Sunnyvale City Council
December 12, 2023

RESOLUTION NO.

A RESOLUTION OF THE CITY OF SUNNYV ALE ADOPTING

A NEGATIVE DECLARATION AND ADOPTING A GENERAL
PLAN AMENDMENT TO REPEAL THE 2015-2023 HOUSING
ELEMENT AND ADOPT THE 2023-2031 HOUSING

ELEMENT
WHEREAS, the California Legislature has found that “California has a housing supply and affordability crisis of historic proportions. The consequences of failing to effectively and aggressively confront this crisis are hurting millions of Californians, robbing future generations of the chance to call California home, stifling economic opportunities for workers and businesses, worsening poverty and homelessness, and undermining the state’s environmental and climate objectives” (Government Code Section 65589.5.); and
WHEREAS, the Legislature has further found that “Among the consequences of those actions are discrimination against low-income and minority households, lack of housing to support employment growth, imbalance in jobs and housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration” (Government Code Section 65589.5.); and WHEREAS, the Legislature recently adopted the Housing Crisis Act of 2019 (SB 330) which states that “In 2018, California ranked 49th out of the 50 states in housing units per capita… California needs an estimated 180,000 additional homes annually to keep up with population growth, and the Governor has called for 3.5 million new homes to be built over 7 years;” and WHEREAS, State Housing Element Law (Government Code Sections 65580 et seq.) requires that the City of Sunnyvale (City) adopt a Housing Element for the eight-year period 2023- 2031 to accommodate the City’s regional housing need allocation (RHNA) of 11,966 housing units, comprised of 2,968 very-low income units, 1,709 low-income units, 2,032 moderate-income units, and 5,257 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City has prepared the Housing Element 2023-2031 (the Housing Element) in compliance with State Housing Element Law and has identified sites that can accommodate housing units meeting the City’s RHNA; and WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of the Housing Element constitutes a General Plan Amendment; and WHEREAS, a provided in Government Code sections 65352 – 65352.5 the City mailed a public notice to all California Native American tribes provided by the Native American Heritage Commission and to other entities listed; and
WHEREAS, no California Native American tribe requested consultation; and DRAFT 11/9/23________
Attachment 2

WHEREAS, the City conducted extensive community outreach over the last twenty-six months including four public workshops, two focus groups, two study sessions, and one online community survey before the Housing and Human Services Commission, Planning Commission, and City Council hearings; and
WHEREAS, in accordance with Government Code Section 65585 (b), on May 6, 2022, the City posted the draft Housing Element and requested public comment for a 30- day review period, and on July 8, 2022, after responding to public comments, the City submitted the draft Housing Element to the State Department of Housing and Community Development (HCD) for its review; and
WHEREAS, in September 2022, HCD contacted the City to discuss the adequacy of the draft Housing Element, and based upon this, City staff revised the draft Housing Element to include additional information and data; and WHEREAS, on October 6, 2022, the City received a letter from HCD providing its findings regarding the draft Housing Element; and
WHEREAS, on May 23, 2023, the City published a revised draft Housing Element responding to HCD’s findings and requested public comment on the draft; and WHEREAS, on July 10, 2023, the City published an Errata sheet to the revised draft Housing Element and requested public comment on the Errata sheet; and WHEREAS, on July 21, 2023, the City received a letter from HCD providing its findings regarding the revised draft Housing Element and Errata sheet; and WHEREAS, on October 12, 2023, the City published a second revised draft Housing Element responding to HCD’s findings and requested public comment on the draft; and
WHEREAS, on [date], the City received a letter from HCD stating that the second revised draft Housing Element is in substantial compliance with State Housing Element Law, and will comply with State Housing Element Law when it is adopted; and WHEREAS, on [date], the City published the final draft Housing Element (determined to be in substantial compliance by HCD) on the City website and requested public comment on the final draft; and
WHEREAS, an Initial Study prepared for the Draft Housing Element finds that the Housing Element (the Project) would not have a significant impacts on the environment; therefore, a Negative Declaration has been prepared; and WHEREAS, the proposed Negative Declaration was circulated for public review from October 20, 2023, to November 20, 2023, and no comments were received; and Attachment 2

WHEREAS, on November 27, 2023, the Planning Commission held a duly and properly noticed public hearing and recommended that the City Council adopt Negative Declaration and adopt the proposed Housing Element; and
WHEREAS, on December 12, 2023, the City Council conducted a duly and properly noticed public hearing to take public testimony and consider this Resolution regarding the proposed Housing Element, reviewed the Negative Declaration and the Housing Element and all pertinent maps, documents and exhibits, including HCD’s findings, the City’s response to HCD’s findings, the staff report, and all attachments, and oral and written public comments; and NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Sunnyvale hereby finds, based on substantial evidence in the record, as follows:

1. The foregoing recitals are true and correct and are incorporated by reference into this action.

2. The Negative Declaration was prepared and circulated for public review in accordance with the requirements of the California Environmental Quality Act (CEQA). The City Council has read and considered the Negative Declaration and finds on the basis of the whole record before it, including the Initial Study and any comments received, that there is no substantial evidence that the proposed Project will have a significant effect on the environment. The Negative Declaration reflects the City Council’s independent judgment and analysis. The Department of Community Development, Housing Division, is the custodian of the records of the proceedings on which this decision is based. The records are located at Sunnyvale City Hall, 456 West Olive Ave., Sunnyvale, CA 94086. The Council hereby directs the Housing Division to file a Notice of Determination regarding the approval of the Project within five business days of adoption of this resolution.

3. The proposed General Plan Amendment adopting the 2023-2031 Housing Element constitutes a suitable and logical change in the plan for physical development of the City of Sunnyvale, and it is in the public interest to approve the General Plan Amendment.

4. The Sunnyvale 2023-2031 Housing Element substantially complies with Housing Element Law, as provided in Government Code 65580 et seq., and contains all provisions required by State Housing Element Law, as shown in Exhibit A to this resolution, incorporated herein.

5. Based on substantial evidence in the record including development interest, transit-oriented development opportunity, occupancy status, structural age and condition, low floor area ratio, and low improvement-to-land value ratio, the existing uses on the non-vacant sites identified in the site inventory to accommodate the RHNA are likely to be discontinued during the planning period and therefore do not constitute an impediment to planned residential development on the site during the planning period.

Attachment 2

6. As required by Government Code Section 65585(e), the City has considered the findings made by the Department of Housing and Community Development included in the Department’s letters to the City dated October 6, 2022 and July 21, 2023, consistent with Government Code Section 65585(f), and as described in Exhibits B and C, respectively, to this resolution, incorporated herein, the City Council has changed the Housing Element in response to the findings of the Department to substantially comply with the requirements of State Housing Element Law as interpreted by HCD.

7. The 2015-2023 Sunnyvale Housing Element is hereby repealed in its entirety, and the 2023-2031 Sunnyvale Housing Element, as shown in Exhibit A to this Resolution, incorporated herein, is adopted.

8. This Resolution shall become effective upon adoption by the City Council.

9. The Community Development Director, or designee, is hereby directed to file all necessary material with the Department of Housing and Community Development and to make any changes to the Housing Element necessary to make it internally consistent, conform to State Housing Element Law as provided in Government Code 65580 et seq, and address any changes or amendments requested by HCD to achieve certification.

10. The Community Development Director or designee is hereby directed to distribute copies of the Housing Element in the manner provided in Government Code Sections 65357 and 65589.7.

Adopted by the City Council at a regular meeting held on ____, 2023, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

RECUSAL:

ATTEST: APPROVED:
_____________________________________ _________________________________

DA VID CARNAHAN
City Clerk

LARRY KLEIN
Mayor
(SEAL)
Attachment 2

APPROVED AS TO FORM:
______________________________________
JOHN A. NAGEL
City Attorney
Exhibit A: 2023-2031 Sunnyvale Housing Element
Exhibit B: HCD Finding Letter, dated October 6, 2022
Exhibit C: HCD Finding Letter, dated July 21, 2023
Exhibit D: Response to HCD Findings, dated May 2023
Exhibit E: Response to HCD Findings, dated October 5, 2023 Attachment 2

OCTOBER 202 3

SECOND REVISED HCD DRAFT

EXHIBIT A
Attachment 2

Table of Contents
CHAPTER 1 Introduction ................................ ................................ ................................ ................................ ..... 1-1

1.1 Housing Element Purpose and Requirements .......................................................................... 1-1

1.2 Housing Element Organization ................................................................................................. 1-2

1.3 General Plan Consistency .......................................................................................................... 1-2

1.4 Community Participation .......................................................................................................... 1-3 CHAPTER 2 Housing Plan ................................ ................................ ................................ ................................ .... 2-1

2.1 Housing Goals and Policies ....................................................................................................... 2-1

2.2 Programs and Objectives .......................................................................................................... 2-7 CHAPTER 3 Housing Needs Assessment ................................ ................................ ................................ ............. 3-1

3.1 Population and Demographic Profile ........................................................................................ 3-1

3.2 Employment Trends .................................................................................................................. 3-8

3.3 Household Characteristics ...................................................................................................... 3-13

3.4 Special Needs Populations ...................................................................................................... 3-22

3.5 Housing Stock Characteristics ................................................................................................. 3-39

3.6 Housing Costs and Affordability .............................................................................................. 3-44

3.7 Assisted Housing at Risk of Conversion .................................................................................. 3-52 CHAPTER 4 Assessment of Fair Housing ................................ ................................ ................................ ............. 4-1

4.1 Introduction .............................................................................................................................. 4-1

4.2 Assessment of Fair Housing ...................................................................................................... 4-1

4.3 Assessment of Sites Inventory and Fair Housing .................................................................... 4-67

4.4 Summary of Fair Housing Issues, Contributing Factors, and Actions ..................................... 4-85 CHAPTER 5 Sites Inventory and Funding Resources ................................ ................................ ........................... 5-1

5.1 Regional Housing Needs ........................................................................................................... 5-1

5.2 Residential Sites Inventory ........................................................................................................ 5-2

5.3 Financial Resources ................................................................................................................. 5-74

5.4 Administrative Resources ....................................................................................................... 5-80 CHAPTER 6 Constraints to the Development of Housing ................................ ................................ .................... 6-1

6.1 Governmental Constraints ........................................................................................................ 6-3

6.2 Non-Governmental Constraints .............................................................................................. 6-74 CHAPTER 7 Opportunities for Energy Conservation ................................ ................................ ........................... 7-1

7.1 Introduction .............................................................................................................................. 7-1

7.2 Climate Change: A Framework for Energy Conservation ......................................................... 7-1

7.3 Energy Efficiency Building Requirements ................................................................................. 7-4

7.4 Energy Conservation Programs ................................................................................................. 7-5 CHAPTER 8 Evaluation of the Previous Housing Element ................................ ................................ ................... 8-1

8.1 Accomplishments under the Fifth Cycle Housing Element ...................................................... 8-1

8.2 Progress Toward Meeting the RHNA ........................................................................................ 8-2

8.3 Programs to Address Special Housing Needs ........................................................................... 8-3

8.4 Evaluation of Programs ............................................................................................................. 8-3

Attachment 2

Appendix
Appendix A Community Engagement
Appendix B Glossary
Figures
Figure 1-1: Survey Responses to “What do you feel is the most significant housing problem facing Sunnyvale residents?” .............................................................................................................................................. 1-7 Figure 1-2: Survey Responses to “Have you or are you experiencing any of the following housing issues?” .......... 1-8 Figure 1-3: Survey Responses to “How of your gross income (before) taxes do you spend on housing costs (rent, mortgage, payments, etc.) each month?” ............................................................................................. 1-9 Figure 3-1
: Regional Population Trends, Sunnyvale, Santa Clara County, and Bay Area, 1990-2020 ....................... 3-2 Figure 3-2: Population by Age, Sunnyvale, 2019 ........................................................................................................ 3-4 Figure 3-3: Population by Race and Ethnicity*, Sunnyvale, 2000-2019 .................................................................... 3-6 Figure 3-4: Senior and Youth Population by Race, Sunnyvale, 2019* ....................................................................... 3-7 Figure 3-5: Jobs in Sunnyvale, 2002-2018 .................................................................................................................. 3-8 Figure 3-6: Resident Employment by Industry, Sunnyvale, 2019 .............................................................................. 3-9 Figure 3-7: Jobs-Household Ratio, Sunnyvale, Santa Clara County, and Bay Area, 2002-2018 .............................. 3-10 Figure 3-8: Distribution of Jobs in Sunnyvale, 2019 ................................................................................................. 3-11 Figure 3-9: Workers by Earnings as Place of Work and Place of Residence, Sunnyvale, 2019 ............................... 3-12 Figure 3-10: Average Unemployment Rates, Sunnyvale, Santa Clara County, and Bay Area, 2010-2021 .............. 3-12 Figure 3-11: Households by Type, Sunnyvale, 2019 ................................................................................................ 3-14 Figure 3-12: Housing Tenure, Sunnyvale, Santa Clara County, and the Bay Area, 2019 ......................................... 3-15 Figure 3-13: Housing Tenure by Race*, Sunnyvale, 2019 ........................................................................................ 3-16 Figure 3-14: Housing Tenure by Age, Sunnyvale, 2019 ........................................................................................... 3-17 Figure 3-15: Housing Tenure by Housing Type, Sunnyvale, 2019 ............................................................................ 3-17 Figure 3-16: Households by Income Level, Sunnyvale, 2017 ................................................................................... 3-19 Figure 3-17: Household Income Level by Tenure, Sunnyvale, 2017 ........................................................................ 3-20 Figure 3-18: Overcrowding by Tenure, Sunnyvale, 2017 ......................................................................................... 3-21 Figure 3-19: Overcrowding by Income Level, Sunnyvale, 2017 ............................................................................... 3-22 Figure 3-20: Senior Households by Income and Tenure, Sunnyvale, 2017 ............................................................. 3-24 Figure 3-21: Disability by Type, Sunnyvale, 2019 ..................................................................................................... 3-27 Figure 3-22: Female-Headed Households by Poverty Status, Sunnyvale, 2019 ...................................................... 3-30 Figure 3-23: Household Size by Tenure, Sunnyvale, 2019 ....................................................................................... 3-31 Figu
re 3-24: Housing Units by Number of Bedrooms, Sunnyvale, 2019 ................................................................. 3-31 Figure 3-25: Homelessness and Shelter Status, Santa Clara County, 2019 ............................................................. 3-33 Attachment 2

Figure 3-26
: Characteristics of the Population Experiencing Homelessness, Santa Clara County, 2019 ................ 3-34 Figure 3-27: Racial Demographics of the Homeless Population, Santa Clara County, 2019 ................................... 3-35 Figure 3-28: Farm Operations and Farm Labor, Santa Clara County, 2002-2017 ................................................... 3-38 Figure 3-29: Housing Type Trends, Sunnyvale, 2010 and 2020 ............................................................................... 3-40 Figure 3-30: Housing Units by Year Built, Sunnyvale, 2019 ..................................................................................... 3-40 Figure 3-31: Vacancy Rates, Sunnyvale, Santa Clara County, Bay Area, 2019 ......................................................... 3-41 Figure 3-32: Vacant Units by Type, Sunnyvale, Santa Clara County and Bay Area, 2019........................................ 3-42 Figure 3-33: Substandard Housing Issues, Sunnyvale, 2019 .................................................................................... 3-43 Figure 3-34: Home Values of Owner-Occupied Units, 2019 .................................................................................... 3-44 Figure 3-35: Zillow Home Value Index (ZHVI), 2021 ................................................................................................ 3-45 Figure 3-36: Median Home Sale Prices, Selected Santa Clara County Cities, December 2018 ............................... 3-46 Figure 3-37: Contract Rents for Renter-Occupied Units, 2019 ................................................................................ 3-47 Figure 3-38: Median Contract Rent, Sunnyvale, Santa Clara County and Bay Area, 2019 ...................................... 3-48 Figure 3-39: Cost Burden by Income Group, Sunnyvale, 2017 ................................................................................ 3-50 Figure 3-40: Cost Burden by Tenure, Sunnyvale ...................................................................................................... 3-51 Figure 3-41: Lower Income Cost Burdened Households by Tenure, Sunnyvale, 2017 ........................................... 3-51 Figure 3-42: Cost Burden by Race and Ethnicity, Sunnyvale, 2017 ......................................................................... 3-52

Figure 4-1: Census Tract North of State Route 237, including Moffett Park Specific Plan ....................................... 4-3 Figure 4-2: Population by Racial Group, Sunnyvale and the Region, 2000-2019 ...................................................... 4-6 Figure 4-3: Percent of Total Non-White Population, Sunnyvale, 2018 ...................................................................... 4-7 Figure 4-4: Racial Dot Map of Sunnyvale and Surrounding Areas (2020).................................................................. 4-9 Figure 4-5: Racial Demographics of Sunnyvale Compared to All Bay Area Jurisdictions (2019) ............................. 4-10 Figure 4-6: Comparing the Share of People of Color in Sunnyvale and Vicinity to the Bay Area (2020) ................ 4-11 Figure 4-7: Distribution of Racial Groups in Sunnyvale, 2020 .................................................................................. 4-12 Figure 4-8: Predominant Population by Race, Sunnyvale, 2019 .............................................................................. 4-13 Figure 4-9: Diversity Index, Block Group, Sunnyvale, 2010 and 2018 ..................................................................... 4-15 Figure 4-10: Racial Isolation Index Values for Sunnyvale Compared to All Bay Area Jurisdictions, 2019 ............... 4-16 Figure 4-11: Racial Dissimilarity Index Values for Sunnyvale Compared to All Bay Area Jurisdictions, 2019 ......... 4-17 Fig
ure 4-12: Theil’s H Index Values for Racial Segregation in Sunnyvale Compared to All Bay Area Jurisdictions (2019) ............................................................................................................................... 4-18 Figure 4-13: Income Dot Map of Sunnyvale and Surrounding Areas (2015) ........................................................... 4-19 Figure 4-14: Income Demographics of Sunnyvale Compared to All Bay Area Jurisdictions (2015) ........................ 4-20 Figure 4-15: Median Household Income by Block Group, Sunnyvale, 2015-2019 .................................................. 4-22 Attachment 2

Figure 4-16
: Income Group Isolation Index Values for Sunnyvale Compared to All Bay Area Jurisdictions (2015) ............................................................................................................................... 4-23 Figure 4-17: Income Group Dissimilarity Index Values for Sunnyvale Compared to All Bay Area Jurisdictions (2015) ............................................................................................................................... 4-24 Figure 4-18: Income Group Theil’s H Index Values for Sunnyvale Compared to All Bay Area Jurisdictions (2015) ............................................................................................................................... 4-25 Figure 4-19: Percent of Children in Married Couple Households, Sunnyvale, 2015-2019 ...................................... 4-26 Figure 4-20: Percent of Children in Female Headed Households, No Spouse Present, Sunnyvale, 2015-2019 ..... 4-27 Figure 4-21: Population with a Disability, Sunnyvale, 2014 and 2019 ..................................................................... 4-29 Figure 4-22: Racially or Ethnically Concentrated Areas of Poverty (R/ECAP), Region, 2009-2013 ......................... 4-31 Figure 4-23: TCAC Opportunity Areas, Composite Score, Region, 2022 ................................................................. 4-34 Figure 4-24: TCAC Opportunity Areas, Composite Score, Sunnyvale, 2022 ............................................................ 4-35 Figure 4-25: Racial Demographics of Population by Opportunity Area, Sunnyvale, 2019 ...................................... 4-36 Figure 4-26: Education Score - TCAC Opportunity Areas, Sunnyvale, 2021 ............................................................ 4-37 Figure 4-27: Economic Score - TCAC Opportunity Areas, Sunnyvale 2021 ............................................................. 4-39 Figure 4-28: Jobs Proximity Index, Sunnyvale, 2014-2017 ...................................................................................... 4-40 Figure 4-29: Jobs Proximity Index, Region, 2014-2017 ............................................................................................ 4-41 Figure 4-30: Transportation Cost Index, Region, 2020 ............................................................................................ 4-42 Figure 4-31: Environmental Score — TCAC Opportunity Areas, Sunnyvale, 2021 .................................................. 4-44 Figure 4-32: Special Flood Hazard Areas, Sunnyvale, 2020 ..................................................................................... 4-45 Figure 4-33: Percent of Renters Overpaying, Sunnyvale, 2014 and 2019 ............................................................... 4-47 Figure 4-34: Percent of Homeowners Overpaying, Sunnyvale, 2014 and 2019 ...................................................... 4-48 Figure 4-35: Overcrowded Households, Sunnyvale, 2020 ....................................................................................... 4-49 Figure 4-36: Location Affordability Index, Sunnyvale, 2016 .................................................................................... 4-54 Figure 4-37: Neighborhoods at Risk of Displacement, Sunnyvale, 2017 ................................................................. 4-55 Figure 4-38: Percent of Households in Renter-Occupied Units, Sunnyvale, 2016 .................................................. 4-57 Figure 4-39: Determination of Mortgage Loan Applications by Race/Ethnicity ...................................................... 4-59 Figure 4-40: Use of Housing Choice Vouchers by Census Tract, Sunnyvale, 2021 .................................................. 4-60 Figure 4-41: Parks and Recreation Investments by Opportunity Area, 2013-2023 ................................................ 4-63 Figure 4-42: Investments in Transportation Improvements by Opportunity Area, 2013-2023 .............................. 4-64 Fig
ure 4-43: Existing Affordable Rental Housing, Sunnyvale, 2022 ......................................................................... 4-66 Figure 4-44: Housing Capacity by Census Tract and Neighborhood Planning Area, City of Sunnyvale, 2023-2031 ............................................................................................................................................. 4-68 Figure 4-45: Existing Housing Units vs. Total Housing Capacity by Neighborhood Planning Area, Sunnyvale ....... 4-72 Figure 4-46: Sites Inventory Income Distribution by Median Income of Census Tract, Sunnyvale ........................ 4-75 Figure 4-47: Sites Inventory and Median Income, Sunnyvale ................................................................................. 4-76 Attachment 2

Figure 4-48
: Sites Inventory and Predominant Race, Sunnyvale ............................................................................. 4-77 Figure 4-49: Sites Inventory Income Distribution by TCAC Resource Area, Sunnyvale ........................................... 4-78 Figure 4-50: Sites Inventory and 2022 TCAC/HCD Opportunity Areas, Sunnyvale .................................................. 4-79 Figure 4-51: Sites Inventory Capacity by Income Distribution and Displacement Risk, Sunnyvale ........................ 4-82 Figure 4-52: Sites Inventory and Risk of Displacement, Sunnyvale ......................................................................... 4-83

Figure 5-1: City-Wide Inventory ............................................................................................................................... 5-17 Figure 5-2: Downtown Specific Plan Sites ................................................................................................................ 5-28 Figure 5-3: Downtown Specific Plan - Block 4 .......................................................................................................... 5-29 Figure 5-4: Downtown Specific Plan - Block 10 ........................................................................................................ 5-29 Figure 5-5: Downtown Specific Plan - Block 14 ........................................................................................................ 5-31 Figure 5-6: Downtown Specific Plan - Block 16 ........................................................................................................ 5-31 Figure 5-7: Lawrence Station Area Plan Sites ........................................................................................................... 5-36 Figure 5-8: El Camino Real Specific Plan Residential vs. Non-Residential Sites ....................................................... 5-41 Figure 5-9a: El Camino Real Specific Plan Sites (Western Section) .......................................................................... 5-42 Figure 5-9b: El Camino Real Specific Plan Sites (Central Section) ............................................................................ 5-43 Figure 5-9c: El Camino Real Specific Plan Sites (Eastern Section)............................................................................ 5-44 Figure 5-10a: Village Center Sites (1) ....................................................................................................................... 5-53 Figure 5-10b: Village Center Sites (2-3) .................................................................................................................... 5-54 Figure 5-10c: Village Center Sites (4-7) .................................................................................................................... 5-55 Figure 5-11: Moffett Park Specific Plan Sites ........................................................................................................... 5-67 Figure 5-12: Sites Inventory and Environmental Constraints .................................................................................. 5-73

Figure 6-1: Downtown Specific Plan Land Use Plan ................................................................................................. 6-11 Figure 6-2: Lawrence Station Area Plan Land Use Plan ........................................................................................... 6-14 Figure 6-3: El Camino Real Specific Plan Zoning ....................................................................................................... 6-27 Figure 6-4: Moffett Park Specific Plan Land Use Plan, July 2023 ............................................................................. 6-28 Tables
Table 2-1: Summary of Quantified Objectives 2023-2031 ....................................................................................... 2-23

Table 3-1: Population Growth Trends, Sunnyvale, Santa Clara County, and Bay Area, 2000-2020 .......................... 3-2 Table 3-2: Projected Population Growth, Santa Clara County Jurisdictions, 2020-2040 .......................................... 3-3 Table 3-3: Population by Age, Sunnyvale, Santa Clara County, and California, 2010 and 2019 ............................... 3-4 Table 3-4: Total Projected Job Growth, Santa Clara County 2020-2040 ................................................................. 3-13 Table 3-5: Income Level Definitions ......................................................................................................................... 3-18 Attachment 2

Table 3-6: Ho
using Needs for Extremely Low-Income Households, Sunnyvale, 2017 ............................................ 3-23 Table 3-7: Projected Population Growth by Age: 65 and older, Sunnyvale, 2020-2040 ......................................... 3-24 Table 3-8: Population with Developmental Disabilities by Place of Residence, Sunnyvale, 2020 .......................... 3-28 Table 3-9: Homeless Population by Jurisdiction and Shelter Status, Santa Clara County, 2019 and 2022 ............ 3-32 Table 3-10: Emergency Shelter and Transitional Housing Facilities, Sunnyvale, 2022 ........................................... 3-37 Table 3-11: Average Rent Values in Sunnyvale, October 2022 ................................................................................ 3-47 Table 3-12: HUD/HCD Income Limits based on Persons per Household, Santa Clara County, 2021 ...................... 3-49 Table 3-13: Ability to Pay for Housing Based on HCD Income Limits, 2021 ............................................................ 3-49 Table 3-14: Inventory of Publicly Assisted Rental Housing, Sunnyvale, 2022 ......................................................... 3-53 Table 3-15: Inventory of Below Market Rate (BMR) Rental Units ........................................................................... 3-54 Table 3-16: Rental Subsidies Required for At-Risk BMR Units ................................................................................. 3-55 Table 3-17: Qualified Entities, Santa Clara County .................................................................................................. 3-57

Table 4-1: Summary of Cases by Complaint Type, January 1, 2015 – December 16, 2021 ...................................... 4-4 Table 4-2: Regional Racial Segregation Measures, Bay Area Region (2019) ........................................................... 4-11 Table 4-3: Racial Isolation Index Values by Race/Ethnicity, Sunnyvale, 2019 ......................................................... 4-14 Table 4-4: Racial Dissimilarity Index Values for Segregation within Sunnyvale, 2000-2019 ................................... 4-17 Table 4-5: Theil’s H Index Values for Racial Segregation within Sunnyvale ............................................................. 4-18 Table 4-6: Population by Income Group, Sunnyvale and the Region ...................................................................... 4-19 Table 4-7: Regional Income Segregation Measures, Bay Area, 2015 ...................................................................... 4-20 Table 4-8: Income Group Isolation Index Values for Segregation within Sunnyvale, 2010-2015 ........................... 4-21 Table 4-9: Income Group Dissimilarity Index Values for Segregation within Sunnyvale ......................................... 4-23 Table 4-10: Theil’s H Index Values for Income Segregation within Sunnyvale ........................................................ 4-24 Table 4-11: Disability Status by Race and Ethnicity, City of Sunnyvale .................................................................... 4-30 Table 4-12: Occupants Per Room for Households by Race and Ethnicity, City of Sunnyvale ................................. 4-50 Table 4-13: Occupants Per Room for Households by Tenure, City of Sunnyvale .................................................... 4-50 Table 4-14: Substandard Housing Conditions by Race and Ethnicity, Public Use Microdata Area – Santa Clara County (Northwest)— Sunnyvale & San Jose (North)........................................................................... 4-51 Table 4-15: Substandard Housing Conditions by Disability, Public Use Microd ata Area – Santa Clara County (Northwest)— Sunnyvale & San Jose (North) ....................................................................................... 4-52 Table 4-16: Percentage of Originated Loans That Were High-Cost by Race or Ethnicity in Santa Clara County, 2014-2017 ............................................................................................................................................. 4-58 Table 4-17: Housing Choice Voucher Program Participants by Race/Ethnicity, 2020 ............................................. 4-59 Table 4-18: Existing Affordable Rental Housing in Sunnyvale, 2022 ....................................................................... 4-65 Table 4-19: Distribution of Housing Capacity by Census Tract and Fair Housing Indicators, City of Sunnyvale, 2023-2031 ............................................................................................................................................. 4-69 Attachment 2

Table 4-20:

Sites Inventory Income Distribution by Median Income of Census Tract, Sunnyvale .......................... 4-75 Table 4-21: Sites Inventory Income Distribution by TCAC Resource Area, Sunnyvale ............................................ 4-81 Table 4-22: Sites Inventory Capacity by Income Distribution and Displacement Risk, Sunnyvale .......................... 4-84 Table 4-23: Fair Housing Issues, Contributing Factors, and Meaningful Actions .................................................... 4-86

Table 5-1: Regional Housing Needs Allocation (June 30, 2022 – December 15, 2030) ............................................ 5-2 Table 5-2: Examples of Recent Redevelopment Projects .......................................................................................... 5-8 Table 5-3: City of Sunnyvale, 2023-2031 Housing Element, Approved Projects ..................................................... 5-19 Table 5-4: Listed Rents for Recent Multi-family Developments .............................................................................. 5-22 Table 5-5: Downtown Land Uses and Development Capacity ................................................................................. 5-23 Table 5-6: Recent Developments in Downtown Specific Plan Area ......................................................................... 5-26 Table 5-7: City of Sunnyvale, 2023-2031 Housing Element, Downtown Specific Plan ............................................ 5-32 Table 5-8: Lawrence Station Area Plan Development Standards ............................................................................ 5-33 Table 5-9: Buildout Densities Proposed Under Recent Developments ................................................................... 5-34 Table 5-10: City of Sunnyvale, 2023-2031 Housing Element, Lawrence Station Area Plan .................................... 5-37 Table 5-11: El Camino Real Specific Plan Density Standards ................................................................................... 5-39 Table 5-12: Analysis of Density for Recently Proposed Projects in El Camino Real Specific Plan Area ................... 5-40 Table 5-13: City of Sunnyvale, 2023-2031 Housing Element, El Camino Real Specific Plan ................................... 5-45 Table 5-14: General Plan Designations, Zoning, and Corresponding Income Categories ....................................... 5-49 Table 5-15: Recent Development Proposals within Village Centers ........................................................................ 5-50 Table 5-16: City of Sunnyvale, 2023-2031 Housing Element, Village Centers ......................................................... 5-51 Table 5-17: Typical Built Densities for Medium Density Residential Sites ............................................................... 5-57 Table 5-18: Typical Built Densities for High Density Residential Sites ..................................................................... 5-58 Table 5-19: City of Sunnyvale, 2023-2031 Housing Element, Additional Sites ........................................................ 5-59 Table 5-20: ADU Building Permits Issued from 2015 through 2021 ........................................................................ 5-62 Table 5-21: Estimated ADU Affordability within Santa Clara and San Mateo Counties .......................................... 5-63 Table 5-22: City of Sunnyvale, 2023-2031 Housing Capacity ................................................................................... 5-63 Table 5-23: Moffett Park Specific Plan Residential Land Use Designations............................................................. 5-64 Table 5-24: City of Sunnyvale, 2023-2031 Housing Element, Moffett Park Specific Plan (Draft) ........................... 5-68 Table 5-25: Anticipated 2023-2031 Housing Capacity Upon Adoption of Moffett Park Specific Plan .................... 5-71 Table 5-26: Residential Projects with Environmental Contamination Abatement .................................................. 5-72 Table 5-27: Financial Resources Available for Housing Activities ............................................................................ 5-76

Table 6-1: Summary of Identified Constraints ........................................................................................................... 6-1 Table 6-2: General Plan Land Use Categories Permitting Residential Use ................................................................ 6-4 Attachment 2

Table 6-3:

Residential Use Types Allowed by Zoning District (see Specific Plans for Additional Residential Zoning Districts) ...................................................................................................................................... 6-5 Table 6-4: Residential Development Standards1 (see Specific Plans Discussion for Additional Residential Zoning Districts) ...................................................................................................................................... 6-7 Table 6-5: Downtown Specific Plan Land Use Categories Permitting Residential Use ............................................ 6-10 Table 6-6: Downtown Specific Plan Residential Use Types and Development Standards by Block ........................ 6-12 Table 6-7: Lawrence Station Area Plan Land Use and Zoning Districts.................................................................... 6-15 Table 6-8: Residential Use Types allowed within the LSAP District ......................................................................... 6-16 Table 6-9: Residential Development Standards within the LSAP District ................................................................ 6-16 Table 6-10: Example Project #1 in LSAP Area........................................................................................................... 6-18 Table 6-11: Example Project #2 in LSAP Area........................................................................................................... 6-20 Table 6-12: El Camino Real Specific Plan Land Use and Zoning Districts ................................................................. 6-21 Table 6-13: Residential Use Types allowed within the El Camino Real Specific Plan Zoning Districts .................... 6-22 Table 6-14: El Camino Real Minimum Ground Floor Commercial Requirements for Mixed-Use Development .... 6-22 Table 6-15: Minimum Lot Size .................................................................................................................................. 6-23 Table 6-16: Residential Development Standards within the El Camino Real Specific Plan Zoning Districts ........... 6-24 Table 6-17: Example Project #1 in El Camino Real Specific Plan Area ..................................................................... 6-25 Table 6-18: Parking Requirements for Multi-family Dwellings ................................................................................ 6-30 Table 6-19: Parking for Special Housing Developments .......................................................................................... 6-31 Table 6-20: Parking Requirements within the Downtown Specific Plan District ..................................................... 6-32 Table 6-21: Parking Requirements within the Lawrence Station Area Plan ............................................................ 6-32 Table 6-22: Parking Requirements within the El Camino Real Specific Plan ........................................................... 6-33 Table 6-23: Bicycle Parking Requirements within the El Camino Real Specific Plan ............................................... 6-33 Table 6-24: Park Dedication Requirement Applicability by Project Type ................................................................ 6-36 Table 6-25: Park Dedication Requirement by Project Density ................................................................................. 6-36 Table 6-26: Projects using Park Dedication Land and In-Lieu Fees since 2015 ....................................................... 6-37 Table 6-27: Entitled Residential Projects Subject to Park Dedication Requirement since 2015 ............................. 6-38 Table 6-28: Minimum Landscaped Area and Usable Open Space Requirements in Residential Zoning Districts .. 6-40 Table 6-29: Minimum Landscaped Area and Usable Open Space Requirements, Downtown Specific Plan .......... 6-40 Table 6-30: Minimum Landscaped Area and Usable Open Space Requirements, Lawrence Station Area Plan .... 6-41 Tab
le 6-31: Minimum Landscaped Area and Usable Open Space Requirements, El Camino Real Corridor Specific Plan .......................................................................................................................................... 6-41 Table 6-32: Timelines for Permit Procedures ........................................................................................................... 6-49 Table 6-33: Typical Processing Procedures by Project Type .................................................................................... 6-50 Table 6-34: Building Permit Fees (FY 2021-2022) .................................................................................................... 6-51 Table 6-35: Planning Permit Application Fees (FY 2021-2022) ................................................................................ 6-52 Attachment 2

Table 6-36: De
velopment Impact Fees (FY 2021-2022) ........................................................................................... 6-54 Table 6-37: Fees for Typical Residential Developments .......................................................................................... 6-56 Table 6-38: Fees for Typical ADUs and JADUs .......................................................................................................... 6-58 Table 6-39: Statewide Parking Standards for Affordable Housing........................................................................... 6-60 Table 6-40: Requirements for Dual Urban Opportunity Units ................................................................................. 6-65 Table 6-41: Real Estate Listings in Sunnyvale, March 2022 ..................................................................................... 6-75 Table 6-42: Time Between Project Approval and Applications for Building Permits .............................................. 6-77

Table 8-1: 2015-2023 Regional Housing Needs Allocation Progress ......................................................................... 8-2 Table 8-2: Evaluation of 2015-2023 City of Sunnyvale Housing Element Programs ................................................. 8-3 Attachment 2

CHAPTER 1 INTRODUCTION
The City of Sunnyvale Housing Element provides a roadmap for the City to address current and projected housing needs. Sunnyvale takes pride in being an inclusive, progressive community, and has long recognized the provision of a diverse range of housing opportunities as a key priority and obligation. Located in the job -rich Silicon Valley region of the San Francisco Bay Area , the City must overcome challenges to provide sufficient housing for its workforce. This Housing Element analyzes the City’s housing needs, assess es fair housing practices, identifies opportunities for future residential development, and addresses potential con straints to housing development in the city. Based on this research, the Housing Element includes a Housing Plan with goals, policies, and implementation programs aimed at addressing existing and future housing needs of Sunnyvale.

1.1 Housing Element Purpose and Requirements
State law recognizes the vital role local governments play in the supply and affordability of housing. All cities and counties in California are required to have a compliant housing element as one of the eight mandated elements of a general plan. Each city and county is also required to prepare an annual progress report on the status and progress of implementing its housing element.

The purpose of the housing element is to provide a
plan to meet the existing and projected housing needs
of all segments of the population, including lower -
income households and households and individuals
with special housing needs. To achieve this ob jective, the housing element must analyze housing needs,
evaluate factors that could potentially constrain
housing production, and identify goals and objectives
for housing production, rehabilitation, and
conservation to meet the City’s needs.

Each city a nd county in the State must submit their
housing element to the California Department of
Housing and Community Development (HCD) for
review to ensure that it meets the minimum
requirements under State housing element law. Most
cities and counties, includin g Sunnyvale, are required to update their housing element every eight years.

Sunnyvale’s prior housing element covered the 201 5-
2023 planning period, while this update to the
Sunnyvale Housing Element will cover the 2023-2031
planning period.

HOUSING ELEMENT REQUIREMENTS
▪ An analysis of existing and p rojected housing
needs
▪ An inventory of land suitable for housing
▪ An analysis of potential constraints on housing
▪ A fair housing analysis
▪ An analysis of any special housing needs
▪ Identification of zone(s) where emergency
shelters are allowed by-right
▪ An evaluation of the previous element
▪ An analysis of opportunities for residential energy
conservation
▪ An analysis of government-assisted housing
developments that are “at -risk” of converting to
market rate
▪ Goals, policies, and implementation programs
Attachment 2

1.2 Housing Element Organization
This Housing Element satisfies the requirements of State law (Government Code Section 65583(a)) and is organized as follows:
▪ Chapter 1 - Introduction. This chapter includes an introduction to the Housing Element, description of State housing element law, general plan consistency, and a summary of community participation. ▪ Chapter 2 - Housing Plan. This chapter establishes goals, policies, and implementation programs to affirmatively further fair housing and meet the City’s housing needs for all, including residents at all income levels and those with special needs.
▪ Chapter 3 - Housing Needs Assessment. This chapter analyzes demographic and socio-economic conditions; existing housing stock characteristics; housing affordability, overpayment, and overcrowding; and special needs for persons experiencing homelessness, persons with disabilities, seniors, large families, and female- headed households.
▪ Chapter 4 - Assessment of Fair Housing. This chapter provides an analysis of fair housing issues in the city, including integration and segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs. ▪ Chapter 5 - Sites Inven tory and Funding Resources . This chapter identifies opportunities for housing production to meet the City’s fair share of regional housing needs, as determined by the regional housing needs allocation (RHNA).
▪ Chapter 6 - Constraints to the Development of Housing. This chapter analyzes potential government al constraints on the production of housing, including land use controls, permits and processing procedures, fees, and zoning for a variety of housing types. This chapter also analyzes non-governmental constraints such as land and development costs and the availability of financing. ▪ Chapter 7 - Opportunities for Energy Conservation . This chapter analyzes opportunities for energy conservation in residential development including green bu ilding and energy-efficiency requirements and energy conservation programs.
▪ Chapter 8 - Evaluation of the Previous Housing Element. This chapter summarizes accomplishments during the previous Housing Element planning period and evaluates each of the previous programs.

1.3 General Plan Consistency
The Sunnyvale General Plan, consolidated in 2011, is the City’s long-term blueprint for future growth and includes goals, policies, and programs that convey a long-term vision for the Sunnyvale community and guides local decision-making to advance that vision. Upon adoption, this Housing Element will be incorporated into the Sunnyvale General Plan, updating the existing housing element. The Housing Element is consistent with the community vision to build upon the City’s attributes to become a strong, diverse community and supports the City’s goals to engage in long-range planning to provide appropriate balances between jobs and residences (Goal I) and to provide a variety of housing options, so all segments of the population find appropriate high-quality housing that is affordable to them (Goal VI).

The City comprehensively updated the Land Use and Transportation Element (LUTE) of the Ge neral Plan in 2017 and most recently updated the LUTE in 2021 to reflect changes to specific plan areas . The land use framework Attachment 2

identified in the LUTE is the basis for the residential sites inventory included in Chapter 5, “Sites Inventory and Funding Resources,” and contains goals and policies consistent with those in the Housing Element including:
▪ Policy LT-1.2: Minimize sprawl by endorsing strategically placed development density in Sunnyvale and by utilizing a regional approach to providing and preserving open space for the broader community. ▪ Policy LT -1.3: Contribute to a healthy jobs -to-housing ratio in the region by considering jobs, housing, transportation, and quality of life as inseparable when making planning decisions that affect any of these components.
▪ Policy LT-7.4 Promote new mixed -use development and allow higher residential density zoning districts (medium and higher) primarily in Village Centers, El Camino Real nodes, and future industrial-to-residential areas.
▪ Policy LU-14.7 Balance the need for additional residential uses with industrial uses needed for a healthy economy.

State law requires that several other General Plan elements be reviewed and/or modified upon adoption of the Housing Element. Senate Bill (SB) 1035 requires the safety element to be revised upon update of the housing element to include new information on fire hazards, flood hazards, and climate adaptation and resilience strategies. SB 1000 also requires the City to address environmental justice when updating two or more elements after January 1, 2018.

Although there are no disadvantaged communities in Sunnyvale, the City has chosen to apply environmental justice requirements broadly throughout the General Plan. The City is addressing Environmental Justice under a separate effort, anticipated for completion in late 2022. This effort will address the requirements of SB 1000.

The Housing Element is consistent with the other elements of the General Plan and the City will maintain consistency between the Housing Element and the other General Plan elements so that policies introduced in one element are consistent with other elements.

1.4 Community Participation
In an effort to engage a broad array of community interests, including lower -income residents a nd underserved communities, the City used a variety of strategies throughout the Housing Element update process to engage the community. The City used a diverse range of tools to attract a wide range of community engagement, including:
▪ Countywide ‘Let’s Talk Housing’ Information Campaign
▪ Project Website
▪ Social Media
▪ Online Community Survey
▪ Community Workshops
▪ Commission and City Council Study Sessions
The following summarizes the activities and methods used to meaningfully engage the community and other stakeholders during the planning process. The community engagement team applied creative outreach techniques to ensure involvement of a wide and diverse r ange of community and stakeholder voices. Collaboration and engagement began early in the process, to promote community ownership of the plan, and continued through plan adoption. Community engagement activities were conducted in multiple languages to prov ide opportunities for a broad segment of the community to participate.

Attachment 2

Engagement Activities
The following provides a description of the activities used to engage the public, including the purpose of each activity, noticing, and timing.

COUNTYWIDE OUTREACH EFFORTS
The City participates in the Santa Clara County Planning Collaborative, a county-wide effort to address the region’s housing challenges. In 2021, the collaborative initiated an information campaign titled “Let’s Talk Housing Santa Clara County” to increase awareness of and participation in each jurisdiction’s housing element update. The campaign will continue throughout the housing element update process and aims to accomplish more extensive outreach. The campaign has been advertised at local farmer’s markets, community centers, and local service providers. The City advertised the campaign and its “Housing 101” virtual community meeting on the City’s main website, housing element project webpage, and with emails to interested parties.

The campaign’s website (letstalkhousingscc.org) convey ed information about the basics of housing elements, the timeline for the 6th cycle update, as well as how to connect with representatives of each jurisdiction. In Au gust 2021, the City of Sunnyvale participated in a “Housing 101” virtual community meeting, which included local citizens in a Sunnyvale breakout room. City staff continued to participate in the Planning Collaborative’s Let’s Talk Housing campaign, through out the entire housing element update process, through countywide meetings and/or information campaigns.

PROJECT WEBPAGE
The City hosted a project webpage about the housing element update. The webpage included an overview of the project and schedule, frequently asked questions (FAQs ), contact information for the project team, and a sign-up link for the project email distribution list. The webpage was maintained throughout the housing element update process and routinely updated to include announcements of future engagement events, community engagement materials and summaries of past events, and draft documents. The webpage also enabled language translation and included accessibility features for those who are visually impaired.

SOCIAL MEDIA
The City maintains a robust social media presence through Facebook, Twitter, and Nextdoor. Since 2020, all virtual and hybrid meetings of the City Council and advisory bodies are posted on YouTube as well as the City’s meeting management system (Legistar). The City used these communication mediums to disseminate information throughout the duration of the housing element update process . This included, for example, notice of upcoming meetings, invitations to participate in the survey, and links to recordings of virtual meetings.

EMAIL DISTRIBUTION LIST
The City created an email distribut ion list to alert and remind interested parties about upcoming engagement events, public hearings, the community survey, and draft docu ments. Known s takeholders including housing advocates and developers were automatically included in the list . Interested members of the public were encouraged to sign up on the project webpage. All email announcements pertaining the survey and community workshops were translated into Spanish and Chinese (Mandarin).

Attachment 2

FLYERS
Flyer advertis ements for the survey and Com munity Workshops were created in English, Spanish, and Chinese (Mandarin). In late January 2022, City staff posted these flyers in highly trafficked common areas to target residents of all geographic areas of the City who may be unfamiliar with the City’s housing element update process, including non-English speaking populations and nonresidents who work in Sunnyvale. Flyers were posted in public parks, the Sunnyvale Caltrain station, supermarkets, the local farmer’s market, the public library, community ce nters, and City Hall.

To reach out to non-English speakers, the City posted Spanish and Chinese (Mandarin) flyers at Hispanic and Asian grocery stores, including Chavez Supermarket, Guadalajara Market, Mi Ranchito Produce, Trinethra Indian Supermarket, Hankook Supermarket, and New Wing Yuan Market. Special consideration was given to census tracts in northern Sunnyvale that are considered low - and moderate -resource according to HCD/TCAC Opportunity measures. These areas have lower median incomes and are mor e likely to be Hispanic majority. In these areas, Spanish-language flyers were posted at the Columbia Community Center and public parks as well as several of the Hispanic grocery stores listed above.

The City also made concerted effort to reach out to special needs populations including seniors and extremely low- income households. Flyers were sent electronically to the property managers of affordable housing developments in the City for distribution to residents within their projects. Flyers were also sent to the Sunnyvale Senior Center and the mobile home residents’ group.

Flyer Advertisement for Virtual Workshops and Online Survey

Attachment 2

ONLINE COMMUNITY SURVEY
A web-based survey was broadly distributed between January 31, 2022 and March 4, 2022, to gather information from the community on housing needs and housing policy priorities. The survey include d questions related to household demographics, housing conditions, and housing issues and priorities. Although the survey was voluntary and is not considered statistically valid, it does provide a glimpse of residents’ perspectives on housing issues in the city. The survey was provided in English, Spanish, and Chinese (Mandarin).

Invitations to participate in t he survey were provided on the project websit e, through the email distribution list , through flyers posted at multiple common destinations around Sunnyvale and handed out at the farmers market , distributed by SV@Home (a local housing advocacy group) , and broadcast on the social media outlets described above. Flyer and email distribution list Invitations were provided in Spanish and C hinese (Mandarin) . Survey information was promoted at the Sunnyvale Public Library’s English as a Second Language (ESL) Conversation Group.

The City sent also survey information to members from each of Sunnyvale’s neighborhood associations and to a local Chinese immigrant group (Society of Heart’s Delight) for distribution through the WeChat social media platform.

The City received over 400 responses to the survey , including 398 responses in English, five in Spanish, and 16 in Chinese (Mandarin). Approximately 75 percent of survey participants were homeowners, including couples with children under 18 years old or no children. Although approximately 57 percent of English -speaking participants reported spending less than 30 percent of their gross income on housing, 100 percent and 56 percent of Spanish - speaking participants and Chinese-speaking participants, respectively, spent over 30 percent of their gross income on housing. Participants expressed housing affordability for those working in the retail/service industry and for young people as the greatest housing problems facing Sunnyvale residents and identified the greatest housing need for two-bedroom apartments . A summary of key survey responses is shown in Figures 1 -1 through 1 -3. See Appendix A for the complete survey and participant responses.

Attachment 2

Figure 1-1: Survey Responses to “What do you feel is the most significant housing problem facing Sunnyvale residents?”

Source: Sunnyvale Housing Element Community Survey, February 2022. 2%
4%
5%
5%
5%
7%
7%
9%
10%
20%
26%
0% 5% 10% 15% 20% 25% 30%
Housing conditions are poor
Lack of variety in housing types
Not enough housing for rent
Housing sizes don’t meet family needs
Other
Too expensive to maintain my home as a property owner
Not enough housing options to accommodate seniors or people with disabilities
Not enough shelters and transitional housing for the homeless, along with services to help move individuals into permanent housing.

Not enough housing for sale
Youth who grow up in the area cannot afford to live here when they are adults
Housing is not affordable for people who work in retail/service industry, teachers, police, fire, and health care workers cannot afford to live in Sunnyvale.

What do you feel is the most significant housing problem facing Sunnyvale residents?
Attachment 2

Figure 1-2: Survey Responses to “Have you or are you experiencing any of the following housing issues?”

Source: Sunnyvale Housing Element Community Survey, February 2022. 4%
5%
6%
6%
10%
10%
22%
35%
0% 5% 10% 15% 20% 25% 30% 35% 40%
Other (please specify)
Struggle to pay rent or mortgage (e.g., sometimes paying late, not paying other bills to pay rent, not buying food or medicine) Significant rent increase
Too many people living in one home (overcrowding)
Adult child living at home due to inability to afford housing Lack funding to make necessary home repairs
Want to move but can’t find/afford a home that meet my
and/or my family’s needs
None of the above
Have you or are you experiencing any of the following housing issues? Attachment 2

Figure 1-3: Survey Responses to “How much of your gross income (before) taxes do you spend on housing costs (rent, mortgage, payments, etc.) each month?”

Source: Sunnyvale Housing Element Community Survey, February 2022.

STAKEHOLDER MEETINGS
The City hosted two lunchtime focus group meetings with stakeholders from housing advocacy groups and the residential development community . A summary of each meeting and comments receive d is provided below . In addition to the focus group meetings described below, the City met with Livable Sunnyvale, a local housing advocacy group, per their request September 1, 2021 and June 1, 2022 . City staff continued to invite stakeholder groups to attend Community Workshops and pub lic hearings. Stakeholder attendance and feedback was noted at these events, however, aside from Livable Sunnyvale, no other community groups or stakeholders requested additional meetings with the City. Feedback received from the stakeholders was incorpora ted into the analysis of potential constraints (Chapter 6) and the goals, policies, and programs (Chapter 2).

Focus Group #1: Housing for Special Needs
The first focus group included representatives of housing advocacy groups and special needs service pro viders.

Participants were given an overview of the housing element process and special housing needs for Sunnyvale residents. Following the presentation, participants were asked to provide their experiences and recommendations in addressing special needs in the city.

Participants shared concerns related to the inventory of sites for residential development, including the location of sites near transit and providing a sufficient buffer of sites to meet the lower -income housing need throughout the eight-year planning period. Several participants also expressed the need for more infill housing in south Sunnyvale 56%
35%
9%
How much of your gross income (before taxes) do you spend on housing costs (rent, mortgage payments, etc) each month? Less than 30%
30% to 50%
More than 50%
Attachment 2

to allow for a range of housing types that affirmatively further fair housing by increasing lower-income housing opportunities in high resource areas.

Participants also voiced the importance of addressing fair housing throughout the entire Housing Element. One participant noted that recent fair housing enforcement cases are mostly related to residents with disabilities and familial status discrimination. Participants requested information on locating affordable housing and assistance for home repairs be more readily accessible.

In addition, participants also expressed the following:
▪ Concerns regarding the gap between actual incomes (e.g., for s eniors) and area median income limits set for affordable housing units.
▪ Support for rental subsidies, rent control and modifying the City’s below market rate housing program to increase the required percentage of below market rate units. ▪ Support for City-sponsored low-interest loans for home repair s for low-income households, including reasonable accommodations to enable seniors and persons with disabilities to stay in their homes. ▪ Suggestions to reduce off-street parking requirements to improve housing affordability. ▪ Challenges with landlord acceptance of housing choice vouchers and support for landlord education.

Focus Group #2: Developer Insights into Meeting the RHNA:

The second focus group was attended by for-profit and non-profit housing developers and a representative of the Building Industry Association . The meeting focused on the developer experience in Sunnyvale and solutions to meeting the RHNA. Participants were given an overview of the housing element process and then were asked to provide their experiences and recommendations for increasing housing production in the city. A summary of comments provided by participants is below:

Participants were generally interested in the inventory of residential sites and posed questions about res idential capacity within specific plan areas and the use of density bonus. One participant, a local accessory dwelling unit (ADU) developer, encouraged the City to both promote and rely on ADU production to meet the RHNA and shared that his company has experienced a doubling of units constructed year after year.

Several participants expressed constraints to housing development in the city, including high development impact fees, in comparison to other jurisdictions in the region; affordable housing requirements; requirements to use the local workforce; low density ranges; parking standards; and upper story setback requirements.

However, some participants complimented the City’s development standards and permitting processes, particularly for affordable hou sing. A representative from MidPen Housing, a local affordable housing developer, shared the City’s parking standard reduction and park impact fee waiver for affordable housing are beneficial to affordable housing development.

Attachment 2

COMMUNITY WORKSHOPS
Three community workshops were provided during the housing element update process. Two workshops occurred early in the process (both were multi -lingual) and one workshop will occur later in the process, after the public review draft Housing Element is released. Each workshop was noticed as a special meeting of the City Council and other Advisory Bodies as needed to ensure participation is allowed by all Co uncilmembers or Commissioners. The following provides a description of each community workshop.

As with the community survey, invitations to participate in the community workshops were provided on the project website, email distribution list, flyers , and the City’s social media outlet s. Community workshop information was provided on fl yers and email distribution list in Spanish and Chinese (Mandarin). Community workshops were promoted at the Sunnyvale Public Library’s English as a Second Language (ESL) Conv ersation Group. The City sent also meeting information to Sunnyvale’s neighborhood g roups, mobile home residents, the Sunnyvale Senior Center, and the Society of Heart’s Delight.

Attachment 2

Community Workshops #1 and #2
The first two workshops sought to educate the
community on the purpose of the Housing Element and
collect input on community needs and key housing issues facing residents. A presentation of housing element
requirements, overall process, and preliminary analysis of housing needs and opportunities was provided.

Both community workshops #1 and #2 were held
virtually due to the COVID -19 pandemic and Santa
Clara County health orders in place at the time.

Community workshop #1 was held on February 3,
2022, and presented in English and Spanish through
the use of live interpretation. Community workshop #2
was held on February 9, 2022, and presented in English
and Chinese (Mandarin) through the u se of live
interpretation.

Live polling was conducted during the meeting to gain
input from participants on their own experiences
related to housing challenges as well as their priorities for addressing housing needs in Sunnyvale. The input
received during polling informed the local data and
knowledge used in Chapter 4, “Assessment of Fair
Housing.” See Appendix A for the detailed results of
the community workshop polls.

Of the 27 polling participants, 63 percent were
residents, 53 percent were homeowners and 7 percent
mobile homeowners, 33 percent were renters, and 7
percent live with family/friends (do not pay rent) .

Participants described housing affordability, availability, and accessibility as the greatest housing problems
facing Sunnyvale residents. Several participants
expressed support for increasing densities and heigh t
limits to encourage more housing production. Several
workshop participants described a concentration of
resources in south Sunnyvale, highlighting that the only two high schools in Sunnyvale are located in south
Sunnyvale, while recent high density housing
development has been in north Sunnyvale where fewer
resources are available. While participants were
generally supportive of the new housing production
happening in the northern area of the city, many
participants expressed a desire to see more housing
opportunities in the southern part of the city as well.

What are the housing issues and
challenges in Sunnyvale?
“Not enough density or height allowed”
“Buying is a challenge, renting is the only option for
those making lower wages.”
“Lack of affordable housing south of El Camino”
“Fewer good schools and shopp ing areas in north
Sunnyvale”
“Landlords not accepting vulnerable populations”
“Physical barriers [like State Route 237]”
“Need more housing for people with only [Social
Security Income] SSI income”
“NIMBY attitudes”
“Serving the housing needs of low-to-mode[rate]
income residents”
- Community Workshop participants
What ideas do you have for addressing
housing challenges in Sunnyvale?
“Build different types of housing –
duplex/fourplex/missing middle. EV chargers in all new
builds.”
“Create set-aside units for people with developmental
disabilities”
“Adopt Moffett [Park Specific Plan] ASAP”
“Prioritize affordable housing south of El Camino”
“Focus on infill housing & transit oriented housing”
“Redevelopment density bonus; encourage developers
to redevelop old, low -density apartment buildings by
allowing them to build more units than they would
otherwise be able to…”
“Encourage building in South Sunnyvale, starting with
higher density for Village Centers”
- Community Workshop participants
Attachment 2

Community Workshop #3
A third community workshop was held virtually on May 11, 2022, to collect feedback on the public review draft of the Housing Element. The workshop’s primary focus was on the housing sites inventory and implementation programs. The workshop was presented in English and live interpretation was provided in Spanish and Chinese (Mandarin). The workshop presentation and Chapter 2, “Housing Plan,” of the public review draft was translated into Spanish and Chinese (Mandarin).

Throughout the workshop, participants provided comments through interactive polling, and the workshop concluded with a question and answer and a discussion session. Workshop participants expressed concerns related to the sites inventory and made suggestions for policies and programs, as described below. ▪ The assumed percentage of lower-income units on high-density zoned sites seems too high given that the City’s inclusionary requirement is only 15 percent.
▪ Support for more lower-income housing opportunities in the Village Centers and south Sunnyvale through increased densities or the addition of new Village Centers, as well as programs and incentives for ADUs and SB 9 lot splits/duplexes in single family neighborhoods. ▪ Support for the safe RV parking program and programs to prevent homelessness, the ADU toolkit program, and programs related to housing for special needs groups including persons with development disabilities. ▪ Suggestions to increase the City’s inclusionary requirements , reduce parking minimums, establish Community Opportunity to Purchase Act (COPA) and Tenant Opportunity to Purchase Act (TOPA) ordinances, and extend no net loss provisions beyond the SB 330 sunset date.

ADVISORY COMMITTEE, COMMISSION, AND CITY COUNCIL STUDY SESSIONS The City hosted a joint meeting of the Housing and Human Services Commission and the Planning Commission on December 13, 2021. Subsequently, there was a meeting with the City Council on January 25, 2022. Additionally, a presentation was provided to the Age-Friendly Advisory Committee on February 8, 2022. The purpose of each meeting was to outline the process, require ments of State law, and overall goals and objectives of the Housing Element.

Additionally, meetings provided an opportunity for appointed and elected officials to identify key issues they would like addressed in the Housing Element update and for members of the public to listen and provide comments.

After release of a public review draft Housing Element, the City hosted four additional meetings with the Housing and Human Services Commission , the Planning Commission , and the City Council to gather any feedb ack before submitting the Housing Element to the California Department of Housing and Community Development for the State-mandated review perio d. The City’s commission and council members discussed the public review draft of the Housing Element and communi ty feedback received. On June 21, 2022, the City Council approved the Draft Housing Element be submitted to HCD for the State-mandated Housing Element review period.

PUBLIC COMMENT RECEIVED DURING PUBLIC REVIEW AND HCD REVIEW A draft of the Housing Element was published on May 6, 2022, and was made available on the City’s website for a 30-day public comment period. The City received several comment letters during the public review period, including letters from Livable Sunnyval e, SV@Home, Greenbelt Alliance, and others. The City revised the draft Housing Element in response to public comment and City Council direction and published a track changes version with the HCD submittal draft Housing Element on July 8, 2022 on the project website. During the HCD Review process, seven comment letters were submitted from residents and local organizations.

Attachment 2

The City received comment letters from YIMBY Law , Greenbelt Alliance, SV@Home, Livable Sunnyvale, and two residents. Based on public com ments received, the City revised the Housing Element. Revisions were made to accelerate timelines and strengthen implementation program language s and commitment s, as well as reduce reliance on Moffett Park to meet the lower-income RHNA. Specifically, in response to public comments from Livable Sunnyvale and SV@Home, the City strengthened the commitment to identifying lower -income housing sites in higher resource areas (e.g., Village Centers) , added a program to encourage missing middle housing, provided additional analysis on investments in underserved areas along with stronger program commitments to continue investments in these areas, and modified the sites inventory assumptions to reduce the percentage of lower - income units in the Moffett Park Speci fic Plan area. The City met with Livable Sunnyvale and SV@Home in early 2023 to discuss their comments in more detail and present proposed approaches to addressing comments. In response to comments received from YIMBY Law, the City revised Program H19 to commit to reducing the Park Dedication In-lieu fee for Dual Urban Opportunity (DUO) projects that include a lot split.

Following the publication of the Revised HCD Draft on May 16, 2023, the City received one letter from YIMBY Law, which contained additional comments on the Park Dedication Requirement . In response to this comment letter, the City added information on the methodology for determining Park Dedication In -lieu fees. The City also further strengthened Program H19 by clarifying its commitment to reducing Park Dedication In-lieu fees for DUO projects with lot splits and ensuring that fees do not exceed the cost of land acquisition.

During the HCD Review process, public comments were received from YIMBY Law, Housing Action Coalition, Holland & Knight, and Livable Sunnyvale. Comments from YIMBY Law and Housing Action Coalition included statements that the Park Dedication In -lieu fee acted as a constraint on development, while Holland & Knight included comments on the City’s permitting process related to proposed projects at 1154 and 1170 Sonora Court. City staff has resolved permit processing questions related to these projects and is currently (as of October 2023) working with the applicant to schedule public hearings. Comments from Livable Sunnyvale indicated support for the Revised HCD Draft and highlighted several of the City’s programs, including Program H17 El Camino Specific Plan Commercial Requirement and Program H19 Review Park Dedication Requirements. On July 21, 2023, the City received a second comment letter from HCD. During the preparation of responses to HCD’s comments, the City received an additional public comment letter from the Housing Action Coalition and Greenbelt Alliance stating that the Park Dedication fee on multifam ily housing was a constraint. This comment was also made in the latest comment letter from HCD. The City Council held a study session in September 2023 to consider staff’s recommended revisions to address HCD and public comments, and the Council directed s taff to further revise Program H19 to make a firm commitment to reducing the fee for multifamily housing and other special needs housing types. During the study session a representative from the Carpenters’ Union made a public comment requesting policies in support of the local construction workforce. The City added a policy to the Housing Element in response to this comment.

SUMMARY OF COMMUNITY FEEDBACK
The input received from the community and stakeholders was used to inform the understanding of Sunnyvale needs and priorities. This local knowledge is incorporated into the Housing Element, in addition to federal, state, and local data, to identify local fair housing issues and constraints. Community input was considered during the preparation of the Housi ng Element and development of the policies and programs . See Chapters 2 (Housing Plan), 4 (Fair Housing Assessment), and 6 (Potential Housing Constraints) for more information. The following summarizes the key themes heard during the community engagement process and points to selected implementation programs which were developed or revised in response to stakeholder input . This is in no way an exhaustive list of the community’s input. Appendix A contains all comments received during the community engagement process.

Attachment 2

Support for Building Affordable Housing
▪ Concerns about the lack of affordable housing, not just for lower -income households, but for middle-income residents and those earning substantial incomes within the tech industry unable to purchase homes
▪ Create a variety of housing types, including more affordable housing accessory dwelling units, mixed use housing, duplexes, fourplexes, and other missing middle housing ▪ Increase opportunities for multifamily housing in high resource areas of the city, particularly the southern part of the city (e.g., Village Centers)
▪ Increase housing densities and building heights and decrease parking requirements for affordable housing, particularly near transit
▪ Support modifying the Below Market Rate ( BMR) program to increase the inclusionary requirement for lower-income housing
▪ Support using surplus land for affordable housing
▪ Affordable housing overlay zones for senior housing
Several of the programs included in the Housing Element to address these comments include: Program H3 (Increase Affordable Housing Opportunities in High Resource Areas), Program H4 (Accessory Dwelling Unit Toolkit), Program H5 (Below Market Rate [BMR] Housing Program ), Program H6 (Afforda ble Housing Development Assistance ), Program H7 (Local Funding Assistance for Affordable Housing ), and Program H8 (New Funding Mechanisms and Partnerships for Affordable Housing).

Concerns about Displacement
▪ Concern regarding gradual exclusion of lower income households due to a gap between actual incomes and the State-mandated area median income (AMI) limits set for affordable housing units
▪ Concerns for extremely low-income households in Sunnyvale living on fixed incomes like Social Security
▪ Support for protecting mobile home park residents from rent increases Programs included in the Housing Element to address these comments include: Program H9 (First-Time Home Buyer Programs), Program H10 (Housing Choice Voucher Rental Assistance), Program H13 (Preservation of Government Assisted Housing), Program H1 4 (Mobile Home Park Preservation) , Program H1 5 (Foreclosure Prevention Resources), Program H2 8 (Relocation Assistance Ordinance), and Program H2 9 (Emergency Rental Assistance Program).

Affirmatively Furthering Fair Housing
▪ Provide more landlord education on fair housing
▪ Support for rental subsidy programs
Attachment 2

▪ Support for City -sponsored low -interest loans for home repairs and accessibility accommodations, and expanding the program to offer free home repairs to seniors and people with disabilities ▪ Increase resources available to the north Sunnyvale community ▪ Provide facilities for the homeless, including safe parking/safe ground and emergency shelter
▪ Need ADA units for non-seniors (young adults and adults younger than 65) Programs included in the Housing Element to address these comments include: Program H12 (Multi-Family Rental Property Rehabilitation), Program H24 (Fair Housing Program), Program H26 (Renter’s Choice Ordinance), Program H28 (Relocation Assistance Ordinance), Program H30 (Funding for Accessibility Improvements ), and Program H32 (Programs to Address Homelessness).

Constraints to Housing Development
▪ Evaluate park dedication fees as a constraint to housing production ▪ Suggest reducing development standards, such as parking standards, and reducing fees for affordable housing
▪ Review setbacks for ADUs on non-rectangular, non-standard lots to open up development opportunities
Some of the programs included in the Housing Element to address these comments include: Program H4 (Accessory Dwelling Units), Program H23 (Zoning Code Amendments), Program H18 (Private Open Space Requirements), and Program H19 (Review Park Dedication Requirements).

Community Character and Quality of Life Concerns
▪ Concerns about too much housing changing the character of Sunnyvale and impacting quality of life
▪ Concerns about traffic, noise, safety, and availability of infrastructure and services ▪ Concerns about homeless facilities impacting neighborhoods ▪ Concerns about single -family zoning being eliminated and higher density housing encroaching on single-family neighborhoods
Some of the programs included in the Housing Element to address these comments include : Program H11 (Home Improvement Program), Program H32 (Programs to Address Homelessness), Program H38 (Neighborhood Conditions Survey), and Program H39 (Prioritize Capital Improvement Program).

Attachment 2

CHAPTER 2 HOUSING PLAN
This chapter establishes the Housing Plan and the City’s goals, policies, and programs for the 2023-2031 period to ensure the needs of all community residents are met.

2.1 Housing Goals and Policies
Goal H-1: Provision of Adequate Housing Sites
Provide adequate sites for the development of new housing through appropriate land use and zoning to address the diverse needs of Sunnyvale’s residents and workforce. [Source:
2015-2023 Housing Element, Goal D]
Policy H-1.1 Adequate Housing Sites. Provide adequate sites for housing development that responds to diverse community needs in terms of density, tenure, unit size, accessibility, location , and cost. [Source:
2015-2023 Housing Element, Policy D.1]
Policy H-1.2 Infill Development Near Transit and Employment Centers. Facilitate new residential infill development near transit and employment and activity centers, such as El Camino Real corridor, Lawrence Station, Downtown Sunnyvale, the Village Centers, and Moffett Park, through incentives and streamlining development consistent with specific plans. [Source: 2015-2023 Housing Element, Policy D.2 and Policy D.5, modified]
Policy H-1.3 Additional Affordable Housing Opportunities in High Resource Areas. Accommodate additional high density residential development (greater than 30 dwelling units/acre) in areas of high resource with access to transit, education, and employment, such as the Village Centers, to increase opportunities for new affordable housing in high resource areas. [Source: New policy to address AFFH] Policy H-1.4 Minimum Density Requirement. Encourage a compact urban form by requiring new development to build to at least 75 percent of the maximum zoning density, unless otherwise stated in a specific plan or an exception is granted by the City Council. [Source: 2015-2023 Housing Element, Policy D.3] Policy H-1.5 Sites Inventory Dissemination. Assist residential developers in identifying sites by maintaining, updating, and distributing the sites inventory. [Source: 2015-2023 Housing Element, Policy D.4] Policy H-1.6 Housing Opportunities in Single -Family Neighborhoods. Allow for a greater variety of housing options within traditionally single-family residential neighborhoods , including accessory dwelling units, and duplexes and lot splits consistent with Government Code Section 65852.21 (i.e., Senate Bill 9). [Source: 2015-2023 Housing Element, Policy D.7] Policy H-1.7 Utilization of the Local Workforce. Consistent with Council Policy 5.1.5, encourage developers and contractors performing work in Sunnyvale to:
▪ Employ as many local workers residing in Sunnyvale and surrounding communities as possible; Attachment 2

▪ Pay workers a fair wage, consistent with prevailing wages set forth by the State Department of Industrial Relations for public works projects; and
▪ Utilize State -certified apprentices to the extent possible. [Source: Council Policy Manual, Council Policy 5.1.5, Utilization of Local Workforce in Construction Projects] Goal H-2: Affordable Housing and Home Buyer Assistance Assist in the provision of affordable housing to meet the diverse needs of Sunnyvale’s lower- and moderate-income households. [Source: 2015-2023 Housing Element, Goal A]

POLICIES
Policy H-2.1 Maximize Affordable Housing. Leverage local financial assistance with other sources of funding and identify new funding sources for affordable housing to maximize the number of affordable units and to reach the deepest level of affordability. [Source: New policy] Policy H-2.2 Below Market Rate Housing Program . Continue to implement and consider revisions to the Below Market Rate (BMR) Housing program to increase the amount of affordable housing built in the city, while ensuring the program remains consistent with current market trends, does not imped e development, and is appropriate for the Bay Area region. [Source: New policy] Policy H-2.3 Integration of Below Market Rate Housing. Utilize the Below Market Rate (BMR) Housing requirements as a tool to integrate affordable units within market rate developments and increase the availability of affordable housing throughout the community. [Source: 2015 -2023 Housing Element, Policy A.3]
Policy H-2.4 Affordable Housing Mitigation. Continue to require office, market rate residential, retail, hotel, research and developm ent, and industrial development to mitigate the demand for affordable housing. [Source: 2015-2023 Housing Element, Policy A.4] Policy H-2.5 Workforce Housing. Work with Sunnyvale’s major employers, educational and health care institutions to facilitate and encourage the development of workforce housing. Promote the City’s affordable housing programs with local employers. [Source: 2015-2023 Housing Element, Policy A.5, modified]
Policy H-2.6 Missing Middle Housing. Encourage the development of missing middle housing , such as smaller homes, duplexes, townhomes, and fourplexes, that are affordable to the local workforce. [Source:

New Policy]
Policy H-2.7 Regulatory Incentives for Affordable Housing. Facilitate the development of affordable housing through regulatory incentives and concessions. [Source: 2015-2023 Housing Element, Policy A.2] Policy H-2.8 First Time Homebuyer Assistance. Provide first time homebuyer assistance to low- and moderate- income households who currently work and/or live in Sunnyvale and an emphasis on promoting homeownership for transitionally underrepresented community members. Advocate for the County to amend the first time homebuyer program to make it more accessible for middle -income Attachment 2

households. [Source: 2015 -2023 Housing Element, Policy A.6 , modified based on 2020 Housing Strategy Report and to address AFFH]
Policy H-2.9 Alternative Homeownership Models. Support alternative models of homeownerships for middle- income homebuyers , such as shared equity programs and collective ownership models. [Source:

New policy, 2020 Housing Strategy Report]
Policy H-2.10 Rental Assistance Outreach. Collaborate with the Santa Clara Housing Authority and local nonprofits to educate, market, and provide incentives for landlords to participate in the Housing Choice Vouchers program and local Tenant Based Rental Assistance Program to provide affordable housing opportunities throughout the City , specifically in areas of high resource . Inform residents of the programs and encourage participation. [Source: New policy to address AFFH] Policy H-2.11 Expand Rental Assistance Programs. Support the provision of re ntal assistance by the Santa Clara County Housing Authority to lower income households. Continue to strengthen the Tenant Based Rental Assistance Program as funds allow. [Source: New policy to address AFFH] Policy H-2.12 Partnerships for Affordable Housing Funds. Support collaborative partnerships with non -profit organizations, affordable housing builders, and for -profit developers to gain greater access to various sources of affordable housing funds. [Source: 2015-2023 Housing Element, Policy A.7] Policy H-2.13 State Density Bonus. Encourage developers to use State density bonus incentive to provide affordable housing units. [Source: 2015-2023 Housing Element, Policy A.8] Goal H-3: Housing Conservation and Maintenance
Maintain and enhance the condition and affordability of existing housing in Sunnyvale. [Source: 2015-2023 Housing Element, Goal B]
Policy H-3.1 Housing Conditions. Encourage property owners to maintain rental and ownership units in sound condition through the City’s neighborhood preservation and housing rehabilitation programs. [Source: 2015-2023 Housing Element, Policy B.1]
Policy H-3.2 Outreach and Neighborhood Improvement. Provide and expand multilingual community outreach and comprehensive neighborhood improvement programs within the city to improve housing conditions and the overall quality of life. [Source: 2015-2023 Housing Element, Policy B.2] Policy H-3.3 Multi-family Acquisition and Rehabilitation. Strengthen multi -family neighborhoods through partnerships with non -profit housing organizations in the acquisition and rehabilitation of older residential properties and maintenance as long -term affordable housing. [Source: 2015 -2023 Housing Element, Policy B.3]
Policy H-3.4 Preservation of Affordable Rental Housing. Work with property owners, tenants, and non -profit purchasers to facilitate the preservation of publicly-assisted rental housing and at-risk below-market rate units to maintain affordability t o lower -income households. [Source: 2015 -2023 Housing Element, Policy B.4]
Attachment 2

Policy H-3.5 Replacement Housing Unit Requirement . Require the replacement of housing units for any new development (residential, mixed-use or nonresidential) proposed on a site that meets the following conditions, consistent with the requirements of Government Code section 65915, subdivision (c)(3):
▪ currently has residential uses or within the past five years has had residential uses that have been vacated or demolished, and
▪ was subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of low or very low-income, or
▪ subject to any other form of rent or price control through a public entity’s valid exercise of its police power, or
▪ occupied by low or very low-income households. [Source: New policy] Policy H-3.6 Mobile Home Park Preservation. Preserve Sunnyvale’s mobile home parks as an affordable housing option by c ontinuing to enforce the Mobile Home Memorandum of Understandi ng ( MOU) and maintaining at least 400 acres of mobile home park zoning. [Source: 2015-2023 Housing Element, Policy B.6]
Policy H-3.7 Condominium Conversions. Regulate the conversion of rental apartments to condominium ownership, and only permit conversions when the citywide vacancy rate for rental units warrants, and a benefit to the overall housing supply can be shown. [Source: 2015-2023 Housing Element, Policy B.7]
Policy H-3.8 No Net Loss of Housing Stock. Ensure that sites being redeveloped for housing do not result in a net reduction in housing units, consistent with Government Code Section 66300(d). [Source: New policy] Goal H-4: Removal of Governmental Constraints
Minimize the impact of governmental constraints on the maintenance, improvem ent and development of housing. [Source: 2015-2023 Housing Element, Goal C] Policy H-4.1 Processing Procedures and Fees. Monitor and revise when appropriate all regulations, ordinances, departmental processing procedures and fees related to the rehabilitation and construction of housing units to assess the impact on housing costs and/or future supply. [Source: 2015 -2023 Housing Element, Policy C.1]
Policy H-4.2 Fee Exemptions for Affordable Housing. Continue to provide an exemption to the fee requirement for the park in lieu fee for rental housing units affordable to extremely low-, very low-, and low - income households , as w ell as ADUs and two -family units (i.e., duplexes). [Source: 2015 -2023 Housing Element, Policy C.1]
Policy H-4.3 Supportive and Transition al Housing and Emergency Shelters. Maintain provisions for supportive and transitional housing and emergency shelters in the City’s Zoning Code consistent with State law. [Source: 2015-2023 Housing Element, Policy C.2]
Policy H-4.4 Parking Standards for Special Needs Housing. Maintain reduced parking standards for special needs housing and housing in close proxim ity to public transit. [Source: 2015 -2023 Housing Element, Policy C.3]
Attachment 2

Policy H-4.5 By-right Housing on Previously Identified Housing Sites. Allow housing developments with at least 20 percent affordable housing by-right, consistent with objective development and design standards, on lower-income sites counted in previous housing cycles, consistent with Government Code Section 65583.2. [Source: New policy]
Policy H-4.6 Objective Design Standards. Maintain and implement the City’s multi -family residential, single - family residential, and mixed use design standards to ensure they are clear, objective, and quantifiable to streamline the development review process and increase predictability of review outcomes. [Source: New policy]
Policy H-4.7 Support Workforce Pathways into Construction Industry. Support local and regional efforts to expand the construction workforce , including the Santa Clara County Trades Orientation Program . [Source: New policy]
Goal H-5: Equal Housing Opportunities and Special Needs Promote equal housing opportunities for all residents, including Sunnyvale’s special needs populations, so that residents can reside in the housing of their choice. [Source: 2015-2023 Housing Element, Goal E]
Policy H-5.1 Fair Housing. Support the provision of fair housing services and tenant/landlord mediation to residents. [Source: 2015-2023 Housing Element, Policy E.1] Policy H-5.2 Access to Opportunity. Improve access to opportunity in low and moderate resource areas through financial investments, provision of public facilities and services, and encouragement of private retail, service, and employment opportunities. [Source: New policy] Policy H-5.3 Prohibition of Discrimination. Implement City ordinances regarding prohibition of discrimination in housing. [Source: 2015-2023 Housing Element, Policy E.2] Policy H-5.4 Prevent Displacement. Work with landlords, property managers, homeowners, and the housing authority to p revent involuntary displacement, particularly displacement of people of color and other vulnerable populations, such as low -income households, the elderly, and people with disabilities. [Source: New policy]
Policy H-5.5 Tenant Eviction Protections. Continue to prohibit eviction of tenants without “just cause.” [Source:

New policy]
Policy H-5.6 Rent Stabilization. Continue to enforce the adopted limitations on rent increases consistent with the Tenant Protection Act of 2019. [Source: New policy]
Policy H-5.7 Emergency Rental Assistance. Provide emergency rental assistance for residents in greatest need as a strategy for preventing homelessness. [Source: New policy] Policy H-5.8 Age-Friendly Housing. Promote the construction of new age -friendly housing units for seniors , including both affordable and market -rate senior housing, independent living, assisted living, and skilled nursing facilities. [Source: New Policy, 2020 Housing Strategy Report] Attachment 2

Policy H-5.9 Support Programs for Seniors to “Age in Place.” Continue to enable senior homeowners to stay in their homes and “age in place” through the provision of housing-related services, such as home rehabilitation programs, home access grants, and maintenance programs ; and home sharing programs. I mprove information , education, partnerships, and outreach to encourage seniors to participate in these programs. [Source: 2015-2023 Housing Element, Policy E.3 , modified based on Age-Friendly Action Plan]
Policy H-5.10 Universal Design. Encourage new development to incorporate universal design and accessibility features to create more housing opportunities for seniors a nd persons with disabilities. [Source:

New Policy, 2020 Housing Strategy Report]
Policy H-5.11 Housing for Persons with Disabilities. Continue to address the special needs of persons with disabilities through provision of supportive housing, accessibility grants, and procedures for reasonable accommodation. [Source: 2015-2023 Housing Element, Policy E.4] Policy H-5.12 Residential Care Facilities. Encourage the provision and distribution of residential care facilities throughout the community, including simplified approval processes for residential care facilities of 7 or more individuals. [Source: 2015-2023 Housing Element, Policy E.5, modified] Policy H-5.13 Housing and Services to Address Homelessness. Participate in the County Collaborativ e on Affordable Housing and Homeless Issues to support its efforts to prevent and end homelessness.

Facilitate and sponsor the provision of permanent supportive housing for homeless people. Support local service providers that offer facilities and support services to homeless individuals and families, and persons at risk of homelessness. [Source: 2015-2023 Housing Element, Policy E.6] Policy H-5.14 Family Friendly Housing. Encourage developers to design and develop housing projects that accommodate the needs of large families, single-parent households, and families with children, such as including units with three or more bedrooms, on -site child care facilities, and/or family -friendly open space and common areas. [Source: 2015-2023 Housing Element, Policy E.7] Policy H-5.15 Environmental Justice and Affordable Housing. Consider existing pollution burden levels when siting new affordable housing developments and encourage developers to provide mitigation measures to reduce pollution burden in low-income communities. [Source: New Policy] Goal H-6: Neighborhood Quality
Maintain sustainable neighborhoods with quality housing, infrastructure , and open space that foste rs neighborhood character and the health of residents. [Source: 2015 -2023 Housing Element, Goal F]
Policy H-6.1 Neighborhood Character. Continue efforts to balance the need for additional housing with other community values, including preserving the charac ter of established neighborhoods, high quality design, and promoting a sense of identity in each neighborhood. [Source: 2015 -2023 Housing Element, Policy F.1]
Attachment 2

Policy H-6.2 Community Facilities and Infrastructure. Promote neighborhood vitality by providing adequate community facilities, infrastructure, landscaping and open space, parking, and public health and safety within new and existing neighborhoods. [Source: 2015-2023 Housing Element, Policy F.2] Policy H-6.3 Neighborhood Circulation and Connections. Continue a high quality of maintenance for public streets, rights-of-way, and recreational areas, and provide safe and accessible pedestrian, bike, and transit linkages (accessibility) between jobs, residences, transportation hubs, and goods and services. [Source: 2015-2023 Housing Element, Policy F.3] Policy H-6.4 Neighborhood Preservation. Continue to implement a citizen-oriented, proactive education program regarding neighborhood preservation. Encourage resident involvement in identifying and addressing neighborhood needs in partnership with the City. [Source: 2015-2023 Housing Element, Policy F.4] Policy H-6.5 Historically and Architecturally Significant Buildings. Promote the preservation of historically and architecturally significant buildings and nei ghborhoods through land use, design, preservation and housing policies. [Source: 2015-2023 Housing Element, Policy F.5] Policy H-6.6 Sustainable Building. Continue enforcement of City Reach Codes and require the use of sustainable and green building design in new and existing housing. [Source: 2015 -2023 Housing Element, Policy F.6]
Policy H-6.7 Density Bonus for Green Building. Continue to provide up to 5 percent density bonus for projects exceeding minimum green building standards. [Source: New policy] Policy H-6.8 Mix of Uses. Continue to permit and encourage a mix of residential, neighborhood -serving retail, and job-producing land uses, as long as there is neighborhood compatibility and no unavoidable environmental impacts. [Source: 2015-2023 Housing Element, Policy F.7]

2.2 Programs and Objectives
The implementation programs described on the following pages include existing programs as well as several new programs that have been added to address the City’s identified housing needs. Each program includes the following:
objective(s), timeframe, the policies implemented by the program, and City department responsible for implementation of the program.

Implementation Programs
H1. Residential Sites Inventory. Develop and maintain a web -based sites inventory that is updated regularly to identify sites suitable for housing d evelopment and to track remaining capacity needed to meet the RHNA in compliance with no -net-loss requirements to maintain adequate capacity for housing throughout the planning period. [Source: 2015-2023 Housing Element, Program 17, modified] ▪ Objective: Maintain adequate capacity to meet the RHNA. ▪ Policy(ies) Implements: H-1.1 and H-1.5
▪ Timeframe: Develop a web-based inventory in 2023 and update as projects are approved. ▪ Responsible Department or Agency: Community Development Department, Housing Division Attachment 2

H2. Rezone Program. As of the start of the planning period (J anuary 31, 2023), the City has an unmet RHNA of 1,5301,535 lower-income and 3,2703,280 above moderate-income units. The City shall approve a specific plan for the Moffett Park area to accommodate the City’s RHNA shortfall by January 31, 2024 , and shall e nsure that sites rezoned to meet the City’s unmet lower-income RHNA meet the following criteria:
▪ Permit owner -occupied and rental multifamily uses by right pursuant to Government Code se ction 65583.2(i) for developments in which 20 percent or more of the units are affordable to lower income households.
▪ Accommodate at least 50 percent of the lower-income RHNA shortfall on parcels designated exclusively for residential uses.
▪ Allow for densities of at least 30 dwelling units per acre, with a minimum density of 20 dwelling units per acre. ▪ Have existing or planned water, sewer, and dry utilities. ▪ Objective: Rezone sufficient land to accommodate the RHNA shortfall of 1,5301,535 lower-income units and 3,2703,280 above moderate-income units.
▪ Policy(ies) Implements: H-1.1
▪ Timeframe: Complete rezone before January 31, 2024
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H3. Increase Affordable Housing Opportunities in High Resource Areas . Implement zoning modifications to create additional capacity for high density residential in areas of high resource, such as the Village Centers and other high opportunity sites in the central and southern parts of the city, to create more opportunities for affordable housing in areas of high resource and ensure that lower -income housing is dispersed throughout the city. The City shall increase capacity in the lower -income sites inventory by increasing t he allowed density in Village Centers to a minimum of 30 units per acre and designating additional non-residential sites in Southern Sunnyvale as residential sites with a minimum allowed density of 30 units per acres, which may or may not be designated as formal Village Centers. Create new mixed-use Village Center zoning designation to ensure consistency with General Plan land use designation. [Source: New program]
▪ Objective: Rezone sites and/or increase allowed densities to increase capacity in the Sixth Cycle Housing Element lower-income sites inventory by at least 750 lower-income units in high and highest resource areas to increase housing mobility opportunities for lower-income households. ▪ Policy(ies) Implements: H-1.3
▪ Timeframe: Complete rezone by December 2026
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H4. Accessory Dwelling Unit s. Facilitate the construction of new accessory dwelling units (ADUs) through the following actions:
▪ Amending the ordinance to comply with state law, and annually reviewing the ADU ordinance and making amendments as necessary to maintain compliance with State legislative changes. ▪ Establishing and publicizing ADU resources, including an ADU toolkit and other web-based materials. ADU resources may be created in collaboration with nearby jurisdictions and may include: pre-approved design plans; loan programs and/or partnerships with local lenders to provide funding for accessory dwelling unit Attachment 2

construction; and technical assistance, including assistance with cost/benefit analyses through a web-based cost calculator. The ADU toolkit will provide additional technical assistance including design standards, permit processes, and application resources.
▪ Promoting tools and resources to homeowners throughout the city to increase the production of ADUs and dual urban opportunity housing (DUOs) to promote mixed-income neighborhoods in areas of high resource, specifically south of the El Camino Real corridor. Promotion will include workshops, utility billing inserts, City newsletter articles, easy to use website features and more. ▪ Monitoring the production and affordability of ADUs every two years and the progress made according to the assumptions in the inventory. Take alternative actions within six months ( e.g., additional incentives) if not meeting the assumptions in the sites inventory. [Source: New program] ▪ Objective: Target the production of at least 80 ADUs annually and a total of 640 ADUs and/or DUOs during the planning period.
▪ Policy(ies) Implements: H-1.6
▪ Timeframe:
▪ Amend ADU Ordinance for consistency with State law by July 2023. ▪ Review ADU ordinance annually in September and amend the ordinance as necessary before January 1st of the following year to comply with State law.
▪ Monitor ADU affordability every odd-numbered year sta rting in January 2025 and adjust ADU assumptions in the sites inventory within 6 months.
▪ Implement the ADU Toolkit and other web-based materials by early 2024 ▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H5. Below Market Rate (BMR) Housing Program . Continue to implement the BMR Program citywide. Complete a feasibility study to determine if an increase to the BMR percentage for rental and ownership projects can be supported. Review and refine the BMR program code requirements and amend the Guidelines periodically as needed to accommodate changing market conditions and improve overall program effectiveness. Expand outreach opportunities, education, and visibility of the BMR program as needed to ensure success and fairness for all that are interested. [Source: 2015-2023 Housing Element, Program 1] ▪ Objective: Target the production of 1,250 very low-, 1,250 low-, and 500 moderate-income units. ▪ Policy(ies) Implements: H-2.2 and H-2.3
▪ Timeframe: Implementation of BMR program is ongoing . Conduct a feasibility study to analyze potential increases in the BMR percentage requirement for affordable housing by July 2024. ▪ Responsible Department or Agency: Community Development Department, Housing Division H6. Affordable Housing Development Assistance. In addition to local funding, City staff shall provide direct staff assistance for 100 percent affordable housing developments throughout the predevelopment , entitlement, and development process. City staff will provide the following assistance to ensure projects are efficiently reviewed and meet all local and federal development timelines:
▪ Regular meetings with affordable housing developers to plan and coordinate entitlements, permits, financing, legal documents, and other project requirements as needed; Attachment 2

▪ Technical assistance and support for state and federal funding applications, such as the Affordable Housing Sustainable Communities grant, Infrastructure Infill Grant, and Multifamily Housing Program; ▪ Support with entitlement and permitting processes and procedures [Source: 2015-2023 Housing Element, Program 3, modified]
▪ Objective: Provide technical assistance for the development of 2,500 new deed -restricted lower-income units. Target production of 500 lower-income units in high resource areas. ▪ Policy(ies) Implements: H-2.4, H-2.6, and H-2.9
▪ Timeframe: Ongoing as projects are proposed
▪ Responsible Department or Agency: Community Development Department, Housing , Planning, and Building Divisions
H7. Local Funding Assistance for Affordable Housing . Continue to colle ct housing mitigation fees from non - residential developments to offset the demand they generate for affordable workforce housing. Annually monitor availability of State and federal funding and partner with affordable housing developers, if necessary, in ap plying for additional funds. Prioritize sites in high opportunity areas and in communities that are underserved by existing affordable units. Issue notices of funding availability every other year , with advance outreach to potential applicants. [Source: 2015-2023 Housing Element, Program 3, modified] ▪ Objective: Provide $60 million in local and federal housing funding throughout the planning period for the development of 2,500 lower -income units. Target production of 500 lower-income units in high resource areas. Evaluate progress in 2027 to determine if additional actions are needed to achieve funding target. ▪ Policy(ies) Implements: H-2.4, H-2.6, and H-2.9
▪ Timeframe: Ongoing with biennial notices of funding availability. Mid-cycle progress check in 2027. ▪ Responsible Department of Agency: Community Development Department, Housing Division H8. New Funding Mechanisms and Partnerships for Affordable Housing. Evaluate new mechanisms for funding affordable housing for lower-income households, including but not limited to: real estate transfer tax, business tax for housing, short -term rental taxes or fees, and/or enhanced infrastructure financing districts. Identify partnerships that leverage funds for a range of projects, to provide increased certainty to the City’s affordable housing pipeline. Partnerships can include: the County of Santa Clara, local Housing Authorities, private employers, Housing Trust of Silicon Valley, philanthropic agencies, and private developers. Select the most viable to implement in the planning period and make recommendations with a focus on how to help achieve fair housing goals through use of additional allocated funds using an equity lens. [Source: New program] ▪ Objective: Implement new funding mechanisms to suppor t the development of 2,500 lower-income units by 2024 and continuously develop relationships with partner agencies to leverage additional funding , securing over $100 million for new very-low and low income units by 2027 ▪ Policy(ies) Implements: H-2.4 and H-2.10
▪ Timeframe: Implement new funding mechanisms by 2024 and continuously develop relationships with partner agencies to leverage additional funding by 2027 ▪ Responsible Department or Agency: Community Development Department, Housing Division Attachment 2

H9. First-Time Home Buyer Programs. Continue to implement the First-Time Home Buyer Program and aim to assist 5-10 low to moderate income homebuyers per year, or as demand warran ts. Collaborate with non -profit organizations to promote the program to non-English speaking community members and communities of color that have historically been excluded from homeownership opportunities by discriminatory lending practices. Seek new funding opportunities for an additional loan program for workforce-income households (up to 150 percent area median income) using new federal, state, and local funding sources such as Permanent Local Housing Allocation. [Source: 2015-2023 Housing Element, Program 2, modified] ▪ Objective: Assist 5-10 low- to moderate-income homebuyers per year . Consider workforce-income loan program by 2025 and assist 5 workforce-income households. ▪ Policy(ies) Implements: H-2.7
▪ Timeframe: Ongoing
▪ Responsible Department or Agency: Community Development Department, Housing Division H10. Housing Choice Voucher Rental Assistance. Support the Housing Authority in its efforts to maintain adequate federal funding for the Housing Choice Voucher program and continue to refer extremely low- and very low-income residents to the Housing Authority for information about Section 8 assistance and other Housing Authority-provided affordable housing opportunities. Provide outreach and education to tenants and landlords/property management regarding the prohibition of housing discrimination based on source of income, including public subsidies. Prioritize outreach in high resource areas, as well as for new developments that have included density bonus provisions to aid accessibility by income qualified residents. [Source: 2015-2023 Housing Element, Program 10, modified] ▪ Objective: Increase Housing Choice Voucher usage in highest or high resource areas by 5 percent. ▪ Policy(ies) Implements: H-2.9
▪ Timeframe: 2026
▪ Responsible Department or Agency: Community Development Department, Housing Division H11. Home Improvement Program . Continue to operate and expand the Home Improvement Program to assist lower-income households with funding for rehabilitation and minor improvements. Pr omote the program on the City’s website, at City facilities, at community workshops, and through the Neighborhood Preservation Program , providing targeted outreach to neighborhoods in the City with the greatest need for housing rehabilitation, poorest housing conditions , and highest number of code violations . Expand the program to assist an additional 10 households per year for a total of 20-35 households per year or as demand warrants. [Source: 2015-2023 Housing Element, Program 5, modified]
▪ Objective: Expand program to assist 20-35 homeowners per year with housing home improvements to help prevent displacement of at-risk households.
▪ Policy(ies) Implements: H-3.1
▪ Timeframe: Conduct no less than one workshop annually starting in 2023, targeting neighborh oods with the greatest need for housing rehabilitation. Expansion of program by 2024. ▪ Responsible Department or Agency: Community Development Department, Housing Division Attachment 2

H12. Multi-Family Rental Property Rehabilitation. Assist in the acquisition and/or preservation of affordable multi- family rental properties. Continue to offer below-market rate financing for rehabilitation of affordable rental units, using funding sources available to the City for this purpose. [Source: 2015-2023 Housing Element, Program 6 and 7] ▪ Objective: Provide rehabilitation financing for at least one property during the planning period. ▪ Policy(ies) Implements: H-3.3 and H-3.4
▪ Timeframe: Ongoing
▪ Responsible Department or Agency: Community Development Department, Housing Division H13. Preservation o f Deed Restricted Housing. Strive to p reserve the 46 existing affordable housing units in the City’s Below Market Rate program that are at risk of expiration through the following actions:
▪ Continue to negotiate affordability term extensions with property owners and/or property management for existing Below Market Rate units nearing expiration. ▪ Extend Below Market Rate affordability terms by providing City funding to fill the gap between affordable rents and market rate rents.
▪ Track Below Market Rate affordability agreements for existing units and maintain close contact with the property owner regarding long-term plans for the affordable units at the property. ▪ Provide financial and/or technical assistance to property owners whose Below Market Rate affordability restrictions will expire within 36 months for preservation and/or rehabilitation of the affordable units. ▪ Coordinate with qualified entities on the potential acquisition of at -risk Below Market Rate units and continue to offer below -market rate financing for rehabilitation of affordable rental units, using funding sources available to the City for this purpose.

Continue to require Below Market Rate projects to provide at least thr ee years notice prior to the conversion of any deed-restricted affordable rental units to market rate and providing additional notice at 12 and 6 months. The City shall also minimize displacement of current Below Market Rate tenants by negotiating an anti -displacement policy or relocation mitigation with the owner, whenever possible. [Source: 2015-2023 Housing Element, Program 9, modified]
▪ Objective: Preserve and maintain long -term affordability for 46 at -risk Below Market Rate units and minimize displacement of residents in deed-restricted Below Market Rate housing. ▪ Policy(ies) Implements: H-3.4
▪ Timeframe: Ongoing, as affordability restrictions expire ▪ Responsible Department or Agency: Community Development Department, Housing Division H14. Mobile Home Park Preservation. Continue to implement current mobile home park protections, including the Sunnyvale Mobile Home Park Memorandum of Understanding (MOU), and maintain mobile home park zon ing.

Maintain an MOU compliance committee to annually enforce rent regulations and provide resident assistance. In the event of a closure of a mobile home park, enforce the provisions of Chapter 19.72, Mobile Home Park Conversions, which requires relocation assistance to be provided to park residents. [Source: 2015-2023 Housing Element, Program 12, modified]
▪ Objective: Preservation of 3,862 mobile homes
▪ Policy(ies) Implements: H-3.6
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▪ Timeframe: Annually monit or rent adjustments based on inflation, provide resident assistance on an ongoing basis.
▪ Responsible Department or Agency: Community Development Department, Housing Division H15. Foreclosure Prevention Resources. Provide continuous information about availa ble foreclosure counseling services, warnings about foreclosure -related scams, and available legal resources on the City’s website . Provide biannual social media campaigns using the City’s public outreach channels (website, Housing newsletter, media releases, City blog, etc.) to educate residents. Continue to refer any homeowners in default to the services available.

Provide materials in multiple language s and work with community -based organizations to distribute materials to residents most at-risk of foreclosure. [Source: 2015-2023 Housing Element, Program 13] ▪ Objective: Provide foreclosure assistance to 10 homeowners throughout the planning period. ▪ Policy(ies) Implements: H-5.4
▪ Timeframe: Biannual social media campaigns starting in 2023 ▪ Responsible Department or Agency: Community Development Department, Housing Division H16. Complete the “Retooling the Zoning Code” Project . Complete the Retooling project and update the Zoning Code to provide clarity of processing and permitting procedures for the community. [Source: 2015-2023 Housing Element, Program 16]
▪ Objective: Accelerate housing production by adopting a comprehensive zoning code update. ▪ Policy(ies) Implements: H-4.1
▪ Timeframe: 2026
▪ Responsible Department or Agency: Community Development Department, Planning Division H17. El Camino Real Specific Plan Commercial Requirement. Implement a program to address the commercial requirement for 100 percent affordable housing developments in the El Camino Real Specific Plan (ECRSP) on sites zoned for mixed -use by providing a range of options including condominium style ownership to enable separate retail and housing ownership for vertical mixed use, horizontal mixed use options (retail in a separate building from the residential development) with or without a lot split , or a reduction in the minimum commercial requirement . [Source: New program]
▪ Objective: Remove constraints to 100% affordable housing developments in high resource areas along El Camino Real to facilitate a minimum of two 100% affordable developments . Continue to require inclusionary units within market rate developments as well. ▪ Policy(ies) Implements: H-1.1, H-1.2, H-1.3
▪ Timeframe: Establish program for 100% affordable developments by December 2023 ▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H18. Usable Open Space Requirements. Collaborate with developers and other stakeholders to review and modify usable open space requirements , including private usable open space requirements, in higher density residential areas (R-2, R -3, R-4 and R -5 zoning districts ) to reduce constraints on housing development , while balancing community desires for high quality design and access to open space. The City shall review open space requirements in conjunction with implementation of Program 21 to adopt open space requirements that facilitate missing middle Attachment 2

housing. Continue to implement significantly lower usable open space requirements in very high density specific plan areas. [Source: New program]
▪ Objective: Reduce potential constraints on residential development by reviewing and modifying the City’s usable open space requirements in R-4 and R -5 zoning districts to maintain access to high quality open space while reducing the financial impact to residential development. ▪ Policy(ies) Implements: H-4.1
▪ Timeframe: Complete review and modifications no later than 2026. ▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H19. Review Park Dedication Requirements. Establish reduced Park Dedication In-lieu fees for Dual Urban Opportunity (DUO) lot splits to remove barriers to infill housing in single -family neighborhoods. Reduced fees for DUO lots splits will be below the cost of land acquisition. Pursuant to public comments, reduce park dedication in- lieu fees on missing middle housing (as described in Program H21) to be no greater than $60,000 per unit. Continue to exempt affordable rental units from the Park Dedication requirements (including In-lieu fees) and adopt fee reductions and/or exemptions for housing that serves other special needs populations (e.g., senior housing, single room occupancy [SRO] units) so that park dedication fees are no greater than $35,000 per unit for SROs and efficiency units . Continue to evaluate the Park Dedication requirements (including In-lieu fees ) based on new demographic information and make adjustments to fees to mitigate constraints , particularly on multifamily housing. Adopt a tiered approac h based on density and/or size of unit to reduce park dedication in -lieu fees on multifamily units, targeting an average reduction of about 30 percent. Continue to ensure that all Park Dedication in-lieu fees do not exceed the cost of unentitled land acquisition. ▪ Objective: Affirmatively further fair housing in single family neighborhoods by reducing Park Dedication In- lieu fees for Dual Urban Opportunity lot split projects and reduce constraints on multifamily and special needs housing.
▪ Policy(ies) Implements: H-4.1
▪ Timeframe: 2024
▪ Responsible Department of Agency: Community Development Department, Housing and Planning Divisions H20. Housing Development Plan Review Permit. Establish a new, non-discretionary permit type for housing development projects. This new permit type will simplify the permitting processes by creating one permit type for all housing development projects regardless of underlying zoning . The Plan Review Permit process will involve Planning Commission review and approval for consistency with oObjective development and design standards will be implemented to clearly define thresholds of approval. ▪ Objective: Create new residential permit type to r emove constraints on housing development and implement objective thresholds of approval.
▪ Policy(ies) Implements: H-4.1 and H-4.6
▪ Timeframe: Establish new permit type by 2024
▪ Responsible Department of Agency: Community Development Department, Planning Division H21. Missing Middle Housing. Establish regulatory modifications to encourage construction of missing middle product type housing units . Missing middle housing types are defined as smaller units, such as tri -plex, four-plex, cottage courts, townhouses, and Dual Urban Opportunity (DUO) units that are “affordable by design” for workforce- Attachment 2

income households earning up to approximately 1 50 percent of Area Median Income. Modifications will increase housing opportunities in higher resource areas with low-density, single family zoning and may include the following:
▪ Zoning modifications to allow smaller lot sizes, modified setbacks, and shared easements ▪ Tiered fee structures
▪ Expedited/priority plan review
▪ Combining districts/small lot subdivisions in zoning districts such as R1.5 and R1.7 ▪ Density bonus and/or inclusionary requirements
▪ Reducing or eliminatinged parking minimumsrequirements for projects within a half mile of public transit , pursuant to Government Code Section 65863.2. based on proximity to public transportation ▪ Regulatory modification to result in ministerial approval processes for certain product types not requiring lot splits. [Source: New program]
▪ Objective: Remove constraints and add incentives to the development of smaller, cost -effective housing options that are affordable for workforce-income households in higher opportunity neighborhoods. Target production of 75 new missing middle units.
▪ Policy(ies) Implements: H-1.6, H-2.5, and H-4.1
▪ Timeframe: Establish regulatory modifications no later than 2025 ▪ Responsible Department of Ag ency: Community Development Department, Housing, Planning, and Building Divisions
H22. Adaptive Reuse. Evaluate, and if appropriate, amend the Zoning Code to remove potential constraints for adaptive reuse of vacant or underperforming non-residential buildings (including motels and hotels) for housing or other shelter. Evaluation will examine review or approval processes and fees, while ensuring that buildings meet required safety standards . Consider regulatory incentives or waivers related to parking, open space, trash, and landscaping requirements. [Source: New program]
▪ Objective: Evaluate whether review or approval processes and development standards are a constraint on adaptive reuse or interim reuse . If barriers to adaptive reuse or interi m use are identified that State law does not already enable, modify processes and fees and/or adopt incentives as appropriate. ▪ Policy(ies) Implements: H-1.1 and H-4.1
▪ Timeframe: Establish regulatory modifications no later than 2025 ▪ Responsible Department or Agency: Community Development Department, Planning Division H23. Zoning Code Amendments. The City shall amend the zoning code to ensure compliance with State law as follows:
▪ Allow “low barrier navigation center” developments by right in mixed -use zones and nonresidential zones permitting multifamily uses, consistent with Government Code Section 65662. ▪ Allow for the approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, to be allowed without a conditional use permit or other discretionary review in all zoning districts where multifamily and mixed -use development is permitted, consistent with Government Code Section 65651(a).

Attachment 2

▪ Establish appropriate parking standards for residential care homes and identify clear parking requirements for emergency shelters consistent with Government Code 65583. ▪ Provide clear and transparent parking standards for mixed use developments outside of specific plan areas. ▪ Amend the zoning code to permit group homes with more than six persons in all residential zones and revise procedures to promote objectivity and approval certainty. ▪ Establish a written procedure to implement streamlined ministerial approval in compliance with Senate Bill 35. ▪ Allow employee housing for six or fewer employees and treat this use the same as any single family home. ▪ Review and r evise the Single Room Occupancy (SRO) regulations to remove the minimum parking requirement and remove the maximum occupancy limitation , as necessary for consistency with the California Building Code.
▪ Allow SROs by right in R4 and R5 zoning districts. Identify additional zoning districts such as C-2, MS-POA, and select mixed use zoning districts in specific plan areas (e.g., El Camino Real Specific Plan) to allow SROs by right.
▪ Amend the definition of “family” to remove language about possession of the entire unit. ▪ Remove minimum parking requirements for most developments within one -half mile of transit, pursuant to Government Code Section 65863.2. [Source: New program] ▪ Objective: Amend the zoning code in compliance with State law. ▪ Policy(ies) Implements: H-4.1, H-4.2, H-4.3, and H-5.12 ▪ Timeframe: Complete zoning code amendments by December 2024 ▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H24. Fair Housing Program. Ensure information related to fair housing is accessible to all community members by implementing the following:
▪ Continue to contract with qualified fair housing agencies to provide comprehensive and culturally - appropriate fair housing services and/or tenant/landlord mediation to the extent funding is available. ▪ Provide multi-lingual fair housing brochures at City Hall, the Sunnyvale Library, Senior Center, Recreation Center, and the Columbia Neighborhood Center , and work with area organizations and non -profits to disseminate information to non-English speaking populations in Sunnyvale. ▪ Provide fair housing information on the City’s website, including a direct link to HUD fair housing website. ▪ Continue to participate in the Santa Clara County Fair Housing Task Force. [Source: 2015 -2023 Housing Element, Program 21, modified]
▪ Objective: Ensure fair housing information is accessible to all. ▪ Policy(ies) Implements: H-5.1
▪ Timeframe: Ongoing
▪ Responsible Department or Agency: Community Development Department, Housing Division Attachment 2

H25. Language Access. Evaluate City programs, services, and materials to assess language accessibility and provide multilingual resources, as appropriate, to ensure residents with limited English proficiency have accessible information. [Source: New program]
▪ Objective: Remove language barriers and increase accessibility to City housing programs. ▪ Policy(ies) Implements: H-5.1
▪ Timeframe: 2025
▪ Responsible Department or Agency: Community Development Department, Housing Division H26. Renter’s Choice Ordinance. Evaluate alternatives to a traditional security deposit, including rental security insurance, and installment plan, or redu ced upfront security deposit and consider establishing an ordinance requiring landlords who own 25 or more units to provide tenants with a security deposit alternative. [Source: New program]
▪ Objective: Evaluate security deposit alternative programs and consider establishing an ordinance to provide tenants with alternatives to a traditional security deposit. ▪ Policy(ies) Implements: H-5.1 and H-5.3
▪ Timeframe: 2026
▪ Responsible Department or Agency: Community Development Department, Housing Division H27. Right-to-Lease Ordinance. Adopt a right-to-lease ordinance which requires that landlords offer renters a lease specifying a minimum one -year lease term prior to any other term lengths . Educate landlords and tenants by posting information about the ordinance on the City website , distributing mailers and/or fliers to landlords and tenants throughout the city, and conducting a social media campaign. [Source: New Policy, 2020 Housing Strategy] ▪ Objective: Provide tenants with stability and predictability of costs during the term of their lease. ▪ Policy(ies) Implements: H-5.4
▪ Timeframe: Adopt ordinance and conduct public outreach in 2023 ▪ Responsible Department or Agency: Community Development Department, Housing Division H28. Relocation Assistance Ordinance. Adopt a relocation assistance ordinance which requires landlords to provide financial assistance to tenants who are being displaced from rental units due to no-fault just cause factors such as substantial renovations or demolition of rental units. Educate landlords and tenants by posting information about the ordinance on the City website, distribut ing mailers and/or fliers to landlords and tenants throughout the city, and conducting a social media campaign. [Source: New Policy, 2020 Housing Strategy] ▪ Objective: Disincentivize actions that lead to displacement and ensure displaced tenants have adequate resources to find new housing.
▪ Policy(ies) Implements: H-5.4
▪ Timeframe: Adopt ordinance and conduct public outreach in 2023 ▪ Responsible Department or Agency: Community Development Department, Housing Division Attachment 2

H29. Emergency Rental Assistance Program. Following expiration of COVID-19-related rental assistance funds, the City shall identify new local funding sources or work with Santa Clara County to identify potential replacement funding to maintain the rental assistance program that would provide emergency funds for low-income tenants to pay rent and stave off eviction during moments of eco nomic hardship. The City shall partner with local nonprofits who operate emergency rental subsidy programs to prioritize support for at-need households on existing wait ing lists. The City will address additional rental assistance needs by expanding other r ental assistance programs to address homelessness under Program H32. [Source: New program] ▪ Objective: Secure funding for emergency rental assistance for 25 lower-income households per year. ▪ Policy(ies) Implements: H-5.4
▪ Timeframe: 2024
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H30. Funding for Accessibility Improvements . Continue to p rovide grants to income -qualified households for accessibility improvements, and continue to provide CDBG funding, when available, for accessibility improvements to pedestrian facilities as needed in residential neighborhoods. [Source: 2015-2023 Housing Element, Program 22] ▪ Objective: Ensure lower -income residents can afford repairs on limited or fixed incomes and ensure neighborhoods remain ADA compliant. Serve up to 10 households per year. ▪ Policy(ies) Implements: H-5.9 and H-5.10
▪ Timeframe: 2023 and ongoing
▪ Responsible Department or Agency: Community Development Department, Housing, Planning , and Building Divisions
H31. Reasonable Accommodations and Code Updates. Review and revise findings for reasonable accommodations to remove constraints to housing for persons with disabilities and to reduce the burden of the applicant to determine alternative accommodations that provide an equivalent level of benefit. Ensure that the reasonable accommodation regulations provide persons with disabilities with a streamlined and objective process for requesting modification to any policy, rule, or procedure that presents a barrier to obtaining equal housing opportunity. Continue to adopt applicable accessibility updates to building and housing codes. [Source: New program] ▪ Objective: Remove barrier to housing for persons with disabilities. ▪ Policy(ies) Implements: H-5.10 and H-5.11
▪ Timeframe: 2024
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H32. Programs to Address Homelessness . Continue to provide funding for programs that seek to prevent and end homelessness and provide supportive services to homeless and at -risk clients. Continue to implement programs such as WorkFirst Sunnyvale and Tenant -Based Rental Assistance. Using new funds such as Permanent Local Housing Allocation and HOME -ARP, create and fund new programs that support the City’s residents who are experiencing homeless or at risk of homelessness. [Source: 2015-2023 Housing Element, Program 23] ▪ Objective: Provide annual funding for homeless programs and at -risk households to serve at least 150 households per year. Implement new rental assistance program for seniors experiencing homelessness.

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▪ Policy(ies) Implements: H-5.13
▪ Timeframe: Implement new funding sources in 2023, ongoing once implemented. ▪ Responsible Department or Agency: Community Development Department, Housing Division H33. Capital Projects to Addres s Homelessness. Prioritize City financing and provide development assist ance to capital projects that address homelessness including permanent housing, interim housing, and emergency shelter.

The City will adopt a comprehensive approach to identify multiple projects located throughout the City through the following actions:
▪ Work with owners of hotels, aging lower -density multifamily developments , or other scattered sites to apply for Homekey funding to create housing for people experiencing homelessness. ▪ Identify public or private property for new inclement weather shelters. ▪ Continue collaborating with Santa Clara County Office of Supportive Housing on Measure A-funded projects for the creation of new permanent supportive housing units. ▪ Continue to prioritize financing for new development projects that reserve units for tenants transitioning out of homelessness, including permanent supportive housing and rapid rehousing projects. [Source: New program]
▪ Objective: Collaborate with property owners and afforda ble housing developers to identify sites throughout the City for projects serving tenants experiencing homelessness. Provide City fu nding in partnership with County fund s to support the creation of 300 units serving tenants experiencing homelessness.
▪ Policy(ies) Implements: H-5.13
▪ Timeframe: Identify at least one project site for tenants experiencing homelessness in 2024. Award funds to projects serving tenants experiencing homelessness through biennial notices of funding availability for development projects
▪ Responsible Department or Agency: Community Development Department, Housing Division H34. Safe RV Parking. Work with local human service providers to e ncourage the creation of a safe RV parking program for the unhoused community. [Source: New program] ▪ Objective: Support the establishment of a safe RV parking program and identify at least one potential site. ▪ Policy(ies) Implements: H-5.13
▪ Timeframe: Commence study in 2023 and implement by 2025 ▪ Responsible Department or Agency: Community Development Department, Housing Division H35. Special Needs Housing Development Assistance. Include priority for special needs units in City notices of funding availability for new housing construction, rehabilit ation, and/or preservation projects. Aim to assist in the development of at least one new project with some or all of the units reserved for special needs tenants as defined in State Regulations Section 10325(g)(3) , including tenants with severe intellectual or developmental disabilities, individuals with chronic illnesses, and individuals, families, and /or youth experiencing homelessness. Encourage Attachment 2

developers to include special needs advocacy groups in their marketing and leasing efforts related to newly available special needs units. [Source: 2015-2023 Housing Element, Program 24] ▪ Objective: Support the creation of a minimum of 50 dedicated units fo r special needs tenants , within various affordable housing developments.
▪ Policy(ies) Implements: H-5.8 and H-5.11
▪ Timeframe: 2031
▪ Responsible Department or Agency: Community Development Department, Housing Division H36. New Age-Friendly Housing . Promote the development of age -friendly housing to allow residents to age in place through various strategies, including:
▪ Provide financial assistance to projects that create new age-friendly housing units. ▪ Prioritize the allocation of funding for senior housing development. ▪ Provide City-owned land for the development of affordable housing that includes support for seniors or other vulnerable populations.
▪ Incentivize developers to provide accessible units for sale and rent, such as product types without stairs ▪ Ensure BMR program applications are available at local senior resource agencies and provide one-on-one application support [Source: New program]
▪ Objective: Promote 15 percent of new or renovated units (10 percent ADA plus an additional 5 percent age friendly) to meet age friendly housing criteria.
▪ Policy(ies) Implements: H-5.8
▪ Timeframe: 2023
▪ Responsible Department or Agency: Community Development Department, Housing Division H37. Age in Place . Establish a streamlined permitting process for home renovations for permits that cannot be issued over the counter, to allow aging in place and promote use of the Sunnyvale Home Improvement Program to assist senior residents with adapting their homes to age in place. Expand Home Improvement Program using additional funding sources such as Permanent Local Housing Allocation to target low-income seniors and assist with accessibility modifi cations, home repairs, and minor handyman services. Improve and expand outreach to Sunnyvale Senior Center and senior -focused housing nonprofits and policy groups to increase awareness and program referrals. [Source: New program]
▪ Objective: Facilitate ability for seniors to “age in place” and assist 10-25 senior households per year with age-in-place repairs
▪ Policy(ies) Implements: H-5.9
▪ Timeframe: 2024
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H38. Neighborhood Conditions Survey. Re-establish a regularly occurring survey of housing and neighborhood conditions to identify and address building maintenance and quality of life issues in Sunnyvale. [Source: New program]
Attachment 2

▪ Objective: Conduct a survey every 5 years to preserve and improve neighborhood quality. ▪ Policy(ies) Implements: H-6.1, H-6.4
▪ Timeframe: 2025 and every five years thereafter
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions, Department of Public Safety
H39. Prioritize Capital Improvement Program (CIP). As part of the annual CIP development process, prioritize funding for neighborhood improvements , including pedestrian and bicycle infrastructure, safety improvements, transit amenities, parks, trails, streetscape, and other community amenities in low and moderate resource areas of Northern Sunnyvale, including Moffett Park and Lawrence Station planning areas. Continue to implement the City’s Vision Zero Plan by completing ongoing and planned safety improvements to pedestrian and bicycle infrastructure for the Safe Routes to School and in other high injury areas. Safety improvements will include new and/or improved bike lanes and pedestrian crossings, signal improvements, and grade separation projects. [Source: New Program] ▪ Objective: Continue prioritizing public infrastructure and grant funding for projects in northern Sunnyvale, as demonstrated over the pa st ten years, as population growth occurs in these regions. Establish, or collaborate on establishing locations for and implement a new library branch, park facilities, and school site within low or moderate resource areas. Continue progress on the City’s Vision Zero plan by co mpleting bicycle and pedestrian improvements for the Safe Routes to School project and in other high injury areas to reduce pedestrian and cyclist fatalities.
▪ Policy(ies) Implements: H-5.2, H-6.2, and H-6.3
▪ Timeframe: Annually review capital improvement projects and funding priorities. Open a new library, and additional City park facilities by 2029, and collaborate with the local school districts on future school sites by 2031. Complete Vision Zero improvements on an ongoing basis with annual progress updates. ▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions, Public Works Department, Sunnyvale School District, Fremont Union High School District H40. Prioritize ADA and Pedestrian Infrastructure . Prioritize construction and maintenance of ADA curb ramps, sidewalks, and other bicycle and pedestrian infrastructure in low and moderate resource neighborhoods to improve ADA accessibility and pedestrian safety and increase access to opportunity in these areas. [Source: New program] ▪ Objective: Over $50 million is budgeted to repair sidewalks over next 20 years; identify locations within low and moderate resource areas to repair earlier in timeline. Construct 100 new ADA curb ramps within low and moderate resource areas by 2025.
▪ Policy(ies) Implements: H-5.2, H-6.2, and H-6.3
▪ Timeframe: 2025
▪ Responsible Department or Agency: Community Development Department, Hous ing and Planning Divisions, Public Works Department
H41. Prohousing Designation. Pursue and maintain the State’s Prohousing Designation by demonstrating a sufficient number of polices that significantly contribute to accelerating housing production. Jurisdictions that receive a Prohousing Designation will receive incentives in the form of additional points or other preferences in the Attachment 2

scoring of competitive State funding grant programs in the areas of housing, transportation, infrastructure, and land use. [Source: New program]
▪ Objective: Increase the City’s competitiveness in receiving affordable housing funding from the State. ▪ Policy(ies) Implements: H-2.1
▪ Timeframe: 2023
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H42. Infrastructure Priority for Affordable Housing. Establish procedures for granting priority water and sewer service to developments with lower-income units in compliance with California Government Code Section 65589.7. [Source: New program]
▪ Objective: Compliance with State law.
▪ Policy(ies) Implements: H-6.2
▪ Timeframe: 2023
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions H43. Objective Design Standards. Adopt new objective design standards for multifamily and residential mixed-use development consistent with State law. Objective design standards will be established for the following housing types:
▪ Residential-only projects with three or more units
▪ Mixed-use projects with at least two-thirds of gross square footage dedicated to housing ▪ Supportive and transitional housing projects
These standards will apply to residential projects throughout the City unless plan-specific objective design standards have been adopted. In specific plan areas including Downtown Specific Plan, El Camino Real Specific Plan, Lawrence Station Area Plan, and Moffett Park Specific Plan, plan-specific objective design standards will apply. New standards will establish clear, objective design standards, help streamline the residential development process, and ensure high quality residential development.
▪ Objective: Streamline residential development and ensure compliance with State law. ▪ Policy(ies) Implements: H-4.6
▪ Timeframe: Adopt Residential Objective Design Standards for multifamily and mixed -use development in 2023.
▪ Responsible Department or Agency: Community Development Department, Planning Division H44. Review Development Fees. Review the City’s planning and development i mpact fees to reconfirm the relationship between required services and fees paid and to add further gradations of unit sizes (e.g., square footage-based fees) to reduce financial disincentives to build smaller units. Review and consider whether reductions or alternatives for addressing development impacts are appropriate. [Source: New program] ▪ Objective: Ensure planning and development impact fees are not a constraint on housing production ▪ Policy(ies) Implements: H-4.1
▪ Timeframe: 2026
▪ Responsible Department or Agency: Community Development Department, Housing and Planning Divisions Attachment 2

H45. East Sunnyvale Industrial to Residential Rezoning. Rezone the future opportunity sites in the East Sunnyvale Industrial to Residential area at Stewart and De Guigne Drives to Medium Density Residential zoning. Rezoning will clarify allowable land uses that support a capacity of approximately 700 units near areas at risk of displacement.
▪ Objective: Clarify allowable residential capacity in the East Sunnyvale area (700 units). ▪ Policy(ies) Implements: H-1.1
▪ Timeframe: Rezone remaining Industrial to Residential sites by 2026. ▪ Responsible Department or Agency: Community Development Department, Planning Division Quantified Objectives
State law (California Government Code Section 65583[b]) requires that housing elements contain quantified objectives for the maintenance, preservation, and construction of housing. The quantified objectives, shown in Table 2-1, set a target goal for Sunnyvale to strive for based on needs, resources, and constraints.

Table 2-1: Summary of Quantified Objectives 2023-2031
Income Level
Quantified Objectives
New Construction1 Rehabilitation2 Preservation3
Extremely Low 1,484 20 988
Very Low 1,484 50 988
Low 1,709 98 966
Moderate 2,032 68 976
Above Moderate 5,257 0 0
Total 11,966 236 3,918
1 The quantified objective for new construction is based on the City’s RHNA. 2 The quantified objective for rehabilitation is estimated based on implementation of Programs H10 and H11. 3 The quantified objective for preservation is estimated based on implementation of Programs H12, H13, and H14.

Attachment 2

CHAPTER 3 HOUSING NEEDS ASSESSMENT
This chapter describes the characteristics of the population and housing stock in Sunnyvale as a means of better understanding the nature and extent of unmet housing needs. The Housing Needs Assessment fulfills the requirements of Government Code Section 65583(a)(1) , 655853(a)(2), and 65583.1(d) and is comprised of the following components: Demographic Profile; Employment Trends ; Household Characteristics; Special Needs Populations; Housing Stock Characteristics; Housing Costs and Affordability; Assisted Housing at Risk of Conversion; Housing Needs; and Regional Housing Needs Determination.

Data in this appendix is derived from a variety of sources, and compiled to show relationships, major trends, and to respond to known issues and concerns. The most prominent data source used in varying forms is from the U.S.

Census, including the decennial census from 1990, 2000, and 2010 and the 2015-2019 American Community Survey (ACS). Other sources include the Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) data, which are derived from ACS 5 -year datasets. 1 Employment data was also obtained from the State of California Employment Dev elopment Department’s (EDD) Data Library. Data on rent- restricted low -income housing units at risk of conversion to market -rate housing is sourced from Sunnyvale’s inventory of assisted housing and Below Market Rate (BMR) units. Data was also sourced from the City of Sunnyvale Housing Strategy Report prepared by BAE Urban Economics in 2020.

Population and Demographic Profile
Population Trends
The Bay Area is the fifth-largest metropolitan area in the nation and has seen a steady increase in population since 1990, except for a dip during the Great Recession (see Figure 3-1 below). Many cities in the region, including Sunnyvale, have experienced significant growth in population. Since 2000, the population in Sunnyvale has increased by 15.8 percent; this rate is above that of the whole region, at 12.9 percent. In the most recent decade (2010-2020), the population increased by 10.5 percent. Sunnyvale had an estimated population of 156,503 people in 2020, which accounts for 8 percent of the population in Santa Clara County (see Table 3-1). Sunnyvale is the second largest city in Santa Clara County behind San Jose, which far exceeds Sunnyvale in both population and area. 1 The decennial census data are based on a survey of the entire U.S. population, with about one person in six answering a more detailed questionnaire. The ACS data are based on a much smaller survey size, with about 3 million people answering the survey each year. This smaller sample size results in a lower level of accuracy than the decennial census. Because of the variability of the data sources, not all information is consistently available during the same time period, and the margin of error for data also varies. The most recently available data by source was always used, and notations are provided within the text and charts to document the source data and source year.

Attachment 2

Figure 3-1: Reg
ional Population Trends, Sunnyvale, Santa Clara County, and Bay Area, 1990-2020

The data shown on the graph represents population for the jurisdiction, county, and region indexed to the population in the year 1990.

The data points represent the population growth (i.e., percent change) in each of these geographies relative to their populations in 1990.

Source: ABAG Housing Element Data Package, California Department of Finance, E-5 series Table 3-1: Population Growth Trends, Sunnyvale, Santa Clara County, and Bay Area, 2000-2020 Jurisdiction 2000 2010 2020
Percent
Change
2000-2010
Percent
Change
2010-2020
Percent
Change
2000-2020
Sunnyvale 131,844 140,081 156,503 6.25% 11.72% 18.70%
Santa Clara County 1,682,585 1,781,642 1,961,969 5.89% 10.12% 16.60% Bay Area 6,784,348 7,150,739 7,790,537 5.40% 8.95% 14.83% Source: ABAG Housing Element Data Package; California Department of Finance, E-5 Population Estimates for Cities, Counties, and the State.

PROJECTED POPULATION GROWTH
The Association of Bay Area Governments (ABAG) produces population estimates as part of its program of projecting future growth in the Bay Area. The projections provide a quantitative basis for how the r egion will accommodate anticipated growth if local jurisdictions adopt a set of policies consistent with the vision of Plan Bay Area. Table 3-2 displays ABAG’s latest projection, which covers the period between 2010 and 2040.

According to ABAG, Santa Clara County is projected to increase by 22 percent (or 551,980 people) between 2020 and 2040. Sunnyvale is expected to add about 72,000 new residents by 2040, representing the largest percent change in population of any city in the county (33 percent).

100
105
110
115
120
125
130
135
140
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Index
Sunnyvale
Index
Santa Clara County
Index
Bay Area
Attachment 2

Table 3-2: Pro
jected Population Growth, Santa Clara County Jurisdictions, 2020-2040 2020 2030 2040
Percent of
Population
(2020)
Percent of
Population
(2040)
Percent
Change
2020-2040
Campbell 43,700 46,170 47,120 2% 2% 8%
Cupertino 63,515 65,690 68,305 3% 3% 8%
Gilroy 48,820 61,935 70,375 2% 3% 44%
Los Altos 31,530 32,225 32,960 2% 1% 5%
Los Altos Hills 8,340 8,475 8,650 0% 0% 4%
Los Gatos 31,635 32,560 33,050 2% 1% 4%
Milpitas 90,645 95,605 103,970 5% 4% 15%
Monte Sereno 3,440 3,535 3,575 0% 0% 4%
Morgan Hill 43,285 48,130 50,165 2% 2% 16%
Mountain View 111,725 119,445 138,980 6% 5% 24%
Palo Alto 81,170 82,835 86,510 4% 3% 7%
San Jose 1,028,210 1,189,660 1,377,145 52% 54% 34%
Santa Clara 131,655 142,425 159,500 7% 6% 21%
Saratoga 30,560 31,205 31,880 2% 1% 4%
Sunnyvale 149,935 162,975 222,210 8% 9% 48%
Unincorporated 88,170 94,885 103,925 4% 4% 18%
Santa Clara County 1,986,340 2,217,750 2,538,320 100% 100% 28% Source: Projections 2040 MTC/ABAG; Data downloaded 2021.

Age Distribution
The distribution of age groups in a city can be telling of what types of housing the community needs or may need in the future. An increase in the older population may mean there is a developing need for more senior housing options, while higher numbers of children and young families can point to the need for more family housing options and related services. There has also been a move by many to age-in -place or downsize to stay within their communities, which can mean more multifamily and accessible units are also needed. Figure 3-2 below shows the age distribution for Sunnyvale as estimated in 2019 and Table 3-3 shows the population distribution by age groups in the city in comparison to the county and the state in 2010 and 2019.

In Sunnyvale, the median age in 2000 was 33.5; by 2019, this figure had increased to around 35 years. Young adults (25 to 44) comprise 39 percent of the population in Sunnyvale, compared to only 31 percent countywide. This predominance of young adults can be attributed to the concentration of high tech and emerging technology industries in Sunnyvale, and the variety of rental and ownership opportunities attractive to this age group. In contrast, school a ge children (5 to 24) encompass about 20 percent of the population in Sunnyvale, versus 25 percent countywide.

Attachment 2

Figure 3-2: Pop
ulation by Age, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table DP05 Overall, the population has skewed older from 2010 to 2019. Persons 65 years of age and over accounted for 10.9 percent of the total population in 2010, but in 2019 they made up 11.8 percent of the total population. Persons 65 years of age and older were the fastest growing segment of population in Sunnyvale between 2010 and 2019. The population of residents in this age group increased by 22 percent as compared to an overall population increase of 11 percent during that same time period. Although the 65 years and older population has increased in Sunnyvale, it has increased much more rapidly in both the county (36 percent) and the state (35 percent) during the same time period. The population of older adults is projected to grow during the planning period, as many of the “baby boomers” (the large group of people born between 1946 and 1964) will have reached age 65 by 2023.

Table 3-3: Population by Age, Sunnyvale, Santa Clara County, and California, 2010 and 2019 Age Group
2010 2019 Change from 2010-2019
Percent Number Percent Number Percent
Sunnyvale
Age 0-4 11,252 8.2% 11,129 7.3% -1.1%
Age 5-14 14,609 10.7% 17,099 11.2% 17.0%
Age 15-24 12,875 9.4% 13,003 8.5% 1.0%
Age 25-34 27,772 20.3% 34,422 22.5% 23.9%
Age 35-44 23,584 17.3% 25,195 16.5% 6.8%
Age 45-54 18,752 13.7% 18,461 12.1% -1.6%
Age 55-64 12,791 9.4% 15,393 10.1% 20.3%
Age 65-74 7,965 5.8% 9,626 6.3% 20.9%
Age 75-84 4,979 3.6% 5,587 3.7% 12.2%
Age 85+ 1,901 1.4% 2,855 1.9% 50.2%
Total 136,480 100.0% 152,770 100.0% 11.9%
Median Age 35.6 -- 35.3 -- -0.8%
7%
11%
9%
23%
16%
12%
10%
6%
4%
2%
Age 0-4
Age 5-14
Age 15-24
Age 25-34
Age 35-44
Age 45-54
Age 55-64
Age 65-74
Age 75-84
Age 85+
Attachment 2

Age Group
2010 2019 Change from 2010-2019
Percent Number Percent Number Percent
Santa Clara County
Age 0-4 124,911 7.2% 116,508 6.0% -6.7%
Age 5-14 227,200 13.1% 241,580 12.5% 6.3%
Age 15-24 225,435 13.0% 234,424 12.2% 4.0%
Age 25-34 267,893 15.4% 309,599 16.1% 15.6%
Age 35-44 279,702 16.1% 279,571 14.5% 0.0%
Age 45-54 254,289 14.6% 266,848 13.8% 4.9%
Age 55-64 173,392 10.0% 224,766 11.7% 29.6%
Age 65-74 99,382 5.7% 141,994 7.4% 42.9%
Age 75-84 62,642 3.6% 77,225 4.0% 23.3%
Age 85+ 24,550 1.4% 34,955 1.8% 42.4%
Total 1,739,396 100.0% 1,927,470 100.0% 10.8%
Median Age 35.8 -- 37.1 -- 3.6%
California
Age 0-4 2,545,065 6.9% 2,451,528 6.2% -3.7%
Age 5-14 5,092,471 13.9% 5,043,689 12.8% -1.0%
Age 15-24 5,501,809 15.0% 5,316,737 13.5% -3.4%
Age 25-34 2,698,489 7.4% 5,967,864 15.2% 121.2%
Age 35-44 5,236,909 14.3% 5,205,887 13.3% -0.6%
Age 45-54 5,288,140 14.4% 5,101,422 13.0% -3.5%
Age 55-64 3,764,850 10.3% 4,710,329 12.0% 25.1%
Age 65-74 2,135,547 5.8% 3,172,271 8.1% 48.5%
Age 75-84 1,366,990 3.7% 1,600,241 4.1% 17.1%
Age 85+ 558,059 1.5% 713,529 1.8% 27.9%
Total 36,637,290 100.0% 39,283,497 100.0% 7.2%
Median Age 34.9 -- 36.5 -- 4.6%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2010-2015; 2015-2019), Table DP05: Age Profile

Attachment 2

Racial and Ethnic Composition
Since 2000, the percentage of residents in Sunnyvale identifying as White has decreased while the percentage of residents of all other races and ethnicities has increased – by 17.2 percentage points . In 2019, the non-White and Hispanic population combined (46,940 people) made up 69 percent of the overall population (see Figure 3-3 below).

In absolute terms, the Asian / Pacific Islander, Non -Hispanic population increased the most while the White, Non - Hispanic population decreased the most.

Figure 3-3: Population by Race and Ethnicity*, Sunnyvale, 2000-2019

* The Census Bureau defines Hispanic/Latinx ethnicity separate from racial categories. For the purposes of this graph, the “Hispanic or Latinx” racial/ethnic group represents those who identify as having Hispanic/Latinx ethnicity and may also be members of any racial group. All other racial categories on this graph represent those who identify with that racial category and do not identify with Hispanic/Latinx ethnicity.

Source: ABAG Housing Element Data Package, Table POPEMP-02. U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002

SENIOR AND YOUTH POPULATION BY RACE
Looking at the senior and youth population by race can add an additional layer of understanding, as families and seniors of color are even more likely to experience challenges finding affordable housing. People of color, or all non-White racial groups, make up 42.5 percent of seniors and 64.9 percent of youth under 18 (see Figure 3-4 below).
33%
41% 47%
48% 34%
31%
16% 19% 16%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
2000 2010 2019
Percent of Population
Hispanic or Latinx
Other Race or Multiple Races,
Non-Hispanic
White, Non-Hispanic
Black or African American, Non-
Hispanic
Asian / API, Non-Hispanic
American Indian or Alaska Native,
Non-Hispanic
Attachment 2

Figure 3-4: Se
nior and Youth Population by Race, Sunnyvale, 2019*

* The Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity in the source of this information (Table B01001) so each racial category accounts for Hispanic / non-Hispanic ethnic characteristics.

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-G).

Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction or other tenant -landlord dispute.

According to t he American Community Survey, 19 percent of Sunnyvale residents 5 years and older identify as speaking English less than “very well.” This percentage is slightly below the proportion for Santa Clara County (19.5 percent). Throughout the Bay Area the proportion of residents 5 years and older with limited English proficiency is 8 percent.

43% 50%
37%
20% 10%
35% 38%
57%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 0-17 Age 18-64 Age 65+
Percent of Population
White *
Other Race or Multiple Races *
Black or African American *
Asian / API *
American Indian or Alaska
Native *
Attachment 2

Employment Trends
Information on the local workforce and how it is changing over time can help estimate potential housing and employment needs in the future. This section describes employment trends in Sunnyvale to provide insight into household earning power and the types of housing they can likely afford.

Industry Sector Composition
Between 2002 and 2018, the number of jobs in Sunnyvale increa sed by 11.3 percent (see Figure 3-5 below), from 81,352 jobs in 2002 to 90,585 jobs in 2018.

Figure 3-5: Jobs in Sunnyvale, 2002-2018

Note: The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level.

These are crosswalked to jurisdictions and summarized.

Source: ABAG Housing Element Data Package, U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files, 2002-2018
Figure 3-6 below shows which industry sectors that Sunnyvale residents work in, regardless of where their jobs are in Sunnyvale or not. T he largest industry in which Sunnyvale residents work is Financial and Professional Services (34 percent). In addition, 22 percent of residents are in the Manufacturing, Wholesale and Transportation industry and 21 percent are in Health and Educational Services industries.

In Santa Clara County and the Bay Area as a whole, the highest percentage of people work in the Health & Educational Services industry, 27 and 30 percent respectively, followed by the Financial & Professional Services industry at 26 percent each.
76,000
78,000
80,000
82,000
84,000
86,000
88,000
90,000
92,000
94,000
2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020
Jobs
Year
Attachment 2

Figure 3-6: Res
ident Employment by Industry, Sunnyvale, 2019

Note: The data displayed shows the industries in which jurisdiction residents work, regardless of the location where those residents are employed (whether within the jurisdiction or not).

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 Balance of Jobs and Housing
A city houses employed residents who either work in the community where they live or work elsewhere in the region. Smaller cities typically will have more employed residents than jobs and therefore export workers, while larger cities tend to have a surplus of jobs and import workers. Silicon Valley and the Bay Area region are some of the largest and fastest growing job centers in the state. Sunnyvale’s job centers are accessible to workers throughout the region and are in close proximity to neighboring jurisdictions like San Jose, Santa Clara, Mountain View, and Cupertino. To some extent the regional transportation system is set up for this flow of workers to the region’s core job centers but balances between jobs and work ers may directly influence the housing demand in a community.

New jobs may draw new residents, and when there is high demand for housing relative to supply, many workers may be unable to afford to live where they work, particularly where job growth has been in relatively lower wage jobs. This dynamic not only means many workers will need to prepare for long commutes and time spent on the road, but in the aggregate, it contributes to traffic congestion and time lost for all road users.

As of 2018, there we re 82,202 employed residents in Sunnyvale, and 107,385 jobs. If there are more jobs than employed residents, it means a city is relatively “ jobs-rich.” The ratio of jobs to resident workers in Sunnyvale is

1.31; therefore, the city can be considered a “net importer” of workers. 5% 6%
34% 26% 26%
21% 27% 30%
9% 5% 4%
22% 21% 17%
7% 8% 9%
5% 6% 8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sunnyvale Santa Clara County Bay Area
Percent of Employed Residents
Other
Retail
Manufacturing, Wholesale &
Transportation
Information
Health & Educational Services
Financial & Professional Services
Construction
Attachment 2

The jobs-ho
usehold ratio in Sunnyvale has increased from 1.54 in 2002, to 1.59 jobs per household in 2018 (see Figure 3-7 below). The number of jobs in Sunnyvale is projected to continue to grow according to the ABAG 2040 Projections. As more jobs become available in Sunnyvale, consistent housing growth will be crucial to the city and can help to reduce commutes, alleviate traffic congestion and the associated environmental and social impacts.

Figure 3-7: Jobs-Household Ratio, Sunnyvale, Santa Clara County, and Bay Area, 2002-2018

Notes: (1) The data is tabulated by place of work, regardless of where a worker lives. The source data is provided at the census block level. These are crosswalked to jurisdictions and summarized. (2) The ratio compares place of work wage and salary jobs with households, or occupied housing units.

Source: ABAG Housing Element Data Package, U.S. Census Bureau, Longitudinal Employer-Household Dynamics, Workplace Area Characteristics (WAC) files (Jobs), 2002-2018; California Department of Finance, E-5 (Households).

Sunnyvale’s largest employment centers are located in the northern portion of the city in Moffett Park and in the eastern portion of the city, near the Santa Clara city limits, see Figure 3 -8. The City is conducting a comprehensive update to the Moffett Park Specific Plan, anticipated for adoption in early 2023, and recently updated the Lawrence Station Area Plan, both of which will substantially increase housing opportunities near these employment centers to improve Sunnyvale’s job-housing balance.

Figure 3-9 below shows that Sunnyvale has more workers (shown in green) than workers who are also residents (shown in blue), at all income levels. The City has more low-wage workers than low wage residents where low-wage refers to jobs paying less than $25,000. At the other end of the wage spectrum, the City has more high-wageworkers than high-wage residents, where high-wage notably refers to jobs paying more than $75,000. For two householders each earning $75,000 or more a year, this adds up to an annual income of $150,000. This is slightly below the area median income for the county in 2021 ($151,300).

1.00 1.10

1.20 1.30

1.40 1.50

1.60 1.70

1.80 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 Ratio
Sunnyvale Santa Clara County Bay Area
Attachment 2

Figure 3-8:

Distribution of Jobs in Sunnyvale, 2019

Source: U.S. Census Bureau OnTheMap data, 2022.
*Note: There are no
residential units reported in
this area of Sunnyvale. Census
tract boundary includes
portions of San Jose.

Attachment 2

Figure 3-9: Wor
kers by Earnings as Place of Work and Place of Residence, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, Table POPEMP-10.; U.S. Census Bureau, American Community Survey 5-Year Data 2015- 2019, B08119, B08519.

Unemployment
As shown in Figure 3-10 below, there was a 6-percentage point decrease in the unemployment rate in Sunnyvale, between January 2010 (10 percent) and January 2021 (4 percent). Jurisdictions throughout the region experienced a sharp rise in unemp loyment in 2020 due to impacts related to the COVID -19 pandemic, though with a general improvement and recovery in the later months of 2020.

Figure 3-10: Average Unemployment Rates, Sunnyvale, Santa Clara County, and Bay Area, 2010-2021

Source: ABAG Housing Element Data Package, California Employment Development Department, Local Area Unemployment Statistics (LAUS), Sub-county areas monthly updates, 2010-2021.
14,052 12,984 9,574
45,592
15,828 15,864 12,685
63,008
0 10,000
20,000
30,000
40,000
50,000
60,000
70,000
Less than $25,000 $25,000 to $49,999 $50,000 to $74,999 $75,000 or more Number of Residents/Workers
Place of Residence (Sunnyvale) Place of Work (Sunnyvale) 0%
2%
4%
6%
8%
10%
12%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Unemployment Rate
Sunnyvale Santa Clara County Bay Area
Attachment 2

Projected Job Growth
According to the ABAG 2040 Projections, the number of jobs in Santa Clara County is projected to increase from 1,120,420 in 2020 to 1,289,870 in 2040, an increase of 13 percent. In Sunnyvale, the total number of jobs is projected to increase by 15 percent with most of the growth anticipated between 2030 and 2040 (see Table 3-4).

Sunnyvale shifts slightly from 8.2 percent of jobs in Santa Clara County to 8.4 percent of jobs in Santa Clara County Table 3-4: Total Projected Job Growth, Santa Clara County 2020-2040 2020 2030 2040 Percent Change
2020-2030
Percent Change
2030-2040
Percent Change
2020-2040
Campbell 29,870 31,825 32,745 7% 3% 10%
Cupertino 34,795 37,830 37,980 9% 0% 9%
Gilroy 18,330 20,570 22,315 12% 8% 22%
Los Altos 16,420 16,880 17,235 3% 2% 5%
Los Altos Hills 1,640 1,665 1,670 2% 0% 2%
Los Gatos 19,590 20,425 20,620 4% 1% 5%
Milpitas 46,810 56,035 58,030 20% 4% 24%
Monte Sereno 555 560 560 1% 0% 1%
Morgan Hill 18,130 18,865 19,600 4% 4% 8%
Mountain View 62,965 68,350 73,265 9% 7% 16%
Palo Alto 121,740 125,065 126,510 3% 1% 4%
San Jose 470,625 493,575 554,875 5% 12% 18%
Santa Clara 143,565 165,255 170,575 15% 3% 19%
Saratoga 8,675 8,985 9,085 4% 1% 5%
Sunnyvale 92,305 97,170 108,640 5% 12% 18%
Unincorporated 34,395 35,310 36,155 3% 2% 5%
Santa Clara County 1,120,420 1,198,370 1,289,870 7% 8% 15% Source: Projections 2040 MTC/ABAG; Data downloaded 2021.

Household Characteristics
Household type and size, income levels, and the size and types of special needs populations all affect the type of housing needed by residents. This section describes the various household characteristics contributing to housing needs in Sunnyvale.

Househ old by Type
A household is defined as all persons living in a housing unit. For the purpose of the data presented in this section, families are a type of household and include people related by blood, marriage, or adoption who live together. A single person living alone is also a household. “Other” types of households are unrelated people residing in the same dwelling unit. People living in group quarters, such as dormitories or convalescent homes, are not counted as households.

Attachment 2

As shown in
Figure 3-11 below, the largest proportion of households i n Sunnyvale is married-c ouple family households at 57 percent of total households, which is similar to the percentage of married -couple households countywide and higher than the Bay Area. Sunnyvale also continues to have a high proportion of single -person households (22 percent) , slightly higher than the County (20 percent) but lower than the Bay Area (25 percent) .

This can be attributed to the City’s large employment base of high technology and emerging industry firms which employs many younger single adults. Single female-headed households with dependents make up about 6 percent of all households in Sunnyvale, which is less than the percentage of female-headed households countywide and in the Bay Area (10 percent). These household data support the need for smaller, higher density and mixed-use units close to transportation and services, as well as larger housing types suitable for families.

Figure 3-11: Households by Type, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 Housing Tenure
The number of residents who own their homes compared to those who rent their homes can help identify the level of housing insecurity – ability for individuals to stay in their homes – in a city and region. Generally, renters may be displaced more quickly if prices increase. In Sunnyvale there are a total of 55,424 households and more residents rent than own their homes: 55 percent versus 45 percent (see Figure 3-12 below). This was a recent shift in tenure patterns in the city. In 2000, the homeownership rate in Sunnyvale was 48 percent, and decreased to 45 percent in 2019. Notably, a majority of the housing in Sunnyvale is ownership choice, however a fair number of townhomes, condos, and single family homes are rented. Furthermore, much of the new housing in Sunnyvale has been multifamily rental housing which is leading to a decline in the homeownership rate in the city. By co mparison, 56 percent of Santa Clara County and Bay Area households, respectively, own their home. 6% 10% 10%4%
5% 5%
57%
57% 51%
11% 8%
9%
22% 20% 25%
0%
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30%
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50%
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70%
80%
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100%
Sunnyvale Santa Clara County Bay Area
Percent of Households
Single-person Households
Other Non-Family Households
Married-couple Family
Households
Male-headed Family Households
Female-Headed Family
Households
Attachment 2

Figure 3-12: H
ousing Tenure, Sunnyvale, Santa Clara County, and the Bay Area, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, Census 2000 SF1, Table H04; U.S. Census Bureau, Census 2010 SF1, Table H04; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003

HOUSING TENURE BY RACE AND ETHNICITY
Homeownership rates often vary considerably across race/ethnicity in the Bay Area and throughout the country.

These disparities not only reflect differences in income and wealth but also stem from federal, state, and local policies that limited access to homeownership for communities of color while facilitating homebuying for white residents. While many of these policies, such as redlining, have been formally disbanded, the impacts of race-based policy are still evident across Bay Area communities. In Sunnyval e, 21.9 percent of Black households and 29.2 percent of Latinx households owned their homes in 2019; meanwhile homeownership rates were 42.7 percent for Asian households and 52.1 percent for White households (see Figure 3-13 below). 45%
56% 56%
55%
44% 44%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sunnyvale Santa Clara County Bay Area
Percent of Households
Owner Occupied Renter Occupied
Attachment 2

Figure 3-13: H
ousing Tenure by Race*, Sunnyvale, 2019

* The Census Bureau does not disaggregate racial groups by Hispanic/Latinx ethnicity in the source of this information (Table B25003) so each racial category accounts for Hispanic / non-Hispanic ethnic characteristics.

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003(A-I).

HOUSING TENURE BY AGE
The age of residents who rent or own their home can also signal the housing challenges a community is experiencing. Younger households tend to rent and may struggle to buy a first home in the Bay Area due to high housing costs. At the same time, senior homeowners seeking to downsize may have limited options in an expensive housing market. In Sunnyvale, 74.5 percent of householders between the ages of 25 and 44 are renters, while 25.4 percent of householders over 65 years old are renters (see Figure 3-14 below). 63 11,027
201
1,916
1,006
13,164
11,753
132
14,781
718
4,647
2,904
12,107
9,503
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
American
Indian or
Alaska Native
(Hispanic and
Non-Hispanic)
Asian / API
(Hispanic and
Non-Hispanic)
Black or
African
American
(Hispanic and
Non-Hispanic)
Hispanic or
Latinx
Other Race or
Multiple
Races
(Hispanic and
Non-Hispanic)
White
(Hispanic and
Non-Hispanic)
White, Non-
Hispanic
Percent of Households
Owner Occupied Renter Occupied
Attachment 2

Figure 3-14: H
ousing Tenure by Age, Sunnyvale, 2019

Source: Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007.

HOUSING TENURE BY HOUSING TYPE
In many cities, homeownership rates for households in single-family homes are substantially higher than t he rates for households in multi-family housing. In Sunnyvale, 80.8 percent of households in detached single -family homes are homeowners, while 6.0 percent of households in multi-family housing are homeowners (see Figure 3-15 below).

Figure 3-15: Housing Tenure by Housing Type, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25032. 6%
16%
35%
60% 63%
73% 76% 78%
64%
94%
84%
65%
40% 37%
27% 24% 22%
36%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Age 15-
24 Age 25-
34 Age 35-
44 Age 45-
54 Age 55-
59 Age 60-
64 Age 65-
74 Age 75-
84 Age 85+
Percent of Households
Owner Occupied Renter Occupied
81%
57%
6%
87%
19%
43%
94%
13%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Detached Single-
Family Homes
Attached Single-
Family Homes
Multi-Family
Housing
Mobile Homes Boat, RV, Van, or
Other
Percent of Households
Owner Occupied Renter Occupied
Attachment 2

Household Income Characteristics
Household income is the most important factor affecting housing opportunity, as it determines a household’s ability to afford its preferred type and location of housing, and to balance housing costs with other basic necessities of life. Income levels can vary considerably among households based on age, number of workers per household, education level, type of employment, and/or race and ethnicity, among other factors.

Household income levels include the categories extremely low, very low, low, moderate, and above moderate income. The parameters of the target income categories are determined in relation to the median household income for Santa Clara County, adjusted by h ousehold size. The standard income definition of income categories used by the U.S. Department of Housing and Urban Development (HUD) is provided in Table 3-5.

Table 3-5: Income Level Definitions
Income Category Definition
Extremely Low < 30 % of the Santa Clara County AMI
Very Low 50-31 % of the Santa Clara County AMI
Low 51-80 % of the Santa Clara County AMI
Moderate 81-120 % of the Santa Clara County AMI
Above Moderate >121 % of the Santa Clara County AMI
AMI = Area Median Income
Santa Clara County 2021 Area Median Income (AMI) for a four-person household = $151,300 Source: California Department of Housing and Community Development, 2021.

INCOME DISTRIBUTION
Despite the economic and job growth experienced throughout the region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.2 Households in Sunnyvale tend to have slightly higher incomes than regional averages.

As shown in Figure 3-16 below, Sunnyvale has more high -income households and fewer extremely low-income households compared to the county and region. About 60.7 percent of households in Sunnyvale earn more than 100 percent the Area Median Income (AMI), compared to 11.9 percent making less than 30 percent of the AMI, which is considered extremely low-income. Regionally, 52 percent of all households make more than 100 percent of the AMI, while 15 percent make less than 30 percent of the AMI.

In 2017, 30 percent of the Santa Clara County AMI was equivalent to an annual income of $39,900 for a family of four. Many households with single wage earners and even multiple wage earners – including food service workers, full-time students, teachers, farmworkers, and healthcare professionals – can fall into lower AMI categories due to relatively stagnant wages in many industries.
2 Bohn, S.et al. 2020. Income Inequality and Economic Opportunity in California. Public Policy Institute of California.

Attachment 2

Figure 3-16: H
ouseholds by Income Level, Sunnyvale, 2017

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017.

HOUSEHOLD INCOME BY TENURE
Throughout the region, there are disparities between the incomes of homeowners and renters. Typically, the number of low-income renters greatly outpaces the amount of available housing that is affordable for these households. In Sunnyvale, renter and owner households alike tend to have relatively high incomes . As shown in Figure 3-17 below, the largest proportion of renters and owners fall in the “Greater than 100 percent of AMI” income group. The high income levels among Sunnyvale’s renter population may be due in part to a lack of homeownership opportunities that are affordable to middle-income households, causing many households to remain in rental housing despite having relatively high incomes. In addition, the types of jobs available in Sunnyvale are high-paying and put employees into higher income categories. These jobs are typically occupied by people in the 24-35 age group and residents in that age group tend to be renters, not owners. 12% 14% 15%
9% 11% 11%
10%
11% 13%9%
9% 9%
61% 55% 52%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sunnyvale Santa Clara County Bay Area
Percent of Households
Greater than 100% of AMI
81%-100% of AMI
51%-80% of AMI
31%-50% of AMI
0%-30% of AMI
Attachment 2

Figure 3-17: H
ousehold Income Level by Tenure, Sunnyvale, 2017

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release.

Overcrowding
Overcrowding occurs when housing costs are so high relative to income that families double up or take in roommates (boarders) /or extended family members to share their housing costs, or they take in an elderly or disabled family member who can no longer live independently, or additional children (nieces, nephews, foster children) for various reasons. It is most likely to occur when demand for housing in a city or region is high.

Overcrowding occurs when the number of people living in a household is greater than the home was designed to hold. There are several different standards for defining overcrowding; this report uses the Census Bureau definition, which is more than one occupant per room (not including bathrooms or kitchens). Additionally, the Census Bureau considers units with more than 1.5 occupants per room to be severely overcrowded.

In many cities, overcrowding is seen more amongst those that are renting. In Sunnyvale, 7.7 percent of renter households experience moderate overcrowding (1 to 1.5 occupants per room), compared to 2 percent of owner households. Additionally, 6 percent of households that rent are severely overcrowded (more than 1.5 occupants per room), compared to 0.2 percent of households that own (see Figure 3-18 below). Overcrowding often disproportionately impacts lower-income households; 5 percent of very low-income households (below 50 percent AMI) experience severe overcrowding in Sunnyvale, while 2 percent of households above 100 percent AMI experience severe overcrowding (see Figure 3-19 below). These data may indicate a shortage o f rental units that are large enough to accommodate larger households, and potentially indicates that some renters are living in overcrowded conditions to be able to afford housing. The City’s residential capacity identified to meet regional 2,524
2,075
2,220
2,164
17,030
4,105
2,875
3,114
2,804
16,765
0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
18,000
20,000
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Households
Owner Occupied Renter Occupied
Attachment 2

housing
needs (see Chapter 5, “Sites Inventory and Funding Resources”) could help to alleviate overcrowded conditions by increasing housing supply, and thereby reduce demand and costs, so that families that have doubled up can obtain their own housing unit. Additionally, Chapter 2 includes a program (H6 Affordable Housing Development Assistance) to create more affordable units for lower-income households, which can reduce the need for households to double up to be able to afford housing.

Figure 3-18: Overcrowding by Tenure, Sunnyvale, 2017

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017.

1.8%

7.7%

0.2%

5.7%

0.0%

1.0%

2.0%

3.0%

4.0%

5.0%

6.0%

7.0%

8.0%

9.0%
Owner Occupied Renter Occupied
Percent of Households

1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room Attachment 2

Figure 3-19:

Overcrowding by Income Level, Sunnyvale, 2017

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017.

Special Needs Populations
State law recognizes that certain households have more difficulty finding decent and affordable housing due to special circumstances. Special needs populations include specific demographic or occupational groups that call for specific program responses. These groups often spend a disproportionate amount of their income on housing and can often experience discrimination based on their specific needs or circumstances.

The state requires that housing elements address several different special needs groups, including, extremely low- income households, senior households, persons with disabilities, large families of five or more, female -headed households, people experiencing homelessness, and farmworkers.

Extremely Low -Income Households
Extremely low-income (ELI) households are those with an income of 30 percent or less of the AMI. The 2021 AMI in Santa Clara County is $151,300. In 2021, a family of four making $49,700 or less would be classified as ELI in Sunnyvale. This income equates to a wage of about $23.89 per hour for a single wage-earner, which is higher than Sunnyvale’s locally adopted minimum wage for 2021 ($16.30/hou r). An extremely low -income family of four described above could afford a monthly housing cost of approximately $1,243. 4%
9%
7%
11%
4%
5%
3% 3%
5%
2%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%

14.0%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households

1.0 to 1.5 Occupants per Room More than 1.5 Occupants per Room Attachment 2

According
to HUD’s 2013-2017 CHAS data, 6,620 households in Sunnyvale (12 percent of total households) were ELI households. Most ELI households ( 62 percent) rent their homes. Regardless of tenure, 78 percent of ELI households experience additional housing problems such as overpayment, overcrowding, and/or severe structural dilapidation (see Table 3-6). About 77 percent of ELI households paid more than 30 percent of their incomes for housing, including 66 percent who paid more than 50 percent of their incomes on housing.

Table 3-6: Housing Needs for Extremely Low-Income Households, Sunnyvale, 2017 Renters Owners Total
Number Percent Number Percent Number Percent
Total Number of ELI Households 4,100 62% 2,520 38% 6,620 100% ELI Households with Cost Burden
(paying more than 30% income on
housing)
3,475 85% 1,650 65% 5,125 77%
ELI Households with Severe Cost
Burden (paying more than 50% of
income on housing)
3,035 74% 1,325 53% 4,360 66%
ELI Households with Any Housing
Problems 3,500 85% 1,685 67% 5,185 78%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2013-2017.

State law requires the City to identify the projected need for ELI housing because virtually all ELI households are expected to need aid, including housing cost subsidies and social services. To calculate the projected housing needs for ELI households, the City assumed that 50 percent of the very low -income housing need (see the “Regional Housing Needs Allocation” Section for more details) is equal to the ELI housing need. As such, there is a projected need for 1,484 ELI housing units during the planning period.

Households with extremely low incomes have a variety of housing situations and needs. Most ELI households will be seeking rental housing, including more deeply affordable housing types like deed-restricted units and single- room occupancy units . So me ELI households may also have large families or include household members with mental or other disabilities and special needs and require supportive services . As described in Chapter 6, “Constraints to the Development of Housing,” the City’s zoning code complies with State law and allows SROs and supportive housing.

Senior Households
Senior households , defined as households headed by someone 65 or older, often experience a combination of factors that can make accessing or keeping affordable housing a challenge. Many seniors live on fixed incomes and are more likely to have disabilities, chronic health conditions, and/or reduced mobility.

As discussed in 1.1 Population and Demographic Profile, persons 65 years and older made up 11.8 percent of the total Sunnyvale population in 2019. ABAG 2040 Projections estimate that the population aged 65 and older in Sunnyvale will continue to increase in line with the county between 2020 and 2040 (see Table 3-7 below). ABAG 2040 Projections estimate a 60 percent increase in Sunnyvale’s population of persons 65 years and older while the total population is projected to grow by 33 percent, as shown in Table 3-2. The anticipated growth in the population of older adults is slightly higher than the anticipated change for the population of older adults in the county as a whole (56 percent).

Attachment 2

Table 3-7: Pro
jected Population Growth by Age: 65 and older, Sunnyvale, 2020-2040

2020 2040 Total Change (2020-2040)
Total
Population
Persons
65 and
Older
Percent
of Total
Total
Population
Persons
65 and
Older
Percent
of Total
Total
Population
Persons
65 and
Older
Percent
Change
Sunnyvale 149,935 19,135 13% 222,210 47,290 21% +72,275 +28,155 +48% Santa Clara
County
1,986,340 249,435 13% 2,538,320 520,205 20% +55,1980 +270,770 +28% Source: Projections 2040 MTC/ABAG; Data downloaded 2021.

As shown earlier, 76 percent of senior households own their home compared to 24 percent who rent . Higher homeownership rates among the senior population indicates a need for programs to help seniors in Sunnyvale age in place. It could also indicate a need for smaller homes to allow seniors to downsize.

Seniors who rent may be at even greater risk for housing challenges than those who own, due to income differences between these groups. The largest proportion of senior households who rent are extremely low income (below 30 percent of the AMI), while the largest proportion of senior households who are homeowners make more than 100 percent of the AMI (see Figure 3-20 below).

Figure 3-20: Senior Households by Income and Tenure, Sunnyvale, 2017

Note: For the purposes of this graph, senior households are those with a householder who is aged 62 or older.

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release. 57% 72% 81% 78%
83%
43%
28%
19%
22%
17%
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
Owner Occupied Renter Occupied
Attachment 2

Most se
niors experience some changes in their housing needs as they age, though the degree to which housing needs change and the type of changes that seniors need as they age vary substantially from one individual to the next.  Accessibility Improvements. Many individuals develop a need for physical adaptations to the homes that they live in, such as entry ramps or shower grab bars, to improve accessibility and accommodate new physical limitations.  Access to Transit. For many seniors, having access to publ ic transportation and other services becomes more important as they age due to decreased mobility or increased difficulty with driving.  Financial Assistance. Seniors with low incomes may need financial assistance to afford rent, property taxes, mortgage payments, or home repairs.
 Long-Term Care. Seniors with more serious medical needs or physical limitations may require in -home care as they age.

There are a range of potential living arrangements that seniors may seek out as their housing needs change with age, depending on their specific needs, financial resources, and other factors. These can include: remaining in their own homes, potentially with adaptability features or financial assistance; independent living for seniors, which may be market-rate or affordable; and various types of assisted living and skilled nursing facilities with services on-site.

EXISTING RESOURCES FOR ELDERLY RESIDENTS
As of 2020, the housing stock in Sunnyvale includes 644 rental units for seniors that are affordable to lower-income senior households, as well as 35 residential care homes for seniors with nearly 800 beds. Approximately 350 seniors in Sunnyvale received H ousing Choice Voucher subsidies. In addition, the City’s Senior Center offers a variety of educational, recreational, and health-related services for older adults, including a Care Management program that offers free assessment, care planning, assistance with service arrangements, and client monitoring for Sunnyvale residents over the age of 50.

CURRENT AGE-FRIENDLY HOUSING POLICIES AND PROGRAMS
Chapter 2 , “Housing Plan, ” includes various policies and programs to address age -friendliness in housing in Sunnyvale. The City of Sunnyvale has also joined the World Health Organization ’s Global Network of Age- Friendly Cities and Communities (GNAFCC), pledging to become more age-friendly. The City’s Library and Recreation Services Department is leading this effort and has created a Draft Age-Friendly Action Plan.

In addition to policies that are specifically targeted to senior households, many of the City’s housing programs and policies assist seniors as well as other households. The City operates a Home Improvement Program that provides various types of assistance for homeowners to fund needed improvements t o their homes. Through the Home Improvement Program, the City provides grants for accessibility improvements, emergency repairs, purchase of paint for exterior painting to be completed by the homeowner, and minor energy efficiency improvements. These grants can enable seniors to undertake critical home improvements that allow them to age in place. In addition, the City’s mobile home park preservation policies included in Chapter 2, “Housing Plan,” can also benefit the portion of mobile home park residents that are seniors. The City has also engaged in an effort to facilitate and promote the construction of new accessory dwelling units (ADUs) in Sunnyvale. ADUs can help to address senior housing needs by providing affordable housing for senior renters, providing rental income for senior homeowners that rent ADUs on their property, or providing an option for seniors to downsize to an ADU on their property and rent the primary house to another household. Other policies that address senior housing needs include the City’s reasonable accommodation procedures related to zoning, permit processing, and building codes and the City’s policy to Attachment 2

encoura
ge new developments to include units for tenants with special needs, including seniors, through incentives and prioritization in funding.

Persons with Disabilities
A disability is defined as a long -lasting condition that impairs an individual’s mobility, ability to work, or ability to perform self -care. Persons with disabilities include those with physical, mental, developmental, or emotional disabilities. Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one’s mobility, or make it difficult to care for oneself. People with disabilities often have special housing needs because they often have limited or fixed incomes and a lack of affordable and/or accessible housing. Some residents may require living in a supportive or institutional setting or even have less money available for housing costs as they may have more frequent health care costs due to their disability.

When it comes to housing, people with disabilities are not only in need of affordable housing but accessibly designed housing, which offers greater mobility and opportunity for independence. Unfortunately, the nee d typically outweighs what is available, particularly in a housing market with such high demand. Special needs of individuals with disabilities vary depending on the particular disability. For example, the needs of a blind person differ greatly from those of a person confined to a wheelchair. Special facilities, such as ramps, elevators, or specially designed restrooms necessary for wheelchair access are architectural features needed to make dwellings suitable for persons confined to wheelchairs. Special features needed by ambulatory persons constrained by other disabilities may not be architectural; rather, these might be simple alternatives to conventional dwelling units or furnishings and appliances that make ordinary tasks of housekeeping and home life less trying and more enjoyable.

In families, the needs of persons with disabilities, in terms of special features, are fewer than those of a single person. As a result, people with disabilities are typically at a higher risk for housing insecurity, homelessness, and institutionalization, particularly when they lose aging caregivers. Figure 3-21 below shows the rates at which different disabilities are present among residents of Sunnyvale. Overall, 6.6 percent of people in Sunnyvale have a disability of some kind.

According to data from Project Sentinel from 2015 to 2021, 41 fair housing cases were opened by a household with a person that has a disability , making up 52 percent of all cases filed in Sunnyvale. For people with disabilities, reasonable accommodation was the most frequent type of complaint ( 34 cases). For more information on fair housing complaints reported to Project Sentinel, refer to Table 4 -1 in Chapter 4 Assessment of Fair Housing. The City’s reasonable accommodation process is described in further detail in Chapter 6 Constraints to the Development of Housing.

PROGRAMS FOR PERSONS WITH DISABILITIES
In December 2004, the City Council created an Advisory Committee on Accessibility (ACA). The City of Sunnyvale’s ACA advises and provides input to City staff on accessibility issues related to City services, programs, and facilities.

The City also has a dedicated Americans with Disabilities Act Coordinator and identifies resources and loca l programs for persons with disabilities on its website. The City administers a Home Access Grant program, providing up to $6,500 to seniors and/or disabled lower -income homeowners or renters to retrofit their homes. Common accessibility retrofits funded through the program include ramps, hand railings, grab bars, hand-held showerheads, widening of doors, modification of steps, and wheelchair lifts. The City also maintains an inventory of lifts it provides to residents and removes the lift when it is no longer needed.

Attachment 2

Figure 3-21: D
isability by Type, Sunnyvale, 2019

Note: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability.

These counts should not be summed.

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

PERSONS WITH DEVELOPMENTAL DISABILITIES
State law also requires Housing Elements to examine the housing needs of people with developmental disabilities.

Developmental disabilities are defined as a substantial disability attributable to major impairment of cognitive and/or social functioning. This can include Down’s Syndrome, autism, epilepsy, cerebral palsy, mild to severe intellectual disability and other conditions similar in their impact to an intellectual disability . Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members.

While many developmentally disabled persons can live and work independently within a conventional housing environment, there are others who are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them. More severely disabled individuals require a group living environment where supervision and assistance are provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is transition from the person’s living situation as a child to an appropriate level of independence as an adult.

According to data from the California Department of Developmental Services , 717 residents in Sunnyvale had a developmental disability in 2020. A developmental disability could include any of the residents reporting a n ambulatory difficulty, independent living difficulty, a cognitive difficulty, a self-care difficulty, or a hearing and vision difficulty as shown in Figure 3-21 above. Of the population with a developmental disability, children under the age of 18 make up 56.3 percent (or 395 individuals) , while adults account for 43.7 percent (or 307 individuals). The

3.4%

2.9%

2.3% 2.1%

1.5% 1.3%

0.0%

0.5%

1.0%

1.5%

2.0%

2.5%

3.0%

3.5%

4.0%
With an
ambulatory
difficulty
With an
independent
living difficulty
With a
cognitive
difficulty
With a hearing
difficulty
With a self-
care difficulty
With a vision
difficulty
Proportion of Adult Population Reporting
Disability Type
Attachment 2

most commo
n living arrangement for individuals with developmental disabilities in Sunnyvale is the home of parent /family /guardian (see Table 3-8).

Table 3-8: Population with Developmental Disabilities by Place of Residence, Sunnyvale, 2020 Residence Type Number of Individuals Percent of Total
Home of Parent /Family /Guardian 629 87.7%
Independent /Supported Living 48 6.7%
Other 15 2.1%
Community Care Facility 15 2.1%
Foster /Family Home 10 1.4%
Intermediate Care Facility 0 0.0%
Totals 717 100.0%
Source: ABAG Housing Element Data Package, California Department of Developmental Services, Consumer Count by California ZIP Code and Residence Type, 2020.

The type of housing that is suitable for persons with development disabilities varies substantially based on the nature and extent of the disability. Because households that include people with developmental disabilities are disproportionately lower income, many persons with developmental disabilities need affordable housing options.

Some individuals with developmental disabilities may be best served in housing with supportive services that can help them live independently or with licensed care. Design of accessibility modifications, proximity to services and transit, availability of group living opportunities, and affordability are some common considerations that are important for serving this need group. Incorporating “barrier -free” design in all new multi -family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities.

The California Department of Developmental Services provides community -based services to individuals with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community -based facilities. The City of Sunnyvale, along with other jurisdictions in Santa Clara County, is serviced by the San Andreas Regional Center, a non-profit organization that serves individuals with developmental disabilities and their families who reside within Monterey, San Benito, Santa Clara, and Santa Cruz Counties and which provides a point of entry to services for people with developmental disabilities. In partnership with the Silicon Valley Independent Living Center (an extension of the San Andreas Regional Center (“SARC”), the Santa Clara County Housing Authority offers a Non -Elderly Disabled program which provides assistance to non - elderly persons with disabilities who are currently residing in long -term care facilities. This voucher program is intended to help participants leave the long-term care facility and live independently. In recent years, the City has seen an increase in affordable housing developments seeking to add I/DD units as a special housing needs set aside, in partnership with local non-profit Housing Choices who works alongside SARC to support those with I/DD housing needs. Since 2020, nearly 100 units are in planning stages or are under construction within 100% affordable housing developments, for those with intellectual or developmental disabilities.

Female -Headed Households
Government Code Section 65583(a)(7) identifies families with female heads of households as a group t hat may have special housing needs and requires the City to analyze the housing needs of these households. This is because single-parent households tend to have lower incomes than two -parent families and typically need additional Attachment 2

services, suc
h as childcare and affordable health care. Female-headed households with children, in particular, face challenges finding affordable, decent, and safe housing due to a range of socio- economic and systemic issues including pervasive gender inequality resulting in lower wages for women or juggling priorities because of a child or dependent in the home. In addition, female-headed households may encounter subtle forms of housing discrimination.

Moreover, the added need for childcare or other private services such as nursery schools, day care, and recreational activities for their children can make finding a home that is accessible and affordable more challenging. The 2019 Census reported 3,574 female-headed households in Sunnyvale, 6.4 percent of all households . In Sunnyvale, 18.2 percent of female-headed households with children fall below the Federal Poverty Line, while 9.1 percent of female- headed households without children live in poverty (see Figure 3-22 below).

Programs available in Sunnyvale to specifically help to address the housing needs of female-headed households include Project Sentinel’s Fair Housing Center which includes r esources for tenants and home -seekers on fair housing rights and responsibilities. Project Sentinel also offers dispute resolution services for landlords and tenants to help special needs households , including female-headed households , obtain and maintain housing in the community. According to Project Sentinel records from 2015 to 2021, about 10 percent of fair housing complaints reported in Sunnyvale were related to familial status (i.e., pertains to a family or household with a child under the age of 18). For more information on the complaint type, refer to Table 4-1 in Chapter 4 Assessment of Fair Housing.

Housing affordability is a primary issue for these special needs groups because there is often only one income available to support the needs of the whole households — and only a limited amount of funds can be allocated to housing. Some households may find assistance through the Housing Choice Voucher Program, administered by the Santa Clara County Housing Authority. In addition to the Housing Choice Voucher (Section 8) program, the Housing Authority administers additional programs that assist low-income families throughout Santa Clara County including the following:
 Family Unification Program. The Family Unification Program provides rental assistance for families whose lack of adequate housing is a primary factor in the placement of their children in out-of-home care (e.g. foster care) or in the delay of their children returning home.
 Family Self Sufficiency Program. The Family Self Sufficiency program provides case management and advocacy to current families who receive assistance through one of the Housing Authority’s housing choice voucher programs.

Families enroll and sign a five -year contract to participate in the program. After enrolling in the program, participants set goals such as finishing their education, obtaining job training, and/or employment. During the contract term, participants who increase their earned income can receive cash bonuses.

The Housing Authority also partners with other agencies and nonprofit organizations to make supportive services available to residents and tenants located in Santa Clara County. Services offered by other agencies include emergency support to families, food, transportation, shelter referrals, clothing and housing assistance. NOVA, the North Valley Workforce Investment Board, also offers f ree career development and job -seeking assistance and training that may be accessed by lower-income women.

Attachment 2

Figure 3-22: Fem
ale-Headed Households by Poverty Status, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B17012.

Large Households
Large households, defined as households with five or more members, often have different housing needs than smaller households. If a city’s rental housing stock does not include larger apartments, large households who rent could end up living in overcrowded conditions. About 8 percent of all households in Sunnyvale have 5 or more members (approximately 4 ,342 households) . Large families with low to moderate incomes can have greater difficulty finding appropriate and affordable housing and this is frequently more difficult for renter -occupied households, as units with three or more bedrooms are often single-family homes rather than apartments. Just over half of large households in Sunnyvale (51.5 percent) live in owner-occupied housing (see Figure 3-23 below). In addition, slightly more than half ( 54 percent) of large households were in the above moderate income bracket in 2017 followed by the low to moderate income brackets, earning between 51 and 100 percent of the AMI ( 27 percent). In the same year, 18 percent of large households were very low-income, earning less than 50 percent of the AMI.

Large families are generally served by housing units with 3 or more bedrooms, of which there are 27,161 units in Sunnyvale according to the U.S. Census American Community Survey 2015-2019 estimates. Among these large units with 3 or more bedrooms, 77.3 percent are owner occupied and 22.7 percent are renter occupied (see Figure 3-24 below). Based on this data, the City concludes that there is a sufficient availability of units suitable for large family households.
1,269
1,837
283
185
0 200
400
600
800
1,000
1,200
1,400
1,600
1,800
2,000
Female Headed Households with Children Female Headed Households without Children Households
Above Poverty Level Below Poverty Level
Attachment 2

Figure 3-23: H
ousehold Size by Tenure, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009.

Figure 3-24: Housing Units by Number of Bedrooms, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042. 4,676
8,531
5,280
4,736
2,238
7,474
10,127
6,100
4,837
2,104
0 2,000
4,000
6,000
8,000
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1 Person
Household
2 Person
Household
3 Person
Household
4 Person
Household
5 Or More Person
Household
Households
Owner Occupied Renter Occupied
61 234
4,176
19,393
1,597
3,090
9,497
11,884
5,959
212
0 5,000
10,000
15,000
20,000
25,000
0 Bedrooms 1 Bedrooms 2 Bedrooms 3-4 Bedrooms 5 Or More Bedrooms
Units
Owner Occupied Renter Occupied
Attachment 2

Homelessness
Homelessness remains an urgent challenge in many communities across the state, reflecting a range of social, economic, and psychological factors. Rising housing costs result in increased risks of community members experiencing homelessness. Far too many residents who have found themselves housing insecure have ended up unhoused or homeless in recent years, either temporarily or longer term.

In February 2022, the jurisdictions within Santa Clara County jointly sponsored a two-day homeless census, known as the Point-in-Time (PIT) Count, to assess the size of the homeless population. The 2022 PIT count estimates a total of 10,028 persons experiencing homelessness countywide, a 3 percent increase from 9,706 unhoused residents in 2019.

The 2022 PIT Count estimates a total of 385 persons experiencing homelessness in Sunnyvale, a 38 percent decrease from the 624 unhoused residents identified in 2019. Of the 385 individuals experiencing homelessness in Sunnyvale, 279 were unsheltered, staying in places that are not designed or fit for human habitation, and 106 were utilizing emergency shelters (see Table 3-9 below). Measuring the true number of individuals experiencing homelessness is a difficult task, in part because in most cases, homelessness is a temporary, not permanent, condition.

Table 3-9: Homeless Population by Jurisdiction and Shelter Status, Santa Clara County, 2019 and 2022 Jurisdiction
Unsheltered Sheltered Total Percent
Change in
Total 2019 2022 2019 2022 2019 2022
Campbell 74 216 0 0 74 216 191%
Cupertino 159 102 0 0 159 102 -36%
Gilroy 345 606 359 208 704 814 16%
Los Altos 76 65 0 0 76 65 -14%
Los Altos Hills 2 0 0 0 2 0 *
Los Gatos 16 58 0 0 16 58 *
Milpitas 125 249 0 25 125 274 119%
Monte Sereno 0 0 0 0 0 0 *
Morgan Hill 114 60 0 0 114 60 -47%
Mountain View 574 206 32 140 606 346 -43%
Palo Alto 299 263 14 0 313 263 -16%
San Jose 5,117 4,975 980 1,675 6,097 6,650 8%
Santa Clara 264 375 62 65 326 440 35%
Saratoga 10 0 0 0 10 0 *
Sunnyvale 477 279 147 106 624 385 -38%
Unincorporated 270 254 89 38 359 292 -19%
Santa Clara County 7,922 7,708 1,784 2,320 9,706 10,028 3% * Percentage change not calculated for rows with less than 50 individuals.

Source: Santa Clara County PIT Jurisdiction Report, 2022.

Addressing the specific housing needs for the unhoused population remains a priority throughout the region, particularly since homelessness is disproportionately experienced by people of color, people with disabilities, those struggling with addiction, and those dealing with traumatic life circumstances. In 2019, the most common type of household experiencing homelessness in Santa Clara County was those without children in their care. In 2019, there Attachment 2

were more in
dividuals experiencing homelessness who identified as male (62 percent) than female (36 percent), and as White (44 percent) and Black/African American (19 percent) than other races (see Figure 3 -27 below).

Among households experiencing homelessness that do not have children, 87.1 percent are unsheltered. Of homeless households with children, most are sheltered in emergency shelter (see Figure 3-25 below).

Figure 3-25: Homelessness and Shelter Status, Santa Clara County, 2019

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2019.

Many of those experiencing homelessness are dealing with severe issues – including mental illness, substance abuse and domestic violence – that are potentially life threatening and require additional assistance. In Santa Clara County, homeless individuals are commonly challenged by severe mental illness, with 2,659 reporting this condition in 2019 (see Figure 3-26 below). Of those, some 87.6 percent were unsheltered, further adding to the challenge of addressing the issue.
7 377 696
3 301 400266 243
7,413
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
Children Under 18 Adults and Children Adults without Children Under 18 Sheltered - Emergency Shelter Sheltered - Transitional Housing Unsheltered Attachment 2

Figure 3-26: C
haracteristics of the Population Experiencing Homelessness, Santa Clara County, 2019

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports, 2019.

RACIAL DEMOGRAPHICS OF THE UNHOUSED POPULATION
People of color are more likely to experience poverty and financial instability as a result of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents.

Consequently, people of color are often disproportionately impacted by homelessness, particularly Black residents of the Bay Area. In Santa Clara County, Black residents make up less than 3 percent of the countywide population but made up nearly 19 percent of the homeless population in 2019. White residents on the other hand represent the largest proportion of residents experiencing homelessness and account ed for 43.9 percent of the homeless population in 2019, while making up 44.5 percent of the overall population (see Figure 3-27 below). 0 500
1,000
1,500
2,000
2,500
Sheltered - Emergency Shelter Sheltered - Transitional Housing Unsheltered Chronic Substance Abuse HIV/AIDS Severely Mentally Ill
Veterans Victims of Domestic Violence
Attachment 2

Figure 3-27: R
acial Demographics of the Homeless Population, Santa Clara County, 2019

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Continuum of Care (CoC) Homeless Populations and Subpopulations Reports (2019); U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001(A-I)

SERVICES FOR PERSONS EXPERIENCING HOMELESSNESS
There are three major types of facilities that provide shelter for homeless individuals and families: emergency shelters, transitional housing, and permanent supportive housing. These types of facilities are defined below:
 Emergency Shelter: provides overnight shelter and fulfills a client’s basic needs (i.e., food, a place to sleep, shower, and/or restroom facilities) either on-site or through off-site services. The permitted length of stay can vary from one day to six months, depending upon whether the shelter is short-term or long-term. Current best practices for addressing homelessness include shifting away from the use of emergency shelters and toward homelessness prevention and rapid-rehousing. This shift has been occurring within the county.  Transitional Housing: a residence that provides housing for up to two years. Residents of transitional housing are usually connected to rehabilitative services, including substance abuse treatment, mental health care, employment services, individual and group counseling, and life skills training.  Permanent Supportive Housing: refers to permanent service-enriched affordable housing that is linked with on- going supportive services (on-site or off-site) and is designed to allow formerly homeless clients to live at the facility on an indefinite basis.

8.1%

5.0%

18.8%

43.9%

24.3%

0.5%

36.8%

2.5%

44.5%

15.7%
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
50%
American Indian or
Alaska Native
(Hispanic and Non-
Hispanic)
Asian / API
(Hispanic and Non-
Hispanic)
Black or African
American (Hispanic
and Non-Hispanic)
White (Hispanic
and Non-Hispanic)
Other Race or
Multiple Races
(Hispanic and Non-
Hispanic)
Percent of Population
Share of Homeless Population Share of Overall Population Attachment 2

A number of
regional service providers serve homeless people throughout the County and in Sunnyvale, including HomeFirst of Santa Clara County (formerly EHC), InnVision -Shelter Network, West Valley Community Services, Sunnyvale Community Services, and Downtown Streets Team. Th e City of Sunnyvale provides funding to most of these agencies through its CDBG and human services grant programs.

The City has also provided funding in prior years to create a number of transitional housing facilities, including two group homes in Sunnyvale operated by Momentum for Mental Health (Arbor and Duane Houses), a group home in Sunnyvale for youth aging out of foster care operated by Bill Wilson Center (Socorro House), a mid-size apartment complex for young adults in Santa Clara operated by Bill Wilson Center (Peacock Commons), and a four-plex within the County for survivors of domestic violence. The City also awarded funds to rehabilitate a maternity group home in Santa Clara. In addition, the City has been funding a transitional Tenant-Based Rental Assistance (TBRA) program for two years that primarily serves homeless and at -risk households to help them secure permanent housing.

Emergency shelter facilities located in Sunnyvale are shown in Table 3-10 below.

The City of Sunnyvale participates in the local continuum of care, the Santa Clara County Collaborative on Affordable Housing and Homeless Issues, in its efforts to end homelessness. The Collaborative is staffed by the County and comprised of local jurisdictions, shelter and service providers , housing advocates and non -profit housing developers. This group serves as an effective forum for attracting additional funding sources and creating affordable housing for homeless and persons at risk of homelessness. Recently the continuum has merged wit h Destination:Home in an effort to find a more formal organizational structure.

The City of Sunnyvale provides financial support to the following activities within the area that help homeless people become housed, employed, or obtain other income sources:
 WorkFirst Sunnyvale: This program, funded primarily by the City’s CDBG grant, is a partnership of Sunnyvale Community Services and Downtown Streets Team. It provides supportive services, case management, and housing assistance for adults experiencing homelessness. Service programs include a volunteer work-readiness program, job-search training, and referrals for the TBRA program.  TBRA Program: Funded by the City’s HOME grant, this program is administered by the County and Abode Services, with assistance, case management, and referrals from Downtown Streets Team, Sunnyvale Community Services, West Valley Community Services, and HomeFirst. It provides two -year rental assistance vouchers for approximately 15-20 formerly homeless households at a time to help them with rent while completing job training and/or career counseling programs.
 Sunnyvale Community Services: Provides emergency financial assistance, security deposit assistance, referrals, food, and necessities for homeless people and at-risk families and individuals.  HomeFirst Santa Clara County: Provides emergency shelter, transitional and permanent supportive housing, and supportive services in a number of locations throughout the county including the Boccardo Reception Center in San Jose which is a year-round, 24 hour/day homeless shelter.  Bill Wilson Center: Transitional housing for homeless youth and youth aging out of foster care. Provides shelter, counseling services, and support to youth and families.  Support Network for Battered Wome n: Provides emergency and on -going assistance to victims of domestic violence in Santa Clara County, including emergency shelter, family counseling and legal guidance.  West Valley Community Services: provides “Haven to Home” outreach and case management services for homeless adults and families and operates a transitional housing facility in Cupertino.

Attachment 2

Table 3-
10: Emergency Shelter and Transitional Housing Facilities, Sunnyvale, 2022 Facility Location Shelter Type Beds/ Units
[HomeFirst] Sunnyvale Fair Oaks Sunnyvale Emergency Shelter 18 [HomeFirst] Sunnyvale Nightly Shelter Sunnyvale Emergency Shelter 102 FEMA COVID-19 – Lifemoves – Vagabond Inn Sunnyvale – NCV Sunnyvale Emergency Shelter 49 [Bill Wilson Center] Rockefeller Sunnyvale Transitional Housing 8 TOTAL CAPACITY (Including Transitional Housing) 177
TOTAL CAPACITY IN EMERGENCY SHELTERS 169
SUNNYVALE UNMET NEED* 216
* Unmet need refers to the total number of individuals experiencing homelessness in Sunnyvale, (385) as indicated in Table 3-8, minus the total number of emergency shelter beds available in Sunnyvale (169).

Source: Santa Clara County Office of Supportive Housing, 2021.

Farmworkers
Farmworkers are traditionally defined as persons whose primary incomes are earned through seasonal or permanent agricultural labor. Farmworkers are generally considered a special housing needs group due to their limited income and often-unstable nature of their employment. Across the state, housing for farmworkers has been recognized as an important and unique concern.

Estimating the size of the agricultural labor force is problematic as farmworkers are historically undercounted by the census and other data sources. For instance, the government agencies that track farm labor do not consistently define farm labor (e.g., field laborers versus workers in processing plants), length of employment (e.g., permanent or seasonal), or place of work (e.g., the location of the business or field).

Farmworkers are typically categorized into three groups: 1) permanent, 2) seasonal , and 3) migrant. Permanent farmworkers are typically employed year-round by the same employer. Seasonal farmworkers work on average less than 150 days per year and earn at least half of their earned income from farm work. Migrant farmworkers are seasonal farmworkers who have to travel to do the farm work so they are unable to return to their permanent residence within the same day.

Santa Clara County’s agricultural legacy is rooted in their orchards, vineyards, dairies, and canneries; now nearly all redeveloped. In the past 30 years alone, Santa Clara County has lost 21,171 acres of its farmland and rangeland to development, and an additional 28,391 acres of farmland and rangeland in the County are at risk of conversion going forward. Despite this, Santa Clara Valley retains valuable agricultural lands and an important farming industry, with over 1,000 farms employing over 8,000 residents and contributing around $830 million annually to the economy. 3 According to the U.S. Department of Agriculture (USDA) Census of Farmworkers, the number of permanent farm workers in Santa Clara County has increased since 2002, totaling 2,418 in 2017, while the number of seasonal farm workers has decreased from 3,760 in 2002 to 1,757 in 2017 (see Figure 3-28 below). It is important to understand the changing landscape of the farmworker population . Today’s farmworkers are more settled and typically live in one location. Per the USDA, today’s farmworkers can commute up to 75 miles to the workplace. Based on this, the need for housing for agricultural workers is not just the responsibility of Bay Area jurisdictions with a robust 3 SV&Home Policy Brief: Farmworker Housing in Santa Clara County 2019. Santa Clara Valley Agricultural Plan.

Attachment 2

agricultu
ral economy. Most of the remaining farmland is concentrated in the southern portion of the county, around Gilroy, Morgan Hill, and south San Jose.

Typically, the agriculture industry faces challenges in securing labor in a tight market that offers limited housing opportunities that are affordable for their employees. Due to the severe shortage of affordable homes in the county and very low wages, farmworkers experience extreme housing insecurity. While many traditional affordable housing programs and policies will assist farmworkers, there are unique needs and circumstances for agricultural workers that need to be considered and explored since finding decent and affordable housing can be challenging, particularly in the current housing market.

Data is not available at the city level via the USDA Agricultural Census; however, according to the 2017 ACS, there were 181 employees in the Agriculture, Forestry, Fishing and Hunting, and Mining industry living in Sunnyvale. This would indicate that up to 7.5 percent of permanent farmworkers in Santa Clara County live in Sunnyvale.

Farmworkers living in urban areas of the county often have similar needs for affordable rental housing as other lower-wage earners.

Figure 3-28: Farm Operations and Farm Labor, Santa Clara County, 2002-2017

Notes: Farm workers are considered seasonal if they work on a farm less than 150 days in a year, while farm workers who work on a farm more than 150 days are considered to be permanent workers for that farm.

Source: ABAG Housing Element Data Package, U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7:

Hired Farm Labor.

1,696
3,760
2,842 2,747
2,243 1,994
2,418
1,757
0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
Permanent Seasonal
Farm Workers
2002 2007 2012 2017
Attachment 2

Housing Stock Characteristics
This section identifies the characteristics of Sunnyvale’s physical housing stock. This includes an analysis of housing growth trends, housing conditions, housing prices and affordability.

Housing Unit Types
Until recently, detached single family homes made up the largest proportion of the housing stock in Sunnyvale. In 2010, single family homes comprised just under 50 percent of the housing stock with over 21,000 detached single- family homes. However, between 2010 and 2020, the majority of new construction in Sunnyvale has been multifamily housing 4 in larger apartment buildings. There was also an increase in single-family attached development over this timeframe (see Figure 3-29 below). As of 2020, multifamily housing now makes up the majority of the housing stock in the city at 48 percent. Sunnyvale also has a substantial inventory of mobile homes, which account for 6.3 percent of the City’s housing stock. In 2020, there were 13 mobile home parks in Sunnyvale with a total of 3,862 mobile homes. In fact, Sunnyvale is home to 19 percent of the mobile homes in the Santa Clara County and San Mateo County Two-County Subregion, despite the fact that only six percent of all housing units in the subregion are located in Sunnyvale5.

In recent years, most housing produced in the region and across the state consisted of single-family homes or larger multi-unit buildings. However, some households are increasingly interested i n “missing middle housing 6” product type which can including duplexes, triplexes, townhomes, cottage clusters, and accessory dwelling units (ADUs); this is different than a missing middle or workforce income category. These housing types may open more options across incomes and tenure, from young households seeking homeownership options to seniors looking to downsize and age-in-place.
4 The City of Sunnyvale Zoning Code defines “Multiple-family dwelling” as three or more separate dwelling units such as apartments, townhouses, condominiums or other community housing projects used for occupancy by families living independently of one another.

However, for the purpose of this analysis multifamily housing development is categorized by projects between two and four units and projects with five-plus units, as shown in Figure 3-29. 5 City of Sunnyvale Housing Strategy, Prepared for the City of Sunnyvale in 2020. BAE, 2019 6 Throughout this Housing Element "missing middle" will refer to building typologies like duplexes, triplexes, townhomes, ADUs etc.

Housing that is affordable to middle incomes will be referred to as "moderate-income" housing.

Attachment 2

Figure 3-29: H
ousing Type Trends, Sunnyvale, 2010 and 2020

Source: ABAG Housing Element Data Package, California Department of Finance, E-5 series.

Housing Age
The age of a community’s housing stock can provide a general indicator of overall housing conditions. In general, housing units over 30 years in age are likely to exhibit signs of rehabilitation needs, such as new roofing, foundation work, and new plumbing. In Sunnyvale, the largest proportion of the housing stock was built 1960 to 1979, with 23,867 units constructed during this period (see Figure 3-30 below). However, many of these homes have been remodeled, expanded, rebuilt, and/or renovated by their owners, as the City frequently issues building permits for such projects.

Figure 3-30: Housing Units by Year Built, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 4,727
21,595
4,962
20,607
3,900
5,933
21,729
5,002
23,799
3,8100
5,000
10,000
15,000
20,000
25,000
Single-Family
Home: Attached
Single-Family
Home: Detached
Multifamily
Housing: Two to
Four Units
Multifamily
Housing: Five-plus
Units
Mobile Homes
Units
2010 2020
1,046
13,103
23,867
13,673
3,538
0 5,000
10,000
15,000
20,000
25,000
30,000
1939 Or Earlier 1940 To 1959 1960 To 1979 1980 To 1999 2000 To 2009 Units
Attachment 2

Vacancy Rate
A vacancy rate measures the overall housing availability in a community and is often a good indicator of how efficiently for-sale and rental housing units are meeting the current demand for housing. A vacancy rate of five percent for rental housing and two percent for ownership housing is generally considered healthy and suggests that there is a balance between the demand and supply of housing. A lower vacancy rate often leads to rising rents and sales prices and can contribute to household overcrowding.

Vacant units made up 5 percent of the overall housing stock in Sunnyvale in 2019 (Figure 3-31 below). The rental vacancy rate was 4.9 percent , while the ownership vacancy rate was 0.8 percent. Of the vacant units, the most common type of vacancy is For Rent (see Figure 3-32 below). 7 Throughout the Bay Area, vacancies make up 2.6 percent of the total housing units, with homes listed for rent; units used for recreational or occasional use and units not otherwise classified (other vacant) making up the majority of vacancies. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. Vacant units classified as “for recreational or occasional use” are those that are held for short-term periods of use throughout the year. Accordingly, vacation rentals and short-term rentals like Airbnb are likely to fall in this category.

The Census Bureau classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration. In a region with a thriving economy and housing market like the Bay Area, units being renovated/repaired and prepared for rental or sale are likely to represent a large portion of the “other vacant” category. Additionally, the need for seismic retrofitting in older housing stock could also influence the proportion of “other vacant” units in some jurisdictions.

Figure 3-31: Vacancy Rates, Sunnyvale, Santa Clara County, Bay Area, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25002 7 The vacancy rates by tenure is for a smaller sample size than the total vacancy rate first reported (4.9 percent). The vacancy by tenure counts are rates relative to the rental stock (occupied and vacant) and ownership stock (occupied and vacant) - but exclude a significant number of vacancy categories, including the numerically significant other vacant. 95% 95% 94%
5% 5% 6%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sunnyvale Santa Clara County Bay Area
Percent of Housing Units
Occupied Housing Units Vacant Housing Units
Attachment 2

Figure 3-32: V
acant Units by Type, Sunnyvale, Santa Clara County and Bay Area, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 Substandard Housing Conditions
Housing costs in the region are among the highest in the country, which could result in households, particularly renters, needing to live in substandard conditions to afford housing. Generally, there is limited data on the extent of substandard housing issues in a community. However, the Census Bureau data included in Figure 3-33 below gives a sense of some of the substandard conditions that may be present in Sunnyvale. For example, 1.9 percent of renters in Sunnyvale reported lacking a complete kitchen and 0.7 percent of renters lack complete plumbing, compared to 0.6 percent of owners who lack a complete kitchen and 0.6 percent of owners who lack complete plumbing.
37% 35%
24%
5% 5%
6%
9% 11%
22%
30% 32% 36%
17% 11% 6%
5% 7%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Sunnyvale Santa Clara County Bay Area
Percent of Vacant Housing Units
Sold, Not Occupied
Rented, Not Occupied
Other Vacant
For Seasonal, Recreational, Or
Occasional Use
For Sale
For Rent
Attachment 2

Figure 3-33: S
ubstandard Housing Issues, Sunnyvale, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25053, Table B25043, Table B25049

HOUSING CONDITIONS SURVEY
The most recent formal c ity-wide survey of housing conditions was conducted in the summer of 2008; although this information is somewhat dated, it still provides a generally accurate picture of the relative condition of housing throughout Sunnyvale. As mentioned previously, a significant amount of renovation activity has occurred since that time. The windshield survey rated housing stock conditions by recording the number of properties in each neighborhood with code violations pertaining to maintenance standards.

Compared to many cities, the condition of housing in Sunnyvale is very good. The survey found that 457 out of 4,294 homes, or 13 percent of properties assessed, had two or more code violation s and did not meet standards for property maintenance. The majority of the violations were landscape maintenance violations, followed by structural violations such as illegal carports, sheds, room additions or patio covers.

Based on observations made by t he City’s Neighborhood Preservation staff, housing conditions in Sunnyvale have generally improved since the 2008 conditions survey. Since Neighborhood Preservation is no longer required to do the housing conditions survey, staff uses t he National Citizen Survey to document citizen concerns. According to the 2013 National Citizen Survey, 81 percent of respondents felt the overall appearance of Sunnyvale was “excellent” or “good,” and only 3 percent thought run-down buildings, weed lots, or junk vehicles were a “major” problem. These results put Sunnyvale above the national benchmark.

0.7%

1.9%

0.7%

0.0%

0.5%

1.0%

1.5%

2.0%

2.5%
Units Lacking Complete Kitchen Units Lacking Complete Plumbing Percent of Units Lacking Amenity
Owner Renter
Attachment 2

Housing Costs and Affordability
The cost of housing is directly related to the extent of housing problems in a community. If housing costs are relatively high in comparison to household income, there will be a correspondingly higher prevalence of overpayment and overcrowding. This section summarizes the cost and affordability of the housing stock to Sunnyvale residents.

Home Values and Market Trends
Home prices reflect a complex mix of supply and demand factors, including an area’s demographic profile, labor market, prevailing wages, and job outlook, coupled with land and construction costs. In the Bay Area, the costs of housing have long been among the highest in the nation. The typical home value in Sunnyvale was estimated at $1,732,590 by December of 2020, according to data from Zillow. The largest proportion of homes were valued between $1M-$1.5M (see Figure 3-34 below). By comparison, the typical home value in 2020 was $1,290,970 in Santa Clara County and $1,077,230 in the Bay Area, with the largest share of units valued $1M-$1.5M (county) and $500k-$750k (region).

Figure 3-34: Home Values of Owner-Occupied Units, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 10%
5%
6%
5%
6%
16%
7%
18%
23%
13%
22%
20%
26%
23%
18%
24%
11%
8%
15%
15%
9%
0% 5% 10% 15% 20% 25% 30%
Sunnyvale
Santa Clara County
Bay Area
Percent of Owner Occupied Units
Units Valued $2M+ Units Valued $1M-$2M Units Valued $1M-$1.5M Units Valued $750k-$1M Units Valued $500k-$750k Units Valued $250k-$500k Units Valued Less than $250k
Attachment 2

The region’
s home values have increased steadily since 2000, besides the decrease that occurred during the Great Recession. The rise in home prices has been especially steep since 2012, with the median home value in the Bay Area nearly doubling during this time. Since 2001, the typical home value has increased 227 percent in Sunnyvale from $530,330 to $1,732,590. This change is greater than the change in Santa Clara County and the change for the region (see Figure 3-35 below).

Figure 3-35: Zillow Home Value Index (ZHVI), 2021

Zillow describes the ZHVI as a smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. The ZHVI reflects the typical value for homes in the 35th to 65th percentile range. The ZHVI includes all owner- occupied housing units, including both single-family homes and condominiums. More information on the ZHVI is available from Zillow.

The regional estimate is a household-weighted average of county-level ZHVI files, where household counts are yearly estimates from DOF’s E-5 series
Source: ABAG Housing Element Data Package, Zillow, April 2021. Zillow Home Value Index (ZHVI).

Housing costs in Sunnyvale are generally comparable to housing costs in many other nearby jurisdictions. Figure 3- 36 below shows median home sale prices among single-family homes and condominiums in Sunnyvale and six other Santa Clara County cities in December 2018. As shown, the median sale price for single-family homes in Sunnyvale was $1,837,500, higher than the medians in San Jose, Santa Clara, and Campbell but lower than the medians in Mountain View, Cupertino, and Palo Alto.
$100,000
$300,000
$500,000
$700,000
$900,000
$1,100,000
$1,300,000
$1,500,000
$1,700,000
$1,900,000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Bay Area Santa Clara County Sunnyvale
Attachment 2

Figure 3-36: M
edian Home Sale Prices, Selected Santa Clara County Cities, December 2018

Source: City of Sunnyvale Housing Strategy, Prepared for the City of Sunnyvale in 2020. BAE, 2019; rereport.com, 2019.

Rent Values and Trends
Similar to home values, rents have also increased dramatically across the Bay Area in recent years. Many renters have been priced out, evicted, or displaced, particularly communities of color. Residents finding themselves in one of these situations may have had to choose between commuting long distances to their jobs and schools or moving out of the region, and sometimes, out of the state.

Rents in Sunnyvale are higher than rents both countywide and in the region. According to data from the 2015-2019 ACS, in Sunnyvale, the largest proportion of rental units was in the $2000-$2500 monthly rent range, totaling 26.4 percent, followed by 22.9 percent of units renting for $3000 or more (see Figure 3-37 below).Looking beyond the city, the largest share of units in the county is in the $2000-$2500 category compared to the $1500-$2000 category for the region as a whole.

Rents in Sunnyvale have also been increasing at a higher rate than countywide and in the region. Between 2009 and 2019, the median rent increased by over 80 percent in Sunnyvale, from $1,600 to $2,400 per month (see Figure 3-38 below). In Santa Clara County, the median rent increased 39.4 percent over this same time period, from $1,540 to $2,150. The median rent in the region also increased significantly during this time from $1,200 to $1,850, a 54 percent increase. Although rent increases briefly stabilized in 2020 and 2021 due to the economic impacts of the Covid-19 pandemic, rents in Sunnyvale have continue to rise beyond median rents reported in the 2015-2019 ACS data. Table 3-11 shows the average rent by unit size in Sunnyvale as of October 2022. This is consistent with rising housing prices across the Bay Area and the state. Average rents are generally still affordable t o moderate-income households in the region based on the Santa Clara County area median income, but unaffordable to lower-income households. New construction in highly desirable areas such as downtown continue to see higher rents than other parts of the city. New developments tend to include higher levels of amenities, which has also led to higher market rate unit pricing advertised as luxury apartments.
$1,050,000
$1,250,000 $1,342,500
$1,837,500
$2,070,000
$2,250,000
$2,550,000
$0
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
San Jose Santa Clara Campbell Sunnyvale Mountain
View
Cupertino Palo Alto
Median Home Sale Price
Attachment 2

Table 3-11
: Average Rent Values in Sunnyvale, October 2022
Unit Type Average Rent
Studio $2,993
1 Bedroom $3,233
2 Bedroom $3,620
3 Bedroom $4,400
4 Bedroom $5,566
Source: Zumper.com
Figure 3-37: Contract Rents for Renter-Occupied Units, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 1%
4%
6%
3%
6%
10%
6%
12%
19%
19%
20%
23%
26%
21%
17%
22%
17%
12%
23%
18%
13%
0% 5% 10% 15% 20% 25% 30%
Sunnyvale
Santa Clara County
Bay Area
Percent of Rental Units
Rent $3000 or more Rent $2500-$3000 Rent $2000-$2500 Rent $1500-$2000 Rent $1000-$1500 Rent $500-$1000 Rent less than $500
Attachment 2

Figure 3-38: M
edian Contract Rent, Sunnyvale, Santa Clara County and Bay Area, 2019

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005- 2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.

Housing Affordability
The affordability of housing in Sunnyvale can be assessed by comparing market rents and sales prices with the amount that households of different income levels can afford to pay for housing. This information can reveal who can afford what size and type of housing.

Housing is classi
fied as “affordable” if households do not pay more than 30 percent of income for rent (including a monthly allowance for water, gas, and electricity) or monthly homeownership costs (including mortgage payments, taxes, and insurance). Since above moderate-income househ olds do not generally have problems finding affordable
units, affordable units are frequently defined as those reasonably priced for households that are low to moderate income.

This section
describes the ability of households at different income levels to pay for housing based on H CD 2021 income limits. Table 3 -12 shows the 2021 H CD income limits for Santa Clara County. The AMI for a four -person household in the county was $151,300 in 2021. Income limits for larger or smaller households were higher or lower, respectively, and are calculated using a formula developed by HUD.

Typically, a household can qualify to purchase a home that is two and one-half to three times their annual income, depending on the down payment, the level of other long-term obligations such as a car loan, and interest rates. In practice, the interaction of these factors allows some households to qualify for homes priced at more than three times their annual income, while other households may be limited to purchasing a home no more than two times their annual income. Homebuyer assistance programs that provide down payment assistance and/or below market- rate interest rates often allow homebuyers to qualify for houses which are up to four times their income. $1,100
$1,300
$1,500
$1,700
$1,900
$2,100
$2,300
$2,500
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
Dollars
Sunnyvale Santa Clara County Bay Area
Attachment 2

Table 3-12
: HUD/HCD Income Limits based on Persons per Household, Santa Clara County, 2021 Income Categories Persons per Household
1 2 3 4 5
Extremely Low (30% AMI and lower) $34,800 $39,800 $44,750 $49,700 $53,700 Very Low Income (31-50% AMI) $58,000 $66,300 $74,600 $82,850 $89,500 Low Income (51-80% AMI) $82,450 $94,200 $106,000 $117,750 $127,200 Median Income (100% AMI) $105,900 $121,050 $136,150 $151,300 $163,400 Moderate Income (81-120% AMI) $127,100 $145,250 $163,400 $181,550 $196,050 Source: CA Department of Housing and Community Development (HCD), 2022.

Table 3-13 shows maximum affordable monthly rents and maximum affordable purchase prices for homes using 2021 HCD-defined household income limits for extremely low-, very low-, low-, and moderate-income households in Santa Clara County (including Sunnyvale). For example, a three-person household with an annual income of $106,000 is classified as low income (80 percent of AMI) in 2021. A household with this income could afford to pay a monthly gross rent (including utilities) of up to $2,650 or could afford to purchase a house price at or below $583,662. Market- rate rents for apartments in Sunnyvale are generally higher than the rental rates that low -income households can afford and are significantly higher than what very low- or extremely low-income households can afford. Home sale prices are well above what is considered an affordable purchase price for moderate-income households.

Table 3-13: Ability to Pay for Housing Based on HCD Income Limits, 2021 Number of Persons 1 2 3 4 5 6
Extremely Low-Income Households at 30% of Median Family Income Income Level $34,800 $39,800 $44,750 $49,700 $53,700 $57,700 Max. Monthly Gross Rent 1 $870 $995 $1,119 $1,243 $1,343 $1,443 Max. Purchase Price 2 $149,184 $170,619 $191,839 $213,059 $230,207 $247,354 Very Low-Income Households at 50% of Median Family Income Income Level $58,000 $66,300 $74,600 $82,850 $89,500 $96,150 Max. Monthly Gross Rent 1 $1,450 $1,658 $1,865 $2,071 $2,238 $2,404 Max. Purchase Price 2 $248,640 $284,222 $319,803 $355,170 $383,678 $412,186 Low-Income Households at 80% of Median Family Income
Income Level $82,450 $94,200 $106,000 $117,750 $127,200 $136,600 Max. Monthly Gross Rent 1 $2,061 $2,355 $2,650 $2,944 $3,180 $3,415 Max. Purchase Price 2 $353,455 $403,826 $454,412 $504,783 $545,294 $585,591 Median-Income Households at 100% of Median Family Income Income Level $105,900 $121,050 $136,150 $151,300 $163,400 $175,500 Max. Monthly Gross Rent 1 $2,648 $3,026 $3,404 $3,783 $4,085 $4,388 Max. Purchase Price 2 $453,983 $518,929 $583,662 $648,608 $700,480 $752,351 Moderate-Income Households at 120% of Median Family Income Income Level $127,100 $145,250 $163,400 $181,550 $196,050 $210,600 Max. Monthly Gross Rent 1 $3,707 $4,236 $4,766 $5,295 $5,718 $6,143 Max. Purchase Price 2 $635,676 $726,451 $817,226 $908,001 $980,521 $1,053,292 Notes: Incomes based on HCD State Income Limits for 2021; FY 2021 AMI: $151,300. 1 Assumes that 30 percent of income is available for either: monthly rent, including utilities; or mortgage payment, taxes, mortgage insurance, and homeowners insurance
2 Assumes 95 percent loan (i.e., 5 percent down payment) at 4.5 percent annual interest rate and 30-year term; assumes taxes, mortgage insurance, and homeowners’ insurance account for 21 percent of total monthly payments Source: Source: HCD, 2021; and Ascent, 2022
Attachment 2

OVERPAYMENT
Overpayment, also known as housing cost burden, is a critical issue for many households of various income levels.

Overpayment occurs when households spend more than 30 percent of gross monthly income on housing. Severe overpayment or cost burden occurs when housing costs represent more than 50 percent of gross monthly income.

Lower-income residents are consistently the most impacted by high housing costs and experience the highest rates of cost burden. Paying too much for housing puts lower-income households at higher risk of displacement, eviction, or eventually homelessness depending on mobility options.

Figure 3-39 below shows a significant portion of households in Sunnyvale have high housing costs relative to their household incomes, with lower -income households having particularly high rates of housing cost burden . More than 75 percent of all ELI households in the city are overpaying for housing (77 percent). When looking at the cost burden by tenure in Sunnyvale, 18.5 percent of renters are cost burdened by housing costs compared to 15.5 percent of those that own (see Figure 3-40 below). Additionally, 15.5 percent of renters are severely cost burdened, spending 50 percent or more of their income on housing, while 8.7 percent of owners are severely cost-burdened.

Among lower-income households, homeowners are more likely to overpay for housing than renters (82 percent compared to 70 percent, respectively). However, lower -income renters are more likely to be severely cost - burdened than lower-income homeowners (47 percent compared to 31 percent) and overall there are more cost- burdened low-income renters (7,095) compared to low-income owners (5,590).

In addition, given that people of color are more likely to experience pov erty and financial instability because of federal and local housing policies that have historically excluded them from the same opportunities extended to white residents, they often pay a greater percentage of their income on housing, and in turn, are at a greater risk of housing insecurity. Analyzing cost burden by race and ethnicity shows that Hispanic or Latinx households in Sunnyvale are the most cost burdened with 45 percent of Hispanic or Latinx households spending more than 30 percent of their income on housing and 22 percent of Hispanic or Latinx households spending more than 50 percent of their income. Black or African American, Non -Hispanic households are the most heavily cost burdened with 52 percent spending more than 30 percent of their income on housing and 32 percent spending more than 50 percent of their income (see Figure 3-42 below).

Figure 3-39: Cost Burden by Income Group, Sunnyvale, 2017

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release 12%
32% 35% 30%
8%
66% 37%
13%
4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
0%-30% of AMI 31%-50% of AMI 51%-80% of AMI 81%-100% of AMI Greater than 100% of AMI
Percent of Households
30%-50% of Income Used for Housing 50%+ of Income Used for Housing Attachment 2

Figure 3-40: C
ost Burden by Tenure, Sunnyvale

Source: ABAG Housing Element Data Package, U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091
Figure 3-41: Lower Income Cost Burdened Households by Tenure, Sunnyvale, 2017

Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) 2013-2017 release
16%
18%
9%
15%
0 2,000
4,000
6,000
8,000
10,000
12,000
Owner Occupied Renter Occupied
Households
30%-50% of Income Used for Housing 50%+ of Income Used for Housing 51% 23%
31% 47%
0 2000
4000
6000
8000
10000
12000
Owner Occupied Renter Occupied
Households
30-50% of Income Used for Housing 50%+ of Income Used for Housing Attachment 2

Figure 3-42: Cos
t Burden by Race and Ethnicity, Sunnyvale, 2017

The number of American Indian or Alaska Native households from 2013-2017 (60 households) is too small relative to the total population in Sunnyvale and is not visible due to scale.

Source: ABAG Housing Element Data Package, U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017.

Assisted Housing at Risk of Conversion
State Housing Element law requires an analysis of the potential for rent -restricted low-income housing units to convert to market-rate housing within 10 years from the start of the planning period, and to propose programs to preserve or replace any units at risk of conversion, also known as “at-risk units.” This section presents an inventory of all rent-restricted housing in Sunnyvale and identifies those units at risk of conversion by 2033.

While there is an immense need to produce new affordable housing units, ensuring that the existing affordable housing stock remains affordable is equally important. Additionally, it is typically faster and less expensive to preserve currently affordable units that are at risk of converting to market-rate than it is to build new affordable housing.

Assisted Housing Inventory
Rent-restricted housing in Sunnyvale includes both publicly subsidized affordable housing, generally assisted with any combination of federal, state, local, and/or private subsidies, and deed -restricted rental units provided through the City’s inclusionary Below Market Rate (BMR) rental program. Table 3-14 presents the inventory of affordable rental housing in Sunnyvale which receive s some form of public assistance. As ev idenced by the over 1,600 units identified, Sunnyvale has actively supported affordable rental housing utilizing a variety of local, State and Federal funds, and works extensively with non -profit housing developers in the ownership and management of its pr ojects. None of these units are at risk of conversion by 2033. Borregas Court is the on ly development 17%
13%
20%
14%
22%
23%25%
11%
32%
12%
17%
22%
0 1,000
2,000
3,000
4,000
5,000
6,000
American
Indian or Alaska
Native, Non-
Hispanic
Asian / API,
Non-Hispanic
Black or African
American, Non-
Hispanic
White, Non-
Hispanic
Other Race or
Multiple Races,
Non-Hispanic
Hispanic or
Latinx
Households
30%-50% of Income Used for Housing 50%+ of Income Used for Housing Attachment 2

listed in
the table that has an affordability term scheduled to expire before 2033; however, Borregas Court is subject to an affordability agreement with the City that places additional affordability controls that remain on the land, essentially preserving the housing affordable in perpetuity. As part of Program H13, the City will continue to track the affordability agreement and maintain contact with the property owner to provide technical and/or financial assistance to ensure preservation of affordable units beyond the expiration of TCAC affordability restrictions in 2029.

Table 3-14: Inventory of Publicly Assisted Rental Housing, Sunnyvale, 2022 Project Name Address Year Built
(Asst.)
End of
Afford. Term
Afford.

Units Financing Status
Aster Park 1059 Reed Ave 2010 2065 94 HOME, HUD FHA 223(f) Not at risk Block 15 379 S Mathilda Ave 2023 2090 89 TCAC, HMF, HOME Not at risk Borregas Court 101 W Weddell Dr 1999 2029 192 TCAC
Not at risk;
(Affordability
restrictions run
with land)
Carroll Inn (SRO) 174 Carroll St 1994 2034 121 TCAC, HOME Not at risk Crescent Terrace 130 Crescent Ave 2016 2056 47 CDBG, HOME, HUD S8 Not at risk Edwina Benner Plaza 460 Persian Dr 2018 2073 65 TCAC, HMF, HOME Not at risk Eight Trees 183 Acalanes Dr 2018 2073 23 TCAC, CDBG, HOME, HMF Not at risk Fair Oaks Plaza 660 S Fair Oaks Ave 2011 2066 123 TCAC, State IIG, MHSA, SVHT, HOME, HMF Not at risk
Garland Plaza 662 Garland Ave 2013 2068 19 TCAC, HOME, HMF Not at risk Homestead Park 1601 Tenaka Pl 2013 2068 209 TCAC, CDBG, HOME, HMF, HUD S8, 236 Not at risk
Klee Senior Group
Home (Offenbach)
1230 Klee Ct;
436 Offenbach Pl 2015 2045 5 CDBG, SVHT Not at risk
Klee Senior Group
Home (Wolfe) 1675 S Wolfe Rd 2015 2045 4 CDBG, SVHT Not at risk Lamar Group Home 854 Gary Ave 2012 2042 4 HOME, CDBG Not at risk Life’s Garden 450 Old San Francisco Rd 2016 2071 195 TCAC, HUD S8 Not at risk Meadows Group
Homes 862 Hollenbeck Ave 2012 2042 2 HOME, CDBG Not at risk Morse Court 825 Morse Ave 2015 2055 34 CalHFA, HUD S8, HMF Not at risk Moulton Plaza 1601 Tenaka Pl 2006 2056 65 TCAC, CalHFA, SVHT, HMF, CDBG Not at risk
Murphy Station 1008 E El Camino Real 2022 2077 22 TCAC Not at risk Onizuka Crossing 620 E Maude Ave 2016 2071 57
TCAC, State IIG, MHSA,
County, HUD S8 &

VASH, HOME, HMF
Not at risk
Orchard Gardens 245-305 Weddell Dr 1999 2054 61 TCAC, CDBG, HOME, HMF
Not at risk; (Rehab
planned, new loan
requested)
Pacific Plaza 785 Reseda Dr 1996 2002 38 HOME, CDBG
Expired, but
nonprofit owned
and operated as
affordable
Attachment 2

Project Name Address Year Built
(Asst.)
End of
Afford. Term
Afford.

Units Financing Status
Parkside Studios 495 N Wolfe Rd 2015 2069 58 TCAC, MHSA, County, HUD S8, HOME, HMF Not at risk
Plaza de las Flores 233 Carroll St 2006 2036 100 HOME, CDBG, CalHFA, MHP, SVHT Not at risk
Socorro (SRO) 1353 Socorro Ave 2013 2038 5 HOME, CDBG, SVHT Not at risk Stoney Pine 267 W California Ave 2017 2047 22 HUD 811, HMF, HOME, CDBG, BMRI, SVHT Not at risk
Total Assisted Rental Units 1,654
Total Assisted Rental Units At Risk by 2033 0
Source: City of Sunnyvale, 2021.

Table 3-15 shows the total rental units currently rent-restricted under the BMR program. There are 334 total; 46 of these units are at risk and may expire and convert to market -rate by 2033. All of the units at risk of expiration are in the City’s BMR rental program and are part of larger market rate projects. Once the affordability period expires, these units will likely be converted to market rate. Chapter 2, “Housing Plan,” includes a program directing the City to facilitate long-term preservation of existing BMR units.

Table 3-15: Inventory of Below Market Rate (BMR) Rental Units Project Name Address Year
Built
Affordability
Period
Affordable
Units Status
Cherry Orchard 250 W El Camino Real 2001 2023 30 At Risk Villa del Sol 355 E Evelyn Ave 2001 2024 11 At Risk
Encinal Place 604 S Fair Oaks Ave 2005 2025 2 At Risk
Magnolia Lane 117 S Mary Ave 2002 2032 3 At Risk
481 Mathilda 481 N Mathilda Ave 2016 2046 5 Not at risk in current cycle 6 Ten East 610 E Weddell Ave 2017 2047 16 Not at risk in current cycle Encasa 520-550 E Weddell Drive 2017 2047 27 Not at risk in current cycle Iron Works North 457 E Evelyn Ave 2017 2047 9 Not at risk in current cycle Iron Works South 388 E Evelyn Ave 2017 2047 5 Not at risk in current cycle Tamarind Square 1160 Morse Ave 2004 2060 12 Not at risk in current cycle Via 621 Tasman Dr 2011 2066 43 Not at risk in current cycle BRE Lawrence
Station Apartments 1271 Lawrence Station Road 2012 2067 46 Not at risk in current cycle The Flats 300 W Washington Ave 2018 2073 25 Not at risk in current cycle Savoy 1120 Kifer Rd 2020 2075 40 Not at risk in current cycle Flats West 333 W Iowa Ave 2021 2076 9 Not at risk in current cycle Maxwell Apartments 490 W McKinley Ave 2022 2077 6 Not at risk in current cycle Redwood Place 959 Stewart Dr 2022 2077 45 Not at risk in current cycle Total BMR Units 334
At-Risk BMR Units 46
Source: City of Sunnyvale, 2021.

Attachment 2

Preservation of At -Risk Rental Units
This section evaluates the affordable rental units in Sunnyvale at risk of converting to market- rate rents by 2033.

As presented in Tables 3-13 and 3-14, Sunnyvale has 46 BMR rental units which are projected to expire during this period, none of which are senior housing . Preservation and replacement optio ns typically include provision of tenant rental assistance; acquisition or construction of replacement units; or transfer of ownership to a non-profit.

Each of these options is described below.

RENTAL ASSISTANCE
One preservation option theoretically possible for preserving the BMR units would be to provide monthly subsidies to make up the difference between BMR rents and market -rate rents. Similar to Housing Choice Vouchers (also known as Section 8), the City, through a variety of funding sources, could potentially provide operating subsidies to project owners or tenant-based subsidies to lower-income households within projects with expired use restrictions.

In addition to cost, the feasibility of this alternative depends upon the willingness of property owners to accept such a subsidy and continue renting to lower -income tenants . The level of subsidy required to preserve at -risk affordable housing through rent subsidies is estimated to equal the Fair Market Rent (FMR) for a unit minus the housing cost affordable by a lower-income household. FMRs are generally the maximum chargeable gross rent in an area for projects participating in the HUD Section 8 (Housing Choice Voucher) Program.

Table 3 -16 estimates the rent subsidies required to preserve 46 affordable units. Based on the estimates and assumptions shown in the table, approximately $ 264,000 annually would be required to preserve the 46 expiring BMR units.

Table 3-16: Rental Subsidies Required for At-Risk BMR Units Per Unit Affordable Rent1
Unit Size
Total
1BR 2BR 3BR
A Low-Income Rent (80% AMI) 4 $2,208 $2,650 $3,062

B Per Unit Fair Market Rent2 $2,558 $3,051 $3,984
C Monthly Per Unit Subsidy (B-A) $350 $401 $922
D Annual Subsidy/Unit (C * 12) $4,200 $4,812 $11,064
Total “At Risk” Units3 23 14 9 46
Total Annual Subsidy $96,600 $67,368 $99,576 $263,544 1 Affordable rent calculation is based on 1.5 persons per bedroom. 2 2020 HUD Fair Market Rent.
3 Assumes 50% of total “At Risk” units are 1-bedroom, 30% are 2-bedroom, and 20% are 3-bedroom. 4 Assumes rent at 80% AMI, City has authority to set rent anywhere between 60-80% based on market conditions.

AMI = Area Median Income
Source: U.S. HUD, Fair Market Rents 2021; Ascent 2021.

Another way rent subsidies could be structured is as a rent buy-down. This would involve the City providing a one- time assistance loan to the property owner to cover the present value of the decrease in rents associated with the extended affordability term compared with market rents achievable on the units. This approach offers a benefit to the owner in that they receive cash upfront from the loan, providing funds for rehabilitation improvements. This is probably a more likely scenario, based on past preservation/rehabilitation projects assisted by the City, and given that the property is owned by a non-profit agency.

Attachment 2

ACQUISITION OR TRANSFER OF OWNERSHIP
Acquisition or transferring ownership of an at-risk project to a non -profit housing provider is generally one of the least costly ways to ensure that at-risk units remain affordable for the long term. By transferring ownership to a non-profit, low-income restrictions can be secured indefinitely, and the project becomes eligible for a greater range of governmental assistance. This preservation option, however, is not feasible for Sunnyvale’s at-risk BMR projects since all of the at -risk units are located within larger market-rate developments, and it is not likely the for -profit companies would be willing to sell these properties.

CONSTRUCTION OF REPLACEMENT UNITS
The construction of replacement units is another option to replace at-risk units should they be converted to market- rate units. The cost of developing housing depends upon a variety of factors, including density, size of the units, location, land costs, and type of construction. Based on recent sales data obtained in 2021, recent residential projects have been developed in the range of $650,000 to $935,000 per unit. At such prices, it is unlikely the City would be able to provide sufficient assistance for the replacement of the number of units projected to expire. It is more likely the City would assist in development of new units in a project of 50-120 units, where tax credits can be used to leverage any available City funds.

Comparison of Preservation Options
The above analysis estimates the cost of preserving the 46 expiring BMR units under various options. The cost of subsidizing rents in the BMR units for an additional 20 years would be an estimated $13.9 million under the very unlikely assumption that rents would stay flat for 20 years. This is option is not realistic given the greater likelihood that rents will increase steadily over time, and the probability that the property owners are not likely interested in extending the term of affordability. For these reasons, Sunnyvale’s preservat ion efforts to date have focused on publicly-assisted units at risk of conversion, rather than on expiring BMR units. Several factors have influenced the City’s preservation strategy: most of the City’s current stock of assisted units are now owned by non-profit agencies, which tend to be more willing partners in preservation efforts; these subsidized units are affordable to very low and extremely low income households, which is a type of unit not provided by market-rate or mixed-income housing developers and therefore in shorter supply; and most of these units were built decades ago and are in need of financing for rehabilitation, which becomes an effective leveraging tool for negotiating extended terms of affordability.

There is essentially no cost-effective mechanism by which the City can preserve only a few BMR rental units within otherwise market-rate rental properties. The City instead provides outreach to tenants of expiring BMR rental units to make sure they are aware of other affordable housing progr ams, such as First -Time Homebuyer loans and/or BMR homes for sale, and BMR units in other developments with longer terms of affordability.

HCD maintains a list of organizations called qualified entities that have been pre-approved by HCD to participate in acquisition of at-risk properties. The entities registered for Santa Clara County are listed in Table 3-17. There are an additional 80 organizations on the list that are qualified for all counties.

Attachment 2

Table 3-17
: Qualified Entities, Santa Clara County
Company City
Cambrian Center, Inc. San Jose
Charities Housing Development Corp. San Jose
Palo Alto Senior Housing Project, Inc. Palo Alto
Mid-Peninsula Housing Coalition Foster City
Affordable Housing Foundation San Francisco
Palo Alto Housing Corp Palo Alto
South County Housing, Inc Gilroy
Satellite Housing Inc. Berkeley
ROEM Development Corporation Santa Clara
Silicon Valley at Home San Jose
Source: CA Department of Housing and Community Development (HCD), 2021.

Conservation of Rental Units and Mobile Homes
The conversion of rental housing to condominiums is an issue of ongoing concern in Sunnyvale, although developer interest in this possibility varies, largely in parallel with the cycles of the for -sale housing market. Although converting apartments to condominiums provides additional opportunities for low -cost home ownership, it does not increase the overall supply of housing, and may interfere with City goals to provide a range of housing types and tenures. Reducing the supply of rental housing limits opportunities for lower-income households who cannot afford the costs of home ownership and also limits the options for those who prefer to rent.

To meet these concerns, Sunnyvale adopted a Condominium Conversion O rdinance (Zoning Code Chapter 19.70) that prohibits conversion unless the vacancy rate for rental housing exceeds 3 percent for one year. Additional provisions protect the elderly and require that a percentage of the units be set aside for low- and moderate-income households. Because mobile homes are an important part of the affordable housing stock, the City has adopted a policy to maintain at least 400 acres of mobile home park zoning. The City has also enacted a Mobile Home Park Conversion Ordinance , Zoning Code Chapter 19.72. While this ordinance neither encourages nor discourages conversions, it does provide mitigation measures to provide residents with some assistance in the event of a conversion.

Attachment 2

CHAPTER 4 Assessment of Fair Housing

4.1 Introduction
Throughout California, community amenities and access to opportunities are not always equitably accessible or attainable due to different social, economic, or cultural barriers in society. Because of this imbalance, it is important to ensure that sites for housing, particularly lower income units, are available throughout a jurisdiction and where residents have fair and equitable access to amenities and opportunities. This chapter provides an assessment of fair housing to ensure the City plans for housing, particularly lower-income housing, with specific consideration of access to jobs, good education, health services, and transportation.

Assembly Bill 686
Assembly Bill (AB) 686, signed in 2018, requires cities and counties to take deliberate actions to address disparities in housing needs, access to opportunity, and settlement patterns for protected populations. Housing elements are required to address the following components:

1. Inclusive and Equitable Outreach : Local jurisdictions must make a diligent effort to equitably include all community stakeholders in the housing element participation process.

2. Fair Housing Assessment : All housing elements must include an assessment of integration and segregation patterns and trends, racially or ethnically concentrated areas of poverty and affluence, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

3. Analysis of Sites Inventory : Local jurisdictions must evaluate and ad dress how particular sites available for housing development will meet the needs of households at all income levels. The housing element must analyze and conclude whether the identified sites improve or exacerbate fair housing issues in the community.

4. Identification of Contributing Factors : Based on findings from the previous ste ps, housing elements must identify, evaluate, and prioritize the contributing factors related to fair housing issues.

5. Policies and Actions to AFFH: Local jurisdictions must adopt fair housing policies and actions that are significant, meaningful, and sufficient to overcome identified patterns of segregation and affirmatively further fair housing (AFFH). The housing element should include metrics and milestones for evaluating progress and fair housing results.

4.2 Assessment of Fair Housing
This section serves as an assessment of fair housing practices in the City of Sunnyvale and has been prepared pursuant to Government Code Section 65583 (c)(10). It examines existing conditions and demographic patterns including concentrated areas of poverty wit hin the City, concentrated areas of low - and median- income housing, and areas of low and high opportunity. I nformation on Sunnyvale is also c ompared to regional trends, describing settlement patterns across the region. The analysis is primarily based on data from the U.S. Census American Community Survey (ACS) 2015 -2019, the California Department of Housing and Community Development (HCD) AFFH Data and Mapping Tool, the U.S. Department of Housing and Urban Development (HUD) AFFH Tool, the Draft Attachment 2