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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