Big news! We’ve added new housing program data - check them out under “Housing Programs” on each city page.

Santa Clara

Housing Element Status
Certified
Rent Burden
43%
rent burdened
Affordable Housing Production
7%
affordable permits issued
Housing Programs
18
total programs
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Housing Programs

Housing programs are the strategies 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.

6th Cycle Programs

18
total programs

Local housing 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 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.

Overview of Program Deliverables

Use the below data to explore this jurisdiction’s approaches to affirmatively furthering fair housing for the 6th element cycle, and review the actions, deliverables, and deadlines committed to for each program.

PROGRAM NUMBER
ACTIONS
DELIVERABLE
DELIVERABLE DATE
1
The City of Santa Clara supports and encourages the development of a variety of housing types to rent and to own in a variety of locations to maintain social and economic diversity in the community. During the Housing Element planning period, the City will promote the development of accessory units, affordable one- and two-story additions to single-family homes, and other lower income housing alternatives.
- By May 2023, adopt the comprehensive Zoning Ordinance update with revised provisions to allow a variety of housing types, including: - Single-room occupancy and employee housing - Emergency shelters, low barrier navigation centers, and by-right permanent supportive housing - Acknowledging group homes (residential care facilities) for 7 or more residents and separately enumerating residential care facility uses with 6 or fewer residents. - Complying with Accessory Dwelling Unit (ADU) law and incentivizing the creation of ADUs by removing parking requirements and providing more flexible height standards - By January 1, 2024, the City of Santa Clara Building Division will: • Compile and post on the Building Division page a list of information needed to approve a post entitlement phase permit • Post on the Building Division page an example of a complete approved application and an example of a complete set of post entitlement phase permits for at least 5 types of housing development projects: ADU, duplex, multifamily, mixed use, and townhome. - By 2026, or as funds become available, through the provision of a notice of funding availability (NOFA), prioritize loans for the development of extremely low and very low-income housing alternatives, such as singleroom occupancy (SRO) units, senior housing, family housing, housing for persons with disabilities (including developmental disabilities), licensed residential care homes, etc. (This responds to community feedback that 80-120% AMI housing is no longer affordable enough for many residents in Santa Clara). - By the end of 2026, reassess demand for urban farmworker housing (current and retired workers) and gauge the interest and feasibility among developers to utilize the Joe Serna Jr. Farmworker Housing Grant Program when funds become available. Ongoing Objectives: - On an annual basis, report on the production of ADUs through the City’s Annual Progress Report (APR). If the pace of ADU production falls below the level necessary to achieve 340 ADUs during the 2023-2031 planning period (approximately 43 ADUs/year), present a plan to City Council to remove barriers and/or further incentivize ADU production.
2
The City’s Affordable Housing Ordinance requires developers of residential developments of 10 or more units to provide the following: • Rental projects - 15% of rental units must be affordable to renters of extremely low, very low, low, and moderate income households, as long as the distribution of affordable units averages to a maximum of 100% of AMI. • For sale/ownership projects - 15% of units must be affordable to extremely low, very low, low, and moderate income households, as long as the distribution of affordable units averages to a maximum of 100% of AMI. The Affordable Housing Ordinance has two components: Below Market Rental (BMR) program and Below Market Purchase (BMP) program. The City offers BMR and BMP units to incomequalified households. This program is an important tool for providing very low, low and moderate income housing opportunities.
- By the end of 2024: • Assess the feasibility of updating the citywide affordable housing ordinance to align with recent feasibility studies for the Patrick Henry Drive Specific Plan that support deeper affordability requirements (5% very low income, 5% low income, and 5% moderate income) for inclusionary rental and ownership projects. • Assess the feasibility of updating the ordinance’s definition of “moderate income” units from 120% AMI to 100% AMI to further distinguish the difference between “moderate income” and market rents. This responds to stakeholder feedback that 120% AMI is not affordable for many residents and in some cases exceeds market rents. - By the end of 2024, determine the feasibility and marketability of changes to the BMP program that would keep new BMP homes affordable, or deed restricted, for 20-30 years instead of just five years. Such changes could also make the City’s BMP program compatible with the County’s new Below Market Rate Partnership program which aims to assist low and very low-income first time homebuyers. This responds to stakeholder feedback that homeownership is desired but increasingly less attainable in Santa Clara. Ongoing Objectives: - On an annual basis, monitor and report the effectiveness of the Affordable Housing Ordinance in expanding affordable housing choices through the City’s Annual Progress Report to HCD.
3
For-profit and nonprofit developers play a significant role in providing affordable housing in Santa Clara. The City will proactively encourage and facilitate the development efforts of developers and organizations for the construction of affordable housing for lower income households, particularly those with special needs including seniors, large households, extremely low income households, households with persons who have disabilities (including developmental disabilities), and licensed residential care homes.
- By March 2023, create an SB 35 checklist and written procedures for processing SB 35 applications. - Prior to the end of 2024, the City will conduct public outreach and issue a request for proposals to develop mixed income or 100% affordable housing on the vacant former site of the King’s Highway Motel on El Camino Real. - By the end of 2024, establish a relationship and meet with interested property owners of naturally occurring affordable housing (NOAH) to facilitate possible connections between sellers, affordable housing developers, and funding sources. Ongoing Objectives (on an annual basis, unless otherwise noted): - In 2025, 2027, and 2029, monitor the risk of conversion of naturally occurring affordable housing (NOAH) by contacting owners of the highest risk properties to determine their intentions and to explore options for conversion to income-restricted affordable housing. - Encourage and assist in efforts to combine public and private funds in joint housing ventures that maximize affordability. - As appropriate, support and/or partner with housing developers in the application for affordable housing funding, such as providing technical data, assistance in identifying available and appropriate sites, and expediting review and processing of affordable housing. - Analyze parking reforms as part of proposed long-range plans, including the El Camino Real Specific Plan and the Santa Clara Station Area Plan, including transit pass requirements, and particularly how updated parking policies could positively impact housing, transportation, and other goals. - As appropriate, collaborate with neighboring jurisdictions to pursue funding opportunities for affordable housing programs. - Utilize CDBG and HOME funds in conjunction with other cities’ funds to construct or rehabilitate shelters, public service facilities, and to provide housing services. - Review best practices to identify appropriate incentives and policies to support affordable housing development in the City including fee deferral, reduction, or waivers.
4
Since 1976, the City of Santa Clara has assisted more than 1,000 homeowners to rehabilitate and increase the value of their homes through the Neighborhood Conservation and Improvement Program (NCIP). Under the direction of the City of Santa Clara Housing and Community Services Division and in partnership with Rebuilding Together Silicon Valley, NCIP offers technical and financial assistance to qualified homeowners. The program is designed for citywide households with gross incomes at or below 80 percent of County median income. Various types of minor and major repairs may be addressed, including accessibility improvements, re-roofing, plumbing, heating/cooling, electrical, termite damage, foundation, and weatherization. The costs for home repairs are covered through a grant or a loan depending on the size of the project. The Multi-Family Affordable Energy Efficiency program allows for the City’s special revenue funds in partnership with Silicon Valley Power(SVP) to pay for energy consultants to recommend and create a scope of work for specific SVP project rebates. The program also allows for the City to provide assistance for the cost of installation and facilitates the grant administration process.
- By 2023, conduct outreach to single-family home residential care facilities that serve protected classes including persons with disabilities to determine interest in and the feasibility of including these properties in future CDBG/HOME Notices of Funding Availability to address rehabilitation and emergency repairs in these facilities. (This objective responds to feedback from Life Services Alternatives) Ongoing Objectives: - Assist approximately 200 low, very low, and extremely low income homeowners with rehabilitation and emergency repair assistance through loans and grants. - Continue to conduct inspections of homes on a request and complaint basis, providing referrals to the NCIP and assistance where possible to correct identified issues and problems in both primary and secondary dwelling units. - Through the CDBG program, to address rising average temperatures, promote NOFA process for installation of HVAC improvements for sensitive populations, including seniors in multifamily housing. (This response to feedback from seniors that live in apartments that do not have air conditioning).
5
To meet the housing needs of persons of all economic groups, the City is committed to guarding against the loss of housing units reserved for lower income households. Five assisted rental projects in Santa Clara are identified to be at potential low risk of conversion to market rate use in 2028-2031.
Policy A-1, Policy A-2, Policy A-4, Policy B-1, Policy B-4, Policy C-4, Policy D-1, Policy D-2, Policy D-3, Policy D-4, Policy D-5
6
As a strategy to expand the City’s affordable housing inventory, Santa Clara will continue to explore opportunities for the acquisition/rehabilitation of multi-family housing. As funding permits, the City will work with nonprofit organizations to acquire and rehabilitate deteriorating and distressed properties and convert them into affordable rental housing for lower income households, including those with special needs.
- By early 2027, present to the future Housing Commission the findings from an analysis of the need/benefit and resources required to implement a Community Opportunity Purchase Act (COPA) program in the City of Santa Clara. A COPA program gives a qualified nonprofit buyer the right to make a first offer on a residential property that is for sale covered by the program. Ongoing Objectives (on an annual basis, unless otherwise noted): - Explore funding sources available at the regional, state, and federal levels to support affordable housing developers with acquisition/rehabilitation opportunities. - Work with nonprofit entities to acquire properties and rehabilitate existing multi-family structures to be maintained as or converted into affordable rental housing.
7
Code enforcement is essential to ensuring housing conservation and rehabilitation. The City maintains a strong housing inspection and code enforcement program to ensure adequate maintenance of the housing stock and quality of residential neighborhoods. In an average year, the City receives several thousand complaints related to possible code enforcement violations. In many cases, the responsible party for the code violation is given the opportunity to voluntarily correct the situation and comply with current codes without a penalty.
- By the second half of 2024, establish pilot multi-family residential housing inspection and educational programs that are self-funded through fees. Ongoing Objectives: - Proactively and systematically respond to housing code violations. - Provide special attention to maintaining the stability of residential neighborhoods through development and enforcement of minimum standards of allowed use of the City’s streets, as well as maintenance of front and other yard areas visible from the public right-of-way. - Explore using CDBG dollars to fund proactive code enforcement and place-based capital improvements to improve access to opportunities in HUD designated low-income and distressed areas of the City.
8
Since 1990, the Neighborhood-University Relations Committee (NURC) (formerly Student Housing Committee) has been responsible for reviewing student housing issues. NURC meets regularly to facilitate on-going communication and problem solving among City officials, neighborhoods, property owners and Santa Clara University (SCU) officials and students. Santa Clara University has established a Residency Requirement for Freshman and Sophomore students, with some exceptions, to live on campus. In 2022, the City convened an ad hoc Homelessness Task Force which will be replaced in 2023 with a permanent Housing Commission. The new commission will advise on the use of the City’s federal CDBG and HOME funds, and on the City’s homelessness response efforts.
Policy A-1, Policy A-2, Policy A-3, Policy C-4, Policy E-2, Policy E-3
9
The City is currently undertaking a comprehensive update to its Zoning Ordinance to reflect the current goals and policies of the 2010-2035 General Plan. As part of this update, the City will reconsider, and revise, if appropriate, its provisions for parking, mixed use developments, residential care facilities, employee housing, and SRO housing. The update is expected to be completed in early 2023. The comprehensive Zoning update is intended to bring consistency between the Zoning Ordinance and the General Plan, implementing the General Plan goals by facilitating mixed use development and higher density residential development, protecting existing neighborhoods, and incentivizing redevelopment with appropriate development standards and streamlined procedures.
- Complete the comprehensive update to the Zoning Ordinance by early 2023. The Zoning Code will include provisions that: • Provide for by-right approval of a variety of housing types (see Action 1) • Reduce dependence on Planned Developments (PDs) by including new high-density residential and mixed-use zoning districts that conform to the General Plan and streamline the permitting process for projects that meet new objective development standards • Allow by-right expansion of single-family homes built with nonconforming side setbacks and/or one-car garages • Bring the City into compliance with State Density Bonus Law (SDBL), including recently adopted legislation that goes into effect in 2023. • Revamp residential parking requirements, including unbundling and make appropriate reductions in parking requirements according to housing type (i.e., reduced parking requirements for units for people with developmental and other disabilities) Ongoing Objectives: - On an annual basis, monitor the Zoning Ordinance for any potential constraints to the development of housing, particularly housing for persons with special needs (including those with developmental disabilities) and amend the Zoning Ordinance as necessary to address those constraints.
10
The City is committed to ensuring that adequate sites at appropriate densities remain available during the planning period, as required by law. The residential sites analysis completed for the 2023-2031 Housing Element indicates the City can accommodate its RHNA of 11,632 units, including 2,872 very low income units, 1,653 low income units, 1,981 moderate income units, and 5,126 above moderate income units.
- To supplement the City’s housing sites inventory and to prepare for the 7th Housing Element cycle: • By the end of 2025, to encourage transit-based development, complete the Santa Clara Station Area Plan. • By the end of 2025, to encourage mixed-use development, complete the El Camino Real Specific Plan. Ongoing Objectives (on an annual basis, unless otherwise noted): - Maintain an inventory of housing sites appropriate for a range of income levels and housing types, including supportive housing for persons with disabilities and developmental disabilities. - Provide information and technical assistance on Federal and State funding sources or referrals to appropriate agencies. - Monitor and report on the dispersion of affordable units throughout the City. - Review housing sites inventory at time of development proposal to determine consistency with proposed density and assumed density in the Housing Element. - Maintain a no net loss of units identified in the sites inventory of this Housing Element. If the assumed density is not entitled, a finding must be made that the displaced units can be redistributed to other opportunity sites.
11
The City charges various impact fees to provide essential services and facilities to serve new development. The City will conduct an impact fee study to compare the City’s fees with surrounding and similar jurisdictions.
- By the end of 2025 conduct and present the results of an impact fee study to the City Council to assess if impact fees are constraining development or providing a competitive edge for the City. If City fees deviate significantly from those charged by comparable communities for either market rate or affordable developments, take actions to adjust fees as appropriate. - By the beginning of 2030 conduct and present the results of an impact fee study to the City Council to assess if impact fees are constraining development or providing a competitive edge for the City. If City fees deviate significantly from those charged by comparable communities for either market rate or affordable developments, take actions to adjust fees as appropriate.
12
The City will continue to explore gaining access to additional resources that provide a steady funding stream for affordable housing. These may include, funding from the Bay Area Housing Finance Authority, County, State, federal, housing or land trust funds, and private sector support, partnerships, or philanthropy.
- By the end of 2025, staff will organize a City Council study session to explore new sources of funding for the development of extremely low income and very low-income affordable housing including strategies to compete for and leverage federal, state, county and philanthropic funds, financial contributions from large employers, local revenue measures and other funding sources. Ongoing Objectives (on an annual basis, unless otherwise noted): - Annually, staff will evaluate Notices of Funding Availability (NOFAs) from State, federal, and regional programs and pursue funding applications as appropriate.
13
Development in the City has primarily occurred as the recycling of existing marginal commercial and industrial uses into higher density multi-family housing. As such, the City has not yet experienced direct displacement of lower income households due to new development. As redevelopment of existing uses continues, the City will evaluate potential displacement of residents, and develop and adopt measures, as appropriate, to address the risk of direct or indirect displacement of those existing residents. The City will monitor such measures biannually for effectiveness and make necessary adjustments.
- Within one year of Housing Element adoption, evaluate and provide recommendations to City Council on new programs and policies that prevent displacement and/or facilitate soft landings when relocation is unavoidable. This evaluation will include the following policy areas at a minimum: • Requiring no net loss of residential units during the construction of new housing or rehabilitation of existing housing. • Requiring the replacement of existing income-restricted, and unrestricted affordable units at the same or lower income level as a condition of development. • Requiring landlords to notify tenants and the City at least one year in advance of redevelopment and/or potential conversion of an income restricted property to market rate housing. Provide information regarding tenant rights and conversion procedures. • Require developers to provide relocation benefits beyond those required by the state. - Within two years of Housing Element adoption, as necessary and appropriate, adopt programs and policies to address displacement with bi-annual monitoring and reporting of effectiveness. Ongoing Objectives (on an annual basis, unless otherwise noted): - Continue to fund tenant landlord resources and dispute resolution services. - Continue to fund the regional Homelessness Prevention System (HPS) lead by Destination Home which provides emergency rent and deposit assistance and housing counseling services. - Continue to market new below market rate rental (BMR) and ownership (BMP) opportunities broadly, and especially to residents living in lower income areas of the City.
14
The Section 8 Housing Choice Voucher Program extends rental subsidies to very low income households, as well as elderly and disabled persons. The subsidy represents the difference between 30 percent of the monthly income and the allowable rent determinedby the Section 8 program. Vouchers permit tenants to locate their own housing and rent units beyond the federally determined fair market rent in an area. The City’s role in this action will be to advocate for more Housing Choice Vouchers for Santa Clara residents.
Advocate for additional project and person-based vouchers for seniors and other special needs groups on fixed incomes in Santa Clara through partnerships with the affordable housing developers, Santa Clara County Housing Authority, and the County’s Office of Supportive Housing. This responds to stakeholder feedback that seniors and households on fixed incomes cannot afford rent increases that are based on escalating HCD Income Limits. - Annually assist the Housing Authority with the promotion of incentives that encourage landlords to accept Housing Choice Vouchers to ensure that voucher holders can find housing and avoid displacement or homelessness. - Continue to refer households in need to the Housing Authority’s Housing Choice Voucher Application Portal.
15
The City continues to create affordable ownership units through its Inclusionary Housing Policy. HouseKeys partners with Santa Clara staff to offer the units created through the Inclusionary Housing - Below Market Purchase (BMP) program to income-qualified households. The intent of the BMP program is to offer low and moderate income homebuyers an opportunity to purchase a home they would not ordinarily be able to afford. If a BMP homeowner wishes to sell the home between 6-20 years after purchase, they must pay back the City’s remaining note value and a share of the equity increase. Other resources for affordable homeownership are also available to Santa Clara residents. These include the Housing Trust Silicon Valley, Mortgage Credit Certificates, Habitat for Humanity, and Santa Clara County’s Office of Supportive Housing. The Housing Trust Silicon Valley Empower Homebuyers SCC program provides loans to lowand moderate-income homebuyers in Silicon Valley in the form of low-interest, second mortgages and down-payment assistance. Santa Clara residents are eligible for two types of assistance offered by the Housing Trust, mortgage assistance and gap assistance. The Mortgage Credit Certificate Program (MCC), administered by the County of Santa Clara Office of Affordable Housing, provides financial assistance to first-time homebuyers. The Santa Clara County MCC tax credit reduces the federal income taxes of qualified borrowers purchasing qualified homes, thus having the effect of a mortgage subsidy. The current tax credit rate is up to 15 percent of the interest paid to the lender on the first loan. Habitat for Humanity East Bay/Silicon Valley provides ownership opportunities for first-time homebuyers via a sweat equity and savings plan programs. Households, friends, and family contribute 250-500 hours of sweat equity into the construction of their homes. Santa Clara County’s Measure A also sets aside funds to assist first time homebuyers. In 2023, the County will roll out new programs that help low income households attain home ownership. Additionally, SB 9, signed into law in September of 2021 and effective January 1, 2022, allows property owners within single-family residential zones to build two units and/or to subdivide an existing lot into two parcels, for a total of four units that can each be sold as separate units, can help enable affordable home ownership for first time buyers.
- By the end of 2024, explore and present to the Housing Commission changes to the BMP program to keep homes affordable for longer than 5 years by requiring resale to income eligible homeowners in the program. This change could also make Santa Clara’s BMP program compatible with Santa Clara County subsidies that are intended to make homeownership attainable for low and very low income households. Ongoing Objectives: - Continue to promote homeownership for first time buyers through units that are income restricted and marketed under the City’s inclusionary ordinance. - Encourage program participation for all levels of household income that meet eligibility criteria. - Continue to promote homebuyer assistance programs through the Housing Trust Silicon Valley, County of Santa Clara, Habitat for Humanity, and the County’s Office of Supportive Housing (Measure A).
16
The City contracts with a qualified fair housing services provider to provide fair housing services to its residents. Currently, the City utilizes Project Sentinel, a nonprofit agency that provides information and dispute resolution services to tenants, landlords, and roommates. Since 2009, Project Sentinel has assisted over 1,000 Santa Clara households and landlords to resolve disputes through counseling, conciliation, and mediation.
- By the end of 2024 analyze the feasibility of setting a rent deposit limit and present findings from that analysis to the Housing Commission and City Council. Ongoing Objectives: - Continue to refer tenant-landlord complaints to an agency offering meditation. - Provide referral services and promotional support to linkthose experiencing discrimination in housing with public or private groups who handle complaints against discrimination. - Seek state and federal enforcement of fair housing laws and continue to cooperate with local agencies investigating claims of discrimination in lending practices and predatory lending. - Provide outreach and education materials about fair housing services and nonprofit partners (e.g., Project Sentinel). - Continue to hold open house events and meetings to distribute fair housing information and resources to tenants and homeowners in need of assistance. - Refer disputes between property owners to the County Human Relations Commission’s Dispute Officer.
17
In 2022 the City convened a six-month Homelessness Taskforce. The Taskforce included stakeholders with a range of perspectives and experience to help identify priorities and provide recommendations related to the development of a local plan to reduce homelessness and its impacts. Additionally, the City’s Police Department conducts outreach through the Community Response Team and the Housing and Community Services Division administers grants to several local agencies that offer services to the homeless. The following agencies have received funding from the City: • WeHope Dignity on Wheels Mobile Shower and Laundry Service • Santa Clara County Homelessness Prevention System (HPS) • Santa Clara County case management for permanent supportive housing clients • Next Door Solutions to Domestic Violence • Emergency Housing Consortium • St. Justin Community Ministry • Bill Wilson Center • Abode Services • Community Technology Alliance • InnVision
- Adopt and begin implementation the City’s Homelessness Response Plan in early 2023. The Plan identifies the following priority areas: • Conduct proactive street outreach with the goal of assessing people for supportive housing • Address basic needs of people living outside, including shelter, health, and hygiene • Build community understanding of the causes, needs, and experience of homelessness • Reduce the impacts of unsheltered homelessness throughout the community • Create broad based support for interim and permanent supportive housing as well as Extremely Low Income (ELI) housing development across the City • Prevent homelessness for at-risk City residents Ongoing Objectives: - Continue to provide street outreach through the Police Department’s Community Response Team and additional proactive strategies to ensure that people experiencing homelessness in the City are assessed as part of the Coordinated Entry System and connected to other services. - Continue to invest HOME funds into the City’s Tenant Based Rental Assistance (TBRA) program. - Continue to invest in the regional Homelessness Prevention System to provide emergency rent assistance, deposit assistance, and case management services. - Target services to vulnerable populations, including at-risk youth, seniors, and persons with disabilities.
18
Shared housing can be an affordable alternative for lower income seniors, disabled, and special needs residents when sufficient support and property management services are included. The City can support this housing type through acquisition and rehabilitation subsidies.
- In 2024, evaluate the need for shared housing services as part of the 2025-2030 HUD Consolidated Planning process. - By 2025 explore the creation of a new City position to help seniors and other special needs groups navigate the housing market and to access subsidized housing. (This objective was added in response to feedback from seniors, senior care providers, and Project Sentinel) - By 2026 explore ways to increase access to service enhanced senior housing with rents capped at 30 percent of income versus based on median income limits. (This objective was added in response to feedback from seniors). Ongoing Objectives: - Continue to support the creation of new shared housing for lower income persons with developmental disabilities by including acquisition or rehabilitation as a category in a notice of funding availability for affordable housing prior to 2026 (This objective was revised to reflect community feedback that home sharing can work well for persons with developmental disabilities, but not as well for elderly residents).
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