Planning
Commission
Item # 1
RTC 23-148 (previously 23-42)
Adoption of a General Plan
Amendment for the
Housing Element Update
January 26, 2023
(Continued from January 23, 2023)
Housing Element
Presentation Outline
1. Background
2. Required Components
3. State (HCD) Review
4. Environmental Review
5. Next Steps
6. Recommendation
2HCD = California D epartment of Housing and Community Development Housing Element
1. Background
• One of required elements of General Plan
• Updated every 8 years. Reviewed by HCD and certified if found to be in substantial compliance
• Current 5th Cycle Housing Element: adopted December 9, 2014; certified by HCD February 13, 2015; ends January 31, 2023 • Adopted 6th Cycle Housing Element due January 31, 2023; HCD 90-day review
3 Housing Element
1. Background – RHNA Process (2019-2023)
• State (HCD) identified total number of homes
by affordability level for Bay Area (441,176)
• Region (ABAG) developed methodology for
allocating units to all Bay Area jurisdictions:
RHNA plan approved by HCD January 2022
• Local (City of Santa Clara) Oct. 2019 - May
2021 participated in development of RHNA
methodology/plan; Santa Clara’s 6
th Cycle
RHNA is 11,632 units 4
Housing Element
1. Background – City of Santa Clara 6th Cycle RHNA
5 Very Low
Income
$0,
Low
Income
-$0,
Moderate
Income
-$0,
Above Mod.
Income
!$0,
Total
2,872 1,653 1,981 5,126 11,632
• Very Low Income (VLI) includes Extremely Low Income (ELI) • 1,436 ELI + 1,436 VLI = 2,872 units
• AMI = Area Median Income. FY 2022 $168,500 (4 persons) • ELI $50,550 Æ VLI $84,250 Æ LI $134,800
• ELI/VLI/LI Workers: Home Health AideÆ Grocery Stocker Æ MailCarrier Æ Bus Driver Housing Element
2. Required Components
6 • Housing Capacity – Constraints and Sites Inventory
• Housing Program –5 th Cycle Æ 6th Cycle
• Affirmatively Furthering Fair Housing (AFFH)
• Outreach
• General Plan Consistency
Housing Element
2. Required Components – Constraints
7 • Governmental
• Policies, standards, requirements
• Environmental
• Non-Governmental
• Land costs and availability
• Construction costs
• Availability of financing
Housing Element
2. Required Components – Sites Inventory
8 Strategies for Meeting City’s RHNA
• Continue to:
• Implement City’s long-range plans
• Support development on other sites with existing capacity • Support and facilitate creation of ADUs
• Adopt Comprehensive Zoning Ordinance Update
• Monitor and report progress toward meeting RHNA through General Plan/Housing Element Annual Progress Report (APR)
Housing Element
2. Required Components – Sites Inventory
9 Pending and Approved Projects (Pipeline)
Total VLI LI Moderate Above
Moderate
TE SP 4,459 531 3,928
PHD SP 1,516 75 75 75 1,291
/6$3 697 5 57 635
Freedom Cir 53 53 53 916
Other 4,199 261 228 141 3,569
Total 11,946 389 361 857 10,339
7(63 7DVPDQ(DVW6SHFLILF3ODQ3+'63 3DWULFN+HQU\'ULYH 6SHFLILF3ODQ/6$3 /DZUHQFH6WDWLRQ$UHD3ODQ Housing Element
2. Required Components – Sites Inventory
Sites Inventory and Accessory Dwelling Units (ADUs)
7(63 7DVPDQ(DVW6SHFLILF3ODQ3+'63 3DWULFN+HQU\'ULYH 6SHFLILF3ODQ/6$3 /DZUHQFH6WDWLRQ$UHD3ODQ Total VLI LI Moderate Above
Moderate
TE SP 1,123 214 156 458 295
PHD SP 4,549 1,829
/6$3 2,138 845 627 647 19
$'8V 34
Total 8,150 2,990 2,245 2,567 348
Housing Element
2. Required Components – Sites Inventory
11 Total VLI LI Moderate Above
Moderate
Pipeline 11,946 389 361 857
$'8V 34
Sites 2,888 2,143 2,465 314
Total 20,096 3,379 2,606 3,424 10,687
5+1$ 11,632 2,872 1,653 1,981 5,126
Surplus 8,464 953 1,443 5,561
Buffer 73%
Sites to Meet the 2023-2031 RHNA
p
,
,
,
Buffer
73%
Housing Element
2. Required Components – Housing Program
1 2
5th Cycle RHNA Progress (2015-2021)
Total VLI LI Moderate Above
Moderate
$OORFDWLRQ
695 755 1,593
Progress 5,266 289 246 125
Remaining 761 449 630
5th Cycle Housing Plan Evaluation of Effectiveness
• Goals, Policies, Implementing Actions and Objectives
Note: 5th &\FOH5+1$3URJUHVVGRHVQRWLQFOXGHXQLVLVVXHG%XLOGLQJ3HUPLWVLQ Housing Element
2. Required Components – Housing Program
13 6th Cycle Housing Plan
• Goals & Policies
• A – D same as 5 th Cycle Housing Element
• E added to address AFFH
• Implementing Actions and Objectives
• 18 Actions
• Objectives: “Discrete” (to be completed during timeframe of the Housing Element) and “Ongoing” (happens throughout timeframe of Housing Element) Housing Element
2. Required Components – 6th Cycle Housing Plan
14 Implementing Actions and Objectives - Examples
• Action 1: Provision of a Variety of Housing Types
• By May 2023, adopt the comprehensive Zoning Ordinance update with revised provisions to allow a variety of housing types
• By 2026, or as funds become available, through the provision of a NOFA, prioritize the development of ELI and VLI housing alternatives • On an annual basis, report on production of ADUs through City’s APR. If pace of production falls below level necessary to achieve 340 ADUs (2023-2031), present plan to City Council to remove barriers/further incentivize ADUs Housing Element
2. Required Components – 6th Cycle Housing Plan
15 Implementing Actions and Objectives - Examples
• Action 2: Affordable Housing Ordinance
• By end of 2024, Assess feasibility of:
• Updating Ordinance to align with recent studies supporting deeper affordability (5% VLI, 5% LI, 5% Mod.) for inclusionary projects. • Updating definition of “moderate income” units from 120% AMI to 100% AMI • Changes to keep new BMP homes affordable for 20-30 years instead of 5 years Housing Element
2. Required Components – 6th Cycle Housing Plan
16 Implementing Actions and Objectives - Examples
• Action 3: Affordable Housing Incentives and Facilitation • Prior to end of 2024, City will conduct a public outreach and issue RFP to develop mixed income or 100% affordable housing on vacant former King’s Hwy Motel • By end of 2024, establish relationship and meet with interested property owners of naturally occurring affordable housing (NOAH) to facilitate connection between sellers, affordable housing developers, and funding sources • In 2025, 2027, and 2029, monitor risk of conversion of NOAH by contacting owners of highest risk properties to determine intentions and explore options Housing Element
2. Required Components – 6th Cycle Housing Plan
17 Implementing Actions and Objectives
• Action 4: Maintenance of Housing Stock
• Action 5: Preservation of Assisted Rental Housing
• Action 6: Acquisition of Multi-Family Housing
• Action 7: Code Enforcement Program
• Action 8: Neighborhood Relations Program
• Action 9: Zoning Ordinance
• Action 10: Adequate Sites Inventory
• Action 11: Impact Fees
Housing Element
2. Required Components – 6th Cycle Housing Plan
18 Implementing Actions and Objectives (cont.)
• Action 12: Affordable Housing Funding
• Action 13: Residential Displacement
• Action 14: Housing Choice Voucher Program
• Action 15: Homeownership for First-Time Buyers
• Action 16: Fair Housing Program
• Action 17: Homeless Services
• Action 18: Shared Housing
Housing Element
2. Required Components – AFFH
Affirmatively Furthering Fair Housing
19 New/Expanded Requirements:
• Program that promotes and affirmatively
furthers fair housing opportunities
throughout the community for all persons
• Detailed assessment of fair housing (AFH)
• Enhanced public outreach, site inventory
analysis, and identification/prioritization
of contributing factors through AFFH lens
Housing Element
2. Required Components – AFFH
TCAC Opportunity Areas 2021
TCAC Opportunity Areas 2022
021
Housing Element
2. Required Components – AFFH
21 TCAC Opportunity Areas 2022
Housing Sites Distribution
• North (High Resource)
• Tasman East, Patrick Henry Drive, Greystar
• Central (Moderate Resource)
• Lawrence Station
• South (Moderate, High/Highest Resource)
• 2,500+ units in pipeline
• Majority of ADUs
• Long-range Plans in Development (ECR, DT, SCSA)*
• Zoning Code Update & New Housing Laws*
8QLWVQRWLQFOXGHGLQ+RXVLQJ(OHPHQW6LWHV,QYHQWRU\
Housing Element
2. Required Components – AFFH
22 Meaningful Actions Matrix
• Segregation/Integration Patterns &
Disparities in Access to Opportunity
• Disproportionate Housing Needs &
Displacement Risk
• Cost Burden
• Substandard Conditions
• Targeted Fair Housing Outreach
Housing Element
2. Required Components – Outreach
23 Meetings & Activities
• Study Sessions w/ PC & CC
• Library Pop-ups
• Health & Wellness Fair
• Art & Wine Festival
• City Hall News (e-newsletter)
• Inside Santa Clara (summer 2022)
• Community Survey(1,651 responses)
• Community Mtgs.
• Stakeholder Workshops
• Public Review Draft
• HCD Review Draft
• Stakeholder/Advocate Interviews
• Housing Action Coalition
• Affordable Housing Tennant Mtgs.
• 1,500+ HE Update Topic
Subscribers
Housing Element
2. Required Components – Outreach
24 • SV@Home
• Housing Choices
• Transform
• Anne Paulson
• Life Services Alternatives
• Partnership for the Bay’s
Future
• Carpenters Local Union 405
• Housing Action Coalition
Written Comments Received
Housing Element
2. Required Components – Outreach
25 • Prioritize homelessness response
• “Affordable Housing” not affordable enough for many (e.g., 120% AMI is no longer affordable)
• Prioritize ELI/VLI housing opportunities for seniors, families, persons with disabilities (including developmental disabilities) • Build housing near retail, transit, parks, schools, in walkable areas • Establish programs to support displacement prevention Consistent Feedback
Housing Element
2. Required Components – General Plan Consistency
26 General Plan (2010 – 2035)
• 6th Cycle Housing Element (2023 – 2031)
• Sites Inventory reflects capacity under General Plan Phase III land use designations, as amended
• Updated 5th Cycle Housing Plan (Goals, Policies, Actions, Objectives) • Future General Plan Amendments will be evaluated through Housing Element and AFFH lens
Housing Element
3. State (HCD) Review – Initial Draft
27 Findings/Comment Letter (November 18, 2022)
a) Cumulative effectiveness of past Housing Plan in meeting housing needs of special needs populations
b) Housing needs, resources, and constraints
c) Housing programs
d) Quantified objectives
e) General Plan consistency
f) Public participation
Housing Element
3. State (HCD) Review – Comment / Response Matrix
28 Housing Element
4. Environmental Review
29 Addendum to 2010-2035 General Plan EIR, as addended
• No substantial change
• No new or substantially more severe significant impacts Housing Element
5. Next Steps
• January 31, 2023 – City Council Adoption Hearing and deadline to submit adopted Housing Element to HCD
• HCD 90-day Review of Adopted Housing Element
• Certify Housing Element, or
• Identify additional corrections
• Potential consequences of late adoption/certification:
• Loss of permitting authority, “Builder’s Remedy”, Litigation/Attorney Fees, Lose eligibility for funding (grants and loans)
Housing Element
6. Recommendation
31 a) Adopt a Resolution to Recommend City Council adopt Addendum to the 2010-2035 General Plan EIR
b) Adopt a Resolution to Recommend City Council amend the General Plan by Adopting an Updated Housing Element for the 2023-2031 Cycle
Planning
Commission
Item # 1
RTC 23-148 (previously 23-42)
Adoption of a General Plan
Amendment for the
Housing Element Update
January 26, 2023
(Continued from January 23, 2023)