8.12

               

8.12 HOUSING ELEMENT 

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Page 8.12-2 Appendix Twelve: HOUSING ELEMENT 8.12

TABLE OF CONTENTS

8.12-1 INTRODUCTION ...... 8.12-7  8.12-1.1 Scope and Purpose ...... 8.12-7  8.12-1.2 Relationship to Other Elements ...... 8.12-8  8.12-1.3 Public Outreach ...... 8.12-8 

8.12-2 PROGRAM ACCOMPLISHMENTS ...... 8.12-14  8.12-2.1 Effectiveness ...... 8.12-14  8.12-2.2 Progress and Appropriateness ...... 8.12-19 

8.12-3 HOUSING NEEDS ASSESSMENT ...... 8.12-20  8.12-3.1 Population & Household Trends ...... 8.12-20  8.12-3.2 Employment Trends...... 8.12-23  8.12-3.3 Housing Characteristics ...... 8.12-26  8.12-3.4 Market Conditions and Affordability ...... 8.12-30  8.12-3.5 Special Needs Populations ...... 8.12-36  8.12-3.6 At-Risk Housing ...... 8.12-51 

8.12-4 FINANCING AND SUBSIDY RESOURCES ...... 8.12-55  8.12-4.1 Local Opportunities ...... 8.12-56  8.12-4.2 Regional Opportunities ...... 8.12-58  8.12-4.3 State Opportunities ...... 8.12-58  8.12-4.4 Federal Opportunities ...... 8.12-59 

8.12-5 HOUSING CONSTRAINTS ...... 8.12-63  8.12-5.1 Governmental Constraints ...... 8.12-63  8.12-5.2 Environmental and Infrastructure Constraints ...... 8.12-81  8.12-5.3 Non-Governmental Constraints ...... 8.12-84 

8.12-6 HOUSING OPPORTUNITIES ...... 8.12-91 8.12-6.1 Summary ...... 8.12-91  8.12-6.2 Regional Housing Needs Allocation ...... 8.12-91  8.12-6.3 Densities to Accommodate a Variety of Housing Types ...... 8.12-93 8.12-6.4 Sites Selection Process ...... 8.12-95  8.12-6.5 Housing Focus Areas ...... 8.12-96  8.12-6.6 Opportunities for Energy and Resource Conservation ...... 8.12-114

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8.12-7 HOUSING PLAN ...... 8.12-117  8.12-7.1 Goals and Policies ...... 8.12-117  8.12-7.2 Implementing Actions ...... 8.12-119  8.12-7.3 Quantified Objectives...... 8.12-133 

APPENDIX 8.12-A 2007-2014 HOUSING ACCOMPLISHMENTS ...... 8.12-134

APPENDIX 8.12-B UNDERUTILIZED SITES ...... 8.12-158 

LIST OF TABLES Table 8.12-2-1: Regional Housing Needs Assessment, 2007-2014 ...... 8.12-14 Table 8.12-2-2: Development Projects by Affordability, 2007-2014 ...... 8.12-14 Table 8.12-2-3: Development Projects by Density, 2011-2014 ...... 8.12-18 Table 8.12-3-1: Population Growth Trends, 1990-2010 ...... 8.12-21 Table 8.12-3-2: Household Growth Trends, 1990-2010 ...... 8.12-21 Table 8.12-3-3: Projected Household Growth, 2010-2040 ...... 8.12-22 Table 8.12-3-4: Age Characteristics and Trends, 2000-2010 ...... 8.12-23 Table 8.12-3-5: Household Income, 2011...... 8.12-23 Table 8.12-3-6: Employment Trends, 2000 and 2011 ...... 8.12-24 Table 8.12-3-7: Major Employers in Santa Clara, 2013 ...... 8.12-25 Table 8.12-3-8: Projected Job Growth, 2010 to 2040 ...... 8.12-26 Table 8.12-3-9: Average Household Size, 2011 ...... 8.12-27 Table 8.12-3-10: Housing Tenure, 2000 and 2010 ...... 8.12-27 Table 8.12-3-11: Housing Units, by Type, 2000-2010 ...... 8.12-28 Table 8.12-3-12: Year Structure Built, 2011 ...... 8.12-29 Table 8.12-3-13: Inventory of Rental Units, 2013 ...... 8.12-30 Table 8.12-3-14: Median Home Price, April 2014 ...... 8.12-31 Table 8.12-3-15: Occupancy Status by Tenure, 2010 ...... 8.12-32 Table 8.12-3-16: County Household Income Limits, 2014 ...... 8.12-33 Table 8.12-3-17: Housing Affordability by Income, 2014 ...... 8.12-34 Table 8.12-3-18: Summary of Housing Overpayment, 2010 ...... 8.12-35 Table 8.12-3-19: Overcrowded Households by Tenure ...... 8.12-36 Table 8.12-3-20: Seniors by Age and Tenure ...... 8.12-37 Table 8.12-3-21: Elderly Households, by Income 2011 ...... 8.12-38 Table 8.12-3-22: Number of Disabilities, by Type, in the City of Santa Clara ...... 8.12-39 Table 8.12-3-23: Developmentally Disabled Residents by Age, 2014 ...... 8.12-41 Table 8.12-3-24: Household Size by Tenure ...... 8.12-42 Table 8.12-3-25: Housing Stock by Number of Bedrooms ...... 8.12-42 Table 8.12-3-26: Median Household Income, by Household Size ...... 8.12-43 Table 8.12-3-27: Santa Clara County Homeless Survey, 2013 ...... 8.12-46 Table 8.12-3-28: Emergency Housing Providers in the City of Santa Clara ...... 8.12-47 Table 8.12-3-29: Inventory of City Assisted Housing Units ...... 8.12-49 Table 8.12-3-30: Market Value of At-Risk Projects, 2014 ...... 8.12-52

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Table 8.12-5-1: 2010-2035 General Plan Land Use Designations (Residential) ...... 8.12-64 Table 8.12-5-2: Residential Development Standards ...... 8.12-65 Table 8.12-5-3: Parking Standards ...... 8.12-66 Table 8.12-5-4: Permitted Housing Types within Residential Zoning Classifications .. 8.12-67 Table 8.12-5-5: Planning and Development Fees ...... 8.12-73 Table 8.12-5-6: Regional Comparison of Planning and Development Fees ...... 8.12-74 Table 8.12-5-7: Actual Development Fees for Recent Projects ...... 8.12-75 Table 8.12-5-8: Planning and Development Fees ...... 8.12-76 Table 8.12-5-8: Disposition of Home Loans ...... 8.12-87 Table 8.12-6-1: Accommodation of the 2014-2022 RHNA ...... 8.12-91 Table 8.12-6-2: Regional Housing Needs Assessment, 2014-2022 ...... 8.12-92 Table 8.12-6-3: Development Projects by Density, 2011-2014 ...... 8.12-94 Table 8.12-6-4: Tasman East Focus Area Parcel Inventory ...... 8.12-100 Table 8.12-6-5: Lawrence Station Focus Area Parcel Inventory ...... 8.12-103 Table 8.12-6-6: El Camino Real Focus Area Parcel Inventory ...... 8.12-108 Table 8.12-7-1: Quantified Objectives ...... 8.12-133 Table 8.12-a-1: Housing Accomplishments ...... 8.12-135 

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8.12-1 INTRODUCTION  8.12-1.1 Scope and Purpose

Theȱ2015Ȭ2023ȱCityȱofȱSantaȱClaraȱHousingȱElementȱhasȱbeenȱpreparedȱtoȱmeetȱtheȱintentȱ andȱrequirementsȱofȱStateȱlawȱandȱisȱintendedȱtoȱbeȱintegratedȱintoȱtheȱCity’sȱ2010Ȭ2035ȱ GeneralȱPlan.ȱTheȱHousingȱElementȱcoversȱtheȱ2015ȱtoȱ2023ȱplanningȱperiod,ȱfocusingȱonȱ waysȱ toȱ promoteȱ residentialȱ infillȱ development,ȱ givenȱ landȱ supplyȱ andȱ costȱ constraints.ȱ TheȱintentȱofȱthisȱElementȱisȱtoȱplanȱforȱanȱadequateȱvarietyȱofȱsafe,ȱappropriateȱandȱwellȬ builtȱ housingȱ forȱ allȱ residentsȱ ofȱ Santaȱ Clara.ȱ Theȱ formatȱ ofȱ thisȱ Elementȱ followsȱ veryȱ specificȱ Stateȱ guidelinesȱ withȱ respectȱ toȱ data,ȱ evaluation,ȱ andȱ topics.ȱ Theȱ Elementȱ addressesȱ theȱ requirementsȱ ofȱ Titleȱ 7,ȱ Divisionȱ 1,ȱ Chapterȱ 3,ȱ Articleȱ 10.6ȱ ofȱ theȱ Stateȱ GovernmentȱCodeȱandȱisȱorganizedȱasȱfollows:ȱ

1. Chapterȱ 8.12Ȭ1ȱ providesȱ anȱ overviewȱ ofȱ theȱ Housingȱ Element,ȱ itsȱ relationshipȱ toȱ otherȱelementsȱinȱtheȱGeneralȱPlan,ȱandȱaȱdescriptionȱofȱpublicȱoutreachȱactivities.ȱ

2. Chapterȱ8.12Ȭ2ȱreviewsȱ theȱ2007Ȭ2014ȱHousingȱElement,ȱdrawingȱlessonsȱlearnedȱ fromȱitsȱsuccessesȱandȱchallengesȱinȱorderȱtoȱimproveȱthisȱupdatedȱElement.ȱThisȱ discussionȱincludesȱanȱassessmentȱofȱtheȱeffectivenessȱofȱtheȱ2007Ȭ2014ȱElement,ȱitsȱ progressȱ inȱ implementation,ȱ andȱ theȱ appropriatenessȱ ofȱ itsȱ continuingȱ goals,ȱ policies,ȱ andȱ actionsȱ forȱ thisȱ planningȱ period.ȱ Aȱ summaryȱ isȱ providedȱ inȱ thisȱ chapterȱwithȱaȱcompleteȱcomparisonȱmatrixȱprovidedȱinȱAppendixȱA.ȱ

3. Chapterȱ 8.12Ȭ3ȱ isȱ aȱ summaryȱ ofȱ theȱ housingȱ needsȱ assessment,ȱ includingȱ population,ȱ householdȱ andȱ employmentȱ trends;ȱ housingȱ characteristics;ȱ specialȱ needsȱpopulations;ȱandȱaěordableȱunitsȱatȬriskȱofȱconversionȱtoȱmarketȬrate.ȱȱ

4. Chapterȱ 8.12Ȭ4ȱ reviewsȱ constraintsȱ toȱ housingȱ developmentȱ andȱ potentialȱ programsȱ andȱ policyȱ changesȱ thatȱ couldȱ reduceȱ theseȱ barriers.ȱ Theȱ analysisȱ considersȱ governmentalȱ constraintsȱ (e.g.ȱ zoningȱ regulations,ȱ fees,ȱ andȱ permitȱ reviewȱ procedures),ȱ asȱ wellȱ asȱ nonȬgovernmentalȱ factorsȱ (e.g.ȱ availabilityȱ ofȱ financing,ȱlandȱandȱconstructionȱcosts,ȱandȱenvironmentalȱconditions).ȱ

5. Chapterȱ 8.12Ȭ5ȱ describesȱ potentialȱ housingȱ sites,ȱ includingȱ vacantȱ landȱ andȱ underutilizedȱpropertiesȱappropriateȱforȱresidentialȱdevelopment.ȱSeveralȱhousingȱ focusȱareasȱhaveȱbeenȱidentified,ȱincludingȱtheȱTasmanȱEast,ȱLawrenceȱStationȱandȱ Elȱ Caminoȱ Realȱ Focusȱ Areas.ȱ Thisȱ chapterȱ alsoȱ describesȱ energyȱ andȱ resourceȱ conservationȱprogramsȱcurrentlyȱsupportedȱbyȱvariousȱCityȱdepartmentsȱandȱtheȱ Cityȱownedȱpublicȱutilitiesȱforȱwater,ȱsewerȱandȱelectricity.ȱ

6. Chapterȱ8.12Ȭ6ȱarticulatesȱSantaȱClaraȇsȱvisionȱforȱtheȱCityȇsȱhousingȱsupplyȱinȱlightȱ ofȱ currentȱ constraintsȱ toȱ housingȱ development,ȱ markets,ȱ andȱ aěordability.ȱ Itȱ establishesȱaȱframeworkȱtoȱguideȱdecisionȬmakingȱandȱanȱactionȱprogramȱtoȱhelpȱ

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theȱ Cityȱ meetȱ itsȱ housingȱ needs.ȱ Theȱ goals,ȱ policiesȱ andȱ programsȱ inȱ theȱ lastȱ sectionȱ ofȱ thisȱ chapterȱ focusȱ onȱ fourȱ keyȱ issues:ȱ housingȱ opportunities,ȱ housingȱ aěordability,ȱ housingȱ sitesȱ andȱ production,ȱ andȱ neighborhoodȱ conservation.ȱ Finally,ȱ theȱ chapterȱ providesȱ quantifiedȱ objectivesȱ thatȱ establishȱ targetsȱ forȱ aěordable,ȱrehabilitated,ȱandȱreplacementȱhousing.ȱ

8.12-1.2 Relationship to Other Elements

SinceȱstatutoryȱrequirementsȱaddressedȱinȱthisȱElementȱoverlapȱwithȱotherȱGeneralȱPlanȱ elements,ȱsuchȱasȱLandȱUse,ȱTransportation,ȱEnvironmentalȱQuality,ȱandȱPublicȱFacilitiesȱ andȱ Services,ȱ itȱ isȱ necessaryȱ toȱ lookȱ atȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ inȱ itsȱ entiretyȱ forȱ anȱ understandingȱofȱtheȱrelationshipȱbetweenȱtheȱHousingȱElementȱandȱtheseȱotherȱelements.ȱ ThisȱElementȱmeetsȱtheȱminimumȱstandardsȱrequiredȱbyȱStateȱlawȱforȱaȱhousingȱelement.ȱ Relatedȱ housingȱ issuesȱ canȱ beȱ foundȱ elsewhereȱ inȱ theȱ Generalȱ Plan.ȱ Thisȱ Elementȱ incorporatesȱandȱisȱintendedȱtoȱbeȱconsistentȱwithȱtheȱ2010Ȭ2035ȱGeneralȱPlan,ȱadoptedȱinȱ 2010.ȱ

TheȱCityȱisȱundertakingȱanȱupdateȱtoȱtheȱLandȱUseȱElement,ȱconcurrentȱwithȱtheȱHousingȱ Elementȱupdate.ȱȱTheȱLandȱUseȱElementȱupdateȱisȱintendedȱtoȱimplementȱPhaseȱIIȱofȱtheȱ GeneralȱPlan.ȱȱAdoptionȱofȱtheȱLandȱUseȱElementȱupdateȱisȱexpectedȱtoȱoccurȱeitherȱpriorȱ to,ȱorȱconcurrentȱwith,ȱtheȱHousingȱElementȱadoption.ȱȱ

8.12-1.3 Public Outreach

TheȱCaliforniaȱGovernmentȱCodeȱrequiresȱthatȱlocalȱgovernmentsȱmakeȱaȱdiligentȱeffortȱtoȱ solicitȱpublicȱparticipationȱfromȱallȱsegmentsȱofȱtheȱcommunityȱinȱtheȱdevelopmentȱofȱtheȱ HousingȱElement.ȱAsȱpartȱofȱtheȱCity’sȱpublicȱparticipationȱefforts,ȱStaffȱheldȱaȱnumberȱofȱ outreachȱ meetingsȱ withȱ variousȱ stakeholdersȱ andȱ theȱ publicȬatȬlargeȱ toȱ encourageȱ consensusȬbuildingȱ towardsȱ meetingȱ theȱ City’sȱ housingȱ goalsȱ andȱ objectives.ȱ Theseȱ meetingsȱincludedȱaȱhousingȱroundtableȱmeetingȱwithȱdevelopersȱandȱadvocacyȱgroups,ȱaȱ communityȱworkshopȱintendedȱtoȱencourageȱinterestȱfromȱtheȱpublic,ȱaȱstudyȱsessionȱwithȱ theȱPlanningȱCommission,ȱandȱaȱseriesȱofȱpublicȱhearingsȱtoȱreviewȱtheȱHousingȱElement.ȱ

Theȱ Cityȱ ofȱ Santaȱ Claraȱ viewsȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ updateȱ processȱ asȱ aȱ strategicȱopportunityȱtoȱdevelopȱrealȱsolutionsȱtoȱlocalȱhousingȱneeds.ȱItȱisȱanȱopportunityȱ toȱ engageȱ localȱ residents,ȱ housingȱ advocates,ȱ developers,ȱ electedȱ officials,ȱ andȱ otherȱ stakeholdersȱ inȱ aȱ constructiveȱ dialogȱ toȱ defineȱ andȱ evaluateȱ potentialȱ strategiesȱ andȱ solutions.ȱ

Theȱ Cityȱ hasȱ builtȱ uponȱ theȱ successesȱ ofȱ previousȱ Generalȱ Planȱ andȱ Housingȱ Elementȱ updateȱprocessesȱtoȱengageȱallȱeconomicȱsegmentsȱofȱtheȱcommunity,ȱincluding:ȱȱ

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1. Useȱofȱcommunityȱworkshops,ȱstudyȱsessions,ȱandȱanȱopenȱhouseȱforumȱtoȱdiscussȱ possibleȱhousingȱneedsȱandȱstrategies;ȱȱ

2. Selectionȱ ofȱ aȱ Landȱ Useȱ Steeringȱ Committeeȱ toȱ overseeȱ theȱ concurrentȱ Landȱ Useȱ ElementȱandȱHousingȱElementȱupdates;ȱȱ

3. Publicityȱthroughȱtheȱnewspaper,ȱflyers,ȱandȱuseȱofȱtheȱCity’sȱwebsite;ȱandȱȱ

4. Notificationȱofȱpublicȱmeetingsȱandȱhearingsȱasȱaȱforumȱforȱcommunityȱmembersȱ toȱ provideȱ inputȱ onȱ theȱ Publicȱ Reviewȱ Draftȱ Housingȱ Elementȱ andȱ Finalȱ Draftȱ HousingȱElement.ȱȱ

Schedule of Major Activities during the Housing Element Update Juneȱ12,ȱ2014ȱ HousingȱElementȱRoundtableȱ

Juneȱ19,ȱ2014ȱȱ CommunityȱWorkshop/PlanningȱCommissionȱStudyȱSessionȱ#1ȱ

Juneȱ26,ȱ2014ȱ LandȱUseȱSteeringȱCommitteeȱMeetingȱ#1ȱ

Julyȱ16,ȱ2014ȱ PublicȱReviewȱDraftȱHousingȱElementȱavailableȱ

Augustȱ6,ȱ2014ȱ CommunityȱWorkshop/PlanningȱCommissionȱStudyȱSessionȱ#2ȱ

Augustȱ11,ȱ2014ȱ LandȱUseȱSteeringȱCommitteeȱMeetingȱ#2ȱ

Septemberȱ2014ȱ SubmittalȱtoȱHCDȱforȱ60Ȭdayȱcomplianceȱreviewȱ

Novemberȱ12,ȱ2014ȱȱȱPlanningȱCommissionȱAdoptionȱHearingȱ

Decemberȱ9,ȱ2014ȱȱȱȱCityȱCouncilȱAdoptionȱHearingȱ

Decemberȱ2014ȱ FinalȱSubmittalȱtoȱHCDȱforȱ90Ȭdayȱcertificationȱreviewȱ

Housing Element Roundtable Onȱ Juneȱ 12,ȱ 2014,ȱ aȱ Housingȱ Elementȱ Roundtableȱ wasȱ heldȱ fromȱ 3pmȱ toȱ 5pmȱ atȱ theȱ Centralȱ Parkȱ Libraryȱ locatedȱ atȱ 2635ȱ Homesteadȱ Road.ȱ Theȱ Cityȱ mailedȱ anȱ invitationȱ toȱ specificȱ stakeholderȱ groupsȱ notifyingȱ themȱ ofȱ theȱ eventȱ asȱ wellȱ asȱ otherȱ upcomingȱ communityȱ outreachȱ eventsȱ forȱ theȱ Housingȱ Element.ȱ Stakeholderȱ groupsȱ thatȱ wereȱ notifiedȱ focusedȱ onȱ serviceȱ providers,ȱ affordableȱ housingȱ advocates,ȱ andȱ developers.ȱ Whileȱ thisȱ meetingȱ wasȱ openȱ toȱ theȱ public,ȱ specificȱ groupsȱ thatȱ receivedȱ aȱ mailedȱ invitationȱinclude:ȱȱ

x AdvocatesȱforȱAffordableȱHousingȱ x ProjectȱSentinelȱ x BillȱWilsonȱCenterȱ x Prometheusȱ x ChamberȱofȱCommerceȱ x ROEMȱDevelopment,ȱCorp.ȱ

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x CharitiesȱHousingȱ x SanȱAndreasȱRegionalȱCenterȱ x CitationȱHomesȱ x SantaȱClaraȱUniversityȱ x CoreȱDevelopmentȱGroup,ȱInc.ȱ x SheaȱHomesȱ x HousingȱAuthorityȱofȱSantaȱClaraȱCountyȱȱ x SierraȱClubȱ x HousingȱTrustȱSiliconȱValleyȱ x SiliconȱSageȱBuilders,ȱLLC.ȱ x JointȱVentureȱSiliconȱValleyȱ x SiliconȱValleyȱCommunityȱFoundationȱ x LawȱFoundationȱofȱSiliconȱValleyȱ x SiliconȱValleyȱLeadershipȱGroupȱ x LeagueȱofȱWomenȱVotersȱ x SiliconȱValleyȱTransFormȱ x LegalȱAidȱSocietyȱofȱSantaȱClaraȱCountyȱ x SouthȱBayȱDevelopmentȱCompanyȱ x LibertyȱTowersȱ x SummerHillȱHomesȱ x MidȬPeninsulaȱHousingȱCoalitionȱ x TheȱIrvineȱCompanyȱ x NeighborhoodȱHousingȱServicesȱSiliconȱ x UrbanȱHabitatȱ Valleyȱ x Mr.ȱJainȱSudhanshuȱ x NonȬProfitȱHousingȱAssociationȱofȱNorthernȱ Californiaȱ ȱ Atȱ theȱ Housingȱ Elementȱ Roundtable,ȱ stakeholdersȱ wereȱ askedȱ toȱ introduceȱ themselvesȱ andȱtoȱfillȱoutȱaȱprioritizationȱexerciseȱregardingȱhousingȱneedȱinȱtheȱCityȱofȱSantaȱClara.ȱ Theȱexerciseȱaskedȱeachȱparticipantȱtoȱrankȱtheȱvariousȱincomeȱgroupsȱandȱspecialȱneedsȱ groupsȱ basedȱ uponȱ theirȱ needȱ andȱ abilityȱ toȱ findȱ decentȱ andȱ affordableȱ housingȱ inȱ theȱ City.ȱ Followingȱ introductions,ȱ theȱ Housingȱ Elementȱ consultantȱ teamȱ gaveȱ aȱ “Housingȱ Elementȱ101”ȱpresentation,ȱdescribingȱtheȱgeneralȱintentȱandȱpurposeȱofȱtheȱupdate,ȱtheȱ contentsȱandȱrequirementsȱincludedȱwithinȱtheȱdocument,ȱandȱtheȱprocessȱtoȱcompleteȱtheȱ update.ȱParticipantsȱwereȱthenȱgivenȱtheȱopportunityȱtoȱdiscussȱissues,ȱopportunities,ȱandȱ strategiesȱregardingȱaffordableȱhousingȱandȱhousingȱneedsȱinȱSantaȱClara,ȱasȱwellȱasȱtheȱ outcomesȱofȱtheȱprioritizationȱexercise.ȱȱ

Thereȱ wereȱ eightȱ participantsȱ atȱ theȱ meetingȱ includingȱ severalȱ serviceȱ providers,ȱ anȱ affordableȱ housingȱ advocate,ȱ andȱ housingȱ developers.ȱ Basedȱ onȱ theȱ discussionȱ thatȱ occurred,ȱadvocateȱgroupsȱexpressedȱthatȱseniorȱhousingȱwasȱaȱbigȱconcernȱfollowedȱbyȱ transitionalȱ andȱ supportiveȱ housingȱ forȱ theȱ homeless.ȱ Someȱ ofȱ theȱ issuesȱ thatȱ wereȱ identifiedȱincluded:ȱȱ

x Exploringȱ implementationȱ ofȱ additionalȱ impactȱ feesȱ orȱ developmentȱ feesȱ toȱ supplementȱtheȱlossȱofȱredevelopmentȱfunds;ȱ

x Displacementȱofȱresidentsȱdueȱtoȱtheȱhighȱcostȱofȱhousing;ȱ

x Providingȱincentivesȱsuchȱthatȱanyȱtypeȱofȱhousingȱcanȱbeȱbuilt;ȱ

x Establishingȱaȱdefinedȱandȱclearȱprocessȱforȱdevelopment;ȱandȱ

x IncludingȱflexibilityȱinȱtheȱCity’sȱZoningȱCodeȱforȱdevelopment.ȱȱ

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Community Workshop/Planning Commission Study Session #1 OnȱJuneȱ19,ȱ2014ȱtheȱCityȱheldȱaȱcommunityȱworkshopȱandȱPlanningȱCommissionȱStudyȱ Sessionȱ toȱ introduceȱ theȱ Housingȱ Elementȱ updateȱ workȱ programȱ andȱ collectȱ inputȱ onȱ housingȱissuesȱandȱopportunitiesȱfacingȱSantaȱClara.ȱTheȱcommunityȱworkshopȱwasȱheldȱ asȱanȱopenȱhouseȱforumȱoutsideȱofȱCityȱHallȱ fromȱ6pmȱtoȱ7pmȱprecedingȱtheȱregularlyȱ scheduledȱ Planningȱ Commissionȱ meeting.ȱ Informationȱ onȱ theȱ forumȱ andȱ theȱ meetingȱ wereȱprovidedȱthroughȱaȱstandardȱpublicȱnotice,ȱonȱtheȱCity’sȱwebsite,ȱandȱatȱCityȱHall.ȱ Detailsȱ aboutȱ theȱ eventȱ wereȱ alsoȱ includedȱ onȱ theȱ invitationȱ sentȱ directlyȱ toȱ theȱ stakeholderȱgroups.ȱȱȱ

Atȱ theȱ openȱ houseȱ forum,ȱ informationalȱ boardsȱ wereȱ postedȱ introducingȱ theȱ Housingȱ Elementȱ updateȱ effortȱ andȱ summarizingȱ demographicȱ trendsȱ occurringȱ withinȱ theȱ City.ȱ CityȱStaffȱandȱtheȱconsultantȱteamȱwereȱpresentȱtoȱanswerȱquestionsȱandȱcollectȱinput.ȱInȱ additionȱ toȱ theȱ informationalȱ boards,ȱ twoȱ stationsȱ wereȱ setȱ upȱ toȱ collectȱ residentȱ input.ȱ Theȱfirstȱstationȱfocusedȱonȱissuesȱandȱopportunitiesȱregardingȱhousingȱandȱaffordability.ȱ Theȱ secondȱ askedȱ participantsȱ toȱ helpȱ prioritizeȱ housingȱ needsȱ inȱ theȱ Cityȱ takingȱ intoȱ considerationȱfiveȱspecialȱneedsȱgroupsȱandȱfourȱincomeȱcategories.ȱȱ

Duringȱ theȱ Planningȱ Commissionȱ meeting,ȱ anȱ expandedȱ “Housingȱ Elementȱ 101”ȱ presentationȱ wasȱ madeȱ byȱ theȱ Housingȱ Elementȱ consultantȱ team.ȱ Theȱ presentationȱ focusedȱonȱtheȱintentȱandȱpurposeȱofȱtheȱupdate,ȱtheȱcontentsȱandȱrequirementsȱincludedȱ withinȱ theȱ document,ȱ andȱ theȱ processȱ toȱ completeȱ theȱ update.ȱ Theȱ presentationȱ alsoȱ introducedȱdemographicȱinformationȱthatȱisȱincludedȱinȱtheȱHousingȱElement,ȱincluding:ȱ populationȱ growth,ȱ householdȱ income,ȱ employmentȱ trends,ȱ householdȱ size,ȱ andȱ householdȱ growth.ȱ Commentsȱ wereȱ welcomedȱ fromȱ theȱ Planningȱ Commissionȱ andȱ theȱ public.ȱQuestionsȱandȱcommentsȱfollowingȱtheȱpresentationȱfocusedȱon:ȱȱ

x TheȱhighȱpercentageȱofȱrentersȱinȱSantaȱClaraȱasȱcomparedȱtoȱtheȱCountyȱandȱBayȱ Area;ȱȱ

x HousingȱtypesȱtheȱCityȱshouldȱencourageȱduringȱtheȱupcomingȱplanningȱperiod;ȱȱ

x HighȱcostȱofȱrentalȱhousingȱasȱcomparedȱtoȱownershipȱthroughoutȱtheȱBayȱArea;ȱȱ

x TheȱHCDȱstreamlinedȱreviewȱprocessȱandȱhowȱeachȱsectionȱofȱtheȱdocumentȱwillȱ beȱupdated;ȱȱ

x Densitiesȱappropriateȱtoȱencourageȱmoreȱaffordableȱhousing;ȱȱ

x HowȱtheȱCityȱhasȱperformedȱasȱcomparedȱtoȱtheȱ2007Ȭ2014ȱneedsȱallocation;ȱȱ

x Effectiveȱ toolsȱ toȱ encourageȱ lowerȱ incomeȱ housingȱ (i.e.ȱ overlays,ȱ specificȱ plans,ȱ impactȱfees);ȱandȱ

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x Theȱneedȱforȱseniorȱhousingȱtoȱallowȱlowerȱincomeȱresidentsȱtoȱageȱinȱplace.ȱȱ

Land Use Steering Committee TheȱLandȱUseȱSteeringȱCommitteeȱisȱaȱfourȬmemberȱCommitteeȱrepresentingȱaȱbalanceȱofȱ electedȱofficials,ȱincludingȱtwoȱmembersȱofȱtheȱPlanningȱCommissionȱandȱtwoȱmembersȱofȱ theȱCityȱCouncil.ȱTheȱCommitteeȱincludes:ȱ

Planning Commission City Council Ian Champeny Debi Davis Yuki Ikezi Teresa O’Neill

TheȱfirstȱmeetingȱfocusedȱonȱreviewingȱtheȱobjectivesȱofȱtheȱLandȱUseȱElementȱasȱtheȱCityȱ movesȱintoȱPhaseȱIIȱofȱGeneralȱPlanȱimplementation.ȱRelatedȱtoȱtheȱHousingȱElement,ȱtheȱ LandȱUseȱElementȱidentifiesȱthreeȱFocusȱAreasȱthatȱareȱslatedȱtoȱaccommodateȱhousingȱinȱ theȱnextȱphase:ȱTasmanȱEast,ȱLawrenceȱStation,ȱandȱElȱCaminoȱReal,ȱwhichȱalignȱwithȱtheȱ housingȱ sitesȱ inȱ theȱ 2015Ȭ2023ȱ Housingȱ Plan.ȱ Theȱ Steeringȱ Committeeȱ reviewedȱ theȱ densityȱ assumptionsȱ andȱ permittedȱ usesȱ thatȱ willȱ formȱ theȱ policiesȱ inȱ theȱ Landȱ Useȱ ElementsȱrelatedȱtoȱtheȱFocusȱAreas.ȱTheȱSteeringȱCommitteeȱmembersȱexpressedȱconcernȱ thatȱpublicȱservicesȱandȱinfrastructureȱareȱprovidedȱtoȱfutureȱresidents,ȱspecificallyȱcallingȱ outȱ schools.ȱ Theȱ Steeringȱ Committeeȱ notedȱ thatȱ futureȱ planningȱ shouldȱ beȱ addressedȱ throughȱtheȱpreparationȱofȱSpecificȱPlansȱforȱeachȱofȱtheȱFocusȱAreas.ȱTheȱoutcomeȱofȱtheȱ meetingȱ wasȱ confirmationȱ thatȱ theȱ Focusȱ Areasȱ wouldȱ moveȱ forwardȱ inȱ Phaseȱ IIȱ ofȱ Generalȱ Planȱ implementationȱ toȱ provideȱ housingȱ inȱ theȱ City,ȱ andȱ thatȱ theȱ Generalȱ Planȱ phasingȱcyclesȱwouldȱalignȱwithȱtheȱHousingȱElementȱcycles.ȱȱ

TheȱsecondȱmeetingȱwasȱheldȱonȱAugustȱ11,ȱ2014ȱtoȱconfirmȱtheȱhousingȱinventoryȱandȱ sitesȱ toȱ accommodateȱ residentialȱ usesȱ inȱ theȱ currentȱ planningȱ period.ȱ Theȱ Steeringȱ CommitteeȱalsoȱconfirmedȱtheȱHousingȱPlanȱgoals,ȱpolicies,ȱandȱimplementingȱactionsȱandȱ providedȱ comments.ȱ Thereȱ wasȱ someȱ concernȱ expressedȱ byȱ theȱ membersȱ thatȱ theȱ Cityȱ doesȱ notȱ currentlyȱ provideȱ enoughȱ openȱ spaceȱ forȱ itsȱ residentsȱ andȱ thatȱ adequateȱ openȱ spaceȱneedsȱtoȱbeȱprovidedȱwithȱeachȱnewȱdevelopment.ȱOtherȱconcernsȱwereȱexpressedȱ thatȱhigherȱdensityȱdevelopmentȱneededȱtoȱhaveȱadequateȱpublicȱservicesȱinȱplaceȱinȱorderȱ toȱserveȱnewȱresidents.ȱTheȱSteeringȱCommitteeȱalsoȱdiscussedȱtheȱideaȱofȱimplementingȱaȱ housingȱmitigationȱfee.ȱ

Community Workshop/Planning Commission Study Session #2 Onȱ Augustȱ 6,ȱ 2014ȱ theȱ Cityȱ heldȱ aȱ secondȱ Communityȱ Workshopȱ andȱ Planningȱ CommissionȱStudyȱSessionȱtoȱreviewȱtheȱPublicȱReviewȱDraftȱHousingȱElement.ȱTheȱdraftȱ documentȱwasȱpostedȱonlineȱandȱwasȱaccessibleȱtoȱtheȱpublicȱforȱaȱ30Ȭdayȱperiodȱstartingȱ onȱJulyȱ14,ȱ2014.ȱNoȱpublicȱcommentsȱwereȱreceivedȱduringȱtheȱStudyȱSession.ȱ

Page 8.12-12  8.12

Written Comments Received Writtenȱ commentsȱ receivedȱ areȱ providedȱ inȱ Appendixȱ C.ȱȱTheȱ Cityȱ metȱ withȱ theȱ Lawȱ FoundationȱofȱSiliconȱValleyȱseveralȱtimesȱ(andȱmostȱrecentlyȱinȱOctoberȱ2014)ȱtoȱdiscussȱ theirȱ commentsȱ onȱ housingȱ issuesȱ andȱ programȱ recommendationsȱ forȱ theȱ Cityȱ ofȱ Santaȱ Claraȱ (includingȱ economicȱ displacement,ȱ neighborhoodȱ protectionȱ ordinance,ȱ housingȱ mitigationȱfees,ȱandȱotherȱaffordableȱhousingȱincentives).ȱȱThisȱHousingȱElementȱhasȱbeenȱ revisedȱ toȱ incorporateȱ theirȱ comments.ȱȱSpecifically,ȱ theȱ Cityȱ willȱ beȱ bringingȱ theseȱ suggestionsȱ toȱ theȱ Cityȱ Councilȱ inȱ theȱ formȱ ofȱ studyȱ session(s)ȱ withinȱ oneȱ yearȱ ofȱ theȱ HousingȱElementȱadoptionȱtoȱassessȱtheirȱappropriateness,ȱfeasibility,ȱandȱfutureȱactions.ȱ

ȱȱ

 Page 8.12-13   SANTA CLARA GENERAL PLAN

8.12-2 PROGRAM ACCOMPLISHMENTS  8.12-2.1 Effectiveness

Forȱtheȱ2007Ȭ2014ȱHousingȱElementȱplanningȱperiodȱtheȱCityȱofȱSantaȱClaraȱwasȱallocatedȱ aȱtotalȱofȱ5,873ȱunits.ȱTheȱdistributionȱofȱunitsȱwasȱallocatedȱasȱshownȱinȱTableȱ8.12Ȭ2Ȭ1.ȱȱ ȱ TABLE 8.12-2-1: REGIONAL HOUSING NEEDS ASSESSMENT, 2007-2014

Income Group Units Assigned Percent of Total Extremely Low 646 11% Very Low 647 11% Low 914 16% Moderate 1,002 17% Above Moderate 2,664 45% Total 5,873 100% Source: Regional Housing Needs Plan, ABAG, adopted July 18, 2013. * The City’s extremely low income need is assumed to be 50 percent of the very low income allocation of 1,293 units.

Toȱ accommodateȱ theirȱ 2007Ȭ2014ȱ RHNAȱ allocationȱ ofȱ 5,873ȱ units,ȱ theȱ Cityȱ providedȱ anȱ inventoryȱofȱvacantȱandȱunderutilizedȱsites,ȱbutȱalsoȱreliedȱonȱaȱnumberȱofȱproposedȱandȱ approvedȱ developmentȱ projectsȱ asȱ creditsȱ towardȱ theirȱ identifiedȱ housingȱ need.ȱ Tableȱ 8.12Ȭ2Ȭ2ȱpresentsȱtheȱunitsȱcompleted,ȱunderȱconstruction,ȱapproved,ȱandȱproposedȱforȱtheȱ timeȱperiodȱofȱ2007ȱtoȱ2014.ȱȱ ȱ TABLE 8.12-2-2: DEVELOPMENT PROJECTS BY AFFORDABILITY, 2007-2014

Units, by Income Level Total Total Project Name/Address Very Above Units Low Moderate BMR Low Moderate Completed 2007 Total 300 45 255 45 550 Moreland (M2 at Rivermark) 430 25 17 388 42 Agnew & Lafayette (Mission Terrace) 202 20 182 20 1601 Agnew Road 48 48 0 502 Mansion Park Drive 124 7 4 113 11 1777 Agnew Road 59 3 2 54 5 1410 El Camino Real 40 40 40 4767 Lafayette 27 2 25 2 2525 El Camino Real 48 48 48 831 Monroe Street 4 4 0 SUBTOTAL 1,282 123 23 67 1,069 213

Page 8.12-14  8.12

TABLE 8.12-2-2: DEVELOPMENT PROJECTS BY AFFORDABILITY, 2007-2014

Units, by Income Level Total Total Project Name/Address Very Above Units Low Moderate BMR Low Moderate Under Construction 1655 Scott Boulevard (Shea/UL Site) 130 13 117 13 3625 Pruneridge Avenue 8 8 0 2447 Homestead Road 8 8 0 3175 El Camino Real 133 133 0 3499 The Alameda 6 6 0 2255 Gianera Street 6 6 6 900 Kiely (Kaiser site) 793 27 27 27 712 81 90 N. Winchester Boulevard (BAREC) 275 165 110 165 2585 El Camino Real 60 6 54 6 900 Pomeroy Avenue 3 3 0 SUBTOTAL 1,422 198 27 46 1,151 271 Approved 1331 Lawrence Expwy. 340 20 13 307 33 3445-3465 Lochinvar Avenue 30 30 0 30 1828-1878 Main Street 28 28 0 28 1460 Monroe Street 28 3 0 25 3 2250 El Camino Real 18 1 17 1 45 Buckingham Avenue 222 222 0 555 Saratoga Avenue 13 1 12 1 1647 Santa Clara Street 2 2 0 1420 Lafayette Street 2 2 0 865 Pomeroy Avenue 20 20 0 1145 Reeve Street 2 2 0 2710 Pruneridge Avenue 2 2 0 4306 Filmore Street 1 1 0 2611-2655 El Camino Real 186 186 0 3421 Homestead Road 14 1 13 1 1701 Lawrence Road 9 9 0 1468 Lafayette St 2 2 0 4092 Davis St. 4 4 0 3515-3585 Monroe Street 825 825 0 3610 and 3700 El Camino Real 475 16 16 16 427 48 SUBTOTAL 2,233 64 33 48 1,651 145 Proposed a 1313 Franklin Street 44 4 40 4 166 Saratoga Avenue 33 30 3 SUBTOTAL 77 0 0 4 70 7

 Page 8.12-15   SANTA CLARA GENERAL PLAN

TABLE 8.12-2-2: DEVELOPMENT PROJECTS BY AFFORDABILITY, 2007-2014

Units, by Income Level Total Total Project Name/Address Very Above Units Low Moderate BMR Low Moderate SUMMARY Completed 1,282 123 23 67 1,069 213 Under Construction 1,422 198 27 46 1,151 271 Approved 2,223 64 33 48 1,651 145 Proposed 77 0 0 4 70 7 SUBTOTAL 5,004 385 83 165 3,941 636 RHNA 5,873 1,293 914 1,002 2,664 Source: City of Santa Clara Planning Division, 2014. (a) Proposed units are allocated based on permitted densities.

AsȱshownȱinȱTableȱ8.12Ȭ2Ȭ2,ȱfromȱ2007ȱtoȱ2014,ȱapproximatelyȱ1,282ȱunitsȱwereȱconstructedȱ inȱtheȱCity.ȱAnȱadditionalȱ1,422ȱunitsȱwereȱunderȱconstructionȱandȱ2,233ȱunitsȱapprovedȱ forȱconstructionȱbeforeȱJuneȱ2014.ȱTheȱCityȱalsoȱreportedȱinȱJuneȱ2014,ȱthatȱanȱestimatedȱ 77ȱunitsȱwereȱinȱsomeȱstageȱofȱtheȱentitlementȱprocessȱandȱexpectedȱtoȱbeȱapprovedȱbyȱtheȱ endȱofȱ2014,ȱpriorȱtoȱtheȱendȱofȱtheȱHousingȱElementȱplanningȱperiod.ȱȱ

Althoughȱ theȱ RHNAȱ targetsȱ wereȱ notȱ achievedȱ inȱ actualȱ constructionȱ forȱ allȱ aěordableȱ incomeȱlevels,ȱtheȱCityȱwasȱableȱtoȱconstructȱorȱapproveȱapproximatelyȱ629ȱBMRȱunitsȱthatȱ areȱ affordableȱ toȱ moderate,ȱ lowȱ andȱ veryȱ lowȱ incomeȱ residents.ȱ Withinȱ theȱ 2007Ȭ2014ȱ Housingȱ Elementȱ theȱ Cityȱ alsoȱ includedȱ aȱ landȱ inventoryȱ thatȱ identifiedȱ vacantȱ andȱ underutilizedȱsitesȱthatȱcouldȱaccommodateȱmoreȱthanȱ5,800ȱunits.ȱFollowingȱtheȱadoptionȱ ofȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱinȱ2010,ȱtheȱmajorityȱofȱtheȱsitesȱidentifiedȱinȱtheȱ2007Ȭ2014ȱ sitesȱinventoryȱwereȱdesignatedȱinȱforȱresidentialȱandȱmixedȱuseȱdevelopmentȱatȱdensitiesȱ betweenȱ19ȱtoȱ50ȱdwellingȱunitsȱperȱacre.ȱ

Toȱensureȱconsistencyȱwithȱtheȱ2010Ȭ2035ȱGeneralȱPlan,ȱtheȱCityȱofȱSantaȱClaraȱinitiatedȱanȱ updateȱtoȱtheirȱZoningȱOrdinanceȱinȱ2014.ȱPriorȱtoȱtheȱadoptionȱofȱtheȱupdatedȱOrdinance,ȱ theȱCityȱhasȱallowedȱdevelopersȱtoȱutilizeȱtheȱmaximumȱresidentialȱdensitiesȱbasedȱonȱtheȱ Generalȱ Planȱ landȱ useȱ designations.ȱ Whileȱ theȱ Zoningȱ Ordinanceȱ isȱ beingȱ updated,ȱ theȱ Cityȱ hasȱ continuedȱ toȱ approveȱ developmentȱ projectsȱ consistentȱ withȱ Chapterȱ 18.54,ȱ Regulationsȱ forȱ PDȱ –ȱ Plannedȱ Developmentȱ andȱ Combinedȱ Zoningȱ Districts.ȱȱTheȱ ComprehensiveȱZoningȱCodeȱupdateȱisȱanticipatedȱtoȱbeȱcompletedȱinȱmidȬ2016.ȱ

Theȱ PDȱ districtȱ isȱ intendedȱ toȱ accommodateȱ developmentȱ thatȱ isȱ compatibleȱ withȱ theȱ existingȱcommunityȱandȱthat:ȱ

(a) Integratesȱusesȱthatȱareȱnotȱpermittedȱtoȱbeȱcombinedȱinȱotherȱzoneȱdistricts;ȱȱ

Page 8.12-16  8.12

(b) Utilizesȱ imaginativeȱ planningȱ andȱ designȱ conceptsȱ thatȱ wouldȱ beȱ restrictedȱ inȱ otherȱzoneȱdistricts;ȱȱ

(c) Subdividesȱ landȱ orȱ airȱ spaceȱ inȱ aȱ mannerȱ thatȱ resultsȱ inȱ unitsȱ notȱ havingȱ theȱ requiredȱfrontageȱonȱaȱdedicatedȱpublicȱstreet;ȱorȱ

(d) Createsȱaȱcommunityȱownershipȱproject.ȱ

Basedȱonȱtheȱnumberȱofȱprojectsȱapprovedȱandȱproposedȱduringȱtheȱ2007Ȭ2014ȱHousingȱ Elementȱplanningȱperiod,ȱandȱsinceȱtheȱadoptionȱofȱtheȱ2010Ȭ2035ȱGeneralȱPlan,ȱtheȱCityȱ feelsȱ thatȱ thisȱ processȱ hasȱ notȱ constrainedȱ theȱ abilityȱ ofȱ developersȱ toȱ constructȱ newȱ housing.ȱ Specifically,ȱ 2,815ȱ unitsȱ haveȱ beenȱ constructed,ȱ approved,ȱ orȱ proposedȱ atȱ densitiesȱaboveȱ20ȱunitsȱperȱacre,ȱexceedingȱtheȱlowerȱincomeȱRHNAȱsitesȱrequirementȱofȱ 2,207ȱunits.ȱTableȱ8.12Ȭ2Ȭ3ȱpresentsȱdevelopmentsȱthatȱhaveȱbeenȱconstructed,ȱapproved,ȱ orȱ proposedȱ followingȱ theȱ adoptionȱ ofȱ theȱ 2010Ȭ2035ȱ Generalȱ Plan,ȱ fromȱ 2011ȱ toȱ 2014.ȱ Informationȱ onȱ theȱ permittedȱ densitiesȱ andȱ theȱ approvedȱ orȱ proposedȱ densitiesȱ ofȱ theȱ projectȱ areȱ shown.ȱ Furthermore,ȱ vacantȱ andȱ underutilizedȱ propertiesȱ inȱ theȱ Elȱ Caminoȱ Realȱ Focusȱ Areaȱ offerȱ aȱ residentialȱdevelopmentȱ potentialȱ ofȱ overȱ 2,000ȱ unitsȱ (seeȱTableȱ 8.12Ȭ6Ȭ6)ȱatȱdensitiesȱofȱatȱleastȱ20ȱunitsȱperȱacre.ȱ

SantaȱClaraȱisȱaȱdesirableȱrealȱestateȱmarketȱwithȱhighȱdemandȱforȱresidentialȱunitsȱandȱ lowȱvacancyȱrates.ȱAsȱmentionedȱinȱtheȱHousingȱNeedsȱAssessmentȱsection,ȱSantaȱClaraȱ rentalȱ vacancyȱ ratesȱ haveȱ historicallyȱ beenȱ lowerȱ thanȱ countyȱ andȱ stateȱ wideȱ figures.ȱȱ Accordingȱ toȱ theȱ 2010ȱCensus,ȱ rentalȱ vacancyȱ ratesȱ stoodȱ atȱ 4.1ȱ percent,ȱ whichȱ isȱ lowerȱ thanȱ theȱ 5.0ȱ percentȱ benchmarkȱ forȱ aȱ healthyȱ rentalȱ market.ȱ Inȱ addition,ȱ inȱ theȱ secondȱ quarterȱofȱ2014,ȱtheȱmedianȱhomeȱsalesȱpriceȱinȱSantaȱClaraȱwasȱestimatedȱtoȱbeȱaroundȱ $670,000.ȱBecauseȱofȱtheȱdesirabilityȱandȱhighȱvalueȱofȱresidentialȱpropertyȱinȱSantaȱClara,ȱ developersȱ oftenȱ attemptȱ toȱ maximizeȱ theȱ numberȱ ofȱ residentialȱ unitsȱ developedȱ onȱ aȱ givenȱ property.ȱ Inȱ recentȱ years,ȱ developmentȱ proposalsȱ reflectȱ theȱ maximumȱ permittedȱ densitiesȱ andȱ capacityȱ forȱ theirȱ proposedȱ projectȱ site.ȱ Theȱ Cityȱ expectsȱ thisȱ trendȱ toȱ continue.ȱȱ

AsȱshownȱinȱTableȱ8.12Ȭ2Ȭ3,ȱatȱleastȱ18ȱdevelopmentȱprojectsȱwithȱresidentialȱunitsȱhaveȱ beenȱ constructed,ȱ areȱ underȱ construction,ȱ orȱ haveȱ beenȱ approvedȱ usingȱ theȱ densitiesȱ allowedȱinȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱandȱinȱmostȱcasesȱutilizingȱtheȱPDȱzoningȱprocess.ȱ Theseȱ 18ȱ projectsȱ representȱ moreȱ thanȱ 2,800ȱ units,ȱ manyȱ ofȱ whichȱ wereȱ approvedȱ atȱ densitiesȱwellȱaboveȱtheȱCity’sȱdefaultȱdensityȱofȱ20ȱunitsȱperȱacre.ȱInȱaddition,ȱasȱofȱJuneȱ 2014,ȱthereȱwereȱanȱadditionalȱtwoȱprojectsȱproposedȱandȱareȱexpectedȱtoȱreceiveȱapprovalȱ beforeȱ theȱ endȱ ofȱ theȱ 2007Ȭ2014ȱ planningȱ period.ȱ Theȱ proposedȱ projectsȱ includeȱ anȱ additionalȱ77ȱunitsȱonȱlandȱdesignatedȱforȱ36ȱunitsȱperȱacre.ȱGenerally,ȱtheȱCityȱfeelsȱthatȱ itsȱ currentȱ developmentȱ processȱ doesȱ notȱ constrainȱ theȱ developmentȱ ofȱ housing,ȱ butȱ

 Page 8.12-17   SANTA CLARA GENERAL PLAN

ratherȱprovidesȱadditionalȱflexibility.ȱItȱisȱexpectedȱthatȱtheȱcomprehensiveȱZoningȱCodeȱ update,ȱinitiatedȱinȱ2014ȱandȱanticipatedȱtoȱbeȱcompletedȱinȱmidȬ2016,ȱwillȱonlyȱprovideȱ greaterȱcertaintyȱforȱdevelopers.ȱ

TABLE 8.12-2-3: DEVELOPMENT PROJECTS BY DENSITY, 2011-2014

Developed Permitted Total Total Project Name/Address Density Density General Plan Zoning Units BMR (du/ac) (du/ac) Completed 1601 Agnew Road 48 0 20 50 High Density Residential PD-MC 1410 El Camino Real 40 40 49 36 Community Mixed Use PD 2525 El Camino Real 48 48 48 36 Community Mixed Use PD Under Construction 3175 El Camino Real 133 0 39 36 Community Mixed Use PD Neighborhood Mixed Use 3499 The Alameda 6 0 15 36 PD Santa Clara Station Area 900 Kiely (Kaiser site) 793 81 28 36 Medium Density Residential PD 2585 El Camino Real 60 6 34 36 Community Mixed Use PD Approved 45 Buckingham Avenue 222 0 55 36 Community Mixed Use CT 555 Saratoga Avenue 13 1 34 36 Community Mixed Use PD 1647 Santa Clara Street 2 0 12 18 Low Density Residential PD 1420 Lafayette Street 2 0 18 18 Low Density Residential PD 865 Pomeroy Avenue 20 0 34 36 Medium Density Residential R-3 1145 Reeve Street 2 0 11 36 Medium Density Residential R-3 2710 Pruneridge Avenue 2 0 5 10 Very Low Density Residential R-1 4306 Filmore Street 1 0 10 10 Very Low Density Residential R-1 2611-2655 El Camino Real 186 0 52 50 Regional Mixed Use PD 3515-3585 Monroe Street 825 0 51 36 Medium Density Residential PD 3610-3700 El Camino Real 475 48 40 50 Regional Mixed Use PD Proposed 1313 Franklin Street 44 4 42 36 Community Mixed Use CC 166 Saratoga Avenue 33 3 19 36 Medium Density Residential PD SUMMARY Completed 136 88 Under Construction 992 87 Approved 1,750 49 Proposed 77 7 Subtotal 2,955 231 RHNA 5,873 3,209 Source: City of Santa Clara Planning Division, 2014.



Page 8.12-18  8.12

8.12-2.2 Progress and Appropriateness

Aȱcompleteȱdescriptionȱofȱtheȱimplementationȱofȱtheȱ2007Ȭ2014ȱHousingȱElementȱpoliciesȱ andȱ programsȱ asȱ wellȱ asȱ recommendationsȱ forȱ policyȱ andȱ programȱ changesȱ forȱ thisȱ planningȱperiodȱareȱincludedȱinȱAppendixȱ8.12ȬA.ȱȱ



 Page 8.12-19   SANTA CLARA GENERAL PLAN

8.12-3 HOUSING NEEDS ASSESSMENT  Theȱ purposeȱ ofȱ theȱ Housingȱ Needsȱ Assessmentȱ isȱ toȱ describeȱ housing,ȱ economic,ȱ andȱ demographicȱconditionsȱinȱSantaȱClara,ȱassessȱtheȱdemandȱforȱhousingȱforȱhouseholdsȱatȱ allȱincomeȱlevels,ȱandȱdocumentȱtheȱdemandȱforȱhousingȱtoȱserveȱvariousȱspecialȱneedsȱ populations.ȱ Theȱ Needsȱ Assessmentȱ isȱ intendedȱ toȱ assistȱ Santaȱ Claraȱ inȱ developingȱ housingȱgoalsȱandȱformulatingȱpoliciesȱandȱprogramsȱthatȱaddressȱlocalȱhousingȱneeds.ȱ

ToȱfacilitateȱanȱunderstandingȱofȱhowȱtheȱcharacteristicsȱofȱSantaȱClaraȱareȱsimilarȱto,ȱorȱ differentȱ from,ȱ otherȱ nearbyȱ communities,ȱ thisȱ Needsȱ Assessmentȱ presentsȱ dataȱ forȱ SantaȱClaraȱ alongsideȱ comparableȱ dataȱ forȱ theȱ Countyȱ and,ȱ whereȱ appropriate,ȱ forȱ theȱ SanȱFranciscoȱBayȱAreaȱasȱaȱwhole.ȱ

ThisȱNeedsȱAssessmentȱincorporatesȱdataȱfromȱnumerousȱ sources,ȱincludingȱtheȱUnitedȱ Statesȱ Census;ȱ theȱ Associationȱ ofȱ Bayȱ Areaȱ Governmentsȱ (ABAG);ȱ andȱ aȱ varietyȱ ofȱ realȱ estateȱ onlineȱ resources.ȱ Wheneverȱ possible,ȱ theȱ Needsȱ Assessmentȱ presentsȱ recentȱ dataȱ thatȱ reflectsȱ currentȱ marketȱ andȱ economicȱ conditions.ȱ However,ȱ inȱ mostȱ cases,ȱ theȱ 2010ȱ U.S.ȱ Censusȱ andȱ theȱ 2007Ȭ2011ȱ Americanȱ Communityȱ Surveyȱ (ACS)ȱ provideȱ theȱ mostȱ reliableȱandȱwereȱconsideredȱtoȱbeȱtheȱpreferredȱdataȱsourcesȱbyȱABAG.ȱ

8.12-3.1 Population & Household Trends

Theȱ typeȱ andȱ amountȱ ofȱ housingȱ neededȱ inȱ aȱ communityȱ areȱ largelyȱ determinedȱ byȱ populationȱ growthȱandȱvariousȱdemographicȱvariables.ȱFactorsȱsuchȱasȱage,ȱoccupation,ȱ andȱincomeȱlevelȱcombineȱtoȱinfluenceȱtheȱtypeȱofȱhousingȱneededȱandȱtheȱabilityȱtoȱaffordȱ suchȱhousing.ȱ

Population Atȱtheȱtimeȱofȱtheȱ2010ȱU.S.ȱCensus,ȱtheȱCityȱofȱSantaȱClaraȱhadȱaȱpopulationȱofȱ116,468ȱ people.ȱAsȱshownȱinȱTableȱ8.12Ȭ3Ȭ1,ȱSantaȱClaraȱhasȱexperiencedȱsignificantȱgrowthȱsinceȱ 1990,ȱwithȱaȱpopulationȱincreaseȱofȱnearlyȱ25ȱpercent.ȱTheȱCityȱgrewȱmoreȱrapidlyȱthanȱtheȱ County,ȱ andȱ theȱ largerȱ Bayȱ Areaȱ whichȱ grewȱ byȱ 19.3ȱ percentȱ andȱ 18.7ȱ percent,ȱ respectively,ȱduringȱthatȱsameȱperiod.ȱTheȱneighboringȱcitiesȱofȱSunnyvaleȱandȱMountainȱ Viewȱ sawȱ slowerȱ populationȱ growthȱ thanȱ Santaȱ Clara,ȱ atȱ 20ȱpercentȱ andȱ 10ȱ percentȱ respectively,ȱwhileȱCupertinoȱgrewȱnearlyȱtwiceȱasȱfastȱasȱSantaȱClaraȱatȱoverȱ45ȱpercentȱ growth.ȱ

Page 8.12-20  8.12

TABLE 8.12-3-1: POPULATION GROWTH TRENDS, 1990-2010  Percent Change Year 1990 2000 2010 2000-2010 1990-2010 Santa Clara 93,613 102,361 116,468 13.8% 24.4% Mountain View 67,460 70,708 74,066 4.7% 9.8% Cupertino 40,263 50,546 58,418 15.6% 45.1% Sunnyvale 117,229 131,760 140,482 6.6% 19.8% Santa Clara County 1,497,577 1,682,585 1,786,927 6.2% 19.3% Bay Area(a) 6,023,577 6,783,760 7,151,000 5.4% 18.7% Source: US Census Bureau, 1990, 2000, and 2010 Decennial Census Counts. (a) Bay Area includes Alameda, Contra Costa, Marin, Napa, Solano, Santa Clara, San Mateo, and Sonoma Counties.

Households Theȱ Censusȱ Bureauȱ definesȱ aȱ “household”ȱ asȱ aȱ personȱ orȱ groupȱ ofȱ personsȱ livingȱ inȱ aȱ housingȱ unit,ȱ asȱ opposedȱ toȱ personsȱ livingȱ inȱ groupȱ quarters,ȱ suchȱ asȱ dormitories,ȱ convalescentȱ homes,ȱ orȱ prisons.ȱ Inȱ 2010,ȱ Santaȱ Claraȱ containedȱ approximatelyȱ 43,021ȱ households.ȱTheȱnumberȱofȱhouseholdsȱinȱtheȱCity,ȱandȱCounty,ȱhasȱgenerallyȱincreasedȱatȱ aȱ slowerȱ paceȱ thanȱ populationȱ sinceȱ 1990.ȱ Theȱ numberȱ ofȱ householdsȱ inȱ Santaȱ Claraȱ increasedȱbyȱnearlyȱ18ȱpercentȱbetweenȱ1990ȱandȱ2010,ȱwhereasȱtheȱnumberȱofȱhouseholdsȱ inȱtheȱCountyȱgrewȱbyȱjustȱoverȱ15ȱpercent,ȱasȱshownȱinȱTableȱ8.12Ȭ3Ȭ2.ȱSurroundingȱcitiesȱ grewȱ atȱ aȱ slowerȱ rateȱ thanȱ Santaȱ Clara,ȱ includingȱ Mountainȱ Viewȱ (6.6ȱ percent)ȱ andȱ Sunnyvaleȱ (4.7ȱ percent);ȱ however,ȱ Cupertinoȱ grewȱ atȱ aȱ muchȱ fasterȱ rateȱ ofȱ nearlyȱ 26ȱpercent.ȱTheȱBayȱAreaȱasȱaȱwholeȱgrewȱoverȱ16ȱpercentȱduringȱthatȱsameȱtimeȱperiod.ȱȱ

TABLE 8.12-3-2: HOUSEHOLD GROWTH TRENDS, 1990-2010

Percent Change Jurisdiction 1990 2000 2010 2000-2010 1990-2010 Santa Clara 36,545 38,526 43,021 11.7% 17.7% Mountain View 29,990 31,242 31,957 2.2% 6.6% Cupertino 16,055 18,204 20,176 10.8% 25.7% Sunnyvale 50,789 52,539 53,155 1.2% 4.7% Santa Clara County 520,180 565,863 599,652 5.9% 15.3% Bay Area(a) 2,246,242 2,466,019 2,608,000 5.8% 16.1% Source: US Census Bureau, 1990, 2000, and 2010 Decennial Census Counts. (a) Bay Area includes Alameda, Contra Costa, Marin, Napa, Solano, Santa Clara, San Mateo, and Sonoma Counties. Totals may vary as different data sources are utilized.

Household Growth Projections Tableȱ8.12Ȭ3Ȭ3ȱpresentsȱhouseholdȱgrowthȱprojectionsȱforȱSantaȱClara,ȱSantaȱClaraȱCounty,ȱ andȱ theȱ eightȬcountyȱ Bayȱ Areaȱ betweenȱ 2010ȱ andȱ 2040.ȱ Tableȱ 8.12Ȭ3Ȭ3ȱ alsoȱ presentsȱ

 Page 8.12-21   SANTA CLARA GENERAL PLAN

projectionsȱforȱtheȱjurisdictionsȱdirectlyȱsurroundingȱSantaȱClara,ȱincludingȱMountainȱView,ȱ Cupertino,ȱandȱSunnyvale.ȱTheseȱfiguresȱrepresentȱtheȱAssociationȱofȱBayȱAreaȱGovernmentsȱ (ABAG)ȱestimatesȱbenchmarkedȱagainstȱtheȱ2010ȱCensusȱandȱaȱvarietyȱofȱlocalȱsources.ȱ

TABLE 8.12-3-3: PROJECTED HOUSEHOLD GROWTH, 2010-2040  Jurisdiction 2010 2040 Number Percent Santa Clara 43,021 57,260 14,239 33.1% Mountain View 31,469 41,790 10,321 32.8% Cupertino 20,176 25,050 4,874 24.2% Sunnyvale 53,155 72,760 19,605 36.9% Santa Clara County 599,652 819,130 219,478 36.6% Bay Area(a) 2,667,340 3,308,110 640,770 24.0% Source: ABAG, 2013. (a) Bay Area includes Alameda, Contra Costa, Marin, Napa, Solano, Santa Clara, San Mateo, and Sonoma Counties. Totals may vary as different data sources are utilized.

Fromȱ2010ȱtoȱ2040,ȱtheȱnumberȱofȱhouseholdsȱinȱtheȱCityȱofȱSantaȱClaraȱisȱexpectedȱtoȱgrowȱ toȱ 57,260,ȱ orȱ roughlyȱ 33ȱ percent.ȱ ABAGȱ projectsȱ Santaȱ Claraȱ Countyȱ willȱ experienceȱ aȱ slightlyȱ higherȱ increaseȱ aroundȱ 37ȱ percent,ȱ whileȱ theȱ Bayȱ Areaȱ asȱ aȱ wholeȱ isȱ expectedȱ toȱ growȱ atȱ aȱ slowerȱ paceȱ ofȱ 24ȱ percent.ȱ Inȱ comparisonȱ toȱ surroundingȱ jurisdictions,ȱ Santaȱ Clara’sȱ householdȱ growthȱ (33ȱ percent)ȱ betweenȱ 2010ȱ andȱ 2040ȱ isȱ projectedȱ toȱ outpaceȱ growthȱ inȱ Cupertino,ȱ whereȱ theȱ numberȱ ofȱ householdsȱ isȱ anticipatedȱ toȱ increaseȱ byȱ 24ȱpercent.ȱTheȱnumberȱofȱhouseholdsȱinȱSantaȱClaraȱisȱexpectedȱtoȱgrowȱatȱaȱsimilarȱpaceȱtoȱ MountainȱViewȱ(33ȱpercent),ȱbutȱslowerȱthanȱSunnyvale,ȱwhichȱisȱanticipatingȱaȱ37Ȭpercentȱ increase.ȱItȱisȱimportantȱtoȱnoteȱthatȱactualȱhouseholdȱgrowthȱwillȱbeȱlargelyȱinfluencedȱbyȱ householdȱformationȱtrendsȱsuchȱasȱsizeȱandȱmaritalȱstatus,ȱmarketȱconditions,ȱandȱotherȱ financialȱfactorsȱwhichȱoftenȱoccurȱinȱcyclesȱresultingȱinȱboomsȱasȱwellȱasȱbusts.ȱ

Population by Age Betweenȱtheȱ2000ȱandȱ2010ȱCensus,ȱtheȱCityȱofȱSantaȱClaraȱexperiencedȱincreasesȱacrossȱallȱ ageȱ groups,ȱ asȱ shownȱ inȱ Tableȱ 8.12Ȭ3Ȭ4.ȱ Santaȱ Claraȱ sawȱ theȱ largestȱ increaseȱ inȱ theȱ populationȱofȱchildrenȱunderȱtheȱageȱofȱ5ȱandȱadultsȱbetweenȱtheȱagesȱofȱ45ȱandȱ64.ȱTheȱ medianȱageȱinȱ2010ȱwasȱ34ȱyears,ȱaȱslightȱincreaseȱcomparedȱtoȱtheȱmedianȱageȱinȱ2000ȱ whichȱwasȱ33ȱyears.ȱThisȱtrendȱshowsȱthatȱthereȱareȱincreasingȱnumbersȱofȱfamiliesȱwithȱ youngȱ children,ȱ andȱ adultsȱ approachingȱ retirementȱ age,ȱ indicatingȱ thatȱ thereȱ mayȱ beȱ aȱ needȱforȱadditionalȱfamilyȱhousing,ȱwithȱtwoȱorȱmoreȱbedrooms,ȱandȱhousingȱforȱseniors.ȱ

Unlikeȱ theȱ City,ȱ theȱ Countyȱ ofȱ Santaȱ Claraȱ experiencedȱ slowerȱ growthȱ inȱ childȬageȱ populations,ȱ comparedȱ toȱ olderȱ ageȱ groups.ȱ Inȱ theȱ County,ȱ bothȱ adultsȱ approachingȱ retirementȱ age,ȱ agesȱ 45Ȭ64,ȱ andȱ seniorsȱ ageȱ 65ȱ andȱ over,ȱ wereȱ theȱ fastestȱ growingȱ ageȱ groupȱoverȱtheȱsameȱtimeȱperiod.ȱTheȱmedianȱageȱofȱresidentsȱinȱtheȱCountyȱwasȱ36ȱyears.ȱ

Page 8.12-22  8.12

TABLE 8.12-3-4: AGE CHARACTERISTICS AND TRENDS, 2000-2010

City of Santa Clara Santa Clara County Percent Percent Age 2000 2010 2000 2010 Change Change Under 5 6,688 9,092 36% 119,418 124,464 4.2% 5 to 19 16,872 19,268 14% 340,194 350,042 2.9% 20-24 8,404 8,925 6.2% 112,690 113,117 0.4% 25-44 39,991 41,876 4.7% 596,023 547,935 -8.1% 45-64 19,506 25,628 31% 353,733 449,140 27% 65+ 10,900 11,679 7.1% 160,527 196,944 23% Total 102,361 116,468 14% 1,682,585 1,781,642 6% Source: US Census Bureau, 2000 and 2010 Decennial Census Counts.

Household Income Accordingȱ toȱ theȱ2007Ȭ2011ȱ ACSȱ estimates,ȱ theȱ2011ȱ medianȱ householdȱ incomeȱ inȱ Santaȱ Claraȱwasȱ$89,004,ȱasȱinȱTableȱ8.12Ȭ3Ȭ5.ȱThisȱfigureȱisȱsimilarȱtoȱtheȱCountyȱmedianȱincomeȱ ofȱ$89,064,ȱbutȱhigherȱthanȱtheȱBayȱAreaȱmedianȱofȱ$77,395.ȱTheseȱstatisticsȱindicateȱthatȱ residentsȱinȱSantaȱClaraȱgenerallyȱmakeȱmoreȱmoneyȱthanȱotherȱcitiesȱinȱtheȱBayȱArea,ȱbutȱ generateȱaboutȱtheȱsameȱincomeȱasȱotherȱcitiesȱinȱSantaȱClaraȱCounty.ȱ

TABLE 8.12-3-5: HOUSEHOLD INCOME, 2011

Income City of Santa Clara Santa Clara County Bay Area Number of Households 42,316 559,652 2,608,000 < $10,000 4.2% 3.8% 3.9% $10,000 - $14,999 3.0% 3.1% 3.7% $15,000 - $24,999 6.7% 6.3% 7.2% $25,000 - $34,999 5.9% 6.1% 7.2% $35,000 - $49,999 10% 9.0% 11% $50,000 - $74,999 13% 14% 17% $75,000 - $99,999 13% 13% 13% $100,000 - $149,000 23% 19% 18% $150,000 + 22% 26% 20% Total Reporting 100% 100% 100% Median Income $ 89,004 $ 89,064 $ 77,395 Source: US Census Bureau, 2007-2011 ACS (5-year estimates).

8.12-3.2 Employment Trends

ToȱbetterȱunderstandȱtheȱhousingȱneedsȱofȱtheȱCity,ȱthisȱsectionȱpresentsȱdataȱillustratingȱ employmentȱofȱresidentsȱlivingȱinȱtheȱCityȱbyȱindustryȱandȱtheȱavailabilityȱofȱjobsȱwithinȱ theȱ City.ȱ Bothȱ factorsȱ playȱ aȱ roleȱ inȱ theȱ needȱ forȱ housingȱ asȱ theȱ typeȱ ofȱ employmentȱ isȱ

 Page 8.12-23   SANTA CLARA GENERAL PLAN

oftenȱ linkedȱ toȱ abilityȱ toȱ payȱ andȱ theȱ typesȱ ofȱ jobsȱ offeredȱ withinȱ aȱ communityȱ mayȱ influenceȱtheȱtypesȱofȱhousingȱneededȱtoȱpromoteȱaȱhealthyȱjobsȬtoȬhousingȱratio.ȱ

Employment Tableȱ 8.12Ȭ3Ȭ6ȱ showsȱ theȱ majorȱ industriesȱ inȱ whichȱ residentsȱ livingȱ inȱ Santaȱ Claraȱ areȱ employed,ȱandȱhowȱemploymentȱtrendsȱhaveȱchangedȱfromȱ2000ȱtoȱ2011.ȱȱ

TABLE 8.12-3-6: EMPLOYMENT TRENDS, 2000 and 2011

2000 2011 2000-2011 Industry Type Percent Number Number Percent Change Agriculture, forestry, fishing and hunting, 52 129 0.2% 148% and mining Construction 1,967 2,173 3.8% 10% Educational services, health care and 7,309 10,278 18% 41% social assistance Manufacturing 17,120 11,651 20% -32% Wholesale trade 1,608 1,220 2.1% -24% Retail trade 5,261 5,447 9.5% 3.5% Transportation and warehousing, and 1,553 1,434 2.5% -7.7% utilities Information 2,628 2,665 4.6% 1.4% Finance and insurance, real estate and 2,248 2,342 4.1% 4.2% rental leasing Professional, scientific, management, and 9,421 12,392 22% 32% administrative services Arts, entertainment and recreation 3,143 4,063 7.1% 29% Public administration 1,478 1,795 3.1% 21% Other professions 1,740 1,735 3.0% -0.3% Total (civilian employed population) 55,528 57,324 100% 3.2% Source: US Census Bureau, 2000 Decennial Census Counts, 2007-2011 ACS (5-year estimates).

Inȱ2011,ȱtheȱhighestȱpercentageȱofȱresidentsȱwasȱemployedȱinȱtheȱProfessional,ȱScientific,ȱ Management,ȱ andȱ Administrativeȱ Servicesȱ sectorȱ atȱ approximatelyȱ 22ȱ percent.ȱ Thisȱ representsȱ anȱ increaseȱ ofȱ 32ȱ percentȱ sinceȱ 2000.ȱ Theȱ Manufacturingȱ andȱ Educationalȱ Services,ȱHealthȱCareȱandȱSocialȱAssistanceȱsectorsȱareȱtheȱnextȱlargestȱsectors,ȱaccountingȱ forȱ20ȱandȱ18ȱpercentȱofȱallȱjobs,ȱrespectively;ȱhowever,ȱManufacturingȱalsoȱexperiencedȱ theȱhighestȱrateȱofȱdeclineȱofȱanyȱotherȱsector,ȱdecreasingȱbyȱ32ȱpercentȱsinceȱ2000,ȱwhileȱ EducationalȱServices,ȱHealthȱCareȱandȱSocialȱAssistanceȱincreasedȱbyȱ41ȱpercent.ȱ

TheȱlistȱofȱmajorȱemployersȱinȱtheȱCity,ȱasȱshownȱinȱTableȱ8.12Ȭ3Ȭ7,ȱsupportsȱtheȱindustryȱ breakdownȱ reportedȱ above.ȱ Santaȱ Clara’sȱ topȱ employersȱ areȱ dominatedȱ byȱ highȬtechȱ

Page 8.12-24  8.12 manufacturingȱcompanies.ȱInȱ2013,ȱAppliedȱMaterialsȱandȱIntelȱtoppedȱtheȱlistȱasȱmajorȱ employersȱwithȱtechnologyȱbasedȱbusinesses.ȱ

TABLE 8.12-3-7: MAJOR EMPLOYERS IN SANTA CLARA, 2013

Employer Service Private Applied Materials, Inc. Semiconductor Devices (MFRS) Intel Corporation Semiconductor Devices (MFRS) AAA-Affordable Tutoring Educational Services Texas Instruments High Technology Agilent High Technology Dell, Inc. High Technology ORACLE High Technology California’s Great America Entertainment Park Nvidia Information Technology Cannon, USA High Technology Avaya Inc. Business Communications Citrix Systems, Inc. Information Technology ON Semiconductor Corporation Semiconductor Devices (MFRS) EMC Corporation Information Technology Macy’s Corporate Retailer Institutional City of Santa Clara Local Government Santa Clara University Educational Facility Source: City of Santa Clara Comprehensive Annual Financial Report, Fiscal Year Ended June 30, 2013.

Jobs to Housing Balance Atȱ aȱ regionalȱ scale,ȱ aȱ jobsȬhousingȱ imbalanceȱ resultsȱ inȱ longerȱ commutesȱ andȱ increasesȱ trafficȱcongestionȱandȱtransportationȬrelatedȱenvironmentalȱimpacts.ȱLocalȱjurisdictionsȱcanȱ helpȱ addressȱ thisȱ issueȱ byȱ attemptingȱ toȱ strikeȱ aȱ localȱ balanceȱ betweenȱ localȱ jobsȱ andȱ housing.ȱ Moreover,ȱ havingȱ aȱ mixȱ ofȱ residentialȱ andȱ commercialȱ usesȱ helpsȱ toȱ bufferȱ aȱ communityȱagainstȱeconomicȱdownturns,ȱandȱprovidesȱaȱbroaderȱtaxȱbase.ȱTheȱjobsȬhousingȱ ratioȱ comparesȱ theȱ numberȱ ofȱ jobsȱ toȱ theȱ numberȱ ofȱ housingȱ unitsȱ inȱ theȱ City.ȱ However,ȱ jobsȬhousingȱ balanceȱ isȱ aȱ complexȱ topicȱ andȱ aȱ ratioȱ ofȱ oneȱ jobȱ perȱ householdȱ doesȱ notȱ necessarilyȱequateȱtoȱaȱjobsȬhousingȱbalance.ȱGivenȱtheȱhighȱcostȱofȱhousingȱinȱCaliforniaȱ andȱinȱtheȱBayȱAreaȱinȱparticular,ȱmostȱhouseholdsȱrequireȱmoreȱthanȱoneȱwageȬearnerȱtoȱ affordȱhousingȱinȱtheȱregion.ȱȱȱ

SantaȱClaraȱcanȱbeȱcharacterizedȱasȱaȱ“jobȱrich”ȱcommunity,ȱwhereȱtheȱnumberȱofȱjobsȱhasȱ wellȱexceededȱtheȱnumberȱofȱhousingȱunits.ȱAccordingȱtoȱABAG,ȱtheȱjobsȬtoȬhousingȱratioȱ inȱtheȱCityȱofȱSantaȱClaraȱwasȱestimatedȱatȱ2.50ȱinȱ2010,ȱbutȱprojectedȱtoȱslightlyȱdecreaseȱ toȱ2.48ȱbyȱ2040.ȱ

 Page 8.12-25   SANTA CLARA GENERAL PLAN

Employment Projections Santaȱ Claraȱ Countyȱ isȱ oneȱ ofȱ theȱ Bayȱ Area’sȱ majorȱ jobȱ generators.ȱ Fromȱ 1990ȱ toȱ 2000,ȱ employmentȱ opportunitiesȱ grewȱ rapidlyȱ withȱ theȱ riseȱ ofȱ technologyȱ companiesȱ inȱ theȱ Siliconȱ Valley.ȱ Althoughȱ theȱ dotȬcomȱ collapseȱ andȱ theȱ economicȱ recessionȱ ofȱ 2008ȱ contributedȱtoȱslowerȱemploymentȱgrowthȱfromȱ2000ȱtoȱ2011ȱaroundȱ3.2ȱpercent,ȱABAGȱ estimatedȱthatȱoverȱoneȱmillionȱnewȱjobsȱwillȱbeȱavailableȱinȱtheȱBayȱAreaȱbyȱ2040,ȱwithȱ 33,290ȱnewȱjobsȱinȱSantaȱClara,ȱasȱshownȱinȱTableȱ8.12Ȭ3Ȭ8.ȱThisȱrepresentsȱaȱ29ȱpercentȱ increaseȱ inȱ jobsȱ fromȱ 2010ȱ toȱ 2040.ȱ Theseȱ employmentȱ projectionsȱ suggestȱ aȱ needȱ forȱ housingȱtoȱserveȱaȱgrowingȱandȱdiverseȱworkforce.ȱ

TABLE 8.12-3-8: PROJECTED JOB GROWTH, 2010 to 2040

2010 2040 2010-2040 Change Jurisdiction Number Number Number Percent Santa Clara 112,890 146,180 33,290 29% Mountain View 47,800 63,380 15,570 33% Sunnyvale 74,610 95,320 20,710 28% Palo Alto 89,370 119,030 29,650 33% San Jose 377,140 524,510 147,370 39% Santa Clara County 926,260 1,229,800 303,530 33% Bay Area(a) 3,385,300 4,505,220 1,119,920 33% Source: ABAG, 2013. (a) Bay Area includes Alameda, Contra Costa, Marin, Napa, Solano, Santa Clara, San Mateo, and Sonoma Counties.

8.12-3.3 Housing Characteristics

Anȱanalysisȱofȱhouseholdȱcharacteristicsȱprovidesȱimportantȱinformationȱonȱtheȱhousingȱ needsȱ ofȱ theȱ community.ȱ Incomeȱ andȱ affordabilityȱ areȱ bestȱ measuredȱ atȱ theȱ householdȱ level,ȱ asȱ areȱ theȱ specialȱ needsȱ ofȱ certainȱ groups,ȱ suchȱ asȱ largeȱ families,ȱ femaleȬheadedȱ households,ȱorȱveryȱlowȱincomeȱhouseholds.ȱ

Household Composition Averageȱ householdȱ sizeȱ isȱ aȱ functionȱ ofȱ theȱ numberȱ ofȱ peopleȱ livingȱ inȱ householdsȱ dividedȱ byȱ theȱ numberȱ ofȱ occupiedȱ housingȱ unitsȱ inȱ aȱ givenȱ area.ȱ Inȱ Santaȱ Clara,ȱ theȱ averageȱhouseholdȱsizeȱinȱ2010ȱwasȱ2.63,ȱlowerȱthanȱtheȱSantaȱClaraȱCountyȱfigureȱofȱ2.89.ȱ Becauseȱ populationȱ growthȱ hasȱ outpacedȱ theȱ increaseȱ inȱ householdsȱ inȱ Santaȱ Clara,ȱ theȱ averageȱ householdȱ sizeȱ hasȱ increasedȱ slightlyȱ sinceȱ 2000.ȱ Thisȱ wasȱ alsoȱ theȱ caseȱ inȱ theȱ neighboringȱ citiesȱ ofȱ Mountainȱ View,ȱ Cupertino,ȱ andȱ Sunnyvale;ȱ theseȱ citiesȱ alsoȱ hadȱ aȱ lowerȱaverageȱhouseholdȱsizeȱthanȱtheȱCounty.ȱ

Page 8.12-26  8.12

TABLE 8.12-3-9: AVERAGE HOUSEHOLD SIZE, 2011

Persons Per Household Jurisdiction 2000 2011 Santa Clara 2.58 2.63 Mountain View 2.25 2.32 Cupertino 2.75 2.83 Sunnyvale 2.49 2.59 Santa Clara County 2.92 2.89 Source: U.S. Census Bureau, 2000 Summary File 1 (SF 1), 2007-2011 ACS (5-year estimates).

Accordingȱ toȱ theȱ 2007Ȭ2011ȱ ACS,ȱ familyȱ households,ȱ withȱ andȱ withoutȱ children,ȱ representedȱroughlyȱ64ȱpercentȱofȱallȱhouseholdsȱinȱSantaȱClara.ȱDuringȱtheȱsameȱperiod,ȱ nonȬfamilyȱ householdsȱ inȱ Santaȱ Claraȱ comprisedȱ 36ȱ percentȱ ofȱ allȱ households;ȱ thisȱ includesȱsingleȬpersonȱhouseholdsȱandȱnonȬrelatedȱmultiȬpersonȱhouseholds.ȱInȱcontrast,ȱ inȱ Santaȱ Claraȱ County,ȱ familyȱ householdsȱ comprisedȱ 71ȱ percentȱ ofȱ theȱ totalȱ householdsȱ whileȱnonȬfamilyȱhouseholdsȱcomprisedȱ29ȱpercentȱofȱtheȱtotalȱhouseholds.ȱ

Homeownership Rate Housingȱ “tenure”ȱ distinguishesȱ betweenȱ ownerȬoccupiedȱ housingȱ unitsȱ andȱ renterȬ occupiedȱunits.ȱSantaȱClaraȱhasȱaȱrelativelyȱlowȱhomeownershipȱrateȱcomparedȱtoȱSantaȱ Claraȱ Countyȱ andȱ theȱ Bayȱ Areaȱ inȱ general,ȱ asȱ shownȱ inȱ Tableȱ 8.12Ȭ3Ȭ10.ȱ Theȱ lowȱ homeownershipȱrateȱmayȱbeȱaȱreflectionȱofȱtheȱCity’sȱhousingȱstockȱcompositionȱinȱwhichȱ singleȬfamilyȱhomesȱcomprisedȱroughlyȱ42ȱpercentȱofȱtheȱhousingȱunitsȱinȱtheȱCityȱinȱ2010.ȱ Accordingȱ toȱ theȱ 2007Ȭ2011ȱ ACS,ȱ approximatelyȱ 46ȱ percentȱ ofȱ Santaȱ Claraȱ householdsȱ ownedȱ theirȱ homesȱ whileȱ 59ȱ percentȱ ofȱ Countyȱ householdsȱ andȱ 60ȱpercentȱ ofȱ Bayȱ Areaȱ householdsȱ wereȱ homeowners.ȱ Theȱ City’sȱ homeownershipȱ rateȱ hasȱ remainedȱ fairlyȱ constantȱ sinceȱ 2000,ȱ withȱ aȱ slightȱ decreaseȱ inȱ homeownershipȱ byȱ 2010ȱ (lessȱ thanȱ oneȱ percent).ȱȱȱ

TABLE 8.12-3-10: HOUSING TENURE, 2000 and 2010

2000 2010 Jurisdiction Owner Renter Owner Renter Santa Clara 46.1% 53.9% 45.9% 54.1% Mountain View 41.5% 58.5% 42.2% 57.8% Cupertino 63.3% 36.7% 64.2% 35.8% Sunnyvale 47.6% 52.4% 48.3% 51.7% Santa Clara County 59.8% 40.2% 58.7% 41.3% Bay Area(a) 56.4% 43.6% 60.3% 39.7% Source: US Census Bureau, 2000 and 2010 Decennial Census Counts. (a) Bay Area includes Alameda, Contra Costa, Marin, Napa, Solano, Santa Clara, San Mateo, and Sonoma Counties.

 Page 8.12-27   SANTA CLARA GENERAL PLAN

SantaȱClara’sȱhomeownershipȱrateȱwasȱlowerȱthanȱinȱotherȱneighboringȱcitiesȱinȱ2000ȱandȱ 2010,ȱ exceptȱ forȱ Mountainȱ Viewȱ whereȱ approximatelyȱ 42ȱ percentȱ ofȱ householdsȱ ownedȱ theirȱ ownȱ homes.ȱ Theȱ majorityȱ ofȱ householdsȱ inȱ Cupertinoȱ andȱ Sunnyvaleȱ wereȱ homeowners;ȱtheȱhomeownershipȱrateȱinȱCupertinoȱandȱPaloȱAltoȱwasȱ64ȱpercentȱandȱ48ȱ percent,ȱrespectively.ȱ

Housing Units Betweenȱ2000ȱandȱ2010ȱtheȱnumberȱofȱhousingȱunitsȱinȱSantaȱClaraȱincreasedȱfromȱ39,595ȱ toȱoverȱ45,147ȱ(14ȱpercent),ȱasȱshownȱinȱTableȱ8.12Ȭ3Ȭ11.ȱSimilarȱtoȱtheȱCountyȱandȱtheȱBayȱ Area,ȱtheȱmajorityȱofȱhousingȱunitsȱinȱSantaȱClara,ȱ42ȱpercent,ȱareȱsingleȬfamilyȱdetachedȱ units.ȱAȱsingleȬfamilyȱdetachedȱunitȱisȱtypicallyȱdefinedȱasȱaȱsingleȱfamilyȱdwellingȱthatȱ sharesȱnoȱexteriorȱwalls.ȱHowever,ȱfewerȱsingleȬfamilyȱdetachedȱunitsȱwereȱbuiltȱbetweenȱ 2000ȱ andȱ 2010ȱ thanȱ multiȬfamilyȱ housingȱ developments,ȱ includingȱ twoȬȱ toȱ fourȬunitȱ developmentsȱandȱfiveȱorȱmoreȱunitȱdevelopments,ȱwhichȱincreasedȱbyȱoverȱ3,300ȱunitsȱ duringȱtheȱtenȬyearȱtimeȱperiod.ȱThisȱsuggestsȱanȱincreaseȱinȱhigherȬdensity,ȱsmaller,ȱandȱ moreȱaěordableȱ(thoughȱnotȱnecessarilyȱsubsidized)ȱunits.ȱȱ

Inȱ2010,ȱtheȱCityȱhadȱapproximatelyȱ4,325ȱsingleȬfamilyȱattachedȱunits,ȱwhichȱisȱdefinedȱasȱ aȱunitȱthatȱmayȱshareȱaȱwall,ȱorȱevenȱaȱportionȱofȱaȱwallȱwithȱanotherȱunit,ȱbutȱisȱlimitedȱtoȱ sideȬbyȬsideȱ development.ȱ Accordingȱ toȱ Tableȱ 8.12Ȭ3Ȭ11ȱ thereȱ wereȱ approximatelyȱ 4,927ȱ housingȱunitsȱinȱbuildingsȱwithȱ2Ȭ4ȱunits,ȱsuchȱasȱduplexes,ȱtriȬplexesȱandȱfourȬplexes.ȱInȱ comparisonȱ toȱ aȱ singleȬfamilyȱ attachedȱ unit,ȱ aȱ duplexȱ isȱ aȱ singleȱ structureȱ thatȱ containsȱ twoȱunitsȱthatȱcouldȱbeȱconstructedȱinȱvariousȱformations.ȱInȱ2010,ȱaȱhighȱnumberȱofȱunitsȱ wereȱinȱstructuresȱwithȱ5ȱorȱmoreȱunits,ȱincludingȱapproximatelyȱ16,697ȱunits,ȱequatingȱtoȱ roughlyȱ37ȱpercentȱofȱtheȱCity’sȱhousingȱstock.ȱȱ

TABLE 8.12-3-11: HOUSING UNITS, BY TYPE, 2000-2010

2000 2010 2000-2010 Change

Number Number Number Percent Single-Family Detached 17,633 19,162 1,529 9% Single-Family Attached 3,585 4,325 740 21% 2 to 4 Units 3,872 4,927 1,055 27% 5 or More Units 14,403 16,687 2,284 16% Mobile Homes 102 46(a) -56 -55% Total 39,595 45,147 5,552 14% Source: US Census Bureau, 2000 Decennial Census Counts; State of California, Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2010-2013 with 2010 Census Benchmark. (a) While the US Census reports an estimated 46 units of mobile home housing, there are currently no mobile home parks within the City. City Staff confirms that this number may be an over representation of the number of units and likely significantly lower.

Page 8.12-28  8.12

Age of Housing Stock AsȱshownȱinȱTableȱ8.12Ȭ3Ȭ12ȱtheȱmajorityȱ(80ȱpercent)ȱofȱtheȱhousingȱunitsȱinȱSantaȱClaraȱ wereȱbuiltȱbeforeȱ1980ȱwithȱ46ȱpercentȱbuiltȱbetweenȱ1960ȱandȱ1979ȱandȱanotherȱ34ȱpercentȱ builtȱ priorȱ toȱ 1959.ȱ Unlessȱ carefullyȱ maintained,ȱ olderȱ housingȱ stockȱ canȱ createȱ health,ȱ safety,ȱ andȱ problemsȱ forȱ occupants.ȱ Generally,ȱ housingȱ policyȱ analystsȱ believeȱ thatȱ evenȱ withȱ normalȱ maintenance,ȱ dwellingsȱ overȱ 40ȱ yearsȱ ofȱ ageȱ canȱ deteriorate,ȱ requiringȱ significantȱrehabilitation.ȱApproximatelyȱ70ȱpercentȱofȱhomesȱinȱSantaȱClaraȱareȱ40ȱyearsȱorȱ olderȱandȱmayȱrequireȱadditionalȱmaintenanceȱandȱrepair.ȱ

TABLE 8.12-3-12: YEAR STRUCTURE BUILT, 2011 Year Number Percent 2005 or Later 2,346 5% 2000 to 2004 2,934 6% 1990 to 1999 3,639 8% 1980 to 1989 4,487 10% 1970 to 1979 8,276 19% 1960 to 1969 7,913 18% 1950 to 1959 11,052 25% 1940 to 1949 2,213 5% 1939 or earlier 1,846 4% Source: US Census Bureau, 2000 Decennial Census Counts, 2007-2011 ACS (5-year estimates).

Notwithstandingȱ thisȱ finding,ȱ theȱ City’sȱ housingȱ stockȱ remainsȱ inȱ relativelyȱ goodȱ condition.ȱDataȱonȱtheȱnumberȱofȱunitsȱthatȱlackȱcompleteȱplumbingȱandȱkitchenȱfacilitiesȱ areȱoftenȱusedȱtoȱassessȱtheȱconditionȱofȱaȱjurisdiction’sȱhousingȱstock.ȱTheȱ2007Ȭ2011ȱACSȱ estimatesȱthatȱroughlyȱ64ȱhousingȱunitsȱorȱ0.1ȱpercentȱofȱallȱhousingȱunitsȱinȱtheȱCityȱlackȱ completeȱplumbingȱfacilities.ȱSimilarly,ȱanȱestimatedȱ290ȱhouseholdsȱorȱ0.6ȱpercentȱofȱallȱ householdsȱinȱtheȱCityȱlackȱcompleteȱkitchenȱfacilities.ȱ

Consistentȱ withȱ priorȱ Generalȱ Plansȱ andȱ theȱ Zoningȱ Ordinance,ȱ theȱ Cityȱ supportsȱ maintenanceȱandȱpreservationȱofȱhousingȱandȱtheȱqualityȱofȱresidentialȱneighborhoods.ȱInȱ 2010,ȱ theȱ City’sȱ Consolidatedȱ Planȱ 2010Ȭ2015ȱ identifiedȱ 1,968ȱ unitsȱ inȱ needȱ ofȱ rehabilitation.ȱSinceȱFYȱ2009Ȭ10,ȱtheȱCity’sȱNeighborhoodȱConservationȱandȱImprovementȱ Programȱ(NCIP)ȱhasȱprovidedȱassistanceȱtoȱ338ȱhomeownerȱhouseholdsȱandȱ213ȱrenterȬ householdsȱ withȱ neededȱ homeȱ repairsȱ throughȱ aȱ combinationȱ ofȱ deferredȱ loansȱ andȱ grants.ȱApproximatelyȱ200ȱofȱtheseȱhouseholdsȱwereȱlowȱincomeȱhouseholds.ȱSinceȱ1976,ȱ theȱCityȱofȱSantaȱClaraȱhasȱassistedȱinȱtheȱrehabilitationȱofȱmoreȱthanȱ1,500ȱhomes.ȱ

 Page 8.12-29   SANTA CLARA GENERAL PLAN

8.12-3.4 Market Conditions and Affordability

ThisȱsectionȱofȱtheȱNeedsȱAssessmentȱdiscussesȱhousingȱmarketȱconditionsȱinȱSantaȱClara.ȱȱ Thisȱ informationȱ evaluatesȱ howȱ theȱ privateȱ housingȱ marketȱ providesȱ forȱ theȱ needsȱ ofȱ variousȱeconomicȱsegmentsȱofȱtheȱlocalȱpopulation.ȱ

Rental Market Trends AȱreviewȱofȱrentalȱmarketȱconditionsȱinȱSantaȱClaraȱwasȱconductedȱusingȱonlineȱdataȱtoȱ determineȱ theȱ affordabilityȱ andȱ availabilityȱ ofȱ rentalȱ unitsȱ inȱ theȱ City.ȱ Toȱ assessȱ rentalȱ conditionsȱinȱtheȱCity,ȱrentalȱinformationȱforȱSantaȱClaraȱwasȱobtainedȱfromȱinternetȱrentalȱ listings.ȱ Tableȱ 8.12Ȭ3Ȭ13ȱ presentsȱ resultsȱ ofȱ theȱ rentalȱ surveyȱ byȱ unitȱ type,ȱ includingȱ apartments,ȱcondominiums/townhomes,ȱandȱsingleȬfamilyȱhomes.ȱ

TABLE 8.12-3-13: INVENTORY OF RENTAL UNITS, 2013

Unit Type and Bedrooms Units Advertised Rental Range Median Rent Apartments 1 81 $1,555-$2,802 $2,179 2 84 $1,795-$3,641 $2,718 3+ 13 $2,475-$4,754 $3,615 Townhomes 1 0 -- -- 2 2 $2,158-$2,300 $2,243 3+ 7 $2,315-$3,500 $2,908 Single-Family Homes 1 1 $2,195 $2,195 2 2 $2,400-$2,500 $2,450 3+ 19 $2,350-$4,000 $3,175 Source: Trulia.com accessed May 16, 2014.

AsȱshownȱinȱTableȱ8.12Ȭ3Ȭ13,ȱaȱoneȬbedroomȱunitȱinȱSantaȱClaraȱrangedȱfromȱaȱmedianȱofȱ $2,179ȱ forȱ anȱ apartmentȱ toȱ $2,195ȱ forȱ aȱ singleȬfamilyȱ home.ȱ TwoȬbedroomȱ unitsȱ rangedȱ fromȱ$2,450ȱforȱaȱsingleȬfamilyȱhomeȱtoȱ$2,718ȱforȱaȱluxuryȱapartment.ȱToȱrentȱaȱunitȱwithȱ threeȱ orȱ moreȱ bedroomsȱ theȱ medianȱ costȱ rangedȱ fromȱ $3,175ȱ toȱ $3,615,ȱ butȱ couldȱ beȱ significantlyȱ moreȱ dependingȱ onȱ theȱ locationȱ andȱ amenitiesȱ available.ȱ Itȱ isȱ importantȱ toȱ noteȱthatȱofȱtheȱunitsȱadvertisedȱtheȱmajorityȱ(85ȱpercent)ȱwereȱapartments.ȱ

Home Sale Trends WhileȱmanyȱotherȱmarketsȱinȱCaliforniaȱandȱacrossȱtheȱcountryȱsawȱhomeȱvaluesȱfallȱinȱ 2008,ȱsalesȱpricesȱinȱSantaȱClaraȱCountyȱhaveȱremainedȱrelativelyȱstrongȱoverȱtheȱlastȱ15ȱ years.ȱȱAccordingȱtoȱTrulia.com,ȱanȱonlineȱrealȱestateȱwebsite,ȱmedianȱsalesȱpricesȱinȱtheȱ

Page 8.12-30  8.12

CityȱofȱSantaȱClaraȱstartedȱaroundȱ$325,000ȱinȱ2000,ȱincreasingȱtoȱnearlyȱ$700,000ȱinȱ2008ȱ butȱfallingȱtoȱ$485,000ȱinȱ2009.ȱAsȱtheȱeconomicȱclimateȱhasȱimprovedȱoverȱtheȱlastȱfiveȱ years,ȱmedianȱsalesȱpricesȱhaveȱrecoveredȱquicklyȱjumpingȱtoȱoverȱ$625,000ȱinȱ2013ȱandȱ $745,000ȱ byȱ 2014.ȱ Tableȱ 8.12Ȭ3Ȭ14ȱ providesȱ homeȱ saleȱ activityȱ forȱ Santaȱ Claraȱ andȱ neighboringȱcitiesȱforȱAprilȱ2014.ȱ

TABLE 8.12-3-14: MEDIAN HOME PRICE, APRIL 2014

No. of Percent Per Zip Community Homes Median Home Price Change from Square Code Sold April 2013 Foot Cost Santa Clara 95050 35 $678,250 -3% $527 95051 48 $668,000 4% $619 95054 12 $675,000 5% $505 Mountain View 94040 25 $1,436,000 31% $783 94041 10 $1,186,000 -4% $734 94043 29 $900,000 32% $822 Cupertino 95014 56 $1,380,000 24% $779 Palo Alto 94301 20 $2,737,500 12% $1,700 94306 33 $2,100,000 31% $1,324 Sunnyvale 94085 21 $775,000 19% $757 94086 34 $840,000 19% $725 94087 41 $1,362,000 44% $836 94089 13 $773,000 28% $621 Santa Clara County All 1,854 $729,000 10% N/A Source: DataQuick, “Bay Area Home Sale Activity, April 2014” Accessed at http://dqnews.com/Charts/Monthly-Charts/SF- Chronicle-Charts/ZIPSFC.aspx on May 30, 2014.

Asȱ shown,ȱ theȱ medianȱ salesȱ priceȱ forȱ newȱ andȱ resaleȱ singleȬfamilyȱ homesȱ andȱ condominiumsȱinȱSantaȱClaraȱinȱAprilȱ2014ȱhadȱincreasedȱinȱzipȱcodesȱ95051ȱandȱ95054,ȱbyȱ 4ȱ percentȱ andȱ 5ȱ percent,ȱ respectively,ȱ andȱ declinedȱ byȱ 3ȱ percentȱ inȱ zipȱ codeȱ 95050ȱ inȱ aȱ yearȬoverȬyearȱ comparison.ȱ Byȱ comparison,ȱ theȱ majorityȱ ofȱ theȱ surroundingȱ zipȱ codesȱ experiencedȱ significantȱ increasesȱ aroundȱ 20ȱ percent,ȱ withȱ Santaȱ Claraȱ Countyȱ generalȱ experiencingȱaȱ10ȱpercentȱincreaseȱinȱtheȱmedianȱsalesȱpriceȱfromȱtheȱpreviousȱyear.ȱ

Housing Occupancy and Vacancy Status Theȱ availabilityȱ ofȱ housingȱ unitsȱ alsoȱ impactsȱ housingȱ costȱ asȱ housingȱ pricesȱ areȱ oftenȱ drivenȱupȱbyȱincreasedȱdemand.ȱMoreȱspecifically,ȱaȱlowȱvacancyȱrateȱinȱtheȱCityȱindicatesȱ thatȱ theȱ demandȱ forȱ housingȱ exceedsȱ theȱ availableȱ supply,ȱ typicallyȱ resultingȱ inȱ higherȱ housingȱ costs.ȱ Tableȱ 8.12Ȭ3Ȭ15ȱ presentsȱ housingȱ vacancyȱ conditionsȱ inȱ Santaȱ Claraȱ accordingȱ theȱ 2010ȱ Census.ȱ Asȱ shownȱ inȱ Tableȱ 8.12Ȭ3Ȭ15,ȱ inȱ 2010,ȱ Santaȱ Clara’sȱ hadȱ aȱ vacancyȱ rateȱ ofȱ 4.7ȱ percentȱ whichȱ wasȱ slightlyȱ higherȱ thanȱ theȱ overallȱ vacancyȱ rateȱ forȱ

 Page 8.12-31   SANTA CLARA GENERAL PLAN

SantaȱClaraȱCountyȱreportedȱatȱ4.4ȱpercent.ȱThisȱisȱunderstandableȱgivenȱtheȱCityȱhadȱaȱ higherȱproportionȱofȱrentalȱhousing,ȱwhichȱusuallyȱexhibitsȱaȱhigherȱlevelȱofȱmobility.ȱ

x Ownershipȱ Housing.ȱ Housingȱ economistsȱ generallyȱ considerȱ aȱ 2ȱ toȱ 3ȱ percentȱ vacancyȱrateȱforȱhomeownershipȱunitsȱasȱsufficientȱtoȱprovideȱadequateȱchoiceȱandȱ mobilityȱforȱresidents.ȱAccordingȱtoȱtheȱ2010ȱCensus,ȱSantaȱClara’sȱvacancyȱrateȱforȱ homeownershipȱunitsȱwasȱ1.3ȱpercent.ȱVacancyȱinȱ2010ȱwasȱalsoȱlowȱinȱSantaȱClaraȱ Countyȱatȱ1.4ȱpercent.ȱTheȱlowȱhomeownershipȱvacancyȱrateȱinȱSantaȱClaraȱinȱ2010ȱ isȱ indicativeȱ ofȱ theȱ tightȱ housingȱ marketȱ asȱ technologyȱ companiesȱ continueȱ toȱ expandȱinȱtheȱSiliconȱValleyȱregion.ȱ

x Rentalȱ Housing.ȱ Aȱ rentalȱ vacancyȱ rateȱ ofȱ 5ȱ percentȱ isȱ consideredȱ sufficientȱ toȱ provideȱ adequateȱ choiceȱ andȱ mobilityȱ forȱ residents.ȱ Inȱ 2010,ȱ Santaȱ Clara’sȱ rentalȱ vacancyȱrateȱstoodȱatȱ4.6ȱpercent,ȱcomparedȱtoȱ4.3ȱpercentȱforȱtheȱCounty.ȱTheseȱ ratesȱ fallȱ onlyȱ slightlyȱ belowȱ theȱ 5ȱ percentȱ benchmarkȱ forȱ aȱ “healthy”ȱ rentalȱ market.ȱ Generallyȱ through,ȱ Santaȱ Clara’sȱ rentalȱ vacancyȱ rateȱ isȱ consistentȱ withȱ rentalȱ marketsȱ throughoutȱ theȱ region.ȱ Despiteȱ theȱ City’sȱ relativelyȱ strongȱ ownershipȱmarket,ȱtheȱregionalȱtrends,ȱincludingȱuncertaintyȱinȱtheȱlaborȱmarket,ȱ continueȱ toȱ compelȱ manyȱ householdsȱ toȱ continueȱ toȱ rent.ȱ Inȱ addition,ȱ currentȱ lendingȱ practicesȱ thatȱ requireȱ higherȱ downȱ paymentsȱ toȱ buyȱ aȱ homeȱ compelȱ peopleȱtoȱcontinueȱtoȱrent.ȱ

TABLE 8.12-3-15: OCCUPANCY STATUS BY TENURE, 2010

City of Santa Clara Santa Clara County Occupancy Status Number Percent Number Percent Occupied Housing Units 43,021 95.3% 604,204 95.6% Vacant Housing Units 2,126 4.7% 27,716 4.4% Total 45,147 100% 631,920 100% Source: U.S. Census Bureau, 2010 Census.

Housing Affordability Affordabilityȱ isȱ generallyȱ discussedȱ inȱ theȱ contextȱ ofȱ householdsȱ withȱ differentȱ incomeȱ levels.ȱ Householdsȱ areȱ categorizedȱ asȱ extremelyȱ lowȱ income,ȱ veryȱ lowȱ income,ȱ lowȱ income,ȱ moderateȱ income,ȱ orȱ aboveȱ moderateȱ income,ȱ basedȱ onȱ householdȱ sizeȱ andȱ percentagesȱ ofȱ theȱ Areaȱ Medianȱ Incomeȱ (AMI).ȱ Theseȱ incomeȱ limitsȱ areȱ establishedȱ annuallyȱbyȱtheȱCaliforniaȱDepartmentȱofȱHousingȱandȱCommunityȱDevelopmentȱ(HCD).ȱȱ Stateȱandȱlocalȱaffordableȱhousingȱprogramsȱgenerallyȱtargetȱhouseholdsȱupȱtoȱ120ȱpercentȱ ofȱAMI,ȱwithȱaȱparticularȱfocusȱonȱhouseholdsȱupȱtoȱ80ȱpercentȱofȱAMI.ȱFederalȱhousingȱ programsȱcapȱtheȱhouseholdȱincomeȱlimitȱatȱ80ȱpercentȱofȱAMI.ȱTableȱ8.12Ȭ3Ȭ16ȱprovidesȱ theȱmaximumȱincomeȱlimitsȱforȱaȱfourȬpersonȱhouseholdȱinȱSantaȱClaraȱCountyȱinȱ2014.ȱ

Page 8.12-32  8.12

TABLE 8.12-3-16: COUNTY HOUSEHOLD INCOME LIMITS, 2014

Income Level Definition as a Percentage of AMI Maximum Income (a) Extremely Low Income 0% to 30% AMI $30,570 Very Low Income 31% to 50% AMI $50,950 Low Income 51% to 80% AMI $81,520 Moderate Income 81% to 120% AMI $122,280 Median 100% $101,900 Sources: California Department of Housing and Community Development, 2014; ESA, 2014. (a) Based on the 2014 Area Median Income of $101,900 for a family of four living in Santa Clara County.

Ability to Pay for Housing Toȱ betterȱ understandȱ housingȱ affordability,ȱ Tableȱ 8.12Ȭ3Ȭ17ȱ showsȱ maximumȱ rentsȱ andȱ homeȱpricesȱaffordableȱtoȱaȱfourȬpersonȱhouseholdȱearningȱanȱextremelyȱlow,ȱveryȱlow,ȱ low,ȱ andȱ moderateȱ income.ȱ Theȱ maximumȱ affordableȱ salesȱ priceȱ wasȱ calculatedȱ usingȱ householdȱincomeȱlimitsȱpublishedȱbyȱHCD,ȱconventionalȱfinancingȱterms,ȱandȱassumingȱ thatȱ householdsȱ spendȱ 30ȱpercentȱ ofȱ grossȱ incomeȱ onȱ mortgageȱ payments,ȱ taxes,ȱ andȱ insurance.ȱ

AsȱshownȱpreviouslyȱinȱTableȱ8.12Ȭ14ȱtheȱmedianȱsalesȱpriceȱforȱaȱsingleȬfamilyȱhomeȱinȱ Santaȱ Claraȱ wasȱ approximatelyȱ $675,000ȱ inȱ Aprilȱ 2014.ȱ Byȱ comparison,ȱ toȱ ensureȱ theirȱ housingȱisȱaffordable,ȱaȱmoderateȱincomeȱfamilyȱshouldȱnotȱpurchaseȱaȱhomeȱthatȱcostsȱ moreȱ thanȱ $695,254.ȱ Thisȱ analysisȱ indicatesȱ thatȱ forȱ all,ȱ butȱ largerȱ moderateȱ incomeȱ householdsȱ andȱ aboveȱ moderateȱ incomeȱ households,ȱ currentȱ marketȱ pricesȱ presentȱ aȱ seriousȱobstacleȱtoȱsingleȬfamilyȱhomeownership.ȱ

Inȱreviewingȱtheseȱfindings,ȱitȱisȱimportantȱtoȱnoteȱthatȱcreditȱmarketsȱhaveȱtightenedȱinȱ tandemȱ withȱ theȱ declineȱ inȱ homeȱ values.ȱȱAsȱ such,ȱ althoughȱ homesȱ haveȱ becomeȱ moreȱ affordable,ȱ lenderȱ requirementsȱ forȱ aȱ minimumȱ downȱ paymentȱ orȱ creditȱ scoreȱ mayȱ presentȱ aȱ greaterȱ obstacleȱ forȱ buyersȱ today.ȱ Moreȱ accessibleȱ homeȱ loanȱ productsȱ areȱ available,ȱincludingȱFederalȱHousingȱAdministrationȱ(FHA)ȱloans.ȱFHAȱloansȱareȱinsuredȱ byȱ theȱ federalȱ government,ȱ andȱ haveȱ traditionallyȱ allowedȱ lowerȱ incomeȱ householdsȱ toȱ purchaseȱaȱhomeȱthatȱtheyȱcouldȱnotȱotherwiseȱafford.ȱȱHowever,ȱinterviewsȱwithȱlendersȱ suggestȱ thatȱ manyȱ householdsȱ areȱ notȱ awareȱ ofȱ theseȱ programs.ȱ Moreover,ȱ manyȱ loanȱ officersȱpreferȱtoȱfocusȱonȱconventionalȱmortgagesȱbecauseȱofȱtheȱaddedȱtimeȱandȱeffortȱ associatedȱ withȱ processingȱ andȱ securingȱ approvalȱ onȱ aȱ FHAȱ loan.ȱ Inȱ 2012,ȱ onlyȱ 160ȱ householdsȱappliedȱforȱFHAȱloansȱinȱSantaȱClara,ȱcomparedȱtoȱ1,412ȱhouseholdsȱapplyingȱ ofȱconventionalȱlendingȱ(seeȱTableȱ8.12Ȭ5Ȭ9ȱinȱHousingȱConstraintsȱsectionȱofȱthisȱHousingȱ Element).ȱ

 Page 8.12-33   SANTA CLARA GENERAL PLAN

TABLE 8.12-3-17: HOUSING AFFORDABILITY BY INCOME, 2014

Affordable Maximum Affordable Housing Costs Payment Price AMI Affordable Taxes & Income Group adjusted by Renter Owner Utilities Home Rental Insurance size Price Extremely Low (0-30% AMI) 30% AMI Two Person (1 bedroom) $24,456 $611 $611 $50 $80 $112,095 $561 Three Person (2 bedrooms) $27,513 $688 $688 $75 $90 $121,741 $613 Four Person (3 bedrooms) $30,570 $764 $764 $100 $95 $132,551 $664 Five Person (4 bedrooms) $33,016 $825 $825 $125 $100 $139,802 $700 Very Low (30-50% AMI) 50% AMI One Person (Studio) $35,665 $892 $892 $50 $115 $169,196 $842 Two Person (1 bedroom) $40,760 $1,019 $1,019 $50 $115 $198,856 $969 Three Person (2 bedrooms) $45,855 $1,146 $1,146 $100 $130 $213,380 $1,046 Four Person (3 bedrooms) $50,950 $1,274 $1,274 $125 $140 $234,889 $1,149 Five Person (4 bedrooms) $55,026 $1,376 $1,376 $175 $145 $245,810 $1,201 Lower (50-80% AMI) 80%AMI One Person (Studio) $57,064 $1,427 $1,427 $48 $150 $286,198 $1,379 Two Person (1 bedroom) $65,216 $1,630 $1,630 $85 $165 $321,429 $1,545 Three Person (2 bedrooms) $73,368 $1,834 $1,834 $125 $190 $353,749 $1,709 Four Person (3 bedrooms) $81,520 $2,038 $2,038 $175 $210 $384,904 $1,863 Five Person (4 bedrooms) $88,042 $2,201 $2,201 $200 $220 $414,719 $2,001 Moderate Income (81-120% AMI) 110% AMI One Person (Studio) $85,596 $2,140 $2,497 $135 $405 $455,587 $2,005 Two Person (1 bedroom) $97,824 $2,446 $2,853 $135 $405 $538,633 $2,311 Three Person (2 bedrooms) $110,052 $2,751 $3,210 $157 $475 $600,258 $2,594 Four Person (3 bedrooms) $122,280 $3,057 $3,567 $211 $571 $648,376 $2,846 Five Person (4 bedrooms) $132,062 $3,302 $3,852 $238 $628 $695,254 $3,064 Sources: HUD User, 2014. Compiled by ESA, 2014. Notes: 1. Property taxes and insurance based on averages for the region 2. Calculation of affordable home sales prices based on a down payment of 20%, annual interest rate of 5%,30-year mortgage, and monthly payment 30% of gross household income 3. Based on 2014 Santa Clara County AMI of $101,900 and 2014 HCD State Income Limits

Maximumȱ affordableȱ monthlyȱ rentsȱ assumedȱ thatȱ householdsȱ payȱ 30ȱ percentȱ ofȱ theirȱ grossȱincomeȱonȱrentȱandȱutilities.ȱAccordingȱtoȱTrulia.com,ȱtheȱaverageȱmonthlyȱrentȱforȱaȱ threeȬbedroom,ȱtwoȬbathȱunitȱinȱSantaȱClaraȱinȱMayȱ2014ȱrangedȱfromȱ$2,315ȱforȱaȱthreeȬ bedroomȱ apartmentȱ upȱ toȱ $9,888ȱ forȱ aȱ threeȬbedroomȱ townhouse,ȱ whereasȱ lowȱ incomeȱ householdsȱcouldȱonlyȱaffordȱtoȱpayȱupȱtoȱ$1,851ȱforȱaȱthreeȬbedroomȱunit.ȱThisȱanalysisȱ suggestsȱthatȱveryȱlowȱandȱlowȱincomeȱrentersȱmustȱpayȱinȱexcessȱofȱ30ȱpercentȱofȱtheirȱ incomesȱtoȱcompeteȱinȱtheȱcurrentȱmarketȱwithoutȱsomeȱformȱofȱrentalȱsubsidy.ȱTheȱgapȱisȱ especiallyȱlargeȱforȱveryȱlowȱincomeȱhouseholdsȱwhoȱhaveȱtoȱpayȱoverȱ50ȱpercentȱofȱtheirȱ

Page 8.12-34  8.12 incomeȱtoȱaffordȱtheȱaverageȱmarketȱrentȱforȱaȱunitȱthatȱisȱlikelyȱnotȱlargeȱenough.ȱThisȱ analysisȱ suggestsȱ thatȱ onlyȱ aboveȱ moderateȱ incomeȱ householdsȱ canȱ affordȱ theȱ averageȱ monthlyȱrentȱinȱSantaȱClara.ȱ

Overpayment (Cost Burden) Accordingȱ toȱ HUD,ȱ aȱ householdȱ isȱ consideredȱ “costȬburdened”ȱ (i.e.,ȱ overpayingȱ forȱ housing)ȱ ifȱ moreȱ thanȱ 30ȱ percentȱ ofȱ grossȱ incomeȱ isȱ spentȱ onȱ housingȬrelatedȱ costs.ȱȱ Householdsȱareȱ“severelyȱcostȱburdened”ȱifȱtheyȱpayȱmoreȱthanȱ50ȱpercentȱofȱtheirȱincomeȱ onȱ housingȱ costs.ȱ Theȱ 2010ȱ Censusȱ reportsȱ thatȱ 36ȱ percentȱ ofȱ rentersȱ andȱ 34ȱ percentȱ ofȱ homeownersȱ wereȱ overpayingȱ forȱ housingȱ inȱ Santaȱ Clara.ȱ Throughoutȱ Santaȱ Claraȱ County,ȱ 46ȱ percentȱ ofȱ rentersȱ andȱ 49ȱ percentȱ ofȱ homeownersȱ wereȱ costȬburdenedȱ accordingȱtoȱtheȱ2007Ȭ2011ȱACS,ȱasȱshownȱinȱTableȱ8.12Ȭ3Ȭ18.ȱ

TABLE 8.12-3-18: SUMMARY OF HOUSING OVERPAYMENT, 2010

Household by Type, Income & Santa Clara Total Housing Problem Total Renters Total Owners Households Extremely Low-Income (<30% MFI) 4,150 1,305 4,455 Number with cost burden (30-50%) 10% 16% 12% Number with cost burden (> 50%) 71% 48% 65% Very Low-Income (31-50% MFI) 2,730 1,585 4,315 Number with cost burden (30-50%) 50% 21% 36% Number with cost burden (> 50%) 38% 37% 37% Low-Income (51-80% MFI) 2,730 1,345 4,075 Number with cost burden (30-50%) 46% 20% 37% Number with cost burden (> 50%) 10% 30% 17% Moderate-Income (81% + MFI) 13,340 15,125 28,465 Number with cost burden (30-50%) 7% 23% 16% Number with cost burden (> 50%) 1% 6% 4% Total Households 22,950 19,360 42,310 Number with cost burden (30-50%) 17% 21% 19% Number with cost burden (> 50%) 19% 13% 16% Source: CHAS, based on 2006-2010 ACS (5-year estimates).

Accordingȱ toȱ theȱ mostȱ recentȱ Comprehensiveȱ Housingȱ Affordabilityȱ Surveyȱ (CHAS)ȱ preparedȱusingȱtheȱ2006Ȭ2010ȱACS,ȱtheȱmajorityȱofȱlowȱandȱveryȱlowȱincomeȱhouseholdsȱ wereȱeitherȱcostȬburdenedȱorȱseverelyȱcostȬburdenedȱinȱSantaȱClara.ȱInȱtotal,ȱ75ȱpercentȱofȱ veryȱ lowȱ incomeȱ householdsȱ andȱ 54ȱ percentȱ ofȱ lowȱ incomeȱ householdsȱ overpaidȱ forȱ housingȱinȱSantaȱClaraȱinȱ2010.ȱTheȱhousingȱcostȱburdenȱwasȱparticularlyȱpronouncedȱforȱ veryȱlowȱincomeȱrenters.ȱ

 Page 8.12-35   SANTA CLARA GENERAL PLAN

Currentȱeconomicȱconditions,ȱparticularlyȱasȱtheyȱrelateȱtoȱjobȱlossesȱandȱunemployment,ȱ asȱaȱresultȱofȱtheȱ2008ȱeconomicȱdownturn,ȱmayȱresultȱinȱanȱincreaseȱofȱoverpaymentȱinȱ theȱCityȱofȱSantaȱClaraȱandȱthroughoutȱSantaȱClaraȱCounty.ȱHowever,ȱmoreȱrecentȱdataȱonȱ theȱpercentȱofȱhouseholdsȱexperiencingȱhousingȱcostȱburdenȱisȱunavailable.ȱThisȱHousingȱ Elementȱ Updateȱ includesȱ aȱ numberȱ ofȱ implementationȱ programsȱ intendedȱ toȱ facilitateȱ affordableȱhousingȱtoȱlowerȱincomeȱhouseholds.ȱTheȱCityȱallocatesȱmostȱofȱitsȱaffordableȱ housingȱfundsȱforȱhouseholdsȱearningȱlessȱthanȱ80ȱpercentȱofȱtheȱCountyȱmedianȱincome,ȱ withȱanȱemphasisȱonȱveryȱlowȱandȱextremelyȱlowȱincomeȱhouseholds.ȱ

Overcrowding Aȱ lackȱ ofȱ affordableȱ housingȱ canȱ resultȱ inȱ overcrowdedȱ households.ȱ Stateȱ housingȱ programsȱ defineȱ “overcrowding”ȱ asȱ moreȱ thanȱ oneȱ personȱ perȱ room,ȱ excludingȱ bathroomsȱandȱkitchens.ȱUnitsȱwithȱmoreȱthanȱ1.5ȱpersonsȱperȱroomȱareȱconsideredȱtoȱbeȱ severelyȱ overcrowded.ȱ Tableȱ 8.12Ȭ3Ȭ19ȱ illustratesȱ theȱ overcrowdingȱ rateȱ amongȱ rentersȱ andȱ ownersȱ inȱ Santaȱ Clara.ȱ Accordingȱ toȱ theȱ 2007Ȭ2011ȱ ACS,ȱ 3.9ȱ percentȱ ofȱ theȱ City’sȱ renterȬhouseholdsȱ wereȱ overcrowded,ȱ andȱ 1.1ȱ percentȱ ofȱ allȱ renterȬhouseholdsȱ wereȱ consideredȱtoȱbeȱseverelyȱovercrowded.ȱInȱcomparison,ȱ0.5ȱpercentȱofȱownerȬhouseholdsȱ wereȱ estimatedȱ toȱ beȱ overcrowded,ȱ withȱ 0.3ȱ percentȱ consideredȱ toȱ beȱ severelyȱ overcrowded.ȱDuringȱtheȱcurrentȱeconomicȱdownturn,ȱtheȱpresenceȱofȱovercrowdingȱmayȱ haveȱincreasedȱdueȱtoȱrisingȱunemploymentȱandȱforeclosures.ȱȱȱ

TABLE 8.12-3-19: OVERCROWDED HOUSEHOLDS BY TENURE

Tenure Overcrowded* Severely Overcrowded** Number Percent Number Percent Owner Occupied Units 200 0.5% 145 0.3% Renter Occupied Units 1,630 3.9% 465 1.1% Total 1,830 4.3% 610 1.4% Source: CHAS, based on 2007-2011 ACS (5-year estimates). *Overcrowded households are those with greater than 1 but less than or equal to 1.5 persons per room **Severely overcrowded households are greater than 1.5 persons per room

Overall,ȱSantaȱClaraȱCountyȱhouseholdsȱexperiencedȱovercrowdingȱatȱaȱhigherȱrateȱthanȱ Santaȱ Claraȱ households.ȱ Threeȱ percentȱ ofȱ ownerȬhouseholdsȱ andȱ 12ȱ percentȱ ofȱ renterȬ householdsȱcountyȬwideȱwereȱovercrowdedȱbetweenȱ2007ȱandȱ2011.ȱ

8.12-3.5 Special Needs Populations

Governmentȱ Codeȱ Sectionȱ 65583(a)(7)ȱ requiresȱ thatȱ Housingȱ Elementsȱ includeȱ “anȱ analysisȱ ofȱ anyȱ specialȱ housingȱ needs,ȱ suchȱ asȱ thoseȱ ofȱ seniorȱ citizens,ȱ personsȱ withȱ disabilities,ȱ largeȱ families,ȱ farmworkers,ȱ familiesȱ withȱ femaleȱ headsȱ ofȱ households,ȱ andȱ

Page 8.12-36  8.12 familiesȱandȱpersonsȱinȱneedȱofȱemergencyȱshelter.”ȱThisȱsectionȱofȱtheȱNeedsȱAssessmentȱ profilesȱtheseȱpopulationsȱwithȱspecialȱhousingȱneeds.ȱ

Seniors Duringȱtheȱ2015Ȭ2023ȱHousingȱElementȱplanningȱperiod,ȱseniorsȱareȱexpectedȱtoȱbeȱoneȱofȱ theȱfastestȱgrowingȱageȱgroupsȱinȱtheȱCounty.ȱManyȱseniorȱresidentsȱfaceȱaȱuniqueȱsetȱofȱ housingȱneeds,ȱlargelyȱdueȱtoȱphysicalȱlimitations,ȱlowerȱhouseholdȱincomes,ȱandȱhealthȱ careȱ costs.ȱ Unitȱ sizesȱ andȱ accessibilityȱ toȱ transit,ȱ healthȱ care,ȱ andȱ otherȱ servicesȱ areȱ alsoȱ importantȱ housingȱ concernsȱ forȱ thisȱ population.ȱ Inȱ 2010,ȱ anȱ estimatedȱ 7,017ȱ residents,ȱ agedȱ65ȱyearsȱorȱolder,ȱlivedȱinȱtheȱCityȱofȱSantaȱClara,ȱaccordingȱtoȱtheȱ2010ȱCensus.ȱThisȱ representsȱroughlyȱ16ȱpercentȱofȱtheȱCity’sȱtotalȱpopulation.ȱȱ

AsȱTableȱ8.12Ȭ3Ȭ20ȱindicates,ȱ13ȱpercentȱofȱhouseholdersȱinȱtheȱCityȱofȱSantaȱClaraȱwereȱ betweenȱ65ȱyearsȱandȱ84ȱyearsȱoldȱinȱ2010,ȱwithȱanȱadditionalȱ3ȱpercentȱagedȱ85ȱyearsȱoldȱ orȱ over.ȱ Inȱ comparison,ȱ Santaȱ Claraȱ Countyȱ hadȱ aȱ slightlyȱ higherȱ proportionȱ ofȱ seniorȱ householdersȱ agedȱ 65ȱ orȱ olderȱ inȱ 2010,ȱ estimatedȱ atȱ roughlyȱ 19ȱ percent.ȱ Tableȱ 8.12Ȭ3Ȭ20ȱ alsoȱreflectsȱthatȱnearlyȱ71ȱpercentȱofȱSantaȱClaraȱseniorȱresidents,ȱbetweenȱ65ȱandȱ84ȱyearsȱ old,ȱownedȱtheirȱhomes.ȱWhileȱthisȱhomeownershipȱrateȱisȱsubstantiallyȱhigherȱthanȱtheȱ rateȱ forȱ nonȬseniorȱ householdsȱ inȱ theȱ City,ȱ itȱ isȱ lowerȱ thanȱ theȱ rateȱ amongȱ elderlyȱ householdsȱ inȱ Santaȱ Claraȱ Countyȱ asȱ aȱ whole.ȱ Theȱ limitedȱ supplyȱ andȱ highȱ priceȱ ofȱ ownershipȱhousingȱinȱtheȱCity,ȱcomparedȱtoȱtheȱCounty,ȱlikelyȱcontributesȱtoȱthisȱtrend.ȱ

TABLE 8.12-3-20: SENIORS BY AGE AND TENURE

City of Santa Clara Santa Clara County Householder Age Number Percent Number Percent Householder 15-64 years 36,004 84% 492,244 82% Owner 14,827 41% 265,727 54% Renter 21,177 59% 226,517 46% Householder 65 -84 5,770 13% 94,720 16% years Owner 4,107 71% 71,412 75% Renter 1,663 29% 23,308 26% Householder 85+ years 1,247 2.9% 17,240 2.8% Owner 813 65% 11,159 65% Renter 434 35% 6,081 35% Total 43,021 100% 604,204(a) 100% Source: US Census Bureau, 2000 and 2010 Decennial Census Counts. (a) The total number of households may not match previous tables as 2010 Census data was utilized instead of 2007-2011 ACS data. 2010 Census Summary File 1 data was the most recent data available at the time this Element was written.

Inȱ 2011,ȱ theȱ Comprehensiveȱ Housingȱ Aơordabilityȱ Strategyȱ (CHAS)ȱ databaseȱ reportedȱ thatȱ seniorsȱ representedȱ aȱ largeȱ percentageȱ ofȱ theȱ lowerȱ incomeȱ householdsȱ inȱ theȱ Cityȱ

 Page 8.12-37   SANTA CLARA GENERAL PLAN

(35ȱpercent).ȱAsȱshownȱinȱTableȱ8.12Ȭ3Ȭ21,ȱinȱ2011,ȱaȱlargeȱnumberȱofȱseniorȱhouseholdsȱareȱ consideredȱtoȱfallȱintoȱtheȱlow,ȱveryȱlow,ȱorȱextremelyȱlowȱincomeȱcategory.ȱȱ

TABLE 8.12-3-21: ELDERLY HOUSEHOLDS, BY INCOME 2011

Income Level Number Percent Extremely Low Income 2,273 35% Very Low Income 1,237 19% Low Income 1,053 16% Moderate Income 1,874 29% Total 6,437 100% Source: US Census Bureau, 2007-2011 ACS (5-year estimates).

AsȱdiscussedȱinȱSectionȱ8.12Ȭ3.1,ȱSantaȱClaraȱhasȱaȱgrowingȱpopulationȱofȱresidentsȱthatȱareȱ atȱ orȱ approachingȱ retirementȱ age;ȱ manyȱ ofȱ whichȱ mayȱ beȱ inȱ needȱ ofȱ affordableȱ housingȱ arrangements.ȱManyȱseniorsȱhaveȱspecialȱhousingȱneedsȱsuchȱasȱhandicapȱaccessibleȱlivingȱ arrangements.ȱAsȱshownȱinȱTableȱ8.12Ȭ3Ȭ22ȱbelow,ȱnearlyȱ78ȱpercentȱofȱtheȱpopulationȱ65ȱorȱ olderȱinȱSantaȱClaraȱhadȱsomeȱsortȱofȱaȱdisabilityȱ(3,797ȱseniors).ȱHistorically,ȱwaitingȱlistsȱ forȱaơordableȱseniorȱhousingȱhaveȱbeenȱlong,ȱsuggestingȱthatȱdemandȱexceedsȱsupply.ȱSinceȱ theȱlastȱplanningȱperiod,ȱtheȱCityȱhasȱaddedȱmoreȱaơordableȱseniorȱhousingȱtoȱtheȱhousingȱ stock.ȱThereȱareȱcurrentlyȱfiveȱBMRȱseniorȱhousingȱdevelopmentsȱinȱtheȱCity,ȱcontainingȱaȱ totalȱ ofȱ 615ȱ studio,ȱ oneȬȱ andȱ twoȬȱ bedroomȱ units.ȱ Thereȱ areȱ anotherȱ 55ȱ bedsȱ withinȱ twoȱ assistedȱ livingȱ facilitiesȱ forȱ seniorsȱ withȱ mentalȱ orȱ physicalȱ disabilities.ȱ Additionally,ȱ aȱ 28Ȭunitȱaěordableȱseniorȱhousingȱdevelopmentȱwasȱapprovedȱforȱconstructionȱinȱ2008ȱandȱaȱ 48Ȭunitȱaěordableȱseniorȱhousingȱdevelopmentȱatȱ2525ȱElȱCaminoȱ Realȱ wasȱcompletedȱinȱ 2013.ȱ

Persons with Disabilities Aȱdisabilityȱisȱaȱphysicalȱorȱmentalȱimpairmentȱthatȱlimitsȱoneȱorȱmoreȱmajorȱlifeȱactivities.ȱ Personsȱ withȱ aȱ disabilityȱ generallyȱ haveȱ lowerȱ incomesȱ andȱ oftenȱ faceȱ barriersȱ toȱ findingȱ employmentȱorȱadequateȱhousingȱdueȱtoȱphysicalȱorȱstructuralȱobstacles.ȱThisȱsegmentȱofȱ theȱ populationȱ oftenȱ needsȱ affordableȱ housingȱ thatȱ isȱ locatedȱ nearȱ publicȱ transportation,ȱ services,ȱ andȱ shopping.ȱ Personsȱ withȱ disabilitiesȱ mayȱ requireȱ unitsȱ equippedȱ withȱ wheelchairȱ accessibilityȱ orȱ otherȱ specialȱ featuresȱ thatȱ accommodateȱ physicalȱ orȱ sensoryȱ limitations.ȱDependingȱonȱtheȱseverityȱofȱtheȱdisability,ȱpeopleȱmayȱliveȱindependentlyȱwithȱ someȱassistanceȱinȱtheirȱownȱhomes,ȱorȱmayȱrequireȱassistedȱlivingȱandȱsupportiveȱservicesȱ inȱspecialȱcareȱfacilities.ȱ

Withinȱtheȱpopulationȱofȱcivilian,ȱnonȬinstitutionalizedȱresidents,ȱageȱfiveȱandȱtoȱ64,ȱtheȱ 2009Ȭ2011ȱACSȱreportsȱthatȱnearlyȱ10ȱpercentȱofȱSantaȱClaraȱresidentsȱhadȱaȱdisability.ȱInȱ

Page 8.12-38  8.12 comparison,ȱcloserȱtoȱfiveȱpercentȱofȱSantaȱClaraȱCountyȱresidentsȱactuallyȱhadȱaȱdisabilityȱ (seeȱTableȱ8.12Ȭ3Ȭ22).ȱSeniorsȱ(ageȱ65ȱyearsȱandȱolder)ȱrepresentedȱ53ȱpercentȱofȱtheȱCity’sȱ disabledȱpopulation.ȱ

TABLE 8.12-3-22: NUMBER OF DISABILITIES, BY TYPE, IN THE CITY OF SANTA CLARA

Santa Clara City Santa Clara County Age and Disability Status Number Percent(a) Number Percent(a) Persons 18-64 Years Old 79,107 -- 1,153,326 -- With Hearing Difficulty 627 0.8% 11,888 1.0% With Vision Difficulty 807 1.0% 9,310 0.8% With Cognitive Difficulty 1,762 2.2% 25,582 2.2% With an Ambulatory Difficulty 1,930 2.4% 26,275 2.3% With a Self-Care Difficulty 934 1.2% 10,909 0.9% With an Independent Living Difficulty 1,462 1.8% 22,156 1.9% Total with a Disability (18-64 Years Old) 7,522 9.5% 61,096 5.3% Persons 65 Years and Over 10,921 -- 194,187 -- With Hearing Difficulty 1,655 15% 26,957 14% With Vision Difficulty 638 5.8% 11,630 6.0% With Cognitive Difficulty 974 8.9% 18,152 9.3% With an Ambulatory Difficulty 2,464 23% 40,576 21% With a Self-Care Difficulty 994 9.1% 18,003 9.3% With an Independent Living Difficulty 1,774 16% 33,595 17% Total with a Disability (65+ Years Old) 8,499 78% 65,258 34% Source: US Census Bureau, 2009-2011 ACS (3-year estimates). (a) Rows may not add up to total as individuals may have multiple disabilities and may be counted more than once.

Accordingȱ toȱ theȱ 2009Ȭ2011ȱ ACS,ȱ ambulatoryȱ difficulties,ȱ whichȱ includeȱ permanentȱ disabilitiesȱthatȱrestrictȱone’sȱabilityȱtoȱwalkȱwithoutȱaid,ȱindependentȱlivingȱandȱselfȬcareȱ difficulties,ȱ wereȱ theȱ mostȱ prominent,ȱ particularlyȱ amongȱ seniors.ȱ Cognitiveȱ difficulties,ȱ whichȱ includeȱ physical,ȱ mental,ȱ orȱ emotionalȱ problems,ȱ havingȱ difficultyȱ remembering,ȱ concentrating,ȱorȱmakingȱdecisions,ȱwasȱoneȱofȱtheȱmoreȱpervasiveȱdisabilityȱtypesȱforȱtheȱ youngerȱpopulationȱinȱSantaȱClara.ȱApproximatelyȱ2.4ȱpercentȱofȱpersonsȱwithȱdisabilities,ȱ betweenȱtheȱagesȱofȱ16ȱandȱ64ȱyears,ȱhadȱambulatoryȱdisabilitiesȱthatȱpreventedȱthemȱfromȱ leavingȱ theirȱ homeȱ toȱ shop,ȱ visitȱ theȱ doctor,ȱ orȱ accessȱ otherȱ services.ȱ Whileȱ anotherȱ 2.2ȱpercentȱofȱdisabledȱpersonsȱagedȱ16ȱtoȱ64ȱhadȱaȱcognitiveȱdifficulty.ȱItȱshouldȱbeȱnotedȱ thatȱindividualsȱmayȱhaveȱmoreȱthanȱoneȱtypeȱofȱdisabilityȱandȱmayȱbeȱcountedȱmoreȱthanȱ once.ȱ

AmongȱseniorsȱwithȱdisabilitiesȱinȱSantaȱClara,ȱtheȱmostȱprominentȱdisabilityȱtypeȱwasȱanȱ ambulatoryȱ difficultyȱ (23ȱ percent),ȱ followedȱ byȱ anȱ independentȱ livingȱ difficultyȱ

 Page 8.12-39   SANTA CLARA GENERAL PLAN

(16ȱpercent)ȱ andȱ aȱ selfȬcareȱ difficultyȱ (9ȱ percent).ȱ Theȱ distributionȱ ofȱ disabilityȱ typesȱ inȱ SantaȱClaraȱCountyȱparalleledȱthatȱofȱtheȱCityȱofȱSantaȱClara.ȱȱȱ

Whileȱ notȱ allȱ ofȱ theseȱ personsȱ requireȱ specialȱ housing,ȱ lowȱ incomeȱ canȱ beȱ aȱ significantȱ obstacleȱtoȱhousingȱforȱtheȱdisabledȱpopulationȱinȱSantaȱClara.ȱToȱhelpȱmeetȱthisȱneed,ȱtheȱ Cityȱ hasȱ subsidizedȱ theȱ acquisitionȱ ofȱ twoȱ residencesȱ forȱ personsȱ withȱ developmentalȱ disabilities,ȱ accommodatingȱ sixȱ individualsȱ inȱ eachȱ home.ȱ Inȱ addition,ȱ theȱ 450Ȭunitȱ Estancia/Archstoneȱapartmentsȱhaveȱ90ȱunitsȱreservedȱforȱlowȱincomeȱhouseholdsȱandȱ23ȱ unitsȱ designedȱ andȱ reservedȱ forȱ thoseȱ withȱ developmentalȱ andȱ physicalȱ disabilities.ȱ HousingȱAuthorityȱofȱtheȱCountyȱofȱSantaȱClaraȱ(HACSC)ȱalsoȱhasȱthreeȱunitsȱwithinȱtheȱ Cityȱavailableȱtoȱpersonsȱwithȱphysicalȱorȱdevelopmentalȱdisabilities.ȱ

Developmentally Disabled Persons AccordingȱtoȱSectionȱ4512ȱofȱtheȱCaliforniaȱWelfareȱandȱInstitutionsȱCodeȱaȱȈDevelopmentalȱ disabilityȈȱ meansȱ aȱ disabilityȱ thatȱ originatesȱ beforeȱ anȱ individualȱ attainsȱ ageȱ 18ȱ years,ȱ continues,ȱ orȱ canȱ beȱ expectedȱ toȱ continue,ȱ indefinitely,ȱ andȱ constitutesȱ aȱ substantialȱ disabilityȱ forȱ thatȱ individualȱ whichȱ includesȱ mentalȱ retardation,ȱ cerebralȱ palsy,ȱ epilepsy,ȱ andȱautism.ȱThisȱtermȱshallȱalsoȱincludeȱdisablingȱconditionsȱfoundȱtoȱbeȱcloselyȱrelatedȱtoȱ mentalȱ retardationȱ orȱ toȱ requireȱ treatmentȱ similarȱ toȱ thatȱ requiredȱ forȱ individualsȱ withȱ mentalȱ retardation,ȱ butȱ shallȱ notȱ includeȱ otherȱ handicappingȱ conditionsȱ thatȱ areȱ solelyȱ physicalȱinȱnature.ȱ

Manyȱ developmentallyȱ disabledȱ personsȱ canȱ liveȱ andȱ workȱ independentlyȱ withinȱ aȱ conventionalȱ housingȱ environment.ȱ Moreȱ severelyȱ disabledȱ individualsȱ requireȱ aȱ groupȱ livingȱenvironmentȱwhereȱsupervisionȱisȱprovided.ȱTheȱmostȱseverelyȱaffectedȱindividualsȱ mayȱrequireȱanȱinstitutionalȱenvironmentȱwhereȱmedicalȱattentionȱandȱphysicalȱtherapyȱ areȱprovided.ȱBecauseȱdevelopmentalȱdisabilitiesȱexistȱbeforeȱadulthood,ȱtheȱfirstȱissueȱinȱ supportiveȱ housingȱforȱtheȱdevelopmentallyȱdisabledȱisȱtheȱtransitionȱfromȱtheȱperson’sȱ livingȱsituationȱasȱaȱchildȱtoȱanȱappropriateȱlevelȱofȱindependenceȱasȱanȱadult.ȱ

Theȱ Stateȱ Departmentȱ ofȱ Developmentalȱ Servicesȱ (DDS)ȱ currentlyȱ providesȱ communityȱ basedȱservicesȱtoȱapproximatelyȱ243,000ȱpersonsȱwithȱdevelopmentalȱdisabilitiesȱandȱtheirȱ familiesȱ throughȱ aȱ statewideȱ systemȱ ofȱ 21ȱ regionalȱ centers,ȱ fourȱ developmentalȱ centers,ȱ andȱtwoȱcommunityȬbasedȱfacilities.ȱTheȱSanȱAndreasȱRegionalȱCenterȱisȱ1ȱofȱ21ȱregionalȱ centersȱinȱtheȱStateȱofȱCaliforniaȱthatȱprovidesȱpointȱofȱentryȱtoȱservicesȱforȱpeopleȱwithȱ developmentalȱ disabilities.ȱ Theȱ centerȱ isȱ aȱ private,ȱ nonprofitȱ communityȱ agencyȱ thatȱ contractsȱ withȱ localȱ businessesȱ toȱ offerȱ aȱ wideȱ rangeȱ ofȱ servicesȱ toȱ individualsȱ withȱ developmentalȱdisabilitiesȱandȱtheirȱfamilies.ȱ

Page 8.12-40  8.12

Tableȱ8.12Ȭ3Ȭ23ȱprovidesȱinformationȱfromȱtheȱCaliforniaȱDepartmentȱofȱSocialȱServicesȱonȱ theȱnumberȱofȱdevelopmentallyȱdisabledȱindividualsȱinȱtheȱCityȱofȱSantaȱClara.ȱInȱ2014,ȱ thereȱwereȱapproximatelyȱ696ȱindividualsȱactivelyȱutilizingȱservicesȱatȱtheȱRegionalȱCenterȱ forȱaȱdevelopmentalȱdisability.ȱ

TABLE 8.12-3-23: DEVELOPMENTALLY DISABLED RESIDENTS BY AGE, 2014

Zip Code Area 0-17 Years 18+ Years Total 95050 98 89 187 95051 170 152 322 95054 71 116 187 Total 339 357 696 Source: California Department of Social Services (DSS), 2014.

AdditionalȱinformationȱfromȱtheȱCaliforniaȱDepartmentȱofȱSocialȱServicesȱindicatesȱthatȱasȱ ofȱ Januaryȱ 2014,ȱ theȱ majorityȱ ofȱ developmentallyȱ disabledȱ residentsȱ (approximatelyȱ 534ȱ persons)ȱresidedȱinȱaȱprivateȱhomeȱwithȱtheirȱparentȱorȱguardian.ȱToȱhelpȱmeetȱtheȱhousingȱ needsȱofȱtheȱdevelopmentallyȱdisabled,ȱtheȱCityȱapprovedȱtheȱoperationȱofȱaȱ5Ȭbedroom/3Ȭ bathȱsingleȬfamilyȱresidenceȱasȱaȱgroupȱhomeȱforȱresidentsȱwithȱdevelopmentalȱdisabilitiesȱ duringȱtheȱ2007Ȭ2014ȱplanningȱperiod.ȱToȱassistȱwithȱanyȱhousingȱneedsȱforȱpersonsȱwithȱ developmentalȱ disabilities,ȱ theȱ Cityȱ willȱ implementȱ programsȱ toȱ coordinateȱ housingȱ activitiesȱandȱoutreachȱwithȱtheȱSanȱAndreasȱCenterȱandȱencourageȱhousingȱprovidersȱtoȱ designateȱaȱportionȱofȱnewȱaffordableȱhousingȱdevelopmentsȱforȱpersonsȱwithȱdisabilities,ȱ especiallyȱpersonsȱwithȱdevelopmentalȱdisabilities,ȱandȱpursueȱfundingȱsourcesȱdesignatedȱ forȱpersonsȱwithȱspecialȱneedsȱandȱdisabilities.ȱ

Large Households TheȱU.S.ȱCensusȱBureauȱdefinesȱlargeȱhouseholdsȱasȱthoseȱwithȱfiveȱorȱmoreȱpersons.ȱLargeȱ householdsȱmayȱencounterȱdifficultiesȱinȱfindingȱadequatelyȬsized,ȱaffordableȱhousingȱdueȱ toȱtheȱlimitedȱsupplyȱofȱlargeȱunitsȱinȱmanyȱjurisdictions.ȱAdditionally,ȱlargeȱunitsȱgenerallyȱ costȱ moreȱ toȱ rentȱ andȱ buyȱ thanȱ smallerȱ units.ȱ Thisȱ mayȱ causeȱ largerȱ familiesȱ toȱ liveȱ inȱ overcrowdedȱconditionsȱand/orȱoverpayȱforȱhousing.ȱAlthoughȱoneȬ,ȱtwoȬ,ȱandȱthreeȬpersonȱ householdsȱaccountȱforȱtheȱmajorityȱofȱhouseholdȱsizesȱinȱtheȱCityȱ(72ȱpercent),ȱthereȱareȱaȱ smallȱnumberȱofȱfiveȱorȱmoreȱpersonȱhouseholds.ȱInȱ2010,ȱABAGȱreportedȱ2,092ȱhouseholdsȱ withȱfiveȱorȱmoreȱmembersȱinȱSantaȱClara,ȱrepresentingȱ11ȱpercentȱofȱtotalȱhouseholds,ȱasȱ shownȱinȱTableȱ8.12Ȭ3Ȭ24.ȱLargeȱownerȬoccupiedȱunitsȱareȱmoreȱprevalentȱthanȱlargeȱrenterȬ occupiedȱ units.ȱ CHASȱ dataȱ furtherȱ indicatesȱ thatȱ amongȱ largeȱ householdsȱ inȱ theȱ City,ȱ approximatelyȱ 65ȱ percentȱ experienceȱ someȱ formȱ ofȱ overcrowding,ȱ costȱ burden,ȱ and/orȱ substandardȱ conditions.ȱ Thisȱ statisticȱ seemsȱ toȱ illustrateȱ thatȱ Santaȱ Claraȱ hasȱ aȱ needȱ forȱ aěordableȱhousingȱunitsȱwithȱthreeȱorȱmoreȱbedrooms.ȱ

 Page 8.12-41   SANTA CLARA GENERAL PLAN

Sinceȱ 2000,ȱ mostȱ newȱ development,ȱ approximatelyȱ 4,600ȱ units,ȱ hasȱ beenȱ multiȬfamilyȱ development,ȱ withȱ fiveȱ orȱ moreȱ units.ȱ Currently,ȱ 55ȱ percentȱ ofȱ theȱ housingȱ stockȱ isȱ composedȱofȱstudios,ȱandȱoneȬȱorȱtwoȬbedroomȱunits.ȱThreeȬbedroomȱunitsȱcomposeȱnearlyȱ aȱthirdȱofȱallȱunitsȱinȱtheȱCity,ȱwhileȱfourȬbedroomȱunitsȱaccountȱforȱ10ȱpercentȱandȱfiveȱorȱ moreȱbedroomsȱjustȱ3ȱpercent,ȱasȱshownȱinȱTableȱ8.12Ȭ3Ȭ25.ȱ

TABLE 8.12-3-24: HOUSEHOLD SIZE BY TENURE

Owners Renters Total Household Size Number Percent Number Percent Number Percent 1-person household 4,343 22% 6,563 28% 10,906 25% 2-person household 6,284 32% 7,012 30% 13,296 31% 3-person household 3,643 18% 4,391 19% 8,034 19% 4-person household 3,385 17% 2,900 12% 6,285 15% 5+ person household 2,092 11% 2,408 10% 4,500 10% Total 19,747 100% 23,274 100% 43,021 100% Source: US Census Bureau, 2000 and 2010 Decennial Census Counts.  TABLE 8.12-3-25: HOUSING STOCK BY NUMBER OF BEDROOMS

Bedrooms Number Percent No bedroom 1,170 2.6% 1 bedroom 8,873 19.7% 2 bedrooms 14,551 32.3% 3 bedrooms 14,775 32.8% 4 bedrooms 4,272 9.5% 5 or more bedrooms 1,395 3.1% Total housing units 45,036 100% Source: US Census Bureau, 2007-2011 ACS (5-year estimates).

Potentiallyȱ compoundingȱ theȱ unmetȱ housingȱ needsȱ ofȱ largerȱ familiesȱ isȱ thatȱ householdȱ incomesȱ typicallyȱ decreaseȱ withȱ householdȱ size.ȱ Tableȱ 8.12Ȭ3Ȭ26ȱ indicatesȱ thatȱ householdȱ incomesȱareȱhighestȱamongȱfourȬpersonȱhouseholds,ȱatȱ$121,921,ȱbutȱdeclineȱasȱhouseholdȱ sizeȱincreasesȱaboveȱfourȱpeople,ȱtoȱ$84,458ȱforȱhouseholdsȱwithȱsixȱmembers.ȱTheȱmedianȱ householdȱincomeȱinȱSantaȱClaraȱisȱ$89,004,ȱwhichȱisȱcomparableȱtoȱtheȱcountywideȱmedianȱ income.ȱItȱisȱlikelyȱthatȱlargerȱhouseholdsȱmayȱincludeȱchildrenȱand/orȱseniorsȱwhoȱareȱnotȱ employed.ȱ

Page 8.12-42  8.12

TABLE 8.12-3-26: MEDIAN HOUSEHOLD INCOME, BY HOUSEHOLD SIZE

Household Size Income 1-person household $49,459 2-person household $94,368 3-person household $108,204 4-person household $121,921 5-person household $102,641 6-person household $81,458 7-or more person household $111,429 Median (All Households) $89,004 Source: US Census Bureau, 2007-2011 ACS (5-year estimates).

Female-Headed Households Accordingȱ toȱ theȱ 2007Ȭ2011ȱ ACS,ȱ 29ȱ percentȱ ofȱ singleȬparentȱ femaleȬheadedȱ householdsȱ nationwideȱliveȱatȱorȱbelowȱtheȱfederalȱpovertyȱlevel,ȱcomparedȱtoȱaȱnationalȱpovertyȱrateȱ ofȱ10ȱpercent.ȱSingleȱmothersȱhaveȱaȱgreaterȱriskȱofȱfallingȱintoȱpovertyȱthanȱsingleȱfathersȱ dueȱtoȱfactorsȱsuchȱasȱtheȱwageȱgapȱbetweenȱmenȱandȱwomen,ȱinsufficientȱtrainingȱandȱ educationȱ forȱ higherȬwageȱ jobs,ȱ andȱ inadequateȱ childȱ support.ȱ Householdsȱ withȱ singleȱ mothersȱ alsoȱ typicallyȱ haveȱ specialȱ needsȱ relatedȱ toȱ accessȱ toȱ daycare/childcare,ȱ healthȱ care,ȱandȱotherȱsupportiveȱservices.ȱ

Theȱ 2010ȱ Censusȱ reportsȱ forȱ Santaȱ Clara,ȱ thatȱ singleȬparent,ȱ femaleȬheadedȱ households,ȱ withȱ childrenȱ underȱ theȱ ageȱ ofȱ 18,ȱ comprisedȱ roughlyȱ 5ȱ percentȱ ofȱ allȱ Santaȱ Claraȱ households.ȱThisȱequatesȱtoȱanȱestimatedȱ2,093ȱsingleȬparent,ȱfemaleȬheadedȱhouseholdsȱ inȱtheȱCity.ȱTheȱpercentageȱofȱsingleȬparent,ȱfemaleȬheadedȱhouseholdsȱisȱsimilarȱtoȱthatȱofȱ theȱ County,ȱ whichȱ alsoȱ estimatesȱ thatȱ roughlyȱ 5ȱ percentȱ ofȱ allȱ householdsȱ areȱ singleȬ parent,ȱfemaleȬheadedȱhouseholds.ȱȱȱ

Farm Workers Farmworkersȱmayȱencounterȱspecialȱhousingȱneedsȱbecauseȱofȱtheirȱlimitedȱincomeȱandȱ seasonableȱnatureȱofȱemployment.ȱManyȱfarmworkersȱliveȱinȱunsafe,ȱsubstandardȱand/orȱ crowdedȱ conditions.ȱ Housingȱ needsȱ forȱ farmworkersȱ includeȱ bothȱ permanentȱ andȱ seasonalȱhousingȱforȱindividuals,ȱasȱwellȱasȱpermanentȱhousingȱforȱfamilies.ȱ

Theȱ U.S.ȱ Departmentȱ ofȱ Agricultureȱ (USDA)ȱ categorizesȱ farmworkersȱ intoȱ threeȱ groups:ȱ 1)ȱpermanent,ȱ2)ȱseasonal,ȱandȱ3)ȱmigrant.ȱPermanentȱfarmworkersȱareȱtypicallyȱemployedȱ yearȱroundȱbyȱtheȱsameȱemployer.ȱAȱseasonalȱfarmworkerȱworksȱanȱaverageȱofȱlessȱthanȱ150ȱ daysȱperȱyearȱandȱearnsȱatȱleastȱhalfȱofȱhisȱorȱherȱearnedȱincomeȱfromȱfarmȱwork.ȱMigrantȱ

 Page 8.12-43   SANTA CLARA GENERAL PLAN

farmworkersȱareȱaȱsubsetȱofȱseasonalȱfarmworkers,ȱandȱincludeȱthoseȱwhoȱhaveȱtoȱtravelȱtoȱ theirȱworkplace,ȱandȱcannotȱreturnȱtoȱtheirȱpermanentȱresidenceȱwithinȱtheȱsameȱday.ȱ

SantaȱClaraȱCountyȱandȱtheȱCityȱofȱSantaȱClara,ȱinȱparticular,ȱdoȱnotȱhaveȱlargeȱpopulationsȱ ofȱ farmworkers.ȱ Theȱ 2007ȱ USDAȱ Censusȱ ofȱ Agricultureȱ identifiedȱ 5,589ȱ farmworkersȱ inȱ Santaȱ Claraȱ County.ȱ Approximatelyȱ halfȱ ofȱ farmworkersȱ countywideȱ wereȱ permanentȱ employeesȱinȱ2007.ȱWhileȱtheȱUSDAȱdoesȱnotȱprovideȱfarmworkerȱemploymentȱdataȱonȱaȱ cityȱlevel,ȱotherȱdataȱsuggestsȱthatȱtheȱCity’sȱfarmworkerȱpopulationȱisȱsmall.ȱAccordingȱtoȱ theȱ 2007Ȭ2011ȱ ACS,ȱ roughlyȱ 0.1ȱ percentȱ ofȱ theȱ populationȱ inȱ theȱ Cityȱ isȱ employedȱ inȱ theȱ agriculture,ȱ forestry,ȱ fishing,ȱ andȱ huntingȱ industryȱ (referȱ toȱ Tableȱ 8.12Ȭ3Ȭ6).ȱ Noȱ activeȱ farmingȱoperationsȱexistȱinȱtheȱCity;ȱtheȱclosestȱbeingȱlocatedȱmoreȱthanȱ30ȱmilesȱaway.ȱ

College Students Theȱ Cityȱ ofȱ Santaȱ Claraȱ containsȱ severalȱ higherȱ educationȱ institutions:ȱ Santaȱ Claraȱ Universityȱ(SCU),ȱGoldenȱStateȱBaptistȱCollege,ȱandȱMissionȱCollege.ȱSCUȱcurrentlyȱhasȱaȱ totalȱenrollmentȱofȱoverȱ8,000ȱstudents.ȱTheȱUniversityȱhasȱbegunȱaȱprogramȱofȱexpandingȱ itsȱonȬcampusȱhousingȱwithȱtheȱintentȱofȱencouragingȱmoreȱstudentsȱtoȱliveȱonȱcampus.ȱSCUȱ isȱ currentlyȱ updatingȱ itsȱ masterȱ plan.ȱ Atȱ thisȱ time,ȱ SCUȱ anticipatesȱ anȱ increaseȱ inȱ theȱ numberȱofȱstudentsȱservedȱbyȱonȬcampusȱhousing,ȱfromȱ2,500ȱtoȱ3,500.ȱTheȱCityȱsupportsȱ theȱexpansionȱofȱtheȱvarietyȱofȱtypesȱofȱhousingȱopportunitiesȱprovidedȱonȬcampus,ȱinȱorderȱ toȱminimizeȱimpactsȱonȱtheȱCity’sȱoffȬcampusȱhousingȱstock.ȱStudentsȱtendȱtoȱhaveȱlimitedȱ incomesȱ andȱ traditionallyȱ seekȱ smallȱ units,ȱ orȱ shareȱ housingȱ units.ȱ Sinceȱ theȱ previousȱ Housingȱ Elementȱ period,ȱ theȱ Universityȱ constructedȱ apartmentȬstyleȱ livingȱ quartersȱ toȱ houseȱ290ȱstudents.ȱ

GoldenȱStateȱBaptistȱCollegeȱisȱanȱundergraduateȱfacilityȱthatȱhousesȱoverȱ400ȱstudentsȱinȱ onȬcampusȱdormitories.ȱMissionȱCollegeȱisȱaȱcommunityȱjuniorȱcollegeȱattendedȱbyȱoverȱ 9,000ȱfullȬȱandȱpartȬtimeȱstudentsȱwhoȱcommuteȱfromȱinȱandȱoutsideȱtheȱCityȱandȱCounty.ȱ Currently,ȱMissionȱCollegeȱhasȱnoȱonȬcampusȱresidency.ȱ

Families and Persons in Need of Emergency Shelters Familiesȱ andȱ personsȱ inȱ emergencyȱ sheltersȱ haveȱ criticalȱ andȱ immediateȱ needsȱ forȱ transitional,ȱsupportiveȱandȱlongȬtermȱpermanentȱhousing.ȱThisȱpopulationȱmayȱincludeȱ manyȱofȱtheȱgroupsȱdescribedȱabove,ȱasȱwellȱasȱotherȱextremelyȬlowȱincomeȱhouseholds,ȱ youth,ȱvictimsȱofȱdomesticȱviolence,ȱandȱtemporarilyȱorȱchronicallyȱhomeless.ȱ

Homelessness Theȱhomelessȱpopulation,ȱincludingȱindividualsȱwithȱphysicalȱandȱmentalȱdisabilitiesȱandȱ substanceȱabuseȱproblems,ȱhasȱaȱvarietyȱofȱspecialȱhousingȱandȱserviceȱneeds.ȱDependingȱ

Page 8.12-44  8.12 onȱanȱindividual’sȱcircumstances,ȱtheseȱneedsȱmayȱbeȱaddressedȱbyȱemergencyȱshelters,ȱ transitionalȱhousing,ȱorȱsupportiveȱhousing.ȱGovernmentȱCodeȱSectionȱ65582ȱdefinitionsȱ ofȱemergencyȱshelters,ȱtransitionalȱhousing,ȱandȱsupportiveȱhousingȱareȱprovidedȱbelow:ȱ

x Emergencyȱ Shelters.ȱ Housingȱ withȱ minimalȱ supportiveȱ servicesȱ forȱ homelessȱ personsȱthatȱisȱlimitedȱtoȱoccupancyȱofȱupȱtoȱsixȱmonthsȱbyȱaȱhomelessȱperson.ȱNoȱ individualȱorȱhouseholdȱmayȱbeȱdeniedȱemergencyȱshelterȱbecauseȱofȱanȱinabilityȱ toȱpayȱ(Sectionȱ50801).ȱ

x TransitionalȱHousing.ȱBuildingsȱconfiguredȱasȱrentalȱhousingȱdevelopments,ȱbutȱ operatedȱ underȱ programȱ requirementsȱ thatȱ requireȱ theȱ terminationȱ ofȱ assistanceȱ andȱ recirculationȱ ofȱ theȱ assistedȱ unitȱ toȱ anotherȱ eligibleȱ programȱ recipientȱ atȱ aȱ predeterminedȱfutureȱpointȱinȱtimeȱthatȱshallȱbeȱnoȱlessȱthanȱsixȱmonthsȱfromȱtheȱ beginningȱofȱtheȱassistance.ȱ

x SupportiveȱHousing.ȱHousingȱwithȱnoȱlimitȱonȱlengthȱofȱstayȱthatȱisȱoccupiedȱbyȱtheȱ targetȱpopulationȱandȱthatȱisȱlinkedȱtoȱanȱonȬsiteȱorȱoffȬsiteȱserviceȱthatȱassistsȱtheȱ supportiveȱ housingȱ residentȱ inȱ retainingȱ theȱ housing,ȱ improvingȱ hisȱ orȱ herȱ healthȱ status,ȱ andȱ maximizingȱ hisȱ orȱ herȱ abilityȱ toȱ liveȱ and,ȱ whenȱ possible,ȱ workȱ inȱ theȱ community.ȱȱ

Becauseȱ homelessnessȱ isȱ aȱ regionalȱ issue,ȱ dataȱ presentedȱ inȱ thisȱ sectionȱ isȱ basedȱ onȱ statisticsȱforȱbothȱtheȱCityȱofȱSantaȱClaraȱandȱSantaȱClaraȱCounty.ȱDemandȱforȱemergencyȱ andȱtransitionalȱshelterȱisȱdifficultȱtoȱdetermineȱgivenȱtheȱepisodicȱnatureȱofȱhomelessness.ȱȱ Generally,ȱepisodesȱofȱhomelessnessȱamongȱfamiliesȱorȱindividualsȱcanȱoccurȱasȱaȱsingleȱ eventȱorȱperiodically.ȱ

Accordingȱ toȱ theȱ pointȬinȬtimeȱ countȱ conductedȱ asȱ partȱ ofȱ theȱ 2013ȱ Santaȱ Claraȱ Countyȱ HomelessȱSurveyȱthereȱwereȱapproximatelyȱ7,631ȱhomelessȱpeopleȱlivingȱonȱtheȱstreets,ȱinȱ emergencyȱsheltersȱandȱinȱtransitionalȱhousingȱacrossȱSantaȱClaraȱCounty.ȱApproximatelyȱ 6ȱpercentȱofȱtheseȱindividuals,ȱorȱ478ȱpersons,ȱwereȱlocatedȱinȱtheȱCityȱofȱSantaȱClara.ȱByȱ comparison,ȱ theȱ Homelessȱ Surveyȱ reportedȱ 112ȱ homelessȱ individualsȱ inȱ Cupertino,ȱ 157ȱ peopleȱinȱPaloȱAlto,ȱandȱ425ȱindividualsȱinȱSunnyvale.ȱTheȱlargeȱhomelessȱpopulationsȱinȱ SantaȱClaraȱandȱSunnyvaleȱmayȱbeȱdue,ȱinȱpart,ȱtoȱtheȱpresenceȱofȱtheȱBillȱWilsonȱCenterȱ whichȱ providesȱ servicesȱ toȱ homelessȱ youthȱ yearȬroundȱ andȱ theȱ proximityȱ toȱ numerousȱ homelessȱfacilitiesȱandȱserviceȱprovidersȱwithinȱtheȱCityȱofȱSanȱJose.ȱ

Theȱ pointȬinȬtimeȱ count,ȱ however,ȱ shouldȱ beȱ consideredȱ aȱ conservativeȱ estimateȱ asȱ manyȱ homelessȱ individualsȱ cannotȱ beȱ identifiedȱ orȱ counted,ȱ evenȱ withȱ theȱ mostȱ thoroughȱ methodology.ȱ Furthermore,ȱ aȱ decreaseȱ inȱ homelessȱ countedȱ duringȱ theȱ censusȱ doesȱ notȱ necessarilyȱsignifyȱaȱdecreaseȱinȱhomelessness.ȱAlthoughȱcarefulȱtrainingȱtookȱplaceȱpriorȱtoȱ theȱcountȱofȱunshelteredȱhomeless,ȱwhichȱincludesȱhomelessȱpeopleȱwhoȱareȱunlikelyȱtoȱbeȱ

 Page 8.12-45   SANTA CLARA GENERAL PLAN

foundȱ inȱ sheltersȱ orȱ inȱ otherȱ residentialȱ programsȱ withinȱ aȱ localȱ homelessȱ assistanceȱ network,ȱitȱisȱveryȱdifficultȱtoȱcountȱallȱhomelessȱindividualsȱlivingȱonȱtheȱstreets.ȱInȱ2013,ȱ thereȱwereȱapproximatelyȱ203ȱunshelteredȱhomelessȱindividualsȱreportedȱinȱSantaȱClaraȱbyȱ theȱ 2013ȱ Homelessȱ Survey.ȱ Thisȱ representsȱ anȱ increaseȱ ofȱ 71ȱ personsȱ fromȱ theȱ 2011ȱ Homelessȱ Survey,ȱ whenȱ onlyȱ 132ȱ unshelteredȱ homelessȱ individualsȱ wereȱ countedȱ inȱ theȱ City.ȱForȱtheȱsameȱtimeȱperiod,ȱtheȱnumberȱofȱunshelteredȱhomelessȱindividualsȱcountedȱinȱ theȱneighboringȱjurisdictionȱofȱCupertinoȱincreasedȱfromȱ34ȱtoȱ92ȱindividualsȱbetweenȱtheȱ 2011ȱandȱ2013ȱhomelessȱcounts.ȱLocalȱhomelessȱserviceȱprovidersȱbelieveȱthatȱtheȱincreaseȱinȱ homelessȱindividualsȱinȱSantaȱClaraȱcouldȱbe,ȱinȱpart,ȱtheȱresultȱofȱtheȱtransientȱnatureȱofȱ homelessȱ personsȱ andȱ theȱ recentȱ economicȱ recession.ȱ Asȱ indicatedȱ inȱ Tableȱ 8.12Ȭ3Ȭ27,ȱ 56ȱ percentȱ ofȱ homelessȱ individualsȱ ofȱ theȱ totalȱ 478ȱ individualsȱ countedȱ inȱ Santaȱ Claraȱ wereȱ sheltered.ȱByȱcomparison,ȱroughlyȱ34ȱpercentȱofȱtheȱhomelessȱindividualsȱcountedȱinȱSantaȱ ClaraȱCountyȱwereȱsheltered.ȱTableȱ8.12Ȭ3Ȭ28ȱlistsȱtheȱserviceȱprovidersȱwithinȱtheȱCityȱthatȱ assistȱhomelessȱindividualsȱandȱfamilies.ȱ

TABLE 8.12-3-27: SANTA CLARA COUNTY HOMELESS SURVEY, 2013  Unsheltered Sheltered Total Jurisdiction 2011 2013 Change 2011 2013 Change 2011 2013 Change Campbell 103 91 -12 0 0 0 103 91 -12 Cupertino 34 92 58 15 20 5 49 112 63 Gilroy 265 125 -140 255 254 -1 520 379 -141 Los Altos 5 4 -1 0 0 0 5 4 -1 Los Altos Hills 0 2 2 0 0 0 0 2 2 Los Gatos 18 11 -7 0 0 0 18 11 -7 Milpitas 139 95 -44 0 0 0 139 95 -44 Monte Serrano 11 1 -10 0 0 0 11 1 -10 Morgan Hill 176 61 -115 35 0 -35 211 61 -150 Mountain View 17 136 119 20 3 -17 37 139 102 Palo Alto 106 145 39 45 12 -33 151 157 6 San Jose 3,057 3,660 603 977 1,110 133 4,034 4,770 736 Santa Clara 132 203 71 264 275 11 396 478 82 Saratoga 7 35 28 0 0 0 7 35 28 Sunnyvale 213 283 70 161 142 -19 374 425 51 Unincorporated 886 730 -156 99 106 7 958 836 -149 Total 5,169 5,674 505 1,898 1,957 59 7,067 7,631 564 Source: Santa Clara County Homeless Census, 2011 and 2013.

AsȱshownȱinȱTableȱ8.12Ȭ3Ȭ28,ȱtheȱCityȱofȱSantaȱClaraȱhasȱsevenȱsitesȱwhereȱpersonsȱinȱneedȱ ofȱ emergencyȱ shelterȱ canȱ seekȱ shelterȱ andȱ otherȱ formsȱ ofȱ assistance.ȱ Theȱ Billȱ Wilsonȱ Center,ȱ partiallyȱ fundedȱ byȱ theȱ Cityȱ ofȱ Santaȱ Clara,ȱ providesȱ shortȬtermȱ housingȱ forȱ runawayȱandȱhomelessȱyouthȱagesȱ11Ȭ17,ȱtransitionalȱandȱsupportiveȱhousingȱservicesȱforȱ

Page 8.12-46  8.12 youthȱandȱyoungȱadultsȱagedȱ17ȱtoȱ21ȱyearsȱold,ȱasȱwellȱasȱassistanceȱforȱyoungȬparentȱ families.ȱ Theȱ Cityȱ helpedȱ fundȱ theȱ acquisitionȱ ofȱ anȱ apartmentȱ buildingȱ andȱ aȱ houseȱ locatedȱonȱanotherȱsiteȱthatȱprovidesȱtransitionalȱhousingȱservicesȱtoȱtenȱyoungȱhomelessȱ families.ȱ Aȱ triplexȱ purchasedȱ usingȱ Federalȱ HOMEȱ fundsȱ andȱ Cityȱ RDAȱ fundsȱ housesȱ eightȱsingleȱhomelessȱteens.ȱ

TABLE 8.12-3-28: EMERGENCY HOUSING PROVIDERS IN THE CITY OF SANTA CLARA

Provider Target Population Capacity/Housing Type Bill Wilson Center, Homeless teenagers Six person group home Bill Wilson House Bill Wilson Center, Homeless teen mothers and Six person group home and Homeless Teen Parent Project dependent children four transitional apartments Bill Wilson Center, Runaway, homeless and other Short-term transitional Runaway Youth Shelter troubled youth Bill Wilson Center, Transitional Housing for Foster Home Teenage girls Six person group home Teenage Girls Bill Wilson Center, Homeless teenagers Six person group home Transitional Housing for Homeless Teens HomeFirst, Homeless families 33-unit transitional Sobrato Family Living Center HomeFirst, 10-unit transitional and Homeless families Sobrato Family Living Center II eight-unit permanent Charities Housing Survivors of domestic violence 24-unit transitional Homesafe Santa Clara Silicon Valley Independence Living Center Persons with disabilities Four-bedroom transitional Source: City of Santa Clara, 2014.

HomeFirst’sȱ Sobratoȱ Familyȱ Livingȱ Centerȱ providesȱ emergencyȱ housingȱ forȱ upȱ toȱ 43ȱ families.ȱ Theȱ Centerȱ alsoȱ providesȱ eightȱ unitsȱ ofȱ permanentȱ aơordableȱ housing,ȱ aȱ communityȱcenter,ȱandȱaȱcomputerȱlearningȱcenter.ȱTheȱshelterȱhousesȱupȱtoȱ100ȱpersonsȱperȱ night.ȱClientsȱmayȱremainȱatȱtheȱshelterȱforȱupȱtoȱ90ȱdaysȱandȱreceiveȱtenantȱeducationȱasȱ wellȱasȱinformationȱonȱareaȱhousingȱandȱjobs,ȱchildren’sȱprograms,ȱcaseȱmanagementȱandȱ otherȱsubjects.ȱRDAȱfundsȱalsoȱhaveȱassistedȱwithȱtheȱconstructionȱofȱaȱ24ȬunitȱHomesafeȱ TransitionalȱHousingȱprojectȱonȱCityȬownedȱlandȱforȱthoseȱwhoȱhaveȱexperiencedȱdomesticȱ violence.ȱ

Inȱtheȱ2007Ȭ2014ȱHousingȱElementȱupdateȱ(ProgramȱCȬ3.4)ȱtheȱCityȱcommittedȱtoȱrevisingȱ theȱZoningȱOrdinanceȱtoȱallowȱemergencyȱsheltersȱinȱatȱleastȱoneȱzoningȱdistrict,ȱbyȱright,ȱ consistentȱ withȱ Senateȱ Billȱ 2ȱ (SB2).ȱ Theȱ Cityȱ updatedȱ theȱ Zoningȱ Ordinanceȱ toȱ permitȱ emergencyȱsheltersȱinȱtheȱMLȱ(LightȱIndustrial)ȱzone,ȱinȱcomplianceȱwithȱtheȱprovisionsȱ outlinedȱinȱSB2,ȱalongȱwithȱtheȱ2015Ȭ2023ȱHousingȱElementȱadoption.ȱToȱdate,ȱtheȱCityȱhasȱ

 Page 8.12-47   SANTA CLARA GENERAL PLAN

shownȱ anȱ abilityȱ toȱ provideȱ transitional,ȱ supportiveȱ andȱ emergencyȱ housingȱ throughȱ groupȱhomesȱandȱsmallȱapartmentȱcomplexes.ȱ

Extremely Low Income and Very Low Income Households AccordingȱtoȱHUDȱdata,ȱ5,455ȱextremelyȱlowȱincomeȱandȱ4,315ȱveryȱlowȱincomeȱhouseholdsȱ wereȱresidingȱinȱSantaȱClaraȱbetweenȱ2006ȱandȱ2010.ȱȱTheȱmajorityȱofȱtheȱextremelyȱlowȱandȱ veryȱlowȱincomeȱhouseholdsȱwereȱrenters.ȱȱAmongȱtheseȱ77ȱpercentȱofȱtheȱextremelyȱlowȱ incomeȱ householdsȱ andȱ 73ȱ percentȱ ofȱ theȱ veryȱ lowȱ incomeȱ householdsȱ hadȱ housingȱ costȱ burdenȱ(seeȱTableȱ8.12Ȭ3Ȭ18).ȱȱȱ

Theȱ City’sȱ 2010ȱ FiveȬYearȱ Consolidatedȱ Planȱ describesȱ aơordableȱ housingȱ prioritiesȱ thatȱ placeȱextremelyȱlowȱandȱveryȱlowȱincomeȱhouseholdsȱamongȱtheȱmostȱimportantȱneedsȱtoȱ fund.ȱThisȱplanȱcallsȱforȱtheȱCityȱtoȱselectȱproposedȱeligibleȱprojectsȱbasedȱonȱtheȱfollowingȱ priorities:ȱ

x Noȱmediumȱorȱlowȱpriorityȱneedsȱwillȱbeȱfundedȱwithȱfederalȱfunds.ȱ

x ProjectsȱleveragingȱnonȬCityȱfundsȱatȱgreaterȱthanȱ4Ȭ1ȱwillȱbeȱgivenȱhigherȱpriority.ȱ

x Entitlementȱ fundsȱ willȱ focusȱ onȱ limited,ȱ specialȱ populationȱ projects,ȱ particularlyȱ extremelyȱlowȱincomeȱhouseholds.ȱ

x Entitlementȱfundsȱwillȱfocusȱonȱrenterȱprojects.ȱ

x SelfȬhelpȱhomeownerȱprojectsȱforȱveryȱlowȱincomeȱhouseholdsȱwillȱbeȱgivenȱhighȱ priority.ȱ

However,ȱ withȱ theȱ dissolutionȱ ofȱ Redevelopmentȱ inȱ 2012,ȱ limitedȱ RDAȱ funds,ȱ ifȱ any,ȱ wouldȱbeȱavailableȱforȱlargeȬscaleȱnewȱconstructionȱprojects.ȱ

Assisted Housing Units Tableȱ8.12Ȭ3Ȭ29ȱdescribesȱtheȱ325ȱpublicȱhousingȱunits,ȱinȱsixȱseparateȱdevelopments,ȱlocatedȱ throughoutȱtheȱCity,ȱthatȱareȱmanagedȱbyȱHACSC.ȱTheȱCity’sȱformerȱRDAȱplayedȱanȱactiveȱ roleȱinȱfundingȱaơordableȱhousingȱandȱwasȱinfluentialȱinȱachievingȱlongȬtermȱaơordabilityȱ restrictionsȱonȱseveralȱprojects.ȱSomeȱofȱtheseȱhousingȱdevelopmentsȱalsoȱcontainȱsupportȱ services.ȱInȱaddition,ȱtheȱCityȱhasȱanȱinclusionaryȱhousingȱrequirement,ȱwhichȱrequiresȱnewȱ developmentsȱwithȱtenȱorȱmoreȱdwellingȱunitsȱtoȱprovideȱatȱleastȱtenȱpercentȱofȱtheirȱunitsȱ atȱbelowȬmarketȱratesȱ(BMR).ȱDuringȱtheȱ1999Ȭ2006ȱHousingȱElementȱplanningȱperiodȱthisȱ policyȱ helpedȱ toȱ produceȱ 123ȱ aěordableȱ units.ȱ Duringȱ theȱ 2007Ȭ2014ȱ Housingȱ Elementȱ planningȱperiod,ȱtheȱCityȱcontinuedȱtoȱenforceȱtheirȱinclusionaryȱhousingȱpolicy;ȱhoweverȱinȱ 2009,ȱtheȱdecisionȱmadeȱinȱtheȱPalmer/SixthȱStreetȱPropertiesȱL.P.ȱv.ȱCityȱofȱLosȱAngelesȱlawsuitȱ impactedȱtheȱabilityȱofȱjurisdictionsȱthroughoutȱCalifornia,ȱtoȱrequireȱaȱdeveloperȱtoȱprovideȱ

Page 8.12-48  8.12 affordableȱunits.ȱGenerally,ȱtheȱPalmerȱcaseȱheldȱthatȱprovisionsȱofȱaȱspecificȱplanȱrequiringȱ developersȱ ofȱnewȱ rentalȱhousingȱtoȱrentȱaȱportionȱofȱtheȱ unitsȱatȱrestrictedȱrentsȱconflictȱ withȱtheȱCostaȱHawkinsȱActȱ(Civ.ȱCodeȱ§1954.50ȱetȱseq.),ȱenactedȱtoȱpermitȱdevelopersȱtoȱsetȱ initialȱ rentsȱ onȱ newlyȱ constructedȱ andȱ voluntarilyȱ vacatedȱ unitsȱ inȱ jurisdictionsȱ withȱ rentȱ control.ȱPriorȱtoȱtheȱPalmerȱcase,ȱ25ȱownershipȱunitsȱandȱ27ȱrentalȱunitsȱwereȱcreatedȱduringȱ theȱ2007Ȭ2014ȱHousingȱElementȱplanningȱperiod;ȱhoweverȱtheȱCityȱisȱlimitedȱinȱitsȱabilityȱtoȱ enforceȱtheȱordinanceȱmovingȱforward.ȱ

TABLE 8.12-3-29: INVENTORY OF CITY ASSISTED HOUSING UNITS

Earliest Target No. of Funding Qualifying Development/Address Owner Date of Population/ Units Source Income Expiration Type Community Chateau Apartments RDA/HO Very Low, 25 Housing 2023 Families 2150 Main Street ME Low Developers Community Summerset Apartments Very Low, 43 Housing 2025 RDA Families 2151 Main Street Low Developers Senior HOME, 2193 Homestead Road 1 Housing 2023 Seniors Very Low RDA Solutions Liberty Tower Methodist 2031, RDA, 100 Seniors Low 890 Main Street Retirement Ongoing Sect. 8 3761 Miramar Way & 20 HACSC 2033 RDA Families Very Low 2251 Deborah Drive 2002 Halford Avenue & 16 HACSC 2033 RDA Families Very Low 3680 Poinciana Drive Bracher Senior Apartments 72 HACSC 2048 RDA Seniors Very Low 2665 South Drive Estancia/Archstone Equity Families, 90 2048 RDA Low 1650 Hope Drive Residential Disabilities Klamath Gardens 17 HACSC 2049 RDA Families Very Low 2051 Klamath Avenue Westwood Ambassador Charities HOME, Very Low, Apartments 40 Housing 2023 Families RDA Low 2606 Newhall Street Development Rivertown Apartments Very Low, 100 HACSC 2056 RDA Families Agnews Road Low Riverwood Grove Apartments Mid-Peninsula 71 2056 RDA Families Low 2150 Tasman Drive Housing Riverwood Place Apartments Mid-Peninsula 148 2056 RDA Families Low 5090 Lick Mill Blvd Housing John Burns Gardens Apartments 100 HACSC 2056 RDA Seniors Very Low Agnew Road Gateway Santa Clara Very Low, 42 EAH 2057 RDA Seniors 1000 El Camino Real Low

 Page 8.12-49   SANTA CLARA GENERAL PLAN

TABLE 8.12-3-29: INVENTORY OF CITY ASSISTED HOUSING UNITS

Earliest Target No. of Funding Qualifying Development/Address Owner Date of Population/ Units Source Income Expiration Type Santa Clara Casa Del Maestro 40 Unified School 2063 RDA Teachers Low Lochinvar Ave District Extremely Bill Wilson HOME, The Commons 28 2064 Teenagers Low, Very Center RDA Low, Low Extremely Belovida Santa Clara 28 CORE 2065 RDA Seniors Low, Very Low Extremely Presidio El Camino 40 CORE 2066 RDA Families Low, Very 1450 El Camino Real Low, Low Camino del Rey LIHTC Very Low, 48 ROEM 2068 Seniors 2525 El Camino Real RDA Low Source: City of Santa Clara, 2014. *AHF – City of Santa Clara Affordable Housing Fund

Factorsȱ inȱ determiningȱ theȱ applicableȱ incomeȱ levelsȱ forȱ restrictedȱ housingȱ unitsȱ inȱ aȱ subsidizedȱprojectȱtendȱtoȱincludeȱ1)ȱcharacteristicsȱofȱtheȱresidentȱbaseȱtoȱbeȱserved,ȱ2)ȱtheȱ RHNAȱ needsȱ andȱ theȱ City’sȱ currentȱ statusȱ inȱ addressingȱ theȱ needs,ȱ 3)ȱ theȱ financialȱ subsidyȱamountȱandȱtheȱanticipatedȱreturnȱonȱinvestment,ȱandȱ4)ȱtheȱcharacteristicsȱofȱtheȱ housingȱ projectȱ beingȱ proposed.ȱ Inȱ regardȱ toȱ theȱ City’sȱ Inclusionaryȱ Housingȱ Policy,ȱ generally,ȱ ownershipȱ housingȱ isȱ gearedȱ towardȱ moderateȱ incomeȱ (80%ȱȬȱ120%ȱ AMI)ȱ householdsȱandȱrentalȱhousingȱ(establishedȱtypicallyȱthroughȱaȱdevelopmentȱagreement)ȱ forȱlowȱincomeȱ(51%ȱȬȱ80%ȱAMI)ȱandȱveryȱlowȱincomeȱ(50%ȱandȱlessȱAMI).ȱ

Housing Choice Vouchers (Section 8) Theȱ Cityȱ ofȱ Santaȱ Claraȱ contractsȱ withȱ theȱ HACSCȱ toȱ administerȱ itsȱ rentalȱ assistanceȱ programs,ȱ specificallyȱ theȱ Housingȱ Choiceȱ Voucherȱ programȱ (formerlyȱ knownȱ asȱ theȱ Sectionȱ 8ȱ program).ȱ Accordingȱ toȱ HACSC,ȱ thereȱ areȱ almostȱ 15,000ȱ householdsȱ beingȱ assistedȱbyȱtheȱHousingȱChoiceȱVoucherȱProgramȱcountywide.ȱAccordingȱtoȱCityȱofȱSantaȱ ClaraȱFY2012Ȭ2013ȱConsolidatedȱAnnualȱPerformanceȱandȱEvaluationȱReportȱ(CAPER),ȱasȱ ofȱAugustȱ2012,ȱthereȱwereȱ839ȱvoucherȱrecipientsȱinȱtheȱCityȱofȱSantaȱClara,ȱandȱoverȱ900ȱ applicantsȱ onȱ theȱ waitingȱ listȱ (whichȱ isȱ currentlyȱ closed).ȱ Althoughȱ manyȱ ofȱ theseȱ individualsȱandȱfamiliesȱalreadyȱhaveȱhousing,ȱthisȱwaitingȱlistȱsuggestsȱaȱhighȱdemandȱ forȱadditionalȱaơordableȱhousingȱopportunities.ȱ

Page 8.12-50  8.12

8.12-3.6 At-Risk Housing

TheȱState’sȱhousingȱelementȱandȱHousingȱandȱUrbanȱDevelopmentȱ(HUD)ȱConsolidatedȱ Planȱ regulationsȱ requireȱ citiesȱ toȱ prepareȱ anȱ inventoryȱ ofȱ allȱ assistedȱ aơordableȱ multiȬȱ familyȱrentalȱunitsȱwhichȱareȱeligible,ȱorȱ“atȬrisk,”ȱtoȱconvertȱtoȱmarketȱrateȱhousingȱdueȱtoȱ terminationȱofȱsubsidyȱcontract,ȱmortgageȱprepayment,ȱorȱexpiringȱuseȱrestrictions.ȱThisȱ inventoryȱ coversȱ theȱ tenȬyearȱ evaluationȱ periodȱ followingȱ theȱ statutoryȱ dueȱ dateȱ ofȱ theȱ HousingȱElementȱ(Januaryȱ31,ȱ2015)ȱandȱtheȱfiveȬyearȱplanningȱperiodȱofȱtheȱConsolidatedȱ PlanȱasȱrequiredȱbyȱtheȱStateȱregulationsȱandȱtheȱHUDȱConsolidatedȱPlan,ȱrespectively.ȱToȱ satisfyȱ bothȱ Stateȱ andȱ Federalȱ requirements,ȱ theȱ atȬriskȱ housingȱ analysisȱ periodȱ inȱ thisȱ Housingȱ Elementȱ isȱ fromȱ Januaryȱ 31,ȱ 2015ȱ throughȱ Januaryȱ 31,ȱ 2025.ȱ Theȱ analysisȱ representsȱaȱreviewȱofȱcurrentȱstatusȱandȱoptions,ȱratherȱthanȱaȱstatementȱofȱCityȱpolicy.ȱ

AccordingȱtoȱTableȱ8.12Ȭ3Ȭ29,ȱthereȱisȱoneȱassistedȱdevelopmentȱinȱtheȱCityȱofȱSantaȱClaraȱ thatȱisȱconsideredȱatȬriskȱofȱconversionȱtoȱmarketȬrateȱhousingȱbetweenȱJanuaryȱ2015ȱandȱ Januaryȱ2025.ȱTheȱChateauȱApartmentsȱareȱownedȱandȱmanagedȱbyȱCommunityȱHousingȱ Developers,ȱ aȱ localȱ nonprofitȱ groupȱ thatȱ ownsȱ severalȱ propertiesȱ inȱ theȱ Cityȱ ofȱ Santaȱ Clara.ȱTheȱprojectȱwasȱconstructedȱinȱ1969,ȱutilizingȱfundingȱfromȱtheȱformerȱRDA.ȱInȱtheȱ earlyȱ1980’sȱCommunityȱHousingȱDevelopersȱpurchasedȱtheȱpropertyȱandȱhaveȱcontinuedȱ toȱ maintainȱ andȱ operateȱ theȱ developmentȱ toȱ theȱ present.ȱ Theȱ projectȱ currentlyȱ hasȱ affordabilityȱcovenantsȱinȱplaceȱuntilȱ2023.ȱGivenȱthisȱproject’sȱnonprofitȱownershipȱandȱ basedȱ onȱ conversationsȱ withȱ Cityȱ Staffȱ thisȱ projectȱ isȱ consideredȱ lowȱ riskȱ toȱ convertȱ toȱ marketȬrateȱhousingȱduringȱtheȱplanningȱperiod.ȱȱ

Althoughȱ theȱ currentȱ ownershipȱ ofȱ theȱ Chateauȱ Apartmentsȱ suggestsȱthatȱ theȱ projectȱ isȱ unlikelyȱtoȱconvertȱtoȱmarketȱrateȱhousing,ȱStateȱHousingȱLawȱrequiresȱthatȱallȱHousingȱ Elementsȱ includeȱ additionalȱ informationȱ regardingȱ theȱ conversionȱ ofȱ existing,ȱ assistedȱ housingȱdevelopmentsȱtoȱotherȱthanȱlowȬincomeȱusesȱ(Statuesȱofȱ1989ȱChapterȱ1452).ȱThisȱ wasȱ theȱ resultȱ ofȱ concernȱ thatȱ manyȱ affordableȱ housingȱ developmentsȱ throughoutȱ theȱ countryȱ wereȱ goingȱ toȱ haveȱ affordabilityȱ restrictionsȱ liftedȱ becauseȱ theirȱ governmentȱ financingȱwasȱsoonȱtoȱexpireȱorȱcouldȱbeȱreȬpaid.ȱWithoutȱtheȱlimitationȱimposedȱdueȱtoȱ financingȱrestrictions,ȱaffordabilityȱofȱtheȱunitsȱcouldȱnoȱlongerȱbeȱassured.ȱȱ

Conservationȱ ofȱ atȬriskȱ projectsȱ canȱ beȱ achievedȱ inȱ aȱ varietyȱ ofȱ ways,ȱ withȱ adequateȱ fundingȱavailability.ȱTheseȱinclude:ȱ

1. Transferȱofȱownershipȱtoȱnonprofitȱdevelopersȱandȱhousingȱorganizations;ȱ 2. Providingȱrentalȱassistanceȱtoȱrentersȱthroughȱotherȱfundingȱsources;ȱandȱ 3. Purchaseȱaffordabilityȱcovenants.ȱ

 Page 8.12-51   SANTA CLARA GENERAL PLAN

Transfer of Ownership Transferringȱ ownershipȱ ofȱ theȱ affordableȱ unitsȱ toȱ aȱ nonprofitȱ housingȱ organizationȱ isȱ aȱ viableȱwayȱtoȱpreserveȱaffordableȱhousingȱforȱtheȱlongȱtermȱandȱincreaseȱtheȱnumberȱofȱ governmentȱresourcesȱavailableȱtoȱtheȱproject.ȱInȱSantaȱClara,ȱtheȱestimatedȱmarketȱvalueȱ forȱtheȱ25ȱaffordableȱunitsȱinȱtheȱatȬriskȱprojectsȱisȱevaluatedȱinȱTableȱ8.12Ȭ3Ȭ30ȱbelow.ȱTheȱ currentȱmarketȱvalueȱforȱtheȱChateauȱApartmentsȱisȱestimatedȱtoȱbeȱ$8,307,800.ȱGivenȱthatȱ theȱprojectȱisȱalreadyȱownedȱandȱoperatedȱbyȱaȱnonprofitȱorganization,ȱthisȱstrategyȱisȱnotȱ necessaryȱunlessȱtheȱprojectȱisȱsoldȱtoȱaȱnewȱentity.ȱȱ

TABLE 8.12-3-30: MARKET VALUE OF AT-RISK PROJECTS, 2014

Size of Unit Total At-risk units 1-bedroom 7 2-bedroom 18 Total 25 Annual Operating Costs ($105,500) Gross Annual Income $770,124 Net Annual Income $664,624 Market Value $8,307,800 Source: Compiled by ESA. Notes: 1. Median Rent: 1-bed = $2,179, 2-bed = $2,718 (See Table 8.12-3-13) 2. Average Unit Size: 1-bed = 700 sq. ft., 2-bed = 900 sq. ft., 3. Annual operating costs assume 5% vacancy rate and expenses per square foot = $5.00 4. Market value = Annual net project income * multiplication factor 5. Multiplication factor for a building in good condition = 12.5

Tenant-based Rental Assistance AȱsecondȱformȱofȱpreservationȱisȱtenantȬbasedȱrentalȱassistance,ȱwhichȱlargelyȱdependsȱonȱ theȱ incomeȱ ofȱ theȱ family,ȱ theȱ housingȱ costsȱ ofȱ theȱ unitȱ andȱ theȱ numberȱ ofȱ yearsȱ theȱ assistanceȱisȱprovided.ȱIfȱtheȱtypicalȱfamilyȱofȱfourȱthatȱneedsȱrentalȱassistanceȱhasȱincomeȱ atȱ theȱ veryȱ lowȱ incomeȱ levelȱ $50,950ȱ (AMIȱ ofȱ $101,900)ȱ thenȱ thatȱ familyȱ couldȱ affordȱ approximatelyȱ$1,149ȱperȱmonthȱtowardȱhousingȱcosts.ȱTheȱdifferenceȱbetweenȱtheȱ$1,149ȱ andȱ theȱ 2014ȱ medianȱ rentȱ forȱ aȱ twoȬbedroomȱ apartmentȱ ofȱ $2,718ȱ wouldȱ resultȱ inȱ necessaryȱ monthlyȱ assistanceȱ ofȱ $1,565ȱ perȱ monthȱ orȱ $18,780ȱ perȱ year.ȱ Forȱ comparisonȱ purposes,ȱtypicalȱaffordableȱhousingȱdevelopmentsȱcarryȱanȱaffordabilityȱtermȱofȱatȱleastȱ 20ȱyears,ȱwhichȱwouldȱbringȱtheȱtotalȱcostȱtoȱ$375,600ȱperȱfamily.ȱ

Forȱtheȱ2015Ȭ2023ȱplanningȱperiod,ȱaȱtotalȱofȱ25ȱunitsȱareȱconsideredȱhighȱpriorityȱ“atȬrisk”ȱ unitsȱ inȱ theȱ City.ȱ Providingȱ tenantȬbasedȱ rentalȱ assistanceȱ forȱ 25ȱ familiesȱ wouldȱ costȱ anȱ estimatedȱ$9,390,000ȱforȱaȱperiodȱofȱ20ȱyears.ȱTheȱassistanceȱcostȱannuallyȱwouldȱbeȱonlyȱ $782,500.ȱȱ

Page 8.12-52  8.12

Construction of Replacement Units TheȱconstructionȱofȱnewȱlowȱincomeȱhousingȱcanȱalsoȱbeȱaȱmeansȱtoȱreplaceȱatȬriskȱunits.ȱ Theȱ costȱ ofȱ developingȱ newȱ housingȱ dependsȱonȱ aȱ varietyȱ ofȱ factors,ȱ includingȱ density,ȱ sizeȱ ofȱ units,ȱ constructionȱ qualityȱ andȱ type,ȱ location,ȱ andȱ landȱ cost.ȱ Assumingȱ aȱ constructionȱcostȱofȱapproximatelyȱ$100ȱperȱsquareȱfootȱforȱaȱmultiȬfamilyȱrentalȱunit,ȱplusȱ anȱadditionalȱ25%ȱforȱinflation,ȱtheȱcostȱofȱconstructionȱaloneȱforȱreplacingȱ25ȱaffordableȱ atȬriskȱunitsȱwouldȱbeȱapproximatelyȱ$2,637,500.ȱThisȱcostȱexcludesȱlandȱcostsȱandȱotherȱ softȱ costsȱ (suchȱ asȱ financing,ȱ architectureȱ andȱ engineering).ȱ Whenȱ consideringȱ theseȱ additionalȱ costs,ȱ theȱ totalȱ costsȱ toȱ developȱ replacementȱ unitsȱ wouldȱ beȱ significantlyȱ higher.ȱThisȱanalysis,ȱhowever,ȱlikelyȱunderstatesȱtheȱtrueȱcostȱofȱreplacingȱtheȱunits,ȱasȱitȱ wouldȱbeȱquiteȱdifficultȱtoȱassembleȱanȱappropriateȱcombinationȱofȱsubsidiesȱtoȱdevelopȱaȱ similarȱ projectȱ withȱ theȱ sameȱmixȱ ofȱ unitȱ sizesȱ andȱ affordabilityȱ levels—andȱ theȱ lackȱ ofȱ availableȱvacantȱlandȱinȱSantaȱClaraȱmakesȱthisȱoptionȱveryȱdifficult.ȱ

At-Risk Summary Duringȱ theȱ planningȱ period,ȱ theȱ Cityȱ willȱ seekȱ toȱ preserveȱ allȱ assistedȱ multiȬfamilyȱ housingȱ unitsȱ atȬriskȱ ofȱ beingȱ convertedȱ toȱ marketȱ rateȱ rentalȱ housing.ȱ Thisȱ isȱ toȱ beȱ accomplishedȱ byȱ workingȱ withȱ publicȱ and/orȱ privateȱ housingȱ agenciesȱ thatȱ haveȱ expressedȱanȱinterestȱinȱrightsȬofȬfirstȬrefusalȱforȱpubliclyȱassistedȱhousingȱprojectsȱatȬriskȱ ofȱconversionȱtoȱmarketȬrateȱhousing;ȱandȱbyȱestablishingȱaȱmonitoringȱprogramȱforȱlocalȱ Sectionȱ8ȱcontractsȱincludingȱanȱearlyȱwarningȱsystemȱforȱunitsȱatȬriskȱofȱbeingȱconvertedȱ toȱmarketȬrate.ȱTheȱprogramȱwillȱincludeȱprovisionsȱtoȱgaugeȱownerȱinterestȱinȱSectionȱ8ȱ renewal,ȱtoȱidentifyȱunitsȱlikelyȱtoȱbeȱacquiredȱandȱmanagedȱasȱSectionȱ8ȱhousingȱandȱtoȱ respondȱtoȱfederalȱandȱstateȱnotices.ȱTheȱCityȱofȱSantaȱClaraȱhasȱidentifiedȱbelowȱfederal,ȱ state,ȱandȱlocalȱfinancialȱresourcesȱthatȱhaveȱbeenȱutilizedȱinȱtheȱpastȱandȱwillȱcontinueȱtoȱ beȱdrawnȱuponȱinȱanȱeffortȱtoȱsaveȱsuchȱ“atȬrisk”ȱunits.ȱ

TheȱCityȱwillȱalsoȱincludeȱaȱprogramȱinȱtheȱHousingȱPlanȱtoȱmonitorȱexistingȱaffordableȱ developmentsȱ andȱ willȱ continueȱ toȱ updateȱ theirȱ ABȱ 987ȱ tableȱ asȱ necessary.ȱ Affordableȱ unitsȱmayȱbeȱpreservedȱthroughȱcollaborationȱandȱoutreachȱtoȱqualifiedȱnonprofitȱentities.ȱ TheȱCityȱwillȱconsiderȱtheȱfollowingȱprogramsȱtoȱpreserveȱatȬriskȱaffordableȱunits:ȱ

x CommunityȱDevelopmentȱBlockȱGrantȱ(CDBG),ȱ

x HOMEȱInvestmentȱPartnershipsȱProgramȱ(HOME),ȱ

x CityȱofȱSantaȱClaraȱAffordableȱHousingȱFunds,ȱ

x PredevelopmentȱLoanȱProgramȱ(PDLP),ȱ

x CommunityȱReinvestmentȱActȱ(CRA),ȱ

 Page 8.12-53   SANTA CLARA GENERAL PLAN

x LowȬIncomeȱHousingȱTaxȱCreditȱProgramȱ(LIHTC),ȱ

x FederalȱHomeȱLoanȱBankȱSystem,ȱ

x CaliforniaȱHousingȱFinanceȱAgencyȱ(CHFA),ȱandȱ

x CalHomeȱProgram.ȱ

TheȱStateȱofȱDepartmentȱofȱHousingȱandȱCommunityȱDevelopmentȱ(HCD)ȱmaintainsȱaȱlistȱ ofȱ affordableȱ housingȱ developersȱ thatȱ haveȱ expressedȱ interestsȱ inȱ workingȱ withȱ localȱ communitiesȱ inȱ theȱ preservationȱ ofȱ affordableȱ rentalȱ housing.ȱȱTheȱ listȱ includesȱ organizationsȱ thatȱ haveȱ expressedȱ interestedȱ inȱ affordableȱ housingȱ projectsȱ stateȬwide,ȱ includingȱ Mercyȱ Housing,ȱ EAH,ȱ andȱ MidPenȱ Housing.ȱȱTheȱ listȱ alsoȱ includesȱ organizationsȱthatȱspecificallyȱidentifiedȱSantaȱClaraȱCountyȱasȱaȱtargetedȱlocation,ȱsuchȱasȱ BRIDGEȱHousingȱandȱEdenȱHousing.ȱȱOtherȱorganizationsȱmayȱincludeȱCatholicȱCharitiesȱ andȱCommunityȱHousingȱDevelopers.ȱȱȱȱ

Page 8.12-54  8.12

8.12-4 FINANCING AND SUBSIDY RESOURCES  Theȱ Cityȱ hasȱ twoȱ primaryȱ sourcesȱ ofȱ revenueȱ toȱ supportȱ theȱ developmentȱ ofȱ aěordableȱ housing:ȱHomeȱInvestmentȱPartnershipsȱActȱ(HOME)ȱandȱtheȱCommunityȱDevelopmentȱ Blockȱ Grantȱ (CDBG).ȱ CDBGȱ andȱ HOMEȱ fundsȱ areȱ typicallyȱ usedȱ toȱ supportȱ housingȱ assistanceȱ programsȱ forȱ lowerȱ incomeȱ households,ȱ whichȱ areȱ definedȱ asȱ householdsȱ earningȱ atȱ orȱ belowȱ 80ȱ percentȱ ofȱ theȱ areaȱ medianȱ income.ȱ Theȱ administrationȱ ofȱ theseȱ sourcesȱ andȱ theȱ developmentȱ ofȱ newȱ housingȱ andȱ maintenanceȱ ofȱ existingȱ housingȱ areȱ coordinatedȱthroughȱtheȱCity’sȱHousingȱandȱCommunityȱServicesȱDivision.ȱȱ

Inȱ additionȱ toȱ HOMEȱ andȱ CDBGȱ funds,ȱ Californiaȱ Communityȱ Redevelopmentȱ Lawȱ (CRL)ȱ previouslyȱ requiredȱ thatȱ theȱ Redevelopmentȱ Agencyȱ (RDA)ȱ ofȱ theȱ Cityȱ ofȱ Santaȱ Claraȱsetȱasideȱ20ȱpercentȱofȱtaxȱincrementȱrevenuesȱforȱaffordableȱhousingȱactivitiesȱthatȱ benefitȱ lowȱ andȱ moderateȱ incomeȱ households.ȱ Theȱ Housingȱ Setȱ Asideȱ Fundȱ hadȱ historicallyȱ beenȱ anȱ importantȱ sourceȱ ofȱ fundingȱ forȱ affordableȱ housingȱ inȱ Santaȱ Claraȱ providingȱanȱestimatedȱ$43.4ȱmillionȱforȱtheȱtimeȱperiodȱofȱJulyȱ1,ȱ2007ȱtoȱJuneȱ30,ȱ2014.ȱ Historically,ȱaȱportionȱofȱtheȱCity’sȱRDAȱfundsȱwereȱallocatedȱfor:ȱ

x FirstȱTimeȱ HomebuyerȱAssistance,ȱtargetingȱhouseholdsȱearningȱbetweenȱ80ȱandȱ 110ȱpercentȱofȱtheȱareaȱmedianȱincome;ȱ

x Rentalȱhousingȱdevelopment,ȱwithȱtheȱgoalȱofȱsubsidizingȱ100ȱpercentȱaěordableȱ projectsȱwithȱnonprofitȱowners;ȱ

x Subsidiesȱ forȱ Belowȱ Marketȱ Rentȱ (BMR)ȱ rentalȱ andȱ ownershipȱ unitsȱ throughȱ theȱ City’sȱ inclusionaryȱ housingȱ policyȱ thatȱ requiresȱ thatȱ 10ȱ percentȱ ofȱ newȱ unitsȱ beȱ rented/soldȱtoȱqualifiedȱlowȱandȱmoderateȱincomeȱhouseholds;ȱandȱȱ

x Aȱ homeless/transitional/supportiveȱ housingȱ programȱ forȱ newȱ constructionȱ orȱ acquisitionȱ ofȱ housingȱ forȱ specialȱ needsȱ populations,ȱ specificallyȱ establishedȱ toȱ assistȱ nonprofitȱ housingȱ organizationsȱ inȱ eitherȱ developingȱ newȱ facilitiesȱ orȱ rehabilitatingȱexistingȱfacilities.ȱ

RDAȱ fundsȱ wereȱ alsoȱ typicallyȱ usedȱ toȱ fundȱ aěordableȱ housingȱ serviceȱ agenciesȱ thatȱ provideȱassistanceȱtoȱhomelessȱfamilies,ȱpersonsȱwithȱdisabilities,ȱseniors,ȱandȱsurvivorsȱofȱ domesticȱ violence.ȱ Additionally,ȱ RDAȱ fundingȱ wasȱ allocatedȱ toȱ offerȱ mortgageȱ creditȱ counseling,ȱ firstȱ timeȱ homebuyerȱ training,ȱ andȱ fairȱ housingȱ servicesȱ toȱ Santaȱ Claraȱ residents.ȱȱ

OnȱDec.ȱ29,ȱ2011,ȱtheȱCaliforniaȱSupremeȱCourtȱruledȱtoȱupholdȱABx1ȱ26,ȱwhichȱdissolvedȱ allȱ redevelopmentȱ agenciesȱ inȱ theȱ State.ȱ Aȱ companionȱ bill,ȱ ABx1ȱ 27,ȱ whichȱ wouldȱ haveȱ allowedȱtheȱRDAsȱtoȱcontinue,ȱwasȱalsoȱdeclaredȱinvalidȱbyȱtheȱcourt.ȱTheȱcourt’sȱdecisionȱ requiredȱthatȱallȱRDAsȱwithinȱCaliforniaȱbeȱeliminatedȱnoȱlaterȱthanȱFebruaryȱ1,ȱ2012.ȱOnȱ

 Page 8.12-55   SANTA CLARA GENERAL PLAN

Februaryȱ1,ȱ2012ȱtheȱRedevelopmentȱAgencyȱofȱtheȱCityȱofȱSantaȱClaraȱwasȱdissolved.ȱTheȱ CityȱwasȱelectedȱtoȱbecomeȱtheȱSuccessorȱAgencyȱoverseeingȱallȱnonȬhousingȱfunctions,ȱ responsibleȱforȱpayingȱoffȱexistingȱdebts,ȱdisposingȱofȱpropertiesȱandȱassetsȱtoȱhelpȱpayȱoffȱ debts,ȱreturningȱrevenuesȱtoȱtheȱlocalȱgovernmentȱentitiesȱthatȱreceiveȱpropertyȱtaxes,ȱandȱ windingȱ upȱ theȱ affairsȱ ofȱ theȱ formerȱ Redevelopmentȱ Agency.ȱ Theȱ Cityȱ asȱ theȱ Housingȱ Successorȱ Agencyȱ isȱ alsoȱ responsibleȱ toȱ retainȱ theȱ formerȱ Redevelopmentȱ Agencyȇsȱ housingȱ functions,ȱ includingȱ retainingȱ allȱ ofȱ theȱ housingȱ assets,ȱ rights,ȱ power,ȱ duties,ȱ obligationsȱ andȱ functionsȱ previouslyȱ performedȱ byȱ theȱ Redevelopmentȱ Agencyȱ inȱ administeringȱitsȱLowȱandȱModerateȱIncomeȱHousingȱFund.ȱ

8.12-4.1 Local Opportunities

Theȱfollowingȱlocalȱhousingȱassistanceȱprogramsȱareȱavailableȱtoȱsupportȱtheȱprovisionȱofȱ aěordableȱhousingȱinȱtheȱCityȱofȱSantaȱClara:ȱ

x CityȱofȱSantaȱClaraȱBelowȱMarketȱPriceȱProgram:ȱTheȱCityȱofȱSantaȱClaraȱhasȱaȱ Belowȱ Marketȱ Priceȱ (BMP)ȱ housingȱ programȱ thatȱ createsȱ newȱ housingȱ opportunitiesȱforȱlowȱandȱmoderateȱincomeȱhouseholds.ȱUnderȱtheȱprogram,ȱnewȱ housingȱdevelopmentsȱwithȱtenȱunitsȱorȱmoreȱmustȱincludeȱtenȱpercentȱofȱtheȱunitsȱ asȱaěordable.ȱAȱresaleȱrestrictionȱisȱplacedȱonȱtheȱaěordableȱhomesȱforȱaȱperiodȱofȱ 20ȱyears.ȱIfȱtheȱhomeȱisȱsoldȱpriorȱtoȱtheȱ20thȱyear,ȱtheȱhomeownerȱmustȱrepayȱtoȱ theȱCityȱtheȱdifferenceȱbetweenȱtheȱbelowȬmarketȱpriceȱandȱtheȱmarketȱrateȱpriceȱ establishedȱatȱtheȱtimeȱofȱinitialȱpurchase,ȱasȱwellȱasȱaȱportionȱofȱtheȱappreciatedȱ value.ȱPaymentsȱmadeȱtoȱtheȱCityȱthroughȱthisȱprogramȱareȱthenȱavailableȱtoȱfundȱ moreȱaěordableȱhousingȱprojectsȱinȱtheȱfuture.ȱ

x Cityȱ ofȱ Santaȱ Claraȱ Neighborhoodȱ Conservationȱ Improvementȱ Program:ȱ Theȱ Neighborhoodȱ Conservationȱ Improvementȱ Programȱ (NCIP)ȱ isȱ aȱ multiȬpurposedȱ programȱthatȱprovidesȱ technicalȱandȱfinancialȱassistanceȱtoȱqualifiedȱ residentsȱofȱ theȱ Cityȱ ofȱ Santaȱ Clara.ȱ Qualifiedȱ residents,ȱ whichȱ includesȱ householdsȱ withȱ aȱ grossȱincomeȱatȱorȱbelowȱ80ȱpercentȱofȱtheȱareaȱmedianȱincome,ȱmayȱapplyȱtoȱworkȱ withȱCityȱStaffȱtoȱcorrectȱbuilding/housingȱcodeȱdeficienciesȱandȱabateȱhazardousȱ conditions,ȱsuchȱasȱthoseȱrelatedȱtoȱroofing,ȱplumbing,ȱheating/cooling,ȱelectrical,ȱ termiteȱdamage,ȱfoundationsȱandȱweatherization.ȱFinancialȱassistanceȱcanȱbeȱinȱtheȱ formȱofȱaȱlowȱinterestȱloan,ȱgrant,ȱorȱcombinationȱofȱboth.ȱSinceȱ1976,ȱtheȱCityȱhasȱ assistedȱmoreȱthanȱ1,000ȱlowȱincomeȱhomeownersȱthroughȱthisȱprogram.ȱ

x HousingȱTrustȱSiliconȱValleyȱ(formerlyȱtheȱHousingȱTrustȱofȱSantaȱClaraȱCounty):ȱ Theȱ Housingȱ Trustȱ Siliconȱ Valleyȱ hasȱ aȱ multiȬfamilyȱ rentalȱ loanȱ programȱ andȱ aȱ firstȬtimeȱ homebuyerȱ programȱ toȱ facilitateȱ housingȱ opportunitiesȱ forȱ lowȱ andȱ moderateȱ incomeȱ households.ȱ Theȱ multiȬfamilyȱ rentalȱ programȱ isȱ designedȱ toȱ promoteȱ theȱ development,ȱ rehabilitation,ȱ andȱ maintenanceȱ ofȱ aěordableȱ multiȬ familyȱrentalȱprojectsȱinȱSantaȱClaraȱCountyȱthroughȱfiveȱfinancingȱproducts:ȱ

Page 8.12-56  8.12

1. Landȱorȱpropertyȱacquisitionȱloans;ȱ 2. Constructionȱgapȱloans;ȱ 3. Predevelopmentȱloans;ȱ 4. Debtȱserviceȱcoverageȱguaranties;ȱandȱ 5. Longȱtermȱgap/permanentȱloans.ȱ

Theseȱ fundsȱ provideȱ aȱ maximumȱ ofȱ $500,000ȱ perȱ project,ȱ andȱ areȱ restrictedȱ toȱ projectsȱaěordableȱtoȱhouseholdsȱearningȱfromȱ30ȱtoȱ80ȱpercentȱofȱtheȱareaȱmedianȱ income.ȱ Theȱ firstȬtimeȱ homebuyerȱ programȱ hasȱ aȱ downȱ paymentȱ assistanceȱ programȱ ofȱ upȱ toȱ $75,000ȱ perȱ householdȱ asȱ wellȱ asȱ aȱ Belowȱ Marketȱ Rateȱ (BMR)ȱ secondȱloanȱprogramȱthatȱisȱusedȱtoȱreduceȱtheȱfirstȱloan’sȱinterestȱrateȱandȱprepayȱ privateȱ mortgageȱ insurance.ȱ Throughȱ theȱ City’sȱ supportȱ ofȱ theȱ Trust,ȱ fundingȱ isȱ allocatedȱtoȱhousingȱprojectsȱwithinȱtheȱCityȱofȱSantaȱClara.ȱ

x BoomerangȱFunds:ȱTheȱCountyȱofȱSantaȱClaraȱapprovedȱaȱresolutionȱonȱJuneȱ17,ȱ 2013ȱestablishingȱaȱpolicyȱforȱtheȱuseȱofȱcertainȱrevenuesȱfromȱtheȱdissolutionȱofȱ Redevelopmentȱ Agencies.ȱ Theȱ resolutionȱ includedȱ offeringȱ anȱ allocationȱ ofȱ oneȬ timeȱ lowȱ andȱ moderateȱ incomeȱ housingȱ fundsȱ towardȱ aȱ reserveȱ forȱ affordableȱ housingȱusingȱtheȱmoniesȱreceivedȱfromȱtheȱvariousȱcitiesȱinȱtheȱCountyȱfromȱtheȱ dueȱ diligenceȱ reviews.ȱ Theȱ fundsȱ haveȱ beenȱ referredȱ toȱ asȱ “boomerang”ȱ fundsȱ becauseȱwithȱtheȱadoptionȱofȱthisȱresolution,ȱtheȱfundsȱwouldȱbeȱreturnedȱtoȱtheirȱ originallyȱ designatedȱ purpose,ȱ affordableȱ housing.ȱ Onȱ Juneȱ 10,ȱ 2014,ȱ theȱ Cityȱ adoptedȱaȱresolutionȱtoȱcommitȱapproximatelyȱ$5.8ȱmillionȱinȱnonȬhousingȱgeneralȱ fundsȱ asȱ aȱ matchȱ inȱ orderȱ toȱ secureȱ aȱ matchingȱ commitmentȱ fromȱ Santaȱ Claraȱ Countyȱofȱ$8.14ȱMillion.ȱȱ

x Housingȱ Successorȱ Agencyȱ Programȱ Income:ȱ Theȱ Cityȱ hasȱ electedȱ toȱ becomeȱ theȱ HousingȱSuccessorȱAgency.ȱOneȱofȱtheȱSuccessorȱAgency’sȱfunctionsȱisȱtoȱoverseeȱ allȱapprovedȱhousingȱassets.ȱTheȱSuccessorȱAgencyȱcurrentlyȱhasȱaȱloanȱportfolioȱ ofȱapproximatelyȱ$85ȱmillion.ȱTheȱportfolioȱcontainsȱloansȱreceivableȱfromȱhousingȱ developmentȱ projectsȱ andȱ FTHBȱ loans.ȱ Loanȱ repaymentsȱ fromȱ theȱ loanȱ portfolioȱ areȱdepositedȱintoȱthisȱfundȱandȱareȱtoȱbeȱusedȱinȱaccordanceȱwithȱSB341.ȱȱ

x Cityȱ Affordableȱ Housingȱ Fund:ȱ Theȱ Cityȱ Affordableȱ Housingȱ Fundȱ (CAHF)ȱ wasȱ establishedȱ inȱ Decemberȱ 2006.ȱ Theȱ CAHFȱ capturesȱ revenueȱ receivedȱ fromȱ fractionalȱfeesȱforȱinȬlieuȱinclusionaryȱunitsȱasȱwellȱasȱrepaymentsȱowedȱtoȱtheȱCityȱ whenȱaȱBMPȱunitȱisȱsold.ȱTheȱuseȱofȱshouldȱcloselyȱadhereȱtoȱtheȱCity’sȱaffordableȱ housingȱ objectivesȱ asȱ establishedȱ inȱ theȱ Housingȱ Elementȱ andȱ theȱ Consolidatedȱ Plan.ȱ

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8.12-4.2 Regional Opportunities

RegionalȱresourcesȱavailableȱandȱusedȱbyȱtheȱCityȱincludeȱtheȱfollowing:ȱ

x Housingȱ Choicesȱ Voucherȱ (Sectionȱ 8)ȱ Program:ȱ Administeredȱ byȱ theȱ Housingȱ Authorityȱ ofȱ theȱ Countyȱ ofȱ SantaȱClaraȱ (HACSC),ȱ theȱ Housingȱ Choicesȱ Voucherȱ Programȱ (formerlyȱ knownȱ asȱ Sectionȱ 8)ȱ assistsȱ veryȱ lowȱ incomeȱ householdsȱ inȱ rentingȱ safeȱ andȱ sanitaryȱ housing.ȱ Underȱ theȱ federallyȱ fundedȱ program,ȱ eachȱ qualifiedȱ householdȱ isȱ responsibleȱ forȱ findingȱ appropriateȱ housingȱ withinȱ theȱ privateȱmarket.ȱTheȱfederalȱgovernmentȱmandatesȱthatȱtheȱvoucherȱrecipientȱpayȱ 30ȱ percentȱ ofȱ itsȱ monthlyȱ adjustedȱ grossȱ incomeȱ forȱ rentȱ andȱ utilities.ȱ Theȱ U.S.ȱ Departmentȱ ofȱ Housingȱ andȱ Urbanȱ Developmentȱ (HUD),ȱ throughȱ theȱ Housingȱ Authority,ȱ thenȱ paysȱ theȱ remainderȱ ofȱ theȱ rentȱ directlyȱ toȱ theȱ landlord.ȱ Ifȱ theȱ householdȱchoosesȱaȱunitȱwhereȱcostsȱareȱgreaterȱthanȱFairȱMarketȱRentȱ(FMR),ȱtheȱ voucherȱ recipientȱ isȱ expectedȱ toȱ payȱ theȱ additionalȱ amount.ȱ Forȱ fiscalȱ yearȱ (FY)ȱ 2014,ȱ theȱ HUDȬestablishedȱ fairȱ marketȱ monthlyȱ rentsȱ applicableȱ toȱ theȱ Cityȱ ofȱ Santaȱ Claraȱ are:ȱ $1,105ȱ forȱ anȱ efficiencyȱ unitȱ (noȱ bedrooms),ȱ $1,293ȱ forȱ aȱ oneȬ bedroomȱunit,ȱ$1,649ȱforȱaȱtwoȬbedroomȱunit,ȱ$2,325ȱforȱaȱthreeȬbedroomȱunit,ȱandȱ $2,636ȱforȱaȱfourȬbedroomȱunit.ȱ

Accordingȱ toȱ HACSC,ȱ thereȱ areȱ almostȱ 15,000ȱ householdsȱ beingȱ assistedȱ byȱ theȱ HousingȱChoiceȱVoucherȱProgramȱcountywide.ȱAccordingȱtoȱCityȱofȱSantaȱClaraȱ FY2012Ȭ2013ȱConsolidatedȱAnnualȱPerformanceȱandȱEvaluationȱReportȱ(CAPER),ȱ asȱofȱAugustȱ2012,ȱthereȱwereȱ839ȱSectionȱ8ȱparticipantsȱinȱtheȱCityȱofȱSantaȱClara,ȱ andȱoverȱ900ȱapplicantsȱonȱtheȱwaitingȱlistȱ(whichȱisȱcurrentlyȱclosed).ȱHACSCȱhasȱ createdȱ newȱ aěordableȱ housingȱ opportunitiesȱ throughȱ newȱ constructionȱ andȱ rehabilitationȱprojectsȱthroughoutȱtheȱCounty.ȱȱ

8.12-4.3 State Opportunities

Stateȱ fundingȱ programsȱ toȱ assistȱ inȱ theȱ developmentȱ andȱ preservationȱ ofȱ aěordableȱ housingȱ areȱ primarilyȱ administeredȱ throughȱ theȱ Californiaȱ Departmentȱ ofȱ Housingȱ andȱ CommunityȱDevelopmentȱ(HCD)ȱandȱtheȱCaliforniaȱHousingȱFinanceȱAgencyȱ(CalHFA).ȱ Fundingȱ forȱ aȱ numberȱ ofȱ HCDȱ andȱ CalHFAȱ programsȱ hasȱ beenȱ madeȱ possibleȱ throughȱ passageȱofȱPropositionȱ1C,ȱtheȱHousingȱandȱEmergencyȱShelterȱTrustȱFundȱActȱofȱ2006.ȱ TheȱfollowingȱisȱaȱselectȱlistȱofȱprogramsȱofferedȱthroughȱHCDȱandȱCalHFA:ȱ

x CalHOME:ȱ Grantsȱ toȱ localȱ publicȱ agenciesȱ andȱ nonprofitȱ developersȱ areȱ offeredȱ throughȱ thisȱ programȱ toȱ assistȱ individualȱ householdsȱ throughȱ deferredȬpaymentȱ loansȱandȱdirect,ȱforgivableȱloansȱtoȱassistȱdevelopmentȱprojectsȱinvolvingȱmultipleȱ ownershipȱunits,ȱincludingȱsingleȬfamilyȱsubdivisions.ȱ

x Infillȱ Infrastructureȱ Grantȱ Program:ȱ Assistingȱ inȱ theȱ newȱ constructionȱ andȱ rehabilitationȱ ofȱ infrastructure,ȱ thisȱ programȱ supportsȱ higherȬdensityȱ aěordableȱ andȱmixedȱincomeȱhousingȱinȱlocationsȱdesignatedȱasȱinfill.ȱ

Page 8.12-58  8.12

x MultifamilyȱHousingȱProgram:ȱTheȱMultifamilyȱHousingȱProgramȱ(MHP)ȱassistsȱ theȱ newȱ construction,ȱ rehabilitationȱ andȱ preservationȱ ofȱ permanentȱ andȱ transitionalȱrentalȱhousingȱforȱlowerȱincomeȱhouseholds.ȱ

x CalHFAȱ Firstȱ Mortgageȱ Loanȱ Program:ȱ Thisȱ isȱ aȱ 30Ȭyearȱ lowȱ interest,ȱ fixedȱ rateȱ mortgageȱprogram.ȱ

x CalHFAȱ Downȱ Paymentȱ Assistanceȱ Loanȱ Programs:ȱ Theȱ programȱ providesȱ lowȱ interestȱandȱdeferredȱpaymentȱsubordinateȱloans.ȱ

x CalHFAȱ Multifamilyȱ Lendingȱ Programs:ȱ Thisȱ programȱ providesȱ acquisition,ȱ predevelopment,ȱ construction,ȱ andȱ permanentȱ financingȱ forȱ acquisition,ȱ rehabilitation,ȱ andȱ newȱ constructionȱ ofȱ rentalȱ housingȱ thatȱ includesȱ aěordableȱ rentsȱforȱlowȱandȱmoderateȱincomeȱfamiliesȱandȱindividuals.ȱ

8.12-4.4 Federal Opportunities

FederalȱresourcesȱavailableȱandȱusedȱbyȱtheȱCityȱincludeȱtheȱfollowing:ȱ

x Communityȱ Developmentȱ Blockȱ Grant:ȱ Communityȱ Developmentȱ Blockȱ Grantȱ (CDBG)ȱfundsȱareȱannualȱdirectȱgrantsȱprovidedȱtoȱmetropolitanȱareasȱandȱurbanȱ countiesȱ toȱ revitalizeȱ neighborhoods,ȱ expandȱ aěordableȱ housingȱ opportunities,ȱ and/orȱ improveȱ communityȱ facilitiesȱ andȱ services.ȱ Theȱ Cityȱ ofȱ Santaȱ Claraȱ isȱ anȱ entitlementȱcityȱunderȱtheȱCDBGȱprogramȱandȱhasȱthreeȱmajorȱprogramsȱforȱwhichȱ itȱusesȱCDBGȱfunds:ȱ

- Rentalȱ Rehabilitation:ȱ Rehabilitationȱ ofȱ housingȱ projectsȱ toȱ createȱ affordableȱ unitsȱ forȱ specialȱ populationsȱ suchȱ asȱ seniors,ȱ theȱ homeless,ȱ personsȱ withȱ disabilitiesȱandȱextremelyȱlowȱincomeȱhouseholds.ȱThisȱprogramȱoccasionallyȱ assistsȱacquisitionȱandȱrehabilitationȱofȱresidentialȱproperties,ȱusuallyȱintendedȱ asȱ groupȱ homesȱ forȱ specialȱ needsȱ populationsȱ andȱ oftenȱ inȱ conjunctionȱ withȱ HOMEȱfunds.ȱ

- HomeownerȱRehabilitation:ȱTheȱNCIPȱProgramȱassistsȱlowȱincomeȱhomeownersȱ toȱ undertakeȱ necessaryȱ repairsȱ toȱ maintainȱ aȱ safeȱ andȱ sanitaryȱ housingȱ unit.ȱ Historically,ȱ aboutȱ halfȱ theȱ recipientsȱ areȱ consideredȱ extremelyȱ lowȱ income,ȱ earningȱlessȱthanȱ30ȱpercentȱofȱtheȱareaȱmedianȱincomeȱandȱaȱlargeȱpercentageȱ areȱoverȱtheȱageȱofȱ65.ȱCDBGȱfundsȱareȱusuallyȱusedȱforȱprojectsȱfundedȱwithȱ deferredȱ loans,ȱ becauseȱ 15ȱ percentȱ ofȱ theȱ repaymentsȱ mayȱ beȱ usedȱ toȱ supplementȱ fundingȱ forȱ publicȱ services.ȱ Virtuallyȱ allȱ ofȱ theȱ City’sȱ CDBGȱ programȱincomeȱisȱgeneratedȱbyȱtheȱNCIPȱProgram.ȱ

- PublicȱFacilities:ȱUsuallyȱ involveȱaccessibilityȱmodificationsȱthatȱbringȱexistingȱ publicȱfacilitiesȱintoȱcomplianceȱwithȱtheȱAmericansȱwithȱDisabilitiesȱAct.ȱOnȱ occasion,ȱ publiclyȬownedȱ parksȱ andȱ infrastructureȱ projectsȱ inȱ identifiedȱ lowȱ incomeȱneighborhoodsȱareȱfundedȱwithȱCDBG.ȱ

 Page 8.12-59   SANTA CLARA GENERAL PLAN

AccordingȱtoȱtheȱCityȱofȱSantaȱClara’sȱHousingȱ&ȱCommunityȱServicesȱDivision,ȱ theȱtypicalȱannualȱentitlementȱofȱCDBGȱfundsȱrangesȱfromȱ$1.1ȱmillionȱtoȱ$800,000,ȱ withȱtheȱCity’sȱ2014ȱentitlementȱestimatedȱtoȱbeȱ$856,156.ȱAsȱtheȱCity’sȱentitlementȱ continuesȱ toȱ decline,ȱ theȱ Housingȱ Divisionȱ isȱ requiredȱ toȱ makeȱ difficultȱ choicesȱ regardingȱspending.ȱ

x HOMEȱ Investmentȱ Partnershipsȱ Program:ȱ Theȱ HOMEȱ programȱ isȱ aȱ federallyȱ fundedȱ programȱ thatȱ providesȱ grantsȱ toȱ statesȱ andȱ localȱ governmentsȱ toȱ implementȱ localȱ housingȱ strategiesȱ designedȱ toȱ increaseȱ homeownershipȱ andȱ aěordableȱ housingȱ opportunitiesȱ forȱ extremelyȱ lowȱ andȱ veryȱ lowȱ incomeȱ households.ȱ Theseȱ fundsȱ canȱ beȱ usedȱ forȱ housingȱ rehabilitation,ȱ tenantȬbasedȱ rentalȱassistance,ȱassistanceȱtoȱhomebuyers,ȱhousingȱacquisition,ȱandȱnewȱhousingȱ construction.ȱTheȱCityȱofȱSantaȱClaraȱisȱanȱentitlementȱjurisdictionȱinȱtheȱHOMEȱ programȱandȱusesȱ90ȱpercentȱofȱitsȱHOMEȱfundsȱforȱcapitalȱprojects.ȱTheȱCityȱhasȱ fourȱprimaryȱprogramsȱforȱusingȱHOMEȱfunds:ȱ

- RentalȱRehabilitation:ȱThisȱprogramȱisȱfocusedȱonȱtheȱcreationȱofȱaěordableȱunitsȱ targetedȱ forȱ specialȱ populationsȱ suchȱ asȱ seniors,ȱ theȱ homeless,ȱ personsȱ withȱ disabilitiesȱandȱextremelyȱlowȱincomeȱhouseholds,ȱthroughȱrehabilitationȱandȱ acquisitionȱandȱrehabilitationȱofȱexistingȱrentalȱproperties.ȱToȱachieveȱthis,ȱtheȱ Cityȱhasȱestablishedȱaȱworkingȱrelationshipȱwithȱnonprofitȱowners.ȱȱ

- HomeownerȱRehabilitation:ȱThroughȱthisȱprogramȱHOMEȱfundsȱareȱfocusedȱonȱ higherȱcostȱrehabilitationȱprojectsȱforȱhomeowners;ȱ

- “Sweatȱequity”ȱHomeownership:ȱInȱtheȱlastȱfiveȱyears,ȱtheȱCityȱhasȱdevelopedȱaȱ workingȱ partnershipȱ withȱ nonprofitȱ developersȱ suchȱ asȱ theȱ Siliconȱ Valleyȱ Habitatȱ forȱ Humanityȱ (Habitat)ȱ toȱ developȱ newȱ housing.ȱ Becauseȱ Habitatȱ bringsȱ substantialȱ inȬkindȱ contributions,ȱ particularlyȱ labor,ȱ homeȱ purchaseȱ pricesȱ canȱ oftenȱ beȱ reducedȱ toȱ aȱ levelȱ aěordableȱ toȱ veryȱ lowȱ incomeȱ households.ȱSuchȱprojectsȱgenerallyȱneedȱCityȱassistanceȱtoȱidentifyȱland,ȱandȱ areȱoftenȱsmall,ȱinȬfillȱprojects;ȱandȱ

- Homeless/Transitionalȱ Housing:ȱ Thisȱ programȱ assistsȱ nonprofitȱ housingȱ organizationsȱ withȱ newȱ constructionȱ andȱ acquisitionȱ ofȱ housingȱ forȱ specialȱ needsȱpopulations.ȱȱ

AccordingȱtoȱtheȱCityȱofȱSantaȱClara’sȱHousingȱ&ȱCommunityȱServicesȱDivision,ȱ theȱtypicalȱannualȱentitlementȱofȱHOMEȱfundsȱrangesȱfromȱ$300,000ȱtoȱ$700,000,ȱ withȱtheȱCity’sȱ2014ȱentitlementȱestimatedȱtoȱbeȱ$ȱ327,815.ȱAsȱtheȱCity’sȱentitlementȱ continuesȱ toȱ decline,ȱ theȱ Housingȱ Divisionȱ isȱ requiredȱ toȱ makeȱ difficultȱ choicesȱ regardingȱspending.ȱȱ

x Lowȱ Incomeȱ Housingȱ Taxȱ Credits:ȱ Federalȱ taxȱ creditsȱ supportȱ newȱ constructionȱ andȱ rehabilitationȱ ofȱ multiȬfamilyȱ rentalȱ units,ȱ aěordableȱ toȱ veryȱ low,ȱ andȱ lowȱ incomeȱ households.ȱ Theȱ taxȱ creditȱ programȱ isȱ administeredȱ inȱ Californiaȱ byȱ theȱ

Page 8.12-60  8.12

Taxȱ Creditȱ Allocationȱ Committeeȱ (TCAC),ȱ whichȱ alsoȱ administersȱ theȱ Stateȱ taxȱ creditȱprogram.ȱ

Theȱ Cityȱ hasȱ twoȱ primaryȱ sourcesȱ ofȱ revenueȱ toȱ supportȱ theȱ developmentȱ ofȱ aěordableȱ housing:ȱHomeȱInvestmentȱPartnershipsȱActȱ(HOME)ȱandȱtheȱCommunityȱDevelopmentȱ Blockȱ Grantȱ (CDBG).ȱ CDBGȱ andȱ HOMEȱ fundsȱ areȱ typicallyȱ usedȱ toȱ supportȱ housingȱ assistanceȱ programsȱ forȱ lowerȱ incomeȱ households,ȱ whichȱ areȱ definedȱ asȱ householdsȱ earningȱ atȱ orȱ belowȱ 80ȱ percentȱ ofȱ theȱ areaȱ medianȱ income.ȱ Theȱ administrationȱ ofȱ theseȱ sourcesȱ andȱ theȱ developmentȱ ofȱ newȱ housingȱ andȱ maintenanceȱ ofȱ existingȱ housingȱ areȱ coordinatedȱthroughȱtheȱCity’sȱHousingȱandȱCommunityȱServicesȱDivision.ȱȱ

Inȱ additionȱ toȱ HOMEȱ andȱ CDBGȱ funds,ȱ Californiaȱ Communityȱ Redevelopmentȱ Lawȱ (CRL)ȱ previouslyȱ requiredȱ thatȱ theȱ Redevelopmentȱ Agencyȱ (RDA)ȱ ofȱ theȱ Cityȱ ofȱ Santaȱ Claraȱsetȱasideȱ20ȱpercentȱofȱtaxȱincrementȱrevenuesȱforȱaffordableȱhousingȱactivitiesȱthatȱ benefitȱ lowȱ andȱ moderateȱ incomeȱ households.ȱ Theȱ Housingȱ Setȱ Asideȱ Fundȱ hadȱ historicallyȱ beenȱ anȱ importantȱ sourceȱ ofȱ fundingȱ forȱ affordableȱ housingȱ inȱ Santaȱ Claraȱ providingȱanȱestimatedȱ$43.4ȱmillionȱforȱtheȱtimeȱperiodȱofȱJulyȱ1,ȱ2007ȱtoȱJuneȱ30,ȱ2014.ȱ Historically,ȱaȱportionȱofȱtheȱCity’sȱRDAȱfundsȱwereȱallocatedȱfor:ȱ

x FirstȱTimeȱHomebuyerȱAssistance,ȱtargetingȱhouseholdsȱearningȱbetweenȱ80ȱandȱ 110ȱpercentȱofȱtheȱareaȱmedianȱincome;ȱ

x Rentalȱhousingȱdevelopment,ȱwithȱtheȱgoalȱofȱsubsidizingȱ100ȱpercentȱaěordableȱ projectsȱwithȱnonprofitȱowners;ȱ

x SubsidiesȱforȱBelowȱMarketȱRentȱ(BMR)ȱrentalȱandȱownershipȱunitsȱthroughȱtheȱ City’sȱ inclusionaryȱ housingȱ policyȱ thatȱ requiresȱ thatȱ 10ȱ percentȱ ofȱ newȱ unitsȱ beȱ rented/soldȱtoȱqualifiedȱlowȱandȱmoderateȱincomeȱhouseholds;ȱandȱȱ

x Aȱ homeless/transitional/supportiveȱ housingȱ programȱ forȱ newȱ constructionȱ orȱ acquisitionȱ ofȱ housingȱ forȱ specialȱ needsȱ populations,ȱ specificallyȱ establishedȱ toȱ assistȱ nonprofitȱ housingȱ organizationsȱ inȱ eitherȱ developingȱ newȱ facilitiesȱ orȱ rehabilitatingȱexistingȱfacilities.ȱ

RDAȱ fundsȱ wereȱ alsoȱ typicallyȱ usedȱ toȱ fundȱ aěordableȱ housingȱ serviceȱ agenciesȱ thatȱ provideȱassistanceȱtoȱhomelessȱfamilies,ȱpersonsȱwithȱdisabilities,ȱseniors,ȱandȱsurvivorsȱofȱ domesticȱ violence.ȱ Additionally,ȱ RDAȱ fundingȱ wasȱ allocatedȱ toȱ offerȱ mortgageȱ creditȱ counseling,ȱ firstȱ timeȱ homebuyerȱ training,ȱ andȱ fairȱ housingȱ servicesȱ toȱ Santaȱ Claraȱ residents.ȱ

 Page 8.12-61   SANTA CLARA GENERAL PLAN

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Page 8.12-62  8.12

8.12-5 HOUSING CONSTRAINTS  8.12-5.1 Governmental Constraints

Governmentalȱ constraintsȱ forȱ aěordableȱ housingȱ developmentȱ areȱ definedȱ asȱ policies,ȱ standards,ȱ requirementsȱ orȱ actionsȱ imposedȱ byȱ theȱ variousȱ levelsȱ ofȱ governmentȱ uponȱ landȱ andȱ housingȱ development.ȱ Althoughȱ Stateȱ andȱ federalȱ agenciesȱ playȱ aȱ roleȱ inȱ theȱ impositionȱ ofȱ governmentalȱ constraints,ȱ localȱ government’sȱ abilityȱ toȱ influenceȱ theseȱ agenciesȱisȱgenerallyȱlimited.ȱHousingȱconstraintsȱassociatedȱwithȱtheseȱStateȱandȱfederalȱ governmentalȱconstraintsȱare,ȱtherefore,ȱnotȱsignificantlyȱaddressedȱinȱthisȱdocument.ȱ

Municipal Boundaries TheȱCityȱofȱSantaȱClaraȱisȱcompletelyȱsurroundedȱbyȱtheȱboundariesȱofȱotherȱcities:ȱSanȱ Joséȱtoȱtheȱnorth,ȱeastȱandȱsouth;ȱandȱCupertinoȱandȱSunnyvaleȱtoȱtheȱwest.ȱOtherȱthanȱaȱ smallȱ parcelȱ onȱ Homesteadȱ Road,ȱ thereȱ areȱ noȱ otherȱ developableȱ landsȱ potentiallyȱ annexableȱtoȱtheȱCity.ȱ TheȱCity’sȱnewȱhousingȱopportunities,ȱtherefore,ȱmustȱcomeȱfromȱ withinȱtheȱexistingȱCityȱlimits,ȱandȱprimarilyȱthroughȱredevelopmentȱofȱexistingȱparcels.ȱ

Land Use Controls and Development Standards Landȱ useȱ controlsȱ haveȱ helpedȱ maintainȱ theȱ qualityȱ ofȱ theȱ City’sȱ residentialȱ neighborhoods,ȱ consistentȱ withȱ communityȱ establishedȱ goals.ȱ Theseȱ landȱ useȱ controls,ȱ however,ȱ canȱ beȱ viewedȱ asȱ constraintsȱ inȱ thatȱtheyȱ determineȱ theȱ amountȱ ofȱ landȱ toȱ beȱ developedȱforȱhousingȱandȱestablishȱaȱlimitȱonȱtheȱnumberȱofȱunitsȱthatȱcanȱbeȱbuiltȱonȱaȱ site.ȱTheseȱstandardsȱhaveȱnotȱbeenȱchangedȱsubstantiallyȱsinceȱ1969.ȱ

General Plan OnȱNovemberȱ16,ȱ2010,ȱtheȱSantaȱClaraȱCityȱCouncilȱadoptedȱtheȱ2010Ȭ2035ȱGeneralȱPlan,ȱ whichȱisȱcurrentlyȱbeingȱupdatedȱalongȱwithȱthisȱHousingȱElementȱupdate.ȱTheȱ2010Ȭ2035ȱ Generalȱ Planȱ includesȱ aȱ rangeȱ ofȱ residentialȱ landȱ useȱ designationsȱ andȱ densities,ȱ fromȱ VeryȱLowȱDensityȱResidentialȱwithȱaȱmaximumȱdensityȱofȱ10ȱdwellingȱunitsȱperȱacreȱtoȱ HighȱDensityȱResidentialȱwithȱaȱmaximumȱdensityȱofȱ50ȱunitsȱperȱacre.ȱTheȱnewȱGeneralȱ Planȱhasȱalsoȱestablishedȱthreeȱmixedȱuseȱdesignations:ȱNeighborhoodȱMixedȱUse,ȱwhichȱ allowsȱ residentialȱ densitiesȱ upȱ toȱ 36ȱ dwellingȱ unitsȱ perȱ acre;ȱ Communityȱ Mixedȱ Use,ȱ whichȱallowsȱresidentialȱdensitiesȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre;ȱandȱRegionalȱMixedȱ Use,ȱwhichȱallowsȱresidentialȱdensitiesȱupȱtoȱ50ȱdwellingȱunitsȱperȱacre.ȱAȱtotalȱofȱsevenȱ landȱuseȱdesignationsȱallowȱforȱresidentialȱdevelopment,ȱasȱshownȱinȱTableȱ8.12Ȭ5Ȭ1.ȱ

 Page 8.12-63   SANTA CLARA GENERAL PLAN

BecauseȱofȱhighȱlandȱcostsȱinȱtheȱCity,ȱsitesȱthatȱareȱzonedȱforȱhighȬdensityȱhousingȱareȱ typicallyȱ occupiedȱ byȱ multiȬfamilyȱ housingȱ developments.ȱ Theȱ Cityȱ hasȱ fewȱ instancesȱ whereȱsingleȬfamilyȱhomesȱoccupyȱsitesȱthatȱareȱzonedȱforȱhigherȱdensityȱhousing.ȱ

TABLE 8.12-5-1: 2010-2035 GENERAL PLAN LAND USE DESIGNATIONS (RESIDENTIAL)

Land Use Designation Density/FAR Very Low Density Residential 0 to 10 du/acre Low Density Residential 8 to 19 du/acre Medium Density Residential 20 to 36 du/acre High Density Residential 37 to 50 du/acre

Minimum 10 du/acre for sites <1 acre Minimum 20 du/acre for sites >1 acre Neighborhood Mixed Use Maximum 36 du/ac Minimum Commercial FAR of 0.10

Residential 20-36 du/acre Community Mixed Use Minimum Commercial FAR of 0.10

Residential 37-50 du/acre Regional Mixed Use Minimum Commercial FAR of 0.15

Source: Santa Clara General Plan, 2010.

Zoning Ordinance Theȱtype,ȱlocationȱandȱdensityȱofȱresidentialȱdevelopmentȱareȱprimarilyȱregulatedȱthroughȱ theȱzoningȱordinance.ȱZoningȱregulationsȱserveȱtoȱprotectȱandȱpromoteȱtheȱhealth,ȱsafety,ȱ andȱgeneralȱwelfareȱofȱtheȱresidentsȱofȱaȱcommunityȱwhileȱalsoȱservingȱtoȱimplementȱtheȱ goalsȱandȱpoliciesȱofȱtheȱGeneralȱPlan.ȱTheȱCityȱbeganȱaȱcomprehensiveȱupdateȱtoȱtheirȱ ZoningȱOrdinanceȱtoȱreflectȱtheȱgoalsȱandȱpoliciesȱofȱtheȱCity’sȱ2010Ȭ2035ȱGeneralȱPlanȱinȱ earlyȱ 2014.ȱ Theȱ updateȱ isȱ expectedȱ toȱ beȱ completedȱ inȱ midȬ2016ȱ andȱ willȱ addressȱ Californiaȱstatutoryȱrequirementsȱwithȱregardȱtoȱaȱvarietyȱofȱissues,ȱincludingȱsolarȱenergyȱ systems,ȱ familyȱ dayȱ careȱ homes,ȱ affordableȱ housing,ȱ groupȱ homes,ȱ alterationsȱ toȱ legalȱ nonȬconformingȱbuildings,ȱandȱhistoricȱresources.ȱȱ

CurrentlyȱresidentialȱusesȱareȱpermittedȱinȱtenȱzoningȱdistrictsȱandȱinȱtheȱCity’sȱmixedȱuse,ȱ overlayȱandȱcombiningȱdistricts,ȱallowingȱflexibilityȱforȱmixingȱlandȱusesȱandȱsupportingȱ largeȬȱscaleȱandȱmasterȬplannedȱdevelopmentȱprojects.ȱȱ

Density Bonus Sinceȱ2009,ȱapproximatelyȱ92ȱunitsȱhaveȱbeenȱdevelopedȱinȱSantaȱClaraȱasȱaȱresultȱofȱtheȱ City’sȱ densityȱ bonusȱ provisions.ȱ Theȱ Cityȱ currentlyȱ providesȱ densityȱ bonusesȱ orȱ equivalentȱfinancialȱincentivesȱforȱhousingȱprojectsȱwhichȱincludeȱaffordableȱand/orȱseniorȱ

Page 8.12-64  8.12 housingȱ units,ȱ consistentȱ withȱ Stateȱ law.ȱ Modificationsȱ toȱ theȱ City’sȱ Densityȱ Bonusȱ Ordinance,ȱ inȱ orderȱ toȱ meetȱ theȱ requirementsȱ ofȱ Governmentȱ Codeȱ Sectionȱ 65915,ȱ wereȱ madeȱinȱconjunctionȱwithȱtheȱadoptionȱofȱtheȱ2015Ȭ2023ȱHousingȱElement.ȱ

Inclusionary Housing TheȱCityȱhasȱhadȱanȱȈinclusionaryȈȱhousingȱpolicyȱinȱplaceȱsinceȱ1992ȱthatȱrequiresȱprivateȱ developmentȱprojectsȱwithȱmoreȱthanȱ10ȱunitsȱtoȱincludeȱ10ȱpercentȱofȱnewȱhousingȱunitsȱ asȱaffordable.ȱManyȱofȱtheȱCity’sȱbelowȬmarketȱrateȱ(BMR)ȱunitsȱwereȱprovidedȱthroughȱ thisȱinclusionaryȱhousingȱrequirement.ȱSinceȱ2009,ȱ25ȱBMPȱownershipȱunitsȱandȱ27ȱBMRȱ rentalȱ unitsȱ haveȱ beenȱ createdȱ inȱ aȱ projectȱ thatȱ hadȱ aȱ developmentȱ agreementȱ inȱ placeȱ priorȱtoȱtheȱPalmerȱdecision.ȱ

Residential Development Standards Theȱ City’sȱ Zoningȱ Ordinanceȱ containsȱ developmentȱ standardsȱ forȱ eachȱ zoningȱ district.ȱ Tableȱ 8.12Ȭ5Ȭ2ȱ outlinesȱ theȱ residentialȱ standardsȱ underȱ eachȱ zoningȱ classification,ȱ includingȱ minimumȱ lotȱ sizes,ȱ setbacks,ȱ widths,ȱ andȱ densities,ȱ asȱ wellȱ asȱ restrictionsȱ onȱ buildingȱandȱlandscapeȱcoverage.ȱ

TABLE 8.12-5-2: RESIDENTIAL DEVELOPMENT STANDARDS

R1-8L R1-6L R2-7L R3-18D R3-25D R3-36D R3-M R3-RV MU TMU Minimum Lot Size (sq. ft.) 8,000 6,000 7,000 8,500 8,500 8,500 1,500 1,200 20,000 20,000 Maximum Density (du/ac) 5 7 12 18 25 36 10 n/a 25 45 Minimum Lot Width (ft.) 70 60 65 70 70 70 n/a 100 100 100 Maximum Height (ft.) 25 25 25 20 25 45 n/a n/a 45 50 Minimum Front Yard (ft.) 20 20 20 20 20 20 25 15 10 10 Minimum Side Yard (ft.) 6 & 9 5 5 10 10 10 15 & 25 5 & 15 10 10 Minimum Rear Yard (ft.) 20 20 15 15 15 20 15 n/a 20 20 Max. Building Coverage 40% 40% 45% 35% 35% 45% n/a n/a None None Min. Landscape Coverage n/a n/a 40% 40%1 40%1 40%1 n/a n/a 30% 30% Source: Santa Clara Zoning Ordinance, (2014). Notes: Each lot greater 22,000 square feet in size shall have not less than forty-five percent (45%) of the lot area developed into permanently maintained open space.

Inȱadditionȱtoȱtheȱresidentialȱcategoriesȱidentifiedȱbelow,ȱtheȱPlannedȱDevelopmentȱzoningȱ districtȱ alsoȱ permitsȱ residentialȱ development.ȱ Itȱ allowsȱ flexibilityȱ inȱ bothȱ developmentȱ standardsȱandȱlandȱuseȱmixȱnotȱpermittedȱinȱotherȱzonesȱinȱorderȱtoȱadaptȱtoȱspecificȱsiteȱ constraintsȱwithoutȱreducingȱhousingȱdensityȱorȱaddingȱcostȱtoȱaěordableȱhousingȱunits.ȱ

AnȱanalysisȱofȱSantaȱClara’sȱdevelopmentȱregulationsȱcomparedȱwithȱthoseȱofȱMountainȱ View,ȱSunnyvale,ȱandȱSanȱJoséȱshowedȱthatȱtheseȱcitiesȱhaveȱfairlyȱsimilarȱstandards.ȱInȱ addition,ȱinȱ2014,ȱtheȱCityȱinitiatedȱanȱupdateȱtoȱtheirȱZoningȱOrdinance.ȱAsȱpartȱofȱthatȱ

 Page 8.12-65   SANTA CLARA GENERAL PLAN

update,ȱ theȱ Cityȱ willȱ establishȱ appropriateȱ minimumȱ andȱ maximumȱ densitiesȱ inȱ residentialȱandȱmixedȱuseȱdistrictsȱconsistentȱwithȱtheȱ2010Ȭ2035ȱGeneralȱPlan.ȱInȱsum,ȱtheȱ City’sȱdevelopmentȱstandardsȱdoȱnotȱsubstantiallyȱrestrictȱtheȱcostȱandȱsupplyȱofȱhousingȱ overallȱorȱlowerȱincomeȱhousingȱinȱparticular.ȱȱ

Parking Standards Parkingȱcanȱsubstantiallyȱaddȱtoȱtheȱcostȱofȱhousing.ȱTheȱCity’sȱZoningȱOrdinanceȱcurrentlyȱ requiresȱtwoȱspacesȱperȱunitȱinȱbothȱsingleȬfamilyȱandȱmultiȬfamilyȱdistricts.ȱHowever,ȱtheȱ Cityȱ hasȱ reducedȱ parkingȱ requirementsȱ forȱ aȱ numberȱ ofȱ recentȱ multiȬfamilyȱ residentialȱ projects,ȱ includingȱ theȱ Caminoȱ Delȱ Reyȱ Seniorȱ Apartments.ȱ Parkingȱ requirementsȱ inȱ theȱ Mixedȱ Useȱ andȱ TransitȬOrientedȱ Mixedȱ Useȱ zonesȱ varyȱ byȱ unitȱ size.ȱ Theȱ City’sȱ currentȱ parkingȱstandardsȱareȱsummarizedȱinȱTableȱ8.12Ȭ5Ȭ3ȱbelow.ȱParkingȱrequirementsȱcanȱbeȱaȱ constraintȱ toȱ developmentȱ butȱ theȱ developmentȱ standardsȱ relatingȱ toȱ parkingȱ mayȱ beȱ relievedȱthroughȱaȱPlannedȱDevelopmentȱprocess,ȱallowingȱmoreȱflexibilityȱonȱtheȱsite.ȱAsȱ partȱ ofȱ theȱ comprehensiveȱ Zoningȱ Ordinanceȱ update,ȱ theȱ Cityȱ willȱ reviewȱ itsȱ parkingȱ standardsȱandȱconsiderȱreducingȱrequirements.ȱ

TABLE 8.12-5-3: PARKING STANDARDS

Housing Type/Zoning District Requirements Single-Family Dwellings Two garage or carport parking spaces (R1-8L, R1-6L, and R2-7L zones)

Dwellings (R3-18D, R3-25D, and One garage or carport shall be provided for each dwelling unit, plus one R3-36D zones) parking space for each dwelling unit

Multi-Family Dwellings One space for each studio; one and one-half spaces for each one (MU and TMU zones) bedroom unit; two spaces for each two-plus bedroom unit.

Mobile Home Park One individually accessible and one tandem parking space per mobile home site

Recreational Vehicle Park One visitor parking space shall be provided for every fifteen (15) recreational vehicle sites or fraction thereof

Emergency Shelters One space per shelter employee

Second Dwelling Unit One parking space

Source: Santa Clara Zoning Ordinance, 2014.

Provision for a Variety of Housing Types StateȱHousingȱElementȱlawȱspecifiesȱthatȱjurisdictionsȱidentifyȱadequateȱsitesȱtoȱbeȱmadeȱ availableȱ throughȱ appropriateȱ zoningȱ andȱ developmentȱ standardsȱ toȱ encourageȱ theȱ developmentȱ ofȱ variousȱ typesȱ ofȱ housingȱ forȱ allȱ economicȱ segmentsȱ ofȱ theȱ population.ȱ ThisȱincludesȱsingleȬfamilyȱhousing,ȱmultiȬfamilyȱhousing,ȱfactoryȬbuiltȱorȱmanufacturedȱ housing,ȱ emergencyȱ shelters,ȱ andȱ transitionalȱ housingȱ amongȱ others.ȱ Permittedȱhousingȱ typesȱareȱdescribedȱ inȱTableȱ8.12Ȭ5Ȭ4.ȱAlthoughȱsingleȬfamilyȱusesȱareȱpermittedȱinȱmultiȬ

Page 8.12-66  8.12 familyȱzones,ȱthisȱ rarelyȱoccursȱinȱtheȱCityȱonȱsitesȱlargeȱenoughȱforȱmultiȬfamilyȱhousingȱ dueȱtoȱtheȱhighȱcostsȱofȱhousingȱandȱlimitedȱavailabilityȱofȱvacantȱland.ȱ

TABLE 8.12-5-4: PERMITTED HOUSING TYPES WITHIN RESIDENTIAL ZONING CLASSIFICATIONS

R1-8L R1-6L R2-7L R3-18D R3-25D R3-36D R3-M R3-RV MU TMU ML Single-Family Dwellings P P P P P P Two-Family Dwellings P P P P Multi-Family Housing P P P P P Accessory Unit P P Manufactured Housing P P Mobile Home Park P Recreational Vehicle Park P Residential Care Facilities P P P P P P P P P P (<6 persons) Emergency Shelter P Transitional Housing P P P P P P P P P P Supportive Housing P P P P P P P P P P Source: Santa Clara Zoning Ordinance, 2014.

Single-Family Dwellings Theȱ majorityȱ ofȱ theȱ residentialȱ areasȱ inȱ theȱ Cityȱ areȱ composedȱ ofȱ singleȬfamilyȱ districts.ȱ SingleȬfamilyȱ dwellingȱ areȱ permittedȱ inȱ allȱ ofȱ theȱ City’sȱ residentialȱ districts,ȱ withȱ theȱ exceptionȱofȱtheȱmixedȱuseȱandȱmobileȱhomeȱparkȱzones.ȱHowever,ȱthereȱareȱfewȱinstancesȱ whereȱmultiȬfamilyȱpropertiesȱareȱdevelopedȱwithȱsingleȬfamilyȱhomes.ȱ

Multi-Family Dwellings MostȱresidentialȱconstructionȱinȱrecentȱyearsȱhasȱbeenȱforȱmultiȬfamilyȱunits.ȱMultiȬfamilyȱ dwellingsȱ areȱ permittedȱ inȱ theȱ R3Ȭ18D,ȱ R3Ȭ25D,ȱ andȱ R3Ȭ36Dȱ districts,ȱ asȱ wellȱ asȱ inȱ theȱ City’sȱ mixedȱ useȱ zones.ȱ Existingȱ developmentȱ standardsȱ haveȱ notȱ constrainedȱ multiȬ familyȱdevelopment,ȱwhichȱtypicallyȱprovideȱaȱgoodȱopportunityȱforȱaěordableȱhousingȱ inȱtheȱCity.ȱȱ

Accessory Unit Theȱ Zoningȱ Ordinanceȱ definesȱ anȱ accessoryȱ unitȱ asȱ “oneȱ additionalȱ dwellingȱ unitȱ notȱ exceedingȱsixȱhundredȱfortyȱ(640)ȱsquareȱfeetȱinȱfloorȱarea,ȱandȱwhichȱincludesȱaȱkitchen,ȱ oneȬbedroomȱ sleepingȱ quarters,ȱ andȱ aȱ bathroomȱ onȱ aȱ lotȱ withȱ anȱ existingȱ singleȬfamilyȱ dwelling.ȱTheȱaccessoryȱunitȱmaybeȱattachedȱtoȱorȱpartȱofȱtheȱexistingȱsingleȬfamilyȱunitȱorȱ mayȱ beȱ aȱ detachedȱ structureȱ andȱ shallȱ meetȱ allȱ otherȱ requirementsȱ ofȱ theȱ ordinance,ȱ includingȱ designȱ compatibilityȱ withȱ theȱ mainȱ residenceȱ inȱ accordanceȱ withȱ theȱ City’sȱ designȱguidelines.”ȱSecondȱunitsȱorȱaccessoryȱunitsȱareȱpermittedȱbyȱrightȱonȱsingleȬfamilyȱ

 Page 8.12-67   SANTA CLARA GENERAL PLAN

lotsȱ ofȱ 7,000ȱ squareȱ feetȱ orȱ greater.ȱ Sinceȱ 2007,ȱ approximatelyȱ 200ȱ accessoryȱ unitsȱ haveȱ beenȱpermittedȱinȱtheȱCity,ȱforȱanȱaverageȱofȱaboutȱ28ȱunitsȱperȱyear.ȱInȱaddition,ȱtheȱCityȱ willȱreconsider,ȱandȱreviseȱifȱappropriate,ȱtheȱaccessoryȱunitȱrequirementsȱtoȱpromoteȱtheȱ constructionȱofȱaccessoryȱunitsȱasȱanȱalternativeȱsourceȱofȱaffordableȱhousing.ȱ

Manufactured Housing FactoryȬbuilt,ȱmodularȱhomesȱconstructedȱinȱcomplianceȱwithȱtheȱUniformȱBuildingȱCodeȱ (UBC),ȱ andȱ mobileȱ homes/manufacturedȱ housingȱ unitsȱ thatȱ complyȱ withȱ theȱ Nationalȱ Manufacturedȱ Housingȱ Constructionȱ andȱ Safetyȱ Standardsȱ Actȱ ofȱ 1974,ȱ placedȱ onȱ permanentȱfoundations,ȱareȱconsideredȱsingleȬfamilyȱdwellingsȱandȱareȱgenerallyȱtreatedȱ asȱsuch.ȱCurrently,ȱtheȱCityȱpermitsȱmanufacturedȱhousingȱinȱallȱRȬ1,ȱRȬ2,ȱandȱRȬ3ȱzones.ȱ TheȱCityȱalsoȱpermitsȱmobileȱhomeȱparksȱandȱrecreationalȱvehicleȱparksȱinȱtheȱR3ȬMȱandȱ R3ȬRVȱzones,ȱrespectively.ȱȱ

Residential Care Facilities Residentialȱ careȱ facilitiesȱ canȱ beȱ describedȱ asȱ anyȱ familyȱ home,ȱ groupȱ careȱ facilityȱ orȱ similarȱfacility,ȱincludingȱsomeȱtransitionalȱhousingȱfacilities,ȱforȱ24ȬhourȱnonȬmedicalȱcareȱ ofȱpersonsȱinȱneedȱofȱpersonalȱservices,ȱsupervision,ȱorȱassistanceȱessentialȱforȱsustainingȱ theȱ activitiesȱ ofȱ dailyȱ living.ȱ Inȱ accordanceȱ withȱ Stateȱ lawȱ (Lantermanȱ Developmentalȱ DisabilityȱServicesȱAct,ȱABȱ846,ȱcompiledȱofȱdivisionsȱ4.1,ȱ4.5ȱandȱ4.7ȱofȱtheȱWelfareȱandȱ InstitutionsȱCodeȱandȱTitleȱ14ȱofȱtheȱGovernmentȱCode),ȱtheȱCityȱpermitsȱresidentialȱcareȱ facilitiesȱservingȱsixȱorȱfewerȱpersonsȱinȱallȱresidentialȱzones.ȱTheȱZoningȱOrdinanceȱdoesȱ notȱexplicitlyȱaddressȱresidentialȱcareȱfacilitiesȱforȱmoreȱthanȱsixȱpersons.ȱAsȱpartȱofȱtheȱ comprehensiveȱ Zoningȱ Ordinanceȱ updateȱ toȱ beȱ completedȱ inȱ midȬ2016,ȱ theȱ Cityȱ willȱ addressȱtheȱprovisionȱofȱlargeȱresidentialȱcareȱfacilities.ȱȱȱ

Emergency Shelters Anȱ emergencyȱ shelterȱ isȱ definedȱ asȱ “housingȱ withȱ minimalȱ supportiveȱ servicesȱ forȱ homelessȱpersonsȱthatȱisȱlimitedȱtoȱoccupancyȱofȱsixȱmonthsȱorȱlessȱbyȱaȱhomelessȱperson.ȱ Noȱindividualȱorȱhouseholdsȱmayȱbeȱdefinedȱemergencyȱshelterȱbecauseȱofȱanȱinabilityȱtoȱ pay.”ȱCurrently,ȱemergencyȱ sheltersȱ areȱ notȱ explicitlyȱ permittedȱ inȱ anyȱ zoningȱdistrictȱ byȱright,ȱasȱrequiredȱbyȱSenateȱBillȱ2.ȱ

Inȱ theȱ past,ȱ emergencyȱ housingȱ hasȱ typicallyȱ beenȱ approvedȱ inȱ Santaȱ Claraȱ asȱ groupȱ homesȱorȱsmallȱapartmentȱcomplexes.ȱHowever,ȱtheȱCityȱupdatedȱtheȱZoningȱOrdinanceȱ inȱconjunctionȱwithȱtheȱHousingȱElementȱupdate.ȱTheȱZoningȱOrdinanceȱwasȱamendedȱtoȱ includeȱprovisionsȱforȱemergencyȱshelters,ȱconsistentȱwithȱStateȱlaw,ȱinȱconjunctionȱwithȱ theȱadoptionȱofȱtheȱ2015Ȭ2023ȱHousingȱElement.ȱSpecifically,ȱtheȱCityȱamendedȱtheȱZoningȱ OrdinanceȱtoȱpermitȱemergencyȱsheltersȱforȱtheȱhomelessȱinȱtheȱMLȱzoneȱasȱaȱpermittedȱ

Page 8.12-68  8.12 useȱ withoutȱ discretionaryȱ review.ȱ Thisȱ zoneȱ encompassesȱ 840ȱ parcelsȱ withȱ aȱ totalȱ ofȱ 623ȱacres.ȱAdequateȱcapacityȱisȱavailableȱtoȱaccommodateȱtheȱCity’sȱunshelteredȱhomelessȱ populationȱorȱatȱleastȱoneȱshelter.ȱȱTheȱOrdinanceȱamendmentȱwasȱapprovedȱbyȱtheȱCityȱ CouncilȱonȱDecemberȱ9,ȱ2014.ȱȱ

Transitional Housing Transitionalȱ housingȱ isȱ aȱ typeȱ ofȱ housingȱ usedȱ toȱ facilitateȱ theȱ movementȱ ofȱ homelessȱ individualsȱ andȱ familiesȱ toȱ permanentȱ housing.ȱ Transitionalȱ housingȱ canȱ takeȱ severalȱ forms,ȱ includingȱ groupȱ quartersȱ withȱ beds,ȱ singleȬfamilyȱ homes,ȱ andȱ multiȬfamilyȱ apartments,ȱandȱtypicallyȱoffersȱcaseȱmanagementȱandȱsupportȱservicesȱtoȱreturnȱpeopleȱ toȱindependentȱlivingȱ(usuallyȱbetweenȱsixȱandȱ24ȱmonths).ȱ

Californiaȱ Governmentȱ Codeȱ Sectionȱ 65582ȱ (h)ȱ definesȱ “transitionalȱ housing”ȱ andȱ “transitionalȱ housingȱ development”ȱ asȱ buildingsȱ configuredȱ asȱ rentalȱ housingȱ developments,ȱbutȱoperatedȱunderȱprogramȱrequirementsȱthatȱrequireȱtheȱterminationȱofȱ assistanceȱandȱrecirculationȱofȱtheȱassistedȱunitȱtoȱanotherȱeligibleȱprogramȱrecipientȱatȱaȱ predeterminedȱ futureȱ pointȱ inȱ timeȱ thatȱ shallȱ beȱ noȱ lessȱ thanȱ sixȱ monthsȱ fromȱ theȱ beginningȱofȱtheȱassistance.ȱPursuantȱtoȱSBȱ2,ȱwhichȱamendedȱSectionsȱ65582,ȱ65583ȱandȱ 65589.5ȱofȱtheȱGovernmentȱCode,ȱtransitionalȱhousingȱthatȱisȱaȱresidentialȱuseȱandȱshouldȱ beȱsubjectȱonlyȱtoȱthoseȱrestrictionsȱthatȱapplyȱtoȱotherȱresidentialȱdwellingsȱofȱtheȱsameȱ typeȱinȱtheȱsameȱzone.ȱ

Historically,ȱtheȱCityȱhasȱ shownȱanȱabilityȱtoȱprovideȱtransitionalȱhousingȱthroughȱgroupȱ homesȱ andȱ smallȱ apartmentȱ complexes.ȱ Theȱ Zoningȱ Ordinanceȱ wasȱ amended,ȱ inȱ conjunctionȱ withȱ theȱ adoptionȱ ofȱ theȱ 2015Ȭ2023ȱ Housingȱ Element,ȱ toȱ permitȱ transitionalȱ housingȱinȱtheȱsameȱmannerȱasȱotherȱresidentialȱdwellingsȱofȱtheȱsameȱtypeȱinȱtheȱsameȱ zone,ȱ perȱ applicableȱ Stateȱ law.ȱ Theȱ Ordinanceȱ amendmentȱ wasȱ approvedȱ byȱ theȱ Cityȱ CouncilȱonȱDecemberȱ9,ȱ2014.ȱ

Supportive Housing Stateȱ lawȱ requiresȱ localȱ jurisdictionsȱ toȱ addressȱ theȱ provisionsȱ forȱ supportiveȱ housing.ȱ Californiaȱ Governmentȱ Codeȱ Sectionsȱ 65582ȱ (f)(g)ȱ definesȱ “supportiveȱ housing”ȱ asȱ housingȱwithȱnoȱlimitȱonȱlengthȱofȱstay,ȱthatȱisȱoccupiedȱbyȱtheȱtargetȱpopulation,ȱandȱthatȱ isȱ linkedȱ toȱ anȱ onȬsiteȱ orȱ offȬsiteȱ serviceȱ thatȱ assistsȱ theȱ supportiveȱ housingȱ residentȱ inȱ retainingȱ theȱ housing,ȱ improvingȱ hisȱ orȱ herȱ healthȱ status,ȱ andȱ maximizingȱ hisȱ orȱ herȱ abilityȱtoȱliveȱand,ȱwhenȱpossible,ȱworkȱinȱtheȱcommunity.ȱ

Asȱwithȱemergencyȱsheltersȱandȱtransitionalȱhousing,ȱtheȱCityȱhasȱpreviouslyȱbeenȱableȱtoȱ provideȱsupportiveȱhousingȱthroughȱgroupȱhomesȱandȱsmallȱ apartmentȱ complexes.ȱTheȱ

 Page 8.12-69   SANTA CLARA GENERAL PLAN

Zoningȱ Ordinanceȱ wasȱ amended,ȱ inȱ conjunctionȱ withȱ theȱ adoptionȱ ofȱ theȱ 2015Ȭ2023ȱ Housingȱ Element,ȱ toȱ permitȱ supportiveȱ housingȱ inȱ theȱ sameȱ mannerȱ asȱ otherȱ residentialȱ dwellingsȱ ofȱ theȱ sameȱ typeȱ inȱ theȱ sameȱ zone,ȱ perȱ applicableȱ Stateȱ law.ȱ Theȱ Ordinanceȱ amendmentȱwasȱapprovedȱbyȱtheȱCityȱCouncilȱonȱDecemberȱ9,ȱ2014.ȱ

Single-Room Occupancy (SRO) Housing Withȱhighȱhousingȱcosts,ȱmanyȱcommunitiesȱinȱCaliforniaȱareȱexploringȱtheȱuseȱofȱSingleȱ RoomȱOccupancyȱ(SRO)ȱunitsȱtoȱfulfillȱtheȱaffordableȱhousingȱneedsȱofȱcertainȱsegmentsȱofȱ theȱ community,ȱ suchȱ asȱ seniors,ȱ students,ȱ andȱ singleȱ workers.ȱ Anȱ SROȱ unitȱ isȱ small,ȱ usuallyȱ200ȱtoȱ350ȱsquareȱfeet,ȱandȱconsistsȱofȱoneȱhabitableȱroomȱinȱaȱstructureȱofȱotherȱ SROȱunits,ȱalsoȱknownȱasȱaȱresidentialȱhotel.ȱResidentsȱtypicallyȱshareȱbathroomsȱand/orȱ kitchensȱwhileȱsomeȱSROȱunitsȱincludeȱkitchenettes,ȱbathroomsȱorȱhalfȬbaths.ȱSROȱunitsȱ areȱnotȱcurrentlyȱaddressedȱinȱtheȱCity’sȱZoningȱOrdinance.ȱAsȱpartȱofȱtheȱcomprehensiveȱ Zoningȱ Codeȱ updateȱ (toȱ beȱ completedȱ inȱ midȬ2016),ȱ theȱ Cityȱ willȱ includeȱ provisionsȱ forȱ SROȱhousingȱinȱtheȱR2Ȭ7L,ȱR3Ȭ18D,ȱR3Ȭ25D,ȱandȱR3Ȭ36Dȱzones.ȱȱ

Farmworker Housing and Employee Housing Sinceȱ theȱ closestȱ largeȬscaleȱ agriculturalȱ productionȱ operationsȱ areȱ moreȱ thanȱ 30ȱ milesȱ awayȱ fromȱ theȱ City,ȱ inȱ southernȱ Santaȱ Claraȱ County,ȱ farmworkersȱ haveȱ notȱ beenȱ identifiedȱ asȱ aȱ subgroupȱ withȱ specialȱ housingȱ needsȱ inȱ theȱ City.ȱ Furthermore,ȱ theȱ onlyȱ farmingȱ operationȱ locatedȱ withinȱ theȱ Cityȱ inȱ recentȱ years,ȱ theȱ Bayȱ Areaȱ Researchȱ ExtensionȱCenter,ȱhasȱbeenȱclosedȱsinceȱ2007.ȱȱȱ

WhileȱtheȱCityȱdoesȱpermitȱagriculturalȱusesȱinȱitsȱAgriculturalȱ(A)ȱZoningȱDistrict,ȱonlyȱ 15ȱ parcelsȱ inȱ theȱ Cityȱ currentlyȱ holdȱ thisȱ designation.ȱ Mostȱ ofȱ theseȱ parcelsȱ areȱ alsoȱ currentlyȱoccupiedȱbyȱusesȱotherȱthanȱagriculturalȱactivities.ȱȱȱ

TheȱCity’sȱZoningȱOrdinanceȱdoesȱnotȱcurrentlyȱincludeȱprovisionsȱforȱemployeeȱhousing.ȱ PursuantȱtoȱtheȱHealthȱandȱSafetyȱCode,ȱemployeeȱhousingȱforȱsixȱorȱfewerȱemployeesȱareȱ toȱ beȱ treatedȱ asȱ aȱ singleȬfamilyȱ structureȱ andȱ permittedȱ inȱ theȱ sameȱ mannerȱ asȱ otherȱ dwellingsȱ ofȱ theȱ sameȱ typeȱ inȱ theȱ sameȱ zone.ȱ Asȱ partȱ ofȱ theȱ comprehensiveȱ Zoningȱ Ordinanceȱ updateȱ toȱ beȱ completedȱ inȱ midȬ2016,ȱ theȱ Cityȱ willȱ amendȱ theȱ Zoningȱ OrdinanceȱtoȱbeȱconsistentȱwithȱtheseȱStateȱrequirementsȱforȱemployeeȱhousing.ȱ

Housing for Persons with Disabilities Bothȱ theȱ federalȱ Fairȱ Housingȱ Amendmentȱ Actȱ (FHAA)ȱ andȱ theȱ Californiaȱ Fairȱ Employmentȱ andȱ Housingȱ Actȱ directȱ localȱ governmentsȱ toȱ makeȱ reasonableȱ accommodationsȱ(i.e.,ȱmodificationsȱorȱexceptions)ȱinȱtheirȱzoningȱlawsȱandȱotherȱlandȱuseȱ

Page 8.12-70  8.12 regulationsȱwhenȱsuchȱaccommodationsȱmayȱbeȱnecessaryȱtoȱaffordȱdisabledȱpersonsȱanȱ equalȱopportunityȱtoȱuseȱandȱenjoyȱaȱdwelling.ȱ

Theȱ Cityȱ conductedȱ anȱ analysisȱ ofȱ itsȱ Zoningȱ Ordinance,ȱ permittingȱ procedures,ȱ developmentȱstandards,ȱandȱbuildingȱcodesȱtoȱidentifyȱpotentialȱconstraintsȱforȱhousingȱ forȱ personsȱ withȱ disabilities.ȱ Theȱ City’sȱ policiesȱ andȱ regulationsȱ regardingȱ housingȱ forȱ personsȱwithȱdisabilitiesȱareȱdescribedȱbelow.ȱ

Zoning and Land Use Restrictiveȱ landȱ useȱ policiesȱ andȱ zoningȱ provisionsȱ canȱ constrainȱ theȱ developmentȱ ofȱ housingȱ forȱ personsȱ withȱ disabilities.ȱ Underȱ theȱ stateȱ Lantermanȱ Developmentalȱ Disabilitiesȱ Servicesȱ Actȱ (compiledȱ ofȱ divisionsȱ 4.1,ȱ 4.5ȱ andȱ 4.7ȱ ofȱ theȱ Welfareȱ andȱ Institutionsȱ Codeȱ andȱ Titleȱ 14ȱ ofȱ theȱ Governmentȱ Code),ȱ smallȱ licensedȱ residentialȱ careȱ facilitiesȱforȱsixȱorȱfewerȱpersonsȱmustȱbeȱtreatedȱasȱregularȱresidentialȱusesȱandȱpermittedȱ byȱrightȱinȱallȱresidentialȱdistricts.ȱTheȱCityȱofȱSantaȱClaraȱisȱcompliantȱwithȱtheȱLantermanȱ Act.ȱ Furthermore,ȱ theȱ Zoningȱ Ordinanceȱ isȱ beingȱ updatedȱ concurrentȱ withȱ theȱ Housingȱ Elementȱupdateȱtoȱaddressȱtheȱprovisionȱofȱemergencyȱshelters,ȱtransitionalȱhousing,ȱandȱ supportiveȱ housingȱ –ȱ housingȱ typesȱ thatȱ areȱ suitableȱ forȱ occupancyȱ byȱ personsȱ withȱ disabilitiesȱ(seeȱdiscussionsȱonȱtheȱprovisionȱofȱaȱvarietyȱofȱhousingȱtypesȱearlier).ȱȱ

Definition of Family Aȱ community’sȱ Zoningȱ Ordinanceȱ canȱ potentiallyȱ restrictȱ accessȱ toȱ housingȱ forȱ householdsȱ failingȱ toȱ qualifyȱ asȱ aȱ “family”ȱ byȱ theȱ definitionȱ specifiedȱ inȱ theȱ Zoningȱ Ordinance.ȱ Evenȱ ifȱ theȱ codeȱ providesȱ aȱ broadȱ definition,ȱ decidingȱ whatȱ constitutesȱ aȱ “family”ȱshouldȱbeȱavoidedȱbyȱjurisdictionsȱtoȱpreventȱconfusionȱorȱgiveȱtheȱimpressionȱofȱ restrictiveness.ȱ

Californiaȱcourtȱcasesȱhaveȱruledȱthatȱaȱdefinitionȱofȱ“family”ȱthat:ȱ1)ȱlimitsȱtheȱnumberȱofȱ personsȱ inȱ aȱ family;ȱ 2)ȱ specifiesȱ howȱ membersȱ ofȱ theȱ familyȱ areȱ relatedȱ (i.e.ȱ byȱ blood,ȱ marriageȱorȱadoption,ȱetc.),ȱorȱ3)ȱaȱgroupȱofȱnotȱmoreȱthanȱaȱcertainȱnumberȱofȱunrelatedȱ personsȱ asȱ aȱ singleȱ housekeepingȱ unit,ȱ isȱ invalid.ȱ Courtȱ rulingsȱ statedȱ thatȱ definingȱ aȱ familyȱdoesȱnotȱserveȱanyȱlegitimateȱorȱusefulȱobjectiveȱorȱpurposeȱrecognizedȱunderȱtheȱ zoningȱ andȱ landȱ planningȱ powersȱ ofȱ theȱ jurisdiction,ȱ andȱ thereforeȱ violatesȱ rightsȱ ofȱ privacyȱunderȱtheȱCaliforniaȱConstitution.ȱ

TheȱSantaȱClaraȱZoningȱOrdinanceȱdefinesȱaȱfamilyȱasȱ“anȱindividualȱorȱgroupȱofȱpersonsȱ livingȱtogetherȱasȱaȱsingleȱhousekeepingȱunitȱinȱaȱdwellingȱunit,ȱincludingȱStateȱorȱCountyȱ licensedȱresidenceȱprogramsȱwhichȱcomplyȱwithȱStateȱlaw.ȱFamilyȱshallȱnotȱbeȱconstruedȱtoȱ includeȱaȱfraternity,ȱsorority,ȱclub,ȱorȱotherȱgroupȱofȱpersonsȱoccupyingȱaȱhotel,ȱboardingȱ

 Page 8.12-71   SANTA CLARA GENERAL PLAN

house,ȱ orȱ similarȱ institution.”ȱ Thisȱ definitionȱ isȱ notȱ overlyȱ restrictiveȱ andȱ doesȱ notȱ constrainȱaccessȱto,ȱorȱtheȱdevelopmentȱofȱhousing.ȱ

Reasonable Accommodation Aȱrequestȱtoȱretrofitȱanȱexistingȱresidenceȱwithȱaccessibilityȱequipmentȱ(i.e.,ȱaȱramp,ȱlanding,ȱ lift,ȱetc.)ȱisȱtypicallyȱapprovedȱ“overȱtheȱcounter,”ȱifȱtheȱproposalȱdoesȱnotȱnegativelyȱimpactȱ theȱ neighborhoodȱ orȱ surroundingȱ properties.ȱ Whenȱ moreȱ reviewȱ isȱ required,ȱ theȱ City’sȱ Architecturalȱ Committeeȱ reviewsȱ theȱ request.ȱ However,ȱ atȱ timesȱ itȱ mayȱ beȱ reasonableȱ toȱ accommodateȱ requestsȱ fromȱ personsȱ withȱ disabilitiesȱ toȱ waiveȱ specificȱ standardsȱ orȱ proceduresȱ ofȱ theȱ Zoningȱ Ordinanceȱ toȱ ensureȱ thatȱ homesȱ areȱ accessibleȱ toȱ personsȱ withȱ disabilities.ȱ Inȱ conjunctionȱ withȱ theȱ adoptionȱ ofȱ theȱ 2015Ȭ2023ȱ Housingȱ Element,ȱ theȱ Cityȱ adoptedȱ aȱ reasonableȱ accommodationsȱ ordinance.ȱȱTheȱ Ordinanceȱ amendmentȱ wasȱ approvedȱbyȱtheȱCityȱCouncilȱonȱDecemberȱ9,ȱ2014.ȱ

Building Codes and Enforcement TheȱCityȱenforcesȱTitleȱ24ȱofȱtheȱCaliforniaȱCodeȱofȱRegulationsȱthatȱregulatesȱtheȱaccessȱandȱ adaptabilityȱ ofȱ buildingsȱ toȱ accommodateȱ personsȱ withȱ disabilities.ȱ Governmentȱ Codeȱ Sectionȱ12955.1ȱrequiresȱthatȱ10ȱpercentȱofȱtheȱtotalȱdwellingȱunitsȱinȱmultiȬfamilyȱbuildingsȱ withoutȱ elevatorsȱ consistingȱ ofȱ threeȱ orȱ moreȱ rentalȱ unitsȱ orȱ fourȱ orȱ moreȱ condominiumȱ unitsȱareȱsubjectȱtoȱtheȱfollowingȱbuildingȱstandardsȱforȱpersonsȱwithȱdisabilities:ȱ

x Theȱ primaryȱ entryȱ toȱ theȱ dwellingȱ unitȱ shallȱ beȱ onȱ anȱ accessibleȱ routeȱ unlessȱ exemptedȱbyȱsiteȱimpracticalityȱtests.ȱ

x Atȱleastȱoneȱpowderȱroomȱorȱbathroomȱshallȱbeȱlocatedȱonȱtheȱprimaryȱentryȱlevelȱ servedȱbyȱanȱaccessibleȱroute.ȱ

x Allȱ roomsȱ orȱ spacesȱ locatedȱ onȱ theȱ primaryȱ entryȱ levelȱ shallȱ beȱ servedȱ byȱ anȱ accessibleȱroute.ȱRoomsȱandȱspacesȱlocatedȱonȱtheȱprimaryȱentryȱlevelȱandȱsubjectȱ toȱ thisȱ chapterȱ mayȱ includeȱ butȱ areȱ notȱ limitedȱ toȱ kitchens,ȱ powderȱ rooms,ȱ bathrooms,ȱlivingȱrooms,ȱbedrooms,ȱorȱhallways.ȱ

x Commonȱuseȱareasȱshallȱbeȱaccessible.ȱȱ

x Ifȱcommonȱtenantȱparkingȱisȱprovided,ȱaccessibleȱparkingȱisȱrequired.ȱ

Complianceȱ withȱ Buildingȱ Codesȱ andȱ Stateȱ accessibilityȱ lawsȱ andȱ regulationsȱ (Californiaȱ CodeȱofȱRegulationsȱ(CCR)ȱTitleȱ24)ȱmayȱincreaseȱtheȱcostȱofȱhousingȱproductionȱandȱimpactȱ theȱ viabilityȱ ofȱ rehabilitatingȱ olderȱ properties.ȱ Theseȱ regulationsȱ areȱ minimumȱ Statewideȱ standardsȱ toȱ ensureȱ safetyȱ andȱ accessibilityȱ andȱ doȱ notȱ significantlyȱ contributeȱ toȱ governmentalȱconstraintsȱwithȱregardȱtoȱhousingȱforȱpersonsȱwithȱdisabilities.ȱInȱaddition,ȱ theȱ Cityȱ doesȱ notȱ imposeȱ supplementalȱ localȱ requirementsȱ withȱ respectȱ toȱ accessibility.ȱ

Page 8.12-72  8.12

Complianceȱ withȱ provisionsȱ ofȱ theȱ Codeȱ ofȱ Regulations,ȱ Californiaȱ Buildingȱ Standardsȱ Code,ȱandȱfederalȱAmericansȱwithȱDisabilitiesȱActȱ(ADA)ȱisȱassessedȱandȱenforcedȱbyȱtheȱ PlanningȱandȱInspectionȱDepartmentȱasȱaȱpartȱofȱtheȱbuildingȱpermitȱsubmittalȱprocess.ȱ

Planning and Development Fees TheȱCityȱandȱotherȱagenciesȱassessȱaȱnumberȱofȱfeesȱthatȱaffectȱtheȱdevelopmentȱandȱcostȱ ofȱhousing.ȱUtilityȱserviceȱconnectionȱfees;ȱupgradeȱofȱpublicȱcurb,ȱgutter,ȱandȱsidewalkȱ (andȱsewerȱlateral(s)ȱifȱnecessary);ȱpermitȱfees;ȱandȱdedicationȱrequirementsȱareȱsimilarȱorȱ lowerȱcomparedȱtoȱthoseȱinȱotherȱcommunitiesȱinȱSantaȱClaraȱCountyȱandȱtheȱBayȱArea.ȱInȱ someȱ cases,ȱ feesȱ forȱ streetȱ trees,ȱ drainage,ȱ andȱ trafficȱ mitigationȱ areȱ alsoȱ collected.ȱ Tableȱ8.12Ȭ5Ȭ5ȱprovidesȱaȱbreakdownȱofȱplanning,ȱengineering,ȱandȱotherȱfees.ȱ

TABLE 8.12-5-5: PLANNING AND DEVELOPMENT FEES

Application Fee Planning Fees Architectural Review $600-$3,075 Development Agreement $8,690 Environmental Impact Report $12,390 General Plan Amendment $7,290-$10,000 Initial Study/Negative Declaration $5,000-$8,000 Lot Line Adjustment $2,070 Mills Act Application $1,200 Rezoning $4,030-$12,390 Tentative Parcel Map $2,900-$3,730 Tentative Subdivision Map $3,870-$3,730 Use Permit $6,000 Variance $730-$3,070 Vesting Tentative Parcel Map $3,650-$4,950 Vesting Tentative Subdivision Map $6,060-$8,970 Zoning Administrator Action $210-$290 Zoning Code Text Amendment $7,910 Development Impact Fees $340 per unit Sanitary Sewer Outlet Charge $1,277 per lot $5,782 per acre Sanitary Sewer Connection Fee $1,140 per unit Sanitary Sewer Conveyance Fee $4,218 per unit Street Improvements $81.15 per foot Sidewalk Improvements $11.80 per foot Street Curbing Improvements $29.60 per foot Electric Varies Storm Drain $5,782 per acre Storm Drain Improvements $29.60 per foot $15 for first bedroom; Recreation Tax $5 for each additional School Impact Fee $0.79 to $3.75 per sq. ft.

 Page 8.12-73   SANTA CLARA GENERAL PLAN

TABLE 8.12-5-5: PLANNING AND DEVELOPMENT FEES

Application Fee Traffic Impact Fee $1 per sq. ft. of building area Source: City of Santa Clara, 2014.

Tableȱ 8.12Ȭ5Ȭ6ȱ comparesȱ theȱ planningȱ andȱ developmentȱ feesȱ ofȱ Santaȱ Claraȱ andȱ severalȱ otherȱ Southȱ Bayȱ cities.ȱ Generally,ȱ Sunnyvaleȱ chargesȱ theȱ lowestȱ feesȱ inȱ theȱ areaȱ whileȱ Campbell’sȱ feesȱ skewȱ towardȱ theȱhigherȱ endȱofȱ theȱspectrum.ȱ Theȱ Cityȱ ofȱ SantaȱClara’sȱ feesȱareȱmoderateȱforȱtheȱregion.ȱ

TABLE 8.12-5-6: REGIONAL COMPARISON OF PLANNING AND DEVELOPMENT FEES

Santa Mountain Application San Jose Sunnyvale Milpitas Campbell Clara View $600- $1,158- $5,000 Architectural Review Cost $133-$391 $1,530 $3,075 $2,315 deposit Development $20,000 $8,690 $11,805 $5,105 n/a n/a Agreement deposit 10% of Environmental Impact $20,000 Actual $12,390 $11,875 consultant n/a Report deposit Cost fee General Plan $7,290- $20,000 $4,775 $5,197 $6,103 $11,990 Amendment $10,000 deposit Initial Study/Negative $5,000- $1,703 $715 $2,973 n/a $5,200 Declaration $8,000 $1,074 + Lot Line Adjustment $2,070 $1,580 $736 n/a n/a $45 per lot $730- Mills Act Application $1,200 $2,499 n/a n/a $1,561 $3,120 $5,175 + $4,030- $20,000 Rezoning $1,200 $5,197 $7,394 $8,375 $12,390 deposit acre $3,913 + $2,900- $4,470 + $5,000 Tentative Parcel Map $270 per $1,947 $5,995 $3,730 $58 per lot deposit lot Tentative Subdivision $3,870- $4,470 + $10,000 n/a n/a $8,870 Map $3,730 $58 per lot deposit $375- $3,100- Use Permit $6,000 $3,120 $3,858 $3,000 $3,679 $35,500 deposit $375- $730- Variance $1,580 $1,468 $2,457 $3,000 $1,995 $3,070 deposit Source: Cities of Santa Clara, San Jose, Sunnyvale, Mountain View, Milpitas, and Campbell, 2014.

Tableȱ 8.12Ȭ5Ȭ7ȱ providesȱ theȱ actualȱ developmentȱ feesȱ forȱ recentȱ developmentȱ projectsȱ inȱ Santaȱ Clara.ȱ Theȱ totalȱ feesȱ areȱ moderateȱ andȱ representȱ onlyȱ aȱ smallȱ portionȱ ofȱ totalȱ

Page 8.12-74  8.12 developmentȱcosts.ȱBecauseȱapplicationȱandȱbuildingȱfeesȱareȱrelativelyȱreasonable,ȱtheyȱ areȱnotȱconsideredȱaȱsignificantȱconstraintȱtoȱtheȱconstructionȱofȱmarketȬrateȱorȱaěordableȱ housing.ȱȱTheȱCityȱCouncilȱrecentlyȱapprovedȱaȱparklandȱdedicationȱordinanceȱthatȱwillȱ increaseȱ theȱ overallȱ developmentȱ fees.ȱȱHowever,ȱ theȱ exactȱ feeȱ amountȱ hasȱ yetȱ toȱ beȱ determined.ȱȱTheȱ Cityȱ willȱ adhereȱ toȱ theȱ requirementsȱ ofȱ theȱ Quimbyȱ Actȱ andȱ theȱ costȱ impactsȱareȱnotȱanticipatedȱtoȱconstrainȱhousingȱdevelopment.ȱȱȱȱȱ

TABLE 8.12-5-7: ACTUAL DEVELOPMENT FEES FOR RECENT PROJECTS

Multi-Family Single-Family Mixed Use Affordable Fee Type Project Project Project Project Planning Fees $14,585 $600 $14,265 $14,265 Building and Safety Fees $36,057 $3,052 $52,093 $52,093 Development Impact Fees $5,000 $500 $7,000 $7,000 Total Fees $55,642 $4,152 $73,358 $73,358 Units 13 1 40 40 Cost per Unit $4,280 $4,152 $1,833 $1,833 Estimated Total Processing 4-9 months 1-2 months 6-8 months 6-8 months Time Source: City of Santa Clara, 2014.

On- and Off-Site Improvement Requirements OnȬȱandȱoffȬsiteȱimprovements,ȱincludingȱpublicȱstreets,ȱcurbing,ȱsidewalks,ȱstreetȱlights,ȱ water,ȱ sewer,ȱ andȱ drainageȱ requirements,ȱ haveȱ anȱ impactȱ onȱ theȱ costȱ ofȱ residentialȱ development.ȱImprovementȱrequirementsȱforȱnewȱdevelopmentsȱareȱregulatedȱunderȱtheȱ Subdivisionȱ Ordinanceȱ (Chapterȱ 17.05ȱ ofȱ theȱ Municipalȱ Code).ȱ OffȬsiteȱ improvementȱ requirementsȱareȱlessȱcostlyȱinȱaȱfullyȱdevelopedȱcommunityȱsinceȱinfrastructureȱneededȱ toȱserveȱinfillȱdevelopmentȱisȱalreadyȱinȱplace.ȱTheȱfinancialȱburdenȱofȱimprovementsȱasȱ theȱ City’sȱ infrastructureȱ agesȱ is,ȱ however,ȱ aȱ concern.ȱ Toȱ assistȱ privateȱ developersȱ andȱ publicȱprojectsȱinȱtheȱdevelopmentȱprocess,ȱtheȱCityȱhasȱpublishedȱtheȱStandardȱDetailsȱ documentȱ whichȱ outlinesȱ constructionȱ standardsȱ forȱ theȱ mostȱ commonȱ improvementȱ requirements,ȱsuchȱasȱsidewalks,ȱstormȱdrains,ȱandȱsewerȱconnections.ȱThisȱpublicationȱisȱ updatedȱperiodicallyȱandȱavailableȱonȱtheȱCity’sȱwebsite.ȱTheȱstandardsȱareȱasȱfollows:ȱ

x Dedicationȱofȱstreets,ȱalleysȱandȱotherȱpublicȱrightsȬofȬwayȱorȱeasementsȱmayȱbeȱaȱ conditionȱofȱapprovalȱforȱaȱtentative,ȱorȱparcelȱmap.ȱTheseȱrequirementsȱmayȱbeȱ easementsȱthatȱareȱneededȱforȱstreets,ȱalleys,ȱaccess,ȱdrainage,ȱpublicȱ greenways,ȱ scenicȱ easements,ȱ publicȱ utilities,ȱ andȱ otherȱ publicȱ purposes.ȱ Inȱ addition,ȱ theseȱ easementsȱorȱdedicationsȱmayȱincludeȱrequirementsȱforȱimprovements.ȱ

x RequiredȱonȬsiteȱstreetȱimprovementsȱcanȱincludeȱconstructionȱofȱcurbs,ȱsidewalks,ȱ drivewayȱapproaches,ȱandȱtransitions.ȱ

 Page 8.12-75   SANTA CLARA GENERAL PLAN

x Stormȱ drainȱ systemsȱmustȱ beȱ designedȱ toȱ collectȱ andȱ conveyȱ stormȱ water,ȱ avoidȱ damageȱ toȱ adjacentȱ properties,ȱ andȱ supportȱ theȱ ultimateȱ developmentȱ ofȱ theȱ watershed.ȱOffȬsiteȱstormȱdrainȱimprovementsȱmayȱalsoȱbeȱrequiredȱtoȱsatisfyȱthisȱ requirement.ȱ

x Projectsȱmustȱconnectȱtoȱsewer,ȱwater,ȱgas,ȱandȱelectricȱlines.ȱ

x Developmentȱ locatedȱ inȱ theȱ Utilityȱ Undergroundȱ District,ȱ asȱ designatedȱ inȱ theȱ currentȱ Generalȱ Plan,ȱ isȱ requiredȱ toȱ undergroundȱ utilityȱ linesȱ (orȱ payȱ anȱ inȱ lieuȱ fee).ȱ

Theȱ City’sȱ Projectȱ Clearanceȱ Committeeȱ (aȱ developmentȱ reviewȱ committeeȱ madeȱ upȱ ofȱ representativesȱ fromȱ diěerentȱ departmentsȱ inȱ theȱ City)ȱ reviewsȱ newȱ developmentȱ applicationsȱ andȱ determines,ȱ pursuantȱ toȱ eachȱ Cityȱ department,ȱ requiredȱ infrastructureȱ improvementsȱandȱconditionsȱofȱapproval.ȱ

Local Processing and Permit Procedures Developmentȱ reviewȱ canȱ affectȱ housingȱ costs.ȱ Timelinesȱ forȱ permitȱ processingȱ areȱ estimatedȱ forȱ variousȱ permitȱ andȱ approvalȱ typesȱ inȱ Tableȱ 8.12Ȭ5Ȭ8ȱ andȱ Tableȱ 8.12Ȭ5Ȭ5.ȱ Thereȱ areȱ noȱ constraintsȱ toȱ aěordableȱ housingȱ orȱ multiȬfamilyȱ housingȱ overȱ andȱ aboveȱ requirementsȱforȱsingleȬfamilyȱandȱmarketȱrateȱunits.ȱMoreover,ȱpermitȱprocessingȱinȱSantaȱ Claraȱ isȱ consistentȱ with,ȱ ifȱ notȱ fasterȱ andȱ moreȱ eěectiveȱ than,ȱ permittingȱ inȱ comparableȱ nearbyȱcities.ȱProjectȱprocessing,ȱfromȱinitialȱsubmittalȱthroughȱdiscretionaryȱreviewȱandȱ buildingȱpermitȱapproval,ȱaveragesȱsixȱmonthsȱforȱmostȱresidentialȱdevelopments.ȱȱ

TABLE 8.12-5-8: PLANNING AND DEVELOPMENT FEES

Type of Approval/Permit Processing Time Approval Body Ministerial Review 0 to 2 weeks Staff Conditional Use Permit 1 and 1/2 to 4 months Planning Commission Zone Change 4 to 9 months City Council General Plan Amendments 4 to 9 months City Council Site Plan Review 2 to 6 weeks Staff Architectural/Design Review 3 to 6 weeks Architectural Committee Tentative Map (fewer than 5 parcels) 3 to 6 months City Council Tentative Map (more than 5 parcels) 3 to 6 months City Council Initial Environmental Study 3-6 months Approval Body Environmental Impact Report 12-18 months Approval Body Source: City of Santa Clara, 2014.

Theȱ followingȱ reviewȱ andȱ hearingȱ bodiesȱ wouldȱ typicallyȱ beȱ involvedȱ inȱ theȱ approvalȱ processȱforȱaȱnewȱhousingȱorȱmixedȱuseȱdevelopmentȱproject:ȱȱ

Page 8.12-76  8.12

x ProjectȱClearanceȱCommitteeȱ(PCC):ȱTheȱdevelopmentȱreviewȱcommitteeȱmadeȱupȱ ofȱ representativesȱ fromȱ diěerentȱ departmentsȱ inȱ theȱ Cityȱ typicallyȱ includingȱ Planning,ȱ Publicȱ Worksȱ (Engineeringȱ andȱ TraĜc),ȱ Utilitiesȱ (Water,ȱ Sewer,ȱ andȱ Electric),ȱPolice,ȱFire,ȱandȱtheȱBuildingȱDivision.ȱ

x Architecturalȱ Committeeȱ (AC):ȱ Aȱ threeȬpersonȱ committeeȱ madeȱ upȱ ofȱ twoȱ PlanningȱCommissionersȱandȱaȱCouncilmember,ȱwhoȱassessesȱtheȱprojectȱagainstȱ theȱ City’sȱ Designȱ Guidelines,ȱ ifȱ applicable,ȱ andȱ considersȱ neighborhoodȱ compatibility.ȱ Theȱ City’sȱ Designȱ Guidelinesȱ applyȱ toȱ certainȱ neighborhoodsȱ andȱ areasȱofȱtown,ȱsuchȱasȱTheȱOldȱQuadȱandȱElȱCaminoȱReal.ȱ

x HistoricalȱLandmarksȱCommissionȱ(HLC):ȱAnȱappointedȱcommissionȱofȱmembersȱ ofȱ theȱ publicȱ whoȱ reviewȱ proposalsȱ relatedȱ toȱ structuresȱ onȱ theȱ local,ȱ State,ȱ orȱ nationalȱregisterȱofȱhistoricȱplaces,ȱasȱwellȱasȱapplicationsȱforȱMillsȱActȱcontracts.ȱ

x PlanningȱCommissionȱ(PC):ȱAnȱappointedȱcommissionȱofȱmembersȱofȱtheȱpublicȱ whoȱreviewȱdevelopmentȱapplicationsȱforȱconsistencyȱwithȱtheȱGeneralȱPlanȱandȱ ZoningȱOrdinanceȱofȱtheȱCityȱofȱSantaȱClara.ȱ

x CityȱCouncilȱ(CC):ȱAȱbodyȱofȱsevenȱelectedȱindividualsȱwhoȱactȱasȱtheȱgoverningȱ bodyȱforȱtheȱCityȱofȱSantaȱClara.ȱ

Architectural Review Process ArchitecturalȱreviewȱinȱSantaȱClaraȱisȱintendedȱtoȱensureȱtheȱimplementationȱofȱZoningȱ OrdinanceȱstandardsȱandȱGeneralȱPlanȱpolicies.ȱArchitecturalȱreviewȱisȱtypicallyȱrequiredȱ forȱ mostȱ residentialȱ projects,ȱ includingȱ multiȬȱ familyȱ developments,ȱ asȱ wellȱ asȱ singleȬ familyȱattachedȱdevelopmentsȱandȱtallerȱthanȱoneȱstory.ȱThisȱprocessȱdoesȱnotȱprovideȱanyȱ additionalȱ burdenȱ forȱ aěordableȱ housingȱ projectsȱ andȱ thereforeȱ areȱ notȱ consideredȱ aȱ constraintȱtoȱdevelopment.ȱThisȱprocessȱisȱcodifiedȱinȱChapterȱ18.76ȱofȱtheȱCity’sȱZoningȱ Ordinanceȱandȱsummarizedȱbelow.ȱ

Applicantȱ submitsȱ plansȱ andȱ drawingsȱ forȱ anyȱ sign,ȱ building,ȱ structure,ȱ orȱ alterationȱ ofȱ theȱ exteriorȱ ofȱ aȱ structureȱ inȱ aȱ formȱ andȱ detailȱ prescribedȱ byȱ Directorȱ ofȱ Planningȱ andȱ InspectionȱtoȱtheȱArchitecturalȱCommittee.ȱTheȱArchitecturalȱCommitteeȱmakesȱfindingsȱ basedȱonȱtheȱfollowingȱstandardsȱofȱarchitecturalȱdesign:ȱ

x OěȬstreetȱ parkingȱ areas,ȱ screeningȱ stripsȱ andȱ otherȱ facilitiesȱ andȱ improvementsȱ mustȱmeetȱtheȱZoningȱOrdinanceȱandȱGeneralȱPlanȱintent.ȱ

x Designȱandȱlocationȱofȱtheȱproposedȱdevelopmentȱandȱitsȱrelationȱtoȱneighboringȱ developmentsȱandȱtraĜcȱwillȱnotȱimpairȱtheȱdesirabilityȱofȱtheȱneighborhood,ȱwillȱ notȱcreateȱtraĜcȱcongestionȱorȱhazard,ȱandȱwillȱnotȱbeȱdetrimentalȱtoȱharmoniousȱ development.ȱ

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x Approvalȱ willȱ notȱ adverselyȱ impactȱ theȱ health,ȱ comfortȱ orȱ generalȱ welfareȱ ofȱ personsȱresidingȱorȱworkingȱinȱtheȱneighborhood.ȱ

x Theȱ architecturalȱ committeeȱ mayȱ requireȱ theȱ applicantȱ toȱ modifyȱ buildings,ȱ parkingȱareas,ȱlandscaping,ȱsigns,ȱandȱotherȱfacilitiesȱandȱimprovementsȱtoȱmeetȱ ZoningȱOrdinanceȱandȱGeneralȱPlanȱintentȱandȱrequirements.ȱ

x Theȱarchitecturalȱcommitteeȱmustȱmakeȱaȱdecisionȱwithinȱ40ȱdaysȱfollowingȱfilingȱ ofȱ theȱ applicationȱ withȱ theȱ planningȱ divisionȱ oĜce,ȱ exceptȱ whereȱ theȱ applicantȱ consentsȱtoȱanȱextension.ȱFailureȱofȱtheȱcommitteeȱtoȱrenderȱaȱdecisionȱwithinȱthisȱ periodȱshallȱbeȱdeemedȱtoȱbeȱaȱdecisionȱofȱdenial.ȱ

x Theȱgrantingȱofȱanyȱarchitecturalȱapprovalȱisȱanȱadministrativeȱfunction;ȱtherefore,ȱ theȱactionȱisȱfinalȱandȱconclusive,ȱexceptȱinȱtheȱeventȱofȱanȱappeal.ȱ

x Inȱtheȱeventȱtheȱapplicantȱorȱothersȱaěectedȱareȱnotȱsatisfiedȱwithȱtheȱdecisionȱofȱ theȱarchitecturalȱcommittee,ȱheȱmayȱwithinȱsevenȱdaysȱafterȱtheȱdecisionȱappealȱinȱ writingȱ toȱ theȱ Planningȱ Commission.ȱ Theȱ architecturalȱ committeeȱ mayȱ referȱ anyȱ applicationȱ forȱ architecturalȱ considerationȱ toȱ theȱ Planningȱ Commissionȱ forȱ itsȱ decisionȱwithȱtheȱsameȱeěectȱasȱifȱanȱappealȱhadȱbeenȱtaken.ȱ

x Anyȱ architecturalȱ reviewȱ approvalȱ grantedȱ shallȱ beȱ automaticallyȱ revokedȱ andȱ terminatedȱifȱnotȱusedȱwithinȱtwoȱyearsȱofȱoriginalȱgrantȱorȱwithinȱtheȱperiodȱofȱ anyȱarchitecturalȱcommitteeȬauthorizedȱextensions.ȱ

Aȱtypicalȱresidentialȱdevelopmentȱprojectȱwouldȱbeȱrequiredȱtoȱobtainȱapprovalȱfromȱtheȱ PlanningȱCommissionȱforȱsiteȱplanning,ȱtheȱArchitecturalȱCommitteeȱforȱdesign,ȱandȱtheȱ CityȱCouncilȱforȱfinalȱapproval.ȱSuchȱaȱprojectȱwouldȱtypicallyȱbeȱsubdivided,ȱrequiringȱaȱ Tentativeȱ Map,ȱ asȱ well.ȱ Toȱ obtainȱ theseȱ entitlements,ȱ thisȱ projectȱ wouldȱ goȱ throughȱ theȱ processesȱofȱreviewȱbyȱtheȱprojectȱplanner;ȱtheȱProjectȱClearanceȱCommitteeȱtoȱworkȱoutȱ detailsȱ andȱ conditionsȱ fromȱ eachȱ Cityȱ department;ȱ Architecturalȱ Reviewȱ withȱ theȱ ArchitecturalȱReviewȱCommittee;ȱtheȱPlanningȱCommission,ȱandȱtheȱCityȱCouncilȱforȱfinalȱ approval.ȱTheȱassociatedȱenvironmentalȱreviewȱperȱtheȱCaliforniaȱEnvironmentalȱQualityȱ Actȱ(CEQA)ȱwouldȱalsoȱbeȱcompletedȱduringȱthisȱprocess.ȱTheȱtimeȱitȱtakesȱtoȱcompleteȱ thisȱ processȱ variesȱ perȱ project.ȱ However,ȱ fromȱ initialȱ submittalȱ toȱ approval,ȱ theȱ processȱ typicallyȱtakesȱfourȱtoȱsixȱmonths,ȱorȱfourȱtoȱ18ȱmonthsȱifȱanȱEIRȱisȱrequired.ȱ

Planned Development Manyȱ residentialȱ developmentȱ projectsȱ inȱ theȱ Cityȱ areȱ processedȱ viaȱ theȱ Plannedȱ Developmentȱ (PD)ȱ processȱ toȱ integrateȱ uses,ȱ utilizeȱ imaginativeȱ planningȱ andȱ designȱ concepts,ȱ subdivideȱ landȱ inȱ aȱ mannerȱ thatȱ resultsȱ inȱ unitsȱ notȱ havingȱ thatȱ requiredȱ frontageȱ onȱ aȱ dedicatedȱ publicȱ street,ȱ orȱ toȱ createȱ aȱ communityȱ ownershipȱ project.ȱ ThroughȱtheȱPDȱprocess,ȱtheȱnumberȱofȱunitsȱpermittedȱisȱgovernedȱbyȱtheȱGeneralȱPlan.ȱȱ

Page 8.12-78  8.12

AȱdevelopmentȱplanȱisȱrequiredȱtoȱprocessȱaȱPD.ȱTheȱplanȱmustȱbeȱdesignedȱtoȱprovideȱanȱ environmentȱofȱaȱstableȱandȱdesirableȱcharacter,ȱandȱcomplyȱwithȱtheȱGeneralȱplanȱlandȱ useȱ designation,ȱ andȱ justifyȱ theȱ mixtureȱ ofȱ normallyȱ separatedȱ usesȱ andȱ exceptionsȱ toȱ normalȱ regulationsȱ (suchȱ asȱ onȬsiteȱ parking,ȱ landscaping,ȱ buildingȱ lotȱ coverage,ȱ heightȱ limits,ȱ setbackȱ requirements,ȱ requiredȱ distances,ȱ andȱ bufferingȱ betweenȱ residentialȱ andȱ commercialȱ components).ȱ Anȱ applicationȱ forȱ aȱ plannedȱ developmentȱ zoningȱ mustȱ accompanyȱ theȱ developmentȱ plan.ȱ Constructionȱ ofȱ theȱ projectȱ mustȱ beginȱ withinȱ twoȱ yearsȱofȱtheȱCityȱCouncilȱapproval.ȱTheȱtimeȱtoȱprocessȱaȱPDȱisȱestimatedȱatȱ6Ȭ12ȱmonths.ȱ

AllȱnewȱlargeȬscaleȱdevelopmentȱprojectsȱofȱatȱleastȱ25ȱcontiguousȱacresȱwhereȱaȱmixtureȱ ofȱ residentialȱ withȱ commercial,ȱ office,ȱ researchȱ andȱ developmentȱ and/orȱ publicȱ usesȱ isȱ proposedȱ areȱ requiredȱ toȱ beȱ rezonedȱ toȱ theȱ Plannedȱ DevelopmentȬMasterȱ Communityȱ (PDȬMC)ȱzoningȱdistrict.ȱAnȱapplicationȱforȱrezoningȱtoȱtheȱPDȬMCȱdistrictȱisȱsubmittedȱasȱ aȱseparateȱapplicationȱfromȱtheȱsiteȱdevelopmentȱapplicationȱandȱmustȱincludeȱaȱmasterȱ communityȱplanȱthat,ȱifȱapprovedȱbyȱtheȱCityȱCouncil,ȱwillȱbecomeȱaȱpartȱofȱtheȱzoningȱ mapȱofȱtheȱCityȱofȱSantaȱClara.ȱTheȱmasterȱcommunityȱplanȱmustȱconformȱtoȱtheȱCityȇsȱ GeneralȱPlanȱandȱoverallȱresidentialȱdensityȱmustȱalsoȱconformȱtoȱtheȱCityȇsȱGeneralȱPlan,ȱ thoughȱindividualȱhousingȱtypesȱcouldȱbeȱgreaterȱorȱlessȱthanȱtheȱaverage.ȱ

AnȱapplicationȱforȱdevelopmentȱwithinȱaȱPDȬMCȱdistrictȱmustȱincludeȱaȱdevelopmentȱareaȱ plan,ȱ whichȱ mayȱ beȱ submittedȱ anyȱ timeȱ subsequentȱ toȱ submittalȱ ofȱ theȱ PDȬMCȱ districtȱ application.ȱ Aȱ developmentȱ areaȱ planȱ mustȱ beȱ aȱ minimumȱ ofȱ 20ȱ percentȱ ofȱ theȱ totalȱ acreageȱ ofȱ theȱ projectȱ orȱ 10ȱ acres,ȱ whicheverȱ isȱ less.ȱ Ifȱ theȱ developmentȱ areaȱ includesȱ propertyȱdesignatedȱforȱaȱpublicȱuseȱorȱisȱproposedȱforȱuseȱasȱaffordableȱhousing,ȱthenȱnoȱ minimumȱ acreageȱ shallȱ apply.ȱ Theȱ Directorȱ ofȱ Planningȱ andȱ Inspectionȱ alsoȱ hasȱ theȱ authorityȱtoȱwaiveȱtheȱminimumȱacreageȱrequirementȱunderȱexceptionalȱcircumstances.ȱ

Considerationȱ ofȱ developmentȱ areaȱ plansȱ willȱ includeȱ notificationȱ toȱ surroundingȱ propertyȱ ownersȱ andȱ neighborsȱ inȱ theȱ sameȱ fashionȱ asȱ theȱ originalȱ masterȱ communityȱ planȱhearings.ȱTheȱPlanningȱCommissionȱisȱresponsibleȱforȱconsideringȱtheȱdevelopmentȱ areaȱplanȱapplicationȱconcurrentȱwithȱorȱafterȱitsȱconsiderationȱofȱtheȱmasterȱcommunityȱ planȱapplication.ȱInȱgeneral,ȱtheȱtimeȱforȱtheȱprocessingȱandȱreviewȱofȱPDȬMCȱapplicationsȱ averagesȱ 12Ȭ18ȱ months.ȱ Thisȱ isȱ anȱ appropriateȱ timeframeȱ givenȱ theȱ scaleȱ ofȱ thisȱ typeȱ ofȱ projects,ȱwhichȱusuallyȱrequireȱtheȱpreparationȱofȱanȱEnvironmentalȱImpactȱReportȱ(EIR).ȱ Constructionȱinȱeachȱdevelopmentȱareaȱmustȱbeginȱwithinȱtwoȱyearsȱofȱfinalȱdevelopmentȱ areaȱ planȱ approvalȱ byȱ theȱ Cityȱ Council.ȱ Theȱ Planningȱ Commissionȱ mayȱ alsoȱ grantȱ extensionsȱofȱupȱtoȱtwoȱyearsȱ(perȱextension).ȱDevelopmentsȱinȱtheȱPDȬMCȱdistrictȱareȱnotȱ requiredȱ toȱ undergoȱ theȱ Architecturalȱ Reviewȱ process.ȱ However,ȱ mostȱ residentialȱ

 Page 8.12-79   SANTA CLARA GENERAL PLAN

developmentȱ activitiesȱ inȱ theȱ Cityȱ doȱ notȱ requireȱ theȱ processingȱ ofȱ aȱ PDȬMC,ȱ justȱ aȱ PlannedȱDevelopmentȱ(PD)ȱpermit.ȱ

Inȱ theȱ neighboringȱ Cityȱ ofȱ Cupertino,ȱ multiȬfamilyȱ plannedȱ developmentȱ projectsȱ takeȱ approximateȱ fourȱ monthȱ toȱ process,ȱ assumingȱ noȱ Environmentalȱ Impactȱ Reportsȱ (EIR)ȱ wouldȱ beȱ required.ȱ Ifȱ anȱ EIRȱ isȱ requiredȱ however,ȱ theȱ timeframeȱ canȱ beȱ extendedȱ significantly.ȱ Inȱ Mountainȱ View,ȱ anotherȱ neighboringȱ jurisdiction,ȱ theȱ timeframeȱ toȱ processȱandȱreviewȱaȱlargeȬscaleȱdevelopmentȱisȱapproximatelyȱ6Ȭ12ȱmonths.ȱSimilarlyȱinȱ Santaȱ Clara,ȱ theȱ timingȱ forȱ theȱ processingȱ andȱ reviewȱ ofȱ aȱ PDȱ orȱ PDȬMCȱ applicationȱ isȱ largelyȱdependentȱonȱtheȱenvironmentalȱclearanceȱrequirements.ȱ

Building Codes and Enforcement Theȱ Cityȱ currentlyȱ enforcesȱ theȱ 2013ȱ Californiaȱ Building,ȱ Residential,ȱ Greenȱ Buildingȱ Standards,ȱElectrical,ȱPlumbing,ȱMechanicalȱCodesȱandȱtheȱ2013ȱCaliforniaȱEnergyȱCode.ȱ Inȱaddition,ȱtheȱCityȱenforcesȱtheȱfollowingȱcodeȱamendmentsȱadoptedȱbyȱtheȱCityȱCouncil:ȱ

x 2012ȱInternationalȱBuildingȱCodeȱ x 2012ȱInternationalȱResidentialȱCodeȱ x 2012ȱUniformȱPlumbingȱCodeȱ x 2012ȱUniformȱMechanicalȱCodeȱ x 2011ȱNationalȱElectricȱCodeȱ x 2012ȱInternationalȱExistingȱBuildingȱCodeȱ

Theseȱ amendmentsȱ areȱ prudentȱ andȱ necessaryȱ basedȱ uponȱ theȱ City’sȱ climatic,ȱ topographicalȱandȱgeologicalȱconditions.ȱGenerally,ȱbuildingȱcodesȱandȱtheirȱenforcementȱ inȱ theȱ Cityȱareȱ notȱaȱ constraintȱ toȱ residentialȱ development,ȱ asȱ comparedȱ toȱ neighboringȱ jurisdictions.ȱNewȱconstructionȱisȱrequiredȱtoȱmeetȱCaliforniaȱBuildingȱCodeȱregulations,ȱ withoutȱsubstantialȱsupplementalȱlocalȱrequirements.ȱAllȱnewȱresidential,ȱcommercial,ȱorȱ industrialȱbuildingsȱareȱalsoȱrequiredȱtoȱcomplyȱwithȱtheȱmandatoryȱrequirementsȱinȱtheȱ 2013ȱ Californiaȱ Greenȱ Buildingȱ Standardsȱ Code.ȱ Complianceȱ withȱ Cityȱ ofȱ Santaȱ Claraȱ ConstructionȱandȱDemolitionȱDebrisȱRecyclingȱprogramȱwillȱmeetȱtheȱconstructionȱwasteȱ reductionȱ requirementȱ inȱ theȱ Greenȱ Buildingȱ Code.ȱ Aȱ Greenȱ Buildingȱ residential/Greenȱ Buildingȱ commercial/nonȬresidentialȱ checklistȱ isȱ requiredȱ toȱ beȱ submittedȱ withȱ allȱ newȱ buildingȱpermitȱapplications.ȱȱ

ExistingȱsingleȬfamily,ȱduplexȱandȱtriplexȱunitsȱareȱinspectedȱonlyȱwhenȱanȱownerȱseeksȱaȱ permitȱ forȱ additionalȱ constructionȱ orȱ complaintsȱ areȱ received.ȱ Certainȱ typesȱ ofȱ majorȱ additionsȱ requireȱ theȱ applicantȱ toȱ bringȱ theȱ buildingȱ orȱ portionȱ thereofȱ upȱ toȱ currentȱ codes.ȱ Siteȱ improvementȱ standardsȱ forȱ residentialȱ developmentȱ inȱ theȱ City,ȱ withȱ theȱ

Page 8.12-80  8.12 exceptionȱ ofȱ minimumȱ parkingȱ requirements,ȱ areȱ notȱ moreȱ restrictiveȱ thanȱ thoseȱ inȱ surroundingȱjurisdictions.ȱ

Airport Noise and Land Use Limitations TheȱmostȱsignificantȱgovernmentalȱconstraintȱinȱtheȱCityȱisȱtheȱStateȬrequiredȱairportȱnoiseȱ andȱAirportȱLandȱUseȱCommissionȱregulationsȱthatȱprohibitȱandȱlimitȱnewȱhousingȱnearȱ theȱSanȱJoséȱInternationalȱAirportȱwithinȱnoiseȱandȱsafetyȱzones.ȱTheȱSanȱJoséȱNormanȱY.ȱ Minetaȱ Internationalȱ Airportȱ isȱ locatedȱ toȱ theȱ eastȱ of,ȱ andȱ adjacentȱ to,ȱ theȱ City.ȱ Noiseȱ generatedȱbyȱaircraftȱusingȱtheȱAirportȱhasȱaȱnoticeableȱeffectȱonȱSantaȱClaraȱresidentsȱinȱ theȱareaȱnorthȱofȱtheȱU.S.ȱ101.ȱProposedȱhousingȱinȱtheseȱareasȱisȱpotentiallyȱrequiredȱtoȱ haveȱ noiseȱ limitingȱ constructionȱ methodsȱ includingȱ speciallyȱ designedȱ windows,ȱ wallsȱ andȱ insulation.ȱ Theseȱ additionalȱ constructionȱ requirementsȱ oftenȱ burdenȱ theȱ developerȱ andȱlimitȱnewȱconstructionȱnearȱtheȱairport.ȱ

8.12-5.2 Environmental and Infrastructure Constraints

BecauseȱmostȱnewȱdevelopmentȱinȱtheȱCityȱwillȱbeȱinfill,ȱinfrastructureȱisȱalreadyȱinȱplaceȱ toȱserveȱnewȱdevelopment.ȱȱ

Water Supply TheȱCityȱofȱSantaȱClaraȱreceivesȱitsȱpotableȱwaterȱsupplyȱfromȱtheȱSanȱFranciscoȱPublicȱ Utilitiesȱ Commissionȱ (SFPUC),ȱ theȱ Santaȱ Claraȱ Valleyȱ Waterȱ Districtȱ (SCVWD),ȱ andȱ groundwaterȱfromȱCityȬownedȱwells.ȱTheȱSCVWD’sȱ2010ȱUrbanȱWaterȱManagementȱPlanȱ hasȱ statedȱ thatȱ itȱ willȱ beȱ ableȱ toȱ provideȱ allȱ waterȱ demandsȱ forȱ Santaȱ Claraȱ Countyȱ (includingȱ theȱ Cityȱ ofȱ Santaȱ Clara)ȱ throughȱ 2025.ȱ Suppliesȱ areȱ projectedȱ toȱ beȱ suĜcientȱ duringȱ allȱ butȱ theȱ moreȱ severeȱ droughtȱ years.ȱ SFPUCȱ projectionsȱ indicateȱ asȱ muchȱ asȱ aȱ systemȱwideȱwaterȱshortageȱofȱupȱtoȱ20ȱpercentȱinȱtheȱeventȱofȱaȱmultipleȬyearȱdrought.ȱ

Theȱ Cityȱ ofȱ Santaȱ Claraȱ hasȱ anȱ interruptibleȱ contractȱ forȱ waterȱ deliveriesȱ fromȱ SFPUC.ȱ However,ȱinȱtheȱeventȱofȱaȱsevereȱdrought,ȱtheȱWaterȱShortageȱAllocationȱPlanȱ(aȱmultiȬ partyȱagreementȱadoptedȱinȱ2009ȱandȱagainȱinȱ2011ȱbetweenȱtheȱCity,ȱSanȱFranciscoȱandȱ27ȱ otherȱagencyȱmembersȱofȱBayȱAreaȱWaterȱSupplyȱandȱConservationȱAgency)ȱprovidesȱtheȱ Cityȱ ofȱ Santaȱ Claraȱ withȱ aȱ shareȱ ofȱ theȱ City’sȱ usualȱ supplyȱ fromȱ SFPUCȱ duringȱ systemȱ wideȱwaterȱshortagesȱupȱtoȱ20ȱpercent.ȱThisȱreducedȱshareȱisȱcurrentlyȱsetȱatȱ43ȱpercentȱofȱ theȱCity’sȱbaseȱallocation,ȱaccordingȱtoȱtheȱTierȱ2ȱDroughtȱImplementationȱPlan.ȱȱ

RecycledȱwaterȱoffersȱoneȱimportantȱnewȱnonȬpotableȱsupplyȱofȱwater—aȱfourthȱsourceȱofȱ waterȱforȱtheȱCityȱandȱtheȱregion.ȱTheȱCityȱisȱpartȱownerȱofȱtheȱSouthȱBayȱWaterȱRecyclingȱ Projectȱ(SBWRP),ȱfundedȱprimarilyȱbyȱsewerȱutilitiesȱtributaryȱtoȱtheȱSanȱJose/SantaȱClaraȱ WaterȱPollutionȱControlȱPlant.ȱWhileȱrecycledȱwaterȱisȱnotȱintendedȱtoȱreplaceȱpotableȱinȱ

 Page 8.12-81   SANTA CLARA GENERAL PLAN

allȱ typesȱ ofȱ uses,ȱ itȱ doesȱ provideȱ aȱ reliableȱ droughtȬproofȱ supply.ȱ Itȱ isȱ approvedȱ byȱ theȱ Stateȱ forȱ “unrestrictedȱ use”ȱ and,ȱ asȱ such,ȱ itȱ doesȱ replaceȱ potableȱ suppliesȱ forȱ landscapeȱ irrigationȱ andȱ certainȱ industrialȱ uses.ȱ Withȱ theȱ currentȱ distributionȱ system,ȱ moreȱ thanȱ 10ȱpercentȱofȱtheȱCity’sȱtotalȱannualȱwaterȱdemandȱisȱbeingȱmetȱwithȱrecycledȱwater.ȱ

Wastewater Wastewaterȱ isȱ collectedȱ byȱ sewerȱ systemsȱ inȱ theȱ citiesȱ ofȱ Santaȱ Claraȱ andȱ Sanȱ Joséȱ andȱ conveyedȱbyȱpipelineȱtoȱtheȱSanȱJoséȬSantaȱClaraȱWaterȱPollutionȱControlȱPlantȱ(WPCP).ȱ Theȱ WPCPȱ isȱ alsoȱ usedȱ byȱ sixȱ otherȱ citiesȱ asȱ wellȱ asȱ unincorporatedȱ areasȱ withinȱ Santaȱ Claraȱ County,ȱ servingȱ approximatelyȱ 1.4ȱ millionȱ residentsȱ andȱ aboutȱ 17,000ȱ mainȱ commercial/industrialȱ sewerȱ connectionsȱ inȱ theȱ citiesȱ ofȱ Sanȱ José,ȱ Santaȱ Clara,ȱ Milpitas,ȱ Cupertino,ȱCampbell,ȱLosȱGatos,ȱMonteȱSereno,ȱandȱSaratoga.ȱTheȱplantȱhasȱtheȱcapacityȱ toȱ treatȱ upȱ toȱ 167ȱ millionȱ gallonsȱ perȱ dayȱ (mgd),ȱ butȱ theȱ populationȱ drivenȱ flowsȱ areȱ projectedȱtoȱreachȱ172ȱmillionȱgallonsȱperȱdayȱ(mgd)ȱduringȱtheȱ“dryȱseason”ȱbyȱ2040.ȱAsȱ ofȱ2010,ȱinfluentȱflowsȱareȱcurrentlyȱatȱlessȱthanȱ110ȱmgd—wellȱunderȱtheȱplant’sȱcurrentȱ treatmentȱ capacity.ȱ Influentȱ wastewaterȱ flowsȱ toȱ theȱ plantȱ haveȱ actuallyȱ decreasedȱ overȱ theȱpastȱ15ȱyearsȱdueȱtoȱtheȱlossȱofȱindustryȱandȱincreasedȱwaterȱconservation.ȱHowever,ȱ flowsȱareȱexpectedȱtoȱincreaseȱinȱtheȱfutureȱasȱnewȱhomesȱareȱbuiltȱtoȱhouseȱtheȱ400,000ȱ newȱresidentsȱinȱSanȱJoséȱoverȱtheȱnextȱ30ȱyears.ȱInȱorderȱtoȱmeetȱthisȱincreasedȱneed,ȱtheȱ WPCP’sȱ2012ȱMasterȱPlanȱhasȱestablishedȱaȱnewȱvisionȱforȱaȱrebuiltȱplantȱthatȱwillȱaddressȱ theȱimpactȱofȱfutureȱregulations,ȱflowsȱandȱloads.ȱTheȱMasterȱPlanȱidentifiesȱrebuilding,ȱ rehabilitation,ȱ andȱ replacementȱ projectsȱ occurringȱ inȱ eachȱ ofȱ theȱ plant’sȱ treatmentȱ processesȱandȱestablishesȱaȱ30Ȭyearȱcapitalȱimprovementȱprogramȱ(CIP).ȱTheȱprojectȱcostȱ ofȱimplementingȱtheȱprojectsȱrangesȱfromȱ$1.8ȱtoȱ$2.2ȱbillion.ȱWithȱtheseȱimprovements,ȱ theȱ WPCPȱ isȱ expectedȱ toȱ beȱ ableȱ toȱ meetȱ theȱ wastewaterȱ needsȱ ofȱ newȱ residentialȱ developmentȱthroughȱthisȱHousingȱElementȱplanningȱperiod.ȱ

Energy Theȱ Cityȱ ofȱ Santaȱ Claraȱ ownsȱ andȱ operatesȱ theȱ municipalȱ electricȱ utility,ȱ Siliconȱ Valleyȱ Powerȱ (SVP),ȱ whichȱ servicesȱ overȱ 50,000ȱ residential,ȱ commercial,ȱ industrial,ȱ andȱ customersȱinȱtheȱCityȱofȱSantaȱClara.ȱItȱowns,ȱoperatesȱandȱparticipatesȱinȱmoreȱthanȱ510ȱ megawattsȱofȱelectricȱgeneratingȱresourcesȱsupplementedȱbyȱpurchaseȱagreementsȱforȱ261ȱ megawattsȱ (MW)ȱ ofȱ additionalȱ capacity.ȱ Approximatelyȱ 44ȱ percentȱ ofȱ SVPȬownedȱ generatingȱ capacityȱ comesȱ fromȱ renewableȱ energyȱ sources—eitherȱ geothermal,ȱ hydroelectric,ȱ orȱ wind.ȱ Residentialȱ electricityȱ demandȱ isȱ lowȱ comparedȱ withȱ theȱ energyȱ needsȱofȱdataȱcentersȱandȱotherȱhighȬtechȱfirmsȱthatȱareȱlocatedȱinȱSantaȱClara.ȱInȱ2009,ȱ Santaȱ Claraȱ electricityȱ consumptionȱ acrossȱ allȱ sectorsȱ wasȱ approximatelyȱ 2.8ȱ millionȱ megawattȱhours,ȱaboutȱnineȱpercentȱofȱwhichȱwasȱfromȱresidentialȱuses.ȱ

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Althoughȱ theȱ Cityȱ isȱ largelyȱ builtȬoutȱ andȱ futureȱ growthȱ willȱ beȱ accommodatedȱ almostȱ entirelyȱ throughȱ infillȱ development,ȱ additionalȱ growthȱ inȱ theȱ Cityȱ willȱ increaseȱ energyȱ demand.ȱ SVPȱ forecastsȱ powerȱ demandȱ usingȱ threeȱ primaryȱ factors:ȱ historicalȱ patterns,ȱ newȱ substantialȱ requestsȱ forȱ power,ȱ andȱ econometricsȱ thatȱ focusȱ onȱ financialȱ healthȱ ofȱ SVP’sȱlargestȬservedȱindustries.ȱSVPȱexpectsȱcontinuedȱmoderateȱ(1Ȭ3%)ȱloadȱgrowthȱforȱ theȱ nextȱ tenȱ years,ȱ withȱ periodsȱ ofȱ rapidȱ growthȱ asȱ newȱ largeȱ projectsȱ areȱ completed—ȱ primarilyȱlargeȱoĜceȱprojectsȱandȱdataȱcenters.ȱGivenȱcurrentȱusageȱratesȱperȱresidentialȱ unitȱ andȱ perȱ squareȱ footȱ forȱ theȱ variousȱ nonȬresidentialȱ landȱ useȱ typesȱ (commercial,ȱ industrial,ȱpublic/quasiȬpublic),ȱelectricȱenergyȱusageȱisȱforecastȱtoȱincreaseȱtoȱ4.0ȱMWhȱandȱ naturalȱgasȱusageȱtoȱincreaseȱtoȱ130,000,000ȱthermsȱbyȱ2035.ȱBothȱSVPȱandȱPacificȱGasȱ&ȱ ElectricȱCompanyȱ(PG&E)ȱareȱcapableȱofȱmeetingȱthisȱdemandȱandȱitȱisȱnotȱanticipatedȱthatȱ eitherȱ utilityȱ willȱ needȱ toȱ constructȱ newȱ energyȱ facilitiesȱ toȱ accommodateȱ anyȱ increasedȱ demand.ȱMoreover,ȱSVPȱoěersȱaȱrangeȱofȱenergyȱefficiencyȱprograms,ȱincludingȱrebatesȱforȱ installingȱenergyȬeĜcientȱsystemsȱinȱhomesȱandȱbusinesses.ȱȱ

Street System Vehicularȱ circulationȱ inȱ theȱ Cityȱ includesȱ aȱ wideȱ networkȱ ofȱ surfaceȱ streets.ȱ Withȱ theȱ influxȱofȱworkersȱintoȱtheȱjobȬrichȱCityȱduringȱtheȱday,ȱcommuteȱpatternsȱareȱnorthboundȱ inȱ theȱ morningȱ andȱ southboundȱ inȱ theȱ evening.ȱ Existingȱ andȱ perceivedȱ futureȱ traĜcȱ delaysȱareȱaȱmajorȱconcernȱexpressedȱbyȱresidentsȱduringȱcommunityȱoutreachȱactivities.ȱ SinceȱmostȱofȱtheȱCityȱstreetsȱareȱfullyȱimprovedȱwithȱlimitedȱopportunityȱforȱwidening,ȱ alternativeȱtravelȱmodes,ȱsuchȱasȱpublicȱtransit,ȱbicycling,ȱandȱwalking,ȱoěerȱopportunitiesȱ toȱaddressȱtraĜcȱconstraints.ȱ

Trafficȱvolumeȱprojectionsȱforȱ2035ȱwereȱdevelopedȱusingȱtheȱSantaȱClaraȱTravelȱDemandȱ Model.ȱTheȱmodelȱanticipatesȱaȱreductionȱinȱtripsȱoriginatingȱand/orȱendingȱinȱSantaȱClaraȱ byȱ 2035ȱ (14.35ȱ VMTȱ perȱ personȱ inȱ 2008ȱ versusȱ 12.19ȱ VMTȱ perȱ personȱ inȱ 2035).ȱ Thisȱ reductionȱisȱattributableȱinȱpartȱtoȱtheȱmixȱofȱlandȱusesȱoutlinedȱinȱtheȱGeneralȱPlanȱthatȱ willȱresultȱinȱshorterȱtripsȱforȱresidentsȱbecauseȱofȱtheȱcloserȱproximityȱofȱjobsȱandȱservicesȱ toȱhousingȱasȱwellȱasȱtheȱincreasedȱavailabilityȱandȱaccessibilityȱofȱotherȱmodesȱofȱtravel,ȱ suchȱasȱbicyclingȱandȱwalking.ȱ

Seismic, Geologic, and Soil Hazards TheȱSanȱFranciscoȱBayȱAreaȱisȱaȱseismicallyȱactiveȱregionȱwithȱnumerousȱactiveȱfaults.ȱNoȱ activeȱfaultsȱrunȱthroughȱtheȱCity,ȱalthoughȱseveralȱareȱpresentȱinȱtheȱsurroundingȱregion.ȱ Geologistsȱ withȱ theȱ U.S.ȱ Geologicalȱ Surveyȱ andȱ otherȱ agenciesȱ foreseeȱ aȱ 62ȱ percentȱ probabilityȱ ofȱ aȱ magnitudeȱ 6.7ȱ orȱ greaterȱ earthquakeȱ inȱ theȱ Sanȱ Franciscoȱ Bayȱ regionȱ beforeȱ2032.ȱ

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Theȱ Cityȱ isȱ almostȱ entirelyȱ withinȱ aȱ liquefactionȱ hazardȱ zone.ȱ Developmentȱ inȱ aȱ liquefactionȱ hazardȱ zoneȱ requiresȱ adherenceȱ toȱ theȱ guidelinesȱ forȱ evaluatingȱ andȱ addressingȱseismicȱhazardsȱasȱrequiredȱbyȱPublicȱResourcesȱCodeȱSectionȱ2695(a).ȱBeforeȱaȱ developmentȱpermitȱcanȱbeȱgrantedȱwithinȱthisȱzone,ȱaȱgeotechnicalȱinvestigationȱofȱtheȱ siteȱmustȱbeȱconductedȱandȱappropriateȱmeasures,ȱsuchȱasȱedgeȱcontainmentȱstructures,ȱ drivingȱpilesȱorȱtreatmentȱofȱsoils,ȱincorporatedȱintoȱtheȱprojectȱdesign.ȱ

TheȱGeneralȱPlanȱrecognizesȱtheseȱseismicȱhazardsȱandȱprovidesȱpoliciesȱtoȱaddressȱsafetyȱ forȱ earthquakeȱ activityȱ andȱ geologicȱ conditions.ȱ Inȱ addition,ȱ theȱ Cityȱ hasȱ adoptedȱ theȱ CaliforniaȱBuildingȱCodeȱwithȱlocalȱamendments,ȱwhichȱisȱimplementedȱandȱenforcedȱbyȱ theȱCity’sȱBuildingȱInspectionȱDivision.ȱTheȱBuildingȱCodeȱincludesȱprovisionsȱtoȱaddressȱ appropriateȱdesignȱandȱconstructionȱinȱseismicallyȱactiveȱareas.ȱItȱalsoȱincludesȱprovisionsȱ toȱ ensureȱ thatȱ foundationȱ andȱ buildingȱ designȱ isȱ appropriateȱ toȱ siteȱ soilȱ conditions,ȱ includingȱstandardsȱtoȱaddressȱexpansiveȱsoilsȱconditions.ȱ

Flooding FloodȱzoneȱmappingȱbyȱtheȱFederalȱEmergencyȱManagementȱAuthorityȱ(FEMA)ȱindicatesȱ thatȱapproximatelyȱtenȱpercentȱofȱtheȱCityȱisȱlocatedȱwithinȱaȱSpecialȱFloodȱHazardȱAreaȱ (SFHA).ȱ Developmentȱ mayȱ occurȱ withinȱ theȱ SFHA,ȱ providedȱ itȱ compliesȱ withȱ localȱ floodplainȱ managementȱ ordinancesȱ andȱ meetsȱ theȱ minimumȱ federalȱ requirements.ȱ Policiesȱ toȱ reduceȱ hazardsȱ associatedȱ withȱ floodingȱ andȱ toȱ monitorȱ potentialȱ seaȱ levelȱ risingȱasȱaȱresultȱofȱglobalȱwarmingȱareȱincludedȱinȱtheȱGeneralȱPlan.ȱInȱaddition,ȱtheȱCityȱ hasȱ adoptedȱ theȱ Floodȱ Damageȱ Preventionȱ Code,ȱ 1987ȱ ed.,ȱ toȱ addressȱ requirementsȱ forȱ floodȱprotection.ȱ

8.12-5.3 Non-Governmental Constraints

Locallyȱ andȱ regionallyȱ thereȱ areȱ severalȱ constraintsȱ thatȱ hinderȱ theȱ City’sȱ abilityȱ toȱ accommodateȱtheȱcommunity’sȱhousingȱneeds.ȱTheȱhighȱcostȱofȱland,ȱrisingȱdevelopmentȱ costs,ȱandȱneighborhoodȱoppositionȱmakeȱitȱexpensiveȱforȱdevelopersȱtoȱbuildȱaffordableȱ housing.ȱ Theseȱ constraintsȱ mayȱ resultȱ inȱ housingȱ thatȱ isȱ notȱ affordableȱ toȱ lowȱ andȱ moderateȱ incomeȱ households,ȱ orȱ mayȱ renderȱ residentialȱ constructionȱ economicallyȱ infeasibleȱ forȱ developers.ȱ Whileȱ localȱ governmentȱ hasȱ littleȱ influenceȱ onȱ largerȱ marketȱ factorsȱsuchȱasȱinterestȱrates,ȱitsȱpoliciesȱandȱregulationsȱcanȱactȱasȱconstraintsȱthatȱaffectȱ bothȱ theȱ amountȱ ofȱ residentialȱ developmentȱ thatȱ takesȱ placeȱ andȱ theȱ affordabilityȱ ofȱ housing.ȱ

Page 8.12-84  8.12

Land Availability Inȱ2014,ȱfewerȱthanȱfiveȱacresȱofȱvacantȱpropertiesȱ(includingȱrightȬofȬwayȱproperties)ȱareȱ zonedȱ forȱ residentialȱ orȱ mixedȱ useȱ developmentȱ inȱ theȱ threeȱ focusȱ areasȱ forȱ futureȱ developmentȱ (Elȱ Caminoȱ Real,ȱ Lawrenceȱ Station,ȱ andȱ Tasmanȱ East).ȱ Ofȱ thoseȱ sitesȱ identifiedȱ asȱ appropriateȱ forȱ newȱ housing,ȱ someȱ areȱ tooȱ smallȱ toȱ accommodateȱ higherȱ densityȱdevelopmentȱunlessȱcombinedȱwithȱadjacentȱparcels.ȱTheȱCityȱrecentlyȱrevisedȱitsȱ Generalȱ Planȱ designationsȱ inȱ 2010ȱ toȱ encourageȱ highȬqualityȱ infillȱ redevelopmentȱ thatȱ includesȱhigherȬdensityȱhousingȱinȱadditionȱtoȱcommercialȱbusinessesȱinȱsomeȱlocations.ȱ

Community Resistance Sinceȱ 1985,ȱ thereȱ hasȱ beenȱ communityȱ oppositionȱ toȱ residentialȱ infillȱ developmentȱ atȱ higherȱ densities.ȱ Theȱ primaryȱ concernȱ isȱ thatȱ mostȱ underutilizedȱ andȱ vacantȱ sitesȱ areȱ locatedȱ alongȱ majorȱ transportationȱ corridorsȱ andȱ directlyȱ adjacentȱ toȱ longȬestablishedȱ singleȬfamilyȱ neighborhoods.ȱ Theseȱ factors,ȱ alongȱ withȱ theȱ relativelyȱ shallowȱ depthȱ ofȱ theseȱ properties,ȱ makeȱ theȱ transitionȱ betweenȱ densitiesȱ challenging.ȱ Severalȱ substantialȱ mediumȬȱandȱhighȬdensityȱdevelopmentsȱhave,ȱhowever,ȱbeenȱapprovedȱinȱspiteȱofȱsuchȱ opposition.ȱ Overȱ theȱ pastȱ 20ȱ years,ȱ aěordabilityȱ forȱ lowerȱ andȱ moderateȱ incomeȱ householdsȱ hasȱ notȱ beenȱ theȱ primaryȱ concernȱ forȱ communityȱ oppositionȱ toȱ residentialȱ development.ȱCommunityȱresistanceȱhas,ȱinstead,ȱbeenȱbasedȱonȱdensityȱasȱwellȱasȱtraĜcȱ impactsȱandȱparking.ȱ

Approximatelyȱ 247ȱ acresȱ ofȱ vacantȱ andȱ underutilizedȱ landȱ hasȱ beenȱ identifiedȱ forȱ potentialȱnewȱhigherȬdensityȱresidentialȱorȱmixedȱuseȱredevelopmentȱinȱthreeȱfocusȱareas:ȱ ElȱCaminoȱReal,ȱLawrenceȱStation,ȱandȱTasmanȱEast.ȱDirectingȱhigherȱdensityȱhousingȱtoȱ commercialȱ areas,ȱ withȱ convenientȱ accessȱ toȱ transportationȱ andȱ retailȱ services,ȱ andȱ separationȱfromȱlowerȬdensityȱexistingȱneighborhoodsȱmayȱreduceȱcommunityȱopposition.ȱ Cityȱregulationsȱthatȱrequireȱappropriateȱtransitionsȱbetweenȱusesȱandȱdensities,ȱasȱwellȱasȱ ensureȱadequateȱparking,ȱcouldȱreduceȱsomeȱconstraintsȱforȱtheȱapprovalȱofȱnewȱhousing.ȱȱ

Construction Costs Marketȱ constraintsȱ substantiallyȱ influenceȱ theȱ costȱ ofȱ housingȱ andȱ poseȱ aȱ challengeȱ toȱ providingȱ housingȱ aěordableȱ forȱ allȱ incomeȱ levels.ȱ Landȱ pricesȱ areȱ typicallyȱ theȱ mostȱ significantȱ componentȱ ofȱ theȱ cost.ȱ Theȱ costȱ ofȱ landȱ hasȱ increasedȱ rapidlyȱ overȱ theȱ pastȱ decade.ȱConstructionȱcostsȱandȱfluctuatingȱinterestȱratesȱareȱalsoȱmajorȱcontributorsȱtoȱtheȱ increasingȱcostȱofȱhousingȱinȱtheȱSanȱFranciscoȱBayȱArea.ȱ

Constructionȱcostsȱvaryȱwidelyȱaccordingȱtoȱtheȱtypeȱofȱdevelopment,ȱwithȱmultiȬfamilyȱ housingȱ generallyȱ lessȱ expensiveȱ toȱ constructȱ thanȱ singleȬfamilyȱ homes.ȱ However,ȱ wideȱ variationȱwithinȱeachȱconstructionȱtypeȱexistsȱdependingȱonȱtheȱsizeȱofȱtheȱunit,ȱandȱtheȱ

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numberȱandȱqualityȱofȱamenitiesȱprovided.ȱConstructionȱcostsȱcanȱbeȱbrokenȱdownȱintoȱ twoȱprimaryȱcategories:ȱmaterialsȱandȱlabor.ȱAȱmajorȱcomponentȱofȱtheȱcostȱofȱhousingȱisȱ theȱcostȱofȱbuildingȱmaterials,ȱsuchȱasȱwoodȱandȱwoodȬbasedȱproducts,ȱcement,ȱasphalt,ȱ roofingȱmaterials,ȱandȱpipe.ȱTheȱavailabilityȱandȱdemandȱforȱsuchȱmaterialsȱaffectȱpricesȱ forȱtheseȱgoods.ȱAnȱindicatorȱofȱconstructionȱcostsȱisȱBuildingȱValuationȱDataȱcompiledȱbyȱ theȱ Internationalȱ Codeȱ Councilȱ (ICC).ȱ Theȱ unitȱ costsȱ compiledȱ byȱ theȱ ICCȱ includeȱ structural,ȱ electrical,ȱ plumbing,ȱ andȱ mechanicalȱ work,ȱ inȱ additionȱ toȱ interiorȱ finishȱ andȱ normalȱ siteȱ preparation.ȱ Theȱ dataȱ isȱ nationalȱ andȱ doesȱ notȱ takeȱ intoȱ accountȱ regionalȱ differences,ȱandȱdoesȱnotȱincludeȱtheȱpriceȱofȱtheȱlandȱuponȱwhichȱtheȱbuildingȱisȱbuilt.ȱ Theȱ nationalȱ averageȱ forȱ developmentȱ costsȱ perȱ squareȱ footȱ forȱ apartmentsȱ andȱ singleȬ familyȱhomesȱinȱFebruaryȱ2014ȱareȱasȱfollows:ȱ

x TypeȱIȱorȱII,ȱMultiȬFamily:ȱ$131.94ȱtoȱ$150.25ȱperȱsq.ȱft.ȱ

x TypeȱVȱWoodȱFrame,ȱMultiȬFamily:ȱ$100.18ȱtoȱ$104.74ȱperȱsq.ȱft.ȱ

x TypeȱVȱWoodȱFrame,ȱOneȱandȱTwoȱFamilyȱDwelling:ȱ$110.29ȱtoȱ$117.71ȱperȱsq.ȱft.ȱ

x Theȱ unitȱ costsȱ forȱ residentialȱ careȱ facilitiesȱ generallyȱ rangeȱ betweenȱ $126.72ȱ andȱ $177.76ȱperȱsquareȱfoot.ȱȱ

ForȱmultiȬfamilyȱapartmentȱbuildings,ȱtheȱtypeȱofȱparkingȱisȱaȱkeyȱvariableȱinȱtheȱoverallȱ costȱ ofȱ construction.ȱ Forȱ lowerȱ densityȱ buildingsȱ (2Ȭ4ȱ storyȱ woodȬframeȱ buildings),ȱ inȱ whichȱ surfaceȱ parkingȱ isȱ provided,ȱ constructionȱ costsȱ areȱ inȱ theȱ $175ȱ perȱ squareȱ footȱ range.ȱ Forȱ projectsȱ thatȱ includeȱ structuredȱ parking,ȱ theȱ garageȱ constructionȱ costsȱ addȱ aboutȱ $20,000ȱ perȱ parkingȱ stallȱ toȱ theȱ $175ȱ perȱ squareȱ footȱ forȱ theȱ units.ȱ SiteȬspecificȱ constraints,ȱsuchȱasȱfloodȱhazards,ȱcouldȱaddȱadditionalȱcostsȱifȱmitigationsȱareȱrequired.ȱȱ

Theseȱ costsȱ areȱ alsoȱ exclusiveȱ ofȱ theȱ costsȱ ofȱ landȱ andȱ softȱ costs,ȱ suchȱ asȱ entitlements,ȱ financing,ȱ etc.ȱ Reductionȱ inȱ amenitiesȱ andȱ theȱ qualityȱ ofȱ buildingȱ materialsȱ (aboveȱ aȱ minimumȱ acceptabilityȱ forȱ health,ȱ safety,ȱ andȱ adequateȱ performance)ȱ couldȱ lowerȱ costsȱ andȱassociatedȱsalesȱpricesȱorȱrents.ȱInȱaddition,ȱprefabricatedȱfactoryȬbuiltȱhousingȱmayȱ provideȱforȱlowerȱpricedȱhousingȱbyȱreducingȱconstructionȱandȱlaborȱcosts.ȱAnotherȱfactorȱ relatedȱ toȱ constructionȱ costsȱ isȱ developmentȱ density.ȱ Asȱ theȱ numberȱ ofȱ unitsȱ increases,ȱ overallȱcostsȱgenerallyȱdecreaseȱdueȱtoȱeconomiesȱofȱscale.ȱTheȱCity’sȱabilityȱtoȱmitigateȱ highȱconstructionȱcostsȱisȱlimitedȱwithoutȱdirectȱsubsidies.ȱ

Land Costs Accordingȱ toȱ theȱ Californiaȱ Buildingȱ Industryȱ Association,ȱ theȱ costȱ ofȱ landȱ representsȱ aȱ substantialȱ portionȱ ofȱ theȱ totalȱ housingȱ developmentȱ cost,ȱ butȱ hasȱ littleȱ impactȱ onȱ theȱ maintenanceȱ andȱ improvementȱ ofȱ existingȱ stock.ȱ Inȱ manyȱ markets,ȱ upȱ toȱ 25ȱ percentȱ ofȱ

Page 8.12-86  8.12 housingȱ costsȱ areȱ attributableȱ toȱ landȱ costs.ȱ Theȱ averageȱ landȱ costsȱ inȱ Californiaȱ areȱ significantlyȱhigherȱthanȱcostsȱinȱmostȱotherȱstates.ȱ

DueȱinȱlargeȱpartȱtoȱlimitedȱlandȱavailabilityȱinȱtheȱCity,ȱresidentialȱlandȱhasȱnotȱbeenȱwideȱ availableȱ forȱ sale.ȱHighȱ costsȱ willȱ continueȱ toȱ presentȱ challengesȱ forȱ theȱ productionȱ ofȱ aěordableȱhousingȱinȱtheȱCity.ȱ

Availability of Financing Theȱavailabilityȱofȱfinancingȱaffectsȱaȱperson’sȱabilityȱtoȱpurchaseȱorȱimproveȱaȱhome.ȱTheȱ primaryȱ concernȱ inȱ aȱ reviewȱ ofȱ lendingȱ activityȱ isȱ toȱ seeȱ whetherȱ homeȱ financingȱ isȱ generallyȱ availableȱ inȱ theȱ community.ȱ Theȱ HMDAȱ informationȱ inȱ Tableȱ 8.12Ȭ5Ȭ8ȱ isȱ aȱ summaryȱofȱloanȱapplicationsȱsubmittedȱinȱ2012,ȱtheȱmostȱrecentȱyearȱforȱwhichȱdataȱareȱ availableȱasȱofȱtheȱwritingȱofȱthisȱHousingȱElement.ȱAsȱshown,ȱaȱtotalȱofȱ1,412ȱhouseholdsȱ appliedȱ forȱ conventionalȱ homeȱ purchaseȱ loansȱ comparedȱ toȱ onlyȱ 160ȱ applicationsȱ forȱ governmentȱbackedȱloans.ȱTheȱmajorityȱofȱloanȱapplicationsȱsubmittedȱforȱhomesȱinȱSantaȱ Claraȱinȱ2012ȱwereȱforȱhomeȱrefinancingȱ(8,694ȱapplications).ȱConventionalȱhomeȱpurchaseȱ loanȱ applicationsȱ andȱ refinancingȱ applicationsȱ hadȱ similarȱ ratesȱ ofȱ approval.ȱ However,ȱ applicationsȱ forȱ homeȱ improvementȱ loansȱ hadȱ aȱ notablyȱ lowerȱ rateȱ ofȱ approval.ȱ GovernmentȬbackedȱ homeȱ purchaseȱ loans,ȱ moreȱ oftenȱ usedȱ byȱ lowerȱ andȱ moderateȱ incomeȱhouseholds,ȱwereȱnotȱusedȱwidelyȱinȱSantaȱClaraȱandȱthatȱrateȱofȱapprovalȱwasȱ lowerȱthanȱthatȱforȱconventionalȱfinancing.ȱ

TABLE 8.12-5-8: DISPOSITION OF HOME LOANS

Approved Total Originated Not Denied Other Applications Loan Type Accepted # % # % # % # % # % Government Backed Purchase 160 1.5% 106 66.3% 14 8.8% 16 10.0% 24 15.0% Loans Conventional 1,412 13.5% 1,031 73.0% 98 6.9% 144 10.2% 139 9.8% Purchase Loans Refinance 8,694 83.2% 6,30472.5% 394 4.5% 1,00011.5% 996 11.5% Home Improvement 183 1.8% 125 68.3% 4 2.2% 36 19.7% 18 9.8% Loans Total 10,449 100.0% 7,56672.4% 510 4.9% 1,19611.4% 1,177 11.3% Source: www.LendingPatterns.comTM, 2014. “Approved Not Accepted” are those applications approved by the lenders but not accepted by the applicants. “Other” includes loan applications that were either withdrawn or closed for incompleteness.

Itȱ canȱ beȱ difficultȱ forȱ lowerȱ andȱ moderateȱ incomeȱ firstȬtimeȱ homebuyersȱ toȱ acquireȱ suƥcientȱ savingsȱ andȱ incomeȱ toȱ payȱ forȱ aȱ downȱ payment,ȱ closingȱ costs,ȱ monthlyȱ mortgage,ȱandȱtaxȱandȱinsuranceȱpayments.ȱThereȱareȱlocalȱhousingȱprogramsȱavailableȱtoȱ

 Page 8.12-87   SANTA CLARA GENERAL PLAN

lowerȱ andȱ moderateȱ incomeȱ firstȬtimeȱ homebuyersȱ toȱ addressȱ thisȱ problem.ȱ Theseȱ programs,ȱ moreȱ fullyȱ describedȱ inȱ theȱ Housingȱ Planȱ chapterȱ ofȱ thisȱ Housingȱ Element,ȱ reduceȱtheȱconstraintsȱassociatedȱwithȱtheȱavailabilityȱofȱfinancingȱforȱlowerȱandȱmoderateȱ incomeȱhouseholds.ȱ

Foreclosures Foreclosureȱ occursȱ whenȱ householdsȱ fallȱ behindȱ onȱ oneȱ orȱ moreȱ scheduledȱ mortgageȱ payments.ȱTheȱforeclosureȱprocessȱcanȱbeȱhaltedȱifȱtheȱhomeownerȱisȱableȱtoȱbringȱtheirȱ mortgageȱ paymentsȱ current.ȱ Ifȱ paymentsȱ cannotȱ beȱ resumedȱ orȱ theȱ debtȱ cannotȱ beȱ resolved,ȱ theȱ lenderȱ canȱ legallyȱ useȱ theȱ foreclosureȱ processȱ toȱ repossessȱ (takeȱ over)ȱ theȱ home.ȱ Ifȱ theȱ homeȱ isȱ worthȱ lessȱ thanȱ theȱ totalȱ amountȱ owedȱ onȱ theȱ mortgageȱ loan,ȱ aȱ deficiencyȱjudgmentȱcouldȱbeȱpursued.ȱTheȱhomeownerȱwouldȱloseȱtheirȱhomeȱandȱalsoȱ wouldȱoweȱtheȱhomeȱlenderȱanȱadditionalȱamount.ȱ

AsȱwithȱmanyȱcommunitiesȱacrossȱtheȱState,ȱtheȱCityȱhasȱbeenȱimpactedȱbyȱforeclosures,ȱ althoughȱtoȱaȱlesserȱextent.ȱInȱ2013,ȱtheȱCityȱofȱSantaȱClaraȱrecordedȱaȱforeclosureȱrateȱofȱ 0.02ȱpercent,ȱcomparedȱtoȱ0.04ȱpercentȱinȱtheȱCountyȱandȱ0.09ȱpercentȱinȱCalifornia.ȱTotalȱ foreclosureȱactivitiesȱinȱtheȱCityȱfluctuateȱfromȱmonthȱtoȱmonthȱbutȱareȱgenerallyȱtrendingȱ downtownȱbetweenȱJuneȱ2013ȱandȱAprilȱ2014.1ȱ

Onceȱ anȱ NODȱ hasȱ beenȱ filed,ȱ borrowersȱ areȱ givenȱ aȱ specificȱ timeȱ period,ȱ typicallyȱ threeȱ months,ȱ inȱ whichȱ theyȱ canȱ bringȱ theirȱ mortgageȱ paymentsȱ current.ȱ Ifȱ paymentsȱ areȱ notȱ madeȱcurrentȱatȱtheȱendȱofȱthisȱspecifiedȱtimeȱperiod,ȱaȱNoticeȱofȱTrusteeȱSaleȱ(NTS)ȱwillȱbeȱ preparedȱ andȱ publishedȱ inȱ aȱ newspaper.ȱ Anȱ NTSȱ isȱ aȱ formalȱ notificationȱ ofȱ theȱ saleȱ ofȱ aȱ foreclosureȱ property.ȱ Inȱ California,ȱ theȱ NTSȱ isȱ filedȱ 90ȱ daysȱ followingȱ anȱ NODȱ whenȱ aȱ propertyȱownerȱhasȱfailedȱtoȱmakeȱaȱpropertyȱloanȱcurrent.ȱOnceȱanȱNTSȱhasȱbeenȱfiled,ȱaȱ propertyȱcanȱthenȱbeȱsoldȱatȱpublicȱauction.ȱAccordingȱtoȱforeclosureȱrecords,ȱ32ȱpropertiesȱ inȱSantaȱClaraȱwereȱinȱtheȱauctionȱstageȱofȱtheȱforeclosureȱprocess.ȱ

Figureȱ8.12Ȭ5Ȭ1ȱillustratesȱtheȱlocationȱofȱallȱtheȱpropertiesȱwithinȱtheȱCityȱthatȱwereȱinȱtheȱ foreclosureȱ processȱ asȱ ofȱ Mayȱ 2014.ȱ Asȱ shown,ȱ foreclosuresȱ areȱ notȱ concentratedȱ inȱ anyȱ specificȱ neighborhoods.ȱ Homesȱ canȱ beȱ inȱ variousȱ stagesȱ ofȱ foreclosure.ȱ Typically,ȱ theȱ foreclosureȱprocessȱbeginsȱwithȱtheȱissuanceȱofȱaȱNoticeȱofȱDefaultȱ(NOD).ȱAnȱNODȱservesȱ asȱ anȱ officialȱ notificationȱ toȱ aȱ borrowerȱ thatȱ heȱ orȱ sheȱ isȱ behindȱ inȱ theirȱ mortgageȱ payments,ȱ andȱ ifȱ theȱ paymentsȱ areȱ notȱ paidȱ up,ȱ theȱ lenderȱ willȱ seizeȱ theȱ home.ȱ Inȱ California,ȱlendersȱwillȱnotȱusuallyȱfileȱanȱNODȱuntilȱaȱborrowerȱisȱatȱleastȱ90ȱdaysȱbehindȱ inȱ makingȱ payments.ȱ Asȱ ofȱ Mayȱ 2014,ȱ 41ȱ propertiesȱ inȱ Santaȱ Claraȱ wereȱ inȱ thisȱ preȬ  1ȱ http://www.realtytrac.com/statsandtrends/foreclosuretrends/ca/santaȬclaraȬcounty/santaȬclara.ȱȱAccessedȱ onȱMayȱ22,ȱ2014.ȱ

Page 8.12-88  8.12 foreclosureȱstage.ȱOnceȱanȱNODȱhasȱbeenȱfiled,ȱborrowersȱareȱgivenȱaȱspecificȱtimeȱperiod,ȱ typicallyȱ threeȱ months,ȱ inȱ whichȱ theyȱ canȱ bringȱ theirȱ mortgageȱ paymentsȱ current.ȱ Ifȱ paymentsȱareȱnotȱmadeȱcurrentȱatȱtheȱendȱofȱthisȱspecifiedȱtimeȱperiod,ȱaȱNoticeȱofȱTrusteeȱ Saleȱ (NTS)ȱ willȱ beȱ preparedȱ andȱ publishedȱ inȱ aȱ newspaper.ȱ Anȱ NTSȱ isȱ aȱ formalȱ notificationȱ ofȱ theȱ saleȱ ofȱ aȱ foreclosureȱ property.ȱ Inȱ California,ȱ theȱ NTSȱ isȱ filedȱ 90ȱ daysȱ followingȱ anȱ NODȱ whenȱ aȱ propertyȱ ownerȱ hasȱ failedȱ toȱ makeȱ aȱ propertyȱ loanȱ current.ȱȱ OnceȱanȱNTSȱhasȱbeenȱfiled,ȱaȱpropertyȱcanȱthenȱbeȱsoldȱatȱpublicȱauction.ȱAccordingȱtoȱ foreclosureȱ records,ȱ 32ȱ propertiesȱ inȱ Santaȱ Claraȱ wereȱ inȱ theȱ auctionȱ stageȱ ofȱ theȱ foreclosureȱprocess.ȱ

ȱ ȱ

 Page 8.12-89   SANTA CLARA GENERAL PLAN

FIGURE 8.12-5-1: LOCATION OF FORECLOSURES

ȱ

Page 8.12-90  8.12

8.12-6 HOUSING OPPORTUNITIES  8.12-6.1 Summary

Identificationȱ ofȱ landȱ suitableȱ forȱ housingȱ developmentȱ isȱ necessaryȱ toȱ determineȱ theȱ City’sȱ abilityȱ toȱ accommodateȱ theȱ housingȱ needȱ asȱ definedȱ byȱ theȱ Regionalȱ Housingȱ Needsȱ Allocationȱ (RHNA)ȱ forȱ aȱ rangeȱ ofȱ incomeȱ groups.ȱ Potentialȱ housingȱ sitesȱ documentedȱinȱthisȱchapterȱareȱsummarizedȱinȱTableȱ8.12Ȭ6Ȭ1ȱandȱshownȱinȱFigureȱ8.12Ȭ6Ȭ1.ȱ Forȱtheȱ2015Ȭ2023ȱHousingȱElementȱplanningȱperiod,ȱtheȱCityȱhasȱaȱsubstantialȱnumberȱofȱ underutilizedȱsitesȱthatȱcanȱaccommodateȱupȱtoȱ6,077ȱhousingȱunitsȱonȱlandȱdesignatedȱforȱ densitiesȱupȱtoȱ50ȱdwellingȱunitsȱperȱacreȱ(du/ac).ȱȱ

BecauseȱtheȱRHNAȱforȱtheȱfifthȱcycleȱHousingȱElementȱcoversȱfromȱJanuaryȱ2014ȱthroughȱ Octoberȱ 31,ȱ 2022,ȱ unitsȱ approvedȱ butȱ notȱ yetȱ permittedȱ andȱ pipelineȱ unitsȱ canȱ alsoȱ beȱ creditedȱtowardȱtheȱnewȱRHNA.ȱȱAsȱofȱJulyȱ2014,ȱapprovedȱbutȱnotȱyetȱpermittedȱprojectsȱ inȱ theȱ Cityȱ totalȱ 1,750ȱ units,ȱ withȱ anȱ additionalȱ 77ȱ unitsȱ beingȱ proposed.ȱ Theseȱ projectsȱ wouldȱresultȱinȱ55ȱBMRȱunits.ȱAsȱaȱresult,ȱtheȱCityȱhasȱtheȱpotentialȱtoȱexceedȱtheȱRHNAȱ atȱeachȱincomeȱlevelȱwithȱaȱsubstantialȱsurplusȱofȱmoreȱthanȱ3,811ȱunits.ȱTheȱmethodologyȱ forȱ determiningȱ appropriateȱ sitesȱ andȱ theirȱ dwellingȱ yieldȱ isȱ describedȱ inȱ theȱ followingȱ section.ȱȱ

TABLE 8.12-6-1: ACCOMMODATION OF THE 2014-2022 RHNA

Permitted Density Acres Potential Capacity 2014-2022 RHNA 4,093 El Camino Real Focus Area 20-50 du/ac 112.48 2,274 Lawrence Station Focus Area 20-50 du/ac 65.3 2,127 Tasman East 37-50 du/ac 41.9 1,676 Sites Subtotal 220.9 6,077 Units Approved/Proposed 1,827 TOTAL surplus/(deficit) 3,811 

8.12-6.2 Regional Housing Needs Allocation

Stateȱ Housingȱ Elementȱ Lawȱ requiresȱ thatȱ eachȱ jurisdictionȱ developȱ localȱ housingȱ programsȱdesignedȱtoȱmeetȱitsȱshareȱofȱexistingȱandȱfutureȱregionalȱhousingȱneedsȱforȱallȱ incomeȱgroups.ȱThisȱrequirementȱensuresȱthatȱeachȱjurisdictionȱacceptsȱresponsibilityȱforȱ theȱ housingȱ needsȱ ofȱ itsȱ currentȱ andȱ anticipatedȱ futureȱ residents,ȱ particularlyȱ lowerȬ incomeȱhouseholds,ȱandȱplansȱforȱaȱvarietyȱofȱhousingȱchoices.ȱ

Theȱ Stateȱ Departmentȱ ofȱ Financeȱ (DOF)ȱ isȱ responsibleȱ forȱ projectingȱ theȱ totalȱ statewideȱ housingȱ demand,ȱ withȱ theȱ Stateȱ Departmentȱ ofȱ Housingȱ andȱ Communityȱ Developmentȱ

 Page 8.12-91   SANTA CLARA GENERAL PLAN

(HCD)ȱapportioningȱthisȱdemandȱtoȱeachȱofȱtheȱstate’sȱregions.ȱThisȱdemandȱrepresentsȱ theȱ numberȱ ofȱ additionalȱ unitsȱ neededȱ toȱ accommodateȱ theȱ anticipatedȱ growthȱ inȱ theȱ numberȱofȱhouseholds,ȱtoȱreplaceȱexpectedȱdemolitionsȱandȱconversionsȱofȱhousingȱunitsȱ toȱ nonȬhousingȱ uses,ȱ andȱ toȱ achieveȱ aȱ futureȱ vacancyȱ rateȱ thatȱ allowsȱ forȱ healthyȱ functioningȱofȱtheȱhousingȱmarket.ȱȱ

Pursuantȱ toȱ Californiaȱ Governmentȱ Codeȱ Sectionȱ 65584,ȱ theȱ State,ȱ regionalȱ councilsȱ ofȱ governmentȱ (Associationȱ ofȱ Bayȱ Areaȱ Governmentsȱ forȱ Santaȱ Clara)ȱ andȱ localȱ governmentsȱmustȱcollectivelyȱdetermineȱeachȱlocalityȇsȱshareȱofȱregionalȱhousingȱneed.ȱȱ Forȱ theȱ Associationȱ ofȱ Bayȱ Areaȱ Governmentsȱ (ABAG)ȱ region,ȱ theȱ RHNAȱ projectionȱ periodȱ isȱ Januaryȱ 2014ȱ throughȱ Octoberȱ 2022,ȱ toȱ allowȱ forȱ synchronizationȱ withȱ theȱ populationȱ andȱ employmentȱ projectsȱ utilizedȱ forȱ Planȱ Bayȱ Area,ȱ inȱ complianceȱ withȱ SBȱ375.ȱ Theȱ housingȱ allocationsȱ setȱ byȱ ABAG,ȱ establishȱ housingȱ planningȱ goalsȱ forȱ theȱ Housingȱ Elementȱ planningȱ periodȱ thatȱ runsȱ fromȱ Januaryȱ 31,ȱ 2015ȱ throughȱ Januaryȱ 31,ȱ 2023.ȱTableȱ8.12Ȭ6Ȭ2ȱpresentsȱaȱsummaryȱofȱABAG’sȱprojectedȱhousingȱneedȱallocationȱforȱ Santaȱ Claraȱ forȱ 2014ȱ toȱ 2022ȱ whichȱ isȱ toȱ beȱ accommodatedȱ inȱ theȱ 2015Ȭ2023ȱ Housingȱ Element.ȱ Importantly,ȱ jurisdictionsȱ mustȱ demonstrateȱ thatȱ theyȱ haveȱ sufficientlyȱ zonedȱ residentialȱlandȱtoȱaccommodateȱtheirȱRHNA.ȱ

TABLE 8.12-6-2: REGIONAL HOUSING NEEDS ASSESSMENT, 2014-2022

Income Group Units Assigned Percent of Total Extremely Low 525 13% Very Low 525 13% Low 695 17% Moderate 755 18% Above Moderate 1,593 39% Total 4,093 100% Source: Regional Housing Needs Plan, ABAG. * The City’s extremely low income need is assumed to be 50 percent of the very low income allocation of 1,050 units.

AsȱshownȱinȱTableȱ8.12Ȭ6Ȭ2,ȱtheȱCity’sȱallocationȱisȱdividedȱintoȱfourȱincomeȱcategories:ȱ

x ExtremelyȱLowȱIncomeȱ–ȱlessȱthanȱ30%ȱofȱtheȱareaȱmedianȱincome;ȱ x VeryȱLowȱIncomeȱ–ȱ31%ȱtoȱ50%ȱofȱtheȱareaȱmedianȱincome;ȱ x LowȱIncomeȱ–ȱ51%ȱtoȱ80%ȱofȱtheȱareaȱmedianȱincome;ȱ x ModerateȱIncomeȱ–ȱ81%ȱtoȱ120%ȱofȱtheȱareaȱmedianȱincome;ȱandȱ x AboveȱModerateȱIncomeȱ–ȱmoreȱthanȱ120%ȱofȱtheȱareaȱmedianȱincome.ȱ

Forȱtheȱ2015Ȭ2023ȱplanningȱperiod,ȱSantaȱClara’sȱRHNAȱhasȱbeenȱdeterminedȱbyȱABAGȱtoȱ beȱ4,093ȱhousingȱunits,ȱincludingȱ1,050ȱunitsȱforȱveryȱlowȱincomeȱhouseholds,ȱ695ȱunitsȱforȱ

Page 8.12-92  8.12 lowȱ incomeȱ households,ȱ 755ȱ unitsȱ forȱ moderateȱ incomeȱ households,ȱ andȱ 1,593ȱ unitsȱ forȱ aboveȱmoderateȱincomeȱhouseholds.ȱJurisdictionsȱareȱalsoȱrequiredȱtoȱplanȱforȱtheȱgrowthȱ needsȱ inȱ theȱ extremelyȱ lowȱ incomeȱ categoryȱ (30ȱ percentȱ orȱ lessȱ thanȱ theȱ areaȱ medianȱ income).ȱTheȱCity’sȱextremelyȱlowȱincomeȱneedȱisȱassumedȱtoȱbeȱ50ȱpercentȱofȱtheȱveryȱ lowȱincomeȱallocationȱorȱ525ȱunits.ȱȱ

8.12-6.3 Densities to Accommodate a Variety of Housing Types

Housingȱ Elementȱ Stateȱ Lawȱ requiresȱ theȱ Cityȱ toȱ identifyȱ sitesȱ thatȱ canȱ accommodateȱ aȱ varietyȱ ofȱ housingȱ opportunities,ȱ andȱ importantlyȱ toȱ accommodateȱ theȱ City’sȱ veryȱ lowȱ andȱ lowȱ incomeȱ need.ȱ Pursuantȱ toȱ Governmentȱ Codeȱ Sectionȱ 65583.2,ȱ Santaȱ Claraȱ mayȱ utilizeȱ “default”ȱ densityȱ standardsȱ toȱ demonstrateȱ thatȱ sitesȱ areȱ adequateȱ forȱ lowerȬ incomeȱ households.ȱ Asȱ aȱ jurisdictionȱ withinȱ theȱ Bayȱ Areaȱ Metropolitanȱ Statisticalȱ Area,ȱ SantaȱClara’sȱdefaultȱdensityȱstandardȱwasȱ20ȱunitsȱperȱacreȱforȱtheȱfourthȱcycleȱRHNAȱ butȱ increasedȱ toȱ 30ȱ unitsȱ perȱ acreȱ forȱ theȱ fifthȱ cycleȱ RHNAȱ asȱ aȱ jurisdictionȱ withȱ aȱ populationȱ exceedingȱ 100,000ȱ accordingȱ toȱ theȱ 2010ȱ Census.2ȱ Consequently,ȱ ifȱ aȱ siteȱ permitsȱ residentialȱ densitiesȱ atȱ theseȱ densityȱ thresholdsȱ forȱ theȱ correspondingȱ periods,ȱ unitsȱ associatedȱ withȱ thatȱ siteȱ mayȱ beȱ countedȱ asȱ meetingȱ theȱ housingȱ needȱ forȱ lowerȬ incomeȱhouseholds.ȱ

Inȱ2014,ȱtheȱCityȱofȱSantaȱClaraȱinitiatedȱanȱupdateȱtoȱtheirȱZoningȱOrdinanceȱtoȱensureȱ consistencyȱwithȱtheȱ2010Ȭ2035ȱGeneralȱPlan,ȱadoptedȱinȱ2010.ȱPriorȱtoȱtheȱadoptionȱofȱtheȱ updatedȱOrdinance,ȱtheȱCityȱhasȱallowedȱdevelopersȱtoȱutilizeȱtheȱmaximumȱresidentialȱ densitiesȱ basedȱ onȱ theȱ Generalȱ Planȱ landȱ useȱ designations.ȱ Typically,ȱ theȱ 2010Ȭ2035ȱ GeneralȱPlanȱallowsȱupȱtoȱ50ȱdwellingȱunitsȱperȱacreȱinȱmostȱmixedȱuseȱandȱhighȱdensityȱ residentialȱ siteȱ locations.ȱ Whileȱ theȱ Zoningȱ Ordinanceȱ isȱ beingȱ updatedȱ theȱ Cityȱ hasȱ continuedȱtoȱapproveȱdevelopmentȱprojectsȱconsistentȱwithȱChapterȱ18.54,ȱRegulationsȱforȱ PDȱ –ȱ Plannedȱ Developmentȱ andȱ Combinedȱ Zoningȱ Districts.ȱ Theȱ PDȱ districtȱ isȱ intendedȱ toȱ accommodateȱdevelopmentȱthatȱisȱcompatibleȱwithȱtheȱexistingȱcommunityȱandȱthat:ȱ

(a) Integratesȱusesȱthatȱareȱnotȱpermittedȱtoȱbeȱcombinedȱinȱotherȱzoneȱdistricts;ȱȱ

(b) Utilizesȱ imaginativeȱ planningȱ andȱ designȱ conceptsȱ thatȱ wouldȱ beȱ restrictedȱ inȱ otherȱzoneȱdistricts;ȱȱ

(c) Subdividesȱ landȱ orȱ airȱ spaceȱ inȱ aȱ mannerȱ thatȱ resultsȱ inȱ unitsȱ notȱ havingȱ theȱ requiredȱfrontageȱonȱaȱdedicatedȱpublicȱstreet;ȱorȱ

(d) Createsȱaȱcommunityȱownershipȱproject.ȱ  2ȱȱ TheȱfourthȱcycleȱRHNAȱforȱtheȱABAGȱregionȱcoversȱfromȱJanuaryȱ1,ȱ2007ȱthroughȱJanuaryȱ31,ȱ 2015,ȱ asȱ amendedȱ byȱ SBȱ 375.ȱ Theȱ fifthȱ cycleȱ RHNAȱ coversȱ fromȱ Januaryȱ 1,ȱ 2014ȱ throughȱ Octoberȱ31,ȱ2022.ȱ

 Page 8.12-93   SANTA CLARA GENERAL PLAN

Basedȱ onȱ theȱ numberȱ ofȱ projectsȱ approvedȱ andȱ proposedȱ duringȱ theȱ 2007Ȭ2014ȱ RHNAȱ planningȱperiod,ȱtheȱCityȱfeelsȱthatȱthisȱprocessȱhasȱnotȱconstrainedȱtheȱabilityȱofȱdevelopersȱ toȱconstructȱnewȱhousing.ȱTableȱ8.12Ȭ6Ȭ3ȱpresentsȱaȱsimpleȱcomparisonȱofȱrecentȱprojectsȱthatȱ haveȱbeenȱorȱareȱgoingȱthroughȱtheȱentitlementȱprocess,ȱtheirȱrespectiveȱzoningȱandȱGeneralȱ Planȱdesignationȱandȱtheȱpermittedȱversusȱdevelopedȱdensity.ȱ

Tableȱ 8.12Ȭ6Ȭ3ȱ showsȱ 20ȱ developmentȱ projectsȱ withȱ residentialȱ unitsȱ haveȱ beenȱ constructed,ȱareȱunderȱconstruction,ȱapprovedȱorȱproposedȱusingȱtheȱdensitiesȱallowedȱinȱ theȱ2010Ȭ2035ȱGeneralȱPlanȱandȱinȱmostȱcasesȱutilizingȱtheȱPDȱzoningȱprocess.ȱTheseȱ20ȱ projectsȱrepresentȱmoreȱthanȱ2,000ȱunitsȱmanyȱofȱwhichȱwereȱapprovedȱatȱdensitiesȱwellȱ aboveȱtheȱCity’sȱdefaultȱdensityȱofȱ20ȱunitsȱperȱacreȱforȱtheȱfourthȱRHNAȱcycle.ȱGenerally,ȱ theȱCityȱfeelsȱthatȱitsȱcurrentȱdevelopmentȱprocessȱdoesȱnotȱconstrainȱtheȱdevelopmentȱofȱ housing,ȱbutȱratherȱprovidesȱadditionalȱflexibility.ȱItȱisȱexpectedȱthatȱtheȱcomprehensiveȱ ZoningȱCodeȱupdate,ȱinitiatedȱinȱ2014,ȱwillȱonlyȱprovideȱgreaterȱcertaintyȱforȱdevelopers.ȱȱ

TABLE 8.12-6-3: DEVELOPMENT PROJECTS BY DENSITY, 2011-2014ȱ

Developed Permitted Project Name/Address General Plan Zoning Density (du/ac) Density (du/ac) 1601 Agnew Road 20 50 High Density Residential PD-MC 1410 El Camino Real 49 36 Community Mixed Use PD 2525 El Camino Real 48 36 Community Mixed Use PD 3175 El Camino Real 39 36 Community Mixed Use PD 3499 The Alameda 15 36 Santa Clara Station Area PD 900 Kiely (Kaiser site) 28 36 Medium Density Residential PD 2585 El Camino Real 34 36 Community Mixed Use PD 45 Buckingham Avenue 55 36 Community Mixed Use CT 555 Saratoga Avenue 34 36 Community Mixed Use PD 1647 Santa Clara Street 12 18 Low Density Residential PD 1420 Lafayette Street 18 18 Low Density Residential PD 865 Pomeroy Avenue 34 36 Medium Density Residential R-3 1145 Reeve Street 11 36 Medium Density Residential R-3 2710 Pruneridge Avenue 5 10 Very Low Density Residential R-1 4306 Filmore Street 10 10 Very Low Density Residential R-1 2611-2655 El Camino Real 52 50 Regional Mixed Use PD 3515-3585 Monroe Street 51 36 Medium Density Residential R-3 3610-3700 El Camino Real 40 50 Regional Mixed Use PD 1313 Franklin Street 42 36 Community Mixed Use CC 166 Saratoga Avenue 19 36 Medium Density Residential PD Source: City of Santa Clara Planning Division, 2014.

ȱ

Page 8.12-94  8.12

Inȱ additionȱ toȱ Tableȱ 8.12Ȭ6Ȭ3,ȱ Tableȱ 8.12Ȭ2Ȭ2ȱ inȱ Sectionȱ 8.12Ȭ2,ȱ providesȱ moreȱ detailedȱ informationȱ onȱ theȱ numberȱ ofȱ unitsȱ constructed,ȱ underȱ construction,ȱ approved,ȱ andȱ proposedȱ betweenȱ 2007ȱ andȱ 2014.ȱ Duringȱ theȱ sevenȬyearȱ timeframe,ȱ approximatelyȱ 1,282ȱunitsȱ wereȱ constructedȱ inȱ theȱ City.ȱ Anȱ additionalȱ 1,422ȱ unitsȱ wereȱ underȱ constructionȱandȱ2,233ȱunitsȱapprovedȱforȱconstructionȱbyȱJuneȱ2014.ȱFinally,ȱanȱestimatedȱ 77ȱunitsȱwereȱinȱsomeȱstageȱofȱtheȱentitlementȱprocessȱandȱexpectedȱtoȱbeȱapprovedȱbyȱtheȱ endȱofȱ2014,ȱpriorȱtoȱtheȱendȱofȱtheȱHousingȱElementȱplanningȱperiod.ȱȱ

8.12-6.4 Sites Selection Process

Toȱaccommodateȱtheȱ2014Ȭ2022ȱRHNAȱallocationȱforȱtheȱfifthȱcycle,ȱtheȱCityȱhasȱidentifiedȱ keyȱ underutilizedȱ parcelsȱ designatedȱ forȱ residentialȱ orȱ mixedȱ useȱ developmentȱ thatȱ areȱ likelyȱtoȱredevelopȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱTheȱlackȱofȱvacantȱlandȱ inȱ Santaȱ Claraȱ andȱ theȱ relativelyȱ highȱ valueȱ ofȱ newȱ developmentȱ meanȱ thatȱ theȱ Cityȱ regularlyȱ seesȱ theȱ redevelopmentȱ ofȱ underutilizedȱ sites,ȱ includingȱ onesȱ thatȱ containȱ functioningȱindustrial,ȱresidential,ȱandȱcommercialȱuses.ȱTheȱCityȱconsideredȱaȱnumberȱofȱ factorsȱ inȱ determiningȱ whetherȱ nonȬvacantȱ underutilizedȱ sitesȱ wereȱ appropriateȱ forȱ redevelopment.ȱThisȱstudyȱdefinesȱunderutilizedȱsitesȱasȱpropertiesȱthat:ȱ

• Existingȱ onȬsiteȱ usesȱ areȱ notȱ compatibleȱ withȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ designationȱorȱshowȱpotentialȱtoȱbeȱdiscontinued;ȱȱ

•Aȱdeveloperȱorȱownerȱhasȱexpressedȱinterestȱinȱredevelopment;ȱ

•Showȱdeferredȱmaintenance,ȱremainȱvacant,ȱorȱhaveȱhighȱturnoverȱrates;ȱ

• Haveȱexistingȱresidentialȱunits,ȱbutȱcouldȱaccommodateȱmoreȱthanȱthreeȱtimesȱ theȱcurrentȱcapacity,ȱbasedȱonȱtheȱ2010Ȭ2035ȱGeneralȱPlan;ȱȱ

• Haveȱstructuralȱimprovementȱtoȱlandȱvalueȱ(I/L)ȱratioȱofȱlessȱthanȱ1.0ȱ(meaningȱ theȱlandȱisȱworthȱmoreȱthanȱtheȱexistingȱimprovements);ȱȱ

• Haveȱ commercialȱ buildingsȱ thatȱ fallȱ farȱ shortȱ ofȱ theȱ site’sȱ developmentȱ potential;ȱand/orȱ

• Haveȱsurfaceȱparkingȱlotsȱoccupyingȱaȱmajorȱportionȱofȱtheȱsite.ȱȱȱ

Theȱ Cityȱ hasȱ fewȱ remainingȱ vacantȱ properties.ȱȱRecentȱ residentialȱ developmentȱ hasȱ occurredȱprimarilyȱinȱtheȱformȱofȱrecyclingȱexistingȱunderutilizedȱpropertiesȱintoȱhigherȬ densityȱ residentialȱ uses.ȱȱSpecifically,ȱ existingȱ marginallyȱ operatingȱ retailȱ usesȱ (suchȱ asȱ liquorȱstores,ȱlaundromats,ȱandȱstripȱretailȱuses)ȱhaveȱbeenȱreplacedȱprimarilyȱbyȱmultiȬ familyȱresidentialȬonlyȱdevelopments.ȱȱDetailedȱinformationȱonȱtheȱexistingȱconditionsȱofȱ theȱ parcelsȱ includedȱ inȱ theȱ sitesȱ inventoryȱ includingȱ aȱ discussionȱ onȱ theȱ overallȱ

 Page 8.12-95   SANTA CLARA GENERAL PLAN

improvementȱ toȱ landȱ ratiosȱ andȱ photosȱ ofȱ theȱ existingȱ conditionsȱ areȱ providedȱ inȱ Appendixȱ8.12ȬB.ȱȱ

Toȱrealisticallyȱestimateȱtheȱnumberȱofȱresidentialȱunitsȱthatȱcouldȱbeȱaccommodatedȱonȱ theȱ selectedȱ sites,ȱ theȱ Cityȱ tookȱ intoȱ considerationȱ developmentȱ trendsȱ andȱ applicableȱ developmentȱstandards.ȱ

• ResidentialȬonlyȱ sites.ȱ Developmentȱ standardsȱ suchȱ asȱ buildingȱ heightȱ restrictions,ȱ minimumȱ setbacks,ȱ andȱ maximumȱ lotȱ coverageȱ requirementsȱ generallyȱ impactȱ aȱ developer’sȱ abilityȱ toȱ constructȱ theȱ maximumȱ numberȱ ofȱ unitsȱallowedȱbyȱtheȱGeneralȱPlanȱandȱZoningȱOrdinanceȱonȱaȱparticularȱsite.ȱȱ Consequently,ȱ theȱ 2015Ȭ2023ȱ sitesȱ inventoryȱ assumesȱ thatȱ developersȱ willȱ beȱ requiredȱ toȱ setȱ asideȱ aȱ smallȱ portionȱ ofȱ theȱ siteȱ toȱ accommodateȱ theseȱ standards,ȱasȱwellȱasȱimprovementsȱandȱotherȱrequirements,ȱbutȱwillȱgenerallyȱ maximizeȱ theirȱ siteȱ basedȱ onȱ theȱ permittedȱ densities.ȱ Basedȱ onȱ developmentȱ trendsȱinȱtheȱCityȱandȱtheȱregion,ȱtheȱinventoryȱassumesȱthatȱsitesȱdesignatedȱ exclusivelyȱforȱresidentialȱdevelopmentȱcouldȱachieveȱ80ȱpercentȱcapacity.ȱȱ

• Mixedȱ useȱ sites.ȱ Santaȱ Claraȱ isȱ aȱ desirableȱ residentialȱ marketȱ withȱ highȱ demandȱ basedȱ onȱ theȱ numberȱ ofȱ jobsȱ inȱ theȱ Cityȱ resultingȱ inȱ aȱ highȱ jobsȬtoȬ housingȱratio.ȱBecauseȱofȱtheȱdesirabilityȱandȱhighȱvalueȱofȱresidentialȱpropertyȱ inȱ theȱ region,ȱ developersȱ areȱ oftenȱ reluctantȱ toȱ includeȱ groundȱ floorȱ commercialȱspaceȱinȱresidentialȱbuildings,ȱevenȱwhenȱlandȱisȱzonedȱforȱmixedȱ useȱ development.ȱ Despiteȱ thisȱ trend,ȱ theȱ 2015Ȭ2023ȱ sitesȱ inventoryȱ conservativelyȱ assumesȱ thatȱ sitesȱdesignatedȱforȱmixedȱuseȱ developmentȱ willȱ achieveȱatȱleastȱ50ȱpercentȱresidentialȱcapacity.ȱȱ

8.12-6.5 Housing Focus Areas

Forȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱperiod,ȱ theȱ Cityȱ hasȱ identifiedȱ threeȱ focusȱ areasȱthatȱpermitȱresidentialȱonlyȱandȱmixedȱuseȱdevelopmentȱatȱdensitiesȱupȱtoȱ50ȱunitsȱ perȱacre.ȱTheȱthreeȱopportunityȱareasȱareȱappropriateȱtoȱaccommodateȱandȱfacilitateȱtheȱ developmentȱofȱhousingȱtypesȱforȱallȱfiveȱincomeȱcategories,ȱfromȱextremelyȱlowȱtoȱaboveȱ moderateȱ income,ȱ thatȱ compriseȱ theȱ City’sȱ 2014Ȭ2022ȱ RHNA.ȱ Theȱ threeȱ housingȱ focusȱ areasȱincludeȱparcelsȱwithinȱtheȱTasmanȱEastȱFocusȱArea,ȱLawrenceȱStationȱFocusȱArea,ȱ andȱ parcelsȱ groupedȱ withinȱ theȱ Elȱ Caminoȱ Realȱ Focusȱ Area.ȱ Theseȱ threeȱ areasȱ areȱ identifiedȱwithinȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱasȱeitherȱexistingȱorȱfutureȱfocusȱareasȱthatȱ representȱ locationsȱ andȱ opportunitiesȱ forȱ moreȱ intenseȱ development.ȱ Theseȱ areasȱ areȱ shownȱonȱFigureȱ8.12Ȭ6Ȭ1ȱandȱdescribedȱinȱmoreȱdetailȱinȱtheȱfollowingȱsections.ȱ

Page 8.12-96  8.12

Tasman East Focus Area TheȱTasmanȱEastȱFocusȱAreaȱincludesȱapproximatelyȱ42ȱacresȱofȱdevelopedȱlandȱlocatedȱ nearȱtheȱnorthernȱCityȱboundary.ȱTheȱFocusȱAreaȱincludesȱaȱrectangularȱgroupingȱofȱ36ȱ parcelsȱ situatedȱ eastȱ ofȱ Lafayetteȱ Street,ȱ northȱ ofȱ Tasmanȱ Drive,ȱ westȱ ofȱ theȱ Guadalupeȱ RiverȱTrail,ȱandȱsouthȱofȱtheȱSantaȱClaraȱTennisȱandȱGolfȱClubȱproperty.ȱTheȱFocusȱAreaȱ hasȱapproximatelyȱ25ȱownersȱandȱisȱcurrentlyȱdevelopedȱwithȱaȱmixȱofȱlightȱindustrialȱandȱ businessȱparkȱuses.ȱTheȱmajorityȱofȱtheȱbuildingsȱonȬsiteȱareȱoneȬstoryȱconstructedȱinȱtheȱ 1960Ȭ70sȱwithȱlargeȱsurfaceȱparkingȱareas.ȱAȱmoreȱdetailedȱdescriptionȱofȱtheȱonȬsiteȱusesȱ withȱ photographsȱ isȱ providedȱ inȱ Appendixȱ 8.12ȬB.ȱ Figureȱ 8.12Ȭ6Ȭ2ȱ showsȱ theȱ boundaryȱ andȱexistingȱconditionsȱofȱtheȱarea.ȱ

TheȱTasmanȱEastȱFocusȱAreaȱwasȱidentifiedȱasȱaȱfutureȱfocusȱareaȱinȱtheȱ2010Ȭ2035ȱGeneralȱ PlanȱLandȱUseȱElement.ȱAsȱPhaseȱIȱofȱtheȱGeneralȱPlanȱisȱnearȱcomplete,ȱTasmanȱEastȱisȱ nowȱidentifiedȱasȱaȱFocusȱAreaȱinȱPhaseȱIIȱofȱtheȱGeneralȱPlan,ȱwhichȱisȱtoȱbeȱimplementedȱȱ

 Page 8.12-97   SANTA CLARA GENERAL PLAN

FIGURE 8.12-6-1: 2015-2023 HOUSING FOCUS AREAS

ȱ

Page 8.12-98  8.12

FIGURE 8.12-6-2: TASMAN EAST FOCUS AREA

  betweenȱ2015ȱandȱ2025.ȱAsȱpartȱofȱtheȱphasedȱdevelopmentȱidentifiedȱinȱtheȱGeneralȱPlan,ȱ TasmanȱEastȱisȱanticipatedȱtoȱtransitionȱfromȱaȱLightȱIndustrialȱdesignationȱandȱuseȱtoȱHighȱ Densityȱ Residential.ȱ Theȱ Highȱ Densityȱ Residentialȱ designationȱ promotesȱ residentialȱ developmentȱatȱdensitiesȱrangingȱfromȱ37ȱtoȱ50ȱunitsȱperȱgrossȱacre.ȱDevelopmentȱonȱtheȱ siteȱisȱexpectedȱtoȱhaveȱanȱurbanȱfeel,ȱwithȱmidȬriseȱbuildings,ȱstructuredȱorȱbelowȬgradeȱ parking,ȱandȱsharedȱopenȱspace.ȱThisȱdevelopmentȱintensityȱisȱappropriateȱtoȱaccommodateȱ theȱ largeȱ numberȱ ofȱ employeesȱ inȱ theȱ areaȱ andȱ supportȱ existingȱ publicȱ transitȱ locatedȱ adjacentȱ toȱ theȱ Focusȱ Area.ȱ Threeȱ publicȱ transportationȱ providersȱ serveȱ theȱ Focusȱ Area,ȱ includingȱtheȱSantaȱClaraȱValleyȱTransportationȱAuthorityȱ(VTA),ȱprovidingȱbothȱlightȱrailȱ andȱbusȱserviceȱatȱtheȱLickȱMillȱandȱTasmanȱStation,ȱasȱwellȱasȱAmtrakȱandȱtheȱAltamontȱ CorridorȱExpressȱ(ACE)ȱservedȱbyȱtheȱGreatȱAmericaȱstation.ȱItȱisȱexpectedȱthatȱadditionalȱ analysisȱ ofȱ water,ȱ sewer,ȱ andȱ otherȱ infrastructureȱ wouldȱ beȱ requiredȱ asȱ partȱ ofȱ theȱ developmentȱprocess.ȱ

Theȱ Tasmanȱ Eastȱ Focusȱ Areaȱ allowsȱ andȱ encouragesȱ densitiesȱ thatȱ areȱ appropriateȱ toȱ accommodateȱ theȱ City’sȱ overallȱ RHNAȱ allocation.ȱ Assumingȱ aȱ maximumȱ permittedȱ densityȱofȱ50ȱunitsȱperȱacreȱandȱthatȱeachȱsiteȱisȱdevelopedȱatȱ80ȱpercentȱofȱitsȱpotentialȱ capacity,ȱtheȱTasmanȱEastȱFocusȱAreaȱcanȱaccommodateȱaȱtotalȱofȱ1,676ȱunits.ȱTableȱ8.12Ȭ6Ȭ 4ȱprovidesȱaȱdetailedȱinventoryȱofȱtheȱparcelsȱincludedȱinȱtheȱTasmanȱEastȱFocusȱArea.ȱȱ

 Page 8.12-99   SANTA CLARA GENERAL PLAN

TABLE 8.12-6-4: TASMAN EAST FOCUS AREA PARCEL INVENTORY

Parcel General Address Zoning Acres Density Capacity Existing Use Constraints(a) No. Plan High Density Business Park/ 100-Year Flood 09705056 2101 Tasman Dr ML 7.28 50 291 Residential Light Industrial Zone High Density Parking/Light 100-Year Flood 09705057 2220 Calle De Luna ML 2.32 50 93 Residential Industrial Zone High Density 100-Year Flood 09705058 2200 Calle De Luna ML 3.66 50 147 Vacant/Office Residential Zone High Density Business Park/ 100-Year Flood 09705059 2233 Calle Del Mundo ML 1.14 50 46 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09705060 2263 Calle Del Mundo ML 0.98 50 39 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09705061 2303 Calle Del Mundo ML 1.01 50 40 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09705062 2323 Calle Del Mundo ML 1.01 50 40 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09705063 2343 Calle Del Mundo ML 0.99 50 39 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09705064 5201 Lafayette St ML 1.18 50 47 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746001 5191 Lafayette St ML 0.54 50 22 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746002 2354 Calle Del Mundo ML 0.46 50 19 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746003 2346 Calle Del Mundo ML 0.46 50 19 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746004 2338 Calle Del Mundo ML 0.45 50 18 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746005 2330 Calle Del Mundo ML 0.46 50 18 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746006 2322 Calle Del Mundo ML 0.46 50 18 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746007 2301 Calle De Luna ML 0.46 50 18 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746008 2309 Calle De Luna ML 0.46 50 18 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746009 2317 Calle De Luna ML 0.45 50 18 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746010 2325 Calle De Luna ML 0.50 50 20 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746011 5185 Lafayette St ML 0.90 50 36 Residential Light Industrial Zone High Density Business Park/ 09746015 5101 Lafayette St ML 1.41 50 56 None Residential Light Industrial High Density Business Park/ 09746016 5151 Lafayette St ML 1.24 50 49 None Residential Light Industrial High Density Business Park/ 09746017 2300 Calle De Luna ML 1.50 50 60 None Residential Light Industrial High Density Business Park/ 100-Year Flood 09746018 2300 Calle De Luna ML 1.24 50 50 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746019 5123 Calle Del Sol ML 1.93 50 77 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746020 2231 Calle De Luna ML 1.04 50 42 Residential Light Industrial Zone

Page 8.12-100  8.12

TABLE 8.12-6-4: TASMAN EAST FOCUS AREA PARCEL INVENTORY

Parcel General Address Zoning Acres Density Capacity Existing Use Constraints(a) No. Plan High Density Business Park/ 100-Year Flood 09746021 2271 Calle De Luna ML 0.96 50 38 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746022 *no Site Address* ML 0.08 50 3 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746023 2281 Calle De Luna ML 0.92 50 37 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746024 2302 Calle Del Mundo ML 0.98 50 39 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746025 2272 Calle Del Mundo ML 0.48 50 19 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746026 2262 Calle Del Mundo ML 0.50 50 20 Residential Light Industrial Zone High Density Business Park/ 100-Year Flood 09746027 2232 Calle Del Mundo ML 1.05 50 42 Residential Light Industrial Zone High Density Business Park/ 09746028 5102 Calle Del Sol ML 1.61 50 64 None Residential Light Industrial High Density 09746029 2221 Tasman Dr ML 0.76 50 31 Restaurant None Residential High Density 09746030 2203 Tasman Dr ML 1.02 50 41 Restaurant None Residential TOTAL 41.89 1,676 (a) For all parcels included in the Tasman East Focus Area, additional analyses of the existing water and sewer lines is necessary to determine if there are any capacity or upgrade issues.

Lawrence Station Focus Area Accordingȱtoȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱLandȱUseȱElement,ȱtheȱLawrenceȱStationȱFocusȱ Areaȱ includesȱ approximatelyȱ 92ȱ acresȱ ofȱ developedȱ landȱ locatedȱ atȱ theȱ City’sȱ westernȱ limit.ȱ Theȱ Focusȱ Areaȱ generallyȱ includesȱ aȱ rectangularȱ groupingȱ ofȱ 41ȱ parcelsȱ withȱ 23ȱpropertyȱowners.ȱWhileȱtheȱlargerȱLawrenceȱStationȱFocusȱAreaȱtotalsȱapproximatelyȱ 92ȱacres,ȱ theȱ sitesȱ inventoryȱ focusesȱ onȱ 65ȱ acresȱ thatȱ areȱ mostȱ likelyȱ toȱ redevelopȱ intoȱ residentialȱ usesȱ duringȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱ period.ȱ Theȱ 65ȱ acresȱ identifiedȱ forȱ redevelopmentȱ includesȱ allȱ parcelsȱ locatedȱ eastȱ ofȱ Lawrenceȱ Expressway,ȱ southȱ ofȱ Centralȱ Expressway,ȱ northȱ ofȱ Kiferȱ Road,ȱ andȱ includingȱ parcelsȱ frontingȱ bothȱ sidesȱofȱCorvinȱDrive.ȱThisȱsmallerȱareaȱincludesȱ31ȱpropertiesȱdevelopedȱwithȱaȱmixȱofȱ lightȱ industrial,ȱ researchȱ andȱ development,ȱ andȱ businessȱ parkȱ uses.ȱ Aȱ moreȱ detailedȱ descriptionȱ ofȱ theȱ onȬsiteȱ usesȱ withȱ photographsȱ isȱ providedȱ inȱ Appendixȱ 8.12ȬB.ȱ Theȱ majorityȱ ofȱ theȱ buildingsȱ onȬsiteȱ areȱ oneȬstoryȱ constructedȱ inȱ theȱ 1960Ȭ70sȱ withȱ largeȱ surfaceȱparkingȱareas.ȱFigureȱ8.12Ȭ6Ȭ3ȱshowsȱtheȱboundaryȱandȱexistingȱconditionsȱofȱtheȱ area.ȱ

 Page 8.12-101   SANTA CLARA GENERAL PLAN

FIGURE 8.12-6-3: LAWRENCE STATION FOCUS AREA

ȱ  Asȱ Phaseȱ Iȱ ofȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ isȱ nearȱ completeȱ andȱ theȱ timingȱ ofȱ Phaseȱ IIȱ begins,ȱLawrenceȱStationȱisȱnowȱidentifiedȱasȱaȱFocusȱAreaȱinȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱ Landȱ Useȱ Element.ȱ Asȱ partȱ ofȱ theȱ phasedȱ developmentȱ identifiedȱ inȱ theȱ Generalȱ Plan,ȱ LawrenceȱStationȱisȱanticipatedȱtoȱtransitionȱfromȱaȱLightȱIndustrialȱdesignationȱandȱuseȱtoȱ Highȱ Densityȱ Residentialȱ andȱ Mediumȱ Densityȱ Residentialȱ designations.ȱ Theȱ Highȱ Densityȱ Residentialȱ designationȱ promotesȱ developmentȱ atȱ densitiesȱ rangingȱ fromȱ 37ȱ toȱ 50ȱunitsȱperȱgrossȱacre.ȱDevelopmentȱonȱtheȱsiteȱisȱexpectedȱtoȱhaveȱanȱurbanȱfeel,ȱwithȱ midȬriseȱ buildings,ȱ structuredȱ orȱ belowȬgradeȱ parking,ȱ andȱ sharedȱ openȱ space.ȱ Thisȱ developmentȱintensityȱisȱappropriateȱtoȱaccommodateȱtheȱlargeȱnumberȱofȱemployeesȱinȱ theȱareaȱandȱsupportȱexistingȱpublicȱtransportationȱsystemsȱthatȱincludesȱaȱCaltrainȱstationȱ locatedȱ southȱ ofȱ theȱ Focusȱ Area.ȱ Theȱ Mediumȱ Densityȱ Residentialȱ classificationȱ isȱ intendedȱ forȱ residentialȱ developmentȱ atȱ densitiesȱ rangingȱ fromȱ 20ȱ toȱ 36ȱ unitsȱ perȱ grossȱ acre.ȱ Buildingȱ typesȱ canȱ includeȱ aȱ combinationȱ ofȱ lowȬriseȱ apartments,ȱ townhousesȱ andȱ rowhousesȱwithȱgarageȱorȱbelowȱgradeȱparking.ȱTheȱsiteȱisȱadjacentȱtoȱanȱexistingȱCaltrainȱ station,ȱprovidingȱexistingȱemployeesȱandȱfutureȱresidentsȱwithȱalternativeȱtransportationȱ optionsȱandȱopportunitiesȱforȱtransitȬorientedȱdevelopment.ȱItȱisȱexpectedȱthatȱadditionalȱ analysisȱ ofȱ water,ȱ sewer,ȱ andȱ otherȱ infrastructureȱ wouldȱ beȱ requiredȱ asȱ partȱ ofȱ theȱ developmentȱ process.ȱ Itȱ isȱ alsoȱ likelyȱ thatȱ otherȱ Publicȱ Worksȱ requirementsȱ mayȱ apply,ȱ suchȱasȱnewȱsignals,ȱwaterȱandȱsewerȱlineȱupgrades,ȱandȱroadwayȱimprovements.ȱSuchȱ

Page 8.12-102  8.12

improvementsȱareȱtypicalȱtoȱtheȱredevelopmentȱofȱexistingȱolderȱandȱunderutilizedȱusesȱ andȱshouldȱnotȱundulyȱconstrainȱdevelopmentȱinȱtheȱarea.ȱ

TheȱLawrenceȱStationȱFocusȱAreaȱallowsȱandȱencouragesȱdensitiesȱthatȱareȱappropriateȱtoȱ accommodateȱtheȱCity’sȱoverallȱRHNAȱallocation.ȱAssumingȱaȱdevelopmentȱcapacityȱofȱ80ȱ percentȱandȱaȱmaximumȱpermittedȱdensityȱofȱ50ȱunitsȱperȱacreȱforȱsitesȱclassifiedȱasȱHighȱ Densityȱ Residentialȱ andȱ 36ȱ unitsȱ perȱ acreȱ forȱ sitesȱ classifiedȱ asȱ Mediumȱ Densityȱ Residential,ȱ theȱ Lawrenceȱ Stationȱ Focusȱ Areaȱ canȱ accommodateȱ aȱ totalȱ ofȱ 2,127ȱ units.ȱ Tableȱ 8.12Ȭ6Ȭ5ȱ providesȱ aȱ detailedȱ inventoryȱ ofȱ theȱ parcelsȱ includedȱ inȱ theȱ Lawrenceȱ StationȱFocusȱArea.ȱ

TABLE 8.12-6-5: LAWRENCE STATION FOCUS AREA PARCEL INVENTORY

Parcel Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. High Density 21634030 *no Site Address* ML 0.05 50 2 Vacant None Residential High Density Community 21634036 3570 Ryder St ML 1.11 50 44 None Residential Commercial High Density Research and 21634072 2951 Gordon Ave ML 2.18 50 87 None Residential Development High Density Research and 21634066 2901 Gordon Ave ML 0.84 50 33 None Residential Development High Density Heavy 21634070 3505 Kifer Rd ML 4.02 50 161 None Residential Industrial High Density Community 21634046 3060 Copper Rd ML 1.45 50 58 None Residential Commercial High Density 21634075 *no Site Address* ML 0.42 50 17 ROW None Residential High Density 21634041 2985 Gordon Ave ML 1.40 50 56 Light Industrial None Residential High Density 21634051 2960 Gordon Ave ML 1.80 50 72 Light Industrial None Residential High Density 21634052 3517 Ryder St ML 3.80 50 152 Light Industrial None Residential High Density Research and 21634073 2900 Gordon Ave ML 1.58 50 63 None Residential Development High Density 21634047 2960 Copper Rd ML 3.29 50 131 Light Industrial None Residential Medium Density 21633014 3000 Corvin Dr ML 1.15 36 33 Light Industrial None Residential Medium Density Heavy 21634079 3450 Central Expy ML 3.36 36 97 None Residential Industrial Medium Density Heavy 21634076 3400 Central Expy ML 7.18 36 207 None Residential Industrial Medium Density 21634080 3380 Central Expy ML 5.43 36 156 Office None Residential Medium Density Heavy 21634069 3465 Kifer Rd ML 7.64 36 220 None Residential Industrial Medium Density 21633025 3030 Corvin Dr ML 1.43 36 41 Light Industrial None Residential 21633034 2904 Corvin Dr ML Medium Density 1.10 36 32 Light Industrial None

 Page 8.12-103   SANTA CLARA GENERAL PLAN

TABLE 8.12-6-5: LAWRENCE STATION FOCUS AREA PARCEL INVENTORY

Parcel Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. Residential Medium Density 21634081 3420 Central Expy ML 5.79 36 167 Office None Residential Medium Density 21633033 2960 Corvin Dr ML 0.99 36 29 Light Industrial None Residential Medium Density 21633015 2970 Corvin Dr PD 1.96 36 56 Light Industrial None Residential Medium Density Heavy 21633035 3337 Kifer Rd ML 0.54 36 16 None Residential Industrial Medium Density 21633036 3051 Corvin Dr ML 0.62 36 18 Light Industrial None Residential Medium Density 21633037 3300 Central Expy ML 0.79 36 23 Office None Residential Medium Density 21633030 2921 Corvin Dr ML 1.05 36 30 Light Industrial None Residential Medium Density 21634005 3045 Copper Rd ML 0.54 36 15 Light Industrial None Residential Medium Density Heavy 21633001 3305 Kifer Rd ML 0.94 36 27 None Residential Industrial Medium Density 21633029 *no Site Address* ML 1.65 36 47 ROW None Residential Medium Density Public/Institutio 21633021 3011 Corvin Dr ML 0.62 36 18 None Residential nal Medium Density 21633022 3031 Corvin Dr ML 0.62 36 18 Light Industrial None Residential TOTAL 65.33 2,127 (a) For all parcels included in the Lawrence Station Focus Area, additional analyses of the existing water and sewer lines is necessary to determine if there are any capacity or upgrade issues.

El Camino Real Focus Area Asȱnotedȱinȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱLandȱUseȱElement,ȱtheȱElȱCaminoȱRealȱFocusȱAreaȱ isȱ theȱ City’sȱ mostȱ visibleȱ andȱ identifiableȱ commercialȱ corridor.ȱ Elȱ Caminoȱ Realȱ isȱ aȱ primaryȱeastȬwestȱrouteȱandȱStateȱhighway,ȱprovingȱcommercialȱservicesȱfor,ȱmanyȱofȱtheȱ City’sȱresidentialȱneighborhoods.ȱAsȱtheȱmajorityȱofȱtheȱpropertiesȱalongȱtheȱcorridorȱwereȱ developedȱ inȱ theȱ 1950Ȭ60sȱ aȱ numberȱ ofȱ themȱ areȱ presentlyȱ underutilized,ȱ providingȱ aȱ uniqueȱopportunityȱforȱrevitalizationȱincludingȱtheȱintroductionȱofȱnewȱresidentialȱuses.ȱ WhileȱtheȱElȱCaminoȱRealȱFocusȱAreaȱidentifiedȱinȱtheȱGeneralȱPlanȱincludesȱallȱparcelsȱ frontingȱ Elȱ Caminoȱ Realȱ asȱ itȱ extendsȱ throughȱ theȱ City,ȱ theȱ Housingȱ Elementȱ sitesȱ inventoryȱfocusesȱonȱ20ȱparcelȱgroupingsȱorȱ“sites”,ȱalongȱtheȱcorridorȱthatȱareȱmostȱlikelyȱ toȱredevelopȱintoȱresidentialȱusesȱduringȱtheȱ2015Ȭ2023ȱHousingȱElementȱplanningȱperiod.ȱ Theȱ 20ȱ identifiedȱ sitesȱ totalȱ approximatelyȱ 112ȱ acresȱ andȱ wereȱ formedȱ toȱ encourageȱ theȱ developmentȱorȱlargeȱcohesiveȱdevelopmentȱprojects.ȱFiguresȱ8.12Ȭ6Ȭ4ȱandȱ8.12Ȭ6Ȭ5ȱshowȱ theȱboundaryȱandȱexistingȱconditionsȱofȱtheȱElȱCaminoȱFocusȱArea.ȱ

Page 8.12-104 Appendix Twelve:HOUSING ELEMENT 8.12

FIGURE 8.12-6-4: EL CAMINO REAL FOCUS AREA (WESTERN PORTION)ȱ

 

 Page 8.12-105  SANTA CLARA GENERAL PLAN 

FIGURE 8.12-6-5: EL CAMINO REAL FOCUS AREA (EASTERN PORTION)

ȱ

Page 8.12-106 Appendix Twelve: HOUSING ELEMENT 8.12

ExistingȱdevelopmentȱalongȱElȱCaminoȱRealȱconsistsȱofȱaȱmixȱofȱsmallȬscaleȱautoȬorientedȱ commercialȱ usesȱ andȱ services,ȱ asȱ wellȱ asȱ midȬȱ toȱ largeȬscaleȱ stripȱ mallȱ developments.ȱ Buildingȱ heightsȱ areȱ generallyȱ oneȱ story,ȱ withȱ parkingȱ locatedȱ towardsȱ theȱ streetȱ edge.ȱ Theȱ roadwayȱ itselfȱ isȱ wideȱ andȱ canȱ accommodateȱ higherȱ speeds,ȱ coupledȱ withȱ inconsistentȱlandscapingȱandȱnarrowȱsidewalks,ȱtherebyȱreducingȱpedestrianȱaccessibilityȱ andȱwalkability.ȱ

Theȱ2010Ȭ2035ȱGeneralȱPlanȱvisionȱforȱElȱCaminoȱRealȱisȱtoȱtransformȱthisȱFocusȱAreaȱfromȱ aȱseriesȱofȱautomobileȬorientedȱstripȬmallsȱtoȱaȱtreeȬlined,ȱpedestrianȬȱandȱtransitȬorientedȱ corridorȱ withȱ aȱ mixȱ ofȱ residentialȱ andȱ retailȱ uses.ȱ Largerȱ properties,ȱ areȱ typicallyȱ designatedȱ asȱ Regionalȱ Mixedȱ Useȱ andȱ locatedȱ atȱ keyȱ intersections,ȱ withȱ smallerȱ midȬ blockȱ propertiesȱ designatedȱ Communityȱ Mixedȱ Use.ȱ Theȱ Regionalȱ Mixedȱ Useȱ classificationȱisȱintendedȱtoȱpromoteȱhighȬintensity,ȱmixedȱuseȱdevelopmentȱalongȱmajorȱ transportationȱ corridorsȱ inȱ theȱ Cityȱ permittingȱ allȱ typesȱ ofȱ retail,ȱ localȱ servingȱ offices,ȱ hotel,ȱandȱserviceȱuses,ȱexceptȱforȱautoȬorientedȱuses,ȱtoȱmeetȱlocalȱandȱregionalȱneeds.ȱAȱ minimumȱresidentialȱdevelopmentȱofȱ37ȱtoȱ50ȱunitsȱperȱgrossȱacreȱisȱrequired.ȱSimilarly,ȱ theȱCommunityȱMixedȱUseȱclassificationȱisȱintendedȱtoȱencourageȱaȱmixȱofȱresidentialȱandȱ commercialȱusesȱalongȱmajorȱstreets.ȱRetail,ȱcommercialȱandȱneighborhoodȱofficeȱusesȱareȱ allowedȱatȱaȱminimumȱFARȱofȱ0.10,ȱinȱconjunctionȱwithȱresidentialȱdevelopmentȱbetweenȱ 20ȱ andȱ 36ȱ unitsȱ perȱ acre.ȱ Forȱ bothȱ designations,ȱ parkingȱ isȱ encouragedȱ toȱ beȱ behindȱ buildings,ȱbelowȬgradeȱorȱinȱstructures,ȱtoȱensureȱthatȱactiveȱusesȱfaceȱpublicȱstreets.ȱItȱisȱ expectedȱ thatȱ additionalȱ analysisȱ ofȱ water,ȱ sewer,ȱ andȱ otherȱ infrastructureȱ wouldȱ beȱ requiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

TheȱElȱCaminoȱRealȱFocusȱAreaȱallowsȱandȱencouragesȱdensitiesȱthatȱareȱappropriateȱtoȱ accommodateȱtheȱCity’sȱ2014Ȭ2022ȱRHNAȱallocation.ȱAssumingȱaȱdevelopmentȱcapacityȱofȱ 50ȱpercentȱforȱmixedȱuseȱsitesȱandȱaȱmaximumȱpermittedȱdensityȱofȱ50ȱunitsȱperȱacreȱforȱ sitesȱ classifiedȱ asȱ Regionalȱ Mixedȱ Useȱ andȱ 36ȱ unitsȱ perȱ acreȱ forȱ sitesȱ classifiedȱ asȱ CommunityȱMixedȱUse,ȱtheȱElȱCaminoȱRealȱFocusȱAreaȱcanȱaccommodateȱaȱtotalȱofȱ2,274ȱ units.ȱ Tableȱ 8.12Ȭ6Ȭ6ȱ providesȱ aȱ detailedȱ inventoryȱ ofȱ theȱ parcelsȱ includedȱ inȱ theȱ ElȱCaminoȱRealȱFocusȱArea.ȱȱ

 Page 8.12-107  SANTA CLARA GENERAL PLAN

TABLE 8.12-6-6: EL CAMINO REAL FOCUS AREA PARCEL INVENTORY

Site Parcel No. Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. 1 22002020 3475 El Camino Real CT Community Mixed Use 0.46 36 8 Commercial None 1 22002022 3499 El Camino Real CC Community Mixed Use 0.41 36 7 Auto-Related None 1 22002040 3550 Flora Vista Ave CT Community Mixed Use 0.51 36 9 Religious None 1 22002045 3443 El Camino Real CT Community Mixed Use 1.57 36 28 Commercial None 1 22002046 3455 El Camino Real CT Community Mixed Use 0.67 36 12 Carwash None 1 22002048 3477 El Camino Real CC Community Mixed Use 0.72 36 13 Hotel None 1 22003010 3501 El Camino Real CC Regional Mixed Use 10.67 50 267 Restaurant None SITE 1 SUBTOTAL 15.01 345 2 29001113 3550 El Camino Real CT Regional Mixed Use 1.15 50 21 Restaurant None 2 29001115 3590 El Camino Real CT Regional Mixed Use 0.68 50 12 Restaurant None 2 29001117 3570 El Camino Real CT Regional Mixed Use 0.40 50 7 Hotel None 2 29001116 3580 El Camino Real CT Regional Mixed Use 1.58 50 28 Commercial None 2 29001114 3530 El Camino Real CT Regional Mixed Use 0.58 50 10 Commercial None SITE 2 SUBTOTAL 4.38 110 3 29001136 3410 El Camino Real CT Community Mixed Use 2.23 36 40 Commercial None SITE 3 SUBTOTAL 2.23 40 4 29002101 3348 El Camino Real CT Community Mixed Use 0.14 36 3 Auto Related None 4 29002102 3380 El Camino Real CT Community Mixed Use 0.88 36 16 Office None 4 29002105 3334 El Camino Real CT Community Mixed Use 0.27 36 5 Commercial None 4 29002098 3310 El Camino Real CT Community Mixed Use 0.15 36 3 Commercial None 4 29002100 3358 El Camino Real CT Community Mixed Use 0.22 36 4 Commercial None 4 29002104 3334 El Camino Real CT Community Mixed Use 0.31 36 6 Auto Related None 4 29002099 3310 El Camino Real CT Community Mixed Use 0.15 36 3 Commercial None 4 29002103 3362 El Camino Real CT Community Mixed Use 0.95 36 17 Auto Related None 4 29002087 El Camino Real CT Community Mixed Use 0.08 36 2 Light Industrial None SITE 4 SUBTOTAL 3.16 57 5 22001044 3335 El Camino Real CT Community Mixed Use 0.43 36 8 Auto Related None 5 22001059 3367 El Camino Real CT Community Mixed Use 0.62 36 11 Auto Related None 5 22001018 3305 El Camino Real CT Community Mixed Use 0.29 36 5 Commercial None 5 22001053 3327 El Camino Real CT Community Mixed Use 0.32 36 6 Commercial None SITE 5 SUBTOTAL 1.66 30

 Page 8.12-108 Appendix Twelve:HOUSING ELEMENT  8.12

TABLE 8.12-6-6: EL CAMINO REAL FOCUS AREA PARCEL INVENTORY

Site Parcel No. Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. 6 22031077 2907 El Camino Real CT Community Mixed Use 0.33 36 6 Auto-related None 6 22032056 3031 El Camino Real CT Community Mixed Use 0.45 36 8 Auto Related None 6 22032054 3033 El Camino Real CT Community Mixed Use 0.83 36 15 Grocery None 6 22032059 3035 El Camino Real CT Community Mixed Use 1.88 36 34 Plant Nursery None 6 22031082 2855 El Camino Real CT Community Mixed Use 1.50 36 27 Commercial None 6 22031114 2825 El Camino Real CT Community Mixed Use 0.97 36 18 Commercial None 6 22031075 2983 El Camino Real CT Community Mixed Use 1.08 36 19 Rental Car None 6 22032057 3141 El Camino Real CT Community Mixed Use 1.85 36 33 Restaurant None 6 22031079 2931 El Camino Real CT Community Mixed Use 0.66 36 12 Auto-Related None 6 22031083 2895 El Camino Real CT Community Mixed Use 0.46 36 8 Parking None 6 22031078 2915 El Camino Real CT Community Mixed Use 0.33 36 6 Commercial None 6 22031080 *no Site Address* CT Community Mixed Use 0.67 36 12 Auto Related None SITE 6 SUBTOTAL 11.01 198 7 29005055 2930 El Camino Real CT Community Mixed Use 1.05 36 19 Retail None 7 29005074 2910 El Camino Real CT Community Mixed Use 0.52 36 9 Hotel None 7 29005076 2800 El Camino Real CT Community Mixed Use 0.71 36 13 Liquor Store None 7 29005054 2998 El Camino Real CT Community Mixed Use 0.52 36 9 Restaurant None 7 29005060 1500 Kiely Blvd CT Community Mixed Use 0.44 36 8 Goodwill None 7 29005077 2850 El Camino Real CT Community Mixed Use 1.92 36 34 Bank None SITE 7 SUBTOTAL 5.14 93 8 29006020 2600 El Camino Real CC Regional Mixed Use 13.48 50 337 Community Commercial None SITE 8 SUBTOTAL 13.48 337 9 29046016 2500 El Camino Real CT Community Mixed Use 0.49 36 9 Commercial 100-Year Flood Zone 9 29046017 2490 El Camino Real CT Community Mixed Use 2.73 36 49 Restaurant 100-Year Flood Zone 9 29007138 2430 El Camino Real CT Community Mixed Use 1.21 36 22 Furniture 100-Year Flood Zone 9 29046001 2570 El Camino Real CT Community Mixed Use 1.59 36 29 Auto-related 100-Year Flood Zone 9 29046002 2550 El Camino Real CT Community Mixed Use 0.99 36 18 Hotel 100-Year Flood Zone 9 29046015 2500 El Camino Real CT Community Mixed Use 0.76 36 14 Hotel 100-Year Flood Zone SITE 9 SUBTOTAL 7.78 140 10 22414111 2325 El Camino Real CT Community Mixed Use 0.53 36 10 Commercial 100-Year Flood Zone 10 22414089 2327 El Camino Real CT Community Mixed Use 0.24 36 4 Restaurant 100-Year Flood Zone 10 22414110 2367 El Camino Real CT Community Mixed Use 0.22 36 4 Restaurant 100-Year Flood Zone 10 22414106 2369 El Camino Real CT Community Mixed Use 0.32 36 6 Auto-related 100-Year Flood Zone

Page 8.12-109  SANTA CLARA GENERAL PLAN

TABLE 8.12-6-6: EL CAMINO REAL FOCUS AREA PARCEL INVENTORY

Site Parcel No. Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. 10 22414094 2355 El Camino Real CT Community Mixed Use 0.50 36 9 Bicycle Repair 100-Year Flood Zone 10 22414114 2341 El Camino Real CT Community Mixed Use 0.40 36 7 Auto-related 100-Year Flood Zone 10 22414109 2345 El Camino Real CT Community Mixed Use 0.28 36 5 Commercial 100-Year Flood Zone 10 22414090 2337 El Camino Real CT Community Mixed Use 0.33 36 6 Commercial 100-Year Flood Zone 10 22414086 *no Site Address* CT Community Mixed Use 0.38 36 7 Auto-related 100-Year Flood Zone SITE 10 SUBTOTAL 3.22 58 11 29008109 2340 El Camino Real CT Community Mixed Use 0.49 36 9 Restaurant 100-Year Flood Zone 11 29008136 2336 El Camino Real CT Community Mixed Use 0.49 36 9 Commercial 100-Year Flood Zone SITE 11 SUBTOTAL 0.98 18 12 29010076 2006 El Camino Real CC Community Mixed Use 0.48 36 9 Restaurant None 12 29010090 2238 El Camino Real CC Community Mixed Use 0.71 36 13 Parking Lot None 12 29010075 2010 El Camino Real CC Community Mixed Use 19.38 36 349 Restaurant None 12 29010066 2000 El Camino Real CC Community Mixed Use 0.59 36 11 Hotel None 12 29010028 2120 El Camino Real CC Community Mixed Use 1.01 36 18 Commercial None 12 29010091 2232 El Camino Real CC Community Mixed Use 2.08 36 37 Restaurant None 12 29010078 2200 El Camino Real CC Community Mixed Use 0.95 36 17 Bank None 12 29010072 2250 El Camino Real CT Community Mixed Use 0.99 36 18 Tourist/Visitors None 12 29010068 2280 El Camino Real CT Community Mixed Use 0.40 36 7 Restaurant None 12 29010073 *no Site Address* CC Community Mixed Use 0.69 36 12 Vacant None SITE 12 SUBTOTAL 8.10(b) 142(b) 13 22415030 2255 El Camino Real CT Community Mixed Use 0.12 36 2 Auto Related None 13 22415037 2165 El Camino Real CC Regional Mixed Use 0.94 50 23 Commercial None 13 22415037 2211 El Camino Real CC Regional Mixed Use 0.84 50 21 Commercial None 13 22415033 2025 El Camino Real CT Community Mixed Use 3.23 36 58 Commercial None 13 22415029 2225 El Camino Real CT Regional Mixed Use 1.24 50 31 Commercial None 13 22415022 2245 El Camino Real CT Community Mixed Use 0.36 36 6 Commercial None 13 22415018 *no Site Address* CT Community Mixed Use 1.37 36 25 Restaurant None SITE 13 SUBTOTAL 8.09 189 14 26901081 1890 El Camino Real CT Community Mixed Use 1.17 36 21 Auto-related None 14 26901082 1890 El Camino Real CT Community Mixed Use 0.31 36 6 Auto-related None SITE 14 SUBTOTAL 1.48 27 15 22420095 1855 El Camino Real CT Community Mixed Use 0.53 36 10 Auto-related None 15 22420094 1805 El Camino Real CT Community Mixed Use 0.41 36 7 Auto-related None

 Page 8.12-110 Appendix Twelve:HOUSING ELEMENT  8.12

TABLE 8.12-6-6: EL CAMINO REAL FOCUS AREA PARCEL INVENTORY

Site Parcel No. Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. 15 22449009 1705 El Camino Real CT Community Mixed Use 1.39 36 25 Bank None 15 22449010 1655 El Camino Real CT Community Mixed Use 1.40 36 25 Hotel None 15 22449012 1745 El Camino Real CT Community Mixed Use 0.79 36 14 Restaurant None SITE 15 SUBTOTAL 4.52 81 16 26903006 1550 El Camino Real CT Community Mixed Use 0.09 36 2 Auto-related None 16 26903003 1463 Lincoln St CT Community Mixed Use 0.18 36 3 Single-family None 16 26903004 1499 Lincoln St CT Community Mixed Use 0.25 36 5 Auto-related None 16 26903051 1466 Jefferson St CT Community Mixed Use 0.54 36 10 Auto-related None SITE 16 SUBTOTAL 1.07 19 17 22426066 1171 El Camino Real CT Community Mixed Use 0.20 36 4 Hair Salon None 17 22426055 1538 Main St CT Community Mixed Use 0.21 36 4 Office None 17 22426060 1205 El Camino Real CT Community Mixed Use 0.25 36 5 Office None 17 22448004 1493 El Camino Real CT Community Mixed Use 0.51 36 9 Strip Mall None 17 22428064 911 El Camino Real CT Community Mixed Use 0.58 36 10 Restaurant None 17 22426073 1265 El Camino Real CT Community Mixed Use 0.48 36 9 Grocery None 17 22448005 1483 El Camino Real CT Community Mixed Use 0.34 36 6 Single-family None 17 22448006 1493 El Camino Real OG Community Mixed Use 0.89 36 16 Office None 17 22448013 1399 El Camino Real CT Community Mixed Use 1.05 36 19 Vacant None 17 22448012 1385 El Camino Real CT Community Mixed Use 0.59 36 11 Commercial None 17 22426050 1295 El Camino Real CT Community Mixed Use 0.25 36 4 Commercial None 17 22448009 1320 Civic Center Dr OG Community Mixed Use 0.21 36 4 Commercial None 17 22426012 1181 El Camino Real CT Community Mixed Use 0.17 36 3 Auto-related None 17 22428067 999 El Camino Real CT Community Mixed Use 0.14 36 3 Commercial None 17 22448011 1363 El Camino Real CT Community Mixed Use 0.51 36 9 Office None 17 22428048 979 El Camino Real CT Community Mixed Use 0.15 36 3 Auto-related None 17 22428069 1021 El Camino Real CT Community Mixed Use 0.18 36 3 Commercial None 17 22428036 1041 El Camino Real CT Community Mixed Use 0.09 36 2 Auto-related None 17 22426065 1191 El Camino Real CT Community Mixed Use 0.17 36 3 Car Wash None 17 22428068 1083 El Camino Real CT Community Mixed Use 0.12 36 2 Commercial None 17 22428035 1031 El Camino Real CT Community Mixed Use 0.62 36 11 Office None 17 22428037 1075 El Camino Real CT Community Mixed Use 0.09 36 2 Office None 17 22426058 1111 El Camino Real CT Community Mixed Use 0.31 36 6 Heavy Industrial None 17 22448002 1375 El Camino Real CT Community Mixed Use 0.67 36 12 Auto Related None SITE 17 SUBTOTAL 8.79 158

Page 8.12-111  SANTA CLARA GENERAL PLAN

TABLE 8.12-6-6: EL CAMINO REAL FOCUS AREA PARCEL INVENTORY

Site Parcel No. Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. 18 22429034 1525 Alviso St ML Community Mixed Use 1.44 36 26 Sign Shop None 18 22429023 1526 Alviso St ML Community Mixed Use 0.15 36 3 Vacant None 18 22429008 1595 Lafayette St Community Mixed Use 0.18 36 3 Vacant None 18 22429022 820 Civic Center Dr ML Community Mixed Use 0.36 36 6 Tourist/Visitors None 18 22429016 1607 Lafayette St CT Community Mixed Use 0.18 36 3 Vacant None 18 22429038 889 El Camino Real Community Mixed Use 0.32 36 6 Single-family None 18 22429017 1627 Lafayette St CT Community Mixed Use 0.18 36 3 Office None 18 22429010 858 Civic Center Dr ML Community Mixed Use 0.31 36 5 Office None 18 22429033 1717 Lafayette St ML Community Mixed Use 3.35 36 60 Single-family None 18 22429009 864 Civic Center Dr ML Community Mixed Use 0.20 36 4 Vacant None 18 22429018 1647 Lafayette St CT Community Mixed Use 0.18 36 3 Commercial None 18 22429030 1543 Lafayette St CT Community Mixed Use 0.18 36 3 Vacant None 18 22429007 1555 Lafayette St CT Community Mixed Use 0.38 36 7 Tech Office None 18 22429041 859 El Camino Real CT Community Mixed Use 0.76 36 14 Commercial None 18 22429012 *no Site Address* CT Community Mixed Use 0.14 36 3 Auto-related None 18 22429032 *no Site Address* CT Community Mixed Use 0.43 36 8 Hotel None SITE 18 SUBTOTAL 8.73 157 19 26903079 1212 El Camino Real CT Community Mixed Use 0.29 36 5 Nail Salon None 19 26905084 *no Site Address* CT Community Mixed Use 0.36 36 6 Vacant None 19 26903086 1489 Monroe St CT Community Mixed Use 0.15 36 3 Vacant None 19 26905056 1473 Jackson St CT Community Mixed Use 0.12 36 2 Vacant None 19 26905011 1463 Jackson St CT Community Mixed Use 0.12 36 2 R&D None 19 26905003 1460 Main St CT Community Mixed Use 0.12 36 2 Tourist/Visitors None 19 26903131 *no Site Address* CT Community Mixed Use 0.06 36 1 Single-family None 19 26903130 *no Site Address* CT Community Mixed Use 0.20 36 4 Vacant None SITE 19 SUBTOTAL 1.42 26 20 23016002 1228 Sherwood Ave R1 Community Mixed Use 0.16 36 3 Tourist/Visitors None 20 23016003 1227 Sherwood Ave R1 Community Mixed Use 0.19 36 3 Single-family None 20 23016004 1223 Sherwood Ave R1 Community Mixed Use 0.18 36 3 Single-family None 20 23016005 1219 Sherwood Ave R1 Community Mixed Use 0.18 36 3 Single-family None High Density 20 23016007 2222 The Alameda CT 0.45 50 11 Hotel None Residential High Density 20 23016008 2234 The Alameda CT 0.49 50 12 Hotel None Residential 20 23016028 *no Site Address* R1 Community Mixed Use 0.03 36 0 Vacant None

 Page 8.12-112 Appendix Twelve:HOUSING ELEMENT  8.12

TABLE 8.12-6-6: EL CAMINO REAL FOCUS AREA PARCEL INVENTORY

Site Parcel No. Address Zoning General Plan Acres Density Capacity Existing Use Constraints(a) No. 20 23016029 1202 Sherwood Ave R1 Community Mixed Use 0.16 36 3 Single-family None 20 23016030 1206 Sherwood Ave R1 Community Mixed Use 0.17 36 3 Single-family None 20 23016031 *no Site Address* R1 Community Mixed Use 0.16 36 3 Vacant None 20 23016032 1216 Sherwood Ave R1 Community Mixed Use 0.16 36 3 Single-family None 20 23016033 1220 Sherwood Ave R1 Community Mixed Use 0.16 36 3 Single-family None 20 23016034 *no Site Address* R1 Regional Mixed Use 0.07 50 2 Vacant None 20 23016035 1215 Sherwood Ave R1 Community Mixed Use 0.18 36 3 Single-family None 20 23016036 1211 Sherwood Ave R1 Community Mixed Use 0.18 36 3 Single-family None 20 23016037 1077 Portola Ave R1 Community Mixed Use 0.09 36 2 Single-family None 20 23016038 1081 Portola Ave R1 Community Mixed Use 0.09 36 2 Single-family None 20 23016039 1083 Portola Ave R1 Community Mixed Use 0.09 36 2 Single-family None 20 23016040 1085 Portola Ave R1 Community Mixed Use 0.09 36 2 Single-family None High Density 20 23016116 1089 Portola Ave CT 0.46 50 11 Architect None Residential SITE 20 SUBTOTAL 3.70 76

TOTAL 112.48 2,274 (a) For all parcels included in the El Camino Real Focus Area, additional analyses of the existing water and sewer lines is necessary to determine if there are any capacity or upgrade issues. (b) Calculations for Site 12 assume only 8.1 acres of the larger site are available for residential development and could accommodate 142 units at 50 percent capacity and a maximum permitted capacity of 50 dwelling units per acre. ȱ

Page 8.12-113   SANTA CLARA GENERAL PLAN

8.12-6.6 Opportunities for Energy and Resource Conservationȱ

Inȱadditionȱtoȱitsȱstrategicȱlocationȱnearȱjobs,ȱtransitȱandȱservices,ȱtheȱCityȱofȱSantaȱClaraȱ ownsȱandȱoperatesȱitsȱownȱelectricȱutility,ȱwaterȱandȱsewerȱutility,ȱandȱjointlyȱownsȱtheȱ sewageȱ treatmentȱ plantȱ withȱ theȱ Cityȱ ofȱ Sanȱ José.ȱ Theȱ Cityȱ consequentlyȱ hasȱ greaterȱ controlȱoverȱproductionȱandȱconsumptionȱthanȱmostȱotherȱjurisdictionsȱinȱtheȱState.ȱThisȱ controlȱ providesȱ anȱ opportunityȱ toȱ implementȱ programsȱ andȱ policiesȱ thatȱ encourageȱ energyȱandȱresourceȱconservation.ȱInȱDecemberȱ2013,ȱtheȱCityȱadoptedȱaȱClimateȱActionȱ Planȱ(CAP)ȱwhichȱbuildsȱuponȱtheseȱprogramsȱandȱpoliciesȱtoȱfurtherȱreduceȱenergyȱuseȱ andȱconserveȱresources,ȱwhileȱreducingȱtheȱCity’sȱgreenhouseȱgasȱ(GHG)ȱemissions.ȱTheȱ CAPȱprovidesȱgoalsȱandȱactionsȱtoȱachieveȱaȱ15ȱpercentȱreductionȱinȱGHG’sȱbyȱ2020.ȱ

Land Use and Transportation Santaȱ Clara,ȱ givenȱ itsȱ builtȬoutȱ nature,ȱ mustȱ strategicallyȱ guideȱ growthȱ andȱ newȱ developmentȱthroughoutȱtheȱCity.ȱWithȱtheȱadoptionȱofȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱnewȱ housingȱ hasȱ alreadyȱ beenȱ approvedȱ nearȱ keyȱ corridorsȱ andȱ walkableȱ centers.ȱ Asȱ futureȱ developmentȱisȱplannedȱandȱconstructedȱinȱtheȱCity,ȱthereȱareȱnewȱopportunitiesȱtoȱlocateȱ housingȱandȱjobsȱinȱproximityȱtoȱtransitȱandȱtoȱexpandȱtransitȱservicesȱalongȱdesignatedȱ corridors,ȱ resultingȱ inȱ reducedȱ vehicleȱ tripsȱ andȱ encouragingȱ alternativeȱ formsȱ ofȱ transportation.ȱForȱexample,ȱbothȱtheȱLawrenceȱStationȱandȱTasmanȱEastȱFocusȱAreasȱareȱ withinȱaȱhalfȬmileȱwalkingȱdistanceȱofȱaȱtransitȱcenter.ȱUnderȱtheȱCAP,ȱtheȱCityȱwouldȱaimȱ toȱ reducingȱ vehicleȱ tripsȱ andȱ milesȱ traveledȱ (VMT)ȱ byȱ implementingȱ aȱ transportationȱ demandȱ managementȱ program.ȱ Theȱ Cityȱ wouldȱ alsoȱ reviseȱ itsȱ parkingȱ standardsȱ toȱ requireȱparkingȱspacesȱforȱelectricȱvehicleȱcharging.ȱ

Energy Theȱ Cityȱ supportsȱ severalȱ regionalȱ effortsȱ toȱ conserveȱ energyȱ resourcesȱ andȱ reduceȱ greenhouseȱ gasȱ emissions.ȱ Inȱ Januaryȱ 2008,ȱ theȱ Cityȱ signedȱ theȱ U.S.ȱ Mayorsȱ Climateȱ Protectionȱ Agreementȱ withȱ aȱ targetȱ ofȱ meetingȱ orȱ exceedingȱ theȱ Kyotoȱ Protocolȱ forȱ aȱ reductionȱofȱgreenhouseȱgasȱemissionsȱofȱ5.2ȱpercentȱbelowȱ1990ȱlevelsȱbyȱ2012ȱ(aȱ29ȱpercentȱ cut).ȱȱ

Theȱ Cityȱ isȱ wellȬestablishedȱ inȱ sustainableȱ planningȱ throughȱ itsȱ utilitiesȱ andȱ publicȱ services,ȱincludingȱtheȱCity’sȱmunicipalȱelectricȱutility,ȱSiliconȱValleyȱPowerȱ(SVP).ȱToday,ȱ SVPȱandȱtheȱCityȱareȱfocusedȱonȱexpandingȱtheȱutility’sȱsustainableȱresources.ȱOneȱofȱtheȱ City’sȱmainȱprioritiesȱisȱtheȱreductionȱofȱgreenhouseȱgasesȱandȱdevelopmentȱofȱsustainableȱ renewableȱenergyȱandȱgreenȱpowerȱresources.ȱOverȱ30ȱpercentȱofȱtheȱpowerȱmixȱforȱSVPȱisȱ fromȱ renewableȱ geothermal,ȱ smallȱ hydroelectric,ȱ solarȱ andȱ windȱ sourcesȱ (57ȱ percentȱ ifȱ largeȱ hydroelectricȱ sourcesȱ areȱ included).ȱ Withȱ implementationȱ ofȱ theȱ CAP,ȱ theȱ Cityȱ

Page 8.12-114 Appendix Twelve: HOUSING ELEMENT 8.12 intendsȱ toȱ eliminateȱ coalȬpowerȱ formȱ SVP’sȱ energyȱ portfolioȱ andȱ investigateȱ largeȱ scaleȱ renewableȱ energyȱ options.ȱ SVPȱ currentlyȱ offersȱ aȱ Greenȱ Powerȱ optionȱ thatȱ allowsȱ residentsȱandȱbusinessesȱinȱtheȱCityȱtoȱpurchaseȱ100ȱpercentȱcleanȱwindȱandȱsolarȱpower,ȱ whichȱisȱproducedȱlocallyȱinȱCaliforniaȱandȱwithinȱtheȱCity.ȱȱ

Theȱ Cityȱ hasȱ installedȱ solarȱ systemsȱ atȱ twoȱ Cityȱ facilities,ȱ whichȱ couldȱ produceȱ upȱ toȱ 500ȱkWȱ ofȱ energyȱ whenȱ combined.ȱ Withȱ implementationȱ ofȱ theȱ CAP,ȱ theȱ Cityȱ plansȱ toȱ installȱupȱtoȱfiveȱadditionalȱsolarȱPVȱprojectsȱwithȱaȱtotalȱinstalledȱcapacityȱofȱ3ȱtoȱ5ȱMW.ȱ Toȱ encourageȱ residentialȱ PVȱ systems,ȱ SVPȱ offersȱ aȱ Neighborhoodȱ Solarȱ Program,ȱ matchingȱresidentȱandȱbusinessȱcontributionsȱtoȱtheȱfundȱforȱnonprofitȱsolarȱfacilitiesȱinȱ theȱ City.ȱ Additionally,ȱ SVPȱ providesȱ rebatesȱ forȱ localȱ businessesȱ andȱ residentsȱ forȱ installationȱofȱsolarȱelectricȱsystems,ȱandȱexpeditedȱsolarȱsystemȱpermitting.ȱTheȱCityȱaimsȱ toȱ installȱ anȱ additionalȱ 6ȱ MWȱ ofȱ solar,ȱ throughȱ aȱ combinationȱ ofȱ residentialȱ andȱ commercialȱinstallations.ȱ

SVPȱ offersȱ freeȱ homeȱ energyȱ auditsȱ forȱ residentialȱ customers,ȱ toȱ helpȱ identifyȱ energyȱ efficiencyȱ improvements,ȱ andȱ rebatesȱ thatȱ reduceȱ theȱ costȱ ofȱ variousȱ improvements,ȱ including:ȱ energyȱ efficientȱ appliances,ȱ insulation,ȱ lighting,ȱ coolingȱ andȱ processȱ changes.ȱ UnderȱtheȱCAP,ȱtheȱCityȱwillȱimplementȱnewȱprogramsȱtoȱachieveȱaȱfiveȱpercentȱreductionȱ inȱcommunityȬwideȱelectricityȱuseȱbyȱ2020.ȱTheȱCityȱwillȱalsoȱworkȱwithȱPacificȱGasȱandȱ Electricȱ(PG&E)ȱtoȱencourageȱresidentsȱandȱbusinessesȱtoȱretrofitȱtheirȱnaturalȱgasȱsystems.ȱ

Water and Wastewater SantaȱClaraȱisȱalsoȱinvolvedȱwithȱwaterȱresourceȱconservationȱandȱrecycling,ȱthroughȱcoȬȱ ownershipȱofȱtheȱSanȱJosé/SantaȱClaraȱWaterȱPollutionȱControlȱPlantȱ(WPCP),ȱwhichȱtreatsȱ wastewaterȱfromȱsinks,ȱtubs,ȱtoilets,ȱandȱindustrialȱprocesses.ȱTheȱWPCPȱisȱonȱtrackȱtoȱbeȱ energyȱ selfȬsuĜcientȱ inȱ fiveȱ yearsȱ andȱ carbonȱ neutralȱ inȱ 20ȱ years.ȱ Theȱ updatedȱ WPCPȱ MasterȱPlan,ȱadoptedȱinȱ2011,ȱlooksȱatȱrevenueȱstrategiesȱthatȱcouldȱoffȬsetȱprojectedȱsewerȱ rateȱ increases,ȱ addressȱ risingȱ seaȱ levelsȱ andȱ floodȱ control,ȱ andȱ increaseȱ recycledȱ waterȱ usage.ȱ Mediumȱ orȱ largeȱ housingȱ developmentsȱ withȱ landscapingȱ needsȱ areȱ eligibleȱ forȱ recycledȱwater.ȱDueȱtoȱhighȱinfrastructureȱcosts,ȱsingleȬfamilyȱhomesȱareȱnotȱeligible.ȱTheȱ CityȱwillȱcontinueȱtoȱimplementȱitsȱUrbanȱWaterȱManagementȱPlan,ȱwhichȱincludesȱwaterȱ conservationȱprogramsȱaimedȱatȱreducingȱwaterȱuseȱ20ȱpercentȱbyȱ2020.ȱ

Waste Reduction Recyclingȱ andȱ greenȱ wasteȱ collectionȱ activitiesȱ inȱ theȱ Cityȱ includeȱ aȱ curbsideȱ recyclingȱ programȱwhichȱcollectsȱrecyclableȱmaterialsȱandȱyardȱclippings.ȱSinceȱ2008,ȱtheȱCityȱhasȱ beenȱableȱtoȱdivertȱ65ȱpercentȱofȱtheȱCity’sȱwasteȱfromȱtheȱlandfillȱonȱaverage.ȱTheȱCityȱ intendsȱ toȱ increaseȱ andȱ expandȱ theirȱ solidȱ wasteȱ programsȱ toȱ achieveȱ anȱ 80ȱ percentȱ

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diversionȱrateȱbyȱ2020.ȱThisȱwouldȱincludeȱtheȱexpansionȱofȱtheȱCity’sȱexistingȱpilotȱfoodȱ wasteȱcollectionȱprogramȱtoȱserveȱ25ȱpercentȱofȱallȱrestaurantsȱinȱtheȱCity.ȱ

Green Building Inȱ2008,ȱtheȱCityȱadoptedȱGreenȱBuildingȱPoliciesȱthatȱrecognizeȱtheȱLeadershipȱinȱEnergyȱ andȱEnvironmentalȱDesignȱ(LEEDTM)ȱratingȱsystemȱandȱtheȱGreenPointȱresidentialȱratingȱ systemȱofȱBuildȱItȱGreen.ȱTheseȱpoliciesȱrequireȱtheȱsubmittalȱofȱaȱcompletedȱLEEDTMȱorȱ GreenPointȱ checklistȱ asȱ partȱ ofȱ aȱ planningȱ application.ȱ Atȱ thisȱ time,ȱ applicantsȱ areȱ notȱ requiredȱtoȱimplementȱgreenȱbuildingȱpractices.ȱNewȱpublicȱconstructionȱandȱrenovationȱ projectsȱ overȱ 5,000ȱ squareȱ feet,ȱ however,ȱ areȱ requiredȱ toȱ achieveȱ aȱ LEEDTMȱ Silverȱ Certificationȱlevelȱorȱbetterȱandȱtoȱrecycleȱatȱleastȱ50ȱpercentȱofȱmaterials.ȱAsȱdescribedȱinȱ theȱCAP,ȱtheȱCityȱintendsȱtoȱcreateȱaȱtreeȬplantingȱstandardȱforȱnewȱdevelopment,ȱwhichȱ wouldȱreduceȱenergyȱusedȱforȱbuildingȱcooling.ȱ



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8.12-7 HOUSING PLAN  Theȱgoals,ȱpolicies,ȱandȱactionsȱdelineatedȱinȱthisȱchapterȱserveȱtoȱsupportȱtheȱCity’sȱvisionȱ ofȱprovidingȱdecentȱhousingȱandȱaȱsuitableȱlivingȱenvironmentȱforȱeveryȱresident.ȱ

8.12-7.1 Goals and Policies

Theȱ Housingȱ Planȱ identifiesȱ theȱ City’sȱ goalsȱ forȱ neighborhoodȱ conservation,ȱ housingȱ production,ȱ housingȱ support,ȱ andȱ housingȱ opportunities.ȱ Theȱ goalsȱ areȱ supportedȱ byȱ policiesȱwhichȱareȱimplementedȱthroughȱaȱseriesȱofȱactions.ȱ

Goal A Create and maintain high-quality, livable, and unique residential neighborhoods and preserve established single-family neighborhoods. PolicyȱAȬ1:ȱ Maintainȱandȱimproveȱtheȱqualityȱofȱresidentialȱneighborhoods,ȱ eliminateȱ housingȱ deficienciesȱ andȱ preventȱ futureȱ blightȱ throughȱ theȱ encouragementȱ ofȱ ongoingȱ maintenance,ȱ rehabilitationȱ andȱ conservationȱ ofȱ existingȱhousingȱstock.ȱ

PolicyȱAȬ2:ȱ Provideȱ codeȱ enforcementȱ supportȱ forȱ residentialȱ neighborhoodsȱ inȱ conformanceȱ withȱ Cityȱ Codeȱ andȱ Zoningȱ Ordinanceȱ regulations.ȱ

PolicyȱAȬ3:ȱ Promoteȱ compatibilityȱ betweenȱ neighborhoodsȱ whileȱ respectingȱdifferencesȱinȱneighborhoodȱcharacter.ȱ

PolicyȱAȬ4:ȱ PromoteȱconsensusȱwithȱCityȱDesignȱGuidelines.ȱ

Goal B Manage growth in the City by designating suitable vacant or underutilized sites for new residential development and ensuring compatibility with community goals and existing neighborhoods. PolicyȱBȬ1:ȱ Disperseȱ affordableȱ housingȱ unitsȱ throughoutȱ theȱ Cityȱ toȱ avoidȱaȱconcentrationȱinȱanyȱoneȱneighborhood.ȱ

PolicyȱBȬ2:ȱ Encourageȱ theȱ buildingȱ ofȱ higherȱ densityȱ housingȱ onȱ appropriateȱvacantȱorȱunderutilizedȱsites.ȱ

PolicyȱBȬ3:ȱ Encourageȱtheȱannualȱconstructionȱofȱtheȱnumberȱofȱhousingȱ unitsȱ necessaryȱ toȱ meetȱ theȱ City’sȱ regionalȱ housingȱ needsȱ determinationȱ throughȱhousingȱfinanceȱandȱreducingȱdevelopmentȱconstraints.ȱ

PolicyȱBȬ4:ȱ Promoteȱ compatibilityȱ betweenȱ neighborhoodsȱ whileȱ respectingȱdifferencesȱinȱneighborhoodȱcharacter.ȱ

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PolicyȱBȬ5:ȱ Workȱ towardsȱ theȱ mitigationȱ ofȱ jobs/housingȱ ratioȱ impactsȱ createdȱbyȱdevelopmentsȱwithȱsignificantȱemployment.ȱ

PolicyȱBȬ6:ȱ Encourageȱ higherȱ densityȱ residentialȱ developmentȱ inȱ transitȬ orientedȱandȱmixedȱuseȱareasȱwhereȱappropriate.ȱ

PolicyȱBȬ7:ȱ Encourageȱ aȱ mixȱ ofȱ unitȱ typesȱ andȱ sizesȱ inȱ newȱ housingȱ development.ȱ

Goal C Provide housing within the community for persons of all economic levels, regardless of religion, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or mental or physical disability. PolicyȱCȬ1:ȱ Constructȱ andȱ preserveȱ affordableȱ housingȱ forȱ lowerȱ andȱ moderateȱincomeȱhouseholdsȱthroughȱtheȱuseȱofȱpublicȱsubsidies,ȱregulatoryȱ incentivesȱandȱflexibleȱdevelopmentȱstandards.ȱ

PolicyȱCȬ2:ȱ Participateȱ inȱ local,ȱ regional,ȱ Stateȱandȱ federalȱprogramsȱ thatȱ supportȱaffordable,ȱtransitional,ȱsupportiveȱandȱpermanentȱhousing.ȱ

PolicyȱCȬ3:ȱ Createȱ opportunitiesȱ forȱ affordableȱ housingȱ andȱ housingȱ toȱ supportȱspecialȱneedsȱpopulationsȱandȱextremelyȱlowȱincomeȱhouseholds.ȱ

PolicyȱCȬ4:ȱ Ensureȱequitableȱhousingȱopportunitiesȱforȱallȱresidents.ȱ

Goal D Provide an adequate variety of individual choices of housing tenure, type and location, including higher density where possible, especially for low and moderate income and special needs households. PolicyȱDȬ1:ȱ Promoteȱ aȱ varietyȱ ofȱ housingȱ types,ȱ inȱ differentȱ locationsȱ toȱ maintainȱsocialȱandȱeconomicȱdiversityȱinȱtheȱCity.ȱ

PolicyȱDȬ2:ȱ Participateȱ inȱ programsȱ thatȱ provideȱ supportȱ servicesȱ toȱ residentsȱinȱneed.ȱ

PolicyȱDȬ3:ȱ Increaseȱ publicȱ outreachȱ effortsȱ toȱ informȱ residentsȱ andȱ potentialȱdevelopersȱofȱavailableȱCityȱhousingȱprograms.ȱ

PolicyȱDȬ4:ȱ Encourageȱ earlyȱ participationȱ fromȱ residentsȱ andȱ otherȱ stakeholdersȱ inȱ developmentȱ ofȱ longȱ rangeȱ plansȱ andȱ reviewȱ ofȱ newȱ developmentȱproposals.ȱ

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PolicyȱDȬ5:ȱ Ensureȱ complianceȱ withȱ allȱ Stateȱ andȱ federalȱ regulationsȱ relatingȱtoȱhousingȱopportunitiesȱandȱtheȱpreventionȱofȱdiscrimination.ȱ

8.12-7.2 Implementing Actions

EachȱGoalȱoutlinedȱinȱtheȱHousingȱPlanȱisȱsupportedȱbyȱoneȱorȱmoreȱpolicies,ȱwhichȱareȱ oftenȱ implementedȱ byȱ specificȱ actions.ȱ Onȱ theȱ oneȱ hand,ȱ manyȱ ofȱ theȱ identifiedȱ actionsȱ belowȱwillȱimplementȱmultipleȱpoliciesȱandȱgoals.ȱOnȱtheȱotherȱhand,ȱsomeȱpoliciesȱofferȱ directionȱ toȱ Staffȱ andȱ appointed/electedȱ officialsȱ inȱ makingȱ decisionsȱ relatedȱ toȱ theȱ provisionȱofȱhousing,ȱbutȱareȱnotȱimplementedȱbyȱspecificȱhousingȱprograms.ȱ

Action 1: Neighborhood Conservation Improvement Program (NCIP) UnderȱtheȱdirectionȱofȱtheȱCityȱofȱSantaȱClaraȱHousingȱandȱCommunityȱServicesȱDivision,ȱ NCIPȱisȱaȱmultiȬpurposedȱprogramȱofferingȱtechnicalȱandȱfinancialȱassistanceȱtoȱqualifiedȱ residents.ȱ Theȱ programȱ isȱ designedȱ forȱ citywideȱ householdsȱ withȱ grossȱ incomesȱ atȱ orȱ belowȱ80ȱpercentȱofȱCountyȱmedianȱincome.ȱVariousȱtypesȱofȱrepairsȱmayȱbeȱaddressedȱ throughȱ NCIP:ȱ reȬroofing,ȱ plumbing,ȱ heating/cooling,ȱ electrical,ȱ termiteȱ damage,ȱ foundationȱ andȱ weatherizationȱ areȱ examples.ȱ Theȱ costsȱ forȱ homeȱ repairsȱ areȱ coveredȱ underȱ theȱ loanȱ program.ȱ Financialȱ assistanceȱ canȱ comeȱ inȱ theȱ formȱ ofȱ aȱ loan,ȱ grantȱ orȱ combinationȱ ofȱ both.ȱ Forȱ eachȱ project,ȱ theȱ financialȱ termsȱ areȱ reachedȱ atȱ theȱ timeȱ ofȱ determiningȱeligibilityȱandȱscopeȬofȬworkȱtoȱbeȱperformed.ȱLoanȱinterestȱratesȱcanȱbeȱasȱ lowȱasȱ3ȱpercentȱandȱincreaseȱaccordingȱtoȱtheȱhouseholdȱincome.ȱLengthȱofȱtimeȱofȱtheȱ loanȱ isȱ typicallyȱ upȱ toȱ 20ȱ yearsȱ onȱ eitherȱ aȱ deferredȱ paymentȱ orȱ monthlyȱ installmentȱ paymentȱbasis.ȱEssentially,ȱtermsȱareȱflexibleȱandȱbelowȱmarket,ȱbasedȱonȱtheȱapplicantȇsȱ particularȱ incomeȱ situation.ȱ Sinceȱ 1976,ȱ theȱ Cityȱ ofȱ Santaȱ Claraȱ hasȱ assistedȱ moreȱ thanȱ 1,000ȱ homeownersȱ toȱ rehabilitateȱ andȱ increaseȱ theȱ valueȱ ofȱ theirȱ homesȱ throughȱ theȱ NeighborhoodȱConservationȱandȱImprovementȱProgramȱ(NCIP).ȱ

FundingȱSource:ȱ CDBG,ȱHOMEȱ ResponsibleȱAgency:ȱ Housingȱ&ȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Assistȱ approximatelyȱ 424ȱ homeownersȱ withȱ rehabilitationȱ assistance,ȱincludingȱapproximatelyȱ160ȱextremelyȱlowȱincomeȱ households.ȱȱ Ȭ Continueȱ toȱ conductȱ inspectionsȱ ofȱ homesȱ onȱ aȱ requestȱ andȱ complaintȱ basis,ȱ providingȱ referralsȱ toȱ theȱ NCIPȱ andȱ assistanceȱ whereȱ possibleȱ toȱ correctȱ identifiedȱ issuesȱ andȱ problems. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱAȬ1ȱ 

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Action 2: Preservation of Assisted Rental Housing Toȱ meetȱ theȱ housingȱ needsȱ ofȱ personsȱ ofȱ allȱ economicȱ groups,ȱ theȱ Cityȱ isȱ committedȱ toȱ guardingȱ againstȱ theȱ lossȱ ofȱ housingȱ unitsȱ reservedȱ forȱ lowerȱ incomeȱ households.ȱ Oneȱ assistedȱrentalȱprojectȱinȱSantaȱClaraȱ–ȱChateauȱApartmentsȱȬȱisȱidentifiedȱtoȱbeȱatȱpotentialȱ lowȱriskȱofȱconversionȱtoȱmarketȱrateȱuseȱinȱ2023.ȱȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ Housingȱ&ȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Continueȱ toȱ assistȱ propertyȱ ownersȱ ofȱ assistedȱ housingȱ byȱ providingȱ fundingȱ toȱ makeȱ periodicȱ improvementsȱ toȱ theȱ property,ȱ ifȱ available.ȱ Suchȱ assistanceȱ helpsȱ theȱ projectȱ maintainȱitsȱaffordability.ȱ Ȭ Continueȱ toȱ monitorȱ atȬriskȱ projectȱ byȱ maintainingȱ contactȱ withȱtheȱpropertyȱownerȱannuallyȱregardingȱlongȬtermȱplansȱ forȱtheȱproject.ȱ Ȭ Establishȱcontactȱwithȱpublicȱandȱnonprofitȱagenciesȱinterestedȱ inȱpurchasingȱand/orȱmanagingȱunitsȱatȬrisk.ȱAsȱnecessaryȱandȱ feasible,ȱ theȱ Cityȱ willȱ provideȱ financialȱ andȱ technicalȱ assistanceȱtoȱtheseȱorganizations.ȱ Ȭ Provideȱ tenantȱ educationȱ onȱ Sectionȱ 8ȱ rentalȱ subsidiesȱ andȱ otherȱ availableȱ assistanceȱ throughȱ Cityȱ andȱ Countyȱ agenciesȱ asȱwellȱasȱnonprofitȱorganizations.ȱNotifyȱtenantsȱatȱleastȱoneȱ yearȱ inȱ advanceȱ ofȱ potentialȱ conversionȱ toȱ marketȱ rateȱ housing.ȱ Provideȱ informationȱ regardingȱ tenantȱ rightsȱ andȱ conversionȱprocedures. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ 

Action 3: Acquisition of Multi-Family Housing AsȱaȱstrategyȱtoȱexpandȱtheȱCity’sȱaffordableȱhousingȱinventory,ȱSantaȱClaraȱwillȱcontinueȱtoȱ exploreȱ opportunitiesȱ theȱ acquisition/rehabilitationȱ ofȱ multiȬfamilyȱ housing.ȱ Asȱ fundingȱ permits,ȱ theȱ Cityȱ willȱ workȱ withȱ nonprofitȱ organizationsȱ toȱ acquireȱ andȱ rehabilitateȱ deterioratingȱandȱdistressedȱpropertiesȱandȱconvertȱthemȱintoȱaffordableȱrentalȱhousingȱforȱ lowerȱincomeȱhouseholds,ȱincludingȱthoseȱwithȱspecialȱneeds.ȱ

FundingȱSource:ȱ CDBG;ȱHOMEȱ ResponsibleȱAgency:ȱ Housingȱ&ȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Annuallyȱ exploreȱ fundingȱ sourcesȱ availableȱ atȱ theȱ regional,ȱ State,ȱandȱfederalȱlevelsȱtoȱsupportȱacquisition/rehabilitationȱ opportunities.ȱ Ȭ Workȱ withȱ nonprofitȱ entitiesȱ toȱ acquireȱ andȱ rehabilitateȱ

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existingȱ multiȬfamilyȱ structuresȱ toȱ beȱ maintainedȱ asȱ affordableȱrentalȱhousing.ȱ Ȭ Seekȱ opportunitiesȱ toȱ identifyȱ andȱ purchaseȱ deterioratedȱ residentialȱ propertiesȱ duringȱ depressedȱ rentalȱ markets,ȱ rehabilitateȱunits,ȱandȱconvertȱfromȱmarketȱrateȱtoȱaffordableȱ levels.ȱ Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ 

Action 4: Code Enforcement Program Codeȱ enforcementȱ isȱ essentialȱ toȱ ensuringȱ housingȱ conservationȱ andȱ rehabilitation.ȱ Theȱ Cityȱ maintainsȱ aȱ strongȱ housingȱ inspectionȱ andȱ codeȱ enforcementȱ programȱ toȱ ensureȱ adequateȱmaintenanceȱofȱtheȱhousingȱstockȱandȱqualityȱofȱtheȱresidentialȱneighborhoods.ȱ Inȱanȱaverageȱyear,ȱtheȱCityȱreceivesȱseveralȱthousandȱcomplaintsȱrelatedȱtoȱpossibleȱcodeȱ enforcementȱ violations.ȱ Forȱ allȱ typesȱ ofȱ codeȱ complaints,ȱ theȱ firstȱ stepȱ inȱ theȱ followȬupȱ procedureȱisȱpersonalȱcontactȱbyȱaȱCityȱStaffȱmemberȱtoȱascertainȱifȱaȱcodeȱviolationȱexists,ȱ andȱ toȱ requestȱ remediation.ȱ Inȱ manyȱ cases,ȱ theȱ individualȱ responsibleȱ forȱ theȱ codeȱ violationȱ isȱ givenȱ theȱ opportunityȱ toȱ voluntarilyȱ correctȱ theȱ situationȱ andȱ complyȱ withȱ currentȱcodesȱwithoutȱaȱpenalty.ȱ

FundingȱSource:ȱ CDBG,ȱGeneralȱFundȱ ResponsibleȱAgency:ȱ PlanningȱDivision,ȱBuildingȱInspection,ȱPoliceȱDepartmentȱ Objectives:ȱ Ȭ ContinueȱtheȱmultiȬfamilyȱresidentialȱhousingȱinspectionȱandȱ educationalȱprograms.ȱ Ȭ Aggressivelyȱrespondȱtoȱviolationsȱofȱhousingȱcodes.ȱ Ȭ Provideȱ specialȱ attentionȱ toȱ maintainingȱ theȱ stabilityȱ ofȱ residentialȱ neighborhoodsȱ throughȱ developmentȱ andȱ enforcementȱ ofȱ minimumȱ standardsȱ ofȱ allowedȱ useȱ ofȱ theȱ City’sȱstreets,ȱasȱwellȱasȱmaintenanceȱofȱfrontȱandȱotherȱyardȱ areasȱvisibleȱfromȱtheȱpublicȱrightȬofȬway. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱAȬ1,ȱPolicyȱAȬ2,ȱPolicyȱAȬ3,ȱPolicyȱAȬ4ȱ 

Action 5: Neighborhood Relations Program Sinceȱ1990,ȱtheȱNeighborhoodȬUniversityȱRelationsȱCommitteeȱ(NURC)ȱ(formerlyȱStudentȱ Housingȱ Committee)ȱ hasȱ beenȱ responsibleȱ forȱ reviewingȱ studentȱ housingȱ issues.ȱNURCȱ meetsȱ regularlyȱ toȱ facilitateȱ onȬgoingȱ communicationȱ andȱ problemȱ solvingȱ amongȱ Cityȱ officials,ȱ neighborhoods,ȱ propertyȱ ownersȱ andȱ Santaȱ Claraȱ Universityȱ officialsȱ andȱ students.ȱ

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FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ PlanningȱDivision,ȱPoliceȱDepartmentȱ Objectives:ȱ Ȭ Improveȱ theȱ maintenanceȱ ofȱ studentȬoccupiedȱ homesȱ andȱ behaviorȱ ofȱ theȱ occupantsȱ toȱ minimizeȱ impactsȱ onȱ theȱ neighborhoodȱsurroundingȱSCU.ȱȱ Ȭ Enhanceȱ codeȱ enforcementȱ andȱ specialȱ Policeȱ patrolsȱ toȱ addressȱtheȱproblemsȱinȱtheȱarea.ȱ Ȭ Continueȱtoȱholdȱmeetingsȱthreeȱtimesȱperȱyearȱwithȱstudentȱ tenants,ȱ landlords,ȱ SCU,ȱ residentsȱ andȱ theȱ Cityȱ toȱ allowȱ opportunitiesȱ forȱ stakeholdersȱ toȱ discussȱ neighborhoodȱ issuesȱandȱconcerns.ȱ Ȭ Continueȱtoȱworkȱwithȱneighborsȱ(residents,ȱbusinesses,ȱandȱ institutionsȱ suchȱ asȱ Santaȱ Claraȱ University)ȱ toȱ ensureȱ thatȱ developmentȱisȱcompatibleȱwithȱexistingȱneighborhoodsȱandȱ thatȱ neighborsȱ areȱ satisfiedȱ withȱ theȱ design,ȱ density,ȱ andȱ parkingȱrequirementsȱofȱprojects. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱAȬ1,ȱPolicyȱAȬ2,ȱPolicyȱAȬ3,ȱPolicyȱAȬ4ȱ 

Action 6: Zoning Ordinance TheȱCityȱisȱcurrentlyȱundertakingȱaȱcomprehensiveȱupdateȱtoȱitsȱZoningȱOrdinanceȱtoȱreflectȱ theȱcurrentȱgoalsȱandȱpoliciesȱofȱtheȱ2010Ȭ2035ȱGeneralȱPlan.ȱAsȱpartȱofȱthisȱupdate,ȱtheȱCityȱ willȱ reconsider,ȱ andȱ revise,ȱ ifȱ appropriate,ȱ itsȱ provisionsȱ forȱ parking,ȱ mixedȱ useȱ developments,ȱresidentialȱcareȱfacilities,ȱemployeeȱhousing,ȱandȱSROȱhousing.ȱTheȱZoningȱ Ordinanceȱ updateȱ isȱ expectedȱ toȱ beȱ completedȱ inȱ midȬ2016.ȱȱTheȱ comprehensiveȱ Zoningȱ updateȱ isȱ intendedȱ toȱ bringȱ consistencyȱ betweenȱ theȱ Zoningȱ Ordinanceȱ andȱ theȱ Generalȱ Plan,ȱ implementingȱ theȱ Generalȱ Planȱ goalsȱ byȱ facilitatingȱ mixedȱ useȱ developmentȱ andȱ higherȱ densityȱ residentialȱ development,ȱ protectingȱ existingȱ neighborhoods,ȱ andȱ incentivizingȱ redevelopmentȱ byȱ appropriateȱ developmentȱ standardsȱ andȱ streamlinedȱ procedures.ȱȱȱ

Inȱ addition,ȱ theȱ Cityȱ completedȱ aȱ numberȱ ofȱ amendmentsȱ toȱ theȱ Zoningȱ Ordinanceȱ thatȱ wereȱ adoptedȱ inȱ conjunctionȱ withȱ theȱ adoptionȱ ofȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ onȱ Decemberȱ9,ȱ2014.ȱTheseȱamendmentsȱincludeȱprovisionsȱforȱreasonableȱaccommodations,ȱ emergencyȱshelters,ȱtransitionalȱhousing,ȱandȱsupportiveȱhousing,ȱasȱwellȱasȱanȱupdateȱofȱ theȱ City’sȱ Densityȱ Bonusȱ Ordinance.ȱ Theȱ Cityȱ willȱ continueȱ toȱ monitorȱ theȱ Zoningȱ Ordinanceȱ forȱ anyȱ additionalȱ constraintsȱ toȱ theȱ developmentȱ ofȱ housingȱ andȱ processȱ amendmentsȱasȱnecessary.ȱȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ

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ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Completeȱ theȱ comprehensiveȱ updateȱ toȱ theȱ Zoningȱ OrdinanceȱbyȱmidȬ2016.ȱ Ȭ ContinueȱtoȱmonitorȱtheȱZoningȱOrdinanceȱforȱanyȱpotentialȱ constraintsȱ toȱ theȱ developmentȱ ofȱ housing,ȱ particularlyȱ housingȱforȱpersonsȱwithȱspecialȱneedsȱ(includingȱthoseȱwithȱ developmentalȱ disabilities),ȱ andȱ amendȱ theȱ Zoningȱ Ordinanceȱasȱnecessary. ZoningȱOrdinanceȱupdateȱtoȱbeȱcompletedȱbyȱmidȬ2016;ȱ Timeframe:ȱ remainingȱobjectivesȱtoȱbeȱcompletedȱonȱanȱongoingȱbasis.ȱ PolicyȱAȬ3,ȱPolicyȱAȬ4,ȱPolicyȱBȬ2,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱ RelevantȱPolicies:ȱ CȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1,ȱPolicyȱDȬ5ȱ 

Action 7: Adequate Sites Inventory Theȱ Cityȱ isȱ committedȱ toȱ ensuringȱ thatȱ adequateȱ sitesȱ atȱ appropriateȱ densitiesȱ remainȱ availableȱ duringȱ theȱ planningȱ period,ȱ asȱ requiredȱ byȱ law.ȱ Theȱ residentialȱ sitesȱ analysisȱ completedȱ forȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ indicatesȱ theȱ Cityȱ canȱ accommodateȱ itsȱ RHNAȱofȱ4,093ȱunits,ȱincludingȱ1,050ȱveryȱlowȱincomeȱunits,ȱ695ȱlowȱincomeȱunits,ȱ755ȱ moderateȱincomes,ȱandȱ1,593ȱaboveȱmoderateȱincomeȱunits.ȱ

TheȱCityȱisȱupdatingȱitsȱLandȱUseȱElementȱtoȱimplementȱPhaseȱIIȱofȱtheȱ2010Ȭ2035ȱGeneralȱ Plan,ȱ providingȱ additionalȱ housingȱ opportunitiesȱ inȱ Tasmanȱ Eastȱ andȱ Lawrenceȱ Stationȱ FocusȱAreas,ȱasȱdiscussedȱinȱdetailȱinȱtheȱHousingȱOpportunitiesȱsection.ȱTheȱLandȱUseȱ Elementȱ updateȱ toȱ implementȱ Phaseȱ IIȱ ofȱ theȱ Generalȱ Planȱ isȱ scheduledȱ toȱ beȱ adoptedȱ concurrentȱwithȱtheȱHousingȱElementȱadoption.ȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Maintainȱ anȱ inventoryȱ ofȱ housingȱ sitesȱ appropriateȱ forȱ aȱ rangeȱ ofȱ incomeȱ levelsȱ andȱ housingȱ types,ȱ includingȱ supportiveȱ housingȱ forȱ personsȱ withȱ disabilitiesȱ andȱ developmentalȱdisabilities.ȱȱ Ȭ ProvideȱinformationȱandȱtechnicalȱassistanceȱonȱFederalȱandȱ Stateȱfundingȱsourcesȱorȱreferralsȱtoȱappropriateȱagencies.ȱȱ Ȭ Disperseȱ andȱ monitorȱ theȱ locationȱ ofȱ affordableȱ unitsȱ inȱ variousȱareasȱofȱtheȱCity.ȱ Ȭ Reviewȱ housingȱ sitesȱ inventoryȱ atȱ timeȱ ofȱ developmentȱ proposalȱ toȱ determineȱ consistencyȱ withȱ proposedȱ densityȱ andȱassumedȱdensityȱinȱHousingȱElement.ȱ Ȭ Maintainȱaȱzeroȱnetȱlossȱofȱunitsȱidentifiedȱinȱtheȱopportunityȱ sitesȱ inventoryȱ ofȱ thisȱ Housingȱ Element.ȱ Ifȱ theȱ assumedȱ

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densityȱ isȱ notȱ entitled,ȱ aȱ findingȱ mustȱ beȱ madeȱ thatȱ theȱ displacedȱ unitsȱ canȱ beȱ redistributedȱ toȱ otherȱ opportunityȱ sites.ȱ Ȭ Encourageȱ developmentsȱ thatȱ areȱ transitȬbasedȱ orȱ inȱ closeȱ proximityȱ toȱ transitȱ whenȱ determiningȱ Cityȱ affordableȱ housingȱfundingȱdecisionȱpriorities.ȱ Ȭ Encourageȱ Mixedȱ Useȱ developmentȱ whereȱ appropriateȱ toȱ provideȱincreasedȱopportunitiesȱforȱhousingȱdevelopment.ȱ Ȭ Notifyȱ ownersȱ ofȱ mixedȱ useȱ designatedȱ sitesȱ throughȱ anȱ outreach/ȱmarketingȱprogram. Timeframe:ȱ Ongoingȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ5,ȱPolicyȱBȬ6,ȱPolicyȱ RelevantȱPolicies:ȱ BȬ7,ȱPolicyȱCȬ1,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1,ȱPolicyȱDȬ3,ȱPolicyȱDȬ4ȱ 

Action 8: Lot Consolidation WhileȱlotȱconsolidationȱhasȱnotȱbeenȱheavilyȱutilizedȱinȱSantaȱClaraȱinȱtheȱpast,ȱaȱnumberȱ ofȱ smallȱ lotsȱ (lessȱ thanȱ 0.5ȱ acres)ȱ alongȱ Elȱ Caminoȱ Realȱ withȱ multipleȱ propertyȱ ownersȱ haveȱbeenȱidentifiedȱinȱtheȱSitesȱInventoryȱforȱtheȱ2015Ȭ2023ȱHousingȱElement.ȱTheȱCityȱ willȱ takeȱ aȱ numberȱ ofȱ stepsȱ toȱ facilitateȱ theȱ lotȱ consolidationȱ processȱ forȱ prospectiveȱ developers.ȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Provideȱ technicalȱ assistanceȱ regardingȱ theȱ lotȱ consolidationȱ processȱtoȱinterestedȱparties.ȱ Ȭ Provideȱ theȱ sitesȱ inventoryȱ toȱ interestedȱ developersȱ andȱ assistȱinȱidentifyingȱsitesȱwithȱlotȱconsolidationȱpotential.ȱ Ȭ Processȱ lotȱ consolidationȱ applicationsȱ concurrentlyȱ withȱ otherȱapplicationsȱforȱdevelopment. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱCȬ1,ȱPolicyȱDȬ1ȱ 

Action 9: Impact Fees TheȱCityȱchargesȱvariousȱimpactȱfeesȱtoȱprovideȱessentialȱservicesȱandȱfacilitiesȱtoȱserveȱ newȱdevelopment.ȱȱTheȱCityȱwillȱconductȱanȱimpactȱfeeȱstudyȱtoȱcompareȱtheȱCity’sȱfeesȱ (includingȱtheȱrecentlyȱadoptedȱparkȱfees)ȱwithȱsurroundingȱandȱsimilarȱjurisdictions.ȱȱȱ

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FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Assessȱ ifȱ impactȱ feesȱ areȱ constrainingȱ developmentȱ orȱ providingȱ aȱ competitiveȱ edgeȱ forȱ theȱ City.ȱȱIfȱ Cityȱ feesȱ deviateȱ significantlyȱ fromȱ thoseȱ chargedȱ byȱ comparableȱ communities,ȱtakeȱactionsȱtoȱadjustȱfeesȱasȱappropriate.ȱ Conductȱimpactȱfeeȱstudy/analysisȱinȱ2016/17ȱandȱmonitorȱfeesȱ Timeframe:ȱ onȱanȱongoingȱbasisȱ RelevantȱPolicies:ȱ PolicyȱBȬ2,ȱPolicyȱBȬ3,ȱBȬ5,ȱBȬ6,ȱBȬ7,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ 

Action 10: Provision of a Variety of Housing Types TheȱCityȱofȱSantaȱClaraȱsupportsȱandȱencouragesȱtheȱdevelopmentȱofȱaȱvarietyȱofȱhousingȱ typesȱtoȱrentȱandȱtoȱownȱinȱaȱvarietyȱofȱlocationsȱtoȱmaintainȱsocialȱandȱeconomicȱdiversityȱ inȱ theȱ community.ȱ Duringȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱ period,ȱ theȱ Cityȱ willȱ promoteȱtheȱdevelopmentȱofȱaccessoryȱunits,ȱaffordableȱoneȬȱandȱtwoȬstoryȱadditionsȱtoȱ singleȬfamilyȱhomes,ȱandȱotherȱlowȱincomeȱhousingȱalternatives.ȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Promoteȱ theȱ constructionȱ ofȱ accessoryȱ unitsȱ toȱ increaseȱ theȱ typeȱandȱsizeȱofȱtheȱCity’sȱhousingȱstock,ȱwithȱanȱobjectiveȱofȱ 25ȱunitsȱperȱyearȱorȱ200ȱunitsȱoverȱeightȱyears.ȱ Ȭ AsȱpartȱofȱtheȱcomprehensiveȱZoningȱOrdinanceȱupdateȱ(toȱ beȱ completedȱ byȱ midȬ2016),ȱ reconsider,ȱ andȱ reviseȱ ifȱ appropriate,ȱrequirementsȱforȱaccessoryȱunits.ȱȱ Ȭ Conductȱ anȱ ongoingȱ promotionalȱ program,ȱ includingȱ mailingsȱtoȱownersȱofȱsingleȬfamilyȱpropertiesȱwithȱadequateȱ sizeȱforȱaccessoryȱlivingȱunits.ȱ Ȭ Supportȱ developmentȱ ofȱ lowȱ incomeȱ housingȱ alternatives,ȱ suchȱasȱsingleȬroomȱoccupancyȱ(SRO)ȱunits,ȱseniorȱhousing,ȱ familyȱ housing,ȱ housingȱ forȱ personsȱ withȱ disabilitiesȱ (includingȱdevelopmentalȱdisabilities)ȱetc.ȱ Ȭ Encourageȱ affordable,ȱ compatibleȱ oneȬȱ andȱ twoȬstoryȱ additionsȱforȱupgradingȱsingleȬfamilyȱhomes.ȱ Ȭ Provideȱ increasedȱ flexibilityȱ forȱ housesȱ builtȱ priorȱ toȱ theȱ currentȱzoningȱrequirements.ȱ Ȭ ContinueȱtoȱrequireȱtheȱResidentialȱGreenȱChecklistȱasȱpartȱofȱ theȱpermitȱsubmittalsȱforȱresidentialȱconstruction.ȱ Timeframe:ȱ Ongoingȱ PolicyȱAȬ3,ȱPolicyȱBȬ1,ȱPolicyȱBȬ3,ȱPolicyȱCȬ1,ȱPolicyȱCȬ3,ȱPolicyȱ RelevantȱPolicies:ȱ CȬ4,ȱPolicyȱDȬ1,ȱPolicyȱDȬ3ȱ

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Action 11: Inclusionary Housing Policy TheȱCity’sȱInclusionaryȱHousingȱPolicyȱrequiresȱdevelopersȱofȱresidentialȱdevelopmentsȱofȱ 10ȱorȱmoreȱunitsȱtoȱprovideȱatȱleastȱ10ȱpercentȱofȱtheirȱunitsȱatȱrentsȱorȱpricesȱaffordableȱtoȱ veryȱlow,ȱlowȱandȱmoderateȱincomeȱhouseholds.ȱTheȱInclusionaryȱHousingȱPolicyȱhasȱtwoȱ components:ȱ Belowȱ Marketȱ Rentalȱ (BMR)ȱ programȱ andȱ Belowȱ Marketȱ Purchaseȱ (BMP)ȱ program.ȱTheȱCityȱworksȱwithȱNeighborhoodȱHousingȱServicesȱSiliconȱValleyȱ(NHSSV)ȱtoȱ offerȱtheȱBMPȱunitsȱtoȱincomeȬqualifiedȱhouseholds.ȱ

FundingȱSource:ȱ InclusionaryȱHousingȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Continueȱ toȱ implementȱ theȱ Inclusionaryȱ Housingȱ BMPȱ andȱ BMRȱprograms.ȱ Ȭ Annuallyȱ monitorȱ theȱ effectivenessȱ ofȱ theȱ Inclusionaryȱ Housingȱ Policyȱ inȱ expandingȱ theȱ housingȱ supplyȱ andȱ diversityȱinȱtheȱcommunity.ȱȱ Timeframe:ȱ Ongoingȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ7,ȱPolicyȱCȬ1,ȱPolicyȱ RelevantȱPolicies:ȱ CȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1ȱ 

Action 12: Affordable Housing Incentives ForȬprofitȱandȱnonprofitȱdevelopersȱplayȱaȱsignificantȱroleȱinȱprovidingȱaffordableȱhousingȱ inȱSantaȱClara.ȱTheȱCityȱwillȱproactivelyȱencourageȱandȱfacilitateȱtheȱdevelopmentȱeffortsȱ ofȱ developersȱ andȱ organizationsȱ forȱ theȱ constructionȱ ofȱ affordableȱ housingȱ forȱ lowerȱ incomeȱ households,ȱ particularlyȱ thoseȱ withȱ specialȱ needsȱ includingȱ seniors,ȱ largeȱ households,ȱ extremelyȱ lowȱ incomeȱhouseholds,ȱ andȱhouseholdsȱ withȱpersonsȱ whoȱ haveȱ disabilitiesȱ(includingȱdevelopmentalȱdisabilities).ȱ

FundingȱSource:ȱ CDBG;ȱHOMEȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Encourageȱandȱassistȱinȱeffortsȱtoȱcombineȱpublicȱandȱprivateȱ fundsȱinȱjointȱhousingȱventures.ȱ Ȭ Asȱ appropriate,ȱ supportȱ and/orȱ partnerȱ withȱ housingȱ developersȱinȱtheȱapplicationȱforȱaffordableȱhousingȱfunding,ȱ suchȱ asȱ providingȱ technicalȱ data,ȱ assistanceȱ inȱ identifyingȱ availableȱ andȱ appropriateȱ sites,ȱ expeditingȱ reviewȱ andȱ processingȱofȱaffordableȱhousing,ȱandȱprovidingȱlocalȱmatchȱ asȱfundingȱisȱavailable.ȱ Ȭ Annuallyȱexploreȱfundingȱavailableȱatȱtheȱregional,ȱstate,ȱandȱ

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federalȱ levelsȱ forȱ affordableȱ housingȱ developmentȱ andȱ programs.ȱȱ Ȭ ContinueȱtoȱworkȱwithȱtheȱHousingȱAuthorityȱofȱSantaȱClaraȱ Countyȱ toȱ expandȱ theȱ Authority’sȱ abilityȱ toȱ createȱ lowȱ andȱ moderateȱincomeȱhousing.ȱ Ȭ Participateȱ withȱ otherȱ localȱ jurisdictionsȱ toȱ provideȱ affordableȱ housing.ȱ Collaborateȱ withȱ neighboringȱ jurisdictionsȱ toȱ pursueȱ fundingȱ opportunitiesȱ forȱ affordableȱ housingȱprograms.ȱȱCDBGȱandȱHOMEȱfundsȱwillȱcontinueȱtoȱ beȱ usedȱ inȱ conjunctionȱ withȱ otherȱ cities’ȱ fundsȱ toȱ constructȱ sheltersȱandȱtoȱprovideȱhousingȱservices.ȱ Ȭ Continueȱtoȱprovideȱdensityȱbonusesȱorȱequivalentȱfinancialȱ incentivesȱ forȱ housingȱ projectsȱ whichȱ includeȱ affordableȱ and/orȱ seniorȱ housingȱ units,ȱ consistentȱ withȱ Stateȱ lawȱ requirements.ȱ Ȭ Encourageȱ housingȱ developersȱ toȱ useȱ theȱ City’sȱ Densityȱ Bonusȱ Ordinanceȱ andȱ theȱ Plannedȱ Developmentȱ Zoneȱ District,ȱwhichȱallowȱforȱflexibilityȱinȱtheȱzoningȱregulations.ȱ Ȭ Continueȱtoȱpursueȱopportunitiesȱtoȱacquireȱandȱrehabilitateȱ existingȱ multiȬfamilyȱ structuresȱ toȱ beȱ maintainedȱ asȱ affordableȱrentalȱhousing.ȱ Ȭ Encourageȱ theȱ provisionȱ ofȱ specializedȱ housingȱ toȱ meetȱ theȱ needsȱ ofȱ thoseȱ withȱ disabilitiesȱ (includingȱ developmentalȱ disabilities);ȱorȱforȱgroupȱcare,ȱemergencyȱhousingȱandȱfosterȱ homes,ȱwhereȱappropriate.ȱ Ȭ Identifyȱ situationsȱ ofȱ overcrowdingȱ andȱ educateȱ familiesȱ ofȱ localȱhousingȱprograms.ȱȱ Ȭ Incentivizeȱ nonprofitȱ developersȱ toȱ developȱ unitsȱ forȱ veryȱ lowȱ andȱ extremelyȱ lowȱ householdsȱ byȱ identifyingȱ appropriateȱ housingȱ sitesȱ orȱ rehabilitationȱ projectsȱ andȱ matchingȱdevelopersȱwithȱfundingȱsources.ȱ Ȭ ContinueȱtoȱrequireȱtheȱResidentialȱGreenȱChecklistȱasȱpartȱofȱ theȱpermitȱsubmittalsȱforȱresidentialȱconstruction.ȱ Ȭ Consider,ȱ inȱ 2015Ȭ2016,ȱ otherȱ feasibleȱ incentivesȱ toȱ fosterȱ affordableȱ housingȱ developmentȱ inȱ theȱ City.ȱȱTheseȱ mayȱ includeȱfeeȱdeferral,ȱreduction,ȱorȱwaivers. Timeframe:ȱ Ongoingȱ PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ7,ȱPolicyȱCȬ1,ȱPolicyȱ RelevantȱPolicies:ȱ CȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1ȱ 

Action 13: Housing Mitigation Fee WithȱtheȱdissolutionȱofȱredevelopmentȱandȱdiminishingȱfundingȱatȱtheȱStateȱandȱfederalȱ levels,ȱ theȱ Cityȱ willȱ exploreȱ alternativeȱ fundingȱ mechanismsȱ forȱ affordableȱ housing.ȱȱ

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Specifically,ȱtheȱCityȱwillȱcontinueȱitsȱcurrentȱpracticesȱofȱrequiringȱhousingȱimpactȱstudiesȱ forȱ largeȬscaleȱ projectsȱ withȱ theȱ potentialȱ ofȱ generatingȱ aȱ significantȱ numberȱ ofȱ jobs.ȱ Inȱ addition,ȱtheȱCityȱwillȱconsiderȱestablishingȱaȱhousingȱmitigationȱfeeȱprogram.ȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ HousingȱandȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ ContinueȱtoȱrequireȱhousingȱimpactȱstudiesȱasȱpartȱofȱprojectȬ relatedȱ environmentalȱ reviewsȱ forȱ newȱ developmentsȱ orȱ businessesȱthatȱgenerateȱaȱhighȱnumberȱofȱjobs.ȱ Ȭ Continueȱ toȱ requireȱ Housingȱ Impactȱ Studiesȱ throughȱ developmentȱ agreementsȱ withȱ newȱ projects,ȱ toȱ addressȱ theȱ impactȱonȱtheȱaffordableȱhousingȱsupply.ȱ Ȭ Consider,ȱ inȱ 2015Ȭ2016,ȱ establishingȱ anȱ affordableȱ housingȱ mitigationȱ feeȱ forȱ officeȱ andȱ industrialȱ developmentsȱ thatȱ proposeȱ aȱ significantȱ squareȱ footageȱ ofȱ areaȱ whereȱ personsȱ areȱtoȱbeȱemployed. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱCȬ1,ȱPolicyȱDȬ1ȱ 

Action 14: Affordable Housing Funding Withinȱ12Ȭ18ȱmonthsȱofȱtheȱHousingȱElementȱadoption,ȱconductȱstudyȱsessionȱorȱseriesȱofȱ studyȱsessionsȱasȱneededȱwithȱtheȱCityȱCouncilȱtoȱexploreȱadditionalȱsourcesȱthatȱwouldȱ provideȱaȱsteadyȱfundingȱstreamȱforȱaffordableȱhousing.ȱȱTheseȱmayȱincludeȱlocalȱsourcesȱ suchȱ asȱ commercialȱ linkageȱ andȱ settingȱ asideȱ aȱ portionȱ ofȱ generalȱ fundȱ propertyȱ taxȱ revenuesȱ formerlyȱ collectedȱ fromȱ formerȱ Redevelopmentȱ Areasȱ toȱ beȱ retainedȱ forȱ affordableȱhousingȱ(alsoȱreferredȱtoȱasȱ“boomerangȱfunds”).ȱȱȱ ȱ Annually,ȱstaffȱwillȱevaluateȱNoticesȱofȱFundingȱAvailabilityȱ(NOFAs)ȱfromȱState,ȱfederal,ȱ andȱregionalȱprogramsȱandȱpursueȱfundingȱapplicationsȱasȱappropriate.ȱ ȱ FundingȱSource:ȱ DepartmentalȱBudgetȱ PlanningȱDivisionȱandȱHousingȱandȱCommunityȱServicesȱ ResponsibleȱAgency:ȱ Divisionȱ Objectives:ȱ Ȭ Identifyȱaȱsteadyȱsourceȱofȱaffordableȱhousingȱfunds.ȱ Ȭ Pursueȱ fundingȱ availableȱ fromȱ State,ȱ federal,ȱ andȱ regionalȱ housingȱprograms. Conductȱaȱseriesȱofȱstudyȱsessions,ȱwithinȱ12Ȭ18ȱmonthsȱofȱ HousingȱElementȱadoption,ȱwithȱCityȱCouncilȱonȱsteadyȱsourceȱ Timeframe:ȱ ofȱlocalȱaffordableȱhousingȱfunds.ȱȱAnnuallyȱevaluateȱNOFAsȱ forȱaffordableȱhousingȱandȱpursueȱasȱappropriate.ȱ

Page 8.12-128 Appendix Twelve: HOUSING ELEMENT 8.12

PolicyȱBȬ1,ȱPolicyȱBȬ2,ȱPolicyȱBȬ3,ȱPolicyȱBȬ7,ȱPolicyȱCȬ1,ȱPolicyȱ RelevantȱPolicies:ȱ CȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1ȱ ȱ

Action 15: Economic Displacement Developmentȱ inȱ theȱ Cityȱ hasȱ primarilyȱ occurredȱ asȱ theȱ recyclingȱ ofȱ existingȱ marginalȱ commercialȱ andȱ industrialȱ usesȱ intoȱ higherȱ densityȱ multiȬfamilyȱ housing.ȱȱAsȱ such,ȱ theȱ Cityȱhasȱnotȱyetȱexperiencedȱanyȱdisplacementȱofȱlowerȱincomeȱhouseholdsȱdueȱtoȱnewȱ development.ȱȱAsȱ redevelopmentȱ ofȱ existingȱ usesȱ continues,ȱ theȱ Cityȱ willȱ evaluateȱ potentialȱdisplacement,ȱandȱdevelopȱandȱadoptȱmeasures,ȱasȱappropriate,ȱtoȱaddressȱtheȱ riskȱ ofȱ directȱ orȱ indirectȱ displacementȱ ofȱ existingȱ residents.ȱȱTheȱ Cityȱ willȱ implementȱ measures,ȱasȱappropriate,ȱtoȱaddressȱdisplacement.ȱȱTheȱCityȱwillȱmonitorȱsuchȱmeasuresȱ biȬannuallyȱforȱeffectivenessȱandȱmakeȱnecessaryȱadjustments.ȱ

FundingȱSource:ȱ DepartmentalȱBudgetȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Evaluateȱ programsȱ andȱ policies,ȱ andȱ provideȱ recommendationsȱ toȱ Cityȱ Councilȱ withinȱ oneȱ yearsȱ ofȱ Housingȱ Elementȱ adoption.ȱȱAsȱ necessaryȱ andȱ appropriate,ȱ adoptȱprogramsȱandȱpoliciesȱtoȱaddressȱdisplacementȱwithinȱ twoȱyearsȱofȱHousingȱElementȱadoption.ȱȱMonitorȱprogramsȱ andȱpoliciesȱbiȬannuallyȱforȱeffectiveness. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ4,ȱPolicyȱBȬ5,ȱPolicyȱCȬ1ȱ 

Action 16: Shared Housing Sharedȱ housingȱ isȱ anȱ affordableȱ housingȱ alternativeȱ forȱ seniorsȱ andȱ otherȱ lowerȱ incomeȱ residents.ȱ Theȱ Cityȱ providesȱ fundingȱ assistanceȱ toȱ theȱ Sharedȱ Housingȱ Programȱ administeredȱ byȱ Catholicȱ Charities.ȱ Thisȱ programȱ arrangesȱ forȱ householdsȱ toȱ shareȱ anȱ existingȱ housingȱ unit.ȱ Inȱ additionȱ toȱ contributingȱ toȱ theȱ operatingȱ expensesȱ ofȱ suchȱ programs,ȱtheȱCityȱhasȱprovidedȱsingleȬfamilyȱhomesȱforȱsharedȱhousingȱarrangements.ȱ Theȱ homesȱ wereȱ originallyȱ purchasedȱ forȱ rightȬofȬwayȱ needsȱ andȱ subsequentlyȱ becameȱ availableȱforȱsharedȱhousing.ȱ

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FundingȱSource:ȱ DepartmentalȱBudget,ȱCDBGȱ ResponsibleȱAgency:ȱ PlanningȱDivisionȱ Objectives:ȱ Ȭ Continueȱ toȱ supportȱ programsȱ designedȱ toȱ createȱ sharedȱ housingȱarrangementsȱforȱseniors,ȱfamiliesȱandȱpersonsȱwithȱ disabilitiesȱ(includingȱdevelopmentalȱdisabilities).ȱ Ȭ Annuallyȱ evaluateȱ theȱ needȱ forȱ sharedȱ housingȱ servicesȱ asȱ partȱofȱtheȱCDBGȱannualȱplanȱprocess. Timeframe:ȱ Ongoingȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱCȬ4,ȱPolicyȱDȬ1,ȱPolicyȱ RelevantȱPolicies:ȱ DȬ2ȱ 

Action 17: Housing Choice Voucher Program Theȱ Sectionȱ 8ȱ Housingȱ Choiceȱ Voucherȱ Programȱ extendsȱ rentalȱ subsidiesȱ toȱ veryȱ lowȱ incomeȱhouseholds,ȱasȱwellȱasȱelderlyȱandȱdisabledȱpersons.ȱTheȱsubsidyȱrepresentsȱtheȱ differenceȱbetweenȱ30ȱpercentȱofȱtheȱmonthlyȱincomeȱandȱtheȱallowableȱrentȱdeterminedȱ byȱtheȱSectionȱ8ȱprogram.ȱVouchersȱpermitȱtenantsȱtoȱlocateȱtheirȱownȱhousingȱandȱrentȱ unitsȱbeyondȱtheȱfederallyȱdeterminedȱfairȱmarketȱrentȱinȱanȱarea.ȱAsȱofȱAugustȱ30,ȱ2012,ȱ theȱ Housingȱ Authorityȱ hadȱ 839ȱ Sectionȱ 8ȱ vouchersȱ underȱ contractȱ withinȱ theȱ City,ȱ anȱ increaseȱofȱ10ȱvouchersȱfromȱtheȱpreviousȱyear.ȱȱ

FundingȱSource:ȱ Sectionȱ8ȱ ResponsibleȱAgency:ȱ HousingȱAuthorityȱofȱtheȱCountyȱofȱSantaȱClaraȱ Ȭ ContinueȱtoȱparticipateȱinȱandȱpromoteȱtheȱHousingȱChoiceȱ VoucherȱProgram.ȱ Objectives:ȱ Ȭ Encourageȱapartmentȱownersȱtoȱlistȱpropertiesȱwithȱtheȱ HousingȱAuthorityȱforȱindividualȱHousingȱChoiceȱVouchers. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ1,ȱPolicyȱCȬ2,ȱPolicyȱCȬ3,ȱPolicyȱDȬ1ȱ 

Action 18: Homeownership for First-Time Buyers TheȱCityȱcontinuesȱtoȱcreateȱaffordableȱownershipȱunitsȱthroughȱitsȱInclusionaryȱHousingȱ Policy.ȱNeighborhoodȱHousingȱServicesȱSiliconȱValleyȱ(NHSSV)ȱpartnersȱwithȱSantaȱClaraȱ toȱofferȱtheȱunitsȱcreatedȱthroughȱtheȱInclusionaryȱHousingȱȬȱBelowȱMarketȱPurchaseȱ(BMP)ȱ programȱ toȱ incomeȬqualifiedȱ households.ȱ Theseȱ unitsȱ areȱ purchasedȱ withȱ downpaymentȱ assistanceȱandȱremainȱaffordableȱ20ȱtoȱ45ȱyearsȱforȱworkingȱandȱmiddleȱincomeȱbuyers.ȱTheȱ intentȱofȱtheȱBMPȱprogramȱisȱtoȱofferȱhomebuyersȱanȱopportunityȱtoȱpurchaseȱaȱhomeȱtheyȱ wouldȱnotȱordinarilyȱbeȱableȱtoȱafford.ȱAsȱpartȱofȱthisȱprogram,ȱSantaȱClaraȱBMPȱownersȱ participateȱ inȱ anȱ equityȱ shareȱ program.ȱ Duringȱ theȱ firstȱ fiveȱ years,ȱ theȱ equityȱ increaseȱ isȱ

Page 8.12-130 Appendix Twelve: HOUSING ELEMENT 8.12 cappedȱ atȱ theȱ amountȱ ofȱ percentageȱ changeȱ inȱ theȱ Santaȱ Claraȱ Countyȱ Medianȱ Incomeȱ (AMI)ȱlevelȱfromȱtheȱyearȱthatȱtheȱunitȱwasȱpurchasedȱuntilȱtheȱyearȱthatȱtheȱunitȱisȱsold.ȱ Ownersȱwillȱearnȱfiveȱpercentȱequityȱperȱyearȱduringȱtheȱ20Ȭyearȱrestriction.ȱȱ

OtherȱresourcesȱforȱaffordableȱhomeownershipȱareȱalsoȱavailableȱtoȱSantaȱClaraȱresidents.ȱȱ Theseȱ includeȱ theȱ Housingȱ Trustȱ Siliconȱ Valleyȱ andȱ Mortgageȱ Creditȱ Certificates.ȱ Theȱ HousingȱTrustȱSiliconȱValleyȱprovidesȱloansȱtoȱlowȱandȱmoderateȱincomeȱhomebuyersȱinȱ SiliconȱValleyȱinȱtheȱformȱofȱlowȬinterest,ȱsecondȱmortgagesȱandȱdownpaymentȱassistance.ȱȱ SantaȱClaraȱresidentsȱareȱeligibleȱforȱtwoȱtypesȱofȱassistanceȱofferedȱbyȱtheȱHousingȱTrust:ȱ

x MortgageȱAssistance:ȱUpȱtoȱ17ȱpercentȱofȱtheȱpurchaseȱprice,ȱnotȱexceedingȱ$85,000ȱ x GapȱAssistance:ȱUpȱtoȱ20ȱpercentȱofȱtheȱpurchaseȱprice,ȱnotȱexceedingȱ$50,000ȱȱ

Theȱ Mortgageȱ Creditȱ Certificateȱ Programȱ (MCC),ȱ administeredȱ byȱ theȱ Countyȱ ofȱ Santaȱ Claraȱ Officeȱ ofȱ Affordableȱ Housing,ȱ providesȱ financialȱ assistanceȱ toȱ firstȬtimeȱ homebuyers.ȱTheȱSantaȱClaraȱCountyȱMCCȱtaxȱcreditȱreducesȱtheȱfederalȱincomeȱtaxesȱofȱ qualifiedȱ borrowersȱ purchasingȱ qualifiedȱ homes,ȱ thusȱ havingȱ theȱ effectȱ ofȱ aȱ mortgageȱ subsidy.ȱTheȱcurrentȱtaxȱcreditȱrateȱisȱupȱtoȱ15ȱpercentȱofȱtheȱinterestȱpaidȱtoȱtheȱlenderȱonȱ theȱfirstȱloan.ȱ

FundingȱSource:ȱ InclusionaryȱHousingȱȱ ResponsibleȱAgency:ȱ NeighborhoodȱHousingȱServicesȱSiliconȱValleyȱ(NHSSV)ȱ Objectives:ȱ Ȭ ContinueȱtoȱcollaborateȱwithȱNHSSVȱtoȱimplementȱtheȱBMPȱ programȱ andȱ provideȱ assistanceȱ toȱ approximatelyȱ 10ȱ toȱ 15ȱ lower,ȱmoderate,ȱandȱmiddleȱincomeȱhouseholdsȱduringȱtheȱ 2015Ȭ2023ȱHousingȱElementȱplanningȱperiod.ȱ Ȭ Promoteȱ homeownership,ȱ particularlyȱ forȱ firstȱ timeȱ buyers,ȱ throughȱ singleȬfamily,ȱ townhouseȱ andȱ condominiumȱ constructionȱasȱwellȱasȱconversionȱofȱrentalȱtoȱcondominiumȱ ownership,ȱwhereȱappropriate.ȱ Ȭ Encourageȱ programȱ participationȱ amongȱ moderateȱ incomeȱ households,ȱasȱwellȱasȱlowȱincomeȱhouseholds,ȱwhileȱinterestȱ ratesȱareȱlow.ȱ Ȭ Continueȱ toȱ promoteȱ homebuyerȱ assistanceȱ programsȱ throughȱtheȱHousingȱTrustȱSiliconȱValleyȱandȱtheȱCountyȱofȱ SantaȱClara.ȱIncludeȱlinksȱtoȱtheseȱhousingȱresourcesȱonȱCityȱ websiteȱbyȱ2015. Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱDȬ1ȱ 

 Page 8.12-131   SANTA CLARA GENERAL PLAN

Action 19: Fair Housing Program TheȱCityȱcontractsȱwithȱaȱqualifiedȱfairȱhousingȱservicesȱproviderȱtoȱprovideȱfairȱhousingȱ servicesȱ toȱ itsȱ residents.ȱ Currently,ȱ theȱ Cityȱ utilizesȱ Projectȱ Sentinel,ȱ aȱ nonprofitȱ agencyȱ thatȱ providesȱ informationȱ andȱ disputeȱ resolutionȱ servicesȱ toȱ tenants,ȱ landlords,ȱ andȱ roommates.ȱ Sinceȱ 2009,ȱ Projectȱ Sentinelȱ hasȱ assistedȱ 732ȱ Santaȱ Claraȱ householdsȱ andȱ landlordsȱwithȱresolvingȱdisputesȱthroughȱcounseling,ȱconciliationȱandȱmediation.ȱ

FundingȱSource:ȱ CDBGȱ ResponsibleȱAgency:ȱ HousingȱandȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Continueȱ toȱ referȱ tenantȬlandlordȱ complaintsȱ toȱ anȱ agencyȱ offeringȱmeditation.ȱ Ȭ Provideȱ referralȱ servicesȱ andȱ promotionalȱ supportȱ toȱ linkȱ thoseȱexperiencingȱdiscriminationȱinȱhousingȱwithȱpublicȱorȱ privateȱ groupsȱ whoȱ handleȱ complaintsȱ againstȱ discrimination.ȱ Ȭ Seekȱstateȱandȱfederalȱenforcementȱofȱfairȱhousingȱlawsȱandȱ continueȱ toȱ cooperateȱ withȱ localȱ agenciesȱ investigatingȱ claimsȱ ofȱ discriminationȱ inȱ lendingȱ practicesȱ andȱ predatoryȱ lending.ȱ Ȭ Provideȱoutreachȱandȱeducationȱmaterialsȱaboutȱfairȱhousingȱ services,ȱnonprofitȱpartnersȱ(e.g.ȱProjectȱSentinel).ȱ Ȭ Continueȱ toȱ holdȱ openȱ houseȱ eventsȱ andȱ meetingsȱ toȱ distributeȱfairȱhousingȱinformationȱandȱresourcesȱtoȱtenantsȱ andȱhomeownersȱinȱneedȱofȱassistance.ȱ Ȭ Referȱ disputesȱ betweenȱ propertyȱ ownersȱ toȱ theȱ Countyȱ HumanȱRelationsȱCommission’sȱDisputeȱOfficer.ȱ Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱDȬ1ȱ 

Action 20: Homeless Services Theȱ Cityȱ providesȱ assistanceȱ toȱ aȱ numberȱ ofȱ localȱ agenciesȱ thatȱ operateȱ programsȱ thatȱ serveȱtheȱhomeless.ȱTheȱfollowingȱagenciesȱhaveȱreceivedȱfundingȱfromȱtheȱCity:ȱȱ

x NextȱDoorȱSolutionsȱtoȱDomesticȱViolenceȱ

x EmergencyȱHousingȱConsortiumȱ

x St.ȱJustinȱCommunityȱMinistryȱ

x BillȱWilsonȱCenterȱ

x CommunityȱTechnologyȱAllianceȱ

x Innvisionȱ

Page 8.12-132 Appendix Twelve: HOUSING ELEMENT 8.12

FundingȱSource:ȱ CDBGȱ ResponsibleȱAgency:ȱ HousingȱandȱCommunityȱServicesȱDivisionȱ Objectives:ȱ Ȭ Assistȱinȱfundingȱlocallyȱadministeredȱprogramsȱthatȱprovideȱ shelter,ȱ foodȱ andȱ clothingȱ forȱ thoseȱ withȱ transitionalȱ andȱ supportiveȱhousingȱneeds.ȱ Ȭ ContinueȱtoȱsupportȱhousingȱforȱatȬriskȱyouth.ȱ Timeframe:ȱ Ongoingȱ RelevantȱPolicies:ȱ PolicyȱBȬ1,ȱPolicyȱCȬ2,ȱPolicyȱDȬ1ȱ 

8.12-7.3 Quantified Objectives

Tableȱ8.12Ȭ7Ȭ1ȱbelowȱsummarizesȱtheȱCityȱofȱSantaȱClara’sȱquantifiedȱhousingȱobjectivesȱ forȱtheȱ2015Ȭ2023ȱHousingȱElementȱplanningȱperiod.ȱȱ

TABLE 8.12-7-1: QUANTIFIED OBJECTIVES

Units to be  Units to Be Units to Be Constructed Rehabilitated Conserved (RHNA) Extremely Low Income 525 160 12 Very Low Income 525 168 13 Low Income 695 96 0 Moderate Income 755 0 0 Above Moderate Income 1,593 0 0 Total 4,093 424 25 ȱ

 ȱ

 Page 8.12-133   SANTA CLARA GENERAL PLAN

APPENDIX 8.12-A 2007-2014 HOUSING ACCOMPLISHMENTS  ForȱtheȱAssociationȱofȱBayȱAreaȱGovernmentsȱ(ABAG)ȱregion,ȱtheȱfourthȱcycleȱofȱHousingȱ Elementȱupdate,ȱincludingȱtheȱgoals,ȱpoliciesȱandȱprogramsȱoutlinedȱinȱtheȱHousingȱPlan,ȱ addressesȱhousingȱneedȱforȱtheȱplanningȱperiodȱextendingȱfromȱJulyȱ1,ȱ2009ȱthroughȱJuneȱ 30,ȱ2014.ȱInȱcontrast,ȱtheȱRegionalȱHousingȱNeedsȱAllocationȱ(RHNA)ȱforȱtheȱfourthȱcycleȱ beganȱ onȱ Januaryȱ 1,ȱ 2007ȱ andȱ extendsȱ toȱ Juneȱ 30,ȱ 2014.ȱ Therefore,ȱ regardingȱ RHNAȱ accomplishments,ȱ theȱ progressȱ reportȱ reflectsȱ allȱ newȱ unitsȱ constructedȱ sinceȱ Januaryȱ 1,ȱ 2007.ȱ Forȱ allȱ otherȱ housingȱ program,ȱ theȱ progressȱ reportȱ focusesȱ onȱ achievementsȱ sinceȱ Julyȱ1,ȱ2009.ȱWhileȱtheȱfourthȱcycleȱHousingȱElementȱcoveredȱaȱfiveȬyearȱplanningȱperiod,ȱ theȱfifthȱcycleȱHousingȱElementȱplanningȱperiodȱhasȱbeenȱextendedȱtoȱeightȱyearsȱbyȱSBȱ 375,ȱaddressingȱhousingȱneedȱbetweenȱJanuaryȱ31,ȱ2015ȱandȱJanuaryȱ31,ȱ2023.ȱȱ

Page 8.12-134 Appendix Twelve:HOUSING ELEMENT 8.12 TABLE 8.12-A-1: HOUSING ACCOMPLISHMENTS

Program and Objectives Accomplishments and Continued Appropriateness GOAL A: Create and maintain high-quality, livable, and unique residential neighborhoods and preserve established single- family neighborhoods. Program A-1.1: Neighborhood Conservation Accomplishments: Since FY 2009-10, the City’s Neighborhood Improvement Program (NCIP) Conservation and Improvement Program (NCIP), funded by HOME, CDBG and the Housing Authority of the City of Santa Clara (SCHA), x Provide grants and loans for needed home repairs. has provided assistance to 338 owner-households and 213 renter- households with needed home repairs through a combination of deferred loans and grants. Approximately 200 of these households were low income households. Of those assisted by the NCIP, 101 homeowners and five renter-households were provided with accessibility modifications to their dwelling units. About 155 housing units were also tested for lead-based paint and five required some level of lead hazard mitigation.

During FY 2008, the City also began a special NCIP Program called Bright Home, which provided free external painting for low income homeowners. The Bright Home Program assisted a total of 137 low income households since FY 2009. Bright Home was discontinued in 2011 due to funding limitations.

Continued Appropriateness: The NCIP program continues to be appropriate and will be included in the 2015-2023 Housing Element. Program A-1.2: Preserve Assisted Rental Housing Accomplishments: While Liberty Towers was considered to be at-risk of converting to market-rate housing, this project has remained as an x Continue to assist the Property Owners of Liberty affordable housing development. The City used HOME funds to install Towers. Liberty Towers is a regular applicant for solar panels at Liberty Tower Apartments in 2011. In 2012, the City Community Development Block Grant (CDBG) and completed an upgrade of the electrical distribution system at Liberty HOME funding to make periodic improvements to the Tower Apartments, a senior housing complex with 100 housing units. property. Such assistance helps the project maintain its The City will continue to monitor the project and provide assistance to affordability. help maintain the community’s affordability. x Monitor the legislative changes concerning the Section 8 program in order to be strategically prepared for the Continued Appropriateness: This program continues to be appropriate potential conversion of at-risk units. and will be included in the 2015-2023 Housing Element.

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Program and Objectives Accomplishments and Continued Appropriateness x Monitor the at-risk project through maintaining contact with the property owner regarding their long term plans for the project. x Establish contact with public and nonprofit agencies interested in purchasing and/or managing units at-risk. As necessary and feasible, the City will provide financial and technical assistance to these organizations. x Conduct tenant education. Notify tenants as far in advance as possible of potential conversion to market rate housing. Provide information regarding tenant rights and conversion. x Offer tenants information regarding Section 8 rental subsidies and other available assistance through City and County agencies as well as nonprofit organizations. Program A-2.1: Code Enforcement Program Accomplishments: The City continues to maintain its housing inspection and education programs. The Building Inspection Division is x Continue the multi-family residential housing responsible for regulating the Building and Housing code standards to inspection and educational programs. safeguard the life, health, property and public welfare by controlling and x Aggressively respond to violations of housing codes. inspecting the design and construction of all buildings and structures x Give special attention to maintaining the stability of within the City. Code enforcement officers inspect approximately 300 residential neighborhoods through development and properties annually. In addition, at least every three years, the City enforcement of minimum standards of allowed use of conducts on-site program audits and Housing Quality Inspections of all the City’s streets, as well as maintenance of front and HOME-funded projects. other yard areas visible from the public right-of-way. Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element. Program A-3.1: “Build It Green” Accomplishments: The City continues to require the Residential Green Checklist as part of the permit submittals for residential activities. x Require “Build It Green” Checklists as part of remodel and addition permit submittals. Continued Appropriateness: This is a routine process of building permit issuance and is not included in the 2015-2023 Housing Element as a

Page 8.12-136 Appendix Twelve:HOUSING ELEMENT 8.12 TABLE 8.12-A-1: HOUSING ACCOMPLISHMENTS

Program and Objectives Accomplishments and Continued Appropriateness separate housing program. Program A-4.1: Santa Clara University (SCU) Accomplishments: Established in 1990 as a forum for on-going communication and problem solving among City officials, x Improve the maintenance of student-occupied homes neighborhoods, property owners, and Santa Clara University officials and behavior of the occupants to minimize impacts on and students, the Neighborhood-University Relations Committee the neighborhood surrounding SCU. (NURC) continues to meet three times per year (in October/November, x Enhance code enforcement and special Police patrols February and April) to discuss neighborhood issues. The City continues to address the problems in the area. to maintain a constructive relationship with SCU to minimize x Hold quarterly meetings with student tenants, neighborhood impacts associated with student housing. landlords, SCU, residents and the City to allow opportunities for stakeholders to discuss Continued Appropriateness: This program continues to be appropriate neighborhood issues and concerns. and will be included in the 2015-2023 Housing Element as part of the Neighborhood Relations Program. Program A-4.2: Neighborhood Relations Accomplishments: The City continues to work with neighborhood groups and community stakeholders to ensure that new development is x Continue to work with neighbors (residents, compatible with surrounding uses. The City continues to work with businesses, and institutions such as Santa Clara applicants and developers on neighborhood outreach meetings to University) to ensure that development is compatible facilitate neighborhood input throughout the planning process. with existing neighborhoods and that neighbors are satisfied with the design, density, and parking Continued Appropriateness: The City should continue to encourage requirements of projects. developers to conduct public outreach meetings to include neighborhood input throughout the planning process. Program A-5.1: Design Guidelines Accomplishments: The City is currently in the process of updating its Single-Family Residential Design Guidelines. The Guidelines are x Maintain and encourage consistent and high quality intended to encourage the orderly and harmonious appearance of standards for residential construction, reconstruction structures and properties; provide fair and equitable treatment to all and remodels. applicants; maintain property values throughout the City; and encourage the physical development of the City as anticipated by the 2010-2035 General Plan. Adoption of these Guidelines is anticipated in 2014.

Continued Appropriateness: This is a routine part of the development review process and is not included in the 2015-2023 Housing Element as a separate housing program.

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Program and Objectives Accomplishments and Continued Appropriateness GOAL B: Manage growth in the City by designating suitable vacant or underutilized sites for new residential development and ensuring compatibility with community goals and existing neighborhoods. Program B-1.1: Location of Affordable Housing Accomplishments: The City continues to review the location of affordable housing units during the plan review process. To expand the x Locate affordable units throughout new and existing supply of affordable housing, the City also continues to pursue a development. strategy of infill development and acquisition of existing housing. The - In new housing development, review location City completed two infill affordable housing projects along El Camino of affordable units during development review Real. Presidio El Camino, located at 1450 El Camino Real was process. completed in 2011 and consists of 40 units of affordable housing. - In existing neighborhoods, support acquisition Camino del Rey, located at 2525 El Camino Real has 48 units of senior of single-family homes for affordable housing. affordable housing and was completed in 2013.

Continued Appropriateness: The City has not completed any acquisition of single-family homes and funding is limited to pursue such strategy in the current financial environment. The remaining components of this program are a routine part of the development review process and are not included in the 2015-2023 Housing Element as a separate housing program. Program B-2.1: Minimum Density Requirements Accomplishments: The City is currently undertaking a comprehensive update to its Zoning Ordinance to reflect the current goals and policies x Establish minimum density requirements for zones of the 2010-2035 General Plan. This update is expected to be that permit residential development to match General completed in mid-2016. As part of this update, minimum and maximum Plan designations and to ensure that sites are density requirements will be established in residential zones. developed at appropriate density levels. Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Zoning Ordinance Monitoring Program. Program B-2.2: Preserve Assisted Rental Housing Accomplishments: The City used HOME funds to install solar panels at Liberty Tower Apartments in 2011. The City also completed an upgrade x Continue to assist the Property Owners of Liberty of the electrical distribution system at Liberty Tower Apartments, a Towers. Liberty Towers is a regular applicant for senior housing complex with 100 housing units, in 2012. The City will Community Development Block Grant (CDBG) and continue to monitor the project and provide assistance to help maintain HOME funding to make periodic improvements to the the community’s affordability.

Page 8.12-138 Appendix Twelve:HOUSING ELEMENT 8.12 TABLE 8.12-A-1: HOUSING ACCOMPLISHMENTS

Program and Objectives Accomplishments and Continued Appropriateness property. Such assistance helps the project maintain its affordability. Continued Appropriateness: This program is a repeat of Program A-1.2 x Monitor the legislative changes concerning the and will not be included in the 2015-2023 Housing Element as a Section 8 program in order to be strategically separate program. prepared for the potential conversion of at-risk units. x Monitor the at-risk project through maintaining contact with the property owner regarding their long term plans for the project. x Establish contact with public and nonprofit agencies interested in purchasing and/or managing units at- risk. As necessary and feasible, the City will provide financial and technical assistance to these organizations. x Conduct tenant education. Notify tenants as far in advance as possible of potential conversion to market rate housing. Provide information regarding tenant rights and conversion. Offer tenants information regarding Section 8 rental subsidies and other avail- able assistance through City and County agencies as well as nonprofit organizations. Program B-2.3: General Plan and Zoning Ordinance Accomplishments: The City is currently undertaking a comprehensive Inconsistencies update to its Zoning Ordinance to reflect the current goals and policies of the 2010-2035 General Plan. This update is expected to be x Amend the Zoning Ordinance to permit residential use completed in mid-2016. As part of this update, inconsistencies between by right on parcels that have General Plan the General Plan and Zoning Ordinance will be resolved. designations that permit residential development, but commercial zoning designations that do not. Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Zoning Ordinance Monitoring Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program B-2.4: General Plan Consistency Accomplishments: The City periodically reviews General Plan elements for consistency and makes updates as necessary. x Annually review the Land Use Section of the General Plan for areas subject to flooding identified by the Continued Appropriateness: This program constitutes standard City Federal Management Agency (FEMA) or the State planning practices and procedures. It will not be included in the 2015- Department of Water Resources (DWR). 2023 Housing Element as a separate program. x Review the Housing Element for internal consistency with the Land Use and Environmental Quality Sections and amend the element, as necessary. Program B-3.1: Residential Sites Inventory Accomplishments: The City continues to maintain and periodically update the inventory of available housing sites. This inventory is made x Maintain an inventory of housing sites appropriate for available to all interested parties at the request of Planning Staff. a range of housing types and income levels. x Identify appropriate sites for affordable housing and Continued Appropriateness: This program continues to be appropriate provide benefits and assistance to property owners to and will be included in the 2015-2023 Housing Element. create affordable housing. x Provide information and technical assistance on Federal and State funding sources or referrals to appropriate agencies. x Disperse and monitor the location of affordable units in various areas of the City. x Review housing sites inventory at time of development proposal to determine consistency with proposed density and assumed density in Housing Element. Program B-3.2: Accessory Units Accomplishments: Since 2007, approximately 200 accessory units have been permitted in the City. The City continues to promote and provide x Promote the construction of accessory units to information on accessory units to interested parties. In addition, the City increase the type and size of the City’s housing stock. is undertaking a comprehensive update to its Zoning Ordinance to x Evaluate the current Ordinance and consider reflect the current goals and policies of the 2010-2035 General Plan. including performance standards related to those This update is expected to be completed in mid-2016. As part of this impacts that are considered a concern to neighbors. update, revisions to the Accessory Unit Ordinance will be considered The intent would be to increase the flexibility of the and updated if deemed appropriate. The promotional program will

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Program and Objectives Accomplishments and Continued Appropriateness Ordinance, particularly in areas with non-subdivision commence subsequent to adoption of the updated Zoning Ordinance. development, and increase the number of applications for accessory units. Continued Appropriateness: This program continues to be appropriate x Consider revising the minimum lot size requirements and will be included in the 2015-2023 Housing Element as part of the with the comprehensive update of the Zoning Provision of a Variety of Housing Types and Zoning Ordinance Ordinance. Monitoring programs. x Conduct an ongoing promotional program, including mailings to owners of single-family properties with adequate size for accessory living units. Program B-3.3: Parking Requirements Accomplishments: The City is undertaking a comprehensive update to its Zoning Ordinance to reflect the current goals and policies of the x Reconsider parking requirements during the 2010-2035 General Plan. This update is expected to be completed in comprehensive Zoning Ordinance update. mid-2016. As part of this update, revisions to the City’s parking requirements will be considered and updated if deemed appropriate.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Zoning Ordinance Monitoring Program. Program B-3.4: Zero Net Loss Accomplishments: The City continues to monitor the opportunity sites inventory on an ongoing basis with each residential project reviewed. x Maintain a zero net loss of units identified in the opportunity sites inventory of the Housing Element. If Continued Appropriateness: This program continues to be appropriate the assumed density is not entitled, a finding must be and will be included in the 2015-2023 Housing Element as part of the made that the displaced units can be redistributed to Adequate Sites Inventory Program. other opportunity sites. Program B-4.1: Affordable Housing Development Accomplishments: SCHA funds a Shared Housing Program administered by Catholic Charities. This program arranges for x Increase the affordable housing stock by: households to share an existing housing unit. It focuses on single- - Combining public and private funds in joint parent households. Since 2009, 181 persons have been assisted housing ventures. through this program. - Continuing to work with the Housing Authority of Santa Clara County to expand the The City also has a Below Market Purchase (BMP) Program that Authority’s ability to create low and moderate includes an inclusionary component. This program requires developers

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Program and Objectives Accomplishments and Continued Appropriateness income housing. to set aside ten percent of newly constructed units, units converted from - Participate with other local jurisdictions to non-residential to residential, and/or units changed from renter to provide affordable housing. CDBG and HOME homeowner tenure. Since 2009, 32 affordable ownership units have funds will continue to be used in conjunction been developed as a result of this program. with other cities’ funds to construct shelters and to provide housing services. Habitat for Humanity Silicon Valley also completed the construction of six housing units for purchase by very low income households in 2009. The project received financial assistance from the HOME Program and the Redevelopment Agency of the City of Santa Clara (RDA) (Gianera II). Habitat was also granted HOME funds to develop affordable housing on a surplus RDA property. The in-fill site is suitable for the construction of another seven housing units for sale to very low income households. However, this project was delayed due to issues stemming from the State’s decision to terminate all redevelopment agencies.

Maitri, a nonprofit organization that primarily helps families from South Asia facing domestic violence, emotional abuse, cultural alienation, human trafficking or family conflict, utilized HOME funds in 2009 to acquire a four-unit residence to be used as an SRO for up to nine survivors of domestic violence. Also in 2009, the City’s Inclusionary Zoning (Below Market Rental Program, BMR) and Density Bonus Programs completed two projects with a total of 55 affordable rental units. The SCHA also completed a 40 unit project in 2012 for persons with disabilities. All 40 rental units were modified for accessibility in compliance with applicable state and federal law.

In 2013, the City partnered with ROEM Corporation and Pacific Housing to develop a 48-unit affordable senior apartment community. The 48 one-bedroom apartments are affordable to seniors with annual incomes that are at or below 60 percent of the Santa Clara County Area Median Income. The project was financed with 4 percent Low-Income Housing Tax Credits and tax-exempt bond financing made possible by Freddie Mac Credit Enhancement Program. The City of Santa Clara invested $7 million in this project.

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Program and Objectives Accomplishments and Continued Appropriateness

With financial assistance from the City, Senior Housing Solutions acquired, in September 2010, a 5-bedroom/3-bath single-family residence as a shared residence for extremely low income seniors located at 455 North Cypress Avenue. Rehabilitation work on the property began in 2010 as well, however, because of financial difficulties, Senior Housing Solutions agreed to assign its interests in the property to another agency. The Cypress house was assigned to Mas Milagros in 2012 and is currently being operated as a group home for residents with developmental disabilities.

There has been little development of new housing units during the first few years of the fourth cycle Housing Element planning period. This had been largely a consequence of the financial crisis that had severely impacted all phases of the housing market. The stagnant economy had depressed the anticipated housing production for homeownership (BMP) and rental (BMR) housing. A number of proposed housing projects in the pipeline were delayed or cancelled. While the housing market in the Bay Area has seen significant recovery in recent years, the loss of Redevelopment Agency (RDA) funds since PY 2011 has affected development of 100 percent affordable housing projects, as the City’s RDA funds had been the primary source of local funds to construct new housing units.

The City is currently in possession of three surplus properties whose development into affordable housing has been delayed by the loss of redevelopment funds. In 2005, SCHA purchased a surplus County of Santa Clara property and in 2009, SCHA purchased a surplus Fire Station. In 2011, SCHA purchased surplus property from the state of California located at 90 N. Winchester Blvd for the development of a senior housing project. These three projects are currently delayed due to difficulties in securing funding to develop these projects.

Continued Appropriateness: This program continues to be appropriate

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Program and Objectives Accomplishments and Continued Appropriateness and will be included in the 2015-2023 Housing Element. Program B-5.1: Housing Mitigation Fee Accomplishments: The City continues to require housing impact studies on large-scale projects. There has been a desire in the Housing x Require housing impact studies as part of project- Division to establish a mitigation fee in the past; however, there has not related environmental reviews for new developments been enough support to move this forward. or businesses that generate a high number of jobs. x Consider establishing an affordable housing Continued Appropriateness: With the loss of redevelopment funds, the mitigation fee for office and industrial developments City may need to explore alternative funding sources for affordable that propose a significant square footage of area housing. This program is included in the 2015-2023 Housing Element. where persons are to be employed. x Require Housing Impact Studies through development agreements with new projects, to address the impact on the affordable housing supply. Program B-6.1: Sites for Future Housing Development Accomplishments: The City’s 2010-2035 General Plan is organized into three distinct phases. Phase I represents the City’s short-term strategy x Designate in the General Plan Land Use Element for growth, between 2010 and 2015. It incorporates potential sites suitable for future housing development. development of housing sites located near the Santa Clara transit x Revise development criteria for transit-oriented station, Downtown, El Camino Real and other residential and mixed use development (TOD) designated areas to encourage areas. The end of this phase aligns with the beginning of the 2015-2023 residential development and ensure neighborhood Housing Element. Phase II represents the City’s intermediate strategy compatibility. for growth, between 2015 and 2023. It continues many of the policies x Review additional sites for possible designation as defined in Phase I, including employment intensification north of the residential or mixed use, considering their location Caltrain corridor; mixed use development along El Camino Real and in relative to existing residential uses, parks, and Downtown; and commercial uses along Stevens Creek Boulevard. support services such as transit, and for environmental suitability. The City is in the process of updating Phases II and III of its Land Use x Encourage developments that are transit-based or in Element and undertaking a comprehensive update to the Zoning close proximity to transit when determining City Ordinance to implement the General Plan. These efforts are anticipated affordable housing funding decision priorities. to conclude by mid-2016.

Continued Appropriateness: The City will ensure adequate sites for its RHNA. This program will be included in the 2015-2023 Housing Element as part of the Adequate Sites Inventory Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program B-6.2: Mixed Use Development Accomplishments: The City currently has a number of mixed use projects pending: x Encourage Mixed Use development where appropriate to provide increased opportunities for x The El Presidio, located at 1450 El Camino Real, is a proposed housing development. mixed use project with 40 affordable apartments and over 3,000 x Encourage the inclusion of housing in any new square feet of office/retail space. developments in Mixed Use designated areas. x Gateway Village, located at 3700 El Camino Real, is a proposed x Notify owners of mixed use designated sites through mixed use project that includes 475 housing units and 84,000 an outreach/marketing program. square feet of retail space. x Madison Place, located at 1460 Monroe Street, is a proposed four-story mixed use project that is expected to include a total of 28 units (2 one-bedroom units, 18 two-bedroom units, and 8 three-bedroom units) as well as first level retail (5,530 square feet) and office space (1,460 square feet). x Monticello Village, located at 3515-3585 Monroe Street, is a proposed mixed use project that includes plans for 825 residential units above retail space. x 1313 Franklin Street is a proposed mixed use project that includes 44 housing units with 4 listed as BMR.

Continued Appropriateness: The City will continue to encourage mixed use development in the community. This program will be included in the 2015-2023 Housing Element as part of the Adequate Sites Inventory Program. Program B-6.3: Mixed Use Overlay Accomplishments: The City is undertaking a comprehensive update to its Zoning Ordinance to reflect the current goals and policies of the 2010- x Refine Mixed Use Overlay zone criteria to encourage 2035 General Plan. This update is expected to be complete by mid-2016. mixed use development at key nodes. As part of the update, revisions to the City’s mixed use development x Revise development standards, such as minimum lot standards will be considered and updated if deemed appropriate. size, building heights, open space requirements and separation from potential nuisances to facilitate Continued Appropriateness: This program continues to be appropriate development, while ensuring compatibility of use. and will be included in the 2015-2023 Housing Element as part of the Zoning Ordinance Monitoring Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program B-7.1: Shared Housing Accomplishments: SCHA funds a Shared Housing Program administered by Catholic Charities. This program arranges for x Continue to assist in funding programs designed to households to share an existing housing unit. It focuses on single create shared housing arrangements for seniors and parent households. Since 2009, 181 persons have been assisted families. In addition to contributing to the operating through this program. expenses of such programs, the City has provided single-family homes for shared housing With financial assistance from the City, Senior Housing Solutions arrangements. The homes were originally purchased acquired, in September 2010, a 5-bedroom/3-bath single-family for right-of-way needs and subsequently became residence at 455 North Cypress Avenue as a shared residence for available for shared housing. extremely low income seniors. Rehabilitation work on the property began in 2010 as well; however because of financial difficulties, Senior Housing Solutions agreed to assign its interests in the property to another agency. In 2012, the Cypress House was assigned to Mas Milagros and is currently being operated as a group home for developmentally disabled adults.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element. Program B-7.2: Low Income Housing Alternatives Accomplishments: Since 2009, the City successfully provided several affordable housing alternatives to low income households, including the x Support development of low income housing following projects: alternatives, such as Single-Room Occupancy (SRO) units, Senior Housing, Family Housing, etc. x Maitri, a nonprofit organization that primarily helps families from x Amend the Zoning Ordinance to allow Single-Room South Asia facing domestic violence, emotional abuse, cultural Occupancy (SRO) Units in multi-family residential alienation, human trafficking or family conflict, utilized HOME zoning districts, similar to other multi-family funds in 2009 to acquire a four-unit residence to be used as an developments. SRO for up to nine survivors of domestic violence. x In 2013, the City partnered with ROEM Corporation and Pacific Housing to develop a 48-unit affordable senior apartment community. The 48 one-bedroom apartments are affordable to seniors with annual incomes that are at or below 60% of the Santa Clara County Area Median Income. The project was financed with 4% Low-Income Housing Tax Credits and tax-

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Program and Objectives Accomplishments and Continued Appropriateness exempt bond financing made possible by Freddie Mac Credit Enhancement Program. The City of Santa Clara invested $7 million in this project. x With financial assistance from the City, Senior Housing Solutions acquired, in September 2010, a 5-bedroom/3-bath single-family residence at 455 North Cypress Avenue as a shared residence for extremely low income seniors. Rehabilitation work on the property began in 2010 as well; however because of financial difficulties, Senior Housing Solutions agreed to assign its interests in the property to another agency. In 2012, the Cypress House was assigned to Mas Milagros and is currently being operated as a group home for developmentally disabled adults.

The City is undertaking a comprehensive update to its Zoning Ordinance to reflect the current goals and policies of the 2010-2035 General Plan. This update is expected to be completed in mid-2016. As part of this update, provisions for SRO housing will be established.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Provision of a Variety of Housing Types Program. Goal C: Provide housing within the community for persons of all economic levels, regardless of religion, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of in- come, or mental or physical disability. Program C-1.1: One and Two Story Additions Accomplishments: The City continues to encourage affordable, compatible one- and two-story additions for upgrading single-family x Encourage affordable, compatible one and two story homes additions for upgrading single-family homes. x Provide increased flexibility for houses built prior to Continued Appropriateness: This program continues to be appropriate the current zoning requirements. and will be included in the 2015-2023 Housing Element as part of the Provision of a Variety of Housing Types Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program C-1.2: Low and Moderate Income Housing Fund Accomplishments: In prior years, financial resources of the Redevelopment Agency of the City of Santa Clara (RDA) had been a x Continue to use the City’s Redevelopment Agency major factor in the City's investment in affordable housing and Low and Moderate Income Housing Fund to assist in leveraging private funds. The State of California officially terminated creating and/or preserving affordable ownership and redevelopment agencies. Retained funds and assets were transferred rental housing. to the Housing Authority of the City of Santa Clara (SCHA) on March 8, x Emphasize programs that create rental housing for 2011. the senior population, home ownership for moderate income households, especially first-time buyers, The loss of RDA funds has affected development of 100 percent rentals for lower income households, homeless affordable housing projects, as the City’s RDA funds had been the assistance for extremely-low income households, and primary source of local funds to construct new housing units. The City housing services and administration. currently owns three surplus properties whose development into affordable housing has been delayed by the loss of redevelopment funds. Specifically, in 2005, SCHA purchased a surplus County of Santa Clara property and in 2009, SCHA purchased a surplus Fire Station. In 2011, SCHA purchased surplus property from the state of California located at 90 N. Winchester Blvd for the development of a senior housing project. These three projects are currently delayed due to difficulties in securing funding for developing the properties.

As of 2014, the City and the State have completed negotiations as to the final disposition of former RDA assets. The State has claimed that the City will have to pay an estimated $63 million dollars from its Affordable Housing Set-Aside Fund. The City and State established a payment plan to re-pay the $63 million.

Continued Appropriateness: This program is no longer applicable and will not be included in the 2015-2023 Housing Element. Program C-1.3: Bayshore North Redevelopment Area Accomplishments: On May 24, 2011, the City Council passed Ordinance No. 1887, adding Chapter 17.25 to the City Code, x Maintain 30 percent set aside for affordable housing establishing and specifying the purposes for the Bayshore North Project in the Bayshore North Redevelopment Area, as funds Enhancement Authority (BNPEA). The BNPEA was intended to act on are available. and expand opportunities for economic development within the City’s Bayshore North area, including promoting opportunities for professional

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Program and Objectives Accomplishments and Continued Appropriateness sporting events and other activities, and managing assets within its control. Major projects in the Bayshore North area include: the 49ers Santa Clara Football Stadium, the Santa Clara Convention Center Complex (location of the Santa Clara Convention Center, the Hyatt Regency Hotel, and the TECHMART office building) and Great America Theme Park (now California's Great America). However, with the dissolution of redevelopment, funding is longer available to pursue economic development activities in this area or to be set aside for affordable housing.

Continued Appropriateness: This program is no longer applicable and will not be included in the 2015-2023 Housing Element. Program C-1.4: Inclusionary Housing Ordinance Accomplishments: The City's Below Market Purchase (BMP) Program creates new homeownership housing through the City's inclusionary x Require developers of residential developments of 10 housing policy. Since 2009, 32 affordable ownership units have been or more units to provide at least 10 percent of their developed as a result of this program. In addition, during 2009, the units at rents or prices affordable to very low, low and City’s Inclusionary Zoning (Below Market Rental Program, BMR) and moderate income households. Density Bonus Programs completed two projects for a total of 55 affordable rental units. Since 2009, 25 BMP ownership units have been created and 27 rental units were created in a project that had a development agreement in place prior to the Palmer decision.

There has been little development of new housing units in recent years. This has been largely a consequence of the financial crisis that has severely impacted all phases of the housing market in the last four years. The stagnant economy has depressed the anticipated housing production for homeownership (BMP) and rental (BMR) housing. A number of proposed housing projects in the pipeline have been delayed or cancelled. That market impact has been exacerbated by the loss of Redevelopment Agency (RDA) funds.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Affordable Housing Development Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program C-1.5: Incentives for Affordable Housing Accomplishments: The City is undertaking a comprehensive update to its Zoning Ordinance to reflect the current goals and policies of the x Modify Zoning Ordinance to provide incentives for 2010-2035 General Plan. This update is expected to be completed in affordable housing projects. mid-2016. As part of this update, additional incentives—including x Include the standard State “affordable housing” density bonuses, parking reductions, and additional building height—for definition in the Zoning Ordinance and as a “permitted affordable housing will be considered and established if deemed and encouraged” use in the residential and Planned appropriate. Development zones. x Encourage housing developers to use the City’s Since 2009, 3 density bonus projects were approved for a total of 92 Density Bonus Ordinance and the Planned units. Another 88 affordable units were also approved for development Development Zone District, which allow for flexibility in the City’s Planned Development Zone. in the zoning regulations. Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Affordable Housing Development Program. Program C-2.1: Density Bonus Accomplishments: The City continues to implement its Density Bonus Ordinance. Since 2009, 3 density bonus projects were approved for a x Provide density bonuses or equivalent financial total of 92 units. incentives for housing projects which include affordable and/or senior housing units, consistent with Continued Appropriateness: This program continues to be appropriate State law requirements. and will be included in the 2015-2023 Housing Element as part of the Affordable Housing Development Program. Program C-2.2: Section 8 Accomplishments: As of August 30, 2012, the HA had 839 Section 8 certificates/vouchers under contract within the City, an increase of 10 x Continue to participate in and promote the Section 8 vouchers from the previous year. Existing Housing Program. x Encourage apartment owners to list properties with Continued Appropriateness: This program continues to be appropriate the Housing Authority for individual Section 8 and will be included in the 2015-2023 Housing Element. vouchers. Program C-2.3: State Legislation Accomplishments: The City continues to monitor State legislation on affordable housing incentives and mixed use development. As x Propose/support State legislation to provide further appropriate, the City issues statements/comment letters regarding its incentives for the production of affordable housing official position on various pieces of legislation. and mixed use residential.

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Program and Objectives Accomplishments and Continued Appropriateness x Make appropriate amendments to planning The City is undertaking a comprehensive update to its Zoning documents to maintain consistency with State law, as Ordinance. As part of this effort, the City will ensure that the City’s appropriate. development standards and regulations comply with State law.

Continued Appropriateness: This program constitutes standard City planning practices and procedures. It will not be included in the 2015- 2023 Housing Element as a separate program. Program C-2.4: Home Ownership for First-Time Accomplishments: Since 2009, the City has assisted 81 low and Homebuyers moderate income homebuyers through the First Time Homebuyer Program. An additional 17 households received assistance from the x Promote home ownership, particularly for first time County’s Mortgage Credit Certificate Program during this time. buyers, through single-family, townhouse and However, with the dissolution of redevelopment, the City’s ability to condominium construction, conversion of rental to assist in homeownership has been limited. condominium ownership where appropriate and Redevelopment Housing Fund assistance. Continued Appropriateness: This program continues to be appropriate x Cooperate with the County of Santa Clara Housing and will be included in the 2015-2023 Housing Element. Bond coordinator for the issuance of Mortgage Revenue Bonds for ownership projects and for the issuance of Mortgage Credit Certificates for first- time homebuyers. The Redevelopment Agency also funds a First Time Homebuyers Program in cooperation with a local lending institution. x Encourage participation among moderate income households as well as low income households, while interest rates are low. Program C-3.1: Acquisition and Rehabilitation of Multi- Accomplishments: As funding permits, the City continues to pursue Family Housing acquisition and rehabilitation opportunities. In 2009, HOME funds were provided to Maitri to acquire a four-unit residence to be used as an x Work with nonprofit entities to acquire and rehabilitate SRO for up to nine survivors of domestic violence. In 2012, the Bill existing multi-family structures to be maintained as Wilson Center completed the acquisition/rehab of a 28-unit housing affordable rental housing. project, known as Peacock Court and renamed the Commons, to x Seek opportunities to identify and purchase provide housing for transitional-aged youth. This project was funded deteriorated residential properties during depressed with both HOME and RDA funds (prior to dissolution). The rehabilitation

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Program and Objectives Accomplishments and Continued Appropriateness rental markets, rehabilitate units, and convert from of The Commons extended the affordability covenants from 2025 to market rate to affordable levels. 2064.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element. Program C-3.2: Housing and Services for the Homeless Accomplishments: Since 2009, the City has assisted 2,752 persons and Persons At-Risk of Homelessness with support services to homeless individuals and families through programs administered by various agencies, including: x Assist in funding locally administered programs that provide shelter, food and clothing for those with x Next Door Solutions to Domestic Violence transitional and supportive housing needs. x Home First x The City will evaluate and work towards eliminating x St. Justin Community Ministry constraints to the provision of emergency housing, x Bill Wilson Center and will amend the Zoning Ordinance to allow x Community Technology Alliance homeless shelters, transitional and supportive x Innvision housing by right in multi-family zones, as well as in appropriate commercial and Planned Development During this time, an additional 30,157 persons at-risk of homelessness, zones, in compliance with SB 2. particularly those with special needs, were also assisted through x Develop housing opportunities for persons and programs administered by the following agencies: families with transitional and supportive housing needs. x Bill Wilson Center x Continue to support housing for at-risk youth. x Sacred Heart Community Center x Heart of the Valley Senior Transportation x Outreach and Escort Special Needs Transportation x Live Oak Adult Day Services x Senior Adults Legal Assistance x Long-Term Care Ombudsman Program of Catholic Charities x YWCA x Second Harvest Food Bank Operation Brown Bag x St. Justin Community Ministry x City of Santa Clarita x Santa Clara Family Health Foundation x United Way Silicon Valley

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Program and Objectives Accomplishments and Continued Appropriateness x Project Sentinel x Silicon Valley Independent Living Center x Council on Aging

The City is in the process of comprehensively updating its Zoning Ordinance. This update is expected to be completed in mid-2016. As part of this update, provisions for emergency shelters, transitional housing, and supportive housing will be established.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element. Program C-3.3: Housing for Persons with Special Needs Accomplishments: Maitri acquired a four-unit residence as an SRO for up to nine survivors of domestic violence. In addition, one transitional x Encourage the provision of specialized housing to housing project involving rehabilitation, with 42 units for at-risk youth, meet the needs of those with sensory, physical was completed for occupancy in April 2012. and/or mental disorders; or for group care, emergency housing and foster homes, where Mas Milagros took possession of the Cypress House from another appropriate. nonprofit organization in 2012. The house is currently occupied by five x Identify situations of overcrowding and educate developmentally-disabled adults. families of local housing programs. x Incentivize nonprofit developers to develop units for Continued Appropriateness: This program continues to be appropriate very-low and extremely-low populations by and will be included in the 2015-2023 Housing Element as part of the identifying appropriate housing sites or Affordable Housing Development Program. rehabilitation projects and matching developers with funding sources. Program C-3.4: Zoning Ordinance Amendments Accomplishments: The City updating its Zoning Ordinance. This update is expected to be completed in mid-2016. As part of this update, x Revise the Zoning Ordinance to allow emergency provisions for emergency shelters will be established. shelters in at least one zoning district, by right, pursuant to SB 2, and eliminate processing, Continued Appropriateness: This program is a repeat of Program C-3.2 development or management standards that and will be included in the 2015-2023 Housing Element as part of the might hinder development. Zoning Ordinance Monitoring Program. x Encourage the provision of emergency shelters in

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Program and Objectives Accomplishments and Continued Appropriateness districts that are close to transit and services through Planned Development (PD) zoning, or through conversion of older hotels or motels. Program C-3.5: Lot Consolidation Accomplishments: Lot consolidation has not been used by the City for housing projects in the past. Upon further consideration, the City has x Establish a lot consolidation program to assist decided not to pursue this program. However, the City will continue its property owners of small lots in their ability to current practices of providing technical assistance to property owners develop multi-family housing. and interested developers regarding lot consolidation.

Continued Appropriateness: This program is modified in the 2015-2023 Housing Element. Program C-4.1: Displaced Residents Accomplishments: Since 2009, City activities have not led to the displacement of any residents. x Provide relocation assistance to residents displaced by City projects or projects using City or Continued Appropriateness: This program constitutes standard Federal funds. requirements for the use of public funds. It will not be included in the 2015-2023 Housing Element as a separate program. Goal D: Provide an adequate variety of individual choices of housing tenure, type and location, including higher density where possible, especially for low and moderate income and special needs households. Program D-1.1: Condominium Conversions Accomplishments: The City continues to review condominium conversion proposals for conformance to the Planned Development x Review condominium conversion proposals for Ordinance requirements. conformance to the Planned Development ordinance requirements. Continued Appropriateness: This program constitutes standard City planning practices and procedures. It will not be included in the 2015- 2023 Housing Element as a separate program. Program D-2.1: Housing Constraints for Persons with Accomplishments: The City is currently in the process of Disabilities comprehensively updating its Zoning Ordinance. This update is expected to be completed in mid-2016. As part of this update, any constraints to x Remove constraints to providing housing to housing for persons with disabilities will be removed. persons with disabilities. Continued Appropriateness: This program is a repeat of Program D-5.1 and will be included in the 2015-2023 Housing Element as part of the Zoning Ordinance Monitoring Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program D.2.2: Tenant-Landlord Complaints Accomplishments: Since 2009, Project Sentinel, the City’s fair housing service provider, has assisted 732 households and landlords in Santa x Continue to refer Tenant-Landlord complaints to Clara to resolve disputes through counseling, conciliation, and an agency offering meditation. mediation.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Fair Housing Program. Program D.3.1: Housing Discrimination Accomplishments: Since 2009, Project Sentinel, the City’s fair housing service provider, has investigated a total of 116 complaints of housing x Provide referral services and promotional support discrimination. The City also continues to require that all housing to link those experiencing discrimination in projects funded with federal funds to develop a written affirmative housing with public or private groups who handle marketing plan. The affirmative marketing plans of all such projects complaints against discrimination. have been reviewed within the last three years. Project Sentinel’s x Seek state and federal enforcement of fair services include a public education element. Since 2009, the agency housing laws and continue to cooperate with local has participated in 128 workshops and trainings. In addition, the annual agencies investigating claims of discrimination in Fair Housing Symposium, sponsored by Project Sentinel, was held at lending practices and predatory lending. the City of Santa Clara Convention Center in 2010 and 2011. Project x Provide outreach and education materials about Sentinel produced 287 fair housing public service announcements fair housing services, nonprofit partners (e.g. which were aired on 30 radio stations, including Spanish-speaking Project Sentinel). stations, in the Bay Area. Advertisements were also placed annually in x Continue to hold open house events and meetings seven local newspapers directed at particular racial/ethnic groups. to distribute fair housing information and Those announcements were included in the City’s public cable channel, resources to tenants and homeowners in need of website, and Inside Santa Clara publication, which is mailed to all City assistance. residents. Project Sentinel also distributes brochures (in English, x Refer disputes between property owners to the Spanish, Chinese, Tagalog and Vietnamese) at various public facilities. County Human Relations Commission’s Dispute Officer. In addition, as part of the new construction of a 40-unit rental project, the Presidio, an office facility was constructed for Project Sentinel. The office officially opened in January 2013.

Continued Appropriateness: This program continues to be appropriate and will be included in the 2015-2023 Housing Element as part of the Fair Housing Program.

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Program and Objectives Accomplishments and Continued Appropriateness Program D-4.1: Public Outreach Accomplishments: The City continues to outreach to the public for advanced planning projects. Interested person lists are developed for x Increase public outreach efforts for advanced each project and notices are sent in multiple media forms. planning projects. x Improve education and outreach efforts to help Continued Appropriateness: This program constitutes standard City the community better understand housing issues, planning practices and procedures. It will not be included in the 2015- particularly the needs of families and the 2023 Housing Element as a separate program. perceptions of residential densities. Program D-5.1: Housing for Persons with Disabilities Accomplishments: Since FY 2009-10, the City’s Neighborhood Conservation and Improvement Program (NCIP), funded by HOME, x Enhance housing opportunities for those with CDBG and the Housing Authority of the City of Santa Clara (SCHA), disabilities. has provided 101 homeowners and five renter households with x Implement Americans with Disabilities Act (ADA) accessibility modifications for their dwelling unit. The City will continue and State building code requirements for the to implement the requirements of ADA and State Building Code. provision of accessible housing units. x Provide up to $5,000 CDBG grants for disabled Continued Appropriateness: This program continues to be appropriate households to make accessibility improvements. and will be included in the 2015-2023 Housing Element. Program D-5.2: ADA Accessibility on Public Property Accomplishments: Since 2009, the City’s Removal of Barriers Project has completed curb cut projects annually, involving 52 ramps at 30 x Reduce physical barriers to the disabled on public intersections throughout the City per year. In 2012, construction on the property and street rights-of-way. Senior Center ADA Improvement project is expected to begin. The x Add ramps to corner curbs, public facility entries project consists of three improvements: (1) Power activators and improving access to public bathrooms. for doors in the Senior Center to improve access to program spaces, x Maintain multi-year allocation of funds. which was completed in PY2012; (2) Improved air circulation in the Natatorium, to enable persons with breathing impairments to access the swim therapy programs, scheduled for completion in early PY2013; and (3) Acoustical treatment of the lobby/front counter area to reduce noise, scheduled for completion in PY 2013. An estimated 818 seniors will benefit from the project.

The Parkway Park Restroom project was completed in PY 2011. Approximately 883 persons with disabilities benefitted from this project. The Bracher Park Restroom project was completed in November 2010.

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Program and Objectives Accomplishments and Continued Appropriateness The project made a public park restroom accessible to persons with disabilities. An estimated 865 persons with disabilities lived in the park’s service area. The Morgan Pavilion Restroom project was completed in January, 2010. It modified an existing public restroom to make it accessible to persons with disabilities. This project utilized CDBG funds provided under the American Recovery and Reinvestment Act. There are an estimated 14,376 persons with disabilities living in the City who will benefit from the project.

In addition, in 2012, the City completed a CDBG-funded study on City Hall improvements needed to comply with ADA accessibility standards.

Continued Appropriateness: This program continues to be appropriate and will be included in the City’s Consolidated Plan, but not as a separate program in the 2015-2023 Housing Element.

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APPENDIX 8.12-B UNDERUTILIZED SITES

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APPENDIX 8.12-C WRITTEN COMMENTS RECEIVED ȱ

TheȱCityȱreceivedȱaȱletterȱfromȱtheȱLawȱFoundationȱofȱSiliconȱValleyȱ(datedȱAugustȱ6)ȱonȱtheȱ City’sȱDraftȱHousingȱElement.ȱȱTheȱletterȱisȱattached;ȱtheȱCityȱisȱworkingȱonȱaȱresponseȱtoȱtheȱ letter.ȱ

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APPENDIX 8.12-B UNDERUTILIZED SITES

8.12-B-1 ANALYZING UNDERUTILIZED SITES

ToȱaccommodateȱtheȱCity’sȱ2014Ȭ2022ȱRHNAȱaȱparcelȱspecificȱinventoryȱofȱsitesȱhasȱbeenȱ identifiedȱasȱpartȱofȱHousingȱElementȱSectionȱ8.12Ȭ6,ȱHousingȱOpportunities.ȱAsȱdescribedȱ inȱ Sectionȱ 8.12Ȭ6Ȭ5,ȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱ period,ȱ theȱ Cityȱ hasȱ identifiedȱ threeȱ focusȱ areasȱ thatȱ permitȱ residentialȱ onlyȱ andȱ mixedȱ useȱ developmentȱ atȱ densitiesȱ upȱ toȱ 50ȱ unitsȱ perȱ acre.ȱ Theȱ threeȱ opportunityȱ areasȱ areȱ appropriateȱ toȱ accommodateȱ andȱ facilitateȱ theȱ developmentȱ ofȱ housingȱ typesȱ forȱ allȱ fiveȱ incomeȱ categories,ȱfromȱextremelyȱlowȱtoȱaboveȱmoderateȱincome,ȱthatȱcompriseȱtheȱCity’sȱ2014Ȭ 2022ȱRHNA.ȱTheȱthreeȱhousingȱfocusȱareasȱincludeȱparcelsȱwithinȱtheȱTasmanȱEastȱFocusȱ Area,ȱLawrenceȱStationȱFocusȱArea,ȱandȱElȱCaminoȱRealȱFocusȱArea.ȱTheseȱthreeȱareasȱareȱ identifiedȱwithinȱtheȱ2010Ȭ2035ȱGeneralȱPlanȱasȱeitherȱexistingȱorȱfutureȱfocusȱareasȱthatȱ representȱ locationsȱ andȱ opportunitiesȱ forȱ moreȱ intenseȱ development.ȱ Theseȱ areasȱ areȱ shownȱonȱFigureȱ8.12ȬBȬ1.ȱ

Inȱ 2014,ȱ theȱ Cityȱ ofȱ Santaȱ Claraȱ initiatedȱ anȱ updateȱ toȱ theȱ Zoningȱ Ordinanceȱ toȱ ensureȱ consistencyȱ withȱ theȱ 2010Ȭ2035ȱ Generalȱ Plan.ȱ Priorȱ toȱ theȱ adoptionȱ ofȱ theȱ updatedȱ Ordinance,ȱtheȱCityȱhasȱallowedȱdevelopersȱtoȱutilizeȱtheȱmaximumȱresidentialȱdensitiesȱ basedȱ onȱ theȱ Generalȱ Planȱ landȱ useȱ designations.ȱ Typically,ȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ allowsȱupȱtoȱ50ȱdwellingȱunitsȱperȱacreȱinȱmostȱmixedȱuseȱandȱhighȱdensityȱresidentialȱsiteȱ locations.ȱ Whileȱ theȱ Zoningȱ Ordinanceȱ isȱ updatedȱ theȱ Cityȱ hasȱ continuedȱ toȱ approveȱ developmentȱ projectsȱ consistentȱ withȱ Chapterȱ 18.54,ȱ Regulationsȱ forȱ PDȱ –ȱ Plannedȱ Developmentȱ andȱ Combinedȱ Zoningȱ Districts.ȱ Theȱ PDȱ districtȱ isȱ intendedȱ toȱ accommodateȱdevelopmentȱthatȱisȱcompatibleȱwithȱtheȱexistingȱcommunityȱandȱthat:ȱ

(a) Integratesȱusesȱthatȱareȱnotȱpermittedȱtoȱbeȱcombinedȱinȱotherȱzoneȱdistricts;ȱorȱ

(b) Utilizesȱ imaginativeȱ planningȱ andȱ designȱ conceptsȱ thatȱ wouldȱ beȱ restrictedȱ inȱ otherȱzoneȱdistricts;ȱorȱ

(c) Subdividesȱ landȱ orȱ airȱ spaceȱ inȱ aȱ mannerȱ thatȱ resultsȱ inȱ unitsȱ notȱ havingȱ theȱ requiredȱfrontageȱonȱaȱdedicatedȱpublicȱstreet;ȱorȱ

(d) Createsȱaȱcommunityȱownershipȱproject.ȱ

Toȱaccommodateȱtheȱ2014Ȭ2022ȱRHNA,ȱtheȱCityȱhasȱidentifiedȱkeyȱunderutilizedȱparcelsȱ designatedȱforȱresidentialȱorȱmixedȱuseȱdevelopmentȱthatȱareȱlikelyȱtoȱredevelopȱduringȱ theȱHousingȱElementȱplanningȱperiod.ȱParcelȱspecificȱinformationȱforȱeachȱsiteȱisȱprovidedȱ withinȱSectionȱ8.12Ȭ6;ȱhowever,ȱasȱmanyȱofȱtheȱsitesȱareȱconsideredȱtoȱbeȱunderutilized,ȱtheȱ

Page 8.12-B1 SANTA CLARA GENERAL PLAN

Cityȱ hasȱ preparedȱ aȱ detailedȱ analysisȱ ofȱ eachȱ underutilizedȱ siteȱ designatedȱ asȱ aȱ potentialȱ locationȱforȱresidentialȱandȱmixedȱuseȱdevelopment.ȱTheȱcontextȱandȱexistingȱconditionsȱforȱ bothȱ Tasmanȱ Eastȱ andȱ Lawrenceȱ Stationȱ areȱ describedȱ generally,ȱ asȱ theseȱ areasȱ areȱ newȱ focusȱ areasȱ withinȱ theȱ 2010Ȭ2035ȱ Generalȱ Plan.ȱ Itȱ isȱ possibleȱ thatȱ aȱ specificȱ planȱ orȱ otherȱ masterȱplanȱeffortȱmayȱoccurȱforȱeachȱofȱtheseȱareas.ȱInȱcontrast,ȱasȱElȱCaminoȱRealȱisȱanȱ extensiveȱ corridorȱ withȱ varyingȱ conditions,ȱ housingȱ opportunityȱ sitesȱ alongȱ theȱ corridorȱ haveȱbeenȱnumberedȱandȱeachȱsiteȱisȱdescribedȱinȱmoreȱdetailȱwithinȱthisȱsection.ȱGenerally,ȱ allȱthreeȱfocusȱareasȱincludeȱparcelsȱthatȱmeetȱoneȱorȱmoreȱofȱtheȱfollowingȱcriteria:ȱȱ

x Existingȱ onȬsiteȱ usesȱ areȱ notȱ compatibleȱ withȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ designationȱorȱshowȱpotentialȱtoȱbeȱdiscontinued;ȱȱ

x Aȱdeveloperȱorȱownerȱhasȱexpressedȱinterestȱinȱredevelopment;ȱ

x Showȱdeferredȱmaintenance,ȱremainȱvacant,ȱorȱhaveȱhighȱturnoverȱrates;ȱ

x Haveȱexistingȱresidentialȱunits,ȱbutȱcouldȱaccommodateȱmoreȱthanȱthreeȱtimesȱtheȱ currentȱcapacity,ȱbasedȱonȱtheȱ2010Ȭ2035ȱGeneralȱPlan;ȱȱ

x Haveȱstructuralȱimprovementȱtoȱlandȱvalueȱ(I/L)ȱratioȱofȱlessȱthanȱ1.0ȱ(meaningȱtheȱ landȱisȱworthȱmoreȱthanȱtheȱexistingȱimprovements);ȱȱ

x Haveȱcommercialȱbuildingsȱthatȱfallȱfarȱshortȱofȱtheȱsite’sȱdevelopmentȱpotential;ȱ and/orȱ

x Haveȱsurfaceȱparkingȱlotsȱoccupyingȱaȱmajorȱportionȱofȱtheȱsite.ȱȱ

Page 8.12-B2 Appendix Twelve: HOUSING ELEMENT 8.12

FIGURE 8.12-B-1: 2015-2023 HOUSING FOCUS AREAS

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Page 8.12-B3 SANTA CLARA GENERAL PLAN

8.12-B-2 TASMAN EAST FOCUS AREA

LotȱAreaȱ(acres):ȱ41.89ȱ GeneralȱPlan:ȱHighȱDensityȱResidentialȱ AllowableȱDensityȱ(units/acre):ȱ37Ȭ50ȱ RealisticȱUnitȱCapacity:ȱ1,676ȱ

Asȱ describedȱ inȱ Sectionȱ8.12Ȭ6Ȭ5,ȱ theȱ Tasmanȱ Eastȱ Focusȱ Areaȱ includesȱ approximatelyȱ 42ȱ acresȱ ofȱ developedȱ landȱ locatedȱ nearȱ theȱ northernȱ Cityȱ boundary.ȱTheȱFocusȱAreaȱincludesȱaȱ rectangularȱ groupingȱ ofȱ 36ȱ parcelsȱ ownedȱ byȱ approximatelyȱ 25ȱownersȱ andȱisȱsituatedȱeastȱofȱLafayetteȱStreet,ȱnorthȱofȱTasmanȱDrive,ȱwestȱofȱtheȱGuadalupeȱRiverȱ Trail,ȱandȱsouthȱofȱtheȱSantaȱClaraȱTennisȱandȱGolfȱClubȱproperty.ȱTheȱFocusȱAreaȱisȱalsoȱ locatedȱtoȱtheȱnortheastȱofȱLeviȱStadiumȱexpectedȱtoȱopenȱinȱfallȱofȱ2014.ȱ

Theȱ Tasmanȱ Eastȱ Focusȱ Areaȱ isȱ currentlyȱ developedȱ withȱ aȱ mixȱ ofȱ lightȱ industrialȱ andȱ businessȱ parkȱ uses.ȱ Businessȱ tenantsȱ specializeȱ inȱ researchȱ andȱ developmentȱ forȱ combustibleȱfuels,ȱmachinery,ȱmetalȱfinishing,ȱprinting,ȱandȱelectronics.ȱThereȱareȱalsoȱaȱ numberȱofȱofficeȱusesȱincludingȱfinancialȱandȱaccountingȱservices.ȱManyȱofȱtheȱbuildingsȱ inȱtheȱFocusȱAreaȱhaveȱvacantȱtenantȱspacesȱandȱleasingȱsignsȱposted.ȱAlongȱtheȱsouthernȱ boundaryȱofȱtheȱFocusȱArea,ȱthereȱisȱeasyȱaccessȱtoȱtheȱSantaȱClaritaȱValleyȱTransportationȱ Authorityȱ(VTA)ȱLightȱRailȱandȱtheȱAmtrak/AltamontȱCorridorȱExpressȱ(ACE)ȱtrainsȱwithȱ twoȱstationsȱadjacentȱalongȱTasmanȱDrive.ȱ

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Page 8.12-B5 SANTA CLARA GENERAL PLAN

ImprovementȬtoȬlandȱ(I/L)ȱratiosȱforȱparcelsȱwithinȱtheȱTasmanȱEastȱFocusȱAreaȱgenerallyȱ rangeȱfromȱ0.01ȱtoȱgreaterȱthanȱ3.5.ȱTheȱmajorityȱofȱtheȱparcelsȱhaveȱaȱratioȱofȱgreaterȱthanȱ 1ȱandȱtheȱoverallȱFocusȱAreaȱhasȱanȱI/Lȱratioȱofȱ1.12.ȱWhileȱtheȱI/Lȱratioȱisȱestimatedȱtoȱbeȱ greaterȱthanȱ1ȱforȱtheȱarea,ȱtheȱageȱofȱtheȱstructuresȱandȱtheȱcurrentȱusesȱareȱnotȱconsistentȱ withȱtheȱvisionȱofȱtheȱ2010Ȭ2025ȱGeneralȱPlan.ȱHigherȱdensityȱresidentialȱusesȱareȱplannedȱ forȱ theȱ Focusȱ Areaȱ andȱ wouldȱ betterȱ serveȱ newȱ andȱ proposedȱ developmentȱ inȱ theȱ northernȱportionȱofȱtheȱCity.ȱȱ

Asȱ Phaseȱ Iȱ ofȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ isȱ nearȱ completeȱ andȱ theȱ implementationȱ ofȱ Phaseȱ IIȱ begins,ȱ Tasmanȱ Eastȱ willȱ becomeȱ aȱ Focusȱ Areaȱ inȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ Landȱ Useȱ Element.ȱ Asȱ partȱ ofȱ theȱ phasedȱ developmentȱ identifiedȱ inȱ theȱ Generalȱ Plan,ȱ Tasmanȱ Eastȱ isȱ anticipatedȱ toȱ transitionȱ fromȱ aȱ Lightȱ Industrialȱ classificationȱ toȱ Highȱ Densityȱ Residential.ȱ Theȱ Highȱ Densityȱ Residentialȱ classificationȱ promotesȱ residentialȱ developmentȱatȱdensitiesȱrangingȱfromȱ37ȱtoȱ50ȱunitsȱperȱgrossȱacre.ȱDevelopmentȱonȱtheȱ siteȱisȱexpectedȱtoȱhaveȱanȱurbanȱfeel,ȱwithȱmidȬriseȱbuildings,ȱstructuredȱorȱbelowȬgradeȱ parking,ȱ andȱ sharedȱ openȱ space.ȱ Thisȱ developmentȱ intensityȱ isȱ appropriateȱ toȱ accommodateȱ theȱ largeȱ numberȱ ofȱ workersȱ inȱ theȱ areaȱ andȱ supportȱ plannedȱ publicȱ transportationȱ systems.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱ ofȱ waterȱ andȱ sewerȱ infrastructureȱ wouldȱ beȱ requiredȱ asȱ partȱ ofȱ theȱ developmentȱ process.ȱ Theȱ followingȱ imagesȱshowȱtheȱexistingȱconditionsȱonȱtheȱsite.ȱȱ

Theȱ Tasmanȱ Eastȱ Focusȱ Areaȱ allowsȱ andȱ encouragesȱ densitiesȱ thatȱ areȱ appropriateȱ toȱ accommodateȱ theȱ City’sȱ overallȱ RHNAȱ allocation.ȱ Assumingȱ aȱ maximumȱ permittedȱ densityȱofȱ50ȱunitsȱperȱacreȱandȱthatȱeachȱsiteȱisȱdevelopedȱatȱ80ȱpercentȱofȱitsȱpotentialȱ capacity,ȱtheȱTasmanȱEastȱFocusȱAreaȱcanȱaccommodateȱaȱtotalȱofȱ1,676ȱunits.ȱTableȱ8.12Ȭ6Ȭ 4ȱprovidesȱaȱdetailedȱinventoryȱofȱtheȱparcelsȱincludedȱinȱtheȱTasmanȱEastȱFocusȱArea.ȱȱ

Page 8.12-B6 Appendix Twelve: HOUSING ELEMENT 8.12

8.12-B-3 LAWRENCE STATION FOCUS AREA

LotȱAreaȱ(acres):ȱ65.32ȱ GeneralȱPlan:ȱHighȱDensityȱResidentialȱ andȱMediumȱDensityȱResidentialȱ AllowableȱDensityȱ(units/acre):ȱ20Ȭ50ȱ RealisticȱUnitȱCapacity:ȱ2,127ȱ

AsȱdescribedȱinȱSectionȱ8.12Ȭ6Ȭ5,ȱtheȱ Lawrenceȱ Stationȱ Focusȱ Areaȱ includesȱ approximatelyȱ 92ȱ acresȱ ofȱ developedȱlandȱlocatedȱatȱtheȱCity’sȱ westernȱ limit.ȱ Theȱ Focusȱ Areaȱ generallyȱ includesȱ aȱ rectangularȱ groupingȱofȱ41ȱparcelsȱwithȱ23ȱpropertyȱowners.ȱWhileȱtheȱlargerȱLawrenceȱStationȱFocusȱ Areaȱ totalsȱ approximatelyȱ 92ȱacres,ȱ theȱ sitesȱ inventoryȱ focusesȱ onȱ 65ȱ acresȱ thatȱ areȱ mostȱ likelyȱ toȱ redevelopȱ intoȱ residentialȱ usesȱ duringȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱ period.ȱ Theȱ 65ȱ acresȱ identifiedȱ forȱ redevelopmentȱ includesȱ allȱ parcelsȱ locatedȱ eastȱ ofȱ Lawrenceȱ Expressway,ȱ southȱ ofȱ Centralȱ Expressway,ȱ northȱ ofȱ Kiferȱ Road,ȱ andȱ includingȱ parcelsȱ frontingȱ bothȱ sidesȱ ofȱ Corvinȱ Drive.ȱ Thisȱ smallerȱ areaȱ includesȱ 31ȱ propertiesȱ developedȱwithȱaȱmixȱofȱlightȱindustrial,ȱresearchȱandȱdevelopment,ȱandȱbusinessȱparkȱuses.ȱȱ

ExistingȱdevelopmentȱwithinȱtheȱLawrenceȱStationȱFocusȱAreaȱincludesȱaȱmixȱofȱoneȬȱandȱ twoȬstoryȱbuildingsȱconstructedȱinȱtheȱ1960Ȭ70sȱwithȱlargeȱsurfaceȱparkingȱareas.ȱBusinessȱ tenantsȱspecializeȱinȱlightȱmanufacturing,ȱresearchȱandȱdevelopment,ȱandȱdistributionȱofȱaȱ varietyȱofȱproductsȱincludingȱsemiconductors,ȱhealthȱproducts,ȱandȱelectronics.ȱThereȱareȱ alsoȱaȱnumberȱofȱofficeȱusesȱincludingȱmarketingȱservices,ȱbusinessȱmanagementȱservices,ȱ andȱaȱmeditationȱcenter.ȱThereȱareȱaȱsubstantialȱnumberȱofȱtheȱbuildingsȱinȱtheȱFocusȱAreaȱ withȱvacantȱtenantȱspacesȱandȱleasingȱsigns.ȱ

Page 8.12-B7 SANTA CLARA GENERAL PLAN

Page 8.12-B8 Appendix Twelve: HOUSING ELEMENT 8.12

I/LȱratiosȱforȱparcelsȱwithinȱtheȱLawrenceȱStationȱFocusȱAreaȱgenerallyȱrangeȱfromȱ0.02ȱtoȱ greaterȱthanȱ3.5.ȱManyȱofȱtheȱparcelsȱhaveȱanȱI/Lȱratioȱofȱlessȱthanȱ1ȱandȱtheȱoverallȱFocusȱ AreaȱhasȱanȱI/Lȱratioȱofȱ0.93.ȱWhileȱtheȱimprovementȱtoȱlandȱratioȱisȱestimatedȱtoȱbeȱcloseȱ toȱ1ȱforȱtheȱparcelsȱidentifiedȱasȱhousingȱopportunitiesȱsitesȱwithinȱtheȱHousingȱElement,ȱ theȱageȱofȱtheȱstructuresȱandȱtheȱcurrentȱusesȱareȱnotȱconsistentȱwithȱtheȱvisionȱofȱtheȱ2010Ȭ 2025ȱ Generalȱ Plan.ȱ Higherȱ densityȱ residentialȱ usesȱ areȱ plannedȱ forȱ theȱ Focusȱ Areaȱ andȱ wouldȱbetterȱserveȱnewȱandȱproposedȱdevelopmentȱinȱtheȱeasternȱportionȱofȱtheȱCity.ȱ

Asȱ Phaseȱ Iȱ ofȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ isȱ nearȱ completeȱ andȱ theȱ implementationȱ ofȱ Phaseȱ IIȱ begins,ȱ Lawrenceȱ Stationȱ isȱ nowȱ identifiedȱ asȱ aȱ Focusȱ Areaȱ inȱ theȱ 2010Ȭ2035ȱ Generalȱ Planȱ Landȱ Useȱ Element.ȱ Asȱ partȱ ofȱ theȱ phasedȱ developmentȱ identifiedȱ inȱ theȱ Generalȱ Plan,ȱ Lawrenceȱ Stationȱ isȱ anticipatedȱ toȱ transitionȱ fromȱ aȱ Lightȱ Industrialȱ designationȱ andȱ useȱ toȱ Highȱ Densityȱ Residentialȱ andȱ Mediumȱ Densityȱ Residentialȱ designations.ȱ Theȱ Highȱ Densityȱ Residentialȱ designationȱ promotesȱ developmentȱ atȱ densitiesȱrangingȱfromȱ37ȱtoȱ50ȱunitsȱperȱgrossȱacre.ȱDevelopmentȱonȱtheȱsiteȱisȱexpectedȱtoȱ haveȱ anȱ urbanȱ feel,ȱ withȱ midȬriseȱ buildings,ȱ structuredȱ orȱ belowȬgradeȱ parking,ȱ andȱ sharedȱ openȱ space.ȱ Theȱ Mediumȱ Densityȱ Residentialȱ classificationȱ isȱ intendedȱ forȱ residentialȱdevelopmentȱatȱdensitiesȱrangingȱfromȱ20ȱtoȱ36ȱunitsȱperȱgrossȱacre.ȱBuildingȱ typesȱcanȱincludeȱaȱcombinationȱofȱlowȬriseȱapartments,ȱtownhousesȱandȱrowhousesȱwithȱ garageȱ orȱ belowȱ gradeȱ parking.ȱ Theȱ siteȱ isȱ adjacentȱ toȱ anȱ existingȱ Caltrainȱ station,ȱ providingȱexistingȱemployeesȱandȱfutureȱresidentsȱwithȱalternativeȱtransportationȱoptionsȱ andȱopportunitiesȱforȱtransitȬorientedȱdevelopment.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱ ofȱwater,ȱsewer,ȱandȱotherȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ Itȱ isȱ alsoȱ likelyȱ thatȱ otherȱ Publicȱ Worksȱ requirementsȱ mayȱ apply,ȱ suchȱ asȱ newȱ signals,ȱwaterȱandȱsewerȱlineȱupgrades,ȱandȱroadwayȱimprovements.ȱSuchȱimprovementsȱ areȱtypicalȱtoȱtheȱredevelopmentȱofȱexistingȱolderȱandȱunderutilizedȱusesȱandȱshouldȱnotȱ undulyȱconstrainȱdevelopmentȱinȱtheȱarea.ȱ

TheȱLawrenceȱStationȱFocusȱAreaȱallowsȱandȱencouragesȱdensitiesȱthatȱareȱappropriateȱtoȱ accommodateȱtheȱCity’sȱoverallȱRHNAȱallocation.ȱȱAssumingȱaȱdevelopmentȱcapacityȱofȱ 80ȱ percentȱ andȱ aȱ maximumȱ permittedȱ densityȱ ofȱ 50ȱ unitsȱ perȱ acreȱ forȱ sitesȱ classifiedȱ asȱ Highȱ Densityȱ Residentialȱ andȱ 36ȱ unitsȱ perȱ acreȱ forȱ sitesȱ classifiedȱ asȱ Mediumȱ Densityȱ Residential,ȱ theȱ Lawrenceȱ Stationȱ Focusȱ Areaȱ canȱ accommodateȱ aȱ totalȱ ofȱ 2,172ȱ units.ȱ Tableȱ 8.12Ȭ6Ȭ5ȱ providesȱ aȱ detailedȱ inventoryȱ ofȱ theȱ parcelsȱ includedȱ inȱ theȱ Lawrenceȱ StationȱFocusȱArea.ȱȱ

Page 8.12-B9 SANTA CLARA GENERAL PLAN

8.12-B-4 EL CAMINO REAL FOCUS AREA

ElȱCaminoȱReal,ȱStateȱRouteȱ82,ȱisȱaȱprimaryȱeastȬwestȱroadwayȱthroughȱtheȱCity,ȱhomeȱtoȱ manyȱ commercialȱ businessesȱ thatȱ serveȱ theȱ localȱ communityȱ andȱ theȱ widerȱ region.ȱ Theȱ GeneralȱPlanȱdescribesȱexistingȱdevelopmentȱalongȱElȱCaminoȱRealȱasȱaȱmixȱofȱsmallȬscaleȱ autoȬorientedȱ commercialȱ usesȱ andȱ servicesȱ andȱ midȬȱ toȱ largeȬscaleȱ stripȱ mallȱ developments.ȱBuildingȱheightsȱareȱgenerallyȱoneȱstory,ȱwithȱparkingȱlocatedȱtowardsȱtheȱ streetȱ edge.ȱ Theȱ roadwayȱ itselfȱ isȱ aȱ wide,ȱ highȬspeedȱ rightȬofȬway,ȱ coupledȱ withȱ inconsistentȱlandscapingȱandȱnarrowȱsidewalks,ȱreducingȱpedestrianȱaccessibility.ȱ

Asȱ theȱ majorityȱ ofȱ theȱ propertiesȱ alongȱ theȱ corridorȱ wereȱ developedȱ inȱ theȱ 1950Ȭ60s,ȱ aȱ numberȱ ofȱ themȱ areȱ presentlyȱ underutilized,ȱ providingȱ aȱ uniqueȱ opportunityȱ forȱ revitalizationȱincludingȱtheȱintroductionȱofȱnewȱresidentialȱuses.ȱWhileȱtheȱElȱCaminoȱRealȱ FocusȱAreaȱidentifiedȱinȱtheȱGeneralȱPlanȱincludesȱallȱparcelsȱfrontingȱElȱCaminoȱRealȱasȱitȱ extendsȱ throughȱ theȱ City,ȱ theȱ Housingȱ Elementȱ sitesȱ inventoryȱ focusesȱ onȱ 21ȱ parcelȱ groupingsȱ orȱ “sites”,ȱ alongȱ theȱ corridorȱ thatȱ areȱ mostȱ likelyȱ toȱ redevelopmentȱ intoȱ residentialȱ usesȱ duringȱ theȱ 2015Ȭ2023ȱ Housingȱ Elementȱ planningȱ period.ȱ Theseȱ 21ȱ sitesȱ totalȱapproximatelyȱ140ȱacresȱandȱwereȱformedȱtoȱencourageȱtheȱdevelopmentȱofȱlarger,ȱ moreȱcohesiveȱdevelopmentȱprojects.ȱTheȱfollowingȱimagesȱshowȱtheȱexistingȱconditionsȱ onȱeachȱofȱtheȱ21ȱsitesȱidentifiedȱforȱhousingȱalongȱElȱCaminoȱReal.ȱ

Site 1: 3443-3501 El Camino Real LotȱAreaȱ(acres):ȱ15.01ȱ Generalȱ Plan:ȱ Communityȱ Mixedȱ Useȱ andȱRegionalȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36Ȭ50ȱ RealisticȱUnitȱCapacity:ȱ345ȱ

Siteȱ 1ȱ isȱ locatedȱ inȱ theȱ westernȱ halfȱ ofȱ theȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱsiteȱ Site 1 includesȱ sevenȱ contiguousȱ parcelsȱ totalingȱapproximatelyȱ15ȱacres.ȱSiteȱ1ȱisȱ generallyȱ locatedȱ onȱ theȱ northeasternȱ cornerȱofȱtheȱintersectionȱofȱElȱCaminoȱ Realȱ andȱ Lawrenceȱ Expressway.ȱ Floraȱ Vistaȱ Avenueȱ dissectsȱ theȱ siteȱ andȱ couldȱprovideȱfutureȱaccessȱforȱaȱcohesiveȱdevelopmentȱproject.ȱȱ

TheȱlargerȱwesternȱportionȱofȱSiteȱ1ȱcontainsȱtheȱLawrenceȱSquareȱShoppingȱCenter,ȱaȱoneȬ storyȱ stripȱ mallȱ withȱ aȱ varietyȱ ofȱ independentȱ takeȬawayȱ restaurants.ȱ Thereȱ isȱ aȱ largeȱ

Page 8.12-B10 Appendix Twelve: HOUSING ELEMENT 8.12 surfaceȱparkingȱlotȱseparatingȱtheȱstructureȱfromȱElȱCaminoȱReal.ȱTheȱI/Lȱratioȱisȱroughlyȱ 0.90ȱ whichȱ indicatesȱ thatȱ theȱ landȱ isȱ worthȱ moreȱ thanȱ theȱ structuresȱ developed.ȱ Onȱ theȱ easternȱportionȱofȱtheȱsite,ȱthereȱisȱaȱhotel,ȱaȱreligiousȱinstitution,ȱaȱtouchlessȱcarwash,ȱandȱ twoȱoneȬstoryȱstripȱcommercialȱbuildings.ȱTheȱvalueȱofȱtheȱlandȱfarȱsurpassesȱthatȱofȱtheȱ improvementsȱonȱtheȱeasternȱportionȱofȱtheȱsite,ȱwithȱanȱI/Lȱratioȱofȱ0.15.ȱ

ȱȱ

ȱȱ

Theȱ threeȱ easternȱ mostȱ parcelsȱ straddlingȱ Floraȱ Vistaȱ Avenueȱ areȱ zonedȱ Communityȱ Commercialȱ withȱ theȱ remainingȱ fourȱ parcelsȱ toȱ theȱ westȱ areȱ zonedȱ Thoroughfareȱ Commercial.ȱWhileȱtheȱsiteȱisȱcurrentlyȱzonedȱforȱtheȱcommercialȱusesȱtheȱGeneralȱPlanȱ LandȱUseȱDiagramȱPhaseȱII:ȱ2015Ȭ2023ȱdesignatesȱtheȱsiteȱasȱCommunityȱMixedȱUseȱandȱ RegionalȱMixedȱUse.ȱTheȱCommunityȱMixedȱUseȱdesignationȱisȱintendedȱforȱpedestrianȬ orientedȱ development,ȱ withȱ aȱ focusȱ onȱ groundȱ levelȱ neighborhoodȬservingȱ retailȱ residentialȱdevelopmentȱonȱupperȱfloors.ȱTheȱCommunityȱMixedȱUseȱdesignationȱappliesȱ toȱ allȱ sixȱ parcelsȱ eastȱ ofȱ Floraȱ Vistaȱ Avenueȱ andȱ allowsȱ upȱ toȱ 36ȱ unitsȱ perȱ acre.ȱ Theȱ RegionalȱMixedȱUseȱdesignationȱpermitsȱallȱtypesȱofȱretail,ȱoffice,ȱhotel,ȱandȱserviceȱuses,ȱ toȱmeetȱlocalȱandȱregionalȱneedsȱandȱrequiresȱresidentialȱdevelopmentȱatȱ37ȱtoȱ50ȱunitsȱperȱ acre.ȱTheȱRegionalȱMixedȱUseȱdesignationȱappliesȱtoȱtheȱlargestȱparcel,ȱwestȱofȱFloraȱVistaȱ Avenue.ȱ Followingȱ theȱ adoptionȱ ofȱ theȱ Generalȱ Planȱ inȱ Novemberȱ 2010,ȱ theȱ Cityȱ hasȱ approvedȱ projectsȱ basedȱ onȱ theȱ densitiesȱ permittedȱ inȱ theȱ correspondingȱ Generalȱ Planȱ landȱuseȱdesignation,ȱinȱconjunctionȱwithȱaȱPUDȱzoneȱchange.ȱAssumingȱthatȱ50ȱpercentȱ

Page 8.12-B11 SANTA CLARA GENERAL PLAN

ofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ1ȱcanȱaccommodateȱaȱtotalȱofȱ345ȱnewȱ unitsȱatȱdensitiesȱrangingȱfromȱ36ȱtoȱ50ȱunitsȱperȱacre.ȱȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 2: 3530-3590 El Camino Real LotȱAreaȱ(acres):ȱ4.38ȱ GeneralȱPlan:ȱRegionalȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ50ȱ RealisticȱUnitȱCapacity:ȱ110ȱȱ

Siteȱ2ȱisȱlocatedȱinȱtheȱ westernȱhalfȱofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱ fiveȱ contiguousȱ parcelsȱ totalingȱapproximatelyȱ4.4ȱacres.ȱSiteȱ2ȱ Site 2 isȱgenerallyȱlocatedȱonȱtheȱsoutheasternȱ cornerȱofȱtheȱintersectionȱofȱElȱCaminoȱ RealȱandȱLawrenceȱExpressway.ȱȱ

ExistingȱstructuresȱonȱSiteȱ2ȱincludeȱtwoȱlargeȬformatȱsingleȬstoryȱrestaurants,ȱtwoȱ2Ȭstoryȱ travelȱlodgesȱ(inns),ȱandȱoneȱautoȱrepairȱshop.ȱTheȱprimaryȱaccessȱforȱallȱbusinessesȱonȱtheȱ siteȱisȱalongȱElȱCaminoȱReal.ȱSecondaryȱaccessȱtoȱtheȱwesternȱportionȱofȱtheȱsiteȱisȱprovidedȱ byȱaȱdrivewayȱthatȱopensȱontoȱaȱoneȬwayȱoffȬrampȱthatȱconnectsȱnorthboundȱtrafficȱonȱtheȱ LawrenceȱExpresswayȱwithȱElȱCaminoȱReal.ȱToȱtheȱeast,ȱsecondaryȱaccessȱisȱprovidedȱoffȱ FloraȱVistaȱAvenue.ȱExistingȱlandȱusesȱtoȱtheȱnorthȱofȱSiteȱ2,ȱacrossȱElȱCaminoȱReal,ȱincludeȱ largeȬformat,ȱ autoȬorientedȱ commercial/retailȱ usesȱ whichȱ areȱ includedȱ asȱ partȱ ofȱ Siteȱ 1ȱ (describedȱ above).ȱ Toȱ theȱ westȱ isȱ aȱ threeȱ storyȱ mixedȬuseȱ developmentȱ withȱ commercialȱ establishmentsȱ onȱ theȱ firstȱ storyȱ andȱ apartmentsȱ onȱ theȱ topȱ twoȱ stories.ȱ Theȱ southernȱ boundaryȱofȱtheȱpropertyȱconsistsȱofȱcondominiumsȱandȱtownhomes.ȱGenerallyȱtheȱI/Lȱratioȱ forȱtheȱparcelsȱincludedȱinȱSiteȱ2ȱareȱunderȱ0.5ȱwithȱtheȱexceptionȱofȱ3580ȱElȱCaminoȱRealȱ whichȱcontainsȱtheȱVagabondȱInn,ȱwhichȱhasȱaȱI/Lȱaboveȱ2.ȱȱ

Page 8.12-B12 Appendix Twelve: HOUSING ELEMENT 8.12

ȱȱ

Whileȱ allȱ fiveȱ parcelsȱ onȱ theȱ siteȱ areȱ currentlyȱ zonedȱ Thoroughfareȱ Commercialȱ (CT)ȱ theȱ GeneralȱPlanȱLandȱUseȱDiagramȱPhaseȱII:ȱ2015Ȭ2023ȱdesignatesȱtheȱsiteȱasȱRegionalȱMixedȱ Use,ȱandȱrequiresȱresidentialȱdevelopmentȱatȱ37ȱtoȱ50ȱunitsȱperȱgrossȱacre.ȱAssumingȱthatȱ 50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ2ȱcanȱaccommodateȱaȱtotalȱofȱ 110ȱnewȱunits.ȱȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Site 3: 3410 El Camino Real LotȱAreaȱ(acres):ȱ2.23ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ Site 3 AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ40ȱȱ

Siteȱ 3ȱ isȱ locatedȱ inȱ theȱ westernȱ halfȱ ofȱ theȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱsiteȱ isȱ oneȱ parcelȱ totalingȱ approximatelyȱ 2ȱacres.ȱSiteȱ3ȱisȱgenerallyȱlocatedȱalongȱ theȱ southernȱ sideȱ ofȱ Elȱ Caminoȱ Real,ȱ midwayȱ betweenȱ Floraȱ Vistaȱ Avenueȱ andȱPomeroyȱAvenue.ȱȱ

Existingȱ structuresȱ onȱ Siteȱ 3ȱ includeȱ twoȱ singleȬstoryȱ buildingsȱ andȱ muchȱ ofȱ theȱ siteȱ isȱ dedicatedȱ toȱ parking.ȱ Theȱ buildingȱ nearestȱ toȱ theȱ streetȱ isȱ occupiedȱ byȱ aȱ smallȱ caféȬtypeȱ restaurant.ȱ Theȱ otherȱ buildingȱ isȱ anȱ LȬshapedȱ structure,ȱ orientedȱ alongȱ theȱ backȱ ofȱ theȱ propertyȱandȱawayȱfromȱElȱCaminoȱReal,ȱhousingȱmultipleȱsmallȱretailȱshopsȱwhichȱofferȱaȱ wideȱvarietyȱofȱgoodsȱandȱservices.ȱSiteȱ3ȱisȱadjacentȱtoȱaȱmultiȬstoryȱapartmentȱcomplex,ȱonȱ

Page 8.12-B13 SANTA CLARA GENERAL PLAN

theȱ westernȱ side,ȱ whichȱ isȱ accessedȱ viaȱ aȱ drivewayȱ offȱ Elȱ Caminoȱ Real.ȱ Theȱ apartmentȱ complexȱ isȱ separatedȱ fromȱ Elȱ Caminoȱ Realȱ byȱ aȱ separateȱ commercialȱ property,ȱ alsoȱ oneȱ storyȱinȱheight,ȱwhichȱhousesȱseveralȱsmallȱretailȱandȱserviceȱestablishments.ȱToȱtheȱeastȱofȱ Siteȱ3ȱisȱanotherȱcommercialȱdevelopment,ȱalsoȱofferingȱsmallȱofficeȱandȱretailȱspace,ȱwhichȱ looksȱtoȱbeȱrecentlyȱrenovated.ȱAȱmultiȬfamilyȱapartmentȱcomplexȱandȱseveralȱsingleȬfamilyȱ homesȱ areȱ locatedȱ southȱ ofȱ theȱ site.ȱ Theȱ valueȱ ofȱ theȱ landȱ farȱ surpassesȱ thatȱ ofȱ theȱ improvementsȱatȱtheȱsite,ȱwithȱanȱI/Lȱratioȱofȱ0.37.ȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT)ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱ Assumingȱ thatȱ 50ȱ percentȱ ofȱ theȱ siteȱ isȱ developedȱ withȱ residential,ȱ Siteȱ 3ȱ canȱ accommodateȱaȱtotalȱofȱ40ȱnewȱunits. GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱ Plan,ȱ theȱ Cityȱ expectsȱ redevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱ requiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Site 4: 3310-3380 El Camino Real LotȱAreaȱ(acres):ȱ3.16ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ57ȱ Site 4

Siteȱ4ȱisȱlocatedȱinȱtheȱwesternȱhalfȱofȱtheȱ Site 5 City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱnineȱcontiguousȱparcelsȱtotalingȱ approximatelyȱ3ȱacres.ȱSiteȱ4ȱisȱgenerallyȱ locatedȱ onȱ southwesternȱ cornerȱ ofȱ theȱ intersectionȱ ofȱ Elȱ Caminoȱ Realȱ andȱ PomeroyȱAvenue.ȱȱ

Page 8.12-B14 Appendix Twelve: HOUSING ELEMENT 8.12

Thereȱ areȱ severalȱ existingȱ structuresȱ onȱ theȱ site,ȱ allȱ ofȱ whichȱ houseȱ commercial,ȱ retailȱ orȱ serviceȱestablishments.ȱThereȱisȱaȱsingleȱbuildingȱonȱtheȱwesternȱendȱofȱtheȱsiteȱwhichȱhousesȱ aȱ travelȱ agency,ȱ musicȱ studio,ȱ andȱ restaurant.ȱ Oneȱ ofȱ theȱ largerȱ parcels,ȱ locatedȱ nearȱ theȱ centerȱofȱtheȱsite,ȱisȱoccupiedȱbyȱaȱusedȱcarȱdealershipȱandȱautoȱpartsȱstore.ȱThereȱareȱtwoȱ mixedȱuseȱbuildingsȱwithȱsmallȱretailȱspaceȱonȱtheȱgroundȱfloorȱandȱapartmentsȱonȱabove.ȱ Thereȱ areȱ twoȱ additionalȱ singleȬstoryȱ buildingsȱ withȱ retailȱ andȱ commercialȱ tenantȱ spaces.ȱ Siteȱ4ȱ isȱ locatedȱ inȱ proximityȱ toȱ Siteȱ 3,ȱ andȱ adjacentȱ toȱ aȱ smallȱ commercialȱ developmentȱ offeringȱretailȱandȱofficeȱspace.ȱThereȱareȱsingleȬfamilyȱneighborhoodsȱlocatedȱsouthȱofȱSiteȱ4,ȱ consistingȱ ofȱ primarilyȱ singleȬstoryȱ homes.ȱ Thereȱ areȱ variousȱ commercialȱ andȱ retailȱ businessesȱlocatedȱtoȱtheȱnorthȱandȱeastȱofȱtheȱsite.ȱTheȱvalueȱofȱtheȱlandȱfarȱsurpassesȱthatȱofȱ theȱoverallȱimprovementsȱonȱtheȱparcelsȱcombined,ȱwithȱanȱI/Lȱratioȱofȱ0.52.ȱWhileȱtheȱsiteȱisȱ currentlyȱ zonedȱ Thoroughfareȱ Commercialȱ (CT)ȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱ forȱ residentialȱ developmentȱ onȱ upperȱ floorsȱ atȱ aȱ densityȱ upȱ toȱ 36ȱ dwellingȱ unitsȱ perȱ acre.ȱ Assumingȱ thatȱ 50ȱ percentȱ ofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 4ȱ canȱ accommodateȱaȱtotalȱofȱ57ȱnewȱunits.ȱ

ȱȱ

ȱ

Page 8.12-B15 SANTA CLARA GENERAL PLAN

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 5: 3305-3376 El Camino Real LotȱAreaȱ(acres):ȱ1.66ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ30ȱȱ Site 5

Siteȱ5ȱisȱlocatedȱinȱtheȱwesternȱhalfȱofȱtheȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱfourȱcontiguousȱparcelsȱtotalingȱ approximatelyȱ 1.7ȱ acres.ȱ Siteȱ 5ȱ isȱ generallyȱ locatedȱ onȱ theȱ northwesternȱ cornerȱ ofȱ theȱ intersectionȱ ofȱ Elȱ Caminoȱ RealȱandȱPomeroyȱAvenue.ȱ

ȱ

ExistingȱstructuresȱonȱSiteȱ5ȱhouseȱaȱgasȱstation,ȱaȱveterinaryȱclinic,ȱandȱaȱdriveȬthroughȱ fastȱfoodȱrestaurant.ȱThereȱareȱalsoȱtwoȱbuildingsȱhousingȱseveralȱsmallȱretailȱandȱserviceȱ establishments,ȱincludingȱaȱpetȱstore,ȱtattooȱshop,ȱandȱtaeȱkwonȱdoȱstudio.ȱThereȱmultiȬ familyȱapartmentȱcomplexesȱlocatedȱnorth,ȱotherwiseȱtheȱsiteȱisȱsurroundedȱtoȱtheȱsouth,ȱ eastȱandȱwestȱbyȱcommercialȱandȱretailȱspaces.ȱTheȱvalueȱofȱtheȱlandȱfarȱsurpassesȱthatȱofȱ theȱimprovementsȱatȱtheȱsite,ȱwithȱanȱI/Lȱratioȱofȱ0.40.ȱ

Page 8.12-B16 Appendix Twelve: HOUSING ELEMENT 8.12

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT),ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱ Assumingȱ thatȱ 50ȱ percentȱ ofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 5ȱ canȱ accommodateȱaȱtotalȱofȱ30ȱresidentialȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 6: 2825-3141 El Camino Real LotȱAreaȱ(acres):ȱ11.01ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ198ȱ

Site 6

Siteȱ6ȱisȱlocatedȱinȱtheȱwesternȱhalfȱofȱtheȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱsiteȱincludesȱ twelveȱcontiguousȱparcelsȱtotalingȱapproximatelyȱ11ȱacres.ȱSiteȱ6ȱisȱgenerallyȱlocatedȱonȱ theȱnorthernȱsideȱofȱElȱCaminoȱReal,ȱandȱincludesȱpropertiesȱfromȱCalabazasȱBoulevardȱtoȱ KielyȱBoulevard.ȱȱ

Thereȱareȱmultipleȱexistingȱbuildingsȱonȱtheȱsite,ȱallȱofȱwhichȱhouseȱcommercialȱservicesȱ andȱ retailȱ establishments.ȱ Mostȱ ofȱ theȱ buildingsȱ areȱ singleȬstory;ȱ thereȱ isȱ aȱ stripȱ mallȱ structureȱ atȱ theȱ westernȱ endȱ ofȱ theȱ siteȱ withȱ multipleȱ tenants,ȱ whileȱ theȱ remainingȱ buildingsȱonȱtheȱsiteȱareȱtypicallyȱforȱoneȱorȱtwoȱtenants.ȱInȱadditionȱtoȱgeneralȱretailȱuses,ȱ thereȱisȱaȱnursery,ȱaȱusedȱcarȱdealership,ȱandȱautomotiveȱrepairȱshopȱoperatingȱonȱSiteȱ6.ȱȱ

Page 8.12-B17 SANTA CLARA GENERAL PLAN

ȱȱȱ

ȱTheȱsiteȱisȱsurroundedȱbyȱcommercialȱandȱ retailȱusesȱtoȱtheȱsouth,ȱeastȱandȱwest,ȱandȱ singleȬfamilyȱhomesȱtoȱtheȱnorth.ȱTheȱvalueȱofȱ theȱlandȱsurpassesȱtheȱvalueȱofȱtheȱ improvementsȱforȱtheȱoverallȱsiteȱwithȱanȱI/Lȱ ratioȱofȱ0.60.ȱWhileȱtheȱsiteȱisȱcurrentlyȱzonedȱ ThoroughfareȱCommercialȱ(CT),ȱtheȱGeneralȱ PlanȱLandȱUseȱDiagramȱPhaseȱII:ȱ2015Ȭ2023ȱ designatesȱtheȱsiteȱasȱCommunityȱMixedȱUse,ȱ whichȱallowsȱforȱresidentialȱdevelopmentȱonȱ upperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱ developedȱwithȱresidentialȱuses,ȱSiteȱ6ȱcanȱaccommodateȱaȱtotalȱofȱ198ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Page 8.12-B18 Appendix Twelve: HOUSING ELEMENT 8.12

Site 7: 1500 Kiely Blvd, 2800-2998 El Camino Real LotȱAreaȱ(acres):ȱ5.14ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ93ȱȱ

Siteȱ7ȱisȱlocatedȱinȱtheȱwesternȱhalfȱofȱtheȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ Site 7 includesȱsixȱparcelsȱtotalingȱapproximatelyȱ fiveȱacres.ȱSiteȱ7ȱisȱgenerallyȱlocatedȱonȱtheȱ southȱsideȱofȱElȱCaminoȱReal,ȱfromȱAlpineȱ AvenueȱinȱtheȱwestȱtoȱKielyȱBoulevardȱonȱtheȱeast.ȱ

Thereȱisȱaȱtwoȱstoryȱbuilding,ȱlocatedȱoffȱAlpineȱAvenue,ȱwhichȱhousesȱoffices,ȱcommercial,ȱ andȱretailȱtenants.ȱAdjacentȱtoȱtheȱtwoȬstoryȱcommercialȱbuildingȱisȱaȱtwoȱstoryȱmotel.ȱTheȱ remainingȱ threeȱ buildingsȱ includeȱ aȱ standȬaloneȱ restaurant,ȱ bank,ȱ andȱ thriftȱ store.ȱ Theseȱ buildingsȱareȱgenerallyȱoneȱstoryȱandȱaȱlargeȱportionȱofȱeachȱparcelȱisȱdedicatedȱtoȱparking.ȱ Theȱsiteȱ isȱsurroundedȱ byȱcommercialȱandȱ retailȱusesȱtoȱtheȱnorth,ȱeast,ȱandȱwest.ȱToȱtheȱ southȱareȱsingleȬfamilyȱhomes,ȱmanyȱofȱwhichȱhaveȱaccessoryȱunits.ȱTheȱvalueȱofȱtheȱlandȱ farȱsurpassesȱthatȱofȱtheȱimprovementsȱatȱtheȱsite,ȱwithȱanȱI/Lȱratioȱofȱ0.33.ȱ

ȱȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT)ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱ Assumingȱ thatȱ 50ȱ percentȱ ofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 7ȱ canȱ accommodateȱaȱtotalȱofȱ93ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Page 8.12-B19 SANTA CLARA GENERAL PLAN

Site 8: 2600 El Camino Real LotȱAreaȱ(acres):ȱ13.48ȱ GeneralȱPlan:ȱRegionalȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ50ȱ RealisticȱUnitȱCapacity:ȱ243ȱ Site 8

Siteȱ8ȱisȱlocatedȱinȱtheȱwesternȱhalfȱofȱ theȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱ siteȱ consistsȱ ofȱ oneȱ parcelȱ totalingȱ approximatelyȱ 13.5ȱ acres.ȱ Siteȱ 8ȱ isȱ generallyȱ locatedȱ onȱ theȱ southȱ sideȱ ofȱ Elȱ Caminoȱ Real,ȱ betweenȱ Kielyȱ BoulevardȱandȱRoweȱAvenue.ȱȱ

Siteȱ8ȱisȱcurrentlyȱaȱlargeȱshoppingȱplaza,ȱwhichȱincludesȱtwoȱsingleȬstoryȱbuildingsȱandȱisȱ servedȱbyȱaȱbusȱstop.ȱRoughlyȱhalfȱofȱtheȱsiteȱisȱdedicatedȱtoȱparking,ȱandȱtheȱotherȱhalfȱisȱ dedicatedȱtoȱcommercialȱandȱretailȱspace.ȱSouthwestȱofȱtheȱsiteȱisȱaȱlargeȱbuildingȱwhichȱ housesȱ aȱ bowlingȱ alley.ȱ Thereȱ areȱ alsoȱ singleȬfamilyȱ homesȱ andȱ aȱ multiȬfamilyȱ developmentȱ featuringȱ condominiumsȱ andȱ townhomesȱ toȱ theȱ south.ȱ Theȱ siteȱ isȱ surroundedȱtoȱtheȱnorth,ȱeastȱandȱwestȱbyȱcommercialȱandȱretailȱestablishments.ȱȱ

Whileȱ theȱ siteȱ isȱ currentlyȱ zonedȱ Communityȱ Commercialȱ (CC)ȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Regionalȱ Mixedȱ Use,ȱ andȱ requiresȱ residentialȱ developmentȱ atȱ 37ȱ toȱ 50ȱ unitsȱ perȱ grossȱ acre.ȱ Assumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ8ȱcanȱaccommodateȱaȱtotalȱofȱ243ȱ newȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Page 8.12-B20 Appendix Twelve: HOUSING ELEMENT 8.12

Site 9: 2430-2570 El Camino Real LotȱAreaȱ(acres):ȱ7.78ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ140ȱȱ

Siteȱ 9ȱ isȱ locatedȱ inȱ theȱ westernȱ halfȱ ofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Site 9 Theȱsiteȱincludesȱsixȱparcelsȱtotalingȱ approximatelyȱ 8ȱ acres.ȱ Siteȱ9ȱ isȱ generallyȱ locatedȱ onȱ theȱ southȱ sideȱ ofȱ Elȱ Caminoȱ Real,ȱ betweenȱ Roweȱ Avenueȱ andȱ theȱ Sanȱ Tomasȱ Expressway.ȱ Bothȱ Buchananȱ Driveȱ andȱ Lasȱ Palmasȱ Driveȱ dissectȱ theȱ site,ȱ runningȱ fromȱ northȱtoȱsouthȱandȱdividingȱtheȱsiteȱintoȱthreeȱseparateȱareas.ȱ

Onȱtheȱwestȱend,ȱthereȱareȱtwoȱsingleȬstoryȱbuildingsȱhousingȱaȱrestaurantȱandȱaȱfurnitureȱ store.ȱBetweenȱBuchananȱDriveȱandȱLasȱPalmasȱDriveȱisȱanȱautoȱrepairȱshopȱandȱaȱmotel.ȱ TheȱeastȱsideȱofȱtheȱsiteȱisȱoccupiedȱbyȱaȱsingleȬstoryȱshoppingȱplazaȱwithȱaȱlargeȱparkingȱ lot.ȱThereȱareȱsingleȬfamilyȱhomesȱandȱapartmentȱcomplexesȱlocatedȱsouthȱofȱtheȱsiteȱandȱ theȱsiteȱisȱsurroundedȱbyȱotherȱcommercialȱusesȱtoȱtheȱnorth,ȱeastȱandȱwest.ȱWhileȱtheȱI/Lȱ ratioȱisȱestimatedȱatȱ1.15ȱforȱthisȱsite,ȱtheȱageȱofȱtheȱstructuresȱandȱtheȱcurrentȱusesȱareȱnotȱ consistentȱ withȱ theȱ Generalȱ Plan.ȱ Higherȱ densityȱ usesȱ areȱ plannedȱ forȱ theȱ corridorȱ andȱ wouldȱbeȱbetterȱsuitedȱforȱtheȱsite.ȱȱ

Whileȱ theȱ siteȱ isȱ currentlyȱ zonedȱ Thoroughfareȱ Commercialȱ (CT)ȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱ forȱ residentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre.ȱAssumingȱ thatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ9ȱcanȱaccommodateȱaȱtotalȱofȱ140ȱ newȱunits.ȱ

Page 8.12-B21 SANTA CLARA GENERAL PLAN

ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Site 10: 2325-2369 El Camino Real LotȱAreaȱ(acres):ȱ3.22ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ58ȱȱ

Siteȱ10ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱ Site 10 theȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱ siteȱincludesȱnineȱcontiguousȱparcelsȱ totalingȱ approximatelyȱ 3.2ȱacres.ȱ Siteȱ10ȱ isȱ generallyȱ locatedȱ onȱ theȱ northwesternȱ cornerȱ ofȱ theȱ intersectionȱ ofȱ Elȱ Caminoȱ Realȱ andȱ Sanȱ Tomasȱ Expressway.ȱ Theȱ siteȱ encompassesȱ multipleȱ sitesȱ fromȱSanȱTomasȱExpresswayȱonȱtheȱwestȱsideȱtoȱ LosȱPadresȱBoulevardȱtoȱtheȱeast.ȱ

Existingȱ structuresȱ onȱ Siteȱ 10ȱ areȱ allȱ singleȬstoryȱ buildingsȱ housingȱ variousȱ commercialȱ andȱ retailȱ tenants,ȱ includingȱ aȱ bicycleȱ shop,ȱ anȱ automotiveȱ partsȱ store,ȱ andȱ anȱ automotiveȱ repairȱ shop.ȱ Theȱ siteȱisȱsurroundedȱbyȱcommercialȱandȱretailȱusesȱ toȱ theȱ south,ȱ eastȱ andȱ west,ȱ andȱ singleȬfamilyȱ homesȱ toȱ theȱ north.ȱ Theȱ I/Lȱ ratioȱ forȱ theȱ siteȱ isȱ 0.64,ȱindicatingȱthatȱtheȱlandȱisȱworthȱmoreȱthanȱ theȱ buildingsȱ andȱ couldȱ beȱ redevelopedȱ intoȱ aȱ higherȱandȱbetterȱuse.ȱ

Whileȱ theȱ siteȱ isȱ currentlyȱ zonedȱ Thoroughfareȱ Commercialȱ (CT),ȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ

Page 8.12-B22 Appendix Twelve: HOUSING ELEMENT 8.12 asȱCommunityȱMixedȱUse,ȱwhichȱallowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱ densityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱ withȱresidentialȱuses,ȱSiteȱ10ȱcanȱaccommodateȱaȱtotalȱofȱ58ȱnewȱunits.ȱȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

ȱ

Site 11: 2336 and 2340 El Camino Real LotȱAreaȱ(acres):ȱ0.98ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ18ȱȱ

Siteȱ11ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱtheȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱ twoȱ adjacentȱ parcelsȱ totalingȱ approximatelyȱ1ȱacre.ȱSiteȱ11ȱisȱgenerallyȱ Site 11 locatedȱ onȱ theȱ southȱ sideȱ ofȱ Elȱ Caminoȱ Realȱ nearȱ theȱ intersectionȱ ofȱ Elȱ Caminoȱ RealȱandȱLosȱPadresȱBoulevard.ȱ

ThereȱareȱtwoȱsingleȬstoryȱattachedȱbuildingsȱonȱtheȱsiteȱwhichȱhostȱaȱfurnitureȱstore,ȱdryȱ cleaner,ȱtattooȱshop,ȱandȱmovingȱvehicleȱrentalȱservice.ȱThereȱisȱalsoȱrestaurantȱonȱtheȱsiteȱ inȱaȱstandȬalone,ȱsingleȬstoryȱbuilding.ȱTheȱsiteȱisȱadjacentȱtoȱaȱmedicalȱofficeȱandȱthereȱisȱ commercialȱ retailȱ spaceȱ toȱ theȱ north,ȱ east,ȱ andȱ westȱ ofȱ theȱ site.ȱ Thereȱ areȱ singleȱ storyȱ attachedȱhomesȱlocatedȱtoȱtheȱsouthȱofȱtheȱsite.ȱTheȱvalueȱofȱtheȱlandȱsurpassesȱthatȱofȱtheȱ improvementsȱatȱtheȱsite,ȱwithȱanȱI/Lȱvalueȱratioȱofȱ0.44.Whileȱtheȱsiteȱisȱcurrentlyȱzonedȱ ThoroughfareȱCommercialȱ(CT),ȱtheȱGeneralȱPlanȱLandȱUseȱDiagramȱPhaseȱII:ȱ2015Ȭ2023ȱ designatesȱtheȱsiteȱasȱCommunityȱMixedȱUse,ȱwhichȱallowsȱforȱresidentialȱdevelopmentȱ onȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre.ȱAssumingȱthatȱ50ȱpercentȱofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 11ȱ canȱ accommodateȱ aȱ totalȱ ofȱ 18ȱ newȱ units.ȱ

Page 8.12-B23 SANTA CLARA GENERAL PLAN

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Site 12: 2000-2280 El Camino Real and Scott Blvd LotȱAreaȱ(acres):ȱ27.27ȱ(8.0ȱforȱ residentialȱuses)ȱ GeneralȱPlan:ȱRegionalȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ50ȱ RealisticȱUnitȱCapacity:ȱ142ȱ

Siteȱ12ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ Site 12 siteȱ includesȱ 10ȱ contiguousȱ parcelsȱ totalingȱ approximatelyȱ 27.3ȱ acres.ȱ Itȱ isȱ assumedȱ thatȱ approximatelyȱ 8ȱ acresȱ ofȱ theȱ siteȱ couldȱ beȱ developedȱ withȱ newȱ residentialȱ uses.ȱ Siteȱ 12ȱ isȱ generallyȱ locatedȱ onȱ theȱ southȱ sideȱ ofȱ Elȱ Caminoȱ Real,ȱ extendingȱ fromȱ Losȱ Padresȱ Boulevardȱ toȱ Scottȱ Boulevard.ȱ Theȱ siteȱ isȱ dissectedȱ byȱ Annaȱ Drive,ȱ runningȱ eastȱ toȱ west,ȱ andȱ McCormickȱ Drive,ȱ runningȱ northȱ toȱ south,ȱ intersectingȱ roughlyȱinȱtheȱcenterȱofȱtheȱsite.ȱȱ

Siteȱ 12ȱ isȱ aȱ largeȱ site,ȱ encompassingȱ theȱ majorityȱ ofȱ threeȱ Cityȱ blocks.ȱ Thereȱ areȱ multipleȱ structuresȱonȱtheȱsite,ȱallȱofȱwhichȱareȱsingleȬstoryȱbuildingsȱsurroundedȱbyȱlargeȱexpansesȱ ofȱparking.ȱExistingȱusesȱonȱtheȱsiteȱrangeȱfromȱsmallȱtoȱlargeȱformatȱretailȱandȱcommercialȱ establishments.ȱTheȱsiteȱisȱsurroundedȱbyȱotherȱcommercialȱandȱretailȱuses,ȱtoȱtheȱnorth,ȱeastȱ

Page 8.12-B24 Appendix Twelve: HOUSING ELEMENT 8.12 andȱ westȱ nearȱ Elȱ Caminoȱ Real.ȱ Theȱ southernȱ boundaryȱofȱtheȱsiteȱisȱsurroundedȱbyȱsingleȬfamilyȱ homes.ȱAȱlargeȱportionȱofȱtheȱsiteȱisȱcurrentlyȱunderȱ constructionȱwithȱaȱmixȱofȱretailȱandȱcommercialȱusesȱ includingȱaȱnewȱTarget,ȱaȱgroceryȱstore,ȱrestaurants,ȱ andȱotherȱcommercialȱuses.ȱTheȱCityȱanticipatesȱthatȱ theȱ westernȱ portionȱ ofȱ theȱ siteȱ frontingȱ Elȱ Caminoȱ Realȱ isȱ mostȱ likelyȱ toȱ accommodateȱ newȱ residentialȱ units.ȱ Thisȱ siteȱ isȱ idealȱ asȱ itȱ providesȱ potentialȱ residentsȱ withȱ accessȱ toȱ services,ȱ shoppingȱ andȱ employmentȱopportunities.ȱȱ

TheȱeightȱeasternȱmostȱparcelsȱnearȱScottȱBoulevardȱ areȱ zonedȱ Communityȱ Commercialȱ (CC)ȱ withȱ theȱ remainingȱtwoȱparcelsȱtoȱtheȱwestȱzonedȱThoroughfareȱCommercialȱ(CT).ȱWhileȱtheȱsiteȱisȱ currentlyȱ zonedȱ forȱ theȱ commercialȱ usesȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Regionalȱ Mixedȱ Useȱ whichȱ requiresȱ residentialȱ developmentȱ atȱ 37ȱ toȱ 50ȱ unitsȱ perȱ grossȱ acre.ȱ Assumingȱ thatȱ 8ȱ acresȱ ofȱ theȱ siteȱ areȱ developedȱwithȱresidentialȱuses,ȱSiteȱ12ȱcanȱaccommodateȱaȱtotalȱofȱ142ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱtoȱ occurȱduringȱtheȱHousingȱElementȱplanningȱperiod.ȱItȱisȱexpectedȱthatȱadditionalȱanalysisȱofȱ waterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱprocess.ȱ

Site 13: 2025-2255 El Camino Real LotȱAreaȱ(acres):ȱ8.09ȱ Generalȱ Plan:ȱ Communityȱ Mixedȱ UseȱandȱRegionalȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36Ȭ 50ȱ RealisticȱUnitȱCapacity:ȱ189ȱ

Siteȱ 13ȱ isȱ locatedȱ inȱ theȱ easternȱ halfȱofȱtheȱCity,ȱalongȱElȱCaminoȱ Real.ȱ Theȱ siteȱ includesȱ sevenȱ contiguousȱ parcelsȱ totalingȱ approximatelyȱ 8ȱ acres.ȱ Siteȱ 13ȱ isȱ generallyȱ locatedȱ onȱ theȱ northwesternȱ cornerȱ ofȱ theȱ

Page 8.12-B25 SANTA CLARA GENERAL PLAN

intersectionȱofȱElȱCaminoȱRealȱandȱScottȱBoulevard.ȱ

Theȱsiteȱisȱcurrentlyȱoccupiedȱbyȱaȱshoppingȱplaza,ȱwithȱaȱlargeȱsurfaceȱparkingȱlotȱonȱtheȱ eastȱ halfȱ andȱ otherȱ commercialȱ andȱ retailȱ servingȱ buildingsȱ onȱ theȱ westernȱ portion.ȱ BusinessesȱonȬsiteȱ includeȱ aȱ varietyȱ ofȱ independentȱ restaurants,ȱautoȬrelatedȱ uses,ȱ smallȱ retailȱshopsȱandȱaȱSmartȱandȱFinal.ȱTheȱsiteȱisȱsurroundedȱbyȱcommercialȱandȱretailȱtoȱtheȱ south,ȱ eastȱ andȱ west,ȱ andȱ singleȬfamilyȱ residentialȱ toȱ theȱ north.ȱ Thereȱ isȱ alsoȱ aȱ largeȱ apartmentȱ complexȱ toȱ theȱ east,ȱ offȱ Scottȱ Boulevard.ȱ Theȱ I/Lȱ ratioȱ forȱ theȱ siteȱ isȱ 0.70,ȱ indicatingȱthatȱtheȱlandȱisȱworthȱmoreȱthanȱtheȱbuildingsȱandȱcouldȱbeȱredevelopedȱintoȱaȱ higherȱandȱbetterȱuse.ȱ

ȱȱ

TheȱeasternȱmostȱparcelȱnearȱScottȱBoulevardȱisȱzonedȱCommunityȱCommercialȱ(CC)ȱwithȱ theȱremainingȱparcelsȱtoȱtheȱwestȱzonedȱThoroughfareȱCommercialȱ(CT).ȱWhileȱtheȱsiteȱisȱ currentlyȱ zonedȱ forȱ theȱ commercialȱ usesȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱdesignatesȱtheȱtwoȱsitesȱonȱtheȱwesternȱsideȱasȱCommunityȱMixedȱUse,ȱwithȱaȱ maximumȱdevelopmentȱdensityȱofȱ36ȱunitsȱtoȱtheȱacre,ȱandȱRegionalȱMixedȱUseȱforȱtheȱ

Page 8.12-B26 Appendix Twelve: HOUSING ELEMENT 8.12 remainingȱ sitesȱ whichȱ requiresȱ residentialȱ developmentȱ atȱ 37ȱtoȱ 50ȱ unitsȱ perȱ grossȱ acre.ȱ Assumingȱ thatȱ 50ȱ percentȱ ofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 13ȱ canȱ accommodateȱaȱtotalȱofȱ189ȱnewȱunits.ȱȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 14: 1890 El Camino Real LotȱAreaȱ(acres):ȱ1.48ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ27ȱȱ

Siteȱ 14ȱ isȱ locatedȱ inȱ theȱ easternȱ halfȱ ofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱ twoȱ adjacentȱ parcelsȱ totalingȱ Site 14 approximatelyȱ1.5ȱacres.ȱSiteȱ14ȱisȱgenerallyȱ locatedȱ onȱ theȱ southwestȱ cornerȱ ofȱ theȱ intersectionȱ ofȱ Elȱ Caminoȱ Realȱ andȱ Pierceȱ Street.ȱȱ

Siteȱ14ȱisȱoccupiedȱbyȱanȱautoȱtireȱshopȱandȱaȱusedȱcarȱdealership.ȱTheȱsiteȱisȱsurroundedȱ byȱcommercialȱandȱretailȱusesȱtoȱtheȱnorth,ȱeast,ȱandȱwest,ȱandȱsingleȬfamilyȱresidentialȱ homesȱtoȱtheȱsouth.ȱTheȱvalueȱofȱtheȱlandȱfarȱsurpassesȱthatȱofȱtheȱimprovementsȱatȱtheȱ site,ȱwithȱanȱI/Lȱratioȱofȱ0.02.ȱȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT),ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ14ȱcanȱ accommodateȱaȱtotalȱofȱ27ȱnewȱunits.ȱ

Page 8.12-B27 SANTA CLARA GENERAL PLAN

ȱ ȱ GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 15: 1655-1855 El Camino Real LotȱAreaȱ(acres):ȱ4.52ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ81ȱȱ

Siteȱ 15ȱ isȱ locatedȱ inȱ theȱ easternȱ halfȱ ofȱ theȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱsiteȱ Site 15 includesȱfiveȱcontiguousȱparcelsȱtotalingȱ approximatelyȱ 4.5ȱ acres.ȱ Siteȱ 15ȱ isȱ generallyȱ locatedȱ onȱ theȱ northwesternȱ cornerȱ ofȱ theȱ intersectionȱ ofȱ Elȱ Caminoȱ RealȱandȱLincolnȱStreet.ȱ

TheȱsiteȱconsistsȱofȱaȱtwoȬstoryȱhotelȱonȱtheȱeastȱend,ȱaȱtwoȬstoryȱofficeȱbuilding,ȱandȱotherȱ singleȬstoryȱ buildingsȱ housingȱ aȱ bank,ȱ twoȱ restaurants,ȱ anȱ autoȱ repairȱ shopȱ andȱ audioȱ shop.ȱTheȱsiteȱisȱsurroundedȱbyȱcommercialȱlandȱusesȱtoȱtheȱsouth,ȱeast,ȱandȱwest.ȱToȱtheȱ northwestȱisȱaȱlargeȱapartmentȱcomplex.ȱToȱtheȱnorthȱeastȱareȱaȱfewȱsingleȬfamilyȱhomesȱ andȱanȱofficeȱbuilding.ȱWhileȱtheȱI/Lȱratioȱisȱhigherȱforȱthisȱsite,ȱ1.15,ȱtheȱcurrentȱusesȱandȱ significantȱ areasȱ ofȱ surfaceȱ parkingȱ areȱ notȱ consistentȱ withȱ theȱ Generalȱ Plan.ȱ Higherȱ densityȱusesȱareȱplannedȱforȱtheȱcorridorȱandȱwouldȱbeȱbetterȱsuitedȱforȱtheȱsite.ȱ

Page 8.12-B28 Appendix Twelve: HOUSING ELEMENT 8.12

ȱȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT)ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ15ȱcanȱ accommodateȱaȱtotalȱofȱ81ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 16: 1463-1550 El Camino Real LotȱAreaȱ(acres):ȱ1.07ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ Site 16 RealisticȱUnitȱCapacity:ȱ19ȱȱ

Siteȱ16ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱ fourȱ contiguousȱ parcelsȱ totalingȱ approximatelyȱ oneȱ acre.ȱ Siteȱ 16ȱ isȱ generallyȱ locatedȱ onȱ theȱ southȱ sideȱ ofȱ Elȱ Caminoȱ Realȱ betweenȱ LincolnȱStreetȱandȱJeffersonȱStreet.ȱȱ

Theȱ existingȱ siteȱ consistsȱ ofȱ anȱ autoȱ bodyȱ shop,ȱ housedȱ inȱaȱ largeȱ singleȬstoryȱ building,ȱ andȱtwoȱsmallerȱsingleȬstoryȱbuildings.ȱTheȱGeoffreyȱGoodfellowȱSesquicentennialȱParkȱisȱ locatedȱatȱtheȱnorthwestȱcornerȱofȱtheȱblock,ȱadjacentȱtoȱtheȱsite.ȱToȱtheȱeastȱofȱtheȱsiteȱisȱaȱ

Page 8.12-B29 SANTA CLARA GENERAL PLAN

mixedȬuse,ȱ multiȬstoryȱ developmentȱ ofȱ newerȱ construction.ȱ Theȱ southȱ endȱ ofȱ theȱ siteȱ consistsȱ primarilyȱ ofȱ singleȬfamilyȱ homes.ȱ Theȱ valueȱ ofȱ theȱ landȱ surpassesȱ thatȱ ofȱ theȱ improvementsȱonȱtheȱsite,ȱwithȱanȱoverallȱI/Lȱratioȱofȱ0.48.ȱ

ȱȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT),ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ16ȱcanȱ accommodateȱaȱtotalȱofȱ19ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Page 8.12-B30 Appendix Twelve: HOUSING ELEMENT 8.12

Site 17: 911-1493 El Camino Real LotȱAreaȱ(acres):ȱ8.79ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ158ȱ

Site 17

ȱ

Siteȱ17ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱtheȱCity,ȱalongȱElȱCaminoȱReal.ȱTheȱsiteȱincludesȱ23ȱ Site 17 smallerȱparcelsȱtotalingȱjustȱlessȱthanȱ9ȱacres.ȱSiteȱ17ȱisȱgenerallyȱlocatedȱonȱtheȱnorthȱsideȱ Elȱ Caminoȱ Realȱ betweenȱ Lincolnȱ Streetȱ andȱ Lafayetteȱ Street.ȱ Theȱ siteȱ doesȱ notȱ howeverȱ includeȱCivicȱCenterȱPark.ȱȱ

Existingȱ usesȱ onȱ Siteȱ 17ȱ includeȱ wideȱ mixȱ ofȱ commercial,ȱ office,ȱ retail,ȱ industrial,ȱ andȱ residentialȱ uses.ȱ Thereȱ areȱ manyȱ autoȬrelatedȱ uses,ȱ severalȱ independentȱ restaurants,ȱ asȱ wellȱasȱofficeȱandȱgeneralȱcommercialȱbuildings.ȱTheȱmajorityȱofȱtheȱbuildingsȱonȬsiteȱareȱ olderȱ andȱ singleȱ story.ȱ Siteȱ 17ȱ isȱ surroundedȱ byȱ residentialȱ usesȱ toȱ theȱ north,ȱ includingȱ singleȬfamilyȱhomesȱandȱapartmentȱcomplexes.ȱAcrossȱElȱCaminoȱReal,ȱonȱtheȱsouthȱside,ȱ thereȱisȱaȱsimilarlyȱdiverseȱmixȱofȱlandȱuses,ȱandȱatȱleastȱtwoȱvacantȱlots.ȱCivicȱCenterȱParkȱ isȱlocatedȱatȱtheȱwestȱendȱofȱtheȱsideȱandȱLarryȱJ.ȱMarsalliȱParkȱisȱlocatedȱtoȱtheȱsoutheastȱ ofȱtheȱsite.ȱTheȱI/Lȱratioȱforȱtheȱsiteȱisȱ0.63,ȱindicatingȱthatȱtheȱlandȱisȱworthȱmoreȱthanȱtheȱ buildingsȱandȱcouldȱbeȱredevelopedȱintoȱaȱhigherȱandȱbetterȱuse.ȱ

Page 8.12-B31 SANTA CLARA GENERAL PLAN

ȱȱ

ȱȱȱ

MostȱofȱtheȱparcelsȱareȱzonedȱThoroughfareȱCommercialȱ(CT),ȱwhileȱsomeȱparcelsȱtoȱtheȱ westȱ areȱ zonedȱ Generalȱ Officeȱ (OG)ȱ andȱ otherȱ parcelsȱ toȱ theȱ eastȱ areȱ zonedȱ Lightȱ Industrialȱ (MI).ȱ However,ȱ theȱ Generalȱ Planȱ Landȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱtheȱsiteȱasȱCommunityȱMixedȱUse,ȱwhichȱallowsȱforȱresidentialȱdevelopmentȱ onȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre.ȱAssumingȱthatȱ50ȱpercentȱofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 17ȱ canȱ accommodateȱ aȱ totalȱ ofȱ 158ȱ newȱ units.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Page 8.12-B32 Appendix Twelve: HOUSING ELEMENT 8.12

Site 18: 1463-1550 El Camino Real LotȱAreaȱ(acres):ȱ8.73ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ157ȱ

Siteȱ18ȱisȱlocatedȱatȱtheȱeasternȱedgeȱofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱisȱcomprisedȱofȱ15ȱparcelsȱtotalingȱ Site 18 roughlyȱ8.7ȱacres.ȱTheȱsiteȱisȱgenerallyȱ locatedȱnorthȱofȱElȱCaminoȱReal,ȱeastȱofȱ Lafayetteȱ Street,ȱ southȱ ofȱ Reeveȱ Streetȱ andȱwestȱofȱtheȱrailroadȱrightȬofȬway.ȱ

Theȱexistingȱsiteȱcontainsȱaȱmixtureȱofȱofficeȱandȱ lightȱindustrialȱuses,ȱincludingȱtwoȱsignȱshops,ȱaȱ largeȱ vehicleȱ storageȱ lot,ȱ andȱ severalȱ autoȬ orientedȱ andȱ constructionȬrelatedȱ businesses.ȱ AlongȱElȱCaminoȱRealȱthereȱisȱalsoȱaȱhotelȱandȱ severalȱ singleȬfamilyȱ homes.ȱ Manyȱ ofȱ theȱ structuresȱonȬsiteȱareȱolderȱandȱtheȱmixȱofȱusesȱ isȱ notȱ compatibleȱ withȱ oneȱ anotherȱ orȱ theȱ surroundingȱ neighborhoods.ȱ Larryȱ J.ȱ Marsalliȱ Parkȱ isȱ locatedȱ acrossȱ Elȱ Caminoȱ Realȱ toȱ theȱ south,ȱ withȱ singleȬfamilyȱ homesȱ furtherȱ southȱ andȱtoȱtheȱwest.ȱTheȱI/Lȱratioȱforȱtheȱsiteȱisȱ1.31,ȱ howeverȱ whenȱ theȱ valueȱ forȱ 1717ȱ Lafayetteȱ Streetȱ isȱ excludedȱ theȱ overallȱ I/Lȱ ratioȱ forȱ theȱ siteȱ dropsȱ toȱ 0.93,ȱ indicatingȱ thatȱ theȱ landȱ isȱ worthȱ moreȱ thanȱ theȱ buildingsȱ andȱ couldȱ beȱ redevelopedȱintoȱaȱhigherȱandȱbetterȱuse.ȱWhileȱ theȱI/Lȱratioȱisȱhigherȱthanȱ1ȱoverall,ȱtheȱcurrentȱ mixȱ ofȱ usesȱ isȱ notȱ consistentȱ withȱ theȱ Generalȱ Plan.ȱ Higherȱ densityȱ usesȱ areȱ plannedȱ forȱ theȱ corridorȱandȱwouldȱbeȱbetterȱsuitedȱforȱtheȱsite.ȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱ Commercialȱ (CT),ȱ theȱ Generalȱ Planȱ Landȱ Useȱ DiagramȱPhaseȱII:ȱ2015Ȭ2023ȱdesignatesȱtheȱsiteȱ

Page 8.12-B33 SANTA CLARA GENERAL PLAN

asȱCommunityȱMixedȱUse,ȱwhichȱallowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱ densityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱ withȱresidentialȱuses,ȱSiteȱ18ȱcanȱaccommodateȱaȱtotalȱofȱ157ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 19: 1212 El Camino Real LotȱAreaȱ(acres):ȱ1.42ȱ GeneralȱPlan:ȱCommunityȱMixedȱUseȱ AllowableȱDensityȱ(units/acre):ȱ36ȱ RealisticȱUnitȱCapacity:ȱ26ȱȱ

Siteȱ19ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱ theȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱincludesȱeightȱcontiguousȱparcelsȱ Site 19 spanningȱ twoȱ cityȱ blocks,ȱ totalingȱ approximatelyȱ 1.4ȱ acres.ȱ Siteȱ 19ȱ includesȱ7ȱparcelsȱfrontingȱtheȱsouthȱ sideȱ ofȱ Elȱ Caminoȱ Real,ȱ betweenȱ MonroeȱandȱMainȱStreets.ȱȱ

Muchȱofȱtheȱsiteȱisȱcurrentlyȱvacant,ȱwhileȱsomeȱofȱtheȱlandȱisȱpavedȱandȱusedȱtoȱstoreȱ recreationalȱ vehicles.ȱ Thereȱ isȱ aȱ twoȬstoryȱ commercialȱ officeȱ buildingȱ locatedȱ onȱ theȱ westernȱ cornerȱ ofȱ Jacksonȱ Streetȱ andȱ Elȱ Caminoȱ Real,ȱ andȱ aȱ singleȬstoryȱ homeȱ onȱ theȱ easternȱ corner.ȱ Thereȱ isȱ anȱ autoȱ repairȱ shopȱ toȱ theȱ eastȱ ofȱ theȱ site,ȱ andȱ variousȱ smallȱ offices,ȱretail,ȱandȱresidentialȱusesȱacrossȱElȱCaminoȱReal.ȱToȱtheȱwestȱofȱtheȱsiteȱisȱaȱusedȱ carȱ dealership.ȱ Theȱ southernȱ boundaryȱ ofȱ theȱ siteȱ consistsȱ primarilyȱ ofȱ singleȬfamilyȱ residences.ȱTheȱI/Lȱratioȱforȱtheȱsiteȱisȱ0.66,ȱindicatingȱthatȱtheȱlandȱisȱworthȱmoreȱthanȱtheȱ buildingsȱandȱcouldȱbeȱredevelopedȱintoȱaȱhigherȱandȱbetterȱuse.ȱAsȱtheȱmajorityȱofȱthisȱ siteȱisȱnotȱdevelopedȱwithȱphysicalȱstructuresȱitȱisȱprimedȱforȱredevelopment.ȱȱ

WhileȱtheȱsiteȱisȱcurrentlyȱzonedȱThoroughfareȱCommercialȱ(CT)ȱtheȱGeneralȱPlanȱLandȱ Useȱ Diagramȱ Phaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowsȱforȱresidentialȱdevelopmentȱonȱupperȱfloorsȱatȱaȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱ acre.ȱAssumingȱthatȱ50ȱpercentȱofȱtheȱsiteȱisȱdevelopedȱwithȱresidentialȱuses,ȱSiteȱ19ȱcanȱ accommodateȱaȱtotalȱofȱ26ȱnewȱunits.ȱ

Page 8.12-B34 Appendix Twelve: HOUSING ELEMENT 8.12

ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ ȱ GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

Site 20: 425 El Camino Real LotȱAreaȱ(acres):ȱ3.70ȱ Generalȱ Plan:ȱ Communityȱ Mixedȱ Use,ȱ Highȱ DensityȱResidentialȱ AllowableȱDensityȱ(units/acre):ȱ36Ȭ50ȱ RealisticȱUnitȱCapacity:ȱ76ȱ

Siteȱ20ȱisȱlocatedȱinȱtheȱeasternȱhalfȱofȱtheȱ City,ȱ alongȱ Elȱ Caminoȱ Real.ȱ Theȱ siteȱ includesȱ20ȱparcelsȱtotalingȱapproximatelyȱ 3.70ȱacres.ȱSiteȱ20ȱisȱgenerallyȱlocatedȱatȱtheȱ intersectionȱ ofȱ Elȱ Caminoȱ Realȱ andȱ Theȱ Site 20 Alameda.ȱȱ

Theȱ siteȱ isȱ currentlyȱ occupiedȱ byȱ aȱ largeȱ corporateȱofficeȱbuilding,ȱtwoȱmotels,ȱandȱ

Page 8.12-B35 SANTA CLARA GENERAL PLAN

roughlyȱ aȱ dozenȱ singleȬfamilyȱ homes.ȱ Theȱ siteȱ isȱ acrossȱ theȱ streetȱ fromȱ Santaȱ Claraȱ University,ȱandȱadjacentȱtoȱaȱlargeȱapartmentȱcomplexȱtoȱtheȱnortheast,ȱaȱmotel,ȱandȱotherȱ singleȬfamilyȱ homes.ȱ Theȱ I/Lȱ ratioȱ forȱ theȱ siteȱ isȱ 1.03,ȱ howeverȱ theȱ majorityȱ (14ȱ parcels)ȱ haveȱanȱI/Lȱratioȱofȱlessȱthanȱ0.50.ȱWhileȱtheȱI/Lȱratioȱisȱhigherȱthanȱ1ȱoverall,ȱtheȱcurrentȱ mixȱofȱusesȱisȱnotȱconsistentȱwithȱtheȱGeneralȱPlan.ȱHigherȱdensityȱusesȱareȱplannedȱforȱ theȱcorridorȱandȱwouldȱbeȱbetterȱsuitedȱforȱtheȱsite.ȱ

Theȱ siteȱ isȱ currentlyȱ zonedȱ Thoroughfareȱ Commercialȱ (CT),ȱ Plannedȱ Developmentȱ (PD),ȱandȱSingleȱFamilyȱ(R1Ȭ6L).ȱHowever,ȱ theȱGeneralȱPlanȱLandȱUseȱDiagramȱPhaseȱ II:ȱ 2015Ȭ2023ȱ designatesȱ theȱ siteȱ asȱ Communityȱ Mixedȱ Use,ȱ whichȱ allowȱ forȱ residentialȱdevelopmentȱonȱupperȱfloorsȱatȱ aȱdensityȱupȱtoȱ36ȱdwellingȱunitsȱperȱacre,ȱ andȱ Highȱ Densityȱ Residentialȱ forȱ theȱ lotsȱ frontingȱ Theȱ Alamedaȱ whichȱ allowȱ forȱ aȱ densityȱ ofȱ upȱ toȱ 50ȱ unitsȱ perȱ acre.ȱ Assumingȱ thatȱ 50ȱpercentȱ ofȱ theȱ siteȱ isȱ developedȱ withȱ residentialȱ uses,ȱ Siteȱ 20ȱ canȱ accommodateȱaȱtotalȱofȱ76ȱnewȱunits.ȱ

GivenȱtheȱdevelopmentȱpotentialȱunderȱtheȱGeneralȱPlan,ȱtheȱCityȱexpectsȱredevelopmentȱ toȱ occurȱ duringȱ theȱ Housingȱ Elementȱ planningȱ period.ȱ Itȱ isȱ expectedȱ thatȱ additionalȱ analysisȱofȱwaterȱandȱsewerȱinfrastructureȱwouldȱbeȱrequiredȱasȱpartȱofȱtheȱdevelopmentȱ process.ȱ

ȱȱ ȱ

Page 8.12-B36