8.12 Appendix Twelve: HOUSING ELEMENT
8.12-7 HOUSING PLAN
Theȱgoals,ȱpolicies,ȱandȱactionsȱdelineatedȱinȱthisȱchapterȱserveȱtoȱsupportȱtheȱCity’sȱvisionȱ ofȱprovidingȱdecentȱhousingȱandȱaȱsuitableȱlivingȱenvironmentȱforȱeveryȱresident.ȱ
8.12-7.1 Goals and Policies
Theȱ Housingȱ Planȱ identifiesȱ theȱ City’sȱ goalsȱ forȱ neighborhoodȱ conservation,ȱ housingȱ production,ȱ housingȱ support,ȱ andȱ housingȱ opportunities.ȱ Theȱ goalsȱ areȱ supportedȱ byȱ policiesȱwhichȱareȱimplementedȱthroughȱaȱseriesȱofȱactions.ȱ Goal A Create and maintain high-quality, livable, and uni que residential neighborhoods and preserve established single-family
neighborhoods.
PolicyȱAȬ1:ȱ Maintainȱandȱimproveȱtheȱqualityȱofȱresidentialȱneighborhoods,ȱ eliminateȱ housingȱ deficienciesȱ andȱ preventȱ futureȱ blightȱ throughȱ theȱ encouragementȱ ofȱ ongoingȱ maintenance,ȱ rehabilitationȱ andȱ conservationȱ ofȱ existingȱhousingȱstock.ȱ
PolicyȱAȬ2:ȱ Provideȱ codeȱ enforcementȱ supportȱ forȱ residentialȱ neighborhoodsȱ inȱ conformanceȱ withȱ Cityȱ Codeȱ andȱ Zoningȱ Ordinanceȱ regulations.ȱ
PolicyȱAȬ3:ȱ Promoteȱ compatibilityȱ betweenȱ neighborhoodsȱ whileȱ respectingȱdifferencesȱinȱneighborhoodȱcharacter.ȱ
PolicyȱAȬ4:ȱ PromoteȱconsensusȱwithȱCityȱDesignȱGuidelines.ȱ Goal B Manage growth in the City by designating suitable vacant or underutilized sites for new residential development and ensuring compatibility with community goals and existing neighborhoods.
PolicyȱBȬ1:ȱ Disperseȱ affordableȱ housingȱ unitsȱ throughoutȱ theȱ Cityȱ toȱ avoidȱaȱconcentrationȱinȱanyȱoneȱneighborhood.ȱ
PolicyȱBȬ2:ȱ Encourageȱ theȱ buildingȱ ofȱ higherȱ densityȱ housingȱ onȱ appropriateȱvacantȱorȱunderutilizedȱsites.ȱ
PolicyȱBȬ3:ȱ Encourageȱ theȱ annualȱ constructionȱ ofȱ theȱ numberȱ ofȱ housingȱ unitsȱ necessaryȱ toȱ meetȱ theȱ City’sȱ regionalȱ housingȱ needsȱ determinationȱ throughȱhousingȱfinanceȱandȱreducingȱdevelopmentȱconstraints.ȱ PolicyȱBȬ4:ȱ Promoteȱ compatibilityȱ betweenȱ neighborhoodsȱ whileȱ respectingȱdifferencesȱinȱneighborhoodȱcharacter.ȱ
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PolicyȱBȬ5:ȱ Workȱ towardsȱ theȱ mitigationȱ ofȱ jobs/housingȱ ratioȱ impactsȱ createdȱbyȱdevelopmentsȱwithȱsignificantȱemployment.ȱ
PolicyȱBȬ6:ȱ Encourageȱ higherȱ densityȱ residentialȱ developmentȱ inȱ transitȬ orientedȱandȱmixedȱuseȱareasȱwhereȱappropriate.ȱ
PolicyȱBȬ7:ȱ Encourageȱ aȱ mixȱ ofȱ unitȱ typesȱ andȱ sizesȱ inȱ newȱ housingȱ development.ȱ
Goal C Provide housing within the community for persons of all economic levels, regardless of religion, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or mental or physical disability.
PolicyȱCȬ1:ȱ Constructȱ andȱ preserveȱ affordableȱ housingȱ forȱ lowerȱ andȱ moderateȱincomeȱhouseholdsȱthroughȱtheȱuseȱofȱpublicȱsubsidies,ȱregulatoryȱ incentivesȱandȱflexibleȱdevelopmentȱstandards.ȱ
PolicyȱCȬ2:ȱ Participateȱ inȱ local,ȱ regional,ȱ Stateȱ andȱ federalȱ programsȱ thatȱ supportȱaffordable,ȱtransitional,ȱsupportiveȱandȱpermanentȱhousing.ȱ PolicyȱCȬ3:ȱ Createȱ opportunitiesȱ forȱ affordableȱ housingȱ andȱ housingȱ toȱ supportȱspecialȱneedsȱpopulationsȱandȱextremelyȱlowȱincomeȱhouseholds.ȱ PolicyȱCȬ4:ȱ Ensureȱequitableȱhousingȱopportunitiesȱforȱallȱresidents.ȱ Goal D Provide an adequate variety of individual choices of housing tenure, type and location, including higher density where possible, especially for low and moderate income and special needs households.
PolicyȱDȬ1:ȱ Promoteȱ aȱ varietyȱ ofȱ housingȱ types,ȱ inȱ differentȱ locationsȱ toȱ maintainȱsocialȱandȱeconomicȱdiversityȱinȱtheȱCity.ȱ
PolicyȱDȬ2:ȱ Participateȱ inȱ programsȱ thatȱ provideȱ supportȱ servicesȱ toȱ residentsȱinȱneed.ȱ
PolicyȱDȬ3:ȱ Increaseȱ publicȱ outreachȱ effortsȱ toȱ informȱ residentsȱ andȱ potentialȱdevelopersȱofȱavailableȱCityȱhousingȱprograms.ȱ PolicyȱDȬ4:ȱ Encourageȱ earlyȱ participationȱ fromȱ residentsȱ andȱ otherȱ stakeholdersȱ inȱ developmentȱ ofȱ longȱ rangeȱ plansȱ andȱ reviewȱ ofȱ newȱ developmentȱproposals.ȱ
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PolicyȱDȬ5:ȱ Ensureȱ complianceȱ withȱ allȱ Stateȱ andȱ federalȱ regulationsȱ relatingȱtoȱhousingȱopportunitiesȱandȱtheȱpreventionȱofȱdiscrimination.ȱ
8.12-7.2 Implementing Actions
EachȱGoalȱoutlinedȱinȱtheȱHousingȱPlanȱisȱsupportedȱbyȱoneȱorȱmoreȱpolicies,ȱwhichȱareȱ oftenȱ implementedȱ byȱ specificȱ actions.ȱ Onȱ theȱ oneȱ hand,ȱ manyȱ ofȱ theȱ identifiedȱ actionsȱ belowȱwillȱimplementȱmultipleȱpoliciesȱandȱgoals.ȱOnȱtheȱotherȱhand,ȱsomeȱpoliciesȱofferȱ directionȱ toȱ Staffȱ andȱ appointed/electedȱ officialsȱ inȱ makingȱ decisionsȱ relatedȱ toȱ theȱ provisionȱofȱhousing,ȱbutȱareȱnotȱimplementedȱbyȱspecificȱhousingȱprograms.ȱ Action 1: Neighborhood Conservation Improvement Program (NCIP) UnderȱtheȱdirectionȱofȱtheȱCityȱofȱSantaȱClaraȱHousingȱandȱCommunityȱServicesȱDivision,ȱ NCIPȱisȱaȱmultiȬpurposedȱprogramȱofferingȱtechnicalȱandȱfinancialȱassistanceȱtoȱqualifiedȱ residents.ȱ Theȱ programȱ isȱ designedȱ forȱ citywideȱ householdsȱ withȱ grossȱ incomesȱ atȱ orȱ belowȱ 80ȱ percentȱ ofȱ Countyȱ medianȱ income.ȱ Variousȱ typesȱ ofȱ repairsȱ mayȱ beȱ addressedȱ throughȱ NCIP:ȱ reȬroofing,ȱ plumbing,ȱ heating/cooling,ȱ electrical,ȱ termiteȱ damage,ȱ foundationȱ andȱ weatherizationȱ areȱ examples.ȱ Theȱ costsȱ forȱ homeȱ repairsȱ areȱ coveredȱ underȱ theȱ loanȱ program.ȱ Financialȱ assistanceȱ canȱ comeȱ inȱ theȱ formȱ ofȱ aȱ loan,ȱ grantȱ orȱ combinationȱ ofȱ both.ȱ Forȱ eachȱ project,ȱ theȱ financialȱ termsȱ areȱ reachedȱ atȱ theȱ timeȱ ofȱ determiningȱ eligibilityȱ andȱ scopeȬofȬworkȱ toȱ beȱ performed.ȱ Loanȱ interestȱ ratesȱ canȱ beȱ asȱ lowȱ asȱ 3ȱ percentȱ andȱ increaseȱ accordingȱ toȱ theȱ householdȱ income.ȱ Lengthȱ ofȱ timeȱ ofȱ theȱ loanȱ isȱ typicallyȱ upȱ toȱ 20ȱ yearsȱ onȱ eitherȱ aȱ deferredȱ paymentȱ orȱ monthlyȱ installmentȱ paymentȱbasis.ȱEssentially,ȱtermsȱareȱflexibleȱandȱbelowȱmarket,ȱbasedȱonȱtheȱapplicantȇsȱ particularȱ incomeȱ situation.ȱ Sinceȱ 1976,ȱ theȱ Cityȱ ofȱ Santaȱ Claraȱ hasȱ assistedȱ moreȱ thanȱ 1,000ȱ homeownersȱ toȱ rehabilitateȱ andȱ increaseȱ theȱ valueȱ ofȱ theirȱ homesȱ throughȱ theȱ NeighborhoodȱConservationȱandȱImprovementȱProgramȱ(NCIP).ȱ FundingȱSource:ȱ CDBG,ȱHOMEȱ
ResponsibleȱAgency:ȱ Housingȱ&ȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Assistȱ approximatelyȱ 424ȱ homeownersȱ withȱ rehabilitationȱ assistance,ȱincludingȱapproximatelyȱ160ȱextremelyȱlowȱincomeȱ households.ȱȱ
Ȭ Continueȱ toȱ conductȱ inspectionsȱ ofȱ homesȱ onȱ aȱ requestȱ andȱ complaintȱ basis,ȱ providingȱ referralsȱ toȱ theȱ NCIPȱ andȱ assistanceȱ whereȱ possibleȱ toȱ correctȱ identifiedȱ issuesȱ andȱ problems.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱAȬ1ȱ
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Action 2: Preservation of Assisted Rental Housing
Toȱ meetȱ theȱ housingȱ needsȱ ofȱ personsȱ ofȱ allȱ economicȱ groups,ȱ theȱ Cityȱ isȱ committedȱ toȱ guardingȱ againstȱ theȱ lossȱ ofȱ housingȱ unitsȱ reservedȱ forȱ lowerȱ incomeȱ households.ȱ Oneȱ assistedȱrentalȱprojectȱinȱSantaȱClaraȱ–ȱChateauȱApartmentsȱȬȱisȱidentifiedȱtoȱbeȱatȱpotentialȱ lowȱriskȱofȱconversionȱtoȱmarketȱrateȱuseȱinȱ2023.ȱȱ
FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ Housingȱ&ȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Continueȱ toȱ assistȱ propertyȱ ownersȱ ofȱ assistedȱ housingȱ byȱ providingȱ fundingȱ toȱ makeȱ periodicȱ improvementsȱ toȱ theȱ property,ȱ ifȱ available.ȱ Suchȱ assistanceȱ helpsȱ theȱ projectȱ maintainȱitsȱaffordability.ȱ
Ȭ Continueȱ toȱ monitorȱ atȬriskȱ projectȱ byȱ maintainingȱ contactȱ withȱ theȱ propertyȱ ownerȱ annuallyȱ regardingȱ longȬtermȱ plansȱ forȱtheȱproject.ȱ
Ȭ Establishȱcontactȱwithȱpublicȱandȱnonprofitȱagenciesȱinterestedȱ inȱpurchasingȱand/orȱmanagingȱunitsȱatȬrisk.ȱAsȱnecessaryȱandȱ feasible,ȱ theȱ Cityȱ willȱ provideȱ financialȱ andȱ technicalȱ assistanceȱtoȱtheseȱorganizations.ȱ
Ȭ Provideȱ tenantȱ educationȱ onȱ Sectionȱ 8ȱ rentalȱ subsidiesȱ andȱ otherȱ availableȱ assistanceȱ throughȱ Cityȱ andȱ Countyȱ agenciesȱ asȱwellȱasȱnonprofitȱorganizations.ȱNotifyȱtenantsȱatȱleastȱoneȱ yearȱ inȱ advanceȱ ofȱ potentialȱ conversionȱ toȱ marketȱ rateȱ housing.ȱ Provideȱ informationȱ regardingȱ tenantȱ rightsȱ andȱ conversionȱprocedures.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ
Action 3: Acquisition of Multi-Family Housing
AsȱaȱstrategyȱtoȱexpandȱtheȱCity’sȱaffordableȱhousingȱinventory,ȱSantaȱClaraȱwillȱcontinueȱtoȱ exploreȱ opportunitiesȱ theȱ acquisition/rehabilitationȱ ofȱ multiȬfamilyȱ housing.ȱ Asȱ fundingȱ permits,ȱ theȱ Cityȱ willȱ workȱ withȱ nonprofitȱ organizationsȱ toȱ acquireȱ andȱ rehabilitateȱ deterioratingȱandȱdistressedȱpropertiesȱandȱconvertȱthemȱintoȱaffordableȱrentalȱhousingȱforȱ lowerȱincomeȱhouseholds,ȱincludingȱthoseȱwithȱspecialȱneeds.ȱ FundingȱSource:ȱ CDBG;ȱHOMEȱ
ResponsibleȱAgency:ȱ Housingȱ&ȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Annuallyȱ exploreȱ fundingȱ sourcesȱ availableȱ atȱ theȱ regional,ȱ State,ȱ andȱ federalȱ levelsȱ toȱ supportȱ acquisition/rehabilitationȱ opportunities.ȱ
Ȭ Workȱ withȱ nonprofitȱ entitiesȱ toȱ acquireȱ andȱ rehabilitateȱ
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existingȱ multiȬfamilyȱ structuresȱ toȱ beȱ maintainedȱ asȱ affordableȱrentalȱhousing.ȱ
Ȭ Seekȱ opportunitiesȱ toȱ identifyȱ andȱ purchaseȱ deterioratedȱ residentialȱ propertiesȱ duringȱ depressedȱ rentalȱ markets,ȱ rehabilitateȱunits,ȱandȱconvertȱfromȱmarketȱrateȱtoȱaffordableȱ levels.ȱ
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ
Action 4: Code Enforcement Program
Codeȱ enforcementȱ isȱ essentialȱ toȱ ensuringȱ housingȱ conservationȱ andȱ rehabilitation.ȱ Theȱ Cityȱ maintainsȱ aȱ strongȱ housingȱ inspectionȱ andȱ codeȱ enforcementȱ programȱ toȱ ensureȱ adequateȱmaintenanceȱofȱtheȱhousingȱstockȱandȱqualityȱofȱtheȱresidentialȱneighborhoods.ȱ Inȱanȱaverageȱyear,ȱtheȱCityȱreceivesȱseveralȱthousandȱcomplaintsȱrelatedȱtoȱpossibleȱcodeȱ enforcementȱ violations.ȱ Forȱ allȱ typesȱ ofȱ codeȱ complaints,ȱ theȱ firstȱ stepȱ inȱ theȱ followȬupȱ procedureȱisȱpersonalȱcontactȱbyȱaȱCityȱStaffȱmemberȱtoȱascertainȱifȱaȱcodeȱviolationȱexists,ȱ andȱ toȱ requestȱ remediation.ȱ Inȱ manyȱ cases,ȱ theȱ individualȱ responsibleȱ forȱ theȱ codeȱ violationȱ isȱ givenȱ theȱ opportunityȱ toȱ voluntarilyȱ correctȱ theȱ situationȱ andȱ complyȱ withȱ currentȱcodesȱwithoutȱaȱpenalty.ȱ
FundingȱSource:ȱ CDBG,ȱGeneralȱFundȱ
ResponsibleȱAgency:ȱ PlanningȱDivision,ȱBuildingȱInspection,ȱPoliceȱDepartmentȱ Objectives:ȱ Ȭ ContinueȱtheȱmultiȬfamilyȱresidentialȱhousingȱinspectionȱandȱ educationalȱprograms.ȱ
Ȭ Aggressivelyȱrespondȱtoȱviolationsȱofȱhousingȱcodes.ȱ Ȭ Provideȱ specialȱ attentionȱ toȱ maintainingȱ theȱ stabilityȱ ofȱ residentialȱ neighborhoodsȱ throughȱ developmentȱ andȱ
enforcementȱ ofȱ minimumȱ standardsȱ ofȱ allowedȱ useȱ ofȱ theȱ City’sȱstreets,ȱasȱwellȱasȱmaintenanceȱofȱfrontȱandȱotherȱyardȱ areasȱvisibleȱfromȱtheȱpublicȱrightȬofȬway.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱAȬ1,ȱPolicyȱAȬ2,ȱPolicyȱAȬ3,ȱPolicyȱAȬ4ȱ
Action 5: Neighborhood Relations Program
Sinceȱ1990,ȱtheȱNeighborhoodȬUniversityȱRelationsȱCommitteeȱ(NURC)ȱ(formerlyȱStudentȱ Housingȱ Committee)ȱ hasȱ beenȱ responsibleȱ forȱ reviewingȱ studentȱ housingȱ issues.ȱ NURCȱ meetsȱ regularlyȱ toȱ facilitateȱ onȬgoingȱ communicationȱ andȱ problemȱ solvingȱ amongȱ Cityȱ officials,ȱ neighborhoods,ȱ propertyȱ ownersȱ andȱ Santaȱ Claraȱ Universityȱ officialsȱ andȱ students.ȱ
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FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivision,ȱPoliceȱDepartmentȱ Objectives:ȱ Ȭ Improveȱ theȱ maintenanceȱ ofȱ studentȬoccupiedȱ homesȱ andȱ behaviorȱ ofȱ theȱ occupantsȱ toȱ minimizeȱ impactsȱ onȱ theȱ neighborhoodȱsurroundingȱSCU.ȱȱ
Ȭ Enhanceȱ codeȱ enforcementȱ andȱ specialȱ Policeȱ patrolsȱ toȱ addressȱtheȱproblemsȱinȱtheȱarea.ȱ
Ȭ Continueȱtoȱholdȱmeetingsȱthreeȱtimesȱperȱyearȱwithȱstudentȱ tenants,ȱ landlords,ȱ SCU,ȱ residentsȱ andȱ theȱ Cityȱ toȱ allowȱ opportunitiesȱ forȱ stakeholdersȱ toȱ discussȱ neighborhoodȱ issuesȱandȱconcerns.ȱ
Ȭ Continueȱtoȱworkȱwithȱneighborsȱ(residents,ȱbusinesses,ȱandȱ institutionsȱ suchȱ asȱ Santaȱ Claraȱ University)ȱ toȱ ensureȱ thatȱ developmentȱisȱcompatibleȱwithȱexistingȱneighborhoodsȱandȱ thatȱ neighborsȱ areȱ satisfiedȱ withȱ theȱ design,ȱ density,ȱ andȱ parkingȱrequirementsȱofȱprojects.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱAȬ1,ȱPolicyȱAȬ2,ȱPolicyȱAȬ3,ȱPolicyȱAȬ4ȱ
Action 6: Zoning Ordinance
TheȱCityȱisȱcurrentlyȱundertakingȱaȱcomprehensiveȱupdateȱtoȱitsȱZoningȱOrdinanceȱtoȱreflectȱ theȱcurrentȱgoalsȱandȱpoliciesȱofȱtheȱ2010Ȭ2035ȱGeneralȱPlan.ȱAsȱpartȱofȱthisȱupdate,ȱtheȱCityȱ willȱ reconsider,ȱ andȱ revise,ȱ ifȱ appropriate,ȱ itsȱ provisionsȱ forȱ parking,ȱ mixedȱ useȱ developments,ȱresidentialȱcareȱfacilities,ȱemployeeȱhousing,ȱandȱSROȱhousing.ȱTheȱZoningȱ Ordinanceȱ updateȱ isȱ expectedȱ toȱ beȱ completedȱ inȱ midȬ2016.ȱȱ Theȱ comprehensiveȱ Zoningȱ updateȱ isȱ intendedȱ toȱ bringȱ consistencyȱ betweenȱ theȱ Zoningȱ Ordinanceȱ andȱ theȱ Generalȱ Plan,ȱ implementingȱ theȱ Generalȱ Planȱ goalsȱ byȱ facilitatingȱ mixedȱ useȱ developmentȱ andȱ higherȱ densityȱ residentialȱ development,ȱ protectingȱ existingȱ neighborhoods,ȱ andȱ incentivizingȱ redevelopmentȱ byȱ appropriateȱ developmentȱ standardsȱ andȱ streamlinedȱ procedures.ȱȱȱ
Inȱ addition,ȱ theȱ Cityȱ completedȱ aȱ numberȱ ofȱ amendmentsȱ toȱ theȱ Zoningȱ Ordinanceȱ thatȱ wereȱ adoptedȱ inȱ conjunctionȱ withȱ theȱ adoptionȱ ofȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ onȱ Decemberȱ 9,ȱ 2014.ȱ Theseȱ amendmentsȱ includeȱ provisionsȱ forȱ reasonableȱ accommodations,ȱ emergencyȱ shelters,ȱ transitionalȱ housing,ȱ andȱ supportiveȱ housing,ȱ asȱ wellȱ asȱ anȱ updateȱ ofȱ theȱ City’sȱ Densityȱ Bonusȱ Ordinance.ȱ Theȱ Cityȱ willȱ continueȱ toȱ monitorȱ theȱ Zoningȱ Ordinanceȱ forȱ anyȱ additionalȱ constraintsȱ toȱ theȱ developmentȱ ofȱ housingȱ andȱ processȱ amendmentsȱasȱnecessary.ȱȱ
FundingȱSource:ȱ DepartmentalȱBudgetȱ
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ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Completeȱ theȱ comprehensiveȱ updateȱ toȱ theȱ Zoningȱ OrdinanceȱbyȱmidȬ2016.ȱ
Ȭ ContinueȱtoȱmonitorȱtheȱZoningȱOrdinanceȱforȱanyȱpotentialȱ constraintsȱ toȱ theȱ developmentȱ ofȱ housing,ȱ particularlyȱ housingȱforȱpersonsȱwithȱspecialȱneedsȱ(includingȱthoseȱwithȱ developmentalȱ disabilities),ȱ andȱ amendȱ theȱ Zoningȱ Ordinanceȱasȱnecessary.
Timeframe:ȱ ZoningȱOrdinanceȱupdateȱtoȱbeȱcompletedȱbyȱmidȬ2016;ȱ remainingȱobjectivesȱtoȱbeȱcompletedȱonȱanȱongoingȱbasis.ȱ RelevantȱPolicies:ȱ PolicyȱAȬ3,ȱPolicyȱAȬ4,ȱPolicyȱBȬ2,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱ CȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1,ȱPolicyȱDȬ5ȱ
Action 7: Adequate Sites Inventory
Theȱ Cityȱ isȱ committedȱ toȱ ensuringȱ thatȱ adequateȱ sitesȱ atȱ appropriateȱ densitiesȱ remainȱ availableȱ duringȱ theȱ planningȱ period,ȱ asȱ requiredȱ byȱ law.ȱ Theȱ residentialȱ sitesȱ analysisȱ completedȱ forȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ indicatesȱ theȱ Cityȱ canȱ accommodateȱ itsȱ RHNAȱ ofȱ 4,093ȱ units,ȱ includingȱ 1,050ȱ veryȱ lowȱ incomeȱ units,ȱ 695ȱ lowȱ incomeȱ units,ȱ 755ȱ moderateȱincomes,ȱandȱ1,593ȱaboveȱmoderateȱincomeȱunits.ȱ TheȱCityȱisȱupdatingȱitsȱLandȱUseȱElementȱtoȱimplementȱPhaseȱIIȱofȱtheȱ2010Ȭ2035ȱGeneralȱ Plan,ȱ providingȱ additionalȱ housingȱ opportunitiesȱ inȱ Tasmanȱ Eastȱ andȱ Lawrenceȱ Stationȱ Focusȱ Areas,ȱ asȱ discussedȱ inȱ detailȱ inȱ theȱ Housingȱ Opportunitiesȱ section.ȱ Theȱ Landȱ Useȱ Elementȱ updateȱ toȱ implementȱ Phaseȱ IIȱ ofȱ theȱ Generalȱ Planȱ isȱ scheduledȱ toȱ beȱ adoptedȱ concurrentȱwithȱtheȱHousingȱElementȱadoption.ȱ
FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Maintainȱ anȱ inventoryȱ ofȱ housingȱ sitesȱ appropriateȱ forȱ aȱ rangeȱ ofȱ incomeȱ levelsȱ andȱ housingȱ types,ȱ includingȱ supportiveȱ housingȱ forȱ personsȱ withȱ disabilitiesȱ andȱ developmentalȱdisabilities.ȱȱ
Ȭ ProvideȱinformationȱandȱtechnicalȱassistanceȱonȱFederalȱandȱ Stateȱfundingȱsourcesȱorȱreferralsȱtoȱappropriateȱagencies.ȱȱ Ȭ Disperseȱ andȱ monitorȱ theȱ locationȱ ofȱ affordableȱ unitsȱ inȱ variousȱareasȱofȱtheȱCity.ȱ
Ȭ Reviewȱ housingȱ sitesȱ inventoryȱ atȱ timeȱ ofȱ developmentȱ proposalȱ toȱ determineȱ consistencyȱ withȱ proposedȱ densityȱ andȱassumedȱdensityȱinȱHousingȱElement.ȱ
Ȭ Maintainȱaȱzeroȱnetȱlossȱofȱunitsȱidentifiedȱinȱtheȱopportunityȱ sitesȱ inventoryȱ ofȱ thisȱ Housingȱ Element.ȱ Ifȱ theȱ assumedȱ
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densityȱ isȱ notȱ entitled,ȱ aȱ findingȱ mustȱ beȱ madeȱ thatȱ theȱ displacedȱ unitsȱ canȱ beȱ redistributedȱ toȱ otherȱ opportunityȱ sites.ȱ
Ȭ Encourageȱ developmentsȱ thatȱ areȱ transitȬbasedȱ orȱ inȱ closeȱ proximityȱ toȱ transitȱ whenȱ determiningȱ Cityȱ affordableȱ housingȱfundingȱdecisionȱpriorities.ȱ
Ȭ Encourageȱ Mixedȱ Useȱ developmentȱ whereȱ appropriateȱ toȱ provideȱincreasedȱopportunitiesȱforȱhousingȱdevelopment.ȱ Ȭ Notifyȱ ownersȱ ofȱ mixedȱ useȱ designatedȱ sitesȱ throughȱ anȱ outreach/ȱmarketingȱprogram.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ5,ȱPolicyȱBȬ6,ȱPolicyȱ BȬ7,ȱPolicyȱCȬ1,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1,ȱPolicyȱDȬ3,ȱPolicyȱDȬ4ȱ
Action 8: Lot Consolidation
WhileȱlotȱconsolidationȱhasȱnotȱbeenȱheavilyȱutilizedȱinȱSantaȱClaraȱinȱtheȱpast,ȱaȱnumberȱ ofȱ smallȱ lotsȱ (lessȱ thanȱ 0.5ȱ acres)ȱ alongȱ Elȱ Caminoȱ Realȱ withȱ multipleȱ propertyȱ ownersȱ haveȱ beenȱ identifiedȱ inȱ theȱ Sitesȱ Inventoryȱ forȱ theȱ 2015Ȭ2023ȱ Housingȱ Element.ȱ Theȱ Cityȱ willȱ takeȱ aȱ numberȱ ofȱ stepsȱ toȱ facilitateȱ theȱ lotȱ consolidationȱ processȱ forȱ prospectiveȱ developers.ȱ
FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Provideȱ technicalȱ assistanceȱ regardingȱ theȱ lotȱ consolidationȱ processȱtoȱinterestedȱparties.ȱ
Ȭ Provideȱ theȱ sitesȱ inventoryȱ toȱ interestedȱ developersȱ andȱ assistȱinȱidentifyingȱsitesȱwithȱlotȱconsolidationȱpotential.ȱ Ȭ Processȱ lotȱ consolidationȱ applicationsȱ concurrentlyȱ withȱ otherȱapplicationsȱforȱdevelopment.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱCȬ1,ȱPolicyȱDȬ1ȱ
Action 9: Impact Fees
Theȱ Cityȱ chargesȱ variousȱ impactȱ feesȱ toȱ provideȱ essentialȱ servicesȱ andȱ facilitiesȱ toȱ serveȱ newȱdevelopment.ȱȱ TheȱCityȱwillȱconductȱanȱimpactȱfeeȱstudyȱtoȱcompareȱtheȱCity’sȱfeesȱ (includingȱtheȱrecentlyȱadoptedȱparkȱfees)ȱwithȱsurroundingȱandȱsimilarȱjurisdictions.ȱȱȱ
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FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Assessȱ ifȱ impactȱ feesȱ areȱ constrainingȱ developmentȱ orȱ providingȱ aȱ competitiveȱ edgeȱ forȱ theȱ City.ȱȱ Ifȱ Cityȱ feesȱ deviateȱ significantlyȱ fromȱ thoseȱ chargedȱ byȱ comparableȱ communities,ȱtakeȱactionsȱtoȱadjustȱfeesȱasȱappropriate.ȱ Timeframe:ȱ Conductȱimpactȱfeeȱstudy/analysisȱinȱ2016/17ȱandȱmonitorȱfeesȱ onȱanȱongoingȱbasisȱ
RelevantȱPolicies:ȱ PolicyȱBȬ2,ȱPolicyȱBȬ3,ȱBȬ5,ȱBȬ6,ȱBȬ7,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ
Action 10: Provision of a Variety of Housing Types
TheȱCityȱofȱSantaȱClaraȱsupportsȱandȱencouragesȱtheȱdevelopmentȱofȱaȱvarietyȱofȱhousingȱ typesȱtoȱrentȱandȱtoȱownȱinȱaȱvarietyȱofȱlocationsȱtoȱmaintainȱsocialȱandȱeconomicȱdiversityȱ inȱ theȱ community.ȱ Duringȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱ period,ȱ theȱ Cityȱ willȱ promoteȱ theȱ developmentȱ ofȱ accessoryȱ units,ȱ affordableȱ oneȬȱ andȱ twoȬstoryȱ additionsȱ toȱ singleȬfamilyȱhomes,ȱandȱotherȱlowȱincomeȱhousingȱalternatives.ȱ FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Promoteȱ theȱ constructionȱ ofȱ accessoryȱ unitsȱ toȱ increaseȱ theȱ typeȱandȱsizeȱofȱtheȱCity’sȱhousingȱstock,ȱwithȱanȱobjectiveȱofȱ 25ȱunitsȱperȱyearȱorȱ200ȱunitsȱoverȱeightȱyears.ȱ
Ȭ Asȱ partȱ ofȱ theȱ comprehensiveȱ Zoningȱ Ordinanceȱ updateȱ (toȱ beȱ completedȱ byȱ midȬ2016),ȱ reconsider,ȱ andȱ reviseȱ ifȱ appropriate,ȱrequirementsȱforȱaccessoryȱunits.ȱȱ
Ȭ Conductȱ anȱ ongoingȱ promotionalȱ program,ȱ includingȱ mailingsȱtoȱownersȱofȱsingleȬfamilyȱpropertiesȱwithȱadequateȱ sizeȱforȱaccessoryȱlivingȱunits.ȱ
Ȭ Supportȱ developmentȱ ofȱ lowȱ incomeȱ housingȱ alternatives,ȱ suchȱ asȱ singleȬroomȱ occupancyȱ (SRO)ȱ units,ȱ seniorȱ housing,ȱ familyȱ housing,ȱ housingȱ forȱ personsȱ withȱ disabilitiesȱ (includingȱdevelopmentalȱdisabilities)ȱetc.ȱ
Ȭ Encourageȱ affordable,ȱ compatibleȱ oneȬȱ andȱ twoȬstoryȱ additionsȱforȱupgradingȱsingleȬfamilyȱhomes.ȱ
Ȭ Provideȱ increasedȱ flexibilityȱ forȱ housesȱ builtȱ priorȱ toȱ theȱ currentȱzoningȱrequirements.ȱ
Ȭ ContinueȱtoȱrequireȱtheȱResidentialȱGreenȱChecklistȱasȱpartȱofȱ theȱpermitȱsubmittalsȱforȱresidentialȱconstruction.ȱ
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱAȬ3,ȱPolicyȱBȬ1,ȱPolicyȱBȬ3,ȱPolicyȱCȬ1,ȱPolicyȱCȬ3,ȱPolicyȱ CȬ4,ȱPolicyȱDȬ1,ȱPolicyȱDȬ3ȱ
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Action 11: Inclusionary Housing Policy
TheȱCity’sȱInclusionaryȱHousingȱPolicyȱrequiresȱdevelopersȱofȱresidentialȱdevelopmentsȱofȱ 10ȱorȱmoreȱunitsȱtoȱprovideȱatȱleastȱ10ȱpercentȱofȱtheirȱunitsȱatȱrentsȱorȱpricesȱaffordableȱtoȱ veryȱlow,ȱlowȱandȱmoderateȱincomeȱhouseholds.ȱTheȱInclusionaryȱHousingȱPolicyȱhasȱtwoȱ components:ȱ Belowȱ Marketȱ Rentalȱ (BMR)ȱ programȱ andȱ Belowȱ Marketȱ Purchaseȱ (BMP)ȱ program.ȱTheȱCityȱworksȱwithȱNeighborhoodȱHousingȱServicesȱSiliconȱValleyȱ(NHSSV)ȱtoȱ offerȱtheȱBMPȱunitsȱtoȱincomeȬqualifiedȱhouseholds.ȱ
FundingȱSource:ȱ InclusionaryȱHousingȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Continueȱ toȱ implementȱ theȱ Inclusionaryȱ Housingȱ BMPȱ andȱ BMRȱprograms.ȱ
Ȭ Annuallyȱ monitorȱ theȱ effectivenessȱ ofȱ theȱ Inclusionaryȱ Housingȱ Policyȱ inȱ expandingȱ theȱ housingȱ supplyȱ andȱ diversityȱinȱtheȱcommunity.ȱȱ
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ7,ȱPolicyȱCȬ1,ȱPolicyȱ CȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1ȱ
Action 12: Affordable Housing Incentives
ForȬprofitȱandȱnonprofitȱdevelopersȱplayȱaȱsignificantȱroleȱinȱprovidingȱaffordableȱhousingȱ inȱSantaȱClara.ȱTheȱCityȱwillȱproactivelyȱencourageȱandȱfacilitateȱtheȱdevelopmentȱeffortsȱ ofȱ developersȱ andȱ organizationsȱ forȱ theȱ constructionȱ ofȱ affordableȱ housingȱ forȱ lowerȱ incomeȱ households,ȱ particularlyȱ thoseȱ withȱ specialȱ needsȱ includingȱ seniors,ȱ largeȱ households,ȱ extremelyȱ lowȱ incomeȱ households,ȱ andȱ householdsȱ withȱ personsȱ whoȱ haveȱ disabilitiesȱ(includingȱdevelopmentalȱdisabilities).ȱ
FundingȱSource:ȱ CDBG;ȱHOMEȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Encourageȱandȱassistȱinȱeffortsȱtoȱcombineȱpublicȱandȱprivateȱ fundsȱinȱjointȱhousingȱventures.ȱ
Ȭ Asȱ appropriate,ȱ supportȱ and/orȱ partnerȱ withȱ housingȱ developersȱinȱtheȱapplicationȱforȱaffordableȱhousingȱfunding,ȱ suchȱ asȱ providingȱ technicalȱ data,ȱ assistanceȱ inȱ identifyingȱ availableȱ andȱ appropriateȱ sites,ȱ expeditingȱ reviewȱ andȱ processingȱofȱaffordableȱhousing,ȱandȱprovidingȱlocalȱmatchȱ asȱfundingȱisȱavailable.ȱ
Ȭ Annuallyȱexploreȱfundingȱavailableȱatȱtheȱregional,ȱstate,ȱandȱ
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federalȱ levelsȱ forȱ affordableȱ housingȱ developmentȱ andȱ programs.ȱȱ
Ȭ ContinueȱtoȱworkȱwithȱtheȱHousingȱAuthorityȱofȱSantaȱClaraȱ Countyȱ toȱ expandȱ theȱ Authority’sȱ abilityȱ toȱ createȱ lowȱ andȱ moderateȱincomeȱhousing.ȱ
Ȭ Participateȱ withȱ otherȱ localȱ jurisdictionsȱ toȱ provideȱ affordableȱ housing.ȱ Collaborateȱ withȱ neighboringȱ
jurisdictionsȱ toȱ pursueȱ fundingȱ opportunitiesȱ forȱ affordableȱ housingȱprograms.ȱȱCDBGȱandȱHOMEȱfundsȱwillȱcontinueȱtoȱ beȱ usedȱ inȱ conjunctionȱ withȱ otherȱ cities’ȱ fundsȱ toȱ constructȱ sheltersȱandȱtoȱprovideȱhousingȱservices.ȱ
Ȭ Continueȱtoȱprovideȱdensityȱbonusesȱorȱequivalentȱfinancialȱ incentivesȱ forȱ housingȱ projectsȱ whichȱ includeȱ affordableȱ and/orȱ seniorȱ housingȱ units,ȱ consistentȱ withȱ Stateȱ lawȱ requirements.ȱ
Ȭ Encourageȱ housingȱ developersȱ toȱ useȱ theȱ City’sȱ Densityȱ Bonusȱ Ordinanceȱ andȱ theȱ Plannedȱ Developmentȱ Zoneȱ District,ȱwhichȱallowȱforȱflexibilityȱinȱtheȱzoningȱregulations.ȱ Ȭ Continueȱtoȱpursueȱopportunitiesȱtoȱacquireȱandȱrehabilitateȱ existingȱ multiȬfamilyȱ structuresȱ toȱ beȱ maintainedȱ asȱ affordableȱrentalȱhousing.ȱ
Ȭ Encourageȱ theȱ provisionȱ ofȱ specializedȱ housingȱ toȱ meetȱ theȱ needsȱ ofȱ thoseȱ withȱ disabilitiesȱ (includingȱ developmentalȱ disabilities);ȱorȱforȱgroupȱcare,ȱemergencyȱhousingȱandȱfosterȱ homes,ȱwhereȱappropriate.ȱ
Ȭ Identifyȱ situationsȱ ofȱ overcrowdingȱ andȱ educateȱ familiesȱ ofȱ localȱhousingȱprograms.ȱȱ
Ȭ Incentivizeȱ nonprofitȱ developersȱ toȱ developȱ unitsȱ forȱ veryȱ lowȱ andȱ extremelyȱ lowȱ householdsȱ byȱ identifyingȱ
appropriateȱ housingȱ sitesȱ orȱ rehabilitationȱ projectsȱ andȱ matchingȱdevelopersȱwithȱfundingȱsources.ȱ
Ȭ ContinueȱtoȱrequireȱtheȱResidentialȱGreenȱChecklistȱasȱpartȱofȱ theȱpermitȱsubmittalsȱforȱresidentialȱconstruction.ȱ
Ȭ Consider,ȱ inȱ 2015Ȭ2016,ȱ otherȱ feasibleȱ incentivesȱ toȱ fosterȱ affordableȱ housingȱ developmentȱ inȱ theȱ City.ȱȱ Theseȱ mayȱ includeȱfeeȱdeferral,ȱreduction,ȱorȱwaivers.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ7,ȱPolicyȱCȬ1,ȱPolicyȱ CȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1ȱ
Action 13: Housing Mitigation Fee
WithȱtheȱdissolutionȱofȱredevelopmentȱandȱdiminishingȱfundingȱatȱtheȱStateȱandȱfederalȱ levels,ȱ theȱ Cityȱ willȱ exploreȱ alternativeȱ fundingȱ mechanismsȱ forȱ affordableȱ housing.ȱȱ
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Specifically,ȱtheȱCityȱwillȱcontinueȱitsȱcurrentȱpracticesȱofȱrequiringȱhousingȱimpactȱstudiesȱ forȱ largeȬscaleȱ projectsȱ withȱ theȱ potentialȱ ofȱ generatingȱ aȱ significantȱ numberȱ ofȱ jobs.ȱ Inȱ addition,ȱtheȱCityȱwillȱconsiderȱestablishingȱaȱhousingȱmitigationȱfeeȱprogram.ȱ FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ HousingȱandȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ ContinueȱtoȱrequireȱhousingȱimpactȱstudiesȱasȱpartȱofȱprojectȬ relatedȱ environmentalȱ reviewsȱ forȱ newȱ developmentsȱ orȱ businessesȱthatȱgenerateȱaȱhighȱnumberȱofȱjobs.ȱ
Ȭ Continueȱ toȱ requireȱ Housingȱ Impactȱ Studiesȱ throughȱ developmentȱ agreementsȱ withȱ newȱ projects,ȱ toȱ addressȱ theȱ impactȱonȱtheȱaffordableȱhousingȱsupply.ȱ
Ȭ Consider,ȱ inȱ 2015Ȭ2016,ȱ establishingȱ anȱ affordableȱ housingȱ mitigationȱ feeȱ forȱ officeȱ andȱ industrialȱ developmentsȱ thatȱ proposeȱ aȱ significantȱ squareȱ footageȱ ofȱ areaȱ whereȱ personsȱ areȱtoȱbeȱemployed.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱCȬ1,ȱPolicyȱDȬ1ȱ
Action 14: Affordable Housing Funding
Withinȱ12Ȭ18ȱmonthsȱofȱtheȱHousingȱElementȱadoption,ȱconductȱstudyȱsessionȱorȱseriesȱofȱ studyȱsessionsȱasȱneededȱwithȱtheȱCityȱCouncilȱtoȱexploreȱadditionalȱsourcesȱthatȱwouldȱ provideȱaȱsteadyȱfundingȱstreamȱforȱaffordableȱhousing.ȱȱTheseȱmayȱincludeȱlocalȱsourcesȱ suchȱ asȱ commercialȱ linkageȱ andȱ settingȱ asideȱ aȱ portionȱ ofȱ generalȱ fundȱ propertyȱ taxȱ revenuesȱ formerlyȱ collectedȱ fromȱ formerȱ Redevelopmentȱ Areasȱ toȱ beȱ retainedȱ forȱ affordableȱhousingȱ(alsoȱreferredȱtoȱasȱ“boomerangȱfunds”).ȱȱȱ ȱ
Annually,ȱstaffȱwillȱevaluateȱNoticesȱofȱFundingȱAvailabilityȱ(NOFAs)ȱfromȱState,ȱfederal,ȱ andȱregionalȱprogramsȱandȱpursueȱfundingȱapplicationsȱasȱappropriate.ȱ ȱ
FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱandȱHousingȱandȱCommunityȱServicesȱ Divisionȱ
Objectives:ȱ Ȭ Identifyȱaȱsteadyȱsourceȱofȱaffordableȱhousingȱfunds.ȱ Ȭ Pursueȱ fundingȱ availableȱ fromȱ State,ȱ federal,ȱ andȱ regionalȱ housingȱprograms.
Timeframe:ȱ
Conductȱaȱseriesȱofȱstudyȱsessions,ȱwithinȱ12Ȭ18ȱmonthsȱofȱ HousingȱElementȱadoption,ȱwithȱCityȱCouncilȱonȱsteadyȱsourceȱ ofȱlocalȱaffordableȱhousingȱfunds.ȱȱAnnuallyȱevaluateȱNOFAsȱ forȱaffordableȱhousingȱandȱpursueȱasȱappropriate.ȱ
8.12 Appendix Twelve: HOUSING ELEMENT
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ7,ȱPolicyȱCȬ1,ȱPolicyȱ CȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1ȱ
ȱ
Action 15: Economic Displacement
Developmentȱ inȱ theȱ Cityȱ hasȱ primarilyȱ occurredȱ asȱ theȱ recyclingȱ ofȱ existingȱ marginalȱ commercialȱ andȱ industrialȱ usesȱ intoȱ higherȱ densityȱ multiȬfamilyȱ housing.ȱȱ Asȱ such,ȱ theȱ Cityȱ hasȱ notȱ yetȱ experiencedȱ anyȱ displacementȱ ofȱ lowerȱ incomeȱ householdsȱ dueȱ toȱ newȱ development.ȱȱ Asȱ redevelopmentȱ ofȱ existingȱ usesȱ continues,ȱ theȱ Cityȱ willȱ evaluateȱ potentialȱ displacement,ȱ andȱ developȱ andȱ adoptȱ measures,ȱ asȱ appropriate,ȱ toȱ addressȱ theȱ riskȱ ofȱ directȱ orȱ indirectȱ displacementȱ ofȱ existingȱ residents.ȱȱ Theȱ Cityȱ willȱ implementȱ measures,ȱasȱappropriate,ȱtoȱaddressȱdisplacement.ȱȱ TheȱCityȱwillȱmonitorȱsuchȱmeasuresȱ biȬannuallyȱforȱeffectivenessȱandȱmakeȱnecessaryȱadjustments.ȱ FundingȱSource:ȱ DepartmentalȱBudgetȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Evaluateȱ programsȱ andȱ policies,ȱ andȱ provideȱ recommendationsȱ toȱ Cityȱ Councilȱ withinȱ oneȱ yearsȱ ofȱ Housingȱ Elementȱ adoption.ȱȱ Asȱ necessaryȱ andȱ appropriate,ȱ adoptȱprogramsȱandȱpoliciesȱtoȱaddressȱdisplacementȱwithinȱ twoȱyearsȱofȱHousingȱElementȱadoption.ȱȱ Monitorȱprogramsȱ andȱpoliciesȱbiȬannuallyȱforȱeffectiveness.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ4,ȱPolicyȱBȬ5,ȱPolicyȱCȬ1ȱ
Action 16: Shared Housing
Sharedȱ housingȱ isȱ anȱ affordableȱ housingȱ alternativeȱ forȱ seniorsȱ andȱ otherȱ lowerȱ incomeȱ residents.ȱ Theȱ Cityȱ providesȱ fundingȱ assistanceȱ toȱ theȱ Sharedȱ Housingȱ Programȱ administeredȱ byȱ Catholicȱ Charities.ȱ Thisȱ programȱ arrangesȱ forȱ householdsȱ toȱ shareȱ anȱ existingȱ housingȱ unit.ȱ Inȱ additionȱ toȱ contributingȱ toȱ theȱ operatingȱ expensesȱ ofȱ suchȱ programs,ȱ theȱ Cityȱ hasȱ providedȱ singleȬfamilyȱ homesȱ forȱ sharedȱ housingȱ arrangements.ȱ Theȱ homesȱ wereȱ originallyȱ purchasedȱ forȱ rightȬofȬwayȱ needsȱ andȱ subsequentlyȱ becameȱ availableȱforȱsharedȱhousing.ȱ
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FundingȱSource:ȱ DepartmentalȱBudget,ȱCDBGȱ
ResponsibleȱAgency:ȱ PlanningȱDivisionȱ
Objectives:ȱ Ȭ Continueȱ toȱ supportȱ programsȱ designedȱ toȱ createȱ sharedȱ housingȱarrangementsȱforȱseniors,ȱfamiliesȱandȱpersonsȱwithȱ disabilitiesȱ(includingȱdevelopmentalȱdisabilities).ȱ
Ȭ Annuallyȱ evaluateȱ theȱ needȱ forȱ sharedȱ housingȱ servicesȱ asȱ partȱofȱtheȱCDBGȱannualȱplanȱprocess.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1,ȱPolicyȱ DȬ2ȱ
Action 17: Housing Choice Voucher Program
Theȱ Sectionȱ 8ȱ Housingȱ Choiceȱ Voucherȱ Programȱ extendsȱ rentalȱ subsidiesȱ toȱ veryȱ lowȱ incomeȱ households,ȱ asȱ wellȱ asȱ elderlyȱ andȱ disabledȱ persons.ȱ Theȱ subsidyȱ representsȱ theȱ differenceȱbetweenȱ30ȱpercentȱofȱtheȱmonthlyȱincomeȱandȱtheȱallowableȱrentȱdeterminedȱ byȱtheȱSectionȱ8ȱprogram.ȱVouchersȱpermitȱtenantsȱtoȱlocateȱtheirȱownȱhousingȱandȱrentȱ unitsȱbeyondȱtheȱfederallyȱdeterminedȱfairȱmarketȱrentȱinȱanȱarea.ȱAsȱofȱAugustȱ30,ȱ2012,ȱ theȱ Housingȱ Authorityȱ hadȱ 839ȱ Sectionȱ 8ȱ vouchersȱ underȱ contractȱ withinȱ theȱ City,ȱ anȱ increaseȱofȱ10ȱvouchersȱfromȱtheȱpreviousȱyear.ȱȱ
FundingȱSource:ȱ Sectionȱ8ȱ
ResponsibleȱAgency:ȱ HousingȱAuthorityȱofȱtheȱCountyȱofȱSantaȱClaraȱ Objectives:ȱ
Ȭ ContinueȱtoȱparticipateȱinȱandȱpromoteȱtheȱHousingȱChoiceȱ VoucherȱProgram.ȱ
Ȭ Encourageȱapartmentȱownersȱtoȱlistȱpropertiesȱwithȱtheȱ HousingȱAuthorityȱforȱindividualȱHousingȱChoiceȱVouchers.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ
Action 18: Homeownership for First-Time Buyers
Theȱ Cityȱ continuesȱ toȱ createȱ affordableȱ ownershipȱ unitsȱ throughȱ itsȱ Inclusionaryȱ Housingȱ Policy.ȱNeighborhoodȱHousingȱServicesȱSiliconȱValleyȱ(NHSSV)ȱpartnersȱwithȱSantaȱClaraȱ toȱofferȱtheȱunitsȱcreatedȱthroughȱtheȱInclusionaryȱHousingȱȬȱBelowȱMarketȱPurchaseȱ(BMP)ȱ programȱ toȱ incomeȬqualifiedȱ households.ȱ Theseȱ unitsȱ areȱ purchasedȱ withȱ downpaymentȱ assistanceȱandȱremainȱaffordableȱ20ȱtoȱ45ȱyearsȱforȱworkingȱandȱmiddleȱincomeȱbuyers.ȱTheȱ intentȱofȱtheȱBMPȱprogramȱisȱtoȱofferȱhomebuyersȱanȱopportunityȱtoȱpurchaseȱaȱhomeȱtheyȱ wouldȱ notȱ ordinarilyȱ beȱ ableȱ toȱ afford.ȱ Asȱ partȱ ofȱ thisȱ program,ȱ Santaȱ Claraȱ BMPȱ ownersȱ participateȱ inȱ anȱ equityȱ shareȱ program.ȱ Duringȱ theȱ firstȱ fiveȱ years,ȱ theȱ equityȱ increaseȱ isȱ
8.12 Appendix Twelve: HOUSING ELEMENT
cappedȱ atȱ theȱ amountȱ ofȱ percentageȱ changeȱ inȱ theȱ Santaȱ Claraȱ Countyȱ Medianȱ Incomeȱ (AMI)ȱ levelȱ fromȱ theȱ yearȱ thatȱ theȱ unitȱ wasȱ purchasedȱ untilȱ theȱ yearȱ thatȱ theȱ unitȱ isȱ sold.ȱ Ownersȱwillȱearnȱfiveȱpercentȱequityȱperȱyearȱduringȱtheȱ20Ȭyearȱrestriction.ȱȱ OtherȱresourcesȱforȱaffordableȱhomeownershipȱareȱalsoȱavailableȱtoȱSantaȱClaraȱresidents.ȱȱ Theseȱ includeȱ theȱ Housingȱ Trustȱ Siliconȱ Valleyȱ andȱ Mortgageȱ Creditȱ Certificates.ȱ Theȱ HousingȱTrustȱSiliconȱValleyȱprovidesȱloansȱtoȱlowȱandȱmoderateȱincomeȱhomebuyersȱinȱ SiliconȱValleyȱinȱtheȱformȱofȱlowȬinterest,ȱsecondȱmortgagesȱandȱdownpaymentȱassistance.ȱȱ SantaȱClaraȱresidentsȱareȱeligibleȱforȱtwoȱtypesȱofȱassistanceȱofferedȱbyȱtheȱHousingȱTrust:ȱ x MortgageȱAssistance:ȱUpȱtoȱ17ȱpercentȱofȱtheȱpurchaseȱprice,ȱnotȱexceedingȱ$85,000ȱ x GapȱAssistance:ȱUpȱtoȱ20ȱpercentȱofȱtheȱpurchaseȱprice,ȱnotȱexceedingȱ$50,000ȱȱ Theȱ Mortgageȱ Creditȱ Certificateȱ Programȱ (MCC),ȱ administeredȱ byȱ theȱ Countyȱ ofȱ Santaȱ Claraȱ Officeȱ ofȱ Affordableȱ Housing,ȱ providesȱ financialȱ assistanceȱ toȱ firstȬtimeȱ homebuyers.ȱTheȱSantaȱClaraȱCountyȱMCCȱtaxȱcreditȱreducesȱtheȱfederalȱincomeȱtaxesȱofȱ qualifiedȱ borrowersȱ purchasingȱ qualifiedȱ homes,ȱ thusȱ havingȱ theȱ effectȱ ofȱ aȱ mortgageȱ subsidy.ȱTheȱcurrentȱtaxȱcreditȱrateȱisȱupȱtoȱ15ȱpercentȱofȱtheȱinterestȱpaidȱtoȱtheȱlenderȱonȱ theȱfirstȱloan.ȱ
FundingȱSource:ȱ InclusionaryȱHousingȱȱ
ResponsibleȱAgency:ȱ NeighborhoodȱHousingȱServicesȱSiliconȱValleyȱ(NHSSV)ȱ Objectives:ȱ Ȭ ContinueȱtoȱcollaborateȱwithȱNHSSVȱtoȱimplementȱtheȱBMPȱ programȱ andȱ provideȱ assistanceȱ toȱ approximatelyȱ 10ȱ toȱ 15ȱ lower,ȱmoderate,ȱandȱmiddleȱincomeȱhouseholdsȱduringȱtheȱ 2015Ȭ2023ȱHousingȱElementȱplanningȱperiod.ȱ
Ȭ Promoteȱ homeownership,ȱ particularlyȱ forȱ firstȱ timeȱ buyers,ȱ throughȱ singleȬfamily,ȱ townhouseȱ andȱ condominiumȱ
constructionȱasȱwellȱasȱconversionȱofȱrentalȱtoȱcondominiumȱ ownership,ȱwhereȱappropriate.ȱ
Ȭ Encourageȱ programȱ participationȱ amongȱ moderateȱ incomeȱ households,ȱasȱwellȱasȱlowȱincomeȱhouseholds,ȱwhileȱinterestȱ ratesȱareȱlow.ȱ
Ȭ Continueȱ toȱ promoteȱ homebuyerȱ assistanceȱ programsȱ throughȱtheȱHousingȱTrustȱSiliconȱValleyȱandȱtheȱCountyȱofȱ SantaȱClara.ȱIncludeȱlinksȱtoȱtheseȱhousingȱresourcesȱonȱCityȱ websiteȱbyȱ2015.
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱDȬ1ȱ
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Action 19: Fair Housing Program
TheȱCityȱcontractsȱwithȱaȱqualifiedȱfairȱhousingȱservicesȱproviderȱtoȱprovideȱfairȱhousingȱ servicesȱ toȱ itsȱ residents.ȱ Currently,ȱ theȱ Cityȱ utilizesȱ Projectȱ Sentinel,ȱ aȱ nonprofitȱ agencyȱ thatȱ providesȱ informationȱ andȱ disputeȱ resolutionȱ servicesȱ toȱ tenants,ȱ landlords,ȱ andȱ roommates.ȱ Sinceȱ 2009,ȱ Projectȱ Sentinelȱ hasȱ assistedȱ 732ȱ Santaȱ Claraȱ householdsȱ andȱ landlordsȱwithȱresolvingȱdisputesȱthroughȱcounseling,ȱconciliationȱandȱmediation.ȱ FundingȱSource:ȱ CDBGȱ
ResponsibleȱAgency:ȱ HousingȱandȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Continueȱ toȱ referȱ tenantȬlandlordȱ complaintsȱ toȱ anȱ agencyȱ offeringȱmeditation.ȱ
Ȭ Provideȱ referralȱ servicesȱ andȱ promotionalȱ supportȱ toȱ linkȱ thoseȱ experiencingȱ discriminationȱ inȱ housingȱ withȱ publicȱ orȱ privateȱ groupsȱ whoȱ handleȱ complaintsȱ againstȱ
discrimination.ȱ
Ȭ Seekȱstateȱandȱfederalȱenforcementȱofȱfairȱhousingȱlawsȱandȱ continueȱ toȱ cooperateȱ withȱ localȱ agenciesȱ investigatingȱ claimsȱ ofȱ discriminationȱ inȱ lendingȱ practicesȱ andȱ predatoryȱ lending.ȱ
Ȭ Provideȱoutreachȱandȱeducationȱmaterialsȱaboutȱfairȱhousingȱ services,ȱnonprofitȱpartnersȱ(e.g.ȱProjectȱSentinel).ȱ
Ȭ Continueȱ toȱ holdȱ openȱ houseȱ eventsȱ andȱ meetingsȱ toȱ distributeȱ fairȱ housingȱ informationȱ andȱ resourcesȱ toȱ tenantsȱ andȱhomeownersȱinȱneedȱofȱassistance.ȱ
Ȭ Referȱ disputesȱ betweenȱ propertyȱ ownersȱ toȱ theȱ Countyȱ HumanȱRelationsȱCommission’sȱDisputeȱOfficer.ȱ
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱDȬ1ȱ
Action 20: Homeless Services
Theȱ Cityȱ providesȱ assistanceȱ toȱ aȱ numberȱ ofȱ localȱ agenciesȱ thatȱ operateȱ programsȱ thatȱ serveȱtheȱhomeless.ȱTheȱfollowingȱagenciesȱhaveȱreceivedȱfundingȱfromȱtheȱCity:ȱȱ x NextȱDoorȱSolutionsȱtoȱDomesticȱViolenceȱ
x EmergencyȱHousingȱConsortiumȱ
x St.ȱJustinȱCommunityȱMinistryȱ
x BillȱWilsonȱCenterȱ
x CommunityȱTechnologyȱAllianceȱ
x Innvisionȱ
8.12 Appendix Twelve: HOUSING ELEMENT
FundingȱSource:ȱ CDBGȱ
ResponsibleȱAgency:ȱ HousingȱandȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Assistȱinȱfundingȱlocallyȱadministeredȱprogramsȱthatȱprovideȱ shelter,ȱ foodȱ andȱ clothingȱ forȱ thoseȱ withȱ transitionalȱ andȱ supportiveȱhousingȱneeds.ȱ
Ȭ ContinueȱtoȱsupportȱhousingȱforȱatȬriskȱyouth.ȱ
Timeframe:ȱ Ongoingȱ
RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱDȬ1ȱ
8.12-7.3 Quantified Objectives
Tableȱ 8.12Ȭ7Ȭ1ȱ belowȱ summarizesȱ theȱ Cityȱ ofȱ Santaȱ Clara’sȱ quantifiedȱ housingȱ objectivesȱ forȱtheȱ2015Ȭ2023ȱHousingȱElementȱplanningȱperiod.ȱȱ
TABLE 8.12-7-1: QUANTIFIED OBJECTIVES
Units to be
Constructed
(RHNA)
Units to Be
Rehabilitated
Units to Be
Conserved
Extremely Low Income 525 160 12
Very Low Income 525 168 13
Low Income 695 96 0
Moderate Income 755 0 0
Above Moderate Income 1,593 0 0
Total 4,093 424 25
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