8.12 8.12 HOUSING ELEMENT Page 8.12-1 SANTA CLARA GENERAL PLAN [Thisȱpageȱintentionallyȱleftȱblank]ȱ 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 Page 8.12-3 SANTA CLARA GENERAL PLAN 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 Page 8.12-4 Appendix Twelve: HOUSING ELEMENT 8.12 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