HomeMy WebLinkAbout08-20-2014 Item 13 -Desk Item City Council Meetingk City of Saratoga
[IFORNP Memorandum
To: Saratoga City Council
From: Crystal Bothelio, City Clerk
Date: August 20, 2014
Subject: Item 13 — Conceptual Approval of the 2015 -2023 General Plan Housing
Element
After the agenda packet for the August 20, 2014 City Council meeting was prepared, the
City received written communications on this item. The City Council was also provided
with a copy of the 2007 -2014 Housing Element as well as a document showing proposed
changes to Chapter 3 and Appendix B of the proposed 2015 -2023 Housing Element.
Attachments:
- Email from Marcia Fariss Dated August 18, 2014
- 2007 -2014 Housing Element
- Chapter 3 and Appendix B of the Proposed 2015 -2023 Housing Element with
Changes Shown
Monday, August 18, 2014 8:59:18 AM Pacific Daylight Time
Subject: Housing Element update
Date: Thursday, August 14, 20145:14:36 PM Pacific Daylight Time
From: Marcia Fariss <marcia @gizmology.com>
To: Emily Lo <elo @saratoga.ca.us >, Howard Miller <hmiller @saratoga.ca.us >, Manny Cappello
<mcappello @saratoga.ca.us >, Chuck Page <cpage @saratoga.ca.us >, Jill Hunter
<jhunter @saratoga.ca.us >, James Lindsay <jlindsay @saratoga.ca.us >, City Clerk [Crystal
Bothelio] <ctclerk @saratoga.ca.us>
Mayor Lo, Fellow City Council Members,
Unfortunately, i will be unable to attend the upcoming meeting
discussing the Housing Element Update. If my health has returned,
we'll be out of town; if it doesn't improve, I'll be too ill to attend
the meeting.
I am fully cognizant of the potential position in which the City might
be placed, but I urge you to deny the current Housing Element plan.
There is now so much opposition to the One Bay Area /RHNA /ABAG ,plans
for housing that the probability we'll be sued is greatly diminished.
Not only are there more and more Bay Area City's opposing the plans in
their own area, there is a pending lawsuit from a wider Bay Area
coalition.
You know that ABAG /RHNA housing demands will ruin our small town as
well as hundreds of others. We are a rural community with few jobs
and no transportation hub; we want to remain that way! Additionally,
adopting such plans will threaten our safety, our infrastructure, .
substantially increase our traffic, noise, and adversely affect our
classrooms. Not to mention any one of those issues will lower our
property values and Saratoga`s desirability. Saratoga cannot afford
to have any of those objectionable changes!
Please do not approve the Housing Element Update! Please do not
support the additional ABAG /RHNA allocation plans! Please seriously
consider opting out of ABAG M! You know that you will have the
support of every resident in this City.
Thank you,
Marcia Fariss
Page 1 of 1
CITY OF SARATOGA
HOUSING ELEMENT
2007 — 2014 Housing Element
Table of Contents
Chapter 1: Introduction .............................................. ............................... 1 -1
A. Introduction ....................................................... ............................... 1-1
B. Purpose and Content ............................................ ............................1 -1
C. Housing Element Update Process .......................... ............................1 -1
D. State Law and Local Planning ............................. ............................... l -1
E. Housing Element Organization .............................. ............................1 -3
F. Citizen Participation .............................................. ............................1 -4
Chapter 2: Housing Needs Analysis ............................ ............................... 2 -1
A. Introduction ....................................................... ............................... 2 -1
B. Community Profile ................................................ ............................2 -1
1. Population Trends and Characteristics ................. ............................2 -1
2. Employment Trends ............................................ ............................2 -5
3. Household Characteristics .................................. ............................2 -7
4. Housing Inventory and Market Conditions ..................................... 2 -1 1
C. Housing Needs ................................................... ...........................2 -19
1. Households Overpaying for Housing .................. ...........................2 -19
2. Overcrowding ................................................... ...........................2 -21
3. 2007 -2014 Growth Needs ................................ ...........................2 -22
4. Special Needs Groups ....................................... ...........................2 -22
Chapter 3: Resources and Constraints Analysis ............ ............................... 3 -1
A. Governmental Constraints and Resources ............... ............................3
-1
1.
Land Use Controls ............................................. ............................3
-1
2.
Density Bonus Ordinance ................................. ...........................3
-16
3.
Institutional Facilities and Nursing Homes .....................................
3 -1 7
4.
Emergency Shelters, Transitional Housing and
Single Room Occupancy Units .......................... ...........................3
-18
5.
Second Dwelling Units ...................................... ...........................3
-21
6.
Housing for Persons with Disabilities .................. ...........................3
-22
7.
Building Codes and Enforcement ...................... ...........................3
-23
8.
On and Off -Site Improvements ......................... ...........................3
-24
9.
Development Fees ............................................ ...........................3
-26
10.
Local Processing and Permit Procedures ........... ...........................3
-32
11.
Measure G . ...............................................................................
3 -36
12.
Environmental and Infrastructure Constraints .... ...........................3
-36
13.
Community Development Block Grant and HOME Program .........3
-42
B. Non - Governmental Constraints ............................. ...........................3 -42
1. Vacant and Underutilized Land .......................... ...........................3 -42
2. Land Prices ....................................................... ...........................3 -42
3. Construction Costs ............................................ ...........................3 -43
4. Financing ......................................................... ...........................3 -43
5. Energy Conservation ......................................... ...........................3 -45
Chapter 4: Housing Policy Program ............................ ............................... 4 -1
4 -1 New Production ............................................... ............................4 -1
4 -2 Rehabilitation of Existing Housing S tock ............. ............................4 -6
4 -3 Design and Livability ........................................ ............................4 -7
4 -4 Access to Housing Opportunities ....................... ............................4 -8
4 -5 Coordinated Housing Efforts ....................................................... 4 -1 1
Appendices
Appendix A: Community Outreach ........................... ............................... A -1
Appendix B: Residential Land Resources .................... ............................... B -1
Appendix C: Review of 1999 -2006 Housing Element Performance .............0 -1
Appendix D: Glossary .............................................. ............................... D -1
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
1. Consistency with State Law
1 -1
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, 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.
Table 1 -1
State Housing Element Requirements
Required
Housing Element Component
Reference
A.
Housing Needs Assessment
1.
Analysis of population trends in Saratoga in relation to countywide
trends
Chapter 2
2.
Analysis of employment trends in Saratoga in relation to regional
trends
Chapter 2
3.
Projections and quantification of Saratoga's existing and projected
housing needs for all income groups
Chapter 2
4.
Analysis and documentation of Saratoga's housing characteristics,
including:
Chapter 2
a. Overpayment
Chapter 2
b. Overcrowding
Chapter 2
c. Housing conditions
Chapter 2
5.
Analysis of land suitable for residential development
Appendix B
6.
Analysis of governmental constraints upon housing
Chapter 3
7.
Analysis of nongovernmental constraints upon housing
Chapter 3
8.
Analysis of special housing needs
Chapter 2
9.
Analysis of emergency shelters
Chapter 3
10. Analysis of opportunities for energy conservation
Chapter 3
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
1 -2
Table 1 -1
State Housing Element Requirements
Required Housing Element.Component
Reference
14. Identification of programs to assist in the development of adequate
Chapter 4
housing to meet the needs of low and moderate - income
households
15. Identification of opportunities to remove governmental constraints
Chapter 4
to the maintenance, improvement, and development of housing
16. Identification of opportunities to remove constraints and /or provide
Chapter 4
reasonable accommodations for housing for persons with
disabilities
17. Identification of opportunities to conserve and improve the
Chapter 4
condition of the existing affordable housing stock
18. Identification of programs to promote housing opportunities for all
Chapter 4
persons
19. Identification of programs to address the potential conversion of
Chapter 4
assisted housing development to market -rate housing
20. Identification of programs to identify zones where emergency
Chapter 4
shelters are permitted
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
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.
E. Housing Element Organization
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.
1 -3
• 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.
Supporting background material is included in the following appendices:
• Appendix A: Community Outreach Summary
• Appendix B: Residential Land Resources
• 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 and Public Study Sessions
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
• Study Session #1: February 24, 2009 — Planning Commission
• Study Session #2: March 10, 2009 — Planning Commission /City Council
• Study Session #3: March 31, 2009 — Planning Commission /City Council
During the community workshops, participants were provided with an overview of
the Housing Element update process and content. Participants were then asked to
1 -4
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.
1 -5
This page left intentionally blank.
Chapter 2: Housing Needs Analysis
Chapter
Housing
2
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
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.
a. Historical, Existing and Forecast Growth
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.
2 -1
Chapter 2: Housing Needs Analysis
Table 2 -1 lists adjacent counties and their respective populations.
Table 2 -1
+. Regional Population Trends
1990 -2008
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
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
Population Growth
1990 -2008
Jurisdiction
1990
2000
2008'
1990 -2000
Growth
2000 -2008
Growth
Number
%
Number
%
Saratoga
28,061
29,855
31,592
1,794
6.4%
1,737
5.8%
Santa Clara
Count
1,497,577
1,682,585
1,837,075
185,008
12.4%
154,490
9.2%
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
2 -2
35,000
34,000
33,000
32,000
31,000
30,00()
29,001)
28,000
Chapter 2: Housing Needs Analysis
Figure 2 -1
City of Saratoga
Population Growth Forecast
2000 -2030
33.800 33,901
2000 2005 2010 2015 2020 2025 2030
Source: ABAG Projections 2005
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.
2 -3
Chapter 2: Housing Needs Analysis
Table 2 -3
Age Distribution
1990 -2000
Age Group
1°990
2000
Number
/° of Population
Number
/° of Population
Preschool 0 -4 ears
1,284
4.6%
15.8%
1,575
5.3%
School 5 -17 ears
4,445
6,183
20.7%
Young Adult 18 -24 ears
2,043
7.3%
1,145
3.8%
Prime Working 25 -54 ears
12,722
45.3%
12,371
41.4%
Retirement 55 -64 ears
3,846
13.7%
3,629
12.2%
Senior Citizen 65+ ears
3,721
1 13.3% 1
4,952
1 16.6%
Total
1 28,061
1 100.0%1
29,855
1 100.0%
Source: U.S. Census 1990 STF 3, P013; U.S. Census 2000 SF 3, P8
C. Race and Ethnicity
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.
Table 2 -4
Racial and Ethnic Composition
1990 -2000
Racial /Ethnic Group
1990
2000
1990 -2000
Change in %
of Population
Number
% of
Po ulation
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 races2
--
--
606
2.0%
--
Hispanic'
940
3.3%
936
3.1%.
-0.2%
Total
1 28,061
1 100.0%1
29,843 1
100.0%
--
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 -4
Chapter 2: Housing Needs Analysis
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. 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.
Table 2 -5
Employment by Industry'
2000 Census
2 -5
Sarato a
Santa Clara County
Industry
Employees
%
Employees
%
Agriculture, forestry, fishing
18
0.1%
4,364
0.5%
and hunting, and mining
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
137
1.0%
23,546
2.8%
warehousing, and utilities
Information
713
5.3%
39,098
4.6%
Finance, insurance, real
914
7.1%
38,715
4.6%
estate, and rental and
leasing
Professional, scientific,
2,514
18.8%
131,015
15.5%
management,
administrative, and waste
management services
Educational, health and
1,992
14.9%
123,890
14.7%
social services
Arts, entertainment,
369
2.8%
49,186
5.8%
recreation, accommodation
and food services
Other services (except public
249
1.9%
29,987
3.6%
administration
Public Administration
328
2.5%
21,211
2.5%
2 -5
Chapter 2: Housing Needs Analysis
Total 13,344 1 100.07T 843,912 100.0%
Notes:
' 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
Saratoga has relatively few major employers. The top 25 sales tax generators in
2008 in the City are summarized in Table 2 -6.
Table 2 -6
City of Saratoga Top 25 Sales Tax Generators
2008
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, the Saratoga residents who are employed increased from
12,900 in 2000 to 13,300 in 2007. According to the California Employment
Development Department, the unemployment rate for residents in Saratoga for
2 -6
Chapter 2: Housing Needs Analysis
2007 was 2.3 percent. This was lower than the County's unemployment rate of
4.7 percent in 2007.
Table 2 -7
City of Saratoga Labor Force Trends
2003 -2007 join"
Year
Labor Force
Employment
Unemployment
Unemployment 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
13,0001
12,700 1
300
2.2%
2007
13,300 1
13,000 1
3001
2.3%
Source: State of California Employment Development Department (EDD), 2007
3. Household Characteristics
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.
2 -7
Chapter 2: Housing Needs Analysis
Table 2 -8
Total Households
1990 -2008
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
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.
Table 2 -9
Average Persons per Household
2000 -2008
Jurisdiction 2000' 20082
Saratoga 2.8 2.9
Santa Clara County 3.0 3.0
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.
Table 2 -10
Household Size Distribution
2000
Household
Size
Total
Households'
% of
Total
Renter
Households
Percent
Percent
% of
Tota12
1 Person
1,540
14.7%
Increase
Increase
Area
1990
2000
2008'
1990 -2000
2000 -2008
Saratoga
10,148
101464
10,886
3.1%
4.0%
Santa Clara
522,040
565,863
608,652
8.4%
7.6%
County
107
1.0%
1,057
10.1%
California
1 10,399,700
1 11,502,870 1
12,653,045 1
10.6%
1 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
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.
Table 2 -9
Average Persons per Household
2000 -2008
Jurisdiction 2000' 20082
Saratoga 2.8 2.9
Santa Clara County 3.0 3.0
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.
Table 2 -10
Household Size Distribution
2000
Household
Size
Total
Households'
% of
Total
Renter
Households
% of
Tota12
Owner
Households
% of
Tota12
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%
Va.,]
Chapter 2: Housing Needs Analysis
Table 2 -10
Household Size Distribution
2000
Household
Size
Total
Households'
% of
Total
Renter
Households
% of
Total'
Owner
Households
% of
Total'
Total
10,464
100.0%
1,050
10.0%
9,414
90.0%
Notes:
' Represents Total Households
2 Percent of Total Households
Source: U.S. Census 2000 SF3 H17
b. Household Income
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).
Table 2-11
Median Household Income by Tenure
1999
Jurisdiction
City of Saratoga
Owner- Occupied Households
Renter - Occupied Households
Median Income
_ $138,803
$145,005
$62,348
Santa Clara County $74,003
Source: U.S. Census 2000 SF3 HCT 12
The Federal Department of Housing and Urban Development (HUD) calculates an
annual median family income (MFI) for the purpose of determining program
eligibility. The State of California uses five income categories to determine housing
affordability based on the MFI. Table 2 -12 shows the income ranges for each
income category based on the 2008 HUD MFI for Santa Clara County.
Table 2 -12
Income Range by Affordability Category
Affordability Category
Percent of County Median'
Income Range ($)'
Extremely -Low Income
530%
:!129,340
Very-Low Income
31%-50%
$29,341 - $48,900
2 -9
Chapter 2: Housing Needs Analysis
Table 2 -12
Income Range by Affordability Category
Affordability Category
Percent of County Median'
Income Range ($)2
Low Income
51%-80%
$48,901 - $78,240
$78,241 - $117,360
Moderate Income
81% -120%
Above - Moderate Income
>120%
>$117,360
Notes:
Based on HCD income categories.
2 Based on 2008 HUD MFI of $97,800 for Santa Clara County
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.
Table 2 -13
Household Income by Tenure
1999
Notes:
' Percent of owner- occupied housing units.
2 Percent of renter - occupied housing units.
3 Percent of total occupied housing units.
Source: U.S. Census 2000 SF3 HCTI 1
MEO
Owner-Occupied
Renter-Occupied
Total Occupied
Housin g Units
Number
%'
Numb
er
p2
Number
%3
Less than $5,000
1 1 1
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
1 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
1 9,414
1 100.0%
1 1,050
1 100.0%1
10,464
1 100.0%
Notes:
' Percent of owner- occupied housing units.
2 Percent of renter - occupied housing units.
3 Percent of total occupied housing units.
Source: U.S. Census 2000 SF3 HCTI 1
MEO
Chapter 2: Housing Needs Analysis
4. Housing Inventory and Market Conditions
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.
a. Housing Stock Profile
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. Table 2 -14 summarizes the number of housing units by area from 1990
to 2008.
Table 2 -14
Number of Housing Units
Saratoga and Santa Clara County
1990 -2008
Year
Sarato a
Santa Clara
County
Saratoga as % of total Santa Clara County
units
1990
10,315
540,240
1.9%
2000
10,667
579,329
1.8%
2008'
1 11,093
1 622,779
1 1.8%
Notes:
' Department of Finance
Source: U.S. Census 1990 STF3 H001, U.S. Census 2000 SF3 Hl and Department of Finance Table 2 E -5, 2008
Unit Size
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.
2-11
Chapter 2: Housing Needs Analysis
Table 2 -15
Unit Size by Tenure
2000
Notes:
' Percentages may not equal 100% due to rounding
Source: U.S. Census 2000 SF3 H42
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.
Table 2 -16
Housing Inventory by Unit Type
1990 -2008
Owner-Occupied
Renter- Occupied
Total Occupied Units
Units
%'
Units
%'
Units
%'
Studio /1 bedroom
187
2.0%
370
35.2%
557
5.3%
2 bedrooms
513
5.4%
178
17.0%
691
6.6%
3 bedrooms
2,985
31.7%
287
27.3%
3,272
31.3%
4 bedrooms
4,015
42.6%
165
15.7%
4,180
39.9%
5 or more
bedrooms
1,714
18.2%
50
4.8%
1,764
16.9%
Total
9,414 1
100.0%
1,050 1
100.0%
10,464
1 100.0%
Notes:
' Percentages may not equal 100% due to rounding
Source: U.S. Census 2000 SF3 H42
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.
Table 2 -16
Housing Inventory by Unit Type
1990 -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
2 -12
% of
% of
Housing Type
1990
Total
2000
% of Total
2008'
Total
Single family,
9,234
89.5%
9,551
89.5%
9,728
87.7
detached
Single family,
455
4.4%
561
8.3%
560
5.0
attached
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,
93
0.9%
7
0.1%
--
--
etc.
Total Housing
10,315
100.0%
10,667
100.0%
11,093
100.0°6
Units
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
2 -12
Chapter 2: Housing Needs Analysis
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.
Table 2 -17
Unit Type by Tenure
2000
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.
Table 2 -18
Occupied Units by Tenure
2000
Owner-Occupied
Renter-Occupied
Total Occupied Units
Units
%
Units
%
Units
%
Single family,
detached
8,819
93.7%
611
58.2%
9,430
90.1%
Single family,
attached
445
4.7%
75
7.1%
520
5.0%
Multi- family (2 -4
units
98
1.0%
87
8.3%
185
1.8%
Multi- family (5+
units
52
0.6%
270
25.7%
322
3.1%
Mobile Homes
0
0.0%
0
0.0%
0
0.0%
Other (Boats, RV,
etc.
0
0.0%
7
0.7%
7
0.1%
Total
9,414
100.0%
1,050
100.0%
10,464
100.0%
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.
Table 2 -18
Occupied Units by Tenure
2000
2 -13
Owner - Occupied
Renter- Occupied
Total
Number
%'
Number
%'
Number
%'
Saratoga
9,414
90.0%
1,050
10.0%
10,464
100%
Santa Clara
Count
338,636
59.8%
227,227
40.2%
565,863
100%
California
1 6,546,237
1 56.9%1
4,956,633
1 43.1%
1 11,502,870
1 100%
2 -13
Chapter 2: Housing Needs Analysis
Notes:
' Percent of Total in each geography
Source: U.S. Census 2000 SF3 H7
c. Vacancy Rates
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 4 - 5 percent vacancy rate is considered "healthy." In
2000, the vacancy rate in Saratoga was 1.9 percent. 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.
Table 2 -19
AVOW Occupancy Status
2000 -2008
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%
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
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. Table 2 -20 provides a summary of age
of housing stock by tenure.
2 -14
Chapter 2: Housing Needs Analysis
Table 2 -20
Tenure by Age of Housing Stock (Occupied Units)
Source: U.S. Census 2000 SF3 H36
e. Housing Conditions
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.
2 -15
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
1 9,414 1
100.0%
1 1,050
1 100.0%
1 10,464 1
100.0%
Source: U.S. Census 2000 SF3 H36
e. Housing Conditions
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.
2 -15
Chapter 2: Housing Needs Analysis
Table 2 -21
Units Lacking Plumbing or Complete Kitchen Facilities
2000
Units
Owner Occupied
Renter Occupied Total
Lacking complete plumbing
facilities
12
7
19
Lacking complete kitchen facilities
5
19
24
. Source: U.S. Census 2000 SF3 H48, H51
f. Housing Costs and Rents
This section evaluates housing cost trends in Saratoga.
Affordability Gap Analysis
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.
Table 2 -22
Affordable Rent and Purchase Price By Income
2008
Income Category
% of MFI'
Affordable Rent
Pa ment2
Estimated Affordable
Purchase Price3
Extremely -Low Income
<_30% MF14
<_$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
Income
> 120% MFI
>$2,934
>$489,500
Notes:
' Percent of Median Family Income
2 Based on 30% of income.
3 Assumes 6.0% interest rate, 30 year mortgage
"MFI = 2008 HUD Median Family Income $97,800
2 -16
Chapter 2: Housing Needs Analysis
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.
Table 2 -23
Value of Owner- Occupied Housing Units
2000
Price Range
Number of Units
Percent of Total
$49,999 or less
12
0.1%
$50,000 to $99,999
122
1.3%
$100,000 to $149,999
34
0.4%
$150,000 to $199,999
14
0.1%
$200,000 to $249,999
22
0.2%
$250,000 to $299,999
57
0.6%
$300,000 to $399,999
187
2.0%
$400,000 to $499,999
324
3.4%
$500,000 or more
8,642
91.8%
Total
9,414
1 100.0%
Source: U.S. Census 2000 SF3, H84
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.
Table 2 -24
Median Sale Price
Jurisdiction
November 2007
November 2008
% Change
Saratoga
$1,300,000
$1,100,000
- 15.38%
Campbell
$748,000
$645,000
- 13.77%
Cupertino
$1,074,091
$722,000
- 32.78%
Los Gatos
$1,024,000
$838,000
- 18.16%
Sunnyvale
1 $710,000
$624,000
1 - 12.11%
Santa Clara
$650,000
$515,000
- 20.77%
Santa Clara County
$705,000
$446,000
- 36.74%
Source: Data Quick, dqnews.com, accessed January 12, 2009.
2 -17
Chapter 2: Housing Needs Analysis
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.
Table 2 -25
Average Monthly Rent by Unit Size
2008
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
Notes:
'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. Table
2 -26 shows the number of households by percentage of household income spent
on rent in 1999.
2 -18
Chapter 2: Housing Needs Analysis
Table 2 -26
Gross Rent as a Percentage of Household Income in 1999
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 1
132
12.6%
Total 1
1,050
100.0%
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.
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.
PAIM
Chapter 2: Housing Needs Analysis
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 -27 and 2 -28 summarize housing cost as a percentage of household
income for owner- occupied and renter - occupied households.
Table 2 -27
Housing Cost as a Percentage of Household Income for Owners
Household Income
Range
House-
holds
% of
Total
House-
holds
Percenta
a of Income Spent on Ho ing 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
Notes:
'Some households are not accounted for; therefore, figures may slightly differ from other U.S. Census estimates
for Total Households
2May not equal 100% due to rounding
Source: U.S. Census 2000 SF3, H97
Table 2 -28
Housing Cost as a Percentage of Household Income for Renters
Household Income
Range
House-
holds
% of
Total
House-
holds2
Percenta a 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
2 -20
Chapter 2: Housing Needs Analysis
Table 2 -28
Housing Cost as a Percentage of Household Income for Renters
Household Income
Range
House-
holds
% of
Total
House-
holds2
Percenta a of Income Spent on Hous ng Costs
<20% of
HH
Income
20 -29% of
HH
Income
30 -34% of
HH
Income
35 %+ of
HH
Income
$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
Notes:
'Some households are not accounted for; therefore, figures may slightly differ from other U.S. Census
estimates for Total Households
May not equal 100% due to rounding
Source: U.S. Census 2000 SF3, H73
2. Overcrowding
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 -29 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 -29
Overcrowded Households
2000
Notes:
'Out of 9,414 total owner- occupied units.
20ut of 1,050 total renter - occupied units.
'Out of 10,464 total households.
2 -21
Owners
Renters
Total
Persons per
Room
House-
holds
Percent of
Total'
House-
holds
Percent of
Tota12
House-
holds
Percent of
Total'
<_1.00
9,290
98.7%
963
91.7%
10,253
98.0%
1.01 to 1.50
75
0.8%
40
3.8%
115
1.1%
> 1.50
49
0.5%
47
4.5%
96
0.9%
Total
Households
9,414
100.0%
1,050
100.0%
10,464
100.0%
Notes:
'Out of 9,414 total owner- occupied units.
20ut of 1,050 total renter - occupied units.
'Out of 10,464 total households.
2 -21
Chapter 2: Housing Needs Analysis
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 -30 shows the Regional Housing Needs Allocation for the City of Saratoga.
Table 2 -30
Fair Share Housing Needs Allocation
2007 -2014
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.
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
2 -22
Extremely-
Very-
Low
Moderate
Above-
Total
Low
Low
Income
Income
Moderate
Allocation
Income'
Income
Income
Housing
45
90
68
77
57
292
Units
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.
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
2 -22
Chapter 2: Housing Needs Analysis
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 - protection.
According to the 2000 U.S. Census, 19.7 percent of Saratoga's residents were
elderly. As shown in Table 2 -31, 26.9 percent of Saratoga's households had an
elderly householder in 2000.
Table 2 -31
Householders by Tenure and Age
2000
Source: U.S. Census 2000 SF 3, H 14
As indicated in Table 2 -32, 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.
2 -23
Owner- Occupied
Households
Renter - Occupied
Households
Total Households
Householder
Age
Number
% of Owner-
Occupied
Households
Number
% of Renter-
Occupied
Households
Number
% of Total
Households
15 -24 years
22
0.2%
15
1.4%
37
0.4%
25 -34 years
317
3.4%
157
15.0%
474
4.5%
35 -64 years
6,526
69.3%
616
5.8.7%
7,142
68.3%
65 -74 years
1,418
88
8.4%
1,506
14.4%
75 plus years
1,131
-15.1%
12.0%
174
16.6%
1,305
12.5%
Total
1 9,414
100.0%1
1,0501
100.0%
1 10,4641
100.0%
Source: U.S. Census 2000 SF 3, H 14
As indicated in Table 2 -32, 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.
2 -23
Chapter 2: Housing Needs Analysis
Table 2 -32
Senior Citizen Median Household Income
2000 and 2006
Householder Age
City of Saratoga
Santa Clara County
<$25,000
2000 Median Income
2006 Median Income' 2
65 -74 years
$91,875
$41,144
$35,000- $49,999
222
75 plus-years
$59,107
449
N otes:
'Estimated data from 2006 ACS for illustrative purposes only
2The ACS reports median income for households with a householder 65+ years
Source: U.S. Census 2000 SF 3 P56 and 2006 ACS 819049
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 -33, 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.
Table 2 -33
Senior Citizen Household Income Distribution
2000
Source: U.S. Census 2000 SF 3 P55
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.
2 -24
Householder Age 65+ years in 2000
Number %
Income
<$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
1 2,710
100%
Source: U.S. Census 2000 SF 3 P55
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.
2 -24
Chapter 2: Housing Needs Analysis
• 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 -34, at least 10.9 percent had two or more types of disability.
I able I -;S4
Elderly' with Disabilities Limiting Independent Living
2000
Disability Status
Number
Percent of People Aged 65+ Years2
With one type of disability
699
14.7%
With two or more types of disability
517
10.9%
Total with a disability
1,216
25.7%
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
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 -35
provides a summary of housing problems experienced by elderly households per
income category.
2 -25
Chapter 2: Housing Needs Analysis
Table 2 -35
Housing Problems' for Elderly Households
2000
N otes:
' "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.
a "Cost burden" is the percentage of household income spent on housing costs.
Source: 2000 HUD CHAS data
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.
2 -26
Renters
Owners
Elderly Households- Household Income <_ 30% MFI
183
187
47.1%
• with any Housing Problems
50.8%
• Cost Burden > 30%
42.6%
47.1%
• Cost Burden > 50%
15.3%
44.9%
Elderly Households- Household Income > 30% to 5 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%
1 16.2%1
11.2%
N otes:
' "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.
a "Cost burden" is the percentage of household income spent on housing costs.
Source: 2000 HUD CHAS data
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.
2 -26
Chapter 2: Housing Needs Analysis
Table 2 -36
Large Households by Tenure
2000
Number of Persons in Unit
Owner- Occupied
Households
Renter - Occupied
Households
Total
Households
Five
783
70
853
Six
236
37
273
Seven or more
38
0
38
Total
1 1,057
1 107 1
1,164
Percent of Total Households
1 10.1%
1 1.0%
1 11.1%
Note:
' Total Households = 10,464
Source: U.S. Census 2000 SF 3, H 17
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.
Table 2 -37 provides a summary of housing problems experienced by large
households in the City of Saratoga.
Table 2 -37
Housing Problems' for Large Households
2000
2 -27
Renters
Owners
Large Households- Household Income <_ 30% MFI
0
34
• with any Housing Problems
N/A
88.2%
• 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%
• 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%
2 -27
Chapter 2: Housing Needs Analysis
Table 2 -37
Housing Problems' for Large Households
2000
Renters Owners
% 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% 1 0%1 16.5%
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.
Source: 2000 HUD CHAS data
c. Female- Headed Households
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 -38 shows the number of female- headed households by tenure in 2000.
M
Chapter 2: Housing Needs Analysis
Table 2 -38
Female- Headed Households by Tenure
2000
Notes:
' Total Households = 10,464
Source: U.S. Census 2000 SF 3, HCT1
As shown in Table 2 -39, 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.
2 -29
Owner - Occupied
Renter - Occupied
Total Households
Households
Households
Householder Age
Number
% of Owner-
Number
% of Renter-
Number
% of Total
Occupied
Occupied
Households
Households
Households
'
Female
householder, no
husband present,
166
42.5%
29
55.8%
195
1.9%
with own children
under 18 years
Female
householder, no
husband present,
225
57.5%
23
44.2%
248
2.4%
without own
children
Total
391
100%
52
100%
443
4.2%
Notes:
' Total Households = 10,464
Source: U.S. Census 2000 SF 3, HCT1
As shown in Table 2 -39, 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.
2 -29
Chapter 2: Housing Needs Analysis
Table 2 -39
Poverty in Female- Headed Households
2000
Household Type
Below Poverty Level
Above Poverty Level
Number
% of Household
Number
% of
Type'
Household
Type'
Female householder, no
husband present, with own
43
20.9%
163
79.1%
children under 18 years
Female householder, no
husband present, without
7
2.8%
242
97.2%
own children
Total
50
11.0%
405
89.0%
Notes:
' 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
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 -40 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.
2 -30
Chapter 2: Housing Needs Analysis
Table 2 -40
Persons Reporting Disabilities
2000
Notes:
' 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
Table 2 -41 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.
Table 2 -41
Housing Problems' for Households with Mobility and Self -Care Limitation
2000
With One Type of
Disability
With Two or More Types
of Disability
Total with Disabilities
Age Group
Number
% of Age
Group'
Number
% of Age
Group'
Number
% of Age
Group'
5 -15 years
109
2.0%
22
0.4%
131
2.5%
16 -20 years
59
3.9%
24
1.6%
83
5.4%
21 -64 years
723
4.4%
479
2.9%
11202
7.3%
65+ years
699
14.7%
517
10.9%
1,216
25.7%
Total 5+
ears
1,590
5.7%
1,042
3.7%
2,632
9.4%
Notes:
' 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
Table 2 -41 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.
Table 2 -41
Housing Problems' for Households with Mobility and Self -Care Limitation
2000
2 -31
Renters
Owners
Extra
Elderly
All
Total
Extra
Elderly
All
Total
Total
Elderly'
Other
Renters
Elderly'
Other
Owners
House -
House
House
holds
-holds
-holds
Household
70
15
14
99
29
20
14
63
162
Income :5
30% MFI
50%
12.7%
42%
% with any
100%
71.4%
60.6%
13.8%
0%
28.6%
Housing
Problems
2 -31
Chapter 2: Housing Needs Analysis
Table 2 -41
Housing Problems' for Households with Mobility and Self -Care Limitation
2000
Notes:
"Extra elderly" is defined as 1 or 2 persons with either person 75 years or over.
s "Elderly" is defined as 1 or 2 persons with either person 62 to 74 years.
s "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.
Source: 2000 HUD CHAS data
2 -32
Renters
Owners
Extra
Elderly2
All
Total
Extra
Elderly2
All
Total
Total
Elderly'
Other
Renters
Elderly'
Other
Owners
House -
House
House
holds
-holds
14
63
-holds
81
Household
0
14
0
0
4
67
Income >
30% to <_
50% MFI
% with any
N/A
71.4%
N/A
71.4%
22.2%
N/A
100%
26.9%
34.6%
Housing
Problems
Household
10
0
0
10
14
10
4
28
38
Income >
50% to <_
80% MA
% with any
0%
N/A
N/A
0%
0%
100%
100%
50%
36.8%
Housing
Problems
Household
0
4
25
29
219
158
394
771
800
Income >
80% MFI
% with any
N/A
100%
40%
48.3%
0%
18.4%
21.3%
14.7%
15.9%
Housing
Problems
Total
80
33
39
152
325
188
416
929
1,081
Households
% with any
43.8%
87.9%
51.3%
55.3%
5.5%
20.7%
23.1%
16.5%
21.9%
Housing
Problems
Notes:
"Extra elderly" is defined as 1 or 2 persons with either person 75 years or over.
s "Elderly" is defined as 1 or 2 persons with either person 62 to 74 years.
s "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.
Source: 2000 HUD CHAS data
2 -32
Chapter 2: Housing Needs Analysis
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 Sheriff's 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.
g. Extremely Low- Income Households
Extremely Low- Income households are defined as households earning 30 percent
or less of the MR. 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.
Table 2 -42 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.
2 -33
Chapter 2: Housing Needs Analysis
Table 2 -42
Extremely -Low Income Households With Housing Problems'
2000
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%
1 23.1%
1 65.6%
1 50.9%
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.
Source: 2000 HUD CHAS data
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.
2 -34
Chapter 3: Housing Constraints and Resources
Chapter 3
Housing Constraints and Resources
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 land 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 land use designations by total acre, permitted density ranges, and
maximum intensity of building and impervious surface coverage.
3 -1
Chapter 3: Housing Constraints and Resources
Table 3 -1
General Plan
Residential Land Use Designations
3 -2
Maximum Intensity of
Existing
Permitted
Building and Impervious
Designation
Description
Acreage
Density
Surface Coverage
Residential
Single- family dwellings,
1,680
0.5 du /ac
15,000 square feet or 25
Hillside
horticultural and
percent of the site area,
Conservation
agricultural use, and
which ever is less
accessory uses
compatible with single-
family dwellings.
Residential
Single- family dwellings,
1,920
1.09 du /ac
35 percent of the site area
Very Low
horticultural and
Density
agricultural use, and
accessory uses
compatible with single-
family dwellings.
Residential
Single- family dwellings,
343
2.18 du /ac
45 percent of the site area
Low Density
horticultural and
agricultural use, and
accessory uses
compatible with single-
family dwellings.
Medium
Single- family dwellings,
2,093
50 - 60 percent of the site
Density
horticultural and
4.35 du /ac
area
M -10
agricultural use, and
3.48 du /ac
M -12.5
accessory uses
2.90 du /ac
M -15
compatible with single-
family dwellings.
Residential
Detached and attached
83
14.5 du /ac
40 percent of the site area
Multi - Family
single - family dwellings,
such as condominiums,
duplexes, and
apartments, as well as,
horticultural and
agricultural use, and
accessory uses
compatible with single-
family dwellings.
Planned
Mix of single - family and
4
4.35-
25 - 35 percent of the site
Development
multi - family densities
12.45
area
Residential
and housing types.
du /ac
3 -2
Table 3 -1
General Plan
Residential Land Use Designations
3 -3
Maximum Intensity of
Existing
Permitted
Building and Impervious
Designation
Description Acreage
Density
Surface Coverage
Open Space
Orchard lands, water
92
1 du /4
No requirements
Outdoor
reservoirs, and lands
acres
Recreation
under Williamson Act
Contracts. Only single -
family dwellings or
structures directly
associated with
agricultural use.
Hillside Open
Covers all areas within
99
1 du /20
25 percent or 12,000
Space
Saratoga's Sphere of
acres to
square feet, whichever is less
Influence (SOI) not
1 dull 60
designated as park or
acres
Open Space Outdoor
(based on a
Recreation. Agricultural
slope
use, mineral extraction,
density
parks and low intensity
formula
recreational facilities,
subject to
land in its natural state,
stringent
wildlife refuges, and very
criteria)
low intensity residential
development and
support uses of those
listed above.
Commercial
Commercial uses /centers
80
The residential portion shall
Retail
serving community
not exceed 50 percent of the
and /or neighborhood;
Maximum
total floor area, with an
not regional in
intensity of
increase of 10 percent of the
orientation. Residential
building
total floor area permitted for
uses allowed by use
coverage is
the site, for projects that
permit.
0.60 of net
provide below market rate
site area.
housing. Total site coverage
may also increase by 10
percent for a project
containing below market -
rate housing.
3 -3
Housing Constraints and Resources
Table 3 -1
General Plan
Residential Land Use Designations
Designation
Description
Existing
Acreage
Permitted
Density
Maximum Intensity of
Building and Impervious
Surface Coverage
Professional
Professional offices;
34
The residential portion shall
and
serves as a transition
not exceed 50 percent of the
Administrative
zone between
Maximum
total floor area, with an
Office
commercial and
intensity of
increase of 10 percent of the
residential areas.
building
total floor area permitted for
Residential uses allowed
coverage is
the site, for projects that
by use permit.
0.30 of net
provide below market rate
site area.
housing. Total site coverage
may also increase by 10
percent for a project
containing below market -
rate housing.
5ource: City of 5aratoga General Plan
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: 1 1 -20 dwelling units per acre minimum
• Above Moderate - Income: Up to 1 1 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
3 -4
Chapter 3: Housing Constraints and Resources
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.
3 -5
Chapter 3: Housing Constraints and Resources
Table 3 -2
Primary Uses - Residential Zones
Zone
Single- Family
Dwelling
P
Multi - Family
Dwelling_
Second Dwelling
Units
A
P
R -1- 40,000
P
-
P
R -1- 20,000
P
--
P
R -1- 15,000
P
--
P
R -1- 12,500
P
--
P
R -1- 10,000
P
--
P
HR
P
--
P
R -OS
P.
--
--
R -M -5,000
P
P
--
R -M -4,000
P
P
--
R -M -3,000
P
P
--
P-A
C
C
--
C-N
C
C
--
C-V
C
C
--
CH -1
C
C
--
CH-2
C
C
--
P= Permitted by Right C= Conditional Use Permit Required
Source: City of Saratoga Zoning Regulations Chapter 15
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. Based
on residential units approved and constructed complying with these standards, the City
has determined minimum and maximum lot coverage standards, maximum building
height standards and setback standards do not unreasonably impact the cost and supply
of housing nor the ability of projects to achieve maximum densities.
3 -6
Chapter 3: Housing Constraints and Resources
The City of Saratoga is currently comprised of mostly single - family residential units; as
such there are no recent multi - family housing projects to provide an analysis of the
impacts of these development standards on multi - family development. However, to
address any impacts in the future, the City will ensure that development standards in the
newly established zoning district (refer to Appendix B, Table B -5) will not be a constraint
to the development of multi - family housing.
3 -7
Chapter 3: Housing Constraints and Resources
Table 3 -3
Summary of Residential Zoning Requirements
Zone
Minimum Lot Area
Maximum
Lot
Coverage
Maximum
Building
Height
Minimum
Front Yard
Setback
Minimum Side Yard Setback'
Minimum Rear Yard Setback
A
10% or
less
sloe
5.00 acres
25% or
15,000
sq. ft.,
whichever
is less
26 feet
(two stories)
30 feet or
o
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 25/0 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
20%
8.00 acres
21%
8.60 acres
22%
9.20 acres
23%
9.80 acres
24%
10.40 acres
25%
11.00 acres
26%
11.80 acres
27%
12.60 acres
28%
13.40 acres
Table 3 -3
Summary of Residential Zoning Requirements
3 -9
Maximum
Maximum Minimum
Lot
Building Front Yard
Zone
Minimum Lot Area
Coverage
Height Setback
Minimum Side Yard Setback
Minimum Rear Yard Setback
29%
14.20 acres
30%
15.00 acres
31%
16.00 acres
32%
17.00 acres
33%
18.00 acres
34%
19.00 acres
35% or
20.00 acres
more
Interior lots
ft
Corner lots (ft)
Interior lots3 (ft)
Corner lots (ft)
R -1-
40,00
0
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
percent2
26 feet
(two
stories)'
30 feet
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
25
int.
30
50
60
20
20
ext.
ext.
R -1-
20,00
20,000 sq. ft. interior lot
24,000 sq. ft. corner lot
45
percent2
26 feet
(two
30 feet
Interior lots
ft
Corner lots (ft)
Interior lots (ft)
Corner lots (ft)
15,
2nd
1
2nd
1 Si
2nd
1 s,
2nd
0
20,000 sq. ft. flag lot
stories)'
40,000 sq. ft. hillside lot
floor
I floor
floor
I floor
floor
I floor
floor
floor
3 -9
Chapter 3: Housing Constraints and Resources
Table 3 -3
Summary of Residential Zoning Requirements
3 -10
Maximum
Maximum
Minimum
Lot
Building
Front Yard
Zone
Minimum Lot Area
Coverage
Height
Setback
Minimum Side Yard Setback'
Minimum Rear Yard Setback
15
20
15
20
25
30
35
45
15
15
ext.
ext.
Interior lots
R
Corner lots (ft)
Interior lots (ft)
Corner lots (ft)
15,000 sq. ft. interior lot
feet
1 St
2nd
1 st
2nd
1 St
2nd
1 St
2nd
15
105,00
18,000 sq. ft. corner lot
50
(t
25 feet
floor
floor
floor
floor
floor
floor
floor
floor
12
17
20,000 sq. ft. flag lot
percent2
stories)'
) es '
40,000 sq. ft. hillside lot
int.
int.
12
17
25
30
30
40
12
12
ext.
ext.
Interior lots
ft
Corner lots (ft)
Interior lots (ft)
Corner lots (ft)
1 St
2nd
1 St
2nd
1 St
2nd
1 St
2nd
12,500 sq. ft. interior lot
floor
floor
floor
floor
floor
floor
floor
floor
R -1-
15,000 sq. ft. corner lot
feet
12,50
20,000 sq. ft. flag lot
pe rcent z
pe
(two
25 feet
10
15
0
40,000 sq. ft. hillside lot
stories)'
10
15
int.
int.
25
35
10
10
25
30
ext.
ext.
3 -10
Table 3 -3
Summary of Residential Zoning Requirements
3-11
Maximum
Maximum Minimum
Lot
Building Front Yard
Zone
Minimum Lot Area
Coverage
Height Setback
Minimum Side Yard Setback'
Minimum Rear Yard Setback
Interior lots
ft
Corner lots (ft)
Interior lots (ft)
Corner lots (ft)
R -1-
10,000 sq. ft. interior lot
26 feet
15'
2nd
1 S1
2nd
1 St
2nd
1 St
2nd
10 00
12,000 sq. ft. corner lot
60
(two
25 feet
floor
floor
floor
floor
floor
floor
floor
floor
10
15
0 '
20,000 sq. ft. flag lot
percentz
stories ) '
40,000 sq. ft. hillside lot
int.
int.
10
15
25
30
25
35
10
10
ext.
ext.
30 feet'
2 acres for 0 or less
25
percent or
feet
or
20 fee ts
50 feet (single -story structure)
average slope
15 000
(two
(t
30 feet or
60 feet (multi -story structure)
HR
sq. ft.,
stories) '
20% of the
20 feet interior and 25 feet
or
10 acres for 50%
whichever
lot depth,
exterior or 10% of lot width,
25% of lot depth, whichever is
averageslope4
is less
whichever
whichever is greater
greater
is greater b
20 acres for 10% or less
25
50 feet
average slope
percent or
two
single story
ry
0 feet interior (single- story)
R -OS
12,000
stories 7,9
50 feet exterior (single -story)
100 feet (single -story)
180 acres for 50% or
sq. ft.,
70 feet
60 feet interior (two -story)
120 feet (two -story)
more average slopes
whichever
70 feet exterior (two -story)
is less
two -story
3-11
Chapter 3: Housing Constraints and Resources
Table 3 -3
Summary of Residential Zoning Requirements
Notes
'Exceptions may be granted in accordance with Article 15 -55 of the Zoning Code for parcels exceeding 20.000 sq. ft.
2For any non - conforming site, the requirements provided in Section 15- 65.160 of the Zoning Code applies to the site.
'Setback areas for flag lots are determined according to Section 15- 06.430(a) of the Zoning Code.
°Minimum net site area depends on average slope, as identified in Section 15 -13 -060 of the Zoning Code.
'Excluding vacant lots and lots created after May 15, 1992.
6Vocant 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.
'Minimum net site area depends on average slope, as identified in Section 15 -20 -060 of the Zoning Code.
9A 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.
Source: City of Saratoga Zoning Regulations, Chapter 15
3 -12
Maximum
Maximum
Minimum
Lot
Building
Front Yard
Zone
Minimum Lot Area
Coverage
Height
Setback
Minimum Side Yard Setback'
Minimum Rear Yard Setback
Notes
'Exceptions may be granted in accordance with Article 15 -55 of the Zoning Code for parcels exceeding 20.000 sq. ft.
2For any non - conforming site, the requirements provided in Section 15- 65.160 of the Zoning Code applies to the site.
'Setback areas for flag lots are determined according to Section 15- 06.430(a) of the Zoning Code.
°Minimum net site area depends on average slope, as identified in Section 15 -13 -060 of the Zoning Code.
'Excluding vacant lots and lots created after May 15, 1992.
6Vocant 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.
'Minimum net site area depends on average slope, as identified in Section 15 -20 -060 of the Zoning Code.
9A 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.
Source: City of Saratoga Zoning Regulations, Chapter 15
3 -12
Chapter 3: Housing Constraints and Resources
Table 3 -4
Summary of Multiple Family Residential Zoning Requirements
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.
2For any non - conforming site, the requirements of Section 15.65.160 applies to the site.
3A 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.
Source: City of Saratoga Zoning Regulations, Chapter 15
3 -13
Minimum Lot Area
Minimum
Minimum
S • Ft
Maximum Lot
Maximum
Front Yard
Minimum Side
Rear Yard
Interior Lot
Corner Lot
Zone
Coverage
Building Height
Setback'
Yard Setback'
Setback'
R -M -5,000
10,000
11,000
40 percent
30 feet or two
stories'
25 feet
10% of site
width3
25 feet
R -M -4,000
12,000
14,000
40 percent
30 feet or two
stories
25 feet
10% 3 of site
width
25 feet
R -M -3,000
12,000
14,000
40 percent
30 feet or two
stories
25 feet
10% 3 of site
width
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.
2For any non - conforming site, the requirements of Section 15.65.160 applies to the site.
3A 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.
Source: City of Saratoga Zoning Regulations, Chapter 15
3 -13
Chapter 3: Housing Constraints and Resources
Table 3 -5
Summary of Mixed -Use Development Standards'
Maximum
Density
Location of
Dwelling Units
Floor Area
Maximum Lot Coverage
Maximum
Building
Height
Dwelling units shall not comprise more
than 50 percent of the total floor area of
Either on the
all buildings on the site. The maximum
Overall site coverage may be
20 dwelling
second floor or
floor area may be increased by ten
increased up to ten percent for
units per net
at the rear of the
percent for projects providing below
projects containing deed restricted
26 feet
acre
parcel.
market rate housing.
below market rate housing units.
850 sq. ft. for a one bedroom unit to
1,250 for a two- bedroom unit
Notes:
'The residential component of a mixed -use oroiect shall be rental.
Source: City of Saratoga Zoning Regulations, Chapter 15
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.
3 -14
Housing Constraints and Resources
Type of Residential Development
Table 3 -6
Residential Parking Requirements
Required Parking Spaces
Single Family Dwelling (excluding Two covered spaces within a garage.
second dwelling units
Second Dwelling Unit One covered space with a garage, except as otherwise provided in Article 15 -56 of the
Zoning Code.
Multi - Family Dwellings 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.
Source: City of Saratoga Zoning Regulations, Chapter 15, Article 15 -35
3 -15
Housing Constraints and Resources
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, clubs, 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.
3 -16
Chapter 3: Housing Constraints and Resources
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.
3 -17
Chapter 3: Housing Constraints and Resources
4. Emergency Shelters, Transitional Housing, and Single -Room Occupancy Units
a. Emergency Shelters and Transitional Housing
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.
3 -18
Chapter 3: Housing Constraints and Resources
Table 3 -7
Homeless Facilities near Saratoga
Facility
Number of
Name /
Shelter
Location
Type of Facility
Target Population
Beds
Sunnyvale
Cold Weather
Individuals
100
Winter
Shelter
Shelter
West Valley
Rotating Shelter
Homeless shelter for single men that rotate
Varies (10
Community
Program/
from church to church on a monthly basis.
to 25)
Services
Transitional
Housing
Transitional Housing Program owns and
Program
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)
Total
125
Source: Community Technology Alliance
Adequate Sites for Emergency Shelters/Transitional /Supportive Housing
Pursuant to S62, 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. To address this requirement, a local government may
amend an existing zoning district, establish a new zoning district or establish an overlay
zone for existing zoning districts.
3 -19
Chapter 3: Housing Constraints and Resources
To meet the requirements of SB 2, the City has determined that the commercial zoning
districts (C -N, C -V and C -H zoning districts) within Saratoga are appropriate for the siting
of emergency shelters. In addition to the application of the development standards of
commercial zoning districts, the City can also specify written, objective standards to
regulate the following aspects of emergency shelters to enhance compatibility:
• The maximum number of beds or persons permitted to be served by the facility;
• Off- street parking based on demonstrated need;
• The size and location of exterior and interior onsite areas;
• The provision of onsite management;
• The proximity of other emergency shelters, provided that emergency shelters are
not required to be more than 300 feet apart;
• The length of stay;
• Lighting; and
• Security during hours that the emergency shelter is in operation.
The City's commercial zoning districts accommodate a range of uses, including social
services and retail uses. The zoning districts are also located along the City's major
transportation corridor and contain adequate infrastructure. The City has determined that
there are no environmental constraints that may have the potential to limit the
development of emergency shelters or residential uses. There is approximately 15 acres
of vacant land within the City's commercial zoning districts, with an average parcel size
of 0.50 acres. Existing structures within the commercial zoning districts that can be
adapted to meet the need for emergency shelters include one -story strip commercial
buildings with few tenants. The commercial buildings in these zoning districts have an
average square footage of 3,500 square feet and in 2009, the commercial vacancy rate
in the City of Saratoga was 1 1 -13 percent. The development standards for the City's
commercial zones are not unduly restrictive and do not diminish the capacity of the land
in these zones to accommodate the shelter need. Table 3 -8 summarizes the development
standards within the C -N, C -V and C -H zoning districts.
Table 3 -8
Development Standards of Commercial Zoning Districts
ic?wf]
C -N
C -V
CH -1
CH -2
Lot
60%
60%
80%
60%
Coverage
Front
Minimum 10 feet
Minimum 10 feet
No requirement
Minimum 15 feet
Setback
ic?wf]
Chapter 3: Housing Constraints and Resources
Side
No requirement
Minimum 10 feet
No requirement
No requirement
Setback
Rear
No requirement
Minimum 30 feet
No requirement
No requirement
Setback
Height
Maximum 20 feet
Maximum 20 feet
Maximum 35 feet
Maximum 26 feet
Limits
Source: City of Saratoga Zoning Code
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
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;
3 -21
Chapter 3: Housing Constraints and Resources
• 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;
• 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;
• 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
OVA
Chapter 3: Housing Constraints and Resources
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
does not pose a constraint of the development of housing for persons with
disabilities.
• 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:
• 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.
7. Building Codes and Enforcement
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.
a. Building Codes
3 -23
Housing Constraints and Resources
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. However,
the enforcement of ADA requirements is not at the discretion of the City, but is mandated
under federal law.
8. On and Off -Site Improvements
On and off -site improvements may be required in conjunction with development based
on the location of the project and existing infrastructure. Dedication and construction of
streets, alleys and other public easements and improvements may be required to
maintain public safety and convenience.
The City's standards and requirements for streets, sidewalks, and other site improvements
are found in the Municipal Code. Table 3 -9 summarizes the City's standards for roadway
and right -of -way widths.
3 -24
Chapter 3: Housing Constraints and Resources
Table 3 -9
Street Widths
Notes:
'Total width between exterior curb faces or shoulder edges
2Required on 2 -lane thoroughfares in or adjacent to commercial or PA zoning districts to provide channelization for turning
movements
Source: City of Saratoga Municipal Code
The on- and off -site improvements required by the City are necessary to adequately
provide the infrastructure and public facilities that support housing development. These
requirements ensure public safety and health; and are not jeopardized by increased
development and do not unduly hinder housing development.
3 -25
Right -of -Way Width
Type of Street
in feet
Pavement Width in feet'
6 -Lane Through -fare
120
104 (including 16 -foot median
strip)
4 -Lane Divided Thorough-fare
100
80 (including 16 -foot median strip)
4 -Lane Undivided Thorough-fare
90
64
2 -Lane Thorough-fare
60; 842
40; 64
Frontage Road
30 (including 5 -foot
24
separator between
main line right -of -way
and nearest frontage
road curb face
Collector
60
40
Hillside
50 (plus slope
26
easements where
necessary)
Local Street (RM- 3,000; RM- 4,000;
56
36
RM -5,000
Local Street (R -1- 10,000; R -1-
50
36
12,500
Local Street R -1- 15,000
50
33
Local Street R -1- 40,000
50
26
Hillside Local Street
40 (plus slope
26
easements where
necessary)
Cul -de -Sac
50
33
Cul -de -Sac serving 12 lots or less
40
30
Cul -de -Sac, turnaround
42 radius
32 (radius)
Minimum Access Street
20
18
Notes:
'Total width between exterior curb faces or shoulder edges
2Required on 2 -lane thoroughfares in or adjacent to commercial or PA zoning districts to provide channelization for turning
movements
Source: City of Saratoga Municipal Code
The on- and off -site improvements required by the City are necessary to adequately
provide the infrastructure and public facilities that support housing development. These
requirements ensure public safety and health; and are not jeopardized by increased
development and do not unduly hinder housing development.
3 -25
Chapter 3: Housing Constraints and Resources
9. 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 -10 compares the development fees in Saratoga with
development fees of neighboring cities.
Table 3 -11 summarizes the typical development fees for single - family and multi - family
developments. Based on the residential projects constructed in Saratoga, the City has not
found the development and permit fees to hinder the supply of housing.
Table 3 -10
Comparative Development Fee Summary
2008 -2009
___F_
Description Saratoga Cupertino Los Gatos
Planning
Initial
--
--
--
Determination
Negative
Actual cost by consultant plus
Major - $3,677
$1,713 ($3,500 deposit
Declaration
10% surcharge for staff
Minor - $1,838
for Initial Study)
analysis and 25% surcharge
for City's indirect cost
EIR Processing
Deposit determined by
$23,901
Consultant's fee, plus
Community Development
review fee - $9,482 and
Director. Actual cost charged
10% EIR Cost
by consultant
plus a 10% surcharge for staff
analysis and a 25%
surcharge for City's indirect
cost
Categorical
--
$213
No fee
Exemption
[<01.1
Table 3 -10
Comparative Development Fee Summary
2008 -2009
Description
Saratoga
Cupertino
Los Gatos
General Plan
Application for Election to
Minor GPA
Varies - typically 10
Amendment
Amend the General Plan -
authorization -
percent of application fee
Actual cost charged by
$2,009;
consultant plus a 10%
Major GPA
surcharge for staff analysis
application - $6,260;
and a 25% surcharge for
Major GPA
City's indirect costs.
authorization -
$4,019;
General Plan Amendment
Major GPA
Requiring Election -
application -
$120 /hour;
$12,519;
$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
Zone Change
$120 /hour;
Minor - $3,100;
Without General Plan or
$3,500 initial deposit
Less than one acre -
Specific Plan Amendment
$6,200;
- $4,195;
One to five acres -
With General Plan or
$91425;
Specific Plan Amendment
Greater than five
-$6,423
acres - $12,842
Tentative Tract
Less Than 10 Lots -
$13,662
Four lots or less - $5,469;
Map
$120 /hour;
Five lots or more - $8,674
$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
3 -27
Table 3 -10
Comparative Development Fee Summary
2008 -2009
Description
Saratoga
Cupertino
Los Gatos
Site Plan Review
Administrative Design Review
Planning Commission
Development Review
- $3,400;
- $6,381;
Committee
Planning Commission Design
Design Review
Approval - Varies from
Review - $5,200
Committee - $3,086
$5,114 to $1,380;
Plan Check
65% of the building permit
Varies
Planning Commission
fee
Approval - Varies from
Electrical
$.10 / sq. ft. (minimum $78)
$40.79 - permit;
$1,998 to $5,128
Planned
--
--
Varies from $7,014 to
Development
family
$26,541
Review
.08 /sq. ft. multi - family
$.10 /sq. ft. new
Conditional Use
$120 /hour;
Major Use Permit -
$3,908 ($649 when
Permits and
Use Permit — Application
$13,662;
consolidated with another
Variances
Review (Planning Commission
Minor Use Permit -
application for new
Review) $4,400;
$6,381; Variance -
development)/
Variance — Application
$1,540
$2,874
Review- $2,700
Buildina
Building
$78 minimum up to $7,010
Varies
Varies from $23.50 for up
for the first $1,000,000 plus
to $500 to $5,608.75 for
$4.56 each additional
the first $1,000,000 plus
$1,000 or fraction thereof
$3.15 for each additional
$1,000 or fraction thereof
Plan Check
65% of the building permit
Varies
65% of building permit
fee
fee
Electrical
$.10 / sq. ft. (minimum $78)
$40.79 - permit;
$35 - permit;
.07 /sq. ft. single-
plan review fee 25% of
family
electrical permit fee;
.08 /sq. ft. multi - family
$.10 /sq. ft. new
construction only
3 -28
Table 3 -10
Comparative Development Fee Summary
2008 -2009
Description
Saratoga
Cupertino
Los Gatos
Mechanical
$.10 / sq. ft. (minimum $78)
$40.79 - permit;
$35 - permit;
$500 for each additional lot
.07 /sq. ft. single-
plan review fee - 25% of
family
Mechanical Permit fee;
.08 /sq. ft. multi - family
$.10 /sq. ft. new
construction only
Plumbing
$.10 / sq. ft. (minimum $78)
$40.79 - permit;
$35 - permit;
.07 /sq. ft. single-
plan review fee - 25% of
family
Plumbing Permit fee;
Sewer Studies
--
.08 /sq. ft. multi - family
$.10 /sq. ft. new
construction only
SMIP
--
--
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.
Energy
Addition to Residential
--
--
Building - $200
New Residential Structure -
$300 /unit
Permit Issuance
--
--
$35
Engineering and Subdivision
Final Tract Map
Tentative Subdivision Map -
One to four lots -
One to four lots - $2,600;
$2,500 for the first lot and
$3,638; Greater than
five or more lots -
$500 for each additional lot
four lots - $7,553
$4,750.00 + 500.00 lot
over four; map check
done by Town's consultant
- Consultant Cost plus
25% surcharge for
reports, reviews, and
processes.
Sewer Studies
--
--
--
3 -29
Table 3 -10
Comparative Development Fee Summary
2008 -2009
Description
Saratoga
Cupertino
Los Gatos
Storm
-
--
Varies - $3,000 /ac to
Drain/Water
$3,600 /ac and $135 for
Quality
each additional unit (not
to exceed $4,500 /ac)
Street
First $50,000 Estimated
-
Sidewalks - $16 per linear
Improvement
Construction Cost - $5,000
foot; Curb and Gutter -
minimum charge
$57 per linear foot
Over $50,000 Estimated
Construction Cost - $5,000
plus 5% of Estimated
Construction Cost over
$50,0002
Sewer
First $50,000 Estimated
--
--
Improvement
Construction Cost - $5,000
minimum charge
Over $50,000 Estimated
Construction Cost - $5,000
plus 5% of Estimated
Construction Cost over
$50,000
Grading
Less than 100 Cubic Yards -
Greater of $2,239
$240; first $50,000 of
$500; Over 100 Cubic Yards
minimum or 6% of
value 6% of estimated cost
$500 for the first 100 cubic
cost of improvement
of improvements
yards
next $50,000 of value -
plus $125 for each additional
4% of estimated cost
100 cubic yards or fraction
of improvements.
thereof;
Plan Check Fee $530
Surface
--
--
No change in impervious
Drainage
area - $50;
Change in grading or
impervious area $.10 sq ft
with a
$50.00 minimum
Capital Facilities and Connections
3 -30
Chapter 3: Housing Constraints and Resources
Table 3 -10
Comparative Development Fee Summary
2008 -2009
Description
Saratoga
Cupertino
Los Gatos
Water
--
--
--
Sewer
--
--
--
Traffic /Road
$.77 per $100 of project
$18 single permit;
New residential - $.15 /sq.
fees
valuation
additional utility
ft.
company $101;
additional engineering
investigation /coordi na
tion - $57 /hr
In -lieu Park
$20,700
--
Based on $0.04 for each
Facilities Fee
square foot of building
addition or alteration,
which increases floor area
of an existing building.
School Facilities
--
--
--
N otes:
'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.
a 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.
3 -31
Housing Constraints and Resources
Table 3 -11
Typical Development Fees Comparison
Single - Family and Multi - Family
Development Fee
New Single-Family' I New Multi-Family'
Design Review
$5,200
$5,200
Engineering Review
$1,000
$1,000
Geotechnical Review (for
Basement
$4,350
N/A
Arborist Review
$2,500
$2,500
Environmental Review
N/A
$60,000 estimate
Total 1
$13,050 1
$68,700 $13,740 per unit
Notes:
'One single - family unit
2Based on an apartment development with 5 units
Source: City of Saratoga
10. 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 -12 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:
• 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.
3 -32
Chapter 3: Housing Constraints and Resources
Table 3 -12
Local Development Processing Time
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
Source: City of Saratoga
Table 3 -13 summarizes the estimated processing timelines for planning application by
development type. Processing timelines often occur concurrently. Based on recent
residential projects constructed in Saratoga, the City has not found the local development
processing timeline to hinder the development of housing.
The following describes each process and corresponding decision - making body:
Design Review
• The Community Development Director grants design review approval when
an application is found in compliance with the City's Municipal Code.
• If the Community Development Director intends to approve the application,
a "Notice of Intent to Approve" will be mailed to all property owners within
two hundred fifty feet of the subject property and to others as deemed
appropriate. All interested parties will have fifteen calendar days from the
date of the "Notice of Intent to Approve" in which to review the application
and provide written comments to the Community Development Director.
The Community Development Director approves or denies the application
within fifteen days of the close of the review period and mails notices of the
decision to the applicant and to any party that has requested a copy. The
Community Development Director's decision can be appealed to the
Planning Commission within fifteen calendar days of the Director's decision
to approve the application. The Planning Commission at a public hearing
will review any appeal.
• In reviewing applications for design review approval under, the Planning
Commission is guided by the following criteria:
(a) Where more than one building or structure will be constructed, the
architectural features and landscaping shall be harmonious. Such
features include height, elevations, roofs, material, color and
appurtenances.
3 -33
Chapter 3: Housing Constraints and Resources
(b) Where more than one sign will be erected or displayed on the site,
the signs shall have a common or compatible design and locational
positions and shall be harmonious in appearance.
(c) Landscaping shall integrate and accommodate existing trees and
vegetation to be preserved; it shall make use of water - conserving
plants, materials and irrigation systems to the maximum extent feasible;
and, to the maximum extent feasible, it shall be clustered in natural
appearing groups, as opposed to being placed in rows or regularly
spaced.
(d) Colors of wall and roofing materials shall blend with the natural
landscape and be non - reflective.
(e) Roofing materials shall be wood shingles, wood shakes, tile, or
other materials such as composition as approved by the Planning
Commission. No mechanical equipment shall be located upon a roof
unless it is appropriately screened.
(f) The proposed development shall be compatible in terms of height,
bulk and design with other structures in the immediate area.
• General Plan Amendment
• The Community Development Department reviews the application and
prepares a report, which shall be submitted to the Planning Commission
• The Planning Commission holds at least one public hearing on the
proposed amendment
• Following the conclusion of the public hearing, the Planning Commission
determines whether the proposed amendment should be adopted. The
Commission transmits its recommendation to the City Council, in writing,
together with a copy of the application, if any, and the documents
submitted, the report to the Commission from the Community Development
Director, the minutes of proceedings conducted by the Commission and the
resolution and findings, if any, adopted by the Commission with respect to
the proposed amendment
• Upon receipt of the recommendation of the Planning Commission, the City
Council conducts a public hearing on the proposed amendment
• The City Council may approve, modify or reject the recommendation of the
Planning Commission
• Tentative Subdivision Map
o Applications for tentative subdivision map approval are filed with the
Community Development Director who examines the application and the
documents submitted. The time of filing the application is the date on which
the application is accepted by the Community Development Director as
being complete.
3 -34
Housing Constraints and Resources
• Variance
• The Planning Commission is designated as the approving authority to grant
variances from the regulations prescribed in the Municipal Code.
• The Community Development Department reviews the application and
prepares a report, which shall be considered in determining whether to
approve or deny the conditional use permit.
• The Planning Commission conducts a public hearing on the application for
a variance.
o Any determination or decision by the Planning Commission can be
appealed to the City Council.
Use Permit
• The Community Development Department reviews the application and
prepares a report, which shall be considered in determining whether to
approve or deny the conditional use permit.
• Except for those uses identified in Section 15- 55.065 of the Municipal
Code, the Planning Commission considers all applications for conditional
use permits and conducts a public hearing
• Any determination or decision by the Planning Commission may be
appealed to the City Council.
Final Map
• Prior to the expiration of a tentative map approval or extension, the owner
has the property accurately surveyed and a final map prepared
substantially in accordance with the tentative map as approved. The
applicant files three copies of the final map, with any and all alterations
and changes required with the City Engineer for approval.
• The applicant or any interested person may appeal to the City Council any
determination or decision made by filing with the City Clerk a notice of
appeal clearly identifying the determination or decision from which the
appeal is taken and stating the grounds for the appeal.
Arborist Review
o The City arborist conducts a field survey of the property and notes tree
locations, assign tree numbers, draw outlines of tree canopies and
locations for tree protective fencing, and propose alternate locations for
trenching, lighting, or irrigation lines, and any other pertinent information
deemed necessary
3 -35
Chapter 3: Housing Constraints and Resources
Table 3 -13
Typical Development Processing Timelines by Development Type
Process
Single-Family
Multi-Family
Design Review Administrative
3 months
N/A
Design Review (Planning Commission
3 -4 months
4 -6 months
Environmental Assessment
N/A
4 -6 months
General Plan Amendment
6 -9 months
6 -9 months
Tentative Subdivision Ma
N/A
6 months
Variance
4 -6 months
4 -6 months
Use Permit
3 -4 months
3 -4 months
Annexation
6 -9 months
6 -9 months
Final Ma
N/A
3 months
Arborist Review
N/A
1 -2 months
Source: City of Saratoga
11. Measure G
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 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.
12. Environmental and Infrastructure Constraints
a. Environmental Constraints
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. Most identified sites in
Appendix B: Land Resources, including candidate sites for rezoning to meet the
remaining lower income need, do not contain environmental constraints to the
development of housing. Where environmental constraints exist, the City of Saratoga has
identified measures for mitigation.
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Chapter 3: Housing Constraints and Resources
Seismic Hazards
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. 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
3 -37
Housing Constraints and Resources
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 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
3 -38
Chapter 3: Housing Constraints and Resources
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." 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.
3 -39
Chapter 3: Housing Constraints and Resources
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.
b. Infrastructure Constraints
The following presents the analysis of existing and future water and sewer capacity in
Saratoga. The City has found that based on population projections and housing growth
needs, there is adequate water and sewer capacity.
Water
3 -40
Housing Constraints and Resources
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 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.
Portions of the higher elevations of the Santa Cruz Mountains within the City's Sphere of
Influence provide water runoff into local streams and recharge wells that provide a
portion of the City's water supply. These areas should be protected from significant
urbanization in order to maximize continued production of the local water supply.
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.
3 -41
Chapter 3: Housing Constraints and Resources
13. Community Development Block Grant Program
Community Development Block Grant (CDBG) Program funds are the largest sources of
Federal funding for housing and housing related activities in Saratoga. Table 3 -14 lists
the CDBG funded activities for the 2008 -2009 fiscal year.
Table 3 -14
CDBG Activity Allocations for FY
2008 -2009
Activity
Allocation
SHARP Revolving Housing Rehab program
ADA Saratoga - Sunnyvale Road Curb Ramp
$118,172
$58,073
ADA- SA Area Senior Coord. Council Restroom
$8,150
ADA- Access Signal Program Phase 1
$74,526
ADA- Theater Seating Pro'ect
$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
Source: City of Saratoga, 2008 -2009
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 land 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.
3 -42
Housing Constraints and Resources
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 -15 summarizes the estimated construction costs based on type
of development in Saratoga.
Table 3 -15
Construction Cost Estimates
Development Type
Cost per Square Foot
Single-Family Residential
$250
Town homes /Condominiums
$250
Multi-family- garden style a artments
$250
Multi-family- stacked flats with structured parking
1 $250
Source: RBF Consulting, 2008
4. Financing
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 -16, 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.
3 -43
Chapter 3: Housing Constraints and Resources
Table 3 -16
Mortgage Lending Rates -2006
San Jose - Sunnyvale -Santa Clara MSA
Income Group
Total Loans
Applications 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 1
50,768
29,405
1 9,964
19.6%
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.
3 -44
Housing Constraints and Resources
Figure 3 -1
Mortgage Rates
July 2007 -July 2008
8.00
7.00
6.00
5.00
1 yr ARM
4.00 --a— 15yr FIRM
6 30yr FIRM
3.00
2.00
1.00
0.00
r- r- co co co co m co oo
0 0 0 0 0 0 o q o 0q 0 0 0
Q U) Z O ti Q n
Source: Freddie Mac Primary Mortgage Market Survey
5. Energy Conservation
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.
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
3 -45
Housing Constraints and Resources
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.
3 -46
Chapter 4: Policy Program
Chapter 4
Policy Program
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 Chapter 2 and Appendices A and
C).
A. Policy Action Areas
The Policy Action Plan for the 2007 -2014 Housing Element is organized into five
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.
To further encourage mixed -use development, the City shall amend the Mixed -Use
Overlay district standards to allow both rental and owner occupied residential
development, remove the 50 percent limit on residential floor area and remove
the 1,250 square foot maximum on new dwelling units.
4 -1
Chapter 4: Policy Program
Objective:
Amend Mixed -Use Overlay Standards
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Amend Mixed -Use Overlay Standards within 2 -years of
Housing Element adoption
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 (75 units),
the City shall amend the Odd Fellows Retirement Community use permit to permit
the by -right development without discretionary action at a minimum of 75 renter
and /or owner occupied units and 20 du /ac affordable to very low- and low -
income households within the planning period.
Objective:
Amend the Odd Fellows Retirement Community Use
Permit
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Within 2 years of Housing Element adoption.
Policy Action 4 -1.3: Provide for Adequate Sites for Housing Development
The City shall establish a new mixed -use zoning district permitting rental and
owner - occupied multifamily residential development as a matter or right with a
minimum density standard of 20 du /ac. The very low- and low- income housing
need shall be accommodated on sites with densities and development standards
that permit at least 16 units per site and do not unduly constrain the development
of multi - family housing.
The new mixed -use zoning district shall encompass a minimum of 3.75 acres to
accommodate the remaining 50 percent of the City's lower income need (75
units). The site(s) that will be rezoned into the new- mixed use zoning district are
identified in Appendix B, Table B -5 of this Housing Element.
Objective:
Rezone a minimum 3.75 acres to permit residential
development by-right
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption.
4 -2
Chapter 4: Policy Program
Policy Action 4 -1.4: Continue to Implement Density Bonus Ordinance
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.
Objective:
Continue Density Bonus Ordinance Implementation
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Ongoing
Policy Action 4 -1.5: 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.
Objective:
Increased Energy Efficient
Responsible Agency:
Communit Development
Financing Source:
General Fund
Time Frame:
Investigate and develop, as appropriate,
incentive strategies within 1 year of Housing Element
adoption, ongoing thereafter.
Policy Action 4 -1.6: 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, an organization whose mission is to
promote healthy, energy and resource efficient buildings in California.
4 -3
Chapter 4: Policy Program
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.
Objective:
Increased Green Building Practices
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Investigate and develop, as appropriate, incentive
strategies within 1 year of Housing Element adoption,
ongoing thereafter.
Policy Action 4 -1.7: Encourage and Facilitate Lot Consolidation
The City will encourage and facilitate the consolidation of the identified candidate
sites (see Policy Action 4 -1.3) through a variety of incentives, including but not
limited to; financial incentives such as CDBG funds, land write- downs, assistance
with on- or off -site infrastructure costs, and other pre - development costs
associated with the assemblage of multiple parcels. Consolidation will provide the
opportunity to develop these underutilized lots to their fullest potential. The City
will evaluate the appropriateness of a variety of incentives and provide this
information to the developers and other interested parties through print material
at City Hall.
Objective:
Encourage and Facilitate Lot Consolidation in Identified
Candidate Sites
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Review within 1- ear of Housing Element adoption
Policy Action 4 -1.8: Review In -Lieu Park Facilities Fee for Affordable Housing
Development
The City of Saratoga utilizes development fees to ensure the level of services
provided by the City adequately serves new development without compromising
services provided to existing uses. These fees help ensure the City's ability to
provide for the public's health, safety and welfare through maintenance and
expansion of infrastructure, police and fire protection, amongst other necessary
services. As a municipality that does not have a functioning redevelopment
agency and is not a HUD entitlement jurisdiction, very limited resources are
available to assist in cost recovery for services.
4 -4
Chapter 4: Policy Program
Prior development activity in the City and current developer interest and activity
even in a challenging housing market indicates the in -lieu park facilities fee does
not currently pose a constraint on the development of market -rate housing.
However, the City understands that affordable housing development may require
assistance such as fee waivers or other relief in order to be feasible. To ensure that
the existing in -lieu parking facilities fee is not a constraint on the development of
affordable housing, the City shall review the fee and revise, as appropriate. If the
City does not revise the fee, alternative strategies will be considered to address
any potential future constraints to the development of housing.
Objective:
Review In -Lieu Park Facilities Fee for Affordable Housing
Development
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Review within 1- ear of Housing Element adoption
Policy Action 4 -1.9: Review Multi- Family Parking Requirement for Affordable
Housing Development
The history of development in the City and continued developer interest show that
the multi - family parking requirement does not pose a constraint on the
development of market -rate housing. However, the City understands that
affordable housing development may be more feasible through incentives such as
flexible parking requirements. To ensure that the existing multi - family parking
requirement is not a constraint to the development of affordable housing, the City
shall review the requirement and revise, as appropriate. If the City does not revise
the requirement, alternative strategies will be considered to address any potential
future constraints to the development of housing.
Objective:
Review Multi- Family Parking Requirement for Affordable
Housing Development
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Review within 1- ear of Housing Element adoption
4 -5
Policy Program
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.
Objective:
Provide funds and refer residents to the County of Santa
Clara's Housing Rehabilitation Program
Responsible Agency:
Communi Development
Financing Source:
CDBG funds
Time Frame:
Annually provide funds; Ongoing referrals
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.
Objective:
Provide information about rehabilitation programs on
an individual basis, as needed
Responsible Agency:
Communi Development
Financing Source:
General Fund/ CDBG
Time Frame:
Ongoing
4 -6
Chapter 4: Policy Program
Policy Area 4 -3: Design and Livability
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 the design guidelines and update as needed to
provide aesthetic direction for future residential development, as needed.
Objective:
Maintain Community Character
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Ongoing
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.
Objective:
Promote the Saratoga Village for Mixed -Use
Development
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Review Zoning Code by December 2010
Revise Zoning Code within 1 year of Housing Element
adoption, as appropriate
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
4 -7
Chapter 4: Policy Program
and to enhance the aesthetic qualities of new residential and commercial
developments.
Objective:
Continue Implementation of Saratoga Village Design
Guidelines
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Ongoing
Polity Area 4 -4: Access to Housing Opportunities
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.
Objective:
Review /Revise Second Dwelling Unit Ordinance
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Review Ordinance by December 2009
Update Ordinance by June 2010
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, for both affordable and market -rate, from independent living to
4 -8
Chapter 4: Policy Program
assisted living with services on -site, including healthcare, nutrition, transportation
and other appropriate services.
Objective:
Affordable Senior Housing Development
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Develop incentive program within 1 year of Housing
Element adoption.
Policy Action 4 -4.3: Compliance with SB 2
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:
• Amend the zoning code to provide sufficient capacity to accommodate
emergency shelters to meet the identified local homeless need, pursuant to
SB 2. The City will consider and analyze the commercial (C -N, C -V and C-
H) zoning districts to meet the requirements of SB 2.
• 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 in all residential zones and only subject to those
restrictions that apply to other residential uses of the same type in the same
zone.
Objective:
Compliance with SB 2
Responsible Agency:
Communit Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption
Policy Action 4 -4.4: Reasonable Accommodation Procedures
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,
Cam']
Chapter 4: Policy Program
timeline for processing and appeals and criteria for determining whether a
requested accommodation is reasonable.
Objective:
Adopt Reasonable Accommodation Procedures
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption.
Policy Action 4 -4.5: Development of Housing for Extremely Low - Income
Households
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.
Objective:
Housing for Extreme) Low- Income Households
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Explore activities to encourage development of housing
for extremely low- income households within 1 -year of
Housing Element adoption
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, including rental housing for families. These opportunities
could include increasing public awareness of the City's housing assistance
programs and partnering with local universities to explore student and faculty
housing development.
Objective:
Explore Opportunities to Encourage Additional Local
Workforce Housing through Community Partnerships
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Within 1- ear of Housing Element adoption
4 -10
Chapter 4: Policy Program
Policy Action 4 -4.7: Monitoring and Preservation of Existing Affordable Housing
The City shall continue to 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.
Objective:
Monitor and Preserve 170 "At- Risk" Units (Fellowship
Plaza and Saratoga Court
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Ongoing /Annual report of units; Preservation strategy
within 2 years of Housing Element adoption.
Policy Action 4 -4.8: Zoning to Encourage and Facilitate Single -Room Occupancy
Units (SRO's)
The City understands the importance of single -room occupancy units to provide
housing opportunities for lower- income individuals, persons with disabilities, the
elderly and formerly homeless individuals. The City shall amend the Zoning Code
to establish explicit definitions for and regulatory standards addressing single -
room occupancy units. The Zoning Code will include development standards and
permitting procedures that encourage and facilitate development of SRO housing,
consistent with State law.
Objective:
Zoning for SRO's
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Within 1 year of Housing Element adoption
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 limited local resources,
4 -11
Chapter 4: Policy Program
the City strives to build partnerships and coordinate housing efforts with outside
agencies and organizations.
Policy Action 4 -5.1: Promote Fair Housing Efforts
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.
Objective:
Continue Support of Fair Housing Efforts
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Ongoing
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.
Objective:
Comprehensive Housing Outreach Strategy
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Evaluate existing outreach by December 2009
Implement outreach within 2 years of Housing Element
adoption
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; prioritize efforts and resources to the identified sites for rezoning to
promote a variety of housing types, such as rental units, affordable to lower
income households. The City shall also evaluate the effectiveness of its
4 -12
Policy Program
partnerships with housing developers and seek ways to expand and foster its
partnerships as appropriate.
Objective:
Partnerships with Housing Developers
Responsible Agency:
Communi Development
Financing Source:
General Fund
Time Frame:
Evaluate partnerships within 1 -year of Housing Element
adoption; Annually, thereafter
Policy Action 4 -5.4: Healthy Community
The City supports residential development that promotes healthy life styles (i.e.
recreational activities, encourages pedestrian and bicycle use and continued
support of the Farmer's Market).
Objective:
Promote Healthy Lifestyles
Responsible Agency:
Communi Development
Financing Source:
Grants General Fund
Time Frame:
Ongoing
4 -13
Policy Program
Table 4 -1
Housing Element
Quantified Objectives 2007 -2014
Program (3�►jedi+'e
New Construction
Extremely Low - Income'
45
90
Very Low- Income
Low Income
68
Moderate Income
77
Above Moderate Income
57
Total
292
Housing Rehabilitation
Extremely Low- Income'
5
Very Low- Income
10
Low Income
10
Moderate Income
Not Applicable
Above Moderate Income
Not Applicable
Total
20
Preservation of At -Risk Rental
Housina
Extremely Low- Income'
Very Low- Income 150
Low Income
Moderate Income 20
Above Moderate Income Not Applicable
Total 170
Notes:
'Extremely Low- Income assumed to be 50 percent of Very Low- Income allocation.
4 -14
Community Outreach
Appendix A
Community Outreach
A. Introduction
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.
A -1
Appendix A: Community Outreach
The following notes were taken during the participant discussion at the first
Community Workshop held on June 17, 2008 (Comments are provided verbatim).
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
Inclusionaa
• 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?
Afforda bi I ity
• 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
A -2
Appendix A: Community Outreach
• High Costs = Difficult to house Teachers and Firemen, etc.
Low Density Lots
• Low density lots
Big Lots = Higher Costs
Preservation of Property Values
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
Public Services
• Overuse of parks
• Saratoga schools cannot accommodate more students
• How to fund services extra housing requires police, fire, library, etc.
US]
Appendix A: Community Outreach
• 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
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
OPPORTUNITIES
Planninct
• Slow and planned growth is best
• Hold onto Measure A & Measure G, They are our life line.
• Look at existing sites.
Inter City Agreements
A -4
Appendix A: Community Outreach
• Agreements with other cities
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
MIYPrA I IC,-
• Mixed use
• Transit Village
2nd Units
• More ODD fellow units
• More possible 2nd units
• Capture larger # of current 2 "d 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
2 "d 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
A -5
Appendix A: Community Outreach
Increased Affordability
• Require % of new subdivisions be dedicated to affordable housing
• Increased affordability
• Share responsibility for affordable housing throughout Saratoga
Senior Housinq
• Retirement options for current Saratoga homeowners
Taxes
• Change tax laws to permit easier sale for older citizens
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).
Saratoga Housing Element Update Workshop #2
August 5, 2008
Challenges and Opportunities
Post -It Note Exercise
Actions and Ideas
Focus Group Exercise
CHALLENGES
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
F-Wel
Appendix A: Community Outreach
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 Housinq
• 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.
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
A -7
Appendix A: Community Outreach
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 2 "d 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
• Condos versus rentals in CH -2 zone
• Review CH -2 zoning in downtown; get rid of rental overlay
• CH -2 condos versus rentals
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?
Appendix A: Community Outreach
• 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
ACTIONS AND IDEAS
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
3. Affordability
A -9
Appendix A: Community Outreach
• 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 d 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
A -10
Appendix B: Residential Land Resources
Appendix B
Residential Land Resources
A. Adequate Sites
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
B -1
Residential Land Resources
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 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.
Table B -1
Units Constructed
January 2007- January 2009
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
B -2
Table B -2
City of Saratoga
Adjusted RHNA Allocation
2007 -2014
Notes:
'Extremely Low- Income need assumed to be 50 percent of Low- Income allocation= 45 units
Source: Regional Housing Needs Allocation
B -3
Above
Very Low-
Moderate-
Moderate -
Income'
Low- Income
Income
Income
Total
2007 -2014
90
68
77
57
292
RHNA Need
Construction
0
0
0
8
8
Achievements
Adjusted
90
68
77
49
284
RHNA Need
Notes:
'Extremely Low- Income need assumed to be 50 percent of Low- Income allocation= 45 units
Source: Regional Housing Needs Allocation
B -3
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B -4
City of Saratoga
Housing Element
D
c
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O
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a
0
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9P
Units Constructed
�0A
City Parcels
t
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City Limits
N
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0 1,500 3,000
Feet
•
«
Units Constructed
January 2007- January 2009
Exhibit B -I
This page left intentionally blank.
:.
Appendix B: Residential Land Resources
1. Capacity to Meet Regional Share Goals
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 land in the City of Saratoga is located in hillside areas. Table
B -3 summarizes the vacant land 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.
Table B -3
Vacant Land Inventory
APN
Address
Zoning
Acres
Density
Total Capacity
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 p er 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
M
APN
Address
Zoning
Acres
Density
Total Capacity
DU
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 p er 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
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 er 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 er 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
Table B -3
Vacant Land Inventory
APN
Address
Zoning
Acres
Density
Total Capacity
DU
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 p er 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 er 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
m
Table B -3
Vacant Land Inventory
APN
Address
Zoning
Acres
Density
Total Capacity
DU
503 -64-
STONERIDGE DR
R -M -4,000
0.88
4,000 sq ft per
9
028
DU
503 -65-
FIELDSTONE DR
R -M -4,000
0.24
4,000 sq ft per
2
020
DU
Total
t7 110
Source: City of Saratoga
AM
City of Saratoga
Housing Element
L
A
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QQQQox
CL
9
l0
0
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Vacant Land
City Parcels
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City Limits
/
0
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•
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0 1.500 3,000
Feet
0
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Vacant Land
Exhibit B -2
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B -12
Residential Land Resources
b. Current Projects
The City of Saratoga has fourteen dwelling units currently under construction as of March
2009. Exhibit B -3 shows the locations of these units. Six units have been determined to be
affordable to Above Moderate - Income households. The remaining eight units are second
dwelling units with deed restrictions limiting rental of such units to low- income
households.
Table B -4
Units 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 Baran a Ln
1
Above Moderate
503 -69 -040
22000 Via Regina
1
Above Moderate
503 -69 -028
21891 Via Regina 2nd unit
1
Low
517 -22 -071
15400 Peach Hill Rd 2 "d unit
1
Low
397 -20 -043
14650 Horseshoe Dr 2 "d unit
1
Low
510 -03 -004
15230 Pepper Ln 2nd unit
1
Low
510 -10 -016
15211 Hume Dr 2nd unit
1
Low
503 -69 -012
14940 Gerneil Ct 2nd unit
1
Low
503 -68 -014
14141 Palomino Way 2 "d unit
1
Low
517 -20 -017
14890 Montalvo Rd 2nd unit
1
Low
Total
14
Source: City of Saratoga
B -13
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B -14
City of Saratoga
Housing Element
0
a
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,eco
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e P
Current Projects
Q;et�
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City Parcels
t
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5
City Limits
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i
0 1.500 3 -000
Feet
_ - •
��it
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Current Projects
Exhibit B -3
This page left intentionally blank.
.
Residential Land Resources
c. Candidate Sites for Mixed -Use Development
The City has identified six adjoining parcels with potential for residential
development. These parcels are located on Prospect Road between Saratoga
Avenue and Lawrence Expressway and are currently zoned as Commercial
Neighborhood (CN). The potential redevelopment capacity for each parcel was
determined through an evaluation of existing use and the proposed permitted
density. Table B -5 lists the identified parcels and indicates that all parcels have
potential for lot consolidation.
The City will rezone these sites into a new mixed -use zoning district with a
minimum net density standard of 20 du /ac, allowing units to be counted towards
meeting the City's lower income housing needs pursuant to AB 2348. There is
potential to develop 87 dwelling units on the identified underutilized sites utilizing
the 20 du /ac density standard.
Table B -5
Candidate Sites Inventory
B -17
Existing
Existing
Proposed
Use
Gener Square
Density
Capacity
Parcel
APN
Description
Acres al Plan Zoninq Footage
Minimum
# of units Notes
1
386 -10-
Retail,
2.15
CR
CN
23,021
20 du /ac
32
Potential for lot
043
Restaurant,
consolidation
Personal
Services
2
386 -10-
Personal
1.00
CR
CN
9,357
20 du /ac
15
Potential for lot
004
Services
consolidation
3
386 -10-
Personal
0.29
CR
CN
5,147
20 du /ac
3
Potential for lot
055
Services
8
consolidation
4
386 -10-
Office
0.70
CR
CN
3,081
20 du /ac
12
Potential for lot
056
0
consolidation
5
386 -10-
Retail
0.93
CR
CN
11,381
20 du /ac
13
Potential for lot
006
0
consolidation
B -17
Table B -5
Candidate Sites Inventory
Source: City of Saratoga
B -18
Existing
Existing
Proposed
Use
Gener
Square
Density
Capacity
Parcel
APN
Descri tion
Acres
al Plan
Zoning
Footage
Minimum
# of units
Notes
6
386 -10-
Retail,
0.93
CR
CN
14,527
20 du /ac
12
Potential for lot
007
Personal
0
consolidation
Services,
Office
Total
87
Source: City of Saratoga
B -18
City of Saratoga
Housing Element
D
44"
O
O
d
a
„
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0
a
o¢
Underutilized Sites
Q�et�
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0.04' �,�
City Parcels
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5
City Limits
i
o
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i
0 1,500 3,000
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0 oy
do,
w
0
Underutilized Sites
Exhibit B -4
This page left intentionally blank.
B -20
Residential Land Resources
Realistic Capacity
Existing uses within the six underutilized parcels consist of single -story retail
stores and small offices surrounded by parking. These retail and office uses are
located in a 1960s one -story strip commercial development with few tenants
and discontinued operation of some businesses. The center is characterized by
outdated architectural styles consisting of tar and gravel roofs with interior
court parking offering limited retail exposure.
The City therefore anticipates that these sites are well- suited for higher density
residential development. The parcels are located along a major transportation
corridor and easily accessed by bus transit with proximity to an expressway.
Across from these parcels is a grocery store; and near an existing retail mall
and high school. The parcels contain adequate infrastructure to support
residential development and no environmental constraints have been identified
with the potential to limit residential development.
The six parcels are located adjacent to current mixed -use, higher density
developments occurring at the neighboring City of San Jose. These mixed -use
projects illustrate the development trends occurring in the area. To encourage
this type of development, this Housing Element update includes policy actions
that amend the City's mixed -use development standards; support partnerships
with the development community to provide housing opportunities for lower
income households; and encourage lot consolidation of smaller parcels.
Taking into account the existing square footage on the six acre site, there is a
remaining 4.49 acres available for residential development. Accounting for
recent development trends occurring in the area, adequate infrastructure and
services, based on a minimum net density of 20 du /ac, there is a potential
capacity of 87 dwelling units on these parcels.
d. Odd Fellows Retirement Community
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 a minimum of 75 additional units
affordable to Very Low- and Low- Income households. These 75 units have the capacity to
B -21
Appendix B: Residential Land Resources
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.
Table B -6
Odd Fellows Retirement Community
APN Address
Existing
Use
Acres
397 -12 -012
14500
Fruitvale
Avenue
Retirement
Community
1.64
397 -12 -019
25.06
397 -12 -016
10.53
50,029 1 9.38
Total 30.78
Source: City of Saratoga
B -22
Existing
Genera
Square
Remaining
I Plan
Zonina
Foota a
Acres
CFS
R -1 —
15,876
1.28
40,000
214,975
20.12
50,029 1 9.38
Total 30.78
Source: City of Saratoga
B -22
City of Saratoga
I�
Housing Element
f
O
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ce�oaa z
Je
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=Odd Fellows Community
City Parcels
H
ca
City Limits
i
0 1,500 3,000
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Odd Fellows Community
Exhibit B-5
This page left intentionally blank.
:�►Z1
Appendix B: Residential Land Resources
2. Sites Summary
Table B -7 summarizes the City of Saratoga's capacity to meet RHNA goals.
Table B -7
Sites Summary
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 March 2009.
Source: City of Saratoga
B. Assisted Units "At- Risk" of Conversion
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. Government assisted housing converts to market rate housing for a
number of reasons including expiring subsidies, mortgage repayments, or
expiration of affordability restrictions.
This section will address:
1 :1vial
Above
Very Low-
Low-
Moderate-
Moderate -
Income'
Income
Income
Income
Total
2007 -2014
90
68
77
57
292
RHNA Need
Construction
Achievements
January 2007 -
0
0
0
8
8
January 20092
Vacant Land
Capacity
0
0
0
110
110
Units Under
Construction
0
8
0
6
14
Candidate Sites
87
0
0
87
Odd Fellows
Retirement
75
0
0
75
Community
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 March 2009.
Source: City of Saratoga
B. Assisted Units "At- Risk" of Conversion
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. Government assisted housing converts to market rate housing for a
number of reasons including expiring subsidies, mortgage repayments, or
expiration of affordability restrictions.
This section will address:
1 :1vial
Residential Land Resources
• 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.
1. Inventory of At -Risk Units
Table B-8
Units "At- Risk" of Conversion
2007 -2014
Source: U.S. Department of Housing and Urban Development, 2008
2. Cost of Preservation Versus Replacement
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
B -26
Type
Of
Length of
Earliest
Total
Assisted
Pro'ect
Address
Units
Program
Affordability
Conversion
Units
Units
Fellowship
14520
Senior
202/811
60 months
2009
150
150
Plaza
Fruitvale
(Very Low
(144 1-
Ave.
and Low-
Bdr;
Income )
6 2 -Bdr
Saratoga
18855
Senior
Section 8
60 months
2011
20
20 (1-
Court
Cox Ave.
NC
(Moderate-
Bdr)
Income)
Total
170
Source: U.S. Department of Housing and Urban Development, 2008
2. Cost of Preservation Versus Replacement
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
B -26
Appendix B: Residential Land Resources
residents when their affordable units convert to market rate. To determine the
subsidy needed, Fair Market Rents were compared to market rate rents.
Table B -9
Fair Market Rents (Santa Clara County)
2008
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
PF Table 8 -10
Estimated Monthly Subsidy to Preserve "At -Risk' Units
Unit Size
Rents
Number
of Units
Difference
Monthly
Subsidy
Annual
Subsidy
Fair
Market
Rents'
Market
Rate2
Studio
$928
$1,544
0
$616 $0
$0
1 bedroom
$1,076
$1,822
164
$746 $122,344
$1,468,128
2 bedroom
$1,293
$2,406
1 6
$1,113 $6,678
$80,136
3 bedroom
$1,859
$3,073
0
$1,214 $0
$0
Total
$1,548,264
Notes:
'HUD Fair Market Rents 2008
2RealFacts, 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.
B -27
Appendix B: Residential Land Resources
Table B -11
Replacement Costs by Unit Type'
Unit Size
Costs per Square
Foot
Average Square
Foot /Unite
Replacement Cost
per Unit'
Studio
$250
496
$149,000
1 bedroom
$250
774
$218,500
2 bedroom
$250
1,051
$287,750
3 bedroom
$250
1,316
$354,000
Notes:
'Based on the prevailing market conditions. Units assumed as garden -style apartments with on -site parking.
2Based on average square footage reported by RealFacts
'Includes construction costs, financing, and land acquisition costs of $25,000 per unit.
Source: RBF Consulting 2008
Table B -12
Replacement 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
1 $354,000
1 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
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.
I . 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
B -28
Appendix B: Residential Land Resources
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.
ii. State Programs
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.
11.144]
Appendix B: Residential Land Resources
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.
iii. 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.
iv. Qualified Entities
The following lists qualified entities who are interested in purchasing
government- subsidized multi - family projects within Santa Clara County.
• Affordable Housing Foundation
• BRIDGE Housing Corporation
• Cambrian Center, Inc.
• Charities Housing Development Corporation
• Christian Church Homes of Northern California, Inc.
• Community Home Builders and Associates
• Community Housing Developers, Inc.
• Matinah Salaam
• Mid - Peninsula Housing Coalition
• Palo Alto Housing Corporation
• Palo Alto Senior Housing Project, Inc.
• Satellite Housing, Inc.
• South County Housing, Inc.
Appendix B: Residential Land Resources
e. Quantified Objectives
Housing Element law requires that cities establish the maximum number of units
that can be preserved over the planning period. Two assisted projects with a total
of 170 units are at -risk of converting to market -rate housing within the planning
period. The City of Saratoga will explore appropriate funding opportunities to
assist in preserving all 170 affordable housing units.
B -31
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B -32
Appendix C
Past Performance
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 land and /or sites with re -use potential to
accommodate the CityJs 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:
Program 1.1: Zoning Code Changes for Second Units
C -1
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,
Program Activity
• 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
The City's Zoning Ordinance was revised in March 2005 to
amend second unit standards eliminating age - related occupancy
Progress in
restrictions; eliminating the 1.6 acre minimum site area
Implementation
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.
Require property owners receiving permits for new second units to
Program Activity
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.
Between the years 2003 -2006, eleven second units were
Progress in
permitted and deed - restricted to be affordable to lower income
Implementation
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
C -1
Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
Program 1.2: Amend Zoning Code to Implement a Mixed Use Overlay Zone
brochure to be distributed to public places in the City, and
Program Activity
providing annual information to single - family property owners on
the benefits of, and permit requirements for second units.
Public information with respect to second units is provided at the
Progress in
front counter or suggested to project applicants during staff review
Implementation
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
Program Activity
assumptions contained in "Discussions of New Construction
Implementation
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.
The City of Saratoga annually reviewed the 1999 -2006 Housing
Element, which reports on the number of units constructed each
Progress in
year. Both the City's Planning Commission and the City Council
Implementation
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.
Program 1.2: Amend Zoning Code to Implement a Mixed Use Overlay Zone
C -2
The City will adopt a Zoning Code amendment to implement a
Program Activity
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
The City amended the Zoning Code on April 21, 2004 to
Implementation
implement the Mixed -Use Overlay zone.
The new mixed -use overlay zone will contain appropriate
Program Activity
development standards, including residential density and parking
standards, suitable for the development of low -and moderate -
income housing.
The City's Zoning Code has been revised to include development
Progress in
standards for the mixed -use designation, the standards include:
Implementation
• Maximum density is 20 dwelling units per net acre;
• The dwelling units shall be located on the second floor or
C -2
Appendix C: Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
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 common, useable open space on
site.
Projects that include residential - commercial mixed -uses will be
Program Activity subjected to the City's density bonus - affordability requirement (see
program 2.1).
Progress in I In June 2006, the City Council adopted the Statewide Density
C -3
Appendix C: Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
Implementation
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 all 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.
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
Program Activity
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
The City has not prepared an information packet informing
Implementation
developers about the mixed -use zone.
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
Program Activity
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.
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
Progress in
reviewed the report. The City approved a new, small mixed -use
Implementation
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.
Goal 2: Encourage the Construction of Housing Affordable to Lower- and Moderate -
Income Household and Increase Affordable Housing Options.
C -4
Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
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.
Program 2.1: Density Bonuses and Affordable Requirement for Very Low- and Low -
Income Housing
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 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
Program Activity 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.
Progress in In June 2006, the City Council adopted the Statewide Density
Implementation Bonus Law.
Program 2.2: Saratoga Retirement Community
The City will work with the Saratoga Retirement Community to set
aside as many dwellings of the Phase I expansion (1 10- units) as
possible. The first phase of this project developed by SRC for low -
income households (currently under construction) has reserved
Program Activity 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 Iona -term
C -5
Appendix C: Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
affordability covenants. Phase II 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
Progress in occupied. This was the phase that included 49 units for very low -
Implementation income households. Phase 11, which consists of 47 units for
moderate - income households and 97 units for above moderate -
income households have also been completed.
Program 2.3: Assist in Obtaining Subsidies for Affordable Housing Development
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.
Program Activity • 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 $39,707 for a house on Vista Drive in
Progress in
Cupertino which house's Saratoga Residents in fiscal year 2001 -
2002.
Implementation 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.
Program 2.4: First -Time Homebuyer Assistance
Program Activity The City will make an annual contribution to a regional housing
fund dedicated to providing first -time homebuyers assistance and
C -6
Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
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.
Progress in Due to the rising high cost of housing in Saratoga, the City has
Implementation not been able to participate in these programs and has not made
any contributions to the regional housing fund.
Goal 3: Assist Lower - Income Homeowners in Maintaining Their Homes
Objective: To eliminate substandard housing conditions in Saratoga through financial
assistance to low- income homeowners who are unable to properly maintain or repair
their homes.
Program 3.1: Saratoga Housing Rehabilitation and Assistance Program
The City will continue to provide housing rehabilitation assistance
Program Activity 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
Progress in Rehabilitation Program through the use of CDBG funds. The
Implementation 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.
Goal 4: Preserve Existing Affordable Housing in Saratoga
Program 4.1: Preserve Existing 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
Program Activity 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.
C -7
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
• Require that any financial assistance be tied to a minimum 30-
year affordability covenant binding on all current and future
property owners during the effective time period.
The City has continued to monitor the 177 existing affordable
rental units located at:
Progress in Saratoga Court — 18855 Cox Avenue
Implementation
• Saratoga Retirement Community (Odd Fellows) — 14520
Fruitvale Avenue
F s 4.Z Amw fcwba*v Senor Lkift
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
Program Activity 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
NIR
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
Program 5.1: Fair Housing Program
C -9
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.
The City will promote its second unit standards by posting
information on the City's website, preparing an information
Program Activity
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.
The City provides information on second units at the City's
Progress in
Planning Counter and suggests them during design review of a
Implementation
project. There are currently no 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
Program Activity
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
Progress in
year. Both the City's Planning Commission and the City Council
Implementation
reviewed the report. The City does not report on the number of
existing second units brought into conformance in the Housing
Element's annual review.
Goal 5: Promote Eaual
Housina Oonortunity for All Saratoga Residents
Program 5.1: Fair Housing Program
C -9
Appendix C: Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
Program Activity
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
Progress in Mid - Peninsula Citizens for Fair Housing or to the County of Santa
Implementation 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
Program Activity 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 establishment of temporary emergency shelters on a
C -10
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
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 preparing a competitive funding request.
Included in the Mixed -Use Overlay ordinance is a provision that
indicates that anywhere Mixed -Use developments are allowed so
Progress in will emergency and transitional housing. The City of Saratoga has
Implementation issued a Conditional Use Permit to the Saratoga Ministerial
Association for a rotating emergency shelter program to be
housed at various local churches.
Progr 5.3: Evakxfim of /locaani --da of Pas= v� lh dos
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
Program Activity 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
C -11
Past Performance
Table C -1
Evaluation of 1999 - 2006 Housing Element Past Performance
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
Progress in ordinances and policies to ensure that the City does not in any
Implementation fashion condone discrimination against persons with disabilities
due to any zoning code, building code, or development
regulations.
C -12
Appendix C: Past Performance
Table C -2
Progress in Achieving Housing Element
Quantified Objectives 1999 - 2006
Program
Quantified Objective
Level of Achievement
Gos�►cior�.
Very Low - Income 75
60
Low Income
36
1
Moderate Income
108
108
Above Moderate Income
320
455
Total
Housing Rehabilitation
Very Low- Income
539
10
624
4
Low Income
20
0
Moderate Income
Not Applicable
Not Applicable
Above Moderate Income
Not Applicable
Not Applicable
Total
Preservation of At -Risk Rental
Very Low- Income
30
Housing
177
4
177
Low Income
Not Applicable
Not Applicable
Moderate Income
Not Applicable
Not Applicable
Above Moderate Income
Not Applicable
Not Applicable
Total
177
177
C -13
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C -14
Appendix D: Glossary of Terms
Appendix D
Glossary of Terms
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.
D -1
Glossary of Terms
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. ")
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.
D -2
Glossary of Terms
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.
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: land 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.
D -3
Glossary of Terms
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.
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.
D -4
Appendix D: Glossary of Terms
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.
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
D -5
Glossary of Terms
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.
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
W.
Appendix D: Glossary of Terms
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.
D -7
Appendix D: Glossary of Terms
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.
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
O
Glossary of Terms
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 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.
M
Appendix D: Glossary of Terms
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
DOF:
Department of Finance for State of California
DU /ac:
Dwelling units per acre
EDD:
California Employment Development Department
ELI:
Extremely Low Income
FAR:
Floor Area Ratio
FEMA:
Federal Emergency Management Agency
HCD:
Department of Housing and Community Development
HH:
Household
HOA:
Homeowners Association
HUD:
Federal Department of Housing and Urban Development
LAFCO:
Local Agency Formation Commission
MFI:
Median Family Income
NPDES:
National Pollutant Discharge Elimination System
RTP:
Regional Transportation Plan
SPA:
Sectional Planning Area
STF:
Summary Tape File (U.S. Census)
TOD:
Transit - Oriented Development
TDM:
Transportation Demand Management
D -10
TSM: Transportation Systems Management
WCP: Water Conservation Plan
D -1 1
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D -12
PREPARED BY:
OF Consulting
1 1 1 West Saint John Street, Suite # 850
San Jose, California 95113
408.993.9224
SARA® A
HOUSING CONSTRAINTS
AND RESOURCES
Chapter 3: Housing Constraints and Resources
Constraints to housing include both governmental and environmental. Saratoga is bounded
to the south and west by the Santa Cruz Mountain Range, and to the north and east by the
communities of Los Gatos, Campbell, San Jose and Cupertino. The low - lying, relatively flat
portions of the City are almost exclusively built out with single - family development. Highway
85 and Highway 9 bisect the City and bring commuter traffic through to the high tech jobs
in the nearby cities of Cupertino, Sunnyvale, and Mountain View. These factors, as well as
the high cost of land, and limited public transportation outside of the main thoroughfares,
are viewed as constraints to affordable housing by the residents of the City.
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 land 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 "MFfs." 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.
Draft June 2014
The City of Saratoga General Plan identifies six residential land use designations and two
Iopen space designations that permit residential uses. In addition, mixed use
developments that include residential uses are allowed by conditional use permit in
commercial districts within the City. Table 3-1 summarizes Saratoga's residential land use
designations by total acre, permitted density ranges, and maximum intensity of building
and impervious surface coverage.
Table 3 -1. General Plan Residential Land Use Designations
Draft June 2014
General Plan
No Wen Naf Land Use Designations
Maximum Intensity of
Existing Permitted Building and Impervious
Designation
Description Acreage Density Surface Coverage
Residential
Single- family dwellings,
4, 6891926.5
0.5 du /ac
15,000 square feet or 25
Hillside
horticultural and
percent of the site area,
Conservation
agricultural use, and
whichever is less
accessory uses
compatible with single -
family dwellings.
Residential
Single- family dwellings,
1,920
1.09 du /ac
35 percent of the site area
Very Low
horticultural and
Density
agricultural use, and
accessory uses
compatible with single -
family dwellings.
Residential
Single - family dwellings,
343
2.18 du /ac
45 percent of the site area
Low Density
horticultural and
agricultural use, and
accessory uses
compatible with single -
family dwellings.
Medium
Single - family dwellings,
2,093
Density
horticultural and
M -10
agricultural use, and
4.35 du /ac
60 percent
M -12.5
accessory uses
3.48 du /ac
55 percent
M -15
compatible with single-
2.90 du /ac
50 percent69 PeFSea Of th&
family dwellings.
rg4t; gFga
Draft June 2014
S A RAT A
HOUSING CONSTRAINTS
AND RESOURCES
Draft June 2014
To 3-1
General
Maximum Intensity of
Existing Permitted
Building and Impervious
Designation
Description Acreage Density
Surface Coverage
Residential
Detached and attached
83
14.5 du /ac
40 percent of the site area
Multi - Family
single - family dwellings,
such as condominiums,
duplexes, and
apartments, as well as,
horticultural and
agricultural use, and
accessory uses
compatible with single
@s
residential use.
Planned
Mix of single - family and
4
4.35-
25 - 35 percent of the site
Development
multi - family densities and
12.45
area
Residential
housing types.
du /ac
9pea Space
Orchard lands, water
9-2167.3
1 du /4 acres
No requirements
OatdeeF
reservoirs, and lands
14eEFOW60 }
under Williamson Act
Managed
Contracts. Only single -
Resource
family dwellings or
Production
structures directly
associated with
agricultural use.
Hillside Open
Covers all areas outside
99
1 du /20
25 percent or 12,000 square
Space
the City limits and within
acres to
feet, whichever is less
Saratoga's Sphere of
Idu /160
Influence (SOI) that are
acres
not designated as park
(based on
or Open Space Outdoor
a slope
Recreation. Agricultural
density
use, mineral extraction,
formula
parks and low intensity
subject to
recreational facilities,
stringent
land in its natural state,
criteria)
wildlife refuges, and very
low intensity residential
development and
support uses of those
listed above.
Draft June 2014
L001
SARA�
HOUSING CONSTRAINTS
AND RESOURCES
Source: City of Saratoga General Plan
— — —
Draft June 2014
Table 3 -1
General Plan
im
I Land Use Designations
Maximum Intensity of
Existing Permitted Building and Impervious
Designation
Description Acreage Density Surface Coverage
Commercial
Commercial
80
20 du /acre
The Planning Commission is
44exw
required to make special
Retail
uses /centers serving
findings when the residential
community and /or
iF>'teasity-e#
neighborhood; not
building
pe4iea floor area shell RE)t
regional in orientation.
eeywegeis
exceeds 50 percent of the
Mixed use developments
0 40 of Apt
total floor area of a project.,
RE)SiGI84e1 rises- allowed
o0oth GA Qf IQ
by conditional use
Note: In the
CN -RHD
permit.
,
zoning
district there
is no
Spesigl ARGiAgs. Total site
minimum
coverage may also increase
density
by 10 percent for a project
containing below market -
rate housing.
Professional
Professional offices;
34
Me n;
The Plannina Commission is
reauired to make special
and
serves as a transition
Vi e#
bukliR
findinas when the residential
Administrative
zone between
floor area exceeds 50
Office
commercial and
cVeFegeis
residential areas.
0 30 of Fie#
percent of the total floor
area of a project. the
Mixed Res+dee#iatuse
site areG.20
developments allowed
du a re
by conditional use
AAC-ARd So
permit.
fer. the We when GppFeved by
rate ae+}Siag -Total site
coverage may also increase
by 10 percent for a project
containing below market -
rate housing.
Source: City of Saratoga General Plan
— — —
Draft June 2014
IIIY U1
SARAT9A _ AND RESOURCES
As of January 29982013, the State Department of Finance (DOF) reports that 11,9169
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, California Government Code Section
65583.2 Assembly Ri',; establisheds "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. California Government Code Section 65583.2AB 2349, 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 conditional use permit. Mixed
residential /commercial uses are permitted by right in the Commercial C- N(RHD) district.
Draft June 2014 -�
SARA A
Table 3 -2. Residential uses - Permitted & Conditionally Permitted
Table 3-2
Residential Uses - Permitted &
Conditionally Permitted
No "meth, uses - FwmNed i
heddential Zones
Zone
Single - Family
Dwelling
P
Multi - family
Dwelling
Second Dwelling
Units
A
P
R -1- 40,000
P
-
P
R -1- 20,000
P
-
P
R- 1- 15,000
P
-
P
R -1- 12,500
P
-
P
R- 1- 10,000
P
P
HR
P
-
P
R -OS
P
-
-
R -M -5,000
P
P
-
R -M -4,000
P
P
-
R -M -3,000
P
P
P-A
C*
C*
-
C -N
C*
C*
-
-N R D
P*
P.
C -V
C*
C*
CH-1
C*
C*
-
CH -2
C*
C*
P= Permitted by Right C= Conditional Use Permit Required *Mxed Use Deveboment
Source: City of Saratoga Zoning Regulations Chapter 15
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. Based
on residential 1611445 GPPF9Y8d GRd construction in cea P1 4Ag -- compliance with these
standards, the City has determined that minimum and maximum lot coverage
steRderds, maximum building height standards and setback standards do not
unreasonably impact the cost and supply of housing nor the ability of projects to
achieve maximum densities.
Draft June 2014
HOUSING CONSTRAINTS
AND RESOURCES
The City of Saratoga is predominantly GUFFIFIRtly — comprised of flaestiy— single- family
residential units; as such there are not r2eeRt a significant number of aeweFmulti- family
housing projects to provide an analysis of the impacts of these development standards
on multi - family development. However, to address any impacts in the future, the City
will ensure that development standards in the C -N RHD -RewY-9s#ebW;ed_zoning district
(refer to Appendix B, Table B -5) will not be a constraint to the development of multi-
family housing.
The City has recently approved two small
mixed use developments in the historic
Saratoga Village on Big Basin Way (CH
District) since the previous Housing
Element update. These proiects include; a
two -unit townhouse proiect with 6,785
square feet of ground floor commercial
space at a density of 5.2 dwelling units
per acre, and a four -unit townhouse
proiect with 1,246 square feet of ground
Mixed -use development under construction in Saratoga floor commercial at a density of 6.6
Village dwelling units per acre. k#isterel4�ln
addition, the City has a history of
approving horizontal mixed use developments along Saratoga - Sunnyvale Road with
commercial uses frontina the road and small lot single family units on the rear of the
sites. For example a 12 unit mixed -use is being
developedaaeat on Saratoga - Sunnyvale Road at a density of 12 dwelling units per acre,
with 1,835 square feet of commercial space fronting the road and the townhouses in
the back Based on the history of mixed use development in Saratoga, the City has
determined that lot coverage, pedestrian open space (requirement in the CH District),
private open space, height and setback standards do not unreasonably impact the
cost and supply of housing nor the ability of projects to achieve maximum densities.
As a new policy action for the next planning period, the City will amend the C- N(RHD)
district to increase density from a minimum of 20 dwelling units per acre to a minimum
of 30 units per acre and increase the maximum height limit from 30 feet to 35 feet to
reduce constraints to development on these sites.
Draft June 2014
CIIT U!
A RATT A
Table 3 -3. Summary of Residential Zonina Reauirements
W HOUSING CONSTRAINTS
AND RESOURCES
Table 3 -3
Summary d Nesid I I - Zoning Requiuemenis
Zone
Minimum Lot Area
Maximum
Maximum
Minimum
Minimum
Minimum
Lot
Building
Front Yard
Side Yard
Rear Yard
Coverage
Height
Setback
Setback3
Setback
A
10% or
5.00
25% or
26 feet
30 feet or
20 feet or
50 feet for
Less
Acres
15,000 sq.
(two
20% of the
ten
single-
Slope
ft.,
stories)
lot depth,
percent of
story
11%
5.20
whichever
whichever
the lot
structures;
Acres
is less
is greater
width,
12%
5.40
whichever
60 feet for
Acres
is greater
multi -story
13%
5.60
structures,
Acres
or 25% of
the lot
14%
5.80
Acres
depth,
whichever
15%
6.00
Acres
is greater
16%
6.40
Acres
17%
6.80
Acres
18%
7.20
Acres
19%
7.60
Acres
20%
8.00
Acres
21%
8.60
Acres
22%
9.20
Acres
23%
9.80
Acres
24%
10.40
Acres
25%
11.00
Acres
26%
11.80
Acres
27%
12.60
Draft June 2014
LILY U!
ARAT�, NA
Table 3 -3
Summary of Residential Zoning Requirements
Zone
Minimum Lot Area
Maximum
Maximum
Minimum
Minimum
Minimum
Lot
Building
Front Yard
Side Yard
Rear Yard
Coverage
Height
Setback
Setback3
Setback
A
Acres
28%
13.40
Acres
29%
14.20
Acres
30%
15.00
Acres
31%
16.00
Acres
32%
17.00
Acres
33%
18.00
Acres
34%
19.00
Acres
35% or
20.00
more
Acres
R -1-
40,000 sq. ft. interior
35 %a
26 feet
30 ft.
Interior
Interior
40,000
lot;
(two
lots:3
lots:
48,000 sq. ft. corner
stories)'
lot;
20 ft. (1 sr
50 ft. (15'
40,000 sq. ft. flag lot;
floor);
floor);
40,000 sq. ft. hillside
25 ft. (2nd
60 ft. (2nd
lot
floor )
floor
Corner lots:
Corner
lots:
20 ft.
interior (1 st
20 ft.
floor);
25 ft.
exterior (1 st
floor);
25 ft.
interior (1 st
floor): 30 ft.
exterior
2nd floor
Draft June 2014
SA EZAT A
HOUSING CONSTRAINTS
AND RESOURCES
Table 3-3
Summary of Residential Zoning Requirements
Zone
Minimum Lot Area
Maximum
Maximum
Minimum
Minimum
Minimum
Lot
Building
Front Yard
Side Yard
Rear Yard
Coverage
Height
Setback
Setback3
Setback
R -1-
20,000 sq. ft. interior
45 %a
26 feet
30 ft.
Interior lots:
Interior
20,000
lot; 24,000 sq. ft.
(two
lots:
corner lot; 20,000 sq.
stories) I
15 ft. (l st
ft. flag lot; 40,000 sq.
floor);
35 ft. (1 st
ft. hillside lot
20 ft. (2nd
floor);
floor)
45 ft. (2nd
floor
Corner lots:
Corner
lots:
15 ft.
interior (P
15 ft.
floor);
25 ft.
exterior (1 It
floor);
20 ft.
interior (2nd
floor);
30 ff.
exterior
2nd floor
R -1-
15,000 sq. ft. interior
50 7P
26 feet
25 ft.
Interior lots:
Interior
15,000
lot; 18,000 sq. ft.
(two
lots:
corner lot; 20,000 sq.
stories)
12 ft. (1 si
ft. flag lot; 40,000 sq.
floor);
30 ft. (1 si
ft. hillside lot
17 ft. (2nd
floor);
floor)
40 ft. (2nd
floor
Corner lots:
Corner
lots:
12 ft.
interior (1
12 ft.
floor);
25 ft.
exterior (1 st
floor);
17 ft.
interior 2nd
Draft June 2014
3 -10
C, rr or -�^
SARAT A
-f
Table 3 -3
Sunxnary of Residential Zoning Requirements
Zone
Minimum Lot Area
Maximum
Maximum
Minimum
Minimum
Minimum
Lot
Building
Front Yard
Side Yard
Rear Yard
Coverage
Height
Setback
Setback3
Setback
floor);
R -1-
30 ft.
15,000
exterior
(2nd floor)
R -1-
12,500 sq. ft. interior
55%2
26 ft.
25 ft.
Interior lots:
Interior
12,500
lot; 15,000 sq. ft.
(two
lots:
corner lot; 20,000 sq.
stories)1
10 ft. (1 "
ft. flag lot; 40,000 sq.
floor);
25 ft. (10
ft. hillside lot
15 ft. (2nd
floor);
floor)
35 ft. (2nd
floor
Corner lots:
Corner
lots:
10 ft.
interior (1s1
10 ft.
floor);
25 ft.
exterior (1 st
floor);
15 ft.
interior (2nd
floor);
30 ft.
exterior
2nd floor
R -1-
10,000 sq. ft. interior
60 %2
26 ft.
25 ft.
Interior lots:
Interior
10,000
lot; 12,000 sq. ft.
(two
lots:
corner lot; 20,000 sq.
stories)'
10 ft. (I 5'
ft. flag lot; 40,000 sq.
floor);
25 ft. (151
ft. hillside lot
15 ft. (2nd
floor);
floor)
35 ft. (2nd
floor
Draft June 2014
L I IY OI
S A RAT to
HOUSING CONSTRAINTS
AND RESOURCES
L
Draft June 2014
Table 3 -3
Summary of Residential Zoning Requirements
i
Table 3 -3
Summary of Residential Zoning Requirements
Zone
Minimum Lot Area
Maximum
Maximum
Minimum
Minimum
Minimum
Lot
Building
Front Yard
Side Yard
Rear Yard
Coverage
Height
Setback
Setback3
Setback
R -1-
Corner lots:
Corner
10,000
lots:
10 ft.
interior (1 St
10 ft.
floor);
25 ft.
exterior (1 st
floor):
15 ft.
interior (2nd
floor);
30 ft.
exterior
2nd floor
HR
2 acres for 0% or less
25% or
26 ft.
30 ft.5 or
20 ft. 5;
50 ft.
average slope;
15,000 sq.
(two
30 ft. or
20 ft.
(single -
10 acres for 50%
ft. ,
stories)?
20% of lot
interior and
story
average s1ope4
whichever
depth,
25 ft.
structure);
is less
whichever
exterior or
60 ft.
is greater6
10% of lot
(multi -story
width,
structure);
whichever
or 25% of
is greater6
lot depth,
whichever
is greater6
L
Draft June 2014
Table 3 -3
Summary of Residential Zoning Requirements
Zone
Minimum lot Area
Maximum
Lot
Coverage
Maximum
Building
Height
Minimum
Front Yard
Setback
Minimum
Side Yard
Setback3
Minimum
Rear Yard
Setback
R -OS
20 acres for 10% or
25% or
26 ft.
50 ft.
40 ft.
100 ft.
less average slope;
12,000 sq.
(two
single-
interior
(single -
180 acres 50% or
ff.,
stories) T9
story;
(one- story);
story); 120
more average
whichever
70 ft. two-
50 ft.
ft. (two-
slope8
is less
story
exterior
story)
(one - story);
60 ft.
interior
(two- story);
70 ft.
exterior
two -stor
Notes
'Exceptions may be granted in accordance with Article 15-55 of the Zoning Code for parcels exceeding 20.000 sq. ft.
'For any non- confomning site, the requirements provided in Section 15- 65.160 of the Zoning Code applies to the site.
'Setback areas for flag lots are determined according to Section 15-06.430(a) of the Zoning Code.
'Minimum net site area depends on average slope, as identified in Section 15 -13-060 of the Zoning Code.
'Excluding vacant lots and lots created after May 15, 1992.
"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 dense 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. City Code Section 15- 20.100 (a), (b)
'Minimum net site area depends on average slope, as identified in Section 15 -20-060 of the Zoning Code.
'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. Source: City of Saratoga Zoning Regulations, Chapter
15, Article 15-12
Draft June 2014
CITY Uf w
SARATP A
Table 3 -4. Summary of Multiple Family Residential Zoning Requirements
otes:
'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.
'For any non- conforming site, the requirements of Section 15.65.160 applies to the site.
'A side setback area of more than 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 comer
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.
Source: City of Saratoga Zoning Regulations, Chapter 15, Article 1 5- 17
Draft June 2014
Table 3 -4
Summary of Multiple Family Residential Zoning Requirements
Min Lot Area
ax Lot
Max Building
Min Front
in Side
Min
Zone
(S q. Ft.
Interior Lot Corner Lot
overage
Height
Yard
Setback
Yard
Setback'
Rear
Yard
30 feet or
10% of
R -M -5,000
10,000
11,000
40 percent
two stories'
25 feet
25 feet
R -M -4,000
12,000
14,000
40 percent
30
two stories' feet or
tw
25 feet
10% of
25 feet
R -M -3,000
12,000
14,000
40 percent
30
two stories feet or
tw
25 feet
10% of
25 feet
otes:
'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.
'For any non- conforming site, the requirements of Section 15.65.160 applies to the site.
'A side setback area of more than 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 comer
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.
Source: City of Saratoga Zoning Regulations, Chapter 15, Article 1 5- 17
Draft June 2014
lI1Y U
S A RA1 T A HOUSING CONSTRAINTS
AND RESOURCES
Table 3 -5. Summary of Mixed -Use Development Standards
Table 3 -5
Summary of
Mixed -Use
Max Density
Location of
Dwelling
20
Either on
dwelling
the second
units per
Floor or at
the rear of
net
the parcel.
acre'
Area
Dwelling units shall not
comprise more than 50
percent of the total floor
area of all buildings on
the site. The total floor
area may be increased
with approval by the
special findings. The
maximum overall site
coverage #eeForea may
be increased by ten
percent for projects
providing below market
rate housing.
Lot Coverage Max Building
Height
Overall site coverage
may be increased up to 264%e As
ten percent for projects stated for the
containing deed underlying
restricted below market
rate housing units. zoning district.
"Currently within the C -N District density may be determined by the Plannina Commission on a case by case basis if
special findings are made. Within the C- NIRHDI District, Glensily FpGt exGsed the minimum density is 20 dwelling units
per acre, Draects may be gooroved at more than 20 du /ac with 000roval by the Plannina Commission if special
fincinas are made,
Source: City of Saratoga Zoning Regulations, Chapter 15, Article 15-58
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.
Draft June 2014
CITY or
SA PR, ATp A
Table 3 -6. Residential Parking Requirements
HOUSING CONSTRAINTS
AND RESOURCES
Table 3 -6
Residenrtial Parking Requhemerrls -
Type of Residential Development Required Parking Spaces (off street)
Single family Dwelling (excluding
Two covered spaces within a garage.
second dwelling units)
Second Dwelling Unit
One covered space with a garage, except as
otherwise provided in Article 15 -56 of the Zoning
Code.
Multi- family Dwellings
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 dwelling units containing no more than
one bedroom and for housing developments
occupied exclusively by seniors and students, 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.
Source: City of Saratoga Zoning Regulations, Chapter 15, Article 15 -35
Draft June 2014
Un or'. _
SA RAT ?„A CONSTRAINTS
AND RESOURCES
d. Planned gembieed Community District
The purpose of the Planned Combined District (P-C) is to provide the City the authority
to modify standards of development in an underlying zoning district so as to achieve
the following obiectives:
(a) To provide a means of guiding development or redevelopment of properties in
areas of the City that are uniquely suited for a variety of design and development
patterns and standards.
(b) To provide greater flexibility of land use and design for a development that
provides a public benefit that would not otherwise be attainable throuah strict
application of the zoning regulations. A public benefit could include, but is not
limited to, buildings that exceed the City's green building standards, provides
community facilities that are open to the public, or allows for innovative in -fill
design.
(c) To encourage innovative design in a development that achieves one or more
specific goals and policies of the General Plan that would otherwise not be
attainable throuah strict application of the zoning regulations.
In certain instances, the obiectives of the zoning ordinance may be achieved by the
development of a.
_ residential
community p6ma* 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 numilm of uses in order to develop a living environment in
conformity with the Genera Ptan. the P-C District may include a
combirxi'ion of sire or multiple dweing uses together with ancillary uses of
recrealhonal centers, social halls, restaurants, medical centers and other related
facilities.
The P -C distrir-t 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, clubs, 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.
Draft June 2014
SAP
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.-4
sppFeVal preEess. The application and all associated oroiect approvals shall be
considered by the Planning Commission which shall make a recommendation to the
City Council. 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.
a. Density Bonus for Affordablee Units in Mixed -Use Projects
The City allows
the total
site coverage to also -be increased by 10 percent over the underlying zoning
district maximum for mixed -use projects containing deed restricted below market -rate
housing units.
b. 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. An on -site open parking space
must be provided in lieu of a garage.
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, and in which surgery or other medical treatment customarily
Draft June 2014 —�
l -w
C I iY of
S A RATA
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 conditional use permit. Institutional facilities are
also permitted in the Commercial district, subject to approval of a conditional use
permit.
4. Emergency Shelters, Transitional and Supportive Housing, and Single -Room
Occupancy Units
a. Emergency Shelters and Transitional and Supportive Housing
State Housing Law (Government Code Section §65583) 'cam requires that cities identify
sites that are adequately zoned for emery shelters and transitional and supportive
housing. Additionally, cities must not unduly discourage or deter these uses. The City of
Saratoga permits emergency shelters, transitional and supportive housing, and Single-
Room Occupancy Units in the C- N(RHD) District by right. Article 15- 19.035 of the City
Zoning Code includes regulations and development standards regarding Single -Room
Occupancy Units. This Housing Element update includes Policy Action 4 -4.3 in Chapter 4
to amend the Zoning Code to permit transitional and supportive housina as a residential
use in all residential zones in compliance with State Housinq Law, GUFre4Ydees ae#
Santa Clara County has approximately 2-6-23 emergency shelters, providing close to
8891,000 beds year - round, with an additional 300 beds available during the winter
months (November through March). There are also over 1,100 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.
Draft June 2014
CI II 1l I*
ARATp, A
Table 3 -7. Homeless Facilities near Saratoaa
HOUSING CONSTRAINTS
AND RESOURCES
Table 3 -7
Homeless Facilities near Saratoga
ftFa
Beds
Target Population
location
Emergency Shelter
Asian Americans for
Community Involvement
12
Women with children
San Jose
City Team Rescue Mission
52
Single men
San Jose
Hospitality House, Salvation
24
Sinale men
San Jose
Army
Our House Youth Services
10
Homeless and run -away youth
San Jose
HomeFirst
San Jose Family Shelter
143
Families
San Jose
Support Network for Battered
18
Domestic violence shelter - Women and
San Jose
Women
children
Emeraencv Shelter/Transi ional Housing
InnVision— Commercial
Streets Inns, Community Inns,
178
Working men, women & children,
San Jose
mentally ill men & women
Julian Street Inn, and
Montgomery Street Inns
James Boccardo Reception
370
Families and single adults
San Jose
Center (HomeFirst)
Transitional Housing
Next Door —Women with
19
Women and children— victims of
domestic violence
San Jose
Children
St. Joseph's Cathedral,
Social Ministry Office
45
Worker housing —men, women and
San Jose
children
YWCA —Villa Nueva
L
Women and children
San Jose
Source: Santa Clara County Consolidated Plan 2010 -2015
5. Adequate Sites for Emergency Shelters /Transitional /Supportive Housing
Accordina to the 2013 Santa Clara County Homeless Survey, 35 unsheltered individuals
were identified within Saratoga,. This red representing an increase of 28
individuals from the 2011 Homeless Survey. In April 2010, the City of Saratoga amended
its Zoning Code to permit emergency shelters /transitional /supportive housing in the C-
N(RHD) District by right.
Draft June 2014
A HOUSING CONSTRAINTS
AND RESOURCES
peFFn
Presently, one six acre area side in the City has
this designation. The area is located at Prospect Road and Lawrence Expressway.
However, development standards for shelters were not defined in the Ciity Code at that
time. As permitted under the provisions of Government Code 65583, the City will
establish written, objective development standards for emergency shelters-The-4;4y
such as number of beds,
security, and location from other emergency shelter facilities. This will assist potential
emergency shelter facility providers and the city alike when processing a proposal.
Draft June 2014
CIN I C�v i �;W4
I I
4944
WIDEIG
Side
W
ReaF I NG FeGiWiremea# I A 40iFRUM 39 feet I NG FeGiUORFA90 I NO FeqUiremea#
kleigk�t i14Ax #eet I' MmimuFR 29 fees I daa feef tae rx2b -feet
i#aits
a. Single Room Occupancy Units
Single Room Occupancy (SRO) residences are small, one -room units occupied by a
single irKtvidm i, 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 pokO into the housing market for Extremely Low - Income individuals,
formerly homeless, and disabled persons.
Single -room occupancy oats are ae#- defined ands included in the City's Municipal
Code to be permitted in C- N(RHD) Districts. Development standards and regulations
are included in Article 15- 19.035.
b. Second Dwelling Units
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, such as minimum net site area,
minimum floor area, minimum parking requirements, number of bedrooms, and site
access.
Draft June 2014
Second Dwelling Units have been a successful
means of providing affordable housing in
Saratoga. The City should seek ways to reduce
constraints for the development of additional
Second Dwelling Units.
As a Policy Action for the next Planning period,
the City will amend the Second Dwelling Unit
standards to eliminate the minimum square
footage reauirements and reduce the
minimum lot size for Second Dwelling Units to
90% or more of the standard lot size for the underlying zoning district. In addition, the
City shall create an informational brochure re aq rdina Second Dwelling Units to
disseminate to the public.
a. 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.
Draft June 2014
`A HOUSING CONSTRAINTS
CITY N AND RESOURCES
7. 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 de- ep rform activities such as walking, climbing stdrs, dressing, bathing, learning, or
remembering. This condition can also impede a person from being able to go outside
the home alone or to be employed.
As a matter of State Law (Government Code &65583), cities are aew 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 includes reasonable accommodation procedures
within the Municipal Code (Article 15- 80.025) to address the requirements of State Law.
a. Zoning and Other Land Use Regutoafions
The ways _#4ays in which the City of Saratoga facilitates housing for persons with
disabilities through its regulatory and permitting procedures include:
The City of Saratoga alows "institutional facilities" that provide "residential of
health care services to the community at large" in all residential districts as well as
in the Professiond 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
Draft June 2014
RATP HOUSING CONSTRAINTS
AND RESOURCES
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 does not pose a constraint of the
development of housing for persons with disabilities.
• With the City's Reasonable Accommodations provisions, Tthe City allows some
variation from the application of its parking standards to allow Ski
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 perTdt 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 locafm of the conditiond 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.
8. Building Codes and Enforcement
The intent of budding and saWy cedes is to preserve public health and safety, and
ensure the construction of safe and decent housing. These codes and standards also
have file potential to increase the cost of housing construction or maintenance.
a. BuikFmg Codes
The City of Saratoga has adopted the 2013 California Building Code, which is based ea
establishes construction standards for all
residential buildings. The city amends the Code as needed to further define
requirements based on ft 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
Draft June 2014 —®
CITY ._ A HOUSING CONSTRAINTS
AND RESOURCES
of rehabilitating older units, which may be required to comply with current codes.
However, the enforcement of ADA requirements is not at the discretion of the City, but is
mandated under federal law.
9. On and Off -Site Improvements
On and off -site improvements may be required in conjunction with development based
on the location of the project and existing infrastructure. Dedication and construction of
streets, alleys and other public easements and improvements may be required to
maintain public safety and convenience.
The City's standards and requirements for sheeh, sidewalks, and other site
improvements are found in the Municipal Code. Table 3-8 summarizes the City's
standards for roadway and right -of -way widths.
Table 3 -8. Street Widths
Table 3 -8
Street Widths
Right -of -Way Width (infeet)
Type of Street Pavement
6 -Lane Through -fare
120
104 (including 16-
foot median strip)
4 -Lane Divided Thorough -fare
100
80 (including 16-
foot median strip)
4 -Lane Undivided Thorough -fare
90
64
2 -lane R a>IugtOwe
60; 842
40; 64
Fronke Road
30 (including 5 -foot separator between
24
main line right -of -way and nearest
frontage road curb face)
Collector
60
40
Hillside
50 (plus slope easements where
26
necessary)
Local Street (RM- 3,000; RM 4,000;
56
36
RM- 5,000)
Local Street (R -1- 10,000; R-
50
36
1-12,500)
Local Street (R- 1- 15,000)
50
33
Local Street (R -1- 40,000)
50
26
Draft June 2014
On m
S A R A T�
HOUSING CONSTRAINTS
AND RESOURCES
Hillside Local Street
40 (plus slope easements where
necessary)
26
Sitreef WkIts
7of
IC
t
Right -of -Way Width
(in feet)
Pavement Width (in feet)'
ul -de Sac
50
33
Cul -de -Sac serving 12 lots or less
40
30
Cul -de -Sac, turnaround
42 (radius)
32 (radius)
Minimum Access Street
20
16
Notes:
Total width between exterior curb faces or shoulder edges
'Required on 2 -lane thoroughfares in or adjacent to commercial or PA zoft districts to proWde channelizotion for
turning movements
Source: City of Saratoga Municipal Code Article 14- 10.320 Table 1, definition for "Subdivision"
The on- and off -site improvements required by the City are necessary to adequately
provide the infrastructure and public facilities that support housing development. These
requirements ensure pubic safety and hec fh, are not jeopardized by increased
development and do not unduly hinder hou*ng development.
10. Development Fees
The Community Development Depc"rnent of the City of Saratoga is self- funded.
Various developmerlA and penrwl fees are charged by the City and other agencies to
cover administrative processing costs associated with development. These fees ensure
quality development cnd the provision of adequate services. Often times,
developmenit 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.
Table 3 -10 summarizes the typical development fees for single - family and multi - family
developments. Based on the residential projects constructed in Saratoga, the City has
not found the development and permit fees to hinder the supply of housing.
Draft June 2014
cin 0VW
SARAT A
IaDle 3 -Y. Gomoararve uevei=ment tee 5UmmarV lU I3 -1014
HOUSING CONSTRAINTS
AND RESOURCES
Table 3 -9
Comparative Development Fee Summary 2808 - 2989-2013 -2014
Description Saratoga Cupertino Los Gatos
Negative AGWGI G94 b G9R5U4GRt PIUS Major'- $4,174 $3767-7 12,LL5 ($3;5895,000
Declaration Minor 2 _ $2,086 $4,838 deposit for Initial
Study)
andiFeGt G96t. Cost of consultant
lus _35%.
EIR Processing Cost of consultant plus 35 %. $27,D4 4 3,44 Consultant's fee, plus
review fee -
$10,9429-,492 and 10%
EIR Cost
iF�iFee# Ges�
Categorical - $243 No fee
General Plan $3,500 initial deposit. AG#ael 13v hour Actual cost /$5,000
Amendment Gest eheicged by GGRSUItEIRt MiA9F GRA deposit
�ffl*GEIIIY40
$2 mss€
teF CitySiadireGt GGSts GIPPIOGGItiGR fee
$6 2bA
A 9j9FGR4
Of eI8GfiGR Gs d8t8R:R Red by $4,019i
96 2@ te be depesited With Q'-r°
Zone Change $3,500 initial deposit 139 hour Actual cost /$5,000
$128A;GWF MiROF $3,1991 depositWitfaeet
6eRerel RIGA 9
$6,200i SpeGiAG IEW
r8R
$9,425 - $4,19
-
$12,942 �esi R
AFREIRGIFFIeR
Tentative TFaGt Less Than 10 Lots - _$�28NaeuF l 5 509$2 Four lots or less -
Map $5,000 initial deposit; 16 944$5,469-; Five lots
10 or More Lots - $120/hou or more - $11,010
$5,000 initial deposit plus
Draft June 2014
Cin or *
ARAT�J _A
Table 3 -9
Comparative Development Fee Summary 2808 29092013 -2014
Description Saratoga Cupertino Los Gatos
$150 for each lot over 10; 9,64
Subdivision Final Map =
$2,500 for 10 lot plus $500 each
additional lot.
Site Plan
Administrative Design Review
Design Review
Development Review
Review
- $3,400;
Committee - $3,504094
Committee
Planning Commission Design
Approval - Varies
Review - $5,200
Planning Commission -
from
$%,2446,14L
$7.0112,084to$1,751;
Planning Commission
Approval - Varies
from$8, 558 4,999to
1 751 528
Conditional
$128fhew.Use Permit-
Major Use Permit -
Varies: $824 to
Use
Application
$15,509 363;
$5,862; Variance -
Permits and
Review: (Admin Review)
Minor Use Permit
$3,648.
Variances
$3,400; (Planning Commission
Review) $4,400;
Variance - Application
$7,2446 ; Variance -
31g4g
$3,908 ($649 when
Review- $2,700
#er ARW
Building
Building Permit
$78 minimum up to $7,010 for
Varies from $2,693
Varies from $23.50
the first $1,000,000 plus
(2,500 sa. ft. tract
for up to $500 to
$4.56 each additional
home) + $46.24 for
$5,608.75 for the first
$1,000 or fraction thereof
each 100 sa. ft. to
$1,000,000 plus
$2,919 (2,500 sa. ft.
$3.15 for each
custom home in
additional
hillside) + $46.24 for
$1,000 or fraction
each 100 sa. ft.
thereof
Plan Check
65% of the buktng permit fee
Varies from $1,354
65% of building
(2,500 sa. ft. tract
permit fee
home) + $1 for each
100 sq. ft. to $4,954
(2,500 sa. ft. custom
home in hillside) + $40
for each 1 QO s . ft.
Electrical
$.10 / sq. ft. (minimum $78)
$47 - permit
$693& - permit;
plan review fee 25%
of electrical permit
fee;
$.1 l 40 /s . ft. new
Draft June 2014
SARAT W
HOUSING CONSTRAINTS
AND RESOURCES
Table 3 -9
Comparative Development Fee Summary 281x8 - 2089-2013 -2014
Description Saratoga Cupertino Los Gatos
Mechanical 1 $.10 / sq. ft. (minimum $78)
Plumbing
SMIP (Strong
Motion
Instrumentation
Program)
Energy
$.10 / sq. ft. (minimum $78)
Buildina valuation x 0.0010
(minimum 50 cents)
Addition to Residential Building
-$200
New Residential Structure -
$47 49.79 permit}sq. ft. 6935 permit plan
siegle fGFRily - sq. 4. review fee 25% of
Multi- feaii(y electrical permit fee;
$.l 149 /sq.ft. new
$47 — permit 40 79
iamliy-Es9 f#-r tu4#i-
fam4y
y07aa - Pen I III,
plan review fee -
25% of Plumbing
Permit fee;
$.l 140 /sq. ft. new
construction only
For residential
construction of three
stories and less, the
permit fee is $4-94.00
per $100,000. FeF ell
the am fee i&
150 of Building Permit
Permit See "Building ermit" fee See "Building Permit" $69
9 9
Issuance I I fee
Final Tpor-tMap
Storm
Drain /Water
Quality
Subdivision
Tentative Subdivision Map -
Actual cost charge plus 25%
surcharge for City's indirect
cost plus $2,500 for the first lot
and $500 for each additional
lot
Single Family: $3,152/DU Varies - Single Family:
to $4,280 /acre; Multi- $3,797/ac to: Multi-
family: $3,072 /acre plus family
$232 /DU 120DU max per $3,797/ac and $143
acre. for each additional
unit (not to exceed
4,622/ac
Street First $50,000 Estimated - Sidewalks - $16 per
Improvement Construction Cost - $5,000 linear foot; Curb and
One to four lots -
$4,130; Greater
than four lots -
$8,5747�53
Map check done
by Town's consultant
- Consultant Cost plus
25% surcharge for
reports, reviews, and
minimum charge Gutter -
Draft June 2014
Table 3 -9
Comparative Development Fee Summary 2DA8- 2892013 -2014
Description Saratoga Cupertino Los Gatos
Over $50,000 Estimated $6157- per linear foot
Construction Cost - $5,000 plus
5% of Estimated Construction
Cost over
50,0003
Sewer
First $50,000 Estimated
—
—
Improvement
Construction Cost - $5,000
minimum charge
Over $50,000 Estimated
Construction Cost - $5,000 plus
5% of Estimated Construction
Cost over
50,000
Grading
Less than 100 Cubic Yards -
Greater of $2 542238
89249; first $50,000
$500; Over 100 Cubic Yards
rain mjm or 6% of cost
of value 104% of
$500 for the first 100 cubic
of imMvement
estimated cost of
yards
improvements
plus $125 for each adcftnal
next $50,000 of
100 cubic yards or fraction
value - 48% of
thereof
estimated cost
Plan Check Fee $530
of improvements.
Capital Facilities and Connections
Water
$500
$6,894 for single family
and townhouses; $2,280
for multi -famil
Sewer
500
77.50
JL4
Traffic /Road
$.77 per $100 of project
$16�g single permit;
New residential -
Fees
valuation
additional utility
$.15 /sq. ft.
company $90444;
additional engineering
investigation/coordino-
tion - $6057- / hr
In -Lieu Park
$20,700
Varies: $8,100 /DU multi-
Based on $0.04 for
family to $15,750/DU
Facilities Fee
each square foot of
Single family
building addition or
alteration, which
increases floor area of
an existing building.
Draft June 2014
LI IY t>F Sri'
SA RAT
�A
Table 3 -9
Comparative Development Fee Summary 2013 -2014
Description Saratoga
In -lieu Housina —
Mitigation
HOUSING CONSTRAINTS
AND RESOURCES
Cupertino Los Gatos
Projects one to six units: — As an option
$2.93/sa. ft. of floor for project with
area. 5 -10 DU, In -lieu
fees can be
paid into the
Town's
Affordable
Housing Fund
and are
calculated as b
percent of
building permit
valuation as
determined by
the
Notes:
Eight or more residential units.
Less than eight residential urAL
'The Estimated ConstrucknCost #a be determinedby th&PWc YWoftDirector and shall be exclusive of the
cost to construct pubic uPty facilitieswhere another pubicuNity agencyis collecting similar fees for such
facilities.
— Not listed in Fee Schedule
Sources: City of Saratoga User Fee ScMadu le'fiscol Year 2013J2014; City of Cupertino Summary of User Fees,
Resolution 13-M Fees effective July 1.201'3: Tiawnoi Los Gaffs Comprehensive Fee Schedule FY 2013/2014.
2010- 201SConsorida0edMon, City of0apertino
Draft June 2014
�ll
SACITY R`AIJ A
Table 3 -10. Typical Development Fees Comparison Single-Family and Multiple-Family
Table 3-10
Typical Development Fees
Comparison Single - Family and MuRi-
FanY
Development Fee New Single - Family' New Multi - Family'
Design Review
$5,200
$5,200
Engineering Review
$1,000
$1,000
Geotechnical Review (for
$3 x¢49
N/A
Basement)
Arborist Review
$2,500
$32,500
Environmental Review
WA
$60,000 (estimate)
Total
$12,200959
$699 7_00 ($13,940 per unit)
Notes:
One single - family unit
'Based on an apartment development with 5units
Source: City of Saratoga
1 l . 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 3-11 summarizes
the approximate processing time for development applications. Because the City
processes permits concurrently, projects that require a conditional use permit can be
approved in approximately the same timeframe as projects that do not require
discretionary approvals.
The Planning Commission may grant a conditional 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:
• 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.
• That the proposed conditional use will not adverselv affect existina or
anticipated uses in the immediate neighborhood, and will not adversely
affect surrounding prooerties or the occupants thereof.
Draft June 2014
SARATAA
Table 3 -11. Local Development Processina Time
Table 3 -11
Local Development Processing Time
Item I Standard Projects
Zoning Entitlements including Conditional 2 -3 3-4- months
Use Permit or Variance —
Reclassification (rezoning) 13-4 months
I Plan Check 13-4 weeks I
General Plan Amendment 13 -4 moms
Environmental Documentation 3 -4 rnmtiltts
source: City of Saratoga, Community Development Department
Table 3 -11 summarizes the estimated processing timelines for plax�ing application by
development type. Processing timelines often occur concurrently. Based on recent
residential projects constructed in Saratoga, the city has not found the local
development processing timeline to Binder the development of housing.
The following describes each process and corresponding decision- making body:
Design Review
• The Community Development Director grants design review approval when
an applicaf'ton is found in compliance with the City's Municipal Code.
9 the Community Development Director intends to approve the application,
a "Notice of Intent to Approver wW be mailed to all property owners within
two hundred fifty feet of the subject property and to others as deemed
appropriate. AM kiterested parties will have fifteen calendar days from the
dare of the "Notice of Intent to Approve" in which to review the application
and provide written comments to the Community Development Director. The
Community Development Director approves or denies the application within
fifteen days of the close of the review period and mails notices of the
decision to the applicant and to any party that has requested a copy. The
Community Development Director's decision can be appealed to the
Planning Commission within fifteen calendar days of the Director's decision to
approve the application. The Planning Commission at a public hearing will
review any appeal.
• In reviewing applications for design review approval under, the Planning
Commission is guided by the following criteria:
1. Site development follows the natural contours of the site, minimizes
grading, and is appropriate given the property's natural constraints.
Draft June 2014
CITY W
SA RAT
AA
Draft June 2014
HOUSING CONSTRAINTS
AND RESOURCES
2. All protected trees shall be preserved, as provided in Article 15 -50
(Tree Regulations). If constraints exist on the property, the number of
protected trees, heritage trees, and native trees approved for
removal shall be reduced to an absolute minimum. Removal of any
smaller oak trees deemed to be in good health by the City Arborist
shall be minimized using the criteria set forth in Section 15- 50.080.
3. The height of the structure, its location on the site, and its
architectural elements are designed to avoid unreasonable impacts
to the privacy of adjoining properties and to community viewsheds.
4. The overall mass and the height of the structure, and its
architectural elements are in scale with the structure itself and with
the neighborhood.
5. The landscape design minimizes hardscape in the front setback
area and contains elements that are complementary to the
neighborhood streetscape.
6. Development of the site does not unreasonably impair the ability of
adioining properties to utilize solar energy,
7. The desian of the structure and the site development plan is
consistent with the Residential De 'a n Handbook, pursuant to Section
15- 45.055.
8. On hillside lots, the location and the design of the structure avoid
unreasonable jmpacts to ridgelines, significant hillside features,
community viewsheds, and are in compliance with Section 15- 13.100.
CITY OFW
A HOUSING CONSTRAINTS
AND RESOURCES
General Plan Amendment
• The Community Development Department reviews the application and
prepares a report, which shall be submitted to the Planning Commission.
• The Planning Commission holds at least one public hearing on the
proposed amendment.
• Following the conclusion of the public hearing, the Planning Commission
determines whether the proposed amendment should be adopted. The
Commission transmits its recommendation to the City Council in writing,
together with a copy of the application, if any, and the documents
submitted, the report to the Commission from the Community Development
Director, the minutes of proceedings conducted by the Commission and the
resolution and findings, I any, adopted by the Commission with respect to
the proposed amendment.
• Upon receipt of the recomrnendaSon of the Planning Commission, the City
Council conducts a public hearing on the proposed amendment.
• The City Council may approve, modify or reject the recommendation of the
Planning Commission.
TentativeSubn Map
• Applicaf fns for tentative subdivision map approval are filed with the
Community Development Director who examines the application and the
documents submitted. The time of filing the application is the date on which
the application is accepted by the Community Development Director as
being complete.
Variance
• The Planning Commission is designated as the approving authority to grant
variances from the regulations prescribed in the Municipal Code.
• The Community Development Department reviews the application and
prepares a report, which shall be considered in determining whether to
approve or deny the variance. ..
• The Planning Commission conducts a public hearing on the application for a
variance.
• Any determination or decision by the Planning Commission can be appealed
Draft June 2014
A HOUSING CONSTRAINTS
AND RESOURCES
to the City Council.
Conditional Use Permit
• The Community Development Department reviews the application and
prepares a report, which shall be considered in determining whether to
approve or deny the conditional use permit.
• Except for those uses identified in Section 15- 55.065 of the Municipal Code,
the Planning Commission considers all applications for conditional use permits
and conducts a public hearing.
• Any determination or decision by the Planrwng Commission may be
appealed to the City Council.
Final Map
• Prior to the expiration of a tentative reap approval or extension, the owner
has the property accurately surveyed and a find map prepared
substantially in accordance with the tentative map as approved. The
applicant files three copies of the final map, with any and dl alterations
and changes required, with the City Engineer for approval.
• Once the final map is filed with City Clerk, at the next available regular
meeting, the map shall be either approved or disapproved by the City
Council.
• The applicant, or any interested person, may appeal to the City Council any
determination or decision by filing with the City Clerk a notice of appeal
that 6-early identifies the determination or decision from which the appeal is
k*en and states the grounds for the appeal.
ArborM Review
• The City arborist conducts a field survey of the property and notes tree
locations, assigns tree numbers, draws outlines of tree canopies and
locaf'rans for tree protective fencing, and proposes alternate locations for
trenching, lighting, or irrigation lines, and any other pertinent information
deemed necessary.
able 3 -11. lyplcal Development Processing Timelines by Development Type
Table 3 -12
Typical Development Processing Timelines by Development
Type
Process Single- Family Multi- Family
Design Review (Administrative) 11 -22-3 months 1 -2 months
Design Review (Planning Commission) 1 22 =3 months 1 22 =3 months
Draft June 2014
CITY ll t
SAKAT�?, A
Environmental Assessment
2-33-4
2 -3 4- &months
months
General Plan Amendment
4-644
4 -6 44months
months
Tentative Subdivision Map
2-3 W4
2-34
months
months
Variance
2 -34-6
2 -3 4- 6months
months
Conditional Use Permit
2 -3 34
2 -3 3- 4months
months
Annexation
6 -9 months
6 -9 months
Final Map
3 months
3 months
Source: City of Saratoga, Community Development Department
12. Measure G
The voters of Saratoga approved Measure G in March 1996, which reaffirmed and
readopted until December 31, 2025, the provisions of the Land Use Element of the Citv's
1983 General Plan with amendments through August 7, 1995.
ertah amendments to the Land Use
Element, including changing certain designations on the General Plan Land Use map,
may only be made by a vote of the people.
_The initiative does not affect the City's
existing regulatlom that authorize the creation of second dwelling units, nor does it
intertere with the Citys obligation under State law to revise the Housing Elementevery
fiV9 ye9FS•
13. Environmental and Infra*ucture Constraints
a. Environmental CoraWnts
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. Most identified
sites in Appendix B: Land Resources,
t:'TT_Si7:T- 77T.TtlV!2!M efi:11
Draft
Residential development in the Saratoga foothills
CITY O, , HOUSING CONSTRAINTS
AND RESOURCES
not contain environmental constraints to the development of housing. Where
environmental constraints exist, the City of Saratoga has identified measures for
mitigation.
Seismic Hazards
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 porlim 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 faullt zone. The location of the San Andreas
Fault, along the ridge of the Santa Cruz Mountains, subjects the hftde 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 stabAiy zone.
There are two ''potentially active'' faults within the City Imits. The Berrocal Fault belongs
to the Sargent Fault zone, a complex system of interconnecting faults extending
northwest between San Andreas and the Cobvi ras Fauffs. The fault trace crosses
Congress Springs Rood and continues irio the southeastern portion of the Sphere of
Influence. The Shannon Fault, part of the Wnte Vista fault system, closely parallels the
Highway 85 corridor from Regnart Creek in Cupertino to the north, crosses Saratoga
Avenue, and continues to AkncK en Expressway in the southeast portion of San Jose.
Although there 1s a remote dance 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
resider ial development has occurred within the San Andreas fault zone in Saratoga's
Sphere of W.luence, so the present risk of structural damage due to fault rupture is
minimal.
The San Andreas Fault zone is the only area within the City and its Sphere of Influence
that the State has deemed 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 (updated in
2011. 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
Draft June 2014
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, 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, 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 past Big Basin Way. The zone is
also present within the Sphere of Influence, along the City's northwestern boundary and
across 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 move 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, geologic and seismic hazards. Moreover, the Zoning 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
altematively 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,
Draft June 2014
HOUSING CONSTRAINTS
city ot
AND RESOURCES
the City requires geotechnical investigations and soil reports in areas where soil creep
and expansive soils exist. The presence of soil creep should not have a prohibitive effect
on land use, but should alert the City to require appropriate geotechnical investigations
to evaluate conditions and to impose engineering solutions to mitigate problems.
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 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 severehy Omit uses kwdving hazardous materials. Thus, no
major chemical handers are located v4hin the City. The storage, use, and disposal of
hazardous materials is limited to gas stations. The hazardous materials generated
typically consist of anfirtreeze, brake fluid, motor oil, and gasoline.
Saratoga has a hazardous Materials Storage Ordinance (Chapter 8 of the Municipal
Code) to protect "hedth, life, resources, property through prevention and control of
unauthorized discharges of hazardous materials." The ordinance includes regulations
governing administration and enforcement of the code, which is performed by the
County; the ht 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 needed to provide 1,000 gallons per minute, which has caused a
severe problem with providing adequate fire protection in the Northwestern Hillsides
Draft June 2014
CITY OFW A HOUSING CONSI
AND RESOUF
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 required 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 f m 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 mirrornum setbacks in this area are 30 feet in the
front yard, 20 feet in the side yards, and a min mum of 5028 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 addMon, commercial activities,
recreation complem, and ather sites of outdoor pubfrc assembly such as churches and
school sites, have been identified as periodic sources of noise complaints. The City's
Planning Department currently considers nonce in the project review process and works
with the appillilicant to use sfte and other design strategies to reduce noise
impacts.
b. tfastructure Constraints
The following presents the analysis of existing and future water and sewer capacity in
Saratoga. The City has found that based on population projections and housing growth
needs, there is adequate water and sewer capacity.
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
Draft June 2014
impounded in local reservoirs in Santa Clara County. Local mountain surface water is
collected in the Santa Cruz Mountains, and treated at 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.
Portions of the higher elevations of the Santa Cruz Mountains within the City's Sphere of
Influence provide water runoff into local streams and recharge wells that provide a
portion of the City's water supply. These areas should be protected from significant
urbanization in order to maximize continued production of the local water supply.
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 hprovement program aimed at
extending the reliability and life of the system beyond 100 years. Currently, the District
discharges 4.6 million go#= per day, and has ric_Ms to discharge over 8.6 million gallons
per day. The District anticipates being cbe to accommodate expected growth within
areas served.
The West Va e^y Sanitation District covers over 30 square miles, serving a population of
over 1220;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.
Draft June 2014 —�
SAKAI , -A
rrWri kAaiffifim
�i,VINIS AN n
. • -
B. Non -Gowef rental Constraints
1. Vacant and Underutillized Land
A thorough analysis of vacant and underutilized land within the City of Saratoga is
provided in Appendix B.
2. Land Prices
Land cost increases have a significant influence on the cost of housing and the
availability of affordable housing. A number of factors determine land prices, the most
important of which are land availability and permitted development density. As land
becomes less available, the price of land increases. Based on review of a hAAdfid ef
few multi - family property sales in Saratoga over the past several Years, land costs
average $100 per square foot. ,
3. Construction Costs
Draft June 2014
Formatted: Character scale. 85%
• A HOUSING CONSTRAINTS
AND RESOURCES
Construction costs are primarily determined by the cost 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 -13 summarizes the estimated construction costs
based on type of development in Saratoga.
Table 3 -13. Construction Cost Estimates
Table 3 -13 Construction
Cost Estimates
Development Type
Single - Family Residential
Townhomes /Condominiums
Cost per Square Foot
$250
$250
Multi- family- garden style apartments
$250
Bas4 on the orevoiling market conditions. Units assume ciarden-stylecipartments with oQ=*1PW0*4
3Assumes $150 per square foot construclon costs and S100 Dw soucre foot multi-family land costs,
1 4. Mortaaae and Rehabilitation Financing
The availability of financina-in a community depends on a number of factors, includin
the type of lending institutions active in the community, lending practices, rates and
fees charged, laws and regulations goveming financial institutions, and eaual access to
those institutions. Through analysis of Home Mortgage Disclosure Act (HMDA) data on
the disposition of residential loan applications, an assessment can be made of the
availability of residential financing within a community.
Table 3-14 summarizes HMDA data for both Saratoga and Santa Clara County as a
whole, providing information on the approval status of all home purchase and home
improvement loan applications during 2012. Of the 521 applications for home purchase
loans in Saratoga, 79 percent were approved, 12 percent denied, and nine percent
9 %) withdrawn or incomplete.
In comoarison to the County -wide average, mortaaae loan approval rates were fairl
comparable in Saratoga (79 %) and overall Santa Clara County (78 %). In contrast,
approval rates for home improvement loans were higher in Saratoga than Santa Clara
County as a whole, at 75 percent compared to 70 percent County -wide. Review of
loan denial rates by census tract does not identify any areas in Saratoga where loan
denials differed markedly from the citywide average.
Table 3.14
Draft June 2014
t�
A HOUSING CONSTRAINTS
AND RESOURCES
09 Ms
�:a
1
o loans
Loans Acoroved
% loans Denied
Withdrawn/
# Loan
In om I t
Santa
Santa
•
kinto
Loan Type
AmAications
In Saratoga
Clara
Clara
Saratoga
Clara
Saratoga
Saratoga
County
County
County
Home
Purchase
521
79 0
787o
12%
127.
21-
1
Home
Im rovement
92
75 0
ZQZ.
1E.
Mo
11%
1 j—oz.
09 Ms
Figure 3 -1 shows the average interest roles in 201
Interest rates are determined by national policies and economic conditions and there is
little that a local government con do to affect these rates. However, in order to extend
home buyt flpportunifies to lower4ncome households, jurisdictions can offer home
buying assistance programs such as interest rate write -downs and consider government
insured ban programs that may be available to reduce mortgage down payment
requirements.
Draft June 2014
�:a
1
•
Figure 3 -1 shows the average interest roles in 201
Interest rates are determined by national policies and economic conditions and there is
little that a local government con do to affect these rates. However, in order to extend
home buyt flpportunifies to lower4ncome households, jurisdictions can offer home
buying assistance programs such as interest rate write -downs and consider government
insured ban programs that may be available to reduce mortgage down payment
requirements.
Draft June 2014
1111 0
S A RAT A
Figure 3- 1. Mortgage Rates -2013
5.00
4.50
4.00
3.50
3.00
250
200
1.50
1.00
0.50
0.00
HOUSING CONSTRAINTS
AND RESOURCES
t1YRARM — .&15YRFRM .y- 30YRFRM
Source: Freddie Mac Primary Mortgage Market Survey
As a result of the recent recession, there have been reeeRl changes in the qualifications
and lending standards for home bans. Nationailty because there waso s beep a large
increase in the number of delinquertces and foreclosures in the residential market, Gs e
Fesult lenders have more stringent qualifications for home loans; and lower- income
households may find it more difficult to qualty.
Draft June 2014 i
S A �R A A HOUSING CONSTRAINTS
AND RESOURCES
FA
Eefl3ewAtiea=
C. Resources
The ability of the City to achieve its housing goals and obiectives will, to a large extent,
depend on the availability of financial resources for implementation. Two primary sources
of funds - Community Development Block Grants ICDBGI and Community Service Grants
- are currently used to support housing activities in Saratoga. Each of these is described
in the following section.
1. Community Development Block Grant Program
Community Development Block Grant ICDBGI Program funds are the largest sources of
Federal funding for housing and housing related activities in Saratoga. While Saratoga
does not have a large enough population to be a CDBG Entitlement City Iminimum
Draft June 2014
r =.�
CITY � �. A HOUSING CONSTRAINTS
AND RESOURCES
ooulation of 50,0001, the City has ioined with other smaller cities and Santa Clara
County to form an Urban County under the CDBG Program. The participating cities
jointly develop funding priorities and assist the County Board of Supervisors in
determining CDBG funding allocation across the Urban County. Table 3 -15 lists the
Urban County CDBG funded activities approved for the 2015 fiscal year.
Table 3 -15_ Santa Clara County CDBG and HOME Funded Praarams
2. Community Services Grant
Throuah Saratoaa's annual Community Service Grant Proaram fundina application and
Ongoing Community Service Support Grants, the City allocates General Fund monies to
a variety of service organizations that support its commitment to the provision of a
social service safety net for the most vulnerable members of the community. In
2013/2014 the City Council allocated $22,825 in funds through its Grant Program and
Draft June 2014
Santa _ClaFc.C_c BG and HO . o rams
Acplicant Project
Fundin
Source
1
Mid - Peninsula Housing
The Farm
HOME
2
Rebuilding Together Silicon Vallgy
Home Repair & Modifications
CDBG
3
Catholic Charities
Lona Term Care Ombudsman
CDBG
4
Catholic Charities
El Toro Youth ter
CDBG
5
Community Service Agency of Los
Senior Case Management
CDBG
Altos, Los Altos Hills & Mt. View
6
Communify Solutions
La Isla Pacifica Domestic Violence Shgjter
CDBG
7
Community Technology Alliance
Tools for Ending Chronic Homelessness in Santa Clara
CDBG
County
8
Emergency Housing Consortium
Shelltr and Support Services - Boccardo Center
CDBG
9
Family Suggortiyth2uLsin Inc.
Bridaes AfferCare PrograM
CDBG
10
Family Su ortive Housing, Inc.
San j2se Farylly Shelter
CDBG
11
InnVision Shelter Network
Julian Street Inn
CDBG
12
InnVision Shelter Network
Commlarcial Strept Inn
CDBG
13
InnVision Shelter Network
Cam bell Shglter
CDBG
14
Live Oak Adult Day Services
Adult Day Coi e
CDBG
15
Law Foundation of Silicon Valley
it Housing 6ssistance Project
CDBG
16
Next Door Solutions to Domestic
Next Door Shelter & Support Services Program
CDBG
Violenc
17
Project S nfinel
Tenant-Landlord & Mortgage Services
CDBG
18
Saratoga Area Senior Coordinating
Adult Day Care Program
CDBG
Council
19
Senior Adults Legal Assistance
Leal Assistance to Elders in Campbell, Morgan Hill &
CDBG
Saratoga
20
Silicon Valley Independent
Housina Program for Persons with Disabilities
CDBG
21
West Valley Community S!2rvjces
Communily Access to Resources and Education
CDBG
22
YWCA
Domestic Violence Services
CDBG
2. Community Services Grant
Throuah Saratoaa's annual Community Service Grant Proaram fundina application and
Ongoing Community Service Support Grants, the City allocates General Fund monies to
a variety of service organizations that support its commitment to the provision of a
social service safety net for the most vulnerable members of the community. In
2013/2014 the City Council allocated $22,825 in funds through its Grant Program and
Draft June 2014
$107,915 in funds through its Ongoing Grant program. Similar amounts were allocated in
prior years. The City utilizes its annual Community Service Grant Program allocations and
Ongoing Grant Program to fund a variety of agencies and services including:
• Saratoga Area Senior Coordinating Council's (SASCC) Adult Day Care Program
• West Valley Community Services
• Catholic Charities Ombudsman Program
• SASCC Service and Supplemental Service Support
• United Way 211 Funding
• Housing Trust of Santa Clara County
3. Energy Conservation
Energy conservation remains a maior 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
projects installing three or more upgrades from a flexible menu of options that earn
points towards incentives and rebates. This program's incentives range between $1,000
and $4,500.
The City of Saratoga requires the submittal of a Cal Green checklist with applications for
Design Review for single- and multi - family existing and new residential construction
projects. The Cal Green checklist is based on standards produced by the California
Building Standards Commission.
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 proiects 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.
Draft June 2014
A HOUSING CONSTRAINTS
AND RESOURCES
The following presents a variety of ways 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.
Draft June 2014
SAR
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Draft June 2014
U
SARATpA
Appendix B: Residential Land Resources
A. Sites to Accommodate the 2014 -2022 RHNA
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 2897-28742015 -2023 Pkarying 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 munic aRties wR* the MPO's Jurisdiction, The allocation of projected
housing demand is divided into four income categories:
• Very Low4ncome: 0 percent to 50 percent of the area median income;
• Low4ncome: 51 percerd to 80 percent of the- area median income;
• Wtoderate- Income: 81 percent to 120 percent of the area median income; and
• Above Moderate- krcome: rwe 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 -k -come 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
Metropolitan Planning Organization (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.
Draft June 2014
RESIDENTIAL LAND RESOURCES
The current RHNA prepared by the Association of Bay Area Governments (ABAG)
allocates housing needs for the period from January 1, 29972014 to fie- October 3931,
24) 42022. The RHNA identifies 2-92439 units as the City of Saratoga's share of the region's
housing for the 2007 -Al 42015 -2023 planning periodpeed. ;WS Reed prevides the fqF
This section documents the availability of sites for future development and the adequacy
of these sites to address Saratoga's regional housing needs. The City plans to fulfill its share
of regional housing needs through:
• Residential proiects in process with occupancy post January 1, 2014;
• Vacant and underutilized sites currently zoned for residential and mixed use
development; and
• Second units.
1. Projects in Process
es
thwp
GleteFFRiRed t9-be
efthese
ree-eetly
a. Approved Units
Several residential proiects with development entitlements will contribute towards
addressing Saratoga's housina needs. Proiects range in size from several small 2 to 3 unit
proiects to a 12 unit condominium development, and will provide a total of 23 new units.
As indicated in Table B -1, all Tthese are market rate and would thus be suitable for wedld
Above Moderate Income and households
APN I Address I Total Net I Affordability Category
Draft June 2014
ciry Of
A . RESIDENTIAL LAND RESOURCES
397 -27 -029
20440 Arbeleche lane
3
Above Moderate
503 -25 -015
14651 Big Basin Way
3
Above Moderate
386 -30 -037 & -038
12250 Saratoga Sunnyvale Road
12
Above Moderate
503 -82 -006
Total
23
Above Moderate
Source: City of Saratoga
b. Approved Subdivisions
In addition to the oroiects with entitlements described above, as of March 2014, the Cit
has approved 10 new singe - family residential parcels which remain to be developed:
Given current market demand, the Citv
anticipates_ applications for these units to be approved and the units to be constructed
within the RHNA 2015 -2023 planning period. Table B -2 shows the locations of these
pending units. These units would be affordable to Above Moderate income households.
Table B -2. Approved Subdivisions
Source: City of Saratoga Commun ty Development DeparFrnent
Table B 2
I
AL 2nv�,zv22
Table B 2
VeFy Le
Ineeme
Lie
Approved Subdivisions
Above McEleFate
ineeme
APN
Address Total Net
AffordablUty Cate-gory
503 -10 -006
Unb
22700 Mount Eden Road 2
Above Moderate
503 -82 -006
Paramount Drive
6
Above Moderate
510 -06 -005
19370 Sarato a Los Gatos Road
2
Above Moderate
247
T tal
1
60
Source: City of Saratoga Commun ty Development DeparFrnent
Table B 2
I
AL 2nv�,zv22
VeFy Le
Ineeme
Lie
Mederat@
ineeme
Above McEleFate
ineeme
Tetal
20142922
RHNANeed
44-7
96
494
93
439
AppFeved & PeediFig
PFeteets
9
9
9
33
23
Adjusted RHNA Need
247
Sri
404
60
446
%19165:
"e.
Draft June 2014
CITY OFW)
A RESIDEN11Al LAND RESOURCES
Sites
2. Sites Capacity to Meet Regional Share Goals
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.
Subtracting the 33 units in approved projects and subdivisions described
above, the City has a remaining RHNA need of 406 units
uqn.d- 49 RK far
households.. The City must demonstrate it has or will make available adequate
sites with appropriate zoning and development starxkyds and with services
and facilities to accommodate the remaining RHNA steed.
As presented in the following section, the City eRtl� has identified sufficient
lead vacant and underutilized siteseua+leble to accommodcde its regional
growth needs, and will adopt its
regional growth needs, and will adopt supplemental zoning and development
standards to specifically encourage and facillcie housing for lower income
households.
a. Vacant Land
Most of the vacant bnd in the Cty of Saratoga is located in hillside areas. Table B -3
summarizes the vacmtt land in the City currently zoned for residential use. Exhib4 B-2
l is assumed the estimated capacity of 4-8 77
dwelling urft would providenesiden" units efferdeble suitable to Above - Moderate
Income households.
Draft June 2014
yin ,�r
A RAT
�J,A
Table B -3. Vacant Land Inventory
RESIDENTIAL LAND RESOURCES 7
Table B -3
Vacant Land Inventory
Land Use Category
o-
No. of
Parcels
Acreage
Average
Pro ected
Dwelling
Density
Units
Hillside Conservation Residential
HR
31
160.6
1 du /parcel/
41'
RHC
6 du acre
min
Hillside Open Space (OS -HI
HR
2
12.8
1 du /parcel
2
Medium Density Residential IM-
R -1- 10,000
9
1.9
1 du /parcel
9
ik
Medium Density Residential (M-
R -1- 12.500
2
-
1.2
—
1 du /parcel
2
-
1Z.51
Medium Density Residential IM-
R -1- 15,000
1
-
0.4
—
1 du /parcel
I
-
15
Low Density Residential (RLDJ
R -1- 20,000
3
2_5
1 du/parcel
3
Very low Density Residential
RVLD
R -1- 40,000
18
31.8
1 du /parcel
18
Total
283.91
77
Density Based on City of Saratoga preliminary aodicafion review
Source: City of Saratoga
b. Project Road Candidate C -N RHD Sites for Mixed -Use Development
As part of its 2007 -2014 Housing Element, the City AGs-identified six adjoining parcels W444
located on Prospect Road
between Saratoga Avenue and Lawrence Expressway suitable for multi - family
development.
These parcels were rezoned
from Commercial Neiahborhood fCNI to Commercial Neiahborhood Residential Hiah
Density C- N(RHD) during the 2007 -2014 planning cycle. The Qty will Fezene these sites ipte
e to encourage new mixed -use zeni,ng distret development with a minimum net density
standard of 20 du /ac, allowing units to be counted towards FRee#ng -_the City's lower
Draft June 2014
income heusiag Reed site requirement pursuant to the default densities specified under
AB 2348. Mixed -use development is permitted by right in the in the C- N(RHD) district.
The- P4ere4 potential -te develep development capacity was planned at 87 dwelling units
on the identified underutilized sites utilizing the 20 du /ac density standard. The City has
determined that these parcels can accommodate additional development beyond 20
du /ac given the density of existing development in the vicinity. Parcels in the City of San
Jose border the candidate sites on three sides. City of San Jose development regulations
for this area allow residential densities starting at 55 du /ac. To make this accommodation
the City of Saratoga will modify the existing C- N(RHD) ordinance to allow for increased
height from 30 feet to 35 feet and increase the permitted number of stories from two to
three in order to allow mixed -use development with a residential density of at least 30
du /ac. There is potential to develop 183 units on the sites utilizing the 30 du /ac density
standard. Table B -4 describes the realistic development capacity for each of the six
parcels. .
Table B -4. Prospect Road Candidate C- N(RHD) Sites
I Source: City of Saratoga Community Development Department
Draft June 2014
LAPN
Table d -45
d&_
Existing Use
Prospect Road
Acres
Candidate
General
C -N
Zoning
RHD Siie;InveRteNy
Existing
Proposed
Capacity
7A
Notes
Parcel
Description
Plan
Square
Density
(tt of
Footage
(Minimum)
units)
1
386 -10-
Retail,
043
Restaurant,
2.27
CR
CN RJ HD1
23,021
2A 20
Personal
du /ac
Services
2
386 -10-
004
Services
1.00
CR
CN &W
9,357
du/ac
46.30
3
386 -10-
Personal
2930
Potential for
055
Services
0.24
CR
CN RHD
5,147
du/ac
3 8
lot
4
X056
Office
0.70
CR
CN RHD
3,081
421
consolidation
du/ac
5T
38�60-
Retail
0.93
CR
CN RHD
11,381
X30
4328
1
du/ac
6
386 -10-
Retail, Personal
l
007
Services,
0.93
CR
CN RHD
14,527
du/a
x-28
Office
Sub -Total
6.12
Sub -Total
87183
Qp for Acreage
0.3
Total
�re d
tion for potential
173
c
mmodation of
I Source: City of Saratoga Community Development Department
Draft June 2014
Exhibit B -1 on the following page shows the location of the Prospect Road sites, as well as
Saratoga Village and Gateway candidate sites described later in this chapter.
Draft June 2014 m
Adftk
CITY ON
S A RAT ?*nA RESIDENTIAL LAND RESOURCES
Exhibit B-1. Housing Opportunity Sites
Prospect Road I
JL-
Chnsto
M.A.11f.
Gateway Sites Elementary
Blue Hift
Elementary K.4.
AZu M—
Park
7
HE F 1
0
.2 Congres
Spnng P.
uD
uD
Argonaut
Prospect Sites
Prospect
High School
M El—foxy
00
WEI Fork
P. —al Pa,-,t
Alendale Avenue
ME-
Foalhal Saratoga
Elarnaniory Hgh hod Red—ad
Mddl—chool
t1 t
West valley College
1,111h.11 L.ne
Eienvntary
ot I I D
Olt
C
<
L L
porr�
"oo d Village Sites
"°°°
Fellowship Plaza
1i3q
F-
L!gend 0 1,250 2500 5.000
Candidate Sites Schools Saratoga Parks = City Limits = State Route 85 Highway
IxA, Housing Opportunity Sites I Exhibit I
Draft June 2014
CITY OF
SARAT 'A
Prospect Road Sites Realistic Capacity
MWRESIDENTIAL LAND RESOURCES
Existing uses within the six underutilized parcels consist of single -story retail, fast food
restaurant and carwash uses sf„ «s Gnd °^,r.11 ^Ff c-es surrounded by parking. These Feteil
ead e€fiGe uses are located in s -older single story structures built between the 1960s and
1980'
s. The eeRtw- structures isare characterized by outdated
architectural styles consisting of tai= aad ggi:aye4 -flat roofs with interior court parking
offering limited retail exposure.
These sites are well- suited for higher density
residential development. The parcels are located along a major transportation corridor
and easily accessed by bus transit with proximity to an expressway. Across from these
parcels is a grocery store, retail mall and high school leested -iatbe
City -ef SGR i e. The parcels contain adequate infrastructure to support residential
development and no environmental constraints have been identified with the potential
to limit residential development.
The six parcels are located ed}'eeeat to near
EdrreAt Fnixed 119@ higher density
developments in the neighboring City of San
Jose. These projects illustrate the
1P�' development trends occurring in the area.
The City of Saratoga adopted ordinance
amendments to permit mixed -use with high
density residential on these six Candidate
-" Sites under the new C- N(RHD) zoning district
istrict
(15- 19.035). The minimum residential density
Existing development at the Prospect Road Site is 20 units per net acre conforming to the
desian standards of the Mixed -Use
ordinance (15 -58). This C- N(RHD) district also accommodates emergency shelters,
transitional housing, and supportive housing for homeless individuals and families. To
further encourage development of mixed -use high density housing in Saratoga, this
Housing Element update irducles policy actions that amend the existing zoning
standards for these parcels to allow for increased densities at a minimum of 30 dwelling
units per net acre with height allowance increases of three stories and 35 feet. -G4V4
This Housing Element update continues to include
policy actions to support partnerships with the development community to provide
housing opportunities for lower income households; and encourage lot consolidation of
smaller parcels.
Consistent with SB 2, the City has adopted provisions for Emergency Shelters ie
within the C- N(RHD) zoning district. In order to reserve C- N(RHD) acreage for potential
emergency shelter use, the City has reduced the total acreage on these six parcels
available for mixed use development by 0.3 acres and reduced the corresipondina unit
potential by ten units. The City has determined that there is a potential capacity of 173
dwelling units on these parcels given the following considerations:
Draft June 2014
SARAT A RESIDENTIAL LAND RESOURCES
• Site size,
• Accommodation of ground -floor commercial uses fronting the street,
• Recent development trends occurring in the area,
• Availability of adequate infrastructure and services,
• Acreage reduction for emergency shelters, and
• Ordinance amendments to require abGsed -GR G minimum net density of 20-30
du /ac theFe is G Pet@RtiGl GGPGG4Y ef 97 13 GlWelliRg URA GR pGFeels.
C. Saratoga Village Center Candidate Sites for Mixed -Use Development
The City has identified two - -tree adjoining parcels with potential for residential
development on Big Basin Way (known as the historic Saratoga Village). These parcels
are located between Highway 9 and Third Street, and are zoned Commercial Historic
District 1 (CH -1). Mixed -use development is a conditionally permitted use in this zone. The
potential redevelopment capacity for these parcels was determined through an
evaluation of the longstanding retail vacancies at the site, past development interest in
the site and existing capacity under current zoning regulations. The site can
accommodate 2322 units at a density of 20 dwellina units per net acre with a mix of
commercial uses. Table B -5 describes the realistic development capacity for each of the
three parcels that make up the site. Exhibit B-1 shows the location of the three parcels.
Table B -5. Villaae Sites Inventory
Table B -5
Village Site Invento�
,pans Gand jgdng B
N
111m Sww
Derdy
(tkofun>s1
Rickm
U
1 517 1 Ret
- Persond
Savice
IN
—
CR
—
CH -1
—
jaL4
20du /ac
21
—
Lot under
sane
2 517-09-047
Service
M
CR
CH -1
3,4W
20du ac
1
icd
112
Total
22
I Source: City of Saratoga Community Development Department
Saratoga Village Center Sites Realistic Capacity
Existing uses within the two#Iree underutilized parcels consist of retail and service uses
setback from the street and surrounded by oarkina. The uses are located in sinale story
structures built in the 1950's and 1960's.
Grad The etherstructures have been predominately vacant for a number of years
following the discontinued operation of a small grocery market. The shopoinq center is
characterized by outdated ranch style architecture and building orientation that
provides limited retail exposure. The large surface oarkina lot in the front of the orooerfy is
Draft June 2014 gal
inconsistent with the development pattern and character of the Village along Big Basin
Way.
Existing development at Saratoga Village Center
The Citv reviewed an application for mixed -use
development on the site in 2009 that included
25 residential units and 21,571 sauare feet of
commercial space. For economic reasons the
development was not pursued at that time.
However, the City has determined that the
current market conditions and the site's prime
location near the gateway of the downtown
make the site well suited for increased
commercial density mixed with medium
density residential development.
The City had determined that the Saratoga Village Center sites are suitable for
development of 2322 units a4GFdGbIe te RqedeFGte iReeme heuseh . The sites are
located in close proximity to other multi - family development, bus transit and Highway 9.
d. Saratoga Gateway Candidate Sites for Mixed -Use Development
The City has identified four adioining parcels with potential for residential development
on Saratoga - Sunnyvale Road (known as the Gateway Area). These parcels are located
on the west side of Saratoga - Sunnyvale Road to the north of the Southern Pacific
Railroad line, and are zoned Commercial Visitor (C -V). Mixed -use development is a
conditionally permitted use in this zone. The City has determined the potential
redevelopment capacity for these parcels based on the underutilized nature of the site,
past and current development trends in the vicinity, and existing capacity under current
zoning regulations. The site can accommodate 65 units at a density of 15 dwelling units
per acre Mlth a mix of commercial uses. The unit potential was determined through an
evaluation of the site's proximity to a moderate density housing development located
adiocent to the site, and the development trend within the City's Gateway Area of
housing units located behind a new commercial building. Table B -6 describes the realistic
development capacity for each of the four parcels that make up the site. Exhibit B -1
shows the location of the four parcels.
Draft June 2014
S A RAT A
Table B -6. Gateway Sites I
Parce
APN
Existing Use
Acres
General
I
Descriotion
(net)
Plan
1
366-
Mini
3.22'
CR
—
12-
Storaae
072
2
366-
Retail
1.02
CR
Zoning EAstincz
Square
Foot e
Cv 104,526
RESIDENTIAL LAND RESOURCES
Proposed Capacity
Densly Rot
unNs s
15 du ac 36
Cv 12,330 15 du ac 11
12- — —
4
3 366- Funeral 1.03 CR CV 11288 15 dylac 11
12- Home
0
4 366- Retail .58 CR Cv 5.870 15 du ac 7
12-
Notes
Potential
for lot
consol -
dation
Includes deduction for 25' creek bank setback
2 Includes deduction of land cm for horizontal mixed use
Source: City of Saratoga Community Development Deoortment
Gateway Sites Realistic Capacity
Existing development on the four underutilized parcels consists of retail and service uses
setback from the street and surrounded by parking. The buildings are all single story
structures built in the late 1960's and the mid 1980's. The structures on the sites contain: a
public storage business, a funeral home, and various service and retail businesses. The
center is characterized by outdated ranch style architecture and building orientation
and setbacks that provides limited retail exposure.
The City has determined that the
market conditions and the site's
location near similarly approved
– mixed -use development on Sunnvvale-
Saratoga Road in the Gateway Area
make the site suitable for higher
density residential and commercial
mixed -use 4l���
�develo�ment. The site isThe site is
Existing development at Gateway Site located on a maior transportation
Draft June 2014
//`f
CITY OF `
S A RAT P, A RESIDENTIAL LAND RESOURCES
corridor that is easily accessed by bus transit. Therefore, the City has determined these 65
units to be affordable to moderate income households.
Fellowship Plaza
od 9 54eS ed- f9F Fesirde.,t4
use. The City has identified the nff Pelie ,°
Fellowship Plaza as
having the greatest potential to
accommodate #the RHNA need for Very
Low and Low Income households need. The
retirement community is currently comprised
of 4 -4,3150 independent living apartments
ee#ages for seniors ^^^' fho �i��h�o� iA,-„fo41
The Conditional Use Permit for Fellowship Plaza
allows for develeper-s the development of a minimum
of 75 additional units affordable to Very Low- and Low4ncome households located
within a 10.5 acre parcel withiR ihe site kRGWR GS Fellewship P . The Conditional Use
Permit specifies that development of these units is by -right without discretionary action
beyond Design Review.
at a minimum of 20 du /ac. amity
Table B -7. Fellowship Plaza Refirement Communitv
Table d-7
Add Fellows Fellowship
Plaza Retirement Community
APN
Address
Existing Use
Acres
General
Zoning
Plan
397 -12 -016
14500 Fruitvale Ave.
Fellowship
10.53
CFS
R -1- 40,000
Plaza
Source: City of Saratoga
Second Unit Potential
Draft June 2014
City records show that a
total of 65 Second Dwellinq Units were constructed between 2001 and 2014, with 22
approved during the most recent 2007 -2014 planning period (Table 2 -20). The City
anticipates that demand for future Second Dwelling Unit permits will increase with
modifications to the City's Second Unit Ordinance through adoption of the 2015 -2023
Housing Element. Ordinance modifications will include elimination of the minimum unit
size and reductions to the requirements for minimum lot size.
To further
encourage second unit development, the City will prepare an informational brochure as
part of an overall program to encourage second unit development. Takina into
consideration the strong support for second units expressed at the Housinq Element
community workshops, and past construction achievements, the City anticipates
receiving applications for an overage of 4 to 5 second units per year. The City's goal is to
achieve 35 Second Dwelling Units over the course of the eight Year planning period.
A survey (Craigslist May 9, 2014 & May 20, 20141 of second unit rentals in Saratoga and
surrounding cities showed rents ranging from $850 to $2,000, with a median rent for a 1
bedroom of $1,600 and $1,360 for a studio. These rents are in the range of Very Low to
Moderate affordability for Santa Clara County. Based on feedback from owners of
second units, city staff understands that a large percentage of second units are
occupied rent free by family members or domestic workers. The city does not maintain
records on rents for second units other than deed restricted units. Surveys done in San
Mateo County for the nearby cities of Woodside, Portola Valley, Los Altos Hills, and
Hillsborough indicate that between 62 and 74 percent of all second units are available to
Very Low or Extremely Low households. These cities are demographically similar to
Saratoga. In Saratoga, the majority of recently constructed second units have utilized the
floor area and site coverage bonus provisions which require that the unit be deed
restricted for rent to below market rate households. Durinq the 2007 -2014 Housing Element
Cycle, the city issued permits for 18 second units, 13 of which were deed restricted
second units. The City estimates that the deed restricted units would be available for Low
income households and the non -deed restricted units would be available for Moderate
income households.
3. Sites Summary
State Housing Element Law requires local governments to prepare an inventory of land
suitable for residential development, including vacant sites, sites having the potential for
redevelopment, and an analysis of the relationship of zoning, public facilities, and
services to these sites. The inventory of land suitable for residential development must be
used to identify sites that can be developed for housing within the planning period. In
terms of evaluating the adequacy of these sites to address the affordability targets
established by the RHNA, State Housing Element law provides for the use of "default
densities" to assess affordability. Based on its population, Saratoga falls within the default
density of 20 units /acre for providing sites affordable to Very Low- and Low- Income
households. For Moderate - Income households, a threshold of 12 units /acre is used to
Draft June 2014
reflect a reasonable density for achieving moderate income development.
Table B-87 summarizes the City of Saratoga's capacity to meet RHNA goals.
Table B -8. Sites Summary
The Extrea'mV Lai 4loome need'aammed to be Spercentat the Very Low- Income allocation =_43-73 units.
Source: Cily of Saratoga
B. Assisted Units "At -Risk" of Cofwsion
Note to HCD: This entire section has been updated and replaced.
The State HoustrQ Element Lc7w 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. Government
assisted housing converts to market rate housing for a number of reasons including
expiring subsidies, mortgage repayments, or expiration of affordability restrictions.
This section will address:
• 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;
Draft June 2014
Very Low- Low-
Moderate-
Above
Total
Income Income
Income
Moderate -
Income
2014 -2022 RHNA
98147 4995
77104
5793
29-2439
N2997�A eed
Approved
0 0
0
2933
2933
Units Subdivisions
Vacant Land Capacity
0 0
0
44977
4-4477
C -N RHD Candidate
87173
0
0
97-173
Sites
Saratoga Village Center
0
2322
0
2322
Sites
Saratoga Gateway
65
65
Sites
Fellowship Plaza
75
0
0
75
Retirement
Community
Second Unit Poteutt!ial
18
17
35
TOTAL Unit Potential
TeweFd- 14 #?b4
283
8783
110
4804$1 -
The Extrea'mV Lai 4loome need'aammed to be Spercentat the Very Low- Income allocation =_43-73 units.
Source: Cily of Saratoga
B. Assisted Units "At -Risk" of Cofwsion
Note to HCD: This entire section has been updated and replaced.
The State HoustrQ Element Lc7w 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. Government
assisted housing converts to market rate housing for a number of reasons including
expiring subsidies, mortgage repayments, or expiration of affordability restrictions.
This section will address:
• 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;
Draft June 2014
CITY OF
SARAT RESIDENTIAL LAND RESOURCES
• 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.
1. Inventory of At -Risk Units
As presented in Table B -9 below, Saratoga has two rent - restricted affordable housing
projects within its jurisdiction. Fellowship Plaza, owned by the not - for - profit California Odd
Fellows Foundation, provides 150 apartments for very low income seniors. Saratoga Court
Senior Apartments was acquired in 1982 by the non- profit Mid - Peninsula Housing
Coalition (Mid -Pen) and provides 20 very low income irk pendent living units for seniors;
the City of Saratoga provided Mid -Pen with $27400 in CDBG funds to assist in the
acquisition.
Saratoga Court Complex
conversion.
Table B -9. Publiclv Assisted Rental Housina
Both of these projects are considered
potentially at -risk of conversion during the
ensuing ten years due to expiring use
restrictions and Section 8 contracts subject to
periodic renewals. However, both projects are
owned and managed by non - profit
organizations that have a public purpose to
develop and maintain affordable housing for
kow income and special needs populations;
and are thus considered at low risk of
Table 9 -9B
Publically Assisted Rental
Housing
Project/ Name/
Housing
Deed
Potential
Address
Type
# Units
Owner Name
Restriction
Conversion
Source
Date
Fellowship Plaza
Odd Fellows
Sec
3/2020
14520 Fruitvale
Senior
150
Foundation
Sec 8 contract
3/29882014
Ave.
(Non-profit)
Saratoga Court
Sec 8 NC,
18855 Cox Ave.
Senior
20
Mid - Peninsula Housing
CDBG
1/29-42019
(Non - profit)
Sec 8 contract
2/2018
) source: U.S. California Housing Partnership, March 2998 -2014
2. Preservation and Replacement Costs
As both at -risk projects in Saratoga are already owned by non - profit entities, their
Draft June 2014
conversion to market rate rentals is highly unlikely. Nonetheless, as the HUD Section 8
contracts and /or capital subsidies have the potential to expire within the next ten years,
for purposes of the Housing Element, these projects are technically considered at
potential risk of conversion.
Preservation or replacement of Saratoga's at -risk projects can be achieved in two
primary ways: 1) provision of rental assistance using other sources of funds; or 2)
replacement or development of new affordable rental units. These options are discussed
below, along with a general cost estimate for each.
a. Rental Assistance
The long -term availability of funding at the federal level for Section 8 contract renewal is
uncertain. If terminated, rent subsidies using alternative State or local funding sources
could be used to maintain affordability. Subsides could be structured similar to the
Section 8 program, whereby HUD pays the owners the difference between what tenants
can afford to pay (3017o household income) and what HUD establishes as the Fair Market
Rent (FMR).
The feasibility of this alternative, in the case of the property owners, depends on their
Willingness to continue to accept rental vouchers and limit rents to fair market levels.
Non - profit owners are more likely to be willing to accept other rent subsidies, while for -
profit owners will compare the negotiated rents to market rents.
As depicted in Table B -104, the cost of providing rent subsidies to all 170 at -risk units in
Saratoga (the difference between HUD Fair market Rents and maximum affordable rents
for very low income households) is generally estimated at $516,000 per year, translating to
roughly $10 million in subsidies over a 20 -year period.
Table B -10. Annual Rent Subsidies Required to Preserve At -risk units
Table B -10
Annual rent Subsidies Required to Preserve At Risk Units
Number of
Number
2013
Voucher
Household
Household
Maximum.
Per Unit
Total
Total
Bedrooms
of Units
Payment
Size
Income
Affordable
Subsidy
Monthly
Annual
Standard
(50 %AMI)
Rent
Subsidy
Subsidy
1 bdrm
170
$1,315
2 person
$42,450
$1,061
$253
1 $43,000
$516,000
Source: Santa Clara Housing Authority 2013 Voucher Payment Standards; State HCD 2013 Income limits. Table
calculated by Karen Warner Associates, Inc.
b. 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, with an average construction cost of
Draft June 2014
CITY OF
RESIDENTIAL LAND RESOURCES
$150 per square foot; podium style development is typically twice the cost. Square
footage estimates are based on the average unit size per the prevailing sales in the
region. Land costs have been estimated based on a handful of multi - family property
sales in Saratoga over the past several years, which average $100 per square foot.
Draft June 2014
CITY Of
SARAT
Table B -11. Re lacement Costs of At -Risk Units
Table d -1
Replacement Costs of At -Risk t
Units
Unit Size
Costs per Square
Average Square
Replacement Cost Replacement Cost
Foot
Foot /Unit
per Unit for 170 At -Risk Units
1 bedroom
$250
775
$194,000 $33 million
Notes:
Based on the prevailing market conditions. Units assumed as garden -style apartments with on -site parking.
2Based on average square footage reported by Real Facts.
3 Assumes $150 per square foot construction costs and $100 per square foot multi- family land costs.
C. Cost Comparison
Given their non - profit ownership, it is highly unlikely that either of the two "at risk" projects
will convert to market -uses. Nevertheless, the above analysis attempts to estimate the
cost of preserving the at -risk units under various options. The annual cost of providing
rental subsidies required to preserve the 170 assisted units is relatively low at $516,000.
However, long -term affordability of the units cannot be ensured in this manner, unless it
was structured as a one -time rent buy -down. The option of acquiring or developing 170
replacement units is very costly at an estimated $33 million and constrained by a variety
of factors, including limited purchase opportunities of large multi - family properties and
the scarcity of land for new development. The best option to preserve the at -risk units
thus appears to be the purchase of affordability covenants through a one -time rent buy -
down.
3. 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.
i. Federal Programs
• 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
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SARAT A RESIDENTIAL LAND RESOURCES
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.
State Programs
California Housing Finance Agency (CaHFA) 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 km, and moderate- income
families and individuals. One of the programs is the Acquisition Finance
Program, which is designed to tacState the acquiffm 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 corporciVo rs 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
ler►der whose mission is to increase the availability of affordable housing for
kwA*x ome fames, seniors, and resrcients with special needs by facilitating
private capftal flow from its investors for debt and equity to developers of
affordable hawing. Elligil a activities include new construction, rehabilitation
and acquisition of properties.
iii. Locat 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 timefrome by which affordability covenants would
expire, allowing the City to implement various resources to ensure the
continued affordability of the housing units.
iv. Qualified Entities
The following lists qualified entities who are interested in purchasing government -
subsidized multi - family projects within Santa Clara County.
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SARA ~A RESIDENTIAL LAND RESOURCES
• Affordable Housing Foundation
• BRIDGE Housing Corporation
• Cambrian Center, Inc.
• Charities Housing Development Corporation
• Christian Church Homes of Northern California, Inc.
• Community Home Builders and Associates
Community Housing Developers, Inc.
• Matinah Salaam
• Mid - Peninsula Housing Coalition
Palo Alto Housing Corporation
• Palo Alto Senior Housing Project, Inc.
• Satellite Housing, Inc.
• South County Housing, Inc.
a. Quantified Objectives
Housing Element law requires that cities establish the maximum number of units that
can be preserved over the planning period. Two assisted projects wish a total of 170
units are at -risk of converting to market -rate housing within the planning period. Should
either of these properties lose #v* current funding subsidies and be at real risk of
conversion, the City of Saratoga YA expbre appropriate funding opportunities to assist
in their preservation.
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