Chapter 4.0 Vacant and Available Sites 4-7 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023
4.4 Site Inventory
Figure 4-1 illustrates the Monte Sereno 6th Cycle Housing Element site inventory. City-wide housing unit capacity estimates for the 2023-2031 planning period are listed in Table 4-4.
Housing Progress to Date
Units
Table 4-3 Units from Housing Progress to Date
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
Total
Units
Housing Progress to Date 3 2 3 2 10
Background
The RHNA planning period for the 2023-2031 Housing Element (6th Cycle) is June 30, 2022 through December 15, 2030. The statutory adoption date for the 6th Cycle Housing Element is January 1, 2023—a full seven months after the beginning of the planning period. To account for this discrepancy, the City of Monte Sereno must account for the number of housing units permitted between June 30, 2022, and January 31, 2023, prior to adoption of the 6th Cycle Housing Element and apply these to the 2023-2031 RHNA. Accordingly, the new housing units permitted during this period count towards the 2023-2031 planning period and are subtracted from the 6th-Cycle RHNA.
Table 4-2 shows the City of Monte Sereno’s adjusted RHNA, which accounts for progress made prior to the adoption of the updated Housing Element document.
Vacant Sites
Units
Table 4-4 Units from Vacant Sites
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
Total
Units
Vacant Sites 2 0 0 2 4
Background
There outreach for this housing element has identified two vacant parcels in Monte Sereno suitable for housing:
• Becky Lane (APN 410-42-013)
o 1.1 acres
Chapter 4.0 Vacant and Available Sites 4-8 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 o Zoning: R-1-44
o The site is currently served by wet and dry utilities and does not have any barriers to development.
• 17771 Vineland Avenue (APN 409-41-022)
o 1.3 Acres
o Zoning: R-1-44
o The site is currently served by wet and dry utilities and does not have any barriers to development.
Both of these site are suitable for one primary house and one accessory dwelling unit. Based on affordability assumptions for construction of a new single-family residence in Monte Sereno (see Appendix C – Housing Constraints) and the predominance of ADU use for very low income households (see Table 4-3), the vacant sites are allocated 2 units each: one at above moderate income and one at very low income.
Accessory Dwelling Units (ADUs and Junior ADUs)
Address: Various Locations Citywide
Accessory Dwelling Units
Table 4-4 Units from ADUs
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
Total
Units
ADUs 48 48 48 16 160
Background
ADU construction has increased significantly over the past several years. In 2018 a total of 8 building permits were issued for new ADUs, 2019 included 14 ADU permits, 9 were issued in 2020, and 14 in 2021. For 2022, a total of 16 building permits were issued for new ADUs. The number of permits issued in 2020 was lower than other years due to the COVID-19 pandemic and the resulting construction shut down.
Excluding 2020 due to the disruption caused by COVID-19, the average number of building permits issued for new ADUs is 13 a year. Projecting that over the next eight years would result in 104 ADUs over the 2023-2031 planning period.
As described above, the City has created a robust ADU outreach program and approved financial incentives for such construction. These outreach and incentive programs have resulted in 225
Chapter 4.0 Vacant and Available Sites 4-9 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 residents expressing their intention to create an ADU on their property during the 2023-2031 planning period. These intentions have been made in writing and submitted to the city from property owners expressing their intention to create an ADU on their property either through new construction or conversion of an existing structure.
To further encourage ADU construction, the City Council has approved a 50% discount on building permit fees to the 225 property owners that have expressed their intention to construct an ADU. To receive the building permit fee discount, the building permit needs to be issued by December 31, 2029. The reduction in building permit fees is anticipated to cost the City over $900,000 during the planning period. This represents an approximately 15% decrease in permitting revenue to the City.
This is a significant impact to the City’s budget; however, the commitment to creating additional housing units in Monte Sereno is one that the City Council is dedicated to as demonstrated by this financial investment.
The ADUs that have been constructed in Monte Sereno, and are anticipated to continue, offer a wide range of housing options from smaller studio units less than 400 square feet to two-bedroom units that are 1,200 square feet in size and various combination of unit sizes and bedrooms counts in between. Additionally, existing ADUs are located throughout the city so units are not concentrated in certain areas. The 225 written intentions that have been made by property owners who intend to construct an ADU on their property in the next eight years are also located throughout the city, so future units will also be dispersed.
The ADU strategy has been developed to address the community’s most pressing housing needs, which involves the construction of affordable housing. While 225 Monte Sereno property owners have provided written intentions to construct an ADU on their property within this Planning Period, based on the historical trends and consultation with the California Department of Housing and Community Development, 160 new ADUs are projected for purposes of meeting RHNA requirements.
Constraints
Recent state legislation has removed all significant constraints on the development of ADUs. The City of Monte Sereno is following current ADU requirements under state law and has taken efforts to facilitate and incentivize ADU construction by lowering building permitting fees by 50 percent.
Outreach
As described above, the City has created a robust ADU outreach program and approved financial incentives for such construction. These outreach and incentive programs have resulted in 225 residents expressing their intention to create an ADU on their property during the 2023-2031 planning period. These intentions have been made in writing and submitted to the city from property owners expressing their intention to create an ADU on their property either through new construction or conversion of an existing structure.
Chapter 4.0 Vacant and Available Sites 4-10 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The following two comments for Monte Sereno residents’ consideration came from a WVCS Picnic Meeting Panelist whose life was improved because she was able to live in an Accessory Dwelling Unit. See Appendix F for full meeting reports. “ADUs give you a sense of home, having a place that you can come home to, make dinner, sleep safely and comfortably. For me it was just wonderful, because it felt like my home. Even though it was in the back of another home, it still felt like my home. It’s definitely a needed part of our area…” “Living in an ADU at the time was really wonderful. You don’t have a lot of people who are right next to you making a lot of noise. I was able to do my job, get good sleep, and be a good part of the community. The ADU gave me a sense of home … because it was like my own home. So, I always took care of it and I always kept it clean. It was a really nice feeling to have a home. ADUs are definitely the way to go now, with the area, we need to have people in our area that can have affordable housing, and ADUs are wonderful, whether it's for seniors, older people, younger people, people with families. It’s a great thing to put into your home…it really does help the community and people living there.”
Minimum Number of Housing Units: 225
Description: Affordability distribution of ADUs is as follows: 30 percent very low-income, 30 percent low-income, 30 percent moderate-income, and 10 percent above moderate income. This distribution is based on analysis of ADU affordability in the Bay Area as researched and published by the Association of Bay Area Governments (ABAG) in their Technical Memo titled “Using ADUs to Satisfy RHNA.”
Prior to the publication of this ABAG methodology, the city conducted annual surveys to determine the actual affordability levels for ADUs each year. Based on the surveys between 2018 and 2020, actual affordability of ADUs in Monte Sereno was 50 percent very low-income, 30 percent low-income, and 20 percent moderate-income, and zero percent above moderate income..
Historic ADU affordability and use of the structures is based on surveys conducted by the city and completed by the property owners constructing the ADU. Table 4-3 exhibits efforts and information gathered with the annual surveys. Between 2017 and 2021, 50 percent of the surveys were returned. Of those survey responses, 93 percent of the ADUs were reportedly used as residences, and of those 27 units, 18 were made available at a very-low-income rent (67 percent).
Constraints: None. Recent state legislation has removed all significant constraints on the development of ADUs. The City of Monte Sereno is following current ADU requirements under state law and has taken efforts to facilitate ADU construction by lowering building and planning permitting fees by 50 percent.
Chapter 4.0 Vacant and Available Sites 4-11 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Community Outreach: The following two comments for Monte Sereno residents’ consideration came from a WVCS Picnic Meeting Panelist whose life was improved because she had access to live in an Accessory Dwelling Unit. See Appendix F for full meeting reports. “ADUs give you a sense of home, having a place that you can come home to, make dinner, sleep safely and comfortably. For me it was just wonderful, because it felt like my home. Even though it was in the back of another home, it still felt like my home. It’s definitely a needed part of our area…” Figure 4-1 Site Inventory Map
SOURCE: EMC Planning Group
“Living in an ADU at the time was really wonderful. You don’t have a lot of people who are right next to you making a lot of noise. I was able to do my job, get good sleep, and be a good part of the community. The ADU gave me a sense of home … because it was like my own home. So, I always took care of it and I always kept it clean. It was a really nice feeling to have a home. ADUs are
Chapter 4.0 Vacant and Available Sites 4-12 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 definitely the way to go now, with the area, we need to have people in our area that can have affordable housing, and ADUs are wonderful, whether it's for seniors, older people, younger people, people with families. It’s a great thing to put into your home…it really does help the community and people living there.” – Jeanine (WVCS Picnic Meeting Panelist)
Chapter 4.0 Vacant and Available Sites 4-13 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Table 4-2 Monte Sereno’s Affordability ADU Survey Results Year
# of New
ADUs
Permitted
# of
Surveys
Mailed
# of
Surveys
Returned
# Used for
Residential
Purposes/Living
Unit
Very
Low
Income
Rent
Low
Income
rent
Moderate
Income
Rent
Above
Moderate
Income
Rent
Rent Not
Specified
on
Survey
2015 6
2016 5
2017 12 12 8 7 6 1
2018 8 8 3 2 2
2019 14 14 5 5 2 1 1 1
2020 9 9 4 4 1 1 2
2021 14 14 9 9 7 1 1
2022 16
Total 84 57 29 27 18 2 2 1 4
SOURCE: City of Monte Sereno
NOTE: As of 1/11/2023, there are a total of seven building permits for ADUs in the plan review process and are expected to be issued in the next two months Junior Accessory Dwelling Units
Units
Table 4-5 Units from JADUs
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
Total
Units
JADUs 2 3 2 1 8
Background
JADU construction has increased during the past several years. No permits for JADUs were issued in 2018 or 2019, one new JADU was permitted in 2020, 3 were permitting in 2021, and one in 2022.
That provides a five-year annual average of one new JADU each year. Following is a summary of the permits issued for new JADUs:
Table 4-6 JADU Building Permits Issued
Date Building Permit Issues Building Permit Number
12/14/2020 2020-7031
2/22/2021 2020-7255
8/16/2021 2021-0105
10/13/2021 2021-0199
9/30/2022 2022-0166
Chapter 4.0 Vacant and Available Sites 4-14 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Monte Sereno has not been reporting the new JADUs in the Annual Progress Reports (APR) and the instructions provided for that reporting only specify and define ADUs, not JADUs. Additionally, the definition of an ADU in this documentation is not clear that it includes JADUs. However, through this 6th Cycle Housing Element update, it was brough to the City’s attention that JADUs should be included in the APR as new units and can be included in RHNA projections.
Based on the historical data of the number of JADU permits issued, 8 new JADUs are projected to be constructed during this Planning Period. As the use and affordability levels of the past permitted JADUs were not surveyed (as they were not reported), the ABAG methodology has been used to project the affordability levels of these eight planned units.
Constraints
Recent state legislation has removed all significant constraints on the development of JADUs. The City of Monte Sereno is following current JADU requirements under state law.
ADU Amnesty
Units
Table 4-6 Units from ADU Amnesty
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
Total
Units
ADU Amnesty 13 2 2 1 18
Background
The City of Monte Sereno adopted an ADU amnesty ordinance on December 20, 2022 in order to:
• Legalize existing but noncompliant/unknown accessory dwelling units that were created prior to December 31, 2020;
• Bring unpermitted housing units into the official housing stock to contribute towards meeting regional housing needs allocation (RHNA) by obtaining building permits by December 31, 2031; and
• Ensure safe and sanitary living conditions for current and future tenants.
The amnesty program will allow property owners with ADUs not currently recognized as “units” in the Census the opportunity to register these units with the City without facing fines for nonpermitted construction.
Chapter 4.0 Vacant and Available Sites 4-15 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The City anticipates the accessory dwelling unit amnesty program will, at a minimum bring 18 previously unpermitted units not previously recorded by the Census into the City’s official housing stock during previous planning periods, as supported by the following findings from the City’s ADU survey and existing housing data:
• Between 2018 and 2022, 61 building permits were issued for ADUs, representing 5% of all single-family homes in Monte Sereno, and an average of 1.25% of homes adding an ADU each year.
• The City received 225 written intentions to construct ADUs on single-family home lots, representing an additional 19% of all single-family homes, broken down to 2.3% of singlefamily homes on average each year of the planning period intending to develop an ADU on their property.
The estimate of 18 ADU amnesty units, representing 1.5% of all single-family homes, broken down to 0.25% of all single-family homes each year of the planning period is sufficiently within the discrepancy of the yearly average 1.25% of single-family homes that had already formally added an ADU, and the yearly average of 2.3% of single-family homes that intend to add an ADU.
As an incentive to property owners to apply for an ADU amnesty permit, the City is offering certain modified standards and incentives to accommodate existing buildings. In addition to the flexibility in development standards identified for new ADUs, the following additional incentives have been identified for evaluation to encourage legalization of existing ADUs:
• Remove the requirement that the property owner reside in either the main house or the ADU;
• Elimination of any code enforcement penalties or increase permit fees; and • Reduce building permit fees by 50% (Program I).
To receive an ADU amnesty permit, all health and safety code violations must be corrected based on City building inspections of the unit. For purposes of crediting the ADU towards the RHNA, property owners will be required to demonstrate that the unit did not have an individual address as of the 2000 U.S. Census and does not have a building permit of record, and thus has not been accounted for in the count of existing units in the City’s previous RHNA cycles. Acceptable documentation may include:
• Written affidavits from current and/or former owners, tenants, or neighbors, signed and notarized under penalty of perjury
• County Assessor records
• Rental contracts and/or receipts
Chapter 4.0 Vacant and Available Sites 4-16 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 • Income tax records
• Utility bills
Based on affordability assumptions and the predominance of ADU use for very low-income households (see Table 4-3), the 18 ADU Amnesty units are broken down into: seven very lowincome units, seven low income units, eight moderate income units, and two above moderate income unit.
Constraints
Recent state legislation has removed all significant constraints on the development of ADUs. The City of Monte Sereno is following current ADU requirements under state law and has taken efforts to facilitate ADU construction. Additional incentives are provided to encourage property owners to obtain building permits for ADUs that were not permitted such as not imposing any code enforcement penalties and by reducing building permitting fees by 50 percent .
Additional non-governmental fees relating to development within the community act as additional financial constraints to development. Other fees include fees to the local Los Gatos-Saratoga Unified High School District, Los Gatos Union Elementary School, and Saratoga Elementary School district, as well as hookup fees for sewage provided by West Valley Sanitation, water provided by San Jose Water Company, gas provided by PG&E, and power services provided by Outreach
Monte Sereno will expand its outreach concerning ADU amnesty in order to build public trust and knowledge of the program. Extensive community outreach will reassure the public that applicants will not be penalized for illegal construction and will explaining the benefits of legalization (increase in property value, allowance for relaxed development standards, reduced fees, opportunity to register unit without facing fines). Program I (Accessory Dwelling Units) includes commitment to public outreach of the amnesty program including city-wide mailing, social media postings, and information to be provided at the City Hall front counter.
Market-Rate Units via SB 9 (Duplexes, Lot splits)SB 9
Units
Table 4-# Units from SB 9
Very LowIncome
Units
LowIncome
Units
ModerateIncome
Units
Above
ModerateIncome Units
Total
Units
SB 9 3 2 0 5 10
Chapter 4.0 Vacant and Available Sites 4-17 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Background
City officials have adopted Senate Bill 9 (SB 9) development guidelines in line with the state law and have revised existing regulations of SB 9 developments. However, there was limited interest in SB 9 units expressed during the public outreach period when this plan was prepared. However, since the City Council has committed to increasing the maximum building size from the current 800 square foot limit (Program E – Review SB9 Regulations), property owner interest in SB9 projects has increased. Additionally, Program E (Review SB9 Regulations) commits to enhancing the state laws to further encourage housing production by requiring two units be constructed on each new lot created through an SB9 Urban Lot Split. One Urban Lot Split application and four written intentions for SB 9 developments or urban lot splits are dispersed throughout the community and include the lots at:
• 16101 Greenwood Road (APN 510-50-001)
o 1.44 acres with one existing single-family home
o Zoning: R-1-44
o The site is currently served by wet and dry utilities and does not have any barriers to development.
• 18411 Lexington Drive (APN 410-27-013)
o 1.08 acres with one existing single-family home
o Zoning: R-1-44
o The site is currently served by wet and dry utilities and does not have any barriers to development.
• 16248 Oakhurst Drive (APN 510-20-054)
o 1.05 acres with one existing single-family home
o Zoning: R-1-20
o The site is currently served by wet and dry utilities and does not have any barriers to development.
• 15950 Romita Court (APN 510-59-005)
o 2.75 acres with one existing single-family home and one ADU o Zoning: R-1-44
o The site is currently served by wet and dry utilities and does not have any barriers to development.
Chapter 4.0 Vacant and Available Sites 4-18 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 • 17795 Vineland Avenue (APN 409-41-013)
o 0.97 acres with one existing single-family home
o Zoning: R-1-44
o The site is currently served by wet and dry utilities and does not have any barriers to development.
Based on affordability assumptions for construction of a new single-family residence in Monte Sereno (see Appendix C – Housing Constraints) and the predominance of ADU use for very low income households (see Table 4-3), the SB 9 development sites are allocated two new net units each – one new main unit and one new ADUs – at above moderate income.
Nonvacant Sites Analysis
Existing Uses
• 16011 Greenwood Road: A 6,239 square foot single-family home built in 1983 occupying only the front half of the parcel with trees along the edges of the property and adjacent to the home. The property is surrounded by other single-family homes. • 18411 Lexington Drive: A 4,140 square foot single-family home built in 1946 occupying only the front half of the parcel with a slope through the middle of the parcel. The property is surrounded by other single-family homes.
• 16248 Oakhurst Drive: A 3,083 square foot single-family home built in 1941 occupying only a back portion of the parcel with a slope through the middle of the parcel. The property is surrounded by other single-family homes.
• 15950 Romita Court: A 5,325 square foot single-family home built in 1916 occupying only a front portion of the parcel and an approximately 700 square foot ADU built in 1916 occupying a small portion of the back of the property with a slope through the middle of the parcel. The property is surrounded by other single-family homes. • 17795 Vineland Avenue: A 2,0125 square foot single-family home built in 1964 occupying only half of the property. The property is surrounded by other single-family homes.
Development Trends
Few SB 9 lot splits or residential developments have occurred within the City and limited interest in SB 9 units was expressed during the public outreach efforts. Feedback that has been received is that the current 800 square foot building size limit is a constraint for property owners interested in SB9 projects. However, the City has endorsed SB 9 with inclusion of Program E (Review SB 9 Regulations) in which the city is committed to increasing the maximum building size as well as further enhancing state law by requiring two housing units be constructed in each lot created by an SB 9 Urban Lot Split.
Chapter 4.0 Vacant and Available Sites 4-19 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Market Conditions
Based on affordability assumptions for construction of a new single-family residences in Monte Sereno (see Appendix C – Housing Constraints), high land costs, construction costs, and low local land availability, future development is more likely to follow more intensive infill patterns on existing developed parcels such as SB 9 developments and urban lot splits.
Availability of Regulatory and/or Other Incentives
City officials have adopted Senate Bill 9 (SB 9) development guidelines in line with the state law and have revised existing regulations of SB 9 developments including removing the requirement of a maximum building size of 800 square foot and requiring two units be constructed on each lot crated through an SB 9 Urban Lot Split.
Constraints
To date, few property owners in Monte Sereno have expressed interest in building new singlefamily units under SB 9 even during outreach for this Element. To have HCD consider SB 9 units as a reasonable expectation for construction during this eight-year cycle, property owner declared interest is necessary. The City has received four letters of declared interest and one Urban Lot Split application, noted above.
Program E (Review SB9 Regulations) commits to increasing the maximum building size allowed and to further enhance state law by requiring two units be constructed on each lot created through an SB9 Urban Lot Split.
Outreach
The City of Monte Sereno conducted personalized outreach after City Council directed for an ordinance revision that incentivizes SB9 developments by removing lot limits on June 6, 2023.
The City collected personal written intentions from four local property owners to develop City officials have adopted SB9 development guidelines in line with the state law and have revised existing regulations of SB9 developments including removing the requirement of a maximum building size of 800 square foot.
Address: Various Locations
Minimum Number of Housing Units: Dependent on Property Owner Interest Description: Additional market-rate units facilitated by SB 9 Constraints: To date, few property owners in Monte Sereno have expressed interest in building new single-family units under SB9 even during outreach for this Element. To have HCD consider SB 9 units as a reasonable expectation for construction during this eight-year cycle, property owner declared interest is necessary.
Chapter 4.0 Vacant and Available Sites 4-20 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Vacant Sites
Address: Becky Lane (APN 410-42-013).
Minimum Number of Housing Units: 2
Description: Approximately 1.1 acres vacant site.
Constraints: None.
______________________________________________________________ Address: 17771 Vineland Avenue (APN 409-41-022).
Minimum Number of Housing Units: 2
Description: Approximately 1.3-acre vacant site.
Constraints: None.
Table 4-4 Vacant/Partially Vacant and Available Sites Capacity Housing
Resource
Very
LowIncome
Lower
Income
Moderate
Income
Above
Moderate
-Income
(Net)
Total
Capacity Comments
ADUs 6748 6748 6848 2316 225160 Affordability Based on ABAG Analysis
Vacant 0 0 0 4 4
SB-9 0 0 0 5 5
SB-10 15 5 5 5 30
Total 6763 6753 6853 2730 229199
RHNA 53 30 31 79 193
Difference +1410 +3723 +3722 -52-49 +366
SOURCE: City of Monte Sereno; EMC Planning Group Inc.
4.5 Summary and Conclusions
For communities like Monte Sereno that are largely built out and surrounded by other communities, ADU development is the only primary practical solution to providing an allocated fair share of future housing for the San Francisco Bay Area. Property owner interest, education, and followthrough with letters of intention will be pivotal for facilitating single-family site opportunities to add housing through recent construction, development on vacant sites, ADU construction, ADU amnesty, and through Senate Bill 9 (SB 9) developments., which allows for up to four units on a
Chapter 4.0 Vacant and Available Sites 4-21 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 property currently zoned for a single family-home. Monte Sereno’s historic single-family zoning must allow for multiple residences on a parcel: at least one ADU, one JADU, and one SB9 residential unit. This, plus the commitment in Program I (Accessory Dwelling Units) to study allowing ADUs greater than 1,200 suqare feet in size on properties that are one acre or greater, results in the ability for what is effectively multi-family housing distributed throughout the City.
These units, as described on the affordability survey (Table 4-3), have a high degree of affordability and provide housing choice and opportunity throughout the City.
Monte Sereno’s unique built environment, which is nearly exclusively zoned for single-family neighborhoods, has been taken into consideration with this plan to accommodate future housing with minimum impact. Transformation in Monte Sereno through the next eight-year Housing Element cycle may continue to appear incremental, with sustained massing and scale limitations, evocative of a small suburban bedroom community.
Chapter 4.0 Vacant and Available Sites 4-22 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 This side intentionally left blank.
Table of Contents
5.0 ENERGY CONSERVATION .........................................................................................5-1
5.1 Introduction ............................................................................................................................5-1
5.2 Opportunities for Energy Conservation .............................................................................5-1 Tables
Table 5-1 PG&E Programs and Incentives for Residential Properties............................... 5-3
Chapter 5.0 Energy Conservation 5-1 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023
5.0 Energy Conservation
5.1 Introduction
This chapter summarizes opportunities for energy conservation in the construction of housing in the City of Monte Sereno.
5.2 Opportunities for Energy Conservation
Energy conservation remains a major priority in Monte Sereno. 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 demand.
The City requires the submittal of a Cal Green checklist for new construction and remodeling. The Cal Green checklist is based on standards produced by the California Building Standards Commission. Checklists for both new construction and remodeling as well as instructions for completing the forms are available on the City's website. The City also provides incentives for the installation of solar panels. Streamlining of permit applications as well as permit fee waivers are provided for solar panel installations in residential units.
The City of Monte Sereno adopted strategic goals for FY 2022-2023, and these strategic goals included the following actions to enhance environmental sustainability:
A. Evaluate and consider updating Reach Codes in 2022;
B. Meeting “green” requirements – water conservation, develop climate change resolution/encourage and support the move to lower carbon emissions in Monte Sereno; C. Review and implement Urban Forestry Alliance = In process; D. Promote low-water, and low-fire landscaping alternatives for residents; and E. Promote electric vehicle chargers for residents to support electric vehicle adoption.
Providing energy conservation opportunities to residents can ultimately lead to a reduction in utility-related housing costs for many households. Accordingly, energy conservation measures related to existing and proposed residential development is a component included within the Bay Area Air Quality Management District’s Clean Air Plan (CAP) which was adopted in 2017. The CAP addresses renewable energy in Program ECM 2 (Renewable Energy), which reads as follows:
Chapter 5.0 Energy Conservation 5-2 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 ECM 2 - Renewable Energy. This control measure consists of two components:
1) promote incorporation of renewable energy sources into new developments and redevelopment projects, and 2) foster innovative renewable energy projects through provision of incentives. Note: In addition, as part of the Further Study Measure entitled "Enhancement to Energy Measures," the District will evaluate the cost-effectiveness of solar thermal technology for consideration as a potential solar hot water heating rule. (Source: Bar Area Air Quality Management Districts, 2017)
Silicon Valley Clean Energy
Silicon Valley Clean Energy (SVCE) is the community electricity provider for thirteen communities in Santa Clara County—including Monte Sereno—and is governed by local elected officials serving on the Board of Directors. SVCE was formed with the mission to reduce dependence on fossil fuels by providing carbon-free, affordable and reliable electricity and innovative programs within the community.
Pacific Gas & Electric Energy Efficiency Programming
Pacific Gas and Electric Company (PG&E), which provides energy efficiency services in Monte Sereno, 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. For example, 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. One of the more recent strategies in building energy-efficient homes is following the U.S. Green Building Council's guidelines for LEED Certification. The LEED for Homes program includes standards for new single-family and multifamily home construction.
Additionally, PG&E provides residents with information regarding energy saving measures including various incentives and programs available to developers and residential property owners. Table 5-1 on the following page includes a description of the various financial and energy-related assistance that PG&E offers low-income customers:
As part of this Housing Element Update, the City of Monte Sereno will implement Program Q to continue to promote and encourage energy conservation in residential development. This program will encourage energy conservation practices for new and existing residential dwelling units by enforcing State and local regulations and encouraging incentives for energy conservation “best practices,” including:
Continuing to offer streamlining and reduced permitting fees for solar panel installations; Continuing to implement the CALGreen building code requirements; Continuing to evaluate “Reach Codes” for all-electric building requirements;
Chapter 5.0 Energy Conservation 5-3 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions February 2023 Providing information regarding rebate programs and energy audits available through PG&E; and
Providing resource materials regarding green building and conservation programs.
Table 5-1 PG&E Programs and Incentives for Residential Properties Program Description
Energy Savings Assistance Program PG&E’s Energy Savings Assistance program offers free weatherization measures and energy-efficient appliances to qualified low-income households. PG&E determines
qualified households through the same sliding income scale used for CARE. The program includes measures such as
attic insulation, weather stripping, caulking, and minor home repairs. Some customers qualify for replacement of
appliances including refrigerators, air conditioners, and evaporative coolers.
Energy Efficiency for Multifamily Properties The Energy Efficiency for Multi-Family Properties program is available to owners and managers of existing multi-family residential dwellings containing five or more units.
Multifamily Properties The Energy Efficiency for Multifamily Properties program is available to owners and managers of existing multifamily residential dwellings containing five or more units. The program encourages energy efficiency by providing rebates for the installation of certain energy-saving products.
California Alternate Rates for Energy (Care) PG&E offers this rate reduction program for low-income households. PG&E determines qualified households by a
sliding income scale based on the number of household
members. The CARE program provides a discount of 20
percent or more on monthly energy bills.
Reach (Relief for Energy Assistance Through Community
Help)
The REACH program is sponsored by PG&E and
administered through a non-profit organization. PG&E
customers can enroll to give monthly donations to the
REACH program. Qualified low-income customers who
have experienced uncontrollable or unforeseen hardships, which prohibit them from paying their utility bills may receive an energy credit. Eligibility is determined by a sliding income scale based on the number of household members. To
qualify for the program, the applicant’s income cannot
exceed 200 percent of the Federal poverty guidelines.
Medical Baseline Allowance The Medical Baseline Allowance program is available to households with certain disabilities or medical needs. The program allows customers to get additional quantities of energy at the lowest or baseline price for residential
customers.
SOURCE: PG&E, 2022
Chapter 5.0 Energy Conservation 5-4 EMC Planning Group
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Monte Sereno Fair Housing Assessment A
APPENDIX
Table of Contents
APPENDIX A MONTE SERENO FAIR HOUSING ASSESSMENT .........................................A-1 A.1 Introduction ...........................................................................................................................A-1 A.2 Fair Housing Enforcement and Outreach Capacity.......................................................A-13 A.3 Integration and Segregation ...............................................................................................A-17 A.4 Access to Opportunity........................................................................................................A-27 A.5 Disproportionate Housing Needs.....................................................................................A-31 A.6 Conclusion............................................................................................................................A-37 Tables
Table A-1 Median Income Comparisons, City and County................................................ A-24 Figures
Figure A-1 Major Public and Legal Actions that Influence Fair Access to Housing ..........A-5 Figure A-2 Fair Housing Complaints and Inquiries.............................................................. A-16 Figure A-3 Segregation and Integration .................................................................................. A-22 Figure A-4 Map Showing White Majority Tracts in Monte Sereno .................................... A-25 Figure A-5 Map Showing RCAA’s According to Census Tract .......................................... A-26 Figure A-6 Access to Opportunity........................................................................................... A-31 Figure A-7 Disproportionate Housing Needs........................................................................ A-36
Appendix A Fair Housing Assessment A-1 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Appendix A
Monte Sereno Fair Housing Assessment
A.1 Introduction
In 2018, Governor Brown signed Assembly Bill (AB 686) requiring all public agencies in the state to affirmatively further fair housing (AFFH) beginning January 1, 2019.1 The new requirements went into effect on January 1, 2019 and required all public agencies to “administer programs and activities relating to housing and community development in a manner that affirmatively furthers fair housing, and take no action inconsistent with this obligation”2 AB 686 also made changes to Housing Element Law to incorporate requirements to AFFH as part of the housing element and general plan to include an analysis of fair housing outreach and capacity, integration and segregation, access to opportunity, disparate housing needs, and current fair housing practices.
The following report was prepared by Root Policy Research (Denver, Colorado) and is based on and expands previous work commissioned by the Association of Bay Area Governments (ABAG) and the Metropolitan Transportation Commission (MTC). The ABAG/MTC report was prepared in collaboration with the University of California Merced Urban Policy Lab and was entitled: “AFFH Segregation Report: Monte Sereno.” See Attachment G for the full ABAG/MTC report.
1 Public agencies receiving funding from the U.S. Department of Housing and Urban Development (HUD) are also required to demonstrate their commitment to AFFH. The federal obligation stems from the fair housing component of the federal Civil Rights Act mandating federal fund recipients to take “meaningful actions” to address segregation and related barriers to fair housing choice. 2 California Department of Housing and Community Development Guidance, 2021, page 9.
Appendix A Fair Housing Assessment A-2 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Affirmatively Furthering Fair Housing
“Affirmatively furthering fair housing” means taking meaningful actions, in addition to combating discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics. Specifically, affirmatively furthering fair housing means taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and fostering and maintaining compliance with civil rights and fair housing laws.
The duty to affirmatively further fair housing extends to all of a public agency’s activities and programs relating to housing and community development. (Gov. Code, § 8899.50, subd. (a)(1).)”
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 14.
History of segregation in the region
The United States’ oldest cities have a history of
mandating segregated living patterns—and Northern
California cities are no exception. ABAG, in its recent Fair Housing Equity Assessment, attributes segregation
in the Bay area to historically discriminatory
practices—highlighting redlining and discriminatory
mortgage approvals—as well as “structural inequities”
in society, and “self-segregation” (i.e., preferences to live near similar people).
Researcher Richard Rothstein’s 2017 book The Color of
Law: A Forgotten History of How Our Government Segregated America chronicles how the public sector contributed to the segregation that exists today. Rothstein highlights several significant developments in the Bay area region that played a large role in where the region’s non-White residents settled.
In 1955, builders began developing workforce housing for the Ford Corporation’s plant in the Santa Clara County region. Initially the units were segregated as no one would sell to the local black workers. The American Friends Service Committee (AFSC) worked to find builders who would build integrated subdivisions. Unfortunately, after four purchased plots were subsequently rezoned to prevent integrated housing, the original builder quit. After multiple This history of segregation
in the region is important
not only to understand how
residential settlement
patterns came about—but,
more importantly, to
explain differences in
housing opportunity among
residents today. In sum, not
all residents had the ability
to build housing wealth or
achieve economic
opportunity. This
historically unequal playing
field in part determines why
residents have different
housing needs today.
Appendix A Fair Housing Assessment A-3 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 additional iterations, African American workers had “become so discourage about finding housing opportunities” that they began carpooling from outside cities such as Richmond.3 A 2018 Berkeley publication titled, Racial Segregation in the San Francisco Bay area, attempted to illustrate segregation in the Bay area communities. In their study they found that communities such as Monte Sereno and Los Gatos were the “most segregated, heavily white cities in the county” with Santa Clara County containing “no truly integrated city”.4 The study also delved into the history of segregation, highlighting a 1960’s era laws and practices connected to urban renewal projects that were displacing communities of color. The building of transportation infrastructure created a reduction of affordable housing due to a lack of one for one replacement in the area.
In addition to historical discriminatory practices that embedded segregation into living patterns throughout the Bay Aarea, it’s also necessary to recognize the historical impacts of colonization and genocide on Indigenous populations and how the effects of those atrocities are still being felt today. The original inhabitants of present-day San Mateo County are the Ramaytush Ohlone, who have “…lived on the San Francisco Peninsula for thousands of years and continue to live here as respectful stewards of the land.”5 However, “[d]ue to the devastating policies and practices of a succession of explorers, missionaries, settlers, and various levels of government over the centuries since European expansion, the Ramaytush Ohlone lost the vast majority of their population as well as their land.”6 The lasting influence of these policies and practices have contributed directly to the disparate housing and economic outcomes collectively experienced by Native populations today.7
The timeline of major federal Acts and court decisions related to fair housing choice and zoning and land use appears on the following page.
As shown in the timeline, exclusive zoning practices were common in the early 1900s. Courts struck down only the most discriminatory and allowed those that would be considered today to have a “disparate impact” on classes protected by the Fair Housing Act. For example, the 1926 case Village of Euclid v. Amber Realty Co. (272 U.S. 365) supported the segregation of residential, business, and industrial uses, justifying separation by characterizing apartment buildings as “mere parasite(s)” with the potential to “utterly destroy” the character and desirability of neighborhoods. At that time, multifamily apartments were the only housing options for people of color, including immigrants.
3 Source: book The Color of Law: A Forgotten History of How Our Government Segregated America by Richard Rothstein, p 121.
4 Racial Segregation in the San Francisco Bay area, Part 1 | Othering & Belonging Institute (berkeley.edu) 5 https://www.smcoe.org/for-communities/indigenous-people-of-san-mateo-county.html 6 https://www.smcoe.org/for-communities/indigenous-people-of-san-mateo-county.html 7 https://www.americanprogress.org/article/systemic-inequality-displacement-exclusion-segregation/
Appendix A Fair Housing Assessment A-4 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The Federal Fair Housing Act was not enacted until nearly 60 years after the first racial zoning ordinances appeared in U.S. cities. This coincided with a shift away from federal control over low-income housing toward locally-tailored approaches (block grants) and market-oriented choice (Section 8 subsidies)—the latter of which is only effective when adequate affordable rental units are available.
Figure A-1 shows a timeline for major public and legal actions related to fair housing access.
Appendix A Fair Housing Assessment A-5 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-1 Major Public and Legal Actions that Influence Fair Access to Housing SOURCE: Root Policy Research
Appendix A Fair Housing Assessment A-6 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Report content and organization
This Fair Housing Assessment follows the April 2021 State of California State Guidance for AFFH.
Section I. Fair Housing Enforcement and Outreach Capacity reviews lawsuits/enforcement actions/complaints against the jurisdiction; compliance with state fair housing laws and regulations; and jurisdictional capacity to conduct fair housing outreach and education; Section II. Integration and Segregation identifies areas of concentrated segregation, degrees of segregation, and the groups that experience the highest levels of segregation; Section III. Access to Opportunity examines differences in access to education, transportation, economic development, and healthy environments; and
Section IV. Disparate Housing Needs identifies which groups have disproportionate housing needs including displacement risk.
Primary Findings, Contributing Factors, and Fair Housing Actions This section summarizes the primary findings from the Fair Housing Assessment for Monte Sereno including the following sections: fair housing enforcement and outreach capacity, integration and segregation, access to opportunity, disparate housing needs, and contributing factors and the city’s fair housing action plan.
Monte Sereno differs from the Ccounty and Bay area overall for its relatively high proportion of residents identifying as Non-Hispanic White (71 percent in Monte Sereno compared to 32 percent in Santa Clara County) and small Hispanic population (7 percent in Monte Sereno and 25 percent in the county). Monte Sereno’s proportion of Black/African American and Other or mixed-race residents is similar to the county, in that it is less than 4 percent for both groups.
Contributing Factors Prioritized:
Lack of diverse housing stock (High priority);
Lack of low-income housing (High priority);
Large lot configuration; Predominance of single-family zoning; Original subdivision of land catered to large single-family lots (Medium priority);
Lack of City resources (Medium priority); and
Lack of political power in regional transportation efforts (Low priority).
Appendix A Fair Housing Assessment A-7 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Priority #1
Fair housing issue: Lack of housing that accommodates the lower incomes of peoplepeople of lower-income with a disproportionate impact on people of color, resulting in a lack of overall socio-economic and racial diversity in the city.
Contributing Factors: Lack of diverse housing stock; lack of low-income housing.
It is helpful to understand the local history of Monte Sereno to inform why Monte Sereno offers a little to no variety of housing types with 96 percent single family detached units.
The City of Monte Sereno became incorporated in 1957 as a response to pressures of annexation from surrounding cities. As stated in “Battle of Peaceful Mountain” a historical narrative of Monte Sereno written by Monte Sereno’s first Mayor Thomas Inglis, “most of the residents of Monte Sereno wanted to retain the amenities which had attracted them: large lots, modern taxes, natural scenic beauty unimpaired by unsightly billboards…”. The platform that the City Founders the then unincorporated area that is now Monte Sereno ran on when incorporating featured promises of: , “country living, strictly residential zoning, preservation of natural scenic beauty, no commercial enterprises, [and] no billboards.”.
The intent of incorporating was to maintain the present way of life in Monte Sereno which was limited to large single-family lots. In 1960 the City of Monte Sereno fought against adjacent unincorporated Country land being re-zoned for multi-family use. In 1963 the City of Monte Sereno pushed back against a high school that was proposed to be built within the City, stating that the high school would result in “students from outside our City numbering three or four times the number from inside. The resulting diversion from country living, the loss of City tax revenue and the large increase in City expenditures for street construction and maintenance and police protection of the school and against rowdyism would be unfair and unjustified.”8 The City of Monte Sereno was incorporated on the premise of maintaining a single-family residential town. As a result, the General Plan and Zoning Ordinances maintained the single familysingle-family residential zoning, and for the most part, large lot sizes. This has resulted in Ppoverty rates that are very low for all residents and White and Asian residents experience no poverty according to census data. Low poverty is a factor of a housing market that favors high income households. Monte Sereno has a lower share of very low-income residents than other jurisdictions in the Bay area as a whole, a lower share of low-income residents, a lower share of moderate-income residents, and a higher share of above moderate-income residents.
Poverty rates are very low for all residents and White and Asian residents experience no poverty according to census data. Low poverty is a factor of a housing market that favors high income households. Monte Sereno has a lower share of very low-income residents than other jurisdictions in 8 Inglis, Thomas. City of Monte Sereno Battle of Peaceful Mountain. 1982.
Appendix A Fair Housing Assessment A-8 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 the Bay area as a whole, a lower share of low-income residents, a lower share of moderate-income residents, and a higher share of above moderate-income residents.
The City of Monte Sereno has developed the following programs to respond to this fair housing issue and contributing factors:
Program L: Shared Housing Options
Program O: Fair Housing
Program P: Low Barrier Navigation Center
Program Q: Analyze Multi-Family HousingImplement Multi-Family Housing Re-Zoning Program S: Allow Single Room Occupancies Units in all Zoning Districts Program X: Fair Housing EnforcementEvery census tract in Monte Sereno scores high on educational outcomes, meaning that all areas of the city provide access to strong educational environments. There is little variance in graduation rates among Monte Sereno high schoolers by race and ethnicity. Asian students graduated at a slightly higher rate (98.4 percent) than Hispanic and White students’ graduation rates (95.3 percent and 96.5 percent, respectively). African American students did not have enough students enrolled to accurately measure (less than 11 total). The lowest graduation rate is among students with a disability at 88.1 percent--still very high; All tracts in Monte Sereno are White majority. Compared to the Bay area overall, Monte Sereno is less segregated, although this is a factor of lack of diversity within Monte Sereno than a product of integrated communities;
Priority #2
Fair housing issue: The predominance of single- family detached housing in the city has led to an exclusive and high-priced ownership housing market relative to Santa Clara County and the Bay area overall.
Contributing Factors: Lack of diverse housing stock; large lot configuration; predominance of single-family zoning
The City’s original and subsequent updates to the General Plan and Zoning Ordinances have emphasized large lot, low-density, single-family development with densities ranging from one dwelling unit to five dwelling units per acre.
Historically, this type of development contributed to segregation patterns, including in Monte Sereno, due to, among other factors, the higher purchase costs that accompany large lots and singlefamily homes. Financing for single-family properties favored educated higher income earners and as
Appendix A Fair Housing Assessment A-9 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 a result purchasing property in the City remained out of reach for many lower income households and lead to the demographics seen in the City today.
The City of Monte Sereno has developed the following policies to respond to this fair housing issue and contributing factors:
Program C: Facilitate Parcel Maps
Program D: Flag Lots
Program E: Review SB9 Regulations
Program L: Shared Housing Options
Program Q: Implement Multi-Family Housing Re-Zoning
Program S: Allow Single Room Occupancies Units in all Zoning Districts Priority #3Poverty rates are very low for all residents and White and Asian residents experience no poverty according to census data. Low poverty is a factor of a housing market that favors high income households. Monte Sereno has a lower share of very lowincome residents than other jurisdictions in the Bay area as a whole, a lower share of lowincome residents, a lower share of moderate-income residents, and a higher share of above moderate-income residents;
Fair housing issue: Lack of sufficient infrastructure to support diverse housing stock.
Contributing Factors: Original subdivision of land catered to large single-family lots; lack of City resources
Monte Sereno’s infrastructure pattern, including roads, sewers and drainage, catered to low-density single-family development and was designed and sized to service the low-density rural character. The infrastructure reinforced limited services and wasere not designed to support higher density, more affordable types of housing units.
The City of Monte Sereno has developed the following programs to respond to this fair housing issue and contributing factors:
Program U: Infrastructure Capital Improvements
Program V: Energy Conservation
Program W: Water Conservation
Appendix A Fair Housing Assessment A-10 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Priority #4
Fair housing issue: Lack of sufficient transportation that supports accessibility throughout the City.
Contributing Factor: Lack of political power in regional transportation efforts Mobility within the City is impacted due to the topography, lack of Valley Transportation Authority transit options, and road cross-section design. The City contains many steeply sloped areas that are difficult to navigate and lack sidewalks because of the rural road design.
Additionally, the City is served by one bus route, route 27, that provides service to the Winchester Light Rail Station and downtown Los Gatos on a limited 30 minute headway.
Mobility impacts socio-economic patterns because communities that do not offer a wide range of mobility options dissuade people with limited mobility from locating there and contributes fair housing issues. Monte Sereno offers a moderate proximity to jobs, according to HUD’s job proximity index. The city is largely made up of out-commuters who work in high wage professions in the region. Since the Covid-19 pandemic, work-from-home opportunities have increased as a plausible partial solution to mobility issues.
Contributing Factors:
3. Monte Sereno offers a moderate proximity to jobs, according to HUD’s job proximity index.
The city is largely made up of out-commuters who work in high wage professions in the region.
Response to 3. Working from home preferrable to
Since 2015, the housing that has received permits to accommodate growth has largely been priced for the lowest income households, with 43 units permitted for very low-income households—representing 57 percent of all permits. Another 30 permits were issued for housing for above moderate-income households. This is vastly different than nearby Los Gatos, which permitted 134 units, of which none served low or very low-income households and 59 percent served above moderate income households; and
1. Monte Sereno offers a little to no variety of housing types with 96 percent single family detached units.
Response to 1.
Monte Sereno’s infrastructure pattern, including roads, sewers and drainage, catered to lowdensity single-family development and was designed and sized to service the low-density rural character. The infrastructure reinforced limited services and were not designed to support higher density, more affordable types of housing units.
Appendix A Fair Housing Assessment A-11 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023
2. Mobility within the City is impacted due to the topography, lack of Valley Transportation Authority transit options, and road cross-section design. The City contains many steeply sloped areas that are difficult to navigate and lack sidewalks because of the rural road design. Additionally, the City is served by one bus route, route 27, that provides service to the Winchester Light Rail Station and downtown Los Gatos on a limited 30 minute headway.; The City of Monte Sereno has developed the following program to respond to this fair housing issue and contributing factor:
Program U: Infrastructure Capital Improvements
Response to 2. Development of a bicycle and pedestrian master plan was identified in most recent 2008 General Plan to further expand mobility options within the City. Mobility impacts socioeconomic patterns because communities that do not offer a wide range of mobility options dissuade people with limited mobility from locating there and contributes fair housing issues.
3. Monte Sereno offers a moderate proximity to jobs, according to HUD’s job proximity index. The city is largely made up of out-commuters who work in high wage professions in the region.
Response to 3. Working from home preferrable to
Fair housing issue and contributing factor(s): The predominance of single family detached housing in the city has led to an exclusive and high-priced ownership housing market relative to Santa Clara County and the Bay area overall.
Contributing Factor: The City was incorporated in 1957 as a response to annexation pressure from surrounding cities as a means for residents to maintain a low-density single-family community. The City’s General Plan and Zoning Ordinances have emphasized large lot, low-density, single-family development with densities ranging from one dwelling unit to five dwelling units per acre.
The City was incorporated in 1957 as a response to annexation pressure from surrounding cities as a means for residents to maintain a low-density single-family community. The City’s General Plan and Zoning Ordinances have emphasized large lot, low-density, single-family development with densities ranging from one dwelling unit to five dwelling units per acre. Historically, this type of development contributed to segregation patterns, including in Monte Sereno, due to, among other factors, the higher purchase costs that accompany large lots and single-family homes. Financing for single-family properties favored educated higher income earners and as a result purchasing property in the City remained out of reach for many lower income households and lead to the demographics seen in the City today.
Appendix A Fair Housing Assessment A-12 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The City of Monte Sereno has developed the following policies to respond to this fair housing issue and contributing factor:
Program L: Shared Housing Options
Program Q: Analyze Multi-Family Housing
Program S: Allow Single Room Occupancies Units in all Zoning Districts Contributing Factor(s):
1. Monte Sereno offers a little to no variety of housing types with 96 percent single family detached units.
2. Existing zoning
3. Lack of affordable housing options
Rental housing is more attainable than ownership housing, due to the high proportion of rental units that rent for less than $1,500/month. This is on par with the Bay area overall (35 percent renting below $1,500/month) and better than county (22 percent).
Summary
In Monte Sereno, access to opportunity is strong across racial and ethnic groups, for family types, and for persons with disabilities. Disparity in housing choice—particularly for low- and moderateincome households living in other parts of the county and in the region—is the main challenge in the city. Although Monte Sereno has done better than surrounding communities in permitting affordable housing units, the city’s lack of housing production overall and zoning and land use regulations that limit the development of diverse (and more affordable) housing types has prevented low- and moderate-income households in the county and broader region from residing in the city.
Since 2015, the majority of new housing permits have been for Accessory Dwelling Units. ADUs that has received permits to accommodate growth that has largely been priced for the lowest income households, with 43 units permitted for very low-income households—representing 57 percent of all permits. Another 30 permits were issued for housing for above moderate-income households. This is vastly different than nearby Los Gatos, which permitted 134 units, of which none served low or very low-income households and 59 percent served above moderate income households.; and Rental housing is more attainable than ownership housing, due to the high proportion of rental units that rent from $2,300 to $5,600for less than $1,500/month for a two-bedroom unit (Zillow dated 6/21/2023footnote with source). This is on par with the Bay area overall (35 percent renting below $1,500/month) and better than county (22 percent).
Appendix A Fair Housing Assessment A-13 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Recommended Fair Housing Programs and Policies
The following are recommended programs and policies.
Continue to prioritize development of housing units that serve very low- and low-income households. Affirmatively market those units to racially and ethnically diverse households in the county that are underrepresented in the city’s demographic makeup; Work with other cities to establish a program that provides favorable financing and grants to homeowners who develop accessory dwelling units and agree to rent those at below market prices; Reduce minimum lot sizes for missing middle product types, allow site flexibilities, and/or offer city resources in exchange for affordable units that accommodate the needs of moderateincome households and workers living in the broader region; and Implement a policy, similar to Austin's Affordability Unlocked program, that allow, without city review, missing middle housing (beyond duplexes) with significant proportions of affordability which conform to site design requirements.
A.2 Fair Housing Enforcement and Outreach Capacity
This section discusses fair housing legal cases and inquiries, fair housing protections and enforcement, and outreach capacity.
Fair Housing Legal Cases and Inquiries
California fair housing law extends beyond the protections in the Federal Fair Housing Act (FHA).
In addition to the FHA protected classes—race, color, ancestry/national origin, religion, disability, sex, and familial status—California law offers protections for age, sexual orientation, gender identity or expression, genetic information, marital status, military or veteran status, and source of income (including federal housing assistance vouchers).
The California Department of Fair Employment in Housing (DFEH) was established in 1980 and is now the largest civil rights agency in the United States. According to their website, the DFEH’s mission is, “to protect the people of California from unlawful discrimination in employment, housing and public accommodations (businesses) and from hate violence and human trafficking in accordance with the Fair Employment and Housing Act (FEHA), Unruh Civil Rights Act, Disabled Persons Act, and Ralph Civil Rights Act”.9
DFEH receives, evaluates, and investigates fair housing complaints. DFEH plays a particularly significant role in investigating fair housing complaints against protected classes that are not 9 https://www.dfeh.ca.gov/aboutdfeh/
Appendix A Fair Housing Assessment A-14 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 included in federal legislation and therefore not investigated by HUD. DFEH’s website provides detailed instructions for filing a complaint, the complaint process, appealing a decision, and other frequently asked questions.10 Fair housing complaints can also be submitted to HUD for investigation.
Additionally, Santa Clara County has a number of local resource and enforcement organizations:
Project Sentinel: Assists with housing discrimination, mortgage foreclosures, rental issues, and more;
Housing and Economic Rights Advocates (HERA): Legal and advocacy organization for vulnerable Californians facing discrimination and economic abuses related to households; Bay area Legal Aid: Broad advocacy focused on helping low-income Bay area residents lead stable lives, including housing stability; and
Law Foundation of Silicon Valley: Legal advocacy for social change with a focus on finding stable homes for low-income residents.
From 2013 to 2021, 391 fair housing complaints in Santa Clara County were filed with the U.S.
Department of Housing and Urban Development (HUD) or Fair Housing Advocates of Northern California (FHANC). Most of the county’s valid complaints cited disability status as the bias. Of these complaints, 69 percent were considered valid and proceeded to actionable responses.
Accounting for population differences, Palo Alto had the highest total inquiries per 1000 people (0.37) while Monte Sereno had no complaints at all.
Nationally, the National Fair Housing Alliance (NFHA) reported a “negligible” decrease in the number of complaints filed between 2019 and 2020. The primary bases for complaints nationally of disability (55 percent) were represented in Marin County at a much higher rate (77 percent). Familial status represented 8 percent of complaints nationally, similar to the 7 percent of cases in the county.
NFHA identifies three significant trends in 2020 that are relevant for this AFFH:
First, fair lending cases referred to the Department of Justice from federal banking regulators has been declining, indicating that state and local government entities may want to play a larger role in examining fair lending barriers to homeownership; Second, NFHA identified a significant increase in the number of complaints of harassment— 1,071 complaints in 2020 compared to 761 in 2019; and
Finally, NFHA found that 73 percent of all fair housing complaints in 2020 were processed by private fair housing organizations, rather than state, local, and federal government agencies— 10 https://www.dfeh.ca.gov/complaintprocess/
Appendix A Fair Housing Assessment A-15 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 reinforcing the need for local, active fair housing organizations and increased funding for such organizations.11
Figure A-2 on the following page summarizes fair housing complaints and inquires. 11 https://nationalfairhousing.org/2021/07/29/annual-fair-housing-report-shows-increase-in-housing-harassment/
Appendix A Fair Housing Assessment A-16 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-2 Fair Housing Complaints and Inquiries
SOURCE: United States Census Bureau
Outreach and Capacity
Monte Sereno City maintains a website with information about local fair housing ordinances with live links to Project Sentinel under the “Who can assist me with fair housing” FAQ. The site does not reference any other entities for assistance. Additional links to the Department of Consumer Affairs, HUD, Law Foundation of Silicon Valley, and the Bay area Legal Aid would improve the efficacy of the site. The website should also more transparently describe how the steps residents should take if they feel they have faced discrimination and are seeking information about filing complaints (e.g., link to HUD’s and State of California fair housing pages).
Fair Housing Complaints and Inquiries
HUD Fair Housing Complaints, by Basis, Santa Clara County, 2017-2021 Number Percent
Disability 243 77%
Race 25 8%
Familial Status 14 4%
National Origin 42 13%
Religion 28 9%
Sex 21 7%
Total cases 315
HCD Fair Housing Inquiries (2013- 2021) and HUD Fair Housing Complaints (2017- 2021) 29 26
15 12
11 11
8 7
6 1
0 0
0 San Jose
Santa Clara
Sunnyvale
Palo Alto
Gilroy
Morgan Hill
Campbell
Mountain View
Los Gatos
Cupertino
Milpitas
Saratoga
Los Altos
Los Altos Hills
Monte Sereno
HCD Fair Housing Inquiries
224
40
Appendix A Fair Housing Assessment A-17 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 In 2011, Monte Sereno revised their municipal code (10.23) to provide reasonable accommodations for persons with disabilities. The city also created Program H-5.2, instructing the city to provide fair housing laws and resources at the Planning Department counter and the city’s website.
Compliance with state law. Monte Sereno is compliant with the follow state laws that promote fair and affordable housing. The city has not been alleged or found in violation of the following:
Housing Accountability Act (Gov. Code. Section 65589.5) requiring adoption of a Housing Element and compliance with RHNA allocations;
No Net Loss Law (Gov. Code Section 65863) requiring that adequate sites be maintained to accommodate unmet RHNA allocations;
Least Cost Zoning Law (Gov. Code. Section 65913.1);
Excessive Subdivision Standards Law (Gov. Code. Section 65913.2); and Limits on Growth Controls Law (Gov. Code. Section 65589.5).
Housing Specific Policies Enacted Locally
Monte Sereno identified the following local policies that contribute to the regulatory environment for affordable housing development in the city.
According to the California Department of Housing and Community Development AFFH Data Viewer (HCD data viewer), Monte Sereno does not have any public housing buildings. Additionally, none of the census tracts in the city show data for Housing Choice Voucher usage.
Monte Sereno’s solution to adding affordable housing has been on the development of secondary/accessory dwelling units on single family properties. The city has amended its accessory dwelling unit program to allow larger units, uncovered parking, fee waivers for rent-restricted units, and an amnesty program. The City has established a multifamily zoning district and the City allows residential care homes, supportive housing and transitional housing by right in all residential zoning districts.
A.3 Integration and Segregation
This section discusses integration and segregation of the population by protected classes including race and ethnicity, disability status, familial status, and income status. The section concludes with an analysis of racially and ethnically concentrated areas of poverty and affluence.
Appendix A Fair Housing Assessment A-18 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Integration and Segregation
“Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability when compared to a broader geographic area.
Segregation generally means a condition in which there is a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a type of disability in a particular geographic area when compared to a broader geographic area.” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 31.
Race and Ethnicity
Monte Sereno differs from the county and Bay area overall for its relatively high proportion of residents identifying as Non-Hispanic White (71 percent in Monte Sereno compared to 32 percent in Santa Clara County) and small Hispanic population (7 percent in Monte Sereno and 25 percent in the county). Monte Sereno’s proportion of Black/African American and Other and mixed-race residents is similar to the county, in that it is less than 4 percent for both groups.12 Monte Sereno’s residents have grown more racially diverse since 2000 largely due to the declining share of Non-Hispanic Whites (12 percentage point drop).
The median home value is more than $2 million and there are few rental options, therefore access to housing in Monte Sereno requires extremely high income and ability to access homeownership.
Communities of color in Santa Clara County have historically been excluded from homeownership.
The Federal Housing Administration (FHA) determined loan eligibility based off maps that designated neighborhoods on a scale from desirable to hazardous. Homes in hazardous areas noted the number of low-income and non-white people and were not approved for mortgages. This system, known as redlining, effectively excluded individuals of color from accessing homeownership through government loans. Even when people of color were able to secure financing, restrictive covenants and discrimination by real estate agents often prevented them from purchasing homes.
One real estate agent in the 1950s said of the region that it was “not a proper place” for “Negroes, Chinese and other racial minorities.” Emmit Dollarhyde of the Santa Clara NAACP continued to confront similar statements with the emphasis that “Negro and other minority war veterans risked their lives to protect this country from foreign fascism” and deserved to access quality housing and obtain homeownership in the region.13
Geographic Concentrations
HCD maps that show the percent non-White population by census tract show only one area with a non-White population of between 20 percent and 40 percent of residents. All tracts in Monte Sereno 12 The share of the population that identifies as American Indian or Alaska Native was zero in 2019. 13 Loewen, James W. (2006) Sundown Towns: A Hidden Dimension of American Racism. New York Press.
Appendix A Fair Housing Assessment A-19 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 are White majority. The neighborhood segregation map shows about one-third of the city—the northwestern portion—as “Mostly White,” parts of the northeast as “Latinx-White,” and the remainder and majority of the city as “Asian-White.” The diversity index is lowest to low throughout the city.
Monte Sereno is similar to immediately surrounding communities in lack of racial and ethnic diversity. Diversity increases in the communities of Sunnyvale, Campbell, and San Jose.
Older residents are less racially diverse than other age groups, with 78 percent of the population older than 65 years identifying as White compared to 75 percent of those aged 18 to 24 and 69 percent of children less than 18 years old. Black/African American, American Indian/Native Alaskan, and Other race/Multiple races each account for an increasing—albeit slight—share of the population but only in age groups under 65 years of age.
Poverty rates are very low for all residents and White and Asian residents experience no poverty according to census data. The highest poverty rate was 1.4 percent among Hispanic and Other race residents. Low poverty is a factor of a housing market that favors high income households. Monte Sereno has a lower share of very low-income residents than other jurisdictions in the Bay area as a whole, a lower share of low-income residents, a lower share of moderate-income residents, and a higher share of above moderate-income residents.
Dissimilarity and Isolation Indices
The Association of Bay area Governments (ABAG) created a 2021 report on segregation in Monte Sereno, measuring racial and income segregation within the community. This report analyzes two common indices that measure segregation: the isolation index and the dissimilarity index.
The Dissimilarity Index, or DI, is a common tool that measures segregation in a community. The DI is an index that measures the degree to which two distinct groups are evenly distributed across a geographic area. The DI represents the percentage of a group’s population that would have to move for each area in the county to have the same percentage of that group as the county overall.
DI values range from 0 to 100—where 0 is perfect integration and 100 is complete segregation.
Dissimilarity index values between 0 and 39 generally indicate low segregation, values between 40 and 54 generally indicate moderate segregation, and values between 55 and 100 generally indicate a high level of segregation.
The isolation index is interpreted as the probability that a randomly drawn minority resident shares an area with a member of the same minority, it ranges from 0 to 100 and higher values of isolation tend to indicate higher levels of segregation.
Appendix A Fair Housing Assessment A-20 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The scores below represent the racial dissimilarity index values for Monte Sereno and the Bay area.
Compared to the Bay area overall, Monte Sereno is less segregated, although this is likely a factor of lack of diversity within Monte Sereno than a product of integrated communities. Asian/API vs. White: .052 and .185 (both very low segregation); Black/African American vs. White: .112 and .244 (low segregation); Latinos vs. White: .026 and .207 (low segregation); and People of Color vs. White: .023 and .168 (very low segregation).
The report finds that, in Monte Sereno, White residents are the most segregated compared to other groups, and the most likely to live in neighborhoods where they are unlikely to come into contact with any other racial group.
Above moderate-income residents are the most segregated compared to other income groups in Monte Sereno. Very low-income residents have become more segregated between 2010 and 2015.
Overall, since 2010, Monte Sereno’s racial segregation has declined, but the income segregation between moderate income residents and other groups has increased.
Disability Status
The share of the population living with at least one disability is 7 percent in Monte Sereno compared to 8 percent in Santa Clara County.
Geographic Concentrations
Monte Sereno has no Census tracts where the population of persons with disabilities exceeds 8 percent.
Familial Status
Monte Sereno’s households are mostly made up of 3-4 person households (38 percent) and 2-person households (38 percent).
Compared to the county and Bay area overall, Monte Sereno has half the share of 1-person households (10 percent in Monte Sereno compared to 20 percent in the county) and slightly more 5- person households (14 percent v. 12 percent). The Bay area and county are similar in household sizes, while Monte Sereno has larger household sizes.
Married couple households make up the vast majority of Monte Sereno households (85 percent) and most do not have children living at home, either because they do not have children or they are older adults. About 37 percent of all households have at least one child under the age of 18.
Appendix A Fair Housing Assessment A-21 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Monte Sereno has 1.5 times the share of married couple family households as the county and Bay area and half as many single person households. Monte Sereno also has no “non-family households”—roommates, unrelated persons living together, and one-third the share of single parent households.
Monte Sereno’s married couples overwhelmingly own housing: 96 percent of married couple families in the city own their homes. Renters are more likely to be living in 1- and 2-bedroom units than owners, and owners are more likely to be occupying 3-4- and 5-bedroom units. However, 52 percent of renters in Monte Sereno occupy a 3–4-bedroom housing unit, likely due to the city’s predominance of single family detached homes.
Geographic Concentrations
There are only concentrations of married couple households with and without children in Monte Sereno; no other household type is concentrated.
Household Income
Monte Sereno’s households are much higher-income than the county and Bay area overall: 79 percent of Monte Sereno households earn more than 100 percent of the AMI, compared to 55 percent for the county and 52 percent for the Bay area (Figure A-3 on the following page).
Monte Sereno also has fewer households in every other AMI category. Notably, the jobs to household ratio for Monte Sereno is significantly lower than the county or Bay area, indicating the city as a commuter town where higher income residents live but do not work.
Appendix A Fair Housing Assessment A-22 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-3 Segregation and Integration
SOURCE: United States Census
Geographic Concentrations
Every block group in Monte Sereno with available data has a median household income of $125,000 and more. The city has no concentrations of low-income households and no areas of concentrated poverty.
Racially or Ethnically Concentrated Areas of Poverty and Affluence Racially Concentrated Area of Poverty or an Ethnically Concentrated Area of Poverty (R/ECAP) and Racially Concentrated Areas of Affluence (RCAAs) represent opposing ends of the segregation spectrum from racially or ethnically segregated areas with high poverty rates to affluent predominantly White neighborhoods. Historically, HUD has paid particular attention to R/ECAPs Segregation and Integration
Population by Protected Class
City of Monte Sereno Santa Clara County
Race and Ethnicity
American Indian or Alaska Native, NH 0% 0%
Asian / API, NH 19% 37%
Black or African American, NH 2% 2%
White, Non-Hispanic (NH) 71% 32%
Other Race or Multiple Races, NH 2% 4%
Hispanic or Latinx 7% 25%
Disability Status
With a disability 7% 8%
Without a disability 93% 92%
Familial Status
Female-Headed Family Households 3% 10%
Male-headed Family Households 2% 5%
Married-couple Family Households 85% 57%
Other Non-Family Households 0% 8%
Single-person Households 10% 20%
Household Income
0%-30% of AMI 8% 14%
31%-50% of AMI 4% 11%
51%-80% of AMI 7% 11%
81%-100% of AMI 2% 9%
Greater than 100% of AMI 79% 55%
0%
19%
2%
71%
2%
7%
0%
37%
2%
32%
4%
25%
7%
93%
8%
92%
3%
2%
85%
0%
10%
10%
5%
57%
8%
20%
8%
4%
7%
2%
79%
14%
11%
11%
9%
55%
Appendix A Fair Housing Assessment A-23 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 as a focus of policy and obligations to AFFH. Recent research out of the University of Minnesota Humphrey School of Public Affairs argues for the inclusion of RCAAs to acknowledge current and past policies that created and perpetuate these areas of high opportunity and exclusion.14 It is important to note that R/ECAPs and RCAAs are not areas of focus because of racial and ethnic concentrations alone. This study recognizes that racial and ethnic clusters can be a part of fair housing choice if they occur in a non-discriminatory market. Rather, R/ECAPs are meant to identify areas where residents may have historically faced discrimination and continue to be challenged by limited economic opportunity, and conversely, RCAAs are meant to identify areas of particular advantage and exclusion.
R/ECAPs
HCD and HUD’s definition of a Racially/Ethnically Concentrated Area of Poverty is:
A census tract that has a non-White population of 50 percent or more (majority-minority) or, for non-urban areas, 20 percent, AND a poverty rate of 40 percent or more; OR A census tract that has a non-white population of 50 percent or more (majority-minority) AND the poverty rate is three times the average tract poverty rate for the County, whichever is lower.
SOURCE: California Department of Housing and Community Development Guidance, 2021.
For this study, the poverty threshold used to qualify a tract as an R/ECAP was three times the average census tract poverty rate countywide—or 21.6 percent.
According to HCD, there were 11 census tracts in the county that qualify as R/ECAPs (19.4 percent poverty rate). All were located in San Jose. None of the R/ECAPs were located in Monte Sereno in 2013.
RCAAs
An RCAA is a census tract 1) with a percentage of its total White population that is 1.25 times higher than the average percentage of the Council of Governments (COG) region’s White population; and 2) has a median income that is 2 times higher than the COG Area Median Income (AMI). Analysis of RCAAs is intended to help analyze how concentrations of affluent, majority white communities were established. As discussed previously, discriminatory behavior by lenders and real estate agents effectively excluded other races from accessing neighborhoods which today are still largely white and affluent. The story of concentrated poverty in neighborhoods of color cannot be told without the history of active exclusion from those with more political, social, and economic power.
14 Goetz, E. G., Damiano, A., & Williams, R. A. (2019). Racially Concentrated Areas of Affluence: A Preliminary Investigation. Cityscape: A Journal of Policy Development and Research, 21(1), 99–124
Appendix A Fair Housing Assessment A-24 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 On the following page, Figure A-4 shows areas in the region where there are gaps between the white and non-white populations. Monte Sereno has a sizable gap of more than 50 percent. This means there are at least fifty percent more white people than non-white people. Directly to the west in Saratoga and similarly in the north in Campbell, there is more diversity.
Table A-1 below breaks down the median income and population by race in the City and County.
All races and ethnicities in Monte Sereno are wealthier compared to Santa Clara County, although it should be noted that sample sizes are small. Monte Sereno has much smaller non-white populations compared to the county. High income across all races suggests that this community offers abundent opportunities for all people, as long as they have extremely high income to afford housing costs.
Programs that reduce housing costs will allow more people to access economic opporitunity in Monte Sereno.
Table A-1 Median Income Comparisons, City and County
Race/Ethnicity
Monte Sereno Santa Clara County
Median Income Population Median Income Population
White $250,000+ 2,579 / 74.1% $122,079 857,092 / 44.5%
Hispanic $250,000+ 247 / 7.1% $79,914 490,978 / 25.5%
Asian $250,000+ 647 / 18.6% $148,942 702,881 / 36.5%
Black - 64 / 1.8% $76,200 47,992 / 2.5%
Two or more races $203,750 69 / 2% $112,506 100,143 / 5.2% All Households $250,000+ 3,479 / 100% $124,055 1,972,470 / 100% SOURCE: ACS 2019 5-Year Estimates
The map below shows that all census tracts in Monte Sereno are designated as an RCAA. Again, this means that 1) its total White population is 1.25 times higher than the average percentage of the COG region’s White population; and 2) has a median income that is 2 times higher than the COG Area Median Income (AMI). Monte Sereno is surrounded by RCAAs except directly to the west in Saratoga. Farther north of Los Gatos, the community of Campbell has pockets that are not RCAAs.
Non-RCAAs likely offer more affordable housing options to non-white populations that, as shown in the table above, tend to have less income compared to the white population. It is important to note that there are no recorded properties accepting Housing Choice Vouchers in Monte Sereno according to HCD maps, which limits choices for low-income, non-white voucher users in the region and excludes this population from the city. Figure A-5 shows Monte Sereno outlined among RCAA’s within the region.
Appendix A Fair Housing Assessment A-25 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-4 Map Showing White Majority Tracts in Monte Sereno SOURCE: California Department of Housing and Community Development AFFH Data Viewer
Appendix A Fair Housing Assessment A-26 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-5 Map Showing RCAA’s According to Census Tract SOURCE: California Department of Housing and Community Development AFFH Data Viewer
Appendix A Fair Housing Assessment A-27 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 A.4 Access to Opportunity
This section discusses disparities in access to opportunity among protected classes including access to quality education, employment, transportation, and environment. The California Tax Credit Allocation Committee (TCAC) in collaboration with HCD developed a series of opportunity maps that help to identify areas of the community with good or poor access to opportunity for residents.
These maps were developed to align funding allocations with the goal of improving outcomes for low-income residents—particularly children.
Access to Opportunity
“Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities, including recreation, food and healthy environment (air, water, safe neighborhood, safety from environmental hazards, social services, and cultural institutions).” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 34.
The opportunity maps highlight areas of highest resource, high resource, moderate resource, moderate resource (rapidly changing), low resource and high segregation and poverty. TCAC provides opportunity maps for access to opportunity in quality education, employment, transportation, and environment. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes.
TCAC’s economic opportunity score is comprised of poverty, adult educational attainment, employment, job proximity, and median home value. All areas of Monte Sereno have high economic opportunity (> 0.75).
Education
TCAC’s education score is based on math proficiency, reading proficiency, high school graduation rates, and the student poverty rate. According to TCAC’s educational opportunity map, every census tract in Monte Sereno scores higher than 0.75—indicating the highest positive educational outcomes. Opportunity scores are presented on a scale from zero to one and the higher the number, the more positive the outcomes.
Monte Sereno is served by the Los Gatos-Saratoga Union High School District, the Los Gatos Union Elementary School, and the Saratoga Elementary School Districts with Campbell Union elementary and high school districts accounting for a small number of residents. The most complete data, due to halted data collection during the COVID pandemic, was from 2019 and highlights a
97.7 percent graduation rate among all students in the Los Gatos-Saratoga Union high school, about the same as in 2018 (97.1 percent).
Appendix A Fair Housing Assessment A-28 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Every census tract in Monte Sereno scores high on educational outcomes, meaning that all areas of the city provide access to strong educational environments. There is little variance in graduation rates among Monte Sereno high schoolers by race and ethnicity. Asian students graduated at a slightly higher rate (98.4 percent) than Hispanic and White students’ graduation rates (95.3 percent and 96.5 percent, respectively). African American students did not have enough students enrolled to accurately measure (less than 11 total). The lowest graduation rate is among students with a disability at 88.1 percent-- still very high.;
When broken down by race/ethnicity, Asian students graduated at a slightly higher rate (98.4 percent) than other students, although graduation race are very high across races and ethnicities:
Hispanic and White students’ graduation rates were 95.3 percent and 96.5 percent, respectively.
African American students did not have enough students enrolled to accurately measure (less than 11 total).
The lowest graduation rate was among students with a disability at 88.1 percent--still very high.
The Los Gatos Union Elementary served 2,710 students in 2021, down from 3,024 from 2019, the last year with complete data. White students accounted for 64 percent of all students, with Asians (18.8 percent) and Hispanics (8.7 percent) students accounting for the majority of the remainder.
The school included 4.2 percent socioeconomically disadvantaged students, one homeless student, and 7.2 percent students with a disability.
Saratoga Elementary had 1,657 students in 2021 and 1,765 in 2019. Even though Los Gatos and Saratoga feed into the same high school district, Saratoga is significantly different demographically than Los Gatos elementary school. At Saratoga, 57 percent of students are Asian with White students accounting for 25.7 percent, Hispanics another 6.1 percent. Saratoga Elementary served a student population with 10.8 percent disabilities, 2.4 percent socioeconomic disadvantages, and no homeless students.
San Mateo Union enrollment by race and ethnicity is similar to the countywide distribution.
However, there is a higher proportion of Asian students in San Mateo Union (23 percent compared to 17 percent countywide), a smaller proportion of Filipino students (5 percent compared to 8 percent countywide) and Hispanic students (32 percent compared to 38 percent countywide).
Employment
There is a disconnect between the jobs servicing Monte Sereno and the type of jobs residents of the city perform. The Professional & Managerial Services industry dominates the employment of residents, while jobs located in Monte Sereno are dominated by the Health & Educational Services.
The Professional & Managerial Services industry overtook the Health & Educational Services
Appendix A Fair Housing Assessment A-29 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 industry for job holders in Monte Sereno in 2007 and has been the dominant employment industry of Monte Sereno residents since 2011.
For those working in Monte Sereno, there has been a slow but steady shift toward Arts, Recreation & Other Services with a steady supply of Health & Education Services jobs.
Monte Sereno is a city of out-commuters. Notably, the city had 449 jobs in 2018 but 1,855 job holders. The City’s jobs to household ratio is 0.37, meaning there are fewer than one job for each household. This compares to 1.5 for the Bay area and 1.75 for Santa Clara County.
Monte Sereno has more higher wage workers than jobs. This is also true for low- and moderateincome wage workers but less so, indicating that jobs in Monte Sereno are more likely to be low and moderate wage.
HUD’s job proximity index shows that Monte Sereno offers a moderate proximity to jobs. On a scale from zero to 100 where 100 is the closest proximity to jobs half of the block groups in the city score 60-80 (high proximity) while the other half scores 40-60 (moderate proximity.
Those who work jobs with lower wages in Monte Sereno, such as maintenance, construction, and caretaking of homes in the town, likely have to commute in from other areas given the high housing prices.
Environment
TCAC’s opportunity areas environmental scores are based on the CalEnviroScreen 3.0 indicators, which identify areas disproportionately vulnerable to pollution sources such as ozone, PM2.5, diesel PM, pesticides, toxic release, traffic, cleanup sites, groundwater threats, hazardous waste, impaired water bodies, and solid waste sites.
Monte Sereno scores low to moderate on positive environmental outcomes, with the lowest environmental scores in the southwest. The city also scores low on California Healthy Places Index (HPI) developed by the Public Health Alliance of Southern California (PHASC). It is not clear which is more reflective of the area’s environmental health, but Monte Sereno scores poorly due to groundwater contamination and traffic pollution.
The HPI includes 25 community characteristics in eight categories including economic, social, education, transportation, neighborhood, housing, clean environment, and healthcare.15 Disparities in Access to Opportunity
Because Monte Sereno offers high opportunity neighborhoods throughout, all residents live in highly resourced areas, regardless of race or ethnicity. Los Gatos and other surrounding areas are also entirely high opportunity cities. Nearby, San Jose is a low resource community likely with many 15 https://healthyplacesindex.org/about/
Appendix A Fair Housing Assessment A-30 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 communities that are unable to access housing in Monte Sereno and therefore are unable to access high opportunity neighborhoods in the surrounding area.
The Social Vulnerability Index (SVI) provided by the Center for Disease Control (CDC)—ranks census tracts based on their ability to respond to a disaster—includes four themes of socioeconomic status, household composition, race or ethnicity, and housing and transportation. Monte Sereno scores well on the SVI; no neighborhoods are ill equipped to respond to disasters.
Monte Sereno does not have any disadvantaged communities as defined under SB 535 as “the top 25 percent scoring areas from CalEnviroScreen along with other areas with high amounts of pollution and low populations.”16
Disparities Specific to the Population Living with a Disability Seven percent of the population in Monte Sereno is living with at least one disability, compared to 8 percent in the county. The most common disabilities in the city are ambulatory (3.9 percent), selfcare (3.6 percent), and independent living difficulty (3.0 percent). For the population 65 and over, the share of the population with ambulatory difficulties increases to 11.4 percent while hearing difficulty becomes a top three issue at 9.4 percent. There were no unemployed persons with a disability in Monte Sereno.
Geographic Concentrations
There are no concentrations of persons with disabilities in Monte Sereno.
Disability
“Disability types include hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty.” SOURCE: California Department of Housing and Community Development Guidance, 2021, page 36.
Figure A-6 on the following page summarizes access to housing opportunities. 16 https://oehha.ca.gov/calenviroscreen/sb535
Appendix A Fair Housing Assessment A-31 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-6 Access to Opportunity
SOURCE: United States Census
A.5 Disproportionate Housing Needs
This section discusses disparate housing needs for protected classes including cost burden and severe cost burden, overcrowding, substandard housing conditions, homelessness, displacement, and other considerations.
Disproportionate Housing Needs
“Disproportionate housing needs generally refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing that category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are Access to Opportunity
Regional Access
City of Monte Sereno Santa Clara County
Jobs to Household Ratio 0.37 1.71
Unemployment Rate 0% 0%
LEP Population 0% 9%
Share of Population by Race in Resource Areas in the City of Monte Sereno Employment by Disability Status
For those in the labor
0%
17% 74% 2% 6%
Moderate Resource Area
High/Highest Resource Area
American Indian or Alaska Native, NH Asian / API, NH
Black or African American, NH White, Non-Hispanic (NH)
Other Race or Multiple Races, NH Hispanic or Latinx
96%
100%
No Disability 4%
With A Disability
City of Monte Sereno
96%
90%
4%
10%
No Disability
With A Disability
Employed Unemployed
Santa Clara County
Appendix A Fair Housing Assessment A-32 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.”
SOURCE: California Department of Housing and Community Development Guidance, 2021, page 39.
Housing Needs
Population growth trends in Monte Sereno have followed county and Bay area trends; however, the rate of growth has been significantly lower.
Since 2015, the housing that has received permits to accommodate growth has largely been priced for the lowest income households, with 43 units permitted for very low-income households— representing 57 percent of all permits. Another 30 permits were issued for housing for above moderate-income households. This is vastly different than nearby Los Gatos, which permitted 134 units, of which none served low or very low-income households and 59 percent served above moderate income households. This is likely why Monte Sereno continues to maintain highest resource status, high median incomes, and high home values.
Most of the city’s homes were built between 1940 and 1979. After this period, housing production slowed significantly, with the production halving every 10 years. Since 2010, only 57 housing units have been built.
Monte Sereno offers a little to no variety of housing types with 96 percent single family detached units. The next highest category of housing unit was single family attached (3 percent); there are no mobile/manufactured homes in Monte Sereno.17
Owning a home in Monte Sereno requires very high incomes and ownership housing costs much more than in the county or Bay area overall: 97 percent of owner-occupied homes in the city are valued over $1 million with 84 percent valued above $2 million. This compares to 48 percent for the county and 35 percent for the Bay area overall of homes over $1 million. According to the Zillow Home Value Index, Monte Sereno is almost three times more expensive than the county and the Bay area.
Renting is more attainable in Monte Sereno, with 37 percent of units renting below $1,500 per month. This is on par with the Bay area overall (35 percent renting below $1,500/month) and better than county (22 percent). Monte Sereno has a large share of luxury rentals (42 percent rent for $3,000 and more) and few moderately priced rentals. It is worth noting, however, that only 6.5% of units are renter-occupied, therefore there are few options for renters despite its reasonable price point.
17 Housing Needs Data Report: Monte Sereno, ABAG/MTC Staff and Baird + Driskell Community Planning, 2021.
Appendix A Fair Housing Assessment A-33 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Cost Burden and Severe Cost Burden
Cost burden, which occurs when households spend more than 30 percent of their gross income on housing costs, is about the same as the county and Bay area.
Cost burden does vary by tenure (renter or ownership) in Monte Sereno in two distinct ways.
Renters are more likely to be extremely cost burdened (23 percent v. 12 percent for owners), although owners are more likely to be burdened overall (32 percent of owners experience cost burden compared to 23 percent for renters). The relatively low level of burden among renters is related to the large share of rental units that are affordable.
Cost burden also varies by income, with 90 percent of extremely low-income households severely burdened. The majority of households with incomes of less than 80 percent experience cost burden.
There are disparities in housing cost burden in Monte Sereno by race and ethnicity. Seventy-three percent of Hispanic households are cost burdened, with 59 percent using over half of their income on housing costs. This compares to 33 percent of non-Hispanic White households and 30 percent of Asian households. There were no data for Black or African American or Native American/Alaskan residents.
Geographic Concentrations
There is a higher concentrations of cost burdened renters in the city south of Highway 9, but the concentrations of burdened owners apply uniformly to the entire city.
Overcrowding
The vast majority of households (99 percent) in Monte Sereno are not overcrowded—indicated by more than one occupant per room. Owner households are more likely to be overcrowded, with 1.5 percent of households with more than one occupant per room, compared to 0 percent of renter households.
Only White households experience overcrowding (1.8 percent). The city’s wealthiest households (100 percent+ AMI) are the only households with overcrowding.
Geographic Concentrations
There are no geographic concentrations of overcrowded households in Monte Sereno.
Substandard Housing
Data on housing condition are very limited, with the most consistent data available across jurisdictions found in the American Community Survey (ACS)—which captures units in substandard condition as self-reported in Census surveys. No renter households in Monte Sereno report living in substandard housing. About 1 percent of owner households are lacking complete kitchens and 1 percent lack complete plumbing. The City has not received code enforcement complaints regarding
Appendix A Fair Housing Assessment A-34 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 substandard housing. Although substandard housing is not an issue in Monte Sereno, Program T (Housing Maintenance) has been included to ensure that the housing stock in the city continues to be maintained.
Homelessness
In 2019, 9,706 people were experiencing homelessness in the county during the One-Day Count (Point-In-Time), with only 18 percent of people in emergency or transitional shelter while the remaining 82 percent were unsheltered. The majority of unsheltered people experiencing homelessness were in households without children. The majority of people in transitional housing were in households with children.
People who identify as American Indian or Alaskan Native (8 percent of the homeless population compared to less than 1 percent of the total population), Black (19 percent, 2 percent), White (44 percent, 32 percent), and Hispanic (43 percent, 25 percent) are overrepresented in the homeless population compared to their share of the general population. People struggling with chronic substance abuse (35 percent), severe mental illness (42 percent), and post-traumatic stress disorder (33 percent) represented a substantial share of the homeless population in 2019. Losing a job or being evicted was reported to be the causal events that led to homelessness in 44 percent of incidents of homelessness.18
Displacement
According to the Sensitive Communities map of vulnerable communities, none of the city’s census tracts are vulnerable to displacement.
18 According to Santa Clara County’s Homeless Census & Survey (2019); 2019 SCC Homeless Census and Survey Exec Summary.pdf (sccgov.org).
Appendix A Fair Housing Assessment A-35 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Displacement Sensitive Communities
“According to the Urban Displacement Project, communities were designated sensitive if they met the following criteria:
They currently have populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost. Vulnerability is defined as:
Share of very low-income residents is above 20 percent, 2017 AND
The tract meets two of the following criteria:
• Share of renters is above 40 percent, 2017
• Share of people of color is above 50 percent, 2017
• Share of very low-income households (50 percent AMI or below) that are severely rent burdened households is above the county median, 2017 • They or areas in close proximity have been experiencing displacement pressures. Displacement pressure is defined as:
Percent change in rent above county median for rent increases, 2012-2017 OR
Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap), 2017”
SOURCE: https://www.sensitivecommunities.org/.
Access to Mortgage Loans
In many communities, disparities by race and ethnicity are prevalent for home mortgage applications, particularly in denial rates. This is less true in Monte Sereno. Mortgage denial rates are relatively modest—ranging from 17 percent to 20 percent--with the exception of Hispanic applicants (33 percent). It should be no that only 5 applicants from Hispanic applicants were received out of 162 in 2018 and 2019.
Figure A-7 summarizes information on disproportionate housing needs. It is likely that the extremely high housing prices deter applicants of color from seeking homes in Monte Sereno, therefore the low denial rates are less a reflection of equity than they are exclusion from the expensive market.
Appendix A Fair Housing Assessment A-36 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure A-7 Disproportionate Housing Needs
SOURCE: United States Census
Disproportionate Housing Needs
Cost Burden, City of Monte Sereno, 2019
Area Median Income (AMI)
Overcrowding, City of Monte Sereno, 2019
Occupants per Room by Tenure
Substandard Housing, City of Monte Sereno, 2019
Incomplete Kitchen and Plumbing Facilities by Tenure
Homelessness, Santa Clara County, 2019
Race and Ethnicity
Share of Homeless
Population
Share of Overall
Population
American Indian or Alaska Native 8% 1%
Asian / API 5% 37%
Black or African American 19% 2%
White 44% 44%
Other Race or Multiple Races 24% 16%
Displacement, 2020
Assisted Units at High or Very
High Risk of Displacement City of Monte Sereno Santa Clara County Number of Units 0 417
% of Assisted Units 0% 8%
10%
36%
48%
83%
75%
41%
5%
17%
22%
90%
23%
48%
3%
0%-30% of AMI
31%-50% of AMI
51%-80% of AMI
81%-100% of AMI
100%+ of AMI
0%-30% of Income Used for Housing 30%-50% of Income Used for Housing 50%+ of Income Used for Housing
0.9%
0.9%
0.0%
0.0%
Kitchen
Plumbing
Owner Renter
0.0%
0.0%
1.0%
0.5%
1.0 to 1.5 Occupants per Room
More than 1.5 Occupants per Room
Owner Renter Series3
1.5+ Occupants
per Room
1-1.5 Occupants
per Room
Appendix A Fair Housing Assessment A-37 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 A.6 Conclusion
To address the fair housing issues as identified and prioritized in the analysis above, the following Programs are intended to reverse patterns of exclusivity and segregation:
C (Facilitate Parcel Maps),
D (Flag Lots),
E (Review SB9 Regulations) ,
G (Development Incentives),
H (Employee Housing),
I (Accessory Dwelling Units),
J (Special Needs Households),
K (Seniors and Accessory Dwelling Units),
L (Shared Housing Options),
M (Countywide Cooperation),
N (Reasonable Accommodation),
O (Fair Housing),
P (Low Barrier Navigation Center),
Q (Analyze Implement Multi-Family Housing Re-zoning), R (Participate Inin Regional Homelessness Program),
S (Allow Single Room Occupancy Units in all Zoning Districts), and T (Housing Maintenance),
U (Infrastructure Capital Improvements),
V (Energy Conservation),
W (Water Conservation), and
X (Fair Housing Enforcement) are included in this Housing Element.
Appendix A Fair Housing Assessment A-38 Root Policy Research and EMC Planning Group Inc.
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 This side intentionally left blank.
Housing Needs Assessment
APPENDIX
B
Table of Contents
APPENDIX B HOUSING NEEDS ASSESSMENT........................................................................ 1 B.1 Population, Employment, and Household Characteristics................................................. 1 B.2 Housing Stock Characteristics............................................................................................... 18 B.3 Special Needs Groups............................................................................................................. 35 Tables
Table B-1 Population Growth Trends..........................................................................................1 Table B-2 Housing Permits by Income Group .........................................................................22 Table B-3 Assisted Units at Risk of Conversion .......................................................................22 Table B-4 Overview of Special Needs Groups..........................................................................35 Table B-5 Extremely Low-Income Households, Monte Sereno, 2015-2019........................37 Table B-6 Disability Status by Age, Monte Sereno, 2020 ........................................................48 Table B-7 Population with Developmental Disabilities by Age..............................................50 Table B-8 Population with Developmental Disabilities by Residence...................................50 Table B-9 Homeless Population by Jurisdiction, 2017-2022...................................................51 Table B-10 Students in Local Public Schools Experiencing Homelessness............................55 Table B-11 Homeless Facilities Near Monte Sereno ..................................................................57 Table B-12 Migrant Worker Student Population ........................................................................57 Figures
Figure B-1 Population Growth Trends..........................................................................................2 Figure B-2 Population by Age, 2000-2019.....................................................................................4 Figure B-3 Population Age by Race................................................................................................4 Figure B-4 Population by Race, 2000-2019 ...................................................................................5 Figure B-5 Jobs in a Jurisdiction .....................................................................................................6
Figure B-6 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence 7 Figure B-7 Jobs-Worker Ratios, By Wage Group.........................................................................8 Figure B-8 Jobs-Household Ratio...................................................................................................9 Figure B-9 Resident Employment by Industry ...........................................................................10 Figure B-10 Households by Household Income Level ..............................................................11 Figure B-11 Household Income Level by Tenure.......................................................................13 Figure B-12 Poverty Status by Race...............................................................................................14 Figure B-13 Housing Tenure ..........................................................................................................15 Figure B-14 Housing Tenure by Race of Householder..............................................................16 Figure B-15 Housing Tenure by Age.............................................................................................17 Figure B-16 Housing Tenure by Housing Type...........................................................................17 Figure B-17 Households by Displacement Risk and Tenure.....................................................18 Figure B-18 Housing Type Trends................................................................................................19 Figure B-19 Housing Units by Year Structure Built....................................................................20 Figure B-20 Vacant Units by Type.................................................................................................21 Figure B-21 Substandard Housing Issues.....................................................................................23 Figure B-22 Home Values of Owner-Occupied Units ...............................................................24 Figure B-23 Zillow Home Value Index.........................................................................................25 Figure B-24 Contract Rents for Renter-Occupied Units............................................................26 Figure B-25 Median Contract Rent................................................................................................27 Figure B-26 Cost Burden by Tenure .............................................................................................28 Figure B-27 Cost Burden by Income Level..................................................................................29 Figure B-28 Cost Burden by Race..................................................................................................30 Figure B-29 Cost Burden by Household Size ..............................................................................31 Figure B-30 Cost-Burdened Senior Households by Income Level...........................................32 Figure B-31 Overcrowding by Tenure and Severity....................................................................33 Figure B-32 Overcrowding by Income Level and Severity ........................................................34
Figure B-33 Overcrowding by Race ..............................................................................................35 Figure B-34 Household Size by Tenure ........................................................................................39 Figure B-35 Housing Units by Number of Bedrooms...............................................................40 Figure B-36 Single-Parent Households by Jurisdiction, 2019.....................................................41 Figure B-37 Household Type .........................................................................................................41 Figure B-38 Trends in Single-Parent Households, Monte Sereno, 2010-2019.........................42 Figure B-39 Female-Headed Households by Poverty Status.....................................................44 Figure B-40 Senior Population by Jurisdiction..............................................................................45 Figure B-41 Senior Households by Income and Tenure............................................................46 Figure B-42 Population by Disability Status by Jurisdiction, 2020.............................................47 Figure B-43 Trends in Persons with Disabilities, Monte Sereno, 2012-2020..........................48 Figure B-44 Homelessness by Household Type and Shelter Status, Santa Clara County .....52 Figure B-45 Racial Group Share of General and Homeless Populations, Santa Clara County52 Figure B-46 Latinx Share of General and Homeless Populations, Santa Clara County ........54 Figure B-47 Characteristics for the Population Experiencing Homelessness, Santa Clara County ........................................................................................................................................55 Figure B-48 Farm Operations and Farm Labor by County, Santa Clara County ....................58 Figure B-49 Population with Limited English Proficiency ........................................................59
Appendix B Housing Needs Assessment B-1 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Appendix B
Housing Needs Assessment
B.1 Population, Employment, and Household Characteristics Population
The Bay Area is the fifth-largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a dip during the Great Recession. Many cities in the region have experienced significant growth in jobs and population. While these trends have led to a corresponding increase in demand for housing across the region, the regional production of housing has largely not kept pace with job and population growth.
In 2020, the population of Monte Sereno was estimated to be 3,5943,622. The population of Monte Sereno makes up approximately 0.2 percent of Santa Clara County.1 In Monte Sereno, roughly 4.9 percent of its population moved during the past year, a number 8.5 percentage points smaller than the regional rate of 13.4 percent. Table B-1 shows population growth trends for Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Table B--11 Population Growth Trends
Geography 1990 2000 2010 2020
Monte Sereno 3,287 3,483 3,341 3,5943,411
Santa Clara County 1,497,577 1,682,585 1,781,642 1,961,9691,936,274 Bay Area 6,020,1476,023,577 6,784,3486,783,760 7,150,7397,150,739 7,790,537N/A SOURCE: California Department of Finance, E-5 seriesbayareacensus.gov, census.gov NOTE: Universe: Total population
Since 2000, Monte Sereno’s population has increased by 3.2 percent, which is below that of the region as a whole, at 14.8 percent. From 1990 to 2000, the population of Monte Sereno increased by
6.0 percent, while the population of Santa Clara County increased by 12.3 percent over the same time period. it decreased by 4.1 percent during the first decade of the 2000s. In the most recent decade, Monte Sereno’s the population increased by 2.17.6 percent compared with an 8.7 percent 1 To compare the rate of growth across various geographic scales, Figure B-1 shows population for the jurisdiction, county, and region indexed to the population in the year 1990. This means that the data points represent the population growth (i.e., percent change) in each of these geographies relative to their populations in 1990.
Appendix B Housing Needs Assessment B-2 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 increase for Santa Clara County. Figure B-1 shows a graph of population growth trends in percentages.
Figure B-11 Population Growth Trends
SOURCE: California Department of Finance, E-5 series Note: The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the first year shown. The data points represent the relative population growth in each of these geographies relative to their populations in that year. For some jurisdictions, a break may appear at the end of each decade (1999, 2009) as estimates are compared to census counts. DOF uses the decennial census to benchmark subsequent population estimates. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-01.
Age
The distribution of age groups in a city shapes what types of housing the community may need in the near future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to age-in-place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed.
In Monte Sereno, the median age in 2000 was approximately 42 years. By 2019, the median age increased to approximately 48 years. More specifically, the population of those under 15 has increased since 2010, while the 65-and-over population has increased. Figure B-2 shows population by age for the years 2000, 2010, and 2019.
Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable
Appendix B Housing Needs Assessment B-3 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 housing. People of color2 make up 21.7 percent of seniors and 31.4 percent of youth under 18.
Figure B-3 shows population age by race.
2 Here, all non-white racial groups are counted.
Appendix B Housing Needs Assessment B-4 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-22 Population by Age, 2000-2019
SOURCE: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-04.
NOTE: Universe: Total population
Figure B-33 Population Age by Race
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G). For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-02.
NOTE: Universe: Total population. In the sources for this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity, and an overlapping category of Hispanic / non-Hispanic groups has not been shown to avoid double counting in the stacked bar chart.
Race and Ethnicity
Understanding the racial makeup of a city and region is important for designing and implementing effective housing policies and programs. These patterns are shaped by both market factors and
Appendix B Housing Needs Assessment B-5 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 government actions, such as exclusionary zoning, discriminatory lending practices and displacement that has occurred over time and continues to impact communities of color today3 .
Since 2000, the percentage of residents in Monte Sereno identifying as White, Non-Hispanic has decreased by 12.6 percentage points, with the 2019 population standing at 2,456. By the same token the percentage of residents of all other races and ethnicities has increased. In absolute terms, the Asian/API, Non-Hispanic population increased the most while the White, Non-Hispanic population decreased the most. Figure B-4 shows population by race for 2000, 2010, and 2019.
Figure B-44 Population by Race, 2000-2019
SOURCE: U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-02.
NOTE: Universe: Total population. Data for 2019 represents 2015-2019 ACS estimates. The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Employment Trends
Balance of Jobs and Workers
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Conversely, a city may have job sites that employ residents from the same city, but more often employ workers commuting from outside of it. Smaller cities typically will have more employed residents than jobs there and export workers, while larger cities tend to have a surplus of jobs and import workers. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers. At the same time, as the housing affordability 3 See, for example, Rothstein, R. (2017). The color of law: a forgotten history of how our government segregated America. New York, NY & London, UK: Liveright Publishing.
Appendix B Housing Needs Assessment B-6 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 crisis has illustrated, local imbalances may be severe, where local jobs and worker populations are out of sync at a sub-regional scale.
One measure of this is the relationship between workers and jobs. A city with a surplus of workers “exports” workers to other parts of the region, while a city with a surplus of jobs must conversely “import” them. Between 2002 and 2018, the number of jobs in Monte Sereno increased by 29.0 percent. Figure B-5 shows jobs in Monte Sereno from 2002 through 2018.
Figure B-55 Jobs in a Jurisdiction
SOURCE: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-11.
NOTE: Universe: Jobs from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment. The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized.
The next figure shows the balance when comparing jobs to workers, broken down by different wage groups, offering additional insight into local dynamics. A community may offer employment for relatively low-income workers, but have relatively few housing options for those workers, or conversely, it may house residents who are low-wage workers, but offer few employment opportunities for them. Such relationships may cast extra light on potentially pent-up demand for housing in particular price categories. A relative surplus of jobs relative to residents in a given wage category suggests the need to import those workers, while conversely, surpluses of workers in a wage group relative to jobs means the community will export those workers to other jurisdictions.
Such flows are not inherently bad, though over time, sub-regional imbalances may appear.
Monte Sereno has more low-wage residents than low-wage jobs (where low-wage refers to jobs paying less than $25,000). At the other end of the wage spectrum, the city has more high-wage residents than
Appendix B Housing Needs Assessment B-7 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 high-wage jobs (where high-wage refers to jobs paying more than $75,000).4 Figure B-6 shows workers by earners and place of work and residence.
Figure B-66 Workers by Earnings, by Jurisdiction as Place of Work and Place of Residence SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data 2015-2019, B08119, B08519. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-10.
NOTE: Universe: Workers 16 years and over with earnings 4 The source table is top-coded at $75,000, precluding more fine-grained analysis at the higher end of the wage spectrum.
Appendix B Housing Needs Assessment B-8 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-7 shows the ratio of jobs to workers, by wage group for Monte Sereno. A value of one (1.00) means that a city has the same number of jobs in a wage group as it has resident workers, in principle, a balance. Values below one (1.00) indicate a jurisdiction that exports workers for jobs in a given wage group.
Figure B-77 Jobs-Worker Ratios, By Wage Group
SOURCE: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs); Residence Area Characteristics (RAC) files (Employed Residents), 2010-2018. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-14.
NOTE: Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment. The ratio compares job counts by wage group from two tabulations of LEHD data: Counts by place of work relative to counts by place of residence. See text for details.
Such balances between jobs and workers may directly influence the housing demand in a community. New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.
If there are more jobs than employed residents, it means a city is relatively jobs-rich, typically also with a high jobs-to-household ratio. Thus, bringing housing into the measure, the jobs-household ratio in Monte Sereno has increased from 0.29 in 2002, to 0.37 jobs per household in 2018. In short, Monte Sereno is a net exporter of workers. Figure B-8 shows Monte Sereno’s jobs-household ratio.
Appendix B Housing Needs Assessment B-9 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-88 Jobs-Household Ratio
SOURCE: U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households). For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-13.
NOTE: Universe: Jobs in a jurisdiction from unemployment insurance-covered employment (private, state and local government) plus United States Office of Personnel Management-sourced Federal employment; households in a jurisdiction. The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. The ratio compares place of work wage and salary jobs with households, or occupied housing units. A similar measure is the ratio of jobs to housing units. However, this jobs-household ratio serves to compare the number of jobs in a jurisdiction to the number of housing units that are actually occupied. The difference between a jurisdiction’s jobshousing ratio and jobs-household ratio will be most pronounced in jurisdictions with high vacancy rates, a high rate of units used for seasonal use, or a high rate of units used as short-term rentals.
Sector Composition
In terms of sectoral composition, the largest industry in which Monte Sereno residents work is Financial & Professional Services, and the largest sector in which Santa Clara residents work is Health & Educational Services. For the Bay Area as a whole, the Health & Educational Services industry employs the most workers. Figure B-9 shows resident employment by industry.
Appendix B Housing Needs Assessment B-10 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-99 Resident Employment by Industry
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-06.
NOTE: Universe: Civilian employed population age 16 years and over. The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not). Categories are derived from the following source tables: Agriculture & Natural Resources: C24030_003E, C24030_030E; Construction: C24030_006E, C24030_033E; Manufacturing, Wholesale & Transportation:
C24030_007E, C24030_034E, C24030_008E, C24030_035E, C24030_010E, C24030_037E; Retail: C24030_009E, C24030_036E; Information:
C24030_013E, C24030_040E; Financial & Professional Services: C24030_014E, C24030_041E, C24030_017E, C24030_044E; Health & Educational Services: C24030_021E, C24030_024E, C24030_048E, C24030_051E; Other: C24030_027E, C24030_054E, C24030_028E, C24030_055E Extremely Low-Income HouseholdsHousehold Characteristics Household Income
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.5
In Monte Sereno, 79.3 percent of households make more than 100 percent of the Area Median Income (AMI)6
, compared to 8.2 percent making less than 30 percent of AMI, which is considered extremely low-income.
Regionally, more than half of all households make more than 100 percent AMI, while 14.7 percent make less than 30 percent AMI. In Santa Clara County, 30 percent AMI is the equivalent to the 5 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California. 6 Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. Households making between 80 and 120 percent of the AMI are moderate-income, those making 50 to 80 percent are low-income, those making 30 to 50 percent are very lowincome, and those making less than 30 percent are extremely low-income. This is then adjusted for household size.
Appendix B Housing Needs Assessment B-11 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 annual income of $39,900 for a family of four. Many households with multiple wage earners, including food service workers, full-time students, teachers, farmworkers and healthcare professionals, can fall into lower AMI categories due to relatively stagnant wages in many industries.
Figure B-10 shows households by income level.
Figure B-1010 Households by Household Income Level
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-01.
NOTE: Universe: Occupied housing units. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located. The data that is reported for the Bay Area is not based on a regional AMI, but instead refers to the regional total of households in an income group relative to the AMI for the county where that household is located. Local jurisdictions are required to provide an estimate for their projected extremely low-income households (0-30% AMI) in their Housing Elements. HCD’s official Housing Element guidance notes that jurisdictions can use their RHNA for very low-income households (those making 0-50% AMI) to calculate their projected extremely lowincome households. As Bay Area jurisdictions have not yet received their final RHNA numbers, this document does not contain the required data point of projected extremely low-income households. The report portion of the housing data needs packet contains more specific guidance for how local staff can calculate an estimate for projected extremely low-income households once jurisdictions receive their 6th cycle RHNA numbers. rTable B-2
In partnership with West Valley Community Services (WVCS), a report was published highlighting the needs of Monte Sereno’s Extremely Low-Income residents. Many individuals that fall within the ELI category face housing insecurity and homelessness, food insecurity, and other extreme socioeconomic issues. The issue of homelessness presents specific challenges, and those that are unhoused may experience challenges including safety, sobriety, food insecurity, etc.
It is imperative that the City of Monte Sereno continue to engage in outreach with residents that fall into the ELI category and/or are facing housing insecurity in order to understand that homelessness is a condition, rather than a choice; and requires specific strategies to address the challenges that come with these conditions. Without addressing these challenges, it is difficult to get people experiencing homelessness into housing. In an effort to address these challenges, the City of Monte
Appendix B Housing Needs Assessment B-12 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Sereno has crafted strategic programs and policies (detailed in chapter 2 of this Housing Element Update) that are designed to provide housing and services for the City residents that are have an Extremely Low Income and/or are housing insecure. Program I (Accessory Dwelling Units) and Program L (Shared Housing Options) specifically target the ELI population to construct affordable housing suitable for this particular demographic. For an in-depth analysis of these programs, refer to Chapter 2 of the Housing Element Update.
Throughout the region, there are disparities between the incomes of homeowners and renters.
Typically, the number of low-income renters greatly outpaces the amount of housing available that is affordable for these households.
In Monte Sereno, the largest proportion of both homeowners and renters falls in the Greater than 100 Percent of AMI group. Figure B-11 shows household income by tenure.
Appendix B Housing Needs Assessment B-13 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-1111 Household Income Level by Tenure
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-21.
NOTE: Universe: Occupied housing units. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents.7 These economic disparities also leave communities of color at higher risk for housing insecurity, displacement or homelessness.
In Monte Sereno, Asian/API (Hispanic and Non-Hispanic) residents experience the highest rates of poverty, followed by White (Hispanic and Non-Hispanic) residents. Figure B-12 shows poverty status by race.
7 Moore, E., Montojo, N. and Mauri, N., 2019. Roots, Race & Place: A History of Racially Exclusionary Housing the San Francisco Bay Area. Hass Institute.
Appendix B Housing Needs Assessment B-14 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-1212 Poverty Status by Race
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17001(A-I). For the data table behind this figure, please refer to the Data Packet Workbook, Table ELI-03.
NOTE: Universe: Population for whom poverty status is determined. The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive.
Therefore, the data should not be summed as the sum exceeds the population for whom poverty status is determined for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the population for whom poverty status is determined.
Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity (i.e., the ability for individuals to stay in their homes) in a city and region. Generally, renters may be displaced more quickly if prices increase.
In Monte Sereno there are a total of 1,128 housing units, and fewer residents rent than own their homes: 6.5 percent versus 93.5 percent. By comparison, 43.6 percent of households in Santa Clara County are renters, while 43.9 percent of Bay Area households rent their homes. Figure B-13 on the following page shows housing tenure for Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Appendix B Housing Needs Assessment B-15 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-1313 Housing Tenure
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-16.
NOTE: Universe: Occupied housing units
Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country. These disparities not only reflect differences in income and wealth, but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities.8
In Monte Sereno, all non-White households owned their homes, while homeownership rates were
91.8 percent for White households. Notably, recent changes to state law require local jurisdictions to examine these dynamics and other fair housing issues when updating their Housing Elements.
Figure B-14 on the following page shows housing tenure by race of householder. 8 See, for example, Rothstein, R. (2017). The Color Of Law: A Forgotten History Of How Our Government Segregated America.
New York, NY & London, UK: Liveright Publishing.
Appendix B Housing Needs Assessment B-16 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-1414 Housing Tenure by Race of Householder
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I). For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-20.
NOTE: Universe: Occupied housing units. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market.
In Monte Sereno, 60.0 percent of householders between the ages of 25 and 34 are renters, while 11.1 percent of householders over 85 are renters. Figure B-15 on the following page shows housing tenure by age.
In many cities, homeownership rates for households in single-family homes are substantially higher than the rates for households in multi-family housing. In Monte Sereno, 93.4 percent of households in detached single-family homes are homeowners. Figure B-16 shows housing tenure by housing type.
Appendix B Housing Needs Assessment B-17 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-1515 Housing Tenure by Age
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-18.
NOTE: Universe: Occupied housing units
Figure B-1616 Housing Tenure by Housing Type
SOURCE: Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-22.
NOTE: Universe: Occupied housing units
Displacement
Because of increasing housing prices, displacement is a major concern in the Bay Area.
Displacement has the most severe impacts on low- and moderate-income residents. When individuals or families are forced to leave their homes and communities, they also lose their support network.
Appendix B Housing Needs Assessment B-18 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The University of California, Berkeley has mapped all neighborhoods in the Bay area, identifying their risk for gentrification. They find that in Monte Sereno, no households live in neighborhoods that are susceptible to or experiencing displacement and none live in neighborhoods at risk of or undergoing gentrification. Equally important, some neighborhoods in the Bay Area do not have housing appropriate for a broad section of the workforce. UC Berkeley estimates that all households in Monte Sereno live in neighborhoods where low-income households are likely to be excluded due to prohibitive housing costs.9 Figure B-17 shows household displacement risk and tenure.
Figure B-1717 Households by Displacement Risk and Tenure SOURCE: Urban Displacement Project for classification, American Community Survey 5-Year Data (2015-2019), Table B25003 for tenure. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-25.
NOTE: Universe: Households. Displacement data is available at the census tract level. Staff aggregated tracts up to jurisdiction level using census 2010 population weights, assigning a tract to jurisdiction in proportion to block level population weights. Total household count may differ slightly from counts in other tables sourced from jurisdiction level sources. Categories are combined as follows for simplicity: At risk of or Experiencing Exclusion: At Risk of Becoming Exclusive; Becoming Exclusive; Stable/Advanced Exclusive At risk of or Experiencing Gentrification: At Risk of Gentrification; Early/Ongoing Gentrification; Advanced Gentrification Stable Moderate/Mixed Income: Stable Moderate/Mixed Income Susceptible to or Experiencing Displacement: LowIncome/Susceptible to Displacement; Ongoing Displacement Other: High Student Population; Unavailable or Unreliable Data B.2 Housing Stock Characteristics
Housing Types, Year Built, Vacancy, and Permits
In recent years, most housing produced in the region and across the state consisted of single-family homes and larger multi-unit buildings. However, some households are increasingly interested in “missing middle housing,” including duplexes, triplexes, townhomes, cottage clusters and accessory 9 More information about this gentrification and displacement data is available at the Urban Displacement Project’s webpage: https://www.urbandisplacement.org/. Specifically, one can learn more about the different gentrification/displacement typologies shown in Figure 18 at this link:
https://www.urbandisplacement.org/sites/default/files/typology_sheet_2018_0.png. Additionally, one can view maps that show which typologies correspond to which parts of a jurisdiction here: https://www.urbandisplacement.org/sanfrancisco/sf-bay-area-gentrification-and-displacement
Appendix B Housing Needs Assessment B-19 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 dwelling units. These housing types may open up more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
The housing stock of Monte Sereno in 2020 was made up of 95.6 percent Single-Family Homes:
Detached, 2.7 percent Single-Family Homes: Attached, 0.3 percent Multifamily Housing: Two to Four Units, and 1.4 percent Multifamily Housing: Five-Plus Units. There were no Mobile Homes in Monte Sereno. In Monte Sereno, the housing type that experienced the most growth between 2010 and 2020 was Single-Family Home: Detached. Figure B-18 shows housing type trends.
Figure B-1818 Housing Type Trends
SOURCE: California Department of Finance, E-5 series. For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-01.
NOTE: Universe: Housing units
Production has not kept up with housing demand for several decades in the Bay Area, as the total number of units built and available has not yet come close to meeting the population and job growth experienced throughout the region. In Monte Sereno, the largest proportion of the housing stock was built 1940 to 1959, with 363 units constructed during this period. Since 2015, 9.2 percent of the current housing stock was built, which is 122 units. Figure B-19 shows housing units by the year built.
Appendix B Housing Needs Assessment B-20 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-1919 Housing Units by Year Structure Built
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034.
NOTE: Universe: Housing units
Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use, and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short-term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like Airbnb are likely to fall in this category. The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.10 In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category.
Additionally, the need for seismic retrofitting in older housing stock could also influence the proportion of “other vacant” units in some jurisdictions.11 Of the total 1,245 housing units in Monte Sereno in 2022, there were 117 vacant units (9.4 percent).
Of the vacant units, the most common type of vacancy was For Rent (57.3 percent). 12 Figure B-20
shows vacant units by type.
10 For more information, see pages 3 through 6 of this list of definitions prepared by the Census Bureau:
https://www.census.gov/housing/hvs/definitions.pdf.
11 See Dow, P. (2018). Unpacking the Growth in San Francisco’s Vacant Housing Stock: Client Report for the San Francisco Planning Department. University of California, Berkeley. 12 The vacancy rates by tenure are for a smaller universe than the total vacancy rate first reported, which in principle includes the full stock (9.4%). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant), but exclude a are significant number of vacancy categories, including the numerically significant other vacant.
Appendix B Housing Needs Assessment B-21 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2020 Vacant Units by Type
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004.
NOTE: Universe: Vacant housing units
Between 2015 and 2022, 139 housing units were issued permits in Monte Sereno.13 Of these, 41.7 percent were for very low-income housing, 7.2 percent were for low- and moderate-income housing, and 51.1 percent were for above moderate-income housing. Table B-2 shows housing permits issued by the City of Monte Sereno by income group.
Assisted Housing Developments At-Risk of Conversion
While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.
Between 2015 and 2022, 139 housing units were issued permits in Monte Sereno.14 Of these, 41.7 percent were for very low-income housing, 7.2 percent were for low- and moderate-income housing, and 51.1 percent were for above moderate-income housing. Table B-2 shows housing permits issued by the City of Monte Sereno by income group.
13 Source: HCD APR Dashboard (https://www.hcd.ca.gov/apr-data-dashboard-and-downloads) Page 10, as of August 3, 2022
14 Source: HCD APR Dashboard (https://www.hcd.ca.gov/apr-data-dashboard-and-downloads) Page 10, as of August 3, 2022
Appendix B Housing Needs Assessment B-22 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Table B-22 Housing Permits by Income Group
Income Group Permits Percent
Very Low-Income Permits 58 41.7%
Low-Income Permits 9 6.5%
Moderate-Income Permits 1 0.7%
Above Moderate-Income Permits 71 51.1%
Total 139 100.0%
SOURCE: California Department of Housing and Community Development (HCD), 5th Cycle Annual Progress Report Permit Summary (2020). This table is included in the Data Packet Workbook as Table HSG-11.
NOTE: Universe: Housing permits issued between 2015 and 2022. Notes: HCD uses the following definitions for the four income categories: Very Low Income:
units affordable to households making less than 50% of the Area Median Income for the county in which the jurisdiction is located. Low Income: units affordable to households making between 50% and 80% of the Area Median Income for the county in which the jurisdiction is located. Moderate Income:
units affordable to households making between 80% and 120% of the Area Median Income for the county in which the jurisdiction is located. Above Moderate Income: units affordable to households making above 120% of the Area Median Income for the county in which the jurisdiction is located.
The data below comes from the California Housing Partnership’s Preservation Database, the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing. According to the database, there were no assisted units in Monte Sereno in 2020. Table B-3 summarizes assisted units at risk in Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Table B-33 Assisted Units at Risk of Conversion
Income Monte Sereno Santa Clara County Bay Area
Low 0 28,001 110,177
Moderate 0 1,471 3,375
High 0 422 1,854
Very High 0 270 1,053
Total Assisted Units in Database 0 30,164 116,459
SOURCE: California Housing Partnership, Preservation Database (2020). This table is included in the Data Packet Workbook as Table RISK-01.
NOTE: Universe: HUD, Low-Income Housing Tax Credit (LIHTC), USDA, and CalHFA projects. Subsidized or assisted developments that do not have one of the aforementioned financing sources may not be included. While California Housing Partnership’s Preservation Database is the state’s most comprehensive source of information on subsidized affordable housing at risk of losing its affordable status and converting to market-rate housing, this database does not include all deed-restricted affordable units in the state. Consequently, there may be at-risk assisted units in a jurisdiction that are not captured in this data table. Per HCD guidance, local jurisdictions must also list the specific affordable housing developments at-risk of converting to market rate uses. This document provides aggregate numbers of at-risk units for each jurisdiction, but local planning staff should contact Danielle Mazzella with the California Housing Partnership at [email protected] to obtain a list of affordable properties that fall under this designation. California Housing Partnership uses the following categories for assisted housing developments in its database: Very-High Risk: affordable homes that are at-risk of converting to market rate within the next year that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. High Risk: affordable homes that are at-risk of converting to market rate in the next 1-5 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Moderate Risk: affordable homes that are at-risk of converting to market rate in the next 5-10 years that do not have a known overlapping subsidy that would extend affordability and are not owned by a large/stable non-profit, mission-driven developer. Low Risk: affordable homes that are at-risk of converting to market rate in 10+ years and/or are owned by a large/stable non-profit, mission-driven developer.
Appendix B Housing Needs Assessment B-23 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Substandard Housing
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions in order to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, the Census Bureau data included in the graph below gives a sense of some of the substandard conditions that may be present in Monte Sereno.
None of the renters in Monte Sereno reported lacking a kitchen or plumbing, compared to 0.9 percent of owners who lacked a kitchen and 0.9 percent of owners who lacked plumbing. Figure B-21 shows substandard housing issues in Monte Sereno.
Figure B-2121 Substandard Housing Issues
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049. For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-06.
NOTE: Universe: Occupied housing units. Per HCD guidance, this data should be supplemented by local estimates of units needing to be rehabilitated or replaced based on recent windshield surveys, local building department data, knowledgeable builders/developers in the community, or nonprofit housing developers or organizations.
Home and Rent Values
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. No Renters No Renters
Appendix B Housing Needs Assessment B-24 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The typical home value in Monte Sereno was estimated at $3,974,465by January 2023, per data from Zillow. The largest proportion of homes were valued between $2M+. By comparison, the typical home value is $1,290,970 in Santa Clara County and $1,077,230 the Bay Area, with the largest share of units valued $1M to $1.5M (county) and $500k to $750k (region). Figure B-22 shows home values for owner-occupied housing units in Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Figure B-2222 Home Values of Owner-Occupied Units
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075. For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-07.
NOTE: Universe: Owner-occupied units
The region’s home values have increased steadily since 2000, besides a decrease during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 117.5 percent in Monte Sereno from $1,537,510 to $3,344,480. This change is considerably greater than the change in Santa Clara County and for the region as a whole. Figure B-23 shows the Zillow Home Value Index for Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Appendix B Housing Needs Assessment B-25 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2323 Zillow Home Value Index
SOURCE: Zillow, Zillow Home Value Index (ZHVI). For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-08.
NOTE: Universe: Owner-occupied housing units. Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner-occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow. The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series For unincorporated areas, the value is a population weighted average of unincorporated communities in the county matched to census-designated population counts.
Similar to home values, rents have also increased dramatically across the Bay Area in recent years.
Typical rents in Monte Sereno and the surrounding area were estimated between $2,350 and $6,750 in January 2023, per data from Zillow. Many renters have been priced out, evicted or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.
Based on the U.S. Census Bureau’s American Community Survery (2015-2019). iIn Monte Sereno, the largest proportion of rental units rented in the Rent $3000 or More category, totaling 41.7 percent, followed by 36.7 percent of units renting in the Rent $1000-$1500 category. Looking beyond the city, the largest share of units is in the Rent $2000-$2500 category (county) compared to the Rent $1500- $2000 category for the region as a whole. Figure B-24 shows contract rents for renter-occupied units in Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Appendix B Housing Needs Assessment B-26 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2424 Contract Rents for Renter-Occupied Units
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056. For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-09.
NOTE: Universe: Renter-occupied housing units paying cash rent Since 2009, the median rent has increased by 45.5 percent in Monte Sereno, from $1,870 to $2,720 per month. In Santa Clara County, the median rent has increased 39.6 percent, from $1,540 to $2,150. The median rent in the region has increased significantly during this time from $1,200 to $1,850, a 54.2 percent increase.15 Figure B-25 shows median contract rent in Monte Sereno and Santa Clara County.
15 While the data on home values shown in Figure B-23 comes from Zillow, Zillow does not have data on rent prices available for most Bay Area jurisdictions. To have a more comprehensive dataset on rental data for the region, the rent data in this document comes from the U.S. Census Bureau’s American Community Survey, which may not fully reflect current rents. Local jurisdiction staff may want to supplement the data on rents with local realtor data or other sources for rent data that are more current than Census Bureau data.
Appendix B Housing Needs Assessment B-27 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2525 Median Contract Rent
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year. For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-10.
NOTE: Universe: Renter-occupied housing units paying cash rent. For unincorporated areas, median is calculated using distribution in B25056.
Overpayment and Overcrowding
A household is considered “cost-burdened” if it spends more than 30 percent of its monthly income on housing costs, while those who spend more than 50 percent of their income on housing costs are considered “severely cost-burdened.” Low-income residents are the most impacted by high housing costs and experience the highest rates of cost burden. Spending such large portions of their income on housing puts low-income households at higher risk of displacement, eviction, or homelessness.
When looking at the cost burden across tenure in Monte Sereno, 19.2 percent of renters are severely cost-burdened (i.e., spend 50 percent or more of their income on housing), while 11.6 percent of owners are severely cost-burdened. Figure B-26 shows cost burden by tenure.
Appendix B Housing Needs Assessment B-28 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2626 Cost Burden by Tenure
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-06.
NOTE: Universe: Occupied housing units. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
When one looks at both renters and owners together in Monte Sereno, 12.1 percent of households spend 50 percent or more of their income on housing. However, these rates vary greatly across income categories. In Monte Sereno, 90.4 percent of households making less than 30 percent of AMI spend the majority of their income on housing, while only 3.0 percent of residents making more than 100 percent of AMI spend the majority of their income on housing. Figure B-27 shows cost burden by income level.
Appendix B Housing Needs Assessment B-29 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2727 Cost Burden by Income Level
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-05.
NOTE: Universe: Occupied housing units. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Currently, people of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. As a result, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity.
Hispanic or Latinx residents are the most severely cost burdened with 58.8 percent spending more than 50 percent of their income on housing. Figure B-28 on the following page shows cost burden by race.
3.0%
Appendix B Housing Needs Assessment B-30 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2828 Cost Burden by Race
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-08.
NOTE: Universe: Occupied housing units. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.
Large family households often have special housing needs due to a lack of adequately sized affordable housing available. The higher costs required for homes with multiple bedrooms can result in larger families experiencing a disproportionate cost burden than the rest of the population and can increase the risk of housing insecurity.
In Monte Sereno, 47.8 percent of large-family households experience a cost burden of 30 to 50 percent, but none spend more than half of their income on housing. Figure B-29 shows cost burden by household size.
Appendix B Housing Needs Assessment B-31 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-2929 Cost Burden by Household Size
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-09.
NOTE: Universe: Occupied housing units. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income.
When cost-burdened seniors are no longer able to make house payments or pay rents, displacement from their homes can occur, putting further stress on the local rental market or forcing residents out of the community they call home. Understanding how seniors might be cost-burdened is of particular importance due to their special housing needs, particularly for low-income seniors.
In Monte Sereno, 81.5 percent of seniors making less than 30 percent of AMI are spending the majority of their income on housing. For seniors making more than 100 percent of AMI, 81.8 percent are not cost-burdened and spend less than 30 percent of their income on housing.
Figure B-30 shows cost-burdened senior households by income level.
Appendix B Housing Needs Assessment B-32 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3030 Cost-Burdened Senior Households by Income Level SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-03.
NOTE: Universe: Senior households. For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is “select monthly owner costs”, which includes mortgage payment, utilities, association fees, insurance, and real estate taxes. HUD defines cost-burdened households as those whose monthly housing costs exceed 30% of monthly income, while severely cost-burdened households are those whose monthly housing costs exceed 50% of monthly income. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding, but this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). Additionally, the Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded.
In Monte Sereno, there are no rental households that experience moderate or severe overcrowding.
Ownership households, on the other hand, experience severe overcrowding (i.e., more than 1.5 occupants per room) at a rate of 0.5 percent and moderate overcrowding (i.e., 1.0 to 1.5 occupants per room) at a rate of 1.0 percent. Figure B-31 shows overcrowding by tenure and severity.
Appendix B Housing Needs Assessment B-33 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3131 Overcrowding by Tenure and Severity
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-01.
NOTE: Universe: Occupied housing units. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded.
Overcrowding often disproportionately impacts low-income households. In Monte Sereno, however, there are neither very low-income households (i.e., below 50 percent Area Median Income), nor above-moderate income (i.e., above 100 percent Area Median Income) that experience severe overcrowding. Figure B-32 on the following page shows overcrowding by income level and severity.
Appendix B Housing Needs Assessment B-34 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3232 Overcrowding by Income Level and Severity SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-04.
NOTE: Universe: Occupied housing units. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
Communities of color are more likely to experience overcrowding similar to how they are more likely to experience poverty, financial instability, and housing insecurity. People of color tend to experience overcrowding at higher rates than White residents. In Monte Sereno, the racial group with the largest overcrowding rate is White, Non-Hispanic. Figure B-33 on the following page shows overcrowding by race.
Appendix B Housing Needs Assessment B-35 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3333 Overcrowding by Race
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014. For the data table behind this figure, please refer to the Data Packet Workbook, Table OVER-03.
NOTE: Universe: Occupied housing units. The Census Bureau defines an overcrowded unit as one occupied by 1.01 persons or more per room (excluding bathrooms and kitchens), and units with more than 1.5 persons per room are considered severely overcrowded. For this table, the Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity. However, data for the white racial group is also reported for white householders who are not Hispanic/Latinx. Since residents who identify as white and Hispanic/Latinx may have very different experiences within the housing market and the economy from those who identify as white and non-Hispanic/Latinx, data for multiple white sub-groups are reported here. The racial/ethnic groups reported in this table are not all mutually exclusive. Therefore, the data should not be summed as the sum exceeds the total number of occupied housing units for this jurisdiction. However, all groups labelled “Hispanic and Non-Hispanic” are mutually exclusive, and the sum of the data for these groups is equivalent to the total number of occupied housing units.
B.3 Special Housing Needs Groups
“Special Needs” refers to the following categories: large households, female-headed households, seniors, residents with disabilities, the homeless population, farmworkers, etc. Each of these Special Needs groups face unique challenges with respect to the availability of affordable housing. In Chapter 2 of the Housing Element, the City of Monte Sereno proposes to enact various programs that are designed to provide housing that is suitable for the Special Needs groups, and accessibility to much needed services. Some of these programs include, but are not limited to: “Accessory Dwelling Units” (Program I), “Special Needs Households” (Program J), “Seniors and Accessory Dwelling Units” (Program K), “Shared Housing Options” (Program L), “Fair Housing” (Program O), “Low Barrier Navigation Center” (Program P), and “Participate in Regional Homelessness Program” (Program R), etc. For an in-depth analysis of these programs, refer to Chapter 2 of the Housing Element.
Table B-4 provides and brief overview of special needs groups in Monte Sereno.
Table B-44 Overview of Special Needs Groups
Appendix B Housing Needs Assessment B-36 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Special Needs Groups Count Percent of Total
Households
Percent of Total
Population
Total population 3,479 -- 100%
Total occupied units (households) 1,130 100% --
Extremely Low-income (0-30% of HAMFI)
households 85 households 8% --
Total Senior Population 416 persons -- 12%
Senior Owner-Households 407 households 36% --
Senior Renter-Households 9 households 0.8% --
Persons with Disabilities 236 persons -- 6.8%
Persons with Developmental
Disabilities1 12 persons -- --
Large Households 158 households 14% --
Female-Headed Households 35 households 3.1% --
Single-Parent, Female Headed
Households with Children (under 18) 0 households -- --
Farmworkers2 4,175 persons -- --
Migrant Farmworkers 216 persons -- --
Seasonal Farmworkers 1,757 persons -- --
Permanent Farmworkers 2,418 persons -- --
Persons Experiencing Homelessness3 0 persons -- --
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019; U.S. Census Bureau CHAS 2015-2019 Data; USDA Statistics Services; California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2021).
NOTE: 1. California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020).
2. Agriculture, forestry, fishing and hunting and mining industry. Farmworker data is taken of the population 16 years and older. Data provided by USDA Statistics Services and taken at the County level (2017).
3. Total results from County of Santa Clara PIT Report (2022).
Extremely Low-Income Households
Extremely low-income (ELI) households are those that earn less than 30 percent of the median family income (MFI). Very low-income households are those that earn 50 percent or less of the MFI. Extremely low-income households typically face a combination of housing challenges related to income status, family size/type, disability status, access to housing opportunities and other household characteristics. Additionally, ELI households are more likely to experience overcrowding, cost burden, and substandard housing conditions. Extremely low-income households are typically minimum-wage workers, disabled persons, farmworkers, and seniors on fixed incomes.
The 2015-2019 Comprehensive Housing Affordability Strategy (CHAS) data indicates there were approximately 85 ELI households (8 percent of total households) in Monte Sereno (Table B-2). Of the extremely low-income households in Monte Sereno, 23 percent are renter-occupied households
Appendix B Housing Needs Assessment B-37 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 and 76 percent are owner-occupied households, or 2 percent and 6 percent of all households, respectively.
When analyzing cost burden by ELI households, approximately 75 ELI households experience severe cost burden (paying more than 50 percent of median gross income on housing) and 79 experience moderate cost burden (paying more than 30 percent of median gross income on housing). Of the ELI households experiencing some form of cost burden, the majority are owneroccupied households. There are no ELI households that experience overcrowding (Figure B-32).
Table B-55 Extremely Low-Income Households, Monte Sereno, 2015-2019 Households Number Percentage of Total
Households
Total occupied units (households) 1,130 100%
Total Lower-income (0-80% of HAMFI) households 195 17%
Extremely Low-income (0-30% of HAMFI) households 85 8%
Extremely Low-income renters 20 2%
Extremely Low-income owners 65 6%
Lower-income households paying more than 50% 105 9%
Extremely Low-income paying more than 50% 75 7%
ELI Renter HH severely cost burdened 15 1%
ELI Owner HH severely cost burdened 60 5%
Lower-income households paying more than 30% 139 12%
Extremely Low-income paying more than 30% 79 7%
ELI Renter HH severely cost burdened 15 1%
ELI Owner HH severely cost burdened 64 6%
Lower-income households experiencing 1 of 4 Housing Problems 145 13% Extremely Low-income households experiencing 1 of 4 Housing Problems 80 7% ELI Renter HH experiencing 1 of 4 Housing Problems 15 1% ELI Owner HH experiencing 1 of 4 Housing Problems 65 6% SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2015-2019.
NOTE: MFI = HUD Median Family Income, this is the median family income calculated by HUD for each jurisdiction, to determine Fair Market Rents (FMRs) and income limits for HUD programs. MFI will not necessary be the same as other calculations of median incomes (such as Census number), due to a series of adjustments that are made.
The four housing problems are: incomplete kitchen facilities, incomplete plumbing facilities, more than 1 person per room, and cost burden greater than 30%. ***Cost burden is the ratio of housing costs to household income. For renters, housing cost is gross rent (contract rent plus utilities). For owners, housing cost is "select monthly owner costs", which includes mortgage payment, utilities, association fees, insurance, and real estate taxes.
The Census Bureau Comprehensive Housing Affordability Strategy (CHAS) 2015-2019 dataset provides in-depth analysis on housing needs by income level according to types of households.
Appendix B Housing Needs Assessment B-38 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 According to CHAS, housing problems are defined as having one or more of the following variables:
Incomplete kitchen facilities;
Incomplete plumbing facilities;
More than one person per room; and
Cost burden greater than 30 percent.
When analyzing housing problems in Monte Sereno, there are approximately 345 households experiencing at least 1 housing problem, of which 80 are ELI households. It is important to note that the majority of ELI households in Monte Sereno are owner-occupied households, and the predominant household type is married-couple family households. This may be indicative of a lack of housing variety to adequately meet the needs of households, which may exacerbate housing issues such as cost burden, substandard housing conditions, etc.
In partnership with West Valley Community Services (WVCS), a report was published highlighting the needs of Monte Sereno’s ELI residents. Many individuals that fall within the ELI category face housing insecurity and homelessness, food insecurity, and other extreme socio-economic issues. The issue of homelessness presents specific challenges, and those that are unhoused may experience challenges including safety, sobriety, food insecurity, etc.
It is imperative that the City of Monte Sereno continue to engage in outreach with residents that fall into the ELI category and/or are facing housing insecurity in order to understand that homelessness is a condition, rather than a choice; and requires specific strategies to address the challenges that come with these conditions. Without identifyingaddressing these challenges, it is difficult to get people experiencing homelessness into housing.
In an effort to address these challenges, the City of Monte Sereno has crafted strategic programs and policies (detailed in Chapter 2) that are designed to provide housing and services for City residents that identify as ELI and/or are housing insecure. Program I (Accessory Dwelling Units), and Program L (Shared Housing Options), and Program L.2 (Facilitate the Development of Affordable Housing for Extremely Low-Income Housing Residents) specifically target the ELI population to construct affordable housing suitable for this particular demographic. For an in-depth analysis of these programs, refer to Chapter 2 of the Housing Element Update.
Large Households
Large households often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. In Monte Sereno, all units occupied by large households (i.e., five (5) or
Appendix B Housing Needs Assessment B-39 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 more persons) are owner occupied. In 2017, there were no large households in Monte Sereno that were very low-income (i.e., earning less than 50 percent of the area median income). Figure B-34 shows household size by tenure.
Figure B-3434 Household Size by Tenure
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009. For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-01.
NOTE: Universe: Occupied housing units
The unit sizes available in a community affect the household sizes that can access that community.
Large families are generally served by housing units with three (3) or more bedrooms, of which there are 1,035 units in Monte Sereno. Among these large units with three (3) or more bedrooms, 4.4 percent are renter-occupied and 95.6 percent are owner occupied. Figure B-35 summarizes housing units by the number of bedrooms.
Appendix B Housing Needs Assessment B-40 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3535 Housing Units by Number of Bedrooms
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042. For the data table behind this figure, please refer to the Data Packet Workbook, Table HSG-05.
NOTE: Universe: Housing units
Female-Headed Households
Households headed by one person are often at greater risk of housing insecurity, particularly femaleheaded households, who may be supporting children or a family with only one income.
Figure B-36 illustrates single-parent households in Monte Sereno, the County and neighboring cities/town. In Monte Sereno, female-headed family households make up 65 percent of singleparent households and male-headed households makeup 35 percent (Figure B-36). Compared to the County and neighboring cities/town, Monte Sereno has a slightly lower percentage of female-headed family households. The Town of Los Gatos and City of Saratoga have the highest percentages of female-headed family households at 75 percent and 72 percent, respectively. This reflects an average 8 percent higher than the County and 9 percent higher than Monte Sereno.
Appendix B Housing Needs Assessment B-41 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3636Single-Parent Households by Jurisdiction, 2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2019
In Monte Sereno, the largest proportion of households is Married-Couple Family Households at 85.2 percent of total, while Female-Headed Households make up 3.1 percent of all households. Figure B-37 summarizes household types in Monte Sereno.
Figure B-3737 Household Type
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001. For the data table behind this figure, please refer to the Data Packet Workbook, Table POPEMP-23.
NOTE: Universe: Households. For data from the Census Bureau, a “family household” is a household where two or more people are related by birth, marriage, or adoption. “Non-family households” are households of one person living alone, as well as households where none of the people are related to each other.
Over the last decade, female-headed family households have increased and male-headed family households have decreased in Monte Sereno. Figure B-38 illustrates trends in single-parent
3.1%
66.3% 64.8% 72.2% 75.2%
66.5%
33.7% 35.2% 27.8% 24.8%
33.5%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Santa Clara
County
Monte
Sereno
Saratoga Los Gatos Campbell
Male-headed Family Households
Female-Headed Family
Households
Appendix B Housing Needs Assessment B-42 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 households in Monte Sereno between 2010-201916. During this period, female-headed households climbed from 2 percent in 2010 to its highest at 6.4 percent in 2016. In 2017, the trend began to steadily fall reaching 3 percent by 2019.
Figure B-3838Trends in Single-Parent Households, Monte Sereno, 2010-2019 SOURCE: U.S. Census Bureau, ACS 5-Year Estimates, 2010-2019 NOTE: This table reports female- and male-headed family households as a percentage of total households in Monte Sereno.
Female-headed households with children may face particular housing challenges, with pervasive gender inequality resulting in lower wages for women. Moreover, the added need for childcare can make finding a home that is affordable more challenging.
In Monte Sereno, there were no female-headed households (with or without children) that fell below the federal poverty line. Figure B-39 on the following page shows female-headed households by poverty status.
16 The data reports female- and male-headed family household as a percentage of total households in Monte Sereno.
2.1%
3.3%
2.7%
5.0%
5.6%
6.3% 6.4%
5.2%
4.3%
3.1%
6.7%
2.0%
0.8% 1.0%
1.7%
2.3% 2.1%
2.9%
1.8% 1.7%
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
8.0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Female-Headed Family Households
Male-headed Family Households
Appendix B Housing Needs Assessment B-43 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Page 224 of 388 Appendix B Housing Needs Assessment B-44 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-3939 Female-Headed Households by Poverty Status SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012. For the data table behind this figure, please refer to the Data Packet Workbook, Table LGFEM-05.
NOTE: Universe: Female Households. The Census Bureau uses a federally defined poverty threshold that remains constant throughout the country and does not correspond to Area Median Income.
Despite female-headed households in Monte Sereno reaching a relatively average level compared to the region (Figure B-36), the City should prioritize the housing needs of female-headed family households as they are typically disproportionately impacted by housing challenges.
Seniors
Senior households often experience a combination of factors that can make accessing or keeping affordable housing a challenge. They often live on fixed incomes and are more likely to have disabilities, chronic health conditions and/or reduced mobility. Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups.
Figure B-40 illustrates the senior population in Monte Sereno, the County, and neighboring cities.
Regionally, the City of Saratoga has the highest senior population (23 percent) and Monte Sereno has the second highest senior population (22 percent). The County’s senior population is substantially smaller at approximately 13 percent. None Below Poverty Level None Below Poverty Level
Appendix B Housing Needs Assessment B-45 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-40 Senior Population by Jurisdiction
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data, 2019 NOTE: Senior population is defined as persons 65 years and older.
In Monte Sereno, the largest proportion of senior households who rent and the largest proportion who own both earn Greater than 100 percent of AMI. Figure B-4138 shows senior households by income and tenure.
13.2%
22.1% 23.1%
20.8%
12.7%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
Santa Clara
County
Monte Sereno Saratoga Los Gatos Campbell
Appendix B Housing Needs Assessment B-46 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-4141 Senior Households by Income and Tenure
SOURCE: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 201B-2017 release. For the data table behind this figure, please refer to the Data Packet Workbook, Table SEN-01.
NOTE: Universe: Senior households. For the purposes of this graph, senior households are those with a householder who is aged 62 or older. Income groups are based on HUD calculations for Area Median Income (AMI). HUD calculates the AMI for different metropolitan areas, and the nine county Bay Area includes the following metropolitan areas: Napa Metro Area (Napa County), Oakland-Fremont Metro Area (Alameda and Contra Costa Counties), San Francisco Metro Area (Marin, San Francisco, and San Mateo Counties), San Jose-Sunnyvale-Santa Clara Metro Area (Santa Clara County), Santa Rosa Metro Area (Sonoma County), and Vallejo-Fairfield Metro Area (Solano County). The AMI levels in this chart are based on the HUD metro area where this jurisdiction is located.
People with Disabilities
People with disabilities face additional housing challenges. Encompassing a broad group of individuals living with a variety of physical, cognitive and sensory impairments, many people with disabilities live on fixed incomes and are in need of specialized care, yet often rely on family members for assistance due to the high cost of care. People with disabilities are not only in need of affordable housing, but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the need typically outweighs what is available, particularly in a housing market with such high demand. People with disabilities are at a high risk for housing insecurity, homelessness and institutionalization, particularly when they lose aging caregivers.
Figure B-42 illustrates population by disability status in Monte Sereno, the County, and neighboring cities in 2020. Ten (10) percent of the population in Monte Sereno has some form of disability, which is on par with neighboring cities. The County and City of Saratoga have the lowest percentages of persons with a disability at 8 percent.
Appendix B Housing Needs Assessment B-47 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-42 Population by Disability Status by Jurisdiction, 2020 SOURCE: U.S. Census Bureau, 2021
Over the last decade, the population of persons with disabilities has slightly increased in Monte Sereno. Figure B-43 illustrates trends in persons with disabilities in Monte Sereno between 2012- 2020. Since 2012, the population with a disability in Monte Sereno has increased 3 percent. Between 2016 to 2018, the trend began to steadily fall reaching 7 percent in 2018. However, it experienced a 3 percent rise in 2020. This is likely in part due to the population being comprised of nearly a quarter of senior residents.
92% 90% 92% 91% 91%
8% 10% 8% 9% 9%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Santa Clara
County
Monte
Sereno
Saratoga Los Gatos Campbell
With a disability
No disability
Appendix B Housing Needs Assessment B-48 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-43 Trends in Persons with Disabilities, Monte Sereno, 2012-2020 SOURCE: U.S. Census Bureau, 2021
Overall, 6.8 percent of people in Monte Sereno have a disability of some kind.17 Figure B-42 shows the rates at which different disabilities are present among residents of Monte Sereno. Overall, 6.8 percent of people in Monte Sereno have a disability of some kind. 18Table B-6 provides an overview
of disability by type and age in Monte Sereno during 2020. Hearing difficulty is the most widespread disability in Monte Sereno (27 percent) with the highest concentration in persons 65 years of age and older. Vision difficulty is the least common disability with 7 percent experiencing this in Carmel-bythe-Sea. Overall, seniors (persons aged 65+) reported the most disabilities in Monte Sereno.
Additionally, it is important to note, that 18 percent of persons with a disability experience self-care difficulty and 14 percent experience independent living difficulty. This indicates a need for housing options that facilitate assisted living and aging in place.
Table B-6 Disability Status by Age, Monte Sereno, 2020
Disability Type Under 18 18-64 65 and Over Total
Percent of
Population with
a Disability
Hearing Difficulty 0 8 180 188 27%
Vision Difficulty 0 0 50 50 7%
Cognitive Difficulty 16 20 42 78 11%
Ambulatory Difficulty 16 37 102 155 22%
17 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
18 These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
93% 90% 90% 92% 91% 92% 93% 93% 90%
7% 10% 10% 8% 9% 8% 7% 7% 10%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2012 2013 2014 2015 2016 2017 2018 2019 2020
No disability
Disability
Appendix B Housing Needs Assessment B-49 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Self-care Difficulty 16 44 61 121 18%
Independent Living Difficulty 0 57 42 99 14%
Total 48 166 477 691 100%
SOURCE: U.S. Census Bureau, ACS 5-Year Estimate, 2020
NOTE: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.
Figure B-42 Disability by Type
SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107. For the data table behind this figure, please refer to the Data Packet Workbook, Table DISAB-01.
NOTE: Universe: Civilian noninstitutionalized population 18 years and over. These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed. The Census Bureau provides the following definitions for these disability types: Hearing difficulty: deaf or has serious difficulty hearing. Vision difficulty: blind or has serious difficulty seeing even with glasses. Cognitive difficulty: has serious difficulty concentrating, remembering, or making decisions. Ambulatory difficulty: has serious difficulty walking or climbing stairs. Selfcare difficulty: has difficulty dressing or bathing. Independent living difficulty: has difficulty doing errands alone such as visiting a doctor’s office or shopping.
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities. Developmental disabilities are defined as severe, chronic, and attributed to a mental or physical impairment that begins before a person turns 18 years old. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, and mild to severe mental retardation. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.19 19 For more information or data on developmental disabilities in your jurisdiction, contact the Golden Gate Regional Center for Marin, San Francisco and San Mateo Counties; the North Bay Regional Center for Napa, Solano and Sonoma Counties; the Regional Center for the East Bay for Alameda and Contra Costa Counties; or the San Andreas Regional Center for Santa Clara County.
Appendix B Housing Needs Assessment B-50 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 In Monte Sereno, there are seven (7) children under the age of 18 make with a developmental disability (58.3 percent), while there are five (5) adults with a developmental disability (41.7 percent).
Table B-7 shows Monte Sereno’s population with developmental disabilities by age.
Table B-76 Population with Developmental Disabilities by Age Age Group Number
Age 18+ 7
Age Under 18 5
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Age Group (2020). This table is included in the Data Packet Workbook as Table DISAB-04.
NOTE: Universe: Population with developmental disabilities. NOTE: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
The most common living arrangement for individuals with disabilities in Monte Sereno is the home of parent/family/guardian. Table B-8 shows Monte Sereno’s population with developmental disabilities by residence.
Table B-87 Population with Developmental Disabilities by Residence Residence Type Number
Home of Parent /Family/Guardian 11
Independent /Supported Living 1
Other 0
Foster /Family Home 0
Intermediate Care Facility 0
Community Care Facility 0
SOURCE: California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type (2020). This table is included in the Data Packet Workbook as Table DISAB-05.
NOTE: Universe: Population with developmental disabilities. NOTE: The California Department of Developmental Services is responsible for overseeing the coordination and delivery of services to more than 330,000 Californians with developmental disabilities including cerebral palsy, intellectual disability, Down syndrome, autism, epilepsy, and related conditions. The California Department of Developmental Services provides ZIP code level counts. To get jurisdiction-level estimates, ZIP code counts were crosswalked to jurisdictions using census block population counts from Census 2010 SF1 to determine the share of a ZIP code to assign to a given jurisdiction.
Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either
Appendix B Housing Needs Assessment B-51 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 temporarily or longer term. Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction and those dealing with traumatic life circumstances.
Table B-9 show changes in the homeless population between 2017-2022 in Monte Sereno, the County and neighboring jurisdictions. According to the 2017 Santa Clara County Homeless Census and Survey Report and the 2022 Santa Clara County PIT Report, Monte Sereno has seen a decrease in homeless persons since 2017, totaling zero in 2022. Conversely, incorporated Santa Clara County overall has seen an increase in homeless populations since 2015 by approximately 61 percent.
Table B-9 Homeless Population by Jurisdiction, 2017-2022 Jurisdiction
Unsheltered Sheltered Total 2015-2022
2015 2017 2019 2022 2015 2017 2019 2022 2015 2017 2019 2022 % Change Incorporated
Santa Clara
County
4,204 5,259 7,652 7,454 1,817 1,775 1,594 2,230 6,021 7,034 9,246 9,684 61% Monte Sereno 1 0 0 0 0 0 0 0 1 0 0 0 *
Saratoga 10 12 10 0 0 0 0 0 10 12 10 0 *
Los Gatos 1 52 16 58 0 0 0 0 1 52 16 58 *
Campbell 53 94 74 216 0 0 0 0 53 94 74 216 307%
Total 65 158 100 274 0 0 0 0 65 158 100 274 368%
SOURCE: 2022 Monterey Homeless Count and Survey Comprehensive Report NOTE: % change was not calculated when jurisdiction was below 25 individuals.
In Santa Clara County, the most common type of household experiencing homelessness is those without children in their care. Among households experiencing homelessness that do not have
Appendix B Housing Needs Assessment B-52 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 children, 87.1 percent are unsheltered. Of homeless households with children, most are sheltered in emergency shelter. Figure B-44 shows household type and shelter status in Santa Clara County.
Figure B-4443 Homelessness by Household Type and Shelter Status, Santa Clara County
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019).
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-01.
NOTE: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness.
People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents. Consequently, people of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area.
In Santa Clara County, White (Hispanic and Non-Hispanic) residents represent the largest proportion of residents experiencing homelessness and account for 43.9 percent of the homeless population, while making up 44.5 percent of the overall population. Figure B-45 shows the racial group share of homeless population.
Figure B-4544 Racial Group Share of General and Homeless Populations, Santa Clara County
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I). For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-02.
Appendix B Housing Needs Assessment B-53 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 NOTE: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. HUD does not disaggregate racial demographic data by Hispanic/Latinx ethnicity for people experiencing homelessness. Instead, HUD reports data on Hispanic/Latinx ethnicity for people experiencing homelessness in a separate table. Accordingly, the racial group data listed here includes both Hispanic/Latinx and non-Hispanic/Latinx individuals.
In Santa Clara, Latinx residents represent 42.7 percent of the population experiencing homelessness, while Latinx residents comprise 25.8 percent of the general population. Figure B-46 on the following page shows the Latinx share of the homeless population in Santa Clara County.
Appendix B Housing Needs Assessment B-54 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-4645 Latinx Share of General and Homeless Populations, Santa Clara County
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I). For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-03.
NOTE: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. The data from HUD on Hispanic/Latinx ethnicity for individuals experiencing homelessness does not specify racial group identity. Accordingly, individuals in either ethnic group identity category (Hispanic/Latinx or non-Hispanic/Latinx) could be of any racial background.
Many of those experiencing homelessness are dealing with severe issues, including mental illness, substance abuse and domestic violence, which are potentially life threatening and require additional assistance.
In Santa Clara County, homeless individuals are commonly challenged by severe mental illness, with 2,659 reporting this condition. Of those, some 87.6 percent are unsheltered, further adding to the challenge of handling the issue. Figure B-47 on the following page shows the selected characteristics of the homeless population in Santa Clara County.
Appendix B Housing Needs Assessment B-55 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Figure B-4746 Characteristics for the Population Experiencing Homelessness, Santa Clara County
SOURCE: U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019).
For the data table behind this figure, please refer to the Data Packet Workbook, Table HOMELS-04.
NOTE: Universe: Population experiencing homelessness. This data is based on Point-in-Time (PIT) information provided to HUD by CoCs in the application for CoC Homeless Assistance Programs. The PIT Count provides a count of sheltered and unsheltered homeless persons on a single night during the last ten days in January. Each Bay Area county is its own CoC, and so the data for this table is provided at the county-level. Per HCD’s requirements, jurisdictions will need to supplement this county-level data with local estimates of people experiencing homelessness. These challenges/characteristics are counted separately and are not mutually exclusive, as an individual may report more than one challenge/characteristic. These counts should not be summed.
In Monte Sereno, there were no reported students experiencing homeless in the 2019-20 school year. By comparison, Santa Clara County has seen a 3.5 percent increase in the population of students experiencing homelessness since the 2016-17 school year, and the Bay Area population of students experiencing homelessness decreased by 8.5 percent. During the 2019-2020 school year, there were still some 13,718 students experiencing homelessness throughout the region, adding undue burdens on learning and thriving, with the potential for longer term negative effects.
Table B-10 summarizes students in public schools experiencing homelessness.
Table B-109 Students in Local Public Schools Experiencing Homelessness Academic Year Monte Sereno Santa Clara County Bay Area
2016-17 0 2,219 14,990
2017-18 0 2,189 15,142
2018-19 0 2,405 15,427
2019-20 0 2,297 13,718
SOURCE: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020). This table is included in the Data Packet Workbook as Table HOMELS-05.
Appendix B Housing Needs Assessment B-56 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 NOTE: Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools. The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Santa Clara County has approximately 23 emergency shelters, providing close to 800 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 B-11 provides a summary of emergency shelters and transitional housing near the City of Monte Sereno.
Table B-0-9 Students in Local Public Schools Experiencing Homelessness Academic Year Monte Sereno Santa Clara County Bay Area
2016-17 0 2,219 14,990
2017-18 0 2,189 15,142
2018-19 0 2,405 15,427
2019-20 0 2,297 13,718
SOURCE: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020). This table is included in the Data Packet Workbook as Table HOMELS-05.
NOTE: Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools. The California Department of Education considers students to be homeless if they are unsheltered, living in temporary shelters for people experiencing homelessness, living in hotels/motels, or temporarily doubled up and sharing the housing of other persons due to the loss of housing or economic hardship. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
Appendix B Housing Needs Assessment B-57 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Table B-1110 Homeless Facilities Near Monte Sereno
Facility Beds Target Population Location
Emergency Shelters
Asian Americans for Community
Involvement 12 Women with Children San Jose
City Team Rescue Mission 52 Single men San Jose
Hospitality House, Salvation Army 24 Single men San Jose Our House Youth Services HomeFirst 10 Homeless and run-away youth San Jose San Jose Family Shelter 143 Families San Jose
Support Network for Battered Women 18 Domestic violence shelter- women and children San Jose Emergency Shelter/Transitional Housing
InnVision 178 Working men, women & children, mentally ill men & women San Jose
James Boccardo Reception Center 370 Families and single adults San Jose Transitional Housing
Next Door- Women with Children 19 Domestic Violence Shelter -Women and children San Jose St. Josephs Cathedral 45 Worker housing- men, women and children San Jose YWCA- Villa Nueva 126 Women and children San Jose
SOURCE: Santa Clara County Consolidated Plan, 2010-20
Farmworkers
Across the state, housing for farmworkers has been recognized as an important and unique concern.
Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.
In Monte Sereno, there were no reported students of migrant workers in the 2019-20 school year.
The trend for the region for the past few years has been a decline of 2.4 percent in the number of migrant worker students since the 2016-17 school year. The change at the county level is a 49.7 percent decrease in the number of migrant worker students since the 2016-17 school year. Table B12 summarizes migrant worker student population in Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Table B-1211 Migrant Worker Student Population
Academic Year Monte Sereno Santa Clara County Bay Area
2016-17 0 978 4,630
2017-18 0 732 4,607
Appendix B Housing Needs Assessment B-58 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 2018-19 0 645 4,075
2019-20 0 492 3,976
SOURCE: California Department of Education, California Longitudinal Pupil Achievement Data System (CALPADS), Cumulative Enrollment Data (Academic Years 2016-2017, 2017-2018, 2018-2019, 2019-2020). This table is included in the Data Packet Workbook as Table FARM-01.
NOTE: Universe: Total number of unduplicated primary and short-term enrollments within the academic year (July 1 to June 30), public schools. The data used for this table was obtained at the school site level, matched to a file containing school locations, geocoded and assigned to jurisdiction, and finally summarized by geography.
According to the U.S. Department of Agriculture Census of Farmworkers, the number of permanent farm workers in Santa Clara County has increased since 2002, totaling 2,418 in 2017, while the number of seasonal farm workers has decreased, totaling 1,757 in 2017. Figure B-48 on the following page shows farm operations and labor in Santa Clara County.
Figure B-4847Farm Operations and Farm Labor by County, Santa Clara County SOURCE: U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor. For the data table behind this figure, please refer to the Data Packet Workbook, Table FARM-02.
NOTE: Universe: Hired farm workers (including direct hires and agricultural service workers who are often hired through labor contractors). Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.
Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents might not be aware of their rights or they might be wary to engage due to immigration status concerns.
In Monte Sereno, 0.1 percent of residents five (5) years and older identify as speaking English not well or not at all, which is below the proportion for Santa Clara County. Throughout the region the
Appendix B Housing Needs Assessment B-59 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 proportion of residents five (5) years and older with limited English proficiency is eight (8) percent.
Figure B-49 below shows population with limited English proficiency in Monte Sereno, Santa Clara County, and the Bay Area as a whole.
Figure B-4948 Population with Limited English Proficiency SOURCE: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005. For the data table behind this figure, please refer to the Data Packet Workbook, Table AFFH-03.
NOTE: Universe: Population 5 years and over.
Conclusion
Among special needs populations, access to a variety of unit sizes would serve needs not currently addressed within Monte Sereno. Accessory Dwelling Units (ADUs) would provide the most efficient strategy to increase access to living among the large lots in Monte Sereno.
Large Households. The unit sizes available for rent in Monte Sereno do not currently serve large families. In order to serve this population better, it is important to listen to the needs of those who are willing to construct ADUs to analyze and consider incentives to encourage units suitable for larger households.
Female-Headed Households. Fewer Female-Headed Households live in Monte Sereno (3.1 percent) than those in Santa Clara County (9.8 percent) or in the Bay Area (10.4 percent). Finding ways to prioritize inclusion of this group with affirmative marketing for future rental opportunities may reduce this geographic disparity.
Seniors. Though sSenior households who rent or own homes in Monte Sereno earn Greater than 100 percent of AMI, this could be an indication that there are not enough rental units affirmatively marketed to seniors within the region.
0.1%
Appendix B Housing Needs Assessment B-60 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 People with Disabilities. Because it is widely understood that the need for housing for this special needs group typically outweighs what is available, affirmative marketing and greater awareness of universal design may positively impact the number of units that residents may construct to serve this population. Outreach may focus on the community of people with disabilities now living in Monte Sereno to grow community partners to mitigate risk for future loss of aging caregivers.
Unhoused People. Although unhoused people have not been counted within Monte Sereno city boundaries, it is understood that the most common type of household in Santa Clara County experiencing homelessness is those without children in their care. and Among households experiencing homelessness that do not have children, 87.1 percent are unsheltered. Monte Sereno can become more aware of this problem and engaged in a regional solution.
Farmworkers and Non-English Speakers. Although the numbers of Farmworker families are decreasing in the area and there are few to no Non-English Speakers currently living in Monte Sereno, it is essential that Fair Housing practices become more widely understood throughout the region to decrease potential housing discrimination.
To address the fair housing issues identified in the analysis above for special needs populations, Programs G (Development Incentives), I (Accessory Dwelling Units), J (Special Needs Households), K (Seniors and Accessory Dwelling Units), L (Shared Housing Options), M (Countywide Cooperation), N (Reasonable Accommodation), O (Fair Housing), P (Low Barrier Navigation Center), Q (Analyze Implement Multi-Family Housing Re-Zoning), R (Participate in Regional Homelessness Program), and T (Housing Maintenance) are included in Chapter 2 of this Housing Element.
Appendix B Housing Needs Assessment B-61 EMC Planning Group Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 This side intentionally left blank.
Housing Constraints C
APPENDIX
Table of Contents
APPENDIX C HOUSING CONSTRAINTS ..............................................................................C-1 C.1 Introduction ...........................................................................................................................C-1 C.2 Governmental Constraints...................................................................................................C-1 C.3 Non-Governmental Constraints .......................................................................................C-19 Tables
Table C-1 Residential Land Use Designations.........................................................................C-1 Table C-2 Residential Development Standards.......................................................................C-3 Table C-3 Monte Sereno Development and Planning Fees................................................ C-13 Table C-4 Comparison of Development Fees...................................................................... C-14 Table C-5 Comparison of Permit Processing Times ........................................................... C-17 Table C-6 Parking Requirements............................................................................................ C-18 Figures
Figure C-1 Wildfire Severity Zones ......................................................................................... C-22 Figure C-2 Wildfire Severity Zones and ADU Housing Sites.............................................. C-23 Figure C-3 Single Egress and ADU Housing Sites................................................................ C-24
Appendix C Housing Constraints C-1 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Appendix C
Housing Constraints
C.1 Introduction
State law requires that Housing Elements include an analysis of governmental and nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels.
Governmental constraints include land use controls, building codes and their enforcement, fees and exactions, and permitting procedures. Nongovernmental constraints are primarily market-driven and include land costs, construction costs and the availability of financing.
C.2 Governmental Constraints
General Plan Land Use
The Monte Sereno General Plan, adopted in 2008, is the City's primary land use control policy document. The General Plan Land Use Element identifies permitted land uses and development intensities for all land within city boundaries. Permitted uses in Monte Sereno include residential, public and open space. The general plan does not designate any areas in Monte Sereno as commercial or mixed-use. Table C-1 identifies the residential land use designations and their maximum permitted densities.
Table C-1 Residential Land Use Designations
Designation Maximum Density
Low Density Residential (R-1-44) 0-1 dwelling unit per acre Medium Density Residential (R-1-20) 1-2 dwelling units per acre Higher Density Residential (R-1-8) 3-5 dwelling units per acre Multifamily Residential (RM) 3-8 dwelling units per acre SOURCE: City of Monte Sereno
The age of the Monte Sereno General Plan may be a constraint to development, as the document represents the policy direction of the 2008 City Council. State housing law has changed dramatically since 2008 with land prices, development costs, and housing costs significantly more costly and constrained. Given the age of the general plan and the changes in the community and region since the plan’s adoption, the document is a constraint and should be updated. A program to initiate a general plan update is included in Chapter 2 of this housing element.
Appendix C Housing Constraints C-2 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Zoning Code
The Monte Sereno Zoning Code (Monte Sereno Municipal Code Title 10 - Planning and Zoning) implements the general plan by establishing standards and regulations for all development in Monte Sereno. To this end, the Zoning Code establishes four residential zoning districts: R-1-8, R-1-20, R1-44 and RM, and development standards for these districts are summarized in Table C-2. Singlefamily homes are permitted uses in all districts. In the RM zone, multi-family housing is also a permitted use. The Municipal Code also includes a "Public" zone category, and in 2016 and 2020 the Public Zoning District standards were amended to allow residential uses, which facilitated additional opportunities for multi-family housing in the City.
In general, housing development standards such as the ones in place in Monte Sereno, would be inadequate to provide lower-income housing. The maximum allowable density in Monte Sereno’s RM District (its highest density, multi-family district), for example, is eight (8) dwelling units per acre, which even with applicable density bonus is significantly below the level typically needed to facilitate lower-income housing. In fact, HCD has determined that a minimum of 30 dwelling units per acre is typically required to facilitate affordable housing in Santa Clara County. Nonetheless, the City of Monte Sereno was able to meet and surpass its RHNA for the 2015-2023 planning period— even with such development regulations in place. It did so through the development of accessory dwelling units (ADUs), and this topic is discussed in full later in this chapter.
Given the City’s accomplishments under its zoning regiment, it is apparent that in Monte Sereno’s specific case, low residential development densities do not constitute a governmental constraint on the development of affordable housing.
Structural Coverage
The City's structural coverage limits of 20 to 40 percent, with higher coverage allowed on smaller lots, are not a constraint on the maintenance, improvement, and development of housing. Applying the structural coverage limit to the various zoning districts throughout the City would result in allowable structural footprints of at least 3,200 sq. ft. on the smallest single-family lots permitted in the City.
In the RM multifamily zone, the structural coverage maximums are applied on a sliding scale and depending on the size and topography of the lot. Maximum coverage is 40 percent but shall be decreased by 2 percent for each 2,000 square feet by which the area of the parcel exceeds 12,000 square feet. Additionally, coverage is decreased by two percent (2 percent) for each five percent (5 percent) of slope that the parcel exceeds a ten percent (10 percent) average slope, whichever formula reduction is greatest.
The limited structure coverage is not considered a constraint to development because the large lot sizes in the City afford a sizeable development footprint.
Appendix C Housing Constraints C-3 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Table C-2 Residential Development Standards
Zoning
Minimum
Lot Area
(sq ft)
Setbacks
Maximum Height Maximum Building
Size (sq ft)
Maximum
Structural Lot
Coverage
Maximum
Front Side Rear Units/ Acre
R-1-8 8,000* 25' First & 30'
Second- story
6' First & 10'
Second- story
30' First & 30'
Second-story
Single-story bldg. 21' 3,300
Two-story bldg. 30' 3,000 40 percent 5
Accessory bldg. 12' 600
R-1-20 21,780 30' First & 40'
Second- story
15' First &20'
Second- story
30' First & 40'
Second- story
Single-story bldg. 21' 4,950
Two-story bldg. 30' 4,500 30 percent 2
Accessory bldg. 21' 800
R-1-44 43,560 30' First & 45'
Second-story
30' First &40'
Second- story
30' First & 40'
Second-story
Single-story bldg. 21' 6,600
Two-story bldg. 30' 6,000 20 percent 1
Accessory bldg. 21' 1,000
RM 14,520 25' First & 30'
Second- story
6' First & 10'
Second- story
30' First & 30'
Second-story
Single-story bldg. 21' 2,600
40 percent 8 Two-story bldg. 30' 2,600
Accessory bldg. 12' Included in maximum
structural coverage
P 8,000 25' First & 30'
Second- story
6' First & 10'
Second- story
30' First & 30'
Second-story
Single-story bldg. 21' 3,300
40 percent 8 Two-story bldg. 30' 3,000
Accessory bldg. 12' Included in maximum
structural coverage
SOURCE: City of Monte Sereno NOTE: *Reduction in minimum lot sizes resulting from clustering of units is allowed in the R-1-8 and RM zone districts.
Appendix C Housing Constraints C-4 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 The development standards and land use controls have historically not acted on constraints to produce single-family ownership units and ADUs. There are very few vacant and underutilized lots in Monte Sereno and consistently strong ADU production (see Chapter 4 for more information).
The Sixth Cycle Housing Element has introduced new programs to draw multifamily development to the town through Program Q (Implement Multifamily Housing).
Lot and Unit Size
Originally, Monte Sereno developed as a large lot, residential community with minimum lot sizes of one acre and one-half acre. Requirements for lots of this size can act as a constraint to housing. The majority of the City has been subdivided and already built at this density, with well-maintained housing, the majority of which is not likely to feasibly redevelop in the near future. Within the eastern part of the City, residential districts were designated with smaller minimum lot sizes, with three to five units per acre and 8,000 sq. ft. lots permitted. The R-1-8 and RM zones also allow for clustering which can reduce the minimum lot size even further depending on slope calculations and street improvements. Though these eastern residential sites are close in proximity to amenities, the small size lots act as a constraint for increased density at this location over time because it would likely be difficult and expensive for a developer to consolidate lots for multi-family construction.
Density designated with Monte Sereno zoning has been historically limited due to single-family use constraints as well as flag-lot prohibitions. Parking standards are more of a secondary constraint because there is not a demand for parking reductions to meet lesser standards, given the typical ample parcel size. However, these large lots have the ability to provide on-site parking for SB-9 and ADU housing types, and this type of development is more appropriate due to existing infrastructure and concerns over fire hazard severity and potential evacuation constraints due to the large number of single-egress road networks throughout the city.
There is no multifamily zoning available for new construction within the city. None of the residential zoning districts allow more than eight units per acre. The City has a single-family zone allowing five units per acre, though most single family zoning is zoned to allow not more than two units per acre.
To facilitate additional development, the Housing Element includes programs to: 1) incentivize ADU construction (program I), 2)facilitate parcel maps (Program C); 3) revise flag lot development standards in an effort to encourage new flag lots for residential development (Program D); and 4) review modify SB 9 regulations to determine if modifications to the existing standards are necessaryto increase allowed building square footage requirements and incentive SB 9 production (Program E). These programs will also encourage a variety of lot sizes by removing constraints to creating flag lots and streamlining the review of parcel map applications as well as reducing constraints to SB 9 Urban Lot Splits.
Appendix C Housing Constraints C-5 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Clustering of Units
Section 10.05.050 of the City's Municipal Code allows special residential development exception to the minimum development standards generally required in the R-1-8, RM, and P/RM districts by allowing the clustering of homes on smaller sites. This provision can assist in providing a variety of housing types and affordability levels.
Accessory Dwelling Units (ADUs)
Accessory dwelling units (also known as second units) are complete independent housing units that can be either detached or attached from an existing single-family residence. Based on their relatively small size, and because they do not require paying for land or major new infrastructure, accessory dwelling units ("ADUs") are considered affordable by design. ADUs can provide affordable housing options for family members, seniors, students, in-home health care providers, and other small household types. ADUs can also be useful to generate additional rental income for the homeowner, making homeownership more financially feasible.
The State legislature has passed a series of bills aimed at encouraging single-family homeowners to add ADUs to their property by requiring local jurisdictions to adopt regulations to facilitate their production and streamline their approval. The State passed legislation in 2017 and again in 2019 to further assist and support the development of ADUs, including “by right” approval for units less than 850 square feet for a one-bedroom and 1,000 square feet for a two-bedroom unit. These projects must be approved at the staff level to help streamline the permit process. ADUs are allowed in the four residential districts and the City adopted substantial changes to its Accessory Dwelling Unit ordinance to comply with State law.
Over the last three years, the City has issued 53 building permits for ADUs (January 2019 through September 2022). Of the ADU constructed, over 80 percent were affordable to lower-income households.1 The City estimates that it will permit 225 ADUs in the 2023-2031 planning period based on the written letters of intention received by 225 property owners throughout the city. This is more than enough to accommodate housing for very low-, low-, and moderate-income households through the 2023-2031 planning period.
Although not a constraint, the City has identified improved tracking of ADUs as a goal in the 2023- 2031 planning period and will continue to collect information on affordability of ADUs and use of the units after construction is completed. Additionally, the City will continue to publish incentives through the City website and City Hall front counter, provide the ADU Handbook published by the State Department of Housing and Community Development directly to residents, and continue to evaluate the program for potential constraints and implement improvements to remove constraints. 1 Source: City of Monte Sereno post-construction surveys
Appendix C Housing Constraints C-6 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Two issues were identified as constraints to ADU construction and these were addressed with Ordinance NS-232 on December 20, 2022, which removed the owner-occupancy requirements for past and future ADUs as well as provides a strong amnesty program that exceeds the minimum timeframes required by state law. Program I implements on-going monitoring of the ADU requirements, including feedback and questions received by property owners, to determine where additional constraints can be removed.
Design Guidelines and Objective Design Standards
The City of Monte Sereno applies design guidelines and direction to homeowners and their architects or designers for the preparation of building and landscape places. The Design Guidelines apply predominantly to single-family residences. On January 18, 2022, the Monte Sereno City Council adopted Objective Design Standards as an addendum to the City’s Design Guidelines. The purpose of the Objective Design Standards is to provide property owners and developers with a clear understanding of the City’s design requirements for development of projects that qualify for ministerial approval pursuant to state law.
Objective design standards apply to building design for all proposed residential development subject solely to ministerial review, specifically projects submitted under Monte Sereno Municipal Code section 10.05.080 and Government Code section 65852.21; Monte Sereno Municipal Code chapter
13.06 and Section 66411.7 of the Government Code; projects subject to streamlined, ministerial review under Government Code section 65913.4, and accessory dwelling unit (ADU) projects submitted under Monte Sereno Municipal Code section 10.06.140, except those subject to mandatory approval under Government Code Section 65852.2(e). All proposed projects must also comply with all applicable development requirements in the Municipal Code, including but not limited to building permit requirements, zoning code requirements, grading permit requirements, and development standards such as height and setbacks.
Multi-Family Units
The City allows multi-family units and a wider diversity of housing types in the RM Multi-Family and Public (“P”) Zoning District/Public/Residential Multi-Family District.
Residential uses allowed in RM include single-family, duplex, triplex, renting of rooms, residential care homes, supportive housing and transitional housing and accessory dwelling units. Within the Public P Zoning District, the number of units is limited to up to three attached dwelling units.
Triplexes represent “missing middle” housing types and the City will continue to encourage this type of development in multi-family zoning districts.
Appendix C Housing Constraints C-7 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Transitional and Supportive Housing
Municipal Code Section 10.05 allows residential care homes, supportive housing, and transitional housing as a use "“by right"” in all residential zoning districts.
Emergency Shelters
In Monte Sereno, emergency shelters are now allowed as a use "“by right," only subject to the objective standards allowed under State law with no discretionary review, in areas zoned as "Public" according to Municipal Code Section 10.05.045. Emergency shelters are those that meet the definition as contained in California Health and Safety Code 50801 (e). There is one area in the City with a zoning designation of "Public," a public elementary school on17770 Daves Avenue.
This site is appropriate and meets the emergency shelter needs of Monte Sereno. The City will establish written objective standards in its Zoning Ordinance compliant with State law addressing:
• The maximum number of beds or persons permitted to be served nightly by the facility • Off-street parking based upon demonstrated need;
• Size and location of exterior and interior onsite waiting and client intake areas • Proximity to other shelters
• Length of stay
• Lighting
• Security during hours the emergency shelter is not open.
As described in Section 3 of this document ("Special Needs"), the 2013 Santa Clara County biennial count of homeless persons did not find any homeless persons in Monte Sereno. A regional approach to the regional experience of homelessness is how Monte Sereno believes will be the most impactful and successful way to contribute to a solution for emergency shelter needs. Programs J (Special Needs Households) and R (Participate in Regional Homelessness Programs) address working regionally to support unhoused populations.
If Again, should there beis a future need for homeless assistance in Monte Sereno, Emergency Shelters are allowed as a use "by right" in Public Zones ("P") in the City and only subject to the state allowed objective standards with no discretionary review. There is one parcel in the City with a Public Zone designation, comprising approximately 8.5 acres. GivenSince the only other zoning categories in the City are residential, the Public Zoning category is the most appropriate forif an Emergency Shelter was to be considered. Only one site is zoned Public, a public school. City Hall is zoned R-1-8, is less than 0.5 acres and does not have capacity in excess of municipal service needs.
Appendix C Housing Constraints C-8 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Emergency shelters currently have the following standards:
a) Up to three (3) beds shall be permitted on the premises; b) No more than three (3) clients shall be permitted on the premises at any time. Families consisting of not more than three (3) individuals shall be permitted on the premises. A family consisting of three (3) individuals must include at least one (1) adult and at least one (1) member under the age of eighteen (18);
c) An on-site management plan is subject to review and approval by the City Manager and shall include, but not be limited to, the number of employees, hours of operation, provision for transporting residents, provisions for providing personal hygiene, and provision for supplying food;
d) All waiting and client in-take areas shall be entirely within the building enclosing the emergency shelter;
e) On-site management of the operation shall be present at all times that the facility is in operation;
f) Clients are limited to stays of no more than thirty (30) days; g) One (1) parking space per employee of the emergency shelter shall be provided; h) The facility shall comply with all the health and safety requirements of County, State and Federal governments.
Emergency shelters are otherwise subject to the development standards that apply in the P district generally (there are no parking requirements specific to the P district).
The parcels where emergency shelters are allowed by-right are subject to a site analysis, reviewing proximity to transit and services, hazardous conditions, habitability, and feasibility of emergency shelter construction.
The 17770 Daves Avenue school site is appropriate for use as an emergency shelter, despite being a nonvacant, government owned site in part because of its proximity to Transportation and Services.
The site is near Winchester Boulevard, which has the most frequent bus services near Monte Sereno.
Hazardous Conditions
There are no identified hazardous conditions on this parcel.
Human Habitability
The site is near local grocery stores, parks, and other key services along Winchester Boulevard.
Appendix C Housing Constraints C-9 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Feasibility
The site includes both an approximately 0.5-acre asphalt surface (currently used for play courts) and an approximately 2-acre open green space. Both of these areas have more than substantial capacity for an emergency shelter with suitable capacity.
Employee Housing
Generally, employee housing is privately-owned housing that houses five (5) or more employees and meets one of the following:
Living quarters provided in connection with any work, whether or not rent is involved; and Housing in a rural area which is:
Provided by someone who is not an agricultural employer; and Provided for agricultural workers employed by any agricultural employer.
Program H-2.6 in Chapter 2 of this housing element includes an action item for the City to amend the Municipal Code to allow employee housing serving six (6) or fewer employees in any residentially zoned area (Program H)..
Single Room Occupancy (SRO)
Single Room Occupancy residences consist primarily of very small studio units with minimal kitchen facilities that serve single persons. These facilities would be considered multi-family housing. They are permitted in aal residential zoning districts.
Additionally, the City's Municipal Code (Chapter 10.05) specifies that "renting of rooms and/or the providing of table board to not more than two (2) persons so long as no kitchen facilities, other than those of the single kitchen of the main dwelling are installed or used" is an allowable use in residential districts.
Low Barrier Navigation Centers
AB 101, adopted in 2019, requires approval “by right” of low barrier navigation centers that meet the requirements of State law. “Low Barrier Navigation Center” means a Housing First, low-barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. If the City receives applications for these uses, it will process them as required by State law. Program PA program has been included in the Element to develop by- right procedures for processing low barrier navigation centers without discretionary review.
Appendix C Housing Constraints C-10 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Farm Employee Housing
There were no reported residents employed in the industries of farming, fishing or forestry, in the City. Given the lack of presence of farmworkers in the community, the City has not identified a need for specialized farmworker housing beyond overall programs for housing affordability.
Mobile Home Parks
There are no mobile home parks located in Monte Sereno. The Municipal Code does not prohibit manufactured homes, and a new manufactured ADU was recently permitted. The city complies with Government Code Section 65852.3 in allowing manufactured homes in the same manner as conventional structures. When the city updates the Objective Design Standards, a specific standard will be added to further confirm that manufactured homes will be reviewed as required by this Government Code Section (Program B).
SB 35 Streamlining
Government Code section 65913.4 allows qualifying development projects with a specified proportion of affordable housing units to move more quickly through the local government review process and restricts the ability of local governments to reject these proposals. The bill creates a streamlined approval process for qualifying infill developments in localities that have failed to meet their RHNA, requiring a ministerial approval process, removing the requirement for CEQA analysis, and removing the requirement for discretionary entitlements.
The City has remained in compliance with RHNA according to the specific requirements of this law and is not subject to SB 35. Program Q.2 directs Monte Sereno to develop written procedures for SB 35 applications so the City is prepared should it be subject to SB 35 streamlining in the future.
SB9 California Housing Opportunity and More Efficiency (HOME) Act SB9, also known as the California Housing Opportunity and More Efficiency (HOME) Act, is a state bill that requires cities to allow one additional residential unit onto parcels zoned for singledwelling units. A total of four dwelling units (main house, ADU, JADU, and SB9 unit) are allowed on all single family zoned lots regardless of lot size.
Since the adoption of this section of the Government Code, the City has adopted regulations to permit duplexes in qualifying single family zoning districts and is actively working to further update its Zoning Code to review current standards regarding subdivision under SB9. A Program E is in included in the Housing Element to update the City’s SB9 ordinance to ensure it complies with State laws and remove the current 800 square foot building size maximum allowed for SB9 projects..
Appendix C Housing Constraints C-11 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Constraints for People with Disabilities
State law requires the Housing Element to include an analysis of governmental constraints upon the maintenance, improvement or development of housing for persons with disabilities. Housing Elements also must include programs to remove these constraints to the extent possible and to provide reasonable accommodations for housing designed for and occupied by persons with disabilities.
Chapter 10.23 of the Monte Sereno Municipal Code provides reasonable accommodation to people with disabilities, and complies with the Fair Housing Amendments Act of 1988 and the California Fair Employment and Housing Act in the application of the City’s zoning, land use laws, regulations, rules, standards, policies, procedures, and practices.
Reasonable Accommodation: A request for reasonable accommodation may include a request for modification or exception to the land use rules for the siting, development and use of housing or housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of that person’s choice. To request a reasonable accommodation, a property would submit an application to the City. The application would be reviewed by the Planning Director. A hearing would be held on the request and the Director would render a decision on the application subject to the following factors:
A. Special need created by the disability;
B. Potential benefit that can be accomplished by the requested modification; C. Potential impact on surrounding uses;
D. Physical attributes of the property and structures;
E. Alternative accommodations which may provide an equivalent level of benefit; F. In the case of a determination involving a one-family dwelling, whether the household would be considered a single housekeeping unit if it were not using special services that are required because of the disabilities of the residents;
G. Whether the requested accommodation would impose an undue financial or administrative burden on the City; and
Whether the requested accommodation would require a fundamental alteration in the nature of a program.
The requirement of a public hearing and decision-making surrounding factors A, B, C, and F could be considered constraints to reasonable accommodation. Program N directs the revision of the municipal code to remove these factors.
Family Definition: The City's definition of 'family' does not limit the number of unrelated persons who reside in a residence. Below is the City of Monte Sereno’s the definition of family.
Appendix C Housing Constraints C-12 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 While the City is considering revising the definition, this current definition does not create a constraint on the development or use of housing;
• "Family" means one (1) or more persons occupying a single one-family dwelling and living together as a single nonprofit housekeeping unit, as distinguished from a group occupying a rooming or boarding house other than as permitted herein, or a hotel or club. A family shall be deemed to include necessary servants; a family shall not be deemed to consist of persons occupying a one-family dwelling and/or its permitted accessory buildings and living as two (2) or more nonprofit housekeeping units; and
• Typically, these kinds of definitions of “family” are used to prohibit boardinghouses and SRO occupancies in residential districts. The City currently allows SRO occupancies and individual room rentals in residential zoning districts. Group Homes: Chapter 10.05 of the Monte Sereno Municipal Code allows residential care homes, supportive housing and transitional housing as uses "by right" in residential districts. The City does not have siting, separation, or separate parking requirements for residential care homes, supportive housing, or transitional housing. Residential care homes, supportive housing and transitional housing are permitted in the following residential zones with the issuance of a building permit, only:
• R 1-44 Residential District;
• R 1-20 Residential District;
• R 1-8 Residential District; and
• RM Residential Multi-Family District.
Below are the definitions for these uses allowed by right. These definitions are applicable to groups homes including six or fewer or as well as seven or more people.
BC. "Residential care homes" means state-licensed facilities that provide care, services, or treatment in a community residential setting for adults, children, or adults and children and which are required by state law to be treated as single housekeeping units for zoning purposes. Residential care facilities shall be subject to all land use and property development regulations applicable to single-family dwellings.
BD. "Transitional housing" means buildings configured as rental housing developments, but operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six (6) months (Cal Health and Safety Code § 50675.2).
BE. "Supportive housing" means housing: (a) with no limit on length of stay; (b) that is linked to onsite or off-site services that assist the supportive housing resident in retaining the housing,
Appendix C Housing Constraints C-13 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community; and (c) that is occupied by the following (as defined in subdivision (d) of Health and Safety Code Section 53260):(1)Adults with low incomes having one or more disabilities, including mental illness, HIV or AIDS, substance abuse, or other chronic health conditions 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; or(2)Individuals eligible for services provided under the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code), who include individuals with a disability that originated before the individual was eighteen (18) years old, but not including handicapping conditions that are solely physical in nature.
Program N.2 will revise Monte Sereno’s definition of Residential Care Homes to include both statelicensed facilities and facilities that do not require a state license to operate.
Fees and Exactions
Housing development is subject to permit processing and impact fees. These fees help to compensate the public for any impact associated with the new development. These fees are collected by the City as well as other agencies providing public services in Monte Sereno. Table C-3 presents Monte Sereno development and planning fees.
Table C-3 Monte Sereno Development and Planning Fees
Planning Fees Cost
New Home/Demo Rebuild/addition 50 percent or more of existing $2,800 Remodel/addition less than 50 percent of existing $1,900 Hillside development (av. Slope 10 percent or greater) $3,100 Permit amendment $1,300
Administrative Building Site Approval $2,800
CEQA Exemption $350
CEQA Initial Study/Negative Declaration $3,400
CEQA EIR (prepared by consultant) Actual cost + 10 percent admin. fee Tentative Map – 4 lots or fewer $3,000
Tentative Map – 5 lots or more $10,000
Use Permit – General $2,800
Use Permit – Special/Historic $2,800
Building/PW/Misc Fees Cost
Appendix C Housing Constraints C-14 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Planning Fees Cost
Building – dependent on valuation $23.50 - $5,608+$4.75 for each additional $1,000 over $1M
Electrical, Plumbing or Mechanical $159 + 0.11 per sq. ft.
Solar $159
Demolition $159
Plan Review 65 percent of building permit fee
Grading and Drainage depending on cubic yards $265-$6,360 + $31 for each additional 1,000 cubic yards
Storm Drain $1,704
Construction Tax $2,996
School Fees ($3.20/sq. foot)* $6,400
Sewer Connection $510
Water Connection* $7,300
Road Impact Fee (per $1000 of valuation of permitted work) $0.49 Microfilm, Copies and Miscellaneous Other Fees $5 per page SOURCE: City of Monte Sereno NOTE: * Indicates a fee paid to another entity As a comparison, Table C-4 lists estimated fees from neighboring communities within Santa Clara County.
Table C-4 Comparison of Development Fees
Jurisdiction Single Family Small Multi-Family Large Multi-Family Campbell $72,556 $20,599 $18,541
Cupertino $136,596 $77,770 $73,959
Gilroy $69,219 $40,195 $39,135
Los Altos Hills $146,631 N/A N/A
Los Gatos $32,458 $5,764 $3,269
Milpitas $77,198 $74,326 $59,740
Monte Sereno $33,445 $4,815 $4,156
Morgan Hill $55,903 $41,374 $36,396
Mountain View $90,423 $69,497 $82,591
San Jose $9,919 $23,410 $23,410
Santa Clara $14,653 $6,733 $2,156
Saratoga $64,272 $17,063 $15,391
Sunnyvale $133,389 $126,673 $98,292
Unincorporated County $25,166 N/A N/A
Appendix C Housing Constraints C-15 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 SOURCE: Santa Clara County Constraints, Fees, & Processing Times Survey Quick Summary, 2022 NOTE: Total Fees (includes entitlement, building permits, and impact fees) per Unit; and Monte Sereno staff.
Total fees in Monte Sereno are generally below other Santa Clara County jurisdictions for both single-family and multi-family housing developments. This fee structure appears reasonable and comparable to other surrounding communities and, as such, is not considered a constraint to development.
Transparency of zoning and fees: The City is in compliance with new transparency requirements and posts all zoning and development standards for each parcel on the jurisdiction’s website.
Information required by Government Code section 65940.1(a)(1) is available on the following web pages:
https://www.montesereno.org/DocumentCenter/View/3754/Fee-Schedule https://www.montesereno.org/2339/ApplicationForms
https://www.montesereno.org/2342/Zoning-and-Development-Standards https://www.montesereno.org/2339/ApplicationForms
https://www.montesereno.org/2187/Finance-Department
Processing and Permit Procedures
The construction of new single-family homes, major remodels of existing homes, and new multifamily uses in the RM zone require a Site Development Permit and a public hearing before the City Site and Architecture Commission. Typical permit processing times are one to two months for a remodel and two to three months for a new home, including a 10-day public notice period.
Additional processing time would be required if the project is not exempt from the California Environmental Quality Act.
Permit processing procedures for single family dwelling units require a design review approval. The design review does not pose a significant cost impact because the cost of application ranges from $1,900 for a basic remodel to $3,100 for a complex hillside home construction project. Compared with other construction costs such as the cost of materials, this application fee is nominal.
Permit approval requires the Commission to find the application consistent with site and building design requirements and to find that the proposed design retains the character of the neighborhood, mitigates significant visual impacts, meets City design guidelines, and meets other standards regarding landscaping, grading, tree removal, and drainage.
The Site Development Permit process is required for projects listed in 10.08.040 of the municipal code. Applications are followed by a hearing before the Site and Architectural Commission, which is
Appendix C Housing Constraints C-16 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 noticed to all property owners within 300 feet of the proposed project. The Commission is required to make the following findings:
1. Whether the proposed improvement and/or use is compatible with the character of the surrounding neighborhood in which it would be located.
2. Whether the orientation and location of the buildings take into consideration the visual impact which could result from the proposed improvement and/or use.
3. Whether the proposed improvements, including architecture, are consistent with the City's design guidelines.
4. If applicable, whether the proposed improvement and/or use will provide for minimum grading and retention of the natural contours of the land then existing in order to protect the natural slope of the lot.
5. If applicable, whether the proposed improvement and/or use provides for a. Retention of significant trees as defined elsewhere in the Code, unless the findings required by Section 10.15.070 of the Code can be made;
b. Preservation of solar access.
6. If applicable, whether the landscaping for the proposed improvement and/or use emphasizes the use of native materials in the area.
This process does not place a significant cost on the applicant, but more often requires minor architectural alterations and/or landscaping to minimize unreasonable impacts on surrounding properties. The majority of design review applications are approved within one month from the date of submittal. Consequently, permit processing procedures and fees do not appear to be a constraint to housing development.
As a comparison, listed below are estimated permitted processing time from neighboring communities within Santa Clara County.
Inclusionary Ordinance and Short-Term Rental
The city does not have an inclusionary ordinance and does not allow short term rentals. Therefore, these items do not directly impact the cost and supply of residential development within the city.
Table C-5 compares permit processing times by jurisdiction across the region.
Appendix C Housing Constraints C-17 EMC Planning Group
Monte Sereno 6th Cycle Housing Element Update HCD Revisions June 2023 Table C-5 Comparison of Permit Processing Times
Jurisdiction ADU
Process
Ministerial
By-Right
Discretionary
By-Right
Discretionary
(Hearing
Officer if
Applicable)
Discretionary
(Planning
Commission)
Discretionary
(City Council)
Campbell 1 1 3 N/A 5 8
Cupertino 1-3 1-6 2-4 2-4 3-6 6-12
Gilroy 1-2 1-2 2-4 N/A 4-5 5-6
Los Altos Hills 1-2 0.5-2 2-3 3-4 4-6 5-8
Los Gatos No Data 3-6* 1-2 2-4 4-6 6-12
Milpitas 3-5 4-6 2-3 6-18 N/A 12-24
Monte Sereno 0.75 0.75 1 1-2 N/A 1-2
Morgan Hill 1-2 1-3 2-3 2-3 4-6 4-6
Mountain View 3-5 4-6 2-3 6-18 N/A 12-24
San Jose 2 1-3 7 7 7-11 5-12
Santa Clara 0-1 0-1 0-3 4-9 6-9 6-12
Saratoga 1 1-2 2-3 N/A 4-6 6-12
Sunnyvale 1-3 1-3 3-6 6-9 9-18 9-18
Unincorporated
County
4-6 6-8 9-12 12-15 15-18 15-18
SOURCE: Santa Clara County Constraints, Fees, & Processing Times Survey Quick Summary, 2022 NOTE: Permit processing times indicated in months *Time to first review; and Monte Sereno staff.
Building Codes and Enforcement
Monte Sereno has adopted the 2022 editions of the California Building, Fire, Plumbing, Mechanical, Electric and Health and Safety Codes. The City has not adopted any amendments to these codes that significantly increase housing costs; the amendments recognize the City's location in a high fire hazard area near the San Andreas Fault and require fire-resistant roofs in the Wildland-Urban Interface Fire Area, additional bracing in certain situations, and fire sprinklers. The City Council adopted reach codes requiring all new construction to use electrical appliances within a building (except for cooking appliance), provide electrical infrastructure for up to three electrical vehicle chargers, and provide a water recirculating system. The City Building Official regularly inspects development projects to ensure compliance with all applicable codes. Inspections and approvals are completed promptly and do not add unnecessary delays in the construction of new housing. Code enforcement is pursued as a result of Building Official inspections and resident complaints and typically involves minor deferred maintenance. Building Codes and Code Enforcement are not considered a constraint to development.