14 responses to findings and recommendations
R2a
The County should form a task force with the cities to establish housing impact fees for employers to subsidize BMR housing, by June 30, 2019. Response: Will not be implemented. This recommendation will not be implemented because the County has responded to this report stating that it will not implement this recommendation. However, if a task force is formed, the Town will consider participating in that effort.
Response: Will Not Implement
Score: -1
Will not be implemented. This recommendation will not be implemented because the County has responded to this report stating that it will not implement this recommendation. However, if a task force is formed, the Town will consider participating in that effort.
R2b
Every city in the County should enact housing impact fees for employers to create a fund that subsidizes BMR housing, by June 30, 2020. Response: Requires further analysis. Implementation of this recommendation would require the Town to prepare a nexus study to determine if housing impact fees are warranted. This is not an identified Town Council priority, and will be considered at the Town Council's Priority Setting meeting which will occur in December 2018 or January 2019. The outcome of this ...
Response: Requires Analysis
Score: 0
Requires further analysis. Implementation of this recommendation would require the Town to prepare a nexus study to determine if housing impact fees are warranted. This is not an identified Town Council priority, and will be considered at the Town Council's Priority Setting meeting which will occur in December 2018 or January 2019. The outcome of this meeting will determine if the required nexus study will be pursued. . .
R3a
Every city in the County should identify at least one potential RHNA sub-region they would be willing to help form and join, and report how the sub-region(s) will increase BMR housing, Response: Requires further analysis. The Cities Association of Santa Clara County is currently considering the formation of a RHNA sub-region for Santa Clara County. At their meeting on August 21, 2018, the Los Gatos Town Council expressed interest in participating in a RHNA sub-region.
Response: Requires Analysis
Score: 0
Requires further analysis. The Cities Association of Santa Clara County is currently considering the formation of a RHNA sub-region for Santa Clara County. At their meeting on August 21, 2018, the Los Gatos Town Council expressed interest in participating in a RHNA sub-region.
R3b
A RHNA sub-region should be formed including one or more low-cost cities with one or more high-cost cities, Response: Requires further analysis. The Cities Association of Santa Clara County is currently considering the formation of a RHNA sub-region for Santa Clara County. At their meeting on August 21, 2018, the Los Gatos Town Council expressed interest in participating in a RHNA sub-region. If a RHNA sub-region is formed, it should not be predicated on whether a low-cost city participates. . ....
Response: Requires Analysis
Score: 0
Requires further analysis. The Cities Association of Santa Clara County is currently considering the formation of a RHNA sub-region for Santa Clara County. At their meeting on August 21, 2018, the Los Gatos Town Council expressed interest in participating in a RHNA sub-region. If a RHNA sub-region is formed, it should not be predicated on whether a low-cost city participates. . . . .
R3c
High-cost cities and the County should provide compensation to low-cost cities for increased public services required for taking on more BMR units in any high-rent/low- rent RHNA sub-region, Response: Requires further analysis. If a RHNA sub-region is formed, then the participating jurisdictions can consider whether compensation to other jurisdictions is appropriate. However, even if a sub-region is formed high-cost jurisdictions will still be required to plan for the production of BMR units.
Response: Requires Analysis
Score: 0
Requires further analysis. If a RHNA sub-region is formed, then the participating jurisdictions can consider whether compensation to other jurisdictions is appropriate. However, even if a sub-region is formed high-cost jurisdictions will still be required to plan for the production of BMR units.
R4
Campbell, Milpitas, Los Gatos, Los Altos and San Jose should enact commercial linkage fees to promote additional BMR housing, by June 2019. Response: Will not be implemented. Implementation of this recommendation would require the Town to prepare a nexus study to determine if commercial linkage fees are warranted. This is not an identified Town Council priority and it could not be completed prior to June 2019.
Response: Will Not Implement
Score: -1
Campbell, Milpitas, Los Gatos, Los Altos and San Jose should enact commercial linkage fees to promote additional BMR housing, by June 2019. Response: Will not be implemented. Implementation of this recommendation would require the Town to prepare a nexus study to determine if commercial linkage fees are warranted. This is not an identified Town Council priority and it could not be completed prior to June 2019.
Finding 5a
Uneven BMR achievements among cities is caused in part by varying inclusionary BMR unit percentage requirements. Response: Partially agree. The Town of Los Gatos has had suc...
F6
In-lieu fees, when offered as an option, are too low to produce the needed number of BMR units and delay their creation. Response: Partially agree. The costs of housing construction may not be keeping pace with established in-lieu fees.
Response: Disagree Partially
Score: 0
Partially agree. The costs of housing construction may not be keeping pace with established in-lieu fees.
F7
NIMBY (Not in My Backyard) opposition adversely affects the supply of BMR housing units. Response: Partially agree. NIMBY is only one of many factors affecting the production of BMR units. . . . . . . -
Response: Disagree Partially
Score: 0
Partially agree. NIMBY is only one of many factors affecting the production of BMR units. . . . . . . -
R7
A task force to communicate the value and importance of each city meeting its RHNA objectives for BMR housing should be created and funded by the County and all 15 cities, by June 30, 2019. Response: Will not be implemented. This recommendation will not be implemented because the County has responded to this report stating that it will not implement this recommendation because it is not warranted. However, if a task force is formed the Town will consider participating in that effort.
Response: Will Not Implement
Score: -1
Will not be implemented. This recommendation will not be implemented because the County has responded to this report stating that it will not implement this recommendation because it is not warranted. However, if a task force is formed the Town will consider participating in that effort.
F8
It is unnecessarily difficult to confirm how many BMR units are constructed in a particular year or RHNA cycle because cities and the County only report permitted units. Response: Partially agree. State law requires all jurisdictions to prepare an annual report of their Housing Elements following the guidance of the California Department of Housing and Community Development. This guidance requires reporting of Building Permit issuance since it is a reliable metric of actual housing production.
Response: Disagree Partially
Score: 0
Partially agree. State law requires all jurisdictions to prepare an annual report of their Housing Elements following the guidance of the California Department of Housing and Community Development. This guidance requires reporting of Building Permit issuance since it is a reliable metric of actual housing production.
R8
All 15 cities and the County should annually publish the number of constructed BMR units, starting in April 2019. Response: Has not been implemented, but will be implemented in the future. The Town will make information available regarding Building Permits Finaled/Certificates of Occupancy issued (i.e., construction complete) on the Town's website before June 30, 2019. 5
Response: Will Implement
Score: +1
Has not been implemented, but will be implemented in the future. The Town will make information available regarding Building Permits Finaled/Certificates of Occupancy issued (i.e., construction complete) on the Town's website before June 30, 2019.
F9
Accessory Dwelling Units (ADUs) offer a prime opportunity for cities with low housing density and limited developable land to produce more BMR units. Response: Agree.
Response: Agree
Score: +1
Agree.
R9a
ADU creation should be encouraged by decreasing minimum lot size requirements and increasing the allowed unit maximum square footage to that prescribed by state law, Response: Has been implemented. In February 2018, the Town Council adopted a revised ADU ordinance that does not contain a minimum lot size requirement. Additionally, the revised ADU ordinance increased the allowable floor area ration by 10 percent to allow larger ADUs.
Response: Implemented
Score: 0
Has been implemented. In February 2018, the Town Council adopted a revised ADU ordinance that does not contain a minimum lot size requirement. Additionally, the revised ADU ordinance increased the allowable floor area ration by 10 percent to allow larger ADUs.
R9b
Increasing BMR unit creation by incentivizing long-term affordability through deed restrictions for ADUs should be adopted, Response: Has been implemented. As an incentive for long-term ADU affordability the Town pays the ADU planning application fee for property owners who are willing to record a deed restriction. The incentive requires the unit to be rented as a low-income BMR unit if the unit is occupied by someone other than a member of the household occupying the primary unit. 6
Response: Implemented
Score: 0
Has been implemented. As an incentive for long-term ADU affordability the Town pays the ADU planning application fee for property owners who are willing to record a deed restriction. The incentive requires the unit to be rented as a low-income BMR unit if the unit is occupied by someone other than a member of the household occupying the primary unit.
