HomeMy WebLinkAbout03-10-2009 Housing Elementjoint Study SessionAGENDA
CITY OF SARATOGA
CITY COUNCIL
PLANNING COMMISSION
JOINT STUDY SESSION
MARCH 10, 2009
5:OOP.M. SAUNDERS ROOM, 19655 ALLENDALE AVENUE
CALL MEETING TO ORDER 5:OOP.M.
REPORT OF CITY CLERK ON POSTING OF AGENDA
(Pursuant to Gov't. Code 54954.2, the agenda for this meeting was properly posted on
March 4, 2009)
COMMUNICATIONS FROM PUBLIC
Oral Communications on Non- Agendized Items
Any member of the public will be allowed to address the City Council for up to three (3)
minutes on matters not on this agenda. The law generally prohibits the council from
discussing or taking action on such items. However, the Council may instruct staff
accordingly regarding Oral Communications under Council Direction to Staff.
1.
Discussion on the Update to the City's Housing Element
Recommended action:
Staff requests the City Council and Planning Commission provide comment on the
proposed Draft Housing Element's goals, programs, and policies. The Draft
Housing Element is to be submitted to the California Department of Housing and
Community Development for review prior to the June 30, 2009 deadline.
In accordance with the Ralph M. Brown Act, copies of the staff reports and other materials
provided to the City Council by City staff in connection with this agenda are available at the
office of the City Clerk at 13777 Fruitvale Avenue, Saratoga, CA 95070. Note that copies of
materials distributed to the City Council concurrently with the posting of the agenda are also
available on the City Website at www.saratoga.ca.us. Any materials distributed by staff after the
posting of the agenda are made available for public review at the office of the City Clerk at the
time they are distributed to the City Council.
fn compliance with the Americans with Disabilities Act (ADA), if you need special assistance to participate
in this meeting, please contact the City Clerk at (408) 868 -1269 or ctclerk @saratoga.ca.us. Notification
48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility
to this meeting (28 CFR 35.102 35.104 ADA Title 1l).
Certificate of Posing of Agenda:
1, Ann Sullivan, City Clerk for the City of Saratoga, declare that the foregoing agenda for the meeting of
the City Council for the City of Saratoga was posted on March 4, 2009 at the office of the City of Saratoga,
13777 Fruitvale Ave., Saratoga, CA 95070 and was available for public review at that location. The
agenda is also available on the City's website at lawi1..saraloga.ca.us
Signed this 4 day of March 2009 at Saratoga, California.
Ann Sullivan, CMC
City Clerk
City of Saratoga
13777 Fruitvale Avenue Saratoga, CA 95070
City Offices: 408.868.1200 FAX: 408.867.8559
CITYHALL @SARATOGA.CA.US WWWSARATOGA.CA.US
NON-PUBLIC U[]B]L][C DISTRIBUTION
CITY COUNCIL Meets 1st 3rd Wednesdays 7:OOp.m.
Council Chambers
COUNCILMEMBERS
Chuck Page, Mayor
20790 Norada Court
(Term expires 11/2010)
Kathleen King, Vice Mayor
20880 Canyon View Drive
(Term Expires 11/2010)
Jill Hunter
20606 Lomita Avenue
(Term Expires 11/2010)
Howard Miller
13485 Holiday Drive
(Term Expires 11/2012)
Susie V. Nagpal
19101 Via Tesoro Court
(Term Expires 11/2012)
COMMISSIONERS
CITY COMMISSIONS
CONTACT INFORMATION
Work 408 -257 -9334
cpage @saratoga.ca.us
Home: 408- 725 -1735
Cell: 408 -839 -9555
F)IX' E7 IS 77
Home 408 -605 -52.51
kk2king @comcast.net
kking @scfhp.com
Home 408- 741 -1213
jhunter@saratoga.ca.us
Cell: 408 933 -8935
)C: 7 v/- BY P
Home- -408- 741 -5642
hmiller @mac.com
Cell- 408 802 -4034
Cell 408 -209 -1627
susievnl@hotmail.com
CONTACT INFORMATION
PLANNING COMMISSION Meets 2n 4 Wednesdays 7:OOp.m.
Council Chambers John Livingstone (868 -1231) Staff Liaison
(04/09) Cappello, Manny (Chair) 12558 Palmtag Drive /manny.cappello @att.net
(04/10) Hlava, Joyce
(04/09) Kumar, Rishi
(04/09) Kundtz, Robert
(04/11) Rodgers, Linda
(04/10) Zhao, Yan (Vice Chair)
(04/11) Bernard, Mary -Lynne
b z v v�A( r 7 6 7'2 3
eQ (p/ -0.5$s
v /(,(e} ga_2
14662 Springer Avenue (Home) 867 -6654
19404 Shubert Drive (Cell)429 -9222
21790 Heber Way (Work) 741 -5445
21359 Toll Gate Road (Horne) 741 -2281
19034 Bonnet Way (Home) 206 -9681
14398 Evans Lane (Home)866 -6162
7°
City of Saratoga
Housing Element Update
City Council /Planning Commission
Study Session
March 10, 2009
Tonight's Agenda
Review of Housing Element Update Process
Review of Key Findings
Review of Recent Legislation
Discussion of Policy Direction
Next Steps
1
Review of Housing Element
Update Process
What is a Housing Element?
•3 One of the seven State
required Elements of the
General Plan
Plans for the provision of
housing for a variety of income
levels
Assesses housing needs at the
local level
Requires review and certification
by the State
City of Saratoga 2007 -2014
RHNA Allocations (Growth Needs)
Income Category
Annual Income Range
Saratoga
Regional Share
(units)
Extremely low-
income
<30% MFI*
<$29,340
*45
Very low- income
0% 50% MFI
$0- $48,900
90
Low income
51% 80% MFI
$48,901 $78,240
68
Moderate-
income
81% 120% MFI
$78,241 $117,360
77
Above moderate
income
120% MFI
>$117,360
57
TOTAL
292
`MFI= 2008 Median Family Income ($97,800 for Santa Clara County) ,1 +r
"Regional share of extremely low- income units is assumed to be 50% c;
of the very low- income units
Why Update the
Housing Element?
Ensures future policy is reflective of
community needs/ challenges/
opportunities
Many grant/funding programs require a
certified Housing Element
Essential for establishing policy
guidance for the long -term housing
needs in Saratoga
3
Housing Element
Contents
Needs Assessment
Resource and Constraint Analyses
Review of Past Performance
Policy Program
Housing Element
Update Process
Phase 1: Review Existing Conditions
Phase 2: Public Participation Program
Phase 3: Prepare Draft Housing Element
Phase 4: Environmental Analysis
Phase 5: Housing Element Adoption
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5
Summer Summer /Fall Winter /Spring Spring Spring /Summer
2008 2008 2009 2009 2009
4
Key Findings
Key Findings
Housing Affordability
27% of Saratoga households overpay for housing
Median sales price is only affordable for households with above
moderate income
Special Needs Groups
11.1% of households have 5+ members
26.9% of households have a householder age 65+
4.2% of heads of households are female
9.4% of residents have a disability affecting housing needs
�l rosWP
Key Findings
Renting vs. Owning
90% of housing units are owner occupied
Renter households are smaller and have a lower median
household income than owner households
Vacancy Rate of 1.9%
2% of Households are Overcrowded
Housing Stock
Single- family detached homes make up 93.7% of owner
occupied housing and 58.2% of rentals
85.8% of housing units are 29+ years old
Remaining RHNA Need
s
Sites Summary
Very
Low-
Income
Low Income
Moderate-
Income
Above
Moderate
Income
Total
2007 -2014
RHNA Need
90
68
77
57
292
Construction
Achievements
01/2007-
01 /2009
0
0
0
8
8
Units Under
Construction
0
0
0
6
6
Remaining
Need
90
68
77
43
278
A 4•t •A41'G
�r.a
Key Findings
Renting vs. Owning
90% of housing units are owner occupied
Renter households are smaller and have a lower median
household income than owner households
Vacancy Rate of 1.9%
2% of Households are Overcrowded
Housing Stock
Single- family detached homes make up 93.7% of owner
occupied housing and 58.2% of rentals
85.8% of housing units are 29+ years old
Recent Legislation
SB 2 Emergency Shelters
SB 520 Reasonable Accommodations
❖AB 2348 Adequate Sites
SB 1818 and AB 2280 Density Bonus
•AB 2634 Extremely Low Income
Adequate Sites Requirements
AB 2348
Standards that need to be met for lower
income:
Specific commitment to affordability
OR
Default density- 20 du /ac
Minimum 16 units per site
50% of lower income RHNA need on residential
only sites
7
Adequate Sites
Very low- and low- income need 158 dwelling units
Odd Fellows site (80 dwelling units)
Ongoing negotiations, commitment to affordability
Mixed Use Overlay (capacity for 547 dwelling units)
Revisions to development standards and density
Developing promotional techniques and incentives
Review and approval processes
8
Policy Program
2007 -2014 Policy Action Plan
Establishes City's official policy related to
housing
Establishes specific actions and quantified
objectives for housing programs and policies
Production
Preservation
Conservation
Rehabilitation
Identifies responsible agencies, funding
sources and implementation timing
Discussion of
Policy Direction
9
Next Steps
Draft Housing Element will be submitted to HCD
for compliance review
HCD reviews for compliance and provides City
with letter of suggested revisions to comply
with State law
City will address HCD comment letter and
consider third party comments
Upon satisfying statutory requirements, HCD
will provide a letter of "substantial compliance"
Planning Commission will recommend adoption
of the revised Housing Element to City Council
1 B A i 4
City of Saratoga
Housing Element Update
City Council /PlanningCommission
Study Session
March 10, 2009
1O
Table B -7
Sites Summary"'
Very Low-
Income'
Low-
Income
Moderate
Income
Above
Moderate
Income
Total
2007 -2014
RHNA Need
90
68
77
57
292
Construction
Achievements
January 2007
January 2009
0
0
0
8
8
Vacant Land
Capacity
0
0
0
110
110
Units Under
Construction
0
0
0
6
6
Mixed -Use
Overlay Zone
on Underutilized
Commercial
Sites
516
31
0
547
Odd Fellows
Retirement
Community
80
0
0
80
Total
Achievements
and Capacity
596
31
124
751
Notes: The Extremely Low Income need is assumed to be 50 percent of the Very Low- Income
allocation= 45 units. 'Based on building permits finaled through January 2009. Does not include projects
currently under construction or in the review and entitlement process.
Source: City of Saratoga
Table B -7 summarizes the City of Saratoga's capacity to meet RHNA goals.
1
Income Category
Annual Income Range
Saratoga
Regional Share
(units)
Extremely low-
income
<30 %MFI*
<$29,340
*45
Very low- income
0% 50% MFI
$0- $48,900
90
Low income
51% 80% MFI
$48,901 $78,240
68
Moderate-
income
81% 120% MFI
$78,241 $117,360
77
Above moderate
income
120% MFI
>$117,360
57
TOTAL
292
City of Saratoga 2007 -2014
RHNAAllocations (Growth Needs)
*MFI= 2008 Median Family Income ($97,800 for Santa Clara County)
*Regional share of extremely low- income units is assumed to be 50%
of the very low- income units
r S BA Jt
4
lam~
CITY COUNCIL /PLANNING COnMZISSION
STUDY SESSION
MEMORANDUM
TO: City Council /Planning Commission
FROM: Christopher Riordan, AICP, Senior Planner
MEETING DATE: March 10, 2009
SUBJECT: GPA09 -0001 Planning Commission Review of the Draft Housing
Element
Overview
RBF Consulting is under contract to prepare the update to the City's Housing Element. On
February 24, 2009, Staff and RBF Consulting held a Planning Commission Study Session to
review the Draft Housing Element's proposed goals, programs, and policies. During the meeting
the Planning Commission specifically focused their direction and comments on the proposed
polices listed in Chapter 4 of the Draft Housing Element. The comments provided by the
Planning Commission have been incorporated into the attached copy of the Draft Housing
Element.
For this Joint Study Session between City Council and the Planning Commission, Staff and the
consultant are seeking additional continents on the proposed Draft Housing Element's proposed
goals, programs, and policies.
An Administrative Draft of the Housing Element is to be submitted to the California Department
of Housing and Community Development (HCD) for review prior to the June 30, 2009 deadline.
Background
Every five years the City of Saratoga (City) is required by the State of California (State) to update
the City's Housing Element. Housing element law requires a quantification of each city's
existing and projected housing needs and requires each to provide their "fair share" of regional
housing needs. This is accomplished, in part, through the Regional Housing Needs Assessment
(RHNA) process. The RHNA defines each city's existing and future housing needs in a regional
context.
A city's share of the RHNA, as determined by the Association of Bay Area Governments
(ABAG), is the projected housing need that must be addressed in the Housing Element. Each
city's RHNA is distributed among four income categories (very low, low, moderate, and above
moderate) to enable cities to address the requirement to provide for the housing needs of all
income levels. ABAG's draft RHNA for the period 2007 2012 allocates 292 new housing units
to the City. Of these, 90, 68, and 77 are to be made available for very low, low, and moderate
income households, respectively. The remaining 57 would be market rate units.
Page 1 of 2
Both the federal and state governments consider the availability of housing and the provision of a
suitable living environment to be priority issues. State housing law and policies make local
jurisdictions the primary implementers of state housing policy and provide a detailed outline for
directing these efforts.
The City's Housing Element is required to identify existing and projected housing needs and to
establish goals, policies, objectives and programs for the preservation, improvement and
development of housing to meet the needs of all economic sectors of the community. HCD
considers the Housing Element to be one of the most important tools for addressing the housing
needs in California.
State housing element law requires every city to provide a site inventory and analysis in its
Housing Element. This inventory identifies specific sites suitable for residential development
that will enable the city to compare its RHNA new construction need with its residential
development capacity. The site inventory and analysis helps determine if additional
governmental actions are needed to provide enough sites with appropriate zoning and
development standards to accommodate the amount of new construction identified in the
RHNA. The analysis of the site inventory must demonstrate that the sites have sufficient realistic
capacity at appropriate densities and development standards to permit development of a range of
housing types and prices to accommodate the community's share of the regional housing need at
each income level. The State HCD carefully reviews each housing element's site inventory to
make sure that the sites identified in the inventory provide the necessary capacity to
accommodate the new housing need and are zoned appropriately to provide for a range of
housing types and affordability. Special attention is paid to the provision of adequate sites for
meeting the RHNA allotment of very-low, low, and moderate income households.
Staff recognizes the challenge of developing affordable housing within the City of Saratoga and
the need to provide incentives for developers and property owners to construct housing for the
low- income segment of our population.
ATTACHMENT:
1. Draft Housing Element
Page 2 of 2
CITY OF SARATOGA
HOUSING ELEMENT
Administrative Draft
2007 2014 Housing Element
March 4, 2009
Table of Contents
ro r e f'w4. c..- e• UEG 'gdOtt.Ml .M1 4 °3
City of Saratoga Housing Element
Chapter 1: Introduction 1-
A. Introduction 1
B. Purpose and Content 1
C. Housing Element Update Process 1
D. State Law and Local Planning 1
E. Housing Element Organization 3
F. Citizen Participation 4
Chapter 2: Housing Needs Analysis 2-
A. Introduction 1
B. Community Profile 1
1. Population Trends and Characteristics 1
2. Employment Trends 5
3. Household Characteristics 8
4. Housing Inventory and Market Conditions 11
C. Housing Needs 20
1. Households Overpaying for Housing 21
2. Overcrowding 22
3. 2007 -2014 Growth Needs 23
4. Special Needs Groups 23
Chapter 3: Resources and Constraints Analysis 3-
A. Governmental Constraints and Resources 1
1. Land Use Controls 1
2. Density Bonus Ordinance 19
3. Institutional Facilities and Nursing Homes 20
4. Emergency Shelters, Transitional Housing and
Single Room Occupancy Units 21
5. Second Dwelling Units 25
6. Housing for Persons with Disabilities 26
7. Building Codes and Enforcement 27
8. Development Fees 28
9. Local Processing and Permit Procedures 35
10. Measure G 35
11. Environmental and Infrastructure Constraints 36
12. Community Development Block Grant and HOME Program 41
Table of Contents
City of Saratoga Housing Element
B. Non Governmental Constraints 44
1. Vacant and Underutilized Land 44
2. Land Prices 44
3. Construction Costs 44
4. Financing 45
5. Energy Conservation 47
Chapter 4: Housing Policy Program 4-
A. Policy Program 1
B. Policy Action 1
Appendices
Appendix A: Community Outreach 1
Appendix B: Residential Land Resources 1
1. Availability of Sites for Housing
2. Preservation of Assisted Units at Risk of Conversion
Appendix C: Review of 1999 -2006 Housing Element Performance 1
Appendix D: Glossary 1
Table of Contents
ii
YSS
Chapter 1:
Introduction
A. Introduction
The Housing Element of the General Plan identifies and analyzes existing and
projected housing needs and contains the official policies for the preservation,
conservation, rehabilitation, and production of housing in the City of Saratoga.
This Housing Element covers the Planning Period from January 2007 through
June 2014.
B. Purpose and Content
The Housing Element addresses housing opportunities for current and future
Saratoga residents through 2014 and provides the primary policy guidance for
local decision making related to housing. The Housing Element is the only
General Plan Element that requires review and certification by the State of
California.
The Housing Element provides a detailed analysis of the City's demographic,
economic, and housing characteristics as required by State law. The Housing
Element also evaluates the City's progress in implementing the 1999 -2006 policy
program and actions related to housing production, preservation, conservation,
and rehabilitation. Based on community housing needs, available resources,
housing constraints /opportunities, and analysis of past performance, the Housing
Element identifies goals, objectives, and action programs that address existing
and projected housing needs in Saratoga.
C. Housing Element Update Process
The California State legislature has identified the attainment of a decent home
and suitable living environment for every Californian as a State -wide goal. Local
planning programs play a critical part in achieving this goal. Therefore, the
Legislature mandates that all cities and counties prepare a Housing Element as
part of their comprehensive General Plans.
D. State Law and Local Planning
City of Saratoga Housing Element
1. Consistency with State Law
The Housing Element is one of the seven Elements of the General Plan required
by State law (Sections 65580 to 65589.89 of the California Government Code).
Each jurisdiction's Housing Element must contain "identification and analysis of
existing and projected housing needs and a statement of goals, policies,
quantified objectives, and scheduled program actions for the preservation,
Chapter 1: Introduction
1 of 4
Required Housing Element Component
Reference
A. Housing Needs Assessment
1. Analysis of population trends in Saratoga in relation to countywide
trends
Chapter 2, Page 1
2. Analysis of employment trends in Saratoga in relation to regional
trends
Chapter 2, Page 6
3. Projections and quantification of Saratoga's existing and projected
housing needs for all income groups
Chapter 2, Page 21
4. Analysis and documentation of Saratoga's housing characteristics,
including:
a. Overpayment
Chapter 2, Page 21
b. Overcrowding
Chapter 2, Page 22
c. Housing conditions
Chapter 2, Page 16
5. Analysis of land suitable for residential development
Appendix B
6. Analysis of governmental constraints upon housing
Chapter 3, Page 1
7. Analysis of nongovernmental constraints upon housing
Chapter 3, Page 41
8. Analysis of special housing needs
Chapter 2, Page 23
9. Analysis of emergency shelters
Chapter 3, Page 21
10. Analysis of opportunities for energy conservation
Chapter 3, Page 44
11. Analysis of assisted housing developments that are eligible to
change from low- income housing during the next 10 years
Appendix B
B. Goals and Policies
12. Identification of Saratoga's goals, quantified objectives and
policies relative to the maintenance, improvement and
development of housing
Chapter 4
C. Implementation Program
13. Identification of adequate sites which will be made available
through appropriate action to accommodate a variety of housing
types for all income levels
Appendix B
14. Identification of programs to assist in the development of adequate
housing to meet the needs of low and moderate income
households
Chapter 4
15. Identification of opportunities to remove governmental constraints
to the maintenance, improvement, and development of housing
Chapter 4
16. Identification of opportunities to remove constraints and /or provide
reasonable accommodations for housing for persons with
disabilities
Chapter 4
6
spa
Z
City of Saratoga Housing Element
improvement, and development of housing." The Housing Element plans for the
provision of housing for all segments of the City's population.
Section 65583 of the Government Code sets forth specific requirements
regarding the scope and content of each Housing Element. Table 1 -1
summarizes these requirements and identifies the applicable sections of the
Housing Element where these requirements are addressed.
Chapter 1: Introduction
2 of 4
Required Housing Element Component
Reference
17. Identification of opportunities to conserve and improve the
condition of the existing affordable housing stock
Chapter 4
18. Identification of programs to promote housing opportunities for all
persons
Chapter 4
19. Identification of programs to address the potential conversion of
assisted housing development to market -rate housing
Chapter 4
20. Identification of programs to identify zones where emergency
shelters are permitted
Chapter 4
2. General Plan Consistency
The California Government Code (Section 65300.5) requires internal consistency
among each Element of the General Plan. The General Plan Elements shall
provide an integrated, internally consistent, and compatible statement of policy.
The City of Saratoga has reviewed the other Elements of the General Plan and
determined that the Housing Element is internally consistent.
3. Relationship to Other Plans and Programs
E. Housing Element Organization
City of Saratoga Housing Element
The Housing Element identifies goals, objectives, policies, and actions for the
2007 -2014 Planning Period that directly addresses existing and future housing
needs in Saratoga. City plans and programs work to implement the goals,
objectives, and policies of the Housing Element.
The City of Saratoga's Housing Element is organized into four parts:
Introduction: Explains the purpose, process and content of the Housing
Element.
Housing Needs Analysis: Describes the demographic, economic and
housing characteristics of Saratoga as well as existing and future housing
needs.
Resources and Constraints Analysis: Analyzes the actual and potential
governmental and non governmental constraints to the maintenance,
preservation, conservation and development of housing.
Housing Policy Program: Details specific policies and programs the City
will carry out over the Planning Period to address Saratoga's housing
goals.
Chapter 1: Introduction
3 of 4
City of Saratoga Housing Element
Supporting background material is included in the following appendices:
o Appendix A: Community Outreach Summary
o Appendix B: Residential Land Resources
G Appendix C: Review of the 1999 -2006 Housing Element Performance
Appendix D: Glossary of Housing Terms
F. Citizen Participation
The Housing Element was developed through the combined efforts of City staff
and consultants, the Planning Commission, and the City Council. Citizen input
was received through public workshops and public hearings conducted by
consultants, the Planning Commission and the City Council. Notices for these
workshops and hearings were published on the City's website and posted at City
Hall and other public facilities. In addition, housing stakeholder- organizations
involved in the development of housing or representing the interests of lower
income and special needs households were contacted directly to participate in
public workshops.
1. Community Workshops
The following community workshops were advertised and open to the general
public:
Workshop #1: June 17, 2008, North Campus of Saratoga, Administration
Building
o Workshop #2: August 5, 2008, Saratoga Fire District Offices, Community
Room
During the community workshops, participants were provided with an overview of
the Housing Element update process and content. Participants were then asked
to identify and discuss challenges, opportunities and resources related to
housing in Saratoga.
Comments received through the outreach activities have been considered in the
development of the Housing Policy Program provided in Chapter 4 of this
document. A summary of the comments is provided in Appendix A of the Housing
Element.
Chapter 1: Introduction
4 of 4
Chapter 2:
Housing Needs Analysis
A. Introduction
When preparing the Housing Element, jurisdictions must evaluate both existing
and future housing needs for all segments of the population.
This section analyzes demographic, economic and housing characteristics that
influence the demand for and availability of housing. The analyses form a
foundation for developing programs and policies that seek to address identified
housing needs according to income, tenure and special needs groups.
Primary data sources utilized in this analysis include the 1990 and 2000 U.S.
Census, the California Department of Finance (DOF), the Department of Housing
and Urban Development (HUD) and the Association of Bay Area Governments
(ABAG). These data sources are the most reliable for assessing existing
conditions and provide a basis for consistent comparison with historical data and
for making forecasts.
B. Community Profile
1. Population Trends and Characteristics
a. Historical, Existing and Forecast Growth
City of Saratoga Housing Element
Housing needs are generally influenced by population and employment trends.
This section provides a summary of the changes to the population size, age and
racial composition of the city.
The City of Saratoga is one of 15 cities in the County of Santa Clara. The
California Department of Finance estimates that Santa Clara County's population
in 2008 was 1,837,075.
Chapter 2: Housing Needs Analysis
1 of 36
County
1990
2000
2008
Santa Clara County
1,497,577
1,682,585
1,837,075
Alameda County
1,279,182
1,443,741
1.543,000
San Mateo County
649,623
707,161
739,469
San Joaquin County
480,628
563,598
685,660
Santa Cruz County
229,734
255,602
266,519
Monterey County
355,660
401,762
428,549
Stanislaus County
370,522
446,997
525,903
Merced County
178,403
210,554
255,250
San Benito
36,697
53,234
57,784
City of Saratoga Housing Element
Table 2 -1 lists adjacent counties and their respective populations.
Note:
'California Department of Finance, January 2008
Source: U.S. Census 2000 SF 1, 1990 STF 1, and the California Department of Finance, E4
According to the U.S. Census and the State Department of Finance, Saratoga
experienced a 6.4 percent population increase between 1990 and 2000, and a
5.8 percent increase between 2000 and 2008. Table 2 -2 compares Saratoga's
population growth trends with those of the County. As indicated in Figure 2 -1,
ABAG forecasts a population of 33,900 for Saratoga in 2030.
Table`2 2
'opulationn Growth 1,990
1990
28,061
1,497,577
2000
29,855
1,682,585
2008
31,592
1,837,075
1990 -2000
Growth
Number
1,794
185,008
6.4%
12.4
2000 -20
Growt
Number
1,737
154,490
Jurisdiction
Saratoga
08
h
5.8
9.2
Santa Clara
County
Note:
'California Department of Finance, January 2008
Source: U.S. Census 1990 STF3 P001, U.S. Census 2000 SF3 P1 and California Department of Finance
E4
OA
Chapter 2: Housing Needs Analysis
2 of 36
City of Saratoga Housing Element
0
R
0
0
CL
35,000
34,000
33,000
32,000
31,000
30,000
29,000
28,000
30,384
2000 2005
Source: ABAG Projections 2005
Figure 2 -1
City of Saratoga
Population Growth Forecast
2000 -2030
30,900
31,700
32,400
33,300
33,800 33,900
2010 2015 2020 2025 2030
Chapter 2: Housing Needs Analysis
3 of 36
VEMPIVIlfa '111‘7
Vrgi
City of Saratoga Housing Element
b. Age Composition
Between 1990 and 2000, Saratoga experienced growth in the percentages of the
"preschool" (0 -4 years), "school" (5 -17 years), and "senior citizen (65+ years)
populations, while the percentages of "young adult" (18 -24 years), "prime
working" (25 -54 years), and "retirement" (55 -64 years) populations declined. The
"prime working" (25 -54 years) population remains the largest age group in the
City.
Table 2 -3 summarizes the population's age distribution in 1990 and 2000.
1990
Number
1,284
4,445
2,043
12,722
3,846
3,721
28,061
of
Population
4.6%
15.8%
7.3%
45.3%
13.7%
13.3%
100.0%
20
Number
1,575
6,183
1,145
12,371
3,629
4,952
29,855
Age Group
Preschool (0 -4 years)
School (5 -17 years)
Young Adult (18 -24 years)
Prime Working (25 -54
years)
Retirement (55 -64 years)
Senior Citizen (65+ years)
Total
Source: U.S. Census 1990 STF 3 P013; U.S
Census 2000 SF 3, P8
00
of
Population
5.3%
20.7%
3.8%
41.4%
12.2%
16.6%
100.0%
Chapter 2: Housing Needs Analysis
4 of 36
c. Race and Ethnicity
City of Saratoga Housing Element
Saratoga residents are mainly composed of two racial /ethnic groups: White, and
Asian or Pacific Islander. As of 2000, 65.1 percent of residents in Saratoga were
White and 29.1 percent were of Asian or Pacific Islander origin. Between 1990
and 2000 the White population declined by 16 percent, while the Asian or Pacific
Islander population increased by 14.2 percent.
Table 2 -4 summarizes the racial and ethnic composition of the population in 1990
and 2000.
3 Table 2 -4
acial and EEthnic. Composition
Notes:
May be of any race. Figures in other rows reflect the population that is not Hispanic or Latino.
2 The "Population of two or more races" category has been added in the 2000 U.S. Census. Data may not
be comparable.
Source: U.S. Census 1990 STF 1, P010; U.S. Census 2000 SF 1, P8
2. Employment Trends
Housing needs are influenced by employment trends. Significant employment
opportunities within a City can lead to growth in demand for housing in proximity
to jobs. The quality and /or pay of available employment can determine the need
for various housing types and prices.
Chapter 2: Housing Needs Analysis
5 of 36
90 2000;
Racial /Ethnic
Group
1990
2000
1990 -2000
Change in
of
Population
Number
of
Population
Number
of
Population
White
22,761
81.1%
19,434
65.1%
-16.0%
Black
118
0.4%
110
0.4%
0.0%
American Indian
Alaska Native
48
0.2%
34
0.1%
-0.1%
Asian or Pacific
Islander
4,185
14.9%
8,686
29.1%
14.2%
Other race
9
0.0%
37
0.1%
0.1%
Two or more races
606
2.0%
Hispanic'
940
3.3%
936
3.1%
-0.2%
Total
28,061
100.0%
29,843
100.0%
c. Race and Ethnicity
City of Saratoga Housing Element
Saratoga residents are mainly composed of two racial /ethnic groups: White, and
Asian or Pacific Islander. As of 2000, 65.1 percent of residents in Saratoga were
White and 29.1 percent were of Asian or Pacific Islander origin. Between 1990
and 2000 the White population declined by 16 percent, while the Asian or Pacific
Islander population increased by 14.2 percent.
Table 2 -4 summarizes the racial and ethnic composition of the population in 1990
and 2000.
3 Table 2 -4
acial and EEthnic. Composition
Notes:
May be of any race. Figures in other rows reflect the population that is not Hispanic or Latino.
2 The "Population of two or more races" category has been added in the 2000 U.S. Census. Data may not
be comparable.
Source: U.S. Census 1990 STF 1, P010; U.S. Census 2000 SF 1, P8
2. Employment Trends
Housing needs are influenced by employment trends. Significant employment
opportunities within a City can lead to growth in demand for housing in proximity
to jobs. The quality and /or pay of available employment can determine the need
for various housing types and prices.
Chapter 2: Housing Needs Analysis
5 of 36
City of Saratoga Housing Element
As shown in Table 2 -5, in 2000, 31.9 percent of Saratoga residents were
employed in the manufacturing industry; 18.8 percent were employed in
professional, scientific, management, administrative and waste management
services; and 14.9 percent were employed in educational, health and social
services.
Notes:
1 Data indicates the occupations held by Saratoga/Santa Clara County residents; the location of the
related workplace is not indicated by this data.
Source: U.S. Census 2000 SF3, P49
Chapter 2: Housing Needs Analysis
6 of 36
mploymentbyndus
:2 L/ i
00 /"gyp n V p uJ
L.JI t.
"q K k
Saratoga
Santa Clara County
Industry
Employees
Employees
Agriculture, forestry, fishing
and hunting, and mining
18
0.1%
4,364
0.5%
Construction
422
3.2%
42,232
5%
Manufacturing
4,253
31.9%
231,784
27.5%
Wholesale trade
389
2.9%
25,515
3%
Retail trade
1,019
7.6%
83,369
9.9%
Transportation and
warehousing, and utilities
137
1.0%
23,546
2.8%
Information
713
5.3%
39,098
4.6%
Finance, insurance, real
estate, and rental and leasing
914
7.1%
38,715
4.6%
Professional, scientific,
management, administrative,
and waste management
services
2,514
18.8%
131,015
15.5%
Educational, health and social
services
1,992
14.9%
123,890
14.7%
Arts, entertainment, recreation,
accommodation and food
services
369
2.8%
49,186
5.8%
Other services (except public
administration)
249
1.9%
29,987
3.6%
Public Administration
328
2.5%
21,211
2.5%
Total
13,344
100.0%
843,912
100.0%
City of Saratoga Housing Element
As shown in Table 2 -5, in 2000, 31.9 percent of Saratoga residents were
employed in the manufacturing industry; 18.8 percent were employed in
professional, scientific, management, administrative and waste management
services; and 14.9 percent were employed in educational, health and social
services.
Notes:
1 Data indicates the occupations held by Saratoga/Santa Clara County residents; the location of the
related workplace is not indicated by this data.
Source: U.S. Census 2000 SF3, P49
Chapter 2: Housing Needs Analysis
6 of 36
Saratoga has relatively few major employers. The top 25 sales tax generators in
2008 in the City are summarized in Table 2 -6.
Business Name (in Alphabetical Order)
Barnes Noble Bookstores
Blaines Lighting
Bob Gilmore's Flowers and Things
Deja and Co. Exquisite Jewels
Florentine Restaurants
Gene's Fine Foods
Jake's
Jumpsport
Kragen Auto Parts
La Fondue
Longs Drug Stores
Ovations Fan Fare
Performance Board Technology
Safeway Stores
Saratoga Country Club
Saratoga Grille
Signature Kitchen /Bath Design
The Napkin Ring
The Plumed House
Tuesday Morning
Union 76 Service Station (Big Basin Way)
Union 76 Service Station (Saratoga Sunnyvale)
Valero Service Stations
Wheel Works West
Wilds Horticultural Services
Source: City of Saratoga
As shown in Table 2 -7, Saratoga's labor force increased from 12,900 in 2000 to
13,300 in 2007. According to the California Employment Development
Department, the unemployment rate in Saratoga for 2007 was 2.3 percent. This
was lower than the County's unemployment rate of 4.7 percent in 2007.
City of Saratoga Housing Element
Table 2 -6,
City of S atoga
op 25 Sal es,; Tax Generators 2008
Chapter 2: Housing Needs Analysis
7 of 36
Year
Labor
Force
Employment
Un- employment
Un- employment
Rate
2003
12.900
12,400
500
4.2%
2004
12,700
12,300
400
3.2%
2005
12.700
12.400
300
2.7%
2006
13,000
12,700
300
2.2%
2007
13,300
13,000
300
2.3%
City of Saratoga Housing Element
3. Household Characteristics
Table27
it y of Saratoga Labor Force,Trends 2003 -2007'
Source: State of California Employment Development Department (EDD), 2007
This section describes Saratoga's household characteristics. The U.S. Census
Bureau defines a "household" as all persons living in a single housing unit,
whether or not they are related. One person living alone is considered a
household, as is a group of unrelated people living in a single housing unit. The
U.S. Census Bureau defines "family" as related persons living within a single
housing unit.
a. Household Formation and Composition
In 2000, the U.S. Census Bureau reported 10,464 households in Saratoga, which
marked a 3.1 percent increase from 1990. In Santa Clara County, the total
number of households increased 8.4 percent between 1990 and 2000; and total
households in California increased by 10.6 percent. The DOF provides data on
occupied household units, which corresponds to total households in the U.S.
Census. As shown in Table 2 -8, the DOF reports 10,886 housing units in
Saratoga in 2008, a 4 percent increase from 2000.
1990
10,148
522,040
10,399,700
2000
10,464
565,863
11,502,870
2008
Percent
Increase
1990 -2000
10,886
608,652
3.1%
8.4%
12,653,045 10.6%
Area
Saratoga
Santa Clara
County
California
Percent
Increase
2000 -2008
4.0%
7.6%
10%
Notes: 'Occupied Housing Units reported by California Department of Finance
Source: U.S. Census 1990 STF3, P005, U.S. Census 2000 SF3, H16, Department of Finance Table 2 -E-
5, 2008
Chapter 2: Housing Needs Analysis
8 of 36
40, it W.? itiu ,7, iviu v!, ,,v+��i u cu Yi i wvv
L-:-!..f ,9 ,w re
Household
Size
Total
Households'
of
Total
Renter
House-
holds
of
Total
Owner
House-
holds
of
Total
1 Person
1,540
14.7%
400
3.8%
1,140
10.9%
2 Persons
3,792
36.2%
262
2.5%
3,530
33.7%
3 -4 Persons
3,968
37.9%
281
2.7%
3,687
35.2%
5+ Persons
1,164
11.1
107
1.0%
1,057
10.1%
Total
10,454
100.0%
1,050
10.0%
9,414
90.0%
The average number of persons per household in Saratoga was 2.8 in 2000. The
DOF estimates that in 2008, persons per household in Saratoga increased to 2.9.
As shown in Table 2 -9, the average number of persons per household in
Saratoga continues to be lower than the County average.
Jurisdiction
Saratoga
Santa Clara County
Table 2 -9�
verage Personstper,Househ'o
City of Saratoga Housing Element
00 200,8'
2000'
2.8
3.0
2
Source: 'Department of Finance Table 2- E -5, 2000; 2 Department of Finance Table 2- E -5, 2008
As shown in Table 2 -10, households of three to four persons made up the largest
segment of total households in 2000, as well as the largest segment of owner
households. The largest segment of renter households was made up of one
person.
Notes:
1 Represents Total Households
2 Percent of Total Households
Source: U.S. Census 2000 SF3 H17
b. Household Income
2008
2.9
3.0
As indicated in Table 2 -11, the median household income for the City of
Saratoga in 2000 was $138,803, greater than the median income for the County
by $64,800. Within the City, the median income for owner occupied households
($145,005) was more than the median income for renter occupied households
($62,348).
Chapter 2: Housing Needs Analysis
9 of 36
City of Saratoga Housing Element
City of Saratoga
Jurisdiction
999 Median
Owner Occupied Households
Renter Occupied Households
Santa Clara County
Source: U.S. Census 2000 SF3 HCT 12
The Federal Department of Housing and Urban Development (HUD) calculates
an annual median family income (MFI) for the purpose of determining program
eligibility. The State of California uses five income categories to determine
housing affordability based on the MFI. Table 2 -12 shows the income ranges for
each income category based on the 2008 HUD MFI for Santa Clara County.
Affordability Category
come Kange_
Table
y Affordability Catego
Extremely -Low Income
Very-Low Income
Low Income
Moderate Income
Above Moderate Income
Notes:
Based on HCD income categories.
2 Based on 2008 HUD MFI of $97,800 for Santa Clara County
1999 Median Income
Income Range
$29,340
$29,341 $48,900
$48,901 $78,240
$78,241 $117,360
>$117,360
$138,803
$145,005
$62.348
$74.003
Percent of County
Median'
_3 0
31 -50%
51%-80%
81%-120%
>120%
2
The HUD median family income for Santa Clara County was $80,981 in 2000.
Based on 2000 U.S. Census information shown in Table 2 -13, 21.9 percent of
renter occupied households and 12.4 percent of owner occupied households in
Saratoga were within the Very Low- and Low Income categories. And 8.2 percent
of the households were within the Extremely Low Income category.
Chapter 2: Housing Needs Analysis
10 of 36
Table 2713
Household Income byJenure 1 =999,
4. Housing Inventory and Market Conditions
a. Housing Stock Profile
City of Saratoga Housing Element
Notes: Percent of owner- occupied housing units. Percent of renter occupied housing units.
3 Percent of total occupied housing units.
Source: U.S. Census 2000 SF3 HCT11
This section describes the housing stock and market conditions in the City of
Saratoga. By analyzing past and current housing trends, future housing needs
can be projected.
According to the 2000 U.S. Census and the State Department of Finance, 1.8
percent of Santa Clara County's housing units are within Saratoga's boundaries.
In 1990, Saratoga had 10,315 housing units, comprising 1.9 percent of the units
in the County. By 2000, the City experienced a 3.4 percent increase in housing
units. In 2008, the Department of Finance reported 11,093 housing units within
the City.
Chapter 2: Housing Needs Analysis
11 of 36
Owner- Occupied
Renter Occupied
Total Occupied
Housing Units
Number
Number
Number
Less than $5,000
111
1.2%
21
2.0%
132
1.3%
$5,000 to $9,999
54
0.6%
94
9.0%
148
1.4%
$10,000 to $14,999
127
1.3%
84
8.0%
211
2.0%
$15,000 to $19,999
133
1.4%
59
5.6%
192
1.8%
$20,000 to $24,999
148
1.6%
33
3.1%
181
1.7%
$25,000 to $34,999
293
3.1%
58
5.5%
351
3.4%
$35,000 to $49,999
341
3.6%
101
9.6%
442
4.2%
$50,000 to $74,999
832
8.8%
129
12.3%
961
9.2%
$75,000 to $99,999
773
8.2%
100
9.5%
873
8.3%
$100,000 to $149,000
2,069
22.0%
100
9.5%
2,169
20.7%
$150,000 or more
4,533
48.2%
271
25.8%
4,804
45.9%
Total
9,414
100.0%
1,050
100.0%
10,464
100.0%
Table 2713
Household Income byJenure 1 =999,
4. Housing Inventory and Market Conditions
a. Housing Stock Profile
City of Saratoga Housing Element
Notes: Percent of owner- occupied housing units. Percent of renter occupied housing units.
3 Percent of total occupied housing units.
Source: U.S. Census 2000 SF3 HCT11
This section describes the housing stock and market conditions in the City of
Saratoga. By analyzing past and current housing trends, future housing needs
can be projected.
According to the 2000 U.S. Census and the State Department of Finance, 1.8
percent of Santa Clara County's housing units are within Saratoga's boundaries.
In 1990, Saratoga had 10,315 housing units, comprising 1.9 percent of the units
in the County. By 2000, the City experienced a 3.4 percent increase in housing
units. In 2008, the Department of Finance reported 11,093 housing units within
the City.
Chapter 2: Housing Needs Analysis
11 of 36
t r.aa tt apt:'
r'
ra
Table 2 -14 summarizes the number of housing units by area from 1990 to 2008.
Saratoga
10,315
10,667
11,093
Santa Clara
County
540,240
579,329
622,779
1990
2000
2008
Year
Notes:
1 Department of Finance
Source: U.S. Census 1990 STF3 H001, U.S. Census 2000 SF3 H1 and Department of Finance Table 2
E -5, 2008
Unit Size
able2'14s�
Numbq Units
aratoga and Santa Clara County.
990 008
City of Saratoga Housing Element
Saratoga as of total
Santa Clara County
units
1.9%
1.8%
1.8%
In 2000, the most common types of renter occupied units were studio or 1
bedroom units, making up 35.2 percent of renter occupied units. The second
largest group of renter occupied units had 3 bedrooms (27.3 percent). In the
owner occupied units, 42.6 percent had 4 bedrooms and 31.7 percent had 3
bedrooms. These were also the most common types of housing units overall,
making up 39.9 percent and 31.3 percent of all housing units respectively. Table
2 -15 summarizes the distribution of unit size by tenure in 2000.
Owner Occupied
Units
187
513
2,985
4,015
1,714
9,414
2.0%
5.4%
31.7%
42.6%
18.2%
100.0%
Renter- Occupied
Units
370
178
287
165
50
1,050
35.2%
17.0%
27.3%
15.7%
4.8%
100.0%
Total Oc
Housing
Units
557
691
3,272
4,180
1,764
10,464
Studio /1 bedroom
2 bedrooms
3 bedrooms
4 bedrooms
5 or more bedrooms
Total
Notes:
1 Percentages may not equal 100% due to rounding
Source: U.S. Census 2000 SF3 H42
cupied
Units
5.3%
6.6%
31.3%
39.9%
16.9%
100.0%
Chapter 2: Housing Needs Analysis
12 of 36
Housing Type
1990
of
Total
2000
of
Total
2008
of
Total
Single family;
detached
9,234
89.5%
9,551
89.5%
9,728
87.7
Single family,
attached
455
4.4%
561
8.3%
560
5.0
Multi- family
533
5.2%
548
5.1%
798
7.2
Mobile homes
0
0.0%
0
0.0%
7
0.1
Other (Boats, RV,
etc.)
93
0.9%
7
0.1%
Total Housing
Units
10,315
100.0%
10,667
100.0%
11,093
100.0%
City of Saratoga Housing Element
ii. Unit Type
The 2000 U.S. Census shows that 87.7 percent of the housing units in Saratoga
are single family detached homes. From 1990 to 2000, the number of units for all
housing types increased, except for mobile homes and those in the "other"
category. Table 2 -16 shows Saratoga's housing inventory by unit type from 1990
to 2008.
Note:
'California Department of Finance
Source: U.S. Census 1990 STF3 H020, U.S. Census 2000 SF3 H30 and California Department of
Finance Table 2 E -5, 2008
As shown in Table 2 -17, owner occupied housing units were predominately
single family detached, with this type comprising 93.7 percent of all owner
occupied units. Single- family detached units also made up the majority of renter
occupied units (58.2 percent), with another 25.7 percent in multi family
complexes having 5 or more units.
Chapter 2: Housing Needs Analysis
13 of 36
Owner- Occupied
Units
8,819
445
98
52
0
0
9,414
/0
93.7%
4.7%
1 .0%
0.6%
0.0%
0.0%
100.0%
Renter Occupied
Units
611
75
87
270
0
7
1,050
58.2%
7.1%
8.3%
25.7%
0.0%
0.7%
100.0%
Total Occ
Housing
Units
9,430
520
185
322
0
7
10,464
Single family,
detached
Single family, attached
Multi- family (2 -4 units)
Multi- family (5+ units)
Mobile Homes
Other (Boats, RV, etc.)
Total
Source: U.S. Census 2000 SF3 H32
b. Tenure
Approximately 90 percent of Saratoga's housing units were owner occupied and
10 percent were renter occupied in 2000. As shown in Table 2 -18, the
percentage of owner occupied units in Saratoga was comparatively higher than
Santa Clara County and California.
Owner Occupied
Number
9,414
338,636
6,546,237
%1
90.0%
59.8%
56.9%
Renter- Occupied
Number
1,050
227,227
4,956,633
%1
10.0%
40.2%
43.1%
Total
Number
10,464
565,863
11,502,870
Saratoga
Santa Clara County
California
Notes:
1 Percent of Total in each geography
Source: U.S. Census 2000 SF3 H7
c. Vacancy Rates
City of Saratoga Housing Element
upied
Units
90.1%
5.0%
1.8%
3.1%
0.0%
0.1%
100.0%
10
100
100%
Vacancy rates are an indicator of housing supply and demand. Low vacancy
rates influence greater upward price pressures. A higher vacancy rate indicates
downward price pressure. A four to five percent vacancy rate is considered
"healthy." In 2000, the vacancy rate in Saratoga was 1.9 percent.
Chapter 2: Housing Needs Analysis
14of36
Occupancy Status
2000
Percent
2008
Percent
Occupied Housing Units
10,464
98.1%
10,886
98.1%
Vacant Housing Units
203
1.9%
207
1.9%
Total Housing Units
10,667
100.0%
11,093
100.0%
City of Saratoga Housing Element
The vacancy rate reported by DOF in 2008 continues to be 1.9 percent. Table 2-
19 summarizes the number of occupied and vacant units in Saratoga from 2000
to 2008.
Notes:
'California Department of Finance.
Source: U.S. Census 2000 SF3, H6 and California Department of Finance Table 2 E -5, 2008
d. Age of Housing Stock
Table 2 -19
Occupancy Status;.
2000 -2008
The age of a housing unit is often an indicator of housing conditions. In general,
housing that is 30 years or older may exhibit need for repairs based on the useful
life of materials. Housing over 50 years old is considered aged and is more likely
to exhibit a need for major repairs.
The U.S. Census provides data on age of housing stock by tenure. In Saratoga,
85.6 percent of owner occupied housing units were built before 1980 and 34.8
percent were built before 1960. Of the renter occupied units, 87.2 percent were
built before 1980 and 37 percent were built before 1960. Overall, 85.8 percent of
housing units were built before 1980 and 35.1 percent were built before 1960.
Chapter 2: Housing Needs Analysis
15 of 36
City of Saratoga Housing Element
tyt
Table 2 -20 provides a summary of age of housing stock by tenure.
Source: U.B. Census 2000 SF3 H36
e. Housing Conditions
Table
�2 20
enure by Age of Housing Stock (Occupied Units)
Housing is considered substandard when conditions are found to be below the
minimum standard of living conditions defined in the California Health and Safety
Code. Households living in substandard conditions are considered to be in need
of housing assistance, even if they are not seeking alternative housing
arrangements, due to the threat to health and safety.
In addition to structural deficiencies and standards, the lack of infrastructure and
utilities often serves as an indicator for substandard conditions. According to the
2000 U.S. Census, 19 occupied units in Saratoga lacked complete plumbing
facilities. Twelve of the units were owner occupied and 7 of the units were renter
occupied. Twenty -four of the occupied units lacked complete kitchen facilities. Of
those lacking complete kitchen facilities, 19 were renter occupied units. It should
be noted that there may be some overlap in the number of substandard housing
units, as some units may lack both complete plumbing and kitchen facilities.
Table 2 -21 summarizes the number of units lacking plumbing or complete kitchen
facilities. Currently, the City has identified that there are no substandard housing
units within the City.
Chapter 2: Housing Needs Analysis
16 of 36
Owner- Occupied
Renter- Occupied
Total Occupied
Housing Units
Year Built
Units
Units
Units
1999 March 2000
69
0.7%
0
0.0%
69
0.7%
1990 1998
533
5.7%
14
1.3%
547
5.2%
1980 1989
748
7.9%
121
11.5%
869
8.3%
1970 1979
1,920
20.4%
251
23.9%
2,171
20.7%
1960 1969
2,865
30.4%
276
26.3%
3,141
30.0%
1950 1959
2,646
28.1%
239
22.8%
2,885
27.6%
1940 1949
398
4.2%
84
8.0%
482
4.6%
1939 or earlier
235
2.5%
65
6.2%
300
2.9%
Total
9,414
100.0%
1,050
100.0%
10,464
100.0%
City of Saratoga Housing Element
tyt
Table 2 -20 provides a summary of age of housing stock by tenure.
Source: U.B. Census 2000 SF3 H36
e. Housing Conditions
Table
�2 20
enure by Age of Housing Stock (Occupied Units)
Housing is considered substandard when conditions are found to be below the
minimum standard of living conditions defined in the California Health and Safety
Code. Households living in substandard conditions are considered to be in need
of housing assistance, even if they are not seeking alternative housing
arrangements, due to the threat to health and safety.
In addition to structural deficiencies and standards, the lack of infrastructure and
utilities often serves as an indicator for substandard conditions. According to the
2000 U.S. Census, 19 occupied units in Saratoga lacked complete plumbing
facilities. Twelve of the units were owner occupied and 7 of the units were renter
occupied. Twenty -four of the occupied units lacked complete kitchen facilities. Of
those lacking complete kitchen facilities, 19 were renter occupied units. It should
be noted that there may be some overlap in the number of substandard housing
units, as some units may lack both complete plumbing and kitchen facilities.
Table 2 -21 summarizes the number of units lacking plumbing or complete kitchen
facilities. Currently, the City has identified that there are no substandard housing
units within the City.
Chapter 2: Housing Needs Analysis
16 of 36
Units
Owner Occupied
Renter Occupied
Total
Lacking complete plumbing
facilities
12
7
19
Lacking complete kitchen facilities
5
19
24
Table 2 22
t4
2008 Affordable Rent and Purchase Pnc
B y wlnco Category,.
Affordable Rent Estimated Affordable
Income Category of MFI' Payment Purchase Price'
Extremely -Low Income __30% MFI .$734 _$122,500
Very -Low Income 31% 50% MFI $735- $1,222 $122,501- $203,500
Low Income 51 80% MFI $1,222- $1,956 $203,500- $326,500
Moderate Income 81% 120% MFI $1,957 $2,934 $326,501- $489,500
Above Moderate >120% MFI >$2,934 >$489,500
Income
ommip ":r tif
Source: U.S. Census 2000 SF3 H48, H51
Table -2 -21
f. Housing Costs and Rents
This section evaluates housing cost trends in Saratoga.
i. Affordability Gap Analysis
Notes:
1 Percent of Median Family Income
2 Based on 30% of income.
3 Assumes 6.0% interest rate, 30 year mortgage
4 MFI 2008 HUD Median Family Income $97,800
City of Saratoga Housing Element
Units Lackir Plumbing or Coin plete Kitchen Facilities 2000
The costs of home ownership and renting can be compared to a household's
ability to pay for housing. Housing affordability is defined as paying no more than
30 percent of the household income on housing expenses. Table 2 -22
summarizes affordable rents and purchase prices by income categories based
on the 2008 HUD MFI of $97,800 for Santa Clara County. In this table, affordable
purchase price is calculated by assuming a 6.0 percent interest rate with a 30-
year fully amortized mortgage.
Chapter 2: Housing Needs Analysis
17 of 36
ommip ":r tif
Source: U.S. Census 2000 SF3 H48, H51
Table -2 -21
f. Housing Costs and Rents
This section evaluates housing cost trends in Saratoga.
i. Affordability Gap Analysis
Notes:
1 Percent of Median Family Income
2 Based on 30% of income.
3 Assumes 6.0% interest rate, 30 year mortgage
4 MFI 2008 HUD Median Family Income $97,800
City of Saratoga Housing Element
Units Lackir Plumbing or Coin plete Kitchen Facilities 2000
The costs of home ownership and renting can be compared to a household's
ability to pay for housing. Housing affordability is defined as paying no more than
30 percent of the household income on housing expenses. Table 2 -22
summarizes affordable rents and purchase prices by income categories based
on the 2008 HUD MFI of $97,800 for Santa Clara County. In this table, affordable
purchase price is calculated by assuming a 6.0 percent interest rate with a 30-
year fully amortized mortgage.
Chapter 2: Housing Needs Analysis
17 of 36
City of Saratoga Housing Element
ii. Existing and New Home Price Trends
In 2000, the median value for all owner occupied units in Saratoga was greater
than $1,000,000.
As shown in Table 2 -23, 91.8 percent of owner occupied housing units were
valued at $500,000 or more. Six percent were valued at between $250,000 and
$499,000.
$50,000 to $99,999
$100,000 to $149,999
$150,000 to $199,999
$200,000 to $249,999
$250,000 to $299,999
$300,000 to $399,999
$400,000 to $499,999
$500,000 or more
Total
Source: U.S. Census 2000 SF3, H84
Jurisdiction
Saratoga
Campbell
Cupertino
Los Gatos
Sunnyvale
Santa Clara
Santa Clara Count
aloe °fOwner
Price Range
$49,999 or less
Median.';
Number of Units
12
122
34
14
22
57
187
324
8,642
9,414
Percent of Total
0.1%
1.3%
0.4%
0.1%
0.2%
0.6%
2.0%
3.4%
91.8%
100.0%
As shown in Table 2 -24, the median sales price for new and resale homes in
Saratoga were $1,100,000 as of November 2008. This represents a 15.38
percent decrease from the median sales price in November 2007. The median
sales price in Saratoga was higher than the median for the County in 2008.
y
November 2007
$1,300,000
$748,000
$1,074,091
$1,024,000
$710,000
$650,000
$705,000
November 2008
$1,100,000
$645,000
$722,000
$838,000
$624,000
$515,000
$446,000
Source: Data Quick, dqnews.com, accessed January 12, 2009
Change
15.38%
13.77%
32.78%
18.16%
12.11%
20.77%
36.74%
Chapter 2: Housing Needs Analysis
18 of 36
Unit Size
Average Monthly Rent
2008'
Studio
$1,544
1 bedroom, 1 bath
$1,822
2 bedrooms, 1 bath
$1,795
2 bedrooms, 2 baths
$2,406
3 bedrooms, 2 baths
$3,073
All
$2,128
City of Saratoga Housing Element
iii. Ownership Affordability
The median sales price for new and resale housing units in Saratoga in 2008
exceeds the affordability range for all income categories except above moderate
income households. A household earning an annual income equal to the 2008
MFI of $97,800 for Santa Clara County would be able to afford a $408,000
mortgage, 100 percent financing of a 30 -year fixed -rate loan at 6 percent. The
median sales price in Saratoga exceeds what a median income family could
afford. Extremely -Low, Very Low Low and Moderate Income households may
experience difficulty in finding available housing within their price range.
iv. Rental Prices
In 2008, RealFacts, a research and database publisher specializing in the multi-
family market reported the average monthly rent for a 1- bedroom apartment in
cities similar to Saratoga was $1,822. The average for a 2- bedroom apartment
was $2,406, and a 3- bedroom apartment was $3,073. Studio apartments cost on
average $1,544.
„P =n
veraae Mont
Tablet 25
Iv Rent &bwi
Notes:
1 RealFacts, Market Comparison 2008 Fourth Quarter. Average of comparable markets rents from City of
Palo Alto, City of Los Altos and City of Los Gatos, which are similar to the City of Saratoga.
Source: RealFacts, Annual Trend, obtained January 2009
According to the 2000 U.S. Census, 32.4 percent of renter households in
Saratoga spent 30 percent or more of their household income on rent in 1999.
Eleven percent spent 50 percent or more of their household income on rent.
Chapter 2: Housing Needs Analysis
19of36
Percent of Household Income
Number of
Households
Percent of
Households
Less than 10 percent
27
2.6%
10 to 14 percent
173
16.5%
15 to 19 percent
124
11.8%
20 to 24 percent
131
12.5%
25 to 29 percent
122
11.6%
30 to 34 percent
121
11.5%
35 to 39 percent
39
3.7%
40 to 49 percent
65
6.2%
50 percent or more
116
11.0%
Not computed
132
12.6%
Total
1,050
100.0%
Table 2 -26 shows the number of households by percentage of household income
spent on rent in 1999.
toss
Source: U.S. Census 2000 SF3, H69
v. Rental Affordability
As shown in Table 2 -25, the average rents for studio and 1- bedroom apartments
are affordable to low- income households. Moderate income households can
afford studio to 2- bedroom apartments; and above moderate income households
can afford any sized apartment in Saratoga.
C. HOUSING NEEDS
This section provides an overview of existing housing needs in Saratoga. It
focuses on the following categories:
Household overpayment;
Overcrowding;
Estimated new construction;
Replacement of units lost; and
Special needs groups.
761:3I0'.-2 2
ent,as a Percentage'o
ousehold in1999"r
City of Saratoga Housing Element
Chapter 2: Housing Needs Analysis
20 of 36
Household
Income Range
House-
holds
of
Total
House
holds
Percentage of Income Spent on Housing
Costs
<20% of
HH
Income
20 -29% of
HH
Income
30 -34% of
HH
Income
35 of
HH
Income
<$10,000
158
1.8%
0
8
0
86
$10,000 $19,000
241
2.7%
7
44
13
177
$20,000- $34,999
413
4.6%
84
89
13
227
$35,000 $49,999
314
3.5%
108
69
33
104
$50,000 $74,999
794
8.8%
405
86
46
257
>$74,999
7,087
78.7%
3,831
1,694
486
1,076
Total'
9,007
100%
4,435
1,990
591
1,927
City of Saratoga Housing Element
1. Households Overpaying for Housing
Overpayment is defined as households paying more than 30 percent of their
gross income on housing related expenses, including rent or mortgage payments
and utilities. High housing costs can cause households to spend a
disproportionate percentage of their income on housing. This may result in
repayment problems, deferred maintenance or overcrowding.
The impact of high housing costs is more apparent for Extremely Low Very
Low and Low Income households, especially renter households. Twenty -eight
percent of owner occupied households and 32.5 percent of renter occupied
households in Saratoga experienced overpayment in 2000. Table 2 -26 and 2 -27
summarize housing cost as a percentage of household income for owner
occupied and renter occupied households.
e22
ousing Cost as a Percentage of Household Income:ffor Owners
Source: U.S. Census 2000 SF3, H97
Notes:
'Some households are not accounted for; therefore, figures may slightly differ from other U.S. Census
estimates for Total Households
2 M ay not equal 100% due to rounding
Chapter 2: Housing Needs Analysis
21 of 36
Household
Income Range
House
-holds
of
Total
House
holds
Percentage of Income Spent on Housing
Costs
<20% of
HH
Income
20 -29% of
HH
Income
30 -34% of
HH
Income
35 of
HH
Income
<$10,000
115
11.0%
0
47
19
23
$10,000 $19,000
143
13.6%
13
22
9
70
$20,000 $34,999
91
8.7%
9
22
8
40
$35,000 $49,999
101
9.6%
16
15
5
38
$50,000 $74,999
129
12.3%
33
26
35
17
>$74,999
471
44.9%
253
121
45
32
Total'
1,050
100%
324
253
121
220
3 ....wOr<_.,. ',7,7,,.x,.
..a' ",:s. x ,,',Aih a %,.B .s
Atr
City of Saratoga Housing Element
Notes: 'Some households are not accounted for; therefore, figures may slightly differ from other U.S.
Census estimates for Total Households, 2 May not equal 100% due to rounding
Source: U.S. Census 2000 SF3, H73
2. Overcrowding
able 2-27
Cost as a P ercentage of Household Income
An Overcrowded Housing Unit is defined by the U.S. Census Bureau as a
housing unit occupied by more than one person per room (excluding bathrooms,
kitchen, hallway and closet space). Overcrowding can affect public facilities and
services, reduce the quality of the physical environment and create conditions
that contribute to deterioration.
Table 2 -28 summarizes overcrowding in Saratoga. In 2000, 211 households in
Saratoga were overcrowded, accounting for two percent of all households. Of
these households, 124 were owner occupied and 87 were renter occupied.
Table 2' 28
rrrr A,d i I-1 i cohr,Iric it 7(1(lfl
Chapter 2: Housing Needs Analysis
22 of 36
Notes: 'Out of 9,414 total owner- occupied units. 2 Out of 1,050 total renter occupied units.
3 Out of 10,464 total households.
Source: U.S. Census 2000 SF3, H2O
3. 2007 -2014 Growth Needs
The Association of Bay Area Governments (ABAG) is responsible for allocating
housing needs to each jurisdiction in its region, including Saratoga. A local
jurisdiction's "fair share" of regional housing need is the number of additional
housing units needed to accommodate the forecasted growth in the number of
households, to replace expected demolitions and conversion of housing units to
non housing uses, and to achieve a future vacancy rate that allows for healthy
functioning of the housing market. The allocation is divided into the four income
categories: Very -Low, Low, Moderate, and Above Moderate. The allocation is
further adjusted to avoid an over concentration of lower- income households in
any one jurisdiction.
Table 2 -29 shows the Regional Housing Needs Allocation for the City of
Saratoga.
Notes:
Regional share of Extremely -Low Income units is assumed to be 50 percent of the allocation of Very
Low Income units.
Source: Regional Housing Needs Allocation, ABAG 2007
4. Special Needs Groups
Certain segments of the population have more difficulty in finding decent,
affordable housing due to special needs. This section identifies the needs for
elderly persons, large households, female- headed households, persons with
disabilities, homeless persons and farmworkers.
Chapter 2: Housing Needs Analysis
23 of 36
Extremely-
Low
Income'
Very-
Low
Income
Low
Income
Moderate
Income
Above-
Moderate
Income
Total
Allocation
Housing
Units
45
90
68
77
57
292
Notes: 'Out of 9,414 total owner- occupied units. 2 Out of 1,050 total renter occupied units.
3 Out of 10,464 total households.
Source: U.S. Census 2000 SF3, H2O
3. 2007 -2014 Growth Needs
The Association of Bay Area Governments (ABAG) is responsible for allocating
housing needs to each jurisdiction in its region, including Saratoga. A local
jurisdiction's "fair share" of regional housing need is the number of additional
housing units needed to accommodate the forecasted growth in the number of
households, to replace expected demolitions and conversion of housing units to
non housing uses, and to achieve a future vacancy rate that allows for healthy
functioning of the housing market. The allocation is divided into the four income
categories: Very -Low, Low, Moderate, and Above Moderate. The allocation is
further adjusted to avoid an over concentration of lower- income households in
any one jurisdiction.
Table 2 -29 shows the Regional Housing Needs Allocation for the City of
Saratoga.
Notes:
Regional share of Extremely -Low Income units is assumed to be 50 percent of the allocation of Very
Low Income units.
Source: Regional Housing Needs Allocation, ABAG 2007
4. Special Needs Groups
Certain segments of the population have more difficulty in finding decent,
affordable housing due to special needs. This section identifies the needs for
elderly persons, large households, female- headed households, persons with
disabilities, homeless persons and farmworkers.
Chapter 2: Housing Needs Analysis
23 of 36
City of Saratoga Housing Element
In addition to the data from the 2000 U.S. Census, this section uses data from
the 2000 Comprehensive Housing Affordability Strategy (CHAS) published by
HUD. The CHAS provides information related to households with housing
problems, including overpayment, overcrowding and /or without complete kitchen
facilities. The CHAS data are based on the Census 2000 data files and mostly
comprise a variety of housing need variables split by HUD defined income limits
and HUD specified housing types.
a. Elderly Persons
Elderly persons are considered a special needs group because they are more
likely to have fixed incomes. Elderly persons are defined by the U.S. Department
of Housing and Urban Development (HUD) as persons aged 62 years and older.
Elderly persons often have special needs related to housing location and
construction. Because of limited mobility, elderly persons typically need access to
public facilities (i.e. medical and shopping) and public transit. In terms of housing
construction, elderly persons may need ramps, handrails, elevators, lower
cabinets and counters, and special security devices to allow for greater self
p rotecti o n.
According to the 2000 U.S. Census, 19.7 percent of Saratoga's residents were
elderly. As shown in Table 2 -30, 26.9 percent of Saratoga's households had an
elderly householder in 2000.
Owner Occupied
Households
Number
22
317
6,526
1,418
1,131
9,414
of Owner
Occupied
Households
0.2%
3.4%
69.3%
15.1%
12.0%
100.0%
Renter Occupied
Households
Number
15
157
616
88
174
1,050
of Renter
Occupied
Households
1.4%
15.0%
58.7%
8.4%
16.6%
100.0%
Total H
Number
37
474
7,142
1,506
1,305
10,464
Householder
Age
15 -24 years
25 -34 years
35 -64 years
65 -74 years
75 plus years
Total
Source: U.S. Census 2000 SF 3, H14
ouseholds
of Total
Households
0.4%
4.5%
68.3%
14.4%
12.5%
100.0%
Chapter 2: Housing Needs Analysis
24 of 36
Oernur�'iuZer rvieula nouserruid rr. rwrrre
`..a a. 2000 an
Householder
Age
City of Saratoga
2000 Median Income
Santa Clara County
2006 Median Income
15 -24 years
$91,875
$41,144
25 -34 years
$59,107
As indicated in Table 2 -31, the median household income for households with a
householder age 65 to 74 years was $91,875 in 2000. In the same year, the
median households income for households with a householder 75 years or older
was $59,107. In 2006, the American Community Survey estimates that the
median household income for households 65+ years in Santa Clara County was
$41,144.
Source: U.S. Census 2000 SF 3 P55
0ble•2
City of Saratoga Housing Element
Notes:
'Estimated data from 2006 ACS for illustrative purposes only
2 The ACS reports median income for households with a householder 65+ years
Source: U.S. Census 2000 SF 3 P56 and 2006 ACS B19049
The HUD median family income for Santa Clara County was $80,981 in 2000.
Based on 2000 U.S. Census data shown in Table 2 -32, 24.5 percent of senior
citizen households earned less than $35,000, falling within the Extremely Low
and Very Low Income categories; and 24.8 percent earned $35,000 to $74,999,
falling within the Low- and Moderate Income categories.
Chapter 2: Housing Needs Analysis
25 of 36
Householder Age 65+ years in 2000
Income
Number
<$25,000
498
18.4%
$25,000- $34,999
166
6.1%
$35,000- $49,999
222
8.2%
$50,000- $74,999
449
16.6%
$75,000- $99,999
354
13.1%
$100,000- $149,999
469
17.2%
$150,000- $199,999
206
7.6%
>$200,000
346
12.8%
Total
2,710
100%
As indicated in Table 2 -31, the median household income for households with a
householder age 65 to 74 years was $91,875 in 2000. In the same year, the
median households income for households with a householder 75 years or older
was $59,107. In 2006, the American Community Survey estimates that the
median household income for households 65+ years in Santa Clara County was
$41,144.
Source: U.S. Census 2000 SF 3 P55
0ble•2
City of Saratoga Housing Element
Notes:
'Estimated data from 2006 ACS for illustrative purposes only
2 The ACS reports median income for households with a householder 65+ years
Source: U.S. Census 2000 SF 3 P56 and 2006 ACS B19049
The HUD median family income for Santa Clara County was $80,981 in 2000.
Based on 2000 U.S. Census data shown in Table 2 -32, 24.5 percent of senior
citizen households earned less than $35,000, falling within the Extremely Low
and Very Low Income categories; and 24.8 percent earned $35,000 to $74,999,
falling within the Low- and Moderate Income categories.
Chapter 2: Housing Needs Analysis
25 of 36
City of Saratoga Housing Element
The U.S. Census Bureau provides information on the number of persons with
disabilities of varying types and degrees. The types of disabilities included in the
Census are:
Sensory: Blindness, deafness, or a severe vision or hearing impairment.
Physical: A condition that substantially limits one or more basic physical
activities, such as walking, climbing stairs, reaching, lifting, or carrying.
Mental: A condition lasting 6 months or more that made it difficult to
perform certain activities including learning, remembering, or
concentrating.
Self -care: A condition lasting 6 months or more that made it difficult to
perform certain activities including dressing, bathing, or getting around
inside the home.
Go- outside -home: Only asked for population 16 and older; a condition
lasting 6 months or more that made it difficult to perform certain activities
including going outside the home alone to shop or visit a doctor's office.
Employment: Only asked for the population aged 16 to 64; a condition
lasting 6 months or more that made it difficult to perform certain activities
including working at a job or business.
In 2000, at least 14.7 percent of the elderly population had one type of disability.
As shown in Table 2 -33, at least 10.9 percent had two or more types of disability.
Disability Status
Number
699
517
1,216
Percent of People
Aged 65+ Years
14.7%
With one type of disability
With two or more types of disability
Total with a disability
Note:
'HUD defines elderly as people aged 62 years and older, but Census disability data is not available at this
level of detail.
2 Total population 65+ years 4,739
Source: U.S. Census 2000 SF 3, PCT26
10.9%
25.7%
Chapter 2: Housing Needs Analysis
26 of 36
2000
Renters
Owners
Owners
Elderly Households- Household Income 30% MFI
183
187
with any Housing Problems
50.8%
47.1%
Cost Burden 30%
42.6%
47.1%
Cost Burden 50%
15.3%
44.9%
Elderly Households- Household Income 30% to 50% MFI
30
237
with any Housing Problems
73.3%
37.1%
Cost Burden` 30%
40%
37.1%
Cost Burden 50%
13.3%
35.4%
Elderly Households- Household Income 50% to 80% MFI
14
144
with any Housing Problems
0%
34%
Cost Burden 30%
0%
34%
Cost Burden` 50%
0%
17.4%
Elderly Households- Household Income 80% MFI
33
2,079
with any Housing Problems
42.4%
11.5%
Cost Burden 30%
42.4%
11.5%
Cost Burden` 50%
30.3%
5%
Total Elderly Households
260
2,647
with any Housing Problems
49.6%
17.5%
Cost Burden 30%
40%
17.5%
Cost Burden` 50%
16.2%
11.2%
According to the 2000 CHAS data, 40 percent of elderly renter occupied
households and 17.5 percent of elderly owner occupied households experience
overpayment. The increasing number of elderly persons in the population is
creating a demand for more affordable housing. The City will address the needs
of the elderly population through the development of policies and programs that
will address affordability and special design guidelines for the elderly.
Table 2 -34 provides a summary of housing problems experienced by elderly
households per income category.
Source: 2000 HUD CHAS data
ousing.Problems for Elderly. Households
City of Saratoga Housing Element
Notes:
1 "Housing problems" is defined as any occupied housing units lacking a complete kitchen, lacking
complete plumbing facilities, having more than 1.01 persons per room (overcrowded), or costing more
than 30 percent of the occupant household income.
2 Cost burden" is the percentage of household income spent on housing costs.
Chapter 2: Housing Needs Analysis
27 of 36
City of Saratoga Housing Element
b. Large Households
State housing law defines large households as households having five or more
persons living within the same household. Large households are considered a
special needs group because they require larger bedroom counts. In 2000, there
were 1,164 households in Saratoga with at least five persons, representing 11.1
percent of the total households in the City. Of the large households, 10.1 percent
were owner occupied and 1 percent was renter occupied.
Owner
Occupied
Households
Renter
Occupied
Households
783
236
38
1,057
10.1%
70.
37
0
107
1.0%
Number of Persons in Unit
Five
Six
Seven or more
Total
Percent of Total Households
Note:
1 Total Households 10,464
Source: U.S. Census 2000 SF 3, H17
Total
Households
853
273
38
1,164
11.1%
According to the 2000 CHAS data, 8.2 percent of large renter occupied
households and 40.8 percent of large owner occupied households experience
overpayment.
Chapter 2: Housing Needs Analysis
28 of 36
City of Saratoga Housing Element
Table 2 -36 provides a summary of housing problems experienced by large
households in the City of Saratoga.
Source: 2000 HUD CHAS data
Table 2-36
Housing Problems, for Large Households
2 000;
Notes:
"Housing problems" is defined as any occupied housing units lacking a complete kitchen, lacking
complete plumbing facilities, having more than 1.01 persons per room (overcrowded), or costing more
than 30 percent of the occupant household income.
2 Cost burden" is the percentage of household income spent on housing costs.
Chapter 2: Housing Needs Analysis
29 of 36
Renters
Owners
Large Households- Household Income 30% MFI
0
34
with any Housing Problems
N/A
88.2%
°A) Cost Burden` 30%
N/A
88.2%
Cost Burden` 50%
N/A
88.2%
Large Households- Household Income 30% to 50% MFI
0
28
with any Housing Problems
N/A
100%
°A) Cost Burden` 30%
N/A
100%
Cost Burden` 50%
N/A
28.6%
Large Households- Household Income 50% to 80% MFI
10
20
with any Housing Problems
0%
100%
Cost Burden 30%
0%
100%
Cost Burden` 50%
0%
100%
Large Households- Household Income 80% MFI
87
963
with any Housing Problems
36.8%
38.7%
Cost Burden` 30%
9.2%
36.1%
Cost Burden 50%
0%
11.8%
Total Large Households
97
1,045
with any Housing Problems
33%
43.2%
Cost Burden 30%
8.2%
40.8%
Cost Burden` 50%
0%
16.5%
City of Saratoga Housing Element
Table 2 -36 provides a summary of housing problems experienced by large
households in the City of Saratoga.
Source: 2000 HUD CHAS data
Table 2-36
Housing Problems, for Large Households
2 000;
Notes:
"Housing problems" is defined as any occupied housing units lacking a complete kitchen, lacking
complete plumbing facilities, having more than 1.01 persons per room (overcrowded), or costing more
than 30 percent of the occupant household income.
2 Cost burden" is the percentage of household income spent on housing costs.
Chapter 2: Housing Needs Analysis
29 of 36
c. Female- Headed Households
Householder
Age
Female
householder,
no husband
present, with
own children
under 18
ears
Female
householder,
no husband
present,
without own
children
Total
Notes:
Total Households 10,464
Source: U.S. Census 2000 SF 3, HCT1
able 2-37
eaded Households
2000.
City of Saratoga Housing Element
Female- headed households are a special needs group due to comparatively low
rates of homeownership, lower incomes and high poverty rates experienced by
this group. According to the 2000 U.S. Census, there were 195 female- headed
households with children and 248 female- headed households without children in
Saratoga. Of the total female- headed households in the City, 88.3 percent were
owner occupied and 11.7 percent were renter occupied.
Table 2 -37 shows the number of female- headed households by tenure in 2000.
y
Owner Occupied
Households
Number
166
225
391
of Owner
Occupied
Households
42.5%
57.5%
100%
Renter Occupied
Households
Number
29
23
52
of Renter
Occupied
Households
55.8%
44.2%
100%
Total H
Number
195
248
443
ouseholds
of Total
Households'
1.9%
2.4%
4.2%
Chapter 2: Housing Needs Analysis
30 of 36
Household Type
Below Poverty Level
Above Poverty Level
Number
of
Household
Type'
Number
of
Household
Type
Female householder, no
husband present, with own
children under 18 years
43
20.9%
163
79.1%
Female householder, no
husband present, without
own children
7
2.8%
242
97.2%
Total
50
11.0%
405
89.0%
City of Saratoga Housing Element
As shown in Table 2 -38, in 2000, 50 of the female- headed households in
Saratoga were below poverty level, accounting for 11 percent of the City's
female- headed households. Of those below poverty level, 86 percent had
children under age 18.
Table`2 -38
Poverty in Female Headed:
2000
Notes:
1 Total female- headed households, no husband present, with own children under 18 years 206; Total
female- headed households, no husband present, without own children 249; Total female- headed
households 455
Source: U.S. Census 2000 SF 3, P90
Chapter 2: Housing Needs Analysis
31 of 36
City of Saratoga Housing Element
d. Persons with Disabilities
Access and affordability are the primary challenges for persons with disabilities.
Access, both within the home and to /from the home site, is important for the
persons with disabilities. This often requires specially designed dwelling units.
Additionally, housing locations near public facilities and public transit are
important for this special needs group.
The U.S. Census Bureau provides information on the number of persons with
disabilities of varying types and degrees.
Table 2 -39 shows the number of Saratoga residents in 2000 with disabilities over
the age of 5. According to the U.S. Census, 5.7 percent of Saratoga residents
reported having one type of disability and 3.7 percent had two or more types of
disability in 2000.
Y
With One Type of
Disability
Number
109
59
723
699
1,590
of Age
Group
2.0%
3.9%
4.4%
14.7%
5.7%
With Two or More
Types of Disability
Number
22
24
479
517
1,042
of Age
Group'
0.4%
1.6%
2.9%
10.9%
3.7%
To
Dis
Number
131
83
1,202
1,216
2,632
Age Group
tal with
abilities
%ofAge
Group'
5 -15 ears
16 -20 years
21 -64 years
65+ years
Total 5+
years
Notes:
1 Total 5-15 year olds 5,321; Total 16 -20 year olds 1,529; Total 21 -64 year olds 16,478; Total 65+ year
olds 4,739; Total population 28,067
Source: U.S. Census 2000 SF 3, PCT26
2.5%
5.4%
7.3%
25.7%
9.4%
Chapter 2: Housing Needs Analysis
32 of 36
Table 2 -40 provides a summary of housing problems experienced by households
with mobility and self -care limitations in the City of Saratoga. According to the
2000 CHAS data, 21.9 percent of the total number of households with mobility
and self -care limitations experience some sort of housing problem. As previously
stated, these problems include overpayment, overcrowding and /or lack of
complete kitchen facilities and plumbing systems.
Source: 2000 HUD CHAS data
City of Saratoga Housing Element
Table 27
or Households with Mobility and Self- Care
2000 a
Notes: "Extra elderly" is defined as 1 or 2 persons with ei her person 75 years o over. "Elderly" is defined as 1
or 2 persons wi h either person 62 to 74 years. 3 "Housing problems' is defined as any occupied housing units
lacking a complete kitchen, lacking complete plumbing facilities, having more than 1.01 persons per room
(overcrowded), or costing more than 30 percent of the occupant household income.
Chapter 2: Housing Needs Analysis
33 of 36
Renters
Owners
Extra
Elderly'
Elderly`
All
Other
House-
holds
Total
Renters
Extra
Elderly'
Elderly
All
Other
House-
holds
Total
Owners
Total
House
holds
Household
Income 5 30%
MFI
70
15
14
99
29
20
14
63
162
with any
Housing
Problems
50%
100%
71.4%
60.6%
13.8%
0%
28.6%
12.7%
42%
Household
Income 30%
to<50 %MFI
0
14
0
14
63
0
4
67
81
with any
Housing
Problems
N/A
71.4%
N/A
71.4%
22.2%
N/A
100%
26.9%
34.6%
Household
Income 50%
to<80 %MFI
10
0
0
10
14
10
4
28
38
with any
Housing
Problems
0%
N/A
N/A
0%
0%
100%
100%
50%
36.8%
Household
Income 80%
MFI
0
4
25
29
219
158
394
771
800
with any
Housing
Problems
N/A
100%
40%
48.3%
0%
18.4%
21.3%
14.7%
15.9%
Total
Households
80
33
39
152
325
188
416
929
1,081
with any
Housing
Problems
43.8%
87.9%
51.3%
55.3%
5.5%
20.7%
23.1%
16.5%
21.9%
Table 2 -40 provides a summary of housing problems experienced by households
with mobility and self -care limitations in the City of Saratoga. According to the
2000 CHAS data, 21.9 percent of the total number of households with mobility
and self -care limitations experience some sort of housing problem. As previously
stated, these problems include overpayment, overcrowding and /or lack of
complete kitchen facilities and plumbing systems.
Source: 2000 HUD CHAS data
City of Saratoga Housing Element
Table 27
or Households with Mobility and Self- Care
2000 a
Notes: "Extra elderly" is defined as 1 or 2 persons with ei her person 75 years o over. "Elderly" is defined as 1
or 2 persons wi h either person 62 to 74 years. 3 "Housing problems' is defined as any occupied housing units
lacking a complete kitchen, lacking complete plumbing facilities, having more than 1.01 persons per room
(overcrowded), or costing more than 30 percent of the occupant household income.
Chapter 2: Housing Needs Analysis
33 of 36
City of Saratoga Housing Element
e. Homeless Population
Enumeration of the homeless population is difficult because of the transient
nature of this population and the existence of "hidden homeless" or persons that
move around in temporary housing situations. In 2007, the County of Santa Clara
conducted the Santa Clara County Homeless Count and Survey. The survey
involved the reporting of occupancies from shelters and institutions emergency
shelters, transitional housing programs, hotels and motels that accept vouchers,
rehabilitation facilities, hospitals and jails. The point -in -time count estimated that
there were 7,202 homeless persons throughout Santa Clara County.
Santa Clara County has approximately 26 emergency shelters, providing close to
1,000 beds year round, with an additional 300 beds available during the winter
months (November through March). There are also 1,200 transitional housing
beds throughout the County that offer a combination of stable housing and
intensive, targeted support services for the mentally ill, those with chronic
substance abuse, developmental disabilities, and other factors that prevent the
homeless from returning to permanent housing situations.
There are currently no shelters located in Saratoga. The City's Police
Department has determined that there are no homeless persons within the City
of Saratoga.
f. Farm Workers
Farm workers are defined as persons whose primary incomes are earned
through seasonal agricultural work. In 2000, at most 18 persons, comprising less
than 1 percent of Saratoga's labor force, were employed in agriculture. It is
assumed that only a small percentage of persons employed in this industry are
involved in active agricultural production and harvest. Therefore, there is no
apparent or recognized need for farmworker housing.
9.
Extremely Low Income Households
Extremely Low Income households are defined as households earning 30
percent or less of the MFI. In accordance with Chapter 891, Statutes of 2006 (AB
2634), cities must quantify the existing and projected Extremely Low Income
households and analyze their needs. In 2000, 8.2 percent of total households in
the City were Extremely Low Income households.
Chapter 2: Housing Needs Analysis
34 of 36
City of Saratoga Housing Element
Table 2 -41 summarizes the Extremely Low Income households with housing
problems. Approximately 59.2 percent of Extremely Low Income households
experience overpayment and 61.5 percent have at least one type of housing
problem.
Source: 2000 HUD CHAS data
Extremely-Lo Income Households
With Housing Problems1 ms s
Notes:
1 "Housing problems" is defined as any occupied housing units lacking a complete kitchen, lacking
complete plumbing facilities, having more than 1.01 persons per room (overcrowded), or costing more
than 30 percent of the occupant household income.
2 "Cost burden" is the percentage of household income spent on housing costs.
Housing types to accommodate the needs of Extremely Low Income households
include transitional and supportive housing, single room occupancy units
(SRO's), multi family rental housing, factory -built housing, workforce housing and
mobile homes.
Chapter 2: Housing Needs Analysis
35 of 36
Housing Problem
Renters
Owners
Total Extremely Low
Income Households
Percent with any housing problems
52%
66.6%
61.5%
Percent with cost burden` >30%
45.3%
66.6%
59.2%
Percent with cost burden' >50%
23.1%
65.6%
50.9%
City of Saratoga Housing Element
Table 2 -41 summarizes the Extremely Low Income households with housing
problems. Approximately 59.2 percent of Extremely Low Income households
experience overpayment and 61.5 percent have at least one type of housing
problem.
Source: 2000 HUD CHAS data
Extremely-Lo Income Households
With Housing Problems1 ms s
Notes:
1 "Housing problems" is defined as any occupied housing units lacking a complete kitchen, lacking
complete plumbing facilities, having more than 1.01 persons per room (overcrowded), or costing more
than 30 percent of the occupant household income.
2 "Cost burden" is the percentage of household income spent on housing costs.
Housing types to accommodate the needs of Extremely Low Income households
include transitional and supportive housing, single room occupancy units
(SRO's), multi family rental housing, factory -built housing, workforce housing and
mobile homes.
Chapter 2: Housing Needs Analysis
35 of 36
This page left intentionally blank.
City of Saratoga Housing Element
Chapter 2: Housing Needs Analysis
36 of 36
City of Saratoga Housing Element
CHAPTER 3:
RESOURCES AND CONSTRAINTS
A. Governmental Constraints and Resources
Governmental constraints are policies, standards, requirements and actions regulated
by various levels of government upon land and housing ownership and development.
These regulations may include various building codes, land use controls, growth
management measures, development fees, processing and permit procedures, and site
improvement requirements. While state and federal agencies play a role in imposing
constraints on the development and provision of housing, they are beyond the influence
of local government and are, therefore, not addressed in this analysis. Governmental
resources include programs that provide funds for housing related activities, as well as,
incentives provided by the local jurisdiction for the provision of housing.
1. Land Use Controls
Land use controls include General Plan policies, zoning designations (and the resulting
allowed uses, development standards, and permit processing requirements), and
development fees.
a. General Plan
As required by state law, every city in California must have a General Plan, which
establishes policy guidelines for all development within the city. The General Plan is the
foundation of all land use controls in a jurisdiction. The Land Use Element of the
General Plan identifies the location, distribution, and density of the land uses within the
City.
The Saratoga General Plan and use densities are expressed per net area, which is
generally defined as the remaining portion of the gross site area after deducting portions
within the right -of -way of existing or future public or private streets, easements,
quarries, or areas that are classified by the City Geologist as "Md" or "Mrf." Residential
densities are expressed in dwelling units per net acre (du /ac) and are limited by the
maximum intensity of building and impervious site coverage.
The City of Saratoga General Plan identifies six residential land use designations and
two open space designations that permit residential uses. In addition, residential uses
are allowed by use permit in commercial districts within the City. Table 3 -1 summarizes
Saratoga's residential and use designations by total acre, permitted density ranges,
and maximum intensity of building and impervious surface coverage.
Chapter 3: Resources and Constraints
1 of 46
General. Plan
Residential Larid Use Designations
Designation
Description
Existing
Acreage
Permitted
Density
Maximum
Intensity of
Building and
Impervious
Surface Coverage
Residential
Hillside
Conservation
Single- family
dwellings,
horticultural and
agricultural use,
and accessory uses
compatible with
single family
dwellings.
1,680
0.5 du /ac
15,000 square feet
or 25 percent of the
site area, which
ever is less
Residential
Very Low
Density
Single- family
dwellings,
horticultural and
agricultural use,
and accessory uses
compatible with
single family
dwellings.
1,920
1.09 du /ac
35 percent of the
site area
Residential
Low Density
Single- family
dwellings,
horticultural and
agricultural use,
and accessory uses
compatible with
single family
dwellings.
343
2.18 du /ac
45 percent of the
site area
Medium
Density
M -10
M -12.5
M -15
Single- family
dwellings,
horticultural and
agricultural use,
and accessory uses
compatible with
single family
dwellings.
2,093
4.35 du /ac
3.48 du /ac
2.90 du /ac
50 60 percent of
the site area
City of Saratoga Housing Element
:Table
Chapter 3: Resources and Constraints
2 of 46
Designation
Description
Existing
Acreage
Permitted
Density
Maximum
Intensity of
Building and
Impervious
Surface Coverage
Residential
Multi- Family
Detached and
attached single-
family dwellings,
such as
condominiums,
duplexes, and
apartments, as well
as, horticultural and
agricultural use,
and accessory uses
compatible with
single family
dwellings.
83
14.5 du /ac
40 percent of the
site area
Planned
Development
Residential
Mix of single family
and multi family
densities and
housing types.
4
4.35
12.45
du /ac
25 35 percent of
the site area
Open Space
Outdoor
Recreation
Orchard lands,
water reservoirs,
and lands under
Williamson Act
Contracts. Only
single family
dwellings or
structures directly
associated with
agricultural use.
92
1 du /4
acres
No requirements
MirliffaYOMIT
City of Saratoga Housing Element
Table 1
General Plan
+\Re Use Designations
Chapter 3: Resources and Constraints
3 of 46
City of Saratoga Housing Element
I Table`3 '1
O lan
Resid'ential,j:Lan.
Designation
Hillside Open
Space
Designation
Description
Covers all areas
within Saratoga's
Sphere of Influence
(SOI) not
designated as park
or Open Space
Outdoor
Recreation.
Agricultural use,
mineral extraction,
parks and low
intensity
recreational
facilities, land in its
natural state,
wildlife refuges, and
very low intensity
residential
development and
support uses of
those listed above.
Existing
Acreage
99
Permitted
Density
1 du /20
acres to
1du/160
acres
(based on
a slope
density
formula
subject to
stringent
criteria)
Maximum
Intensity of
Building and
Impervious
Surface Coverage
25 percent or
12,000 square feet,'
whichever is less
Chapter 3: Resources and Constraints
4 of 46
Designation
Description
Existing
Acreage
Permitted
Density
Maximum
Intensity of
Building and
Impervious
Surface Coverage
Commercial
Retail
Commercial
uses /centers
serving community
and /or
neighborhood; not
regional in
orientation.
Residential uses
allowed by use
permit.
80
Maximum
intensity of
building
coverage
is 0.60 of
net site
area.
The residential
portion shall not
exceed 50 percent
of the total floor
area, with an
increase of 10
percent of the total
floor area permitted
for the site, for
projects that
provide below
market rate
housing. Total site
coverage may also
increase by 10
percent for a project
containing below
market -rate
housing.
City of Saratoga Housing Element
Table 3 -1
General Plan
Residential Land Use,
est nations
Chapter 3: Resources and Constraints
5 of 46
Designation
Description
Existing
Acreage
Permitted
Density
Maximum
Intensity of
Building and
Impervious
Surface Coverage
Professional
and
Administrative
Office
Professional
offices; serves as a
transition zone
between
commercial and
residential areas.
Residential uses
allowed by use
permit.
34
Maximum
intensity of
building
coverage
is 0.30 of
net site
area.
The residential
portion shall not
exceed 50 percent
of the total floor
area, with an
increase of 10
percent of the total
floor area permitted
for the site, for
projects that
provide below
market rate
housing. Total site
coverage may also
increase by 10
percent for a project
containing below
market -rate
housing.
City of Saratoga Housing Element
Table 3-1
General n sa
Res °Land Use Des' nations
Source: City of Saratoga General Plan
Chapter 3: Resources and Constraints
6 of 46
A 43 11S6:4:5 4
City of Saratoga Housing Element
As of January 2008, the State Department of Finance (DOF) reports that 11,093
dwelling units exist in Saratoga. Depending on land costs, certain densities are needed
to make a housing project economically feasible for people at various income levels.
According to the State of California, the densities identified below are generally
sufficient to accommodate construction affordable to specific income levels.
Extremely Low Very Low and Low Income: 20 dwelling units per acre
minimum
Moderate Income: 11 -20 dwelling units per acre minimum
Above Moderate Income: Up to 11 dwelling units per acre
In addition to the generally accepted densities, Assembly Bill 2348 established "default"
density standards. If a local government has adopted density standards consistent with
the established population criteria, sites with those density standards are accepted as
appropriate for accommodating the jurisdiction's share of regional housing need for
lower- income households. Pursuant to AB 2348, Saratoga is considered a "suburban"
jurisdiction with a "default" density of 20 dwelling units per acre.
b. Zoning Code
The Zoning Code is the primary tool for implementing the General Plan. Its purpose is to
protect and promote public health, safety, and welfare. Additionally, it serves to promote
quality design and quality of life. The City of Saratoga's residential zoning designations
control both the use and development standards of each residential parcel, thereby
influencing the development of housing.
Table 3 -2 summarizes permitted residential uses in agricultural, residential, professional
and administrative office, and commercial districts'. Single- family residential zoning
includes eight districts: A, R -1- 40,000, R -1- 20,000, R -1- 15,000, R -1- 12,500, R -1-
10,000, HR, and R -OS. Single- family units are permitted as a matter of right in all
single family residential districts. Multi- family residential zoning consists of the R -M-
5,000, R -M- 4,000, and the R -M -3,000 districts. Multi- family and single family dwellings
are permitted by right in the R -M districts. Mixed residential /commercial uses are
permitted in the Professional and Administrative Office (P -A) and Commercial (C -N, C-
V, CH -1, CH -2) districts subject to conformance with the mixed -use development
standards specified in Article 15 -58 of the zoning code and approval of a use permit.
Chapter 3: Resources and Constraints
7 of 46
Table 3-_
PrimaryoUses
Zone
A
R-1-40,000
R -1- 20,000
R -1- 15,000
R -1- 12,500
R -1- 10,000
HR
R -OS
R -M -5,000
R -M -4,000
R -M -3,000
P -A
C -N
C -V
CH -1
CH -2
Single- Family
Dwelling
P
P
P
P
P
P
P
P
P
P
P
C
C
C
C
C
Mufti-Family
Dwelling
P
P
P
C
C
C
C
C
P= Permitted by Right C= Conditional Use Permit Required
Source: City of Saratoga Zoning Regulations Chapter 15
City of Saratoga Housing Element
Second Dwelling
Units
P
P
P
P
P
P
P
Table 3 -3 summarizes the single family residential zoning designations and their
requirements. Table 3 -4 summarizes the multi family residential designations and
requirements. Table 3 -5 summarizes the requirements for mixed -use development.
Chapter 3: Resources and Constraints
8 of 46
71619 3
urn mar o R esidential l Zon ng �Re uirements
y,� f R n .g�, �...q�
Zone.
Minimum Lot
Area
Maximum
Lot
Coverage
Maximum
Building
Height
Minimum
Front
Yard,_
Setback
Minimum Side Yard
Setback3
Minimum Rear Yard
Setback
A
10% or
less
slope
500
acres
25% or
15,000 sq.
ft.,
whichever
is less
26 feet
(two
stories)
30 feet or
20% of
the lot
depth,
whichever
is greater
20 feet or ten percent of
the lot width, whichever is
greater
50 feet for single -story
structures, 60 feet for multi
story structures, or 25% of the
lot depth, whichever is greater
11%
5.20
acres
12%
5.40
acres
13%
5.60
acres
14%
5.80
acres
15%
6.00
acres
16%
6.40
acres
17%
6.80
acres
18%
7.20
acres
19%
7.60
acres
City of Saratoga Housing Element
Chapter 3: Resources and Constraints
9 of 46
Minimum Lot
Area -s
20%
21%
22%
23%
24%
25%
26%
27%
28%
29%
8.00
acres
8.60
acres
9.20
acres
9.80
acres
10.40
acres
11.00
acres
11.80
acres
12.60
acres
13.40
acres
14.20
acres
9
Maximum
Lot
Coverage
Maximum
Building
Height
'Minimum
Front X
Yard
Setback
Minimum ;Side Yard
Setback
Minimum Rear Yard
Setback
Chapter 3: Resources and Constraints
10 of 46
Zone
Minimum Lot
Area
Maximum
Lot 4
Coverage
Maximum
Building
Height
Minimum
Front
Yard
Setback
Minimum Side Yard
Setback
Minimum Rear Yard
Setback
30%
15.00
acres
31%
16.00
acres
32%
17.00
acres
33%
18.00
acres
34°/0
19.00
acres
35% or
more
20.00
acres
R -1-
40,000
40,000 sq. ft.
interior lot
48,000 sq. ft.
corner lot
40,000 sq. ft. flag
lot
40,000 sq. ft.
hillside lot
35
percent
26 feet
(two
stories)'
30 feet
Interior lots
(ft)
Corner lots
(ft)
Interior lots
(ft)
Corner lots
(ft)
1 st
floor
2 nd
floor
1 st
floor
2nd
floor
1 st
floor
2 nd
floor
1 st
floor
2 nd
floor
20
25
20
int.
25
ext.
25
int.
30
ext.
50
60
20
20
City of Saratoga Housing Element
able
u ResidentialZoning Require
Chapter 3: Resources and Constraints
11 of 46
;able
tSummar
R -1-
20,000
R -1-
15,000
R -1-
12,500
City of Saratoga Housing Element
esi
20,000 sq. ft.
interior lot
24,000 sq. ft.
corner lot
20,000 sq. ft. flag
lot
40,000 sq. ft.
hillside lot
15,000 sq. ft.
interior lot
18,000 sq. ft.
corner lot
20,000 sq. ft. flag
lot
40,000 sq. ft.
hillside lot
12,500 sq. ft.
0remen
Maximum
of
overage
45
percent
50
percent
55
percent
Maximum
Buildin
Height
26 feet
(two
stories)
26 feet
(two
stories)
26 feet
(two
M lnlmu
Fron
aid
etbac
30 feet
25 feet
25 feet
t inimum Side. Yard
Setback
Interior lots
(ft)
1 st 2 n d
floor floor
15
Interior lots
(ft)
1 st 2 nd
floor floor
12
20
17
Interior lots
(ft)
1st 2nd
floor floor
Corner lots
(ft)
1 st 2 n d
floor floor
15 20
int. Int.
25 30
ext. ext.
Corner lots
(ft)
1 st 2 n a
floor floor
12 17
int. int.
25 30
ext. ext.
Corner lots
(ft)
1 st 2 nd
floor floor
Minimum Rear Yard
Setback
Interior lots
(ft)
1
floor
35
Interior lots
(ft)
1
floor
30
2nd
floor
45
2nd
floor
40
Interior lots
(ft
1 s
floor
2nd
floor
Corner lots
(ft)
1 st
floor floor
15
Corner lots
(ft)
1 st 2 nd
floor floor
12
2nd
15
12
Corner lots
(ft)
1 st 2 nd
floor floor
Chapter 3: Resources and Constraints
12 of 46
g"" �y i�,,� ,umc�mcnw,,t'Ng i
r ",a-
Zone
Minimum Lot
Area
Maximum
Lot
Coverage
Maximum
Building
Height
Minimum
Front
Yard"
Setback
Minimum Side Yard
Setback3
Minimum Rear Yard
Setback
interior lot
15,000 sq. ft.
corner lot
20,000 sq. ft. flag
lot
40,000 sq. ft.
hillside lot
stories)'
10
15
10
int.
25
ext.
15
int.
30
ext.
25
35
10
10
R -1-
10,000
10,000 sq. ft.
interior lot
12,000 sq. ft.
corner lot
20,000 sq. ft. flag
40,000 sq. ft.
hillside lot
60
percent
26 feet
(two 1
stories)
25 feet
Interior lots
(ft)
Corner lots
(ft)
Interior lots
(ft)
Corner Tots
(ft)
1 st
floor
2nd
floor
1st
floor
2 nd
floor
1 st
floor
2nd
floor
1 st
floor
2nd
floor
10
15
10
int.
5
ext.
15
30
ext.
25
35
10
10
Chapter 3: Resources and Constraints
13 of 46
Zone
HR
R -OS
able 3
u m a
ofResidential Zonrn
uirements
2 acres for 0 or
Tess average slope
10 acres for 50%
averageslope
20 acres for 10%
or Tess average
slope
180 acres for 50%
or more average
slope
g
q
Maximum
Lot'
Coverage
25
percent or
15,000 sq.
ft.,
whichever
is less
25
percent or
12,000 sq.
ft.,
whichever
is less
Maximum
Height
26 feet
(two
stories)'
two
stories
Minimum,;''
Front
Yard
Setback
30 feet
or
30 feet or
20% of
the lot
depth,
whichever
is greater
50 feet
single
story
70 feet
two -story
inimum Side Yard
,Setback,
20 feet
20 feet interior and 25 feet
exterior or 10% of lot
width, whichever is
greater
40 feet interior (single
story)
50 feet exterior (single
story)
60 feet interior (two- story)
70 feet exterior (two- story)
Minimum Rear Yard
Setback
50 feet (single -story structure)
60 feet (multi -story structure)
or
25% of lot depth, whichever is
greater
100 feet (single- story)
120 feet (two- story)
Chapter 3: Resources and Constraints
14 of 46
Source: City of Saratoga Zoning Regulations, Chapter 15
City of Saratoga Housing Element
Minimum Lot
Area
g
q
Maximum
Lot
Coverage
Maximum
Building
Height
Minimum
Front
Yard
Setback
Minimum Side Yard
Setback
Minimum Rear Yard
Zone
Notes
'Exceptions may be granted in accordance with Article 15-55 of the Zoning Code for parcels exceeding 20.000 sq. ft.
2 For any non- conforming site, the requirements provided in Section 15- 65.160 of the Zoning Code applies to the site.
3 Setback areas for flag lots are determined according to Section 15- 06.430(a) of the Zoning Code.
4 Minimum net site area depends on average slope, as identified in Section 15 -13 -060 of the Zoning Code.
5 Excluding vacant lots and lots created after May 15, 1992.
6 Vacant lots and lots created after May 15, 1992.
'No structure shall extend to an elevation within eight feet from the top of the nearest adjacent major ridge that does not have tree cover. No structure shall
extend to an elevation more than 12 feet above the nearest adjacent minor ridge that does not have dense tree cover.
8 Minimum net site area depends on average slope, as identified in Section 15 -20 -060 of the Zoning Code.
9 A structure not limited by the provisions of note 7 above, shall not exceed 22 feet; however, the Planning Commission may grant up to four feet of
additional height.
Setback
Chapter 3: Resources and Constraints
15 of 46
City of Saratoga Housing Element
al5le3 4
ummary
uirements
Lot Area
(Sq. Ft.)
Interior Lot
10,000
12,000
12,000
Corner Lot
11,000
14,000
14,000
Maximum
,Lot
Coverage
40 percent
40 percent
40 percent
Maximum
Building
Height
30 feet or two
stories'
30 feet or two
stories'
30 feet or two
stories'
Minimum
Front Yard
Setback
25 feet
25 feet
25 feet
Minimum Side
Yard Setback
10% of site
width
10% of site
width
10% of site
width
R -M -5, 000
R-M-4,000
R -M -3,000
Source: City of Saratoga Zoning Regulations, Chapter 15
Minimum
Rear Yard
Setback
25 feet
25 feet
25 feet
Notes:
'Does not apply to a structure located within the Village which is found by the approving authority to be compatible with existing structures and the
natural environment.
2 For any non conforming site, the requirements of Section 15.65.160 applies to the site.
3 A side setback area of more that 25 feet shall not be required, and a side setback area of less than ten feet from the applicable side lot line shall not be
permitted, subject to the following exceptions: (1) the exterior side setback area of a corner lot shall not be less than 15 feet from the exterior side lot line
(2) one foot shall be added to an interior side setback area for each two feet of height or fraction thereof by which a portion of a structure within 30 of the
side lot lone for such setback area exceeds 14 feet in height provided that an interior side setback area of more than 25 feet from the interior side lot line
shall not be required.
Chapter 3: Resources and Constraints
16 of 46
Table= -3
Summary1of
evelo
ment
andar
City of Saratoga Housing Element
Location of
Dwelling
Units
Either on the
second floor or
at the rear of
the parcel.
Floor Area
Dwelling units shall not comprise
more than 50 percent of the total
floor area of all buildings on the site.
The maximum floor area may be
increased by ten percent for projects
providing below market rate housing.
850 sq. ft. for a one bedroom unit to
1,250 for a two bedroom unit
Maximum Lot Coverage
Overall site coverage may be
increased up to ten percent for
projects containing deed
restricted below market rate
housing units.
Maximum
Density
20 dwelling
units per net
acre
Notes:
'The residential component of a mixed -use project shall be rental.
Source: City of Saratoga Zoning Regulations, Chapter 15
Maximum
Building
Height
26 feet
Chapter 3: Resources and Constraints
17 of 46
c. Parking Requirements
Table 3 -6 summarizes the residential parking requirements in Saratoga. Parking requirements do not constrain the
development of housing directly. However, parking requirements may reduce the amount of available lot areas for
residential development.
Type of Residential
Development
Single Family Dwelling
(excluding second dwelling
units)
Second Dwelling Unit
Multi Family Dwellings
Required Parking Spaces
(off street)
Two covered spaces within a garage.
Source: City of Saratoga Zoning Regulations, Chapter 15, Article 15 -35
One covered space with a garage, except as otherwise provided in Article 15 -56 of
the Zoning Code.
One covered space within a garage for each dwelling unit, plus one and one -half
additional spaces on the site for each dwelling unit; provided, however, for housing
developments occupied exclusively by seniors, the required parking shall be one
covered space within a garage for each dwelling unit plus one -half additional space
on the site for each dwelling unit.
Chapter 3: Resources and Constraints
18 of 46
City of Saratoga Housing Element
d. Planned Community District
The intent of the Planned Community District (P -C) is to achieve the objectives of the
Zoning Ordinance through the development of a residential community primarily for a
common green development or for persons desiring smaller residences or dwelling units
than economically feasible under existing zoning districts, and which combines a
number of uses in order to develop a living environment in conformity with the General
Plan. The Planned Community District may include a combination of single or multiple
dwelling uses together with ancillary uses of recreational centers, social halls,
restaurants, medical centers and other related facilities.
The P -C district allows single family, two family, or three family dwellings or a
combination thereof, together with all other permitted uses in either an R -1 district or an
R -M district, depending on which underlying district it is combined with (R -1 or R -M).
The dwelling units shall be single -story unless otherwise approved by the Planning
Commission. In addition, community centers, private recreational centers, social halls,
lodges, dubs, restaurants, and medical centers to be used by the residents and their
guests are allowed.
Standards for site area and dimensions, site coverage, density of dwelling units,
setback areas, types of structures, etc. shall in the aggregate be at least equivalent to
the standards prescribed by the regulations of the district that the Planned Community
District is combined with. Any P -C area shall contain a common green unless
specifically waived by the Planning Commission.
2. Density Bonus Ordinance
In order to encourage the construction of affordable housing developments for Very
Low- and Low- Income households, and in accordance with Chapter 4.3 Section 65915
et. seq. of the California Government Code, the City of Saratoga has adopted a Density
Bonus Ordinance (Article 15 -81 of the Zoning Code). Upon receipt from the applicant,
the City reviews an application requesting a density bonus or incentive or concession.
The Community Development Director has 90 days from receipt of the application to
notify the applicant in writing regarding the status of the application. If the housing
development is proposed as part of a planned community district, the density bonus and
incentive(s) are considered by the Planning Commission and City Council with the
accompanying rezoning. If the housing development is not proposed as a planned
community development district, the request is processed as part of the design review
approval process. Prior to the issuance of a building permit for any dwelling unit in a
development that a density bonus has been awarded for, the applicant shall enter into a
written agreement with the City for the duration of the affordability. The City will include
an action in the Housing Element policy program to amend its Density Bonus Ordinance
to be consistent with recent legislation (AB 2280 and SB 1818).
Chapter 3: Resources and Constraints
19 of 46
City of Saratoga Housing Element
a.. Density Bonus for Affordable Units in Mixed -Use Projects
The City allows the residential portion of mixed -use projects (permitted to comprise 50
percent of total floor area of all buildings on the site) to increase by 10 percent for
projects providing below market -rate rental housing. In addition, the total site coverage
may also be increased by 10 percent for mixed -use projects containing deed restricted
below market -rate housing units.
b. Density Bonus for Second Dwelling Units
A one -time 10 percent increase in site coverage and allowable floor area may be
granted by the Community Development Director if a new second dwelling unit is deed
restricted so that it may only be rented to below market rate (very -low, low, and
moderate income) households.
c. Reduced Parking Standards
The garage requirement for a second dwelling unit may be waived if the second
dwelling unit is deed restricted so that it may only be rented to below market rate (very
low, low, and moderate income) households.
3. Institutional Facilities and Nursing Homes
The City's Zoning Code defines an "Institutional facility" as a place, structure, or area
operated by a public or private organization or agency, used for and providing
educational, residential, or health care services to the community at large. The term
includes residential developments and health care facilities operated by non profit
organizations and both public and private schools or colleges. The City's Zoning Code
defines a "Nursing home" as a residential structure in which nursing, dietary, and other
personal services are rendered to six or more convalescents, invalids, or elderly
persons residing at the facility, an in which surgery or other medical treatment
customarily given in hospitals is not performed.
The City deems a convalescent home or rest home as a nursing home. Institutional
facilities and nursing homes are permitted in all residential districts, except for the
Residential Open Space District, as well as in the Professional and Administrative Office
(P -A) district, subject to approval of a use permit. Institutional facilities are also
permitted in the Commercial district, subject to approval of a use permit.
Chapter 3: Resources and Constraints
20 of 46
a. Emergency Shelters and Transitional Housing
City of Saratoga Housing Element
4. Emergency Shelters, Transitional Housing, and Single Room
Occupancy Units
State Housing Law (SB 2) requires that cities identify sites that are adequately zoned for
emergency shelters and transitional housing. Additionally, cities must not unduly
discourage or deter these uses. The City of Saratoga currently does not include any
specific standards or regulations pertaining to emergency shelters or transitional
housing in its Municipal Code. The City's residential zoning does not list emergency
shelters or transitional housing as a permitted use. However, the zoning ordinance
states that the zoning ordinance and zoning map may be amended by changing the
boundaries of any district or by reclassifying any area from one district to another, or by
changing any regulation contained within the zoning ordinance, in accordance with the
provisions set forth in Article 15 -85 of the zoning ordinance.
The Ministries Association in the City of Saratoga provides a homeless shelter program
which rotates among the membership churches.
Santa Clara County has approximately 26 emergency shelters, providing close to 1,000
beds year- round, with an additional 300 beds available during the winter months
(November through March). There are also over 1,200 transitional housing beds
throughout the County that offer a combination of stable housing and intensive, targeted
support services for the mentally ill, those with chronic substance abuse, developmental
disabilities, and other factors that prevent the homeless from returning to permanent
housing situations. Transitional housing includes both single site and "scattered site"
programs. Table 3 -7 provides a summary of emergency shelters and transitional
housing near the City of Saratoga.
Chapter 3: Resources and Constraints
21 of 46
Facility
Name
Location
Type of
Facility
Target Population
Number
of Shelter
Beds
Sunnyvale
Winter
Shelter
Cold Weather
Shelter
Individuals
100
West Valley
Commmun-
ity Services
Rotating
Shelter
Program/
Transitional
Housing
Program
Homeless shelter for single men that
rotates from church to church on a
monthly basis.
Transitional Housing Program owns and
operates a housing complex for working
homeless men, and homeless women
with children. This very -low- income
housing serves successful graduates of
the shelter program and other qualified
candidates from the community. Tenants
receive case management and
assistance to secure permanent housing.
Administer the Below Market Rate
(commonly known as BMR) program for
the City of Cupertino. Low -cost home
listings (Below Market Rate (BMR)
housing); accepts BMR applications for
both rentals and homeownership
(Cupertino residents and those working
in Cupertino receive priority)
Varies (10
to 25)
Total
125
City of Saratoga Housing Element
Source: Community Technology Alliance
Adequate Sites for Emergency Shelters /Transitional /Supportive Housing
Pursuant to SB2, jurisdictions with an unmet need for emergency shelters are required
to identify a zone(s) where emergency shelters will be allowed as a permitted use
without a conditional use permit or other discretionary permit. The identified zone(s)
must have sufficient capacity to accommodate the shelter need, and at a minimum
provide capacity for at least one year -round shelter.
Chapter 3: Resources and Constraints
22 of 46
City of Saratoga Housing Element
To comply with the provisions of SB2, the City will consider the Professional and
Administrative (P -A) zoning district to permit emergency shelters without discretionary
approvals. There are 34 acres of the P -A zoning district, 1.5 of which are vacant.
The P -A zoning district is intended for professional, administrative and medical offices.
Many of the services that would support emergency shelters, including medical facilities,
retail centers and transportation are permitted in this district subject to approval of a use
permit. The P -A zoning districts are also adjacent to the City's commercial zones. If
emergency shelters were to locate in this zoning district, many supporting services
already exist, or would be able to establish here.
Table 3 -8 summarizes the P -A zoning district's development standards. The
development standards for this zoning district are not unduly restrictive and do not
diminish the capacity of the land to accommodate the shelter need.
Chapter 3: Resources and Constraints
23 of 46
Developmen Stand inthe P A °Z on i ng District
Development
Standards
P -A
Specific Provisions
Minimum Site Area
12,000 sq. ft.
Site Frontage
60 feet
Site Width
100 feet
Site Depth
120 feet
Maximum Net Site
Coverage
30%
Front Setback
25 feet
Side Setback
10% of the average
width of the site
Subject to the following exceptions:
1) The exterior side setback area of a
corner lot shall be not less than
fifteen feet from the exterior side
lot line
2) One foot shall be added to an
interior side setback area for each
two feet of height or fraction
thereof by which a portion of a
structure within thirty feet of the
side lot line for such setback area
exceeds fourteen feet in height;
provided, that an interior side
setback area of more than thirty
feet from the interior side lot line
shall not be required.
Rear Setback
25 feet
Subject to the following exceptions:
1) One foot shall be added to the
minimum rear setback area for
each two feet of height by which a
structure exceeds fourteen feet in
height.
2) Where a rear setback area is
adjacent to property within an A,
R -1, HR, or R -M district, the
minimum rear setback area shall
be thirty -five feet from the rear lot
line.
Building Height
Maximum 30 feet
(2 stories)
eq
City of Saratoga Housing Element
Source: City of Saratoga Municipal Code, Chapter 15- 18.010
Chapter 3: Resources and Constraints
24 of 46
b. Single Room Occupancy Units
Single Room Occupancy (SRO) residences are small, one -room units occupied by a
single individual, and may either have a shared or private kitchen and bathroom
facilities. SROs are rented on a monthly basis typically without rental deposit, and can
provide an entry point into the housing market for Extremely Low Income individuals,
formerly homeless, and disabled persons.
Single -room occupancy units are not defined or included in the City's Municipal Code.
As a result, this Housing Element will include a program to establish zoning districts and
development regulations in the municipal code for the development of SROs.
5. Second Dwelling Units
City of Saratoga Housing Element
Second dwelling units provide additional opportunities to provide housing for people of
all ages and economic levels, while preserving the integrity and character of single
family residential neighborhoods. The City of Saratoga permits second units in the A, R-
1, and HR zones, provided certain requirements are met.
Requirements for a second unit include:
Only one second dwelling unit is allowed on any one site;
Net site area shall not be less than the minimum prescribed for the district
applicable to such lot;
Minimum total floor area of 400 square feet and maximum total floor area shall
not exceed 1,250 square feet of living space, not including the garage (if the
second dwelling unit has a basement, the area of the basement is included as
part of the total maximum allowed);
A one -time ten percent increase in site coverage and allowable floor area may be
granted by the Community Development Director if a new second dwelling unit is
deed restricted so that it may only be rented to below market rate households;
Minimum of one off street covered parking space within a garage. The garage
requirement may be waived if the second dwelling unit is deed restricted so that it
may only be rented to below market -rate households. If the garage requirement
is waived, an open parking space must be provided;
Same driveway access to the street as the existing main dwelling;
If attached to the main dwelling, both the second dwelling unit and the main
dwelling must be served by either a common entrance or a separate entrance to
the second dwelling unit must be located on the side or at the rear of the main
dwelling;
No more than two bedrooms;
Chapter 3: Resources and Constraints
25 of 46
City of Saratoga Housing Element
Must match the existing main structure in color, materials, and architectural
design; and,
One off street parking space for an efficiency or one bedroom unit and two
spaces for a two bedroom unit.
6. Housing for Persons with Disabilities
The U.S. Census Bureau defines persons with disabilities as those with a long- lasting
physical, mental, or emotional condition. This condition can make it difficult for a person
to do activities such as walking, climbing stairs, dressing, bathing, learning, or
remembering. This condition can also impede a person from being able to go outside
the home alone or to work at a job or business.
As a matter of State Law (SB 520), cities are now required to analyze potential and
actual constraints upon the development, maintenance and improvement of housing for
persons with disabilities, and demonstrate local efforts to remove governmental
constraints that hinder the locality from meeting the need for housing for persons with
disabilities. Cities are required to include programs that remove constraints and provide
reasonable accommodations for housing designed for persons with disabilities. The City
of Saratoga does not currently have a formal process for requesting reasonable
accommodation. As a result, this Housing Element will include a program to establish a
written and administrative reasonable accommodation procedure in the Municipal Code
for providing exception for housing for persons with disabilities.
a. Zoning and Other Land Use Regulations
Ways in which the City of Saratoga facilitates housing for persons with disabilities
through its regulatory and permitting procedures:
The City of Saratoga allows "institutional facilities" that provide "residential
of health care services to the community at large" in all residential districts
as well as in the Professional and Administrative Office (P -A) and
Commercial (C) districts, subject to approval of a conditional use permit.
The City of Saratoga allows "nursing homes" for six or more
"convalescents, invalids, or elderly persons" in all residential districts as
well as in the Professional and Administrative Office (P -A) district, subject
to approval of a conditional use permit.
The City defines family as "an individual or two or more persons occupying
a dwelling unit and living together as a single housekeeping unit in which
each occupant has access to all parts of the dwelling unit. A family shall
be deemed to include necessary household help. The term shall not
include a group of persons occupying a hotel, motel, bed and breakfast
establishment, nursing home, or institution of any kind." This definition
Chapter 3: Resources and Constraints
26 of 46
7. Building Codes and Enforcement
a. Building Codes
City of Saratoga Housing Element
does not pose a constraint of the development of housing for persons with
disabilities.
O The City allows some variation from the application of its parking
standards. Chapter 15- 35.020 of the Municipal Code would allow the
Planning Commission or the Community Development Director to
determine parking requirements for housing for persons with disabilities,
based upon the requirements for comparable use and upon the particular
characteristics of the use.
The Planning Commission may grant a use permit as applied for or in
modified form if, on the basis of the application and the evidence
submitted, the Commission makes all of the following findings:
o That the proposed location of the conditional use is in accord with
the objectives of the Zoning Ordinance and the purposes of the
district in which the site is located.
o That the proposed location of the conditional use and the
conditions under which it would be operated or maintained will not
be detrimental to the public health, safety or welfare, or materially
injurious to properties or improvements in the vicinity.
The intent of building and safety codes is to preserve public health and safety, and
ensure the construction of safe and decent housing. These codes and standards also
have the potential to increase the cost of housing construction or maintenance.
The City of Saratoga has adopted the 2007 California Building Code, which is based on
the 2006 International Building Code and establishes construction standards for all
residential buildings. The City amends the Code as needed to further define
requirements based on the unique local conditions. The Code is designed to protect the
public health, safety and welfare of Saratoga's residents. Code enforcement in the City
is performed proactively and on a complaint basis.
b. Federal Fair Housing Act and Americans with Disabilities Act
The federal Fair Housing Act of 1998 (FHA) and the Americans with Disabilities Act
(ADA) are federal laws intended to assist in providing safe and accessible housing. ADA
provisions include requirements for a minimum percentage of units in new
developments to be fully accessible for persons with physical disabilities. Compliance
with these regulations may increase the cost of housing construction as well as the cost
of rehabilitating older units, which may be required to comply with current codes.
Chapter 3: Resources and Constraints
27 of 46
Initial
Determination
Negative
Declaration
Actual cost by
consultant plus
10% surcharge for
staff analysis and
25% surcharge for
City's indirect cost
Major $3,677
Minor $1,838
$1,713 ($3,500
deposit for Initial
Study)
EIR Processing
Deposit determined
by
Community
Development
Director. Actual
cost charged by
consultant
plus a 10%
surcharge for staff
analysis and a 25%
surcharge for City's
indirect cost
$23,901
Consultant's fee, plus
review fee $9,482
and
10% EIR Cost
Categorical
Exemption
$213
No fee
However, the enforcement of ADA requirements is not at the discretion of the City, but
is mandated under federal law.
8. Development Fees
The Community Development Department of the City of Saratoga is self- funded.
Various development and permit fees are charged by the City and other agencies to
cover administrative processing costs associated with development. These fees ensure
quality development and the provision of adequate services. Often times, development
fees are passed through to renters and homeowners in the price /rent of housing, thus
affecting the affordability of housing. Table 3 -9 compares the development fees in
Saratoga with development fees of neighboring cities.
Table39
m arative cement FeeiSummar 2008
Saratoga
Cupertino
Los Gatos
Description
Plannin
City of Saratoga Housing Element
Chapter 3: Resources and Constraints
28 of 46
City of Saratoga Housing Element
`Table 3 9 R`
,e iloc el�r�reinn�'Gno
Chapter 3: Resources and Constraints
29 of 46
Description
Saratoga
Cupertino
Los Gatos
General Plan
Amendment
Application for
Election to Amend
the General Plan
Actual cost charged
by consultant plus a
10% surcharge for
staff analysis and a
25% surcharge for
City's indirect costs.
General Plan
Amendment
$120 /hour;
$3,500 initial
deposit
General Plan
Amendment
Requiring Election
$120 /hour;
$3,500 initial
deposit plus costs
of election as
determined by the
City Clerk per
Resolution 96 -28 to
be deposited with
request for election
Minor GPA
authorization
$2,009;
Majorr GPA
application
$6,260;
Major GPA
authorization
$4,019;
Major GPA
application
$12,519;
Varies typically 10
percent of application
fee
Zone Change
$120 /hour;
$3,500 initial
deposit
Minor $3,100;
Less than one
acre $6,200;
One to five acres
$9,425;
Greater than five
acres $12,842
Without General Plan
or Specific Plan
Amendment $4,195;
With General Plan or
Specific Plan
Amendment $6,423
City of Saratoga Housing Element
`Table 3 9 R`
,e iloc el�r�reinn�'Gno
Chapter 3: Resources and Constraints
29 of 46
Description
Saratoga
Cupertino
Los Gatos
Tentative Tract
Map
Less Than 10 Lots
$120 /hour;
$5,000 initial
deposit;
10 or More Lots
$120 /hour;
$5,000 initial
deposit plus $150
for each lot over 10;
Subdivision Final
Map $120 /hour;
$1,000 initial
deposit
$13,662
Four lots or less
$5,469; Five lots or
more $8,674
Site Plan Review
Administrative
Design Review
$3,400;
Planning
Commission
Design Review
$5,200
Planning
Commission
$6,381;
Design Review
Committee
$3,086
Development Review
Committee
Approval Varies from
$5,114 to $1,380;
Planning Commission
Approval Varies from
$1,998 to $5,128
Planned
Development
Review
Varies from $7,014 to
$26,541
Conditional Use
Permits and
Variances
$120 /hour;
Use Permit
Application Review
(Planning
Commission
Review) $4,400;
Variance
Application Review
$2,700
Major Use Permit
$13,662;
Minor Use Permit
$6,381;
Variance $1,540
$3,908 ($649 when
consolidated with
another application for
new development)/
$2,874
Building
City of Saratoga Housing Element
Tablet39
Comparative Develop Fee
ummary 2008-2009Y:
a
Chapter 3: Resources and Constraints
30 of 46
Description
Saratoga
Cupertino
Los Gatos
Building
$78 minimum up to
$7,010 for the first
$1,000,000 plus
$4.56 each
additional $1,000 or
fraction thereof
Varies
Varies from $23.50 for
up to $500 to
$5,608.75 for the first
$1,000,000 plus $3.15
for each additional
$1,000 or fraction
thereof
Plan Check
65% of the building
permit fee
Varies
65% of building
permit fee
Electrical
$.10 sq. ft.
(minimum $78)
$40.79 permit;
.07 /sq. ft. single-
family
.08 /sq. ft. multi-
family
$35 permit;
plan review fee 25%
of electrical permit
fee;
$.10 /sq. ft. new
construction only
Mechanical
$.10 sq. ft.
(minimum $78)
$40.79 permit;
.07 /sq. ft. single-
family
.08 /sq. ft. multi-
family
$35 permit;
plan review fee 25%
of Mechanical Permit
fee;
$.10 /sq. ft. new
construction only
Plumbing
$.10 sq. ft.
(minimum $78)
$40.79 permit;
.07 /sq. ft. single-
family
.08 /sq. ft. multi-
family
$35 permit;
plan review fee 25%
of Plumbing Permit
fee;
$.10 /sq. ft. new
construction only
City of Saratoga Housing Element
t'Table 3 -9
Comparative Development Fee Summary (2008 -200
Chapter 3: Resources and Constraints
31 of 46
Final Tract Map
Tentative
One to four lots
One to four lots
Subdivision Map
$3,638; Greater
$2,600; five or more
$2,500 for the first
than four lots
lots $4,750.00
lot and $500 for
each additional at
$7,553
500.00 lot over four;
map check done by
Town's consultant
Consultant Cost plus
25% surcharge for
reports, reviews, and
processes.
Sewer Studies
Storm
Varies $3,000 /ac to
Drain/Water
Quality
$3,600 /ac and $135
for each additional
unit (not to exceed
$4,500/ac)
City of Saratoga Housing Element
onparative:
Description
SMIP
Energy
Permit Issuance
Saratoga
Addition to
Residential Building
$200
New Residential
Structure $300 /unit
Cupertino
Los Gatos
For residential
construction of three
stories and less, the
permit fee is $10.00
per $100,000. For all
other construction, the
permit fee is $21.00
per
$100,000.
$35
Engineering and Subdivision
Chapter 3: Resources and Constraints
32 of 46
Description
Saratoga
Cupertino
Los Gatos
Street
Improvement
First $50,000
Estimated
Construction Cost
$5,000 minimum
charge
Over $50,000
Esti mated
Construction Cost
$5,000 plus 5% of
Estimated
Construction Cost
over $50,000
Sidewalks $16 per
linear foot; Curb and
Gutter $57 per linear
foot
Sewer
Improvement
First $50,000
Estimated
Construction Cost
$5,000 minimum
charge
Over $50,000
Esti mated
Construction Cost
$5,000 plus 5% of
Estimated
Construction Cost
over $50,000
Grading
Less than 100
Cubic Yards $500;
Over 100 Cubic
Yards $500 for the
first 100 cubic
yards
plus $125 for each
additional 100 cubic
yards or fraction
thereof;
Plan Check Fee
$530
Greater of $2,239
minimum or 6% of
cost of
improvement
$240; first $50,000 of
value 6% of estimated
cost of improvements
next $50,000 of value
4% of estimated cost
of improvements.
City of Saratoga Housing Element
(Table3
Comparative' Development
ee Summary (2008-2009)
Chapter 3: Resources and Constraints
33 of 46
Description
Saratoga
Cupertino
Los Gatos
Surface
Drainage
No change in
impervious area $50;
Change in grading or
impervious area $.10
sq ft with a
$50.00 minimum
Water
Sewer
Traffic /Road fees
$.77 per $100 of
project valuation
$18 single permit;
additional utility
company $101;
additional
engineering
investigation /coor
dination $57 /hr
New residential
$.15 /sq. ft.
In -lieu Park
Facilities Fee
$20,700
Based on $0.04 for
each square foot of
building addition or
alteration, which
increases floor area of
an existing building.
School Facilities
City of Saratoga Housing Element
Capital Facilities and Connections
Notes:
'The Estimated Construction Cost shall be determined by the Public Works Director and shall be
exclusive of the cost to construct public utility facilities where another public utility agency is collecting
similar fees for such facilities.
'Eight or more residential units.
'Less than eight residential units.
Not listed in Fee Schedule
Sources: City of Saratoga User Fee Schedule Fiscal Year 2008/2009; City of Cupertino Summary of
User Fees, Resolution 08 -044, Fees effective July 1, 2008; Town of Los Gatos Comprehensive Fee
Schedule FY 2008/2009; City of San Jose Planning Application Filing Fee Schedule, Effective
August 18, 2008; and, San Jose Building and Structure Permits Fee Schedule, Effective August 18,
2008.
Chapter 3: Resources and Constraints
34 of 46
Item
Standard Projects
Zoning Entitlements including
Conditional Use Permit or Variance
3 -4 months
Reclassification (rezoning)
3 -4 months
Plan Check
3 -4 weeks
General Plan Amendment
3 -4 months
Environmental Documentation
3 -4 months
9. Local Processing and Permit Procedures
Delays in development and building permit processing can be associated with
considerable holding costs that may affect the price of housing. Table 3 -10 summarizes
the approximate processing time for development applications. Because the City
processes permits concurrently, projects that require a use permit can be approved in
approximately the same timeframe as projects that do not require discretionary
approvals.
The Planning Commission may grant a use permit as applied for or in modified form if,
on the basis of the application and the evidence submitted, the Commission makes all
of the following findings:
Table 3=10',
Local Developinen
Source: City of Saratoga
10. Measure G
rocessin
City of Saratoga Housing Element
That the proposed location of the conditional use is in accord with the
objectives of the Zoning Ordinance and the purposes of the district in
which the site is located;
That the proposed location of the conditional use and the conditions under
which it would be operated or maintained will not be detrimental to the
public health, safety or welfare, or materially injurious to properties or
improvements in the vicinity; and
That the proposed conditional use will comply with each of the applicable
provisions of Chapter 15 of the Municipal Code.
The voters of Saratoga approved Measure G in March 1996 to change the text of the
General Plan Land Use Element to require that certain amendments to the Land Use
Element may only be made by a vote of the people. The initiative requires, with certain
exceptions, a vote of the people to permit General Plan amendments that (1)
redesignate residential lands to commercial, industrial, or other land use designations,
(2) increase densities or intensities of residential land use, or (3) redesignate
Chapter 3: Resources and Constraints
35 of 46
11. Environmental and Infrastructure Constraints
a. Environmental Constraints
Seismic Hazards
City of Saratoga Housing Element
recreational open space lands to other land use designations. The intent of the measure
is to protect the residential and recreational open space areas of the City. The initiative
does not affect the City's existing regulations that authorize the creation of second
dwelling units, nor does it interfere with the City's obligation, under State law, to revise
the Housing Element every five years.
Environmental hazards affecting housing units include geologic and seismic conditions,
flooding, fire hazards, toxic and hazardous wastes, and noise. The following hazards
may impact future development of residential units in the city.
The topography of Saratoga generally consists of the low -lying relatively flat valley floor
and the northwestern foothills. Outside the City limits, but within the City's Sphere of
Influence, are the Castle Rock portions of the Santa Cruz Mountains. These mountains
are very rugged, comprised of steep canyons and sharp rounded ridge tops.
The dominant geologic feature within Saratoga's Sphere of Influence is the San
Andreas Fault zone, which bisects the mountainous portion of the terrain. The fault zone
determines the geology and topography of the area by separating two different rock
assemblages and their associated erosion characteristics. A complex system of fault
traces and fractured rock compose the fault zone. The location of the San Andreas fault,
along the ridge of the Santa Cruz Mountains, subjects the hillside region of the City to
potentially severe lateral displacement and ground shaking should an earthquake occur.
However, a major portion of the City is underlain by the relatively flat valley floor that is
considered a geologic stability zone.
There are two "potentially active" faults within the City limits. The Berrocal fault belongs
to the Sargent Fault zone, a complex system of interconnecting faults extending
northwest between San Andreas and the Calaveras faults. The fault trace crosses
Congress Springs Road and continues into the southeastern portion of the Sphere of
Influence. The Shannon fault, part of the Monte Vista fault system, closely parallels the
Highway 85 corridor from Regnart Creek in Cupertino to the north, crossing Saratoga
Avenue, and continues to Almaden Expressway in the southeast portion of San Jose.
Although there is a remote chance that ground rupture could occur on either one of
these fault traces, it is more likely to occur on the San Andreas Fault. However, little
rural residential development has occurred within the San Andreas fault zone in
Saratoga's Sphere of Influence, so the present risk of structural damage due to fault
rupture is minimal.
Chapter 3: Resources and Constraints
36 of 46
City of Saratoga Housing Element
The San Andreas Fault zone is the only area within the City and its Sphere of Influence
that the State has designated as a Special Studies Zone. Special Studies Zones are
areas along faults considered to be active or potentially active as established by the
California Division of Mines and Geology in compliance with the Alquist Priolo Geologic
Hazard Zones Act. When development for human occupancy is proposed within these
zones, special studies relating to seismic hazards are required and must be submitted
to the City or County Geologist for review.
As required by the State of California, the Saratoga General Plan contains policies
regarding land instability and seismic hazards within the Safety Element. In addition, the
General Plan identifies the general location of the areas of potential seismic hazards, as
well as potentially active faults, 100 -year flood areas, and hazardous fire areas in the
Safety Element. The goal of the geologic and seismic policies is to protect residents
from injuries and minimize property damage resulting from land stability and geologic
and seismic hazards. To that end, the General Plan identifies specific policies that
prohibit development without site specific geotechnical investigations; prohibit
development of structures for human habitation in areas proven to be unsafe (to the
maximum extent permitted by law); and, enforce strict earthquake construction and soil
engineering standards in order to select the most stable building sites, and to
compensate for soil instabilities through the use of approved engineering and
construction techniques. In addition, zoning regulations for residential development in
hillside areas identify specific mandatory development criteria including the preparation
of a site development plan and geologic and soils report; specific procedures for grading
and siting structures; and, could require additional studies (soil and foundation
engineering investigation, slope stability studies, investigations addressing seismic
hazards of nearby fault traces) as necessary.
ii. Landslides
The hillside region of the City contains some rock formations conducive to landslides.
These areas primarily lie west of Saratoga Sunnyvale Road, pass through a portion of
the Northwestern Hillsides Residential District, and continue pass Big Basin Way. The
zone is also present within the Sphere of Influence, along the City's northwestern
boundary and crossing Bohlman Road. Landslides and unstable slopes may occur in
this area, and can create hazards within the City limits as the slide debris and rock
moves down the incline toward the City's valley floor.
Landslides and slope instability are the major non seismic geologic hazards in
Saratoga. Although most of the hillside areas experience these hazards to some
degree, the most severe risks are found in the vicinity of the Congress Springs area and
the upper Calabazas Creek watershed. As noted above, the General Plan includes
specific policies to protect residents from injuries and minimize property damage
resulting from land stability and geologic and seismic hazards. Moreover, the Zoning
Chapter 3: Resources and Constraints
37 of 46
City of Saratoga Housing Element
Ordinance includes specific regulations for residential development in the hillsides
designed to protect human life and property.
iii. Soil Creep and Expansive Soils
Soil creep and expansive soils are most prevalent in the western hillside regions of the
city. Soil creep is the slow, down slope movement of near surface materials. The rate of
soil creep is a function of slope angle and soil thickness and texture. It can be regarded
as a continuous process, and may cause retaining walls, foundations, and paved roads
to fail over a period of time. Expansive soils contain high proportions of clay and
alternatively absorb and release large amounts of water during wet and dry cycles.
Structures built on expansive soils can experience rising foundations during the wet
season, resulting in cracked foundations, distorted frameworks, and warped windows
and doors. To address adverse effects associated with soil creep and expansive soils,
the City requires geotechnical investigations and soil reports in areas where soil creep
and expansive soils exists.
iv. Flooding
Three major drainage basins lie within the City, the San Tomas Aquino, Saratoga, and
Calabaza Creeks. Several tributaries of the San Tomas and Calabaza Creeks are
located within the City, as well. These include Wildcat, Vasona, and Sobey Creeks
(tributaries of San Tomas Creek) and Prospect and Rodeo Creeks (tributaries of
Calabaza Creek). Areas adjacent to the San Tomas Aquino, Saratoga, and Calabaza
Creeks are located in within the 100 -year floodplain. In addition, the Wildcat and
Vasona Creeks are also subject to the 100 -year flood hazard. Saratoga participates in
the National Flood Insurance Program (NFIP). The City adopts and enforces certain
floodplain management ordinances and, in return, residents can purchase Federally
backed flood insurance. In addition, the City has an extensive review procedure in
conjunction with the Santa Clara Valley Water District, which addresses flooding
potential and the impact on development.
v. Toxic and Hazardous Wastes
Existing regulations in Saratoga severely limit uses involving hazardous materials.
Thus, no major chemical handlers are located within the City. The storage, use, and
disposal of hazardous materials is limited to gas stations. The hazardous materials
generated typically consist of anti freeze, brake fluid, motor oil, and gasoline.
Saratoga has a Hazardous Materials Storage Ordinance (Chapter 8 of the Municipal
Code) to protect "health, life, resources, property through prevention and control of
unauthorized discharges of hazardous materials."
Chapter 3: Resources and Constraints
38 of 46
City of Saratoga Housing Element
The ordinance includes regulations governing administration and enforcement of the
code, which is performed by the County; the list of specific materials covered;
containment standards; and, preparation of hazardous materials management plans.
vi. Fire Hazards
The Saratoga Fire Protection District and the Central Fire District of Santa Clara County
serve the City of Saratoga. All area fire departments cooperate in mutual aid
agreements, which loosen the strict adherence to district boundaries when adjacent
communities are in need.
The City's Subdivision Ordinance (Chapter 14 of the Municipal Code) requires a
peakload water supply of 1,000 gallons of water per minute for two hours for all housing
developments. However, areas with higher site elevations decrease the 35 -pound
minimum pressure need to provide 1,000 gallons per minute, which has caused a
severe problem with providing adequate fire protection in the Northwestern Hillsides
Residential District, where several of the homes currently do not meet the City
requirement.
Hazardous fire areas within the City are located within the Northwestern Hillsides area
and extend to the Lower Hillsides in the southwestern portion of the City. Special
building regulations exist for the hazardous fire areas, including the requirement for fire
retardant roofs and the installation of an electronic fire detection system (Early Warning
Fire Alarm System). The Early Warning Fire Alarm System, which is not only required
for homes in fire hazard areas, but in all new homes or existing homes expanded by
more that 50 percent, consists of heat and smoke detectors, which when activated, will
transmit a signal directly to a receiver panel in the Saratoga Fire District Station. The fire
district will then receive the earliest possible warning of fires, decreasing response time
to remote areas and thus reducing the possibility of death, injury, and property damage.
The City also requires anti -fire buffer areas and sufficient clearance around each house
in the Northwestern Hillsides area. The minimum setbacks in this area are 30 feet in the
front yard, 20 feet in the side yards, and a minimum of 20 feet in the rear. Finally, the
City has a Weed Abatement Ordinance that requires property owners to remove weeds
and other combustible materials that become a fire menace.
vii. Noise
Traffic is the primary source of noise in Saratoga. In addition, commercial activities,
recreation complexes, and other sites of outdoor public assembly such as churches and
school sites, have been identified as periodic sources of noise complaints. The City's
Planning Department currently considers noise in the project review process and works
with the applicant to use site planning and other design strategies to reduce noise
impacts.
Chapter 3: Resources and Constraints
39 of 46
City of Saratoga Housing Element
b. Infrastructure Constraints
i. Water
The City of Saratoga receives its water supply from the San Jose Water Company. San
Jose Water Company obtains water from three major sources: groundwater, imported
surface water, and local mountain surface water. Groundwater is pumped from over 100
wells that draw water from the Santa Clara Groundwater Basin. Groundwater accounts
for approximately 40 percent of supply. Imported surface water is provided by Santa
Clara Valley Water District (SCVWD), the wholesale supplier. Surface water imported
from the Sacramento -San Joaquin Delta and purchased from the Santa Clara Valley
Water district accounts for approximately 50 percent of supply. A majority of this water
originates as Sierra snowmelt, and travels through the State and Federal water projects
before treatment at SCVWD's three water treatment plants. A smaller portion is
impounded in local reservoirs in Santa Clara County. Local mountain surface water is
collected in the Santa Cruz Mountains, and treated at t San Jose Water Company's two
water treatment plants. Local surface water accounts for approximately 10 percent of
supply. These sources are often blended together in the distribution system.
Consequently, different sources are dispersed to Saratoga from day to day as customer
usage changes. Saratoga will continue to meet its future demands with imported water,
groundwater, and local mountain surface water supplies.
ii. Sewer
The City of Saratoga is served by two sanitation districts: the Cupertino Sanitary District
and the West Valley Sanitation District.
The Cupertino Sanitary District covers an area of approximately 15 square miles serving
a population of over 50,000 people. The District owns and manages over 1 million feet
of sewer mains, 500,000 feet of sewer laterals, and 15 pump stations. The District has
been maintained with a proactive capital improvement program aimed at extending the
reliability and life of the system beyond 100 years. Currently, the District discharges 4.6
million gallons per day, and has rights to discharge over 8.6 million gallons per day. The
District anticipates being able to accommodate expected growth within areas served.
The West Valley Sanitation District covers over 30 square miles serving a population of
over 120,000 people. The District facilities include over 400 miles of sewer mains and
over 250 miles of sewer laterals. The District has a fixed capacity allocation of 13.05
million gallons per day. Based on population growth projections for 2030, the District
would not exceed the current fixed capacity allocation.
Chapter 3: Resources and Constraints
40 of 46
Activity
Allocation
SHARP Revolving Housing Rehab program
$118,172
ADA Saratoga Sunnyvale Road Curb Ramp
$58,073
ADA- SA Area Senior Coord. Council Restroom
$8,150
ADA- Access Signal Program Phase I
$74,526
ADA- Theater Seating Project
$6,225
SA Area Senior Coord. Council- Adult Day Care Program
$32,732
City of Saratoga ADA- Access Signal Program Phase II
$55,600
City of Saratoga ADA- Access Ramp Historical Museum
$16,882
Urban County Rehab Services
$13,000
General Administration
$15,000
Total
$398,360
12. Community Development Block Grant Program
Source: City of Saratoga, 2008 -2009
City of Saratoga Housing Element
Community Development Block Grant (CDBG) Program funds are the largest sources of
Federal funding for housing and housing related activities in Saratoga. Table 3 -11 lists
the CDBG funded activities for the 2008 -2009 fiscal year.
B. Non Governmental Constraints
1. Vacant and Underutilized Land
A thorough analysis of vacant and underutilized land within the City of Saratoga is
provided in Appendix B.
2. Land Prices
Land costs increases have a significant influence on the cost of housing and the
availability of affordable housing. A number of factors determine land prices, most
important of which are land availability and permitted development density. As land
becomes less available, the price of and increases. Land in the City costs $35 per
square foot. However, given the current downturn in the real estate market, land price
projections are difficult to track accurately.
Chapter 3: Resources and Constraints
41 of 46
City of Saratoga Housing Element
3. Construction Costs
Construction costs are primarily determined by the costs of materials and labor. They
are also influenced by market demands and market -based changes in the cost of
materials. Construction costs depend on the type of unit being built and the quality of
the product being produced. Table 3 -12 summarizes the estimated construction costs
based on type of development in Saratoga.
able 3 12
onstruction Cost „Estimate:
Development Type
Single Family Residential
Townhomes /Condominiums
Multi- family- garden style apartments
Multi- family- stacked flats with structured
parking
Source: RBF Consulting, 2008
4. Financing
Cost per Square Foot
$250
$250
$250
$250
Mortgage interest rates have a large influence over the affordability of housing. Higher
interest rates increase a homebuyer's monthly payment and decrease the range of
housing that a household can afford. Lower interest rates result in a lower cost and
lower monthly payments for the homebuyer.
When interest rates rise, the market typically compensates by decreasing housing
prices. Similarly, when interest rates decrease, housing prices begin to rise. There is
often a lag in the market, causing housing prices to remain high when interest rates rise
until the market catches up. Lower income households often find it most difficult to
purchase a home during this time period.
As shown in Table 3 -13, the number of loan applications increases as income
increases. Saratoga is included within the San Jose Sunnyvale -Santa Clara
Metropolitan Service Area (MSA). The percentage of persons denied for a home loan in
the San Jose Sunnyvale -Santa Clara MSA is highest for the very low- income (less than
50 percent of the MFI) category with 33.8 percent.
Chapter 3: Resources and Constraints
42 of 46
San Jose-Sunnyvale-Santa Clara MSA
Income
Group
Total
Applications
Loans
Originated
Applications
Denied
Percentage
Denied
<50% MFI
554
222
187
33.8%
50 -79% MFI
2,166
1,217
465
21.5%
80 -99% MFI
3,594
2,112
689
19.2%
110 -119%
MFI
4,605
2,747
842
18.3%
>_120% MFI
39,849
23,107
7,781
19.5%
Total
50,768
29,405
9,964
19.6%
Table 3 -13
Mortgage Lending Rates -2006
City of Saratoga Housing Element
Source: Federal Financial Institutions Examination Council, HMDA Data, 2006
Figure 3 -1 shows the average interest rates between July 2007 and July 2008. Interest
rates are determined by national policies and economic conditions and there is little that
a local government can do to affect these rates. However, in order to extend home
buying opportunities to lower- income households, jurisdictions can offer home buying
assistance programs such as interest rate write -downs and consider government
insured loan programs that may be available to reduce mortgage down payment
requirements.
There have been recent changes in the qualifications and lending standards for home
loans. Nationally there has been a large increase in the number of delinquencies and
foreclosures in the residential market; as a result, lenders have more stringent
qualifications for home loans and lower- income households may find it more difficult to
qualify.
Chapter 3: Resources and Constraints
43 of 46
City of Saratoga Housing Element
Figure 3 -1
Mortgage Rates
July 2007 —July 2008
8.00
7.00
6.00
5.00
4.00
3.00
2.00
1.00
0.00
r r r r r r N W 0
0 0 0 0 0 0 0 900 0 c 0
C_ T C
Q
(1) o Z 0 LL Q g
Source: Freddie Mac Primary
Mortgage Market Survey
5. Energy Conservation
CO
3
4)- 1yrARM
-15yr FRM
30yr FRM
Energy conservation remains a major priority in the City of Saratoga. The City requires
compliance with Title 24 of the California Code of Regulations on the use of energy
efficient appliances and insulation. Through compliance with Title 24, new residential
development has reduced energy demands.
Pacific Gas and Electric Company (PG &E), which provides electricity service in the City
of Saratoga, offers public information and technical assistance to homeowners
regarding energy conservation. PG &E also provides numerous incentives for energy
efficiency in new construction and home remodeling. Remodeling rebates exist for cool
roofs, insulation, and water heaters. Residents are granted between $150- $200 per
1,000 square feet for installed cool roofs and attic and wall insulation. Installing new
energy- efficient water heaters qualifies residents with a $30 rebate.
Chapter 3: Resources and Constraints
44 of 46
City of Saratoga Housing Element
PG &E also offers energy efficiency tax credits under the Energy Policy Act of 2005.
Both homeowners and builders may qualify for these tax credits. Existing homeowners
are eligible for tax credits up to a maximum of $500 for energy- efficiency improvements.
An additional tax credit is available for solar energy systems. Builders of energy- efficient
new homes are eligible for tax credits up to a maximum of $2,000.
The City of Saratoga requires the submittal of a Green Point checklist with applications
for Design Review for single- and multi family existing and new residential construction
projects. The Green Point checklist is produced by Build It Green, a professional non-
profit membership organization whose mission is to promote healthy, durable, energy
and resource efficient buildings in California.
One of the more recent strategies in building energy- efficient homes is following the
U.S. Green Building Council's guidelines for LEED Certification. LEED certified
buildings demonstrate energy and water savings, reduced maintenance costs and
improved occupant satisfaction. The LEED for New Construction program has been
applied to numerous multi family projects nationwide. The LEED for Homes program
was launched in 2005 and includes standards for new single family and multi family
home construction. The LEED certification standards are one piece of a coordinated
green building program. A green building program considers a broad range of issues
including community design, energy efficiency, water conservation, resource efficient
material selection, indoor environmental quality, construction management, and building
maintenance. The end result will be buildings that minimize the use of resources; are
healthier for people; and mitigate the effects of the environment.
The following presents a variety of way in which Saratoga can promote energy
conservation:
Provide information regarding rebate programs and energy audits available
through Pacific Gas and Electric;
Refer residents and businesses to energy conservation programs such as Build It
Green and LEED for Homes;
Develop incentives, such as expedited plan check, for developments that are
utilizing green building;
Promote funding opportunities for green buildings, including available rebates
and funding through the California Energy Commission; and
Provide resource materials regarding green building and conservation programs.
Chapter 3: Resources and Constraints
45 of 46
This page left intentionally blank.
City of Saratoga Housing Element
Chapter 3: Resources and Constraints
46 of 46
18ime j. .l J
w°.yty8il
ro■
Chapter 4:
Policy Program
City of Saratoga Housing Element
This section describes the City of Saratoga's Policy Program for the 2007 -2014
Housing Element. The Policy Program describes the specific policy actions
necessary to address present and future housing needs, meet the specific
requirements of State law, and consider the input by residents and stakeholders.
In developing the Policy Program, the City assessed its housing needs,
evaluated the performance of existing programs, and received input from the
community through participation in housing workshops (see Appendices A, B
C).
A. Policy Action Areas
The Policy Action Plan for the 2007 -2014 Housing Element is organized into four
areas:
New Production
Rehabilitation of Existing Housing
Design and Livability
Access to Housing Opportunities
Coordinated Housing Efforts
B. Policy Actions
Policy Area 4 -1: New Production
The City strives to ensure an adequate supply of housing is available to meet
future and existing housing needs of all economic segments of the community.
Policy Action 4 -1.1: Amend Mixed -Use Overlay Standards
The Zoning Code currently includes development standards for a Mixed -Use
overlay zone that can be applied to all commercial zones within the City of
Saratoga, including sites with the greatest immediate potential for residential
mixed -use development.
In order to accommodate the City's remaining lower- income need of 235 units,
the City shall amend the Mixed -Use Overlay district standards to allow residential
development as a matter of right and establish a minimum density of 20 dwelling
units per acre.
Chapter 4: Policy Program
1 of 10
Objective:
Amend the Odd Fellows Retirement Community Use
Permit
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption.
Objective:
Amend Mixed -Use Overlay Standards
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Amend Mixed -Use Overlay Standards within 1 -year of
Housing Element adoption
Objective:
Continue Density Bonus Ordinance Implementation
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing
r oe
City of Saratoga Housing Element
Policy Action 4 -1.2: Amend Odd Fellows Retirement Community Use Permit
To accommodate at least 50 percent of the City's lower- income need (79 units),
the City shall amend the Odd Fellows Retirement Community use permit to
permit the development of 80 units affordable to very low- and low- income
households within the planning period.
Policy Action 4 -1.3: Continue to Implement Density Bonus Ordinance
(Required)
The City's existing Density Bonus Ordinance provides for incentives,
concessions, and other regulatory procedures that facilitate and encourage the
development of affordable housing in the community. To further the effectiveness
of the Density Bonus Ordinance and to be in compliance with the requirements of
recent State law, as amended by AB 2280, the City shall continue to implement
the existing Density Bonus Ordinance in accordance with State law.
Policy Action 4 -1.4: Encourage Efficient Use of Energy Resources in
Residential Development
The City shall encourage housing developers to maximize energy conservation
through proactive site, building and building systems design, materials, and
equipment. The City encourages the development community to exceed the
provisions of Title 24 of the California Building Code. The City shall encourage
the use of Energy Star®- rated appliances, other energy- saving technologies and
conservation. To enhance the efficient use of energy resources, the City shall
review the potential of offering incentives or other strategies that encourage
energy conservation.
Chapter 4: Policy Program
2 of 10
Objective:
Increased Green Building Practices
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Investigate and develop, as appropriate, incentive
strategies within 1 year of Housing Element adoption,
ongoing thereafter.
Objective:
Increased Energy Efficiency
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Investigate and develop, as appropriate,
incentive strategies within 1 year of Housing Element
adoption, ongoing thereafter.
City of Saratoga Housing Element
Policy Action 4 -1.5: Encourage Green Building Practices in Home
Construction
The City understands the importance of sustainable use of limited resources and
encourages the use of "green building" practices in new and existing housing.
The City's Design Review process requires that new and existing residential
home construction projects include a completed GreenPoint Rated checklist. The
GreenPoint Rated checklist tracks green features incorporated into the home.
The checklist is produced by Build It Green, a professional non profit whose
mission is to promote healthy, energy and resource efficient buildings in
California.
In addition, the City provides public information on its website pages, "Go Green
in Saratoga" and offers low cost permits as an incentive to install solar panels.
Policy Area 4 -2: Rehabilitation of Existing Housing
Much of the housing stock in Saratoga has been found to be in decent, suitable
condition. However, there is an anticipated need for ongoing maintenance and
rehabilitation. Maintenance and rehabilitation activities help ensure the quality of
the City's housing stock and neighborhoods is preserved.
Policy Action 4 -2.1: Housing Rehabilitation Program
Subject to available CDBG funds, the City will continue to provide funds to the
County of Santa Clara's Office of Affordable Housing for the Housing
Rehabilitation Program. The City shall continue to refer interested residents to
the County program.
Chapter 4: Policy Program
3 of 10
Objective:
Provide funds and refer residents to the County of
Santa Clara's Housing Rehabilitation Program
Responsible Agency:
Community Development
Financing Source:
CDBG funds
Time Frame:
Annually provide funds; Ongoing referrals
Objective:
Identification of Substandard Housing Areas and
Prioritize Resources to Address
Responsible Agency:
Community Development
Financing Source:
General Fund/ CDBG
Time Frame:
Ongoing
Objective:
Maintain Community Character
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing
Policy Area 4 -3: Design and Livability
City of Saratoga Housing Element
Policy Action 4 -2.2: Code Enforcement
The City has a high level of quality housing. In order to maintain the housing
quality, the City will provide information about rehabilitation programs on an
individual basis, as needed.
Saratoga has unique, long- established neighborhoods that contribute to
community character and guide development within the City. Community design
is important in order to ensure quality design of new developments and to
enhance the aesthetic qualities of the City.
Policy Action 4 -3.1: Maintain Community Design
The City recognizes the importance of maintaining the character of Saratoga's
neighborhoods. In order to ensure quality design of new housing units and
modifications to existing housing units, the City will review and revise the General
Plan or Zoning Code and enforce /update the design guidelines to provide
aesthetic direction for future residential development, as needed.
Policy Action 4 -3.2: Encourage Mixed -Use Development in Saratoga Village
The City shall evaluate the appropriateness of revisions to the Zoning Code to
further encourage rental and /or owner occupied residential development in the
Saratoga Village. Amendments and modifications to the existing Zoning Code
may include mixed -use development standards, infill development standards,
adaptive reuse, live /work and multi family development standards.
Chapter 4: Policy Program
4 of 10
Objective:
Promote the Saratoga Village for Mixed -Use
Development
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Review Zoning Code by December 2009
Revise Zoning Code within 1 year of Housing Element
adoption, as appropriate
Objective:
Continue Implementation of Saratoga Village Design
Guidelines
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing
Policy Area 4 -4: Access to Housing Opportunities
City of Saratoga Housing Element
Policy Action 4 -3.3: Preserve the Saratoga Village
The City understands the importance of conserving the community's historic
downtown district, "Saratoga Village," to preserve the City's commercial
resources and provide opportunities for mixed -use development. The City shall
continue to implement design criteria in the Saratoga Village to preserve the
area's character and to enhance the aesthetic qualities of new residential and
commercial developments.
The City promotes the practice of providing equal housing opportunities for all
persons. Housing should be available for all persons regardless of income, family
status, presence of a disability, age, race, sex, national origin, or color. The City
encourages the provision of housing to meet needs of families with children,
elderly households, persons with disabilities, the homeless and all other
segments of the community.
Policy Action 4 -4.1: Encourage Development of Second Dwelling Units
The City understands that second dwelling units provide a viable tool to enhance
the availability of affordable housing opportunities in the City. The City currently
provides policies and procedures for the development of second dwelling units
within the Saratoga Municipal Code. To ensure the City's existing policies and
procedures for second dwelling units are effective in providing additional
affordable housing opportunities, the City shall review the existing Second Unit
Ordinance and identify revisions, as appropriate, to further encourage the
development of second units.
Chapter 4: Policy Program
5 of 10
Objective:
Review /Revise Second Dwelling Unit Ordinance
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Review Ordinance by December 2009
Update Ordinance by June 2010
Objective:
Affordable Senior Housing Development
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Develop incentive program within 1 year of Housing
Element adoption.
Objective:
Compliance with SB 2
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption
City of Saratoga Housing Element
Policy Action 4 -4.2: Senior Housing and Affordable Senior Housing
The City recognizes the unique needs of its elderly residents. Seniors may have
fixed incomes and need unique housing features that are not typically included in
market rate housing. The City shall encourage through incentives (e.g. parking
reductions, etc.), the development of senior housing that offers a wide range of
housing choices from independent living to assisted living with services on -site,
including healthcare, nutrition, transportation and other appropriate services.
Policy Action 4 -4.3: Compliance with SB 2 (Required)
Pursuant to the provisions of SB 2, the City shall analyze and revise the existing
Zoning Code to allow for emergency shelters, transitional housing, and
supportive housing for homeless individuals and families. The City will comply
with SB 2 by:
Establishing at least one zoning category in which emergency shelters can
be located without discretionary approvals. The subject zoning
category(ies) shall include sites with sufficient capacity of meet the local
need. The City shall consider the Professional Administrative (PA) zone to
permit emergency shelters by- right.
Amending the Zoning Code to ensure shelters are only subject to the
same development and management standards that apply to residential or
commercial uses within the same zone.
Amending the Zoning Code to permit transitional and supportive housing
as a residential use and only subject to those restrictions that apply to
other residential uses of the same type in the same zone.
Chapter 4: Policy Program
6 of 10
Objective:
Housing for Extremely Low Income Households
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing encouragement and facilitation of housing for
Extremely -Low Income households through 2014
Objective:
Explore Opportunities to Encourage Additional Local
Workforce Housing through Community Partnerships
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing
Objective:
Adopt Reasonable Accommodation Procedures
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption.
City of Saratoga Housing Element
Policy Action 4 -4.4: Reasonable Accommodation Procedures (Required)
To comply with State law (SB 520), the City will analyze existing land use
controls, building codes, and permit and processing procedures to determine
constraints they impose on the development, maintenance, and improvement of
housing for persons with disabilities. Based on its findings, the City will develop a
policy for reasonable accommodation to provide relief to Code regulations and
permitting procedures that have a discriminatory effect on housing for individuals
with disabilities. The policy shall include procedures for requesting
accommodation, timeline for processing and appeals and criteria for determining
whether a requested accommodation is reasonable.
Policy Action 4 -4.5: Development of Housing for Extremely Low Income
Households (Required)
The City understands the need to encourage and facilitate housing development
for households earning 30 percent or less of the median family income. The City
will encourage development of housing for extremely -low income households
through a variety of activities that may include outreaching to housing
developers, identifying grant and funding opportunities, and /or offering additional
incentives beyond the density bonus provisions.
Policy Action 4 -4.6: Housing Opportunities for Persons Employed in
Saratoga
The City shall explore opportunities to provide additional local housing options for
the City's workforce. These opportunities could include increasing public
awareness of the City's housing assistance programs and partnering with local
universities.
Chapter 4: Policy Program
7 of 10
Objective:
Monitor and Preserve 170 "At- Risk" Units (Fellowship
Plaza and Saratoga Court)
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing /Annual report of units
Preservation strategy within 1 year of Housing Element
adoption.
Objective:
Continue Support of Fair Housing Efforts
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing
City of Saratoga Housing Element
Policy Action 4 -4.7: Monitoring and Preservation of Existing Affordable
Housing (Required)
The City shall maintain a data base to provide for the regular monitoring of deed
restricted units that have the potential of converting to market -rate during the
planning period. Additionally, the City will review funding opportunities for owners
of these units to extend and /or renew deed restrictions and /or covenants.
To proactively address the conversion of affordable units to market -rate units
concern, the City will investigate strategies to preserve the affordable units. The
City shall ensure compliance with noticing requirements and provide for tenant
education when a notice of conversion is received.
Policy Area 4 -5: Coordinated Housing Efforts
The City of Saratoga has limited local resources to provide for housing and
housing related activities. Therefore, to maximize use of local limited local
resources, the City strives to build partnerships and coordinate housing efforts
with outside agencies and organizations.
Policy Action 4 -5.1: Promote Fair Housing Efforts (Required)
The City currently disseminates fair housing information packets about Fair
Housing Regulations and refers discrimination complaints to the Mid Peninsula
Citizens for Fair Housing or to the County of Santa Clara County Office of
Consumer Affairs. The City will continue to participate in the County's mediation
program and will continue to support these organizations which provide fair
housing assistance including landlord /tenant counseling, homebuyer assistance,
and amelioration or removal of identified impediments.
Chapter 4: Policy Program
8 of 10
Objective:
Comprehensive Housing Outreach Strategy
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Evaluate existing outreach by December 2009
Implement outreach strategy by June 2010
Objective:
Partnerships with Housing Developers
Responsible Agency:
Community Development
Financing Source:
General Fund
Time Frame:
Ongoing
City of Saratoga Housing Element
Policy Action 4 -5.2: Develop a Comprehensive Community Outreach
Strategy for Housing
To ensure the Saratoga community is provided the highest level of access to
housing information, the City shall evaluate the effectiveness of existing outreach
and community education efforts and develop a comprehensive outreach
strategy. The outreach strategy will consider various methods of delivery,
including print media, mailers, web -based information and other methods that
consider the economic and cultural considerations in Saratoga.
Policy Action 4 -5.3: Partnerships with Development Community
The City supports cooperation in the development of affordable housing through
working with local housing trust and non profit agencies. The City will continue to
cooperate with developers to provide housing opportunities for lower income
households. The City shall also evaluate the effectiveness of its partnerships with
housing developers and seek ways to expand and foster its partnerships as
appropriate.
Chapter 4: Policy Program
9 of 10
This page left intentionally blank.
City of Saratoga Housing Element
Chapter 4: Policy Program
10 of 10
Appendix A: Community Outreach
A. Introduction
City of Saratoga Housing Element
During 2008, the City of Saratoga conducted community outreach activities to ensure the
Housing Element update reflected the issues and opportunities identified by the
community. The workshops were advertised through flyers and notices on the City's
website. In addition, the City invited stakeholder groups such as affordable housing
developers, professional and community organizations, housing advocacy groups and
supportive service providers to participate.
The following community workshops were advertised and open to the general public:
Workshop #1: June 17, 2008, North Campus of Saratoga, Administration Building
Workshop #2: August 5, 2008, Saratoga Fire District Offices, Community Room
During the first Community Workshop, participants were provided with an overview of
the Housing Element Update process and content. Participants identified and discussed
challenges, opportunities, and resources related to housing in Saratoga.
During the second Community Workshop were given a brief recap of the Housing
Element content, a summary of key findings, and input gathered from the previous public
workshop. Participants then identified additional challenges and opportunities that were
not mentioned in the previous community workshop. The meeting participants were then
asked to break into focus groups to discuss specific themes. Community residents
discussed in depth housing conditions and housing challenges within the City.
Any future revisions to the draft Housing Element, including any revisions made to
respond to HCD's review comments will be provided to the public on the City's website.
Prior to the City Council's adoption of the Housing Element, the document will be made
available for formal public review for a period of at least 30 days.
The following notes were taken during the participant discussion at the first Community
Workshop held on June 17, 2008 (Comments are provided verbatim).
Appendix A: Community Outreach
1 of 10
Saratoga Housing Element Update Workshop #1
June 17, 2008
Challenges and Opportunities
Post -It Note Exercise
CHALLENGES
Safety
Safety transient population
Address safety needs for current residents
Homeless
Where do we put the homeless?
Are we going to be building shelters?
Hillsides
Maintain hillside, too expensive to build in the hills
Inclusionary
How do we come up with inclusionary housing?
Lack of Commercial
Too small amount of commercial land
Future Growth
Saratoga is a small city.
Can we grow every year?
Do we have to annex?
City of Saratoga Housing Element
Affordability
City needs to ensure that we are able to attract quality teachers, fire fighters, etc.
High Cost of real estate on Saratoga
Affordability
High cost Land
High Costs Difficult to house Teachers and Firemen, etc.
Low Density Lots
Low density lots
Big Lots Higher Costs
Preservation of Property Values
Appendix A: Community Outreach
2 of 10
,1 xFr as
Participation
I recommend people read the present housing plan.
What's the pay off? Must we participate?
Lack of Rentals
Lack of rental housing
New homes in Atherton are required to incorporate small rentals
Senior Housing
Lack of senior housing
Many seniors (mostly female) are living in large houses and could benefit from
allowing 2nd units to be utilized as affordable housing providing income /or
assistance with large properties.
Neighborhood Opposition
Neighborhood opposition
Environment
How do we manage environmental issues?
Air Pollution
More intensive use of land means more problems and loss of quality of life
Transit
Lack of public transit (buses)
Availability of mass transit
City of Saratoga Housing Element
Public Services
Overuse of parks
Saratoga schools cannot accommodate more students
How to fund services extra housing requires police, fire, library, etc.
Housing is a drain on public services whereas commercial adds to the tax base
Traffic
Streets will be more congested if more houses built in Saratoga
Housing growth keeping traffic growth in perspective
Existing traffic issues on Quito Ave, Saratoga Ave, Cox Ave, Quito park
neighborhood
Concerns: 1. traffic on Saratoga Ave,
2. Reduction of potential open space for parks and recreation
Traffic
Car traffic
Traffic, Quito Avenue needs signals, Housing Costs
Too much traffic currently on Saratoga Avenue.
Traffic on Saratoga Avenue
Appendix A: Community Outreach
3 of 10
Aesthetics
Desire: Need to keep semi -Rural atmosphere
Aesthetics
Saratoga Village personality and looks
Maintain Saratoga's semi -rural small town environment
Aesthetics: Fitting architecture to neighborhood and Saratoga's semi -rural plan,
including keeping mature trees
Trees, no more removal
Limited Sites
How do we find sites?
Saratoga has very limited vacant land.
Available land
Availability of land
Inter City Agreements
Agreements with other cities
OPPORTUNITIES
Planning
Slow and planned growth is best
Hold onto Measure A Measure G, They are our life line.
Look at existing sites.
Downtown Village
More downtown village vibrancy
City needs more businesses to increase tax base
Vacant Land
Develop undeveloped areas of Saratoga
Multi -Story
Town Houses Multi Story
Mixed Use
Mixed use
Transit Village
City of Saratoga Housing Element
Appendix A: Community Outreach
4 of 10
EreAff7 Z-13:
2nd Units
More ODD fellow units
More possible 2nd units
Capture larger of current 2nd units not reported
Second units "Granny Flats"
Increase incentives for new houses to include second units not just 10% FAR
Increase affordable housing when torn by allowing facilitating
2nd unit bldgs on large lots
Teacher Workforce Housing
Housing on campus at West Valley
Help teachers and other professional "lower income" individuals
Teacher Housing on West Valley campus
Rentals
More rentals
Allow /encourage rentals in village
Aesthetics Life Style
Aesthetically pleasing
Saratoga can be in compliance and maintain the life style
Increased Affordability
Require of new subdivisions be dedicated to affordable housing
Increased affordability
Share responsibility for affordable housing throughout Saratoga
Senior Housing
Retirement options for current Saratoga homeowners
Taxes
Change tax laws to permit easier sale for older citizens
City of Saratoga Housing Element
Energy Conservation
Solar power incentives
Energy efficiencies /conservations
The following notes were taken during the participant discussion at the second
Community Workshop held on August 5, 2008 (Comments are provided
verbatim).
Appendix A: Community Outreach
5 of 10
Saratoga Housing Element Update Workshop #2
August 5, 2008
Challenges and Opportunities
Post -It Note Exercise
Actions and Ideas
Focus Group Exercise
CHALLENGES
City of Saratoga Housing Element
Traffic
Overflow parking from YMCA in Quito neighborhood
Traffic, traffic, traffic! Any high density and /or BMR will further gridlock Saratoga
Ave. and all nearby arterials and all streets feeding Saratoga Ave.
Is traffic a consideration in regard to condominium developments?
Aesthetics
Not changing the character of a neighborhood by new homes or remodeling
Environment
Water is not available for new development. There is no new water
Remaining land is for the most part impacted by environmental factors
Houses cover too much land; losing recharge
Low Density Lots
No one want high density on city or near them
Houses are too large; This is wasteful of resources
Senior Housing
Provide better services for seniors of various ethnic groups to encourage seniors
to settle here
Lack of Rentals
No Section 8!
How do SRO's fit into the equation?
Lack of Commercial
This City does not generate jobs. We have been a residential community. We
should not have to respond to other cities generate demand
We do not want housing in our commercial /prof. Areas. There is too little
commercial as it is.
Appendix A: Community Outreach
6 of 10
City of Saratoga Housing Element
Affordability
When we came to the Santa Clara Valley we did not expect to live in an upscale
area. We lived in a condominium in a moderately priced community first. It is
unreasonable to expect to move right into an upscale area when young.
Other Challenges
Accommodating more students in schools
School capacities for new units?
Data is too old to be useful
Potential tenants being asked to pay huge fees to the City to get a use permit
OPPORTUNITIES
Mixed Use /Saratoga Village
Put mixed -use in Saratoga Village where it makes sense to have higher density
(e.g. at "Buy and Save" property)
Village- retail to balance with housing
Shortage of for -sale townhouses in the Village Area to create critical mass to
support local retail
Transit and shopping near village
Need for density in Village to support Village retail to create critical mass for all
retail to succeed
Mixed -use housing in the Village
Housing built for low- income shall be located near transportation and shopping
centers; irony= Village does not have those
Second Units
Has the "bonus" floor area for adding 2nd living units worked to create "low
income" housing?
Allow more secondary units in R -1 zoning
Second unit on the existing property (not previously counted in RHNA)
Rentals
Low income units should be for -sale not for rent
CH -2 Zone
CH -2 zoning review past performance
Encourage more small condos in the Village- CH -2 zone
CH -2 zoning review past performance
Change CH -2 zone to allow owner occupied condos
CH -2 overlay; rental apartments- 800 to 1250 sq. ft.; mixed -use potential
Condos versus rentals in CH -2 zone
Appendix A: Community Outreach
7 of 10
Condos versus rentals in CH -2 zone
Review CH -2 zoning in downtown; get rid of rental overlay
CH -2 condos versus rentals
ACTIONS AND IDEAS
City of Saratoga Housing Element
Other Opportunities
Additional data sources: planning, state, school demographics
Up to date data should be gathered so that we know where we stand
Do we currently have any homeless?
City should serve its citizens, not builders or developers
We value our trees but large trees require space on a site; lot coverage should
be reduced to keep land for trees (and solar power).
Residential zoned housing should be affected as such in the master plan
1. Aesthetics
How to get people into the Village
Parking, then walk to shops
Underground parking structure and housing on top at the commercial
lot "Buy and Save" in the CH -2 zone
CH -2 not have rentals
Small district surrounded by offices
CH -2: we can charge the height! But does it help?
In CH -2, if house burnt down owner cannot rebuild a housing, only a
small apartment instead
Motorcycles create noise pollution— detracts from Village aesthetic
Rentals in the Village haven't worked in the last 5 years since zoning
changed
Challenge: Aesthetics goes beyond the Village
2. Public Services and Facilities
Housing at college, near public transit
Los Gatos bus type; small buses to feed from Saratoga to West Valley
Park system: encourage people to use the full -range of recreation,
including historic walks
Re -draw school district so that most students can walk or bike
Bus to Argonaut; light rail at Campbell
School traffic alleviate by bus /vanpool
College campus for housing
Public Safety: hazardous fire zones in hills- increased building costs so
reduces opportunity for low- income
Parks are nice; Walking district in the Village
Appendix A: Community Outreach
8 of 10
City of Saratoga Housing Element
3. Affordability
Encourage in -law units
Program for workforce housing; look at San Jose City and SJSU;
grants and loans; gather data
City -owned lands?
Energy Conservation= utility costs reduced
Abrams property reserved for affordable housing for City workers
Encourage 2 units rather than McMansions
4. Conserve Limited Resources
Conserve water recharge capacity
Solar opportunities /conserving sunlit spaces
City partnerships with developers to develop and maintain housing;
rentals in particular /affordable
Incentives for green development; waiver permit fees
Passive solar design
Challenge: Environmental constraints; unbuildable
Challenge: Water resources potentially impacted
5. Variety of Housing Types
Add housing to existing commercial /shopping centers where
appropriate
Add high end grocery store(s) to Village
Preservation of existing housing
Second units in the City's General Plan
Prevent conversion of senior housing into non senior housing
Improve bus shelters/ provide protection from climate
Create "student" WVC housing
Look for redevelopment potential
Create "planned development zones"
Challenge: Lack of Transportation (public)
6. Civic Participation
Create programs that create pride of ownership (i.e. Habitat for
Humanity)
Create design guidelines that create a sense of community
Appendix A: Community Outreach
9 of 10
°h.. "sa n.&i'k..'•a y ,XxY
This page left intentionally blank.
City of Saratoga Housing Element
Appendix A: Community Outreach
10 of 10
Appendix B: Residential Land Resources
A. Adequate Sites
City of Saratoga Housing Element
State law requires each jurisdiction in California to demonstrate the availability of
adequate sites through appropriate zoning and development standards and the
availability of public services and facilities. These available sites must provide the
necessary policy and regulatory guidance to accommodate a variety of housing types at
a variety income levels. The City must demonstrate through policies and regulations that
the estimated capacity of adequate sites will be able to accommodate the projected
housing need for the 2007 -2014 Planning Period.
The State Department of Finance (DOF) is responsible for projecting the total State -wide
housing demand, with the State Department of Housing and Community Development
(HCD) apportioning this demand to each of the State's regional governing bodies. This
demand represents the number of additional units needed to accommodate the
anticipated growth in the number of households, to replace expected demolitions and
conversions of housing units to non housing units, and to achieve a future vacancy rate
that allows for healthy functioning of the housing market.
The Association of Bay Area Governments (ABAG) is the Metropolitan Planning
Organization (MPO), for determining and allocating the region's projected new housing
demand to municipalities within the MPO's jurisdiction. The allocation of projected
housing demand is divided into four income categories:
Very Low Income: 0 percent to 50 percent of the median income;
Low Income: 51 percent to 80 percent of the median income;
Moderate Income: 81 percent to 120 percent of the median income; and
Above Moderate Income: more than 120 percent of the median income.
Pursuant to AB 2634 (Statutes of 2006), the City of Saratoga must also address the
projected housing need for Extremely Low Income (ELI) households. ELI households
are defined as households earning less than 30 percent of the area's median income.
The projected Extremely Low Income need can be assumed as 50 percent of the total
need for Very Low Income households.
Through the Regional Housing Needs Assessment (RHNA) process, regional -level
housing growth needs are allocated to individual cities and counties comprising the
MPO. The allocation takes into account factors such as market demand for housing,
employment opportunities, the availability of suitable sites and public facilities,
commuting patterns, type and tenure of housing need, and others. In determining a
jurisdiction's share of new housing needs by income category, the allocation is adjusted
to avoid an over concentration of lower income households in any one jurisdiction.
The current RHNA prepared by ABAG allocates housing needs for the period from
January 1, 2007 to June 30, 2014. The RHNA identifies 292 units as the City of
Saratoga's share of the region's housing for the 2007 -2014 planning period need. This
Appendix B: Residential Land Resources
1 of 20
City of Saratoga Housing Element
need provides the basis for evaluating the availability of adequate sites for housing
during the planning period.
1. Construction Achievements Through January 2009
Housing units constructed after January 1, 2007 are permitted to be counted as "credits"
towards the current RHNA need. From January 2007 through January 2009, there were
eight dwelling units constructed in Saratoga. All eight units have been determined to be
affordable to Above Moderate Income households. Table B -1 provides a summary of
these units. The locations of these units are shown in Exhibit B -1. By counting as credit
recently constructed units, the remaining RHNA need for the 2007 -2014 planning period
is 284 units. Allocation of the remaining need by income category is shown in Table B -2.
able -2
aratoga
jested R HNA AI ocation 2007 -20
2007 -2014
RHNA Need
Construction
Achievements
Adjusted
RHNA Need
Very Low
Income'
90
0
90
Low
Income
68
0
68
Moderate
Income
77
0
77
Above
Moderate
Income
57
8
49
Total
292
8
284
Notes:
'Extremely Low- Income need assumed to be 50 percent of Low Income allocation= 45 units
Source: Regional Housing Needs Allocation
Appendix B: Residential Land Resources
2 of 20
gT able B
U nits, Constructed anuary ally? ry F 20,0_
APN
Address
Total Units'
Affordability
Category
510 -06 -069
19358 Saratoga -Los
Gatos Rd
1
Above Moderate
410 -40 -003
18595 Avon Ln
1
Above Moderate
517 -08 -026
20626 Komina Ave
1
Above Moderate
389 -38 -046
13440 Harper Dr
1
Above Moderate
503 -19 -009
13000 Paramount Ct
1
Above Moderate
517 -22 -072
15400 Peach Hill Rd
1
Above Moderate
397 -20 -043
14650 Horseshoe Dr
1
Above Moderate
393 -07 -021
20215 Blauer Dr
1
Above Moderate
Total
8
Notes:
'Based on building permits finaled through January 2009. Does not include projects currently under
construction or in the review and entitlement process.
Source: City of Saratoga
City of Saratoga Housing Element
need provides the basis for evaluating the availability of adequate sites for housing
during the planning period.
1. Construction Achievements Through January 2009
Housing units constructed after January 1, 2007 are permitted to be counted as "credits"
towards the current RHNA need. From January 2007 through January 2009, there were
eight dwelling units constructed in Saratoga. All eight units have been determined to be
affordable to Above Moderate Income households. Table B -1 provides a summary of
these units. The locations of these units are shown in Exhibit B -1. By counting as credit
recently constructed units, the remaining RHNA need for the 2007 -2014 planning period
is 284 units. Allocation of the remaining need by income category is shown in Table B -2.
able -2
aratoga
jested R HNA AI ocation 2007 -20
2007 -2014
RHNA Need
Construction
Achievements
Adjusted
RHNA Need
Very Low
Income'
90
0
90
Low
Income
68
0
68
Moderate
Income
77
0
77
Above
Moderate
Income
57
8
49
Total
292
8
284
Notes:
'Extremely Low- Income need assumed to be 50 percent of Low Income allocation= 45 units
Source: Regional Housing Needs Allocation
Appendix B: Residential Land Resources
2 of 20
Quito Road
peos- aienAuung- e6o ;eJeg
o•
0
0
0
a
o
o 2
0 4
t 0.:: n
L 5->o r-
AP 600Z /LZ /Z Pxw tleWase8e601eleS\SIJ \OSCOOl04\elePW\
T a B
j.,.... M... x;V acant LandhInventoi7!
APN
Address
Zoning
Acres
Density
Total
Capaciity(DU)
36605033
BOWHILL CT
HR
2.37
1 DU per parcel
1
36644001
PROSPECT RD
HR
3.31
1 DU per parcel
1
36644003
FARR RANCH RD
HR
14.73
1 DU per parcel
1
36649032
FARR RANCH CT
HR
2.18
1 DU per parcel
1
50312029
EDENCREST LN
HR
2.32
1 DU per parcel
1
50312030
EDENCREST LN
HR
3.00
1 DU per parcel
1
50312038
22657 GARROD RD
HR
2.46
1 DU per parcel
1
50313039
MT EDEN RD
HR
2.06
1 DU per parcel
1
50313067
MT EDEN RD
HR
27.05
1 DU per parcel
1
50313127
MT EDEN RD
HR
2.34
1 DU per parcel
1
50313128
MT EDEN RD
HR
11.19
1 DU per parcel
1
50315002
COMER DR
HR
25.48
1 DU per parcel
1
50315044
OLD OAK WAY
HR
2.40
1 DU per parcel
1
50315045
OLD OAK WAY
HR
4.24
1 DU per parcel
1
50315059
OLD OAK WAY
HR
4.60
1 DU per parcel
1
50315062
13341 OLD OAK WAY
HR
3.73
1 DU per parcel
1
50331066
21791 HEBER WAY
HR
6.70
1 DU per parcel
1
50331067
HEBER WAY
HR
5.96
1 DU per parcel
1
50331068
21800 HEBER WAY
HR
6.94
1 DU per parcel
1
50331088
13947 ALBAR CT
HR
3.20
1 DU per parcel
1
50347007
PIERCE RD
HR
72.68
1 DU per parcel
1
50362027
TOLLGATE RD
HR
8.50
1 DU per parcel
1
50369003
VIA REGINA
HR
2.82
1 DU per parcel
1
50372014
MASSON CT
HR
2.96
1 DU per parcel
1
51714003
BOLLMAN RD
HR
2.18
1 DU per parcel
1
..14 74* 3
2. Capacity to Meet Regional Share Goals
City of Saratoga Housing Element
To enable the City of Saratoga to meet RHNA goals, the City must evaluate its capacity
to provide available sites to meet projected future housing needs. The City has a
remaining RHNA need of 90 units for very low- income households, 68 units for low
income households, 77 units for moderate income households and 49 units for above
moderate income households. The City must demonstrate it has or will make available
adequate sites with appropriate zoning and development standards and with services
and facilities to accommodate the remaining RHNA need.
The City currently has vacant land and underutilized sites available to accommodate
future residential development. However, supplemental zoning and development
standards to encourage and facilitate housing for lower income households must be
enacted through the City's policy program to satisfy the requirements of state law.
a. Vacant Land
Most of the vacant and in the City of Saratoga is located in hillside areas. Table B -3
summarizes the vacant and in the City currently zoned for residential use. Exhibit B -2
shows the locations of vacant land. It is assumed estimated capacity of 110 dwelling
units would provide residential units affordable to Above Moderate Income households.
Appendix B: Residential Land Resources
4 of 20
;fable 13.-3.,
:Vacant Land Invent'ory
APN
Address
Zoning
Acres
Density
Total
Capacity (DU)
51714054
16250 KITTRIDGE RD
HR
2.82
1 DU per parcel
1
51714084
BELNAP DR
HR
2.76
1 DU per parcel
1
51714087
BELNAP DR
HR
7.92
1 DU per parcel
1
51722111
15480 PEACH HILL RD
HR
6.13
1 DU per parcel
1
51736001
BOHLMAN RD
HR
2.53
1 DU per parcel
1
36612073
SARATOGA SUNNYVALE RD
R -1- 10,000
0.50
1 DU per parcel
1
39344025
HOWEN DR
R -1- 10,000
0.50
1 DU per parcel
1
39344030
HOWEN DR
R -1- 10,000
0.24
1 DU per parcel
1
39345004
SARATOGA AVE
R -1- 10,000
0.43
1 DU per parcel
1
39345041
19932 BARONI CT
R- 1- 10,000
1.02
1 DU per parcel
1
50327081
ELVA AVE
R -1- 10,000
0.47
1 DU per parcel
1
36612004
SARATOGA SUNNYVALE RD
R -1- 12,500
0.85
1 DU per parcel
1
50318002
SARATOGA SUNNYVALE RD
R -1- 12,500
0.37
1 DU per parcel
1
36614025
R -1- 15,000
0.35
1 DU per parcel
1
50323028
BROOKWOOD LN
R -1- 15,000
0.41
1 DU per parcel
1
51719028
VICKERY AVE
R -1- 20,000
0.49
1 DU per parcel
1
51722036
PIEDMONT RD
R -1- 20,000
0.95
1 DU per parcel
1
51722037
PIEDMONT RD
R -1- 20,000
0.59
1 DU per parcel
1
51722038
PIEDMONT RD
R -1- 20,000
0.49
1 DU per parcel
1
51722039
PIEDMONT RD
R -1- 20,000
0.47
1 DU per parcel
1
39703004
SOBEY RD
R -1- 40,000
1.13
1 DU per parcel
1
39704086
SPRINGBROOK LN
R -1- 40,000
0.97
1 DU per parcel
1
39705009
SOBEY RD
R -1- 40,000
0.96
1 DU per parcel
1
39708057
MONTA VISTA DR
R -1- 40,000
0.96
1 DU per parcel
1
39708062
MONTEWOOD DR
R -1- 40,000
1.18
1 DU per parcel
1
39714013
14208 SHORT HILL CT
R -1- 40,000
0.96
1 DU per parcel
1
39715016
ALLENDALE AVE
R -1- 40,000
2.13
1 DU per parcel
1
39740010
14500 FRUITVALE AVE
R -1- 40,000
1.05
1 DU per parcel
1
50328082
CANYON VIEW DR
R -1- 40,000
2.52
1 DU per parcel
1
50328103
CANYON VIEW DR
R -1- 40,000
0.99
1 DU per parcel
1
50329036
SARATOGA HILLS RD
R -1- 40,000
1.09
1 DU per parcel
1
50329068
SARATOGA HILLS RD
R -1- 40,000
1.09
1 DU per parcel
1
50329103
SARATOGA HILLS RD
R -1- 40,000
2.46
1 DU per parcel
1
503 -53 -061
SARAHILLS DR
R -1- 40,000
0.97
1 DU per parcel
1
503 -55 -019
AMBRIC KNOLLS RD
R -1- 40,000
1.64
1 DU per parcel
1
510 -04 -001
15311 BELLECOURT
R -1- 40,000
1.11
1 DU per parcel
1
510 -04 -004
PEPPER LN
R -1- 40,000
1.31
1 DU per parcel
1
517 -14 -081
NORTON RD
R -1- 40,000
1.02
1 DU per parcel
1
517 -18 -055
MONTALVO HEIGHTS DR
R -1- 40,000
2.34
1 DU per parcel
1
517 -22 -108
WILDCAT RD
R -1- 40,000
2.45
1 DU per parcel
1
517 -36 -011
BIG BASIN WAY
R -1- 40,000
1.91
1 DU per parcel
1
397 -16 -087
FRUITVALE AVE
R -1- 40,000 -PC
1.51
1 DU per parcel
1
397 -16 -120
FRUITVALE AVE
R -1- 40,000 -PC
1.46
1 DU per parcel
1
517 -08 -058
ST CHARLES ST
R -M -3,000
0.22
3,000 sq ft per DU
3
389 -06 -018
R -M -4,000
0.42
4,000 sq ft per DU
4
389 -07 -056
VINEYARD LN
R -M -4,000
0.10
4,000 sq ft per DU
1
503 -60 -016
SPRINGER AVE
R -M -4,000
0.74
4,000 sq ft per DU
8
503 -60 -018
STONERIDGE DR
R -M -4,000
1.42
4,000 sq ft per DU
15
503 -64 -028
STONERIDGE DR
R -M -4,000
0.88
4,000 sq ft per DU
9
503 -65 -020
FIELDSTONE DR
R -M -4,000
0.24
4,000 sq ft per DU
2
Source: City of Saratoga Total
110
City of Saratoga Housing Element
Appendix B: Residential Land Resources
5 of 20
City of Saratoga
}lousing Element
Vacant Land
City Parcels
City Limits
0 1,500 3,000
Feet
CCINSOLTINLI
Vacant: Land
Exhibit 13 -2
\8*
b. Current Projects
City of Saratoga Housing Element
The City of Saratoga has six single family units currently under construction as of March
1, 2009. Exhibit B -3 shows the locations of these units. These have been determined to
be affordable to Above Moderate Income households.
Appendix B: Residential Land Resources
7 of 20
4 Table 3
U nits Under Construction;
APN
Address
Total Units
Affordability
Category
397 -03 -004
14289 Sobey Rd
1
Above Moderate
510 -26 -001
19930 Sunset Dr.
1
Above Moderate
517 -14 -003
15269 Bohlman Rd
1
Above Moderate
510 -10 -043
15199 Park Dr
1
Above Moderate
397 -18 -071
14900 Baranga Ln
1
Above Moderate
503 -69 -040
22000 Via Regina
1
Above Moderate
Total
6
Source: City of Saratoga
\8*
b. Current Projects
City of Saratoga Housing Element
The City of Saratoga has six single family units currently under construction as of March
1, 2009. Exhibit B -3 shows the locations of these units. These have been determined to
be affordable to Above Moderate Income households.
Appendix B: Residential Land Resources
7 of 20
0
0
N
co
N
N
0
E
a
co
0
0
is
0)
CO
0)
0
0
0
City of Saratoga
Housing Element
GEM Current Projects
City Parcels
City Limits
0 1,500 3,000
Feet
Cm Projects
Exhibit 13 -3
c. Mixed -Use Overlay Zone on Underutilized Commercial Sites
City of Saratoga Housing Element
The Mixed -Use Overlay Zone can be applied to all commercial zones within the City of
Saratoga, including underutilized sites with the greatest immediate potential for mixed
use development. Currently, the Mixed -Use Overlay zone permits a maximum net base
density of at least 20 dwelling units per acre.
Under the assumption of a minimum density of 20 dwelling units per acre, the
underutilized commercial sites have a total capacity of 547 dwelling units, 516 of which
are on sites permitting at least 16 units per site. Based on standards defined in AB 2348,
the capacity of these sites is accepted as appropriate for accommodating the
jurisdiction's share of regional housing need for lower income households. Table B -3
summarizes underutilized commercial sites with the greatest immediate potential for
mixed -use development. Exhibit B -4 shows the locations of these parcels.
Realistic Capacity
The City's assessment of the capacity of the sites listed in Table B -5 took into
account applicable City plans, policies and ordinances including the Saratoga
Municipal Code and General Plan.
Sites 1 -5
The City has identified these commercial sites as having the greatest potential for
mixed -use development. The non vacant sites contain retail and personal service
establishments that do not pose a constraint on residential development. Due to high
land and construction costs, combined with a limited supply of developable land, the
City has identified these older commercial areas as the greatest opportunity for more
intensive compact and infill development.
Sites 6 -25
These sites are located in what is known as the Gateway area. These sites are along
one of the City's main thoroughfares, Saratoga Sunnyvale Road. The City has
completed roadway and median improvements in this area. In 2006, the City
approved a mixed -use project in the Saratoga Village, which is an area similar in
existing use to the Gateway area. To facilitate the development of residential
dwelling units over existing retail uses, the City relaxed the parking requirements in
the Saratoga Village area. To encourage and facilitate mixed use development on
non vacant, underutilized sites, this Housing Element will include a program that
provides developers with technical assistance and regulatory incentives.
Appendix B: Residential Land Resources
9 of 20
SA
City of Saratoga Housing Element
Appendix B: Residential Land Resources
10 of 20
Tab4e B 5�,
Underutilized_'Sites Inventory
Site
APN
Address
Existing
Use
Description
Acres
General
Plan
Zoning
Existing
Square
Footage
Proposed
Density
(Minimum)
Capa-
city
of
units)
Notes
1
517 -09 -015
14440 Big
Basin Way
Retail,
Market,
Restaurant,
and
Personal
Services
1.04
CR
CH -1
21,252
20 du /acre
22
Potential for lot
consolidation
2
517 -09 -046
14428 Big
Basin Way
Wells Fargo
Bank
0.08
CR
CH -1
20 du /acre
3
389 -12 -019
18770-
18860
Cox
Avenue
Retail,
Restaurant,
Market and
Personal
Services
6.24
CR
CN
101,466
20 du /acre
124
4
386 -10 -056
Prospect
Road
Vacant
0.54
CR
CN
0
20 du /acre
10
5
366 -35 -020
Julie Lane
Vacant
0.14
CR
CV
0
20 du /acre
2
6
386 -53 -031
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
1.23
CR
CN
17,753
20 du /acre
24
7
386 -52 -032
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.33
CR
CN
7,985
20 du /acre
13
Potential for lot
consolidation
8
386 -52 -033
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.33
CR
CN
9
386 -30 -035
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
1.16
CR
CV
22,990
20 du /acre
23
10
386 -30 -037
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0,27
CR
CV
32,999
20 du /acre
41
Potential for lot
consolidation
11
386 -30 -038
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.27
CR
CV
SA
City of Saratoga Housing Element
Appendix B: Residential Land Resources
10 of 20
Table 13
Underutilized Sites, Inventory
Site
APN
Address
Existing
Use
Description
Acres
General
Plan
Zoning
Existing
Square
Footage
Proposed
Density
(Minimum)
Capa-
city
of
units)
Notes
12
386 -30 -036
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.49
CR
CV
13
386 -30 -039
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
1.06
CR
CV
14
386 -57 -022
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.83
CR
CV
7,542
20 du /acre
16
15
386 -01 -025
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.43
CR
CV
32,548
20 du /acre
67
Potential for lot
consolidation
16
386 -01 -026
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
2.92
CR
CV
17
386 -01 -027
Saratoga-
Sunnyvale
Road
Parking Lot
0.90
CR
CV
0
20 du /acre
18
18
366 -12 -066
Saratoga-
Sunnyvale
Road
Parking Lot
0.32
CR
CV
0
20 du /acre
6
19
366 -12 -065
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.94
CR
CV
9,268
20 du /acre
18
20
366 -12 -054
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
1.01
CR
CV
10,782
20 du /acre
20
21
366 -12 -072
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
3.08
CR
CV
60,450
20 du /acre
61
City of Saratoga Housing Element
Appendix B: Residential Land Resources
11 of 20
70,!3!6;::P.,•7,,
Underutilized Srts'lnveritory,
Site
APN
Address
Existing
Use
Description
Acres
General
Plan
Zoning
Existing
Square
Footage
Proposed
Density
(Minimum)
Capa-
city
of
units)
Notes
22
366 -36 -001
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
0.37
CR
CV
12,104
20 du /acre
20 du /acre
20 du /acre
31
Potential for lot
consolidation
23
366 -35 -019
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
1.05
CR
CV
24
366 -35 -020
Saratoga-
Sunnyvale
Road
Parking Lot
0.14
CR
CV
25
366 -22 -022
Saratoga-
Sunnyvale
Road
Retail,
Restaurant,
Market and
Personal
Services
2.55
CR
CN
33,269
20 du /acre
51
Total
547
Source: City of Saratoga
City of Saratoga Housing Element
Appendix B: Residential Land Resources
12 of 20
m
0
0
N
N
E
d
2
a)
m co
cr
0
0
0
0
0
2
2
0
�e
e Q
c 45
o—
M
0
0
0
m
0.
City of Saratoga
Housing Element
Mg Underutilized Commercial Sites
City Parcels
City Limits
0 1,500 3,000
Feet
CONOLILTINZ
Underutilized
Commercial Sites
Exhibit 13 -4
d. Odd Fellows Retirement Community
City of Saratoga Housing Element
Based on the provisions of AB 2348, the City must accommodate at least 50 percent of
its lower income (very low- and low- income) RHNA need on sites zoned exclusively for
residential use. The City has identified the Odd Fellows Retirement Community as
having the greatest potential to accommodate this need. The retirement community is
currently comprised of 143 independent living apartments and cottages.
Developers have proposed the construction of 80 units affordable to Very Low- and Low
Income households. These 80 units have the capacity to meet at least 50 percent of the
City's remaining lower income RHNA need. The community is comprised of 47.76 acres,
of which 30.78 acres are vacant. The project is in the early development stage and no
approvals have been given. Exhibit B -5 shows the location of the Odd Fellows
Retirement Community.
APN
397 -12 -012
.397 -12 -019
397 -12 -016
Address
14500
Fruitvale
Avenue
Existing
Use
Retirement
Community
Acres;
1.64
25.06
10.53
General
Plan
CFS
Zoning
R -1
40,000
Existing
Square
Footage
15,876
214,975
50,029
Total
Remaining
Acres
1.28
20.12
9.38
30.78
Source: City of Saratoga
Appendix B: Residential Land Resources
14 of 20
cn
cy
co
co
cn
co
2
City of Saratoga
Housing Element
Jiff AlUyc1 JUf1f1)IVC11C
s a
e /r7'.777
F 0
sa
Sp} =L
V
S ♦t
l Odd Fellows Community
City Parcels
City Limits
0 1,500 3,000
Feet
1 >rr
Odd Fellows Community
Exhibit B -5
cn
cy
co
co
cn
co
2
TableB 7
Sites Summary
Very Low-
Income'
Low-
Income
Moderate-
Income
Above
Moderate
Income
Total
2007 -2014
RHNA Need
90
68
77
57
292
Construction
Achievements
January 2007
January 2009
0
0
0
8
8
Vacant Land
Capacity
0
0
0
110
110
Units Under
Construction
0
0
0
6
6
Mixed -Use
Overlay Zone
on Underutilized
Commercial
Sites
516
31
0
547
Odd Fellows
Retirement
Community
80
0
0
80
Total
Achievements
and Capacity
596
31
124
751
Notes: The Extremely Low- Income need is assumed to be 50 percent of the Very Low Income
allocation= 45 units. 2 Based on building permits finaled through January 2009. Does not include projects
currently under construction or in the review and entitlement process.
Source: City of Saratoga
3. Sites Summary
B. Assisted Units "At- Risk" of Conversion
City of Saratoga Housing Element
Table B -7 summarizes the City of Saratoga's capacity to meet RHNA goals.
The State Housing Element Law requires jurisdictions to analyze government- assisted
housing that is eligible for conversion from lower income to market rate housing over the
next 10 years. State Law identifies housing assistance as a rental subsidy, mortgage
subsidy, or mortgage insurance to an assisted housing development. Govemment
assisted housing converts to market rate housing for a number of reasons including
expiring subsidies, mortgage repayments, or expiration of affordability restrictions.
Appendix B: Residential Land Resources
16 of 20
This section will address:
1. Inventory of At -Risk Units
2. Cost of Preservation Versus Replacement
City of Saratoga Housing Element
An inventory of assisted housing units that are "at- risk" of converting to market
rate housing;
An analysis of the costs of preserving and /or replacing these units;
Resources that could be used to preserve "at- risk" units;
Program efforts for preservation of at -risk housing units; and
Quantified objectives for the number of "at- risk" units to be preserved during the
Housing Element Planning Period.
a. Preservation Strategies
There are many options for unit preservation: providing financial incentives to project
owners to extend low- income use restrictions, purchase of affordable housing units by a
non profit or public agency, or providing local subsidies to offset the difference between
the affordable and market rate. Scenarios for preservation will depend on the type of
project at -risk.
b. Local Rental Subsidy
One strategy for preservation of units at -risk during the Planning Period is to provide a
local rent subsidy to residents. Rent subsidies can provide assistance to residents when
their affordable units convert to market rate. To determine the subsidy needed, Fair
Market Rents were compared to market rate rents.
Appendix B: Residential Land Resources
17 of 20
U nits
T able B 8
At Risk" of Conversion
2002 2014_
Project
Address
Type
of
Units
Program
Length of
Affordability
Earliest
Conversion
Total
Units
Assisted
Units
Fellowship
Plaza
14520
Fruitvale
Ave.
Senior
202/811
60 months
2009
150
150
(1441
Bdr;
6 2 -Bdr)
Saratoga
Court
18855
Cox
Ave.
Senior
Section
8 NC
60 months
2011
20
20 (1-
Bdr)
Source: U.S. Department of Housing and Urban Development, 2008
This section will address:
1. Inventory of At -Risk Units
2. Cost of Preservation Versus Replacement
City of Saratoga Housing Element
An inventory of assisted housing units that are "at- risk" of converting to market
rate housing;
An analysis of the costs of preserving and /or replacing these units;
Resources that could be used to preserve "at- risk" units;
Program efforts for preservation of at -risk housing units; and
Quantified objectives for the number of "at- risk" units to be preserved during the
Housing Element Planning Period.
a. Preservation Strategies
There are many options for unit preservation: providing financial incentives to project
owners to extend low- income use restrictions, purchase of affordable housing units by a
non profit or public agency, or providing local subsidies to offset the difference between
the affordable and market rate. Scenarios for preservation will depend on the type of
project at -risk.
b. Local Rental Subsidy
One strategy for preservation of units at -risk during the Planning Period is to provide a
local rent subsidy to residents. Rent subsidies can provide assistance to residents when
their affordable units convert to market rate. To determine the subsidy needed, Fair
Market Rents were compared to market rate rents.
Appendix B: Residential Land Resources
17 of 20
City of Saratoga Housing Element
9
2008 Fair Marke Rents (Santa Clara`County
Size of Unit
Fair Market Rate
0 bedroom
$928
1 bedroom
$1,076
2 bedroom
$1,293
3 bedroom
$1,859
4 bedroom
$2,047
Source: U.S. Department of Housing and Urban Development
T able i 1
Estimated Mont hly S ubsidy to Preserve'
Unit Size
Rents
Fair
Market Market Number
Rents'
Rate of Units
Studio
1 bedroom
2 bedroom
3 bedroom
$928
$1,076
$1,293
$1,859
$1,544
$1,822
$2,406
$3,073
0
164
6
0
Difference
($616)
($746)
($1,113)
($1,214)
Monthly
Subsidy
$0
$122,344
$6,678
$0
Total
Annual
Subsidy
$0
$1,468,128
$80,136
$0
$1,548,264
Notes:
'HUD Fair Market Rents 2008
2 RealFacts, Market Comparison 2008 Fourth Quarter. Average of comparable markets rents from City of
Palo Alto, City of Los Altos and City of Los Gatos, which are similar to the City of Saratoga.
c. Replacement Cost
Saratoga may consider the cost of unit replacement with new construction. Construction
cost estimates include per unit land costs and all hard and soft costs associated with
construction. The analysis assumes the replacement units are garden -style apartments
with parking provided on -site. Square footage estimates are based on the average unit
size per the prevailing sales in the region. Land costs have been determined on a per
unit basis.
Unit Size
Studio
1 bedroom
2 bedroom
3 bedroom
Costs per Square
Foot
Average Square
Foot /Unit
$250
496
$250
774
$250
1,051
$250 1,316
Replacement Cost
per Unit
$149,000
$218,500
$287,750
$354,000
Notes:
'Based on the prevailing market conditions. Units assumed as garden -style apartments with on -site parking.
2 Based on average square footage reported by RealFacts
3 lncludes construction costs, financing, and land acquisition costs of $25,000 per unit.
Source: RBF Consulting 2008
Appendix B: Residential Land Resources
18of20
s R S7able`B 1qi
Replcement ;Costs,,of, "At -Risk Units'
Unit Size
Replacement Cost
per Unit
Number of Units
Total Replacement
Costs
Studio
$149,000
0
$0
1 bedroom
$218,500
164
$35,834,000
2 bedroom
$287,750
6
$1,726,500
3 bedroom
$354,000
0
$0
Total
$37,560,500
Notes:
'Based on prevailing market conditions. Units assumed as garden -style apartments with on -site parking.
Includes construction costs, financing, and land acquisition costs of $25,000.
Source: RBF Consulting 2008
City of Saratoga Housing Element
d. Resources for Preservation
A variety of programs exist to assist cities acquire, replace, or subsidize at -risk
affordable housing units. The following summarizes financial resources available to the
City of Saratoga.
Federal Programs
Community Development Block Grant (CDBG) CDBG funds are
awarded to cities on a formula basis for housing activities. The primary
objective of the CDBG program is the development of viable communities
through the provision of decent housing, a suitable living environment, and
economic opportunity for principally low- and moderate income persons.
Funds can be used for housing acquisition, rehabilitation, economic
development and public services.
HOME Investment Partnership HOME funds are granted by formula basis
from HUD to increase the supply of decent, safe, sanitary, and affordable
housing to lower income households. Eligible activities include new
construction, acquisition, rental assistance and rehabilitation.
Section 8 Rental Assistance Program The Section 8 Rental Assistance
program provides rental assistance payments to owners of private, market
rate units on behalf of very low- income tenants.
Section 811/202 Program (Supportive Housing for Person with
Disabilities /Elderly) Non profit and consumer cooperatives can receive no
interest capital advances from HUD under the Section 202 program for the
construction of very low- income rental housing for seniors and persons with
disabilities. These funds can be used in conjunction with Section 811, which
can be used to develop group homes, independent living facilities and
immediate care facilities. Eligible activities include acquisition, rehabilitation,
new construction and rental assistance.
Appendix B: Residential Land Resources
19 of 20
ii. State Programs
City of Saratoga Housing Element
California Housing Finance Agency (CaIHFA) Multifamily Programs
CaIFHA's Multifamily Programs provide permanent financing for the
acquisition, rehabilitation, and preservation or new construction of rental
housing that includes affordable rents for low- and moderate income families
and individuals. One of the programs is the Acquisition Finance Program,
which is designed to facilitate the acquisition of at -risk affordable housing
developments and provide low cost funding to preserve affordability.
Low Income Housing Tax Credit (LIHTC) This program provides tax
credits to individuals and corporations that invest in low- income rental
housing. Tax credits are sold to those with high liability and proceeds are
used to create housing. Eligible activities include new construction,
rehabilitation and acquisition of properties.
California Community Reinvestment Corporation (CCRC) The
California Community Reinvestment Corporation is a multi family affordable
housing lender whose mission is to increase the availability of affordable
housing for low- income families, seniors, and residents with special needs by
facilitating private capital flow from its investors for debt and equity to
developers of affordable housing. Eligible activities include new construction,
rehabilitation and acquisition of properties.
Local Programs
Monitoring At -Risk Units Through the Community Development
Department, the City continually monitors the eligibility of affordable housing
to convert to market -rate housing. Constant monitoring allows the City to
anticipate the timeframe by which affordability covenants would expire,
allowing the City to implement various resources to ensure the continued
affordability of the housing units.
Appendix B: Residential Land Resources
20 of 20
Program Activity
To meet the needs of very low low and moderate income households, the
City will amend its second unit standards to include the following changes:
eliminating age related occupancy restrictions,
eliminating the 1.6 -acre minimum site area requirement for detached
second units,
eliminating the annual limit of 20 permits on the approval of second
units, and
allowing uncovered parking if necessary to achieve affordability to very
low- or low- income occupants
Progress in
Implementation
The City's Zoning Ordinance was revised in March 2005 to amend second unit
standards eliminating age related occupancy restrictions; eliminating the 1.6
acre minimum site area requirement for detached second units; eliminating the
annual limit of 20 permits on the approval of second units; and allowing
uncovered parking to meet the requirements for second units with affordability
restrictions.
Program Activity
Require property owners receiving permits for new second units to record an
affordability covenant for at least 30 years restricting occupancy of their second
units to very low- or low- income households at affordable rent level.
Progress in
Implementation
Between the years 2003 -2006, eleven second units were permitted and deed
restricted to be affordable to lower income households. The City continues to
require new second units to record an affordability covenant for at least 30
years.
Program Activity
The City will promote its second unit standards by posting information on the
City's website, preparing an information brochure to be distributed to public
places in the City, and providing annual information to single family property
owners on the benefits of, and permit requirements for second units.
Progress in
Implementation
Public information with respect to second units is provided at the front counter
or suggested to project applicants during staff review of a project. There is no
formal information such as pamphlets or website information.
Program Activity
The City will monitor the production of second units through an annual report to
the City Council on the number of new second units constructed each year and
their affordability by income level. If the number and affordability of second units
falls short of the assumptions contained in "Discussions of New Construction
Objectives" (five units per year), the City will adopt additional revisions to the
Zoning Ordinance and additional incentives to increase the likelihood that the
new construction objectives contained in the Housing Element can be achieved.
Progress in
Implementation
The City of Saratoga annually reviewed the 1999 -2006 Housing Element, which
reports on the number of units constructed each year. Both the City's Planning
Appendix C: Past Performance
Program 1.1': Zoning Code Changes for Second Units
City- of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
Goal 1: To accommodate the City's fair share of the. Bay Area regional housing need for all
income groups.
Objective: To designate sufficient vacant
g land and/or sites with re =use potential to
accommodate the City's allocation under the Regional Housing Needs Determination
(RHND) adopted by the Association of Bay Area Governments. The RHND allocation for
Saratoga between January 1, 1999 and June 30, 2006 is as follows:
Appendix C: Past Performance
1 of 10
Program Activity
The City will adopt a Zoning Code amendment to implement a residential
mixed -use overlay zone that will be applied to all commercial zones within the
City of Saratoga, including sites with the greatest immediate potential for
residential -mixed use.
Progress in
Implementation
The City amended the Zoning Code on April 21, 2004 to implement the Mixed
Use Overlay zone.
Program Activity
The new mixed -use overlay zone will contain appropriate development
standards, including residential density and parking standards, suitable for the
development of low -and moderate income housing.
Progress in
Implementation
The City's Zoning Code has been revised to include development standards for
the mixed -use designation, the standards include:
Maximum density is 20 dwelling units per net acre;
The dwelling unit(s) shall be located on the second floor or the rear of
the parcel;
The dwelling unit(s) shall not comprise more than 50 percent of the
total floor area of all buildings on the site;
Parking for both the non residential and the dwelling unit(s) shall be as
specified in the Zoning Ordinance;
Perimeter fencing shall be required to the maximum height allowed in
the Zoning Ordinance;
Each dwelling shall have private, usable outdoor space;
The maximum height of a mixed -use structure shall be twenty -six feet;
The design of mixed -use projects will be required to conform to the
policies and techniques of the Residential Design Handbook and any
other design standards in place for the area of application;
Overall site coverage may be increased up to ten percent for projects
containing deed restricted below market rate housing units;
Mixed -use projects shall have sound walls and landscape screening in
order to protect the privacy and quality of life of abutting single family
residential lands uses;
The residential component of a mixed -use project shall be rental;
Projects with multiple stories shall be reviewed to ensure that design
features such as setbacks and window placement provide adequate
privacy protection;
Non residential structures or parcels created or developed as part of a
previous mixed -use development or multi family development may not
be redeveloped as a mixed -use development at a greater density or
intensity of use;
Smaller mixed -use projects (twenty or fewer dwelling units) must pay
an in lieu fee for park construction; and
In larger mixed -use projects (more than twenty dwelling units) either
the developer must pay an in lieu fee for park construction or construct
Program
City of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
Commission and the City Council reviewed the report. The City adopted
additional incentives to encourage the development of second units, including
10% additional site coverage, 10% additional floor area and a garage
requirement waiver.
.2: Amend Zoning Code to Implement a Mixed Use Overlay Zone
Appendix C: Past Performance
2 of 10
x
City of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
Goal 2 Encourage the Construction of Housing Affordable to Lower- and Moderate-
Income Household and. Increase, Affordable Housing Options.
Objective To increase the supply of affordable. housing and housing options in Saratoga
to house additional households and families" earning less than 80% of the Santa Clara
County median income a w
Program 2.1: Density Bonuses and Affordable Requirement for Very and Low Income
Program Activity
The City will amend the Zoning Code to implement state law (Section 65915 of
the California Government Code) requiring at least a 25 percent density bonus
for any residential project in which at least 10 percent of the units are affordable
to very low- income households or 20 percent of the units are affordable to low
income households or 50 percent of the units are designed for seniors. In
Appendix C: Past Performance
3 of 10
common, useable open space on site.
Program Activity
Projects that include residential commercial mixed -uses will be subjected to the
City's density bonus affordability requirement (see program 2.1).
Progress in
Implementation
In June 2006, the City Council adopted the Statewide Density Bonus Law. The
City's current Density Bonus Ordinance allows the residential portion of mixed
use projects (permitted to comprise 50 percent of total floor area of at buildings
on site) to increase by 10 percent for projects providing below market -rate
rental housing. In addition, the total site coverage may also be increased by 10
percent for mixed -use projects containing deed restricted below market -rate
housing units.
Program Activity
The City will promote the mixed -use overlay zone by preparing an information
package to be distributed to each commercial property owner in Saratoga, local
real estate firms, and developer who are active in the area. The information
package sent to real estate firms and developers will include a list of sites the
City has determined have the greatest immediate potential for mixed -use
residential development. The City will post information about mixed -use
development opportunities on its website. The City will annually update and
redistribute its information package on mixed -use development opportunities
and update website information as the status of mixed -use sites changes.
Progress in
Implementation
The City has not prepared an information packet informing developers about
the mixed -use zone.
Program Activity
The City will monitor the production of housing produced though the mixed -use
overlay through an annual report to the City Council on the units constructed
each year and their affordability by income level. If the number and affordability
of second units falls short of the assumptions contained in "Discussion of New
Construction Objectives" (approximately eight per year), the City will adopt
additional revisions to the Zoning Ordinance and additional incentives to
increase the likelihood that the new construction objectives contained in the
Housing Element can be achieved.
Progress in
Implementation
The City of Saratoga annually reviewed the 1999 -2006 Housing Element, which
reports on the number of units constructed each year. Both the City's Planning
Commission and the City Council reviewed the report. The City approved a
new, small mixed -use project in the Village in August 2006. In January 2006,
the parking requirements in the downtown Village were relaxed to encourage
the development and facilitate the establishment of apartments over existing
retail uses.
x
City of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
Goal 2 Encourage the Construction of Housing Affordable to Lower- and Moderate-
Income Household and. Increase, Affordable Housing Options.
Objective To increase the supply of affordable. housing and housing options in Saratoga
to house additional households and families" earning less than 80% of the Santa Clara
County median income a w
Program 2.1: Density Bonuses and Affordable Requirement for Very and Low Income
Program Activity
The City will amend the Zoning Code to implement state law (Section 65915 of
the California Government Code) requiring at least a 25 percent density bonus
for any residential project in which at least 10 percent of the units are affordable
to very low- income households or 20 percent of the units are affordable to low
income households or 50 percent of the units are designed for seniors. In
Appendix C: Past Performance
3 of 10
Progress in
Implementation
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
Program 22 Saratoga Retirement Community,,
Program Activity
Progress in
Implementation
City of Saratoga Housing Element
addition to the density bonus, the City will offer one or more of the following
incentives to increase the financial feasibility of constructing the affordable
housing:
Fee waivers, reductions, and /or deferrals.
Modified standards for mixed -use projects (such as higher floor area ratio)
that decrease development costs.
Modified design review process to avoid unnecessary or excessive costs or
delays for achieving City development standards.
Other incentives identified by the project sponsor or the City that will
reduce development costs while achieving the overall intent of the City's
zoning standards.
The City will require that properties rezoned for the mixed -use overlay zone will
include the minimum percentages of affordable or senior housing listed above
as a condition of permit approval and the granting of density bonuses and /or
other incentives.
In June 2006, the City Council adopted the Statewide Density Bonus Law.
The City will work with the Saratoga Retirement Community to set aside as
many dwellings of the Phase I expansion (110- units) as possible. The first
phase of this project developed by SRC for low- income households (currently
under construction) has reserved 49 -units for individuals whose annual income
is less than $15,000 under a long -term covenant that permanently reserves
these units for very low- income households. Phase II units approved or under
construction since May 2001 (144 units) do not contain very low- or low- income
restricted units with long -term affordability covenants. Phase 11 also includes the
conversion of an existing building to rental apartments. The conversion does
not include 150 Section 8 units affordable to very low- income households that
will continue (to) be restricted and affordable to this income level. The City will
negotiate very low- and low- income affordable housing requirements in future
residential phases.
'Phase I of this project has been completed and is currently occupied. This was
the phase that included 49 units for very low- income households. Phase II,
which consists of 47 units for moderate income households and 97 units for
above moderate income households have also been completed.
rogram 2.3: Assist in Obtaining Subsidies for Affordable Development
Program Activity
Progress in
Implementation
The City of Saratoga will assist housing providers in accessing state and
federal funding sources, as appropriate, to subsidize the construction of
housing affordable to lower- and moderate income households. Assistance may
take one of several forms:
Applying for state or federal funding on behalf of a project sponsor.
Assisting a project sponsor in assembling documentation and
endorsements to support an application for state or federal funds.
Providing a local cash match, to be determined on a request basis (if City
funds are available).
Designating a portion o f the City's annual Community Development Block
Grant (CDBG) allocation when necessary to provide gap financing.
The Santa Clara County CDBG provided $129,390 for one senior home at
20218 Blauer Drive between fiscal years2001 -2005. The City also provided
Appendix C: Past Performance
4 of 10
Program 2.4: First -Time Homebuyer Assistance,
Program Activity
Progress in
Implementation
Goal 3: Assist Lower Income Homeowners in': Maintaiining Their Homes
Program Activity
Progress in
Implementation
Program Activity
Goal 4: Preserve Exist ngAffordable Housing in Saratoga,
City of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
$39,707 for a house on Vista Drive in Cupertino which house's Saratoga
Residents in fiscal year 2001 -2002.
The City has invited both public and /or non profit organizations to propose
eligible projects for the City's annual allocation of CDBG funds. However, the
City has not been approached by developers of low- income housing in
Saratoga.
The City will make an annual contribution to a regional housing fund dedicated
to providing first -time homebuyers assistance and that serves residents of
Saratoga. The amount of the contribution will be determined each year based
on the availability of funding. The public and /or non profit organizations that will
receive the funds each year will be based on funding requests from those
organizations, the nature of purpose of their programs, and how well their
programs address the housing needs of Saratoga.
Due to the rising high cost of housing in Saratoga, the City has not been able to
participate in these programs and has not made any contributions to the
regional housing fund.
Program 3 1: Saratoga Housing Rehabilitation and Assistance Program
Objective To eliminate substandard housing conditions in Saratoga through financial
assistance to low income homeowners who are unable to properly maintain,or their'.
homes
The City will continue to provide housing rehabilitation assistance to
homeowners earning 80 percent or less of the Santa Clara County median
income through the Saratoga Housing Assistance and Rehabilitation Program
(SHARP).
The City continues to fund the Saratoga Housing Assistance and Rehabilitation
Program through the use of CDBG funds. The principal beneficiaries of the
program are low- income seniors. The City advertises the availability of low /no
interest CDBG loans in the quarterly Saratogan Newsletter and the City's
website.
Program 4.1 PreserveExisting Affordable Rental Housing
The City will seek to preserve existing affordable rental housing (177 units in
three developments) through the following actions:
Monitor compliance with state and federal tenant and public notice
requirements prior to any change in funding or ownership status.
Provide financial assistance for property maintenance and improvements,
or provide assistance in obtaining state and /or federal funding for property
maintenance and improvements.
Identify one or more non profit entities interested in the right of first refusal
should one or more of the properties become available for sale. Provide
financial assistance, or assist the non profit in obtaining state or federal
funds for acquisition and preservation as affordable rental housing.
Require that any financial assistance be tied to a minimum 30 -year
affordability covenant binding on all current and future property owners
durin the effective time period.
Appendix C: Past Performance
5 of 10
Program Activity
The City will adopt a program that allows owners of properties with second units
that have not received building permits meeting all of the requirements of the
California Building Standards (Title 24) for the second units to bring the
noncompliant units into compliance with current building code standards and
receive a building permit. The City will require property owners receiving
permits for existing second units to record an affordability covenant for at least
30 years restricting occupancy of their second units to very low- or low- income
households at affordable rent levels.
Progress in
Implementation
The City's Zoning Ordinance was amended in March 5, 2003 and outlines the
process by which existing second units in compliance with the City's Building
Code can be granted building permits and noncompliant units can be brought
into compliance. In order to be in compliance, second units must have the
following standards:
Where the second dwelling unit is located upon a hillside lot, the
applicant shall demonstrate, to the satisfaction of the Community
Development Director that the second dwelling unit is not subject to
actual or potential damage from landslide, earth movement or other
geologic hazard.
In lieu of compliance with the Uniform Building Code, the second
dwelling unit shall comply with the Uniform Housing Code as adopted
by the City and shall otherwise comply with applicable health and fire
codes.
Provided that not less than three off- street parking spaces are
available on the site, the requirement of a covered parking space for
the second dwelling unit may be waived if there is no feasible location
on the site for either a garage or carport. In such event, the parking
space for the second dwelling unit shall be screened from view from
the street, if possible; otherwise, the driveway on the site may be
utilized as a parking space for the second dwelling unit.
Where the second dwelling unit is served by a septic tank, the septic
system shall be inspected and approved by the County Health
Department. In addition, the applicant shall execute and record a
deferred improvement agreement wherein the applicant and his
successors will be obligated to connect the second dwelling unit, and
the main dwelling if also served by a septic system, to a sanitary
sewer whenever the same becomes available and to pay his
proportionate share of the installation cost.
Program Activity
The City wit promote its second unit standards by posting information on the
City's website, preparing an information brochure to be distributed to public
places in the City, and providing annual information to single family property
owners on the benefits of, and permit requirements for, second units.
Progress in
Implementation
The City provides information on second units at the City's Planning Counter
and suggests them during design review of a project. There are currently no
Progress in
Implementation
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
The City has continued to monitor the 177 existing affordable rental units
located at:
Saratoga Court 18855 Cox Avenue
Saratoga Retirement Community (Odd Fellows) 14520 Fruitvale
Avenue
Program 4.2:; Amnesty,Program for Existing Second Units
City of Saratoga Housing Element
Appendix C: Past Performance
6 of 10
rte.
Program Activity
Progress in
Implementation
Program 5.1: Fair Housing Program
Program Activity
Progress in
Implementation
Program Activity
City of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
informational pamphlets available for distribution.
The City will monitor the production of existing second units brought into zoning
code conformity through an annual report to the City Council. The annual report
will indicate the number of existing second units brought into conformance each
year and their affordability by income level. If the number and affordability of
second units falls short of the assumptions contained in "Discussion of New
Construction Objectives" (four units per year), the City will adopt additional
revisions to the Zoning Ordinance and additional incentives to increase the
likelihood that the new construction objectives contained in the Housing
Element can be achieved.
The City of Saratoga annually reviewed the 1999 -2006 Housing Element, which
reports on the number of units constructed each year. Both the City's Planning
Commission and the City Council reviewed the report. The City does not report
on the number of existing second units brought into conformance in the
Housing Elements annual review.
Goal 5: Promote Equal Housing Opportunity for All Saratoga Residents
The City will encourage fair housing practices by continuing to cooperate with
non profit housing and citizen organizations. The City will also encourage
citizen participation from all segments of the community in identifying and
discussing housing issues. The City has designated a Fair Housing Coordinator
to monitor and coordinate fair housing activities in the City, including an annual
fair housing event to be conducted with representatives of non profit, real
estate, and lending institutions. The Fair Housing Coordinator will also refer
discrimination complaints to the Mid Peninsula Citizens for Fair Housing or the
County of Santa Clara Office of Consumer Affairs.
The City will implement this program by:
Disseminating fair housing information at public gathering places (such as
City Hall, the Senior Center, Library, and Community Center).
Posting fair housing information on the City's website and including
information in the City's monthly newsletter.
Annually reminding Saratoga residents and property owners of fair housing
requirements and services through public utility billings (provided the utility
service providers are willing to include inserts in their mailings).
Conducting an annual workshop on fair housing and related concerns to
identify those concerns and appropriate responses to fair housing issues.
The City continues to disseminate information packets about Fair Housing
Regulations and refers discrimination complaints to the Mid Peninsula Citizens
for Fair Housing or to the County of Santa Clara Office of Consumer Affairs.
The City continues to employ a Fair Housing Coordinator to monitor and
coordinate fair housing activities in the City.
Program 5.2: Sites for Emergency and Transitional Housing Facilities and Services.
The City will amend the Zoning Code to designate appropriate zones for the
location of emergency and transitional housing facilities and appropriate
services should the need for such services arise in Saratoga. The proposed
mixed -use overlay zone (see Program 1.2) will be the designated zone for such
land uses. This zone will supplement existing Zoning Code provisions that allow
Appendix C: Past Performance
7 of 10
Progress in
Implementation
Program Activity
Progress in
Implementation
City of Saratoga Housing Element
Table C -1
Evaluation of 1999 2006 Housing Element Past Performance
establishment of temporary emergency shelters on a rotating basis among area
religious establishments.
The City will promote and facilitate the new zoning provisions for emergency
shelters and transitional housing in Saratoga in the following manner:
The City will contact religious institutions in Saratoga to inform them of
provisions of the City's Zoning Code for emergency shelters and
transitional housing.
The City will contact public agencies and nonprofit organizations that serve
homeless and near homeless clients in the region to inform them of the
City's provisions.
The City will allow transitional housing to qualify for residential bonuses
and incentives proposed for the mixed -use overlay zone (See Program
1.2).
The City will meet annually with homeless service providers to evaluate
current and future needs for a homeless or transitional housing facility in
Saratoga. Should the need for such facilities arise, the City will provide
assistance in accessing state or federal funding for such facilities through
its zoning provisions and conditional use permit process. The City will also
provide information within the City's possession that may assist in
preparin a com.etitive fundin. request.
Included in the Mixed -Use Overlay ordinance is a provision that indicates that
anywhere Mixed -Use developments are allowed so will emergency and
transitional housing. The City of Saratoga has issued a Conditional Use Permit
to the Saratoga Ministerial Association for a rotating emergency shelter
program to be housed at various local churches.
Program 5.3: Evaluation:of Accommodation ersons. with, Disabilities
The City will evaluate its planning policies, zoning, and other development
regulations, permit procedures, and building code enforcement to ensure that
the applications of these policies, processes, regulations do not create
unreasonable impediments to the availability and affordability of housing and
supportive services for persons with disabilities. Specifically, the City will:
Review the impact of its planning policies and zoning on the types of
housing and supportive services that are permitted in Saratoga.
Evaluate permit procedures and discretionary permit processes to ensure
these do not create discriminatory standards for persons with disabilities.
Review the City's code enforcement practices for compliance with state
and federal laws related to persons with disabilities and to ensure that
alternative techniques are permitted to meet the needs of such persons.
Evaluate the feasibility, practicality, and effectiveness of a universal design
ordinance based on a model ordinance that may be adopted by the State
of California or other agencies and examples or local ordinances adopted
by other cities or counties.
The Community Development Department has reviewed its ordinances and
policies to ensure that the City does not in any fashion condone discrimination
against persons with disabilities due to any zoning code, building code, or
development regulations.
Appendix C: Past Performance
8 of 10
Very Low- Income
75
60
Low Income
36
1
Moderate Income
108
108
Above Moderate Income
320
455
Total
539
624
Program
New Construction
Housing Rehabilitation,:
Very Low- Income
Low Income
Moderate Income
Above Moderate Income
Total
Pr' "eseniation' of: At -Risk RentalHousing'.
Very Low- Income
Low Income
Moderate Income
Above Moderate Income
Total
Table C -2
Progress in Achieving Housing Element
Quantified Objectives 1999 2006
City of Saratoga Housing Element
Quantified Objective,
10
20
Not Applicable
Not Applicable
30
4
0
0
0
4
177
Not Applicable
Not Applicable
Not Applicable
177
177
Not Applicable
Not Applicable
Not Applicable
177
Appendix C: Past Performance
9 of 10
This page left intentionally blank.
City of Saratoga Housing Element
Appendix C: Past Performance
10 of 10
�T. �t .5'
zacy+ il�i+x'9�Ea'
Appendix D: Glossary of Terms
City- of Saratoga Housing Element
Above Moderate Income Household. A household with an annual income usually
greater than 120% of the area median family income adjusted by household size, as
determined by a survey of incomes conducted by a city of a county, or in the absence of
such a survey, based on the latest available legibility limits established by the U.S.
Department of housing and Urban Development (HUD) for the §8 housing program.
Apartment. An apartment is one (1) or more rooms in an apartment house or dwelling
occupied or intended or designated for occupancy by one (1) family for sleeping or living
purposes and containing one (1) kitchen.
Assisted Housing. Generally multi family rental housing, but sometimes single family
ownership units, whose construction, financing, sales prices, or rents have been
subsidized by federal, state, or local housing programs including, but not limited to
Federal state, or local housing programs including, but not limited to Federal §8 (new
construction, substantial rehabilitation, and loan management set asides), Federal §s
213, 236, and 202, Federal §221 (d) (3) (below- market interest rate program), Federal
§101 (rent supplement assistance), CDBG, FmHA §515, multi family mortgage revenue
bond programs, local redevelopment and in lieu fee programs, and units developed
pursuant to local inclusionary housing and density bonus programs.
Below- market -rate (BMR). Any housing unit specifically priced to be sold or rented to
low- or moderate income households for an amount less than the fair market value of
the unit. Both the State of California and the U.S. Department of Housing and Urban
Development set standards for determining which households qualify as "low income" or
"moderate income." (2) The financing of housing at less than prevailing interest rates.
Build -out. That level of urban development characterized by full occupancy of all
developable sites in accordance with the General Plan; the maximum level of
development envisioned by the General Plan. Build -out does not assume that each
parcel is developed to include all floor area or housing units possible under zoning
regulations.
Community Development Block Grant (CDBG). A grant program administered by the
U.S. Department of Housing and Urban Development (HUD) on a formula basis for
entitlement communities and by the State Department of Housing and Community
Development (HCD) for non entitled jurisdictions. This grant allots money to cities and
counties for housing rehabilitation and community development, including public facilities
and economic development
Condominium. A structure of two or more units, the interior spaces of which are
individually owned; the balance of the property (both land and building) is owned in
common by the owners of the individual units. (See "Townhouse.
Appendix D: Glossary of Term
1 of 10
City of Saratoga Housing Element
Covenants, Conditions, and Restrictions (CC&Rs). A term used to describe
restrictive limitations that may be placed on property and its use, and which usually are
made a condition of holding title or lease.
Deed. A legal document which affects the transfer of ownership of real estate from the
seller to the buyer.
Density Bonus. The allocation of development rights that allow a parcel to
accommodate additional square footage or additional residential units beyond the
maximum for which the parcel is zoned, usually in exchange for the provision or
preservation of an amenity at the same site or at another location.
Density, Residential. The number of permanent residential dwelling units per acre of
land. Densities specified in the General Plan may be expressed in units per gross acre
or per net developable acre.
Developable Land. Land that is suitable as a location for structures and that can be
developed free of hazards to, and without disruption of, or significant impact on, natural
resource areas.
Down Payment. Money paid by a buyer from his own funds, as opposed to that portion
of the purchase price which is financed.
Duplex. A detached building under single ownership that is designed for occupation as
the residence of two families living independently of each other.
Dwelling Unit (du). A building or portion of a building containing one or more rooms,
designed for or used by one family for living or sleeping purposes, and having a
separate bathroom and only one kitchen or kitchenette. See Housing Unit.
Elderly Housing. Typically one- and two- bedroom apartments or condominiums
designed to meet the needs of persons 62 years of age and older or, if more than 150
units, persons 55 years of age and older, and restricted to occupancy by them.
Emergency Shelter. A facility that provides immediate and short -term housing and
supplemental services for the homeless. Shelters come in many sizes, but an optimum
size is considered to be 20 to 40 beds. Supplemental services may include food,
counseling, and access to other social programs. (See "Homeless" and `Transitional
Housing.
Extremely Low Income Household. A household with an annual income equal to or
less than 30% of the area median family income adjusted by household size, as
determined by a survey of incomes conducted by a city or a county, or in the absence of
such a survey, based on the latest available eligibility limits established by the U.S.
Department of Housing and Urban Development (HUD) for the Section 8 housing
program.
Appendix D: Glossary of Term
2 of 10
City of Saratoga Housing Element
Fair Market Rent. The rent, including utility allowances, determined by the United
States Department of Housing and Urban Development for purposed of administering
the Section 8 Existing Housing Program.
Family. (1) Two or more persons related by birth, marriage, or adoption [U.S. Bureau of
the Census]. (2) An Individual or a group of persons living together who constitute a
bona fide single family housekeeping unit in a dwelling unit, not including a fraternity,
sorority, club, or other group of persons occupying a hotel, lodging house or institution of
any kind [California].
General Plan. A comprehensive, long -term plan mandated by State Planning Law for
the physical development of a city or county and any land outside its boundaries which,
in its judgment, bears relation to its planning. The plan shall consist of seven required
elements: and use, circulation, open space, conservation, housing, safety, and noise.
The plan must include a statement of development policies and a diagram or diagrams
illustrating the policies.
Goal. A general, overall, and ultimate purpose, aim, or end toward which the City will
direct effort.
Green Building. Green or sustainable building is the practice of creating healthier and
more resource efficient models of construction, renovation, operation, maintenance, and
demolition. (US Environmental Protection Agency)
Historic Preservation. The preservation of historically significant structures and
neighborhoods until such time as, and in order to facilitate, restoration and rehabilitation
of the building(s) to a former condition.
Historic Property. A historic property is a structure or site that has significant historic,
architectural, or cultural value.
Household. All those persons related or unrelated —who occupy a single housing
unit. (See "Family.
Housing and Community Development Department (HCD). The State agency that
has principal responsibility for assessing, planning for, and assisting communities to
meet the needs of low -and moderate income households.
Housing Element. One of the seven State mandated elements of a local general plan,
it assesses the existing and projected housing needs of all economic segments of the
community, identifies potential sites adequate to provide the amount and kind of housing
needed, and contains adopted goals, policies, and implementation programs for the
preservation, improvement, and development of housing. Under State law, Housing
Elements must be updated every five years.
Appendix D: Glossary of Term
3 of 10
City of Saratoga Housing Element
Housing Payment. For ownership housing, this is defined as the mortgage payment,
property taxes, insurance and utilities. For rental housing this is defined as rent and
utilities.
Housing Ratio. The ratio of the monthly housing payment to total gross monthly
income. Also Called Payment -to- Income Ratio or Front -End Ratio.
Housing Unit. The place of permanent or customary abode of a person or family. A
housing unit may be a single family dwelling, a multi family dwelling, a condominium, a
modular home, a mobile home, a cooperative, or any other residential unit considered
real property under State law.
Housing and Urban Development, U.S. Department of (HUD). A cabinet -level
department of the federal government that administers housing and community
development programs.
Implementing Policies. The City's statements of its commitments to consistent actions.
Implementation. Actions, procedures, programs, or techniques that carry out policies.
Infill Development. The development of new housing or other buildings on scattered
vacant lots in a built -up area or on new building parcels created by permitted lot splits.
Jobs Housing Balance. A ratio used to describe the adequacy of the housing supply
within a defined area to meet the needs of persons working within the same area. The
General Plan uses ABAG's definition which is a job total equal to 1.2 times the number
of housing units within the area under consideration.
Land Use Classification. A system for classifying and designating the appropriate use
of properties.
Live -Work Units. Buildings or spaces within buildings that are used jointly for
commercial and residential purposes where the residential use of the space is
secondary or accessory to the primary use as a place of work.
Low Income Household. A household with an annual income usually no greater than
51%-80% of the area median family income adjusted by household size, as determined
by a survey of incomes conducted by a city or a county, or in the absence of such a
survey, based on the latest available eligibility limits established by the U.S. Department
of Housing and Urban Development (HUD) for the §8 housing program.
Low income Housing Tax Credits. Tax reductions provided by the federal and State
governments for investors in housing for low- income households.
Appendix D: Glossary of Term
4 of 10
City of Saratoga Housing Element
Manufactured Housing. Residential structures that are constructed entirely in the
factory, and which since June 15, 1976, have been regulated by the federal
Manufactured Home Construction and Safety Standards Act of 1974 under the
administration of the U. S. Department of Housing and Urban Development (HUD). (See
"Mobile Home" and "Modular Unit.
Mixed -use. Properties on which various uses, such as office, commercial, institutional,
and residential, are combined in a single building or on a single site in an integrated
development project with significant functional interrelationships and a coherent physical
design. A "single site" may include contiguous properties.
Moderate income Household. A household with an annual income usually no greater
than 81%-120% of the area median family income adjusted by household size, as
determined by a survey of incomes conducted by a city or a county, or in the absence of
such a survey, based on the latest available eligibility limits established by the U.S.
Department of Housing and Urban Development (HUD) for the Section 8 housing
program.
Monthly Housing Expense. Total principal, interest, taxes, and insurance paid by the
borrower on a monthly basis. Used with gross income to determine affordability.
Multiple Family Building. A detached building designed and used exclusively as a
dwelling by three or more families occupying separate suites.
Ordinance. A law or regulation set forth and adopted by a governmental authority,
usually a city or county.
Overcrowding Housing Unit. A housing unit in which the members of the household or
group are prevented from the enjoyment of privacy because of small room size and
housing size. The U.S. Bureau of Census defines an overcrowded housing unit as one
which is occupied by more than one person per room.
Parcel. A lot or tract of land.
Planned Unit Development (PUD) A self- contained development, often with a mixture
of housing types and densities, in which subdivision and zoning controls are applied to
the project as a whole rather than to individual lots, as in most subdivisions. Densities
and lot sizes are calculated for the entire development, usually permitting a trade -off
between the clustering of houses and provision of common open space or other
amenities.
Appendix D: Glossary of Term
5 of 10
City of Saratoga Housing Element
Planning Area. The area directly addressed by the general plan. A city's planning area
typically encompasses the city limits and potentially annexable land within its sphere of
influence.
Policy. A specific statement of principle or of guiding actions that implies clear
commitment but is not mandatory. A general direction that a governmental agency sets
to follow, in order to meet its objectives before undertaking an action program. (See
"Program.
Poverty Level. As used by the U.S. Census, families and unrelated individuals are
classified as being above or below the poverty level based on a poverty index that
provides a range of income cutoffs or "poverty thresholds" varying by size of family,
number of children, and age of householder. The income cutoffs are updated each year
to reflect the change in the Consumer Price Index.
Program. An action, activity, or strategy carried out in response to adopted policy to
achieve a specific goal or objective. Policies and programs establish the "who," "how"
and "when" for carrying out the "what" and "where" of goals and objectives.
Redevelop. To demolish existing buildings; or to increase the overall floor area existing
on a property; or both; irrespective of whether a change occurs in land use.
Regional. Pertaining to activities or economies at a scale greater than that of a single
jurisdiction, and affecting a broad geographic area.
Regional Housing Needs Assessment. (RHNA) A quantification by ABAG of existing
and projected housing need, by household income group, for all localities within a
region.
Rehabilitation. The repair, preservation, and /or improvement of substandard housing.
Residential. Land designated in the General Plan and zoning ordinance for building
consisting of dwelling units. May be improved, vacant, or unimproved. (See "Dwelling
Unit.
Residential Care Facility. A facility that provides 24 -hour care and supervision to its
residents.
Residential, Multiple Family. Usually three or more dwelling units on a single site,
which may be in the same or separate buildings.
Residential, Single Family. A single dwelling unit on a building site.
Retrofit. To add materials and /or devices to an existing building or system to improve
its operation, safety, or efficiency. Buildings have been retrofitted to use solar energy
and to strengthen their ability to withstand earthquakes, for example.
Appendix D: Glossary of Term
6 of 10
Rezoning. An amendment to the map to effect a change in the nature, density, or
intensity of uses allowed in a zoning district and /or on a designated parcel or land area.
Second Unit. A self- contained living unit, either attached to or detached from, and in
addition to, the primary residential unit on a single lot. "Granny Flat" is one type of
second unit.
Section 8 Rental Assistance Program. A federal (HUD) rent - subsidy program that is
one of the main sources of federal housing assistance for low- income households. The
program operates by providing "housing assistance payments" to owners, developers,
and public housing agencies to make up the difference between the "Fair Market Rent"
of a unit (set by HUD) and the household's contribution toward the rent, which is
calculated at 30% of the household's adjusted gross monthly income (GMI). "Section 8"
includes programs for new construction, existing housing, and substantial or moderate
housing rehabilitation.
Shared Living. The occupancy of a dwelling unit by persons of more than one family in
order to reduce housing expenses and provide social contact, mutual support, and
assistance. Shared living facilities serving six or fewer persons are permitted in all
residential districts by §1566.3 of the California Health and Safety Code.
Single- family Dwelling, Attached. A dwelling unit occupied or intended for occupancy
by only one household that is structurally connected with at least one other such
dwelling unit. (See "Townhouse. ")
Single- family Dwelling, Detached. A dwelling unit occupied or intended for occupancy
by only one household that is structurally independent from any other such dwelling unit
or structure intended for residential or other use. (See "Family. ")
Single Room Occupancy (SRO). A single room, typically 80 -250 square feet, with a
sink and closet, but which requires the occupant to share a communal bathroom,
shower, and kitchen.
Subsidize. To assist by payment of a sum of money or by the granting to terms or
favors that reduces the need for monetary expenditures. Housing subsidies may take the
forms of mortgage interest deductions or tax credits from federal and /or state income
taxes, sale or lease at less than market value of land to be used for the construction of
housing, payments to supplement a minimum affordable rent, and the like.
Substandard Housing. Residential dwellings that, because of their physical condition,
do not provide safe and sanitary housing.
Supportive Housing. Housing with no limit on length of stay, that is occupied by the
target population as defined in California Health and Safety Code Section 53260(d), and
that is linked to onsite or offsite services that assist the supportive housing resident in
retaining the housing, improving his or her health status, and maximizing his or her
ability to live and, when possible, work in the community. "Target population" means
Appendix D: Glossary of Term
7of10
MIMIX
Cite of Saratoga Housing Element
adults with low incomes having one or more disabilities, including mental illness, HIV or
AIDS, substance abuse, or other chronic health conditions, or individuals eligible for
services provided under the Lanterman Developmental Disabilities Services Act and
may, among other populations, include families with children, elderly persons, young
adults aging out of the foster care system, individuals exiting from institutional settings,
veterans, or homeless people. [California Health and Safety Code Sections 50675.14(b)
and 53260(d)]
Target Areas. Specifically designated sections of the community where loans and
grants are made to bring about a specific outcome, such as the rehabilitation of housing
affordable by very-low and low- income households.
Tax Increment. Additional tax revenues that result from increases in property values
within a redevelopment area. State law permits the tax increment to be earmarked for
redevelopment purposes but requires at least 20% to be used to increase and improve
the community's supply of very low and low income housing.
Tenure. A housing unit is "owned" if the owner or co -owner lives in the unit, even if it is
"owned only if it is mortgaged or not fully paid for. A cooperative or condominium unit is
"owned only if the owner or co -owner lives in it. All other occupied units are classified as
"rented," including units rented for cash rent and those occupied without payment of
cash rent.
Townhouse. A townhouse is a dwelling unit located in a group of three (3) or more
attached dwelling units with no dwelling unit located above or below another and with
each dwelling unit having its own exterior entrance.
Transitional Housing. Shelter provided to the homeless for an extended period, often
as long as 18 months, and generally integrated with other social services and counseling
programs to assist in the transition to self- sufficiency through the acquisition of a stable
income and permanent housing. (See "homeless" and "Emergency Shelter.
Undevelopable. Specific areas where topographic, geologic, and /or superficial soil
conditions indicate a significant danger to future occupants and a liability to the City are
designated as "undevelopable" by the City.
Acronyms Used.
ABAG: 'Association of Bay Area Governments
ACS: American Community Survey
ADA: Americans with Disability Act
AMI: Area Median Income
BMPs: Best Management Practices
CALTRANS: California Department of Transportation
CEQA: California Environmental Quality Act
CHAS: Comprehensive Housing Affordability Strategy
CIP: Capital Improvement Program
DIF: Development Impact Fee
Appendix D: Glossary of Term
8 of 10
DOF:
DU /ac:
EDD:
ELI:
FAR:
FEMA:
HCD:
HH:
HOA:
HUD:
LAFC0:
MFI:
NPDES:
RTP:
SPA:
STF:
TOD:
TDM:
TSM:
WCP:
City of Saratoga Housing Element
Department of Finance for State of California
Dwelling units per acre
California Employment Development Department
Extremely Low Income
Floor Area Ratio
Federal Emergency Management Agency
Department of Housing and Community Development
Household
Homeowners Association
Federal Department of Housing and Urban Development
Local Agency Formation Commission
Median Family Income
National Pollutant Discharge Elimination System
Regional Transportation Plan
Sectional Planning Area
Summary Tape File (U.S. Census)
Transit Oriented Development
Transportation Demand Management
Transportation Systems Management
Water Conservation Plan
Appendix D: Glossary of Term
9 of 10
This page left intentionally blank.
City of Saratoga Housing Element
Appendix D: Glossary of Term
10 of 10