Mountain View

Housing Element Status
Certified
Rent Burden
38%
rent burdened
Affordable Housing Production
42%
affordable permits issued
Housing Policies and Programs
53
total policies
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Proposed Policies and Programs

Housing policies and programs are the strategies and laws that cities and counties legally have at their disposal to produce more and preserve existing affordable housing, as well as protect existing residents from getting displaced from their homes and communities.

5th Cycle Programs and Policies

53
policies and programs

Local housing policies and programs, as part of a housing element, have significant impacts on a city or county reaching its affordable housing goals. Each additional housing policy has a significant impact on the residents who are most in need of affordable housing. However, the number of policies or programs that a jurisdiction includes in their housing element is not meant to imply how well a city or county is addressing local housing needs since the quality and impact of each will need to be determined as well. Policies and programs listed here from jurisdictions’ Housing Elements are intended to allow readers to review the text themselves and see if a city or county is doing all they can to reach their affordable housing goals.

2023 Policies and Programs Categorization

To further policy innovation and local action, the Association of Bay Area Governments (ABAG) contacted all of the region's jurisdictions to track the adoption of key housing policies throughout the nine county Bay Area in four major categories Protect, Preserve, Produce, and Prevent.The policies that follow are ones adopted by this jurisdiction from the full list that ABAG has tracked. This city’s data has been updated for 2023 because it is one of the Partnership for the Bay’s Future partner jurisdictions.

Protect
9/11
Preserve
6/9
Produce
10/14
Prevent
7/8
By-Right Strategies
Commercial Development Impact Fee
Condominium Conversion Ordinance
Flexible Parking Requirements
General Fund Allocation
Homeowner Repair or Rehabilitation
Housing Development Impact Fee
Implementation of SB743
Inclusionary Housing Ordinance
In-Lieu Fees (Inclusionary Zoning)
Just Cause Eviction
Locally-Funded Homebuyer Assistance
Mobile Homes Conversion Ordinance
Preservation of Mobile Homes (Rent Stabilization Ordinance)
Reduced Fees or Permit Waivers
Rent Stabilization
SRO Preservation Ordinance
Surplus Public Lands Act
Tenant-Based Assistance
Acquisition/Rehabiliation/Conversion
Form-Based Codes
Graduated Density Bonus
Home Sharing Programs
Housing Overlay Zones
One-to-One Replacement
Streamlined Permitting Process
Mountain View's Recorded Housing Policies

The California Department of Housing and Community Development tracks all of the ongoing and completed programs from 2018 onward and can be seen in the table below.

For specific cities we have compiled the 2023 data from housing elements to be viewed and downloaded here.
YEAR
PROGRAM NAME
PROGRAM OBJECTIVE
STATUS
ACCOMPLISHED DATE
HOUSING CYCLE
2022
Underutilized Sites
Monitor the supply of underutilized sites throughout the City and within the Housing Element to ensure opportunities are available to encourage a variety of housing types.
City staff continues to promote the redevelopment of underutilized sites through informal meetings with developers and has identified appropriate sites in the Housing Resources section, which is posted on the City website to accommodate development of a variety of housing types. The San Antonio, El Camino Real, North Bayshore, and East Whisman Precise Plans provide opportunities for higher-intensity development which will serve as an incentive for redevelopment of underutilized parcels in those areas. The City is currently reviewing the R3 (Multifamily Residential) zoning standards and considering modifications to increase opportunities for additional housing types.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Density Bonus
Continue to promote the updated density bonus ordinance that offers bonuses for the provision of affordable housing, depending on the amount and type of subsidized housing provided, consisted with the revised Government Code 65915.
The City continues to promote the use of the State Density Bonus Ordinance that offers bonuses for the provision of affordable housing, depending on the amount and type of subsidized housing provided, consistent with revised Government Code §65915. This information is provided at City Hall and online at the City’s website to promote the application of this ordinance. Between 2014 and 2020, nine projects with a density bonus were approved: 1701 West El Camino Real, 400 San Antonio Road, 1998 Montecito Avenue, 1101 West El Camino Real, 2700 West El Camino Real, 1313 West El Camino Real, 828 Sierra Vista Avenue, 950 West El Camino Real, and 2645 Fayette Drive. In 2021, the City udpated its standards for the State Density Bonus to be consistent with th range of densities and development types int he City.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Homebuyer Assistance Programs
Support Housing Trust Fund homebuyer assistance programs and other federal, State and local programs that enable households to purchase homes.
The City continues to support the Housing Trust Fund’s homebuyer program. Staff periodically meets with the Housing Trust staff to discuss programs and marketing opportunities. In both Fall 2019 and 2020, the City hosted an informational events in partnership with the Housing Trust regarding their homebuyer program that was open to the public. In 2020, the City bagan work modifying its Employee Homebuyer Assistance program. In 2021, the City began working with the Housing Trust and HouseKeys to develop a more accessible homebuyer program for displaced tenants seeking to use "right of first refusal" rights to buy below-market-rate condos. The City has committed some of its PLHA funds to use to support homebuyer programs as well. The City will also have a few BMR ownership units become available for the first time in several years in 2023 and 2024.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Code Enforcement Program
Maintain the quality of the existing housing stock by addressing housing code violations as they are reported.
The City continues to maintain the quality of the existing housing stock by addressing Housing Code violations as they are reported. For calendar year 2022, Code Enforcement addressed 135 158 housing violations that were reported.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
School District Coordination
Provide a copy of the Housing Element to school districts serving the City. Share information on new residential developments including number of units and bedrooms and demographic information with school districts.
Depending on the size and impact of a development project, the City encourages developers to work with the school districts to ensure that facilities are available to new residents. School impact fees continue to be collected for new development projects Citywide and projects are analyzed through the environmental review process for potential impacts consistent with State law. City staff continues to communicate with local school districts on planned City growth to assist in their student projections.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Analysis of Impediments for Fair Housing Choice (AI)
Continue to prepare and update the City's Analysis of Impediments very five years, as required by HUD.
The City completed its update of the Analysis of Impediments (AI) in 2016. The actions to address identified needs are being implemented during the 2015-2020 Consolidated Plan cycle. Key City actions to remove barriers include adoption of a reasonable accommodation section in the Zoning Ordinance in 2015 and continued funding for fair housing counseling, education and enforcement. In 2016, the City funded this agency in an amount of $25,000 for fair housing services. In 2019, the City monitored potential changes in requirements for Fair Housing plans for entitlement jurisdictions receiving CDBG/HOME funding. It is anticipated that the City will begin the update of its Fair Housing Plan as part of explore development of the regional consortium. In 2020, the City as part of the regional consortium process began development of its Analysis of Impediments/Fair Housing Plan for the 2020-2025 period. This work was completed in 2022.
Every five years as required by HUD
5th cycle, 2013 to 2022
2022
Energy Efficiency
Encourage the use of residential developers to maximize energy conservation through proactive site, building and building system design, materials and equipment to maximize energy efficiency. Encourage the use of Energy Star appliances and materials in subsidized housing developments. Encourage use of upgraded insulation, advanced air infilitration reduction practices (air sealing), and Low-E double-pane windows. Promote use of energy efficient lighting including fluorescent.
During 2016, the City spent approximately $1 million in CDBG and $185,000 in HOME funds on green and sustainable rehabilitation at two subsidized apartment complexes for lower-income seniors: Ginzton Terrace Apartments (107) units and The Fountains Apartments (124 units).
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Extremely Low-Income Housing
In October 2014 and within five years of Housing Element adoption (by 2020), the City will convene meetings with stakeholders to advance housing for extremely low income households and at least annually consider potential opportunities. By 2016, the City will evaluate reduced development standards, and other incentives for affordable housing, and implement, where appropriate within the El Camino Real and San Antonio Precise Plans.
In February 2014, the City released a second NOFA for affordable rental and ownership housing developments. As mentioned in previous APRs, in the planning period, the City has reserved funds to support housing for extremely low income households at eight affordable housing developments, plus interim housing at the LifeMoves-Mountain View homekey site. The funding for affordable units at 1020 Terra Bella allocated in 2022 will help support additional units for households with extremely low incomes. The City will continue to explore opportunities to fund affordable housing developments with units for extremely low-income households. This may most likely occur in developments targeted toward housing for the homeless, seniors, or those with special needs, as well as projects with Measure A funding.
Ongoing, 2015-2023 and at least annually consider potential opportunities
5th cycle, 2013 to 2022
2022
Flood Management
Ensure that flood risks are considered when making land use decisions, including the selection of sites to accommodate the City's RHNA allocation.
As part of the recent General Plan update, the City revised the General Plan conservation and safety policies to consider flood risks as they relate to future land use decisions. The Infrastructure and Conservation and Public Safety Elements have been updated to identify rivers, creeks, streams, flood corridors, riparian habitats, and land that may accommodate floodwater for purposes of groundwater recharge and stormwater management. Additionally, these Elements identify information regarding flood hazards, including, but not limited to, flood hazard zones, National Flood Insurance Program maps published by FEMA, information about flood hazards designated floodway maps, dam failure inundation maps, areas subject to inundation in the event of the failure of levees or floodwalls, etc., as listed in Section 65302(g)(2). These Elements establish a set of comprehensive goals, policies, and objective for the protection of the community from the unreasonable risks of flooding.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Housing for Developmentally Disabled Persons
Assist developers to apply for available State and Federal monies in support of housing construction and rehabilitation targeted for person with disabilites, including developmental disabilites. Initiate a cooperative outreach program with San Andreas Regional Center to inform individuals when new housing becomes available for developmentally disabled persons.
The City is an active member of the CDBG Coordinator group, and participates through Project Sentinel in the Fair Housing Task Force. These groups are both regional efforts that include leaders from the corporate, educational, and labor communities, as well as community fair housing advocates and local jurisdictions. These groups provide key opportunities to network, share information, and coordinate on projects. 1585 Studios, a 26-unit studios project at 1585 West El Camino Real, was approved in 2013 and completed in September 2015, providing 26 affordable units for developmentally disabled adults. 950 W El Camino, a 71-unit project, was approved in 2019 and provides 15 units for developmentally disabled adults. The City will continue to explore opportunities with affordable housing developers to create housing for those with special needs.
Ongoing, 2015-2023 and at least bi-annually consider potential opportunities. In October 2014 and again within five years of Housing Element adoption (by 2020), the City will convene a meeting with developers of supportive housing and at least bi-annually consider potential opportunities.
5th cycle, 2013 to 2022
2022
Financial Support for Subsidized Housing
In October 2014 and six years into the planning period (by 2021), the City Council will determine whether to increase any of the City's affordable housing fees. Administer funds, as they become available, to support housing development, housing programs, and rehabilitation activities. Prioritize funding opportunities for lower income and special needs population group.
The City collects Housing Impact Fees to address the impact on the demand for affordable housing, when new nonresidential uses and market-rate rental apartments are developed. On December 9, 2014, the Council increased the Housing Impact Fee for Office/High-Tech/Industrial Development from $10.26 per net square foot to $25 per net square foot effective February 7, 2015. In 2018, the City ended the Rental Housing Impact Fee and began requiring 15 percent on-site affordable units to achieve more development of affordable units instead of accepting payment of fees. In 2019, the City updated its BMR in-lieu fees to $96 per net square foot for rental, $54.50 per net square foot for ownership (other than rowhouses and townhouses), and $125 per net square foot for rowhouses and townhouses effective August 24, 2019. During the planning period, the City has reserved or appropriated City funds for the following projects: 779 East Evelyn, 460 North Shoreline Boulevard, 1701 West El Camino Real, 950 W. El Camino Real, 1110 La Avenida, Lot 12, and 1265 Montecito, totaling over $103 million, and 621 units, including low, very-low, and extremely low-income units, including units for veterans and supportive units for households experiencing homelessness as mentioned in previous APRs. The LifeMoves-Mountain View Homekey interim housing project to serve unsheltered persons was completed in April 2021, which includes City funding for operations. In 2022, the City ground-leased the site at 87 E. Evelyn with the intent to purchase the site for future affordable housing, and started a competitive process to select a developer partner for the site. The City also reserved CDBG and HOME funds- for converting the Crestview Hotel into 49 affordable units for households at risk of or experiencing homelessness, and in 2022, increased the allocation to $5.2 million. Also in 2022, the City reserved $13.5 million for 108 affordable units at 1020 Terra Bella, including low, very-low, and extremely low-income units, including units for households experiencing homelessness. In 2022, the City updated its BMR in-lieu fees per CPI to $103.88 per net square foot for rental, $58.97 per net square foot for ownership (other than rowhouses and townhouses), and $135.25 per net square foot for rowhouses and townhouses. Housing Impact Fees were increased per CPI to $1.65 for the first 25,000 square feet of net new Commercial/Entertainment/Hotel/Retail development, and $3.27 for every foot thereafter and $15.28 for the first 10,000 square feet of net new High-Tech/Industrial/Office development and $30.57 for every square foot thereafter. In addition to funds that the City has reserved, the City has an active affordable housing pipeline that consists of several hundred units and a significant amount of City funding will be considered for these projects.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Reduced or Modified Parking Requirements
Review parking demand analyses for specific projects, as they are submitted, and work with housing developers to identify opportunities for reduced or shared parking requirements. Analyze and reduce, where appropriate. Parking requirements as part of the San Antonio and El Camino Real Precise Plan updates and future comprehensive Zoning Code update.
The City continues to work with developers to reduce the parking standards where appropriate. For example, ROEM Development Corporation requested a reduced parking ratio for their 116 unit affordable development located at 779 East Evelyn Avenue. A lower parking ratio of 1.75 spaces per unit instead of the 2.10 spaces per unit required by the City Code was approved with the project by the City Council. The North Bayshore Precise Plan and East Whisman Precise Plan include reduced parking requirements and Transportation Demand Management measures for new residential development.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Special Needs Housing
Encourage the development of special needs housing with convenient access to services, public facilities, and transit. Support developers of special needs housing facilities through the application process for federal, State and similar funding sources or through direct financial assistance from local housing funds. Provide technical assistance through the entitlement process, as projects are submitted for review.
The City has successfully initiated the development of a range of subsidized housing, including units for special-needs groups. Whenever feasible, projects are located near transit and other services; however the high cost and limited availability of land make siting requirements difficult. On January 22, 2013, the City Council approved a development for 27 studios for the developmentally disabled at 1585 West El Camino Real, which is a high-frequency transit route. This project completed construction in September 2015. Palo Alto Housing has also received a funding appropriation in the amount of $8 million to develop 67 studio units at 1701 West El Camino Real. At least 39 of these units will be reserved for veterans. In 2021, 950 W. El Camino Real - a City funded affordable housing multi family development - opened along a high-frequency transit route. 15 of the 70 affordable units are set asid for adults with intellectual or developmental disabilities. The City also expects several pipeline projects - with set-asides for permanent supportive housing - to provide units for special needs populations. The LifeMoves-Mountain View Homekey project provides 100 units to serve unsheltered persons, seniors, and families. The City also assists developers through the entitlement process by providing a streamlined time frame for approval. The City continues to work with various partners, including nonprofit developers, the County, and the Housing Authority, to determine potential opportunities to develop affordable housing, including housing for extremely low-income households, special needs, and the homeless.
Ongoing, 2015-2023 and at least annually consider potential opportunities. In October 2014 and again within five years of Housing Element adoption (by 2020), the City will convene a meeting with developers and service providers and at least annually consider potential opportunities.
5th cycle, 2013 to 2022
2022
Reasonable Accomodation
Provide information to residents on reasonable accomodation procedures at public counters and on the City website. Promote rehabilitation programs and resources for accessibility modifications and improvements. Evaluate the Municipal Code to identify and remove any constraints regarding reasonable accomodation as part of the comprehensive Zoning Code update.
The City continues to evaluate the Municipal Code to identify and remove any constraints regarding reasonable accommodation as part of the comprehensive Zoning Code update.
Ongoing, 2015-2023. As part of the comprehensice Zoning Code update, expected to be completed by 2017, the City will identify and remove any constraints to reasonable accomodations.
5th cycle, 2013 to 2022
2022
Annual Monitoring and Review
Per Government Code Section 65400, annually review the Housing Element and submit findings to the Office of Planning and Research and HCD.
In March 2022, the City prepared an annual report on the progress toward implementation of the 2015-2023 Housing Element. This report was presented to the Environmental Planning Commission and City Council and submitted to the State Department of Housing and Community Development by April 1, 2022.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Project Design and Integration
As projects are submitted Planning Staff will review General Plan policies and zoning code regulations and design standards to ensure that transitions between proposed developments and existing neighborhoods are appropriate.
As many recently approved projects include higher-density development on underutilized sites, City staff recognizes that it is critical to provide adequate transitions to existing land uses, particularly single-family neighborhoods. The General Plan includes goals and policies to ensure project designs are appropriately integrated into existing neighborhoods. Staff has worked with developers on the following projects providing appropriate transitions (i.e., building heights and setbacks) with surrounding lower-density neighborhoods: 1616 West El Camino Real; 500 Ferguson Drive, 1701 West El Camino Real, 100 Moffett Boulevard, 801 West El Camino Real, 400 San Antonio Road, and 1255 Pear Avenue.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Innovative Housing Programs
Review residential development standards to ensure that there is flexibility in the Zoning Code to allow for innovative housing types such as co-housing, shared housing, and intergenerational housing.
In 2017, LinkedIn prepaid a portion of its $16 million housing impact fee obligation that would have been part of its project approval by investing $10 million in the Housing Trust Silicon Valley Tech Fund. By prepaying, the funds are able to become available to affordable housing developers sooner. The fund provides short-term loans for land acquisition and other related costs for developments in Mountain View. In 2017, the City Council approved the North Bayshore Precise Plan, which includes an innovative affordable housing program that has provisions for both rental and ownership housing at various income levels, achieved through a Bonus FAR mechanism. In 2019, the City Council approved a 716-unit apartment building that includes 144 moderate-income units available for Mountain View Whisman School District teachers and City staff housing. In 2020, the City applied with LifeMoves to State Project HomeKey Program to rapidly deploy modular units to provide interim housing for unhoused seniors and families who may be particularly vulnerable to COVID-19. The project was awarded 11.95 million in capital funds and 2.4 million in operating funds. This was a highly competitive program and to staff's knowledge, one of the only funded projects to use modular housing approach statewide. In 2021 the City Council reserved CDBG and HOME funds to support the conversion of the Crestview Hotel into permanent housing, largely for families and individuals at risk of homelessness or experiencing homelessness. The City also supported the County's application for state funds for this project. The hotel conversion will make it possble to make units available more quickly and affordably. The City also worked on a Memorandum of Understanding with the County for its Measure A funds, which provides a programmatic approach to funding multiple City projects.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Partnerships with County Agencies
Increase resident awareness about housing programs offered by County and regional agencies by providing information at City Hall and on the City's website, when funding is available.
The City continues to work with the Housing Authority of the County of Santa Clara to promote affordable housing opportunities in Mountain View and to coordinate support of Mountain View’s affordable housing units through the Project-Based Voucher (PBV) program. The City also continues to work closely with the Santa Clara County Office of Supportive Housing on funding opportunities for Mountain View’s affordable developments including Measure A projects, as well as Project HomeKey. Staff participates in regional discussions to monitor new regulations and possible collaboration on preparation of the federal Fair Housing Assessment, and to share information and strategies for addressing affordable housing, homelessness, fair housing, and other issues of common concern. In 2022, the City entered into an MOU with the County to leverage $80 million in County funds for various housing sites with permanent supportive and rapid reuhousing units in the City, for up to 200 units.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
2022
Second Units
Track the number of second units proposed and constructed during the planning period. Evaluate the Park Land Dedication In-Lieu Fee, as it applies to second unit development, and adjust the application of the fee, if necessary.
In 2017 and 2020, staff updated the Accessory Dwelling Unit Ordinance to encourage development of more accessory dwelling units and provide additional housing opportunities and diversity within the City. Staff is tracking the number of second units proposed and constructed. Between 2000 and 2016, 15 units were constructed. Between 2017 and 2020, after the City updated its Accessory Dwelling Unit Ordinance, 28 units were constructed. In 2021 alone, 35 accessory dwelling units began construction and 15 accessory dwelling units were completed. The City has eliminated Parkland Dedication Fees for ADUs.
Ongoing, 2015-2023, within two years of Housing Element adoption, the City will evaluate Park Land Dedication In-Lieu fees.
5th cycle, 2013 to 2022
2022
Senior Care Facilities
Study the appropriateness and effectiveness of amending the Zoning Ordinance to establish development standards for senior care facilities.
The City of Mountain View understands the importance of affordable housing options and desire for seniors to age in place. To accommodate the aging population, the City has a number of housing options. There are 16 small assisted facilities for seniors in the City with a total capacity of 152 beds. In addition to the smaller facilities available, there are also six subsidized rental properties in the City with a total of 704 units. These larger complexes have units with one- to two-bedroom apartments and have deed restrictions to ensure affordability. In 2013, the City Council updated the Zoning Ordinance, adding senior facilities to the list of projects eligible for a Planned Unit Development, to allow more development flexibility.
Ongoing, 2015-2023
5th cycle, 2013 to 2022
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