Big news! We’ve added new housing program data - check them out under “Housing Programs” on each city page.
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.
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.
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 |
---|---|---|---|
1.1-1 | Rezone sites as identified within Section 6, Adequate Sites to accommodate 1,857 residential units, representing the city’s RHNA of 1,712 units and an 8 percent buffer to allow for compliance with No Net Loss Provisions of SB 166. Housing sites identified in the previous Housing Element: Gateway South and Prospect Lawrence will be rezoned to Mixed Use (MU). The Downtown Village site from the previous housing element has been removed as a candidate site. All reuse sites will be upzoned (including Fellowship Plaza, Gateway South, and Prospect sites) to meet density requirements for lower-income households and allow by-right approvals for housing developments that include 20 percent or more of its units as affordable to lower-income households. The rezoning (and zoning text amendments referenced in Policy 1.1-2) will support housing development at the following income levels: ▪ VLI: 472
▪ LI: 281
▪ MI: 289
▪ AMI: 815
This program is in compliance with Government Code Section 65583.2 (H) and (I) | Rezone 62.5 acres (as
referenced in Section 6, Adequate Sites) to allow for: ▪ 472 very low-income units
▪ 281 low-income units ▪ 289 moderate-income units
▪ 815 above moderate income units
▪ Upzone RHNA 5 sites. Geographic target: Citywide | Complete rezonings by May 2024. |
1.1-2 | Pursuant to SB 166 (No Net Loss – Gov; adopted in 2017), the City will develop a procedure to track: ▪ Unit count and income/affordability assumed on parcels included in the sites inventory identified within Section 6,
Adequate Sites.
▪ Actual units constructed and income/ affordability when parcels are developed. ▪ Net change in capacity and summary of remaining capacity in meeting remaining RHNA. | Develop procedure to track unit count and income/affordability of the sites inventory.
Geographic target: Citywide | Development of the procedure by June 2024, ongoing maintenance thereafter. |
1.1-3 | Adopt a policy requiring replacement housing units subject to the requirements of
Government Code Section 65915 (c)(3) when new development occurs on a housing inventory site which currently has or within the past five years had residential uses (existing, vacated or demolished), and was legally restricted to low income households, or subject to price control, or occupied by low-income households. | Policy requiring new housing development to replace all affordable housing units lost due to new development on site, at equal or greater levels of affordability.
Geographic target: Citywide | Adopt policy by May 2024, apply policy as applications on Housing Element inventory sites are received and processed. |
1.1-4 | The City will facilitate and support pipeline projects during the planning period by working with applicants to ensure reviews are done in a timely manner and technical assistance is provided as needed and public meetings limitations are followed, as required by SB 330. And as needed, provide incentives or additional assistance like expediting project review, supporting funding applications, and working to avoid unnecessary delays in processing of the applications. By June 2027, the City will evaluate the progress of pipeline projects and if construction is not anticipated in the planning period, the City will take alternative actions within 6 months to maintain adequate sites in the planning period to accommodate the remaining RHNA. Alternative actions may include identifying additional sites or rezoning capacity at appropriate densities. | 118 units (including 9 low-, and 109 above-moderate income units) constructed by end of planning period.
Geographic target: Various approved SB 9 projects, Quito Village, Marshall Lane Subdivision, Quito Vessing Subdivision, and Hill Ave. single-family home approved projects | Ongoing; Evaluate progress by June 2027 and take alternative actions by December 2027 to maintain adequate sites in the planning period. 118 units constructed by January 2031 |
1.1-5 | Encourage developers and contractors to evaluate hiring local labor, hiring from or contributing to apprenticeship programs, increasing resources for labor compliance, and
providing living wages. | Establish and post a list of local labor unions and
apprenticeship programs on City’s website and encourage developers and contractors to hire local labor.
Geographic target: Citywide | Establish list by September 2024. Bi annually update the list or upon requests from the local unions to be added to the list. |
1.2-1 | Amend the General Plan to establish three mixed-use land use designations. Amend Zoning Ordinance to establish three new mixed-use zoning districts with minimum densities ranging from 15-25, 30-40, and 80-150 du/acre to provide for development of housing at lower income levels and 100 percent residential. The new districts will have a reduced parking requirement Addresses fair housing contributing factors relating to a lack of affordable housing and high-density development. | Adopt General Plan and code amendments to facilitate development of 1,198 units (including 352 very low income, 152 low-income, 169 moderate-income, and 525 above-moderate income units).
Geographic target: Citywide | Complete rezonings by May 2024. |
1.2-2 | Establish an outreach and coordination program to connect developers, builders, and owners of non-vacant sites. Program shall:
▪ Emphasize reaching out to owners of non vacant sites to discuss any interest in
redeveloping and available incentives. ▪ Establish annual meetings with
developers and builders. | Engage with 5 property owners of high-potential non-vacant sites each year.
Geographic target: Citywide | Initiate by July 2024 and maintain throughout planning period on a quarterly basis. |
1.2-3 | Consolidation of small lots allows a development to utilize the land more efficiently, achieve economies of scale, and offer opportunity for improved site design and amenities. The City will encourage the consolidation of small lots to facilitate the development of mixed-use and multifamily developments, particularly for affordable housing with the following actions:
▪ Assist developers in identification of parcels with lot consolidation potential. ▪ Continue to utilize a ministerial process for lot consolidation unless other
discretionary reviews are required as part of the project. | Update City website with inventory of sites.
Outreach resulting in
conversations with 3
property owners and
developers each year to encourage and assist with lot consolidation and
development (prioritizing lots composing RHNA 6 housing sites).
Geographic target: Citywide with a focus on Gateway North, Gateway South,
Saratoga Avenue, Village East, and Prospect Lawrence housing sites | Develop inventory of sites and post to the City’s website by July 2024; update annually throughout planning period. Outreach to rotating groups of property owners every 12 months. |
1.2-4 | The City has identified nine parcels within housing opportunity sites that could benefit from lot consolidation incentives. These parcels range in size from 0.28 to 0.46 acres. To facilitate lot consolidation, the City will implement a program with the following incentives:
▪ Transfer of Development Rights for housing
▪ Waived fees and expedited processing ▪ Develop a graduated density scale based on parcel size to encourage voluntary private actions to consolidate lots to be at least 0.75 to 1 acre in size to facilitate quality infill development.
▪ Increased Floor Area
▪ Increased Building Height
▪ Reduced Setbacks
▪ Parking Reduction: Required parking may be reduced subject to finding that due to lot consolidation adequate parking will be available to serve the subject
project;
▪ Signage Bonus: Area of permitted signs within mixed use zones may be increased, subject to finding that the increased size of signs on one consolidated parcel will not adversely affect the visibility of signs on adjacent parcels.
The City will advertise the lot consolidation provisions to existing property owners and prospective mixed-use and affordable housing developers. Advertisement actions may include preparation and distribution of a brochure with information about program incentives and an invitation to attend a working session to discuss opportunities for lot consolidation and mixed use residential development, including affordable housing development. | By September 2024,
implement lot consolidation incentives to facilitate mixed use development.
Promote the program
through dissemination of brochures at public counters and providing information on City website and contacting property owners and
prospective mixed-use and affordable housing
developers to highlight lot consolidation incentives available to support
redevelopment of these parcels.
Geographic target: Citywide with a focus on the housing opportunity sites with small parcels. | Implement program by September 2024. Engage property owners and developers by December 2024 and promote program throughout planning period. If by mid-way through the RHNA cycle (2027), trends indicate a potential shortfall in meeting the estimated units for area for all small sites in the inventory, modify the program to provide additional incentives to encourage lot consolidation and/or identify additional sites to expand site capacity to the extent necessary to accommodate the RHNA. |
1.2-5 | Retain the City’s only shopping center with a grocery store by rezoning the Argonaut Shopping Center comprised of assessor parcel numbers: 393-01-024, -025, -026, -028, and 393- 01-041, -042 so that only commercial uses are allowed on these sites. | Adopt code amendment.
Geographic target: Argonaut Shopping Center | Adopt by May 2024. |
1.2-6 | To increase housing opportunity and mobility beyond identified RHNA sites, the City will amend the Zoning Ordinance to allow conversion by right of existing, conforming single family residences to up to three units (i.e., into a duplex or triplex), in addition to one ADU and one Junior ADU (and one additional ADU if located in existing converted space and the duplex or triplex will be in addition) as permitted by State law, and subject to objective
development standards to be prepared by the City. These conversion units (attached or detached) would be permitted in residential areas in the specific portions of the R-1-20 and R-1-40 zones that are outside of the Wildland Urban Interface (WUI) and Very High Fire Hazard Severity Zones and have adequate water and sewer service (refer to Figure 6-12 in Section 6, Sites Inventory). To further incentivize this program, application fees will also be waived. This will include at least 1,300 parcels and the City estimates 100 units could potentially be developed during this planning period. The City will conduct a mid-cycle evaluation to examine progress of the conversion units program and make adjustments to the program if the City is not on track to meet the objective. This may include expanding outreach efforts to homeowners in target areas, conducting annual information sessions, offering additional incentives or concessions or additional land use strategies such as increasing densities (e.g., SB 10), rezoning to allow duplexes, fourplexes and smaller multi-family uses to encourage housing choices throughout the City. | Seek conversion of single family homes to create 100 new units in duplexes and/or triplexes converted from existing single-family homes throughout the planning period.
Geographic target: R-1-20 and R-1-40 zones outside the WUI and Very High Fire Hazard Severity Zones | Amend the Zoning Code by May 2024. Post information on the conversion units program to the City’s website by June 2024. |
1.3-1 | In December 2020, the City adopted the Saratoga Climate Action Plan (CAP) 2030 which identifies strategies to exceed the State’s goal of 40 percent below 1990 emissions in 2030. The plan identifies Energy Efficiency Programs including a Green Building Reach Code. The City encourages the efficient use of energy resources in residential development consistent with the City’s adopted Climate Action Plan. Strategies the City employs to encourage energy conservation measures in residential development include: ▪ The City’s participation in the
CaliforniaFIRST Property Assessed Clean Energy (PACE) Program which provides property owners with long-term loans to fund green energy and energy efficiency improvements to their residences. The City maintains a website for the
CaliforniaFIRST PACE Program which
provides residents with information on the program and eligible improvements, and
▪ The City is also a member of the Silicon Valley Clean Energy (SVCE) Partnership, a joint public agency made up of Santa
Clara County communities that provides clean/renewable electricity sources to the city of Saratoga working closely with
Pacific Gas and Electric Co. (PG&E). The City shall review and update its
CaliforniaFIRST website pertaining to
dissemination of information for energy resources in residential development to ensure that links are appropriate and
functional. | Update CaliforniaFIRST website and publicize energy resources information and incentives via the City’s various communication channels.
Geographic target: Citywide | Investigate and develop, as appropriate, incentive strategies and publicize the program at least once a year via the City’s communication channels. |
1.3-2 | The City encourages the use of “green building” practices in existing and new home construction consistent with the City’s Climate Action Plan. This includes:
▪ Creating a “Go Green in Saratoga” or similar webpage that provides public
information and offers related to low-cost permits as an incentive to install solar panels on residential buildings,
▪ Offering low-cost permits as an incentive to install solar panels; and
▪ Adopting a green building reach code in 2019 that requires all new residential and non-residential buildings to use electric heat pump technology for their space and water heating (natural gas is permitted as a fuel source for clothes drying, food
cooking, and fireplaces, but these
appliance connections must be “electric ready”) and requiring new commercial buildings to exceed Title 24 energy
efficiency requirements by 15 percent. | Create a “Go Green in
Saratoga” or similar
webpage.
Geographic target: Citywide | Update City website within one (1) year of Housing Element adoption. |
1.4-1 | Upon adoption of the Housing Element, mail each water and sewer provider a letter that includes:
▪ The text of Government Code Section 65589.7 requiring water and sewer providers to grant priority for service allocations to proposed developments that include housing units affordable to lower (including very low and extremely low) income households.
▪ A link to the Housing Element. | Send letter to water and sewer providers
Geographic target: Citywide | Upon adoption of the Housing Element |
2.1-1 | The City shall continue to maintain a database to provide for the regular monitoring of deed restricted units that have the potential of converting to market- rate during the period. Additionally, the City will review funding opportunities for owners of these units to extend and/or renew deed restrictions and/or covenants. The City shall ensure compliance with noticing requirements and provide for tenant education when a notice of conversion is received. The noticing and purchasing requirements will be updated to be consistent with AB 1521 adopted in 2017. Addresses fair housing contributing factors relating to a lack of affordable housing. | Monitor and Preserve 170 “At-Risk” units (Fellowship Plaza and Saratoga Court) to reduce displacement risk.
Geographic target: Citywide with a focus on Fellowship Plaza and Saratoga Court | Ongoing/Annual report of units. |
2.2-1 | The City will provide information regarding the availability of rehabilitation programs, including those through the Santa Clara County Housing Authority, to targeted groups such as very low-, low- and moderate-income homeowners, owners of older residences, and owners of rental units occupied by lower-income seniors, and other special needs households using available media channels and neighborhood and community organizations including but not limited to homeowners’ associations. The City will continue to disseminate information using the City’s website and social media platforms as well as advertisements in the local newspapers. The City will track rehabilitations completed through its programs. Addresses fair housing contributing factors relating to a lack of affordable housing, particularly for seniors. | Rehabilitate 16 units by 2031 to reduce displacement risk. Provide updated materials on the website. Use social media platforms to disseminate information on rehabilitation programs.
Geographic target: Citywide | Apply for funding annually. Engage with Santa Clara County Housing Authority to understand the availability of rehabilitation programs annually. Update website and use social media to disseminate information annually. |
2.2-2 | The City will continue to use code compliance measures when required to ensure that the existing housing stock in the city is maintained and preserved in a safe and sanitary condition. The City’s Code Compliance staff is responsible for ensuring compliance with building and property maintenance codes. The Code Compliance program is complaint-based. The City will continue to use Code Compliance, as well as Building Department staff to ensure compliance with building and property maintenance codes. The City will also develop an enforcement program to prevent displacement or mitigate through funding for rehabilitation assistance and assistance with relocation costs for lower-income households. | Develop a program to reduce displacement risk as a result of code compliance and continue to conduct code compliance.
Geographic target: Citywide | Develop Displacement Risk Reduction Program by January 2025. Conduct code compliance on an ongoing basis. |
2.2-3 | The City will implement its historic preservation and Mills Act programs to offer property tax relief as an incentive to preserve, rehabilitate and maintain historic resources in Saratoga. The City’s goal is to conserve the historically significant residential structures identified in the City’s Heritage Resource Inventory and encourage additional property owners to pursue listing as a qualified historic property and associated Mills Act incentives for preservation. The City has processed five Mills Act
preservation contracts over the past Housing Element cycle and expects to process an average of three per year over the course of this cycle. | Preserve 16 additional
historic structures by 2031. Geographic target: Citywide | 2031 |
3.1-1 | The City will further streamline the permit process for ADUs by developing a Permit Ready ADU Program to offer property owners a selection of preapproved ADU building plans. Make a variety of example ADU plan sets available to facilitate reduced applicant cost and expedited review for ADUs. The City will ensure example plans provide choices and diversity in size to accommodate a variety of household sizes and types. Conduct proactive outreach as described in Program 3.1-4 Educational Campaign and Information. | Establish a Permit Ready ADU program with
preapproved ADU plan sets for at least 3 models that vary in designs and sizes. Support and permit
construction of at least 50 ADUs annually.
Geographic target: Single family zoning districts,
including but not limited to those under Articles 15-12 and 15-13 of the Zoning Code | Establish Permit Ready ADU program by January 2025. |
3.1-2 | As part of the budget for Fiscal Year 2022-2023, the City recently eliminated planning, building, and public works permit fees for deed restricted, affordable ADUs or JADUs. The City shall consider additional incentives to encourage homeowners to deed restrict ADUs for lower income households. Explore options for establishing a loan program to help
homeowners finance the construction of ADUs. Conduct proactive outreach as described in Program 3.1-4 Educational Campaign and Information. Addresses fair housing contributing factors relating to a lack of affordable housing. | Construct at least 15 very low and 15 low income ADUs annually. Geographic target: Citywide | Evaluate effectiveness of ADU approvals and affordability through Program 3-1.5 and consider additional incentives by January 2026. |