2023-2031 Housing
Element Update
City Council Study Session
May 3, 2022
Agenda
Overview
Housing Needs
Housing Constraints
Fair Housing Assessment
Housing Sites Inventory
Policies and Programs
Next Steps
2 Outreach/Meetings
Adoption / HCD
Certification
HCD Review
Updating the Housing Element
Stakeholder
Interviews
Project
Website
Public
Review Draft
Housing
Element
Final
Housing
Element
Deliverables
2022
2021
HHSC & PC
Hearings
City Council
Hearing
Planning
Commission
Hearing
City Council
Hearing
CEQA
Document
Revised
Housing
Element
Revised
Housing
Element
Online
Survey
Joint HHSC &
PC Study
Session
City Council
Study Session
Project Schedule
Aug Sept Oct Nov Dec Jan Feb Mar Apr May June July Aug Sept Oct Nov Dec Jan HHS
Commission
Hearing
Community
Workshop
Community
Workshops
Project
Initiation
Countywide
Engagement Meeting
City Council
Study Session
Housing Needs Assessment Key Findings
4 Housing Needs Identified
Key outreach and data findings:
Population Growth:
33% Increase by 2040
Continuous increase in jobs:
15% growth by 2040
Renters make up a majority of
households and are increasing
5 Housing Needs Continued
Extremely low income households
severely cost burdened (pay 50%+ of
income on rent)
Senior aged population in County
projected to rise 96% by 2040
Homelessness increasing in City and
County, shelter facilities at capacity
6 Housing Needs Continued
Large percentage of older housing
stock (over 30 years old)
Vacancy rates extremely low (<5%)
Housing sales prices increasing
exponentially
Rents increasing, recovered after
pandemic decrease
Limited BMR rental units at risk of
expiration
7 Housing Constraints Key Findings
8 Housing Constraints Identified
Based on outreach and analysis, the
following constraints have been identified
Governmental Constraints:
Parking requirements generally exceed
demand
Open space requirements constrain
development
Use permit and special development
permits increase processing timelines
9 Housing Constraints Continued
Sunnyvale total fees are higher than neighboring
jurisdictions
Special needs zoning items not in compliance with
current regulations:
Supportive housing by right permitting
Emergency shelter parking requirements
Low barrier navigation center by right permitting
Large (6+ resident) group home permitting
process
Non Governmental Constraints:
High land and construction cost
10 Fair Housing Assessment
11 Fair Housing
AB 686 expands duty to
affirmatively further fair housing
(AFFH)
Housing Elements are required to:
Equitably include community in
outreach process
Assess fair housing
Evaluate and address how sites
will AFFH
Adopt policies and programs
that remediate identified fair
housing issues
12 Fair Housing
Enforcement and
Outreach Capacity
Segregation and
Integration
Racially and Ethnically
Concentrated Areas of
Poverty and Affluence
Disparities in Access
to Opportunity
Disproportionate
Housing Needs and
Displacement Risks
Fair Housing Key Points
Sunnyvale has a higher percentage of
moderate- and above moderate-income
households than the Bay Area
Sunnyvale does not have any
concentrated areas of poverty
Higher incomes more prevalent in south
Sunnyvale (south of El Camino Real)
Highest resource areas for new affordable
housing are south of Caltrain line
13 Fair Housing Key Points
Fair housing issues in Sunnyvale are more
prevalent north of El Camino Real
Higher concentration of Hispanic/LatinX in
northern Sunnyvale
Higher percentage of disabled residents in
Downtown core & northeast Sunnyvale
Educational outcomes are lower in
northern Sunnyvale
Higher percentage of overcrowding in
north Sunnyvale
More residents vulnerable to displacement
in north Sunnyvale
14 Impacts of Sites Inventory &
Fair Housing Implications
50% of total capacity and 68% of lower
income capacity sites are in Moffett Park
Specific Plan (MPSP)
MPSP will include policies to ensure amenities
are provided along with new housing
development to increase opportunity
35% of total capacity within areas of high
resource (including 20% low and 75% mod
capacity)
15 Impacts of
Sites
Inventory &
Fair Housing
Implications
16 Sites Inventory
and 2022
TCAC/HCD
Opportunity
Areas, Sunnyvale
* Note: There are currently
no residents in this area of
Sunnyvale (Census tract
boundary includes San Jose)
Impacts of Sites Inventory &
Fair Housing Implications
17 Sites Inventory Income Distribution by Resource Area, Sunnyvale 20%
13%
67%
74%
24%
2%
35%
10%
55%
35%
14%
51%
0%
10%
20%
30%
40%
50%
60%
70%
80%
High/Highest Resource Moderate Resource Low Resource
Percent of Total Lower-Income Capacity
Percent of Total Moderate-Income Capacity
Percent of Total Above Moderate-Income Capacity
Percent of Total Capacity
96% of capacity
in low-resource
areas is in
Moffett Park
4% of capacity in
low-resource
areas is in
Lawrence Station
Proposed Goals to Address Fair
Housing
Increase Affordable Housing Opportunities in High
Resource Areas
Prioritize Capital Projects in Low Resource Areas
MPSP improvements
Right to Lease/Tenant Protections/Relocation
Assistance Ordinance
Consider increasing density in south Sunnyvale to
accommodate new affordable housing
developments
Expand ADU production
18 Housing Sites Inventory
19 Housing Needs by Income Level
Income Category
2015-2023
RHNA
(Housing
Units)
2023-2031
RHNA
(Housing
Units)
Percent
Increase
Very Low Income
(<50% of Median Income)
1,640 2,968 81%
Low Income
(51-80% of Median Income)
906 1,709 89%
Moderate Income
(81-120% of Median Income)
932 2,032 118%
Above Moderate Income
(>120% of Median Income)
1,974 5,257 166%
TOTAL 5,452 11,966 119%
20 Source: Association of Bay Area Governments, 2023-2031 Draft RHNA Plan, May 2021 Realistic Density for Inventory
Site density has been identified based on
discussions, applications, and past projects.
DSP: Uses existing development allocation for each block MPSP: Assumes 25-70% of maximum density (depending
on the designation)
LSAP: Assumes 95% maximum density with incentives.
ECR: Assumes 100% of base density.
Village Centers: Assumes 80% average density per site or 14 units/acre.
Additional sites: Assumes 85% of max density outside of specific plans.
21 Downtown
Specific Plan
Inventory
Total Capacity:
2,682 units
Pipeline Project
Capacity: 981 units
Remaining Capacity
for 2023-2031
Housing Element:
302 units
22 Lawrence Station Inventory
Total Capacity: 5,935 units
Pipeline Projects: 1,644 units
Remaining Capacity for Housing Element: 865 units
23 El Camino Real Inventory
Pipeline Project Capacity:
351 units
Realistic Capacity for other
sites in Housing Element:
1,416 units
24 Moffett Park Inventory
Total Capacity: 20,000 units
Realistic Capacity for Housing Element: 7,466 units
25 Accessory Dwelling Units
(ADUs)
Projections based on recent development
trends (2018-2021)
38 ADUs per year
Only 62% are assumed to be for rent per
Association of Bay Area Govts (ABAG) study
188 total ADUs for rent
Income assumptions per ABAG recommendations
5% Very Low, 30% Low, 50% Moderate, 15%
Above Moderate
26 Summary of Sites Inventory
27 Lower-Income
Moderate-
Income
Above
Moderate-
Income Total
Very Low
Income
Low
Income
2023-2031 RHNA 2,968 1,709
2,032 5,257 11,966
4,677 (combined)
Planned and Approved Projects 347 456 1,313 1,979 4,095 Lawrence Station Area Plan 519 131 215 865
Downtown Specific Plan 172 60 70 302
El Camino Real Specific Plan 736 375 305 1,416
Moffett Park Specific Plan 4,480 0 2,986 7,466
Village Centers 0 650 0 650
Additional Sites 318 254 6 578
Accessory Dwelling Units 9 56 94 28 188
Total Capacity1 7,094 2,878 5,589 15,560
Surplus +2,417 +846 +332 +3,594
Policies and Programs
28 New Policies Proposed
Based on needs/constraints and new fair housing
requirements, new policies have been proposed in the
Draft Element, summarized below:
Additional Affordable Housing Opportunities in High
Resource Areas
Maximize Affordable Housing, Leverage local funding
Support Alternative Homeownership Models for
Middle-Income buyers
Better collaboration/outreach on Housing Choice
Voucher Program
29 New Policies Proposed Continued
No net loss of housing stock
By-right Housing on Previously Identified Housing Sites [HCD Requirement]
Support Workforce Pathways into Construction Industry Prevent Displacement & other Tenant Protections
Promote Age Friendly Housing & Encourage Universal
Design
30 Next Steps
31 Discussion
32 Questions/Concerns on Needs &
Constraints
Other Fair Housing Items we missed?
Sites Appropriate for Inventory?
Next Steps
33 Community Workshop: May 11 6:30pm
Planning Commission: May 23
Housing Commission: May 25
City Council Consideration of Draft
Housing Element: June 21
Thank You!
Visit
https://sunnyvale.ca.gov/
property/housing/housing
element.htm to sign up
for more information and
register for community
meetings
34