Score: -2 (2/11/4)

Santa Clara County Grand Jury • 2017-2018 • Agency Response

Response to: City of Saratoga

City of Saratoga*

Published: April 05, 2017 6 pages

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⚠️ Aviso de traducción: Este contenido ha sido traducido automáticamente. El texto original en inglés es la versión oficial. La traducción puede contener errores.

⚠️ Este contenido ha sido traducido automáticamente. El texto original en inglés es la versión oficial. La traducción puede contener errores.

Findings and Recommendations 4 findings

F7 Page 3

NIMBY (Not in My Backyard) opposition adversely affects the supply of BMR housing units. Agencies to respond are all 15 cities and the County. Response - The City of Saratoga agrees with the finding. While NIBMY opposition does adversely affect the supply of BMR housing units in some communities, it should be noted that in Saratoga, all housing projects proposed within the last 10 years were approved by the City.

Related Recommendations (1)

Page 5

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 - The recommendation requires further analysis because it depends on action by numerous agencies. If such a task force was formed, the city would participate in a public relations campaign to highlight the importance of housing for all income levels. The City staff will report to the City Council no later than December 19, 2018 on any additional information that has become available regarding a task force.

F8 Page 3

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. Agencies to respond are all 15 cities and the County. Response - The City of Saratoga disagrees with the finding. Saratoga reports BMR: units on building permits that have been issued for construction. Based on City records, the City's BMR units are typically completed within 8-16 months. In the City of Saratoga, we do not experience any difference between the number of permits issued vs. the number of units completed.

Related Recommendations (1)

Page 5

All 15 cities and the County should annually publish the number of constructed BMR units, starting in April 2019. Response - The recommendation requires further analysis, Saratoga currently submits annual reports to the California Department of Housing and Community Development (HCD) utilizing the State's reporting format. If cities and the county in Santa Clara County agree on using a different format, e.g. reporting the number of BMR units constructed (finaled) instead of permitted (issued), the City will provide that information. The City staff will report to the City Council no later than December 19, 2018 on any additional information that has become available regarding agreement by Santa Clara County and the cities in the county to use a different format.

F9 Page 3

Accessory Dwelling Units (ADUs) offer a prime opportunity for cities with low housing density and limited developable land to produce more BMR units. Cities to respond are Los Altos, Los Altos Hills, Los Gatos, Monte Sereno and Saratoga. Response - The City of Saratoga agrees with the finding.

Related Recommendations (2)

R9a

Page 5

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, Cities to respond are Los Altos, Los Altos Hills, Los Gatos, Monte Sereno and Saratoga. Response - The recommendation has been implemented. Saratoga has already reduced the minimum lot size requirement and allows the maximum square footage for ADUs per State law. Lots in all residential zoning district are eligible to have an ADU as long as the lot size is 90% of the minimum standard prescribed for the zoning district.

R9b

Page 5

Increasing BMR unit creation by incentivizing long-term affordability through deed restrictions for ADUs should be adopted, Cities to respond are Los Altos, Los Altos Hills, Los Gatos, Monte Sereno and Saratoga. Response – The recommendation has been implemented. As early as 2003 Saratoga began adopting incentives such as a 10% floor area bonus and parking exemption for deed restricted ADUs.

F10 Page 3

Lack of funding mechanisms to create BMR housing has restricted BMR achievement by cities with limited commercial development or developable land. Cities to respond are Los Altos Hills, Monte Sereno and Saratoga. Response - The City of Saratoga disagrees partially with the finding. The City agrees with the finding that a lack of funding mechanisms has restricted the number of BMR However, the City disagrees that BMR achievement housing being constructed. shortfall is the responsibility of cities because cities are not legally obligated to fund BMR housing development. RESPONSE TO RECOMMENDATIONS

Related Recommendations (2)

R10a

Page 6

Residential development impact fees to fund BMR developments should be enacted by the cities of Los Altos Hills, Monte Sereno and Saratoga, Response – The recommendation will not be implemented because it is not warranted in Saratoga. On April 5, 2017, the City Council reviewed and accepted the Housing Nexus Study prepared by Keyser Marston Associates, Inc. which provided information on housing mitigation fees that could be charged for residential and non-residential development. The Council noted that the City has a small commercial base and is largely built out and the fees collected would be insignificant. There was general consensus to support a regional approach and staff was directed to monitor and explore opportunities on how the City can participate in a regional effort.

R10b

Page 6

Parcel taxes to fund BMR developments should be brought as a ballot measure to the voters of the cities of Los Altos Hills, Monte Sereno and Saratoga, by the 2020 elections. Response – The recommendation will not be implemented because it is not warranted in Saratoga. On November 8, 2016, voters in the City of Saratoga, along with Santa Clara County voters approved Measure A, a $950 million affordable housing bond. It is estimated that the bond proceeds would contribute to the creation and/or preservation of approximately 5,100 affordable housing units. In addition, it will increase supportive housing for special needs populations, including homeless and chronically homeless persons. The City of Saratoga will work with other cities in the region to explore additional strategies to support development of BMR housing. . . · ·

Agency Responses 3

Government agencies' official responses to this report's findings and recommendations. Click on a response to see the structured breakdown.

2017 Update from the City of Saratoga

January 26, 2017 • 4 pages • 1 response • Score: 0 (+0, 1, 0) View Details ▾

PDF

1 response 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. Agencies to respond are all 15 cities and the County. Response - The recommendation requires further analysis because the City cannot participate in a task force unless one is formed. Should the County form a task force, the City of Saratoga would participate. The largest single employer in Saratoga is West Valley Community College.

Response: Implemented

Due: June 30, 2019 Scheduled: FY 2017/18 Score: 0

Santa Clara County and the cities of Cupertino, Los Altos, Monte Sereno, Morgan Hill, Mountain View, San Jose, Santa Clara, Saratoga, and Sunnyvale should work to implement second tier plans. As noted in Recommendation 1, the second tier (2% at 60) was implemented on May 12, 2012; several months prior to the report date, and the third tier (PEPRA) went into effect January 1, 2013. As of January 1, 2017, 18 of the City's 58 benefited employees (31%) fall into the second or third tier benefit platform. This percentage is expected to increase to more than 50% over the next five years and to more ...

2017 Update from the City of Saratoga

January 26, 2017 • 4 pages • 1 response • Score: 0 (+0, 1, 0) View Details ▾

PDF

1 response to findings and recommendations

R2a

Response: Implemented

Due: June 30, 2019 Scheduled: FY 2017/18 Score: 0

City of Saratoga

April 05, 2017 • 6 pages • 15 responses • Score: -2 (+2, 9, -4) View Details ▾

PDF

15 responses to findings and recommendations

R2a

Response: Requires Analysis

Score: 0

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. Agencies to respond are the County and all 15 cities. Response - The recommendation will not be implemented because it is not warranted in Saratoga. A multi-agency Housing Nexus Study was completed in December 2016 that addressed residential and non-residential housing impact fees. The study found that the revenues generated by such a fee in Saratoga would be ne...

Response: Will Not Implement

Score: -1

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, Agencies to respond are all 15 cities. Response - The recommendation requires further analysis. In 2015, the Cities Association of Santa Clara County formed a Regional Housing Task Force to develop the framework and process needed to form and implement a subregion in Santa Clara County in the next RHNA cycle (2023...

Response: Requires Analysis

Score: 0

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, by the end of 2019. Agencies to respond are all 15 cities. Response - The recommendation requires further analysis. In 2015, the Cities Association of Santa Clara County formed a Regional Housing Task Force to develop the framework and process needed to form and implement a subregion in Santa Clara County in the next RHNA cycle (2023-2031). At their meeting on August 15, 2018, the City Council indicated unanimou...

R3b

Response: Requires Analysis

Score: 0

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, by the end of 2019. Agencies to respond are all 15 cities. Response - The recommendation requires further analysis. In 2015, the Cities Association of Santa Clara County formed a Regional Housing Task Force to develop the framework and process needed to form and implement a subregion in Santa Clara County in the next RHNA cycle (2023-2031). At their meeting on August 15, 2018, the City Council indicated unanimou...

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, Agencies to respond are Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Mountain View, Palo Alto, Santa Clara, Saratoga, Sunnyvale and the County. Response - The recommendation requires further analysis. Saratoga acknowledges that participation in a subregion will involve discussion...

Response: Requires Analysis

Score: 0

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 subregion, by the end of 2021. Agencies to respond are Campbell, Cupertino, Los Altos, Los Altos Hills, Los Gatos, Monte Sereno, Mountain View, Palo Alto, Santa Clara, Saratoga, Sunnyvale and the County. Response - The recommendation requires further analysis. Saratoga acknowledges that participation in a subregion will involve discussion regarding the benefits and burdens of housing distribution among various cities....

Response: Agree Score: +1

Response: Requires Analysis

Score: 0

Response: Disagree Score: -1

Response: Requires Analysis

Score: 0

Response: Agree Score: +1

R9a

Response: Implemented

Score: 0

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, by the end of 2019. Cities to respond are Los Altos, Los Altos Hills, Los Gatos, Monte Sereno and Saratoga. Response - The recommendation has been implemented. Saratoga has already reduced the minimum lot size requirement and allows the maximum square footage for ADUs per State law. Lots in all residential zoning district are eligible to have an ADU as long as the lot size is 90% of the minimum standard prescribed for the zoning d...

R9b

Response: Implemented

Score: 0

Increasing BMR unit creation by incentivizing long-term affordability through deed restrictions for ADUs should be adopted, by the end of 2019. Cities to respond are Los Altos, Los Altos Hills, Los Gatos, Monte Sereno and Saratoga. Response - The recommendation has been implemented. As early as 2003 Saratoga began adopting incentives such as a 10% floor area bonus and parking exemption for deed restricted ADUs. Recommendation 10a Residential development impact fees to fund BMR developments should be enacted by the cities of Los Altos Hills, Monte Sereno and Saratoga, by the end of 2019. Res...

F10

Response: Disagree Partially Score: 0

R10a

Response: Will Not Implement

Score: -1

Residential development impact fees to fund BMR developments should be enacted by the cities of Los Altos Hills, Monte Sereno and Saratoga, by the end of 2019. Response - The recommendation will not be implemented because it is not warranted in Saratoga. On April 5, 2017, the City Council reviewed and accepted the Housing Nexus Study prepared by Keyser Marston Associates, Inc. which provided information on housing mitigation fees that could be charged for residential and non-residential development. The Council noted that the City has a small commercial base and is largely built out and the fe...

R10b

Response: Will Not Implement

Score: -1

Parcel taxes to fund BMR developments should be brought as a ballot measure to the voters of the cities of Los Altos Hills, Monte Sereno and Saratoga, by the 2020 elections. Response - The recommendation will not be implemented because it is not warranted in Saratoga. On November 8, 2016, voters in the City of Saratoga, along with Santa Clara County voters approved Measure A, a $950 million affordable housing bond. It is estimated that the bond proceeds would contribute to the creation and/or preservation of approximately 5,100 affordable housing units. In addition, it will increase supportive...

No Responses Found 2

Government entities assigned to respond to this report. No response documents have been linked in our database.

County of Santa Clara Agency

Santa Clara County County

* This report's PDF did not contain easily extractable text and required Optical Character Recognition (OCR) for analysis. There may be minor errors in the extracted findings and recommendations due to OCR limitations with scanned documents.