Agenda packet — Morgan Hill City Council, August 17, 2022 (part 4 of 5)

Appendix H-5: Assessment of Fair Housing H5
Page H-5-137 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 provides some variation of fair housing services to different communities within Morgan Hill, the County, and the surrounding region.

However, this private fair housing outreach and enforcement may not be sufficient. Almost all of these fair housing organizations and outreach/enforcement efforts are conducted at a countywide or regional level rather than being specifically for Morgan Hill, and organizations generally do not have offices in Morgan Hill (though Project Sentinel has a satellite office in Gilroy). Although this is understandable as there may not be sufficient resources to support Morgan Hill-specific work, it does raise concerns about private efforts insufficiently addressing Morgan Hill-specific issues in favor of larger issues.

Lack of local public fair housing enforcement
The California Department of Fair Employment and Housing (DFEH) conducts public fair housing enforcement in Morgan Hill. Residents may submit complaints to the agency, which they will investigate and determine whether or not the complainant has a right to sue. Santa Clara-wide, community engagement has indicated that advocates prefer to file complaints with HUD over DFEH, because the intake process can be lengthy. DFEH tends to have a high volume of cases, with advocates reporting intake interviews sometimes taking place up to four months after filing a complaint. There has also been inconsistent reporting among various investigations. DFEH tends to achieve better results if there is more evidence provided upfront, and/or if the site of the complaint is near their offices. Santa Clara County, of which Morgan Hill is a part, was responsible for over 600 received complaints. While there is not segregated data for the cities within Santa Clara County to determine how many of these complaints originated from Morgan Hill, the high total number does suggest that there are likely many complaints of discrimination in Morgan Hill causing individuals and families to reach out to agencies such as DFEH and HUD.

Lack of meaningful language access for individuals with limited English proficiency Many documents on Morgan Hill’s website are translated from English into Spanish, and some documents are translated into Asian languages, including Vietnamese and/or Tagalog. Given that Spanish may be the only required language for translation under HUD’s criteria, the City’s efforts appear to exceed those required by law of CDBG subrecipients. Nonetheless, the development of a formal Language Access Plan may help ensure greater consistency in translation practices.

There is reason for concern about the potential for unfair practices among private landlords that only provide information and documents to LEP tenants in English.

Lack of private investment in specific neighborhoods
As previously mentioned, downtown Morgan Hill is the most racially, ethnically, and socioeconomically diverse part of the city. It is also the part of the city regarding which it is important that the City remain on guard against possible disinvestment. Nonetheless, there does not appear to be any lack of private investment in downtown Morgan Hill, as many of the significant developments in the pipeline in Morgan Hill are located in that area.74 Lack of public investment in specific neighborhoods, including services or amenities Likewise, lack of public investment in specific neighborhoods, including services or amenities, is not a contributing factor to fair housing issues in Morgan Hill. Many of the projects in the development pipelines referred to above are assisted with both private and public investment.

Additionally, the Downtown Specific Plan demonstrates a holistic approach to pairing land use 74 https://www.morgan-hill.ca.gov/DocumentCenter/View/40380/Significant-Projects---January-2022

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changes with infrastructure investments in the most racially, ethnically, and socioeconomically diverse part of Morgan Hill.

Lack of local or regional cooperation
Morgan Hill does have notable connections to the remainder of the county and region in a number of areas. Firstly, it is a member of the Cities Association of Santa Clara County (SCASCC) along with 14 other cities in the region who share a policy priority of housing/unhoused advocacy75 as outlined in their Housing Position Paper.76 Beyond housing, Morgan Hill is connected to the remainder of the region within areas such as transportation, orchestrated by the VTA, as well as by relying on other county services particular to housing such as through governmental organizations like the Santa Clara Housing Authority and through external organizations like the Silicon Valley Independent Living Center (housing assistance for disabled adults within the county).

With that being said, there are significant ways in which insufficient regional cooperation exacerbates fair housing issues in Morgan Hill. Namely, some high resource cities have not facilitated the production of sufficient housing at a range of income levels to meet their share of regional need. Cities like Morgan Hill that are more accepting of new residential development pick up the slack. Such growth is positive for Morgan Hill and helps to make it a more vibrant community, but there are trade-offs, including more traffic and higher housing costs that result from the inaction of other cities.

Lack of resources for fair housing agencies and organizations Santa Clara County has a wealth of private fair housing enforcement organizations, many of which are at least partly funded by entitlement cities and the county. Multiple fair housing organizations in the County receive or have received Fair Housing Initiative Program (FHIP) funds from HUD, and also benefit from Community Development Block Grant funds. Participants in the community engagement process have reported that it can be difficult to hire and/or retain staff due to the high cost of living in the area. Across the various fair housing organizations in the County, each has a particular focus, with participants from community engagement reporting that the Law Foundation of Silicon Valley focuses on evictions, Bay Area Legal Aid focuses on subsidized housing, Asian Law Alliance does some fair housing work but focuses mostly on San José administrative hearings, and SALA is only able to take on a small caseload.

As mentioned above, Santa Clara County provides funding to Project Sentinel to provide fair housing services in Morgan Hill (as well as other cities that are not direct HUD grantees and the unincorporated county).

Lack of state or local fair housing laws
City of Morgan Hill
The City of Morgan Hill does not have any local fair housing laws, but residents benefit from the broad range of protections afforded by the State of California, which far surpass those available under federal law.

State of California
75 https://citiesassociation.org/policy/ 76https://storage.googleapis.com/proudcity/santaclaracountycacities/uploads/2019/04/2020-05-14-CASCC-FinalApproved-Housing-Position-Paper.pdf

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Appendix H-5: Assessment of Fair Housing H5
Page H-5-139 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Passed in 1959, California’s Fair Employment and Housing Act (FEHA) protects many forms of discrimination against tenants and homeowners based on their “race, color religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, or genetic information.” This law targets owners of any housing accommodation, banks, mortgage companies, and other financial institutions accused of discrimination.77
This law prohibits cities, counties, and all other local government agencies from having zoning or land-use policies that discriminate against people for any of the traits listed above. FEHA also addresses many forms of discrimination, such as denying someone a home loan or homeowner’s insurance, sexual harassment for housing rights or privileges, refusing to provide reasonable and necessary modifications for a tenant with a disability, etc.78 This law also targets practices that have a discriminatory effect, which result in a disparate impact on a particular group of people or creates or reinforces segregated housing patterns.79 The law also include financial assistance practices with discriminatory effects, such as creating terms or conditions of financial assistance that result in discrimination, failing to provide information about access to financial assistance, etc.80 This law also applied to discrimination in land use practices.81 California recently passed a statewide source of income protections. California also has a robust set of statewide antidiscrimination laws, including the Unruh Civil Rights Act, Ralph Civil Rights Act, Bane Civil Rights Act, the Fair Employment and Housing Act, California Civil Code Section 1940.3, and Government Code Sections 11135, 65008, and 65580-65589.8. Whether complaints regarding these laws can be fully and timely pursued, however, is a different matter. Advocates have commented approvingly on recent changes to unlawful detainer laws, which increased the time period from five calendar days to five business days.

Land use and zoning laws
Morgan Hill is illustrative of how the availability of sufficient sites for multifamily development can outweigh zoning regulations as a determining factor of whether such development – including affordable housing occurs. As the City’s zoning map below reflects, most of the City’s residentially zoned land is zoned for single-family homes. Nonetheless, multifamily zoned areas are sufficient to ensure that there are enough permitted developments in the pipeline for Morgan Hill to meet its RHNA targets at all income levels for the next Housing Element cycle. At the same time, the relative lack of land zoned for multifamily housing in the more heavily White and higher-income eastern portion of the City is a concern, and relatively stringent maximum heights and density limits for multifamily housing could curb multifamily housing development and affordable housing development in the future if developers’ cost constraints change. 82Thus, the City should seek ways to create opportunities for affordable housing development in the eastern portions of the city and may need to consider changes to multifamily development standards at some point in the 77 Fair Employment and Housing Act (FEHA), 12955–12957 GOV (1959), https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=GOV&division=3.&title=2.&part=2.8.&chapter=

6.&article=2 (last visited Jun 22, 2021).
78 Housing | DFEH, https://www.dfeh.ca.gov/housing/ (last visited Jun 22, 2021). 79 PRACTICES WITH A DISCRIMINATORY EFFECT, 12060 2 CCR, https://govt.westlaw.com/calregs/Document/I6B716F755D0E4E5683D6FABF3ADF9751?viewType=FullText&origination Context=documenttoc&transitionType=CategoryPageItem&contextData=(sc.Default) (last visited Jun 22, 2021). 80 Ibid. 81 Ibid. 82 https://library.municode.com/ca/morgan_hill/codes/code_of_ordinances?nodeId=TIT18ZO_DIVIZOCO_C H18.18REATZODI_18.18.030DEST

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Appendix H-5: Assessment of Fair Housing
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-5- 140
future. Regionally, exclusionary zoning is a much more significant issue as many high resource cities accommodate far less multifamily development than Morgan Hill has.

Lending Discrimination
The data below show that White and Asian applicants are far more likely to be successful in getting a loan approved, and less likely to be given a subprime loan, than Black or Hispanic/Latino applicants across each category of loan in Santa Clara County. This Assessment did not reveal information suggesting different trends in lending patterns in Morgan Hill than those evident countywide. The differential rates vary across categories and across racial/ethnic groups, but for the most part, the difference between the highest and lowest percentage in each category fits into the commonly accepted 4/5ths disparate impact test, and should therefore be considered a practically significant disparate impact across the racial/ethnic groups.

Percentage of Loan Applications Resulting in Originated Loans by Race or Ethnicity and Loan Purpose in Santa Clara County, 2014-2017 Home Mortgage Disclosure Act Data Race or Ethnicity Home
Purchase
Refinancing Home Improvement

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Appendix H-5: Assessment of Fair Housing H5
Page H-5-141 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 White, Not Hispanic 70.34% 62.50% 66.63%
Black, Not Hispanic 61.65% 49.98% 55.43%
Asian, Not Hispanic 70.27% 64.88% 62.11%
Hispanic/Latino 57.84% 50.51% 52.68%

Across home purchase, refinancing, and home improvement, White and Asian loan rates tend to cluster on the high end of the spectrum, with Black and Hispanic loan rates clustered at the bottom. The largest gap between the highest and lowest rates in a category is about 14 percentage points. Using the 4/5ths test, the difference between Asian and Black refinancing loans, for instance, clearly falls below the 4/5ths ratio, as does the differential between Hispanic and White home improvement loans. The gap between White and Hispanic home purchase loans falls barely within the 4/5ths ratio.

Percentage of Loan Applications Denied by Race or Ethnicity and Loan Purpose in Santa Clara County 2014-2017 Home Mortgage Disclosure Act Data Race or Ethnicity Home
Purchase
Refinancing Home Improvement
White, Not Hispanic 7.70% 14.26% 14.63%
Black, Not Hispanic 12.30% 21.61% 26.09%
Asian, Not Hispanic 9.33% 12.96% 18.05%
Hispanic/Latino 14.04% 21.11% 26.23%

When it comes to denials of loan applications, Hispanics have the highest rate of denial in both home purchase and home improvement, while Black applicants have the highest rate of denial for refinancing. However, the Black and Hispanic rates for these three categories are very similar, differ by about two percentage points at most. Meanwhile, White and Asian applicants outpace Black and Hispanic applicants in every category. The differential rates are more concerning for denials than for approvals, with Hispanics being denied for home purchase loans at twice the rate of White applicants. While not as extreme, the differentials in refinancing and home improvement also fall below the 4/5ths ratio.

Percentage of Originated Loans That Were High-Cost by Race or Ethnicity in Santa Clara County, 2014-2017 Home Mortgage Disclosure Act Data
Race or Ethnicity Number of Loans Originated Percentage HighCost

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White, Not Hispanic 62,431 1.80%
Black, Not Hispanic 1,689 3.37%
Asian, Not Hispanic 73,926 1.23%
Hispanic/Latino 14,275 4.79%
The statistics for subprime loans may not seem like cause for concern, since each percentage is so low. However, the low percentages are due to the extremely costly market in Santa Clara County. The differences between racial/ethnic groups is striking, even at these levels. The Hispanic/Latino subprime rate, 4.79%, is nearly four times the rate of Asian subprime loans, 1.23.

These discrepancies also related to the wealth gap and economic and employment disparities which also have racial underpinnings.

Location of accessible housing
Although it is not possible to precisely map the location of accessible housing in the city, it tends to exist where there are concentrations of new, multifamily housing and where there are concentrations of publicly supported housing. The American Community Survey does not facilitate the disaggregation of housing units by the number of units in a structure and the year a structure is built together, but it does allow a look at those two data points separately. It is likely that the downtown area and the Monterey Road corridor, which has seen the most significant growth in recent multifamily development, has an outsized share of Morgan Hill’s accessible housing.

Location of employers
Although Morgan Hill is home to some employers, it lacks the major employment centers of San Jose and northern Santa Clara County, which are home to major technology companies as well as higher education institutions and more government offices. The location of employers thus results in many Morgan Hill residents having long and costly commutes. According to the 2015- 2019 American Community Survey, 22.7% of Morgan Hill workers have commutes of 60 minutes or longer as opposed to just 10.6% of Santa Clara County workers. The costs of these long commutes are more difficult for lower wage workers, who are disproportionately Hispanic, to bear than they are for others.

Location of environmental health hazards
The geographic relationship of environmental health hazards to housing is an important component of fair housing choice. When environmental health hazards are concentrated in particular areas, neighborhood health and safety may be compromised, and patterns of segregation entrenched.

Relevant factors to consider include the type and number of hazards, the degree of concentration or dispersion, and health effects such as asthma, cancer clusters, obesity, etc. Additionally, industrial siting policies and incentives for the location of housing may be relevant to this factor.

There are no Superfund sites in Morgan Hill in contrast to areas further to the north and west in Silicon Valley that have several.
83 In light of Morgan Hill’s lack of heavy industrial facilities, vehicle 83 https://www.epa.gov/superfund/search-superfund-sites-where-you-live

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Appendix H-5: Assessment of Fair Housing H5
Page H-5-143 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 emissions are the main source of potential environmental harm, thereby reinforcing the importance of transit improvements in South County.

Location of proficient schools and school assignment policies Morgan Hill only has one school district, the Morgan Hill Unified School District.84 The district serves neighboring portions of South San Jose and unincorporated San Martin, which reduces concerns that the proliferation of school districts contributes to segregated school attendance patterns in the area, an issue that is of greater concern in northern Santa Clara County. There do, however, appear to be disparities in school proficiency between schools within the district, and schools in the more heavily White eastern portions of the city may afford students better educational outcomes than those in more diverse downtown Morgan Hill.85 Creating more flexibility for students from downtown Morgan Hill to attend schools in eastern Morgan Hill as well as investing in affordable housing in eastern Morgan Hill are potentially mutually reinforcing strategies for overcoming these trends.

Location and type of affordable housing
Virtually all affordable housing in Morgan Hill is located in and around downtown Morgan Hill, and LIHTC units account for the largest share of affordable units. The lack of affordable housing in eastern Morgan Hill may reduce protected class members’ access to opportunities present in those parts of the city. LIHTC units, in contrast to Project-Based Section 8 units, generally are not affordable to extremely low-income households without Housing Choice Vouchers. Because it likely is not feasible to build new Project-Based Section 8 or Public Housing, attaching ProjectBased Vouchers to new and existing LIHTC units is the most likely way to increase the lowest income residents’ access to affordable housing in the city. Housing that is affordable to extremely low-income households is essential to meeting the needs of persons with disabilities, particularly those who rely on SSI as their primary source of income.

Loss of affordable housing
Loss of affordable housing is a significant problem in Morgan Hill though the City’s Inclusionary Housing Ordinance goes some length towards warding off the issue through robust affordability terms. According to data from the National Housing Preservation Database, subsidies recently expired for San Pedro Gardens and The Willows.86 It is possible that the database has not been updated to reflect recapitalization of these properties, but, if it is not, support to their tenants who would now be at risk may be necessary. The issue of expiring subsidies is of significant concern throughout Santa Clara County and the broader region.

Occupancy codes and restrictions
The State of California has not adopted the Universal Building Code. Instead, they have enacted the California Building Code, which also incorporates the International Building Code. The California Building Code has a rather broad definition of family, in that it does not only limit a family to “an individual or two or more persons who are related by blood or marriage,” but expands the definition to any persons who “otherwise live together in a dwelling unit.”87 This definition is not restrictive in a way that would negatively affect access to housing. 84 https://www.mhusd.org/about
85 https://www.greatschools.org/california/morgan-hill/morgan-hill-unified-schooldistrict/schools/?gradeLevels%5B%5D=e 86 https://nhpd.preservationdatabase.org/Data 87 CAL., BUILDING CODE § 202.

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Appendix H-5: Assessment of Fair Housing
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-5- 144
Santa Clara County also defines family broadly, as “one or more persons . . . living as a single . . . household,” explicitly excluding only those “operating a hotel, club, fraternity or sorority house.”88 Moreover, the code explicitly deems “necessary domestic help” as included within the definition of family.89 Morgan Hill retains the expansive, non-restrictive view adopted by both California and Santa Clara County.90 Accordingly, occupancy codes and restrictions are not a major factor in reducing access to fair housing in Morgan Hill.

Private Discrimination
According to the California Department of Fair Employment and Housing (DFEH) Annual Report, there were 597 complaints in Santa Clara County in 2019.91 Broken down by category, there were 206 employment complaints, 28 housing complaints, 4 under the Ralph Civil Rights Act, and 14 under the Unruh Civil Rights Act. 340 of the complaints were investigated and determined actionable. This data was not broken down by city to specifically reflect levels of complaint activity in Morgan Hill.

Quality of affordable housing information programs
There does not appear to be any general-eligibility mobility counseling programs for Housing Choice Voucher holders in Morgan Hill; however, the City has done well by having a single website portal for information about and applying to BMR housing within Morgan Hill.92 It is also important to note that residents of Morgan Hill have access to the same affordable housing information programs as Santa Clara County. While Santa Clara County also lacks general-eligibility mobility counseling programs, it does offer some discrete programs for particular populations within the county, such as the Welfare to Work information program for Welfare to Work clients and the Silicon Valley Independent Living Center counseling program for developmentally disabled adults.

Regulatory barriers to providing housing and supportive services for persons with disabilities
This Assessment did not reveal regulatory barriers to providing housing and services for persons with disabilities in Morgan Hill and the broader region beyond those addressed above with respect to land use and zoning laws. Even those land use and zoning laws primarily impede the provision of housing for persons with disabilities by reducing opportunities to develop multifamily housing rather than by singling out housing types dedicated to persons with disabilities for adverse treatment.

Siting selection policies, practices and decisions for publicly supported housing, including discretionary aspects of Qualified Allocation Plans and other programs The term “siting selection” refers here to the placement of new publicly supported housing developments. Placement of new housing refers to new construction or acquisition with rehabilitation of previously unsubsidized housing. State and local policies, practices, and decisions can significantly affect the location of new publicly supported housing. Local policies, practices, and decisions that may influence where developments are sited include, but are not 88 SANTA CLARA COUNTY, CAL., CODE § 1.30.030. 89 Id. 90 https://library.municode.com/ca/morgan_hill/codes/code_of_ordinances?nodeId=TIT18ZO_DIVIZOCO_C H18.128GETE_18.128.020DE
91 https://www.dfeh.ca.gov/wp-content/uploads/sites/32/2020/10/DFEH_2019AnnualReport.pdf 92 https://www.housekeys1.com/

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Appendix H-5: Assessment of Fair Housing H5
Page H-5-145 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 limited to, local funding approval processes, zoning and land use laws, local approval of LIHTC applications, and donations of land and other municipal contributions. For example, for LIHTC developments, the priorities and requirements set out in the governing Qualified Allocation Plan (QAP) influence where developments are located through significant provisions in QAPs such as local veto or support requirements and criteria and points awarded for project location.

The main policy-driven factor related to the siting of publicly supported housing is the heavy focus of affordable housing development efforts throughout the state on transit-oriented development.

Overall, there is very high access to transportation throughout Santa Clara County. When real affordability is built into transit-oriented development, these investments may have a positive effect on stable integration in areas undergoing gentrification by arresting the process of displacement.

The California Tax Credit Allocation Committee’s (CTCAC) QAP heavily incentivizes familyoccupancy LIHTC development in what it terms “High Resource” or “Highest Resource” areas.

None of Morgan Hill falls within High Resource areas. This is the case despite high income levels and access to proficient schools in eastern Morgan Hill. LIHTC development in these areas would contribute to greater residential racial integration. In light of the significant incentives for LIHTC development in High Resource and Highest Resource areas, CTCAC’s current identification of high resource areas undermines efforts to foster integration in Morgan Hill and presents a missed opportunity. The QAP includes set-aside pools for the South and West Bay Region (San Mateo and Santa Clara Counties) of 6%, which is roughly equal to its share in the population of the state.

Source of income discrimination
In 2019, the California Legislature passed S.B. 329, a bill that prohibited discrimination against Housing Choice Voucher holders.93 It is likely that source of income discrimination still occurs on a frequent basis despite these protections, thus reinforcing the importance of investments in fair housing enforcement. Although Morgan Hill does not have its own local source of income protections, some of its neighbors do as well as Santa Clara County with respect to the unincorporated areas.

State or local laws, policies, or practices that discourage individuals with disabilities from being placed in or living in apartments, family homes, and other integrated settings State or local laws, policies, or practices that discourage individuals with disabilities from living in apartments, family homes, supportive housing, and other integrated settings are not a significant contributing factor to fair housing issues in Morgan Hill or Santa Clara County. A severe shortage of available, integrated affordable housing is the primary driver of the segregation of persons with disabilities, rather than laws, policies, or practices that discourage persons with disabilities from living in integrated housing.

Unresolved violations of fair housing or civil rights law This Assessment did not reveal any unresolved violations of fair housing or civil rights law in Morgan Hill.
93 https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201920200SB329

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Appendix H-6: Evaluation of Past Performance H6
Page H-6-i City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Appendix H6
Evaluation of Past Performance City of Morgan Hill Housing Element 2023-2031

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Appendix H-6: Evaluation of Past Performance
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-6-ii Table of Contents
City of Morgan Hill Housing Element
APPENDIX H-6 |Evaluation of Past Performance...............................................................................................H-6-i

6.1 Introduction….............................................................................................................................. H-6-1

6.2 Accomplishments of the Current Housing Element............................................................... H-6-1

6.3 Housing Element Program Review…………………................................................................... H-6-5 Figures
Figure H 6-1: Services Funded During 5th Housing Element Cycle...................................................H-6-8 Tables
Table H 6-1: Quantified Objectives (2015-2022) Compared to Actual Accomplishments ..............H-6-3

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Appendix H-6: Evaluation of Past Performance H6
Page H-6-1 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 APPENDIX H-6 | Evaluation of Past
Performance

6.1 Introduction
California law (Government Code Sections 65588(a)) requires Housing Elements to assess the achievements under the adopted housing programs as part of the eight-year update. These results should be quantified where possible (e.g., the number of units rehabilitated), but may be qualitative where necessary (e.g., mitigation of governmental constraints). The results should then be compared with what was projected or planned in the earlier element. Where significant shortfalls exist between what was planned and what was achieved, the reasons for such differences must be discussed.

6.2 Accomplishments of the Current Housing Element
Morgan Hill has developed programs and implemented initiatives to incentivize housing production; assisted citizens in paying their rent and purchasing homes; facilitated development of supportive and transitional housing; and assisted people experiencing homelessness. This section highlights some of the key accomplishments during the 5th Housing Element cycle This Housing Element builds upon the success of the previous Housing Element and speaks to the evolutionary response of the City’s Housing efforts.

The City of Morgan Hill continues to be resourceful in the face of the challenging effects of the 2012 elimination of the Redevelopment Agency, and the resulting loss of $4 million in annual funding to support the rehabilitation and development of affordable housing in Morgan Hill.

Historically the City has built a model Program with one in every eight units being affordable and income restricted. In the absence of redevelopment, the City continues to seek out new strategies to support Housing production, affordability and services.

The historical backdrop to Morgan Hill’s unique housing story began in 1977, when the voters adopted the Residential Development Control System (RDCS), a smart growth residential pacing policy. This was done in response to the community’s concern for the amount and pace of residential growth and its impacts on city services and infrastructure. For 40 years, RDCS worked as a “de facto'' Inclusionary Housing Ordinance, incentivizing the creation of high-quality, affordable housing throughout the city. RDCS continued through a city-initiated ballot, Measure S, which was approved in November of 2016 and effective March 2017. The RDCS program provided an opportunity for park lands and open space, safe routes to schools, proximity to the downtown businesses and services, and affordable housing. Through RDCS, Morgan Hill has been able to obtain a significant amount of affordable housing.

In 2018 RDCS was suspended with the enactment of Senate Bill 330 ("SB 330") which went into law, effective as of January 1, 2020. SB 330 enacted Government Code Section 66300, the "Housing Crisis Act of 2019” as a direct result of the legislature being forced to act due to the housing supply not keeping up with population and job growth. Ultimately, the result is a statewide affordability crisis that has grown significantly due to undersupply and increases in housing prices.

The Housing Crisis Act preempts and precludes the enforcement of RDCS while the State of California’s Housing Crisis Act is in effect. SB330 originally set a temporary 5-year prohibition of residential density reduction associated with a “housing development project,” from January 1, 2020, to January 1, 2025. SB 8 extended the temporary prohibition for an additional 5-year period, concluding on January 1, 2030. In preparation for the suspension of RDCS, the City of Morgan

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Appendix H-6: Evaluation of Past Performance
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-6-2 Hill adopted an Inclusionary Housing Ordinance (IHO) in August of 2018 to replace the RDCS mechanism that allowed for the creation of Below Market Rate (BMR) units. An IHO is one tool that is used to obtain affordable units in the City, and to ensure that, to the extent possible, affordability is disbursed throughout the entire development. Thus, the IHO has carried on the good policy of requiring all new housing neighborhoods to produce 15% affordable units if the project is located outside of downtown, and 10% if it is located within downtown.

Morgan Hill's primary housing mission is to continue the City's legacy to improve, preserve, and create safe quality housing in Morgan Hill for residents at all income levels, in the form of both rental and ownership opportunities. As a result of the elimination of redevelopment agencies statewide, the City’s Housing Program accepted secondary responsibility to serve as the successor to the former Morgan Hill Redevelopment Agency’s housing functions and administer its legacy housing assets.

With the elimination of the agency, the City restructured its housing programs to reflect the services that can be provided based on the limited staff resources and funding. The housing functions provide coordination of new unit private development production, implementation of the Housing Element, achievement of the Regional Housing Needs Allocation efforts (RHNA), and provision of various local housing related services and programs. For a full review of the previous Housing Element, see Attachment A.

Overall, a significant number of housing units have been built, particularly for people experiencing homelessness. The city has been able to continue to support affordable development by systematically partnering with local housing stakeholders, such as the County of Santa Clara and through its participation in Measure A. Measure A, a $950 million Affordable Housing Bond, was passed by the Santa Clara County voters in November of 2016. This bond has spurred affordable housing developments countywide, including 4,800 new units dedicated to extremely low-income households and individuals, families exiting homelessness, and other underserved populations.

A Morgan Hill development named “The Crossings” was amongst one of the first Measure A projects approved for funding.

The Crossings is a three-story affordable housing development located at 16800 Monterey Rd, Morgan Hill, CA 95037, occupied in 2020 and consisting of 39 affordable housing units, developed by Urban Housing Communities. There are 20 apartments reserved for chronically homeless and homeless individuals and families. The Crossings received $5.8 million in Measure A funding and $750,000 in 2018 from the City of Morgan Hill.

The “Royal Oak Village” is the City’s second Measure A affordable rental development. This project by Urban Housing Communities is under construction and has a September of 2023 expected occupancy date. There are 73 units of which 18 are permanent supportive housing, 30 are farmworker units, and 24 are permanent supportive housing (PSH) units. The project is located at the Royal Oaks Mushroom Farm along Watsonville Road, south of Monterey Road.

The project received $400,000 in 2021 from the City of Morgan Hill Housing Program, $8,363,000 million from the Countywide Measure A Bond and $1,528,000 in 2022 from the Urban County CDBG Program.

The City of Morgan Hill assisted in the development of the Morgan Hill Family – Scattered Site affordable rental development by EAH. This is a 41-unit apartment community on three (3) separate properties that are noncontiguous but within ¾ of a mile of one another. The property provides permanent housing for low-income families at or below 60% of the Area Median Income (AMI) and includes six (6) units set-aside for Transitional Aged Youth (T.A.Y. units). The City of Morgan Hill Housing Program provided funding in the amount of $4,5000,000.00 with City Housing funds. The project includes: Tobiano at Orchard Ranch” (40 E. Dunne Avenue), Tovero

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Appendix H-6: Evaluation of Past Performance H6
Page H-6-3 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 at Orchard Ranch (16873 Monterey Rd), Palomino at Orchard Ranch (16170-16180 Monterey Road).

The main performance measure by which a city is evaluated by HCD is its annual progress on the Regional Housing Needs Allocation goals (RHNA, the number of new homes that a city is "assigned" in each income category to produce over an eight-year cycle). The city is currently in its fifth RHNA Housing Element cycle for the Planning Period: January 31, 2015 – January 31, 2023. For the current RHNA cycle (2015-2023), Morgan Hill has exceeded its total RHNA goal of 928 by producing 2,203 homes since 2014, thus satisfying the overall RHNA Housing goal by 237%. However, the City’s quantified objectives outlined in the 5th Housing Element cycle was based on anticipated RDCS allocations, instead of the RHNA goal, from Fiscal Year 2013/2014 through Fiscal Year 2022/2023. Based on the quantified objectives of the 5th Housing Element cycle, the City accomplished its objectives for low- and moderate-income units as of May 2022 and has a remaining objective of 44 extremely low-income units, 26 very low-income units, and 997 above moderate-income units. It is surmised that the quantified objectives were not met due to the passage of SB 330 which suspended RDCS on January 1, 2020.

Table 6-1 Quantified Objectives (2015-2023) Compared to Actual Accomplishments Extremely
Low Income
Comp/Obj
Very Low
Income
Comp/Obj
Low
Income
Comp/Obj
Moderate
Income
Comp/Obj
Above
Moderate
Income
Comp/Obj
TOTAL
Comp/Obj
New
Construction
31 / 75 49 / 75 192 / 70 418 / 170 1,513 / 2,510 2,203 / 2,900 Rehabilitation1 32 / 16 182 / 80 40 / N/A 7 / N/A - 254 / 96 Conservation/
Preservation
- - - - - -
Note: comp = completed; obj = objective.

Source: City of Morgan Hill, 2022
Some of the particularly noteworthy accomplishments of the current Housing Element include the following:

1. Met the Low-, Moderate-, and Above-Moderate Housing RHNA goals. Provided for the orderly creation of new housing, with 2,203 new housing units created since 2015.

Approximately 31 percent of the units built have been affordable to very low-, low-, and moderate-income residents. The affordable units that have been built during the most recent cycle are largely attributable to the City’s work establishing affordable and special needs housing as a high priority. The City is on track to meet its last remaining goal of 193 very low-income units pending permit issuance.

2. The City Council adopted Residential Development Design and Development Standards ("Standards") to replace the RDCS Competition Manual. The Standards have been developed to meet the requirements of "Objective Standard" and are consistent with the Morgan Hill 2035 General Plan. The purpose of the Residential Development Design and Development Standards is to articulate project design requirements for all residential and mixed-use developments. These Standards will be utilized to detail the review process by clearly stating the City of Morgan Hill’s objectives for high quality, residential projects that are aesthetically pleasing, livable, sustainable, well-connected to neighborhood services.

These Standards implement requirements of SB 330 "Housing Crisis Act of 2019” and shall remain in effect until SB 330 is rescinded or extended.

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Appendix H-6: Evaluation of Past Performance
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-6-4

3. The City continues to place a high priority on providing quality housing opportunities for an economically and socially diverse community. This priority is reflected as a strategy in the Housing Element. In December 2020, the City Council endorsed the five-year Santa Clara County 2020 Community Plan to End Homelessness (2020-2025), developed collaboratively by representatives of community-based service organizations, local government, philanthropy, business, healthcare, and people with lived experience. Morgan Hill applied for and received a $450,000 capacity building grant from Destination Home for a period of 3 years ($150,000 per year) to fund an Unhoused Specialist position that began in 2021. This teammate goes out into the community to engage and offer support and basic needs to our homeless residents, conducts a needs assessment/survey, a critical first step in ensuring they have an opportunity to access permanent housing when it becomes available. All countywide shelter beds are now coordinated through the Bill Wilson Center Hotline 408-385-2400. This teammate is working alongside the Psychiatric Emergency Response Team (PERT), a Mental Health Collaboration with the County Behavioral Health Department. The PERT Team consist of a clinician to conduct mental health evaluations and assessments for persons with serious mental illnesses including clients who are frequent users of emergency psychiatrist services.

4. In 2017, Destination: Home and the County of Santa Clara helped launch a countywide Homelessness Prevention System in which Morgan Hill participates- a unique partnership between public agencies, private funders, and non-profit organizations to help at-risk families and individuals maintain their housing and avoid falling into homelessness. In response to the rise in Homelessness in 2017, Morgan Hill has annually contributed $25,000 to an ongoing Countywide Rapid Rehousing Program. This serves as a Homeless Prevention program providing rental assistance, security deposits, transportation, utilities, and motel stays for families experiencing homelessness. Since its inception in Fiscal Year 2017-2018 and through Fiscal Year 2021-2022, $425,890.17 has been provided to 95 Morgan Hill families at risk of homelessness. Additionally, through the COVID pandemic $685,000 was provided by Destination Home to Morgan Hill households financially impacted by the pandemic.

5. In 2017 a Safe Park Program for families experiencing homelessness was created through a public private partnership. The Safe Park offers an eight space, pet friendly overnight respite at a local church for eight homeless families (25 people max) living in their cars.

They receive coordinated assessment, services, meals, and support with the goal of providing some stability and a path to permanent housing. Since its inception and ongoing the city contributes $30,000 annually towards the case management provided by the South County Compassion Center. The total contracted amount during the 5th Housing Element cycle is $136,265. The city has budgeted $52,000 for FY 22/23 for Case Management for “Focus” Safe Car Park Program and referral services to the cities Inclement Cold Weather Shelter. Since January 2020 the City of Morgan Hill has also supported an inclement cold weather shelter at Community Christian Church during cold weather season. The city has provided support during the 5th Housing Element cycle, total contracted amount is $49,336.

The city has budgeted $25,000 for FY 22/23.

6. In 2018, the City of Morgan Hill adopted an Inclusionary Housing Ordinance (IHO) requiring residential developments to provide 15% of the units (and 10% in Downtown) as part of the City's efforts to create and maintain an income-based affordable housing inventory. The IHO is a result of the loss of the City's Residential Development Control System (RDCS) growth management program which has been the mechanism for the City to obtain Below Market Rate (BMR) housing units for many years. In December of 2021, the City Council adopted an amendment to the IHO to create a funding mechanism that will allow the City to advance

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Appendix H-6: Evaluation of Past Performance H6
Page H-6-5 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 projects that meet the City's Regional Housing Needs Allocation (RHNA) goals. Specifically, the City now allows for up to 50% of the affordable housing requirement to be satisfied with an in-lieu fee. This fee would provide the City with a funding mechanism to support projects that produce units that contribute to meeting the City's RHNA requirements. In-lieu fees are already allowed in the IHO. However, this recommended change allows this in-lieu fee to be by right provided that a minimum of 50% of the affordable units will be built on site. This programmatic change is intended to help the City meet its very low income and extremely low-income goals moving forward.

6.3 Housing Element Program Review
The overview below focuses primarily on the Below Market Rate Housing Program. These BMR units were either previously produced by the City’s RDCS program, or the more recent Inclusionary Housing Ordinance Program.

6.3.1 Below Market Rate Program
The Below Market Rate Housing (BMR) Homeownership and Rental Program helps qualifying buyers and renters obtain affordably priced homes and apartments. The genesis of this program began in 1977 through the program formally known as RDCS. The homes are typically provided by private market developers based on the affordable requirements of the Inclusionary Housing Ordinance. In the “Post-RDA and post RDCS Era”, Morgan Hill has evolved to keep pace with the changing rules to ensure that BMR units continue to be delivered to Morgan Hill residents. The City currently has over 550 first time homeowners in the program and 15 BMR renter households.

Participating homebuyers and renters must be income eligible. Homebuyers must be preapproved to be able to financially qualify for a fixed-rate, fixed-term mortgage, and must have a minimum 3 percent down payment from their own funds to purchase a home. Eligible applicants are placed in a lottery until the opportunity to purchase or rent a unit becomes available either through new construction or resale of an existing unit. Priority in the lottery is provided for eligible buyers who live or work within the city limits. This program helps low- and moderate-income households purchase and rent homes that are affordable and adequate to their needs. It also prevents affordable homes from being sold to persons with little or no income obstacles, maintaining a larger base of affordable homes in the area. Home sale prices range from $523,618 for a moderate two-bedroom home to $634,840 for a moderate income, four-bedroom home. At the time of sale, properties will have a resale affordable restriction recorded on the title in order to preserve the long-term affordability of the unit for an additional 45 years. The BMR monthly rental prices are consistent with the State HCD income guidelines and adjusted for household size, ranging from $908 for an Extremely Low Income one bedroom unit to $2,451 for a fourbedroom low-income unit.

In 2015, the City collaborated with HouseKeys, after the sudden demise of Neighborhood Housing Services, for the administration of its Below Market Rate (BMR)Program. This enabled the City to continue to contract with an outside agency to administer the Program on site to serve as a test to identify best practices. Housing efforts were focused on the immediate need to transition the BMR Program and strived to carry out transactions to avoid a service interruption to developers, homeowners and new buyers in the pipeline. This was achieved by rapidly on-boarding the HouseKeys BMR team and working to create a new sustainable BMR business model. The City of Morgan Hill was the first model city acting as an incubator of innovation and collaboration.

HouseKeys now operates as an Affordable Housing Program Administrator who works alongside 16 cities and builders to provide affordable housing opportunities to income-eligible households.

As a Program Administrator they support the City’s BMR program by specializing in Home

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Appendix H-6: Evaluation of Past Performance
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-6-6 Ownership, Rental, and Finance Programs. During the 5th Housing Element cycle Morgan Hill has provided $2,100,000 for the administration of its BMR program. The city has budgeted $550,000 for FY 22/23 for BMR Ownership and Rental program administration for the sale of the new construction BMR unit, a resale, and ongoing monitoring, compliance, and asset management.

From 2015 to 2021, there was 85 New Construction BMR homeowner units permitted and occupied by income qualified, first-time homebuyer families, an additional 53 BMR homes rehabilitated by HouseKeys and resold to income eligible families, and the administration of 89 subordinations to support homeowners refinance loans. Since 2015, there have been over 65 BMR ownership unit cases involving enforcement action or escalations. Of those 65, 41 involved attorney action, and 6 progressed to formal complaints filed and litigation in court to protect the affordability covenants. Through this process, the City and HouseKeys have learned how to strengthen the program and to implement policies and procedures defensible in court.

6.3.2 Rehabilitation
Through the former Morgan Hill Redevelopment Agency’s (RDA) $4 million in annual funding that was dedicated to support the rehabilitation and development of affordable housing, the City has historically offered a Housing Rehabilitation Loan Program to maintain and improve housing conditions. RDA was a significant cornerstone of the city’s successful housing program. Since its dissolution in February of 2012, the City has had to reduce, reprioritize and restructure its programs. As a result, programs that were once offered, such as the Housing Rehabilitation Loan Program that provided loans to lower income owner-occupants of single-family dwellings and owners of rental housing with income-qualified renters has been effectively eliminated in Fiscal Year 2010/2011 due to the dissolution of the Redevelopment Agency.

However, during this current 5th Housing Element cycle, the City has continued to support rehabilitation efforts to improve Morgan Hill’s stock of affordable housing through the following programs. The Urban County Community Development Block Grant Program (CDBG) of which Morgan Hill is a participating jurisdiction, has continued to fund rehabilitation services provided by Rebuilding Together Silicon Valley (RBTSV). Since 2015, CDBG has provided $1,826,546.05 to RBTSV, a non-profit agency devoted to providing critical home repairs and accessibility modifications for low-income homeowners and seniors at no cost to the recipient. The work provided focuses on improvements such as grab bars and railings, half steps, wheelchair ramps or lifts, raised toilets, minor plumbing or electrical, carpentry, and painting. Repairs are made possible, at no cost to the recipient, by utilizing volunteer labor, generous donations, government grants, and donated or discounted materials. Applicants must own their home, have a household income below 80% area median income, and preference is given to those 50% or below area median income. This program has been funded in part by the CDBG program, and in part by the City of Morgan Hill.

In addition to the Urban County CDBG Program, since 2016, the City of Morgan Hill has also contracted with RBTSV for minor repair services, the total City contracted amount during the 5th Housing Element cycle was $350,000. Additionally, in years 2017-2021 the City funded a RBTSV Blight busters’ program in collaboration with the code compliance team to assist with bringing a low-income home into compliance with health and safety rules. The Blight busters’ program had a total contract amount of $150,000 from 2017-2021 and ended June of 2021. From July 2015 to June 2020, 2,564 home repairs were completed by RBTSV on 258 homes in Morgan Hill (this is the result of both the Urban County CDBG Program funding and the City of Morgan Hill Program funding).

The City of Morgan Hill’s housing policy towards its multifamily housing partnerships is to provide stewardship to guaranty investment and re-investment in quality, long term housing stock. This generally results in supporting non-profit partners as they raise rehabilitation dollars for renovation

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Appendix H-6: Evaluation of Past Performance H6
Page H-6-7 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 of aging structures in the City of Morgan Hill. The former Morgan Hill Redevelopment Agency originally provided loans in previous years. Since then, the following developers have sought out and received City approval to refinance and resubordinate existing loans to rehabilitate their properties through the State’s Tax Credit and Bond programs.

First Community Housing intends to rehab Murphy Ranch I, a 62-unit affordable apartment community and Murphy Ranch II, a 38-unit affordable apartment community located at 310 E Dunne Ave. Construction is scheduled to start during the second quarter of 2022 and will take 12- 15 months to complete. The rehab will include performing critical and immediate repairs in excess of $2.5 million at Murphy Ranch I and II. The primary scope of work is to complete roof repairs, security camera upgrades, repaint the building exteriors, complete common area and unit interior improvements, resurface parking areas, replace rotted fencing, and upgrade the heating, cooling, and ventilation systems at each building to support energy efficiency.

EDEN Housing began rehabilitation work on Depot Commons in 2021 located at 17145 Depot Street. Depot was 12 affordable units and is being converted to 18 affordable units and 1 managers unit within the existing footprint. The rehab will include site work, interior and exterior upgrades, replacement of interior finishes, roofing, siding, doors, windows, the HVAC system and the additional of solar. The rehabilitation is expected to be completed in 2022.

EDEN Housing began rehabilitation work on the Willows Apartments in year 2021 located at 50 W Edmundson Ave. The Willows consists of 19 affordable units and 1 managers unit. The rehab will include the replacement of roofing, partial siding, doors, windows, the HVAC system and the addition of Solar. The interiors of the buildings will include upgrades to doors, cabinets, electrical & plumbing fixtures, and flooring. The rehabilitation is expected to be completed in 2022. The Willow Apartments and Depot Commons are being rehabbed together and the total development cost of this rehab is $27.2 million.

In 2021 EDEN Housing completed a $2.1 million rehabilitation of Sycamore Glen, a 20-unit senior property in Morgan Hill originally constructed in 1989. The property recently completed renovations in 2021, Improvements includes: heating and cooling units for each unit, all new double pane windows throughout, full unit interior renovations, drought‐tolerant landscaping and install water efficient irrigation, repairs to failing pedestrian bridges and new stairs throughout, exterior lighting and parking lot upgrades, upgrades to the small community room and ADA upgrades throughout the site.

In February of 2022, EDEN Housing requested, and the City Council of Morgan Hill approved, the waiver of the 2020 surplus cash distribution payment ($44,777) due to the City to support their property Villa Ciolino's immediate urgent rehabilitation needs. Villa Ciolino is a 42-unit affordable family housing apartment community located at 80 Ciolino Avenue. The more urgent rehab work will begin in 2022, primarily to address the exterior dry rot needs. EDEN has a longer-term goal to continue to apply for and seek out Tax Credit and Bond Funds to do a full re-syndication for the entire property, a much larger scale rehab of the property is scheduled for 2023.

In 2017, EAH completed an $18,105,464 million extensive rehabilitation of the Cochrane Morgan Hill Apartments located at 18555 Butterfield Blvd (96 Units). The scope of the improvements included but not limited to the replacement of plumbing, an upgrade to the electrical systems, extensive interior, and exterior upgrades, such as appliances, energy efficient systems, replacement of the countertops and cabinets, windows and flooring. Additionally, ADA accessibility features were implemented, restriping of the parking areas, replacements of the irrigation and upgrades to the interior and exterior common area amenities.

In 2019, EAH completed a $50,910,953 million rehabilitation of Park Place Apartments, located at 16480 Del Monte Ave (112 Units). The scope of the improvements included but not limited to

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Appendix H-6: Evaluation of Past Performance
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-6-8 replacement and upgrades to the plumbing and electrical systems, roof, AC system, appliances, and ADA enhancements. Additionally, an upgrade to the exterior and interior lighting, landscaping and irrigation improvements, repair of the basketball court surface, paving of the playground, and an upgrade to the interior and exterior common area amenities.

6.3.3 Santa Clara County Housing Programs
The Housing Authority of Santa Clara County administers the Section 8 Housing Assistance Payments Program (Section 8). This program links landlords with tenants eligible for rental assistance. Section 8 guarantees landlords fair market rent while providing subsidies for tenants in rental properties. Section 8 tenants are those elderly, handicapped, or very low- or extremely low-income families needing help to secure decent housing. Morgan Hill is participating in this program. Currently, 344 Morgan Hill households use Section 8 housing choice vouchers.There are 632 households on the waiting list for vouchers from Morgan Hill. The Housing Choice Voucher interest list (accessed through the Applicant Portal) is a permanently open list. When vouchers are available, active applicants are randomly selected to be offered a voucher (if eligible).

Community Development Block Grants (CDBG)
Morgan Hill participates in the Santa Clara County CDBG Urban County Program that provides funding on behalf of the smaller urban county non entitlement cities to nonprofit agencies and participating cities to enable them to offer housing and housing-related services to eligible lower income persons including seniors, persons with disabilities, the homeless, and victims of genderbased violence.

Since 2015, the CDBG program has provided $4,539,941.38 in funding for developers and service providers that have served Morgan Hill for the acquisition, construction, or rehabilitation of affordable housing, public facilities, and services for lower income persons. Local funding priorities are based on the collective community needs and goals documented in the County’s Consolidated Plan. A summary of services funded during the 5th Housing Element cycle is listed below.

Figure H 6-1: Services Funded During 5th Housing Element Cycle HOME Program (Home Investment Partnership Act)
The federal HOME Program is administered by the County of Santa Clara Office of Supportive Housing and provides loans and grants to nonprofit organizations to assist with financing to develop permanently affordable housing through acquisition, construction, or rehabilitation. In 2015, EAH Morgan Hill Family Apartments received $756,269 in HOME funds for the construction of Morgan Hill Family – a scattered site development that consists of a 41-unit apartment project built on three (3) separate properties that are noncontiguous but within ¾ of a mile of one another,

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Appendix H-6: Evaluation of Past Performance H6
Page H-6-9 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Tobiano at Orchard Ranch” (40 E. Dunne Avenue), Tovero at Orchard Ranch (16873 Monterey Rd), and Palomino at Orchard Ranch (16170-16180 Monterey Road). The property provides permanent housing for very low-income families at or below 60% AMI and includes six (6) units for Transitional Aged Youth (T.A.Y. units). The HOME funds were used for the construction and permanent financing of the residential portion of the project. The City of Morgan Hill funded this project $4,5000,000.00 with City Housing Program funds.

Shelter Plus Care
Shelter Plus Care (S+C) was originally the name of a Program that was administered by the Housing Authority. It provided a five-year rent subsidy to homeless/disabled individuals and their families to assist them in securing permanent affordable rental housing. Applicants had to be currently homeless and diagnosed with one of the following disabilities: mental illness, HIV/AIDS, or a drug and/or alcohol dependency. In addition to rent subsidy, the program also arranged for various treatment services and case management. S+C clients were required to pay 30 percent of their monthly income towards rent and S+C paid the balance. The Housing Authority transferred S+C program in 2016 to the County of Santa Clara Office of Supportive Housing for the purpose of integrating the program and the referring body into one coordinated entry effort. The program as described still exists through the coordinated countywide entry system. The name “S+C” was the referral process for a HUD funded grant that allowed shelter providers to refer their residents and was eliminated when coordinated entry was created. Coordinated entry was part of a larger effort to streamline access to homeless and housing services countywide. All Continuum of Care (CoC) funded programs now use the coordinated entry system as the referral mechanism.

Participants do not apply; they are given an assessment by their homeless service provider that places them on a community queue and prioritizes them by vulnerability and acuity. The community queue is used to refer individuals starting with the highest scoring individual on the queue. The CoC funding includes the subsidies and services that were originally provided by the program called S+C. There are three CoC grants that provide subsidy assistance only. Additional information can be found on the Grant Inventory Worksheet (GIW) at HUD:
https://www.hud.gov/sites/dfiles/CPD/documents/CoC/2021/GIW/FY%202021%20CA500%20GIW.xlsx. Currently there are 1,422 units in the 35 Permanent Supportive Housing (PSH) Programs in Santa Clara County that have a subsidy and service that is CoC funded. As of February 28, 2022, during the 5th Housing Element cycle there are 71 households housed in Morgan Hill and affiliated with the CoC funded PSH programs.

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Appendix H-6: Evaluation of Past Performance Attachment 6-A H6 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Attachment 6-A
Evaluation of Past Performance:

Program Evaluation
City of Morgan Hill Housing Element 2023-2031

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1a-1 Evaluate Land Availability Annually. Evaluate
annually the amount of land available for
development and the projected eight-year need,
and adjust the General Plan and zoning as
necessary to accommodate the City’s regional
housing allocation.

Ongoing The City’s Housing Division and Planning Division annually reviews the amount of land available for development
during the Annual Progress Report (APR) to HCD and OPR
to ensure enough land is available to accommodate the
outstanding RHNA.

Retain program
1c-1 Annual RDCS Objectives. Establish annual
objectives under the RDCS allocation process for
affordable housing based on past production and
future needs.

Delete program
1c-2 Annually Evaluate RDCS Allocations. Annually
evaluate the outcome of the allocation process to
determine if further adjustments to the system are
advisable to ensure that the annual allocations are
maximized for both market rate and affordable
housing. Points to consider include the RDCS’s
impacts on cost, supply and affordability of
housing, as well as the timing of the process.

Ensure that there are sufficient allocations to meet
the Regional Housing Need Allocation (RHNA).

Include results in the annual progress report
submitted to HCD.

Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1h-1 RDCS Refinement. Continue to develop and
implement varied RDCS standards for different
types of developments. For example, consider if
senior or multi-family developments should have
different scoring criteria than single-family
developments.

Delete program
1h-2 Review Height Limits. Review the Zoning
Ordinance to ensure that height limits allow for a
desirable design at the intended density.

Complete Height limits were reviewed and revised during the Zoning Code Ordinance update in 2018 as part of the 2035 General Plan Update; however, further review of height limits may be warranted within the Zoning Ordinance and the Objective Standards to allow for the intended density allowed in the General Plan.

Retain and
modify program
1h-3 Review Design Standards. Review design
guidelines and standards to ensure that housing
developments, particularly in higher density
designations, provide adequate privacy, open
space and other amenities.

Complete The Residential Development Design and Development Standards were adopted in December 2019 and updated in
December 2020 to implement the requirements of SB 330
and SB 35 to articulate objective project design
requirements for all residential and mixed-use
developments.

Delete program
1j-1 Monitor and Implement RDCS in New Projects.

Continue to monitor and ensure that an
appropriate percentage of all new market rate
housing be affordable to lower, median, and
moderate income households. The Planning
Commission and City Council shall annually
review proposed RDCS allocation procedures to
ensure that developers will maximize points in the
RDCS by providing sufficient affordable units.

Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1l-1 RDCS Points for BMR Housing. On an annual
basis, when the City Council updates RDCS
scoring criteria, ensure that provisions are
retained within the RDCS that award points for
developments that voluntarily reserve a
percentage of the proposed housing for below
market rate units.

Discontinued SB 330 suspended the RDCS program effective January 1, 2020, as the Housing Crisis Act preempts and precludes the enforcement of RDCS while the State of California’s Housing Crisis Act is in effect. In preparation for the suspension of RDCS, the City of Morgan Hill adopted an Inclusionary
Housing Ordinance (IHO) in August of 2018 to replace the RDCS mechanism that allowed for the creation of Below
Market Rate (BMR) units.

Delete program
1q-1 New Funding Sources. Monitor and consider
new sources of funding for affordable housing
development and rehabilitation; continue to
regularly apply for grant funding such as
CalHOME.

Ongoing Staff will continue to seek out funding opportunities that both allow for programming and capacity to implement that programing. Morgan Hill is limited on resources and staffing levels reflect the 2012 elimination of the Redevelopment Agency, and the resulting loss of $4 million in annual
funding to support the rehabilitation and development of affordable housing in Morgan Hill. Morgan Hill applied for and received a $450,000 capacity building grant from
Destination Home for a period of 3 years ($150,000 per
year) to fund an Unhoused Specialist position that began in 2021 and will continue to seek out such opportunities.

Retain and
modify program
1r-1 Partnership for Tax Credits. Continue to
support applications for Low-Income Housing
Tax Credits either by acting as co-applicant with
the developer or providing them with matching
funds.

Complete/
Ongoing
Support for tax credits and bonds is regularly provided for both new development and rehabilitation. As Housing
Program funding is available, the City of Morgan Hill takes the opportunity to partner with affordable housing
developers and fund projects. (2015 EAH Morgan Hill
Family – Scattered Site $4,5000,000.00, 2018 Crossings
on Monterey $750,000, 2021 Royal Oak Village $400,000).

Retain and
modify program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1bb-1 Solar Energy Assessment District. Study the
possibility of forming a voluntary (opt-in) solar
energy assessment district to provide loans to
offset the initial cost of installing solar panels or
other efficiency improvements. Loans would be
paid for by a municipal bond and paid back by an
increase in the participating household’s property
taxes for the life of the loan.

Complete A Solar Energy Assessment District was not implemented; however, the City of Morgan Hill participates in the Property Assessed Clean Energy (PACE) Program which allows
property owners to finance energy improvements and pay
the costs back in individual property taxes.

Delete program
1cc-1 R-2 Zoning. Modify the R-2 zoning standards
(Chapter 18.55 of the Zoning Code) to explicitly
state that second units are an allowed use.

Complete The Zoning Ordinance was updated in 2018 which modified the RAL zoning district (previously named R-2) to allow Accessory Dwelling Units (secondary units) as a permitted use.

Delete program
1cc-2 Secondary Unit Information. Develop
resources to help educate homeowners,
architects, and builders about secondary dwelling
units. Potential actions include producing
handouts and fact sheets and hosting “How To”
workshops.

Ongoing The City Housing Program has partnered with the Housing Trust of Silicon Valley and other providers to market and offer workshops and resources for homeowners
constructing Accessory Dwelling Units (ADUs). HTSV
offers an ADU Construction Loan Program for a three-year term. On site tours of prefabricated ADUs have occurred at city hall. The Planning team updated the ADU ordinance in 2019 and 2021 to comply with legislation that amended
ADU law (AB 3182 (2020) and SB 13, AB 68, AB 881, AB
587, AB 670, and AB 671 (2019).

Retain and
modify program
1dd-1 Secondary Unit Fees. Reduce per-unit impact
fees for secondary dwelling units to reflect
smaller household sizes and lesser impacts.

Ongoing Effective in 2020, pursuant to the Government Code, no impact fees are imposed on accessory dwelling units less than 700 square feet in size; in addition, impact fees
charged for an accessory dwelling unit more than 700
square feet are charged proportionality in relation to the square footage of the primary dwelling unit.

Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1ee-1 Secondary Unit Ordinance. Study and revise the
secondary dwelling unit ordinance to ensure it
follows standard best practices. Pointsto consider
include:.
• Clarify the ordinance to ensure properties
are not subdivided and second units sold as
separate units.
• Utilize window design techniques to reduce
impact on adjacent property for two-story
second units.
• Increase the maximum permitted second
unit size to 50 percent of primarydwelling or
750 square feet, whichever is smaller.
• Reduce parking requirements to one space
for a two-bedroom second unit, or allow
tandem parking for the two spaces.
• Reduce or eliminate the minimum lot size
for second units.
• Have second units governed by the same
land use controls as other buildings
(setbacks, lot coverage, etc.).
• Review and revise the zoning ordinance to
allow second units in additional zoning
districts, including certain multi-family and
mixed use districts such asCC-R and CL-R,
where some existing lots developed with
single-family uses could accommodate
greater density in a second unit
configuration.

Complete Chapter 18.84 (Accessory Dwelling Units) of the Zoning Code was created in 2018 and updated in 2019 to be
consistent with the Government Code to allow for accessory units as an important form of affordable housing while
preserving the character and integrity of residential
neighborhoods in Morgan Hill.

Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1ii-1 Rental Assistance Programs. Undertake the
following: (1) Refer rental property owners to the
Santa Clara County’s Housing Authority’s waiting
list; (2) When in contact with rental property
owners, inform them of the Housing Authority’s
vouchers program; and, (3) Promote the
availability of vouchers for use in the rental
rehabilitation program.

Ongoing When in contact with rental property owners, inform them of the Santa Clara County Housing Authority’s voucher
programs and encourage them to list their vacant rental units on the Housing Authority’s website
(www.scchousingauthority.org/section-8-landlord
resources/). Rental assistance programs are continuously updated and marketed to the community in English and
Spanish (https://www.morgan-hill.ca.gov/2303/Summer2022-Food-and-Rental-Assistance).

Retain program
1ll-1 Update Funding Information. Update, as
needed, directories of State and federal housing
and community development programs that
provide financial assistance. Annually identify
State and federal programs that are most
applicable to Morgan Hill and have the greatest
potential for funding affordable housing in the
city.

Ongoing
Beginning of
Fiscal year
The city participates in the Urban County Community
Development Block Grant (CDBG) and HOME consortium.

Morgan Hill is not an entitled city; however, as population increases, the city will evaluate the opportunity to become an entitled city in the future.

Retain and
modify program
1nn-1 Housing Rehabilitation of Rental Properties.

Provide financial assistance for substantial
housing rehabilitation to rental property owners
with extremely low, very low or low income
tenants in exchange for long term affordability (as
required by the funding source).

Ongoing During the 5th cycle, 254 affordable apartment units have been rehabilitated (+7 managers units).

Retain program
1nn-2 First-Time Homebuyer Program. Provide a
first-time homebuyer downpayment assistance
program targeted to low and moderate income
residents and employees.

Ongoing Since 2015, $612,880.00 has been provided in the form of BEGIN down payment assistance.

Retain program
1nn-3 Promote Extremely Low Income Housing.

Provide priority funding consideration for
extremely low income housing developments.

Ongoing There are 158 extremely low-income units in the development pipeline.

Retain program

Page 478 of 695 ends

Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1oo-1 Update City’s Affordable Housing Strategy.

Continue to update the City’s Affordable Housing
Strategy with the most current Census data.

Identify methods to create housing affordable to
extremely low income households.

Complete/
March 2018
March of 2018, the City employed Keyser Marston
Associates, Inc. (KMA) to identify potential programs to increase the supply of affordable housing. KMA provided an initial list for the City’s consideration.

Delete program
1oo-2 Review Housing Objectives Annually. Review
housing objectives annually and recommend
program modifications if annual housing
objectives are not being met.

Complete/
Ongoing
Each Spring
part of
annual report
to CC
Annual Housing Program Status Reports provided to City
Council.

Retain program
1tt-1 Term of BMR Units. Review the term of
affordability for ownership housing units.

Ongoing.

Complete.

In November of 2019 and December of 2021, BMR
programmatic revisions were discussed with the City
Council, at which point Council solidified that the intent of the ownership program is long-term affordability and
stability, not rate of return.

Delete program
1tt-2 BMR Equity. Develop opportunities for owners of
BMR units to build equity/wealth, while protecting
the public investment of resources.

Complete The BMR ownership program provides homeowners with a stable long-term housing payment, and the ability to earn below market rate equity through a recorded restriction agreement that utilizes the Consumer Price Index (CPI) to calculate the resale price for 45 years. This facilitates the homeowners ability to earn some equity (pending market
conditions), and supports the preservation of the
affordability aspect of the home.

Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
1vv-1 Annual Monitoring of Potential At-Risk Units.

Annually monitor the status of at-risk assisted
rental housing units. Contact current property
owners of at-risk projects to determine their
financial objectives and appropriate financial
assistance needed to meet those objectives
(rehabilitation assistance, operating subsidies,
additional Section 8 vouchers, etc.).

Ongoing Since 2015, there have been over 65 BMR ownership cases involving enforcement action or escalations. Of those 65, 41 involved attorney action, and 6 progressed to formal
complaints filed and litigation in court. Through this process, the City and HouseKeys learned how to strengthen the
program and make policies and procedures defensible in
court. This is part of the administration provided by
HouseKeys. Additionally, third party BMR portfolio
monitoring occurred 2017.

Retain program
1yy-1 Semi-Annual Survey of Rental Vacancies.

Conduct a semi-annual survey of rental housing
vacancies to determine the applicable vacancy
rate for implementing the condominium
conversion ordinance.

Ongoing
Annual
A vacancy survey is conducted annually. Vacancy rates
have consistently been at 1%.

Retain program
1zz-1 Housing Discrimination. Refer discrimination
complaints to Project Sentinel or other
organizations that combat housing
discrimination.

Ongoing Staff continues to refer residents to the Law Foundation and Project Sentinel. The Project Sentinel Fair Housing Program receives Urban County CDBG funding.

Retain program
2e-1 Resale and Rental Inspection. Research and
evaluate creating a resale and rental inspection
program to maintain and improve the quality of
the housing stock.

Complete From 2015 to 2021, there was 53 BMR homes, rehabbed and resold to income qualified, first-time homebuyers by the City’s BMR administrator HouseKeys. July 25, 2018, the
City Council authorized the establishment of a $1,000,000 Below Market Rate (BMR) Housing Acquisition and
Rehabilitation Program with a revolving fund to provide for the preservation of BMR homes that need to be acquired
and/or rehabilitated by the City and resold to new eligible homeowners. Each of the 53 resale homes was inspected
by the City’s BMR administrator as part of the resale
process.

Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
2m-1 Work with Mobile Home Interest Groups. Work
with mobile home residents and nonprofit groups,
as opportunities and interests arise, to explore
the purchase of existing mobile home parks to
preserve or enhance their affordability. Options
include providing funding for feasibility studies,
assisting in accessing state and federal programs
(such as the California Mobilehome Park
Resident Ownership Program), and using
available local affordable housing funds as gap
funding.

Ongoing Morgan Hill has a mobile home park ordinance (Municipal Code Chapter 5.36) that limits the amount that space rents can be increased from year to year on mobile home spaces constructed before January 1, 1990. A basic provision of the ordinance is that rents, for leases of 12 months or less, can increase by no more than 75% of the annual increase in the CPI. However, there is a provision in the ordinance that permits an owner to petition to increase rents by more than the 75% of CPI limitation to yield a “just and reasonable return on their property.” This provision allows rents to increase so that the property’s Net Operating Income (NOI) increases at a rate of up to 40% of the annual increase in the CPI since 1981. Annual rent increases under this
provision may not exceed more than twice the CPI or 15%, whichever is less.

Delete program
2n-1 Energy Audits/Weatherization. Partner with
local organizations for energy
audits/weatherization programs. Typical projects
include energy audits, energy efficiency rebate
applications, weatherization (reducing air
leakage, etc.), window replacement, appliance
swaps, etc.

Complete Morgan Hill is a participating jurisdiction in the Urban County CDBG Program which funds rehabilitation services provided by Rebuilding Together Silicon Valley (RTSV) which
includes weatherization repairs and energy efficiency
upgrades. This implementation program/action is repetitive of other similar actions, and therefore is proposed to be removed.

Delete program
3i-1 Low Interest Loans for Accessibility. When
funds are available, provide low interest
rehabilitation loans to make existing residences
accessible to the disabled.

Ongoing In collaboration with RTSV, Morgan Hill offers a low-income senior and/or disabled Homeowner Rehabilitation Grant
Program. From July 2015 to June 2020 RTSV has worked
on 258 homes and completed 2,564 repairs in Morgan Hill.

Retain and
modify program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
3i-2 Housing for Mentally Impaired Homeless
Adults. Work with nonprofit organizations
(Community Solutions and South County
Housing are two examples of nonprofits with
which the City has relationships) to evaluate the
need for additional units in Morgan Hill for
mentally impaired homeless adults.

Ongoing Efforts have included participation in Measure A’s Affordable Housing Bond, dedicated to extremely low-income
households and homeless. The Crossings is 39 units of
which 20 apartments are reserved for chronically homeless.

The Royal Oak Village has 73 units of which 24 are
permanent supportive housing (PSH) units. The Morgan Hill Family – Scattered Site affordable rental development has 41 units of which six are set-aside for Transitional Aged Youth aging out of the foster care system. Currently
processing a 41-unit project “The Magnolias,” of which 11 units are for chronically homeless.

Retain and
modify program
3i-3 Housing for Developmentally Disabled
Adults. Coordinate with North Bay Regional
Center to integrate their clients into affordable
housing. Consult with North Bay Regional Center
on new affordable development projects to
ensure that new units are built that support adults
with developmental disabilities to live lives
integrated with the rest of the community.

Ongoing The Housing Program facilitates community meetings as needed to successfully integrate developmentally disabled adults into the neighborhood. There are currently three group homes owned and operated by the San Andreas
Regional Center in Morgan Hill (previously named North Bay Regional Center).

Retain and
modify program
3j-1 Locations for Senior Housing. Identify criteria
and locations within the city that are appropriate
for senior housing developments and assist
developers as appropriate.

Complete Ongoing efforts. Morgan Hill Senior Housing project (81 units) received a $14.3M award in 2022 from the State
Housing and Community Development Multifamily Housing
Program (MHP). Pending a California Debt Limit Allocation Committee (CDLAC) proposed bond allocation award (June
of 2022). If awarded, project will be fully funded, and construction will commence December 2022.

Delete program
3l-1 Reduced Impact Fees for Senior Housing.

Reduce per- unit impact fees for small senior
housing units to reflect smaller household sizes
and lesser impacts.

Complete The City instituted reduced impact fees for senior housing. Delete program

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Table H 6-2 Evaluation of 2015-2022 City of Morgan Hill Housing Element Programs Program Status Evaluation Recommendation
3q-1 Emergency Voucher Program. Consider
implementing a one-time emergency voucher
program to assist residents displaced by criminal
activity, natural disasters or other emergencies.

Coordinate with social service providers.

Ongoing Since 2015, the city has assisted 6 families with emergency hotel placement as a result of flooding and will continue to aid in this effort as resources are available. Coordination with the County of Santa Clara also occurs as they have a county wide emergency hotel placement program.

Retain program
4b-1 Impact Fees for Downtown Housing. Reduce
per-unit impact fees for small downtown housing
units, to reflect smaller household sizes and
lesser impacts.

Complete The City instituted reduced impact fees for housing units within the Downtown.

Delete program
4p-1 Increase Awareness of Universal Design
Principles. Educate the Planning Commission
about universal design. Make information
available at Development Services Center.

Ongoing Previous Planning Commissions have been educated regarding universal design, but continuous education is needed as Planning Commission vacancies are filled and
as Morgan Hill’s population continues to age and there is an increasing demand for age-friendly housing built with universal design principles.

Retain program
4p-2 Universal Design Ordinance. Study and, if
appropriate, adopt a universal design ordinance
or policies to encourage the inclusion of universal
design features in new construction. Options
include identifying minimum, cost- effective
amenities for all new construction and offering
points in the RDCS for homes that provide a more
extensive selection of universal design features.

Ongoing A Universal Design Ordinance was not prepared during the 5th Housing Element cycle; however, points were awarded towards projects that provided universal design features in the RDCS competition. With the passage of SB 330, the
RDCS program has been suspended effective January 1,
2020.

Retain and
modify program

Page 483 of 695 ends

Appendix H-7: Public Participation H7
Page H-7-i City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Appendix H7
Public Participation
City of Morgan Hill Housing Element 2023-2031

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Appendix H-7: Public Participation
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-7-ii Table of Contents
City of Morgan Hill Housing Element
APPENDIX H-7 |Public Participation.....................................................................................................................H-7-i

7.1 Introduction….............................................................................................................................. H-7-1

7.2 List of Meetings………………………………………............................................................... H-7-1

7.3 Assessment of Fair Housing Outreach…………….................................................................... H-7-3

7.4 Summary of Public Input……………...........................................................................................H-7-4

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Appendix H-7: Public Participation H7
Page H-7-1 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 APPENDIX H-7 | Public Participation

7.1 Introduction
The 2022 update of the Housing Element involved an extensive community engagement process.

The initial efforts began in May and June of 2021, with a series of workshops that were held to provide a roadmap of the past, present, and future housing in Morgan Hill, to communicate how we got here, and to discuss the housing needs for current and future residents. The opportunity was taken to share the State mandates for housing production that are in response to the housing crisis and geared towards increasing the supply. The initial workshops served as a springboard to leap into a deeper community engagement process. City staff used a variety of methods to solicit public input on the Housing Element update, including distributing three survey’s (two pertaining to Assessment of Fair Housing (AFH)), hosting public workshops, providing information at community events, conducting focus groups, giving presentations to the Community, and holding several workshops with the community and the Planning Commission. Staff prioritized involvement and engagement of residents and community members that are most directly impacted by the plan and development, especially Latinx, homeless, and other underrepresented or underserved groups. For a synopsis of presentations provided, surveys, and results of public input, see Attachment 7-A.

Community outreach and engagement opportunities were designed to provide a safe engagement process that followed safe public health protocols around COVID-19, and to implement a meaningful engagement process that promoted a sense of ownership and real participation among community members. Staff involved a diverse range of participants, seeking input from the business community, community-based organizations, and other stakeholders.

7.1.1 City Website
A City website (https://www.morgan-hill.ca.gov/2063/Housing-Element-Update) specifically for the Housing Element update was established to provide an overview of the Housing Element process, FAQs, recordings, online comments to the City, and to announce future events (i.e., workshops, survey). Presentations from public outreach meetings were available for viewing, and documents related to the Housing Element were linked to the website, including the results of the surveys.

7.2 List of Meetings
The City of Morgan Hill started the engagement process for the Housing Element in May 2021.

Below is a list of meetings and community-based organizations (CBO’s) that City staff met with and consulted during the community participation process:
 5/18/21 What is Affordable Housing 101, Spanish with English (Zoom presentation)
 5/19/21 All Things Housing Community Workshop (Zoom presentation)  5/22/21 All things Housing - In-person
 5/23/21 Hablando Vivienda con Nuestras Familias En Espanol (Zoom presentation)
 5/28/21 Agricultural Workforce Housing in South County (Zoom presentation)  6/2/21 Community Workshop - State Mandates for Housing Production, City Council Meeting, (Zoom presentation)

Page 486 of 695 ends

Appendix H-7: Public Participation
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-7-2  6/10/21 Town Hall - Creating Inclusive Communities through Design Form, (Zoom presentation)
 6/16/21 Community Workshop - Housing Affordability, (Zoom presentation)  6/23/21 Community Workshop - Housing and Long-term Sustainability, (Zoom presentation)
 8/11/21 Community Workshop - Let’s Talk Housing Santa Clara County, Introducing the Housing Element Update (Countywide Zoom presentation with interactive City of Morgan Hill breakout room)  11/11/21 South County Collaborative (Zoom presentation and interactive focus group with 30 CBOs)
 1/11/22 Social Services Agency, South County Staff (Zoom presentation & interactive focus group)
 1/13/22 Morgan Hill Unified School District (MHUSD) Fawn Meyers HR Director (Zoom interview)
 1/18/22 Compassion Center Staff (CBO Zoom interactive focus group)  1/18/22 COVID Testing day, obtained feedback from attendees  1/18/22 Gavilan College South County Basic Needs Staff (CBO Zoom interactive focus group)
 1/20/22 Parents Helping Parents (CBO Zoom interactive focus group)  1/20/22 Digital Nest serving youth in South County (CBO Zoom interactive focus group)
 1/20/22 Morgan Hill Library (Zoom interactive focus group)  1/25/22 Medical Social Worker Valley Health Center and Saint Louise Hospital (Zoom interactive focus group)
 1/25/22 Richard Prato Director of Human Resources, Christopher Ranch Agriculture Employer (phone interview)
 1/25/22 Introduction to the Housing Element (Planning Commission workshop)  1/19/22 Eden Housing (Jasmine Square) Jonathan Crowther James (Affordable Housing Developer Focus Group)
 1/28/22 St. Vincent De Paul and St. Catherine’s (faith based and CBO interactive Zoom interview)
 1/31/22 Building Back Better, Joint Venture Silicon Valley, Executive Director Quency Phillips (interactive Zoom interview)
 2/2/22 Catholic Charities, Greg Kepferle (interactive Zoom interview)  2/3/22 Employment Development Department (Zoom interview)  2/3/22 Saint Joseph’s Food Pantry, David Cox (CBO Zoom interview)  2/3/22 South County Collaborative Board Members (CBO interactive Zoom focus group)
 2/3/22 Morgan Hill Bible Church Homeless Safe Park (focus group in person with unhoused families)
 2/10/22 Townhall Housing Element (Zoom presentation)
 2/14/22 Silicon Valley Independent Living Center, Patricia Cokes (CBO Zoom interview)
 2/17/22 Townhall Housing Element (Zoom presentation and community feedback)
 2/22/22 Sites Inventory (Planning Commission workshop)  3/7/22 Silicon Valley @Home (CBO interactive Zoom focus group)  3/8/22 Evaluation of Past Performance (Planning Commission workshop)  3/14/22 Edward Boss Prado Foundation, Cecilia Ponzini (telephone interview)  3/21/22 Voices School, (surveying of parents, in-person)  3/26/22 Spanish mass at Saint Catherine’s (in person surveying)

Page 487 of 695 ends

Appendix H-7: Public Participation H7
Page H-7-3 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022  3/27/22 Spanish mass at Saint Catherine’s (in person surveying)  4/9/22 City Booth at the Farmers’ Market/Sidewalk Saturdays  4/12/22 Goals & Policies (Planning Commission workshop)  4/26/22 Assessment of Fair Housing (AFH) and Affirmatively Furthering Fair Housing (Planning Commission workshop)
 5/10/22 Constraints Analysis (Planning Commission workshop)  5/11/22 Santa Clara County Planning Collaborative Developer Listening Session (interactive Zoom roundtable)
 5/24/22 Housing Element Update (Planning Commission workshop)  7/27/22 Draft 2023-2031 Housing Element (Planning Commission public hearing)  8/2/22 City Booth at National Night Out
 8/17/22 Draft 2023-2031 Housing Element (City Council public hearing)

7.3 Assessment of Fair Housing (AFH) Outreach
The outreach activities elicited broad community participation during the development of the AFH.

The City conducted numerous outreach activities to reach all segments of the community and purposely focused on reaching Latinx, individuals and families currently housed in affordable housing, homeless, and other underrepresented or underserved groups. The City prioritized outreach by conducting small interactive focus groups with service providers/CBO’s via Zoom as outlined above. The City also reached out purposefully to the Latinx community by translating all surveys to Spanish and conducting in person meetings as well as Zoom workshops in Spanish.

City staff also conducted outreach during the Spanish mass at St. Catherine’s as identified above.

In addition, two Assessment of Fair Housing (AFH) surveys were provided (both in English and Spanish), one for Community Based Organizations (in which the City received 25 responses) and another survey geared towards underrepresented or underserved individuals and families (in which the City received 651 responses). The surveys were provided electronically and in hardcopy format to the following organizations and locations:
 Affordable Rental Housing locations
o Cochrane Village
o Crest Avenue Apartments
o The Crossings at Morgan Hill
o The Crossings Monterey
o Depot-Commons
o Jasmine Square
o Murphy Ranch Family Townhomes
o Royal Court Apartments
o San Pedro Gardens
o The Skeel Apartments
o Terracina at Morgan Hill
o The Willows Apartments
o Villa Ciolino
o Orchards Ranch Scattered Sites
o Park Place
 CBO’s
o Building Back Better, Joint Venture Silicon Valley
o Catholic Charities
o Christopher Ranch
o Destination Home Silicon Valley

Page 488 of 695 ends

Appendix H-7: Public Participation
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Page H-7-4 o Digital Nest
o Employment Development Department
o Eden Housing
o Gavilan College
o Morgan Hill Unified School District
o Parents Helping Parents
o The Compassion Center
o Morgan Hill Library
o Saint Louise Hospital
o St. Vincent De Paul
o St. Catherine’s
o Saint Joseph’s Food Pantry
o Silicon Valley @Home
o Silicon Valley Independent Living Center
o Social Services Agency
o Valley Health Center
o Voices School
 Panaeria bakery
 Morgan Hill Senior Center
 Rotary
 Senior Affordable Rental Housing locations
o Sycamore Glen
o Horizons
o Bella Terra Apartments
o The Lodge at Morgan Hill
o The Huntington
 Unhoused individuals through outreach to encampments

7.4 Summary of Public Input
There were several themes that where common among all comments obtained in the community participation process, from both, CBO’s as well as individuals.

Comments obtained from CBO’s that were developed into Goals for the Housing Element are summarized below:
 Provide a range of housing opportunities affordable to Morgan Hill workforce.  Promote Extremely Low-Income housing.
 Prevent homelessness and address the housing needs of people experiencing homelessness.
 Establish special needs housing for seniors, persons with disabilities, and veterans.
 Conduct community education/outreach to inform residents about affordable housing and how to seek assistance.

Some specific comments that were brought up by CBO’s that were developed into key Policies include:
 An affordable housing overlay district could be used to increase affordable housing.
 Pass a commercial linkage fee ordinance.

Page 489 of 695 ends

Appendix H-7: Public Participation H7
Page H-7-5 City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022  Zone more land and/or change zoning regulations for multi-family to increase affordable housing.
 Pass a rent stabilization ordinance.
 Integrate affordable housing throughout the community.  Protect residents from displacement.

Common themes obtained in the community participation process among individuals that provided feedback that were developed into Goals or Policies are summarized below:
 Provide a range of housing opportunities affordable to Morgan Hill workforce.  Prevent homelessness and address the housing needs of people experiencing homelessness.
 Integrate affordable housing throughout the community.  Ensure that children who grew up in Morgan Hill have housing options so they can live in Morgan Hill as adults.
 Preserve, maintain, and rehabilitate existing housing to ensure neighborhood livability and promote continued housing affordability.  Pass a rent stabilization ordinance.
 Create an affordable housing overlay district.
 Zone more land to allow multi-family rental housing.
 Increase housing education, outreach, and enforcement.

One comment or view that was not accepted, or not included, in the Housing Element Update that was common among several CBO’s, as well as individuals, was the request to ‘pass an affordable housing bond issue to provide funding to construct multi-family housing’. The City did not include an affordable housing bond as a policy in the Housing Element Update as passing an affordable housing bond is costly, would require voter approval, and other policies and actions were identified that can achieve the same goal of developing multi-family housing, such as studying the creation of an affordable housing overlay, considering a commercial linkage fee, and expand multi-family zoning areas throughout the City.

For a synopsis of presentations provided, surveys, and results of public input, see Attachment 7- A.

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Appendix H-7: Public Participation Attachment 7-A H7
City of Morgan Hill Housing Element 2023-2031 | Adopted XXXXX XX, 2022 Attachment 7-A
Public Participation
City of Morgan Hill Housing Element 2023-2031

Page 491 of 695 ends

Written comments and any questions should be directed to:

Adam Paszkowski, Principal Planner, at
[email protected] or 408-310-4635 or at 17575 Peak Avenue, Morgan Hill, CA 95307

DRAFT HOUSING ELEMENT

AVAILABLE

FOR PUBLIC REVIEW
The Housing Element:
• Assesses housing needs for all populations
• Reviews constraints to providing housing
• Identifies housing goals, policies, and implementation programs for the next 8 years
Comments accepted through July 5th
Town Hall on Zoom June 23rd @ 5:30pm
(link on webpage below)
Scan the QR code or visit the City’s website at
https://www.morgan-hill.ca.gov/2063/HousingElement-Update to access the Draft Housing Element and provide feedback

Page 492 of 695 ends

1 Adam Paszkowski
From: City of Morgan Hill <[email protected]>
Sent: Friday, February 25, 2022 1:02 PM
To: Adam Paszkowski
Subject: [EXTERNAL] Weekly 411 Community News for February 25 February 25, 2022
Hello Morgan Hill!
What a sunny and bright winter this is! It may be
pleasant day-to-day, but so little rain is problematic.

Valley Water has many water conservation tips and
landscape rebates to help homeowners and
businesses transition to drought-resistant
landscaping.

Visit mhvalueswater.com for local water use
guidelines scheduled to change on Tuesday, March

1. City Engagement
Survey: Morgan Hill's Housing Element
Survey Closes on February 28
The City is in the process of updating the Housing Element of the General Plan for the

Page 493 of 695 ends

2 2023-2031 period as required by State law. The Housing Element establishes policies and programs to address Morgan Hill's existing and projected housing needs for all economic segments of the community.

The process includes asking community members what they see as Morgan Hill's most significant housing needs. All responses are kept confidential; one survey can be submitted per person.
 Survey in English: https://www.surveymonkey.com/r/JDZYJ65  Survey in Spanish: https://www.surveymonkey.com/r/QZKN6W3 COVID TESTING at the Morgan Hill Council Chamber
Tuesday, March 1, 9:30 a.m. - 4:00 p.m.
17555 Peak Avenue, Morgan Hill, 95037
Schedule an appointment here.

Appointments for this location will be open for scheduling 7 days before the testing date. Once all appointments are filled, this location will no longer appear as an option.

Library, Culture, and Arts Commission
Tuesday, March 1, 5:30 p.m. View Meeting Information

The Commission meetings are virtual and live-streamed on Facebook, Channel 17, and the City’s website.

Members of the community who would like to participate may join the virtual meeting at https://bit.ly/LCACMeeting or call 669-900-9128, then enter the meeting identification when prompted: 874 0656 4997.

Public comment may be provided in the following ways:
 Join the virtual Library, Culture, and Arts Commission meeting via the link above; when public comment is opened, raise your virtual hand and be called upon to speak for up to three minutes;
 Join the virtual meeting by calling the number above, dial *9 to raise your hand, and be called upon to speak for up to three minutes;
 Send public comments in writing via email to [email protected].

Please note that comments made on Facebook are not considered public comment.

City Council Special / Regular Meeting
Wednesday, March 2, View Meeting Information
Planning Commission Candidate Interviews, 5:30 p.m. - 7:00 p.m.

Regular City Council Meeting, 7:00 p.m.

The City Council meetings are virtual and live-streamed on Facebook, Channel 17, and the City’s website.

Agenda items include:

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3  Public hearing to receive input on the proposed Industrial Ordinance, Industrial Preservation and Optimization Policy, and the Industrial Code Amendments  Redistricting public hearing regarding submitted draft maps Members of the community who would like to participate may do so virtually:
https://bit.ly/MHCityCouncilMeeting or call 669-900-9128, then enter the meeting id:
873 3200 8380.

Public comment may be provided in the following ways:
 Join the virtual City Council meeting via the link above; when public comment is opened, raise your virtual hand and be called upon to speak for up to 3 minutes;  Join the virtual meeting by calling the number above, dial *9 to raise your hand, and be called upon to speak for up to 3 minutes;
 Send public comments in writing to City
Clerk: [email protected].

Please note that comments made on Facebook are not considered public comment. 2022 State of the City Address
Wednesday, March 9, 7:00 p.m.

Please join Mayor Rich Constantine and the City of Morgan Hill on Wednesday, March 9, 2022, from 7 p.m. to 8 p.m. for a virtual 2022 State of the City Address. Mayor Constantine will reflect on the prior year's challenges and accomplishments and set the stage for what's to come in 2022.

Residents can participate via Zoom:
 https://bit.ly/2022StateoftheCityAddress
 Or call 669-900-9128 and use Webinar ID 863 7717 5045 when prompted  Submit questions by Monday, March 7, 5 p.m. to [email protected]  Questions can be asked during the event by raising your virtual hand or through the Q&A feature

The event will also be streamed on Facebook, Channel 17, and the City's website.

Survey: City-Owned Recreation Facilities
Survey Closes on March 11
The City of Morgan Hill is working on the development of a long term site master plan for the City-owned recreation facilities on Condit Road. These facilities include the Outdoor Sports Center, Aquatics Center, and adjacent City-owned undeveloped property.

As part of this process, the City is seeking community input on the improvements and expansions to the site. While these improvements or expansions may not occur for several years, it is essential for the City to plan well in advance.

We encourage all residents and regular visitors to Morgan Hill to take the short survey and provide your input.

Volunteers Needed: Recreation Division Swim Meet

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4 April 1, 2 & 3 Aquatics Center, Morgan Hill
The Aquatics Center will be hosting a Pacific Masters swim meet on April 1, 2, & 3. We are looking for volunteers to work outside to assist with the meet.

If you are interested in volunteering, please apply using our volunteer link. Once that is completed, applicants will be emailed a link to select time slots.

For questions regarding the event, contact Lisa Rick at [email protected].

Economic Development: February 2022 Newsletter
eNewsletter Now Available
Find information about key efforts that impact our business community, including:
 Shopping Center Sales Tax Rebounds,
 Industrial Preservation & Optimization Policy,
 Businesses Newly Opened and Coming Soon, and
 Business Resources
Morgan Hill Recreation Preschool
Registration Open for 2022-2023 School Year
To register, visit www.mhreconline.com using the codes listed on the Recreation Preschool webpage. The first month's tuition is due upon registration. A completed registration packet, a copy of your child's birth certificate, and up-to-date immunization records will be required before the start of the program.

Community Corner
Training in Restorative Justice
March 5, 8:30 a.m. - 4:30 p.m.

Register by March 3
Registration Required
$20,000 in Scholarships
Youth Film Competition
EmPower Silicon Valley
March 10 Kick Off Event
Registration

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5 South Valley Civic Theater
Starting March 11
Morgan Hill Community Playhouse
17090 Monterey Road, Morgan Hill
Purchase Theater Tickets
NextGen Young Artists Concert
March 12, 7:30 p.m.

Advent Lutheran Church
Purchase Concert Tickets
Hazardous Materials Division
Learn about FREE lead paint inspection
and abatement services available
for homeowners in Santa Clara County
HazMat Division Link
Registrar of Voters
Now accepting applications for election
workers for the June 7, 2022 Statewide
Direct Primary Election
Registrar of Voters Employment Link
Santa Clara County
Trades Orientation Program (TOP)
Interested in a career in the trades?
TOP is recruiting now!
TOP Flyer
TOP Website

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6 City Maintenance Projects
The Scoop
News you want to know about public projects and
maintenance activities throughout Morgan Hill.

Click the image or here for the latest updates and
what to expect in the coming week.

Housing & Road Alignment
Begins on Hale Lumber Site
Depot - Latala Project
Information
Llagas Creek Flood Control
Phase 2
Project Information
COVID-Related Resources & Information
From the California Department of Industrial Relations
Full Description of the Program
The Supplemental Paid Sick Leave (SB 114) was passed on February 8, 2022, and is effective February 19, 2022, in response to the continued COVID-19 pandemic.

The Bill approves provisions designed to help reduce the impact of the virus on families. It provides paid sick leave to employees to care for themselves or family members when they have COVID or time off to get vaccinated.

This provision allows for retroactivity to January 1, 2022, and will remain in effect until September 30, 2022.

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7 Your Morgan Hill
Morgan Hill City Hall
Office Hours
The Civic Center area is open to the
public: Monday through Friday,
8 a.m. - 5 p.m.

All individuals - employees and visitors -
must wear a mask while indoors in all
City facilities, regardless of vaccination
status.

State and County Health Information
CA Coronavirus Information
Santa Clara County Public Health
Elected Officials
Morgan Hill City Council
 Rich Constantine, Mayor
 Gino Borgioli, District A, Mayor Pro
Tem
 Yvonne Martínez Beltrán, District B
 Rene Spring,District C
 John McKay, District D
County Supervisor
District 1: Mike Wasserman
California State Assembly District 30:

Robert Rivas
California State Senate District 17:

John Laird
U.S. Congressional District 19:

Zoe Lofgren
City of Morgan Hill Commissions:
 Library, Culture, and Arts
 Parks and Recreation
 Planning
City of Morgan Hill Advisory Committees:
 City/School Liaison Committee
 Youth Action Council
City of Morgan Hill | 408-779-7271
17575 Peak Ave. Morgan Hill, CA 95037 | www.morganhill.ca.gov Follow updates on the City of Morgan Hill’s
website and Facebook, Twitter, Instagram, and Nextdoor.

City of Morgan Hill | 17575 Peak Avenue, Morgan Hill, CA 95037 Unsubscribe [email protected]
Update Profile | Constant Contact Data Notice

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From: City of Morgan Hill
To: Adam Paszkowski
Subject: [EXTERNAL] Housing Element Workshop - February 22, 2022 Date: Friday, February 18, 2022 5:03:56 PM
View this in your browser
As a reminder, please join us to hear about Morgan Hill's "Site Inventory" discussion as part of the 2023-2031 Housing Element Update at the February 22, 2022 Planning Commission meeting.

Planning Commission Meeting
Date: Tuesday, February 22, 2022
Time: 7:00 p.m.

Location: Video Conference
Weblink: https://bit.ly/PlanningCommissionMtg
Phone: (669) 900-9128 Webinar ID: 862 0324 6251
In addition, the final DRAFT Housing Needs Assessment is now available for review:

DRAFT Housing Needs Assessment (February 18, 2022)
* * * * * * *
This complimentary message is being sent to subscribers who might be interested in its content. If you do not wish to continue receiving these messages, please accept our apologies, and unsubscribe by visiting our website at:
http://www.morgan-hill.ca.gov/list.asp?mode=del
Please note, we will not sell or give your e-mail address to any organization without your explicit permission.

You are receiving this message because you are subscribed to Housing Element Update on www.morgan-hill.ca.gov. To unsubscribe, click the following link:

Unsubscribe

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From: City of Morgan Hill
To: Adam Paszkowski
Subject: [EXTERNAL] Upcoming Town Hall and Planning Commission Meetings Date: Tuesday, February 15, 2022 1:22:54 PM
View this in your browser
Dear Community Members,
The City of Morgan Hill will be holding two upcoming Housing Element Update meetings: (1) a Town Hall Meeting this Thursday, February 17th at 5:30 p.m., and (2) during the Planning Commission Meeting next week, Tuesday, February 22nd at 7:00 p.m.

Our sincere apologies for the technical difficulties we experienced during the February 10, 2022 Town Hall Meeting. The Virtual Town Hall: Morgan Hill's Housing Element Discussion is rescheduled to Thursday, February 17, 5:30 p.m. - 6:30 p.m. via Zoom. Spanish interpretation will be available. The February 17th Town Hall Meeting will be more of a Q & A forum, please attend to provide your input and help shape policies for the Housing Element.

Town Hall Meeting
Date: Thursday, February 17, 2022
Time: 5:30 p.m.

Location: Video Conference
Weblink: https://bit.ly/Communitytownhall
Or Telephone: 1 669 900 9128, Webinar ID: 828 0731 9295 City of Morgan Hill staff recorded the following video (https://youtu.be/D6UweZcnSyE) discussing what is a Housing Element, new Housing Element laws, Affirmatively Furthering Fair Housing (AFFH) requirements, Morgan Hill's Housing Needs Assessment, what is RHNA (Regional Housing Need Allocation), the cities Sites Inventory, and Morgan Hill's Housing Element process.

The City of Morgan Hill will be holding a second Housing Element Update workshop with the Planning Commission to discuss the City's "Site Inventory" at their February 22, 2022 Planning Commission meeting. Please join us to hear more about what a "Site Inventory" is, projects that are in the 'Pipeline', and where Morgan Hill stands in meeting its 2023-2031 Regional Housing Need Allocation (RHNA).

Planning Commission Meeting
Date: Thursday, February 22, 2022
Time: 7:00 p.m.

Location: Video Conference
Weblink: https://bit.ly/PlanningCommissionMtg
Phone: (669) 900-9128 Webinar ID: 862 0324 6251

Page 502 of 695 ends

* * * * * * *
This complimentary message is being sent to subscribers who might be interested in its content. If you do not wish to continue receiving these messages, please accept our apologies, and unsubscribe by visiting our website at:
http://www.morgan-hill.ca.gov/list.asp?mode=del
Please note, we will not sell or give your e-mail address to any organization without your explicit permission.

You are receiving this message because you are subscribed to Housing Element Update on www.morgan-hill.ca.gov. To unsubscribe, click the following link:

Unsubscribe

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1 Adam Paszkowski
From: City of Morgan Hill <[email protected]>
Sent: Friday, February 4, 2022 2:02 PM
To: Adam Paszkowski
Subject: [EXTERNAL] Weekly 411 Community News for February 4 February 4, 2022
Featured This Week
Welcome to the first full week in February! It doesn't exactly feel like winter, but we can still celebrate.

February is Black History Month! African Americans have made significant contributions to U.S. history that we can recognize and honor throughout the month.

February was chosen for Black History Month primarily
because the second week of the month coincides with the birthdays of both Abraham Lincoln, February 12, and Frederick Douglass celebrated on February 14.

An impressive collection and resources are available at the National Museum of African History & Culture, part of the Smithsonian museum system: https://nmaahc.si.edu/.

City Engagement
Morgan Hill Recreation Preschool

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2 Registration Opens Monday, February 7, 8:00 a.m., for 2022-2023 School Year To register, visit www.mhreconline.com using the codes listed on the Recreation Preschool webpage. The first month's tuition is due upon registration. A completed registration packet, a copy of your child's birth certificate, and up-to-date immunization records will be required before the start of the program.

It's Good to be Prepared!
Morgan Hill's Office of Emergency Services (OES) is getting ready to host the Winter 2022 Community Emergency Response Team Training and welcomes the community to register for the class.

The Community Emergency Response Team (CERT) training is a 20- hour, all-hazard training offered by OES in partnership with Gilroy OES.

The training is designed for anyone ages 13 and older interested in learning how to protect themselves, their family, neighbors, and their neighborhood in an emergency.

The CERT basic training is now being offered as a combination of online training and a oneday, hands-on skills training. The online ZOOM training will be a bi-weekly class estimated to take 12 hours from February 8 – March 5. Questions: [email protected].

Planning Commission Meeting
Tuesday, February 8, 7:00 p.m. View Meeting Information Planning Commission meetings are virtual and live-streamed on Facebook, Channel 17, and the City’s website.

Members of the community who would like to participate may do so virtually:
https://bit.ly/PlanningCommissionMtg or call 669-900-9128, then enter the webinar ID:
862 0324 6251.

Public comment may be provided in the following ways:
 Join the virtual Planning Commission meeting via the link above, when public comment is opened, raise your virtual hand and be called upon to speak for up to 3 minutes;
 Join the virtual meeting by calling the number above, dial *9 to raise your hand, and be called upon to speak for up to 3 minutes;
 Send public comments in writing to [email protected].

Please note that comments made on Facebook are not considered public comment.

Virtual Town Hall: Morgan Hill's Housing Element
Thursday, February 10, 5:30 p.m. - 6:30 p.m.

The City is in the process of updating the Housing Element of the General Plan for the 2023-2031 period as required by State law. The Housing Element establishes policies and programs to address Morgan Hill's existing and projected housing needs for all economic segments of the community.

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3 Virtual Meeting Link: https://bit.ly/Communtytownhall or call 669-900-9128, then enter the meeting ID when prompted: 828 0731 9295.

This virtual town hall meeting will also be streamed live on Facebook at https://www.facebook.com/morganhillengage/.

The town hall will discuss the existing and upcoming Housing Element, the City's housing needs, the City's Sites Inventory, housing policies, and Affirmatively Furthering Fair Housing (AFFH) requirements.

The process also includes asking community members what they see as Morgan Hill's most important housing needs. Please complete the short survey to provide us with your input. All responses are kept completely confidential. One survey can be submitted per person.  Survey link in English: https://www.surveymonkey.com/r/JDZYJ65  Survey link in Spanish: https://www.surveymonkey.com/r/QZKN6W3 Community Presentation: Deadly Dangers of Fentanyl
Presentation on Thursday, February 10, 6:00 - 7:30 p.m.

Learn about drugs sold to kids on social media, hear testimonials from families experiencing loss from fentanyl poisoning, get Narcan training, and more.

Two options for attending
 In-Person: City Council Chamber Building, 17555 Peak Ave.  Virtual: https://bit.ly/FentanylAwarenessCommunityMeeting Registration required for all attendees: https://www.surveymonkey.com/r/LTP6HLW.

See the event flyer in English and Spanish for additional information. Contact Dori Prado, 408-390-9012, for any questions.

City / School Liaison Committee Meeting
Friday, February 11, 8:30 a.m., Virtual Meeting Information

Community members who would like to participate remotely may do so via the virtual meeting link: https://bit.ly/MHCity-SchoolLiaisonMtg or call 669-900-9128, then enter the meeting id: 852 4065 6291.

Public comment may be provided in the following ways:
 Join the virtual City / School Liaison Committee meeting via the link above; when public comment is opened, raise your virtual hand and be called upon to speak for up to 3 minutes;
 Join the virtual meeting by calling the number above, dial *9 to raise your hand, and be called upon to speak for up to 3 minutes;
 Send public comments in writing to City
Clerk: [email protected].

City Council Meeting & Redistricting Workshop

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4 Wednesday, February 16
5:30 p.m. - Workshop
7:00 p.m. - Regular Meeting, View Meeting Information
At the workshop, the City Council and community will review and discuss all draft maps.

The City Council will provide direction on which maps it would like to move forward with. After the workshop, there will be a regular City Council meeting starting at 7:00 p.m. with the same Zoom and call-in connections.

Residents are encouraged to participate via Zoom:
 Join via Zoom: https://bit.ly/MHCityCouncilMeeting
 or call 669-900-9128; Webinar ID: 873 3200 8380
The next steps after the February 16 workshop are:
 At the March 2 City Council public hearing, the Council may adopt the final district map
 The final district maps must be adopted by April 17 in accordance with State law.

Helpful Reminders from the Morgan Hill PD
Identity theft and identity fraud are terms used to refer to all types of crime in which someone wrongfully obtains and uses another person's personal data in some way that involves fraud or deception, typically for economic gain.

What Are the Most Common Ways That Identity Theft or Fraud Can Happen? Read the latest info & tip sheet on the department's Crime Prevention webpage.

Community Corner
Youth Development Through Golf
Students Register by February 9
for Classes & Days
Registration Opens Feb. 9
High School Virtual Job Shadow Day
Students Register by February 11
Event Scheduled for Feb 24
Registration & Program Info

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5 Online Tutoring Pods
Feb. 14 - May 25 Via Zoom
Days & Times Vary Per Grade Level
Register & Receive Link
Morgan Hill HUB
Starts Feb. 15 / Tues. Wed. & Thurs.

After School Program, Ages 12-18
Registration Required
Mental Health Support
for Young Adults
Classes in the Area
Upcoming Service Changes
Routes & Times
Save the Date
March 27 Wildflower Run
Registration Open
City Maintenance Projects
The Scoop
News you want to know about public projects and
maintenance activities throughout Morgan Hill.

Click the image or here for the latest updates and
what to expect in the coming week.

COVID-Related Resources & Information
Local Vaccinations and COVID Testing Locations, Dates, and Times Rent and Housing Support from Local, County, and State Agencies

Page 508 of 695 ends

6 Food and Grocery Resources
Your Morgan Hill
Morgan Hill City Hall
Office Hours
The Civic Center area is open to the
public: Monday through Friday,
8 a.m. - 5 p.m.

All individuals - employees and visitors -
must wear a mask while indoors in all
City facilities, regardless of vaccination
status.

Robert Rivas
California State Senate District 17:

John Laird
U.S. Congressional District 19:

Zoe Lofgren
City of Morgan Hill Commissions:
 Library, Culture, and Arts
 Parks and Recreation
 Planning
City of Morgan Hill Advisory Committees:
 City/School Liaison Committee
 Youth Action Council
City of Morgan Hill | 408-779-7271
17575 Peak Ave. Morgan Hill, CA 95037 | www.morganhill.ca.gov City of Morgan Hill | 17575 Peak Avenue, Morgan Hill, CA 95037 Unsubscribe [email protected]
Update Profile | Constant Contact Data Notice

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1 Adam Paszkowski
From: City of Morgan Hill <[email protected]>
Sent: Friday, January 28, 2022 4:01 PM
To: Adam Paszkowski
Subject: [EXTERNAL] Weekly 411 Community News for January 28 January 28, 2022
Featured This Week
It's Good to be Prepared!
Morgan Hill's Office of Emergency Services (OES) is
getting ready to host the Winter 2022 Community
Emergency Response Team Training and welcomes
the community to register for the class.

The Community Emergency Response Team (CERT)
training is a 20-hour, all hazard training offered by OES in partnership with Gilroy OES. The training is designed for anyone ages 13 and older interested in learning how to protect themselves, their family, their neighbors, and their neighborhood in an emergency situation.

Teenagers are eligible to receive community service hours, but require a parent/guardian’s participation in the training.

During the training community members will learn:
 Disaster Preparedness
 Fire Safety
 Disaster Medical Operations and Triage
 Light Search and Rescue

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2  Team Organization
 Disaster Psychology
 Terrorism
 Incident Command System.

Due to the pandemic, the CERT basic training is now being offered as a combination of online training and a one-day, hands-on skills training. The online ZOOM training will be a bi-weekly class estimated to take 12 hours from February 8 – March 5.

To register for this free opportunity please go to this link https://cert-basic-feb-8.eventbrite.com or contact Jennifer Ponce, Office of Emergency Services, for more information.

Jennifer can be reached at [email protected].

City Engagement
City Council Annual Goal Setting Workshop
Continuing Saturday, January 29, 9:00 - 5:00 p.m.

Virtual Meeting Information & Materials
City Council meetings are virtual and live-streamed on Facebook, Channel 17, and the City’s website.

Members of the community who would like to participate may do so virtually:
https://bit.ly/MHCityCouncilMeeting or call 669-900-9128, then enter the meeting id:
873 3200 8380.

Please note that comments made on Facebook are not considered public comment.

Draft Redistricting Maps Submission Deadline
Monday, January 31, 2022
It's that time! Submit your City Council district map proposal for consideration by the January 31, 2022, deadline. Morgan-Hill.ca.gov/2183/Draw-a-Map shows different mapping tools and how to redraw a City Council district map.

All draft maps are available for public review on the City’s redistricting webpage at http://www.morgan-hill.ca.gov/2182/Draft-Maps.

Next up in the redistricting process is the February 16 City Council Redistricting Workshop noted below.

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3 Library, Culture, and Arts Commission
Tuesday, February 1, 5:30 p.m. View Meeting Information

The Commission meetings are virtual and live-streamed on Facebook, Channel 17, and the City’s website.

Please note that comments made on Facebook are not considered public comment.

City Council Meeting
Wednesday, February 2 - CANCELED
Please join the City Council at the next scheduled meeting on February 16, starting with the redistricting workshop at 5:30 p.m. See below for workshop details.

Morgan Hill Recreation Preschool
Registration Opens Monday, February 7, 8:00 a.m., for 2022-2023 School Year Please visit our website for more information on the program and how to register.

To register, visit www.mhreconline.com using the codes listed at the website link above. The first month's tuition is due upon registration. A completed registration packet, a copy of your child's birth certificate, and up-to-date immunization records will be required before the start of the program.

Virtual Town Hall: Morgan Hill's Housing Element
Thursday, February 10, 5:30 p.m. - 6:30 p.m.

The City is in the process of updating the Housing Element of the General Plan for the 2023-2031 period as required by State law. The Housing Element establishes policies and programs to address Morgan Hill’s existing and projected housing needs for all economic segments of the community.

Virtual Meeting Link: https://bit.ly/Communtytownhall or call 669-900-9128, then enter the meeting ID when prompted: 828 0731 9295.

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4 This virtual town hall meeting will also be streamed live on Facebook at https://www.facebook.com/morganhillengage/.

The town hall will discuss the existing and upcoming Housing Element, the City's housing needs, the City’s Sites Inventory, housing policies, and Affirmatively Furthering Fair Housing (AFFH) requirements.

The process also includes asking community members what they see as Morgan Hill’s most important housing needs. Please complete the short survey to provide us with your input. All responses are kept completely confidential. One survey can be submitted per person.  Survey link: https://www.surveymonkey.com/r/JDZYJ65
Community Presentation: Deadly Dangers of Fentanyl
Presentation on Thursday, February 10, 6:00 - 7:30 p.m.

Learn about drugs sold to kids on social media, hear testimonials from families experiencing loss from fentanyl poisoning, get Narcan training, and more.

Two options for attending
 In-Person (Tentative): City Council Chamber Building, 17555 Peak Ave.  Virtual: https://bit.ly/FentanylAwarenessCommunityMeeting Registration required for all attendees: https://www.surveymonkey.com/r/LTP6HLW.

See the event flyer in English and Spanish for additional information.

Contact Dori Prado at 408-390-9012 for any questions.

City Council Redistricting Workshop
Wednesday, February 16, 5:30 p.m.

At the workshop, the City Council and Community will review and discuss all draft maps. The City Council will provide direction on which maps it would like to move forward with.

Residents are encouraged to participate via Zoom:
 Join via Zoom: https://bit.ly/MHCityCouncilMeeting
 or call 669-900-9128; Webinar ID: 873 3200 8380
Next steps after February 16's workshop are:
 At the March 2 City Council public hearing, the Council may adopt the final district map
 The final district maps must be adopted by April 17 in accordance with State law.

This will bring to conclusion the City’s redistricting process, which began this past summer.

Recreation Division: Volunteers Needed
The Aquatics Center will be hosting a Pacific Masters swim meet on April 1, 2, & 3. We are looking for volunteers to work outside to assist with the meet.

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5 If you interested in volunteering please apply using our volunteer link. Once that is completed, applicants will be emailed a link to select time slots.

For questions regarding the event, contact Lisa Rick at [email protected].

Environmental Services:

Private Sewer Lateral & Water Conservation Ordinances
Thinking of selling a property? If so, take note of the Private Sewer Lateral Ordinance and the Water Conservation Ordinance that take effect on June 1, 2022. It's right around the corner! These City ordinances will require two different inspections to take place prior to the sale of a property:

1. For properties built more than 15 years ago, privately-owned sewer lateral lines will need to be inspected prior to a sale of property by a NASSCO certified plumber with a Morgan Hill business license. If there are any damages to the line, they will need to be repaired before a Compliance Certificate can be granted. The City has established two grant opportunities to assist homeowners with the sewer line repair/replacement process.  Info: https://www.morgan-hill.ca.gov/1987/Private-Sewer-Lateral-InspectionRepair-  Grant: https://www.morgan-hill.ca.gov/2192/Grant-Program-to-Replace-orRepair-PSL  NASSCO: https://www.nassco.org/education-and-training/certified-professionalsdirectory/

2. For all properties built before January 1, 1994, the plumbing fixtures need to be retrofit prior to a resale, if not already so, with high-efficiency ones that consume less water with each use.

An inspection by a contractor with a Morgan Hill business license will check toilets, urinals, and showerheads. Upon passing, property owners will receive a Water Conservation Certificate.  Info: https://www.morgan-hill.ca.gov/2216/Water-Conservation-Ordinance Economic Development: January 2022 Newsletter
eNewsletter Now Available
Find out more about key efforts that impact our business community, including:
 Quarterly Sales Tax Update
 Housing Element Plan
 Industrial Preservation & Optimization Policy
 Downtown Lane Reduction and Place-Branding
Update
 Business Resources.

Subscribe to Future Economic Development eNewsletters. Thank you for continuing to “Choose Morgan Hill.”

Page 515 of 695 ends

6 Community Corner
Rebekah Children's Services Multiple Resources
 Updated: Feb. 4 Deadline for Winter Culinary
Academy
 Free Monthly Program for Diaper & Menstrual
Products
 Parent Cafe Series in English & Spanish
 Free Food 4th Friday of Every Month
January 29, noon - 5:00 p.m.

Running Shop & Hops
17500 Depot Street
Raffle Proceeds to Benefit
Edward Boss Prado Foundation
More Info
February 5, 9:00 - 11:00 a.m.

Butterfield
between Barrett and Watsonville
Where to Meet & More Info
Youth Development Through Golf
Register by February 9 for
Range of Classes & Days
Registration Opens Feb. 9
High School Virtual Job Shadow Day
Students Register by February 11
Event Scheduled for Feb 24
Registration & Program Info

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7 Darren Dean Vocational
Education Grant
Info & Requirements
Make Your Home
More Energy Efficient
DIY Tool Kits
County of Santa Clara’s
Safe Gun Storage Campaign
Take the Survey
American Red Cross
National Blood Shortage
Sign Up To Donate
Proud Parents
Education Group
Upcoming Sessions
Events & Resources
Morgan Hill & Gilroy
South County Info
City Maintenance Projects
The Scoop
News you want to know about public projects and
maintenance activities throughout Morgan Hill.

Click the image or here for the latest updates and
what to expect in the coming week.

COVID-Related Resources & Information
Place Your Order
for Free At-Home COVID-19 Test Kits
Residential households in the U.S. can order one set
of four free at-home tests.

Order directly from the United States Postal Service:
https://special.usps.com/testkits or covidtests.gov.

Page 517 of 695 ends

8 Local Vaccinations and COVID Testing Locations, Dates, and Times Rent and Housing Support from Local, County, and State Agencies Food and Grocery Resources
Your Morgan Hill
Morgan Hill City Hall
Office Hours
The Civic Center area is open to the
public: Monday through Friday,
8 a.m. - 5 p.m.

All individuals - employees and visitors -
must wear a mask while indoors in all
City facilities, regardless of vaccination
status.

Robert Rivas
California State Senate District 17:

John Laird
U.S. Congressional District 19:

Zoe Lofgren
City of Morgan Hill Commissions:
 Library, Culture, and Arts
 Parks and Recreation
 Planning
City of Morgan Hill Advisory Committees:
 City/School Liaison Committee
 Youth Action Council
City of Morgan Hill | 408-779-7271
17575 Peak Ave. Morgan Hill, CA 95037 | www.morganhill.ca.gov City of Morgan Hill | 17575 Peak Avenue, Morgan Hill, CA 95037

Page 518 of 695 ends

9 Unsubscribe [email protected]
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Sent by [email protected] powered by
Try email marketing for free today!

Page 519 of 695 ends

From: City of Morgan Hill
To: Adam Paszkowski
Subject: [EXTERNAL] Introduction to the 2023-2031 Housing Element Update Workshop Date: Tuesday, January 25, 2022 3:22:16 PM
You don't often get email from [email protected]. Learn why this is important View this in your browser
Dear Community Members,
Please join us to hear about Morgan Hill's 2023-2031 Housing Element Update process during tonight's Planning Commission meeting at 7:00 p.m.

PLANNING COMMISSION MEETING
DATE: Tuesday, January 25, 2022
TIME: 7:00 p.m.

LOCATION: Video Conference
Weblink: https://bit.ly/PlanningCommissionMtg
Phone: (669) 900-9128 Webinar ID: 862 0324 6251
* * * * * * *
This complimentary message is being sent to subscribers who might be interested in its content. If you do not wish to continue receiving these messages, please accept our apologies, and unsubscribe by visiting our website at:
http://www.morgan-hill.ca.gov/list.asp?mode=del
Please note, we will not sell or give your e-mail address to any organization without your explicit permission.

You are receiving this message because you are subscribed to Housing Element Update on www.morgan-hill.ca.gov. To unsubscribe, click the following link:

Unsubscribe

Page 520 of 695 ends

From: City of Morgan Hill
To: Adam Paszkowski
Subject: [EXTERNAL] Town Hall Community Meeting and Other Updates Date: Thursday, February 3, 2022 4:48:34 PM
You don't often get email from [email protected]. Learn why this is important View this in your browser
Dear Community Members,
We have three key updates to the Housing Element Update webpage that you should be aware of: 1) Community Meeting (Town Hall) on Thursday, February 10 , 2) Housing Needs Survey, and 3) Draft Assessment of Housing Needs. More detailed information can be found below or by visiting the Housing Element Update website at: https://www.morganhill.ca.gov/2063/Housing-Element-Update Community Meeting (Town Hall)
Come join the City of Morgan Hill staff for a Town Hall on Thursday, February 10, 2022 at 5:30 p.m. via Zoom, that will discuss the housing needs of the city, the cities Sites Inventory, existing and upcoming Housing Element, housing policies, and Affirmatively Furthering Fair Housing (AFFH) requirements.

Town Hall Meeting
Date: Thursday, February 10, 2022
Time: 5:30 p.m.

Location: Video Conference
Weblink: https://bit.ly/Communtytownhall
Or One tap mobile: 16699009128,,82807319295#
Or Telephone: 1 669 900 9128, Webinar ID: 828 0731 9295 What are Morgan Hill's most important Housing Needs Survey The City is in the process of updating the Housing Element of the General Plan for the 2023- 2031 period as required by State law. The Housing Element establishes policies and programs to address Morgan Hill’s existing and projected housing needs for all economic segments of the community. The first step in this process is to ask community members what they see as Morgan Hill’s most important housing needs.

Please help shape the future of housing in Morgan Hill by completing the 10-question survey. The survey should take less than 5 minutes to complete, and all responses are kept completely confidential. One survey can be submitted per person. To access the survey in English, please click here. To access the survey in Spanish, please click here.

Draft Assessment of Housing Needs
During the January 25, 2022 Planning Commission meeting, the DRAFT Assessment of Housing Needs was presented to the Commission. To view the DRAFT Assessment of Housing Needs document in PDF format, please click here. th

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The City of Morgan Hill is launching a
series of Housing Workshops!
A roadmap of housing in Morgan Hill; how we got here and the future of housing for current and future residents.

We will share the what, why, and how housing will change per State law and hear your thoughts on creating the best version of Morgan Hill for the future.

Four virtual community workshops will be held right before the City Council meetings at 5:30 pm:

All Things Housing - Wednesday, May 19th
State Mandates for Housing Production - Wednesday, June 2nd Housing Affordability - Wednesday, June 16th
Housing and Long-Term Sustainability - Wednesday, June 23rd In addition to the workshops above, here are additional opportunities to join the conversation:

Affordable Housing 101 in Spanish with English Translation - Tuesday, May 18th at 5:00 pm All Things Housing - Saturday, May 22nd, 9 am to noon, Third St. in front of parking garage A Model for Agricultural Workforce Housing in South County - Friday, May 28th at 10:00 am Creating Inclusive Communities through Design Form - Thursday, June 10th at 5:30 pm Hablando Vivienda con Nuestras Familias in Spanish with English Translation - Sunday, May 23rd at 2:00 pm
For more information on the workshops above or about Housing in Morgan Hill visit https://www.morgan-hill.ca.gov/2021HousingConversation

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4 An introduction to the Housing Element update
August 11th, 2021 from 6 - 7:30 pm
Register at bit.ly/countywidemeeting2
Learn more about the update process, how to participate, and join a breakout session to discuss housing in your community.

This meeting includes the cities of Gilroy, Morgan Hill, and the County of Santa Clara
Visit letstalkhousingscc.org for more info
Countywide Community Meeting #2

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4 Introducción a la actualización del elemento de vivienda 11 de agosto del 2021 de 6 a 7:30 pm
Regístrese en bit.ly/countywidemeeting2
Aprenda más sobre el proceso de actualización, cómo participar y únase a una sesión de grupo para hablar sobre la vivienda en su comunidad.

Esta reunión incluye las ciudades de Gilroy, Morgan Hill, y el Condado de Santa Clara.

Visite letstalkhousingscc.org para más información
Reunión comunitaria del condado de Santa Clara #2

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Countywide Meeting Summary
Morgan Hill: Introducing the Housing Element Update
A series of countywide meetings about the Housing Element update were held from August to September 2021. Each meeting offered Spanish-language interpretation and provided community members with an introduction the Housing Element update, why it matters, information on the Let’s Talk Housing outreach effort and countywide trends. Breakout room discussions with individual cities and towns followed.

Who We Heard From
In total 832 registered for the series. Of those who registered for the series, the majority identified as White and over half were 50 years or older. Over sixty percent lived over 21 years in within the county, and over half were homeowners.

How long have you lived in
County?
Don't live here 0-5 years 6-10 years
11-20 years 21+ years
5%
62%
30%
3%
Living Situation
Live with friends or family Own Rent Other
1%
21%
69%
2% 7%
Type of Home
ADU Apartment Single family home Mobile or Manufactured home Other

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Countywide Meeting Summary
Morgan Hill was part of the August 11th, 2021 introductory meeting, along with Gilroy and Unincorporated Santa Clara County. Seventeen people who registered for the August 11th meeting identified as living in Morgan Hill, including four who live here, and three who work here. Of the residents, three owned their home and one rented. A majority of them (5) have lived in the county for 21 years or more.

What We Heard
Main Meeting
People were asked to share a word in the chat describing housing now at the beginning of the meeting, and the housing they envisioned in their communities ten years from now.

Now In 2030
Breakout Session
In the breakout session, participants expressed that they valued the town’s hills and parks. One participant noted being a happy Morgan Hill resident for over 40 years. However, participants recognized that rent and home prices are unaffordable for many. Key challenges to meeting Morgan Hill’s housing needs include lack of vacant land and some community resistance to multifamily housing. Among ideas for addressing these needs were: including commercial buildings an inclusionary zoning policy and streamlining the development process. Participants expressed support for existing policies and programs such as limits to condo conversions and the town’s partnership with the County to provide project-based housing vouchers.

Post Event Survey
The post-event survey reflected the variety of opinions present on issues ranging from a desire to preserve communities as they are, to an appeal for more and diverse housing everywhere in the county. Community members responded that they valued the space and the information provided within it and looked forward to more opportunities to engage in the housing element update process.

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Talk with Your Community: Morgan Hill

1. What We Value and Love
In the chat, share a word or two about what you value or love about your community and it’s housing. Who wants to talk about what they wrote? ● Our hills and parks!
● Been happy living here for 40 years

2. Key Housing Needs, Challenges or Opportunities
In the chat, share a word or two about our key housing needs, challenges or opportunities. Who wants to talk about what they wrote? ● Challenge of finding sites - limited vacant land and policies against converting non-res to residential
● Extremely low-income housing is a challenge -- can low income be combined with extremely low? Seems they should be separated ● Live in apartment that was concerned about being converted to condos, but city policy helped to keep from happening
● Should focus on potential for housing the un-housed (tiny homes?) ● Apartments near single family housing - people concerned will bring down home prices -- need to address
● Have done good job of meeting higher income housing needs; want to make sure lower income needs met, including special needs (people w disabilities, etc.)

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● High AMI makes “affordable” housing very expensive for people who are on ELI fixed income housing, SSI
● City working to address - takes money, plus time to change policies and develop programs
● Section 8 voucher program open now - getting info out ● City partnering with county for project-based vouchers ● Challenge to get affordable housing developments through the process; get resources

3. Ideas or Suggestions
In the chat, share any ideas or suggestions you have to help meet our housing needs. Who wants to talk about what they wrote?
● Include nonresidential builders in inclusionary zoning program -- commercial development creates housing needs; should participate ● [also see points above]

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4. How to Better Hear from Our Community
How can we make sure we hear from our entire community? ● Having people/places that community trusts be conduits for getting out info and helping with participation
● Housing team very active reaching out to CBOs and getting them ready for Housing Element work and promote housing
● How to address people’s opposition to new housing reducing their property value and inherently opposed
● Need to educate people about affordable housing -- who it serves, how it works
● Key message -- 48% of low-income renters are paying more than 50% for housing

5. What Kind of Housing Do We Have in the Future
Let’s return to it being 2030, and how we’ve accomplished a lot! In the chat, share with us a word or two about your vision for the housing in our community. Who wants to talk about what they wrote?
● 100% of people are paying 30% or less of income on housing ● Have 4 100% affordable developments moving forward -- want to see them all succeed!
● Modular housing is overloaded - hard to keep up with demand ● Want to see more local serving businesses so don’t have to drive across town to access services

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HOUSING ELEMENT
The City of Morgan Hill is in the process of preparing the 6th cycle (2023-2031) of the Housing Element Update. The Housing Element is Morgan Hill's housing plan that identifies our City’s housing needs and opportunities and establishes clear goals and objectives to inform future housing decisions.

At its core, the Housing Element is an opportunity to have a community conversation about how to address local housing challenges and find solutions. The Housing Element is an important part of Morgan Hill 2035 General Plan, which serves as the blueprint for how we will grow and address changing needs for development. The Housing Element must be updated every eight years and be certified by the California Department of Housing and Community Development (HCD).

Notify Me
To sign up for notifications and updates on the Housing Element Update, select the Notify Me link or contact 408.310.4635 [email protected] and [email protected].

Upcoming Meeting Housing Element discussion at the Planning Commission Meeting, April 12, 2022 at 7:00 pm. Planning Commission meetings will be live streamed on Channel 17, on the City’s website and on the City’s Facebook page. Those members of the community that would like to participate in the meetings remotely may do so by join the virtual meeting at:https://bit.ly/PlanningCommissionMtg or by calling in to: (669) 900-9128, then enter the webinar ID#: 862 0324 6251. Public comment may be provided in the following ways: Join the virtual Planning Commission meeting via the link above, when public comment is opened, raise your virtual hand and be called upon to speak for up to 3 minutes. Join the virtual meeting by calling in to the number above, dial *9 to raise your hand and *6 when called upon to speak for up to 3 minutes. Send public comments in writing to the Minutes Clerk at [email protected].

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 1 / 14

14.29% 43

17.61% 53

17.28% 52

42.52% 128

8.31% 25
Q1 About how long have you lived in Morgan Hill?
Answered: 301 Skipped: 0
TOTAL 301
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
5 years or less
6 to 10 years
11 to 20 years
More than 21
years
I don't live
in Morgan Hill

ANSWER CHOICES RESPONSES
5 years or less
6 to 10 years
11 to 20 years
More than 21 years
I don't live in Morgan Hill

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 2 / 14

11.63% 35

7.31% 22

11.63% 35

13.62% 41

55.81% 168
Q2 How long have you worked in Morgan Hill?
Answered: 301 Skipped: 0
TOTAL 301
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
5 years or less
6 to 10 years
11 to 20 years
More than 21
years
I don't work
in Morgan Hill

ANSWER CHOICES RESPONSES
5 years or less
6 to 10 years
11 to 20 years
More than 21 years
I don't work in Morgan Hill

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 3 / 14
Q3 Select the reason(s) why you live or work in Morgan Hill.

Answered: 301 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Safety of
neighborhood
Quality/ambianc
e of...

Quality of
local school...

Closeness to
shopping and...

Closeness to
open...

Closeness to
family
Closeness to
medical care
Closeness to
job/home
Quality of
home/job
Housing is
affordable i...

Other
I don't live
or work in...

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 4 / 14

50.17% 151

60.47% 182

13.29% 40

20.27% 61

53.49% 161

30.90% 93

7.31% 22

22.59% 68

29.24% 88

14.95% 45

12.29% 37

5.32% 16
Total Respondents: 301

ANSWER CHOICES RESPONSES
Safety of neighborhood
Quality/ambiance of neighborhood
Quality of local school system
Closeness to shopping and services
Closeness to open space/recreational areas
Closeness to family
Closeness to medical care
Closeness to job/home
Quality of home/job
Housing is affordable in Morgan Hill
Other
I don't live or work in Morgan Hill

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 5 / 14
Q4 Within the past two years, have you experienced any of the following housing issues? (select all that apply)
Answered: 301 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lack funding
to make...

Adult child
living at ho...

Struggle to
pay rent or...

Significant
rent increase
Insufficient
income to...

Too many
people livin...

Housing
discrimination
Experienced
homelessness
Other
I haven't
experience a...

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 6 / 14

10.96% 33

17.28% 52

11.96% 36

9.63% 29

15.95% 48

5.98% 18

2.66% 8

4.32% 13

57.81% 174
Total Respondents: 301

ANSWER CHOICES RESPONSES
Lack funding to make necessary home repairs
Adult child living at home due to inability to afford housing Struggle to pay rent or mortgage
Significant rent increase
Insufficient income to afford living in Morgan Hill
Too many people living in one home (overcrowding)
Housing discrimination
Experienced homelessness
Other
I haven't experience any housing issues

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 7 / 14

60.80% 183

23.26% 70

16.94% 51

25.91% 78

39.87% 120

40.86% 123

26.58% 80

17.28% 52

11.30% 34
Q5 What types of housing would be a good addition to Morgan Hill's housing? (choose all that apply)
Answered: 301 Skipped: 0
Total Respondents: 301
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single-Family
Homes
Duets
Apartments
Condos/Townhous
es
Accessory
Dwelling Uni...

Senior Housing
Housing for
Persons with...

Cooperative
Housing,...

Other

ANSWER CHOICES RESPONSES
Single-Family Homes
Duets
Apartments
Condos/Townhouses
Accessory Dwelling Units (granny flats, in-law units, secondary units, tiny homes, etc.) Senior Housing
Housing for Persons with Disabilities
Cooperative Housing, Intergenerational, or Foster Family Housing Other

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 8 / 14
Q6 Please indicate which of the following housing priorities are most important for Morgan Hill.

Answered: 301 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Providing a
range of...

Ensuring that
children who...

Creating
mixed-use...

Integrating
affordable...

Establishing
special need...

Preserve,
maintain, an...

Create
inclusive...

Protect
residents fr...

Prevent
homelessness...

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 9 / 14

39.20% 118

39.53% 119

25.58% 77

28.57% 86

27.24% 82

45.18% 136

21.59% 65

31.23% 94

39.87% 120
Total Respondents: 301

ANSWER CHOICES RESPONSES
Providing a range of housing opportunities affordable to Morgan Hill workforce Ensuring that children who grew up in Morgan Hill have housing options so they can live in Morgan Hill as adults Creating mixed-use (commercial/office and residential) projects that encourage walkable neighborhoods and reduce tendency on automobiles
Integrating affordable housing throughout the community to create mixed-income neighborhoods avoiding concentrations in any one neighborhood
Establishing special needs housing for seniors, persons with disabilities, and/or veterans Preserve, maintain, and rehabilitate existing housing to ensure neighborhood livability and promote continued housing affordability
Create inclusive neighborhoods, connecting residents to jobs, schools, and services Protect residents from displacement by economic pressures by keeping people in their homes/communities Prevent homelessness and address the housing needs of people experiencing homelessness

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 10 / 14
Q7 If you live in Morgan Hill, what best describes your current home? (Please indicate if you rent or own and the type of home you live in) Answered: 301 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Rent
Own
Live with
others...

Experiencing
Homelessness
Home type:

Single-Famil...

Home type:

Single-Famil...

Home type:

Apartment
Home type:

Accessory...

Home type:

Condominium/...

Home type:

Care...

Home type:

Mobile home
Home type:

Renting a room
I don't live
in Morgan Hill

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 11 / 14

16.94% 51

72.76% 219

1.66% 5

0.66% 2

54.49% 164

11.30% 34

6.64% 20

1.33% 4

3.99% 12

0.00% 0

3.32% 10

1.99% 6

6.64% 20
Total Respondents: 301

ANSWER CHOICES RESPONSES
Rent
Own
Live with others (family/friends) with no rent
Experiencing Homelessness
Home type: Single-Family Detached House
Home type: Single-Family Attached House
Home type: Apartment
Home type: Accessory Dwelling Unit
Home type: Condominium/Townhome
Home type: Care Facility/Assisted Living
Home type: Mobile home
Home type: Renting a room
I don't live in Morgan Hill

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 12 / 14

13.29% 40

33.89% 102

15.61% 47

25.91% 78

7.31% 22

3.32% 10

0.33% 1

0.33% 1
Q8 What is your household size?
Answered: 301 Skipped: 0
TOTAL 301
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
1 2
3 4
5 6
7 8 or more

ANSWER CHOICES RESPONSES
1 2
3 4
5 6
7 8 or more

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 13 / 14

4.98% 15

12.62% 38

2.99% 9

9.97% 30

8.31% 25

6.64% 20

10.30% 31

19.93% 60

24.25% 73
Q9 What is your annual household income range?
Answered: 301 Skipped: 0
TOTAL 301
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Less than
$34,800
Between
$34,800 and...

Between
$58,000 and...

Between
$65,651 and...

Between
$82,450 and...

Between
$109,401 and...

Between
$127,100 and...

Between
$155,451 and...

More than
$239,651

ANSWER CHOICES RESPONSES
Less than $34,800
Between $34,800 and $57,999
Between $58,000 and $65,650
Between $65,651 and $82,449
Between $82,450 and $109,400
Between $109,401 and $127,099
Between $127,100 and $155,450
Between $155,451 and $239,650
More than $239,651

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Morgan Hill 6th Cycle Housing Element Update Questionnaire 14 / 14

72.09% 217

2.99% 9

20.27% 61

7.97% 24

1.00% 3

1.33% 4

5.65% 17
Q10 Please specify your race/ethnicity (choose all that apply) Answered: 301 Skipped: 0
Total Respondents: 301
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
White or
Caucasian
Black or
African...

Hispanic or
Latino
Asian or Asian
American
American
Indian or...

Native
Hawaiian or...

Another race

ANSWER CHOICES RESPONSES
White or Caucasian
Black or African American
Hispanic or Latino
Asian or Asian American
American Indian or Alaska Native
Native Hawaiian or other Pacific Islander
Another race

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Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 1 / 10
Q1 What do you consider to be the most significant barriers in Morgan Hill and the broader region to people with protected characteristics accessing decent, safe, affordable housing that connects them with a broad range of opportunities?
Answered: 25 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lack of
financial...

Lack of land
zoned to all...

Zoning and
land use...

Community
opposition t...

Length of
residential...

High
construction...

Lack of
sufficient...

Discrimination
by private...

Long waiting
lists for...

Wages/ income
does not all...

High rent
increases fo...

Other (please
specify)

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Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 2 / 10

40.00% 10

28.00% 7

20.00% 5

48.00% 12

8.00% 2

20.00% 5

32.00% 8

8.00% 2

60.00% 15

76.00% 19

44.00% 11

12.00% 3
Total Respondents: 25
# OTHER (PLEASE SPECIFY) DATE
1 Lack of ELI housing. 3/16/2022 3:26 PM
2 There is centralized hub for low-income residents like a one stop, where folks can find supportive services, resources, housing prevention services for our marginalized low income residents
3/16/2022 2:12 PM
3 The facilities on the list are income restricted but not necessarily affordable (having to pay 2/3 of your income to pay the rent for a senior facility): https://www.morganhill.ca.gov/DocumentCenter/View/19598/Housing-Resource-Guide-Updated-08-20-2021?bidId= 3/16/2022 12:55 PM

ANSWER CHOICES RESPONSES
Lack of financial resources for the development of affordable housing Lack of land zoned to allow multi-family housing
Zoning and land use regulations that make affordable housing infeasible Community opposition to affordable housing
Length of residential development approval processes
High construction costs (labor and material)
Lack of sufficient supportive services for residents of affordable housing Discrimination by private landlords
Long waiting lists for affordable housing and for Housing Choice Vouchers (shortage of housing that is affordable) or lack of supply
Wages/ income does not allow one to pay the high cost of rent for jobs worked by low-income individuals High rent increases for tenants in market-rate housing
Other (please specify)

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Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 3 / 10
Q2 How have those barriers affected your organization’s ability to carry out its mission?
Answered: 23 Skipped: 2
# RESPONSES DATE
1 The combination of land, resources, and political will is critical to making affordable housing happen. If any of those pillars are weak, housing is delayed or not built at all. 3/17/2022 2:57 PM
2 The combination of land, resources, and political will is critical to making affordable housing happen. If any of those pillars are weak, housing is delayed or not built at all. 3/17/2022 10:24 AM
3 We can’t recruit staff, we can’t serve vulnerable families 3/16/2022 9:04 PM 4 You can’t begin to solve homelessness without ELI housing. 3/16/2022 3:26 PM 5 We have not been able to secure City of Gilroy approval for a facility that would offer services to the homeless in South County.
3/16/2022 2:34 PM
6 We need the State to take a bigger committment on affordable housing and housing prices throughout the state and specifically in our area is out of control. They need to provide more funding for affordable housign and education for it; more tax incentives for it's building, etc. 3/16/2022 2:30 PM
7 If we had a place to provide supportive services such as (Homeless housing prevention services, homeless services, resources and navigation services to address the barriers) to the community. We can establish an office at the Centennial Recreation Center or Morgan Hill Community & Cultural Center, we at CARAS could provide more services to the community. In my opinion, Morgan Hill Community Center is under-utilized. Every City north of us they have multiple centers and supportive services that provide needed assistance to those in need and the homeless population. If Morgan Hill wants to stay a vibrant place to live, we need to be planning and offering a comprehensive one stop shop, we at CARAS are more than open to discuss options and when we can get funding. Morgan Hill can apply for federal funding and request American Rescue Plan funding from Santa Clara County who has or will receive 362 million dollars. We can request in partnership with Morgan Hill for these funds and get approval for move some funding to be allocated to other needs for the community and those impacted by covid-19
3/16/2022 2:12 PM
8 Population work 2or more jobs to meet expenses, resulting in children alone at home 3/16/2022 2:11 PM 9 These barriers affect the quantity and quality of resources for affordable housing. Therefore limiting our abilities, to ensure that all have equal opportunities to enhance their quality of life.

The lack of adequate funding, to meet the growing needs of our homeless population and or individuals/families at risk of losing their housing, is casually overlooked. As most of the resources provided to this population comes from independent non-profit organizations. South County has the highest homeless rate capita in Santa Clara County. 3/16/2022 1:49 PM
10 They have delayed our ability to advance housing developments in the pipeline. 3/16/2022 1:27 PM 11 Displacement creates resource allocation and opportunities even more difficult when aiming to serve our population
3/16/2022 1:22 PM
12 Yes, to make them self-sufficient. 3/16/2022 1:19 PM 13 Not having affordable housing has brought our organization to have more homeless and people in need of a roof over there head.
3/16/2022 1:09 PM
14 Clients are constantly moving or becoming homeless. This causes loss of contact and eventually causing cases to discontinue.
3/16/2022 1:06 PM
15 We have many clients who are unhoused or have significant challenges sustaining safe and stable housing.
3/16/2022 1:01 PM
16 unable to guide family into affordable housing 3/16/2022 12:58 PM

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Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 4 / 10
17 Those with unstable housing are hard to contact, so they do not get access to their health services and benefits
3/16/2022 12:57 PM
18 few options we can recommend 3/16/2022 12:55 PM
19 Community Opposition, as a backdrop to affordable housing, colors every housing issue. It pressures elected officials to act in ways that run counter to housing goals, and places stress on staff. Political will is an easy term to throw around, but if there isn't a concerted effort to craft "messaging" around the realities of the regulatory climate and the planned effort going forward, then it's hard for elected officials to survive and be supportive. Beyond messaging, there needs to be a sophisticated effort to aggregate local demand and highlight stories of need, impact, and the benefit of affordable housing.
3/16/2022 12:53 PM
20 Increased costs. Increased time to complete developments. Narrowed location options.

Reduced numbers of units available.
3/14/2022 12:58 PM
21 There is not enough immediate housing (safe shelter) options for the communities experiencing homelessness. Also, those who have been recently released from incarceration and/or have a criminal background are still being discriminated against in the competitive rental market. 3/14/2022 12:12 PM
22 I work primarily with students attending local community colleges. Typically students facing housing barriers are unable to identify affordable housing within the county including room rentals of sorts. In my experience students also need more wrap around services as many are in the county without family or other support networks. 3/14/2022 11:56 AM
23 there is not enough affordable housing supply so you can provide support and service at the cbo level but that can only do so much if there is nowhere for them to live at the end of the day 3/14/2022 11:34 AM

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Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 5 / 10
Q3 What are the top three steps that you think the City of Morgan Hill should take in order to address the barriers to accessing decent, safe, affordable housing? (Please select exactly 3 choices)
Answered: 25 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Zoning more
land to allo...

Changing
zoning...

Creating an
affordable...

Passing an
affordable...

Passing a
commercial...

Incentivizing
the developm...

Increasing
funding for...

Passing a rent
stabilizatio...

Passing just
cause evicti...

Establishing a
landlord-ten...

Other (please
specify)

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Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 6 / 10

36.00% 9

52.00% 13

44.00% 11

28.00% 7

12.00% 3

4.00% 1

24.00% 6

32.00% 8

16.00% 4

8.00% 2

8.00% 2
Total Respondents: 25
# OTHER (PLEASE SPECIFY) DATE
1 Calculate how many ELI rental units you need in Morgan Hill. 3/16/2022 3:26 PM 2 There's already a ton of development causing Morgan Hill to have increased traffic and little green space so further development seems like a poor idea 3/16/2022 12:55 PM

ANSWER CHOICES RESPONSES
Zoning more land to allow multi-family rental housing which is typically less expensive than renting a single-family home
Changing zoning regulations for multi-family districts to enhance feasibility of increasing affordable housing development
Creating an affordable housing overlay district to enhance feasibility for the purpose of increasing affordable housing development
Passing an affordable housing bond issue which will provide funding to construct multi-family rental housing Passing a commercial linkage fee ordinance which will require new businesses to fund or construct affordable housing Incentivizing the development of Accessory Dwelling Units (ADUs) subject to income restrictions Increasing funding for landlord-tenant legal services
Increasing funding for fair housing education, outreach, and enforcement, including fair housing testing Passing a rent stabilization ordinance
Passing just cause eviction protections
Establishing a landlord-tenant mediation process
Other (please specify)

Page 551 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 7 / 10

20.00% 5

24.00% 6

48.00% 12

40.00% 10

56.00% 14

52.00% 13

68.00% 17

72.00% 18

4.00% 1
Q4 What types of housing would be a good addition to Morgan Hill's housing? (choose all that apply)
Answered: 25 Skipped: 0
Total Respondents: 25
# OTHER (PLEASE SPECIFY) DATE
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single-Family
Homes
Duets
Apartments
Condos/Townhous
es
Accessory
Dwelling Uni...

Senior Housing
Housing for
Persons with...

Cooperative
Housing,...

Other (please
specify)

Page 552 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 8 / 10
1 A good addition would be to add what you need. Tell me what you need and I can tell you what would be a good addition.
3/16/2022 3:26 PM

Page 553 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 9 / 10
Q5 Please indicate which of the following housing priorities are most important for Morgan Hill.

Answered: 25 Skipped: 0
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Providing a
range of...

Ensuring that
children who...

Creating
mixed-use...

Integrating
affordable...

Establishing
special need...

Preserve,
maintain, an...

Create
inclusive...

Protect
residents fr...

Prevent
homelessness...

Promote
Extremely...

Provide a
Diversified...

Conduct
community...

Other (please
specify)

Page 554 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Stakeholder Questionnaire 10 / 10

44.00% 11

40.00% 10

20.00% 5

48.00% 12

44.00% 11

28.00% 7

32.00% 8

48.00% 12

84.00% 21

68.00% 17

24.00% 6

36.00% 9

4.00% 1
Total Respondents: 25
# OTHER (PLEASE SPECIFY) DATE
1 provide higher wage employment opportunities 3/16/2022 2:37 PM

Page 555 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 1 / 29

20.68% 134

15.12% 98

21.14% 137

22.69% 147

20.37% 132
Q1 About how long have you lived in Morgan Hill? (¿Cuánto tiempo hace que vive en Morgan Hill?)
Answered: 648 Skipped: 3
TOTAL 648
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
5 years or
less (5 años...
6 to 10 years
(6 a 10 años)
11 to 20 years
(11 a 20 años)
More than 21
years (Más d...

I don't live
in Morgan Hi...

ANSWER CHOICES RESPONSES
5 years or less (5 años o menos)
6 to 10 years (6 a 10 años)
11 to 20 years (11 a 20 años)
More than 21 years (Más de 21 años)
I don't live in Morgan Hill (Yo no vivo en Morgan Hill)

Page 556 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 2 / 29

21.64% 140

11.44% 74

13.29% 86

8.96% 58

44.67% 289
Q2 How long have you worked in Morgan Hill? (¿Cuánto tiempo ha trabajado en Morgan Hill?)
Answered: 647 Skipped: 4
TOTAL 647
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
5 years or
less (5 años...
6 to 10 years
(6 a 10 años)
11 to 20 years
(11 a 20 años)
More than 21
years (Más d...

I don't work
in Morgan Hi...

ANSWER CHOICES RESPONSES
5 years or less (5 años o menos)
6 to 10 years (6 a 10 años)
11 to 20 years (11 a 20 años)
More than 21 years (Más de 21 años)
I don't work in Morgan Hill (Yo no trabajo en Morgan Hill)

Page 557 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 3 / 29
Q3 Select the reason(s) why you live or work in Morgan Hill. (Seleccione las razones por las que vive o trabaja en Morgan Hill.) Answered: 645 Skipped: 6
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Safety of
neighborhood...

Quality/ambianc
e of...

Quality of
local school...

Closeness to
shopping and...

Closeness to
open...

Closeness to
family...

Closeness to
medical care...

Closeness to
job/home...

Quality of
home/job...

Housing is
affordable i...

I don't live
or work in...

Other (please
specify) (Otro)

Page 558 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 4 / 29

46.36% 299

48.84% 315

24.19% 156

19.38% 125

34.57% 223

33.33% 215

7.13% 46

37.67% 243

24.81% 160

15.50% 100

8.99% 58

11.01% 71
Total Respondents: 645

ANSWER CHOICES RESPONSES
Safety of neighborhood (seguridad del vecindario)
Quality/ambiance of neighborhood (Calidad/ambiente del vecindario) Quality of local school system (Calidad del sistema escolar local) Closeness to shopping and services (Cercanía a tiendas y servicios) Closeness to open space/recreational areas (Cercanía a espacios abiertos/áreas recreativas) Closeness to family (Cercanía a la familia)
Closeness to medical care (Cercanía a la atención médica) Closeness to job/home (Cercanía al trabajo/hogar)
Quality of home/job (Calidad del hogar/trabajo)
Housing is affordable in Morgan Hill (La vivienda es accesible en Morgan Hill) I don't live or work in Morgan Hill (No vivo o trabajo en Morgan Hill) Other (please specify) (Otro)

Page 559 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 5 / 29
Q4 Within the past two years, have you experienced any of the following housing issues? (select all that apply) (En los últimos dos años, ¿ha experimentado alguno de los siguientes problemas de vivienda? (seleccione todas las que correspondan))
Answered: 636 Skipped: 15
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Lack funding
to make...

Adult child
living at ho...

Struggle to
pay rent or...

Significant
rent increas...

Insufficient
income to...

Too many
people livin...

Housing
discriminati...

Experienced
homelessness...

I haven't
experience a...

Other (please
specify) (Otro)

Page 560 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 6 / 29

12.89% 82

17.45% 111

27.83% 177

24.06% 153

34.43% 219

10.22% 65

2.83% 18

5.66% 36

35.06% 223

6.45% 41
Total Respondents: 636

ANSWER CHOICES RESPONSES
Lack funding to make necessary home repairs (Falta de fondos para hacer las reparaciones necesarias en el hogar) Adult child living at home due to inability to afford housing (Hijo adulto que vive en el hogar debido a la incapacidad de pagar una vivienda)
Struggle to pay rent or mortgage (Lucha para pagar la renta o préstamo de casa) Significant rent increase (Aumento significativo de la renta) Insufficient income to afford living in Morgan Hill (Ingresos insuficientes para vivir en Morgan Hill) Too many people living in one home (overcrowding) (Demasiadas personas viviendo en una casa (superpoblación)) Housing discrimination (Discriminación en vivienda)
Experienced homelessness (Experiencia sin hogar)
I haven't experience any housing issues (No he experimentado ningún problema de vivienda) Other (please specify) (Otro)

Page 561 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 7 / 29
Q5 What types of housing would be a good addition to Morgan Hill's housing? (choose all that apply) (¿Qué tipo de vivienda sería una buena adición a la vivienda de Morgan Hill? (elija todo lo que corresponda)) Answered: 635 Skipped: 16
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Single-Family
Homes...

Duets
(Vivienda...

Apartments
(Apartamentos)
Condos/Townhous
es...

Accessory
Dwelling Uni...

Senior Housing
(Vivienda pa...

Housing for
Persons with...

Cooperative
Housing,...

Other (please
specify) (Otro)

Page 562 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 8 / 29

65.67% 417

23.78% 151

26.77% 170

35.59% 226

34.02% 216

25.98% 165

21.73% 138

12.60% 80

10.87% 69
Total Respondents: 635

ANSWER CHOICES RESPONSES
Single-Family Homes (Viviendas Unifamiliares Aislada)
Duets (Vivienda Unifamiliar Pareada)
Apartments (Apartamentos)
Condos/Townhouses (Condominios/Casas Adosadas)
Accessory Dwelling Units (granny flats, in-law units, secondary units, tiny homes, etc.) (Unidades de vivienda accesoria (pisos de abuela, unidades para suegros, unidades secundarias, casas pequeñas, etc.)) Senior Housing (Vivienda para personas mayores)
Housing for Persons with Disabilities (Vivienda para Personas con Discapacidad) Cooperative Housing, Intergenerational, or Foster Family Housing (Vivienda cooperativa, intergeneracional o viviendas de familia adpotivas)
Other (please specify) (Otro)

Page 563 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 9 / 29
Q6 Please indicate which of the following housing priorities are most important for Morgan Hill. (Indique cuáles de las siguientes prioridades de vivienda son las más importantes para Morgan Hill)
Answered: 635 Skipped: 16
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Providing a
range of...

Ensuring that
children who...

Creating
mixed-use...

Integrating
affordable...

Establishing
special need...

Preserve,
maintain, an...

Create
inclusive...

Protect
residents fr...

Prevent
homelessness...

Page 564 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 10 / 29

54.17% 344

44.72% 284

24.57% 156

42.83% 272

26.14% 166

39.84% 253

26.61% 169

35.59% 226

40.63% 258
Total Respondents: 635

ANSWER CHOICES RESPONSES
Providing a range of housing opportunities affordable to Morgan Hill workforce (Brindar una variedad de oportunidades de vivienda accesible para la fuerza laboral de Morgan Hill) Ensuring that children who grew up in Morgan Hill have housing options so they can live in Morgan Hill as adults (Garantizar que los niños que crecieron en Morgan Hill tengan opciones de vivienda para que puedan vivir en Morgan Hill como adultos)
Creating mixed-use (commercial/office and residential) projects that encourage walkable neighborhoods and reduce tendency on automobiles (Crear proyectos de uso mixto (comercial/oficina y residencial) que fomenten vecindarios transitables y reduzcan la tendencia a los automóviles) Integrating affordable housing throughout the community to create mixed-income neighborhoods avoiding concentrations in any one neighborhood (Integrar viviendas accesible en toda la comunidad para crear vecindarios de ingresos mixtos evitando concentraciones en un solo vecindario) Establishing special needs housing for seniors, persons with disabilities, and/or veterans (Establecimiento de viviendas con necesidades especiales para personas mayores, personas con discapacidades y/o veteranos) Preserve, maintain, and rehabilitate existing housing to ensure neighborhood livability and promote continued housing affordability (Preservar, mantener y rehabilitar las viviendas existentes para garantizar la habitabilidad del vecindario y continuar promoviendo la accesibilidad de viviendas)
Create inclusive neighborhoods, connecting residents to jobs, schools, and services (Crear vecindarios inclusivos, conectando a los residentes con trabajos, escuelas y servicios) Protect residents from displacement by economic pressures by keeping people in their homes/communities (Proteger a los residentes del desplazamiento por presiones económicas manteniendo a las personas en sus hogares/comunidades)
Prevent homelessness and address the housing needs of people experiencing homelessness (Prevenir la falta de vivienda y abordar las necesidades de vivienda de las personas sin hogar)

Page 565 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 11 / 29
Q7 If you live in Morgan Hill, what best describes your current home? (Please indicate if you rent or own and the type of home you live in) (Si vive en Morgan Hill, ¿qué describe mejor su hogar actual? (Indique si es propietario o alquilador y el tipo de vivienda en la que vive)) Answered: 641 Skipped: 10
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Rent
(Alquilador)
Own
(Propietario)
Live with
others...

Experiencing
Homelessness...

Home type:

Single-Famil...

Home type:

Single-Famil...

Home type:

Apartment (T...

Home type:

Accessory...

Home type:

Condominium/...

Home type:

Care...

Home type:

Mobile home...

Home type:

Renting a ro...

I don't live
in Morgan Hi...

Page 566 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 12 / 29

37.13% 238

36.51% 234

5.15% 33

2.65% 17

27.77% 178

8.42% 54

13.10% 84

1.25% 8

7.80% 50

0.16% 1

2.81% 18

1.87% 12

18.41% 118
Total Respondents: 641

ANSWER CHOICES RESPONSES
Rent (Alquilador)
Own (Propietario)
Live with others (family/friends) with no rent (Vive con otros (familiares/amigos) sin renta) Experiencing Homelessness (Sin hogar)
Home type: Single-Family Detached House (Tipo de vivienda: Vivienda Unifamiliar Aislada) Home type: Single-Family Attached House (Tipo de vivienda: Vivienda Unifamiliar Pareada) Home type: Apartment (Tipo de vivienda: Apartamento)
Home type: Accessory Dwelling Unit (Tipo de vivienda: Unidad de Vivienda Accesoria) Home type: Condominium/Townhome (Tipo de casa: Condominio/Casa adosada) Home type: Care Facility/Assisted Living (Tipo de vivienda: Centro de atención/vivienda asistida) Home type: Mobile home (Tipo de vivienda: Casa móvil)
Home type: Renting a room (Tipo de vivienda: Alquilar una habitación) I don't live in Morgan Hill (Yo no vivo en Morgan Hill)

Page 567 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 13 / 29

9.03% 58

13.71% 88

19.31% 124

31.78% 204

17.45% 112

5.76% 37

1.40% 9

1.56% 10
Q8 What is your household size? (¿Cuál es el tamaño de su hogar?) Answered: 642 Skipped: 9
TOTAL 642
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
1 2
3 4
5 6
7 8 or more (8 o
mas)

ANSWER CHOICES RESPONSES
1 2
3 4
5 6
7 8 or more (8 o mas)

Page 568 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 14 / 29

13.11% 83

14.85% 94

5.85% 37

10.74% 68

12.48% 79

6.79% 43

9.48% 60

13.27% 84

13.43% 85
Q9 What is your annual household income range? (¿Cuál es el rango de ingresos anuales de su hogar?)
Answered: 633 Skipped: 18
TOTAL 633
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Less than
$34,800 (Men...

Between
$34,800 and...

Between
$58,000 and...

Between
$65,651 and...

Between
$82,450 and...

Between
$109,401 and...

Between
$127,100 and...

Between
$155,451 and...

More than
$239,651 (Má...

ANSWER CHOICES RESPONSES
Less than $34,800 (Menos de $34,800)
Between $34,800 and $57,999 (Entre $34,800 y $57,999)
Between $58,000 and $65,650 (Entre $58,000 y $65,650)
Between $65,651 and $82,449 (Entre $65,651 y $82,449)
Between $82,450 and $109,400 (Entre $82,450 y $109,400) Between $109,401 and $127,099 (Entre $109,401 y $127,099) Between $127,100 and $155,450 (Entre $127,100 y $155,450) Between $155,451 and $239,650 (Entre $155,451 y $239,650) More than $239,651 (Más de $239,651)

Page 569 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 15 / 29

52.04% 331

5.97% 38

43.08% 274

11.95% 76

2.52% 16

2.20% 14

3.46% 22
Q10 Please specify your race/ethnicity (choose all that apply) (Especifique su raza/origen étnico (elija todas las que correspondan)) Answered: 636 Skipped: 15
Total Respondents: 636
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
White or
Caucasian...

Black or
African...

Hispanic or
Latino (hisp...

Asian or Asian
American...

American
Indian or...

Native
Hawaiian or...

Another race
(Otra Raza)

ANSWER CHOICES RESPONSES
White or Caucasian (Blanco o caucásico)
Black or African American (negro o afroamericano)
Hispanic or Latino (hispano o latino)
Asian or Asian American (asiático o asiático americano) American Indian or Alaska Native (Indio americano o nativo de Alaska) Native Hawaiian or other Pacific Islander (Nativo de Hawai u otra isla del Pacífico) Another race (Otra Raza)

Page 570 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 16 / 29

17.90% 114

19.31% 123

36.26% 231

15.70% 100

10.83% 69
Q11 How would you assess your understanding of your right to be free from housing discrimination? (¿Cómo evaluaría su entendimiento del derecho de ser libre de discriminación en la vivienda?) Answered: 637 Skipped: 14
TOTAL 637
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Extremely
familiar...

Very familiar
(Muy familiar)
Somewhat
familiar (Al...

Not so
familiar (No...

Not at all
familiar (Na...

ANSWER CHOICES RESPONSES
Extremely familiar (Extremadamente familiar)
Very familiar (Muy familiar)
Somewhat familiar (Algo familiar)
Not so familiar (No tan familiar)
Not at all familiar (Nada familiar)

Page 571 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 17 / 29

47.91% 309

52.09% 336
Q12 If you wanted more information about your fair housing rights, do you know where you would look? (Si quisiera más información sobre el derecho de vivienda justa, ¿sabría dónde buscar?)
Answered: 645 Skipped: 6
TOTAL 645
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes (Sí)
No

ANSWER CHOICES RESPONSES
Yes (Sí)
No

Page 572 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 18 / 29
Q13 If you answered yes to the previous question, where would you look for more information about your fair housing rights? (Si su respuesta es afirmativa a la pregunta anterior, ¿dónde buscaría más información sobre becas de vivienda justa?)
Answered: 229 Skipped: 422

Page 573 of 695 ends

Page 574 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 19 / 29

18.61% 115

81.39% 503
Q14 Have you or anyone you know experienced housing discrimination? (¿Usted o alguien que conoce ha experimentado discriminación en la vivienda?)
Answered: 618 Skipped: 33
TOTAL 618
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes (Sí)
No

ANSWER CHOICES RESPONSES
Yes (Sí)
No

Page 575 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 20 / 29

32.63% 200

67.37% 413
Q15 If you were to experience housing discrimination, would you know where to turn for help? (Si a tenido experiencia de ámbito discriminatorio en la vivienda, ¿sabría a dónde acudir en busca de ayuda?) Answered: 613 Skipped: 38
TOTAL 613
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes (Sí)
No

ANSWER CHOICES RESPONSES
Yes (Sí)
No

Page 576 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 21 / 29
Q16 If you answered yes to the previous question, whom would you contact? (Si respondió afirmativamente a la pregunta anterior, ¿con quién se pondría en contacto?)
Answered: 146 Skipped: 505

Page 577 of 695 ends

Page 578 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 22 / 29

85.62% 506

3.21% 19

11.17% 66
Q17 If you have tried to access help complaining about an instance of housing discrimination, were you able to get help? (Si ha intentado acceder a ayuda quejándose de un caso de discriminación en la vivienda, ¿pudo obtener ayuda?)
Answered: 591 Skipped: 60
TOTAL 591
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
I have not
tried to acc...

Yes (Sí)
No

ANSWER CHOICES RESPONSES
I have not tried to access help complaining about an instance of housing discrimination (This question does not apply to me). (No he intentado acceder a algún tipo ayuda o exponer alguna queja por un caso de discriminación de vivienda (esta pregunta no aplica en mí caso)).

Yes (Sí)
No

Page 579 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 23 / 29
Q18 If you answered yes to the above question, how effective were the services you received? (Si su respuesta es afirmativa a la pregunta anterior, ¿qué tan efectivos fueron los servicios que recibió?) Answered: 18 Skipped: 633

Page 580 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 24 / 29

84.68% 492

15.32% 89
Q19 Are there areas in Morgan Hill and the broader region where it is especially hard to afford housing? (¿Hay áreas en Morgan Hill y sus alrededores en general donde es especialmente difícil pagar una vivienda?)
Answered: 581 Skipped: 70
TOTAL 581
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes (Sí)
No

ANSWER CHOICES RESPONSES
Yes (Sí)
No

Page 581 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 25 / 29

75.94% 363

24.06% 115
Q20 If you answered yes to the previous question, are there amenities (public transit, schools, shopping, health care, etc.) in those places that would make them attractive places to live? (Si respondió sí a la pregunta anterior, ¿existen comodidades (transporte público, escuelas, centros comerciales, atención médica, etc.) en esos lugares, convirtiéndolos en lugares atractivos para vivir?)
Answered: 478 Skipped: 173
TOTAL 478
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Yes (Sí)
No

ANSWER CHOICES RESPONSES
Yes (Sí)
No

Page 582 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 26 / 29
Q21 If you answered yes to the previous question, please list the amenities that make the area(s) an attractive place(s) to live. (Si respondió afirmativamente a la pregunta anterior, enumere las comodidades que hacen de la(s) zona(s) un lugar(es) atractivo(s) para vivir.) Answered: 247 Skipped: 404

Page 583 of 695 ends

Page 584 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 27 / 29

6.76% 35

52.70% 273

54.25% 281

78.96% 409

61.97% 321
Q22 Based on where you currently live, are you able to obtain (select all that apply): (Basado en el lugar donde viva actualmente, ¿puede obtener (seleccione todo lo que corresponde):)
Answered: 518 Skipped: 133
Total Respondents: 518
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
None of the
above (Ningu...

Decent paying
employment (...

Reliable
transportati...

Clean air and
water (Agua ...

Good schools
for your...

ANSWER CHOICES RESPONSES
None of the above (Ninguna de las anteriores)
Decent paying employment (Un Empleo bien pagado)
Reliable transportation (Transporte confiable)
Clean air and water (Agua y Aire Fresco(a))
Good schools for your children (Buenas escuelas para sus hijos)

Page 585 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 28 / 29
Q23 What are the top three steps that you think the City of Morgan Hill should take in order to address the barriers to accessing decent, safe, affordable housing? (Please select 3 choices) ¿Cuáles son los tres pasos principales que usted cree que la Ciudad de Morgan Hill debería tomar para abordar cualquier barrera y poder acceder a una vivienda digna, segura y asequible?)
Answered: 491 Skipped: 160
0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%
Zoning more
land to allo...

Changing
zoning...

Creating an
affordable...

Passing an
affordable...

Passing a
commercial...

Incentivizing
the developm...

Increasing
funding for...

Passing a rent
stabilizatio...

Passing just
cause evicti...

Establishing a
landlord-ten...

Other (please
specify) (Otro)

Page 586 of 695 ends

Morgan Hill Assessment of Fair Housing (AFH) Questionnaire 29 / 29

31.98% 157

20.98% 103

36.05% 177

31.77% 156

22.00% 108

16.90% 83

8.35% 41

28.92% 142

44.60% 219

12.63% 62

15.68% 77

12.42% 61
Total Respondents: 491

ANSWER CHOICES RESPONSES
Zoning more land to allow multi-family rental housing which is typically less expensive than renting a single-family home (Zonificar más terrenos para permitir viviendas de alquiler multifamiliares que generalmente son menos costosos en vez de alquilar una casa unifamiliar)
Changing zoning regulations for multi-family districts to enhance feasibility of increasing affordable housing development (Cambiar las regulaciones de zonificación para distritos multifamiliares para mejorar la viabilidad de aumentar el desarrollo de viviendas asequibles)
Creating an affordable housing overlay district to enhance feasibility for the purpose of increasing affordable housing development (Crear un distrito de recubrimiento de viviendas asequibles para mejorar la viabilidad con el fin de aumentar el desarrollo de viviendas asequibles)
Passing an affordable housing bond issue which will provide funding to construct multi-family rental housing (Aprobar un bono de vivienda asequible que proporcionaría fondos para construir viviendas de alquiler multifamiliares) Passing a commercial linkage fee ordinance which will require new businesses to fund or construct affordable housing (Aprobar una ordenanza de tarifas de vinculación comercial que requerirá que las nuevas empresas financien o construyan viviendas asequibles)
Incentivizing the development of Accessory Dwelling Units (ADUs) subject to income restrictions (Incentivar el desarrollo de Unidades de Vivienda o Accesory Dwelling Units (ADU’s) sujetas a restricciones de ingresos) Increasing funding for landlord-tenant legal services (Aumentar los fondos para servicios legales de propietarios e inquilinos)
Increasing funding for fair housing education, outreach, and enforcement, including fair housing testing (Aumentar los fondos para educación, difusión y la aplicación de la ley de vivienda justa, incluyendo pruebas de vivienda justa) Passing a rent stabilization ordinance (Aprobar una ordenanza de estabilización de alquiler) Passing just cause eviction protections (Pasar protecciones de desalojo por razones no justificadas) Establishing a landlord-tenant mediation process (Establecer un proceso de mediación entre propietario e inquilino) Other (please specify) (Otro)

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September 8, 2021
To: Bay Area Local Planning Directors
RE: Public Participation and Transparency for Bay Area Housing Elements Dear Bay Area Planning Directors,
The Bay Area can be a place where everyone can afford to live and prosper in a healthy community. To realize this vision, our local governments must prioritize deep community engagement when updating our Housing Elements.

We face an unprecedented affordable housing crisis exacerbated by the climate crisis and the COVID-19 pandemic. Decades of racist and exclusionary policies and systems have caused these crises to disproportionately harm Black, Latinx, Asian & Pacific Islander, and Indigenous communities. The 6th Cycle Housing Element update can be an opportunity for our region to recover from these crises by making sure everyone, regardless of race or income, can enjoy safe, stable homes near their jobs, families, and healthcare needs.

To plan for a better future, we urge our cities and counties to comply with Housing Element law by implementing comprehensive, inclusive, and detailed public engagement processes. Regional experts and community leaders have developed recommendations below.

State law requires local governments to make “a diligent effort...to achieve public participation of all economic segments of the community in the development of the housing element.” (Gov. Code 65583(c)(9) (emphasis added)). “A diligent effort means going beyond simply giving the public an opportunity to provide input and should be proactively and broadly conducted through a variety of methods to assure access and participation.” (Department of Housing and Community Development (HCD), Affirmatively Furthering Fair Housing (AFFH) Guidance Memo, April 2021, p. 21). Therefore, our cities and counties must make intentional, proactive, and robust efforts to solicit and incorporate input from community members of all economic backgrounds. A particular effort must be made to include low-income people, people of color, immigrants, non-English speakers, people with disabilities, and others who often face barriers to being heard in public decision making.

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2 The Housing Element “must describe meaningful, frequent, and ongoing community participation, consultation, and coordination that is integrated with the broader stakeholder outreach and community participation process for the overall housing element,” (HCD AFFH Guidance Memo, p. 10). Local governments should create an outreach plan, release drafts of the Housing Element to the public for review and comment with ample time before submission to HCD, and schedule community input meetings at accessible locations and times, including on evenings and weekends (Id. at 10).

Particularly for the Assessment of Fair Housing section of the Housing Element, local governments must examine housing needs and disparities for members of protected classes based, in part, on “local data and knowledge,” including “information obtained through community participation or consultation, such as narrative descriptions of people’s lived experiences.” (Gov. Code 65583(c)(10); HCD AFFH Guidance Memo, p. 24). This “analysis should not be limited to the jurisdiction itself, but should include the surrounding region and an understanding of the role the jurisdiction plays in current and historical trends of segregation at a regional level.” (HCD AFFH Guidance Memo, p. 46). This means that cities and counties must also explicitly seek out information about fair housing issues and disparities from people who need to live in the jurisdiction but cannot.

Public health challenges related to the pandemic demand even more thoughtful and robust planning than usual to ensure that members of the public have opportunities to participate. For example, in addition to traditional public meetings and workshops, cities and counties should provide a mix of opportunities, including booths at outdoor events, hard copy surveys at essential offices and businesses (such as culturally diverse grocery stores, corner stores, and laundromats in low-income neighborhoods), online surveys advertised through email, social media, and local news, and other creative avenues.

Regional experts and community leaders have developed the following recommendations and call on local leaders to employ these strategies to fulfill their legal and moral obligations:

1. Proactively work with community-based organizations to plan engagement workshops and opportunities to ensure that their members and partners can directly participate as part of the evaluation and creation of the Housing Element. Send any relevant preparatory materials and other necessary documents to community-based organizations prior to the meeting, so that they may share them with interested members with ample time for review. HCD requires local jurisdictions to engage with groups and individuals, including the following (HCD AFFH Guidance Memo, p. 21):
a. Public housing authorities
b. Housing and community development providers
c. Advocacy groups (local, regional, and state level)
d. Community members who are lower income
e. Persons and households with special needs
f. Members of protected classes
g. Representative advocacy organizations and other similarly interested parties

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3 h. Fair housing agencies
i. Independent living centers
j. Regional centers
k. Homeless service agencies
l. Legal services organizations
m. People who work in the jurisdiction but cannot afford to live there n. Community groups that organize people of protected classes

2. Engage community participation and feedback at all stages of the Housing Element process. Participation should not be limited to public hearings. Jurisdictions should create a roadmap of all major milestones in the Housing Element process each with clear, targeted, and robust outreach and communication plans in which the public should have opportunities to:
a. Provide input on all components of the Housing Element including: the review and evaluation of the prior element’s programs and policies, Assessment of Fair Housing, existing needs and conditions, barriers to addressing housing needs, the adequacy of the land inventory, the selection of sites to accommodate affordable housing needs, potential new programs, etc. before release of a new draft element; b. Review and comment on any draft Housing Element well in advance of its submission to HCD; each draft should indicate how the jurisdiction incorporated public input;
c. Review how the jurisdiction has considered and incorporated public input; d. Review the adopted Element; and
e. Provide input on each annual Housing Element progress report before it is submitted to the City Council or County Board of Supervisors for approval.

3. Conduct various methods of engagement to allow participation by all members of the public. It is likely that much of the public engagement will be “virtual”, however, access to computers and internet is not equitably available. For members of the public who lack those resources or who are unable to use video applications, consistently provide an adequate telephone option to participate in meetings as well as surveys, short interviews, and other opportunities to engage at outdoor events and essential businesses and offices.

When hosting a virtual meeting, provide multiple options for teleconferencing, with twoway communication options that allows computer- and phone-users to engage and provide public comment. For live-streamed meetings, the public should be allowed to comment in real time, through a combination of phone and video, chat boxes, and/or email.

4. Post notices of all hearing/meeting times, topics, and detailed information regarding participation on easy-to-find places on the jurisdiction’s website. Notices must clearly show how public comments will be received.

5. Translate all materials and notices into multiple languages appropriate to the community. During meetings, interviews, and workshops, consider using separate

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4 teleconference lines or audio channels to meet language access needs. Interpreters should be available for residents to understand and participate in the meeting.

6. Make engagement opportunities accessible to people with disabilities, including by providing reasonable accommodations such as sign language interpretation and written materials in Braille and other alternative formats.

7. Give ample time for the public to review materials and submit comments prior to the meeting’s start time, such as via email or a dedicated phone number. Comments should be accepted starting from the time the notices are disseminated. Written or voice message comments should be allowed up until the start of the meeting, as well as live comments throughout the meeting. Have staff read them aloud on the record during the live meeting for transparency and consideration by the full governing body. Avoid arbitrary word limits for email comments. Voice message comments, which can be limited to 3 minutes, should be played during the comment period of the meeting. Ensure that these messages, as well as the emails, can be received in multiple languages and interpreted as needed.

8. Convene public meetings at times outside of working hours. Public meetings should be held at times that are convenient, and accessible to allow as many community members as possible to attend. Meetings during traditional working hours excludes many community members and disregards the intention of public participation.

9. Meet people where they are. For example, ask to attend regular meetings of community organizations, neighborhood associations, unions, advocacy and industry groups. Other opportunities could include having booths at outdoor events, school district food distribution sites, or outside of culturally diverse grocery stores. At all public engagement opportunities, the local government should describe the Housing Element process and ways to provide input at all stages. Advance planning and creativity will help ensure participation by all economic segments of the community.

10. Meaningfully incorporate community input and show how it was incorporated.

Provide a transparent feedback loop about how the jurisdiction has considered and incorporated public input into the Housing Element.

11. Create a designated Housing Element mailing list and website. Maintain an active mailing list to notify the community, advocates, and all interested of new meetings and documents. Meeting notes, recordings of meetings, data tables and charts, and interim work products should be available on an easily accessed website.

12. Create a diverse Housing Element Working Group to provide input on the development of the Housing Element update AND to support and evaluate ongoing implementation.

Ensure robust representation by renters, low-income people, people of color, tenant and community organizations, seniors, people with disabilities, unhoused people, farm and

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5 agricultural workers, and others with special needs who are most impacted by the housing crisis, as well as experts in affordable housing development. This working group should continue after the adoption of the Housing Element to review and comment on its Annual Progress Reports and implementation.

The undersigned organizations remain committed to working in partnership with Bay Area jurisdictions to ensure the Housing Element update process is inclusive and lays out an effective roadmap to effectively address the affordable housing crisis. All Bay Area residents deserve a safe, accessible and affordable place to call home, with a range of choices free of barriers to fair housing. The Housing Element update process provides the tools to do just that. We look forward to continuing this work with you.

Regards,
Monith Ilavarasan, Organizer
Genesis of the Tri-Valley
Zoe Siegel, Director of Climate Resilience
Greenbelt Alliance
Shajuti Hossain, Staff Attorney
Public Advocates
Justine Marcus, State and Local Policy Director
Enterprise Community Partners
Jeff Levin, Policy Director
East Bay Housing Organizations
Leslie Gordon, Program Director of Equitable Development Urban Habitat
Michael Rawson, Director
The Public Interest Law Project
Evelyn Stivers, Executive Director
Housing Leadership Council of San Mateo County

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Advocating for more housing in Santa Clara County and beyond. southbayyimby.com
November 16, 2021
To whom it may concern,
California Government Code § 65583.2(c), instituted by Assembly Bill 2348 of 2004, defines residential densities “appropriate to accommodate housing for lower income households”; for cities with between 25,000 and 100,000 residents in a nonmetropolitan county (that is, a county which is part of a Metropolitan Statistical Area smaller than two million people), this default density or “Mullin density” is twenty dwelling units per acre. In a county inside an MSA larger than two million people, this density is thirty dwelling units per acre.

As of the Fifth RHNA Cycle, Santa Clara County, part of the San Jose-Sunnyvale-Santa Clara, CA MSA, had under two million residents (1,836,911 as of the 2010 Census).

However, as of the 2020 Census, it has 2,000,468 residents. While HCD has yet to issue specific guidance, the following jurisdictions in Santa Clara County will have to zone at thirty units per acre in order to achieve a presumption of affordability for lower-income households in the Sixth RHNA Cycle:
● Campbell
● Cupertino
● Gilroy
● Los Altos
● Los Gatos
● Milpitas
● Morgan Hill
● Mountain View
● Palo Alto
● Saratoga
1

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While the Mullin density sets minimum acceptable density for affordable housing at 30 du/ac, it is important to note that this density is generally insufficient for affordable housing production, given high land costs and highly competitive funding.

In order to produce mandated affordable housing, we advise much higher densities limits— or preferably, no density limits.

Thank you for your time and consideration. We look forward to working with you to solve California’s housing crisis.

South Bay YIMBY
Advocating for more housing in Santa Clara County and beyond. southbayyimby.com
2

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1 Adam Paszkowski
From: Toni Tryforos <[email protected]>
Sent: Friday, February 18, 2022 9:44 AM
To: Adam Paszkowski
Subject: [EXTERNAL] Housing Needs Assessment
[You don't often get email from [email protected]. Learn why this is important at http://aka.ms/LearnAboutSenderIdentification.]
Good Morning Adam ‐ I missed the majority of the meeting last night so sharing some feedback. I did do the survey a week or so ago.

I am a senior citizen and was extremely fortunate to be able to get affordable housing through the Housekeys program almost 2 years, right smack in the middle of the pandemic! The best part was that I live right next‐door to my son and his family. Through my experience and in today’s environment it’s very obvious that many people within our community need more education on what affordable housing is and the stigma that it attracts undesirables in certain neighborhoods. On numerous occasions I have had to spell out that within my neighborhood of affordable housing we have educators, nurses, school principles, and people of all walks of life. I paid more for my one bedroom house than what the developer bought the Granada Theater for!
With limited space high density is the big push, multi‐level homes, lots of stairs. There is no thought about the aging population and stairs, people with disabilities and stairs etc. if the only option is to build up there must be a design for a bedroom and full bathroom on a main level. I am fortunate my garage and front entry are ground level but bedroom and full bath upstairs. I hope I will be able to safely manage stairs as I continue to age.

There needs to be something that limits concessions the developers get especially with very limited parking within a community complex. Ideally, it would be nice to have less cars on the road but who are we fooling we don’t have the infrastructure for mass transit. Street parking is already clogged up, car break ins and thefts are up, people deserve to have a somewhat safe place for their vehicles.

With all the housing we have and what’s to come we need to make sure we have adequate schools. We desperately need another middle school in Morgan Hill so that we don’t have to drive or bus our kids all the way to Martin Murphy.

A round trip there can be about 1.5 hours. We have to go early just to find a parking spot.

People are very concerned about the drought which we know is not going to end anytime soon. We understand we need to get people housed but what happens when we run out of water which could very well happen in the next few years, if not sooner in certain areas. The city needs to fight harder with the state and county on some of the expansions being pushed. Growth is important for a city to thrive however, if we have no water we all lose.

This is getting too long now so I will end now. Thanks for your time.

Regards,
Toni Tryforos
Sent from my iPhone
WARNING: This message is from an external user. Confidential information such as social security numbers, credit card numbers, bank routing numbers, gift card numbers, wire transfer information and other personally identifiable

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2 information should not be transmitted to this user. For question, please contact the Morgan Hill IT Department by opening a new helpdesk request online or call 408‐909‐0055.

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Via Email
January 28, 2022
Adam Paszkowski - Principal Planner, Planning Division
Rebecca Garcia - Housing Manager
Development Services Department
City of Morgan Hill
17575 Peak Avenue
Morgan Hill, CA 95037
RE: City of Morgan Hill - Housing Element Priorities
Dear Mr. Paszkowski and Ms. Garcia
We are writing to you to share the results of our discussions of existing housing needs and proposals we have for programs and policies that should be considered for inclusion in the Housing Element Update you are currently preparing. We are also requesting an opportunity to meet with your staff to discuss these proposals in more detail and to determine the appropriate next steps for their consideration.

The priorities outlined below were identified over the course of five meetings held by a group of South County community leaders concerned about rising homelessness and the inadequate supply of affordable housing, and interested in exploring solutions that could be integrated into the Housing Element Update Process. These meetings were convened and facilitated by SV@Home and the South County Compassion Center, and participants were drawn from the diverse existing service and advocacy networks, and included community members who volunteer regularly in direct service to those in need, representatives of regional and local service organizations and housing policy advocates, as well as residents experiencing homelessness or who were formerly homeless.

Together, we understand that the Housing Element Update is a nearly once-in-a-decade process to assess needs and develop concrete action plans to address the housing issues in our community. We understand that changes to Housing Element law have increased requirements for this assessment, including special populations such as residents experiencing homelessness, and for the development of policies and programs with specific, and measurable steps to address the unmet housing needs.

We also understand that the new requirement to engage in meaningful, frequent, and ongoing community participation throughout the Housing Element process, including the new requirements included in the Affirmatively Furthering Fair Housing guidance from the state, have presented challenges for city staff and consultants across the county.

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The community meetings that have generated these priorities have been designed to complement the City’s efforts.

As a group we brought our range of experiences to the discussion, and shared a wide range of concrete actions we felt would address some of the needs we have identified.

Some of these ideas sought to elevate policy needs that had already been raised in public discussions, others were reflections of the need to strengthen commitments or leverage opportunities in existing programs, and some were new measures intended to address the diversity of housing needs. The group then discussed the proposed actions and the needs they were intended to address. Some items were combined, some were determined to be redundant with existing programming, and new actions were identified through the discussion. The group then went through a prioritization process, which assessed the potential impact of specific actions, how aligned they were with our understanding of state guidance, and how they might augment existing efforts. Through this process the initial list of nearly 20 proposed actions was narrowed to the 8 priorities detailed below.

In developing the required sites inventory, prioritize parcels for permanent supportive housing, ELI, and VLI housing units downtown and in other central locations accessible to resources and transit, especially parcels owned by public agencies.

Identified need: Locating affordable housing in areas that are transit rich, close to resources to meet basic needs, and well integrated in residential growth areas, is the established best practice. Affirmatively furthering fair housing requires that sites for permanent supportive housing, and homes for residents with extremely low or very low incomes be located in areas with access to jobs, transit, and resources, including public land that can expedite affordable housing development. One of the biggest challenges affordable housing developers face in development of these units is the cost of land, especially when competing with market-rate developers who have more money available.

Program to address: Surplus or underutilized government-owned land can help, since affordable housing developers have priority to purchase this land.

Prioritizing sites downtown opens up opportunities and establishes community expectations that the city is supporting affordable development in these areas.

Create opportunities for community discussions and education about homelessness, housing insecurity and specific housing needs to achieve an atmosphere of acceptance and understanding.

Identified need: Current political will in the city regarding development of affordable and permanent supportive housing reflects the need to build understanding of causes and issues of homelessness, the people and lives

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impacted by the lack of affordable housing, and the community benefits of safe, stable, and affordable housing.

Program to address: We often misunderstand what housing needs look like, who experiences housing insecurity, and how they can become homeless. Some common understanding can be achieved with intentional and guided communication between people that do not normally have an opportunity to dialog with each other. This could include- but not be limited to- formats such as community workshops, short video interviews, and media partnerships.

Pursue a partnership with other cities and the county for an affordable housing portal that allows people to submit a single application for multiple affordable housing developments.

Identified need: Currently, to apply for affordable housing, residents need to search multiple websites and apply using many different web portals or paper applications. Since many people are applying for so few units, a person in need of affordable housing will need to apply for multiple opportunities to increase their chances of success, submitting and resubmitting the same information multiple times through many different channels. This process creates inequitable access to affordable housing for people most in need who lack the resources and time to monitor waitlist statuses, submit paper applications or have cognitive disabilities which hinder their ability to complete multiple applications at a time. This increases the likelihood that the renter will not successfully connect with an available affordable unit.

Program to address: A single source and application for affordable housing would help people find affordable housing without causing loss of time and resources to hunt for it and resubmit the same information. A single source would also allow the city or county to affirmatively market or share all affordable housing opportunities to vulnerable and hard to reach populations. This portal could be similar to the San Jose Doorways program currently in development, and Dahlia in San Francisco, which provides a single starting point for people to apply for affordable housing (inclusionary or standalone). A single source would also make it easier for the city, county, and residents to track the availability of affordable housing in their area.

Express an explicit commitment to funding for basic needs services at local encampments.

Identified need: Each year, service providers must reapply for city funding to provide basic needs services at encampments where residents experiencing homelessness are living. This process is often politically contentious and

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uncertain. The lack of certainty impacts the ability of these organizations to establish long-range plans and focus on service provision.

Program to address: Providing for the basic needs of residents experiencing homelessness and living in encampments can improve health, safety, and quality of life. Many cities already provide funding on an annual basis to provide some of these services, but each year they must reapply and wait for approval again. A long-range funding commitment from the city provides more certainty and allows the organizations providing these services to fully focus on service provision.

Support and facilitate the creation of community-based nonprofits, which will develop affordable housing, including the exploration of alternative models.

Identified need: Large multifamily affordable housing developments take years to complete and do not meet the needs of all residents experiencing homelessness or in need of affordable housing. This system makes it difficult for the exploration of alternative and innovative home types that may be better able to meet the needs of some residents. Currently, affordable housing is limited to large complexes to make efficient use of land values. These projects, although they are vital assets to the community, take long periods of time to fund, approve and construct. The large sizes and lack of tenant input on governance also pose challenges to the creation of a deeper sense of belonging, building a tight knit community and facilitating neighborly connections.

Program to address: We can expand our options of multifamily affordable housing to more creative and innovative options that have tangible community control and collaborative decision making tools, such as Community Development Corporations (CDCs), co-housing, co-op housing, tiny home communities, and community land trusts. However, since many of these options do not exist in South County, significant financial and technical support and training is needed to make them viable. Local efforts can complement the initial commitments made by Santa Clara County to provide technical assistance.

Training can be assisted by other and more established non-profit organizations.

Partner with CDFIs to develop a loan program with full or partial loan forgiveness for homeowners who build ADUs and restrict affordability for 15 years.

Identified need: While Accessory Dwelling Units have been successful at increasing housing production and offering homes that are more affordable by design, homeowners who are “house rich but cash poor” may struggle to obtain financing to build an ADU.

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Program to address: In partnership with a CDFI, the city should develop a loan program with full or partial loan forgiveness for homeowners who build ADUs and restrict affordability for 15 years. This would increase the ability of homeowners to increase the number of homes available, secure deed-restricted affordability, and provide an income stream for lower-income homeowners to increase their financial stability. There is an existing low interest loan program administered by the Housing Trust of Silicon Valley that could be used as a foundation for this program.

Create a public awareness campaign to increase community knowledge of the existing range of services for the unhoused and homelessness prevention resources.

Identified need: Many residents who need help with housing issues are not aware of the existing range of services for the unhoused and homelessness prevention resources currently available in our city, or through the County’s 211 service. Many struggle to identify and access available resources on their own.

Information about local resources, including those funded through the county, and the 211 service, is currently not available on city websites.

Program to address: The city should take steps to increase awareness of how to access the services available locally, including the 211 system, which can help residents in need navigate and access a wide variety of available resources in the county. At minimum, this should include publishing information on the city’s website in an easily accessible location and ensuring city staff are aware of the program and can direct residents to it. The city should also consider a public awareness campaign using social media, publications such as city newsletters and printed collateral, events, and additional channels to increase awareness of the 211 system.

We recognize that our discussion were not representative of the full range of community perspectives in Morgan Hill, and that these proposed actions will not address the full complexity of our local housing needs, but we are confident that our collective experience represents a critical perspective in identifying existing housing needs and actions that should be incorporated into the Housing Element Update. As noted above, we are requesting an opportunity to meet with your staff to discuss these proposals in more detail and to determine the appropriate next steps for their full consideration.

Please contact Joanne Fierro at [email protected] to set up a time for this meeting.

Thank you for your consideration, we look forward to further discussion.

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This letter is being submitted by a working coalition of community housing advocates, community based housing and homeless service providers, and regional policy and advocacy organizations. This group has come together out of a series of five community meetings with over 60 unique participants.

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February 28, 2022
Policy Recommendations for 6th Cycle Housing Element
Dear Planning staff:

YIMBY Law submits this letter to share our policy goals and recommendations for the Policies and Programs section of your Housing Element. We appreciate the opportunity to participate in the Housing Element process.

The Policies and Programs section of the city’s Housing Element must respond to data, analysis and findings presented in the Housing Needs section. We repeatedly see findings that housing prices are high, segregation exists, and there is a lack of housing for special populations, but the Policies and Programs don’t respond to these findings or try to change outcomes. The overview of the city’s housing environment should set the scene, and the policies and programs should explain what the city is going to do to fix it.

Our policy goals are as follows:

Affirmatively Furthering Fair Housing

1. Prioritize rezoning in high resource, historically exclusionary neighborhoods.

Many of the highest resource neighborhoods with the best access to jobs, good schools, and other amenities have histories of exclusion which are still reflected in their zoning. Cities should rezone to allow more housing opportunities in those neighborhoods, particularly those with low Vehicle Miles Traveled, as part of their 1

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Housing Elements.

2. Establish a strong tenant protection ordinance so that new housing benefits everyone. Development should not permanently displace current residents.

Housing replacement programs, temporary housing vouchers, right of return, and demolition controls will create stability for renters while allowing new homes to be built for new households and to accommodate the growth associated with RHNA.

In your sites inventory and rezoning programs, you should prioritize development on sites with owner-occupied housing & commercial uses over those with existing rent-controlled apartments or other rental housing with lower income residents.

3. Support homeownership opportunities for historically excluded groups.

Homeownership continues to be a path to building financial security and inter-generational wealth, which has been systematically denied to many Americans. As a society, we need to make this right by intentionally offering opportunities to communities who have been excluded. The housing element should identify opportunities to create a variety of for-sale housing types and create programs to facilitate property ownership among excluded groups.

Site Capacity

4. Adequately plan for density. Ensure that a site’s density will accommodate the number of homes that are projected to be built. In addition, make sure height limits, setback requirements, FAR, and other controls allow for adequate density and the ability to achieve a site’s realistic capacity. Housing will not be feasible if you have a high density paired with low height limits. This density should be emphasized around jobs and transit and should go beyond the Mullin density in those areas.

5. Provide sufficient zoned capacity to accommodate all income levels, including a minimum No Net Loss buffer of 30%. Not every site will be developed at maximum density during the eight-year planning period. Identify an ample amount of opportunity sites and zone the sites to accommodate lower-income housing types (usually a statutory minimum of 30 dwelling units per acre) to give the city the best chance at meeting its RHNA.

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6. Use data from the 5th Cycle to calculate the likelihood of development for your 6th Cycle site inventory. Likelihood of development is a measure of the probability of an inventory site being developed during the planning period. The median likelihood of development across the state is 25%, meaning only one of every four sites will likely be developed during the planning period for the median city. Incorporating the likelihood of development into the zoned capacity will set the city up to successfully achieve their RHNA, making the housing element less of a paper exercise and more of an actionable, functional document.

Accessory Dwelling Units

7. Commit to an automatic mid-cycle adjustment if ADU permitting activity is lower than estimated in the housing element. We highly recommend complying with HCD’s standards of using one of its “safe harbor” methodologies to anticipate future ADU production. However, if the city is optimistic about ADU growth, then creating an automatic mid-cycle adjustment will automatically facilitate alternative housing options (i.e., a rezoning program, removing development constraints, ADU incentives, etc.) if the city falls behind the estimated ADU production.

8. Incentivize new ADUs, including those that are rent-restricted for moderateor lower-income households or that are prioritized for households with housing choice vouchers. Consider offering low- or no-interest loans, forgivable loans, impact fee waivers for ADUs that are 750 square feet or larger, allowances to facilitate two-story and second-story ADU construction, etc.

Zoning

9. Allow residential to be built in areas that are zoned for commercial use.

There are a myriad of ways to do this, but a housing overlay is one common policy.

Additionally, consider eliminating new commercial space in mixed-use developments where there is not a strong demand or there is otherwise a glut of commercial space that is unused or frequently vacant.

10. Allow flexibility in inclusionary zoning. Cities should require different percentages for different AMI levels. Additionally, we urge cities to incentivize land

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dedication to affordable developers in order for market-rate developers to meet their inclusionary requirements. Avoid getting trapped into thinking that the affordable units must be “sprinkled throughout” the market-rate units, or require the market-rate units to look exactly the same as the affordable ones. This should be balanced against not locating all of the affordable units in one place and ghettoizing neighborhoods by creating or perpetuating racially concentrated areas of poverty.

Better Entitlement Process & Reducing Barriers to Development

11. Ensure that the city has a ministerial process for housing permitting, especially multi-family housing, and remove impact fees for deed-restricted housing. A discretionary process for housing development creates uncertainty and adds to the cost of construction. For example, multi-family housing should not require a conditional use permit or city council approval unless the builder is asking for unique and extraordinary concessions. Right-sizing governmental constraints, entitlement processes, and impact fees will help the city successfully meet its RHNA.

12. Reduce parking standards and eliminate parking minimums. Minimum parking requirements are a major constraint on housing, especially for lower cost housing types. They can cost in excess of $30,000 per spot and can raise rents by as much as 17%, and eliminating them is particularly important for smaller & other spatially constrained sites. Consider adopting a parking maximum.

13. Cap fees on all new housing. Most construction costs are outside the City’s control, but reducing impact fees can demonstrate that a city is serious about building new housing. At a minimum, cities should delay the collection of impact fees until the issuance of the certificate of occupancy to reduce financial impacts on new housing and make the units cheaper by not asking the developer to carry impact fee charges or debt throughout the construction phase.

14. Provide local funding. One of the largest barriers to building new affordable homes is the lack of city/county funds available to assemble sites, provide gap funding, and to pay for dedicated staff. Without new funding, especially at the local level, we will not be able to build more affordable homes. There are three

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new revenue streams that should be considered: 1) Transfer tax, a one-time payment levied by a jurisdiction on the sale of a home, may be utilized to raise much needed revenue to fund affordable homes; 2) Vacancy tax may be collected on vacant land to convince landowners to sell their underutilized properties and be used to fund the construction of affordable homes; 3) Commercial linkage fees should be adopted or revisited for increases on new commercial developments.

We urge you to include these policies in your 6th cycle Housing Element.

Best regards,
Sonja Trauss
Executive Director
YIMBY Law
[email protected]

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1 Adam Paszkowski
From: Kalisha Webster <[email protected]>
Sent: Friday, April 15, 2022 7:36 PM
To: Adam Paszkowski; Rebecca Garcia
Cc: Jan Stokley
Subject: [EXTERNAL] Morgan Hill Developmental Disability Data for 2023-2031 Housing Element Attachments: Morgan Hill Housing Element Comments for Developmental Disabilities.docx Hello Adam and Rebecca,
My name is Kalisha Webster and I am the Housing Advocate at Housing Choices, we met last month during the meeting with the South County Housing Element Advocates spearheaded by SV@Home and The Compassion Center.

Housing Choices is a nonprofit organization funded by the San Andreas Regional Center (SARC) to support people with developmental and other disabilities find and retain affordable housing. SARC has contracted Housing Choices to engage with cities throughout Santa Clara County as they update their Housing Elements to provide data on the housing needs and best practices for inclusion of people with developmental disabilities in their housing plans.

Pursuant to SB 812, Housing Choices is submitting an assessment of the housing needs of Morgan Hill residents with developmental disabilities, as well as, a list of specific policy and program recommendations for inclusion in the draft 2023‐2031 Housing Element, that we believe will best address their housing needs. Please note that the data tables are not numbered because we assume these tables will follow numbering in the larger document. If we can provide any more information, please let me know.

We are eager to work with you on this component of the Housing Element. In particular, we would like to:
 Meet with you to receive your feedback on our submission, particularly on the feasibility of the specific recommendations that are included
 Learn from you about other policy and program recommendations that are surfacing in the development of the Housing Element that might also have an impact on housing for people with developmental disabilities.  Identify other appropriate venues for discussing our submission  Learn how we can support you in engaging Morgan Hill households with developmental disabilities in the outreach process
 Post our recommendations for feedback on your Housing Elements web page  Any other ideas you might have to help us broaden the larger community’s understanding of the critical importance of deeply affordable housing to people with developmental disabilities.

Thank you so much for your work to bring more affordable housing to Morgan Hill.

Best Regards,
To help protect your privacy,
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1 DEVELOPMENTAL DISABILITIES COMMENTS FOR MORGAN HILL HOUSING ELEMENT Introduction to Developmental Disabilities
People with developmental disabilities have a disability that emerged before age 18, is expected to be lifelong, and is of sufficient severity to require a coordinated program of services and support in order to live successfully in the community. Developmental disabilities include intellectual disability, autism, Down syndrome, epilepsy, cerebral palsy, and other disabling conditions similar in their functional impact to an intellectual disability. Under California’s Developmental Disabilities Services Act and the U.S. Supreme Court’s 1999 decision in Olmstead v. L.C., people with developmental disabilities are entitled to receive community-based services that allow them to live in the least restrictive community setting. This shift to de-institutionalization has led to the closure of the most restrictive segregated settings and to the requirement that local jurisdictions in their Housing Elements assess and plan specifically for the housing needs of people with developmental disabilities who receive services from the Regional Center in order to live in their home community.

Demographic and Other Trends Affecting the Housing Needs of People with Developmental Disabilities
Adults Make Up More than Half of the Morgan Hill Population with Developmental Disabilities.

Morgan Hill is home to 323 people with developmental disabilities of whom 222 (69%) are adults and 101 (31%) are under age 18. Because Morgan Hill’s 2015-2023 Housing Element failed to include the required assessment of the housing needs of people with developmental disabilities (pursuant to Government Code Section 65583(a)(7)), it is not possible to assess changes in this population in Morgan Hill since the 2015-2023 Housing Element. However, the population with developmental disabilities in Santa Clara County grew by 14% since the last Housing Element, much faster than the general population grew. The table below shows that Morgan Hill requires more housing options for adults with developmental disabilities than other parts of Santa Clara County because a greater proportion of Morgan Hill's residents with developmental disabilities are adults (69%) as compared to the County’s total population (63%).

Table ___ Morgan Hill and Santa Clara County Population with Developmental Disabilities Age Morgan
Hill
Morgan Hill
% of total
Santa Clara
County
Santa Clara County
% of total
Under age 18 101 31% 4016 37%
18 and older 222 69% 6737 63%
Total 323 100% 10753 100%
Note: The Morgan Hill population with developmental disabilities was provided by San Andreas Regional Center as of November 2021. The Santa Clara County population with developmental disabilities is based on county-level data published by the Department of Developmental Services as of June 2021.

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2 Fewer Opportunities for Morgan Hill Adults with Developmental Disabilities to Live Outside the Family Home. The family home is the most prevalent living arrangement for Morgan Hill’s adults with developmental disabilities, with 71% of adults living in the family home in 2021, higher than the 65% of Santa Clara County adults living in the family home. We also see lower prevalence of Morgan Hill adults with developmental disabilities being able to transition out of the family home into their own apartment with supportive services (10%) or licensed care facilities (19%) than in Santa Clara County (11% and 23% respectively).

Table ___ Living Arrangements of Adults with Developmental Disabilities Adult Living Arrangements
2021
Morgan Hill
2021
Morgan Hill
Percent of
Total
2021
Santa Clara
County
2021
Santa Clara County
Percent of Total
In the family home 158 71% 4,362 65%
Own apartment with
supportive services 21 10% 756 11%
Licensed Facilities 43 19% 1,525 23%
Other (including homeless) 0 - 94 1%
Total Adults 222 6,737
Source: The 2021 data for Morgan Hill was provided by San Andreas Regional Center as of November 2021. The Santa Clara County data is based on county-level data published by the Department of Developmental Services as of June 2021.

Decline in Licensed Care Facilities in Santa Clara County. The Department of Developmental Services reports that between September 2015 and June 2021, 5% fewer people with developmental disabilities were able to be housed in licensed care facilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities) in Santa Clara County, even as the adult population in need of residential options outside the family home grew. This trend increases the need for affordable housing options coordinated with supportive services funded by the San Andreas Regional Center. Santa Clara County’s reduced supply of licensed care facilities increases the likelihood that Morgan Hill adults with developmental disabilities will be forced out of the county when their parents are no longer able to house them--unless there is a significant improvement in access to affordable housing.

Increase of Autism Diagnosis Reflected in Increase in Adults in their 20s and 30s. Growth in the Santa Clara County adult population with developmental disabilities correlates with a well-documented annual increase in the diagnosis of autism that began in the mid-1980s and did not level out until after 2015.

The cumulative impact of this trend is already seen in the growth of the Santa Clara County population age 18 to 41 with developmental disabilities and will continue into the future. This trend has significant implications for housing needs among Morgan Hill adults with developmental disabilities during the period of the 2023-2031 Housing Element.

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3 Table __ Changes in Age Distribution of Adult Population in Santa Clara County Age 2015 Number 2021 Number % Change
18 to 31 2,767 3,515 27%
32 to 41 891 1,212 36%
42 to 51 833 705 -15%
52 to 61 702 744 6%
62 plus 416 561 35%
Total adults 5,609 6,737 20%
Source: Department of Developmental Services Quarterly Report by County.

Longer Life Spans. Between September 2015 and June 2021, the Department of Developmental Services reports that the number of Santa Clara County residents with developmental disabilities age 62 and older grew by 35% (Table __). This increase is generally attributable to well-documented gains in life span, rather than to migration of seniors with developmental disabilities into Santa Clara County.

Longer life spans mean that more adults with developmental disabilities will outlive their parents and family members who are by far the single largest source of housing for people with developmental disabilities in Morgan Hill. Because older adults currently occupying a licensed facility in Santa Clara County are living longer, this reduced rate of occupant turnover, coupled with closing facilities, will make it more difficult for middle-aged and senior adults who have been living with aging parents in Morgan Hill to transition to licensed care when their parents pass away.

Displacement. Notwithstanding 20% growth in Santa Clara County’s total population of adults with developmental disabilities, the Department of Developmental Services has documented a 15% decline in the age group 42 to 51 in Santa Clara County between September 2015 and June 2021 (Table ___). In light of gains in life expectancy, this loss can reasonably be attributed to displacement from the county because of the lack of residential living options (either licensed facilities or affordable housing) when an elderly family caregiver passes away or becomes unable to house and care for the adult. Displacement takes a particular toll on adults with developmental disabilities who depend on familiarity with transit routes and shopping and services, as well as support from community-based services and informal networks built up over years of living in Morgan Hill.

Higher Rates of Physical Disabilities. People with developmental disabilities are more likely than the general population to have an accompanying physical disability. Almost 20% of Santa Clara County residents with developmental disabilities have limited mobility, and 15% have a vision or hearing impairment. The need for an accessible unit coupled with the need for coordinated supportive services compounds the housing barriers faced by those with both cognitive and physical disabilities.

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4 Ineligibility for Many Affordable Rental Units. Some adults with developmental disabilities depend on monthly income of around $1,000 from the Supplemental Security Income (SSI) program, pricing them out of many of the limited number of affordable housing units in Morgan Hill. Those with employment tend to work part-time in the lowest paid jobs and also struggle to income-qualify for many of the affordable housing units now available for rent in Morgan Hill.

Transit-Dependent. Most adults with developmental disabilities do not drive or own a car and many rely on public transit as a means to integration in the larger community.

Best Practices for Inclusion of People with Developmental Disabilities in Typical Affordable Housing
Morgan Hill can meet the housing needs of people with developmental disabilities by adopting policies and programs to promote their inclusion with coordinated services in typical affordable housing. The following considerations should guide Morgan Hill in this pursuit:
● Integration in typical affordable housing is a priority in order to affirmatively further fair housing for a group that has historically experienced no alternatives to segregated living and also to counter the displacement of adults with developmental disabilities out of Morgan Hill. ● Coordination of housing with onsite supportive services funded by the San Andreas Regional Center should be encouraged. These fully funded coordinated services provide a supported pathway for people with developmental disabilities to apply for and retain an affordable apartment and are often as essential to a person with a developmental disability as a physically modified unit is to a person with a mobility, vision, or hearing impairment. ● A mix of unit sizes at inclusive housing properties would address the needs of those who require live-in aides, want to live with roommates or partners, or have children. ● Location near public transit would accommodate the transit-dependency of most adults with developmental disabilities.
● Deeply affordable housing is needed by people with developmental disabilities. The City should plan for at least 131 Extremely Low Income (ELI) units--50% of its Very Low Income RNHA allocation. Some of the ELI units should be subject to a preference for people with developmental disabilities.

Policy and Program Recommendations
Morgan Hill has a responsibility not simply to assess the housing needs of people with developmental disabilities but also to create and implement policy, zoning, program and other changes that make it more feasible for affordable housing developers to include people with developmental disabilities in their housing plans. Opportunities for adults with developmental disabilities to live outside the family are lower than many other jurisdictions in Santa Clara County. Currently the city has one affordable property, Jasmine Square built in 2005, which includes 12 set aside units for people with developmental disabilities who benefit from on-site supportive services funded by the San Andreas Regional Center.

The City’s lack of progress in meeting the housing needs of people with developmental disabilities since

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5 the last Housing Element demonstrates the need for policies and programs that explicitly promote inclusion of people with developmental disabilities in affordable housing with coordinated services provided by the San Andreas Regional Center in order to prevent the homelessness or displacement of these vulnerable residents.
● Affirmatively Further Fair Housing by Producing More Extremely Low-Income Housing. Not only is disability the highest-ranked source of Fair Housing complaints in Santa Clara County, a growing body of Santa Clara County data indicates that Black, Indigenous and other People of Color (BIPOC) with disabilities experience higher rates of severe rent burden than either BIPOC without disabilities or whites with disabilities. Such disparities in the experience of severe rent burden, housing instability and displacement from Morgan Hill are attributable to the shortage of housing priced to be affordable to Extremely Low Income (ELI) households with incomes below 30% of Area Median Income. Multiple barriers including high land and construction costs and limited funding make it difficult for developers to produce Extremely Low Income units that would help to reduce such disparities. Local zoning and other policies that lead to increased production of Extremely Low Income units, as well as city staff dedicated to implementing and overseeing those policies, will Affirmatively Further Fair Housing in Morgan Hill and decrease displacement and homelessness for the most at-risk Morgan Hill residents, including people with developmental disabilities.

Sample Language: The City of Morgan Hills's plans to Affirmatively Further Fair Housing for Black, Indigenous and other People of Color, particularly those with disabilities, shall include policies designed to increase the production of Extremely Low Income units, as well as adequate staff capacity to implement and monitor the impact of these policies. ● Establish and monitor a quantitative goal. Tracking the City’s success in housing people with developmental disabilities is essential to determine whether policies and programs are having an effect in overcoming historic patterns of discrimination and exclusion of people with developmental disabilities from affordable housing. A goal of 40 new Extremely Low-Income housing units for Morgan Hill residents with developmental disabilities over the period of the 2023-2031 Housing Element would represent meaningful progress towards the total unmet housing need of this special needs group.

Sample Language: The City of Morgan Hill shall monitor progress towards a quantitative goal of 40 new Extremely Low Income housing units that are subject to a preference for people with developmental disabilities needing the coordinated services provided by San Andreas Regional Center to live inclusively in affordable housing.
● Offer Developers a Range of Affordability Options Under the Inclusionary Ordinance. Many adults with developmental disabilities, including those that find employment, have incomes too low to satisfy minimum income requirements for the Very Low and Low income units currently offered under the city’s inclusionary ordinance and are effectively excluded from this housing option. California law (AB 1505, the “Palmer Fix”) explicitly allows cities to adopt inclusionary

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6 housing ordinances that address a range of income levels from moderate-income to extremely low-income. The City should take advantage of this authority to make its ordinance more responsive to local needs by offering developers of market rate housing a menu of options for including affordable units, for example, by setting a higher percentage of units if priced for moderate income and a lower percentage of units if priced for extremely low income. Such a menu would address a broader range of Morgan Hill housing needs, while giving developers more options for meeting the inclusionary requirement.

Sample Language: The City of Morgan Hill shall revise its inclusionary housing ordinance to offer developers a menu of options for achieving affordability, adjusting the percentage of units required to be affordable depending on the degree of affordability achieved (moderate-income, low income, very low income, and extremely low income). ● Target City-Owned Land, Land Dedicated to Affordable Housing under the Inclusionary Ordinance and City Housing Funds to Achieve City-Specific Priorities. City-owned land, land dedicated to affordable housing in lieu of providing affordable units under the inclusionary ordinance, and city housing funds are often essential to the development of affordable housing that is financially feasible in Morgan Hill. In creating guidelines for the scoring of any competitive proposals for these scarce resources, the City should grant additional points to affordable housing projects that address the housing needs of the Morgan Hill residents who are most difficult to house under existing state and federal housing finance programs--for example, by prioritizing proposals with a higher number of extremely low income units or that make a percentage of units subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the San Andreas Regional Center.

Sample Language: In publishing requests for competitive proposals for any city-owned land, land dedicated to affordable housing under the city’s inclusionary ordinance or city housing funds, the City of Morgan Hill shall grant additional points to proposals that address the city’s most difficult to achieve housing priorities, by, for example, providing a greater number of extremely low-income units or committing to make a percentage of the units subject to a preference for people with special needs who will benefit from coordinated onsite services, such as people with developmental disabilities who receive services from the San Andreas Regional Center.
● Local Density Bonus. Like many state and federal housing finance programs, the state density bonus program incentivizes the production of housing at the Low and Very Low Income level.

But in counties like Santa Clara County, with one of the highest Area Median Income’s in the state, these incentives have the effect of making much of the available affordable housing out of reach for residents on fixed incomes (including seniors and persons with disabilities) or who are working in low wage jobs and are thus unable to meet minimum income requirements to afford the rent assigned to the Very Low Income category. Morgan Hill should add additional local

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7 incentives to the state density bonus law to make it more responsive to the impact of Santa Clara County’s high median income on the affordability of housing for Morgan Hill residents who are Extremely Low Income, including special needs populations, for example, people with developmental disabilities who will benefit from coordinated onsite services provided by the San Andreas Regional Center.

Sample Language: In addition to implementing the California density bonus statute, the City shall provide an additional local density bonus, incentives, and/or concessions for housing projects that include at least 5% of the units for people at the Extremely Low-Income affordability level, including special needs populations, for example, people with developmental disabilities who will benefit from coordinated onsite services provided by the San Andreas Regional Center
● Extremely Low-Income Accessory Dwelling Units. As part of a larger plan to increase the supply of Accessory Dwelling Units (ADUs), the City should consider creating a financing program for homeowners who build ADUs and rent them for at least 15 years at Extremely Low Income rent levels or that are subject to a preference for identified categories of special needs people who would benefit from coordinated onsite services, including but not limited to people with developmental disabilities who benefit from services of the San Andreas Regional Center.

Sample Language: Subject to funding availability, the City shall devise a program of financing for Accessory Dwelling Units subject to rent restrictions for at least 15 years at Extremely LowIncome rent levels and/or target special needs populations, such as people with disabilities who will benefit from coordinated services provided by the San Andreas Regional Center. ● Reduce Parking Requirements for People with Developmental and Other Disabilities. Because most adults with developmental disabilities do not drive or own a car, the City of Morgan Hill should revise its ordinances to limit parking required for affordable units for people with developmental disabilities to .5 space for each affordable studio or 1 bedroom unit and 1 space for an affordable 2 bedroom unit or larger. A similar reduction is recommended for affordable, physically accessible units.

Sample Language: The City of Morgan Hill shall encourage the inclusion of people with developmental and other disabilities in affordable housing by recognizing their transit dependence and establishing lower parking ratios for units targeted to people with developmental and other disabilities than would otherwise be required for affordable housing. ● Affirmative Marketing of Physically Accessible Units: Developers are allowed to affirmatively market accessible units to disability-serving organizations in Santa Clara County (i.e., San Andreas Regional Center, Housing Choices Coalition for Person with Developmental Disabilities, Silicon Valley Independent Living Center and others) but rarely take this step. Affirmative marketing is particularly needed by people with developmental disabilities who, because of

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8 cognitive, communication and social impairment, often rely on housing navigation services funded by the San Andreas Regional Center to learn about and apply for affordable housing.

Sample Language: As a condition of the disposition of any city-owned land, the award of city financing, any density bonus concessions, or land use exceptions or waivers for any affordable housing project, the City of Morgan Hill shall require that the housing developer implement an affirmative marketing plan for state-mandated physically accessible units which, among other measures, provides disability-serving organizations adequate prior notice of the availability of the accessible units and a process for supporting people with qualifying disabilities to apply.

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Sponsored by the Morgan Hill Police Department and the City of Morgan Hill.

For more information about National Night Out visit natw.org. For more information about this event visit www.morganhill.ca.gov.

TOGETHER AT NATIONAL
NIGHT OUT 2022
Tuesday, August 2, 2022 | 5:30 PM to 8:00 PM
at the Civic Center
17575 Peak Avenue, Morgan Hill, CA
A nationwide event designed to build strong community partnerships that promote safe neighborhoods.

This event is an opportunity to bring the community together, get to know City teammates, and learn about service providers. Join us for an evening of fun for the entire family!

GIVEAWAYS - BOOTHS - FAMILY FUN
Meet Morgan Hill's Public Safety and City Teammates
Learn about City programs and services
Public safety vehicles on display
Meet K9 Officer Basco
Food trucks with a variety of food for purchase
Free Ice Cream (while supplies last)

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Patrocinado de el Departamento de la Policía y la Ciudad de Morgan Hill.

Para más información de La Noche Nacional, visite www.natw.org. Para más información sobre este evento visite, www.morganhill.ca.gov.

JUNTOS EN LA NOCHE
NACIONAL 2022
Martes 2 de Agosto 2022 | 5:30 – 8:00 por la tarde
en la plaza del centro cívico
17575 Peak Avenue, Morgan Hill, CA
Un evento nacional diseñado para construir asociaciones comunitarias sólidas que promuevan vecindarios seguros. Este evento es una oportunidad para reunir a la comunidad, conocer a los compañeros de equipo de la Ciudad y aprender sobre proveedores de servicios. ¡Únase a nosotros para una noche de diversión para toda la familia!
Regalos - Casetas - Diversión Para Familias
Conozca a los compañeros de equipo de seguridad pública y ciudad de Morgan Hill Conozca los programas y servicios de la Ciudad
Vehículos de seguridad pública en exhibición
Conozca al Oficial K9 Basco
Camiones de comida con una variedad de alimentos para comprar Helado Gratis (hasta agotar existencias)

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Housing Element Compliance
Incentives
Incentives for Housing Element Compliance: Various state grant and loan programs require an HCD-certified housing element. Examples of active state funding sources that require housing element compliance for eligibility include the following:

Permanent Local Housing Allocation (PLHA): Helps cities and counties increase the supply of housing for households at or below 60% of area median income, increase assistance to affordable owner-occupied workforce housing, assist persons experiencing or at risk of homelessness, facilitate housing affordability, meet RHNA requirements, and ensure geographic equity in fund distribution.

Affordable Housing and Sustainable Communities (AHSC):
:
:
:
:
:
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The AHSC Program funds landuse, housing, transportation, and land preservation projects to support infill and compact development that reduce greenhouse gas ("GHG") emissions. Funding for the AHSC Program is provided from the Greenhouse Gas Reduction Fund (GGRF), an account established to receive Cap-and-Trade auction proceeds.

SB 1 Planning Grants State-funded Sustainable Communities grants help cities pay for local transportation improvements.

CalHOME Program The purpose of the CalHOME Program is to enable low- and very lowincome households to become or remain homeowners through grants to local public agencies and nonprofit developers to assist individual first-time homebuyers through deferred-payment loans for down payment assistance, home rehabilitation, including manufactured homes not on permanent foundations, acquisition and rehabilitation, homebuyer counseling, self-help mortgage assistance, or technical assistance for self-help homeownership.

Infill Infrastructure Grants (IIG) IIG provides grant assistance, available as gap funding for infrastructure improvements necessary for specific residential or mixed-use infill development projects or areas.

Prohousing Designation Program Prohousing designated jurisdictions will be awarded preference points on competitive funding applications (e.g. IIG, AHSC, Transformative Climate Communities (TCC), etc.). Local Early Action Planning (LEAP) and Regional Early Action Planning (REAP) grants can be utilized to establish prohousing policies for the purposes of eventually earning a Prohousing Designation.

Local Housing Trust Fund Program (LHTF) The LHTF Program provides matching funds to local and regional housing trust funds dedicated to the creation, rehabilitation, or preservation of affordable housing, transitional housing and emergency shelters.

Regional Transportation Funding Transportation funding for some regions depend on local jurisdiction housing element compliance (e.g. One Bay Area Grant funding (OBAG), SANDAG’s Active Transportation Grant Program, etc.).

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Housing Element Noncompliance
Consequences
Penalties and Consequences of Housing Element Noncompliance HCD is authorized to review any action or failure to act by a local government that it determines is inconsistent with an adopted housing element or housing element law. This includes failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions do not comply with state law. Examples of penalties and consequences of housing element noncompliance:

General Plan Inadequacy: The housing element is a mandatory element of the General Plan.

When a jurisdiction’s housing element is found to be out of compliance, its General Plan could be found inadequate, and therefore invalid. Local governments with an invalid General Plan can no longer make permitting decisions.
:
:

Legal Suits and Attorney Fees Local governments with noncompliant housing elements are vulnerable to litigation from housing rights’ organization, developers, and HCD. If a jurisdiction faces a court action stemming from its lack of compliance and either loses or settles the case, it often must pay substantial attorney fees to the plaintiff’s attorneys in addition to the fees paid by its own attorneys. Potential consequences of lawsuits include: mandatory compliance within 120 days, suspension of local control on building matters, and court approval of housing developments.

Loss of Permitting Authority Courts have authority to take local government residential and nonresidential permit authority to bring the jurisdiction’s General Plan and housing element into substantial compliance with State law. The court may suspend the locality’s authority to issue building permits or grant zoning changes, variances, or subdivision map approvals – giving local governments a strong incentive to bring its housing element into compliance.

Newer Consequences of Housing Element Noncompliance
Financial Penalties: Court-issued judgement directing the jurisdictions to bring its housing element in substantial compliance with state housing element law. If a jurisdiction’s housing element continues to be found out of compliance, courts can multiply financial penalties by a factor of six.

Court Receivership: Courts may appoint an agent with all powers necessary to remedy identified housing element deficiencies and bring the jurisdiction’s housing element into substantial compliance with housing element law.

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August 04, 2022
Dear Morgan Hill City Council:

We are writing on behalf of South Bay YIMBY regarding Morgan Hill’s 6th Cycle Housing Element Update. As a regional pro-housing advocacy group, South Bay YIMBY works to ensure cities adopt housing elements that are fair, realistic, and lawful.

Per §8899.50(a)(1) of state code, Morgan Hill's housing element must affirmatively further fair housing, which entails 'taking meaningful actions... that overcome patterns of segreg‐ ation.'
The City of Morgan Hill is uniquely positioned to affirmatively further fair housing, as Mor‐ gan Hill is a wealthy, exclusionary city that researchers with the Othering and Belonging Institute at UC Berkeley identify as highly segregated from the rest of the Bay Area. This socioeconomic segregation is caused by the exclusionary cost of housing in your com‐ munity, where an average home, as of April 30th, costs $1,431,000, which is only afford‐ able to someone earning a salary of $252,000, meaning only the richest 4% of house‐ holds can afford to settle down in your community. It is thus no coincidence that your city is 13% whiter than the rest of the Bay, as well as 68% less black than the rest of the Bay Area.

In a 2021 report entitled 'Exclusionary Zoning: Its Effect on Racial Discrimination in the Housing Market,' economic advisors for the White House outline how exclusionary zoning, like yours, causes segregation. Your exclusionary zoning pushes low income children to live in less resourced areas, which begets worse life outcomes from health to income. The research is clear: exclusionary zoning violates your duty to further fair housing.

To take meaningful actions that overcome patterns of segregation, we recommend you:

1. End apartment bans in high opportunity areas. This will give middle and working class families the opportunity to share in the resources your rich neighborhoods enjoy. As of 2020, your city banned apartments in over 83.1% of residential areas.

2. Accommodate 2229 low income homes in your site inventory. While substantially larger than the floor of 413 low income homes required by RHNA, 2229 is the number of homes required to bring the proportion of low income families in your city in line with the rest of the Bay Area. While this number is large enough to be politically challenging, it will always be politically challenging to overcome segregation, as AFFH requires.

Thank you,
Salim Damerdji, South Bay YIMBY
Keith Diggs, YIMBY Law

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August 11, 2022
Adam Paszkowski and City Council
City of Morgan Hill
17575 Peak Avenue
Morgan Hill, CA 95037
[email protected]
Re: Comments on the Draft Housing Element
Thank you for sharing this early draft of the Housing Element with the public. On behalf of Morgan Hill’s more than 300 residents with intellectual and developmental disabilities, Housing Choices is grateful for the opportunity to comment before it is sent to HCD. While we appreciate the city’s commitment to prioritizing the development of Extremely Low Income housing needed by the cities most vulnerable populations with limited or fixed incomes, including people with developmental disabilities, as well as integrating adults with developmental disabilities into community housing, Housing Choices is concerned that the draft housing element, as written, needs significant and substantial improvement to ensure equity and inclusion of people with intellectual and developmental disabilities in its housing plans. Please also consider the attached draft comments which we submitted to you on April 15, 2022 (Attachment A).

About Housing Choices
The San Andreas Regional Center has contracted with Housing Choices to provide Morgan Hill with an assessment of the housing needs of people with developmental disabilities, as required by SB 812. Housing Choices is a housing service provider funded by the San Andreas Regional Center (SARC) to support people with developmental disabilities to be fully integrated in Morgan Hill’s affordable housing supply. We provide housing navigation services for both individuals and families. We also partner with affordable housing developers to make inclusive housing commitments for people with developmental disabilities in their housing projects. At these projects we provide onsite housing retention services. Our work over the past 25 years throughout Santa Clara County, including in Morgan Hill at Jasmine Square where 12 of the 72 apartments include a preference for people with developmental disabilities, shows that this model of housing plus services is highly effective in increasing housing access and stability for people with developmental disabilities.
1

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Inaccurate Definition of Developmental Disabilities
On page H-1-46 of Appendix H1- Housing Needs Assessment, developmental disabilities are incorrectly defined as “attributed to a mental or physical impairment”. Housing Element law requires that jurisdictions use the definition of developmental disabilities as it exists under Section 4512 of the Welfare and Institutions Code. While people with developmental disabilities may have multiple diagnoses which can include mental or physical impairment, Section 4512 specifically states that developmental disabilities do not include disabilities that are solely physical. Developmental disabilities and eligibility for state sponsored services are further defined in Title 17, Section 54000-54002 of the California Code of Regulations as not including disabilities that are solely psychiatric, solely physical or solely learning disabilities. Instead developmental disabilities are defined as a substantial disability, onset prior to the age of 18 and attributable to major impairment of cognitive and/or social functioning. A substantial disability is defined as “significant functional limitations…in three or more of the following areas of major life activity, as appropriate to the person's age: Receptive and expressive language; Learning; Self-care; Mobility; Self-direction; Capacity for independent living; and/or Economic self-sufficiency. Under the state’s Lanterman Developmental Disabilities Services Act and the Supreme Court’s 1999 Olmstead Decision, persons with developmental disabilities that meet these requirements are entitled to receive a suite of supportive services in order to live in the least restrictive setting of their choosing and integrate into the community.

Incomplete Assessment of Housing Needs of People with Developmental Disabilities HCD has provided guidance for a complete analysis of special housing needs groups, which “will assist a locality in identifying groups that have the most-serious housing needs in order to develop and prioritize responsive programs” and must include:
● A quantification of the total number of persons and households in the special housing needs group, including tenure (rental or ownership), where possible. ● A quantification and qualitative description of the need (including a description of the potential housing problems faced by the special needs groups), a description of any existing resources or programs, and an assessment of unmet needs. ● Identification of potential programs or policy options and resources to address the need HCD guidance further specifies that for each jurisdictions analysis of the housing needs of people with disabilities they should include:
● A discussion of resources, including existing housing and services for people with disabilities.
● Identification of housing types (e.g. residential care facilities) that can accommodate people with disabilities and zoning and capacity available to facilitate these housing types.
● Housing programs or strategies to address identified needs. 2

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While Morgan Hill’s draft analysis of the housing needs of people with developmental disabilities in Appendix H1- Housing Needs Assessment does acknowledge some of the housing challenges faced by this special needs populations such as fixed incomes and increased risk of housing insecurity after an aging parent or family member is no longer able to care for them, it does not meet HCD guidance for a complete analysis. The analysis submitted by Housing Choices (Attachment 1) for inclusion in the Draft Housing Element includes a more in-depth discussion of trends and contributing factors affecting housing access for Morgan Hill residents with developmental disabilities, as well as housing programs and strategies that are considered best practices for inclusion in the city’s future housing plans based on our 25 years of experience supporting people with developmental disabilities wanting to live in integrated community settings. Because of the lack of thorough analysis provided in the Draft Housing Element the housing programs proposed to meet their housing needs lack specific action steps for implementation nor do they include measurable outcomes to determine the effectiveness of each program as required by HCD.

In Table H 1-5 of the Draft Housing Element the city used data reported by the Department of Developmental Services (DDS) by zip code in 2020 to estimate the number of residents with developmental disabilities living in Morgan Hill. Based on these estimates they determined there were 171 adults aged 18+ and 113 minors under age 18 living in Morgan Hill for a total of 284 people with developmental disabilities. However, this number is significantly lower than what was submitted by Housing Choices based on data directly from SARC as of November 2021 in which SARC reported serving a total of 101 minors under the age of 18 and 222 adults age 18 and older for a total of 323 people with developmental disabilities living in Morgan Hill. The underestimation of the adult population has significant implications for the Housing Element as the city must plan for housing for adults transitioning out of the family home.

For this same reason, while the Draft analysis reported living arrangements of all residents with developmental disabilities regardless of age, Housing Choices chose to examine only the living arrangements of adults in our comments as we feel this is most relevant to the Housing Element. Best practice for minors under the age of 18 with a developmental disability recommend providing supportive services in the community so that they can remain in the family home and only those with the highest support needs are considered for alternative housing options such as licensed care facilities. However, for an adult with a developmental disability options for transitioning out of the family home are needed in order to reduce the risk of homelessness or displacement when parents or other family members are no longer able to provide housing.

One of the trends missing from the Draft Housing Element, that was reported by the Department of Developmental Disabilities and which as having contributed to increased reliance on parents and family members to provide housing for adults with developmental disabilities is a 5% decline in the availability of licensed care facilities (including Community Care Facilities, Intermediate Care Facilities, and Skilled Nursing Facilities) in Santa Clara County, even as the adult population in need of residential options outside the family home grew. This decline in licensed care facilities is due to: 1) increased home prices and 2) a decline in adults choosing to live in segregated living facilities. Historically, those who were unable to live in the home of a 3

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Morgan Hill City CouncilAugust 17, 2022

Morgan Hill City Council
August 17, 2022