ~Iechatucal Code
• 200' California Electrical Code (based on 200 \ational Electrical Code)
0 2007 California Energy Code
0 2007 California sire Code (based on 2006 International Fire Code)
A 2007 California Existing Buulding Code
0 200? California 1-listorical Building Code
0 2006 International Btilcling Code
The Town. also has a Code Compliance program that enforces the Town zoning
regulations and bolding and safety codes. The program reviews and responds to
code complaints.:~ffordable units developed under the Belo~o• 1-larket Price ~'\IP)
Program must undergo an annual compliance audit.
4. On- and Off-Site Improvements
T'he Town regtires standard on- and ofE-site improvements for development,
u•luch are intended to meet health and safety- regturements of the community.
These standard improvements are not considered a constraint on eevelopment
because the Town does not include improvements beyond what is requred to meet
health and safety regturements. Subdivision design standards for'the To~o•n, de-
scribed in the Town Cocle starting at Section. 29.10.06701, u~clucle the following on
and off-site improvements:
• Parking bays mac be required on narrow streets where parking may be prohib-
ited on eidler or both sides of the street.
0 Road~cavs must be paved with asphalt concrete.
0 Sidewalks are required on all streets ui a subdivision unless the lots kill be
20,000 feet in size or more_
0 Curbs and gutters mast be constnrcted on all streets.
0 Culverts, sta-m drains, and drainage structures ~vi11 be regtured in a subdivi-
sion.
0 Sanitan- sewers with house service laterals are reduired to serve each lot, with
some exceptions in hifhide areas.
0 [:nderground utilities with connections are regtired for each lot.
C-E
TOWN O F LOS G AT O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
T EC H N IC A L AP P EN D I X
C O N S T 3 A I N T 5 T O H O U S I N G O.E V E L O P y E N T
0 Street lighting shall be installed in accordance wide Town standards.
j. Development Standards and Design Guidelines
The Town has adopted Residential Design Guidelines foc single-family and hvo-
family dwelling units, wlich incorporate the Town's previous Residendal Pre-19'11
Design Guidelines .fox historically-significant structures, sites, and districts in Los
Gatos. The Town -has also adopted Hillside Development Standards and
Guidelines. These sets of development standards and design guidelines are used in
the development .and design review process for Los Gatos and complement the
Town Code zoning regulations. The 1-Iillside Development Standards and
Guidelines were adopted in January 200=1. The Residential Design Guidelines were
updated and adopted in ?008. These sets of standards and guidelines are
summarized below.
a. Residential Design Guidelines
Residential Design Guidelines in Los Gatos address the following design
characteristics for single-family and hvo-family dwelling units in all zoning districts
except. for the RC and I-IR zones:
0 Historic Designations. ~V11en necessitated by the designating ordinance,
I-listoric Preservation Committee review of a development is required for de-
velopments that affect a historically designated property or are located in a lux-
toric district.
0 Site Development. This section focuses on the design and 'layout of- the
housing development in relation to its site. Site planning issues addressed ui-
clude site design, solar orientation, shadow effect, and easements and dedica-
tions.
0 Building Design. Tlis section focuses on the design and layout of develop-
ment in relation to the surroundi'rrg neighborhood. Issues .addressed include
harmony and compatibility with the streetscape and surrounding structures;
the scale and mass of the development including second-story additions, sig- `
nificant remodels, demolitions and replacement structrues;; exterior material
and colors;; building components,; energy conservation;; and privacy. Neigh-
borhood compatibility for replacement stnrctrues shall be based on the follow-
ing criteria:
• Existing arclitectural style of surrounding neighborhood. .
• Size of the lot on which the development is located.
• Size of homes adjacent to the development and along the street on wlich
the development is located.
4-7
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 EO U S I N G ELEMENT
TE O H N I C A L A P P E N DI X
C 0 tl S T P 9 I N T S T O H O U S I CI , D E 7 E L O P ME t•1 T
° 'I'rulsidotung neighborhood.
° Impacts on die site anti surrounding property.
9 Landscaping/Open Space. This section addresses tree preservation in ac-
cordance with Town Code Section 29.10.0965, adherence to the Town's Land-
scaping Policies for Application For Zoning and Subdivision Approvals, and
screeniig of outdoor areas For compliance with landscaping and fencilg re-
• gttirements.
The Los Gatos Residential Design Guidelines promote safe,. compatible, and well-
designed housing in Los Gatos. These standards are not seen as a constraint on
housing development.
b. Hillside Development Standards and Guidelines
Hillside Development Standards and Guidelines axe consistent with the Town's.
policies and complement and cooxdunate vv7dn dne Town's hillside Specific Plan.
These standards and guidelines apply to all areas zoned HR, RC and some. lots
zoned R-1 as noted on the Town's Hillside Axea 1~Iap. The goal of these standards.
and guidelines is to encourage high-quality design that incorporates sustainable
development and open space preservation.
The following. summarizes the Hillside Development Standards and Gttidelirnes Eor
Los Gatos:
4 Constraints Analysis and Site Selection. Developers must conduct acon-
straints analysis as deemed necessary by the Town, consult with neighbors,
meet with Town staff to discuss the development site,. and conduct a view
anal} sis for the development site. The constraints analysis, as required by th:e
Town, te~~trixei directs the"t developers of hillside property t~ identify the Least
Restrictive Development area (LRD_1), or areas deemed most feasible fox de-
velopment on hillsides. For the view analysis, developers must analyze aes-
thetic iunpacts; preserve hillside and ridgeline views; and preserve natural fea-
t~res, riparian corridors, and tv~ldlife.
9 Site Planning. This section describes site planning. standards anti gtticlelilnes
drat minimize phlsical anti aesthetic impacts to die site topography. Standards
anti guidelines discuss grading, drainage, drivewacs anti parking, and safe h' re-
garclinggeologic anti fire haz:trcls.
0 Development Intensity. This section outlines the nnasinuun allowable Floor
area of developnent based oln lot- size.
4-8
T O~W N O F LOS G A T O S
DRAFT 2 0 0 7- 20 1 4 H O U S I N G ELEMENT
TECHNICAL A P P EN D I X
C O Di S T R A I N T S T O H O U S I N G C E V i L O P M E N ':
0 Architectural Design. The following architectural design characteristics are
addressed in tlis section:
• ~ieigltbor-friendliness
• Sustainability
• Fire safety
• Building height
• Bttll~ and mass
Roofs
• rlrchitecntral features and detailing
• \-laterials and colors
® Site Elements. The specific elements of a hillside development site are ad-
dressed:
• Fences and walls
• Driveavav entries
• Retainutg walls
• Outdoor lighting
• Accessory buildings, swimming pools, and sport courts
• Impervious surfaces
0 Landscape Design. Because hillside sites are more prone to erosion, land-
slides, mudslides, and fire and water hazards than flatter sites in Los Gatos, the
following concepts are addressed in the landscaping standards .and guidelines
for hillside development:
• Fire safety
• Garden and turf locations and plant selection
• Irrigation
• Impervious surfaces
• Plant materials
• Tree presettiation
o Planned Development Projects. Tlis section describes standards and gttide-
lutes that relate specifically to lillside Planned Developments (PDs) in Los Ga-
tos. <-ldditional restrictions are placed on the LRD ~ for I'Ds. This section in-
cludes standards and guidelines Focusing on site preparation, drainage, lot con-
figuration and building locations, street latrout and driveways, and trail design.
6. Governmental Fees and. Exactions
Governmental Eees can be a sigiificant portion of d1e cost of housing development
and can dlerefoce be considered a constraint to housing development. Table =1-2
4-9
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 bl E N T
T E C H N I CAL A P P E N D I X
below provides the 2009-201.0 planning and development fees in Los Gatos. Pees
are due at the time an application is subnutted.
In addition to these planning and development fees, deaelopers must pay the fol-
lo«•ing impact fees (proviclecl in dollars per square foot, or per unit if flat rate) that
are intended to offset the cost of new residential development to public services in
Los Gatos:
School Impact Fee (Los Gatos L:nion School District): J2.9 i per sf
0 Road Impact Fee: $0.1~ per sf
0 Local Traffic .Impact Fee: .~ctttal cost of development reciea- and consultant
report fee
0 Sewer Impact Fee: $196 per. tout (flat rate) ,•
~-~ccording to the To~cn of Los Gatos's CommunirF• Development Department
Planning Division, developing a new suigle-family home in Los Gatos h~picallc
costs at least '1,300 in Fees. \Itilti-family units in Los. C,atos are generally
developed as part of a Planned Development, so that. new multi-family housing will.
typically cost at least X30,000 in total fees. These fees include Planning
Commission. approval, fees associated with a Planned Development that does not
require a General Plan or Specific Plan amendment, and related impact fees. l~fulti-
familc housing in the Multi-family Residential (R\L) zone .regtures a Conditional
Lse Permit, resulting in an aclclitional planning fee of approXimatelc X570, unless
rlie development is part of a Planned Development application. These fees
represent appro~imatelc less than ]percent of total development costs for multi-
family housing and are compartble to the planning fees of nearby cornmurtities
such
4-'~0
TOWN A F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 HOUSING ELEMENT
TECHNICAL A P~P EN D I X
CONS :' R A I N T S T O H O U S I N G D E V E L O P K E N T
TABLE 4-Z ZOOS-201.0 RESIDENTIAL PLANNING AIQD DEVELOPI~NT FEES
10'%n Advance 7.28
4"/ Pemttt Planning Engineerin}
Tracking 10"/ General Special Dev Review
Fee Plan Upda[c Project Services Fee
__ Application Fee PLTRACh GPU1'DaTE PLA:~IAP E~ICDEV TottlFee
L ZONING APPROVALS
A r\rchitecture and Site Applications
I Development Review Committee (DRC) Approval
a. New single-family detached (FLR & RC -none) $5,523:00 $220.92 N/A - 3552J0 $532.30 $6,343,52
b. New single-family detached (I-IR & RC zones)
_per unit, as pan of a Plattnerl Development $~ I=4-F.00 $165.76 N/A
$414.40
$414.40
$S,L38.36
c. New single-fnmily or m=o-family units $3,916A0 $156.(4 V/A $391.60 S39L60 $4,333.84
d. New single-famih= or nvo-family (any other
zone) per unit, as paa of a Planned Develop- $3,938A0 $117.52 N/,~\ $293.8(1 $393:80 $3,643.L
ment
e. Minor projects {a development peoposal that
does not significandy changcthe size, mass,
appearance or neighborhood impact of a struc- $ I'4~)f)'{)~) $19.60 N,/A $149.00 $149.00 $1,847.60
[tire, pmpem' or parkint;.lor.)
2 Planning Commission Approval
a. Supplemenuil fee for DRC.applications as
determined in Section LA.(t) or minor resi-
dential development applications that reyuice 3,154 00
$86.3'
N/A
$'15.80 ~
$_15.80
$2,675,92
Plannin,k Commission approval
h. Newnvo-family unit $3,`)16.00 $156.64 N/A S391.6U $391:60 $-1,855.84
c. New nonresidential SG; )89.00 5243.56 N/A $608.90 5608.90 $7,550.36
d. Nen• multiple-family $5,538:00 323152 N/A
$553.80
3553.80
$6,867.12
e. Demolition request a•idt a Planned Develop-
men[ r\pplicatinn $1,490.00
$59.60
N/t\
S149A0
$14200
$1,817,60
f. rVlother 53;649.00 S14~.9G N/r\ $364.90
$364.90 ~
$4,3.-1.76
B Conditional Usc Permits
1 Conditional ttse Permit 54,231.00 S46S.84 N/ \ $4?~.10 $422.10 $5?34.04
~ Conditional Use Permit (when consolidated with
nnotherapplicationfornewdevclopment) S'01'00 $28.04 N/:\ 570,10 570.10 $969.24 '
3 Condtnonal Use Permtt for Restaurant
Minor Restaurant (DRC Approvnl) $2;569.01) $102.76 N/A $256.90
$256.90
$3,183.36
~{ajor Restaurant (PC r\pproval) $4,221.00 $168.84 N/A
$422.10
S422.10
$5,23=1.04
+ Applications that require "1-C Approval (this t-ee
_ supplements dte above established fees)
$2,158.00
586.32
Njr\
$215.80
$215.80
S2,675:92
a. Transcription Fee of PC 4Gnutes Actual Coat
($500 min.) N/:\ N/A N/A N ;\
/ Varies
C Variance 53,!04.00 S1_4a6 ~i/A 5310.40 S310.4Q $3,848.96
D Rezoning (other than Planned Development)
I \Crithout General Plan nrSpcciftc Plan r\mend-
men[ 54,531.00 $181.24
$45,1. U)
$453.10
$53.10
$6,071.34
3 \C'idl General Plan or Specific Plan Amendment $6,93;•..00 $2-7.48 369).70 $693.7[) $693.70 $9,295.38
3 Transcri xion Fce of PC \dinures
I.
__-- _ r\cntal Cost
(S5fi0 min )
:+/A
N/A
N/A
N/:\
Varies
F. Planned Development
\\~ICIUJUC Glnf(a[ PILLn Oti SpCCl tll' Pl:ln !\(TIl''nd-
I
men[ 5'I9,I.~.l..n1)
$764:84
S1,9I2.10
3[,91210
$[,912.10
$23,622.11
~ \V'idtout General Plan oc specific Plan ~\mu~d-
ment p~{R or RC I:ndedvine %one)
325,169.00
51;006.76
$2,15690 $=.15G.9f) $^,15G.9fJ
-
$33,726.46
3 Widt General Plan or Specific Plan Amendment $22,632A0 SI04:88 SE?62.20 $2,262?0 )2,_fi_._0 $80,313.48
4 \C%ith Gcner;il Plan or Specific Plan ,-\mendment
fl{Rot RC Cnde~h=ine %onc) $28,664.00 S 1,146.56 53,866.411
S_',8ti1,.40
$2,866.40
$38,-409.76
4-11
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 t4E N T
T E C H N I CAL APPEND I X
`-P~;:% ~-Z E2ESIDE?TTIAL PLA*IPIING hND DEVELOPMENT FEES (CO[•iT=~L'~
lic:uion Fcc
d".v Permit
Tracking
Fcc
PLTR.\CK
10".a General
Plan Gpdatc .
GPL'PDr\TE LO"/o Advance
Planning
Spcci;d
Project
PLAtiAP 7.23' o
Engineering
Dev Rcviety
Services Fcc
E~iGDEV
otaFFcc
Town Coursed \lodrticadun v, a Plannctl Deccl-
~
opment 73',~ of
Current Fee Varies Varies Varies Vanes Varies
G DRC Modii[ntion to a Planned Dccelepmcnt
%one S",5;5.00 $3Ci3.00 S'i'..i0 575"SV S'S'.50 SlQl50S0
7Publication corn foe the Planned Development Ordinance shall be paid by the a pplicant
_
3 franscriotn,n Fee of PC Minutes ActualCos't
(SSIxt min) NiA N!A N;:\ ti,'A Varies
P Alinor Residential Development 51,490:00 S59.G0 N!A 514200 NrA S1,G9S.60
G Agricultural Preserve \f'ichdrawal S_.3tG.00 Sl 12.64 NrA 5231.60 N; :\ 53,210.21
H Planning Division Certificates of L'se and Occupancy
I Change of Cse $229,01} 59.16 N/i\ S_2.9q N1;1 526LOG
~ Chnnge o£occupancv (escludmg change ofpro-
rietor of amntinuin business enterprise) 5112.00
54 4R N; ~ 51 P?0 N/A 5127.68
Lse,'occupancx clearance if Conditional use
3 permit is required or ecatpancc of a nem second-
an' chvellint; uni[
No fee
Rio fee
Aio fee
No Fee
N/A
,
No fee
I Flazardaus Materials Storage Pacilirr Application 51,24(1.0[) 549.611 N/A $12+.00 ti/:\ SI,A13.G0
J Florae Occupation Permit 5141,80 55.64 N/r\ Ni A ~ i/A 5146.64'
K Sign Application
P New Permanent Sism 5309.00 512.36 N/t\ 530:9P N/:\ 5352?G
2 Temporary NonresidentiaF S(i5.00 $2.60 N/s\ 56.50 N/A 574.10
3 Change of Pace Only S137.00 S5:03 N1A 512.70 N/A 5144.73
4 SignPmhnam 51,470.00 553.30 N1A S147,00 N;A 51,675.30
L Secondan' Dwelling L'nits
I ;yew or existing unit S'J4G.00 537.34 N/A 594.60 N/A 51,078.44
2 Two existing traits $1,31 L00 552,44 Ni;1 5131.10 N/i\ 51,494.54
ill T`dobile Home Park Conversion permit t\ctual Cost
(SS li(i!1 min ) Varies Varies Vazies N/A Varies
N Town Codc Amendments ActunlCost
{S2!iitfl min.) NrA ~;r.\ N/A N/A Varies
O Administrative Land L'se Permit
1 i\linortelecommunicatinnifacilin'ii.e.microcell,
3n21 Ib oc et uicalent) 51400 S4.0(; N/rl $L2.4it Nii\ 5141.36
v t\lajor.telecommunications facihues which do not
rer wire a Conditional Cse Permit SI,dy7.00 S59.38 NiA 51490.7U ~ Ni~\ SL,70GSS
2 SUBDIVIS104S
r\ Lot Line t\djusvncnt (DRC :\pproval? 51,414.00 Si(,.56 Ni:\ 5141.4~i S14L4i) 51,753.36
F3 4 Lon or Less 55;)n7.00 5263.23 5590.7ii 5590;7p 5590.70 57,913.35
C 5 Lon or More 57,363.00 5374.72 593(,.30 5936.30 S93(i.3@ 512,553.12
D Vesting Tentative t~fap lee robe based on the
number of lots under 213
or 2C
Varies
Varies
Varies
Varies
Varies
L' Lot D-lerger anJ Reversu~n to :\creagr (DAC
A rroval! $;pti.N) S'3.i~0 N;~A 5711.00 5~1i.i10 SSGS.00
P Condominium S4;d47.Oii 519'.35 5:194Jt~ 5494.'0 5494.7n 56,62393
G Certificate of Compliance (DRC :\pproval) 52,33•t.00 SI U.3G V;'A 5253.411 5233Ai~ 53,314.16
DRC applications that rcyuins Pkmning Cnmmts-
41 lion approt-al ithu fee supplements dte above
established fees)
5"15&Oo
536.32
'~ .\
5315.30
3_15.30
52,67592
3 i\(ISCELL;\.VEOUS:\PPLICATIO~i FEES
:1 "fimc Extensions to Approved :\ppikauon> 5~~"~, of Current f-ee Vane. Varic~ _._ V-cries Varies Varies
G-_~
TOWN O F LOS G A T O S
D R AF T 2 0 0 7- 2 0 1 4 H OU S I N G E L EM .ENT
TECHNICAL A P P EN D I X
C O N S T R A I N T S T O H O U S I N G D E V E L O P M E N T
TABLE d-2 RESIDENTIAL PLANNING AND DEVELOPMENT FEES (CONTINUED
!0'% Advance 723"
4"oPemtit Planning Engineering
Tracking 10'%i General Special Dev Review.
Fee Plan Update Project Services Fee
Application Fee PLTRACR GPUPDATE PLANAP ENGDEV Total Fee
B \dodification of Approved Application 75"/0 of Current Fee Varies N/:\ Varies Varies -Varies
C Conceptual Development Advisory Committee
Review $1,675.00 $67:00 N/i\ $(GiSO N/A 51,909.50
D Push Cart Petmit $327.00 $13.08 N/A . $32.70 N/A 53,72.70
L-' Auto Dealer Events
I Small promotional events $62.90 $2.48 N/t\ 56?t) N/A $70.68
2 Large promotional events- $307.00 $12._8 N/A 530.70 v/A• 5349.98
4 ENV[RONi\[ENTAL ASSESSJIENT FEES
A Categorical Exemption No Fee ~;/A N/A N/t\ N/A No Fee
8 initial Smdy (Deposit)" $3,500 min. N/i\ N/A N/~\ N/A $3,500 min.
C Negative Declaration $I,850A0 i`I/.\ N/A N/A 5185.00 52,0335.00
D Environmental Impact Repoa Consultants Fee N/A N/A N/ A N/i\ Varies
E. Draft F_1R Review Fee $10,241 Plus l0~'" ElR
Cost N/A N/t\ N/A $1,024.111 Varies
Actual Cost on an hourly
E Impact Monitoring Program (r\83180) basis plus cost ofCon- N/r\ N/A N/A ti/A Varies
sultan[
(if necessary)
5 OTHER
A Pre-applintion Conference Fee r\ctual Cost Varies Varies Varies N/A Varies
8 Fence I-[eight Excepcions S184A0 N/A N/A N/A N/A 5184.00
C Request Fbr Service Not Covered By .\ny Other
Fee ~lctual Cost Varies Varies Varies N/A Varies
51.,500 deposit plus U)%v
D Peer/Technical Recicw of accuaf cost for admin- N/:\ N/A N/A N/t\ Varies
istrative char;e
E Fees for Additional Tech Review and/or DRC
Review Actual Cost N/~\ N/A N/A N/~\ Varies
P \dierofdmingFiles ActuaLCost N/.\ N/A N/A N/A Varies
G Building Permit Plan Checl: Fee 20°." of Building Fee N/i\ N/A N/A ti/A Varies
F[ Surcharges
Permit Tracking \4aintenance and Gpdate Sur- 4° ^ of Development
I charge Application Fee N/r\ N/A. N/A N/?, Varies
(51.00 min.)
OS°,'" of Bldg. Valutuion for new eon-
2 General Plan Update Surcharge sttuction and additions or t0" 5 of zone N/A N/A N/,'\ Varies
chanr;e and subdivision fee
3 Route 85 Stud ~ Plan Surchar c
y S l0°'" of Develppmen[ r\pplication Pee for ~
N' `\
N/'`\
N/%\
~ Varies
propem in Route 85Stu dv Plan Area
4 Advanced$lanning$rojects l0°,~, of Development
Application Fee
N/A
N/~\
N/A
N/A
Varies
5
North 40 Study Plan Surcharge \ctual Cost on propor-
N/r\
N/A
N/r\
N/A
Varies
tionate basis
t Applicaripns for \Abrk Gnlawfully Completed Double Current ti/ \ V/A N/ \ , t/A Varies
Application Fec
f
Consultation Actual Cost on ;tn hourly
N/,\
N/r\
N/A
N/ l
Varies
basis
K Appeals
}321 perresidential
Pee to:\ppeal Planning+Commission Decision to $1,288 per commercial,
l
'Down Council
multi-family or rnntative V/.\ ~/.\ N/.•\ N/A Varies
A~(ap \ppeal
Fee ro remand applications Errm'I-own Council to
2
I lannmg Commus~on whom no error was made 50u~n of orib~inal
a
licanon fee(s)
N/A
Ni A
N!:\
N;,\
Varies
by Plannine Commission pp
4-13
TOWN O F LOS G A T O S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I$ G ELEMENT
T E C HN I CAL A P P E N D I X
O !i ': Rr. i N "' S -~ P~ C S N~ ~ ~ ~ E L G F "`. c Ci
^'p-:~;,c d-2 R~SIDr,NTIAL PLANING A*ID Dh'VELOPt~NT FEES (COi1.ZNCiED)
10"aAdvancc 7.25"~
Q"%" Permit Planning Engineering
Tracking 10% General Special Dev Review
Fee Plun Update Project Services Fee
A lication Fee PLTRAC[: GPUPD:\TE PL:tVaP EtiGDE~' Total fee
Pee to :\ppeal Ducctor of Commuma Dccelop- $IGI per residential $L-l5
~
ies
V
mentor Development Review Committee dcci- per tti..'A N; A :~%.~ %r\
? ar
sion toPlannin¢ rommissinn enmmercial
4 Tree Appeals $G$Ii0 N/.~\ - iv:'tl ~ ~:~ N ~\ 560:00
Appeal Transcnption fu of Planning Comnussion Actual Cest min. $i~!l~ ~ .: A ~ A ti;.\ ;~;, -\ Varies
5
minutes' de.osit
ActualCwtmin.$lUt!' ;~;/i\ NiA \i:\ ~iir\ Varics
L Research Jerviceo ~[inimum Charge de ~~<it
RI Zoning Research
1 Qasiczoningletter - 518-4.00 1;/A N/A t~'/A ti/A S13d.00
2 Leual non-conforming verification $~+31Ati i~i:\ NiA K `i\ ~; 9 S-t3L00'
3 Reeonstruetionoflegtlnon-eontormingseme- $t8q,Ott 1~/A ;~/A ~;/A ti(A ~ 5184.00
cores (Bumdmvn Letter)
"-Che j3,~UU depose is a deposit onlc. The specific cost of the Initial Sttidv and ane required special studies shall be borne br [he nppGcant. The
deposit shall be increased before the Town will authorize .cork exceeding the amount on deposit.
'*\otcharged ro the Following application I1I, I}, Ili, 3C, 3D, and 31::.
d-~d
TOWN O F LOS G A T O S
D R A F T 20 0 7- 2 0 1 4 H O U S I N G ELEMENT
TECHNICAL A P P E N D I X
C C N S T R A i N T S T C H O U S I ^1 G D E V E L O? M E P1 T.
as Saratoga. The Town finds that these fees do not constrain development ui Los
Gatos.
7. Processing and Permitting Time
Each stage of the residential development process must go through some form of
Town approval. According to Town staFF, a single-family infill residential
application typically processes ui approximately three to sir months, unless
environmental review is requured. Hillside residential applications on average take
four to sip months to process. \~Iixed-use and multi-family projects are processed
in approximately four to eight months, unless environmental review is required.
~~i'ith environmental review, the process generally takes six to 1$ months,
depending on .the size and complexity of the project
Processing of a t~-pical single-fanuly housing application includes the follo«ing
steps:
• Submission of an Architectural and Site Application:
• Distribution of application to Town Planning, Building Enguieering, Parks,
Police, and Fire District departments. Application is also submitted to other
relevant public agencies, such as utility districts and school districts, for teview.
• Staff review of application and staff conference with .applicant to resolve any
concerns or plan deficiencies, including design issues.
0 If deemed complete, staff continues processing the application and begins en-
vironmental review, if necessary.
0 Completion of environmental review and traffic unpact analysis, as appropri-
ate. Axborist review, architectural review, and/or geoteclmical review may be
conducted during .this .time through the Development Review Committee.
• _~pproval is xegLUred by the follo~cing bodies:
• Development Review Committee (w-ith appeal to the Planning Commission
and further appeal to the Town Council) Eor projects that require no change
in the General Plan or zoning.
• For hillside development applications, Planning Commission approval may
be required depending on the projecr.'s potential impacts on the surround-
u1g properties and the community.
• Town Council for projects that require a change in the General Plan or zon-
ing, and fox Planned Developments.
4-15
T O F7 N O F L-0 S G A T O S
DRAFT 2 0 0 7- 2 0 1 9 R O U SING E L E M E N T
T E C R N I CAL A P P E N D I X
_^_ HS :'RA. ti':'S "'O .. .... .iG ter. ~ c _., e:4E.~~
Processing for a typical multi-familc housing peoject includes the follo~ring steps:
0 Submission of application, inclucling application for a Conditional Gse Permit
(CC;P), and an _~rchitectural and Site :lpplication.
0 DisttYbution of application to Town Planning, Building 1/ngineering, Parks,
Police, and Fire District departments. application is also submitted to other
relevant public agencies, such as utility- clistricts and school.districts, for re~••iew.
0 Staff review of application and staff conference with applicant to resoh-e any-
concerns or plan deficiencies, including design issues.
0 If deemed complete, staff continues Processing the application and begins en-
vironmental review, if necessan•.
0 Completion of environmental review and traffic inpact analysis, as appropri-
ate. tlrborist revie~s•, architectural review, and/or geotechnical review may- be
conducted durng this time through the Development Review Committee.
0 <-approval is required b}~ one or both of the follo~~ing bodies:
• Planning Comnussion (~~rith appeal to the Town Coturcil) for projects that
require no change in the General Plan or zoning, and for use Permits, in-
clucling the CLP and :lrclvtectural and Site _~pplicarion.
• Town Council for projects that regture a change in the General Plan or zon-
ing, and for Planned Developments.
Regturing a ChP for mule-family- housing is a potential constraint on rmrlti-family
housing development within the Town and can lengthen the permitting and.
processing time. Tlus {-lousing )/lement inchtdes :fiction L-lOL'-6.%, which regtures
the Town to study removal of the CLP requirement for multi-family uses.
Design and neighborhood compatibilir<~ issues also often lengthen the permitting
and processing time. To address this problem, the Town contracts out to an
architectural consultant to review plans and prot-ide recommendations on
development applications. .-lccordung to Town staff, the use of an arclutecturt]
consultant has reduced the amount of processing time For development
applications.
The arclutecttlral, geotechnical, and arborlst reviews are conducted earh~ in the
development application process. These revie~es are conducted during die review
4-E
TO W N O F L 0'S 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
C O N S T R A? N :' S T O H O U S I N G D.E V E L D P M E N T
of the Planned Development or ~-lrclutecture and Site applications and do not
lengthen the processing time. These reviews also streamline the public hearing
process, allowing the Planning Comnission to rely on the recommendations of
Town staff and architectural consultants and to receive qualified input from an
arbot7st and a geotechnical consultant, leading to a more efficient approval process.
8. Local Housing Programs
State Housing Element law requires that an analysis of governmental constraints on
housing production include local government programs that regulate housing
development ii any way, including imposing housing cost limitations or
encouraging changes in densitjr. Los Gatos has four local housing programs that
axe potential constraints on housing production in the Town. The Below iVlarket
Price Program, affordable I-Iousing Fluid, Rental Dispute Resolution Program, and
Density Bonus Program are discussed below.
a. Below Market Price (Bl~1P) Program
The B1IP Program implements the Town of Los Gatos's inclusionary zoning
ordi}iance, which requires that a portion of new residential construction in Los
Gatos be dedicated to affordable housing. Los Gatos's inclusionary zoning
ordinance vas adopted in 19?9 as one of the first of such programs in California.
The BLIP Program promotes the development of affordable housiig units by
providing standards and guidelines that require the development of a certain
number of quality affordable touts per rental or owner development project, based
on the size of the project. The B_I~IP Program requires the development of
affordable housing where rents cannot be more than $0 percent of the current
HUD Fair ~taxket Rents (F\~LR) as determined by the PLICSC. Table 4-3 shows
.the Fl~1R for FZ' 2007/2005 used by the Town of Los Gatos's B\EP Program.
Table 4-4 lists the requirements for new residential construction as implemented by
the B\IP Program. The B\-IP Program requirements apply to .all residential devel-
opment projects that include five (~) or more residential units or parcels which
iivolve: '
1. dew construction of ownership or rental housing touts, including CriL~ed use
developments and addition of touts to existing projects, or
2. Subdivision of property for single family or duplex housing development, or
3. Consersion of rental apartments to condomiiuums or other common interest
o~vnerslup, or
4. Conversion ofnon-residential ttse to residential use.
4-17
T O W.N OF LOS G A T O ff
DRAFT 2 0 0 7 - 2'0 14' HOUSING ELEMENT
T E C H N I C A L A P PE N D I X
Planned development with an underlying cone of I IR shall only- be regcu.red to par
an in-lieu fee as established by a separate resolution.
affordable units developed under the BtiIP Program are subject to deed
restrictions approved. b~ the Town Council. If units are to be resold; the Town
cletercnines the resale price and' resells the cuzit through the BLIP
4-_8
T -0W N O F LO S. G A T OS
DRAFT 2 0 0 7- 2 0 1 4 H OU S I NG ELEMENT
TECHNICAL A P P E N D I X
C O N S T R A IN T S T O H O U S I N G D E V E L O P M E N T
TABU 4-3 HUD FAIR MARKET RENTS,, SANTA CLARA COUNTY HOUSING
AUTHORITY FY 2D07/2008
Number of
Bedrooms 0 1 2 3 4 5 6
Fair Market Rent $928 $1,076 $1,293 $1,859 $2,047 $2,334 $2,661
TABLE ~i-4 BMP PROGRAM GUIDELINES
Total Number Qf
Market-Rate Units Number of Affordable Units Required'
5 to 20 10% of total units
20 to 100 {22.5% of total units) -2.5
Dfore than 100 20% of total units
', Calculations that result in a fraction of one-half or more shall be rounded up to the nest whole
number. Required affordable units will be of the same ownership tenure as that of the market-rate
units in a,residential development. [n developments that contain both renter- and owner-occupied
units, the required affordable units will be designated in a similar tenure ratio to that of the market-rate
units.
Progxarn. Through this process, each affordable housing unit remains affordable in
perpetuity.
Because the BLIP Program regulates die number of affordable units required as
part of new residential construction in Los Gatos, die program could be considered
a constraint on housuig development. PIowever, because die BLIP Program
requires die construction of affordable units with every new development in Los
Gatos, the Town sees dus program as an opportunity to .preserve affordable
housing for the Los Gatos commmury. ~~s of September 2005, 13~F units in Los
Gatos have been developed under die B~.IP Program. additionally, under dze
Secondary Unit Incentive Program, die Town offers no-interest constnrction loans
to facilitate die development of affordable, deed-restricted secondary dwelling
units. Based on die successful development and pxeser-~-ation of affordable housing
through the BLIP Program, Los Gatos does not consider the program to be a
constraint on affordable housing development.
4-19
TOWN O E LOS G A TO S
D R A FT 2 0 0 7- 2 0 1 4 H O U S I N.G ELEMENT':
TECHNICAL A P PE N D I X
CONS TRP.IFITS TO HCOS It•IG D576LOPbISFIT
b. affordable Housing In-Lieu Pee rand
In-lieu fees are paid Tito the Town's affordable I'Iousing Fund and are calculated
as 6 percent of building pernut valuation as deterFnined by the Bttilcliig Official.
as previously noted, these fees nuiy be paid by developers of new residential
constriction with 5 or more units but less than 1-0 units, instead of bttilciing an
affordable housing utut under the BLIP Program. ~:ty:r~~nt-~f-in-Nett-ft~a~- is
t~clrri-x~:l-f~rr-the~tj~~t~ :tl-c~I Iillsie}e--Fl:trtfieel ?e~-c:}epra.:~ts~F'tth-fiit: Or-t:~e~a
tt~ielerrtrrl-sites:-This additional fee levied on developers could be considered .a
constraint. on housing development; however, because the fees are paid into a fund
that will be used' to develop more affordable housing. in Los Gatos,. these fees are
not considered a constraint
c. Rental Dispute Resolution Program
The Los Gatos Rental Dispute Resolution Program provides conciliation,
mediation and arbitration services fox renters in Los Gatos. The program is
administered by Project Sentinel, a local non-profit organization contracted by the
Town. .This program is not considered a constraint on housing development in
Los Gatos.
d. Density Bonus Program
The• Density Bonus. Program allows qualified projects to add up to 100 percent of
the units provided by the Generale Plan land ttse designation as long as these
additional units are restricted to seniors, disabled persons, very tow and/or lo~v-
iicome households.
Behveen 19S5 and 1990, the Town approved 115 density bonus units. Between
1990 and 2002, the Town approved 29 additional density bonus touts, including
density bonuses for the Los Gatos Creek ~'Illage apartments and Open Doors.
T1ie Town has not approved any density bonus units since 2002,
Because the Densih Bonus Program provides opporhFttities to build additional',
aEforclable units in Los Gatos, this program is not considered a constraint on
housing development.
9. Constraints on I-lousing for Persons w-itlr Disabilities
State law requires that Housing Elements analcze governmental constraints to
housing for persons with disabilities. I-[ow a jurisdiction defines "fami]}'° in its
zoning regulations can be a potential constraint to Eacilit:Ring housing Eor persons
with disabilities, T•he existing definition of "fiunih'" in the Town Code is "one (l)
q-20
T O WN OF 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
C O N S T B A I Y T S ': 0 H O U S I N G D E V E L O P M E N ':
or more persons related by blood or marriage, or a group of not more than five (~)
persons, not uTCluduig servants, who need not be related by blood or marriage,
lining as a single housekeeping unit:" This Dousing Element includes an Action
(fiction f-IOt;-6.G) to amend, the definition of fi~nily to include occupancy
standards .for unrelated adults and to comply «ith Fair Housing Law.
In Los Gatos, group homes are defined by the Town Code as residential care
facilities of any capacity that provide services to a group of adults 'or children.
These residential care facilities also provide housing for persons with disabilities.
Group homes require a conditional use permit in all residential districts and are
prohibited in the Mobile Home Residential (RtifI i), Commercial-Industrial (LEI),
and Controlled ldanufacturing (Cll) zones.. Because gstate law requires that
licensed residential care facilities for sip or fewer persons be allowed by right in all
residential districts, the Housing Element includes an Action (fiction 1-IOU-6.9) to
amend the defuution of "group home" to be a licensed residential care facility for
sie ox more persons. The Town imposes no spacing or concentration requirements
on any of the allowed residential. care facilities. Los Gatos also has ttvo other-types
of residential care facilities: small family homes, which have a capacity for sit or
fewer persons, are allowed ui all residentially-zoned districts without a use permit;
large family homes, which have a capacity For seven or more persons, are allowed
in all districts with a conditional use permit, eXCept where large family homes are
prohibited ii the R_liH, Li\•I, and CM districts.
Generally, the Town facilitates housing for persons with disabilities by folio«ing
the accessibility requirements of the California Title 24 ~ILllti-Family ~-lccessibility
Regulations for multi-family housing of three or more units. Dousing rehabilitation
assistance and accessibility improvements are provided through the Town's
Corrununity Services and Community Development dDepartments.
Tlie Town encourages accessibility improvements by requiring fhat specific design
featrues be incorporated into all new residential home projects as a condition of
approval. These requirements include:
0 :-1 wooden backing that is no smaller than 2 inches by 3 inches ii all bathroom
walls, at water closets, showers, .and bathnibs. It will be located 3~4 inch-
es from the floor to the center of the backing, suitable for the installation of
grab bars.
0 _~ll passage doors of at least ~2 inches wide on dze accessible Floor.
4-21
T O W N O F LOS G A T O S
DRAFT 2 0 0 8- 2 0 1 4 H O U nI N G' ELEMENT
T E C tr N I CAL A P P E~N DI X
.. ~ Ci S R A ~ ., T O F: C L' S i y ~ C E ~. ..., ? :d c .~ ,
• .1 primary entrance that is a 36-inch-wide door, uncludtng a ~-fOOt b~' ~-fOOf
level landing, no more than 1-inch out of plane with the immediate inter7or
floor level, kith an 1S-inch clearance,
B. ton-Governmental Constraints to Housln~ Development
Market constraints to housing development in Los Gatos are the primary non-
governmental irrtpecliment to housing production. The To~t-n is located. near
Silicon Valley jobs, and offers residents desirable amenities such as an historic
downtown and a school district ul yeluch student performance ranks in the top 5
percent of die State.z The high cost of buildable land is primarily a result of
consrxained supply, as described below.
1. Land Costs
host single-family vacant parcels are zoned for one or hvo units per acre, with the
a~-erage costs per acre ranging from ~3 to $~1 million dollars.3 l~ccording to a local
realtor with Sereno Group Real Estate,. smaller vacant parcels are tulcommon,
costing approXimatelg $1 million for an 5,000 to 10,000 square-foot, single-family
lot.
Land value accounts for 50 to 60 percent of the sale price of homes built in the
1960s and 19?Os.'~ However, for ne~o• homes, the cost of constntction has risen, so
the value of the land accounts. for30 to 40 percent of new home prices.'
There are few unimproved parcels zoned for multi-family development, and such
parcels demand premium prices because of the lugll demand to live in Los Gatos.
.ldclitionally, most parcels have existing improvements that increase acgtusition
costs. The land costs for mtilti-family development sites cost X90 to X110 per
z "Student performance in L,os Gatos cants in the top ~°iu in the state," .Los Gatos
School llistrict EXCellence in Education initiative,
htrp:r'/~~~~'~r'•Igusd.lcl?.ca.us/G'__Jnitiative.htrn, accessed f ul4 '003.
} Tim Stanley, ~"ice President of Construction, Greenbrier [-[omen, personal com-
munication with DC&L~, )Lily 14, 2003
~ Bob Campbell, Gsecutive Director, $cnior I [ousin~ Solution<, personal commu-
nication kith DC&f;, f my 1-1, 2003.
1~im Stanley, G-ice President of Con>truitinn, Greenbrier I Inmes, personal com-
munication kith DC&:r,f ulc 13, 2008
~-22
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 EN T
TECHNICAL A P PE N D I X
C O N S T RA i N T S T O H O U S I N G D E 4 E.L O P M E N T
square foot, or appxoXirrrately $3S million to ~4S million per .acre ~ On average,
the land cost for large parcels for multi-family development is at least ~~ million
per acre'
2. Construction and Soft Costs
Constntction costs far a 2,000-square-foot single-family home in Los Gatos
averaged about X200,000 to $270,000, or X100 to ~li3 per square foot, as of July
200S.a In general, construction costs for multi-family touts in a 4- to 6-unit per
acre development are X100 pee square foot, while units in a large, single-family
home on 1- or 2-acre parcels cost up to X200 pex square .foot to develop. Based on
July 2005 construction costs, a low-rise 20,000-square-Foot mule-family
development costs approvmately °j13S per square foot to build.
.1s of summer 200S, given the high cost and regulatory density limitations, mtrlti-
family apartments are generally .more expensive to develop than condominiums,
which makes condominiums more desirable .development projects fox developers.
according to the San Jose-based real estate company ~Iorely Bros., Inc.,
condominiums are estimated to sell for between $;30,000 and X900,000 in Los
Gatos. to
More detailed cost estimate ranges for local construction .costs axe listed below.
These estimated costs account for labor and materials only. In general, half of the
construction costs are associated with labor and equipment and half ~i~ith materials.
0 Single=family detached: X100 to X133 per square foot
® <~ttached townhouses: $133 to $1<l3 per square foot
0 Three- and four-story mtrlti-family condominituris: X130 to X190 per square
foot
~' )rric ~[orely, Principal, ~dorely Bros., LLC, personal communication with
DC~CH, ,lugust 5, 2005.
~ Chris Ray, Realtor, Sereno Group Real Estate, personal communication with
Dc~e ~:, Jnly t s, Zoos.
s "1'im Stanley,. G'icc President of Construction, Greenbrier [Tomes, personal com-
munication with DC&T, July lS, 2003 and Trio ~Iorely, Principal, ~Iorely Bros. I,LC, per-
sonal communication with DCc&f, Augutit 5, 3005.
~ RSMeans wick Cost Calculator, Reed. Construction Data,
lutp://www.rsmeans.com/c.~lculator/index.asp%specialLser=l'SO~L, _~lccessed f uly, 2005.
~~ Eric ~[oreh~, Principal, \dorely Bros., LL,C, personal communication with
DC&H, .\ugust S, 2003.
4-23
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 EC H N I C A L APPEND I X
„ ti S n r. N P S O ,. ..., 5 N ,. D E ~ ., .. P h! ~ u
• Three- to four-stot-~• multi-family condominiums with stnuntred podium park-
ing: 5220 to S2?~ per square foot~~
3. Availabilin~ of Financing
The residential real estate market is strong in the Town of Los Gatos. Local
realtors and developers have noted that Los Gatos has not been affected bl• the
recent home mortgage foreclosure crisis and that adequate financing through local
banks is aaailable to the Los Gatos communin~.t=
~~ Lo: Gatos Gatewac is one of the fcw projects in Los Gatos with concrete podi-
um pnrlung.
t= Eric ~{orels, Principal, \forelc hen;., I_.Lr, personal communication with
DC&L, :Au~ua ~, 2003. •
~-24
rJ REVIEW OF 2003 HOUSING ELEMENT
The Town's previous Housing Element was adopted in 2003. In order to effective-
ly plan for the funire, it is important to reflect back on the goals of the 2003 Ele-
ment and to identify those areas where progress was made .and those areas where
additional effort is needed. In fact, State Housing Element guidelines .require
commiuuties to evaluate then previous Housing Element according to the follow-
ing cL7teria:
• Effectiveness of the Element
• Progress in Implementation
• appropriateness in Goals, Objectives and Policies
A. Effectiveness of the Element
The Town's 2003 f Iousing Element identiFied the follo~~ting goals:
0 To improve the choice of housuig opportunities for senior citizens, families
and singles and for all income groups through a variety of housing types and
sizes, including a mixture of ownership and rental housing.
• To preseLwe existing moderately priced and historically significant housing.
• To improve the quality of etisting housing and prevent blight.
• To eliminate racial discr-irnination, disability discrimination and all other forms
of discrimination, wluch can prevent free choice ua housing.
0 To make infrastructure projects and residential and nonresidential
developments compatible with environmental quality and energy conservation.
• To reduce the homeless population.
• To provide housing affordable to people who work in the Town.
In order to aclueve these goals, the 2003 Element listed a series of policies and
programs. Table 3-I identifies die policies and programs of the 2003 Element.
The table also includes a description of the actions that were taken from 2002
5-1
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TOWN 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
TECHNICAL A P P E N D I X
to 200 and the progress t]iat was achieved in addressing t11e 3003 I-lousing
Element's goals and policies.
I3, Progress in Implementation
To assess the Town's progress in implementing the 199 I-Iousing );lenient, the
followurg key- areas were reviewed:
1. Production of Housing
The 2003 I lousing Element identified a need for new construction of 234 housuag
units in Los Gatos ber<veen 2002 and 200'. "This new constrvctioa need
specifically identified the following affordable units:
0 4~ touts affordable to very-low-itcome households
0 44 units affordable to low-income households
0 ~~ units affordable to moderate-income households
Table 5-2 compares the new• construction need. by affordability to actual housing
units produced ii 2002 to 200' in L os Gatos.
From Januan- 1, 2003 to January 1, 2001, there were 443 housing uouts added to the
Town's housing stock. ~\lthough it appears that die 'Town eticeeded its total new
construction need by almost [twice the number of housing units identified for 2002-
200', amajority of the housing produced is affordable to above-moderate income
households, which are not included it the new construction need, as shown in
Table ~-2.
The Town ctid not meet its very low-income and moderate income housing needs.
<1s shown in Table 3-3, no very-lo~v-income units and only- four moderate-income
units were produced in the Town. T'he Town e~ceecled its ne~v constnrction need
of 4-4 low-income units, produciig ~=l total low-income units in the 2002-200 time
period.
T O WN O F LOS G A TO S
DRAFT 2 0 0 7- 2 0 1 4 H O U S I~N G .ELEMENT
TECHNICAL A P P EN D I X
REV I E W O F 2 0 0 3 H O U S I N G E L E M E NT
TABLE S-2 NEW CONSTRUCTION NEED VS. HOUSING UNITS PRODUCED,
2002-2007
Affordability New Construction
Need Housing Units
Produced Percent
Achieved
Very Low 4~ 0 0:0%
L ow 44 ~4 loo°r°
b[oderate 53 4 7.3%
Above ivloderate - 33~ -
Total 234 443
2. Preservation of°At Risk" Units
The Villa Vasona development was identified in the 2003 I-Iousing Element as a
development at risk of conversion to market rate. Villa Vasona was subsidized by
the I-IUD Section 8 program, which was scheduled to expire in November 2004.
The Section 8 subsidy was renewed during the 2002-2007 time period. The Villa
Vasona development included rental units for setuors and disabled persons. No
other developments in Los Gatos were identified as at-risk touts in the 2003
Housing Element.
3. Rehabilitation of Existing Units
The Town had established a goal of rehabilitating 10 to 20 total housing units
bet<ceen 2002 and 2007. The number of touts actually rehabilitated during this
ume period was 11 units .total. Therefore, the .program achieved its objective.
C. Appropriateness In Goals, Objectives and Polr'cies
The majority of the goals identified in the 2003 I-lousing Element are appropriate
for the 2007-2014 time frame. Objectives for each of the goals ,will be modified as
appropriate to more specifically respond to dze housing environment in Los Gatos
u12009. '
5-9
TOWN O F LOS ~G A T O S
DRAFT 2 00 7- 2 01 4 H O U S.I N G E L E M EN T
TECHNICAL A P P E N D I X
k~'i EW Oc 203 HCUS N~ E:.EMEN':
D, Summary
The To~cn achieved 100 percent of its total quantified objective for new- residential
constntction between 2002 and 2007 and exceeded its objective Eor new
constntction of units affordable to low-income households. However, the Town.
clid not aclueve its new construction. objectives for amts aEford'able to very- low-
and moderate-income households. Costs of hoaxing continue to be high in Los
Gatos, making affordable housing difficult to develop in the Los Gatos market.
Quantified objectives were achieved with regard to presen-ation of affocclable, at-
risk units and rehabilitation of t11e existing housing stock. The ~"illy Z"asona
property vas at risk of conversion during the last housing cycle; the property-'s
Section 8 contract was subsequently renewed in 200=1. Eleven housing units have
been rehabilitated bern~een 2002 and 2001.
-~0
6 HOUSING SITES INVENTORY
State law requires that all housing elements identify a list of housing sites that
can accommodate the jurisdiction's RHNA. This chapter identifies potential
sites and provides an .analysis of their ability to accommodate the Town's
RHNA numbers,
A. .Sites Inventory
To determine the availability of land for housing development in Los Gatos,
Town staff identified as wide of a range as possible of vacant sites and sites
with residential development potential in Los Gatos for initial consideration
in the inventory of available housing sites. These sites were identified using
available GIS data as of July 2CC3, current Assessor's data, and a review of the
Town's General Plan land use designations and the Town Code Zoning
Regulations. Town staff then c.onducteda site suitability analysis for each site
that evaluated potential development constraints including infrastructure
capacity and environmental constraints. Eased 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 within the Housing Element planning period to meet
the Town's RHNA. 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, by individual parcel, of the locations that are appropriate and suit-
able .for development in Los Gatos. This table includes the Assessor Parcel
Numbers (APNs), General Plan land use designation, .zoning designation,
acreage, and existing use for each site. Also included in the table are the al-
lowable density and realistic development capacity of each site as well as an
indication of any potential development constraints that reduce realistic de-
velopment capacity.
6-1
TOYIN OF LOS GATOS
p?.:;FT 20G'-~OI4 HOU;IhIG ELEI-Ict1T: Te'=HtIIrAI A??~riDn~.
.:,re '..~ : -., ]arcs. J.:.c. ~;~ ~
Potential Housing Sites
Sits with Residential Development Pot=_ntial
Site with P_nding Development.;pplication _ _
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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 C A L A P P E N D I X
HOUSING SITES INVE<`ITO?Y
B. Perclir7g De~~eloprnent Applications
The Town of Los Gatos has received a development application proposing
housing on the former Swanson Ford site. The applicant for the Swanson
Ford site is proposing a mixed-use project which will contain both
commercial and residential development. Akeena Solar is currently a tenant
on this site and is planning to move when its lease expires. Plans for this site
are tentative, but it is expected that this site could include up to 57 residential
units in the final design.
C. Analysis of Sites ~;ith liesidential Dez~eloprnent Potential
A .majority of the parcels in this analysis are non-vacant sites with .residential
development potential. The realistic development capacity has been
determined based on the status :and/or existing condition of existing uses for
each of the sites, identified in Figure 6-1 and Table 6-1, and is discussed in
more detail below.
Sites that are less than one acre are typically more difficult to develop and lot
corsolidation can often increase the feasibility of development. The Town
would facilitate and encourage landowners with sites less than one acre to
consider lot corsolidation within each site area as appropriate for residential
development.
1. Los Gatos Courthouse-
The Los Gatos Courhouse, which is currently vacant,. is located on the
southeast end of this site. Another vacant structure, formerly a mental health
clinic, sits on the southwest end of the site. The remainder of the site is va-
cant land. The property is currently owned b;r Santa Clara County, which
has plans to relocate the courthouse to Downtown 'San -Jose. .Santa Clara
County has declared this site as surplus property. Given the vacant structures
and vacant land as well as relocation. of the courthouse, the entire site would
be considered for redevelopment. The realistic development capacity would
not be reduced- by existing structures on the property. As County-owned
6-~
ro~~iN aP Los cATOs
DRAFT 2001.201 4 FIO U SING ELEMEr1T:
T E.C H N I C A L A P P E N D I X
~'~ S~ .~ 51 T E S t ri `: E N T G P. r
property, any residential development or, the site must include a minimum of
2~ percent affordable units. If the property were sold to a private developer,
this 2~ percent minimum affordability requirement would still apply. The
Town has expressed interest in purchasing the property or partnering with
other entities to develop affordable housing on the site.
2. Southbay Development
The convenient location of the Southbay Development site;. near Highway
17, I-Iighway S~, and the fun:re Vasona Light Rail Station,. as ~•ell as its large
size with over seven developable acres, makes it optimal for residential devel-
opment. An aging office building.. is located on the site. The propery has a
current. vacancy rate of close to 2G percent. Conceptual development applica-
tions have recently been submitted to the Town proposing residential uses on
the site.
The realistic development capacity wotad be slightly- reduced on this site be-
cause of a private ingress/egress easement and. private storm drain easement
on the site,
3. Oka Road/Lark tlvenue
The Oka Road/Lark tlvenue sites are primarily orchard property.
Therefore, the realistic development capacity of the sites would not be
reduced.
4. South Bay Honda
The South flay Ilorda car dealership is currently located or. this site. The.
dealership has indicated that they rill be relocating from this site in the near
future. t\dditioaally, a recent application to the Concepttal Development
Advisory- Committee of Los Gatos is proposing 4~ dwelling units at 2-E
d~~elling traits per acre for the site. Because of the existing commercial uses
on this site, the realistic development capacity is reduced by 3~ percent.
~_~
TOWN O F LOS G A T O S
DRAFT 2007.2014 HOU-SING ELEMENT;
T E C H.N I C A L A P P E N D I X
HOUSING SITES IN`/ENTOR'(
5. Dittos Lane
The Dittos Lane site currently has an aging duplex and two single-family
homes on the property. The site is .also located in the Central Los Gatos
Redevelopment Project .Area. Because the Town has acquired this entire
property for .affordable housing development, the realistic development
capacity for this site would not be reduced.
D. Additional Sites Planned for Housing
Town staff are working closely with a developer to build housing and mixed
use in the North Forty area, shown in Figure 6-1. The 2020 General Plan
designates this area as the North Forty Specific Plan Overlay and includes
guiding principles for both residential and non-residential development
within the Overlay. These guiding .principles require that a minimum of 20
percent of units developed within the Overlay be affordable to households at
the moderate income level or below.
E. Zoning Appropriate to Accommodate Housing for Lo~zer•Income
Households
Higher density developments often have lower construction costs and are
more likely to be able to provide affordable housing opportunities. This site
analysis focuses on developing housing that targets a density of 20 dwelling
units per acre. According to California Government Code Section
6~53.i.2(c)(3)(B), this is the density standard appropriate to accommodate
affordable housing in Santa Clara Countya
Under existing land use controls and site improvement requirements,
affordable .residential' projects have been successfully built at or above 20
t Under California Government Code, Sar.ta Clara County is identified as a
Suburban Jurisdiction, which- sets a default density standard of at least 2C dwelling
units per acre to appropriately accommodate housing for lower-.income households.
6-7
TOW N O F LOS G A T O S
DRAFT 2 0 0 7 1 0 1 4 H O U S I N G E L E M E N T
TECHNrCAL APPENDIX
H O',; $ I n.; ; $ I T E 5 I t`•i `/ E N T C R Y
dwel!irg units per acre within the last five to tea years in Los Gatos. For
example, the Aventino Apartments, located near the Southbay Development
site in Los Gatos, includes 290 units built on a 12.3-acre site with a density of
approximately 2.1 dwelling units per acre, t\ventino was built utilizing a
density bonus. Vlore recently, an affordable housing development was built
at 31 ?Miles Avenue and includes L units on a site that is less than none-half
acre at a density of about 26 dwelling units per. acre. On the 1.6-acre Dittos
Lane site recently acquired by the Town, 32 units have been proposed, which
is a density of 20 dwelling units per acre.
Los Gatos's existing zoning allows for a density of up to 20 dwelling units per
acre within the Nlulti-Family Residential (R-~'I) zone. Development standards
for the R-~I zone in Los. Gatos do not hinder development at 20 dwelling.
units per acre. In the R-?vi zone, a maximum allowable .lot coverage of ~#0
percent and a maximum height of 35 feet (approximately three building
stories) for a development would he equivalent to a maximum floor-to-area
ratio (FAR) of 1.2, Assuming an average size of 1,200 square feet per
residential unit, a density of 20 dwelling units per acre is achievable. on aone-
acre site. .Additionally, more. multi-family properies in Los Gatos and the
surrounding areas are being developed with underground parking. The
recently-developed Aventino tlpartments offers underground parking and a
density of 24 dwel ing units per acre.
Some of the sites identified in the sites inventory have an underlying zoning
of Restricted Highway Commercial (CI-I). This zoning district allows multi-
family uses with a conditional use permit. The CH zone allows a maximum
building lot coverage of 7~ percent and a maximum height of 35 feet, or three
building stories, so that the maximum FAR in this zone is 1.5. Sites with an
underlying zoning of CFI are primarily located along Los Gatos Foulevard
and would be ideal sites Eor mixed use. 'Phis sites inventory analysis assumes
75 percent residential uses and 25 percent commercial uses on these sites, as
show^ in Table 6-1. ~Y ith a macinuim F>r1R of 1.5, a density of 2~ dwelling
units per acre would be feasible and achievable on all of the sites designated
CH in Table 6-l.
E-P
TOWN O F LOS G ATOS
DRAFT 2007-2-0 14 HOUSING ELEMENT:
TECHNICAL A P P E N D I X
HOUSI~IG SITES INVENTORY
The Southbay Development site's underlying zoning is Controlled
Manufacturing (CIvI), which currently prohibits multi-family residential uses.
However, like the CH zone, the CNI zone has a maximum allowable lot
coverage of 50 percent and a maximum allowable height of 35 feet, or three
building stories, so that the maximum FAR in this zone is 1.5. Similar to the
CH zone, a density of 20 dwelling units per acre would ;be feasible and
achievable on the Southbay Development site.
The South Bay Honda site is designated Mixed Use Commercial, which has a
maximum allowable lot coverage of 50 percent and allowable height of 35
feet, so that the maximum FAR would be 1.5. Under this land use
designation, and even assuming 50 percent of a development to be
commercial uses and 50 percent to be residential, a density of 20 dwelling
units per acre would be feasible and achievable on the 1.5-acre South Bay
Honda site.
This Housing Element proposes an Affordable Housing Overlay Zone
(AHOZ) to facilitate the development of affordable housing on the housing
sites. Action HOU-2.1 outlines incentives and .requirements under
consideration for the AHOZ.
F. Secondary Duelling Units
The Town allows secondary units and has streamlined the process for review
and approval of these units. Bet~-een 2003 and 2006, the Town revised the
secondary unit program to allow applications xo be considered ministerially..
The Town also reduced the paring requirements -under this program. There
are currently 416 secondary dwelling units in Los Gatos. No applications for
secondary units have been submitted since 2002.
6-9
TOY/PI OF LOS GATOS
DRAFT 2007.2014 HOUSI<•IG ELEMENT:
TECHNIGA.L APPENDIX
G. .t~Otf)l:ial De~eloprrlent Constraints
This section describes the infrastructure capacity and potential environmental
issues that could impact realistic development capacity of each housing site.
Based on this analysis, there are no environmental constraints or
infrastructure capacity issues that could potentially reduce the realistic
development capacity of each identified housing site.
1. Infrastructure Capacity
The following sections describe the current infrastructure and service
available for water and' wastewater systems in Los Gatos. There are ro major
infrastructure capacity or service distribution issues for housing development
in Los Gatos that. could reduce the realistic development capacity of the.
proposed housing sites.
a. 1`G'ater
The San Jose. Water Company (SJ~~'C) supplies the majority of water service
for Los Gatos. The water quality and supply for the Town is managed by the
Santa Clara Valley ~`4'ater District (SCVWD). Although some areas of the
Town have aging water infrastnicture, the Town and the SJWC collaborate
to annually upgrade and replace pipelines as needed.' According to the
SJ~~'C, the realistic development capacity of 611 units oa the identified
housing sites would increase the demand for water byapprosimately 13,000
gallons of watet• per day at 2~~ gallon of water per housing unit per day. The
Los Gatos Draft 2620 General plan Environmental. Impact Report (EIR)
includes this estimated water use over existing conditions in its water supply
impact analysis and determined that the SJti~'G would have sufficient capacity
to meet water service demands.' Therefore,.. rater capacity does not
constitute a significant constraint that would reduce realistic development
capacity of the identified housing sides.
' Nicole Dunbar, Planning Supervisor, Sur.. Jose CG•ater Companv, personal
cor.;muricaeion with DC~:1=, August 6,'CC3,
s Los Gatos Dr2F 2~?~ Genersl Pisa Em:;iron,rent lrr.~act Report, ~~1:, Tos~~n
of Los Gatos, page ~{.1-I-9_.i.
6-10
TO`N N OF LOS GATOS
DRAFT 2007.2014 HOUSING ELEMENT:
TECHNICAL A P P E N D I X
HOUSING SITES INVENTOR Y
b. Sanitary Sewer
The West Valley Sanitation District (WVSD) manages the sanitary sewer
system in Los Gatos.. Similar to the water infrastructure, portions of the
sanitary sewer infrastructure are old and need to be upgraded or replaced.
The ~y/VSD regularly monitors, upgrades, and replaces sanitary sewer lines.`
Some areas of the Town that .have been incorporated through annexation
have pre-existing on-site septic systems. The Swanson Ford site is located in a
neighborhood where on-site septic systems are used. However, new
development proposed on this site would connect to the Town's sanitary
sewer system.
The realistic development capacity of 611 housing units. on the identified
housing sites would generate approximately 7,000 gallons of wastewater per
day at 121 gallons per housing unit per day, The 7~F,000 gallons of wastewater
per day represents less than 1 percent of the total ~`VVSD wastewater
allocation and would be within the current capacity of 12.1 million gallons
per day, as determined by the Los Gatos Draft 2020 General Plan EIR.'
Therefore, sanitary sewer capacity would not 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 potential environrental constraints on any of the.
identified sites tha*, could reduce realistic development capacity.
' West Valley Sanitation District, http://www.wesrvalleysan.or~/
healthandenvirorment/, accessed March 19, 2CG9.
' Los Gatos Draft 2020 Generzl Plan Environment Impact Report, 2C1~, Town
of Los Gatos, pave 4.14-23.
6- I I
TOWN .OF LOS GATOS
DRAFT 1 0 0 T• 2 0 1 4 H O U S I N G E L E M ENT
TECHNICAL A P P E N D 1 X
NGUS',niG SITES InivENTGRr
a. Geology and Soils
This section analvzes the potential environmental constraints associated with
seismic shaking, landslides, anc; slope instability ir, Los Gatos.
i. Seismic Shaking.
The San Andreas, Shannon, and Monte Vista faults are most likely to proc{uce
strong seismic shaking in Los Gatos.° The Shannon and A-lonte Vista faults
run through a portion of Los Gatos. Housing developed on the proposed
sites would be regulated by the Safety Element of the General Plan and the
Town's adopted Building Code and would therefore incorporate mitigation
measures that reduce the impact of seismic shaking.
ii. Landslides end Slope Lzstability
A small portion at the south end of the Dittos Lane site is located in a hillside
area considered. to have the potential for landslides. Hillside areas are often
prone to having steep slopes and a higher risk for landslides. The General
Plan Safety Element regulates hillside development and mitigates any
potential impacts associated with developing housing on slopes in Los Gatos..
The Town of Los. Gatos also requires geotechnical reports. by a registered
geologist for hillside development on slopes greater than a 3Q percent
gradient, as noted in the Town's I-Iillside Development Standards and
Guidelines.
b. Biological resources
This section analyzes the presence of potential jurisdictional wetlands, special-
status species, and sensitive natural communities on the identified housing
sites. N[ost of the sites considered is this inventor;.• are already developed
with other urban uses and thus have low habitat value..
i. 6'G'etlands
According to the li.S. Department of Fish and ~~'ildlife Set-~•ice itiational
~~'etlands Inventory, there are no potential jtrisdictional wetlands in Los
a Town of Los Gatos, ~CCC, C-ereral Pian 20CC Drat; En~irormen::! Im~ar
Rzoor:, page ~t.1-1~.
6-i2
TOWN O F LOS G A T O S
DRAFT 2.007.2014 HOUSING ELEMENT;
TECHNICAL A P P E N D I X
HC USING SITES INV EN TORY
Gatos. Therefore, wetlands would rot impact the realistic development
capacity of the housing sites.
ii. .Special-Statca Species
According to the California Natural Diversity Database (Civ'DDE), which
.lists occurrences of special-status plants and animals, there are no known
records of federal or State-listed plants in Los Gatos. There are federally
listed wildlife species that are known to occur in the Town. Development on
.all sites would be regulated by the Environment and Sustainability Element of
the General Plan and related State and federal agencies, such as the
Department of Fish and Game, which would mitigate any impacts associated
with the presence of special-status species.
iii. Sensitive ~~Cirtural Communities
Development on all sites would adhere to policies in both the Environment
and Sustainability and Open Space Elements of the General Plan, which
would mitigate any impacts associated with sensitive .natural communities.
c. .Hazards and Hazardous :Materials
This section describes the potential development constraints associated with
wildfires, flooding, and hazardous facilities and materials.
i. Fire Hazards
State regulations require that all municipalities address Very- High Fire
Severity Zone hazards, as defined by the State of California, if they are
located within the jurisdiction of that municipality. There are some Very
High Fire Severity Zones located in the ..hillside areas of Los Gatos. The Los
Gatos General Plan addresses areas that are susceptible to potential wildfire
hazards. The General Plan provides goals and policies in the Safety Element
that regulate housing development so that a-ildfire hazards would .not impact
the realistic development capacity of the housing sites. The Hillside
Development Standards and Guidelines specifically pl•ovide policies that
promote fire safety aad minimize wildfire hazards.
6- 13
T OWN OF LOS GATOS
DRAFT 2 0 0 7. 2 0 1 4 HOUSING ELEMENT
T E C H N I C A L A P PEN D I X
,. .; 5! ti ~ 5~ T a i i N +; c N T C P..
ll. FIOOII H1ZAY[i5
Of the Oka Road/Larlc t\venue parcels, Site A, 6~ percent of Site Fi (the
western portion of the parcel) and a small portion of Site C (the n•estern tip
of the parcel). are located in the 1~G-year floodplain zone designated by the
Federal Emergency- Management Agency (FEIIA). Housing on these sites
would be regulated by the Safety Element of the General Plan and would'
therefore be designed to mitigate these hazards. Therefore; realistic
development capacity would not be reduced by flood hazards.
iii. Hazardous Facilities and ~t~fateri~als
According to the California Department of Toxic Substances Control, there
are currently no hazardous sites or facilities, including federal Superfundsites,
State response sites, voluntary cleanup sites, or school cleanup sites in Los
Gatos. Therefore, the realistic. development capacity of the identified housing
sites would not be reduced by the presence of any Hazardous facilities or
materials in Los Gatos. If hazardous facilities or materials are found to be
present in Los Gatos, adhering to policies in the General Plan Safety Element
and federal and State reb nations would reduce any impacts associated with
such sites and facilities. Additionally, the To~•n has a hazardous waste and
substances statement supplement for all development applications, which
contains a list of sites obtained from the State of California and U.S.
Envirormertal Protection Agency (EPA) Plazardous \~'aste and Substances
Sites List.'
d. Noise .
Noise from Highway 17 could potentially affect development on the Oka
Road/Lark Avenue and Dittos Lane sites. The Oka Road/Lark Avenue, Los
Gatos Courthouse, and Southbay Development sites could also be potentially
affected by noise from the active railroad line parallel to and south of
I-Iighwav 37. The tioise Element of the General Plan. regulates noise levels
' Town of Los Gatos websice, http:!/w:a-w.town.los-gatos.ca.us/
documents!Communiry°'o_'~DeveiopmeatiP.annirg/DeYRe~~:\popak.PDF, accessed
,~pril 3 , =SG9.
6-f4
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 M E N T
TECHNICAL A P P E N D I X
H O L S I N G S I T E S INVENTOR Y
and design standards for development that .mitigate such noise impacts
Therefore, realistic development capacity would not be affected.
e. .Cultural Resources
According to the 1999 Los Gatos General. Plan Update Initial Study, potential
Native American archaeological sites are typically located near creeks in Los
Gatos. An archaeological evaluation would be required for development. on
the Oka Road/Lark Avenue sites near Los Gatos Creek.
H. Comparison of Regional Growth Need and Residential Sites
To determine the Town's ability to meet its RH~T.a, the Town's adjusted
RHNA, which was determined in Chapter 3 Projected Housing. Needs, is
compared to the realistic development capacity of the identified housing op-
portunity sites. Table 6-2 below presents the Town's RHNA as provided by
the Association of Bay Area Governments (ABAG) and the Town's adjusted
RHNA after subtracting housing units that have been built, approved or were
under construction beiween January I, 2GC7 and June .i0, 2C09.
Table 6-3 sho~-s that the realistic development capacity of the identified hous-
ing sites exceeds the Town's adjusted RF-IN;a.. The realistic development ca-
pacity of housing sites is based on the Town's default density of 20 dwelling
units per acre as described under Section E of this. chapter, Zoning Appropri-
ate to Accommodate Housing for Lower-Income Households, and as consis-
tent with recent construction and proposed projects in Los Gatos.. All sites in
Table 6-1 .assume development at the default density except for the .former
Swanson Ford .site, which has a pending development application that as-
sumes .development of a density of 12.7 dwelling .units per acre on a 45-acre
site. Because development on Swanson Ford is .not expected to be at the de-
fault density, this site will include 10 units affordable at the moderate-income
level and 47 market-rate units, in compliance with Los Gatos's Below Market
Price (BLIP) requirement. Therefore, the estimated realistic development
capacity of the 57 total units for the Swanson Ford si e would be counted
toward the moderate and above RHNA income categories in Table 6-3.
6-I
TO W N OF LOS GATOS.
DRAFT 2007.201 4 HOU 51 NG ELEMENT:
TECHNICAL A P P E N D I X
4~US'NG SITES IN'/E~~TORY
Ta3_= b-2 ADJUSTED RHNA CALCULATION
A B (A minus B)
Units Built,
Under
New Construction
Construction and/or
Income Need Approved Since Adjusted
Clteaorv (FvI-I:~:~) January 1, 2GC7 RHNA
Estremely Low 77 C 77
Vzry Lou- 77 G 77
Low 1C0 0 I:CO
Irloderate 122 2 12C
Above Moderate 136 39 147
Total Units 563 41 521
I A3L5 6-3 ADJUSTED RF•9NA AND DEVELOPMENT CAPACITY OF
FIOUS ING OPPORTUNI TY SITES
A B ' (A-B)
Development
Adjusted Capacity of Housing Surplus
Income Ler•el RI-NA^ Opportunity Sites Capacity
Estremely Low 77 39 1~
b`err Low 77 90 1'-
Low lOC LO 20
Moderate 12G 137 17
Above Moderate 147 175 23
Total 53'1 611 9C
'The adjusted RHtiA is calculated as shown in Table 6-
6- ~ 6