Kicking Off 2017 Strong!

2016 was a whirlwind, and there’s a lot for us to be grateful for – from passing Measure A to a slew of local wins that will set the stage for affordable housing in the years to come. Check out this Facebook album for photos of SV@Home members and friends at events, meetings, and special celebrations throughout the year.

Together, we accomplished a lot in 2016! But, there’s so much more we need to do!

Help us start 2017 stronger than ever to make sure we can build on the momentum we’ve collectively created over the last year and a half. Renew your membership or donate today to support SV@Home’s work and to enjoy all the member benefits for the year.

Thanks to our 2017 members who have recently joined or renewed their membership: Greenbelt Alliance, Tom MacRostie, Dan Lachman, Kirk Girard, Georgie Huff, Michael Casas, Nicole Montojo, Rambo Jacoby, Julie Quinn, Eileen Hunter, Stanford University, Bank of America, Amie Fishman, SAHA, Shiloh Ballard, and Chris Block!

Policy Updates

2017 State Legislation

Maybe 2017 will be the year housing gets attention in Sacramento?  Several key bills have already been introduced – some that will look familiar, and some that are new.  SV@Home will keep you updated on legislation as it is introduced, but here are a few bills to watch. (Note how many Bay Area authors are leading the charge!)

Reintroduced Bills

SB 2 (Atkins) – also known as the Building Homes and Jobs Act – would establish a permanent funding source for affordable housing through a $75 fee on real estate transaction documents.

SB 3 (Beall) – also known as the Affordable Housing Bond Act of 2018 – would place a $3 billion Statewide General Obligation bond on the November 2018 ballot to provide funding for affordable housing programs.​

New Housing Bills

SB 35 (Weiner) – Senator Weiner’s first bill after winning his Senate seat this November is a housing bill!  Currently a spot bill, this bill would “streamline, incentivize, and remove local barriers to housing creation.” According to the author, he will work with the affordable housing community, as well as labor and environmental advocates, to develop the bill language.

AB 71 (Chiu, with Co-authors Ting and Mullin) – Would eliminate the State Mortgage Interest Deduction for vacation homes and use the savings to increase the State Low Income Housing Tax Credit Program by an estimated $300 million annually.

AB 72 (Santiago and Chiu, with Co-author Mullin) – Would provide funding to the Attorney General to enforce State housing laws, including the Housing Element and the Housing Accountability Act.  While the AG has the authority to enforce these laws, with no funding, enforcement has been lacking.

AB 73 (Chiu and Caballero, Co-authors Mullin, Ting, and Santiago) – Would provide incentive payments to localities that facilitate transit-oriented development by completing upfront zoning and environmental review.  Among other provisions, the bill requires that 20% of the units be affordable.

AB 74 (Chiu and Santiago, Co-author Mullin) – Would create the Housing for a Healthy California program, which would provide rental assistance for supportive housing for chronically homeless individuals who receive significant public health care services.

HCD Provides Cities with Guidance on New ADU Laws

With the start of 2017, three new State laws regarding Accessory Dwelling Units (ADUs) – SB 1069, AB 2299, and AB 2406 – have taken effect, making it possible for many more homeowners to build ADUs.  To help local jurisdictions understand the new requirements for compliance with these laws, the California Department of Housing and Community Development released a technical assistance memo.  

Are you interested in building an ADU on your property?  Check out the memo to learn about what’s possible under the new laws. Note that while local jurisdictions must comply with the State standards on specific issues, they can still adopt some development standards and other requirements, such as minimum lot size requirements or prohibition of ADUs in multi-family zoning districts, that can pose a challenge to development.  For more details, take a look at SV@Home’s summary of the statewide requirements and policy recommendations for local ADU ordinances.

Sunnyvale Lawrence Station Area Plan Finalized

In December, the Sunnyvale City Council approved the final environmental review documents for the Lawrence Station Area Plan, drawing the six-year planning process to a close.  The Plan seeks to bring higher density development, including transit-oriented housing and mixed use buildings, to the station area. It includes a series of development incentives, such as a density bonus that developers can gain through the inclusion of affordable units (that go beyond the City’s existing inclusionary housing requirements) or other community benefits.  With these incentives, the Plan could bring over 4,600 net new homes to the area!  These new housing units could play a significant part in addressing Santa Clara County’s jobs/housing imbalance and need for more affordable housing.  

SV@Home thanks the City of Sunnyvale’s elected officials, staff, and many engaged civic leaders for their work on the Plan.  A special shoutout goes to the Silicon Valley Leadership Group, Friends of CalTrain, Sunnyvale Sustainable & Affordable Living Coalition, and Greenbelt Alliance, who were deeply engaged throughout the process and were strong advocates for transit-oriented development, higher density, housing affordability, a better balance between jobs and housing, and more inter-jurisdictional collaboration.

Public Meetings

City Council and Board of Supervisors Meetings

The year is young, but it is starting off with several important policy conversations.  We need your voices!  Email Nicole at nicole@siliconvalleyathome.org to keep abreast of opportunities to weigh in.

Tuesday, January 10 – San Jose City Council, Position on State Legislation –  The City of San Jose Housing Department is recommending that the City Council support SB 2 and SB 3 (see above descriptions) at today’s Council meeting.  The meeting will take place at 200 E. Santa Clara Street, Council Chambers, at 1:30.

Tuesday, January 24 – Santa Clara County Board of Supervisors, Measure A – The County Office of Supportive Housing is expected to bring forward its initial plans for the implementation of Measure A, the $950 million housing bond measure that was passed by the voters this November.  The meeting will take place at 70 West Hedding, Board of Supervisors Chambers, at 9:30.

Tuesday, January 31 – San Jose City Council, 2017 Priority Setting – The San Jose City Council will discuss and select its top priorities for 2017.  Last year’s priorities included reviewing the mobilehome conversion ordinance, considering a Commercial Impact Fee for affordable housing, reviewing changes to the City’s second unit ordinance, considering modifications to the City’s Rental Rights and Referrals Program, and updating the City’s surplus lands ordinance.  Several of these items continue to be priorities in 2017.  The meeting will take place at 200 E. Santa Clara Street, Council Chambers, at 1:30.

Other Public Meetings

City of Santa Clara – Affordable Housing Impact Fees/Updates to Affordable Housing Requirements
The City of Santa Clara has received preliminary drafts of the Affordable Housing Nexus Studies for residential and non-residential commercial development, and several opportunities have been scheduled for the public to discuss the studies’ findings and policy recommendations.  Consider attending one of the meetings below to weigh in on the City’s inclusionary housing policy and a potential new impact fee ordinance that would apply to residential and non-residential (commercial, office, retail, etc) projects.

Both of the following meetings will take place at the Santa Clara City Hall Council Chambers at 1500 Warburton Avenue:

• Public Meeting: Thursday, January 12 @ 7:00 pm
• Affordable Housing Stakeholder Meeting: Wednesday, January 18 @ 2:00 pm

A summary of the nexus studies can be found here. For more information, visit the City of Santa Clara’s website or contact Anna McGill, City of Santa Clara Associate Planner at (408) 615-2458 or AMcGill@santaclaraca.gov.

City of San Jose – Mobilehome Park Closure Ordinance
The City of San Jose has posted a draft Mobilehome Park Closure Ordinance for review and public comment.  This proposed ordinance, which would apply to mobilehome parks that wish to close but do not intend to seek any entitlements or permits for redevelopment, includes the following rules:

• Would require park owners to pay for a city selected relocation specialist to prepare a detailed Relocation Impact Report (RIR) before a closure can be approved.
• Enables the City to specify the information required in the RIR, the relocation related services to be provided, and the standards for sufficiency of the report.
• Allows for a public hearing on the sufficiency of the RIR if requested.
• Posting or delivery of any notice of park closure (other than required notices) is delayed until after the RIR is complete and the City Council has approved the closure.
• Would require park owners to pay reasonable costs of relocation unless bankruptcy has been approved by a court or a request for a waiver is approved.

The City is hosting four community meetings for the public to weigh in on the draft ordinance:

• Thursday, January 12 @ 10:00 am – 12:00 pm, Alviso Library – Community Room (5050 N. First Street, San José, 95002)
• Wednesday, January 18 @ 6:00 pm – 8:00 pm, Southside Community Center (5585 Cottle Road, San José, 95123)
• Thursday, January 19 @ 2:00 pm – 4:00 pm, San José City Hall, Council Chambers  (200 E. Santa Clara Street, San José, 95113)
• Monday, January 30 @ 6:30 pm – 8:30 pm, Seven Trees Community Center – Multipurpose Room (3590 Cas Drive, San José, 95111)

For questions about the proposed ordinance, please contact Jenny Nusbaum, Supervising Planner, Department of Planning, Building and Code Enforcement (PBCE) at 408-535-7872 or jenny.nusbaum@sanjoseca.gov.

Upcoming Events

Statewide Housing Assessment Webinar
Friday, January 13 @ 2:00 pm – 4:00 pm
Register here.  

The California Department of Housing and Community Development (HCD) recently released a public draft of its Statewide Housing Assessment, which provides an analysis of California’s key challenges regarding housing affordability and outlines potential opportunities for addressing these challenges. HCD will hold several public workshops to discuss and receive feedback on the Plan and its recommendations.  Details for the Bay Area workshop are still being finalized, but in the meantime, the public is invited to participate in a webinar on January 13th from 2:00 pm to 4:00 pm.  Register for the webinar here.  

The public comment period is open until March 4, 2017, and comments or questions can be sent to sha@hcd.ca.gov.  

Countywide Homeless Count
Tuesday, January 24 and Wednesday, January 25 @ 5:30 am – 10:00 am
Sign up to volunteer here.  

Volunteers are needed for the 2017 Santa Clara County Homeless Census and Survey!  The Census important for several reasons; it tells us how well the County is doing in responding to homelessness, helps us understand where people are finding shelter, and determines how much money the County receives to respond to the homelessness crisis.  

Volunteers will be paired with an expert homeless guide and asked to walk or drive designated routes, as a team, to do a visual count of individuals residing on the streets. The area surrounding the cities of San Jose and Gilroy will be counted, or enumerated, on January 24th, 2017 from approximately 5:30AM to 10:00AM. The areas surrounding the cities of Palo Alto, Cupertino, and San Jose will be enumerated on January 25th, 2017.  Volunteers are asked to attend a training prior to the count.  To sign up and receive more information on upcoming trainings, register to volunteer here.  

SV@Home Open House/Happy Housers in Two Weeks!
Thursday, January 26 @ 5:30 pm – 7:00pm
350 W. Julian Street #5, San Jose

Our first Happy Housers of 2017 is coming up this month! Join us at SV@Home’s new home in the River Street Historic District in Downtown San Jose’s Little Italy, adjacent to Guadalupe River Park. Come meet fellow housers and community leaders, enjoy some refreshments, and hang out in our new space!

Please RSVP as space is limited. We hope to see you there!

More information, including parking instructions, will be sent to attendees in the coming weeks.

Note that Happy Housers will take place on the 3rd Thursday of each odd numbered month in 2017. Keep reading our biweekly newsletters for announcements!

Bay Area League Day with a Focus on Housing
Saturday, January 28th @ 9:00 am – 3:00 pm
Camden Community Center (3369 Union Ave, San Jose)

The League of Women Voters is hosting a day-long conversation about key affordable housing issues impacting the Silicon Valley! Assemblymember Tony Thurmond is the featured keynote speaker. The agenda also includes the following four panels:

• Measuring the Affordability Gap & Its Impact
• The Relationship Between Housing Production & Affordability, & Displacement in the San Francisco Bay Area
• State, Regional & Local Roles in Addressing Affordability
• The Agenda Moving Forward

Register now to join the conversation!

SPUR Forum: Affordable by Design 101
Monday, February 13th @ 12:30 pm – 1:30pm
76 South First Street, San Jose

Join SPUR for a nuanced conversation on housing types that some consider more attainable or “affordable by design,” such as micro-units, in-law units and modular construction. Speakers include:

• Yes Duffy, David Baker Architects
• Adam Marcus, San Jose Department of Housing
• Jenny Nusbaum, San Jose Department of Planning, Building and Code Enforcement

Registrations are not required. More detail available on SPUR San Jose’s website

Save the Date: Housing California Conference
Save the date for the annual Statewide Affordable Housing Conference hosted by Housing California. Scheduled from March 8th to March 10th, “Block by Block: Improving Neighborhood Health” will be a gathering of more than 1,300 leaders from the affordable homes, homelessness, health, social work and community development industries.

Early registration opens on January 26th and special hotel rates expire on February 13th. Be sure to register early! Details available via the conference website — http://www.housingca.org/registration.