05/01/2023 City Council Regular Agenda PacketMay 1, 2023 | 6:00 PM Page 1 of 9 City Council
Regular Meeting Agenda Packet
CITY COUNCIL
AGENDA PACKET
CITY COUNCIL CHAMBERS, CITY HALL
7351 ROSANNA STREET, GILROY, CA
95020
REGULAR MEETING | 6:00 PM
MONDAY, MAY 1, 2023
MAYOR
Marie Blankley
COUNCIL MEMBERS
Rebeca Armendariz
Dion Bracco
Tom Cline
Zach Hilton
Carol Marques
Fred Tovar
CITY COUNCIL PACKET MATERIALS ARE AVAILABLE ONLINE AT www.cityofgilroy.org
AGENDA CLOSING TIME IS 5:00 P.M. THE TUESDAY PRIOR TO THE MEETING
Due to COVID-19, it is possible that the planned in-person meeting may have to change to a virtual meeting at any
time and possibly on short notice. Please check the City of Gilroy website www.cityofgilroy.org for any updates to
meeting information.
COMMENTS BY THE PUBLIC WILL BE TAKEN ON AGENDA ITEMS BEFORE ACTION IS TAKEN BY THE CITY
COUNCIL. Public testimony is subject to reasonable regulations, including but not limited to time restrictions for
each individual speaker. Please limit your comments to 3 minutes. The amount of time allowed per speaker may
vary at the Mayor’s discretion depending on the number of speakers and length of the agenda.
Written comments on any agenda item may be emailed to the City Clerk’s Office at cityclerk@cityofgilroy.org or mailed
to the Gilroy City Clerk’s Office at City Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the City
Clerk’s Office by 1 p.m. on the day of a Council meeting will be distributed to the City Council prior to or at the
meeting and available for public inspection with the agenda packet located in the lobby of Administration at City
Hall, 7351 Rosanna Street prior to the meeting. Any correspondence received will be incorporated into the meeting
record. Items received after the 1 p.m. deadline will be provided to the City Council as soon as practicable. Written
comments are also available on the City’s Public Records Portal at bit.ly/3NuS1IN.
In compliance with the Americans with Disabilities Act, the City will make reasonable
arrangements to ensure accessibility to this meeting. If you need special assistance to
participate in this meeting, please contact the City Clerk’s Office at least 72 hours prior
to the meeting at (408) 846-0204 or cityclerk@cityofgilroy.org to help ensure that
reasonable arrangements can be made.
If you challenge any planning or land use decision made at this meeting in court, you may be limited to raising only
those issues you or someone else raised at the public hearing held at this meeting, or in written correspondence
delivered to the City Council at, or prior to, the public hearing. Please take notice that the time within which to seek
judicial review of any final administrative determination reached at this meeting is governed by Section 1094.6 of
the California Code of Civil Procedure.
A Closed Session may be called during this meeting pursuant to Government Code Section 54956.9 (d)(2) if a point
has been reached where, in the opinion of the legislative body of the City on the advice of its legal counsel, based
on existing facts and circumstances, there is a significant exposure to litigation against the City.
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Regular Meeting Agenda Packet
Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packet are
available with the agenda packet on the City website at www.cityofgilroy.org subject to the Staff’s ability to post the
documents before the meeting.
KNOW YOUR RIGHTS UNDER THE GILROY OPEN GOVERNMENT ORDINANCE
Government's duty is to serve the public, reaching its decisions in full view of the public.
Commissions, task forces, councils and other agencies of the City exist to conduct the people's
business. This ordinance assures that deliberations are conducted before the people and that
City operations are open to the people's review.
FOR MORE INFORMATION ON YOUR RIGHTS UNDER THE OPEN GOVERNMENT ORDINANCE, TO
RECEIVE A FREE COPY OF THE ORDINANCE OR TO REPORT A VIOLATION OF THE ORDINANCE,
CONTACT THE OPEN GOVERNMENT COMMISSION STAFF AT (408) 846-0204.
If you need assistance with translation and would like to speak during public comment, please
contact the City Clerk a minimum of 72 hours prior to the meeting at 408-846-0204 or e-mail the
City Clerk’s Office at cityclerk@cityofgilroy.org.
Si necesita un intérprete durante la junta y gustaría dar un comentario público, comuníquese con el Secretario de la
Ciudad un mínimo de 72 horas antes de la junta al 408-846-0204 o envíe un correo electrónico a la Oficina del
Secretario de la Ciudad a cityclerk@cityofgilroy.org.
To access written translation during the meeting, please scan the QR Code or
click this link:
Para acceder a la traducción durante la reunión, por favor escanee el código
QR o haga clic en el enlace:
bit.ly/3FBiGA0
Choose Language and Click Attend | Seleccione su lenguaje y haga clic en
asistir
Use a headset on your phone for audio or read the transcript on your device.
Use sus auriculares para escuchar el audio o leer la transcripción en el
dispositivo.
The agenda for this regular meeting is as follows:
1. OPENING
1.1. Call to Order
1.2. Pledge of Allegiance
1.3. Invocation
1.4. City Clerk's Report on Posting the Agenda
1.5. Roll Call
1.6. Orders of the Day
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1.7. Employee Introductions
2. CEREMONIAL ITEMS - Proclamations and Awards
2.1. Proclamation Naming May 2023 as Bicycle Awareness Month
2.2. Proclamation Naming May 2023 as Affordable Housing Month
2.3. Proclamation Naming May 2023 as Building Safety Month
3. PRESENTATIONS TO THE COUNCIL
3.1. PUBLIC COMMENT BY MEMBERS OF THE PUBLIC ON ITEMS NOT ON THE
AGENDA BUT WITHIN THE SUBJECT MATTER JURISDICTION OF THE
CITY COUNCIL
This portion of the meeting is reserved for persons desiring to address the Council on
matters within the Gilroy City Council’s jurisdiction but not on the agenda. Persons
wishing to address the Council are requested to complete a Speaker’s Card located at the
entrances and handed to the City Clerk. Speakers are limited to 1 to 3 minutes each,
varying at the Mayor’s discretion depending on the number of speakers and length of the
agenda. The law does not permit Council action or extended discussion of any item not
on the agenda except under special circumstances. If Council action is requested, the
Council may place the matter on a future agenda.
Written comments to address the Council on matters not on this agenda may be e-mailed
to the City Clerk’s Office at cityclerk@cityofgilroy.org or mailed to the Gilroy City Clerk’s
Office at City Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the City
Clerk’s Office by 1:00pm on the day of a Council meeting will be distributed to the City
Council prior to or at the meeting and available for public inspection with the agenda
packet located in the lobby of Administration at City Hall, 7351 Rosanna Street, prior to
the meeting. Any correspondence received will be incorporated into the meeting record.
Items received after the 1:00pm deadline will be provided to the City Council as soon as
practicable. Written material provided by public members under this section of the agenda
will be limited to 10 pages in hard copy. An unlimited amount of material may be provided
electronically.
4. REPORTS OF COUNCIL MEMBERS
Council Member Bracco – Cities Association Santa Clara County Board of Directors
alternate), Santa Clara County Library Joint Powers Authority, Santa Clara Valley Water
Joint Water Resources Committee, SCRWA
Council Member Armendariz – Santa Clara County Library Joint Powers Authority, Santa
Clara Valley Habitat Agency Governing Board, Santa Clara Valley Habitat Agency
Implementation Board, Silicon Valley Clean Energy Authority JPA Board (alternate), South
County United for Health
Council Member Marques – ABAG, Gilroy Gardens Board of Directors, Santa Clara Valley
Habitat Agency Governing Board, Santa Clara Valley Habitat Agency Implementation
Board, SCRWA (alternate)
Council Member Hilton – CalTrain Policy Group (alternate), Silicon Valley Clean Energy
Authority JPA Board, South County United for Health (alternate), VTA Policy Advisory
Committee
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Council Member Cline – Gilroy Economic Development Partnership (alternate), Gilroy
Sister Cities Association, Gilroy Youth Task Force, Silicon Valley Regional Interoperability
Authority Board, VTA Policy Advisory Committee (alternate), Visit Gilroy California Welcome
Center Board
Council Member Tovar – Gilroy Youth Task Force (alternate), Santa Clara County
Expressway Plan 2040 Advisory Board,Santa Clara Valley Water Commission, SCRWA,
South County Youth Task Force Policy Team, VTA Mobility Partnership
Mayor Blankley – ABAG (alternate), CalTrain Policy Group, Cities Association Santa Clara
County Board of Directors, Gilroy Economic Development Partnership, Gilroy Sister Cities
Association (alternate), Gilroy Youth Task Force, Santa Clara Valley Water Joint Water
Resources Committee, SCRWA, South County Youth Task Force Policy Team, VTA Board
of Directors, VTA Mobility Partnership
5. COUNCIL CORRESPONDENCE
5.1. Santa Clara Valley Water District (Valley Water) Notice of Public Hearing for
Flood Control Benefit Assessment Rates for Fiscal Year 2023-2024
and Valley Water Benefit Assessment Report
6. FUTURE COUNCIL INITIATED AGENDA ITEMS
7. CONSENT CALENDAR
All matters listed under the Consent Calendar are considered by the City Council to be routine and will
be enacted by one motion. There will be no separate discussion of these items unless a request is
made by a member of the City Council or a member of the public. Any person desiring to speak on any
item on the consent calendar should ask to have that item removed from the consent calendar prior to
the time the Council votes to approve. If removed, the item will be discussed in the order in which it
appears.
7.1. Approval of the Action Minutes of the April 17, 2023 City Council Regular
Meeting
7.2. Approve an Amendment to the Agreement with SDI Presence for
Information Technology (IT) Consulting and Project Support Services
7.3. Claim of Timothy Carthen (The City Administrator recommends a "yes"
vote under the Consent Calendar shall constitute denial of the claim)
8. BIDS AND PROPOSALS
8.1. Award the Purchase of a Type III Fire Engine in the amount of $415,672.91
Utilizing Cal Fire Tag-On Contract No. 1-22-23-21B
1. Staff Report: LeeAnn McPhillips, Assistant City Administrator /
Administrative Services and Human Resources Director / Risk
Manager
2. Public Comment
3. Possible Action:
1) Award the purchase of a Type III Fire Engine in the amount of
415,672.91 utilizing Cal Fire Tag-On Contract No. 1-22-23-21B.
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2) Authorize the City Administrator to execute the purchase contract
documents.
8.2. Award a Contract to Teichert Construction for the FY23 Citywide Pavement
Rehabilitation Project No. 23-PW-278 and Approve a Total Project
Expenditure of $6,688,412
1. Staff Report: Daryl Jordan, Public Works Director
2. Public Comment
3. Possible Action:
a) Adopt a resolution of the City Council of the City of Gilroy amending the
budget for the City of Gilroy for Fiscal Year 2022-2023 and appropriating
proposed expenditure amendments; and
b) Award a Contract to Teichert Construction in the amount of $6,080,374.35
with an additional project contingency of $608,037.65 (10%), for a total
construction cost of $6,688,412.00 for the FY23 Citywide Pavement
Rehabilitation Project, No. 23-PW-278, and authorize the City
Administrator to execute the contract and associated documents.
8.3. Approval of a Third Amendment to the Agreement for Professional
Services with Park Consulting Group in the amount of $379,760 for the
Tyler EnerGov Land Management System Project and Post-Production
Issue Resolution, Support, and Enhancement Services
1. Staff Report: Sharon Goei, Community Development Director
2. Public Comment
3. Possible Action:
Approve and authorize the City Administrator to execute the third
amendment to the Agreement for Professional Services with Park Consulting
Group, extending the agreement through June 30, 2025, and adding
379,760 to the current Agreement, increasing the total not-to-exceed
amount to $663,760, for the Tyler EnerGov Land Management System
Project and post-production issue resolution, support, and enhancement
services.
8.4. Award of a Contract to David J. Powers & Associates, Inc. in the Amount of
360,069 with a Project Contingency of $36,007 (10%), for a Total Cost of
396,076 for 10th Street Bridge at Uvas Creek Environmental Compliance
Services, Project M 16-10 and Adopt a Resolution Amending the Budget for
the City of Gilroy for 2022-2023 and Appropriating Proposed Expenditure
Amendments
1. Staff Report: Sharon Goei, Community Development Director
2. Public Comment
3. Possible Action:
a) Award a Contract to David J. Powers & Associates, Inc. in the amount of
360,069 with an additional project contingency of $36,007 (10%), for a
total cost of $396,076 for 10th Street Bridge at Uvas Creek environmental
compliance services and authorize the City Administrator to execute the
contract and associated documents; and
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b) Adopt a resolution amending the budget for the City of Gilroy for 2022-
2023 and appropriating proposed expenditure amendments.
9. PUBLIC HEARINGS
9.1. Emergency Shelters Zoning Amendment
1. Staff Report: Sharon Goei, Community Development Director
2. Open Public Hearing
3. Close Public Hearing
4. Possible Action:
Staff has analyzed the proposed project and recommends that the City
Council:
a) Based on its independent analysis, find that approval of the Emergency
Shelters Zoning Amendment is exempt from review under the California
Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section
15061(b)(3) in that it can be seen with certainty that the Emergency
Shelters Zoning Amendment would not result in a significant environmental
effect, and none of the circumstances set forth in CEQA Guidelines
Section 15300.2 applies;
b) Motion to read the ordinance by title only and waive further reading; and
c) Introduce an Ordinance of the City Council of the City of Gilroy approving
amendments to the Gilroy City Code, Chapter 30 (Zoning), Article XLI
Section 30.41.32 (Specific Provisions—Emergency Shelters), Article II
Section 30.2.20 (Definitions), and Article XI Section 30.11.10C (Residential
Use Table) regarding Emergency Shelters (Z 23-03).
9.2. Adoption of the Gilroy 2023 - 2031 Housing Element
1. Staff Report: Sharon Goei, Community Development Director
2. Open Public Hearing
3. Close Public Hearing
4. Possible Action:
Staff has analyzed the proposed project and recommends that the City
Council:
a) Based on its independent analysis, find that the adoption of the Gilroy
2023-2031 Housing Element is exempt from review under the California
Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section
15061(b)(3) in that it can be seen with certainty that the Gilroy 2023-2031
Housing Element would not result in a significant environmental effect, and
none of the circumstances set forth in CEQA Guidelines Section 15300.2
applies; and
b) Adopt a resolution adopting a general plan amendment to repeal the Gilroy
2015-2023 Housing Element and adopt the Gilroy 2023-2031 Housing
Element, in substantial compliance with State Housing Element Law (GPA
22-01); and
c) Direct the Community Development Director, or designee, to submit the
Gilroy 2023-2031 Housing Element and all associated documentation to
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the Department of Housing and Community Development (HCD), and
further authorize the Community Development Director, or designee, to
make any changes to the Housing Element necessary to make it internally
consistent, conform to State Housing Element Law as provided in
Government Code 65580 et seq, and address any changes or
amendments requested by HCD to achieve certification.
9.3. Introduction and First Reading of an Ordinance of the City Council of the
City of Gilroy Amending Sections 10A.15 (a) and (c) of the Gilroy City Code
Relating to Host Liability for Illegal Fireworks and Illegal Use of Legal
Fireworks
1. Staff Report: Sharon Goei, Community Development Director
2. Open Public Hearing
3. Close Public Hearing
4. Possible Action:
Following the reading of the title of the ordinance by the City Clerk, move to
waive the first reading of the ordinance beyond the title and introduce the
ordinance of the City Council of the City of Gilroy amending Gilroy City Code
Sections 10A.15 (a) and (c) to strengthen the ability to enforce a host liability
for illegal fireworks and illegal use of legal fireworks on public streets.
9.4. Conduct a Public Hearing to Approve CDBG Program Year 2023-24
Funding Allocations and Annual Action Plan
1. Staff Report: Sharon Goei, Community Development Director
2. Open Public Hearing
3. Close Public Hearing
4. Possible Action:
Approve the Community Development Block Grant (CDBG) funding
allocations and Annual Action Plan for Program Year 2023-24.
10. UNFINISHED BUSINESS
10.1. Adopt a Resolution Forming the Downtown Committee and Appoint Public
Members to the Committee
1. Staff Report: Bryce Atkins, Assistant to the City Administrator
2. Public Comment
3. Possible Action:
Council:
a) Adopt the resolution forming the Downtown Committee; and
b) Appoint public members to the Committee.
11. INTRODUCTION OF NEW BUSINESS
11.1. Fiscal Year 2023 General Fund Forecast Update
1. Staff Report: Harjot Sangha, Finance Director
2. Public Comment
3. Possible Action:
Receive report.
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11.2. Council Consideration of a City Council Proclamation and Recognition
Policy
1. Staff Report: Bryce Atkins, Assistant to the City Administrator
2. Public Comment
3. Possible Action:
Council adopt the City Council Proclamation and Recognition Policy.
12. CITY ADMINISTRATOR'S REPORTS
12.1. City of Gilroy AARP Taxaide Program
12.2. City of Gilroy/GUSD Award for 2022 Fentanyl Outreach Campaign
13. CITY ATTORNEY'S REPORTS
14. ADJOURNMENT
FUTURE MEETING DATES
May 2023
3 Capital Improvement plan Workshop – 6:00 p.m. – 8:00 p.m.
15 Regular Meeting - 6:00 p.m
22 Recommend Operating Budget Workshop - 6:00 p.m. – 8:00 p.m.
June 2023
5 Regular Meeting - 6:00 p.m
19 Regular Meeting - 6:00 p.m
July 2023
3 Regular Meeting - 6:00 p.m -CANCELED-
10 Special Meeting - 6:00 p.m
Meetings are webstreamed on the City of Gilroy’s website at gilroy.city/meetings.
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MC13030.docx Page 1 of 2
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Board of Directors of the Santa Clara Valley Water District (Valley
Water) will hold a public hearing on a report recommending:
FLOOD CONTROL BENEFIT ASSESSMENT RATES FOR FISCAL YEAR 2023-2024 in flood control
zones of said Valley Water.
The public hearing will be held on Tuesday, May 16, 2023, at 1 p.m., in a Special Board Meeting
accessible to the public located at Santa Clara Valley Water District Board Chambers, 5700 Almaden
Expressway, San Jose, CA and via Zoom link (https://valleywater.zoom.us/j/84454515597).
These meetings are being held in accordance with the Brown Act. The public hearing will be held during
a Board Meeting and is accessible for public in-person participation at the time, date, and location shown
above, or by public virtual participation at the Zoom links above. Document(s) associated with this
hearing are available for public inspection prior to the meeting in the Clerk of the Board’s Office or online
at www.valleywater.org and will be available at the meeting.
Said report is in writing and incorporates by reference a description of each parcel and the expected
amount of assessment under the approved assessment formula for each parcel within the flood control
zones of Valley Water.
The report may be viewed on the Valley Water web page at the following link: (Benefit Assessment 2023-
2024), or in-person in the Valley Water Clerk of the Board’s Office. Copies of the report are also being
distributed to the City Clerks’ offices of the cities listed below and may be available on their respective
web pages:
City of Campbell
www.cityofcampbell.com
City of Cupertino
www.cupertino.org
City of Gilroy
www.cityofgilroy.org
City of Los Altos
www.losaltosca.gov
Town of Los Altos Hills
www.losaltoshills.ca.gov
Town of Los Gatos
www.losgatosca.gov
City of Milpitas
www.ci.milpitas.ca.gov
City of Monte Sereno
www.montesereno.org
City of Morgan Hill
www.morganhill.ca.gov
City of Mountain View
www.mountainview.gov
City of Palo Alto
www.cityofpaloalto.org
City of San Jose
www.sanjoseca.gov
City of Santa Clara
www.santaclaraca.gov
City of Saratoga
www.saratoga.ca.us
City of Sunnyvale
www.sunnyvale.ca.gov
County of Santa Clara
www.sccgov.org
If you would like a hard copy of the report, please send a request to clerkoftheboard@valleywater.org,
and a copy will be mailed.
Agenda Item 5.1Page 13 of 1163
MC13030.docx Page 2 of 2
NOTE: To secure information on an individual parcel assessment, you will need your Assessor Parcel
Number. If you do not know your parcel number, please contact the County Assessor’s Office at
408) 299-5000 and ask for it, giving your name and street address. Using that parcel number, you can
learn your proposed assessment by calling (408) 630-3137.
At the hearing, the Board of Directors will hear any and all protests. At the conclusion of the hearing, the
Board may adopt, revise, change, reduce, or modify any assessment and will make its determination
upon each assessment referred to in the report and thereafter, by resolution, will confirm the
assessments.
SANTA CLARA VALLEY WATER DISTRICT
Date: 4/11/23 By: __________________________________
Michele L. King, CMC
Clerk/Board of Directors
Agenda Item 5.1Page 14 of 1163
FLOOD CONTROL
BENEFIT ASSESSMENTS
FOR FISCAL YEARS
2023-2024
Through
2029-2030
April 2023
Agenda Item 5.1Page 15 of 1163
SANTA CLARA VALLEY WATER DISTRICT
FLOOD CONTROL BENEFIT ASSESSMENTS
FOR FISCAL YEARS
2023-2024
Through
2029-2030
prepared by
Jennifer Abadilla
Senior Management Analyst
And
Carmen Narayanan
Financial Planning and Revenue Manager
Under the Direction of
Rechelle Blank
Chief Operating Officer – Watershed Operations
April 2023
VALLEY WATER BOARD OF DIRECTORS
John L. Varela, Chair District 1 Nai Hsueh District 5
Barbara Keegan, Vice Chair District 2 Tony Estremera District 6
Richard P. Santos District 3 Rebecca Eisenberg District 7
Jim Beall District 4
Agenda Item 5.1Page 16 of 1163
TABLE OF CONTENTS
Page
INTRODUCTION/SUMMARY .......................................................................................................................... 1
BACKGROUND .............................................................................................................................................. 3
FLOOD CONTROL BENEFIT ASSESSMENTS .................................................................................................... 7
FY 2022-23 BENEFIT ASSESSMENT RATES ..................................................................................................... 8
EXPECTED FY 2023-24 BENEFIT ASSESSMENT RATES .................................................................................. 9
PROJECTED BENEFIT ASSESSMENT RATES .................................................................................................. 10
ASSESSMENT ROLLS AND COLLECTION ....................................................................................................... 11
Maps
Santa Clara County Flood Control Zones & One Percent Flood Limits .................................................... 2
Tables
Table 1 – Flood Control Benefit Assessment - Debt Obligation Schedule &
End of Year Principal Balance .......................................................................................................... 6
Table 2 – FY 2022-23 Assessments by Category and Zone ........................................................................... 8
Table 3 – Expected FY 2023-24 Assessments by Category and Zone ........................................................... 9
Agenda Item 5.1Page 17 of 1163
1
INTRODUCTION/SUMMARY
This Flood Control Benefit Assessment report is prepared in accordance with voter-approved Santa Clara
Valley Water District (Valley Water) resolutions. It presents annual revenue requirements for fiscal years
2023-24 through 2029-30 for each of the five flood control zones throughout Valley Water (see map on
page 2 for zone locations). Commencing on July 1, 2000, Valley Water benefit assessments are limited to
pay qualified debt obligations and covenants only.
The qualified debt obligations in each of the zones are for debt service and associated covenants of
outstanding Certificates of Participation (long-term financing instruments similar to bonds). The proceeds
from these long-term debt obligations have been or will be used to plan, design and build flood protection
facilities. Major projects partially financed with debt proceeds include Palo Alto Flood Basin Structure
Improvements, Guadalupe from Tasman Drive to I-880, Lower Silver Creek from Cunningham Avenue to
I-680, Salt Ponds, Lower Penitencia Creek to Calaveras, Lower Penitencia Creek Montague Expressway to
Coyote Creek, and the San Francisco Bay Shoreline projects.
This report serves as the base report for the public hearings on flood control benefit assessments for FY
2023-24 and subsequent fiscal years until 2029-30.
Information on the flood control benefit assessment for an individual parcel as well as the initial detailed
Valley Water reports describing the need for supplemental flood control revenue from benefit
assessments are available for review through the Clerk of the Board at Valley Water’s office located at
5700 Almaden Expressway, San Jose, California.
Agenda Item 5.1Page 18 of 1163
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Agenda Item 5.1Page 19 of 1163
3
BACKGROUND
INITIATION OF BENEFIT ASSESSMENT PROGRAM
After passage of Proposition 13 in 1978, revenue for Valley Water flood control activities was significantly
decreased. The State Legislature recognized the vital public safety service furnished by local flood control
districts and passed Assembly Bill 549 (Frazee) in 1979. This legislation authorized flood control districts
to levy benefit assessments to help fund flood control programs. The law permitted flood control benefit
assessments to be spread according to the proportional storm water runoff from each parcel of property
within the assessed area and required voter approval to continue such levy after the first year. On June 9,
1981, following a public hearing, the Board of Directors (Board) adopted a 10-year flood control benefit
assessment program and levied assessments for one year beginning with 1981-82. They put the issue of
continuing the benefit assessments for nine more years on the June 8, 1982, ballot for all zones. The
measure was overwhelmingly approved by the voters.
REVISED BENEFIT ASSESSMENTS TO ACCELERATE CONSTRUCTION (1986 & 1990)
Following major floods and flood damage in 1982, 1983, and 1986, the Board reviewed the effectiveness
of the benefit assessments and found that unless additional funding was made available, many of the
needed flood protection projects would not be completed until well past the year 2010. The Board, with
recommendations from the Flood Control Zone Advisory Committees, went to the electorate on
November 4, 1986, in four zones, the Northwest, Central, East, and South to 1) increase benefit
assessment rate limits so construction of flood protection projects could be accelerated, 2) extend the
benefit assessment program to the year 2000, 3) use benefit assessments to meet duly authorized debt
obligations beyond the year 2000 until retired, and 4) meet flood damage costs to Valley Water facilities
from flood disasters. The voters approved the benefit assessment measures in each of these zones. On
June 5, 1990, voters approved a similar measure in the North Central zone.
Pursuant to the 1986 and 1990 voter approved benefit assessment programs described above, as of July
1, 2000, benefit assessment rates are determined solely by each zone’s long-term debt obligations. Valley
Water cannot increase annual debt obligations supported by benefit assessments in excess of amounts in
place on July 1, 2000 unless a new measure is approved by voters.
DEBT OBLIGATION REFUNDING (2003)
In February, 2003, Valley Water refinanced a portion of the outstanding 1994A Series Certificates of
Participation to take advantage of a favorable interest rate market. Valley Water realized cost savings in
three of the 5 watershed zones; Central, East and North Central. In the Central and North Central zones,
the Board determined that the best use of the savings was to increase the amount of debt while
maintaining the yearly debt service at the current level. The additional debt was used to supplement voter
approved projects in those zones. Savings achieved in the East zone were not eligible to fund projects, but
instead were used to reduce debt service and the associated benefit assessments. Table 1 reflects the
change to the benefit assessment debt obligation in the East zone, a reduction of roughly $130,000 per
Agenda Item 5.1Page 20 of 1163
4
year beginning in 2004. The refinancing resulted in slight insignificant changes to the debt obligation in all
other zones.
DEBT OBLIGATION REFUNDING (2004)
The remaining portion of the 1994A Certificates of Participation (COP’s) became eligible for refunding on
November 3, 2003. Since the remaining portion was allocated to the advance refunding of the Series 1988
and Series 1990 COP’s, tax law requires that a ten year period of time elapse prior to the second advance
refunding, marked by November 3, 2003 in this case. In January, 2004, Valley Water refinanced this
remaining portion of the outstanding 1994A Series Certificates of Participation to again take advantage of
the favorable interest rate market. Valley Water realized cost savings in two of the 5 watershed zones;
Northwest and South. In the Northwest zone, the Board determined that the best use of the savings was
to increase the amount of debt while maintaining the yearly debt service at the current level. The
additional debt was used to supplement voter approved projects in that zone.
Savings achieved in the South zone were not eligible to fund projects, but instead were used to shorten
the term over which the debt service would be paid and associated benefit assessments would be
collected. Table 1 on the following page reflects the change to the benefit assessment debt obligation in
the South zone, in which the debt obligation is paid off by the year 2013 instead of 2024. The refinancing
resulted in slight insignificant changes to the debt obligation in all other zones.
DEBT OBLIGATION REFUNDING (2007)
In February, 2007 Valley Water refinanced the outstanding portion of the 2000 Series Certificates of
Participation to take advantage of a favorable interest rate market. Valley Water realized cost savings in
four of the 5 watershed zones; Northwest, North Central, Central, and East. No debt was issued for the
South zone under the 2000 Series debt issuance; therefore, the South zone was not affected by the
refunding. In the four affected zones, the Board determined that the best use of the savings was to
increase the amount of debt while maintaining the yearly debt service at the current level. The additional
debt was used for voter approved projects in each zone.
There was a one-time reduction in the benefit assessment debt obligation for each of the four affected
zones in FY 2008 as shown on Table 1. This one-time reduction was a result of the issuance of the 2007A
Refunding Certificates of Participation that refinanced the 2000 Series Certificates of Participation. Upon
analyzing the results of the refunding, Bond Counsel determined that $1.1M was available to pay down
principal in the affected zones. In FY 2009 and beyond, Table 1 reflects slight immaterial changes to the
benefit assessment debt obligation in the four affected zones due to the refinancing. Table 1 also shows
the End of Year Principal balance schedule in aggregate for all zones.
DEBT OBLIGATION REFUNDING (2012)
In November, 2012 Valley Water refinanced the outstanding portion of the 2003A Series Certificates of
Participation to take advantage of a favorable interest rate market. Valley Water realized cost savings in
three of the 5 watershed zones; North Central, Central, and East. In the three affected zones, the Board
determined that the best use of the savings was to increase the amount of debt while maintaining the
Agenda Item 5.1Page 21 of 1163
5
yearly debt service at the current level. The additional debt will be used for voter approved projects in
each zone. The refinancing resulted in slight insignificant changes to the debt obligation in the three
affected zones which are reflected in Table 1.
DEBT OBLIGATION REFUNDING (2017)
In March, 2017 Valley Water refinanced the outstanding portion of the 2004A and 2007A Series
Certificates of Participation to take advantage of a favorable interest rate market. Valley Water realized
cost savings in four of the 5 watershed zones; Northwest, North Central, Central, and East. In the four
affected zones, the Board determined that the best use of the savings was to increase the amount of debt
while maintaining the yearly debt service at the current level. The additional debt will be used for voter
approved projects in each zone. The refinancing resulted in slight insignificant changes to the debt
obligation in the four affected zones which are reflected in Table 1.
ONE TIME ADJUSTMENT TO BENEFIT ASSESSMENT DEBT OBLIGATION (2021)
There was a one-time reduction in the benefit assessment debt obligation for three zones in FY 2021 as
shown on Table 1. This one-time reduction was caused by $1.1M excess debt service reserve funds
resulting from decreased reserve requirements identified in FY 2019. For FY 2021 only, Table 1 reflects
reductions to the benefit assessment debt obligation for the North Central, Central and East zones totaling
1.1M. Table 1 also shows the End of Year Principal balance schedule in aggregate for all zones.
REDUCTION TO BENEFIT ASSESSMENT DEBT OBLIGATION (2022)
There will be a slight reduction in the benefit assessment debt obligation for three zones in FY 2023 as
shown on Table 1. This slight reduction is due to utilizing $5M in debt service reserve funds that are
mandated per bond covenants. These funds will cover the final 2012A Series Certificates of Participation
debt service payment in FY 2024 and result in overall lower debt service payments through FY 2030. Table
1 also shows the End of Year Principal balance schedule in aggregate for all zones.
Agenda Item 5.1Page 22 of 1163
6
Table 1
Flood Control Benefit Assessment
Debt Obligation Schedule*
End of Year Principal Balance
Based on debt service and requirements associated with debt covenants for the 2012A, and 2017A
Series Certificates of Participation.
Fiscal
Year
Northwest
Zone
North
Central Zone Central Zone East Zone South Zone
End of Year
Principal
Balance
Lower Peninsula) (West Valley)(Guadalupe)(Coyote)(Uvas-Llagas)
2005 $4,683,279 $ 2,961,469 $6,266,733 $ 4,685,927 $ 762,874 $ 185,260,000
2006 $4,688,707 $ 2,968,562 $6,284,527 $ 4,693,154 $ 765,050 $ 177,940,000
2007 $4,693,280 $ 2,972,291 $6,293,598 $ 4,698,526 $ 766,599 $ 170,310,000
2008 $4,149,940 $ 2,811,030 $6,118,061 $ 4,209,282 $ 767,821 $ 170,200,000
2009 $4,694,211 $ 2,977,909 $6,309,876 $ 4,701,353 $ 769,058 $ 161,485,000
2010 $4,688,957 $ 2,973,939 $6,300,769 $ 4,697,090 $ 767,773 $ 152,440,000
2011 $4,667,239 $ 2,948,775 $6,237,262 $ 4,669,012 $ 758,733 $ 143,160,000
2012 $4,676,487 $ 2,958,686 $6,261,490 $ 4,682,321 $ 761,825 $ 133,440,000
2013 $4,680,768 $ 2,964,455 $6,276,483 $ 4,686,768 $ 764,034 $ 123,100,000
2014 $4,322,174 $ 2,502,568 $5,277,998 $ 4,206,085 $0 $115,045,000
2015 $4,305,891 $ 2,500,054 $5,227,748 $ 4,203,840 $0 $106,690,000
2016 $4,078,738 $ 2,277,005 $4,594,928 $ 3,970,919 $0 $99,060,000
2017 $4,082,042 $ 2,278,317 $4,598,392 $ 3,973,371 $0 $91,040,000
2018 $4,078,867 $ 2,277,292 $4,597,191 $ 3,970,971 $0 $82,655,000
2019 $4,079,626 $ 2,277,340 $4,598,072 $ 3,971,383 $0 $73,850,000
2020 $2,731,842 $ 2,277,595 $4,598,761 $ 3,972,284 $0 $65,705,000
2021 $2,735,024 $ 2,037,986 $3,995,628 $ 3,725,522 $0 $57,170,000
2022 $2,734,901 $ 2,279,421 $4,599,256 $ 3,975,980 $0 $48,260,000
2023 $2,730,584 $ 2,231,223 $4,480,020 $ 3,923,421 $0 $38,955,000
2024 $2,731,941 $819,513 $950,695 $ 2,459,231 $0 $29,235,000
2025 $2,731,077 $819,254 $910,590 $2,458,454 $0 $24,940,000
2026 $2,732,804 $819,772 $911,166 $ 2,460,008 $0 $20,425,000
2027 $2,731,817 $819,476 $910,837 $ 2,459,120 $0 $15,685,000
2028 $2,732,927 $819,809 $911,207 $ 2,460,119 $0 $10,710,000
2029 $2,733,298 $819,920 $911,330 $ 2,460,453 $0 $5,485,000
2030 $2,732,681 $819,735 $911,124 $ 2,459,897 $0 $0
Agenda Item 5.1Page 23 of 1163
7
FLOOD CONTROL BENEFIT ASSESSMENTS
GENERAL PROVISIONS
State law allows the benefit assessments to be based on the proportionate amount of storm water runoff
from each privately-owned parcel of property.
Consistent with this provision, Valley Water’s Board has, with voter approval, established five benefit
assessment land use categories, A through E, for parcels assessed within Valley Water’s five flood control
zones. These benefit assessment land use categories are as follows:
Land Use Category Land Use
A Commercial and industrial
B Apartments, schools, and churches
C Single family residential and small multiples (2-4 units), condominiums, and
townhouses
D Vacant land presently utilized for farming, vineyards, and crops
E Urban: Nonutilized agricultural land, grazing land, salt ponds, undisturbed
vacant land, and parcels used exclusively as well sites located in
urban areas
Rural: Non-utilized agricultural land, grazing land, undisturbed vacant
land and parcels used exclusively as well sites located in rural
areas
The assessment for an individual parcel in a given land use category is computed by multiplying the area
of the parcel in acres by the appropriate assessment rate. If the computed assessment is less than the
minimum assessment amount, the minimum assessment is used.
BENEFIT ASSESSMENT RATES FOR EACH ZONE
Each of the five flood control zones has an individual set of benefit assessment rates to meet respective
debt obligations. These debt obligations, consisting of debt service payments and requirements
associated with debt covenants are shown for all zones for each fiscal year in Table 1. Actual rates will
be determined once annual land use information is received from the County Assessor in July. Historical
rates for fiscal year 2022-23 are shown in Table 2. Expected rates for FY 2023-24 are shown in Table 3.
South Zone’s debt obligation has been paid off and therefore the expected rates are zero.
Agenda Item 5.1Page 24 of 1163
8
FY 2022-23 BENEFIT ASSESSMENT RATES
Table 2 below shows the benefit assessment rates levied in fiscal year 2022-23.
Table 2
FY 2022–23. Assessments by Category and Zone
Land Use Categories
Flood Control Zones
Northwest
Lower
Peninsula)
North
Central
West Valley)
Central
Guadalupe)
East
Coyote)
South
Uvas-Llagas)
A - Commercial, Industrial
Rate ($/Acre) 212.75 102.89 164.70 164.43 0.00
Minimum Assessment (1) 53.19 25.72 41.17 41.11 0.00
B - Apartment, Schools, Churches
Rate ($/Acre) 159.56 77.17 123.52 123.32 0.00
Minimum Assessment (1) 39.89 19.29 30.88 30.83 0.00
C - Single Family Residential, Small Multiples (2-4 units), Condominiums, and Townhouses
Rate ($/Acre) 2) 2) 2) 2) 2)
Minimum Assessment (1) 26.59 12.86 20.59 20.55 0.00
D - Utilized Agriculture
Rate ($/Acre) 1.33 0.64 1.03 1.03 0.00
Minimum Assessment (1) 13.30 6.43 10.29 10.28 0.00
E Urban - Non-utilized Agricultural, grazing Land, Salt Ponds, Well Site in Urban Areas
Rate ($/Acre) 0.40 0.19 0.31 0.31 0.00
Minimum Assessment (1) 3.99 1.93 3.09 3.08 0.00
R Rural - Non-utilized Agricultural, Grazing Land, Well Sites in Rural Areas
Rate ($/Acre) 0.05 0.02 0.04 0.04 0.00
Minimum Assessment (1) 3.99 1.93 3.09 3.08 0.00
1) The minimum assessments shown for Categories A, B, and C apply to parcels 1/4 acre or less in size. Category C parcels
larger than 1/4 acre pay the minimum assessment for the first 1/4 acre and the remaining acreage is assessed at the
Category D rate. For Category D, the minimum assessment applies to parcels less than 10 acres. The minimum
assessment for Group E urban parcels is the amount charged for 10 acres of urban undeveloped land; the minimum
assessment for Group E rural parcels is the same as E urban but applies to parcels of 80 acres or less.
2) Residential land in excess of 1/4 acre is assessed at the D rate.
Agenda Item 5.1Page 25 of 1163
9
EXPECTED FY 2023-24 BENEFIT ASSESSMENT RATES
Table 3 shows the expected benefit assessment rates to be levied in fiscal year 2023-24.
Table 3
Expected FY 2023–24 Assessments by Category and Zone
Land Use Categories
Flood Control Zones
Northwest
Lower
Peninsula)
North
Central
West Valley)
Central
Guadalupe)
East
Coyote)
South
Uvas-Llagas)
A - Commercial, Industrial
Rate ($/Acre) 212.51 37.76 34.88 103.06 0.00
Minimum Assessment (1) 53.13 9.44 8.72 25.77 0.00
B - Apartment, Schools, Churches
Rate ($/Acre) 159.38 28.32 26.16 77.29 0.00
Minimum Assessment (1) 39.84 7.08 6.54 19.32 0.00
C - Single Family Residential, Small Multiples (2-4 units), Condominiums, and Townhouses
Rate ($/Acre) 2) 2) 2) 2) 2)
Minimum Assessment (1) 26.56 4.72 4.36 12.88 0.00
D - Utilized Agriculture
Rate ($/Acre) 1.33 0.23 0.22 0.65 0.00
Minimum Assessment (1) 13.28 2.36 2.18 6.44 0.00
E Urban - Non-utilized Agricultural, grazing Land, Salt Ponds, Well Site in Urban Areas
Rate ($/Acre) 0.40 0.07 0.07 0.19 0.00
Minimum Assessment (1) 3.99 0.71 0.65 1.93 0.00
E Rural - Non-utilized Agricultural, Grazing Land, Well Sites in Rural Areas
Rate ($/Acre) 0.05 0.01 0.01 0.03 0.00
Minimum Assessment (1) 3.99 0.71 0.65 1.93 0.00
1) The minimum assessments shown for Categories A, B, and C apply to parcels 1/4 acre or less in size. Category C parcels
larger than 1/4 acre pay the minimum assessment for the first 1/4 acre and the remaining acreage is assessed at the
Category D rate. For Category D, the minimum assessment applies to parcels less than 10 acres. The minimum
assessment for Group E urban parcels is the amount charged for 10 acres of urban undeveloped land; the minimum
assessment for Group E rural parcels is the same as E urban but applies to parcels of 80 acres or less.
2) Residential land in excess of 1/4 acre is assessed at the D rate.
Agenda Item 5.1Page 26 of 1163
10
PROJECTED BENEFIT ASSESSMENT RATES
A graph of projected benefit assessment rates assuming the same parcels with the same land use and
areas as existed in FY 2022-2023 is shown below. This graph indicates how the rates will decrease over
time as various series of Certificates of Participation are retired.
0
10
20
30
40
50
60
Single Family RateBenefit Assessment
Rate Projection based on '22/'23 parcels, land
use &
areas Northwest
North
Central
Central
East South Note: Actual rates will likely be lower as parcels are developed in
the future Agenda ItemPage 27 of 1163
11
ASSESSMENT ROLLS AND COLLECTION
The Benefit Assessment Act of 1982 provides that benefit assessments may be levied and collected
by the County Tax Collector at the same time and in the same manner as the general tax levy.
Following adoption of the benefit assessment resolution for 2023-24 and subsequent years, Valley
Water will prepare a separate assessment roll identifying each parcel of land subject to flood control
benefit assessment for each flood control zone. For each parcel, the roll will list the assessor parcel
number, owner’s name, County land use code, Valley Water land use category, flood control zone,
acreage and flood control benefit assessment based on the annual revenue requirement. This
information will be available for review at Valley Water through the Clerk of the Board. Extractions
from the benefit assessment roll showing parcel number and assessment amount will be forwarded
to the County Tax Collector in early August to facilitate County collection of the flood control benefit
assessments on the annual property tax bills.
Agenda Item 5.1Page 28 of 1163
Page 1 of 6
City of Gilroy
City Council Regular Meeting Minutes
Monday, April 17, 2023 | 6:00 PM
1. OPENING
1.1. Call to Order
The Meeting was called to order by Mayor Blankley at 6:00 p.m.
1.2. Pledge of Allegiance
Council Member Tovar led the Pledge of Allegiance.
1.3. Invocation
There were none.
1.4. City Clerk's Report on Posting the Agenda
Deputy City Clerk Ruiz reported on the Posting of the Agenda.
1.5. Roll Call
Attendance Attendee Name
Present Rebeca Armendariz, Council Member
Dion Bracco, Mayor Pro Tempore
Tom Cline, Council Member
Zach Hilton, Council Member
Carol Marques, Council Member
Fred Tovar, Council Member
Marie Blankley, Mayor
Absent None
1.6. Orders of the Day
There were none.
1.7. Employee Introductions
Police Chief Espinoza introduced Savannah Hartman, Public Safety
Communicator.
2. CEREMONIAL ITEMS - Proclamations and Awards
There were none.
3. PRESENTATIONS TO THE COUNCIL
3.1. PUBLIC COMMENT BY MEMBERS OF THE PUBLIC ON ITEMS NOT ON THE
AGENDA BUT WITHIN THE SUBJECT MATTER JURISDICTION OF THE CITY
COUNCIL
Mayor Blankley opened Public Comment.
The following members spoke on items that were not on the agenda:
Agenda Item 7.1Page 29 of 1163
April 17, 2023 | 6:00 PM Page 2 of 6 City Council
Regular Meeting Minutes
Ron Kirkish informed the Council of the latest electricity rates proposal on
income-based utility billing and the banned on gas appliances in new
construction.
James Pearson praised several staff departments’ efficiency,
thoroughness, and permit approval process.
There being no further speakers, Mayor Blankley closed Public Comment.
4. REPORTS OF COUNCIL MEMBERS
Council Member Bracco had nothing to report.
Council Member Armendariz had nothing to report.
Council Member Marques had nothing to report.
Council Member Hilton reported on Silicon Valley Clean Energy Authority JPA Board and
announced that Bike to Wherever Day would be on Thursday, May 18th, at Christmas Hill
Park.
Council Member Cline reported that the Gilroy Garlic Festival Association hosted a
fundraiser on April 15th, selling over 400 loaves of garlic bread at the Veterans Hall and
presenting a check of $5,000 to the Veteran's Hall to help towards their kitchen remodel.
Council Member Tovar reported on last week's Downtown Cleanup and thanked GDBA,
Gilroy Rotary, and Community Members who assisted. Mayor Blakley and Council Member
Tovar had the honor of presenting a proclamation to Kat Dyson during the Poppy Jasper
International Film Festival.
Mayor Blankley reported on VTA's April 6th Meeting resolutions of the necessity to continue
to acquire below underground rights from Berryessa to Santa Clara for Bart and the need
to convert a warehouse for a temporary parking garage. SCRWA held a meeting on April
5th, and an $86 million expansion increased capacity by 30% from 8 to 11 million gallons,
equating to a per day population of 8,000 people. Mayor met and will continue to meet
monthly with Dr. Avila from Gavilan College to bring those resources into town.
5. COUNCIL CORRESPONDENCE
5.1. Adoption of Proposed Budget for Fiscal Year 2023 & Notice of June 7, 2023
LAFCO Public Hearing
Council acknowledged the item.
6. FUTURE COUNCIL INITIATED AGENDA ITEMS
There were none.
Agenda Item 7.1Page 30 of 1163
April 17, 2023 | 6:00 PM Page 3 of 6 City Council
Regular Meeting Minutes
7. CONSENT CALENDAR
Mayor Blankley opened Public Comment. There being no speakers, Mayor Blankley
closed Public Comment.
Motion:
Approve the Consent Calendar
RESULT: Pass
MOVER: Dion Bracco, Mayor Pro Tempore
SECONDER: Rebeca Armendariz, Council Member
AYES: Council Member Armendariz, Mayor Pro Tempore Bracco, Council
Member Cline, Council Member Hilton, Council Member Marques,
Council Member Tovar, Mayor Blankley
7.1. Approval of the Action Minutes of the April 3, 2023 City Council Regular
Meeting
A motion was made to approve the minutes.
7.2. Memorandum of Understanding Among Local Public Agencies in Santa
Clara County for Food Recovery Program Costs
A motion was made to approve the Memorandum of Understanding Among Local
Public Agencies in Santa Clara County for Food Recovery Program costs.
7.3. Resolution to Accept FEMA Funding for COVID-19 Vaccinator Overtime
Reimbursement
A motion was made to adopt the resolution.
Enactment No.: Resolution No. 2023-21
8. BIDS AND PROPOSALS
There were none.
9. PUBLIC HEARINGS
9.1. Public Hearing to Establish a List of Properties Subject to the Weed
Abatement Program and Adoption of a Resolution Authorizing the Fire Chief
to Abate the Nuisance Arising Out of Weeds Growing and Refuse
Accumulating Upon Property in the City of Gilroy Pursuant to Section 12.51
of the Gilroy Code
Fire Chief Wyatt provided staff presentation and responded to Council Member
questions.
Mayor Blankley opened Public Hearing at 6:20 p.m. There being no speakers,
Mayor Blankley closed Public Hearing at 6:20 p.m.
Agenda Item 7.1Page 31 of 1163
April 17, 2023 | 6:00 PM Page 4 of 6 City Council
Regular Meeting Minutes
Motion:
Adopt a Resolution of the City Council of the City of Gilroy authorizing the Fire
Chief to abate the nuisance arising out of weeds growing and refuse
accumulating upon property in the City of Gilroy, pursuant to Section 12.51 of the
Gilroy City Code.
RESULT: Pass
MOVER: Dion Bracco, Mayor Pro Tempore
SECONDER: Carol Marques, Council Member
AYES: Council Member Armendariz, Mayor Pro Tempore Bracco,
Council Member Cline, Council Member Hilton, Council Member
Marques, Council Member Tovar, Mayor Blankley
Enactment No.: Resolution No. 2023-22
10. UNFINISHED BUSINESS
10.1. Approval of the Santa Teresa Interim Fire Station Alternate Location at
Christmas Hill Park
Fire Chief Wyatt provided staff presentation and responded to Council Member
questions.
Mayor Blankley opened Public Comment. There being no speakers, Mayor
Blankley closed the Public Comment.
Council approved the alternate location of Santa Teresa Interim Fire Station which
is proposed to be located on the ranch side of Christmas Hill Park in the Santa
Teresa Fire Response District.
Motion:
Approve the alternate location of the Santa Teresa Interim Fire Station which is
proposed to be located on the ranch side of Christmas Hill Park in the Santa
Teresa Fire Response District.
RESULT: Pass
MOVER: Fred Tovar, Council Member
SECONDER: Carol Marques, Council Member
AYES: Council Member Armendariz, Mayor Pro Tempore Bracco,
Council Member Cline, Council Member Hilton, Council Member
Marques, Council Member Tovar, Mayor Blankley
11. INTRODUCTION OF NEW BUSINESS
11.1. Authorize the City Administrator to Enter into a Sole Source Purchasing
Agreement with Lenco Industries for the Replacement of a Public Safety
Rescue Vehicle for $360,497
Captain Luke Powell provided staff presentation and responded to Council
Members questions.
Mayor Blankley opened Public Comment.
Ron Kirkish spoke in favor of adopting the resolution.
Agenda Item 7.1Page 32 of 1163
April 17, 2023 | 6:00 PM Page 5 of 6 City Council
Regular Meeting Minutes
There being no further public speakers, Mayor Blankley closed Public Comment.
Motion:
Authorize the City Administrator to enter into a sole source purchasing agreement
with Lenco Industries for purchase of a Public Safety Rescue Vehicle for $360,497
and adopt a resolution of the City Council of the City of Gilroy approving Fiscal
Year 2023 budget amendment for $150,000 in the Federal Asset Seizure Fund
towards the purchase of the Rescue Vehicle.
RESULT: Pass
MOVER: Fred Tovar, Council Member
SECONDER: Dion Bracco, Mayor Pro Tempore
AYES: Council Member Armendariz, Mayor Pro Tempore Bracco,
Council Member Cline, Council Member Hilton, Council Member
Marques, Council Member Tovar, Mayor Blankley
Enactment No.: Resolution No. 2023-23
11.2. Receive Report and Provide Direction on Mobile Vending and Sidewalk
Vending Rules and Requirements
Special Assistant to City Administration Biggs provided staff presentation and
responded to Council Member questions.
Mayor Blankley opened Public Comment.
The following members spoke in favor of establishing Mobile Vending and
Sidewalk Rules and Requirements:
Jeff Orth
Ana Quintero
Rosario Guizar
Terence Fugazzi
David Leal
Micaela Rodriguez
Ricardo Ramos
Yarim Corchado
Jazmin Carbajal
Elizabeth Carbajal
There being no further speakers, Mayor Blankley closed Public Comment.
Council provided direction to Staff.
11.3. Formation of the Downtown Committee
City Administrator Forbis provided staff presentation and responded to Council
Member questions.
Mayor Blankley opened Public Comment. There being no speakers, Mayor
Blankley closed Public Comment.
Council accepted the report and determined the following decision points be
modified on the proposed resolution:
Agenda Item 7.1Page 33 of 1163
April 17, 2023 | 6:00 PM Page 6 of 6 City Council
Regular Meeting Minutes
1) Membership has been identified as Council Member Armendariz, Bracco,
Marques, Tovar, and Mayor Blankley. Each Council Member will appoint
two (2) voting members from the boundary of 1st to Monterey and
Eigleberry to Railroad and must be a resident, business owner, or property
owner within the specified area. A vote must have at least three (3) Council
Members for the item to pass, and a quorum of eight (8) must be present
for a meeting to be held.
2) All meetings will be held at City Hall inside Council Chambers on the
second Tuesday of each month at 8:00 a.m., with the first meeting starting
in May 2023. Meetings will be held monthly for the first few months and
may decrease the frequency to once every two months or quarterly at the
determination of the Committee.
3) At the first meeting, the Committee will reassign the priority of remaining
recommendations and how to define progress on those tasks; then, the
Committee may pursue additional recommendations or work.
4) Council Member Marques has been appointed Committee Chair, and
Council Member Tovar as Committee Vice Chair.
12. CITY ADMINISTRATOR'S REPORTS
City Administrator Forbis provided a brief report and responded to Council Member
questions.
13. CITY ATTORNEY'S REPORTS
There were none.
14. ADJOURNMENT
Mayor Blankley adjourned the meeting at 9:16 p.m.
I HEREBY CERTIFY that the foregoing minutes were duly and regularly adopted at a regular
meeting of the City Council of the City of Gilroy.
s/Thai Nam Pham, CMC, CPMC
City Clerk
Agenda Item 7.1Page 34 of 1163
Page 1 of 2
City of Gilroy
STAFF REPORT
Agenda Item Title:Approve an Amendment to the Agreement with SDI
Presence for Information Technology (IT) Consulting
and Project Support Services
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Finance
Submitted By:Harjot Sangha, Finance Director
Prepared By:Harjot Sangha, Finance Director
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
Approve and authorize the City Administrator to execute an amendment to the
agreement with SDI Presence for IT consulting and project services for a not to exceed
the amount of $189,000, a total increase of $90,000 over the current contract amount.
EXECUTIVE SUMMARY
In December 2022, the City entered into an agreement with SDI Presence to provide IT
consulting and project-based support services for an interim period while the City
conducted the recruitment process to fill the vacant IT Manager position. Staff is
bringing forward an amendment to the agreement to provide continuity of services
through the end of the fiscal year when the recruitment process is anticipated to be
complete.
ANALYSIS
In December 2022, the City entered into an agreement with SDI Presence to provide IT
consulting and project-based support services for an interim period while the City
conducted the recruitment process to fill the vacant IT Manager position. The original
agreement anticipated the services for approximately 12 weeks. The recruitment is in
process with a candidate in the background. Pending successful clearance and
Agenda Item 7.2Page 35 of 1163
Approve an Amendment to the Agreement with SDI Presence, LLC, for Information Technology
IT) Consulting and Project Services
City of Gilroy City Council Page 2 of 2 May 1, 2023
acceptance of the final offer, staff anticipates the new IT Manager to be onboard by
June. As such, staff is recommending amending the agreement with SDI to provide
continuity of the interim IT consulting and project-based support services through the
end of the current fiscal year.
ALTERNATIVES
Council could elect not to approve the amendment to the agreement. This is not
recommended, as the division has critical IT projects requiring technical expertise,
oversight, and day-to-day operational support.
FISCAL IMPACT/FUNDING SOURCE
Staff recommends adding an additional $90,000 for a total not-to-exceed amount of
189,000. The contract is funded by the Information Services Fund (620). No additional
appropriations are required at this time, as there are projected savings to fund the
agreement adequately.
Attachments:
1. First Amendment to SDI Presence IT Consulting and Project Services
2. Agreement - SDI Presence, LLC - IT Consulting and Project Services
Agenda Item 7.2Page 36 of 1163
1- 4845-8215-5540v1
MDOLINGER\04706083
FIRST AMENDMENT TO THE AGREEMENT FOR SERVICES
WHEREAS, the City of Gilroy, a municipal corporation (“City”), and SDI Presence LLC
entered into that certain agreement entitled Agreement for Services, effective on December 6, 2022,
hereinafter referred to as “Original Agreement”; and
WHEREAS, City and SDI Presence LLC have determined it is in their mutual interest to
amend certain terms of the Original Agreement.
NOW, THEREFORE, FOR VALUABLE CONSIDERATION, THE PARTIES AGREE AS
FOLLOWS:
1. Article 4, Section A (Consideration) of the Original Agreement shall be amended to read as
follows:
In consideration for the services to be performed by CONSULTANT, CITY agrees to pay
CONSULTANT the amounts set for in Exhibit “D” (“Payment Schedule”). In no event
however shall the total compensation paid to CONTRACTOR exceed $189,000.00.
2. Except as expressly modified herein, all of the provisions of the Original Agreement shall
remain in full force and effect. In the case of any inconsistencies between the Original Agreement and
this Amendment, the terms of this Amendment shall control.
3. This Amendment may be executed in counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties have caused this Amendment to be executed as of the
dates set forth besides their signatures below.
CITY OF GILROY
By: By:
signature] [signature]
Jimmy Forbis Sharee Wolff
employee name] [name]
City Administrator Chief Financial Officer
title/department] [title]
Date: Date:
Approved as to Form ATTEST:
City Attorney City Clerk
DocuSign Envelope ID: D698157E-2189-4940-A07D-DCBA4FE2B53C
4/20/2023
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Page 1 of 1
City of Gilroy
STAFF REPORT
Agenda Item Title:Claim of Timothy Carthen (The City Administrator
recommends a "yes" vote under the Consent
Calendar shall constitute denial of the claim)
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Administrative Services
Submitted By:LeeAnn McPhillips, Assistant City Administrator /
Administrative Services and Human Resources Director /
Risk Manager
Prepared By:LeeAnn McPhillips, Assistant City Administrator /
Administrative Services and Human Resources Director /
Risk Manager
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
Based on the recommendation from Municipal Pooling Authority (MPA) and/or legal
counsel, this claim is recommended for rejection.
EXECUTIVE SUMMARY
Based on the recommendation from Municipal Pooling Authority (MPA) and/or legal
counsel, the following claim is submitted to the City Council for rejection at the May 1,
2023 meeting:
Claim of Timothy Carthen
Attachments:
1. Claim of Timothy Carthen
Agenda Item 7.3Page 54 of 1163
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Page 1 of 3
City of Gilroy
STAFF REPORT
Agenda Item Title:Award the Purchase of a Type III Fire Engine in the
amount of $415,672.91 Utilizing Cal Fire Tag-On
Contract No. 1-22-23-21B
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Administrative Services
Submitted By:LeeAnn McPhillips, Assistant City Administrator /
Administrative Services and Human Resources Director /
Risk Manager
Prepared By:LeeAnn McPhillips, Assistant City Administrator /
Administrative Services and Human Resources Director /
Risk Manager
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
1. Award the purchase of a Type III Fire Engine in the amount of $415,672.91
utilizing Cal Fire Tag-On Contract No. 1-22-23-21B.
2. Authorize the City Administrator to execute the purchase contract documents.
EXECUTIVE SUMMARY
The FY 23 budget includes the purchase of a Type III Fire Engine. Staff recommends
the purchase be completed via a Cal Fire tag-on bid available to the City of Gilroy per
State of California Contract No. 1-22-23-21B in the amount of $415,672.91.
BACKGROUND
The FY 23 budget includes the purchase of a Type III Fire Engine for the Gilroy Fire
Department. When the budget was prepared in 2021, the plan was to obtain this
apparatus by financing the purchase over five years. However, interest rates this year
have not been as favorable as in past years, making this option less attractive.
Agenda Item 8.1Page 57 of 1163
Award the Purchase of a Type III Fire Engine in the amount of $415,673 Utilizing Cal Fire Tag-On
Contract No. 1-22-23-21B
City of Gilroy City Council Page 2 of 3 May 1, 20231
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Currently, interest rates for this type of purchase are approximately 5.5%. Given the
overall cost of the vehicle and available funds in the FY 23 budget, staff is
recommending purchasing the vehicle without financing.
A Type III engine provides several benefits for wildland firefighting operations. This
vehicle has 4x4 off-road capabilities and can access areas that a Type I engine cannot.
The Type III engine has mobile attack capabilities (the vehicle can be driven and
extinguish fire simultaneously), thus saving critical time and preventing rapid fire spread.
In addition, Type III meets the NFPA Standards for Structural Firefighting, so it can be
safely and effectively used as a reserve engine if all Type I engines are out of service.
Further, the Type III engine will provide the Gilroy Fire Department with the necessary
apparatus to quickly and effectively access the wildland-urban interface areas that
surround Gilroy. The apparatus can also be used during the rainy season to access
areas that are subject to flooding or narrow dirt roads that are inaccessible in a Type I
engine.
Golden State Fire Apparatus has provided the attached proposal for the Type III Engine.
The vehicle will be built by Boise Mechanical Equipment (BME) Fire Trucks per the
specifications noted in the attached proposal. The Type III is a 4x4 International Model
34 Fire Engine. Cal Fire has purchased a large quantity of these fire engines from this
bid with good success. In addition, other agencies have successfully used the tag-on
bid process to obtain this fire apparatus for their respective agencies due to the
reputation of BME products and the competitive pricing. Tag-on bids have been
completed by: the City of Seaside, Central Fire District of Santa Cruz County, North
Monterey County Fire, Mariposa County Fire, Woodlake Fire District, and more.
The specifications have been reviewed by the Gilroy Fire Department to ensure that the
specifications included in the proposal will meet the long-term needs of the Gilroy Fire
Department. Staff recommends moving forward with the purchase. Once approved,
building the Type III Fire Engine will take about 12-18 months.
This Type III fire engine will replace a current 1999 International 4x4 Type III Fire
Engine that has reached/exceeded the end of its front-line use after twenty-four years of
service. Best practices dictate keeping equipment in a front-line status for approximately
fifteen years and then moving the apparatus to reserve status. The new Type III will
provide modern equipment, safety, and reliability needed for wildland fire response.
With the new engine procurement, the current Type III will move to reserve status once
the new engine is delivered and placed into service.
ALTERNATIVES
The alternative would be to do a direct public bid process; however, staff does not
recommend this alternative given that the tag-on process is more efficient, secures
competitive pricing, and the BME 4x4 International Model 34 Fire Engine meets the
needs of the Gilroy Fire Department and has a good track record as communicated by
Cal Fire.
Agenda Item 8.1Page 58 of 1163
Award the Purchase of a Type III Fire Engine in the amount of $415,673 Utilizing Cal Fire Tag-On
Contract No. 1-22-23-21B
City of Gilroy City Council Page 3 of 3 May 1, 20231
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FISCAL IMPACT/FUNDING SOURCE
Fund 600 (Fleet Fund) has the resources and budget appropriations necessary for this
procurement. If approved, a purchase order for $415,672.91 will place the order, and
funds will be paid out at the time of delivery.
NEXT STEPS
Upon Council approval, the Product Proposal document will be signed, and a purchase
order will be prepared to finalize the purchase and start the build. Fire and Fleet
personnel will monitor the construction of the Type III Fire Engine through delivery.
Attachments:
1. Golden State Fire Apparatus, BME Fire Trucks, LLC, 4x4 International Model 34 Fire
Engine Proposal and Specifications Package (CalFire Tag-On per State Contract
No. 1-22-23-21B)
Agenda Item 8.1Page 59 of 1163
PREPARED ESPECIALLY FOR:
GILROY FIRE DEPARTMENT
One (1) BME Fire Trucks, LLC. 4X4 International Model 34 Fire Engine
CAL FIRE Tag-On per State Contract No. 1-22-23-21B)
Agenda Item 8.1Page 60 of 1163
Product Proposal
Standard Terms and Conditions (Exhibit A)
Product Specifications (Exhibit B)
Product Warranties (Exhibit C)
Dealer Supplied Products and/or Services (Exhibit D)
TABLE OF CONTENTS
1
2
3
4
5
JROGHQVWDWHUH FRP
Agenda Item 8.1Page 61 of 1163
JROGHQVWDWHUH FRP
PRODUCTPROPOSAL1
Agenda Item 8.1Page 62 of 1163
goldenstatefire.com
7400 Reese Road, Sacramento, CA 95828 | 916.330.1638
PRODUCT PROPOSAL FOR:
Gilroy Fire Department
7070 Chestnut Street
Gilroy, CA 95020
Sales Consultant
Dewayne Young
dyoung@goldenstatefire.com
Mobile: (209) 777-0650
Golden State Fire Apparatus, Inc. (“GSFA”) is pleased to provide this proposal for the fire apparatus(es) and equipment
identified below (the "Product”) to GILROY FIRE DEPARTMENT (“Customer”) for consideration. This proposal (this
Product Proposal”) includes the following exhibits attached hereto: the Standard Terms and Conditions attached as
Exhibit A (the “Terms and Conditions”); the Product Specifications attached as Exhibit B (the “Specifications”); the
Product Warranties attached as Exhibit C; and the Dealer Supplied Products and/or Services attached as Exhibit D (the
Dealer Supplied Products/Services List”) (all of the foregoing, collectively, the “Agreement”). Through its signature
below or other Acceptance (as defined on page 2), Customer acknowledges having received and read, and agrees to be
bound by, the Agreement. The Agreement shall be effective as of the latest date appearing the signature blocks below
the “Executed Date”).
PAYMENT TERMS – Customer shall pay the total purchase price set forth directly above (the “Grand Total Purchase
Price”) (as such amount may be adjusted by Change Order in accordance with the Terms and Conditions) to GSFA at the
time of GSFA’s delivery of the applicable Product to Customer’s address listed above (or Customer’s pick up of such
Product at GSFA’s facilities, if approved by GSFA). GSFA shall have no obligation to deliver or permit pick up of the
Product if Customer does not have full payment ready when the Product is complete and ready to deliver or pick up, as
applicable.
MANUFACTURER – Customer acknowledges that GSFA is not an agent of the Product manufacturer identified above
Manufacturer”) and is not capable of binding Manufacturer. Within five (5) business days of the Executed Date, GSFA
shall submit an order form to Manufacturer for the Product. GSFA’s further performance under the Agreement is
contingent upon Manufacturer’s acceptance of such order form at the price and on the terms GSFA believed to be
available when submitting this Product Proposal to Customer. If Manufacturer rejects such order as submitted or fails to
respond to GSFA within a reasonable amount of time, GSFA shall notify Customer in writing, and unless GSFA and
Customer otherwise agree in writing the Agreement shall then terminate and have no further force or effect.
SUBMITTED DATE EXPIRATION DATE GSFA PROPOSAL # MANUFACTURER BID MANUFACTURER CONSORTIUM
04/07/2023 05/22/23 20407-23B 10026-0006 BME Fire Trucks,
LLC. NONE
ITEM PRODUCT DESCRIPTION UNIT PRICE
A One (1) BME Fire Trucks, LLC. 4X4 International Model 34 Engine (CAL FIRE Tag-On per
State Contract No. 1-22-23-21B) 380,904.84
B 9.75% State Sales Tax 34,757.57
C California Tire Fee 10.50
D GRAND TOTAL PURCHASE PRICE 415,672.91
Agenda Item 8.1Page 63 of 1163
goldenstatefire.com
7400 Reese Road, Sacramento, CA 95828 | 916.330.1638
PRODUCT COMPLETION – The Product shall be ready for final inspection by Customer at the manufacturing facility
within approximately 12 to 18 MONTHS AFTER RECEIPT OF CHASSIS AT THE BME FIRE TRUCKS, LLC FACTORY after
the Executed Date. The foregoing estimate is provided as a good faith approximation as of the date of submission of this
Product Proposal, and is subject to the Terms and Conditions.
PREDELIVERY SERVICE – If applicable, after transportation from the manufacturing facility and prior to final delivery or
pick up, the Product shall receive those additional Products and/or services identified on the Dealer Supplied
Products/Services List. It is estimated that such service will add approximately 0.5 to 1 MONTH(S) to the above Product
completion estimate. The foregoing estimate is provided as a good faith approximation as of the date of submission of this
Product Proposal, and is subject to the Terms and Conditions.
PROPOSAL EXPIRATION – This Product Proposal supersedes any previous proposal(s) presented to Customer by GSFA
and its employees and may be accepted by Customer on or before the Expiration Date identified above. Unless accepted
by the Expiration Date, GSFA reserves the right to withdraw this Product Proposal or to alter its terms (including by
providing updated Product pricing) prior to an order being accepted.
PURCHASE ORDER – If the Customer elects to issue a Purchase Order (PO) it shall be made out to: Golden State Fire
Apparatus, Inc. – 7400 Reese Road – Sacramento, CA 95828.
ACCEPTANCE – ACCEPTANCE OF THIS PROPOSAL CREATES AN ENFORCEABLE BINDING AGREEMENT BETWEEN
GSFA AND CUSTOMER. “ACCEPTANCE” MEANS THAT THE CUSTOMER DELIVERS TO GSFA: (A) A SIGNED COPY OF
THIS PRODUCT PROPOSAL, OR (B) A SIGNED COPY OF A PURCHASE ORDER INCORPORATING THE AGREEMENT IN
ITS ENTIRETY. ANY ADDITIONAL OR DIFFERENT TERMS, WHETHER CONTAINED IN CUSTOMER’S FORMS OR
OTHERWISE PRESENTED BY CUSTOMER AT ANY TIME, ARE HEREBY REJECTED AND OF NO EFFECT UNLESS
APPROVED IN WRITING SIGNED BY GSFA.
COUNTERPARTS - This Product Proposal may be executed in multiple counterparts, each of which shall be deemed an
original (including copies sent to a party by electronic transmission) as against the party signing such counterpart, but
which together shall constitute one and the same instrument. A signed copy of this Product Proposal delivered by
facsimile, email or other means of electronic transmission will be deemed to have the same legal effect as delivery of an
original signed copy of this Product Proposal. If this Product Proposal is returned to GSFA with the signature of
Customer’s authorized representative but without an attestation or co-signers signature, then absent Customer’s written
notice to the contrary, GSFA shall be entitled to rely on such single signature as sufficient evidence of the signatory’s
authority to execute the Agreement and bind Customer thereby.
Signature Page Follows]
Agenda Item 8.1Page 64 of 1163
goldenstatefire.com
7400 Reese Road, Sacramento, CA 95828 | 916.330.1638
INTENDING TO CREATE A BINDING AGREEMENT, Customer and GSFA have each caused this Product Proposal to be
executed by their duly authorized representatives effective as of the Executed Date.
ACCEPTED AND AGREED TO BY CUSTOMER
AUTHORIZED CUSTOMER REPRESENTATIVE:
Signature
Print Name
Title
Date
ACCEPTED AND AGREED TO BY GSFA
AUTHORIZED GSFA REPRESENTATIVE:
Signature
Print Name
Title
Date
Agenda Item 8.1Page 65 of 1163
JROGHQVWDWHUH FRP
STANDARDTERMSANDCONDITIONS
Exhibit “A”
2
Agenda Item 8.1Page 66 of 1163
1
STANDARD TERMS AND CONDITIONS
1. Definitions.
a. “Agreement” has the meaning given in the Product Proposal.
b. “Customer” means the customer identified in the Product Proposal.
c. “Dealer Preparation,” if applicable, means additional product(s) and/or services added by GSFA after
Manufacturer’s completion of the Product and prior to delivery, in accordance with the Dealer Supplied
Products/Services List.
d. “Dealer Supplied Products/Services List” means the Dealer Supplied Products and/or Services List attached
to the Product Proposal as Exhibit D, which reflects all Dealer Preparation under the Agreement absent a
valid Change Order.
e. “Grand Total Purchase Price” means the total purchase price for the Product identified in the Product
Proposal (subject to any adjustments required or permitted by these Terms and Conditions, including by
the execution of a valid Change Order).
f. “GSFA” means Golden State Fire Apparatus, Inc., a California corporation.
g. “Manufacturer” means the person or persons, company, firm, corporation, partnership, or other
organization identified in the Product Proposal as responsible for manufacturing the Product.
h. “Party” or “Parties” means GSFA and/or Customer, as applicable.
i. “Prepayment Discount” means a discount to the purchase price for the Product granted to Customer in
connection with Customer’s advance payment of the Grand Total Purchase Price (or portion thereof, as
specified in the Product Proposal).
j. “Product” means the fire apparatus(es) and any associated equipment listed in the Product Proposal and
further described in the Specifications.
k. “Product Proposal” means the GSFA proposal executed by Customer to which these Terms and Conditions
are attached.
l. “Product Warranties” means the Manufacturer warranties for the Product attached to the Product
Proposal as Exhibit C.
m. “Specifications” means the specifications for the Product attached to the Product Proposal as Exhibit B.
n. “Terms and Conditions” means these Standard Terms and Conditions, which are attached to the Product
Proposal as Exhibit A.
2. Purchase and Payment.
a. Purchase. Customer agrees to purchase the Product at the Grand Total Purchase Price (as such amount
may be adjusted in accordance with these Terms and Conditions), pursuant to the payment terms set forth in the
Product Proposal. The Grand Total Purchase Price is payable in U.S. dollars.
b. Contingency Reserve Fund. The Grand Total Purchase Price may include an amount to be set aside for
the purpose of funding any future costs or financial obligations incurred by Customer under the Product Proposal or
any valid Change Order (the “Contingency Reserve Fund”). If applicable, the amount of any required Contingency
Reserve Fund will be set forth in either the Product Proposal or Exhibit D. The Contingency Reserve Fund may be
withdrawn against by Customer or GSFA for the purpose of satisfying Customer’s payment obligations under the
initial Product Proposal or any valid Change Order (including, without limitation, a Change Order submitted by GSFA
pursuant to Section 8.b). If a Contingency Reserve Fund is required under the Agreement, the amount of such fund
is not intended as an estimate of the actual additional costs of contingencies, Change Orders, unforeseen items or
other required work that may be incurred under the Agreement after submission of the Product Proposal to
Customer, which amounts Customer acknowledges may exceed the Contingency Reserve Fund amount. The balance
of any Contingency Reserve Fund will be credited against Customer’s payment obligations, or otherwise returned to
Customer within thirty (30) calendar days of delivery of all Products under the Agreement (provided that Customer
has paid all amounts owed under the Agreement as of such date).
Agenda Item 8.1Page 67 of 1163
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c. Prepayment Discount. If GSFA has granted Customer a Prepayment Discount, Customer must provide
each associated prepayment (each, a “Prepayment”) within the time frame specified in the Product Proposal in
order to receive such discount. Customer’s failure to timely make such Prepayment may result in: (i) GSFA’s
termination of the Agreement; and/or (ii) Customer’s loss of the Prepayment Discount for the portion of the Grand
Total Purchase Price represented by such outstanding Prepayment and the application of a late fee as set forth in
Section 6, in each case in GSFA’s sole discretion.
d. State Sales Tax. Customer shall be responsible for the cost of state sales tax associated with, or
attributable to, the Product. The taxes stated in the Product Proposal are subject to adjustment for the applicable
state sales tax rate in effect at the time of delivery. Therefore, the sales tax set forth on the Product Proposal is only
an estimate of such taxes and will be increased or decreased at the time of delivery if a change in the applicable
sales tax rate has occurred, in which case Customer shall pay GSFA (or be refunded by GSFA) the difference in the
applicable sales tax.
3. Product Completion Date. Within thirty (30) calendar days of the date on which the last required signatory
executes the Product Proposal (such date, the “Executed Date”), GSFA shall submit to Customer a tentative Product
completion date (which may differ from the Product completion estimate contained in the Product Proposal). Due
to global supply chain constraints, any Product completion date contained herein, or in the Product Proposal, or
otherwise provided to Customer, is a good faith estimate only as of the date provided to Customer, and merely an
approximation based on current information available to GSFA and Manufacturer. Customer shall not be entitled to
rely on any such estimate, and GSFA shall have no liability to Customer for a failure by GSFA or Manufacturer to
meet any such estimate. All Product completion estimates are subject to modification and, if applicable, GSFA will
provide updates to such estimates to Customer when available.
4. Stock / Demo Units. Notwithstanding any other provision contained in the Agreement (including Section 12 hereof
concerning warranties), any Products constituting stock/demo unit(s) are sold to Customer on an as-is, first-come
and first served-basis and GSFA makes no further representation or warranty to any customer with respect to such
unit(s). Regardless of the terms of the Product Proposal, GSFA shall only be obligated to sell such stock/demo unit(s)
to the first customer to enter into a purchase agreement with GSFA identifying such unit(s), and after the execution
by GSFA of such agreement any subsequent purchase agreement (including the Agreement, as applicable) shall have
no further force or effect with respect to such unit(s).
5. Multiple Unit Purchase. If the Grand Total Purchase Price includes pricing for multiple Products, the Product price
stated in the Product Proposal shall only be valid if the quantity of Products being proposed are purchased at the
same time, pursuant to the same Agreement. GSFA shall have no obligation to offer the same price for any Product
if purchased by Customer pursuant to a later purchase agreement.
6. Late Fee; Storage Fee. A late fee equal to 0.033% of the outstanding portion of the Grand Total Purchase Price will
be charged per calendar day for overdue payments beginning ten (10) calendar days after the payment is due and
continuing for the first thirty (30) calendar days thereafter. After such thirty (30) calendar day period, the late fee
shall increase to 0.044% per calendar day until payment of the outstanding portion of the Grand Total Purchase Price
is received. If Customer is unable to satisfy the delivery requirements hereunder or is unwilling to take delivery of
the Product, then GSFA shall be entitled to a storage charge running from the earlier of: (i) the date of delivery
agreed to between GSFA and Customer (provided GSFA is willing and able to deliver the Product on such date), or
ii) twenty-one (21) calendar days after GSFA notifies Customer that the Product is available for delivery. The storage
charge is equal to: (i) $175.00 per calendar day per apparatus stored, or (ii) the actual charges incurred by GSFA with
a third party for storage of the Product, whichever is greater. Such storage charge shall continue until the actual
time of delivery and Customer’s possession of the Product, and any such storage by GSFA or such third party shall
be at the sole risk of Customer.
Agenda Item 8.1Page 68 of 1163
3
7. Delivery; Inspection and Acceptance.
a. Delivery. Subject to Section 5 hereof, the Product is scheduled to be delivered to the location and within
the time period specified in the Product Proposal. Such delivery date is an estimate, and GSFA is, notwithstanding
this Section 7.a, not bound to such date unless it otherwise agrees in a separate writing to complete delivery by a
date certain. For the avoidance of doubt, GSFA is not responsible for delivery delays caused by or because of actions,
omissions or conduct of Customer, the Manufacturer, or their respective employees, affiliates, suppliers,
contractors, and carriers. Risk of loss for the Product shall pass to Customer at the point and time of delivery (which
shall include an attempted delivery by GSFA which cannot be completed due to any act of Customer). However, title
to the Product shall only pass to Customer upon delivery if Customer has then fully paid GSFA all amounts due
hereunder (including additional amounts due under any valid Change Order). Absent GSFA’s separate written
agreement, which it may or may not provide in its sole and absolute discretion, delivery of the Product will not occur
before Customer has fully paid all amounts due under the Agreement and provided proof of insurance reasonably
satisfactory to GSFA. If GSFA permits Customer to take possession of the Product, Customer may not mount
equipment, conduct training, or place the Product into service until all amounts due under the Agreement have been
paid. If Customer has ordered multiple Products, GSFA reserves the right to deliver such Products in installments
and to separately invoice Customer for such Products.
b. Inspection and Acceptance. Upon delivery, Customer shall have ten (10) calendar days within which to
inspect the Product for substantial conformance to the Specifications, and in the event of substantial non-
conformance to the Specifications to furnish GSFA with written notice sufficient to permit GSFA to evaluate such
non-conformance (“Notice of Nonconformance to Specifications”). Contingent upon part availability and
Customer’s cooperation, any Product not in substantial conformance to material Specifications shall be remedied by
GSFA (by repair or replacement, at GSFA’s election) within thirty (30) calendar days from GSFA’s receipt of the Notice
of Nonconformance to Specifications. In the event GSFA does not receive a Notice of Nonconformance to
Specifications within ten (10) calendar days of delivery, the Product will be deemed to be in conformance with
Specifications and accepted by Customer.
8. Changes to Agreement Terms.
a. Change Orders. The Customer may request that GSFA incorporate a change to the Product or the
Specifications for the Product, or GSFA may submit changes to the Agreement required or permitted to be made by
GSFA (pursuant to Section 8.b or otherwise) by delivering a written Change Order to the other party hereto, which
shall include a description of the proposed change sufficient to permit the receiving party to evaluate the feasibility
of such change (either, a “Change Order”). For any Change Order submitted by Customer, GSFA will provide
Customer a written response (a “Response”) stating (i) whether GSFA will accommodate such Change Order (which
GSFA may decide in its sole and absolute discretion); and (ii) the terms of the modification to the order, including
any increase or decrease in the Grand Total Purchase Price resulting from such Change Order, a date on which any
increase in the Grand Total Purchase Price must be paid, and an estimate of any effect on production scheduling or
delivery resulting from such Change Order. Customer shall have seven (7) calendar days after receipt of the Response
to notify GSFA as to whether Customer desires to make the changes GSFA has approved in the Response. In the
event Customer countersigns GSFA’s Response, Customer shall pay the increase (or be refunded the decrease) in
the Grand Total Purchase Price by the date specified in the Response. GSFA may also send Customer a Change Order
to account for any changes to the Agreement required or permitted to be made by GSFA (including those changes
required pursuant to Section 8.b hereof), and such Change Order shall be effective upon delivery to Customer unless
Customer elects to terminate the applicable Product order under the Agreement in accordance with Section 9.
b. Additional Changes.
i. Component Price Volatility. GSFA shall not be responsible for any unforeseen price increase or
surcharge enacted by suppliers of major components of the Product (including but not limited to commercial chassis,
engine, transmission, and fire pump) after Customer becomes bound by the Agreement. Customer shall be
responsible for all amounts arising from any price increases for major components of the Product (including all
Agenda Item 8.1Page 69 of 1163
4
associated taxes and fees thereon) occurring after the execution of the Agreement which increase the cost of the
Product to GSFA, and such amounts will be documented on a Change Order adjusting the Grand Total Purchase Price
accordingly. Customer shall pay any such price increase prior to Product delivery.
ii. New Legal Standards. In the event the Product design, materials or specifications require an
alteration arising from new regulations issued by any governmental entity or trade association, including, but not
limited to, the NFPA, DOT, and EPA, and such alteration increases the cost of the Product to GSFA, Customer shall
be responsible for changes to the Grand Total Purchase Price arising from such alteration. GSFA shall promptly notify
Customer when it becomes aware of any potential or required change in regulations occurring prior to delivery that
would impact the Product purchased.
iii. Change Orders. Customer shall execute any Change Order submitted by GSFA documenting any
of the changes required or permitted by Sections 8.b.i and 8.b.ii above (which shall, to the extent practicable, itemize
any increases in the Grant Total Purchase Price and specify a commercially reasonable date by which Customer must
pay such increase), unless Customer instead elects to terminate the applicable Product order under the Agreement
within fifteen (15) calendar days of Customer’s receipt of such Change Order and in accordance with Section 9.
Absent such a termination, failure to execute a Change Order does not alter Customer’s obligations under this
Section 8.b.
c. Changes in Commercial Specifications. Specifications for all components of the Product manufactured
by companies other than the Manufacturer are subject to change without notice. Specifications for such components
will be as available at the time of manufacture of the Product. GSFA shall not be liable for any deviations in such
specifications arising from a substitution of components or changes in the design of any component by their original
manufacturer.
9. Termination.
a. By Customer. Customer may terminate a Product order identified in the Product Proposal or a Change
Order by providing written notice to GSFA in accordance with Section 16 hereof. If Customer elects to terminate a
Product order, Customer shall pay GSFA a cancellation fee as follows: (a) after the Product order is accepted and
entered by GSFA, 10% of the portion of the Grand Total Purchase Price applicable to such Product (including all
associated taxes, fees and costs) (such amount, the “Product Purchase Price”); (b) after completion of the pre-
construction phase of the order process, 20% of the Product Purchase Price; and (c) after the requisition of any
materials or commencement of any manufacturing or assembly of the Product by either GSFA or Manufacturer but
before substantial completion of such Product, 50% of the Product Purchase Price. Customer shall not be permitted
to terminate a Product order after substantial completion of manufacturing and assembly of such Product (excluding
any Dealer Preparation or other pre-delivery services or untypical Product customization, if applicable).
Notwithstanding the foregoing, if the applicable tier of cancellation fee is not sufficient to cover all actual costs and
fees incurred by GSFA with Manufacturer in connection with Customer’s termination of the Product order
Manufacturer Termination Fees”), then in addition to such cancellation fee Customer shall pay the balance of all
Manufacturer Termination Fees. If Customer received a Prepayment Discount, such discount shall not be considered
for the purpose of calculating the above cancellation fee. The tier of cancellation fee applicable to any cancellation,
as well as the determination of whether a Product has reached substantial completion, shall be in the sole and
absolute discretion of GSFA. Customer may request a fee waiver, and GSFA, in its sole discretion, may agree to waive
and/or adjust such fee. GSFA will return the balance of the Grand Total Purchase Price or Product Purchase Price,
as applicable, within thirty (30) calendar days of the effective date of the cancellation of the Product order or
termination of the Agreement.
Customer may terminate the Agreement for an Event of Default by GSFA after providing GSFA with written notice in
accordance with Section 16 (which notice shall describe with reasonably particularity the Event of Default justifying
such termination) if such Event of Default remains uncured (if capable of cure) thirty (30) days following GSFA’s
receipt of such notice; provided, however, that the foregoing cure period shall continue if and for so long as GSFA
Agenda Item 8.1Page 70 of 1163
5
has commenced and is continuing to undertake commercially reasonable efforts to cure such Event of Default as
promptly as reasonably practicable.
b. By GSFA. GSFA may terminate the Agreement for an Event of Default by Customer after providing
Customer with written notice in accordance with Section 16 (which notice shall describe with reasonably
particularity the Event of Default justifying such termination) if such Event of Default remains uncured (if capable of
cure) thirty (30) days following Customer’s receipt of such notice; provided, however, that the foregoing cure period
shall continue if and for so long as Customer has commenced and is continuing to undertake commercially
reasonable efforts to cure such Event of Default as promptly as reasonably practicable. Notwithstanding the
foregoing, GSFA may terminate the Agreement effective immediately upon written notice to Customer for
Customer’s failure to pay any amount owed under the Agreement when due.
Notwithstanding any other provision of this Agreement, if Customer terminates a Product order in accordance with
Section 9.a above, GSFA may elect to instead terminate the Agreement upon notice to Customer in accordance with
Section 16 hereof. If GSFA terminates the Agreement in accordance with this Section 9.b, Customer shall pay the
applicable tier of cancellation fee for all Products pursuant to Section 9.a above as if Customer had elected to
terminate each applicable Product order.
c. Based on Discontinuation or Cancellation by Manufacturer. In the event that Manufacturer cancels a
Product order (provided that such cancellation is not the result of an act by Customer in violation of the Agreement)
or discontinues the manufacture of a Product prior to its completion and delivery: (i) if such Product is the only
Product contemplated under the Agreement, then the Agreement shall terminate; or (ii) if additional Products are
contemplated under the Agreement, then only the Product order for the applicable cancelled or discontinued
Product shall be terminated. Such Agreement termination or Product termination, as applicable, shall be effective
upon GSFA’s written notice to Customer of such cancellation or discontinuance in accordance with Section 16 hereof.
GSFA’s only obligation to Customer in such event shall be the return of any Prepayment paid by Customer for the
cancelled or discontinued Product. For the avoidance of doubt, the cancellation fees contemplated in Section 9.a
hereof shall not apply in the event of a termination pursuant to this Section 9.c.
10. Customer’s Obligations. Customer shall provide its timely and best efforts to cooperate with GSFA and
Manufacturer during the Product manufacturing process. Reasonable and timely cooperation includes, without
limitation, Customer’s providing timely information in response to any requests from Manufacturer or GSFA and the
participation of Customer’s authorized representatives in traveling to Manufacturer’s facility for inspections and
approval of the Product, including a final approval before the Product leaves Manufacturer’s facility.
11. Representations and Warranties. Customer hereby represents and warrants to GSFA as of the Executed Date
that the execution of the Agreement and the purchase of the Product(s) and performance of the other obligations
of Customer under the Agreement have been approved by Customer in accordance with applicable general laws
and, as applicable, Customer’s charter, ordinances, purchasing policies, and other governing documents, and
executed by the appropriate Customer employees, officials, and/or representatives, and funding for Customer’s
performance of its obligations under the Agreement has been duly budgeted and appropriated by Customer.
12. Standard Warranty. All applicable Manufacturer warranties are contained in the Product Warranties. Any
additional warranties must be expressly approved in a writing signed by GSFA, and Customer acknowledges and
agrees that Manufacturer will not be liable for any such additional warranties.
a. Disclaimer. OTHER THAN AS EXPRESSLY SET FORTH IN THE AGREEMENT, GSFA, ITS AFFILIATES, AND THEIR
RESPECTIVE OFFICERS, DIRECTORS, EMPLOYEES, SHAREHOLDERS, AGENTS, OR REPRESENTATIVES, DO NOT MAKE
ANY EXPRESS OR IMPLIED WARRANTIES WITH RESPECT TO THE PRODUCT (WHETHER RELATING TO THE CONDITION
OR QUALITY OF THE PRODUCT, OR OTHERWISE) PROVIDED HEREUNDER OR OTHERWISE REGARDING THE
AGREEMENT (INCLUDING, WITHOUT LIMITATION, WITH RESPECT TO ANY APPLICABLE DEALER PREPARATION),
WHETHER ORAL OR WRITTEN, EXPRESS, IMPLIED OR STATUTORY. WITHOUT LIMITING THE FOREGOING, ANY
IMPLIED WARRANTY OR CONDITION OF MERCHANTABILITY, THE IMPLIED WARRANTY AGAINST INFRINGEMENT, THE
Agenda Item 8.1Page 71 of 1163
6
IMPLIED WARRANTY OR CONDITION OF FITNESS FOR A PARTICULAR PURPOSE, AND ANY IMPLIED WARRANTIES
ARISING FROM COURSE OF DEALING OR USAGE OF TRADE ARE EXPRESSLY EXCLUDED AND DISCLAIMED.
STATEMENTS MADE BY SALES CONSULTANTS OR IN PROMOTIONAL MATERIALS DO NOT CONSTITUTE WARRANTIES.
b. Exclusions of Incidental and Consequential Damages. In no event shall GSFA be liable for consequential,
incidental, or punitive damages incurred by Customer in connection with any matter arising out of or relating to the
Agreement, or the breach thereof, even if GSFA has been advised of the possibility of such damages, and regardless
of whether such damages arise out of breach of warranty, the Agreement, indemnity, whether resulting from non-
delivery or from GSFA’s own negligence, or otherwise, except and solely to the extent such damages arise from the
gross negligence or willful misconduct of GSFA.
13. Default. The occurrence of one or more of the following events (each, an “Event of Default”) shall constitute a
default under the Agreement: (a) Customer’s failure to pay any amounts due or to perform any of its obligations
under the Agreement; (b) GSFA’s failure to perform any of its obligations under the Agreement; (c) either Party
becoming insolvent or becoming subject to bankruptcy or insolvency proceedings; (d) any representation made by
either Party under the Agreement which is false in any material respect; (e) any action by Customer to dissolve,
merge, consolidate or transfer a substantial portion of its property to another entity during the term of the
Agreement; (f) any other material breach of the terms of the Agreement by a Party; or (g) a default or breach by
Customer under any other agreement with GSFA or its affiliates.
14. Indemnification of GSFA. Customer shall indemnify, defend, and hold harmless GSFA, its agents, servants,
successors and assigns from and against all losses, damages, injuries, claims, demands and expenses, including
attorneys’ fees and other legal expenses, of whatever nature (“Damages”), to the extent Damages arise out of or in
connection with: (i) Customer’s breach of the Agreement, or (ii) Customer’s use, storage, or operation of the Product
following delivery, regardless of where, how, and by whom operated (excluding any negligent operation by GSFA).
The indemnification and assumptions of liability and obligation herein provided shall continue in full force and effect
notwithstanding the termination of the Agreement, whether by expiration of time, by operation of law or otherwise.
This provision is not intended to and shall not constitute the exclusive remedy of the Parties under the Agreement;
the Parties may seek indemnity from one another under other legal principles, whether based in equity or law, so
long as they do not nullify or cancel the effects of this paragraph.
15. Force Majeure. GSFA shall not be responsible nor deemed to be in default of any provision of the Agreement on
account of delays in performance due to causes which are beyond GSFA’s or Manufacturer’s control and which make
GSFA’s performance impracticable, including but not limited to wars, insurrections, strikes or labor unrest, riots,
fires, storms, floods, other acts of nature, explosions, earthquakes, accidents, any act of federal, state or local
government, failure or delays in transportation, inability to obtain necessary labor, supplies or manufacturing
facilities, supply chain issues, allocation regulations or orders affecting materials, equipment, facilities or completed
products, failure to obtain any required license or certificates, acts of God or the public enemy or terrorism, failure
of transportation, disease, pandemics or epidemics, quarantine restrictions, failure of vendors (due to causes similar
to those within the scope of this clause) to perform their agreements or labor troubles causing cessation, slowdown,
or interruption of work.
16. Notice. Any notices, requests, consents, claims, demands, waivers and other communications required or
permitted to be given hereunder must be given in writing at the address of each Party set forth below, or to such
other address as either Party may substitute by written notice to the other in accordance with this Section 16, by
one of the following methods: hand delivery; registered, express, or certified mail, return receipt requested, postage
prepaid; or nationally recognized private express courier. All such communications will be deemed to have been
given: (i) when delivered by hand (with written confirmation of receipt); (ii) on the third (3rd) calendar day after the
date mailed, by registered, express or certified mail; or (iii) when delivered by the addressee if sent by a nationally
recognized private express courier.
Agenda Item 8.1Page 72 of 1163
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GSFA: CUSTOMER:
Golden State Fire Apparatus Inc. To the address listed in the Product Proposal
7400 Reese Road
Sacramento, CA 95828
17. Contradictions. In the event of a conflict between the Agreement and any Change Order, or between Change
Orders, the terms of the latest executed Change Order shall control.
18. Manufacturer’s Statement of Origin. It is agreed that the manufacturer’s statement of origin (“MSO”) for the
Product covered by the Agreement, if applicable, shall be retained and remain in the possession of GSFA per
California Department of Vehicles (DMV) directives. Notwithstanding the foregoing, GSFA shall provide Customer
with the original MSO if the Customer is self-registering, and Customer shall comply with all good-faith Process of
Duty and other DMV requirements applicable to the Product and retain its own MSO.
19. Assignment. The relationship of the Parties established under the Agreement is that of independent contractors
and neither Party is a partner, employee, agent, or joint venturer of or with the other. Neither Party may assign its
rights and obligations under the Agreement unless it has obtained the prior written approval of the other Party.
20. Governing Law; Jurisdiction; Disputes. Without regard to any conflict of laws provisions, the Agreement is to be
governed by and under the laws of the state of California. Prior to taking any legal action that may and/or can arise
out of the Agreement, the Parties shall first attempt mediation with an agreed upon mediator. If the Parties cannot
agree upon a mediator within thirty (30) calendar days of the submission of written notice of a dispute in accordance
with Section 16 hereof, if any disputed matter remain unresolved within thirty (30) calendar days of the
commencement of discussions, or if any party refuses to meet, then either party may submit any remaining disputes
concerning and/or claim regarding the Agreement and/or the terms and conditions herein to the Superior Court,
County of Sacramento (and the parties expressly consent to exclusive personal jurisdiction and venue before such
court).
21. Entire Agreement; Amendments. The Agreement, including the Product Proposal, its exhibits and all valid Change
Orders, is the exclusive agreement between the Parties regarding the subject matter contained herein and therein.
No change in, modification of, or revision of the Agreement shall be valid unless in writing and signed by duly
authorized representatives of both Parties with authority to sign such amendments to the Agreement.
END OF STANDARD TERMS AND CONDITIONS
Agenda Item 8.1Page 73 of 1163
JROGHQVWDWHUH FRP
PRODUCT
SPECIFICATIONS
Exhibit “B”
3
Agenda Item 8.1Page 74 of 1163
BME Fire Trucks LLC
10026-0006 04/07/23
1
FOR
CITY OF GILROY FIRE DEPARTMENT
CAL-FIRE" MODEL 34
SPECIFICATIONS ARE SUBJECT TO CHANGE PENDING ENGINEERING*
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DETERMINATION OF APPARATUS WEIGHT
BME Fire Trucks, LLC. shall submit estimated "in-service" weight analysis required by applicable NFPA
standards. This Excel computer weight analysis shall break down all major components of the apparatus and shall
show the impact on percentage-of-load on the front and rear axles, total weight, and weight on each tire set.
The analysis shall evenly distribute the NFPA required minimum payload allowance or estimated equipment
payload as provided by the purchaser into the specified compartments. The allowance for personnel, hose loads,
water and foam fluids, and required NFPA equipment shall be outlined individually in the analysis and placed on
the apparatus in its specific intended position.
CENTER-OF-GRAVITY ANALYSIS
BME Fire Trucks, LLC. shall perform an estimated center of gravity calculation as required by the applicable
section of NFPA standards. This calculation shall include tilt angles, the estimated right to left load distribution,
and load on each axle, including all specified major components.
LOW VOLTAGE TEST REQUIRMENTS
The fire apparatus low voltage electrical system shall be tested as required by this section and the test results
shall be certified by the apparatus manufacturer. The certification shall be delivered to the purchaser with the
documentation for the completed apparatus. The tests shall be performed when the air temperature is between 0
degrees Fahrenheit and 110 degrees Fahrenheit.
TEST SEQUENCE
The three tests defined below shall be performed in the order in which they appear. Before each test, the chassis
batteries shall be fully charged until the voltage stabilizes at the voltage regulator set point and the lowest charge
current is maintained for 10 minutes. The failure of any of these tests shall require a repeat of the test sequence.
RESERVE CAPACITY TEST
The chassis engine shall be started and kept running until the chassis engine and engine compartment
temperatures are stabilized at normal operating temperatures and the chassis battery system is fully charged. The
chassis engine shall be shut off and the minimum continuous electrical load shall be applied for 10 minutes. All
electrical loads shall be turned off prior to attempting to restart the chassis engine. The chassis battery system
shall then be capable of restarting the chassis engine. The failure to restart the chassis engine shall be considered
a failure of this test.
ALTERNATOR PERFORMANCE TEST AT IDLE
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The minimum continuous electrical load shall be applied with the chassis engine running at idle speed. The
chassis engine temperature shall be stabilized at normal operating temperature. The chassis battery system shall
be tested to detect the presence of a chassis battery current discharge. The detection of chassis battery current
discharge shall be considered a failure of this test.
ALTERNATOR PERFORMANCE TEST AT FULL LOAD
The total continuous electrical load shall be applied with the chassis engine running up to the engine
manufacturer’s governed speed. The test duration shall be a minimum of two hours. The activation of the
electrical system load management system shall be permitted during this test. The activation of an alarm due to
excessive chassis battery discharge, as detected by the system required by NFPA (current edition), or an
electrical system voltage of less than 11.8 volts direct current for a 12 volt direct current nominal system, for
more than 120 seconds, shall be considered a failure of this test.
LOW VOLTAGE ALARM TEST
Following the completion of the tests described above, the chassis engine shall be turned off. With the chassis
engine turned off, the total continuous electrical load shall be applied and shall continue to be applied until the
excessive battery discharge alarm activates. The chassis battery voltage shall be measured at the battery
terminals.
The test shall be considered to be a failure if the low voltage alarm has not yet sounded 140 seconds after the
voltage drops to 11.70 volts direct current for a 12 volt direct current nominal system. The chassis battery
system shall then be able to restart the chassis engine. The failure of the chassis battery system to restart the
chassis engine shall be considered a failure of this test.
The completed fire apparatus shall undergo a complete 12 volt electrical load and performance testing per
applicable sections of NFPA standards with inspection and test sheets included in delivery documentation.
DOCUMENTATION
The apparatus manufacturer shall provide the results of the low-voltage electrical system performance test,
certified in writing, with the documentation provided to the purchaser at the time of delivery of the completed
apparatus.
The test results shall consist of the following documents:
1) Documentation of the electrical system performance tests.
2) A written electrical load analysis, including the following:
a) The nameplate rating of the alternator.
b) The alternator rating under the conditions specified in NFPA 1906 (current edition).
c) Each of the component loads specified that make up the minimum continuous electrical load.
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d) Additional electrical loads that, when added to the minimum continuous electrical load, determine the
total continuous electrical load.
e) Each individual intermittent electrical load.
TEST RESULTS
BME Fire Trucks LLC. shall provide results of the apparatus testing and shall certify the following:
The weight of the completed apparatus, when loaded to its estimated in service weight, does not exceed the
GVWR and GAWR of the chassis.
The complete unit, when loaded to its estimated in service weight, meets the weight distribution and vehicle
stability requirements, as defined in the current NFPA guidelines.
The unit meets all required federal standards pertaining to the manufacturer and completion of the apparatus and
a label tag has been affixed to the apparatus by the manufacturer stating same.
BME Fire Trucks LLC. shall provide all testing results, including engine, speed, acceleration, road ability,
braking, and auxiliary braking to the Purchaser at the time of delivery.
DELIVERY REQUIREMENTS
The bidder shall not be responsible for delays in delivery due to strikes, acts of God, failure of suppliers to
deliver, chassis shortage and other reasons beyond the reasonable control of the builder. Should BME Fire
Trucks, LLC. be unable to comply with the proposed delivery date, we shall immediately contact the purchaser
regarding delay information and actions to be taken by the company.
This vehicle shall be F.O.B. the BME Fire Trucks facility in Boise Idaho. Dealer shall be responsible for
arrangement of delivery from factory.
GENERAL WARRANTY PROVISIONS
All materials and workmanship herein specified, including all equipment furnished, shall be guaranteed for a
period of one (1) year after the acceptance date of the apparatus, unless otherwise noted, with the exception of
any normal maintenance services or adjustments which shall be required. Under this warranty, BME Fire Trucks,
LLC. shall be responsible for the costs of repairs to the apparatus that have been caused by defective
workmanship or materials during this period.
This warranty shall not apply to the following:
Any component parts or trade accessories such as chassis, engines, tires, pumps, valves, signaling
devices, batteries, electric lights, bulbs, alternators, and all other installed equipment and accessories, in
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as much as they are usually warranted separately by their respective manufacturers, or are subject to
normal wear and tear.
Failures resulting from the apparatus being operated in a manner or for a purpose not recommended by
the apparatus manufacturer.
Loss of time or use of the apparatus, inconvenience or other incidental expenses.
Any apparatus which has been repaired or altered without written consent or outside of the apparatus
manufacturer's factory and or authorized service center in any way that affects its stability, or which has
been subject to misuse, negligence, or accident.
Delivery of the apparatus to repair site.
DISCLAIMER
NO WARRANTIES ARE GIVEN BEYOND THOSE DESCRIBED HEREIN. THIS WARRANTY IS IN
LIEU OF ALL OTHER WARRANTIES, EXPRESSED OR IMPLIED. THE COMPANY SPECIFICALLY
DISCLAIMS WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE,
ALL OTHER REPRESENTATIONS TO THE USER/PURCHASER AND ALL OTHER OBLIGATIONS OR
LIABILITIES. FURTHER, THE COMPANY EXCLUDES LIABILITY FOR CONSEQUENTIAL AND
INCIDENTAL DAMAGES, ON THE PART OF THE COMPANY OR SELLER. No person is authorized to
give any other warranties or to assume any liabilities on the Company’s behalf unless made or assumed in writing
by the seller; and no other person is authorized to give any warranties or to assume any liabilities on the seller’s
behalf unless made or assumed in writing by the seller.
OBTAINING SERVICE
Return the vehicle to any BME Fire Trucks, LLC. dealer/authorized service center; Return the vehicle to BME
Fire Trucks, LLC. or contact BME Fire Trucks, LLC.. BME Fire Trucks, LLC. shall be solely responsible for
determining the extent of repair under the terms of the warranty. Transportation costs shall be the responsibility
of the purchaser.
MATERIAL AND WORKMANSHIP
All equipment provided shall be guaranteed to be new and of current manufacture, and unless specified
otherwise, shall meet all requirements of these specifications and prevailing NFPA documents and be in condition
at time of delivery for use as specified for this type of apparatus.
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All workmanship shall be of the highest quality and accomplished in a professional manner so as to insure a
functional apparatus with a high quality aesthetic appearance.
The construction shall be rugged and ample safety factors shall be provided to carry the loads specified to meet
both on and off road requirements.
The apparatus shall be designed and the equipment mounted with due consideration to the distribution of load
between the front and rear axles, so all specified equipment, with a full complement of personnel, can be carried
without damage to the apparatus.
BODY AND STRUCTURAL WARRANTY
BME Fire Trucks, LLC. shall warrant each new apparatus body, if used in a normal and reasonable manner,
against structural defects caused by defects in material, design or workmanship for a period of ten (10) years,
covering parts & labor to the original purchaser which shall start on day of acceptance.
This warranty shall not apply to:
Normal maintenance services or adjustments
To any vehicle which will have been repaired or altered outside of our factory in any way so as, in the
judgment of BME Fire Trucks, LLC., to affect it's stability, nor which has been subject to misuse,
negligence, or accident, nor to any vehicle made by us which will have been operated to a speed
exceeding the factory rated speed, or loaded beyond the factory rated load capacity.
Commercial chassis and associated equipment furnished with chassis, signaling devices, generators,
batteries, or other trade accessories as they are usually warranted separately by their respective
manufacturers.
Shipping costs of parts or apparatus for purposes of repair or replacement of parts. This warranty is in
lieu of all other warranties, expressed or implied. All other representations as to the original purchaser
and all other obligations or liabilities, including for incidental or consequential damage on the company's
behalf unless made in writing by the company.
DARLEY FIRE PUMP WARRANTY
A three (3) year warranty on the Darley fire pump shall be provided. The provisions of this warranty shall be
described in the completed apparatus documentation.
PLUMBING WARRANTY
The stainless steel fire pump plumbing shall carry a ten (10) year parts and labor warranty against defects in
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workmanship and perforation corrosion.
AKRON VALVE WARRANTY
The Akron valves shall carry a ten (10) year parts and labor manufacturer’s warranty. Provisions of this warranty
shall be provided with the completed apparatus documentation.
WATER TANK WARRANTY
The polypropylene water tank that is specified to be supplied with this apparatus shall be warranted by the water
tank manufacturer for a "lifetime" period from the date that the apparatus is put into service. The tank
manufacturer shall repair, at no cost to the purchaser, any problems caused by defective materials and/or
workmanship. The warranty shall cover the reasonable costs of removing the water tank from the apparatus and
reinstalling it after the completion of the covered warranty repairs, but shall not cover any liability for the loss of
service or downtime costs of the apparatus.
FOAM TANK WARRANTY
The foam tank shall carry a “lifetime” warranty against defects in workmanship and perforation corrosion. The
provisions of this warranty shall be provided in the delivery documentation. The tank manufacturer shall repair,
at no cost to the purchaser, any problems caused by defective materials and/or workmanship. The warranty shall
cover the reasonable costs of removing the water tank from the apparatus and reinstalling it after the completion
of the covered warranty repairs, but shall not cover any liability for the loss of service or downtime costs of the
apparatus.
PAINT WARRANTY
BME Fire Trucks, LLC. shall provide a seven (7) year paint warranty which shall cover peeling and/or
de-lamination of the top coat and other layers of paint, cracking or checking, loss of gloss caused by cracking,
checking or chalking, and any paint failure caused by defective paint materials covered by the paint
manufacturer’s material warranty.
CHASSIS WARRANTY
The specified chassis shall be provided with the chassis manufacturer's warranty. The exact provisions of this
warranty shall be supplied with the completed apparatus documentation.
APPARATUS OPERATION MANUAL(S)
BME Fire Trucks, LLC. shall provide (2) electronic apparatus operational manual(s) on a USB thumb drive.
Agenda Item 8.1Page 81 of 1163
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APPARATUS OPERATION MANUAL(S)
BME Fire Trucks, LLC. shall provide (2) printed apparatus operational manual(s).
APPARATUS DIMENSIONS
Wheelbase: 183 inches
Cab to center of rear axle: 64.10 inches
Overall length: 323 inches (with rear fold up step stowed)
Overall main body and cab height: Not to exceed 118 inches (unloaded).
Hose bed height, floor to ground: Not to exceed 92 inches (Fully Loaded)
Crosslay height, floor to ground: Not to exceed 78 inches (Fully loaded)
Minimum pump module/running board/under cab compartment ground clearance to be 20 inches
Angle of approach: 30° (Fully loaded)
Angle of departure: 20° (Fully loaded)
CHASSIS SPECIFICATIONS
Base Chassis, Model HV507 SFA with 183.00 Wheelbase, 64.10 CA, and 65.00 Axle to Frame
TOW HOOK, FRONT (2) Frame Mounted
AXLE CONFIGURATION {Navistar} 4x4
Notes
Pricing may change if axle configuration is changed.
FRAME RAILS Heat Treated Alloy Steel (120,000 PSI Yield); 10.125" x 3.580" x 0.312" (257.2mm x 90.9mm
x 8.0mm); 480.0" (12192) Maximum OAL
FRAME REINFORCEMENT Full Outer C-Channel, Heat Treated Alloy Steel (120,000 PSI Yield), 10.813" x
3.892" x 0.312" (274.6mm x 98.8mm x 7.9mm), 480.0" (12192mm) OAL
BUMPER, FRONT Swept Back 15-Degrees, Steel, for use with Front Frame Extensions, Heavy Duty
FRAME EXTENSION, FRONT Integral; 20" In Front of Grille
WHEELBASE RANGE 181" (460cm) Through and Including 205" (520cm)
AXLE, FRONT DRIVING {Meritor MX-12-120 EVO} Single Reduction, 12,000-lb Capacity, with Hub Piloted
Wheel Mounting
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Notes
Axle Lead Time is 90 Days
AXLE, FRONT DRIVING, LUBE {EmGard FE-75W-90} Synthetic Oil; 1 thru 29.99 Pints
SUSPENSION, FRONT, SPRING Parabolic Taper Leaf, Shackle Type, 12,000-lb Capacity, with Shock
Absorbers
BRAKE SYSTEM, AIR Dual System for Straight Truck Applications
Includes
BRAKE LINES Color and Size Coded Nylon
DRAIN VALVE Twist-Type
GAUGE, AIR PRESSURE (2) Air 1 and Air 2 Gauges; Located in Instrument Cluster
PARKING BRAKE CONTROL Yellow Knob, Located on Instrument Panel
PARKING BRAKE VALVE For Truck
QUICK RELEASE VALVE On Rear Axle for Spring Brake Release: 1 for 4x2, 2 for 6x4
SPRING BRAKE MODULATOR VALVE R-7 for 4x2, SR-7 with relay valve for 6x4/8x6
AIR BRAKE ABS {Bendix AntiLock Brake System} 4-Channel (4 Sensor/4 Modulator) Electronic Stability
Program, with Automatic Traction Control
AIR DRYER {Bendix AD-IP} with Heater
BRAKE CHAMBERS, POSITION Rotated Forward and Up For Maximum Ground Clearance with 4x4
BRAKE CHAMBERS, FRONT AXLE {MGM} 20 SqIn
BRAKE CHAMBERS, REAR AXLE {Bendix EverSure} 30/36 SqIn Spring Brake
BRAKE, PARKING Manual Push-Pull Pneumatic Parking Brake
SLACK ADJUSTERS, FRONT {Haldex} Automatic
SLACK ADJUSTERS, REAR {Gunite} Automatic
AIR COMPRESSOR {Cummins} 18.7 CFM
AIR DRYER LOCATION Mounted Inside Left Rail, Behind Transfer Case Mounting
AIR TANK LOCATION (2) Mounted Under Battery Box, Outside Left Rail, Back of Cab, Perpendicular to Rail
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DUST SHIELDS, FRONT BRAKE for Air Cam Brakes
DRAIN VALVE (3) Petcocks, for Air Tanks
DUST SHIELDS, REAR BRAKE for Air Cam Brakes
BRAKES, REAR {Meritor 16.5X7 P} Air S-Cam Type, Cast Spider, Cast Shoe, Double Anchor Pin, Includes
Greaseable and Zinc Coated Anchor Pins, Size 16.5" X 7", 38,000-lb Capacity per Axle
BRAKES, FRONT {Meritor 16.5X5 Q-PLUS CAST} Air S-Cam Type, Cast Spider, Fabricated Shoe, Double
Anchor Pin, Size 16.5" X 5", 14,700-lb Capacity
STEERING COLUMN Tilting
STEERING WHEEL 4-Spoke; 18" Dia., Black
STEERING GEAR {Sheppard M100} Power
DRIVELINE SYSTEM {Dana Spicer} SPL170 Main Driveline, 1710 Driveline to Transfer Case, SPL140
Driveline to Front Axle, for 4x4
AFTERTREATMENT COVER Polished Aluminum
EXHAUST SYSTEM Horizontal Aftertreatment System, Frame Mounted Right Side Under Cab, for Single
Short Horizontal Tail Pipe, Frame Mounted Right Side Back of Cab, for All-Wheel Drive
ENGINE COMPRESSION BRAKE {Jacobs} for Cummins ISL/L9 Engines; with Selector Switch and On/Off
Switch
SWITCH, FOR EXHAUST 3 Position, Momentary, Lighted Momentary, ON/CANCEL, Center Stable,
INHIBIT REGEN, Mounted in IP Inhibits Diesel Particulate Filter Regeneration When Switch is Moved to ON
While Engine is Running, Resets When Ignition is Turned OFF
ELECTRICAL SYSTEM 12-Volt, Standard Equipment
Includes
DATA LINK CONNECTOR For Vehicle Programming and Diagnostics In Cab
HAZARD SWITCH Push On/Push Off, Located on Instrument Panel to Right of Steering Wheel
HEADLIGHT DIMMER SWITCH Integral with Turn Signal Lever
PARKING LIGHT Integral with Front Turn Signal and Rear Tail Light
STARTER SWITCH Electric, Key Operated
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STOP, TURN, TAIL & B/U LIGHTS Dual, Rear, Combination with Reflector
TURN SIGNAL SWITCH Self-Cancelling for Trucks, Manual Cancelling for Tractors, with Lane Change
Feature
WINDSHIELD WIPER SWITCH 2-Speed with Wash and Intermittent Feature (5 Pre-Set Delays), Integral
with Turn Signal Lever
WINDSHIELD WIPERS Single Motor, Electric, Cowl Mounted
WIRING, CHASSIS Color Coded and Continuously Numbered
CIGAR LIGHTER Includes Ash Cup
HORN, ELECTRIC (2) Disc Style
FOG LIGHTS Prewire; Includes Auxiliary Switch and Wiring to Front Bumper, for Driving Lights or Fog Lights
Mounted by Customer
POWER SOURCE Cigar Type Receptacle without Plug and Cord
ALTERNATOR {Leece-Neville BLP4006HN} Brushless, 12 Volt, 325 Amp Capacity, Pad Mount, with
Remote Sense
BODY BUILDER WIRING Rear of Frame; Includes Sealed Connectors for Tail/Amber Turn/Marker/ Backup/
Accessory Power/Ground and Sealed Connector for Stop/Turn
BATTERY SYSTEM {Fleetrite} Maintenance-Free, (3) 12-Volt 2850CCA Total, Top Threaded Stud
SPEAKERS (2) 6.5" Dual Cone Mounted in Both Doors, (2) 5.25" Dual Cone Mounted in Both B-Pillars
ANTENNA for Increased Roof Clearance Applications
RADIO AM/FM/WB/Clock/Bluetooth/USB Input/Auxiliary Input
BATTERY CABLES with 36" of Extra Length Coiled and Strapped Near Battery Box
DATA RECORDER Includes Display Mounted in Overhead Console
STOP-LIGHT WIRING MODIFIED Stop-Lights Turned on When Engine Compression Brake, Exhaust Brake
or Retarder is Activated
WINDSHIELD WIPER SPD CONTROL Force Wipers to Slowest Intermittent Speed When Park Brake Set
and Wipers Left on for a Predetermined Time
HORN, AIR Accommodation Package, Less Horn
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BATTERY BOX Steel, with Fiberglass Cover, 2-4 Battery Capacity, Mounted Left Side Perpendicular to Frame
Rail, 53" Back of Cab
CLEARANCE/MARKER LIGHTS (5) {Truck Lite} Amber LED Lights, Flush Mounted on Cab or Sunshade
TEST EXTERIOR LIGHTS Pre-Trip Inspection will Cycle all Exterior Lamps Except Back-up Lights
HEADLIGHTS ON W/WIPERS Headlights Will Automatically Turn on if Windshield Wipers are turned on
STARTING MOTOR {Delco Remy 38MT Type 300} 12 Volt, Less Thermal Over-Crank Protection
COURTESY LIGHT (4) Mounted In Front & Rear Map Pocket Left and Right Side
INDICATOR, LOW COOLANT LEVEL with Audible Alarm
ALARM, PARKING BRAKE Electric Horn Sounds in Repetitive Manner When Vehicle Park Brake is "NOT"
Set, with Ignition "OFF" and any Door Opened
INDICATOR, BATTERY WARNING Green BATTERY ON Indicator, Mounted on Left Side of Instrument
Panel, To be Used with Factory Installed or Customer Mounted Battery Disconnect Switch
CIRCUIT BREAKERS Manual-Reset (Main Panel) SAE Type III with Trip Indicators, Replaces All Fuses
SWITCH, AUXILIARY Switch 40 amp Circuit for Customer Use; Includes Wiring Connection at Power
Distribution Center (PDC) and Control in Cab
TURN SIGNALS, FRONT Includes LED Side Turn Lights Mounted on Fender
BATTERY DISCONNECT SWITCH 300 Amp, Disconnects Charging Circuits, Locks with Padlock, Cab
Mounted
HEADLIGHTS Halogen, with Daytime Running Lights
FENDER EXTENSIONS Omit
LOGOS EXTERIOR Model Badges
LOGOS EXTERIOR, ENGINE Badges
INSULATION, UNDER HOOD for Sound Abatement
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GRILLE Stationary, Chrome
INSULATION, SPLASH PANELS for Sound Abatement
BUG SCREEN Mounted Behind Grille
FRONT END Tilting, Fiberglass, with Three Piece Construction, for WorkStar/HV
GRILLE EMBER SCREEN Mounted to Grille and Cowl Tray to Keep Hot Embers out of Engine and HVAC
Air Intake System
PAINT SCHEMATIC, PT-1 Two Tone, Design 209.
PAINT IDENTITY, PT-2 Single Color, Instruction No. 936. Frame/Running Gear, Less Fuel Tanks
Includes
NOTE: Battery Box, Air Tanks, Fuel Tanks, Steps and Straps NOT Painted
PAINT TYPE Base Coat/Clear Coat, 1-2 Tone
PAINT CLASS Premium Color
COMMUNICATIONS MODULE Telematics Device with Over the Air Programming; Includes Five Year Data
Plan and International 360
PROMOTIONAL PACKAGE Government Silver Package
KEYS - ALL ALIKE, ID I-1003 Compatible with Z-001
CLUTCH Omit Item (Clutch & Control)
ANTI-FREEZE Red, Extended Life Coolant; To -40 Degrees F/ -40 Degrees C, Freeze Protection
BLOCK HEATER, ENGINE 120V/1000W, for Cummins ISB/B6.7/ISL/L9 Engines
Includes
BLOCK HEATER SOCKET Receptacle Type; Mounted below Drivers Door
ENGINE, DIESEL {Cummins L9 350} EPA 2021, 350HP @ 2200 RPM, 1050 lb-ft Torque @ 1200 RPM,
2200
RPM Governed Speed, 350 Peak HP (Max)
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FAN DRIVE {Horton Drivemaster} Two-Speed Type, Direct Drive, with Residual Torque Device for
Disengaged Fan Speed
Includes
FAN Nylon
RADIATOR Aluminum, Cross Flow, Front to Back System, 1228 SqIn, with 1167 SqIn Charge Air Cooler,
Includes In-Tank Oil Cooler
Includes
DEAERATION SYSTEM with Surge Tank
HOSE CLAMPS, RADIATOR HOSES Gates Shrink Band Type; Thermoplastic Coolant Hose Clamps
RADIATOR HOSES Premium, Rubber
AIR CLEANER Dual Element
EMISSION, CALENDAR YEAR {Cummins L9} EPA, OBD and GHG Certified for Calendar Year 2023
THROTTLE, HAND CONTROL Engine Speed Control; Electronic, Stationary, Variable Speed; Mounted on
Steering Wheel
FAN OVERRIDE Manual; with Electric Switch on Instrument Panel, (Fan On with Switch On)
ENGINE WATER COOLER {Sen-Dure} Auxiliary, For Use with Fire Trucks
CARB IDLE COMPLIANCE Engine Shutdown System Exempt Vehicles, Complies with California Clean Air
Regulations
CARB EMISSION WARR COMPLIANCE for Cummins L9 Engines
ENGINE CONTROL, REMOTE MOUNTED Provision for; Includes Wiring for Body Builder Installation of
PTO Controls and Starter Lockout, with Ignition Switch Control, for Cummins B6.7 and L9 Engines
TRANSMISSION, AUTOMATIC {Allison 3000 EVS} 6th Generation Controls, Close Ratio, 6-Speed with
Double Overdrive, with PTO Provision, Less Retarder, Includes Oil Level Sensor
TRANSFER CASE {Meritor MTC-4210} 2-Speed, 10,000 lb-ft Torque Rating, Less PTO Provision, Electric
Over Air Control, with Lube Pump
OIL COOLER, TRANSMISSION {Modine} Water to Oil Type
TRANSFER CASE LUBE {EmGard 50W} Synthetic; 1 thru 14.99 Pints
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TRANSMISSION SHIFT CONTROL Column Mounted Stalk Shifter, Not for Use with Allison 1000 & 2000
Series Transmission
OIL COOLER, TRANSFER CASE with Oil Coolant Lines Routed to Oil Cooler 13WLP TRANSMISSION
OIL Synthetic; 29 thru 42 Pints
ALLISON SPARE INPUT/OUTPUT for Emergency Vehicle Series (EVS), Rescue, Ambulance, Package
Number 170
SHIFT CONTROL PARAMETERS {Allison} 3000 or 4000 Series Transmissions, Performance Programming
PTO LOCATION Dual, Customer Intends to Install PTO at Left and/or Right Side of Transmission
AXLE, REAR, SINGLE {Meritor RS-26-185} Single Reduction, 26,000-lb Capacity, R Wheel Ends . Gear
Ratio: 5.86
Notes
Axle Lead Time is 60 Days
SUSPENSION, REAR, SINGLE 31,000-lb Capacity, Vari-Rate Springs, with 4500-lb Capacity Auxiliary
Multileaf Springs
SHOCK ABSORBERS, REAR (2)
AXLE, REAR, LUBE {EmGard FE-75W-90} Synthetic Oil; 40 thru 49.99 Pints
DEF TANK 9.5 US Gal (36L) Capacity, Frame Mounted Outside Left Rail, Under Cab
FUEL/WATER SEPARATOR {Racor 400 Series} 12 VDC Electric Heater, Includes Pre-Heater, with Primer
Pump, Includes Water-in-Fuel Sensor, Mounted on Engine
FUEL TANK Top Draw, Non-Polished Aluminum, 26" Dia, 70 US Gal (265L), Mounted Left Side, Under Cab
AUXILIARY FUEL DRAW TUBE Located at Auxiliary Port on Fuel Tank
CAB Conventional 6-Man Crew Cab
AIR CONDITIONER with Integral Heater and Defroster
GAUGE CLUSTER Base Level; English with English Electronic Speedometer
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Includes
GAUGE CLUSTER DISPLAY: Base Level (3" Monochromatic Display), Premium Level (5" LCD Color
Display); Odometer, Voltmeter, Diagnostic Messages, Gear Indicator, Trip Odometer, Total Engine Hours, Trip
Hours, MPG, Distance to Empty/Refill for
GAUGE CLUSTER Speedometer, Tachometer, Engine Coolant Temp, Fuel Gauge, DEF Gauge, Oil Pressure
Gauge, Primary and Secondary Air Pressure
WARNING SYSTEM Low Fuel, Low DEF, Low Oil Pressure, High Engine Coolant Temp, Low Battery
Voltage (Visual and Audible), Low Air Pressure (Primary and Secondary)
SEATBELT WARNING PREWIRE Includes Seat Belt Switches and Seat Sensors for all Belted Positions in the
Cab and a Harness Routed to the Center of the Dash for the Aftermarket Installation of the Data Recorder and
Seatbelt Indicator Systems, for 4 to 6 Seat Belts
GAUGE, OIL TEMP, AUTO TRANS for Allison Transmission
GAUGE, AIR CLEANER RESTRICTION {Filter-Minder} with Black Bezel, Mounted in Instrument Panel
IP CLUSTER DISPLAY On Board Diagnostics Display of Fault Codes in Gauge Cluster
SEAT, DRIVER {National Model HP} RollTek Equipped, Air Suspension, High Back, Vinyl Boxing/ Leather
Facing, 2 Arm Rests, Isolator, 7" Adjuster, 3 Chamber Lumbar, 6 Way Front Adjust, 3 Way Rear Cushion
Adjust,
3 to 14 Degree Back Angle Adjustment, Adj. Side Bolster, Back Cycler, Non Swivel
GRAB HANDLE, EXTERIOR (2) Chrome, Towel Bar Type, with Anti-Slip Rubber Inserts, for Cab Entry
Mounted Left and Right Side at B-Pillar
GRAB HANDLE, ADDITIONAL EXT (2) Chrome, Towel Bar Type, with Anti-Slip Rubber Inserts, Mounted
Left and Right Side, Rear of Rear Doors, for Crew Cab
SEAT, REAR {National} BENCH; Full Width; Vinyl, with Fixed Back and Two Integral Outboard Headrests
MIRRORS (2) C-Loop, Power Adjust, Heated, LED Clearance Lights, Bright Heads and Arms, 7.5" x 14" Flat
Glass, Includes 7.5" x 7" Convex Mirrors, for 102" Load Width
Notes
Mirror Dimensions are Rounded to the Nearest 0.5"
SEAT, PASSENGER {National Model HP} RollTek Equipped, Air Suspension, High Back, Vinyl Boxing/
Leather Facing, 2 Arm Rests, Isolator, 7" Adjuster, 3 Chamber Lumbar, 6 Way Front Adjust, 3 Way Rear
Cushion Adjust,
3 to 14 Degree Back Angle Adjustment, Adj. Side Bolster, Back Cycler, Non Swivel
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SEAT BELT All Red; 4 to 6
CAB INTERIOR TRIM Classic, for Crew Cab
Includes
CONSOLE, OVERHEAD Molded Plastic with Dual Storage Pockets, Retainer Nets and CB Radio Pocket;
Located Above Driver and Passenger
DOME LIGHT, CAB Door Activated and Push On-Off at Light Lens, Timed Theater Dimming, Integral to
Overhead Console, Center Mounted
SUN VISOR (2) Padded Vinyl; 2 Moveable (Front-to-Side) Primary Visors, Driver Side with Toll Ticket Strap
MONITOR, TIRE PRESSURE Omit
CAB SOUND INSULATION Includes Dash Insulator and Engine Cover Insulator
HOURMETER, PTO for Customer Provided PTO; with Indicator Light and Hourmeter in Gauge Cluster
Includes Return Wire for PTO Feedback Switch
CAB REAR SUSPENSION Air Bag Type
WINDOW, MANUAL (4) and Manual Door Locks, Front and Rear Doors, Left and Right
INSTRUMENT PANEL Flat Panel
ACCESS, CAB Steel, Driver & Passenger Sides, Two Steps per Door, for use with Crew Cab
STEP, STANDARD, OMIT Driver & Passenger Sides, Omit Rear Steps for use with Crew Cab
WHEELS, FRONT {Accuride 43644} DISC; 22.5x8.25 Rims, Standard Polish Aluminum, 10-Stud, 285.75mm
BC, Hub-Piloted, Flanged Nut, with Steel Hubs
WHEELS, REAR {Accuride 43644} DUAL DISC; 22.5x8.25 Rims, Standard Polish Aluminum, 10-Stud,
285.75mm BC, Hub-Piloted, Flanged Nut, with Steel Hubs
2) TIRE, FRONT 12R22.5 Load Range H XDN2 (MICHELIN), 483 rev/mile, 75 MPH, Drive
4) TIRE, REAR 12R22.5 Load Range H XDN2 (MICHELIN), 483 rev/mile, 75 MPH, Drive
MISCELLANEOUS Pierce Red 277 main/lower color PPG-76042 or SIK-PBT3004) Pierce White 267
secondary/upper color PPG-911004 or SIK-FRE4003)
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WARRANTY Standard for HV507, HV50B, HV607 Models, Effective with Vehicles Built July 1, 2017 or
Later, CTS-2025A
CARB COMPANION PLAN {Navistar} for CARB B6.7 and L9 Engines
4yr/Unlimited Mile Extended Warranty Covering A/C
CAB SEATING AND WEIGHT ALLOWANCE
A warning label shall be installed in the cab to indicate seating positions for four (4) people. A weight allowance
of 250 pounds shall be calculated for each person.
LABELS, STANDARD PACKAGE SET
A standard set of labels shall be provided and installed on the inside of chassis cab area. The labels shall contain
the required information based on the applicable components for the apparatus.
DATA PLAQUE
A data plaque shall be provided and installed on the inside of the driver's door. The data plaque shall contain the
required information based on the applicable components for the apparatus:
Engine oil
Engine coolant
Chassis transmission fluid
Drive axle lubricant
Power steering fluid
Pump, generator, or other component lubrications
Other NFPA applicable fluid levels or data as required
Paint manufacturer, type, and color number
Tire Speed Ratings
Location shall be in the driver's compartment or on the driver's door.
DIESEL ONLY LABEL
The fuel tank shall be labeled with a "Diesel Only" label that is green in color.
HOT EXHAUST LABEL
A “CAUTION HOT EXHAUST” label will be placed directly over the exhaust outlet on the apparatus body.
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WARNING LABEL -- NO RIDING ON REAR
A warning label stating: "WARNING: DO NOT RIDE ON REAR STEP WHILE VEHICLE IS IN MOTION.
DEATH OR SERIOUS INJURY MAY RESULT" shall be installed on the rear of the apparatus. The label shall
be applied to the vehicle at the rear step area. The label shall warn personnel that riding in or on these areas,
while the vehicle is in motion, is prohibited.
WARNING LABEL -- SEAT BELT USAGE
A warning label, stating: "WARNING CRASH HAZARD OCCUPANTS MUST BE SEATED AND BELTED
WHEN VEHICLE IS IN MOTION…" shall be provided in the apparatus cab interior. This label shall be located
so that it is visible from all seating positions.
LOUD NOISE WARNING LABEL
A final stage manufacturer shall install "hearing loss" potential warning labels on the vehicle in any areas or fixed
equipment that produces excessive noise levels. (Exhaust outlet, sirens and air horns shall not be required for
such equipment.)
AIR FILTER EMBER PROTECTION SCREEN WARNING LABEL
A warning label, stating: “THIS VEHICLE HAS AN AIR INTAKE EMBER SCREEN WHICH REQUIRES
PERIODIC INSPECTION & CLEANING” shall be provided and installed in the apparatus cab interior.
FRESH AIR EMBER SEPARATOR WARNING LABEL
A warning label, stating: “THIS APPARATUS IS EQUIPPED WITH A CAB FRESH AIR INTAKE EMBER
PROTECTION SCREEN. ROUTINE INSPECTION IS REQUIRED.” shall be provided and installed in the
apparatus cab interior.
WARNING LABEL -- DO NOT WEAR HELMET
A warning label, stating: "CAUTION: DO NOT WEAR HELMET WHILE SEATED" shall be provided in the
apparatus cab interior. This label shall be located so that it is visible from all seating positions.
MANUFACTURER LOGO
The apparatus shall include a BME logo plaque which shall be affixed at the rear of the apparatus.
The BME plaque shall feature white reflective material on the outside of the Maltese cross and red reflective
material in the middle.
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FRONT TOW PLATE
A horizontal full frame width, ¾-inch thick steel plate, center pull, front tow eye shall be furnished and installed
through or below the front bumper. The tow eye plate shall be triangle shaped extended 6 inches beyond the
front bumper with a 3-inch X 4-inch rectangle tow eye.
The tow eye shall be braced and gusseted to prevent frame rail or bumper damage and bolted to the front frame
rail web with eight (8) Grade 8 frame bolts and lock nuts.
The tow plate shall to be sprayed with black durabak.
FRONT RECEIVER
There shall be one 2" receiver hitch on the front of the apparatus. The receiver shall be mounted off set as to
prevent towing use.
REAR RECEIVER
There shall be one 2" receiver hitch on the rear of the apparatus. The receiver shall be mounted off set as to
prevent towing use.
REAR BUSTLE
A single, frame mounted, 3-inch X 4-inch diameter, rear towing eye shall be provided. It shall be manufactured
from ¾-inch thick steel plate and bolted between the rear frame rail webs with a minimum of eight (8), four (4)
on each side, SAE Grade 8 frame bolts and lock nuts.
The tow eye shall be braced and gusseted to prevent damage to the frame rails, bumper or apparatus body while
being towed from various angles. Access to the tow eye shall be below the bumper and designed not to interfere
with the required angle of departure. The bustle shall be painted job color.
FRONT FRAME EXTENSION
The front frame rails shall be extended 16” ahead of the cab grill or fender area.
BUMPER PLATFORM
The front bumper extended frame rails shall feature an overlay constructed of .125 inch, 5052 grade, aluminum
embossed diamond plate which shall offer space for mounting components necessary to the apparatus. The
bumper extension shall measure approximately sixteen (16) inches from the cab to the front face of the extension
and shall be approximately eight (8) inches in height.
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BUMPER
There shall be an International 15 degree bumper installed on the apparatus.
FRONT BUMPER COLOR
The front bumper shall be painted job color.
BUMPER SIDE WINGS
The bumper shall have steel side wings.
FRONT BUMPER WINGS COLOR
The front bumper wings shall be painted job color.
DRIVERS SIDE -- FRONT BUMPER COMPARTMENT
One (1) recessed hose storage compartment shall be installed in the drivers side of the bumper. The compartment
shall be constructed of smooth aluminum. The floor of the compartment shall have drain holes provided.
BUMPER COMPARTMENT NYLON HOLD DOWN STRAP
One (1) nylon strap with a buckle shall be installed on the specified front bumper compartment. The nylon strap
shall act as a hold down mechanism for the hose in the compartment.
The straps shall be black in color.
BUMPER COMPARTMENT GRATING
The specified bumper compartment shall be fitted with removable interlocking vinyl Dri-Dek grating. This
material shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is
corrosion resistant.
The specified Dri-Dek grating shall be black in color.
CENTER -- FRONT BUMPER COMPARTMENT
One (1) recessed hose storage compartment shall be installed in the center front bumper. The compartment shall
be constructed of smooth aluminum. The floor of the compartment shall have drain holes provided.
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BUMPER COMPARTMENT DOOR
An aluminum tread plate door shall be installed on the specified front bumper compartment. The non-skid surface
door shall have a stainless steel hinge at the rear, latch, and hold open device installed.
The specified door(s) shall have a Polished stainless-steel D-ring door handle.
BUMPER COMPARTMENT GRATING
The specified bumper compartment shall be fitted with removable interlocking vinyl Dri-Dek grating. This
material shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is
corrosion resistant.
The specified Dri-Dek grating shall be black in color.
PASSENGER SIDE -- FRONT BUMPER COMPARTMENT
One (1) recessed hose storage compartment shall be installed in the passenger side of the bumper. The
compartment shall be constructed from smooth aluminum. The floor of the compartment shall have drain holes
provided.
BUMPER COMPARTMENT NYLON HOLD DOWN STRAP
One (1) nylon strap with a buckle shall be installed on the specified front bumper compartment. The nylon strap
shall act as a hold down mechanism for the hose in the compartment.
The straps shall be black in color.
BUMPER COMPARTMENT GRATING
The specified bumper compartment shall be fitted with removable interlocking vinyl Dri-Dek grating. This
material shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is
corrosion resistant.
The specified Dri-Dek grating shall be black in color.
BUMPER DISCHARGE SWIVEL STOPPER
There shall be a swivel elbow stopper installed just behind the front discharge(s).
AIR HORN
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One (1) Buell brand, Model #1063 15" air horn shall be provided and mounted on the frame rail of the
passenger's side frame, behind the bumper.
AIR HORN FOOT SWITCH
One (1) foot switch shall be provided and installed. The foot switch shall be located on the driver's side of the
floor and shall activate the air horn system.
AIR HORN PUSH BUTTON SWITCH
One (1) push button switch shall be provided on the pump panel. The switch shall activate the air horn system.
EXHAUST SYSTEM MODIFICATION
The chassis exhaust system shall be modified to exit on the passenger side of the apparatus ahead of the rear
wheel. The exhaust pipe modification shall be made from Stainless Steel and shall have an exhaust hanger every
12 inches.
EXHAUST HEAT WRAP
The exhaust pipe shall be wrapped with heat wrap from the diesel particulate filter to just shy of the end of the
tailpipe.
BUMPER BOX PROTECTIVE FLAP
The protective flap shall be a cut down mud flap installed on the rear edge of the front bumper to eliminate debris
from being deposited on the top of the front bumper and in the hose boxes.
REAR MUD FLAPS
The chassis shall be supplied with mud flaps with BME's logo. The mud flaps shall be installed behind the rear
wheels.
DRIVER SIDE CAB STEP
The apparatus shall be equipped with a chassis fuel tank and step area. The fuel tank and step area shall be
located on the drivers side of the commercial chassis. The fuel tank shall be covered with aluminum tread plate.
DRIVER'S SIDE UNDER CAB COMPARTMENT
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The apparatus shall be equipped with an enclosed stainless steel compartment located under the crew door on the
left side of the cab. The compartment shall measure approximately 36" wide x 18" high x 21" deep with a hinged
aluminum door and a D-ring style latch.
The doors shall be painted job color.
BRASS BOX SLIDE TRAY
The left under cab compartment shall have these additional items installed, a 10-gauge reinforced plain anodized
aluminum sliding drawer-type tray with a 4-inch vertical flange on all sides to be utilized for the storage of
nozzles and adapters.
The tray shall utilize the maximum available space within this compartment and have extra heavy duty 500 pound
lock-in/lock-out roller glides with stops to prevent it from sliding all the way out and to hold it securely in place
when the compartment door is opened or closed.
The brass box tray shall feature adjustable 16 section slotted 4-inch high "egg-crate" divider designed for vertical
storage of various nozzles and adapters.
COMPARTMENT LIGHTING
One (1) Code 3 800 Series Corner LED lights shall be installed in the specified compartment(s).
COMPARTMENT LIGHT SWITCHES
Each interior compartment light shall be automatically controlled by a door activated "On-Off" switch.
PASSENGER'S SIDE UNDER CAB COMPARTMENT
The passenger side under cab compartment shall be mounted below the rear cab doors in front of the relocated
battery box, the compartment shall be made from stainless steel and have provisions to mount the upper and
lower steps to it. The box and door shall be painted job color and shall have an aluminum diamond plate over lay
that covers the top and both sides.
COMPARTMENT LIGHTING
One (1) Code 3 800 Series Corner LED lights shall be installed in the specified compartment(s).
COMPARTMENT LIGHT SWITCHES
Each interior compartment light shall be automatically controlled by a door activated "On-Off" switch.
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CAB STEPS
Aggressive, extruded aluminum surfaces shall be installed on each of the cab steps areas.
Specified part shall include White reflective striping.
CAB DOOR REFLECTIVE PANELS
The cab doors shall include reflective trim installed inside each door.
Specified part shall include Red and White DOT approved reflective striping.
REAR AIR RIDE SEATS
CAB SEATING
The apparatus shall be equipped with two (2) Bostrom Sierra 100 air ride seats. The seats shall have an inside
arm rest.
The specified seat(s) covers shall be dark grey vinyl.
CAB SEATING-FRONT
There shall be two (2) National Model HP with RollTek equipped mounted in the front drivers and passenger
locations.
The seats shall feature:
Vinyl boxing/leather facing
Two (2) arm rests
Isolator
7" adjustment
Three (3) chamber lumbar support
6-way front adjust
3-way rear cushion adjust
3 to 14 degree back angle adjustment
Side bolster, back cycler
Non swivel
REAR WALL ALUMINUM PLATE - FULL HEIGHT
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Behind the rear seat mounted vertically on the inside rear wall of the cab a 1/4 inch aluminum sheet that is
approximately 50 inches high by 60 inches wide will be mounted in the center resting on the floor to the rear wall
of the cab inside with eight (8) ¼ inch bolts with nutserts on the double wall supports.
This piece of aluminum will be centered, and the mounting bolts will not go through the outside of the cab. This
piece of aluminum will be for hanging AVL electrical components after delivery.
This aluminum piece will completely cover the rear window for safety.
There will be a sticker in the middle of the aluminum cover for the rear window that will state do not drill in red
one inch letters.
FAN CLUTCH LOCK UP
The fan clutch shall lock up when the apparatus is shifted into pump mode.
AIR HOSE OUTLET
There shall be one (1) female quick connect air outlet provided and installed. The quick connect fitting shall
provide connection to a utility air hose and shall be located on the drivers side pump operator's panel. There shall
be a shut off located at the tank.
AIR TANK RELOCATION
The air tanks shall be relocated to the rear of the truck between the frame rails.
REMOTE MOUNT FRONT AXLE BREATHER HOSE
The front axle shall have a remount mount breather with hose, and have a metal 1/4" (LDI Industries 1U573 or
equivalent) style vent will be supplied and gain two of lift and be mounted to the firewall on passenger side.
BATTERY RELOCATION
The chassis batteries are to be relocated to the passenger side of the chassis, below the rear cab door in the
O.E.M. battery box, aft of the under cab compartment. The box shall have an aluminum diamond plate lid, and
have provisions to mount an upper cab step to it.
UNDERHOOD LIGHTS
There shall be two (2) Tecniq LED light(s) installed under the hood of the chassis. Lights shall have local
switching on the driver side under the hood.
AIR FILTER EMBER PROTECTION SCREEN AND WARNING LABEL
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The chassis air intake shall be protected by an ember guard of 18 Mesh, 0.017-inch wire diameter, and a
maximum mesh opening of 0.039 inches. The ember guard shall be sized to fit and located at the intake opening.
The screen shall be readily accessible for inspection and maintenance. The ember guard shall maintain a
minimum ½ inch separation from the air filter.
EMBER SEPARATOR -- FRESH AIR INTAKE TO CAB
The cabin air filter shall be protected by an ember guard with a maximum mesh opening of 0.039 inches.
EMBER SEPARATOR
The final stage manufacturer shall install a stainless steel ember separator within the fire pump engine air intake
system.
FUEL TANK SKID PLATE
A heavy duty removable skid plate shall be fastened to the bottom side of the fuel tank. The skid plate shall have
the front and rear sides turned up to prevent digging into the ground when the apparatus is in off road conditions.
OEM TINTED CAB WINDOWS
The cab windows shall remain as tinted by the OEM chassis manufacturer for UV resistance only, no aftermarket
tinting shall be done.
EXTERIOR CAB TRIM
A rubber debris skirt will be installed to prevent debris and embers from entering between the cab and frame. The
debris skirt will be attached with a 12 gauge stainless steel trim piece the full length along the lower cab seam
below the cab doors. The trim shall be fastened to the body seam with evenly spaced 10/32 stainless steel Phillips
head machine screws and nylock nuts.
AIR, FUEL, ELECTRICAL LINE PROTECTION
All air lines, fuel lines and electrical harnesses below the chassis frame rails shall be protected with fire resistive
sleeves.
FUEL TANK VENTING
The O.E.M fuel tank vent line shall be extended from the fuel tank and vented to the atmosphere. The vent line
shall extend vertically from the tank to the bottom of the cab rear window and then bend 180 degrees towards
the ground. A vent plug orifice (#60 drill size) shall be installed into the upper end of each line. No fuel tank roll
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over protection check valves shall be removed from the fuel system. Any chassis fuel system modifications shall
be fully compliant CARB regulations, CVC and FMVSS.
All fuel vent lines shall be copper, steel, or Aeroquip hose, and shall be loomed, “grommeted”, and firmly
clamped in position to prevent chafing or damage and all synflex fuel hoses shall be wrapped with fire wrap
lagging capable of withstanding temperatures in excess of 250°C.
The fuel tanks and lines shall be protected as necessary from exhaust heat through the use of heat shields or
baffles. Use only metal fasteners, coated or insulated for maximum fuel line protection.
ECM PROGRAMMING
The cab and chassis ECM shall be programmed as required to allow the apparatus to acheive 68 MPH top speed.
FIRE PUMP SPECIFICATIONS
A Darley model JMP 500 GPM two stage fire pump shall be installed. Power to drive the pump shall be provided
by the same engine used to propel the apparatus. The pump shall be equipped with a series-parallel changeover
valve control on the pump panel.
Pump casing shall be a fine grain cast iron, with a minimum tensile strength of 30,000 PSI. Pump shall contain a
cored heating jacket feature that, if selected, can be connected into the vehicle antifreeze system to protect the
pump from freezing in cold climates, and to help reject engine heat from engine coolant, providing longer life for
the engine. Seal rings shall be renewable, double labyrinth, wrap around bronze type.
The pump shaft shall be splined to receive broached impeller hubs, for greater resistance to wear, torsional
vibration, and torque imposed by engine, as well as ease of maintenance and repair.
Bearings provided shall be heavy duty, deep groove, radial-type ball bearings. Sleeve bearings on any portion of
the pump or transmission shall be prohibited due to wear, deflection, and alignment concerns. The bearings shall
be protected at all openings from road dirt and water splash with oil seals and water slingers.
The impeller shall be a high strength bronze alloy, splined to the pump shaft for precision fit, durability, and ease
of maintenance. Impeller shaft oil seals shall be constructed to be free from steel components except for the
internal lip spring. The impeller shaft oil seals shall carry a lifetime warranty against damage from corrosion from
water and other fire-fighting fluids.
The pump transmission case shall be heavy-duty cast iron with adequate oil reserve capacity to maintain low
operating temperature. Pump ratio to be selected by the manufacturers engineering department. Gears shall be
helical in design and precision ground for quiet operation and extended life. Gears to be cut from high strength
alloy steel, ground, and carburized. Chain drive and/or design requiring extra lubricating pump is not acceptable.
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Pump drive shaft shall be precision ground, heat-treated alloy steel, with a 1-3/8 spline. Gears shall be helical
design, and shall be precision ground for quiet operation and extended life. The pump transmission shall require
no further lubrication beyond that provided by the intrinsic action of the gears, to reduce the likelihood of failure
due to loss of auxiliary lubrication.
MECHANICAL SEAL
The mechanical seal shall use silicon carbide mechanical seals with welded springs. The stationary face of our
mechanical seals shall be made from silicon carbide, an extremely hard and heat dissipative material, which resists
wear and dry running damage.
PUMP SHIFT NO PUMP AND ROLL
The pump transmission shall be engaged by a guarded toggle switch which will lock in both the road and the
pump mode to ensure that accidental pump engagement or disengagement is avoided.
The main fire pump shift controls shall be mounted in the cab and identified as "PUMP SHIFT" and shall include
a permanently inscribed pump shift instruction I.D. plate. The pump shift controls shall include indicating lights
located on the in-cab and left pump panels that advise the operator that the pump shift has been completed and it
is O.K. to pump.
The indicating lights shall be as follows:
To indicate that the pump shift has been successfully completed.
An “O.K. to Pump” light located in the cab to indicate that the pump is engaged, the transmission
is in neutral and the A “Pump Engaged” light located in the cab and on the left pump panel
parking brake is set.
A “Throttle Ready” light located on the left pump operators’ panel to indicate the apparatus is in
the O.K. to Pump mode.
The main pump shall be used for stationary pumping only. The main pump shall include a lock-out system that is
interfaced with the apparatus electrical and parking brake systems and is designed to keep the main pump from
being used in pump and roll operations.
The transfer valve will cycle every time the ignition is turned on to keep calcium buildup down and maintain
movement of the valve. Once it cycles it will return to the switch location. The switch will default to *pressure*
mode.
FIRE PUMP ANODE SYSTEM
The fire pump plumbing system shall be provided with anode system to reduce corrosion within the piping. The
anode shall be bolt-in or screw-in type and easily replaceable.
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ELECTRIC PRIMER SPECIFICATIONS
A 12 volt electrically driven positive displacement fire pump primer system shall be installed. The priming pump
shall be constructed of heat treated aluminum and hard coat anodized and shall not use oil in the operation. The
system shall perform in compliance to applicable NFPA standards.
FIRE PUMP TEST
The fire pump shall undergo factory fire pump tests for a minimum of 30 minutes of continuous pump at rated
capacity at rated net pump pressure prior to delivery of the completed apparatus. the complete pump test shall
include a pressure control test, a priming system test, a vacuum test and a water tank to pump flow test. The
factory pump testing results shall be furnished on delivery.
FIRE PUMP PTO AND DRIVELINES
A "Hot Shift" power-take-off shall be installed on the transmission PTO opening with the controls located in the
chassis cab, with an AMBER warning light to note engagement. The drive shaft and universals shall be sized for
intended usage and pump rating.
INTAKE DUMP VALVE
An Elkhart model #40/40 intake dump valve shall be provided and plumbed into the intake side of the main
pump. The valve shall be preset from the factory at 125 psi. The pressure setting controls for the valve shall be
accessible from beneath the pump compartment.
The 45° stainless steel discharge pipe shall be angled away from the tire and terminate with a 2½-inch NST male
adapter and labeled "Do Not Cap".
BYPASS FIRE PUMP COOLER
The fire pump shall be equipped with 3/8" cooling line from the pump to the water tank. This re-circulation line
shall be controlled by a pump panel control valve with nameplate label noting it as the "fire pump bypass cooler".
THERMAL PUMP COOLER
The fire pump shall be equipped with an overheat protection device which monitors the temperature of the water
inside the pump and relieves water when the temperature inside the pump exceeds 140 degrees Fahrenheit. The
Waterous Model #OPM shall also have an warning light on the pump panel to provide additional protection in
the event the temperature inside the pump continues to rise with the overheat protection valve open. The
warning light and test button shall be mounted to a heavy polished casting that is mounted to the pump operator's
panel.
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MASTER PUMP DRAIN
One (1) Trident, multiple-port drain valve, fabricated from bronze, shall be provided and controlled at the pump
operator’s control panel. The valve shall be opened by turning a rotary hand wheel. The valve shall be plumbed
to drain both the discharge and intake sides of the pump, the relief valve and other plumbing components as
required.
The valve shall be placed as low as possible to provide proper drainage of the components plumbed to it. The
valve shall be rated to 600 PSI minimum and suitable for daily valve actuation.
MAIN PUMP PLUMBING
The PTO main pump plumbing system shall utilize stainless steel piping incorporating hosing to allow for flex.
The piping shall utilize TIG welding to provide a complete seal. Hard angles shall be avoided when possible to
improve water flow characteristics. The piping shall utilize Victaulic couplers whenever possible to allow flex as
the body module flexes.
Threaded sections of piping shall be avoided to reduce the leak potential of the system. Victaulic couplers shall
be used in place of threading to reduce leak potential. Schedule 10 stainless steel piping shall be used for
transport type piping. Schedule 40 stainless steel shall be used for areas requiring threading to provide a stable
threading base. Brackets shall be installed to support threading locations thereby reducing the potential for leaks.
All hoses shall be connected directly to the tank due to the different flex ratios of the tank to body. Any front
discharges, any rear discharges, and all cross lays shall use hose to reach the actual discharge. The use of hose
shall be utilized due to the difference in flex or movement between the discharge location and the pump
connection. Drain lines shall be provided at the lowest points in the plumbing system to allow for complete
drainage. Bleeders shall be provided for all gauges to relieve pressure after use.
PORTABLE PUMP
A Darley 1-1/2AGE 24K portable pump shall be provided on the apparatus. The unit shall have a liquid cooled,
24 HP, Kubota D902 diesel engine equipped with an electric start.
Pump Performance
20 gpm @ 310 psi
140 gpm @ 145 psi
180 gpm @ 80 psi
Diesel Engine
Kubota, D902 Diesel, water-cooled, 24 hp.
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Fuel Supply
The engine shall be piped to the chassis fuel system with provisions to prevent fuel drain back to the tank when
the engine is shutdown.
Fuel Prime
A fuel re-prime pump shall be provided to assist in fuel delivery to the diesel engine from the chassis tank.
Lubrication
Pressure feed with spin-on filter.
Starter
12-volt electric wired into the chassis battery system
Exhaust
A spark arrestor shall be provided on the engine exhaust system.
Air Intake
An air cleaner shall be provided with easy access to remove the element.
An ember screen shall be provided on the inlet to the air cleaner.
The auxiliary fire pump shall provide pressure to all 2-inch discharge valves only including the hose reel and be
capable of re-circulating tank water for pump cooling purposes through the 2-inch tank filler valve.
NOTE* ·The engine oil dipstick will be at the same level of height as the valve cover on the auxiliary engine.
CATTRON CONTROL PANELS
The auxiliary pump throttle controls shall be Cable Craft, low friction, lockable style throttle cables. There shall
be one (1) throttle cable mounted on the cab console and one (1) throttle cable mounted on the left side
operators pump panel.
Panel to include the following items:
Start / Stop Push Button Switch
Ignition "On" Light (Green)
Low Engine Oil Pressure Light
High Engine Temperature Light
Low Pump Water Pressure Light
Alternator Charge Fail Light
Glow Plug Active Light
Push Button Primer
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Tachometer
Discharge Pressure Gauge (Red Back Lighted)
Vernier Throttle
AUX PUMP BYPASS COOLER
An auxiliary pump shall have cooling ability. A line will be installed for the auxiliary pump output that uses 1/8
inside diameter hose 300 psi minimum and will travel to the tank fill tower and drain inside facing down and have
a check valve installed for priming purposes.
This line will always flow water when the auxiliary pump is running and drain back into the tank. If larger than
1/8 inside diameter hose is used an orifice tube to reduce the flow to 1/8 inch will be installed.
AUXILIARY PUMP PLUMBING
The auxiliary fire pump plumbing system shall utilize stainless steel piping incorporating hosing to allow for flex.
The piping shall utilize TIG welding to provide a complete seal. Hard angles shall be avoided when possible to
improve water flow characteristics. The piping shall utilize Victaulic couplers whenever possible to allow flex as
the body module flexes.
Threaded sections of piping shall be avoided to reduce the leak potential of the system. Victaulic couplers shall
be used in place of threading to reduce leak potential. Schedule 10 stainless steel piping shall be used for
transport type piping. Schedule 40 stainless steel shall be used for areas requiring threading to provide a stable
threading base. Brackets shall be installed to support threading locations thereby reducing the potential for leaks.
All hoses shall be connected directly to the tank due to the different flex ratios of the tank to body. Any front
discharges, any rear discharges, and all cross lays shall use hose to reach the actual discharge. The use of hose
shall be utilized due to the difference in flex or movement between the discharge location and the pump
connection.
AUXILIARY PUMP EXHAUST SYSTEM
The auxiliary fire pump and engine assembly shall have a muffler and exhaust pipe. The exhaust pipe shall be
directed out of the compartment and away from the pump operator. An additional guard shall be installed where
the pipe is exposed to touch by an operator.
LOW PRESSURE PUMP SHUT-DOWN
If the fire pump runs out of water and the pressure decreases below 20 PSI, an automatic pressure switch shall
detect the condition, and turn off the fire pump operation.
LOW OIL PRESSURE / HIGH TEMPERATURE PUMP SHUT-DOWN
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If the fire pump has low oil pressure or high engine temperature, automatic pressure switches shall detect the
condition, and the device shall turn off the fire pump operation. There shall be an override switch provided and
installed on the operators pump panel to allow the system to be disabled when required.
AUXILIARY FUEL SYSTEM
The fuel system for the auxiliary fire pump shall be plumbed to the chassis fuel system. There shall be a separate
fuel pickup tube mounted in the chassis fuel tank specifically for a separate engine driven pump assembly. There
shall be an electric fuel pump with regulator and fuel hose furnished between the chassis fuel tank and the
auxiliary pump.
The fuel tank pick-up tube shall be designed to ensure the auxiliary engine will not exhaust the fuel supply of the
vehicle. (minimum 15-gallon reserve)
A marine grade one way check valve shall be installed in the fuel line to eliminate the possibility of air locks in the
fuel line and prevent the inability of the auxiliary pump engine to start instantaneously.
AUXILIARY FIRE PUMP ELECTRIC START WIRING TO CHASSIS
Properly sized 12 volt positive and negative cables shall be provided from the chassis battery to the auxiliary fire
pump.
AUXILIARY AND MAIN PUMP PLUMBING
The auxiliary fire pump shall be plumbed to the main pump discharge.
AUXILIARY PUMP OIL DRAIN EXTENSION
There shall be an oil drain extension installed on the auxiliary pump. This will allow for the engine oil to be
drained without removing the auxiliary engine.
AUXILIARY PUMP COVER
A louvered hinged cover with suitable latches shall be provided over the pump and power unit assembly. The
area around the assembly shall remain open for maintenance and air circulation and the radiator shall be located
behind ventilated side sheet.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
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4" UNGATED INTAKE -- LEFT SIDE
One (1) 4" un-gated suction intake shall be installed on the left side pump panel to supply the fire pump from an
external water supply. The threads shall be 4" NH male and equipped with a removable screen.
One (1) chrome brass 4" NH rocker lug cap with a securing chain or cable shall be installed on the intake.
2-1/2” GATED INTAKE -- LEFT SIDE
One (1) 2-1/2" gated suction intake shall be recessed mounted on the left side pump panel to supply the fire
pump from an external water supply. The valve shall be a quarter-turn ball valve with the appropriate handle and
shall have 2-1/2" NH female thread.
The intake shall be equipped with a South Park Corp. 3/4" Push-pull type drain valve mounted to the bottom of
the valve.
One (1) Akron 8825 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome brass 2-1/2" NH rocker lug plug with a securing chain or cable shall be installed on the intake.
2-1/2” GATED INTAKE -- RIGHT SIDE
One (1) 2-1/2" gated suction intake shall be recess mounted on the right side pump panel to supply the fire pump
from an external water supply. The valve shall be a quarter-turn ball valve with the appropriate handle and shall
have 2-1/2" NH female thread.
The intake shall be equipped with a South Park Corp. 3/4" Push-pull type drain valve mounted to the bottom of
the valve.
One (1) Akron 8825 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome brass 2-1/2" NH rocker lug plug with a securing chain or cable shall be installed on the intake.
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WATER TANK SUPPLY LINE TO FIRE PUMP
A 3" water tank to pump line shall be installed, with a 3" full flow quarter turn ball valve and 3" piping. The line
shall be equipped with a hump hose with stainless steel hose clamps and a 3" check valve to prevent
pressurization of the water tank.
One (1) Akron 8830 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control, Akron Model R1 valve handle.
The 3" valve shall be equipped with an air operated cylinder and control actuator installed on pump panel. The
controls shall be located on the left pump operator's panel, be labeled “Tank Suction”, and feature a “green”
valve open and “red” valve closed indicator light.
PUMP TO TANK
There shall be a pump to tank line provided from the discharge side of the pumps and plumbed to the top of the
tank. The plumbing shall be 2-inch with a 2-inch Akron 8800 series ¼-turn full flow ball valve, and shall be
controlled at the left pump panel by a push/pull T-handle and linkage. The pump to tank shall be plumbed to flow
water from both the main and auxiliary pumps
One (1) Akron 8820 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control, Akron Model R1 valve handle.
The valve shall be equipped with a Thuemling manually operated pull rod, with quarter-turn locking feature.
2-1/2" DISCHARGE LEFT SIDE -- FORWARD PUMP PANEL
One (1) 2-1/2" discharge shall be installed on the left side forward pump panel area controlled by a quarter turn
ball valve with the appropriate handle. The discharge shall have 2-1/2" NH male hose threads, bleeder valve, and
chrome brass cap, with a label adjacent the control handle.
A Class 1 quarter-turn 3/4" drain and bleeder valve shall be installed on the discharge valve.
One (1) Akron 8825 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
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The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome brass 2.5" NH rocker lug cap with a securing chain or cable shall be installed on the discharge.
LINE PRESSURE GAUGE
There shall be one (1) 2.5” diameter -30-0-600 PSI pressure gauge internally lit.
The specified gauge shall feature a drain located at the gauge inlet to help prevent freezing. The drain shall be a
twist open and close type.
Gauge(s) shall include internal, back-lit 12 volt lighting. Replaceable, White, LED bulb in a water-resistant
holder.
Gauge(s) shall be supplied with a white dial face with black lettering and black gauge marks.
Gauge bezel shall be Chrome in color.
2.5" DISCHARGE -- REAR LEFT
One (1) 2.5" discharge shall be installed on the rear left panel with controlled by a quarter turn ball valve. The
discharge shall have 2.5" NH male hose threads and nameplate label adjacent the control handle.
One (1) Akron 8825 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
1) chrome plated brass 30 degree elbow with 2.5" swivel female NH x 2.5" male NH thread with rocker lugs
shall be provided on the discharge.
One (1) chrome brass 2.5" NH rocker lug cap with a securing chain or cable shall be installed on the discharge.
2” DISCHARGE -- REAR RIGHT
One (1) 2" discharge shall be installed on the rear right panel, controlled by a quarter turn ball valve on pump
panel. The discharge shall have 2" NPT x 1-1/2" NH male hose threads and nameplate label adjacent the valve
control handle.
One (1) Akron 8820 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
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operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome plated brass reducing adapter with a 2" female NH x 1.5" male NH thread with rocker lugs shall
be provided on the discharge.
One (1) chrome plated brass 30 degree elbow with 1.5" swivel female NH x 1.5" male NH thread with rocker
lugs shall be provided on the discharge.
One (1) chrome plated brass 1.5" NH rocker lug cap with a securing chain or cable shall be installed on the
discharge.
1-1/2" CROSSLAY DISCHARGES
Two (2) pre-connected 1-1/2" hose cross lays shall be installed over pump enclosure. One (1) each side. They
shall be arranged in a single stack design with a divider in the center of the storage area. Each storage area shall
extend from the side of the pump house to the center of the pump house. The dimensions shall be approximately
4-1/2" wide x 36" deep x 32" tall.
Two (2) Akron 8820 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
The crosslay hosebed shall be equipped with an aluminum diamond plate hinged cover and vinyl end flap
enclosures on each side, installed in compliance with applicable NFPA #1900 standards. The cover shall be
equipped with rubber bumpers and lift up handle on each end of the cover.
The specified crosslay flaps shall be red.
CROSSLAY EDGES
The crosslay side sheets shall be rolled on each side to act as a guide for the hose to come out of the tray.
Two (2) chrome plated brass reducing adapter with a 2" female NH x 1.5" male NH thread with rocker lugs shall
be provided on the discharge.
Two (2) chrome plated brass 1.5" NH rocker lug cap with a securing chain or cable shall be installed on the
discharge.
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1-1/2" BUMPER AREA DISCHARGE (LEFT SIDE)
One (1) 2" discharge shall be provided at the driver’s side of the front bumper extension. The discharge shall be
plumbed with 2" flexible high pressure hose with reusable fittings or welded stainless steel pipe. The front
bumper discharge shall be equipped with a 2" quarter turn ball valve. The discharge shall have a 90 degree full
swivel elbow, terminating in 1-1/2" NST male threads, to allow the hose to be pulled in any direction without
kinking. The swivels shall feature stops allowing them to only rotate 220° from left side to right along the
forward radius.
One (1) Akron 8820 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome plated brass 1.5" NH rocker lug cap with a securing chain or cable shall be installed on the
discharge.
1-1/2" BUMPER AREA DISCHARGE (RIGHT SIDE)
One (1) 2" discharge, shall be provided at the passenger’s side of the front bumper extension. The discharge shall
be plumbed with 2" flexible high pressure hose with reusable fittings or welded stainless steel pipe. The front
bumper discharge shall be equipped with a 2" quarter turn ball valve. The discharge shall have a 90 degree full
swivel elbow, terminating in 1-1/2" NST male threads, to allow the hose to be pulled in any direction without
kinking. The swivels shall feature stops allowing them to only rotate 220° from left side to right along the
forward radius.
One (1) Akron 8820 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome plated brass 1.5" NH rocker lug cap with a securing chain or cable shall be installed on the
discharge.
2” ISOLATION VALVE
One (1) 2" inline valve, labeled, shall be provided to isolate the front bumper extension discharge piping in the
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case of a hose or piping failure. This valve shall normally be left in the open position. Control for this valve shall
be through the use of a R1 handle, painted red, located at the valve.
One (1) Akron 8820 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control, Akron Model R1 valve handle.
HOSE REEL
One (1) Hannay aluminum hose reel Model #SBSEPF17-28-29-RT shall be installed. The reel shall have leak
proof ball bearing swing joint, adjustable friction brake, electric 12 volt rewind and manual crank rewind
provisions. The reel shall be plumbed with wire reinforced, high-pressure hose coupled with brass fittings. The
reel shall be designed to hold 125% of the specified hose capacity.
The reel shall be provided with a 12 volt electric motor of appropriate size for rewinding. The hose reel shall
have provisions for being rewound manually. The pinion shaft for the manual rewind gear shall be equipped with
an adjustable tension brake, controlled at the hose reel.
One (1) Akron 8810 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
HOSE REEL MOUNTING
The hose reel shall be mounted over the pump enclosure.
Two (2) Cole Hersee #M-608 push button hose reel rewind controls shall be installed supplied and installed to
rewind the hose reel. One (1) button shall be installed on the left pump panel and one (1) button shall be installed
on the right panel.
HOSE REEL NOZZLE MOUNTING
The specified hose reel nozzle shall be mounted with a PAC nozzle mount. Install the nozzle pocket on the pump
panel below the hardline fairlead with two 5/16 bolts.
HOSE REEL ROLLERS
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The hose reel shall include one horizontal and two vertical chrome fairlead rollers. Two (2) additional sets of fair
lead rollers shall be located on the auxiliary pump cover for guiding the hose across the top of the apparatus.
FOAM SYSTEM
A FoamPro electronic foam system shall be provided. The system shall be designed for use with Class A foam
concentrate. The foam proportioning operation shall be designed for direct measurement of water flows and shall
remain consistent within the specified flows and pressures. The system shall be capable of accurately delivering
foam solution as required by applicable sections of the NFPA standards.
The system shall be equipped with a control module suitable for installation on the pump panel. There shall be a
microprocessor incorporated within the motor driver that shall receive input from the system's flowmeter, while
also monitoring the foam concentrate pump output. The microprocessor shall compare the values to ensure that
the desired amount of foam concentrate is injected onto the discharge side of the fire pump. A "foam capable"
paddlewheel-type flowmeter shall be installed in the discharge side of the piping system.
The control module shall enable the pump operator to:
Activate the foam proportioning system
Select the proportioning rates from 0.1% to 1.0%
See a "low concentrate" warning light flash when the foam tank level becomes low and in two (2)
minutes, if the foam concentrate has not been added to the tank, the foam concentrate pump shall be
capable of shutting down.
A 12-volt electric motor driven positive displacement plunger pump shall be provided. The pump capacity range
shall be 0.1 to 1.7 GPM (6.4L/min) at 200 PSI (13.8 BAR) with a maximum operating pressure up to 400 PSI
27.6 BAR). The system shall draw a maximum of 30 amps at 12 volts. The motor shall be controlled by the
microprocessor which shall be mounted to the base of the pump. It receives signals from the control module and
power the 1/3 horsepower (.25 Kw) electric motor in a variable speed duty cycle to ensure that the correct
proportion of concentrate is injected into the water stream.
A full flow check valve shall be provided in the discharge piping to prevent foam contamination of the fire pump
and water tank. A 5 PSI (.35 BAR) opening pressure check valve shall be provided in concentrate line.
Components of the complete proportioning system as described above shall include:
Operator control module
Paddlewheel flowmeter
Pump and electric motor/motor driver
Wiring harnesses
Low level tank switch
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Foam tank
Foam injection check valve
Main waterway check valve
Flowmeter and tee with 2" male NPT threads.
The foam system shall be installed and calibrated to manufacturer's requirements. In addition the system shall be
tested and certified by the apparatus manufacturer to applicable NFPA standards.
The foam system design shall be tested and pass environmental testing in accordance to SAE standards.
An installation and operation manual shall be provided for the unit. The system shall have a one (1) year limited
warranty by the foam system manufacturer.
The FoamPro 1600 Series foam system shall be provided with a control cable from the controller to the foam
pump assembly.
The FoamPro 1600 Series foam system shall be provided with a standard pump panel mounted FoamPro control
head.
A FoamPro brass flowmeter shall be provided. The flowmeter shall be installed in the "foam capable" discharge
line. The flowmeter shall have maximum accuracy between the flow range of 15 GPM and 520 GPM and be
capable of operation between 5 GPM to 625 GPM. The tee shall have NPT and Victaulic inlet and outlets
connections.
A FoamPro instruction and system rating label shall be provided. The label shall display information for a
FoamPro 1600 Series foam system and shall meet applicable sections of the NFPA standards.
A FoamPro foam system schematic label shall be installed on the pump panel near foam controls. The label shall
be a diagram of the FoamPro 1600 series foam system layout and shall meet applicable sections of the NFPA
standards.
The foam system will be fastened and mounted from a double gusseted 5/16 steel mount and be supported on the
top and bottom of the foam pump system to the buildup.
FOAM SYSTEM OUTLETS
The following discharges shall have foam distributed to them.
Front bumper discharges
Front bumper monitor (if applicable)
Pump house crosslay pre connects
Booster hose reel
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Rear 1-1/2" discharge
FOAM SYSTEM CAB CONTROL
A FoamPro on-off control switch shall be installed in the cab console.
FOAM UPLOAD SYSTEM
There shall be a Hale EZ Foam upfill system supplied and installed on the apparatus. The foam transfer system
will be mounted from the frame rail with 1/4-inch steel plate that is gusseted on both ends for support.
PUMP MODULE ENCLOSURE
The PTO fire pump enclosure shall be a separate unit from the body unit and shall be attached and supported at
the chassis frame rails. This module shall allow for independent flexing of the pump enclosure from the body,
chassis, and tank, and shall permit quick removal. The module shall have Polypro mounting pads and shall be
attached to the frame rails. The module shall be a welded frame with all vertical supports from ¼ wall A-36 mild
hot rolled steel to be continuous, (no splices or brakes on vertical supports).
The pump enclosure shall be approximately 27" front to rear, 72" right to left, and 60" high.
PUMP ENCLOSURE RUNNING BOARD
Both the drivers and passenger side shall be equipped with a side running board a minimum of 12" deep. The
running board shall extend along the width of the pump enclosure from the forward end of the body module to
behind the chassis cab. The exterior edge of the running board shall be constructed of a non-slip aggressive
surface, supported by the pump enclosure framework, and bolted in place with stainless steel fasteners. The
outside edges of the specified step shall be provided with 2" x 1.5" x .250" extruded and knurled aluminum rub
rails.
Specified part shall include White reflective striping.
PUMP ACCESS SERVICE DOOR -- UPPER LEFT SIDE
The upper left side of the side mount pump enclosure shall be provided with a pump service access door. The
hinged door shall be constructed of stainless steel powder coated satin black, with push button type lever latches
for service access.
PUMP PANELS
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The pump panels shall be constructed of stainless steel, bolted to the pump enclosure with stainless steel
fasteners. The operators side pump panel shall be powdercoated satin black, while the right side panel shall be
brushed stainless steel.
MASTER INTAKE PRESSURE GAUGE
One (1) master intake pressure gauge shall be provided on the operator's panel. The gauge shall be a Span brand,
or equivalent, 30-0-600 PSI graduated, with a minimum diameter of 4-1/2", backlit for nighttime operations and
silicone liquid filled to prevent condensation inside the gauge and to dampen the movement.
The gauge housing shall be constructed of Zytel nylon with a 1/4" NPT brass male fitting centrally located on the
rear of the housing. The gauge shall be filled with low-temperature liquid with an operating range of -40 to +150
degrees Fahrenheit, which prevents bouncing of the readout needle and provides for an accuracy rating of 3% or
1" hg on the vacuum side and 5% or 15 PSI on the pressure side of the gauge.
The specified gauge shall feature a drain located at the gauge inlet to help prevent freezing. The drain shall be a
twist open and close type.
Gauge(s) shall include internal, back-lit 12 volt lighting. Replaceable, White, LED bulb in a water-resistant
holder.
Gauge(s) shall be supplied with a white dial face with black lettering and black gauge marks.
Gauge bezel shall be Chrome in color.
MASTER INTAKE PRESSURE GAUGE
One (1) master discharge pressure gauge shall be provided on the operator's panel. The gauge shall be a Span
brand, or equivalent, 30-0-600 PSI graduated, with a minimum diameter of 4-1/2", backlit for nighttime
operations and silicone liquid filled to prevent condensation inside the gauge and to dampen the movement.
The gauge housing shall be constructed of Zytel nylon with a 1/4" NPT brass male fitting centrally located on the
rear of the housing. The gauge shall be filled with low-temperature liquid with an operating range of -40 to +150
degrees Fahrenheit, which prevents bouncing of the readout needle and provides for an accuracy rating of 3% or
1" hg on the vacuum side and 5% or 15 PSI on the pressure side of the gauge.
The specified gauge shall feature a drain located at the gauge inlet to help prevent freezing. The drain shall be a
twist open and close type.
Gauge(s) shall include internal, back-lit 12 volt lighting. Replaceable, White, LED bulb in a water-resistant
holder.
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Gauge(s) shall be supplied with a white dial face with black lettering and black gauge marks.
Gauge bezel shall be Chrome in color.
TEST TAPS
Test taps for pump intake and pump pressure with name plate labels shall be provided on the pump instrument
panel.
PRESSURE GOVERNOR and ENGINE MONITORING DISPLAY
Fire Research PumpBoss series PBA401-D00 pressure governor and monitoring display kit shall be installed.
The kit shall include a control module, intake pressure sensor, discharge pressure sensor, and cables. The control
module case shall be waterproof and have dimensions not to exceed 6 3/4" high by 4 5/8". The control knob shall
be 2" in diameter with no mechanical stops, have a serrated grip, and a red idle push button in the center. It shall
not extend more than 1 3/4" from the front of the control module. Inputs for monitored engine information and
outputs for engine control shall be on the J1939 databus. Inputs from the pump discharge and intake pressure
sensors shall be electrical.
The following continuous displays shall be provided:
Engine RPM; shown with four daylight bright LED digits more than 1/2" high
Check engine and stop engine warning LEDs
Engine oil pressure; shown on a dual color (green/red) LED bar graph display
Engine coolant temperature; shown on a dual color (green/red) LED bar graph display
Transmission Temperature: shown on a dual color (green/red) LED bar graph display
Battery voltage; shown on a dual color (green/red) LED bar graph display
Pressure and RPM operating mode LEDs
Pressure / RPM setting; shown on a dot matrix message display
Throttle ready LED.
The dot-matrix message display shall show diagnostic and warning messages as they occur. It shall show
monitored apparatus information, stored data, and program options when selected by the operator. All LED
intensity shall be automatically adjusted for day and night time operation.
The program shall store the accumulated operating hours for the pump and engine to be displayed with the push
of a button. It shall monitor inputs and support audible and visual warning alarms for the following conditions:
High Battery Voltage
Low Battery Voltage (Engine Off)
Low Battery Voltage (Engine Running)
High Transmission Temperature
Low Engine Oil Pressure
High Engine Coolant Temperature
Out of Water (visual alarm only)
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No Engine Response (visual alarm only).
The program features shall be accessed via push buttons located on the front of the control module. There shall
be a USB port located at the rear of the control module to upload future firmware enhancements.
The governor shall operate in two control modes, pressure and RPM. No discharge pressure or engine RPM
variation shall occur when switching between modes. A throttle ready LED shall light when the interlock signal is
recognized. The governor shall start in pressure mode and set the engine RPM to idle. In pressure mode the
governor shall automatically regulate the discharge pressure at the level set by the operator. In RPM mode the
governor shall maintain the engine RPM at the level set by the operator except in the event of a discharge
pressure increase. The governor shall limit a discharge pressure increase in RPM mode to a maximum of 30 psi.
Other safety features shall include recognition of no water conditions with an automatic programmed response
and a push button to return the engine to idle.
The pressure governor and display shall be programmed to interface with a Cummins engine.
Intake and discharge pressure transducers, water lines, and gauges which control the pump performance will be
protected from freezing to ensure no accidental pump shut down will occur.
An aluminum fold down door and cover made from 1/8 aluminum will be added to the pressure governor that
would fold up and lock in place while pumping and will be painted to match the paint on the pump panel. This
will protect the governor from the sun and radiant heat on fires.
WATER TANK GAUGE
One (1) Fire Research TankVision model WLA300-A00-S20 tank gauge shall be installed on the pump panel.
The water tank indicator kit shall include an electronic indicator module, a pressure sensor, and a 10' sensor
cable. The indicator shall show the volume of water in the tank on nine (9) easy to see super bright LEDs. The
gauge shall be interlocked to turn off when the parking brake is released and the pump is engaged.
The specified level gauge shall only activate while the park brake is set and the pump is engaged.
WATER TANK GAUGE
One (1) Fire Research TankVision model WLA300-A00-S20 tank gauge shall be installed on the cab console.
The water tank indicator kit shall include an electronic indicator module, a pressure sensor, and a 10' sensor
cable. The indicator shall show the volume of water in the tank on nine (9) easy to see super bright LEDs. The
gauge shall be powered when the parking brake is released and the aux pump is engaged.
The specified level gauge shall only activate while the park brake is released and the auxiliary pump is engaged.
WATER TANK VOLUME REMOTE INDICATOR
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Three (3) Fire Research TankVision model WLA280-A00 tank remote indicator shall be installed. The indicator
shall show the volume of water in the tank on Ninety six (96) easy to see super bright Tri-color LEDs. The
indicator case shall be waterproof, manufactured of Polycarbonate material with an integrated lens. The package
includes a rubber gasket.
The remote indicator shall receive input information over a datalink from a Fire Research TankVision primary
indicator model WLA200-A00, WLA300-A00 or WLA400-A00. The remote indicator shall indicate the level as
a single color in Red for 25% or less, Amber color for up to 50% volume, Blue color for up to 75% volume and
Green color for up to 100% volume. When the level reaches 25%, the red LEDs will begin flashing. When the
level is empty, the red LEDs will scroll in a down-chasing motion and then flash three times. It shall have the
program capability to adjust the brightness level for day time and nighttime viewing.
One (1) mounted on each side of the cab, on the "C" Pillars.
One (1) mounted at the rear of the apparatus on the drivers side between the handrail and the I-Zone bracket,
above the BME placard.
The specified level gauge shall only activate while the park brake is set and the pump is engaged.
CLASS A FOAM TANK GAUGE
One (1) Fire Research brand, Model WLA360-A00 tank level gauge shall be provided on the pump operator’s
panel to monitor the foam concentrate storage tank level. The gauge shall indicate the foam concentrate storage
tank liquid level on an LED bar graph display.
The specified level gauge shall only activate while the park brake is set and the pump is engaged.
NOMENCLATURE PLATES
The apparatus shall be equipped with color coded labels. 5/8-inch X 3-inch metal, Vision Mark individual
nomenclatureplates shall readily identify all switches, valves, and controls. The letteringshall be deeply etched;
enamel paint filled or anodized aluminum-etchedcolor-coded tags and shall describe the function of all the pump
panel controls, switches, discharge and suction valves. The plates shall be attached with stainless steel nylock
nuts and machine screws. The plates shall be attached with stainless steel nylock nuts and machine screws
Plastic I.D. plates, rivets, adhesive backed plates, and/or self-tapping screws are Unacceptable).
MIDSHIP PUMP PANEL LIGHTS -- DRIVERS SIDE
There shall be three Tecniq brand LED lights installed under a stainless steel light shield mounted above the
pump panel. The two outer lights shall be operated by a panel mounted switch, while the middle light will only
be activated upon pump engagement.
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One (1) of the pump panel lights shall illuminate at the time the fire pump is engaged.
MIDSHIP PUMP PANEL LIGHTS -- PASSENGER SIDE
There shall be one Tecniq brand LED light installed under a stainless steel light shield mounted above the pump
panel. The light shall activate upon pump engagement.
PUMP ENCLOSURE WORK LIGHTS
Two (2) LED work lights shall be installed in the pump enclosure. The work lights shall have clear lenses and
shall have a control switch.
DESIGN AND SCOPE OF WILDLAND BODY
The body shall be designed and constructed of commonly available structural components for ease of repair and
maintenance. The body shall be of a modular design with the body structure independent of the chassis frame
rails. The body module shall be mounted to the chassis frame rails utilizing a unique double spring mounting
system for flexibility and durability over the lifetime of the apparatus. The fabrication of the body shall be of
welded construction to withstand the rigors of fire service use.
The body shall be designed to incorporate and support the tank, hose bed, compartments, and all other
equipment intended to be stored in or mounted to the body module. The body skeleton and compartment
framework shall be designed of tubular members for increased strength and stress resistance. There shall be no
sheet metal or extrusions utilized in the foundation or structural components of the body module due to their
critical role in assuring lifetime durability, functionality and usability.
BODY FRAMEWORK
The entire body framework shall be fabricated from steel tubing. The body framework shall be a completely
welded unit, forming a connected, stable frame for strength, longevity and providing the skeleton of the body
module. The internal upright members of the framework shall act as support for the top layer of the body
module. The external upright members shall act as an exoskeleton providing form and support for compartments
while acting as the external surfaces of the module. The framework shall define the compartment openings and
provide a rigid mounting location for all compartments and doors.
The foundation cross-members shall be placed perpendicular to the chassis frame rails in the wheel well area
extending the full width of the body.
All tank support cross members shall be placed to support the water tank as per the tank manufacture’s
recommendation.
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The internal upright supports for top layer components shall be placed to provide support for all components
located on the top layer of the body module and shall be constructed of steel tubing.
BODY MOUNTING SYSTEM
The mounting assembly shall be designed to isolate and protect the body module from vibration and twisting
stresses imparted by the flexing of the chassis frame rails. The body module shall employ spring loaded body
mounting assemblies. Each two piece mounting assembly shall be designed to positively position the body on the
frame rails while allowing lateral and forward or aft movement. Mounting assemblies shall be placed forward and
rearward of the rear axle as necessary to provide a strong and stable mounting of the body module
Each mounting assembly shall consist of a “male” upper mounting bracket and a “female” lower mounting
bracket. The upper mounting brackets shall be fabricated from .375 inch thickness steel plate, with .375 inch
painted steel lower mounting brackets. There shall be no vertical bends or offsets for strength.
The mounting brackets shall be aligned and connected by two (2) 5/8 inch diameter grade 8 bolts equipped with
compression springs. The Springs that are used to allow the body to travel up and down shall have a minimum
travel of 7/8 inches on each mount after the spring is compressed with the mounting nuts.
COMPARTMENT FLOOR, SWEEP OUT STYLE
Each compartment shall feature a raised floor sufficient enough so the lip of the compartment shall clear the
frame rail of the body module to allow debris to be removed easily from the compartment.
COMPARTMENTATION
All compartments shall be constructed of 14 gauge E.G. steel welded for strength and shall be sealed from the
elements. The compartments shall be attached to the steel superstructure only, in order to maintain a truly
modular design. Each compartment shall feature a smooth edges and surfaces from the walls to each weld
without burs or sharp edges in the material.
DRIVER’S SIDE BODY COMPARTMENTS
COMPARTMENT D1
One compartment shall be provided on the driver's side of the apparatus body above the rear wheels. This
compartment shall span from just behind the pump panel to the back of the rear wheel well quarter panel. The
compartments approximate "clear door opening" is 51" wide by 39" high with a variable depth of 13.5/23".
Compartment shall have two hat sections that are 4.25 inch wide and will be spaced two inches apart that run
from either side of the compartment.
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COMPARTMENT VENTILATION
A minimum 2-inch single “Weber” style polished stainless steel swivel vent with four (4) ¼-inch vent holes shall
be provided. These vents shall have a stainless steel center bolt to lock the vent in either the open or closed
position and be located in the compartment walls. All vents will contain fire resistant filters to minimize dust
entering the compartment.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
COMPARTMENT SILL PLATE
The compartment shall feature a polished stainless steel sill plate protecting the painted surface of the
compartment when items are accessed.
ADJUSTABLE UNISTRUT
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) channels
on the left wall and two (2) channels on the right wall. The tracks shall be positioned to provide support for
equipment mounting. The length of the tracks shall be sized to allow for optimum use of the compartment
interior.
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) vertical
channels on the back wall of the compartment.
ADJUSTABLE SHELVES
Two (2) adjustable shelve(s) shall be constructed of .188" thick smooth aluminum plate and be mounted in
specified compartments with double bolt cast aluminum shelf brackets. Each shelf shall have a broken front edge,
and a broken rear edge for added strength and reinforcement. All shelves shall be orbital DA finish.
COMPARTMENT SHELF GRATING
The specified compartment shelf shall be fitted with removable interlocking vinyl Dri-Dek grating. This material
shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion
resistant.
The specified Dri-Dek grating shall be black in color.
The compartment shelf and or shelves shall have reflective striping added to the outside lip. The stripe shall be a
1-1/2" minimum in width.
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Specified part shall include Red and White DOT approved reflective striping.
COMPARTMENT DIVIDER
There shall be one (1) vertical compartment divider(s) installed in the specified compartment. The divider(s) shall
be bolted in place for ease of removal. The aft side of the vertical divider shall have two (2) vertical unistruts
installed.
ADJUSTABLE UNISTRUT
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) channels
on the left wall and two (2) channels on the right wall. The tracks shall be positioned to provide support for
equipment mounting. The length of the tracks shall be sized to allow for optimum use of the compartment
interior.
COMPARTMENT GRATING
The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
COMPARTMENT LIGHTING
The specified compartment shall have two (2) vertical and one (1) horizontal Code 3 800 series lights installed.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
COMPARTMENT D2
One full height compartment shall be provided on the driver's side of the apparatus body aft of the rear wheels.
This compartment shall span from behind the rear wheel well quarter panel to the rear of the body in width and
from the top of the body to the rub rail in height. The compartments approximate "clear door opening" is 34"
wide by 58" high with a variable depth of 13.5"/22.5". Compartment shall have two hat sections that are 4.25
inch wide and will be spaced two inches apart that run from either side of the compartment.
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COMPARTMENT VENTILATION
A minimum 2-inch single “Weber” style polished stainless steel swivel vent with four (4) ¼-inch vent holes shall
be provided. These vents shall have a stainless steel center bolt to lock the vent in either the open or closed
position and be located in the compartment walls. All vents will contain fire resistant filters to minimize dust
entering the compartment.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
COMPARTMENT SILL PLATE
The compartment shall feature a polished stainless steel sill plate protecting the painted surface of the
compartment when items are accessed.
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) vertical
channels on the back wall of the compartment.
ADJUSTABLE SHELVES
Two (2) adjustable shelve(s) shall be constructed of .188" thick smooth aluminum plate and be mounted in
specified compartments with double bolt cast aluminum shelf brackets. Each shelf shall have a broken front edge,
and a broken rear edge for added strength and reinforcement. All shelves shall be orbital DA finish.
COMPARTMENT SHELF GRATING
The specified compartment shelf shall be fitted with removable interlocking vinyl Dri-Dek grating. This material
shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion
resistant.
The specified Dri-Dek grating shall be black in color.
The compartment shelf and or shelves shall have reflective striping added to the outside lip. The stripe shall be a
1-1/2" minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
TOOL BOARD ON SIDE WALL OF COMPARTMENT
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Two (2) PAC TRAC tool board panel shall be provided and mounted vertically on the side wall of the specified
compartment. The tool board shall be mounted directly to the wall and not to unistrut.
TOOL BOARD REAR WALL OF COMPARTMENT
A PAC TRAC tool board panel shall be provided and mounted vertically on the back wall of the specified
compartment. The tool board shall be mounted directly to the wall and not to unistrut.
COMPARTMENT GRATING
The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
COMPARTMENT LIGHTING
The specified compartment shall have two (2) vertical and one (1) horizontal Code 3 800 series lights installed.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
PASSENGER SIDE BODY COMPARTMENTS
COMPARTMENT P1
One compartment shall be provided on the passenger's side of the apparatus body above the rear wheels. This
compartment shall span from just behind the pump panel to the back of the rear wheel well quarter panel in width
and from the top of the body side to the wheel well in height. The compartments approximate "clear door
opening" is 51" wide by 39" high with a depth of 12". Compartment shall have two hat sections that are 4.25
inch wide and will be spaced two inches apart that run from either side of the compartment.
COMPARTMENT VENTILATION
A minimum 2-inch single “Weber” style polished stainless steel swivel vent with four (4) ¼-inch vent holes shall
be provided. These vents shall have a stainless steel center bolt to lock the vent in either the open or closed
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position and be located in the compartment walls. All vents will contain fire resistant filters to minimize dust
entering the compartment.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
COMPARTMENT SILL PLATE
The compartment shall feature a polished stainless steel sill plate protecting the painted surface of the
compartment when items are accessed.
ADJUSTABLE UNISTRUT
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) channels
on the left wall and two (2) channels on the right wall. The tracks shall be positioned to provide support for
equipment mounting. The length of the tracks shall be sized to allow for optimum use of the compartment
interior.
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) vertical
channels on the back wall of the compartment.
ADJUSTABLE SHELVES
One (1) adjustable shelve(s) shall be constructed of .188" thick smooth aluminum plate and be mounted in
specified compartments with double bolt cast aluminum shelf brackets. Each shelf shall have a broken front edge,
and a broken rear edge for added strength and reinforcement. All shelves shall be orbital DA finish.
COMPARTMENT SHELF GRATING
The specified compartment shelf shall be fitted with removable interlocking vinyl Dri-Dek grating. This material
shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion
resistant.
The specified Dri-Dek grating shall be black in color.
The compartment shelf and or shelves shall have reflective striping added to the outside lip. The stripe shall be a
1-1/2" minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
COMPARTMENT GRATING
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The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
COMPARTMENT LIGHTING
The specified compartment shall have two (2) vertical and one (1) horizontal Code 3 800 series lights installed.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
COMPARTMENT P2
One compartment shall be provided on the passenger's side of the apparatus body aft of the rear wheels. This
compartment shall span from behind the rear wheel well quarter panel to the rear of the body in width and from
below the walkway to the rub rail in height. The compartments approximate "clear door opening" is 34" wide by
58" high with a variable depth of 12"/22". Compartment shall have two hat sections that are 4.25 inch wide and
will be spaced two inches apart that run from either side of the compartment.
COMPARTMENT VENTILATION
A minimum 2-inch single “Weber” style polished stainless steel swivel vent with four (4) ¼-inch vent holes shall
be provided. These vents shall have a stainless steel center bolt to lock the vent in either the open or closed
position and be located in the compartment walls. All vents will contain fire resistant filters to minimize dust
entering the compartment.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
COMPARTMENT SILL PLATE
The compartment shall feature a polished stainless steel sill plate protecting the painted surface of the
compartment when items are accessed.
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ADJUSTABLE UNISTRUT
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) channels
on the left wall and two (2) channels on the right wall. The tracks shall be positioned to provide support for
equipment mounting. The length of the tracks shall be sized to allow for optimum use of the compartment
interior.
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) vertical
channels on the back wall of the compartment.
ADJUSTABLE SHELVES
Two (2) adjustable shelve(s) shall be constructed of .188" thick smooth aluminum plate and be mounted in
specified compartments with double bolt cast aluminum shelf brackets. Each shelf shall have a broken front edge,
and a broken rear edge for added strength and reinforcement. All shelves shall be orbital DA finish.
COMPARTMENT SHELF GRATING
The specified compartment shelf shall be fitted with removable interlocking vinyl Dri-Dek grating. This material
shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion
resistant.
The specified Dri-Dek grating shall be black in color.
The compartment shelf and or shelves shall have reflective striping added to the outside lip. The stripe shall be a
1-1/2" minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
COMPARTMENT GRATING
The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
COMPARTMENT LIGHTING
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The specified compartment shall have two (2) vertical and one (1) horizontal Code 3 800 series lights installed.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
BACK BODY COMPARTMENTS
COMPARTMENT B1
One compartment shall be provided at the back of the apparatus body, below the hose bed and above the
tailboard. This compartment shall span just center of the tank. The compartments approximate "clear door
opening" is 27" wide by 34" high with a depth of 25". Compartment shall have two hat sections that are 4.25
inch wide and will be spaced two inches apart that run from either side of the compartment.
COMPARTMENT VENTILATION
A minimum 2-inch single “Weber” style polished stainless steel swivel vent with four (4) ¼-inch vent holes shall
be provided. These vents shall have a stainless steel center bolt to lock the vent in either the open or closed
position and be located in the compartment walls. All vents will contain fire resistant filters to minimize dust
entering the compartment.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
COMPARTMENT SILL PLATE
The compartment shall feature a polished stainless steel sill plate protecting the painted surface of the
compartment when items are accessed.
ADJUSTABLE UNISTRUT
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) channels
on the left wall and two (2) channels on the right wall. The tracks shall be positioned to provide support for
equipment mounting. The length of the tracks shall be sized to allow for optimum use of the compartment
interior.
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2)
horizontal channels on the back wall of the compartment.
ADJUSTABLE SHELVES
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One (1) adjustable shelve(s) shall be constructed of .188" thick smooth aluminum plate and be mounted in
specified compartments with double bolt cast aluminum shelf brackets. Each shelf shall have a broken front edge,
and a broken rear edge for added strength and reinforcement. All shelves shall be orbital DA finish.
COMPARTMENT SHELF GRATING
The specified compartment shelf shall be fitted with removable interlocking vinyl Dri-Dek grating. This material
shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion
resistant.
The specified Dri-Dek grating shall be black in color.
The compartment shelf and or shelves shall have reflective striping added to the outside lip. The stripe shall be a
1-1/2" minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
COMPARTMENT GRATING
The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
COMPARTMENT LIGHTING
The specified compartment shall have two (2) vertical Code 3 800 series lights installed.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
PUMP HOUSE COMPARTMENT (PH1)
There shall be a compartment located on the upper passenger side of the pump house. The compartment
dimensions shall be approximately 21" wide x 23" high x 12" deep.
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COMPARTMENT VENTILATION
A minimum 2-inch single “Weber” style polished stainless steel swivel vent with four (4) ¼-inch vent holes shall
be provided. These vents shall have a stainless steel center bolt to lock the vent in either the open or closed
position and be located in the compartment walls. All vents will contain fire resistant filters to minimize dust
entering the compartment.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
ADJUSTABLE UNISTRUT
Adjustable Uni-Strut equipment mounting tracks shall be installed inside the compartment with two (2) channels
on the left wall and two (2) channels on the right wall. The tracks shall be positioned to provide support for
equipment mounting. The length of the tracks shall be sized to allow for optimum use of the compartment
interior.
ADJUSTABLE SHELVES
One (1) adjustable shelve(s) shall be constructed of .188" thick smooth aluminum plate and be mounted in
specified compartments with double bolt cast aluminum shelf brackets. Each shelf shall have a broken front edge,
and a broken rear edge for added strength and reinforcement. All shelves shall be orbital DA finish.
COMPARTMENT SHELF GRATING
The specified compartment shelf shall be fitted with removable interlocking vinyl Dri-Dek grating. This material
shall be resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion
resistant.
The specified Dri-Dek grating shall be black in color.
The compartment shelf and or shelves shall have reflective striping added to the outside lip. The stripe shall be a
1-1/2" minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
COMPARTMENT GRATING
The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
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COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
COMPARTMENT LIGHTING
The specified compartment shall have two (2) vertical Code 3 800 series lights installed.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
PUMP HOUSE COMPARTMENT (PH2)
There shall be a compartment located on the lower passenger side of the pump house. The compartment
dimensions shall be approximately 11.5" wide x 18" high x 18" deep.
COMPARTMENT VENTILATION LOUVERS
The specified compartments shall be provided with ventilation louvers. These units shall be approximately 4" to
6" in size to allow exterior air or interior air movement.
COMPARTMENT FLOOR DRAIN
The compartment shall be provided with rear corner floor drains to the underside of the body.
COMPARTMENT GRATING
The compartments shall be fitted with removable interlocking vinyl Dri-Dek grating. This material shall be
resistant to heat, cold, ultra-violet radiation, mechanical impacts, chemical actions and is corrosion resistant.
COMPARTMENT GRATING EDGE
The Dri-Dek grating shall be equipped with beveled edges where required.
The specified Dri-Dek grating shall be black in color.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
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SLIDE-IN REAR LADDER COMPARTMENT - PASSENGER SIDE
The rear passenger side of the apparatus body shall have a vertically mounted slide-in ladder storage
compartment. The compartment shall be capable of storing one (1) *20-foot three-section Duo Safety model
912 ladder, one (1) *backboard minimum dimensions 72" L x 16" W x 2" H (Ferno “Najo Light NB5500” or
similar), one (1) * 8-foot long pike pole and one (1) * 5-foot digging bar, one (1) *8-foot rubbish hook, *New
York Roof Hook with locking pins to secure each item.
Items are to be purchased by the end user.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
SLIDE-IN REAR SUCTION HOSE COMPARTMENTS
Two (2) suction hose storage compartments will be located above the side storage compartments on both sides
of the apparatus. The compartments will hold a combined total of three (3) eight (8) foot sections of four (4)
inch hard suction hose and strainer.
Both compartments will be capable of holding two (2) eight (8) foot sections of hose if needed. Each
compartment will have a stainless steel painted hinged door on the rear of the compartment. Each compartment
door will have a locking positive latching door latch.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
TOP COMPARTMENT TC1
The hose bed shall be provided with a compartment down the center of the hosebed. The top compartment shall
have a one piece aluminum treadplate cover. Approximate "clear door opening" dimensions shall be 13" wide by
75" deep and 16" high.
ALUMINUM TREADPLATE DOOR
This compartment shall feature an embossed aluminum diamond plate lid. The lid shall be bare embossed
aluminum diamond plate.
DOOR LATCH
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The specified hinged door(s) shall be equipped with a sealed, black lever latch(es). Latch(es) shall be non-locking
style.
LIGHTING
The specified compartment shall have no compartment lighting.
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
PAINTED ALUMINUM PANEL
There shall be a smooth aluminum panel bolted to the rear of the center top storage box.
WHEEL WELL LINERS
Wheel well liners designed to protect the body from impact resulting from road debris thrown by the tires shall be
installed. The removable liners shall be constructed from UHMW material to encompass the entire inner wheel
well area. The liners shall be secured with stainless steel threaded fasteners.
REAR WHEEL FENDERETTES
Polished stainless steel fenderettes shall be installed at each rear wheel opening. The fenderettes shall be
positioned outside of the wheel well panel to cover the tire area that extends past the body. The fenderettes shall
be secured with stainless steel threaded fasteners.
DRIVERS SIDE BODY -- SCBA CYLINDER STORAGE PROVISIONS
A storage area for an SCBA cylinder shall be provided in the forward area of the driver's side wheel well.
Dimensions shall be 8" diameter x 26" deep.
The SCBA door shall be a Cast Products door.
The SCBA cylinder storage tube shall be made from plastic. There shall be rubber matting to cusion the bottle
glued into the tube.
DOOR LATCH
The specified hinged door(s) shall be equipped with (1), textured chrome lever latch(es). Latch(es) shall be
non-locking style with a raised button.
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SCBA CYLINDER STRAPS
There shall be a 1" nylon tether installed to secure the bottle in the storage tube.
DRIVERS SIDE BODY -- SCBA CYLINDER STORAGE PROVISIONS
A storage area for an SCBA cylinder shall be provided in the rearward area of the driver's side wheel well.
Dimensions shall be 8" diameter x 26" deep.
The SCBA door shall be a Cast Products door.
The SCBA cylinder storage tube shall be made from plastic. There shall be rubber matting to cusion the bottle
glued into the tube.
DOOR LATCH
The specified hinged door(s) shall be equipped with (1), textured chrome lever latch(es). Latch(es) shall be
non-locking style with a raised button.
SCBA CYLINDER STRAPS
There shall be a 1" nylon tether installed to secure the bottle in the storage tube.
PASSENGER SIDE BODY -- SCBA CYLINDER STORAGE PROVISIONS
A storage area for an SCBA cylinder shall be provided in the forward area of the passenger’s side wheel well.
Dimensions shall be 8" diameter x 26” deep.
The SCBA door shall be a Cast Products door.
The SCBA cylinder storage tube shall be made from plastic. There shall be rubber matting to cusion the bottle
glued into the tube.
DOOR LATCH
The specified hinged door(s) shall be equipped with (1), textured chrome lever latch(es). Latch(es) shall be
non-locking style with a raised button.
SCBA CYLINDER STRAPS
There shall be a 1" nylon tether installed to secure the bottle in the storage tube.
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PASSENGER SIDE BODY -- SCBA CYLINDER STORAGE PROVISIONS
A storage area for an SCBA cylinder shall be provided in the rearward area of the passenger's side wheel well.
Dimensions shall be 8" diameter x 26" deep.
The SCBA door shall be a Cast Products door.
The SCBA cylinder storage tube shall be made from plastic. There shall be rubber matting to cusion the bottle
glued into the tube.
DOOR LATCH
The specified hinged door(s) shall be equipped with (1), textured chrome lever latch(es). Latch(es) shall be
non-locking style with a raised button.
SCBA CYLINDER STRAPS
There shall be a 1" nylon tether installed to secure the bottle in the storage tube.
RUB RAILS, CLEARANCE LIGHTS, AND REFLECTIVE TAPE
The sides of the lower body area fore and aft of the wheel well area shall be provided with 2" x 1.25" x .250"
extruded aluminum rub rails, with end caps or angled corners.
Specified part shall include White reflective striping.
FRONT OF BODY -- PROTECTIVE SURFACE
The entire front of the apparatus body shall include a protective surface, constructed of aluminum tread plate
material.
FRONT CORNERS OF BODY -- PROTECTIVE SURFACES
The front corners of the apparatus body shall include a protective surface installed. The surface shall be
constructed of polished stainless steel material.
REAR BODY PANELS
The entire rear of the apparatus body shall be painted apparatus color.
OUTER REAR BODY PANELS -- PROTECTIVE COVERING
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The rear outer panels of the body shall have protective surfaces installed on the corners. The protective covering
shall be constructed of polished stainless steel material.
TOP OF BODY COMPARTMENTS -- PROTECTIVE SURFACES
The top of the side compartments shall have a protective surfaces installed. The surface shall be constructed of
aluminum tread plate material.
ANODIZED ALUMINUM DRIP RAIL
All enclosed compartment doors shall be provided with an aluminum drip rail above the doors.
ALUMININUM – COMPARTMENT DOOR, HINGED OVERLAP
One (1) single, vertically hinged door shall be provide and fabricated from aluminum. The frame of the door shall
be constructed of 1.75” x 1.75” x .125” aluminum tubing to prevent corrosion and provide structural support.
The spacing created by the frame tubing shall filled with Styrofoam for added support, dent resistance, insulation
and noise reduction. The exterior surface shall be .125” aluminum for durability. The interior surface shall be
080” aluminum. There shall be no mechanical fasteners, such as bolt heads or rivets on the inside or outside of
the doors.
The exterior of the door shall overlap the opening of the compartment. A .75” lip shall be constructed around the
opening of the compartment and the exterior of the door. A rubber seal shall be installed on the .75” lip on both
the compartment and the door to provide for a double seal against water and dust. A rain gutter shall be mounted
above the door creating a third layer of water protection.
The door shall be designed utilizing a D-ring style latch system. A 6” stainless steel D-ring latch, large enough to
accommodate a gloved hand, shall be mounted on the exterior of the door. A stainless steel bezel shall be
installed to house and protect the D-ring locking mechanism. The easily serviced bezel shall be mounted utilizing
stainless steel screws. The D-ring locking mechanism shall be a double catch design. The first catch shall engage
to secure the door in the event of improper closure. The second catch shall seal the door from water and other
elements once the door has been properly closed.
The door shall be mounted using a stainless steel piano style hinge and a .25” diameter hinge pin for stability. The
vertical hinge shall be mounted to the body frame with threaded inserts and stainless steel screws to preserve
functionality and ease of maintenance in the event of damage.
Gas struts shall be utilized to hold the door in the open position and to prevent the door from slamming during
closing. The gas struts shall be mounted directly to the door with a stainless steel bracket assembly for stability
and ease of maintenance. The gas struts shall be mounted to the interior of the compartment with a fully
adjustable assembly.
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The exterior of the compartment doors and the door frames shall be painted to match the body in quality and
tone. The interior surface shall not be painted, it shall be sanded utilizing a dual orbital technique.
The specified door(s) shall have a Polished stainless-steel D-ring door handle.
The specified door(s) D-ring handles shall be equipped with manual key door locks keyed to use the 1250 key.
COMPARTMENT DOOR EDGE STRIPING
The hinged compartment doors shall have reflective striping applied on the edges. The stripe shall be a 1-1/2"
minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
ALUMININUM – COMPARTMENT DOOR, HINGED OVERLAP
There shall be five (5) double, vertically hinged sets of doors fabricated from aluminum and installed on the
apparatus body. Each door shall feature exterior surfaces which overlaps the opening of the compartment. The
exterior surface shall be .125” aluminum for durability and damage resistance. The interior surface shall be .080”
aluminum for structural support and overall appealing appearance of the compartment. The frame of the doors
shall be constructed of 1.75” x 1.75” x .125” aluminum tubing to prevent corrosion and provide structural
support. The spacing created by the frame tubing shall be filled with Styrofoam for added support and dent
resistance, temperature insulation, and noise reduction.
A .75” lip shall be constructed around the opening of the compartment and the exterior of the door. A rubber
seal shall be installed on the .75” lip of both the compartment and the door to provide for a double seal against
water and dust. A rain gutter shall be mounted above the latch type door for an added third layer of water
protection.
The doors shall be designed utilizing a D-ring latch system. A 6 inch stainless steel D-ring latch, large enough to
accommodate a gloved hand, shall be mounted on the exterior of the door to allow the door to seal and fasten in
the closed position. A stainless steel bezel shall be installed to house and protect the D-ring locking mechanism.
The easily serviced bezel shall be mounted utilizing stainless steel screws for added stability of the mechanism
and ease of maintenance in the event of damage. The D-ring locking mechanism shall be of a double catch
design. The first catch shall engage to secure the door in the event of improper closure. The second catch will
seal the door to water and other elements once the doors has been properly closed.
The doors shall be mounted with a stainless steel hinges with .25” diameter hinge pin for stability. The vertical
hinges shall be mounted to the body frame with threaded inserts and stainless steel screws to preserve
functionality with use or age and ease of maintenance in the event of damage.
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Gas struts shall be utilized to hold the door in the open position and to prevent the door from slamming during
closing. The gas struts are mounted directly to the door with a stainless steel bracket assembly for stability and
ease of maintenance. The gas struts shall be mounted to the interior of the compartment with fully adjustable
assembly for ease of adjustment and maintenance while increasing stability.
A polished stainless steel scuff guard shall be installed on the bottom of the compartment opening to prevent
damage and wear to the paint and finish of the body module due to the removal and storage to equipment in the
compartment.
The exterior of the compartment doors and the door jambs shall be painted to match the body in quality and tone.
The interior of the door shall not be painted due to lack of exposure and inherent resistance to corrosion. The
interior of the door shall be sanded utilizing a dual orbital technique. The sanding shall provide for a smooth,
regular, scratch free surface on the interior of the door. The exterior skin to door frame joining seam shall be
caulked and painted to provide a moisture proof seal.
Each compartment shall be provided with two vertically hinged doors with one (1) D-ring latch on each door in
the set of doors.
The specified door(s) shall have a Polished stainless-steel D-ring door handle.
The specified door(s) D-ring handles shall be equipped with manual key door locks keyed to use the 1250 key.
COMPARTMENT DOOR EDGE STRIPING
The hinged compartment doors shall have reflective striping applied on the edges. The stripe shall be a 1-1/2"
minimum in width.
Specified part shall include Red and White DOT approved reflective striping.
REAR STEP
The rear bumper shalll be made from aluminum diamondback grip strut. The design of the grip strut shall allow
for no debris or dust buildup and will allow for easy clean out with just water.
The step shall be of a three piece design each section to operate independently during body and chassis flexing.
The step will be full body width by a minimum 8-inch deep stand off type. When mounted, the loaded rear
departure angle will be no less then 22 degrees.
The drop step will have locking positions to allow for up position storage and rear compartment door opening
access. The drop step will incorporate a stop in the down position to prevent movement when in use.
AUXILIARY FIXED STEP -- DRIVERS SIDE REAR
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Three (3) Cast Products 8" square cast aluminum auxiliary step(s) shall be provided. The step shall be installed
on the rear drivers side of the body.
AUXILIARY FIXED STEP -- PASSENGER SIDE REAR
Three (3) Cast Products 8" square cast aluminum auxiliary step shall be provided. The step shall be installed on
the rear passenger side of the body.
HANDRAILS
One (1) knurled type non-slip handrail, approximately 18” in length, shall be vertically installed.
HANDRAILS
Two (2) knurled type non-slip handrail, approximately 42” in length, shall be vertically installed.
HANDRAILS
Two (2) knurled type non-slip handrail, approximately 12” in length, shall be horizontally installed.
HANDRAILS
Two (2) knurled type non-slip handrail, approximately 18” in length, shall be horizontally installed.
HANDRAILS
One (1) knurled type non-slip handrail, approximately 60” in length, shall be horizontally installed.
HOSE BODY CONSTRUCTION SPECIFICATIONS
The hose bed side sheets and floor shall be constructed from aluminum material. The hosebed shall provide two
separate hose beds one on the left and one on the right side of the top loaded center dunnage. The hose body
shall be free of sharp corners, bolts, or other obstructions that may catch hose and other equipment.
HOSE BED DIVIDER
Two (2) adjustable width hose bed divider constructed from no less than .250 (1/4") aluminum material shall be
installed. The divider shall be secured to the hose bed by utilizing adjustable track type channels and fasteners.
The divider shall be full length and depth of the hose bed.
HOSE STORAGE BRACKETS
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There shall be two (2) I-Zone hose bracket(s) provided on the rear of the apparatus body one on each side left
and right. The mount(s) shall be mounted under CPI fixed step(s). Approx length of the I-zone pole shall be 24".
ALUMINUM HOSEBED GRATING
The hose bed compartment deck shall be constructed entirely from maintenance-free, extruded aluminum slats.
The slats shall feature an anodized, contoured, ribbed top surface. The slats shall be of widths approximately 3/4''
high x 4.5'' wide and shall be welded into a one-piece grid system to prevent the accumulation of water and allow
ventilation to assist in drying hose.
ALUMINUM HOSEBED COVER
Two (2) separate aluminum tread plate hose bed covers shall be installed, -inch aluminum alloy diamond plate
reinforced with a -inch aluminum alloy hat section as needed to support walking on the hose bed covers. The
covers shall be hinged on the outboard side using full length polished stainless steel hinges with a minimum
inch pin and 1-inch joint length and installed to avoid any hindrance in walking on hose bed covers.
The hose bed covers shall have full length handrails installed along the rear lip and one (1) additional grab handle
mounted on the top side of the covers and two (2) mechanisms on each cover to assist with opening and closing
of the hose bed covers. Each hose bed cover shall have a mechanism to hold the hose bed cover in the open
position and will be substantial enough to prevent accidental closing in extreme wind conditions.
The covers shall be reinforced so that they will support the weight of a person walking on the cover and shall be
sloped to the outboard side of the apparatus to aid in water run-off.
HOSEBED REAR ENCLOSURE
A vinyl end skirt with three (3) straps, and large quick release buckles (minimum 2-inch) shall be installed on
each hose bed cover. Quick release buckles and nylon tie down straps shall be attached to the end skirts. The end
skirts will be weighted at the bottom end with a full width flat strip of metal sewn into the hem of the skirt. The
end skirts, straps, buckles, etc. will be exposed to direct sun light and shall be protected against UV rays.
The flaps shall be red in color.
HOSEBED -- AREA LIGHTS
4) Tecniq E10 lights shall be provided and installed on hosebed door(s).
DOOR AJAR SENSOR
The Specified door(s) shall feature a magnetic proximity switch to indicate when the compartment door is ajar.
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WATER TANK SPECIFICATIONS
A United Plastics Fabricating (UPF), 500 gallon booster tank (Poly Tank) shall be fabricated from a minimum of
500” polypropylene complete with a minimum of .375” polypropylene internal full height baffles that are raised
4” off the tank floor for maximum water flow between baffles. In addition, provisions for the main pump outlet,
direct tank filler inlet, a pump to tank filler/churn valve inlet, a back pump filler outlet, a fitting for an electronic
water level gauge sensor and clean outs for manual tank flushing shall be provided. The tank shall be structurally
reinforced and restrained to prevent deformities or damage to the tank or apparatus body during stressed off road
operations. The booster tank shall be a rectangular design, and shall be capable of being completely removable
from the body without cutting or bending of any components. The tank and cradle assembly shall be mounted to
the chassis frame in strict accordance to the tank manufacturer’s installation guidelines.
The water tank shall be constructed of polypropylene, nitrogen-welded and tested inside and out. The tank
manufacturer shall define the floor, top, sides, ends, and baffles material thicknesses. The tank shall carry a
lifetime warranty. The water tank shall be manufactured by United Plastic Fabrication.
The transverse and longitudinal swash partitions shall be interlocked and welded to each other as well as to the
walls of the tank. The partitions shall be designed and equipped with vent holes to permit air and liquid
movement between compartments. The .cover shall be recessed .375" from the top of the side walls. Hold down
dowels shall extend through and be welded to both the covers and the transverse partitions, providing rigidity
during fast fill operations. Drilled and tapped holes for lifting eyes shall be provided in the top area of the water
tank.
The water tank manufacturer shall certify the capacity of the water tank prior to delivery of the apparatus. This
capacity shall be recorded on the manufacturer's record of construction and the certification shall be provided to
the purchaser when the apparatus is delivered. Tank construction shall conform to applicable NFPA standards.
The water tank shall be configured in a rectangular style with consistent widths on the sides from top to bottom.
TANK FILL AND OVERFLOW PROVISIONS
The water tank shall have a combination vent and manual fill tower. The fill tower shall be fabricated from 1/2"
polypropylene and shall have a minimum outer perimeter dimension of 8" x 8". The tower shall have a 1/4" thick
polypropylene screen and a polypropylene hinged cover. Inside the fill tower, halfway down from the top, shall
be fastened a vent overflow pipe. The vent overflow shall be fabricated from Schedule 40 polypropylene pipe,
with a minimum I.D. of 4”. The vent overflow shall be designed to run through the tank interior and shall be
designed to exit the water tank interior behind the rear wheels.
The tank cover shall be fabricated from 1/2" thick polypropylene and shall incorporate a three-piece design which
allows for the removal of each individual cover section for inspection or repair of the tank interior, if necessary.
The tank cover shall be recessed 3/8" from the top of the tank sides and shall be welded to both the sides and the
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longitudinal baffles. Each of the three cover sections shall have hold downs to assist in keeping the cover rigid
under fast filling conditions. These hold downs shall consist of 2" polypropylene dowels, spaced a maximum of
30" apart, fitted and then welded to the transverse partitions. The dowels shall extend through the cover sections
and be welded to them. Two of the dowels shall be drilled and tapped to accommodate the tank lifting eyes.
The sump shall have a minimum dimension of 8" x 6" with a 3/4" thick bottom. On all tanks with a bulkhead
suction inlet, a 3" Schedule 40 polypropylene pipe sweep shall be provided from the front of the tank to the sump
location. The sump shall have a threaded plug located at the bottom of it for a tank drain and clean out.
There shall be two standard tank outlets: one for the tank to pump suction line, which shall be a minimum of a 3"
NPTF coupling, and one for a tank fill line, which shall be a minimum of a 1-1/2" NPTF coupling. All tank fill
couplings shall be backed with flow deflectors to break up the stream of water entering the tank.
The water tank shall rest on the body subframe cross members, which shall be spaced a maximum of 22" apart.
The tank shall be insulated from those cross members by hard rubber insulators, with a minimum thickness of
1/4", glued and mechanically fastened to the cross members to protect the tank from direct contact with the steel
body subframe. The tank shall be designed on a free-floating suspension principle and shall not require the use of
additional hold downs. The tank shall be completely removable without disturbing or dismantling the apparatus
body structure.
VENT AND OVERFLOW
The fill tower shall incorporate a vent and overflow system shall be designed into the water tank. The system
shall include a 3" diameter PVC pipe that functions both as an air vent while emptying the tank and as an
overflow when filling the tank. The overflow shall discharge excess water below the frame rails of the vehicle.
TANK SUMP AND DRAIN PROVISIONS
A one (1) cubic foot (minimum) polypropylene sump, with anti-swirl baffles shall be provided. The sump shall be
located as close to the center of the tank floor as the chassis cross members, and differential driveline will allow.
One (1) 3-inch or 4-inch National Pipe Thread (NPT) outlet and plug shall be provided in the sump floor for
flushing of the tank. A 1½-inch drain valve shall be provided in the tank sump for flushing of the booster tank.
The valve will be located as to provide for adequate clearance from cross members and differential during
extreme twisting motions of the chassis and buildup
The sump shall also be provided with a 1-inch NPT outlet for the back pump filler hose.
Due to space constraints, it may be necessary to locate the main pump suction outlet in the tank sump for
maximum water usage. The main pump suction tube will be of an adequate size to supply the main pump with
enough water to meet pump ratings.
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A minimum 3-inch direct tank fill NPT inlet and internal manifold shall be provided on the left rear of the tank. If
the direct tank fill inlet is located on the rear tank wall, the inlet manifold shall pass through the first baffle and
feature a turn down to eliminate any possible damage to the tank or baffles while filling the tank.
WATER TANK DRAIN PROVISIONS
A 3" plugged drain provision shall be installed in the bottom of the water tank, sump, or plumbing for water tank
draining and the flushing-out of debris.
CLASS A FOAM TANK SPECIFICATIONS
The Class A foam tank shall have a capacity of 20 gallons. The foam tank shall be manufactured by UPF and
have a lifetime warranty.
The tank shall be equipped with a positive sealing pressure/vacuum vent type cap, a low foam concentrate sensor
that turns off the foam pump at a pre-set level, a visual sight gauge, an easily accessible brass or stainless steel
drain valve located at the lowest point of the foam tank and an accessible brass or stainless steel cleanable
strainer installed in the supply line from the foam tank to the foam pump.
The foam tank shall be mounted on a removable sub-structure. The tank will have a positive tie down. The tie
down will allow for easy removal of the foam tank.
The foam tank will have two (2) quarter turn brass or stainless shut off valves at the pump supply and fill lines to
allow for the removal of the tank without loss of foam. The float switch harness and the foam concentrate supply
and fill lines shall have connections located adjacent to the tank to facilitate foam tank removal.
FOAM TANK FILL AND VENTING PROVISIONS
The foam concentrate tank shall be provided with a fill pipe having a volume of not less than 2 percent of the
total tank volume. The filler opening shall be capped with a sealed air-tight threaded cover. The fill opening shall
be designed to incorporate a removable screen and shall be located so that foam concentrate from a five (5)
gallon container can be dumped into the tank.
The foam tank filler shall be equipped with a pressure/vacuum vent that enables the tank to compensate for
changes in pressure or vacuum when filling or withdrawing foam concentrate from the tank. The
pressure/vacuum vent shall not allow atmospheric air to enter the foam tank except during operation or to
compensate for thermal fluctuations. The vent shall be protected to prevent foam concentrate from escaping or
directly contacting the vent at any time. The vent shall be of sufficient size to prevent tank damage during filling
or foam withdrawal.
A color coded label or visible permanent marking that reads "CLASS A -- FOAM TANK FILL" shall be placed
at or near the foam concentrate tank fill opening. An additional label shall be placed at or near any foam
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concentrate tank fill opening stating the type of foam concentrate the system is designed to use.
Any restrictions on the types of foam concentrate that can be used with the system shall also be stated, along
with a warning message that states "WARNING: DO NOT MIX BRANDS AND TYPES OF FOAM."
A 3/4" diameter connection, piping, and gate type valve shall be installed for the foam tank for draining purposes.
DIRECT TANK FILL - REAR DRIVERS SIDE
A valve for direct filling of the tank shall be supplied. The 1/4 turn valve shall be configured with 2-1/2" NH
female threads, debris screen, threaded plug with retention chain and lever handle. The valve shall be located on
the drivers side rear of the apparatus.
One (1) Akron 8825 series swing-out style valve(s) shall be supplied and installed. All valves shall be designed to
operate under normal conditions up to 500 PSI and shall have dual seats to work in both pressure and vacuum
environments. All valves and controls shall be easily accessible for service, repair or replacement.
The specified valve shall have a direct actuated ‘local’ control Akron Model TSC valve handle.
One (1) chrome brass 2-1/2" NH rocker lug plug with a securing chain or cable shall be installed on the intake.
1) chrome plated brass 30 degree elbow with 2.5" swivel female NH x 2.5" male NH thread with rocker lugs
shall be provided on the direct tank fill.
BACK PACK FILL SYSTEM
There shall be one (1) back pack fill system provided and installed on the lower area of the pump panel. The
valve plumbing shall be 3/4" I.D. hose.
12 VOLT ELECTRICAL SPECIFICATIONS
The following describes the low voltage electrical system on the apparatus including all panels, electrical
components, switches and relays, wiring harnesses and other electrical components. The apparatus manufacturer
shall conform to the latest Federal DOT standards, current automotive electrical system standards, and the
applicable requirements of the NFPA 1906.
Wiring shall be stranded copper or copper alloy conductors of a gauge rated to carry 125 percent of the
maximum current for which the circuit is protected. Voltage drops shall not exceed 10 percent in all wiring from
the power source to the using device. The wiring and wiring harness and insulation shall be in conformance to
applicable SAE and NFPA standards. The wiring harness shall conform to SAE J-1128 with GXL temperature
properties. Exposed wiring shall be run in a loom with a 290 degree Fahrenheit rating. Wiring looms shall be
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properly supported and attached to body members. Electrical conductors shall be constructed in accordance with
applicable SAE standards, except when good engineering practice requires special construction.
All wiring connections and terminations shall provide positive mechanical and electrical connections and be
installed in accordance with the device manufacturer's instructions. When wiring passes through metal panels,
electrical connections shall be with mechanical type fasteners and rubber/plastic grommets.
Wiring between cab and body shall be split using Deutsch type connectors or enclosed in a terminal junction
panel allowing body removal with minimal impact on the apparatus electrical system. Connections shall be
insulated with heat shrink crimp-type tubing to resist moisture and foreign debris such as grease and road grime.
Weather resistant connectors shall be provided throughout the system.
Electrical junction or terminal boxes shall be weather resistant and located away from water spray conditions.
When required, automatic reset breakers and relays shall be housed in the main body junction panel.
There shall be no exposed electrical cabling, harnesses, or terminal connections located in compartments, unless
enclosed in an electrical junction box or covered with a removable electrical panel. Wiring shall be secured in
place and protected against heat, liquid contaminants and damage and shall be uniquely identified at least every
six inches (6") by color coding or permanent marking with a circuit function code and identified on a reference
chart or electrical wiring schematic per requirements of applicable NFPA 1906 standards.
Low voltage protective devices shall be provided for the electrical circuits. The devices shall be accessible and
located in required terminal connection locations or weather resistant enclosures. Over current protection devices
shall be automatic reset type suitable for electrical equipment and meet SAE standards. All electrical equipment,
switches, relays, terminals, and connectors shall have a direct current rating of 125 percent of maximum current
for which the circuit is protected. Electro-magnetic interference suppression shall be provided in the system as
required in applicable SAE standards.
The electrical system shall include the following:
Electrical terminals in weather exposed areas shall have a non-conductive grease or spray applied. All terminal
plugs located outside of the cab or body shall be treated with a corrosion preventative compound.
All electrical wiring shall be placed in a protective loom or be harnessed.
Exposed connections shall be protected by heat shrink material and sealed connectors.
Large fender washers shall be used when fastening equipment to the underside of the cab roof and all holes made
in the roof shall be caulked with silicone.
Electrical components installed in exposed areas shall be mounted in a manner that will not allow moisture to
accumulate inside.
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A service loop shall be provided behind an electrical appliance to allow them to be pulled away from mounting
area for inspection and service work.
Upon completion of the vehicle and prior to delivery, the apparatus shall be electrically tested and the electrical
testing, certifications, and test results shall be submitted with delivery documentation per requirements of NFPA
1906.
ELECTRICAL WIRING HARNESS
The electrical system shall be divided into separate harnesses. The individual harness shall be connected with
Deutsch type quick connectors. The wiring and appliances shall be protected by automatic reset type circuit
breakers.
REAR CENTER CONSOLE
There shall be a center console located between the rear bucket seats. The rear console shall feature a recessed
top storage area with a single front drawer.
CUP HOLDER
The console shall have two (2) cup holders installed. Exact location to be determined at the preconstruction
meeting.
The specified compartment(s) shall be coated with Black/Black colored Multi-Spec paint.
12 VOLT POWER SOURCE
There shall be two (2) 12 volt plug-in utility power connection(s) rated at 20 amps provided and installed in the
cab console.
The specified power source shall be wired to the switched battery circuit.
USB CHARGING PORT
Two (2) USB charging port(s) shall be installed in the cab of the truck for the fire departments accessory
devices. The USB charging port shall have two (2) USB connections and shall have a 5 volt, 4.8A output with
Intelligent Device Recognition capabilities.
The specified power source shall be wired to the switched battery circuit.
CUSTOM FABRICATED CONSOLE
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A custom fabricated electrical console and enclosure shall be located between the driver's and the officer's seating
positions. The center console will contain*two* USB dual 2.1-amp dual inlet charging ports one on the side of
each seat in the front and two in the rear of the center console facing back on either side of the console.
USB CHARGING PORT
Four (4) USB charging port(s) shall be installed in the cab of the truck for the fire departments accessory
devices. The USB charging port shall have two (2) USB connections and shall have a 5 volt, 4.8A output with
Intelligent Device Recognition capabilities.
The specified power source shall be wired to the switched battery circuit.
REAR OF CENTER CONSOLE MOUNTING BOARD
On the very rear of the console shall be a vertical plate approximately 12-16 inches high that shall have four Zico
UHH-1I fire helmet holders that will hang four wildland helmets for firefighters. This vertical plate will be from
1/4-inch steel will be removable with bolts and have vertical support brackets and gussets at the base for
reinforcement.
The mounting board shall have two (2) Bendix King CHKNGVC9R2BE 12-volt dual chargers, USB charging
ports mounted on both sides of the rear of the front seats next to the helmet racks on the helmet rack support.
The chargers will be powered when the ignition is on or the truck is plugged into shoreline power.
SPARE WIRING
Five (5) pair of spare wiring shall be provided. One wire shall be 12-volt battery switched controlled and the
other shall be a 12-volt, 15-amp fused ignition switch controlled circuit.
The wiring shall be labeled as to their function, coiled, and located within the center console and behind the rear
seat. Additional ignition and battery fuse panel (blue sea style) shall be included and will terminate in the center
console.
BATTERY SWITCH - MASTER DISCONNECT
A battery cutoff switch shall be provided in the cab within easy reach of the driver; by the chassis manufacturer.
There shall be a 200amp continuous rated solenoid installed and switched by the OEM battery master switch.
150 AMP CIRCUIT BREAKER
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A “Class 1” (or equal) 150-amp circuit breaker shall be located between the master battery switch and the
sub-panel. The 150-amp circuit breaker shall be located in an enclosed compartment with a removable door with
four bolts that will be located in the battery box.
The wiring going to and from the circuit breakers will be insulated with loom and have rubber grommets where
the wiring passes through metal compartments. All terminals on this panel shall be properly labeled and
numbered with permanent, moisture and heat resistant material.
BATTERY CHARGER
A Kussmaul Autocharge 1200 PLC, model #091-187-12, automatic battery charger shall be provided. The
battery charger shall be wired to the 12 volt battery system. Charger maintainer will be installed behind the rear
seat driver's side. This area will be enclosed with 1/8-inch aluminum with a bolt on access cover with four bolts
for servicing and have two 120-volt muffin fans on one side with equal breathing diameter holes on the opposite
side that are activated when the engine is plugged in to 120 volts.
KUSSMAUL SUPER AUTO EJECT DELUXE COVER
There shall be a Super Auto Eject with Deluxe Cover with Digital Display installed. The Super Auto Eject shall
be a 120V, 15A eject. The digital display shall show volts and amps. Super Auto Eject shall be installed on the
drivers' side of the cab with a 3/16 aluminum plate that has gussets installed on the angle bracket below the door
and jam and not contacting the frame or battery box.
The specified auto eject cover shall be red.
IDENTIFICATION LIGHTS
All LED identification lights shall be installed on the vehicle as required by applicable highway regulations.
LICENSE PLATE MOUNTING
A front, predrilled license plate position shall be installed in the front bumper if permissible to the design.
Passenger side.
LICENSE PLATE MOUNTING AND LIGHT
A predrilled backing plate and LED light shall be installed on the rear for mounting of the license plate.
STOP, TAIL, LIGHTS
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Two (2) Peterson #817KR-7 4" LED lights shall be installed as stop/tail lights on the rear of the apparatus. They
shall be grommet mounted.
TAIL LIGHTS
Two (2) Peterson #817KR-7 4" LED lights shall be installed as turn signal lights on the rear of the apparatus
above the stop/turn lights. They shall be grommet mounted.
BACK UP LIGHTS
Two (2) Peterson #M817C-7 4" LED lights shall be installed as back up lights on the rear of the apparatus. They
shall be grommet mounted.
ZONE C-- LOWER REAR WARNING LIGHTS
Two (2) Whelen M6 Series Model # M6RC warning light shall be provided. The warning light shall incorporate
Linear Super-LED® and Smart LED® technology. The M6RC configuration shall consist of 18 red Super-LEDs
and a clear optic polycarbonate lens.
The lens/reflector assembly shall be sealed and resistant to water, moisture, dust, and other environmental
conditions. The hard coated lens shall provide extended life/luster protection against UV and chemical stresses.
The specified Whelen M6 lights shall be equipped with chrome plastic flange type light bezel mountings.
MAP LIGHT
One (1) Havis Shields #C-MAP-T-LED 12" LED map light, 12 volt, with a gooseneck arm an on-off switch
located on the base of the light shall be installed on the dashboard.
FRONT BUMPER -- GROUND LIGHTS
There shall be two (2) Tecniq E10, LED ground light(s) installed under the front bumper. The lights shall
activate by a button located on the Cencom core control head, and any time a cab door is opened.
CAB GROUND LIGHTS
There shall be four (4) Tecniq E10, LED ground lights installed under the cab door(s). The lights shall activate
by a button located on the Cencom core control head, and any time a cab door is opened.
GROUND LIGHTS - PUMP PANEL
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There shall be two (2) Tecniq E10, LED ground lights installed under the pump panel running board(s). The
lights shall activate by a button located on the Cencom core control head, and any time a cab door is opened.
GROUND LIGHTS - UNDER REAR STEP
There shall be two (2) Tecniq E10, LED ground lights installed under the rear step area. The lights shall activate
by a button located on the Cencom core control head, and any time a cab door is opened.
PIONEER MICRO
There shall be two (2) Whelen Pioneer Micro lights provided and installed on the apparatus. They shall be
located in the center section of the front bumper in provided cutouts. The lights shall be controlled by a button
labeled "Scene Front" on the whelen siren controller.
FRONT BUMPER BEZEL
The center of the front bumper shall feature a bezel, the bezel shall trim out around the front tow plate and front
Whelen Micro Pioneer lights and have an BME logo. The BME logo shall have reflective material behind it.
REFLECTIVE BACKGROUND
Part shall feature a Red reflective background.
The scene lights shall be activated by individual buttons or switches on the cab center console. Left, right, and
rear scene light controls.
PIONEER MICRO
There shall be six (6) Whelen Pioneer Micro lights provided and installed on the apparatus.
The lights shall be located:
One located on each side of the pump house recessed into upper panels. Controlled by "Left Scene" and
Right Scene switches on the Whelen siren controller
Two located under the middle steps on the back of the apparatus. They shall be operated by the "Rear
Scene" switch located on the Whelen siren controller
Two (2) mounted rear facing under the rear of the body.
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The scene lights shall be activated by individual buttons or switches on the cab center console. Left, right, and
rear scene light controls.
PIONEER PLUS SCENE LIGHT
There shall be two (2) Whelen Pioneer Plus model# PCH1P1 with a switch and pole/pedestal mount located on
the rear of the apparatus. The light heads shall be white in color. The light's shall be supplied with battery
switched power, and be activated with the included light mounted switch.
DOOR OPEN WARNING LIGHT
The door ajar warning system shall be separated into four zones, a Left, Right, upper hosebed area, and Rear
zone. Each zone shall have an individually labeled warning light and also activate an audible alarm. The door
ajar lights and audible alarm shall activate only when the apparatus parking brake has been released.
RADIO PRE-WIRE
There shall be a radio pre-wire provided in the cab center console. The prewire shall consist of a battery hot,
battery switched, and a ground source.
RADIO SPEAKERS MOUNT
An interior cab ceiling mounted box shall be installed and be pre wired, routed to the center console. The box
shall be big enough to mount a speaker and be powder coated black.
RADIO ANTENNA INSTALLATION
There shall be four (4) radio antenna installed on the apparatus and routed to the cab center console.
BACK UP ALARM
One (1) solid state back up alarm shall be provided at the rear of the apparatus. The back up alarm shall be wired
to the reverse circuit of the transmission, and shall provide an audible alarm to the rear of the apparatus when
reverse gear is selected. The alarm shall have a volume of 87 to 112 db while in operation.
BACK UP CAMERA
There shall be a Rear View Safety back up camera system supplied and installed on the apparatus. The camera
system shall consist of a 7" TFT LCD Digital Color Display, 130° Ultra Wide Angle Back Up Camera. Part #
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RVS-770613-HD. A reverse sensing RVS-770613HD auto dimming back up camera system shall be installed
with a seven-inch monitor.
The camera for this system will be mounted in the dead box facing rear between hose beds covers.
The camera screen will be located in the open compartment facing rear in the dash.*
This camera will not contact the stacked CAL FIRE stacked logo.
HEADLIGHT FLASHER
The white portion of the Whelen, M6DD light heads shall be programmed to function as the wig wags. It shall be
activated in the “calling for the right of way” mode and be turned off in the “blocking of the right of way” mode
by applying the parking brake. Should the feature need to be interrupted, the wig wags shall also incorporate a
separate cut off switch on the Whelen CORE control head.
ELECTRONIC SIREN
A Whelen CenCom Core C399 electric siren and lighting control module shall be installed. The siren shall be
wired through the siren control head and the OEM horn ring and be activated only when the *calling for the right
of way* function has been activated.
WHELEN CORE CONTROL HEAD
There shall be a Whelen model CCTL6 control head supplied with the Cencom Core system. It features a 3
section control head, with 8 push buttons, 4- position slide switch with a 7 position rotary knob. A manual siren
and air horn button, and 3 traffic advisor control buttons.
WHELEN CORE WECANX TRAFFIC ADVISOR MODULE
There shall be a Whelen model CTA Traffic Advisor module interfaced with the Cencom Core system.
SIREN SPEAKER
One (1) Whelen Model #SA315P siren speaker shall be provided. The 100 watt siren speaker shall be designed in
a black nylon composite housing with 123 decibel rating.
ZONE A FRONT UPPER -- LIGHTBAR
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One (1) Whelen Model #TB-CALFIRE-ECT-M34 Cenator series WeCanx light bar shall be installed on the
apparatus. The lightbar shall feature the following:
Eight forward facing RED/WHT LIN6 lights
Two forward facing LED take down lights.
A left and right facing LED take down light.
Four corner RED/WHT LIN6 lights.
Two rear facing RED/AMBER LIN6 lights.
ZONE A -- LOWER FRONT WARNING LIGHTS
Two (2) Whelen M6 Series Model # M6D warning light shall be provided. The red portion shall be used as a
front warning light and the white portion shall be used as front wig wags as well as additional area lighting when
needed.
The specified Whelen M6 lights shall be equipped with chrome plastic flange type light bezel mountings.
ZONE A -- LOWER FRONT WARNING LIGHTS
Two (2) Whelen WIONSMCR lights shall provided and installed on the front face of the bumper, towards the
outer edge.
ZONE B AND D-- FRONT INTERSECTION
Two (2) Whelen M6 Series Model # M6RC warning light shall be provided. The warning light shall incorporate
Linear Super-LED® and Smart LED® technology. The M6RC configuration shall consist of 18 red Super-LEDs
and a clear optic polycarbonate lens.
The lens/reflector assembly shall be sealed and resistant to water, moisture, dust, and other environmental
conditions. The hard coated lens shall provide extended life/luster protection against UV and chemical stresses.
The specified Whelen M6 lights shall be equipped with chrome plastic flange type light bezel mountings.
ZONE B AND D LOWER MID-BODY WARNING LIGHTS
Two (2) Whelen M6 Series Model # M6RC warning light shall be provided. The warning light shall incorporate
Linear Super-LED® and Smart LED® technology. The M6RC configuration shall consist of 18 red Super-LEDs
and a clear optic polycarbonate lens.
The lens/reflector assembly shall be sealed and resistant to water, moisture, dust, and other environmental
conditions. The hard coated lens shall provide extended life/luster protection against UV and chemical stresses.
The specified Whelen M6 lights shall be equipped with chrome plastic flange type light bezel mountings.
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ZONE B AND D-- UPPER SIDE REAR WARNING LIGHTS
Two (2) Whelen M6 Series Model # M6RC warning light shall be provided. The warning light shall incorporate
Linear Super-LED® and Smart LED® technology. The M6RC configuration shall consist of 18 red Super-LEDs
and a clear optic polycarbonate lens.
The lens/reflector assembly shall be sealed and resistant to water, moisture, dust, and other environmental
conditions. The hard coated lens shall provide extended life/luster protection against UV and chemical stresses.
The specified Whelen M6 lights shall be equipped with chrome plastic flange type light bezel mountings.
ZONE C UPPER REAR
Two (2) Whelen M6 Series Model # M6RC warning light shall be provided. The warning light shall incorporate
Linear Super-LED® and Smart LED® technology. The M6RC configuration shall consist of 18 red Super-LEDs
and a clear optic polycarbonate lens.
The lens/reflector assembly shall be sealed and resistant to water, moisture, dust, and other environmental
conditions. The hard coated lens shall provide extended life/luster protection against UV and chemical stresses.
The specified Whelen M6 lights shall be equipped with chrome plastic flange type light bezel mountings.
REAR TRAFFIC ADVISOR, EIGHT (8) L.E.D. LAMPS
A Whelen TAZ86 eight lamp LINZ6 Super-LED Traffic Advisor with all amber lights shall be provided and
mounted at the rear of the body. The solid state traffic advisor shall include model TACTL5 control head, or it
can be directly connected to a Whelen CenCon Siren Head Controller.
PAINT CODES/COLORS
The apparatus shall be painted the following color(s).
The apparatus shall be the International 209 paint schematic with Pierce Red 277 main/lower color and Pierce
White 267 secondary/upper color. The body shall be a single tone Pierce Red 277.
PAINTING -- EXTERIOR CAB
The cab roof will be painted the specified white down to the drip molding on both sides, to the top of the
windshield and a line parallel to the top of the rear window The exterior of the chassis cab shall be finish painted
in a two tone finish by the chassis manufacturer.
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BODY PAINTING SPECIFICATIONS
All exposed surfaces shall be prepared and painted using a multi-step process to ensure a blemish-free, protective
coating for the base metal materials.
All removable items, such as brackets and compartment doors, shall be removed and painted separately to insure
finish paint behind them after they are reinstalled.
Due to its modular design, the apparatus body shall be completely finish painted prior to its installation on the
chassis.
The body shall be sanded, and cleaned. Any imperfections or defects in the metal shall be corrected with premium
body filler and then sanded smooth.
An epoxy primer shall be utilized on all painted and coated surfaces and shall prepare the metal for the final paint.
The direct-to-metal primer shall be used to create a first level seal allowing secure adhesion between the base
metal and the subsequent substrates.
All body and components shall then be primed, thoroughly sanded, and meticulously inspected for any
imperfections; which shall be properly corrected..
All surfaces shall then be painted with a base coat of premium paint following the guidelines as established by the
paint manufacturer. The body shall be painted using a single color to match the cab primary color, and then shall
be buffed to a high gloss finish.
INTERIOR COMPARTMENT FINISH
The interior wall, floor and ceiling surfaces of compartments shall be finished with Rust-Oleum brand Multispec
color flecked paint. The final color combination shall be determined in pre-con.
The specified compartment(s) shall be coated with Gray Stone colored Multi-Spec paint.
TOUCH-UP PAINT
Touch-up paint (one for each color) shall be furnished with the completed truck at final delivery.
VALVE PAINTING
All exposed valves shall be painted to match the color of the exterior body.
MISC PAINTING
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The fuel tank support brackets, air tanks and mounting brackets shall be painted job color red.
STRIPING & LETTERING
There shall be a custom striping and lettering package installed on the apparatus. The specifications/pricing of the
package are yet to be determined.
LOOSE EQUIPMENT
The following equipment shall be provided with the completed apparatus. The equipment shall be new and
unused, and shall meet all current NFPA safety regulations.
One (1) 7-foot length of 4-inch Kochek Maxi-Flex Suction Hose (small lug) w/NH threads
Two (2) 8-foot length of 4-inch Kochek Maxi-Flex Suction Hose (small lug) w/NH threads
One (1) 4-inch Kochek Suction Hose Strainer w/NH threaded couplings
Three (3) Hard line, ¾-inch x 50-foot sections, 800 psi test pressure with 1-inch NPSH threads
Two (2) Gated Wyes, 2½-inch NH Female to 1½-inch NH Male with chrome caps
Two (2) Heavy duty yellow extruded aluminum chock blocks (Worden Safety Products Co., HWC7YWH or
equivalent)
One (1) Pike Pole 8-foot Fiberglass
One (1) Digging Bar, 5-foot (Porter # 17700 or equivalent)
One (1) Three section, 20-foot, aluminum extension ladder with halyards
Four (4) Ziamatic # UH-6-30-2-SF walk-a-way mounting brackets with safety straps for MSA Stealth L-30
SCBA bottles (BME Mounted)
Two (2) 5-pound dry chemical ABC commercial grade portable fire extinguisher with permanent mounting
brackets. (Kidde # 5TCM-4 or equal)
One (1) Set of FMVSS #125 approved bi-directional triangle warning reflector (set contains 3)
Two (2) Holtz Rubber Company (Lodi, CA) neoprene long-handle tool holder sets, shall be provided
One (1) 1½-inch NH female to 2½-inch NH male adapter
One (1) Zico # QM-CSM Chain Saw Mount
One (1) Akron # 448 Spanner Wrench Mount w/ two (2) style 10 Wrenches
Agenda Item 8.1Page 159 of 1163
BME Fire Trucks LLC
10026-0006 04/07/23
86
One (1) Wheel lug nut wrench and handle, Budd #44201, 32-inch long (Vendor to state if providing a substitute)
One (1) 12-ton hydraulic jack, with screw extension ram
Cal-Fire Tag On Adjustment
Agenda Item 8.1Page 160 of 1163
JROGHQVWDWHUH FRP
PRODUCT
WARRANTIES
Exhibit “C”
4
Agenda Item 8.1Page 161 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
STANDARD WARRANTY
BASIC COVERAGE:
BME Fire Trucks LLC. warrants each new piece of Fire and Rescue Apparatus to be free from
defects in material and workmanship under normal use and service and will at it’s option repair or
replace any part of this vehicle which proves defective in material and/or workmanship with new or
re-newed parts for the first 12 months from new vehicle delivery date. This warranty shall not
apply to any new product, which has been subjected to misuse, neglect, modification, alteration,
accident, and lack of normal maintenance or items used in routine maintenance.
COMPONENT COVERAGE:
Certain components are given additional warranty coverage of variable time periods and distance
traveled limitations. Component examples are frame rails, chassis cab components, engines,
transmissions, driveline systems, water tank, etc. and are warranted by their respective
manufacturers. Extended warranties are also available on many other specified chassis and body
components and can be purchased as needed with the vehicle. Additional warranty coverage and
extended warranties will vary depending on components specified and supplied. You may obtain
more information regarding additional and extended coverage by contacting BME Fire Trucks LLC.
or your local Boise Mobile Equipment Dealer.
DISCLAIMER:
NO WARRANTIES ARE GIVEN BEYOND THOSE DESCRIBED HEREIN. THIS WARRANTY IS IN LIEU OF
ALL OTHER WARRANTIES, EXPRESSED OR IMPLIED. THE COMPANY SPECIFICALLY DISCLAIMS
WARRANTIES OF MERCHANTABILLITY AND FITNESS FOR A PARTICULAR PURPOSE, ALL OTHER
REPRESENTATIONS TO THE USER/PURCHASER, AND ALL OTHER OBLIGATIONS OR LIABILITIES.
THE COMPANY FURTHER EXCLUDES LIABILITY FOR INCIDENTAL AND CONSEQUENTIAL
DAMAGES, ON THE PART OF THE COMPANY OR SELLER. No person is authorized to give any other
warranties or to assume any liabilities on the Company’s behalf unless made or assumed in writing
by the seller; and no other person is authorized to give any warranties or to assume any liabilities
on the seller’s behalf unless made or assumed in writing by the seller.
OBTAINING SERVICE:
Return the vehicle to any BME Fire Trucks LLC. dealer/authorized service center; return the
vehicle to BME Fire Trucks LLC.; or contact BME Fire Trucks LLC. When contacted, BME Fire
Trucks LLC. will authorize repair or replacement of parts as outlined above; will authorize a return
Agenda Item 8.1Page 162 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
of parts for inspection/repair or replacement if required; will direct you to the nearest Boise Mobile
Equipment authorized service center if necessary.
Agenda Item 8.1Page 163 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
10-YEAR BODY STRUCTURE WARRANTY
BODY STRUCTURAL WARRANTY
BME Fire Trucks LLC. (hereafter known as BME) warrants the fire body shall be free of structural
or design failure or workmanship for a period of ten (10) years from the date the apparatus is put
into service by the end user. This warranty is extended to the original purchaser only and
terminates upon transfer of ownership or possession to any other entity.
A body is defined as the structure, which fabricated from steel, stainless steel or aluminum sheet
metal and the associated framework that comprises fire body separate of the chassis cab area
where the driver, passengers and controls are located. This warranty is strictly limited to that
part of the body manufactured by BME and as defined above, exclusive of all hardware,
purchased components, mechanical items, electrical items, or paintwork.
This warranty is expressly limited to the repair and/or replacement of defective items as BME
may elect upon examination of any defects in material or workmanship. This warranty covers
only labor for repair or replacement, which is reasonably necessary as determined by BME. All
repairs must be expressly approved in writing by the BME warranty department prior to any work
being performed. The failure to obtain approval for repairs from BME or to have the body
repaired or replaced at BME or a place designated by BME shall void this warranty. Any repair or
replacement performed by BME pursuant to this warranty shall be warranted under this warranty
only for the duration of the original warranty.
BME's obligation to render any repairs under this warranty is subject to the following conditions
in their entirety:
1. The claimed failure must be reported to BME, Inc within the above stated warranty
period.
2. The claimed defective body must be returned to BME or an authorized BME warranty
service center immediately after notification of BME. Transportation costs will be the
responsibility of the purchaser, as will any charges for drivers, loading, unloading, or
other costs associated with the transportation of the chassis.
3. BME will then have the unconditional right to examine the body to determine if the
claimed defect falls within the scope of this warranty.
Agenda Item 8.1Page 164 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
This warranty shall not cover the following:
1. Damage caused by fire, misuse, neglect, or accident.
2. Damage caused by theft, vandalism, riot, or explosion.
3. Damage caused by acts of God such as lightning, flood, hurricane, etc.
4. Damage that may or may not, at BME's discretion, be caused by or associated with
unauthorized repairs of modifications.
5. Damage that may or may not, at BME's discretion, be caused by or associated with lack or
improper maintenance procedures.
6. Loss of time, loss of use of the chassis, inconvenience, lodging, food, or other
consequential loss that may result from the claimed failure of the repair and claim
procedure.
This warranty is expressly in lieu of all other warranties, expressed or implied.
Agenda Item 8.1Page 165 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
STAINLESS STEEL & BRASS PLUMBING WARRANTY
BASIC COVERAGE:
BME Fire Trucks LLC. warrants to the original purchaser that the stainless-steel plumbing
components and ancillary brass fittings used in the construction of the water/foam plumbing
system are structurally sound, free of structural defects in design, material and workmanship and
will not fail due to perforation caused by corrosion. BME Fire Trucks LLC. will at its option repair or
replace any portion of the plumbing system, covered under this warranty, that proves to be
defective in design, material and/or workmanship for a period of ten (10) years from the date the
apparatus is first placed in service.
NOT COVERED:
This warranty shall not apply to any new apparatus that has been subjected to misuse, neglect,
overloading, remounting, modification, alteration, accident, or lack of normal maintenance
practices. The plumbing warranty shall terminate upon transfer of possession or ownership by
original purchaser.
DISCLAIMER:
NO WARRANTIES ARE GIVEN BEYOND THOSE DESCRIBED HEREIN. THIS WARRANTY IS IN LIEU OF
ALL OTHER WARRANTIES, EXPRESSED OR IMPLIED. THE COMPANY SPECIFICALLY DISCLAIMS
WARRANTIES OF MERCHANTABILITY AND FITNESS FOR A PARTICULAR PURPOSE, ALL OTHER
REPRESENTATIONS TO THE USER/PURCHASER AND ALL OTHER OBLIGATIONS OR LIABILITIES.
FURTHER, THE COMPANY EXCLUDES LIABILITY FOR CONSEQUENTIAL AND INCIDENTAL
DAMAGES, ON THE PART OF THE COMPANY OR SELLER. No person is authorized to give any other
warranties or to assume any liabilities on the Company’s behalf unless made or assumed in writing
by the seller; and no other person is authorized to give any warranties or to assume any liabilities
on the seller’s behalf unless made or assumed in writing by the seller.
OBTAINING SERVICE:
Return the vehicle to any BME Fire Trucks LLC. dealer/authorized service center or contact BME
Fire Trucks LLC. BME Fire Trucks LLC. shall be solely responsible for determining the extent of
repair under the terms of the warranty. Transportation costs shall be the responsibility of the
purchaser.
Agenda Item 8.1Page 166 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
PAINT WARRANTY
BASIC PAINT COVERAGE:
BME Fire Trucks LLC. PPG Paint Company warrants to the original purchaser the paint finish
applied to each new piece of Fire and Rescue Apparatus to be free from defects in material and
workmanship under normal use and service and will at its option repair or replace the paint of the
damaged area. The warranty coverage shall be for a period of seven (7) years from the new
vehicle delivery date. This warranty shall not apply to any new apparatus that has been subjected
to misuse, neglect, modification, alteration, accident, and lack of normal maintenance practices.
SPECIFIC COVERAGE:
The paint finish applied to the BME Fire Apparatus is guaranteed to the original purchaser for a
period of seven (7) years against the following:
Peeling or delaminating of the topcoat and/or other layers of paint
Cracking or checking
Loss of gloss caused by cracking, checking, or chalking
Any paint failure caused by defective paint materials covered by this guarantee
EXCLUSIONS:
A paint failure resulting from any of the following conditions is excluded from coverage:
Paint deterioration caused by bubbles, blisters, or other film degradation due to rust or
corrosion originating from the substrate
Corrosion due to design/engineering (i.e., electrolysis dissimilar metals)
Hazing, chalking or loss of gloss caused by improper care, abrasive polishes, cleaning
agents, or heavy-duty pressure washing
Paint deterioration caused by abuse, accidents, acid rain, chemical fallout, or other acts
of nature
Accidents, scratches, chips, or stone bruises due to normal vehicle use
Repairs done over previously refinished areas unless stripped to bare metal
Claims presented without proper guarantee documentation
Agenda Item 8.1Page 167 of 1163
WE ARE WILDLAND
www.bmefire.com | 800.445.8342
OBTAINING SERVICE:
Return the vehicle to any BME Fire Trucks LLC. dealer/authorized service center or contact BME
Fire Trucks LLC. When contacted, BME Fire Trucks LLC. will authorize and will direct you to the
nearest authorized paint repair facility if necessary.
Agenda Item 8.1Page 168 of 1163
JROGHQVWDWHUH FRP
DEALER SUPPLIED
PRODUCTS SERVICES
Exhibit “D”
5 AND/
OR
Agenda Item 8.1Page 169 of 1163
1
DEALER SUPPLIED PRODUCTS and/or SERVICES
The following products and/or services will be provided by Golden State Fire Apparatus Inc. (GSFA)
prior to final delivery:
LICENSED MANUFACTURER
The State of California Vehicle Code, section 11701 requires “every manufacturer of a vehicle subject to
registration shall make application to the Department of Motor Vehicles (DMV) for a license containing a
general distinguishing number”. The manufacturer has a current license at time of proposal and shall
provide a copy upon request. Temporary licenses are not acceptable.
LICENSED DEALERSHIP
The State of California Vehicle Code, section 11701 requires a “dealer in vehicles of a type subject to
registration, shall make application to the Department of Motor Vehicles (DMV) for a license containing
a general distinguishing number”. Golden State Fire Apparatus, Inc. has a current license at time of bid as
outlined above and is available upon request. Temporary licenses are not acceptable.
LICENSED SALES REPRESENTATIVE
The State of California Vehicle Code, section 11800 requires that it shall be “unlawful for any person to
function as a vehicle salesperson without having first procured a license issued by the Department of
Motor Vehicles (DMV)”. The representative has a current vehicle salespersons license at time of proposal
and shall provide a copy upon request. Temporary licenses are not acceptable.
VEHICLE REGISTRATION
The State of California Vehicle Code section 11739 requires that the “dealer of a new motor vehicle sale
is responsible for applying for the title, securing vehicle registration, and obtaining license plates for the
Customer” through the Department of Motor Vehicles (DMV). Golden State Fire Apparatus, Inc. is a
factory-authorized dealer of the vehicle being sold and is authorized to register with the State of
California as a new vehicle manufacturer.
GSFA will make all necessary applications and complete all transfer papers, including applying for
California Exempt “E” license plates.
GRAPHICS PACKAGE ALLOWANCE
A graphics allowance of $5,000.00 is included in the bid price. GSFA will utilize the preferred vendor of the
Gilroy Fire Department. Any unused portion of this fund will be credited back on the final invoice or returned
in the form of a check to the Gilroy Fire Department promptly following final invoicing.
PRE-CONSTRUCTION, FACTORY TRIP
A pre-construction trip to the manufacturing facility will be provided for three (3) Customer
representative(s). The intent of this trip is to review and finalize, in detail, the specifications prior to the
start of production. The pre-construction trip will have a duration of two (2) days and one (1) night and be
scheduled at times mutually agreed upon between GSFA and the Customer. Costs for airfare, lodging,
meals, and ground transportation while at the manufacturer’s location will be the responsibility of GSFA.
Air travel will be from one of the following airports: Sacramento, San Francisco, or San Jose.
Costs such as Customer ground transportation in California, Customer airport parking, Customer luggage
fees and Customer incidentals while traveling to the factory will be the responsibility of the Customer.
Flight reservations are non-refundable and in the event of a cancellation after booking, the Customer will
be responsible for all costs associated with this cancellation, which may include not only the original
ticket cost but also any change or cancellation fees imposed by the airline and/ or travel agency. Flight
reservations are also non-transferable.
Agenda Item 8.1Page 170 of 1163
2
FINAL INSPECTION, FACTORY TRIP
A final inspection trip to the manufacturing facility will be provided for three (3) Customer
representative(s). The intent of this trip is to ensure that the apparatus is built to specification and to detect
any deficiencies that require correction. The final inspection trip will have a duration of two (2) days and
one (1) night and be scheduled at times mutually agreed upon between GSFA and the Customer. Costs for
airfare, lodging, meals, and ground transportation while at the manufacturer’s location will be the
responsibility of GSFA. Air travel will be from one of the following airports: Sacramento, San Francisco,
or San Jose.
Costs such as Customer ground transportation in California, Customer airport parking, Customer luggage
fees and Customer incidentals while traveling to the factory will be the responsibility of the Customer.
Flight reservations are non-refundable and in the event of a cancellation after booking, the Customer will
be responsible for all costs associated with this cancellation, which may include not only the original
ticket cost but also any change or cancellation fees imposed by the airline and/ or travel agency. Flight
reservations are also non-transferable.
DELIVERY TO AUTHORIZED SERVICE FACILITY
GSFA will, at their expense, deliver the apparatus (including any applicable equipment, spare parts, and
supplies) to their Northern California facility in Sacramento for a dealer preparation inspection.
To ensure proper break in of all components while still under warranty, the apparatus shall be delivered
under its own power - rail or truck freight shall not be acceptable.
PRE-DELIVERY SERVICE
After transportation from the factory and prior to delivery, the apparatus will receive a pre-delivery
service to confirm proper operation and correction of any issues found as a result of said inspection. The
Golden State Fire Apparatus, Inc. pre-delivery service consists of the following:
Engine Compartment and Undercarriage – Check for any broken mounting brackets and inspect
for correct capacities of the following (if applicable): engine oil, coolant, power steering fluid,
washer reservoir fluid, transmission fluid, rear end fluid, pump transmission oil, and primer oil.
Interior – Operate all doors, windows, and locks for proper adjustment. Check upholstery.
Exterior – Repair reasonable paint scratches or chips. Tighten any loose hardware and inspect
tires and wheels for proper pressure and lug torquing.
Road Test – With the water tank (if applicable) full, the apparatus will be driven approximately
twenty miles which allows the drive train components to get up to operating temperature. Road
test will be on both city and highway roads. A DOT compliant brake test will be conducted to
ensure the system is holding air. The brake condition and wheel seals will also be inspected.
Electrical - Operate all lights, sirens, and other electrical accessories to verify operation.
Pump - If applicable, vacuum test the pump to hold for 15 minutes. After vacuum test, operate the
relief valve, transfer valve and check pump shift. Check water tank for leaks and inspect water
level gauge for calibration. With discharge caps loose, rapid test all individual gauges and main
gauges for calibration. Lubricate valve rods.
Agenda Item 8.1Page 171 of 1163
3
Foam System – If applicable, tighten caps and connect foam lines. Test selector, valves, metering
valve and operation of foam system (including flush).
Fuel Tank - Fuel tank will be filled at the dealership location prior to final delivery.
DEF Tank - DEF tank will be filled at the dealership location prior to final delivery.
Wash - The apparatus will be thoroughly washed at the dealership location prior to final delivery.
FINAL DELIVERY (CUSTOMER LOCATION)
GSFA will, at their expense, deliver the Product (including any applicable equipment, spare parts, and
supplies) to the Customer specified address once completed. Prior to delivery of the Product, Customer agrees
to provide proof of liability and physical damage insurance to GSFA. GSFA will not release the Product to
the Customer until such proof of insurance is provided.
It is the responsibility of the Customer to have any outstanding balance due, paid in full to GSFA, prior to or
at the time that the Product is complete and ready to deliver. If payment is late or delivery is delayed pending
payment, a daily finance charge of $150.00 and a daily storage fee of $50.00 may apply until such payment is
received.
Due to insurance liability, the Product will not be delivered without full acceptance and full payment (or prior
written agreement between the Customer and GSFA).
END OF EXHIBIT ”D”
Agenda Item 8.1Page 172 of 1163
Page 1 of 4
City of Gilroy
STAFF REPORT
Agenda Item Title:Award a Contract to Teichert Construction for the
FY23 Citywide Pavement Rehabilitation Project No.
23-PW-278 and Approve a Total Project Expenditure
of $6,688,412
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Public Works
Submitted By:Daryl Jordan, Public Works Director
Prepared By:Julie Oates, Engineer II
STRATEGIC PLAN GOALS Maintain and Improve City Infrastructure
RECOMMENDATION
a) Adopt a resolution of the City Council of the City of Gilroy amending the budget for
the City of Gilroy for Fiscal Year 2022-2023 and appropriating proposed expenditure
amendments; and
b) Award a Contract to Teichert Construction in the amount of $6,080,374.35 with an
additional project contingency of $608,037.65 (10%), for a total construction cost of
6,688,412.00 for the FY23 Citywide Pavement Rehabilitation Project, No. 23-PW-
278, and authorize the City Administrator to execute the contract and associated
documents.
EXECUTIVE SUMMARY
On November 16, 2020, Council approved the Capital Improvement Program for Fiscal
Years 2020-2021 through 2024-2025. Council adopted the Fiscal Year 2022 and Fiscal
Year 2023 Biennial Budget on June 7, 2021, and approved the City’s 5-Year Street
Repair Program on September 13, 2021.
Staff received three bids for constructing the FY23 Citywide Pavement Rehabilitation
Project, No. 23-PW-278 (Project). The lowest responsive Base Bid (including 10%
Agenda Item 8.2Page 173 of 1163
Award a Contract to Teichert Construction for the FY23 Annual Citywide Pavement
Rehabilitation Project No. 23-PW-278
City of Gilroy City Council Page 2 of 4 May 1, 20231
0
3
3
contingency) was $4,025,450. The Project solicited four Bid Alternates in addition to the
base bid. The total Project cost for the Base Bid and the four Bid Alternates (including
10% contingency) is $6,688,412. Additional fund balances in the various street funds
have accrued due to increased Gas Tax and SB-1 contributions. These additional funds
are being proposed to be incorporated into the overall project costs. Staff recommends
Council adopt a resolution to amend the budget for Fiscal Year 2022-2023 and increase
appropriations by $2,887,660 in Gas Tax Funds (205) and by $400,752 in SB-1 Road
Funds (210) to fully fund the Project.
BACKGROUND
On March 8, 2021, Public Works Engineering staff presented an Introduction to the
City’s 5-Year Street Repair Program. This included discussions on pavement
alternatives, pavement restoration approaches, pavement program funding scenarios,
and funding options. Through those discussions, Council approved a blended pavement
restoration approach and approved an increase to the City’s annual paving budget from
1.8M per year to $3.9M per year for the next five years to improve the City’s Pavement
Condition Index (PCI) from its then-current rating of 62 to a projected rating of 67.
On September 13, 2021, Council approved the City’s 5-Year Street Repair Program.
Construction of the FY22 Citywide Paving Project began in August 2022 and included
pavement milling and asphalt concrete overlay, asphalt rubber cape seal, slurry seal,
micro surfacing, installation of ADA-compliant curb ramps, striping improvements, and
other incidental work. Due to cold-weather temperatures that occurred unusually early in
the season, the FY22 Citywide Paving Project was suspended in October 2022. The
FY22 Citywide Paving Project is now resuming and is expected to be completed within
the next several weeks.
The street segments included in the FY23 Citywide Pavement Rehabilitation Project are
listed in Attachment 1. Public Works Department staff selected the Project’s Street
segments based on the City’s pavement management software program, StreetSaver.
The list of streets was previously approved by Council, and feedback was received from
the Public Works Operations Street Maintenance Section.
ANALYSIS
In addition to the 116 street segments in the Base Bid, the FY23 Citywide Pavement
Rehabilitation Project also included the following five Bid Alternates:
1. Santa Barbara Drive from Third Street to Montebello Drive (Grind & Overlay)
2. Mantelli Drive from Santa Teresa Blvd to Calle Del Rey (Grind & Overlay)
3. Montebello Drive from Santa Barbara Drive to Wren Avenue (Grind & Overlay)
4. Leavesley Road from Arroyo Circle to City Limit (Grind & Overlay)
5. Leavesley Road from Arroyo Circle to City Limit (Full Depth Reclamation)
Bid Alternates 4 and 5 are the same segment of Leavesley Road but utilize different
pavement treatments. Bid Alternate 5 provides a lower cost than Bid Alternate 4,
Agenda Item 8.2Page 174 of 1163
Award a Contract to Teichert Construction for the FY23 Annual Citywide Pavement
Rehabilitation Project No. 23-PW-278
City of Gilroy City Council Page 3 of 4 May 1, 20231
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resulting in an equal or better product. As a result, Bid Alternate 4 has been excluded
from further consideration.
The FY23 Citywide Pavement Rehabilitation Project was advertised in the San Jose
Mercury News and on the City’s website on March 10, 2023. Staff conducted the bid
opening on April 3, 2023. Staff received three bids for the Project. A summary of the
bids is provided below.
Description of Work Teichert
Construction
McKim
Corporation
Granite Rock
Company
Base Bid - 116 Street Segments at
Various Locations (Various
Treatments)
3,659,500.00 $ 3,750,428.10 $ 4,040,270.69
Bid Alternate No. 1 - Santa Barbara
Dr from Third St to Montebello Dr
Mill & 2-Inch Overlay)
231,805.50 $275,174.50 $201,739.50
Bid Alternate No. 2 - Mantelli Dr
from Santa Teresa Blvd to Calle Del
Rey (Mill & 3-Inch Overlay)
522,369.70 $718,308.03 $603,530.25
Bid Alternate No. 3 - Montebello Dr
from Santa Barbara Dr to Wren Ave
Mill & 2-Inch Overlay)
292,227.50 $361,476.88 $276,627.50
Bid Alternate No. 5 - Leavesley Rd
from Arroyo Cir to City Limit (Full
Depth Reclamation)
1,374,471.65 $ 1,621,520.30 $ 1,064,361.65
Total $6,080,374.35 $6,726,907.81 $6,186,529.59
The lowest responsive bid was determined by a complete bid submittal package,
including the Base Bids. Staff recommends awarding the contract to the lowest
responsive bidder, Teichert Construction, with a total bid of $6,080,374.35 (including Bid
Alternates 1, 2, 3, and 5). The Engineer’s estimate was prepared using the City’s
historical data from previous similar projects and by analyzing trends in the public works
construction industry. The lowest responsive Base Bid is approximately one percent
higher than the Engineer’s Estimate. When including the Bid Alternates, the overall
lowest responsible bidder’s bid is approximately 7% higher than the Engineer’s
Estimate.
ALTERNATIVES
The alternative to the staff recommendation is to reject all bids. Staff does not
recommend this option.
FISCAL IMPACT/FUNDING SOURCE
The Total Bid, including the Base Bid and Bid Alternates 1, 2, 3, and 5, is
6,080,374.35. Staff recommends including a contingency of $608,037.65 (10%) for a
total construction allocation of $6,688,412.00. The 10% contingency accounts for
Agenda Item 8.2Page 175 of 1163
Award a Contract to Teichert Construction for the FY23 Annual Citywide Pavement
Rehabilitation Project No. 23-PW-278
City of Gilroy City Council Page 4 of 4 May 1, 20231
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unforeseen conditions or necessary field changes in the scope of work during
construction. In June 2021, Council adopted the FY22 and FY23 Operating and Capital
budgets and appropriated $3,400,000 for the FY23 Annual Paving Program from the
General Fund (Fund 100), SB-1 Road Funds (210), and Measure B (212).
Council approved the City’s 5-Year Street Repair Program on September 13, 2021. At
that time, the staff report identified an additional $500,000 from either SB-1 or Measure
B fund balances, for a total of $3,900,000 in funding for the FY22 and FY23 Citywide
Pavement Maintenance Projects.
Staff recommends the City Council adopt a resolution to amend the FY23 budget to
appropriate an additional $3,288,412 for a total of $6,688,412 to construct the Project.
There are sufficient funds in Gas Tax Funds (205) and SB-1 Road Funds (210) to fully
fund the Project.
Funding Source Adopted FY23 Budget Proposed FY23 Budget Proposed Budget
Amendment
210 – Road Funds $900,000 $1,300,752 $400,752
212 – Measure B $900,000 $900,000 $0
205 – Gas Taxes $0 $2,887,660 $2,887,660
100 – General Fund $1,600,000 $1,600,000 $0
Total $3,400,000 $6,688,412 $3,288,412
PUBLIC OUTREACH
Project stakeholders, including residents, schools, and businesses affected by the
Project, will be notified ten working days and 48 hours in advance of the start of
construction in each neighborhood. The City will also conduct extensive public outreach
through a social media campaign.
NEXT STEPS
Upon the Council’s approval of this contract, the contract will be executed, and Staff will
work with the contractor to develop a final project schedule. Construction is expected to
begin in June 2023 and be completed in October 2023.
Attachments:
1. FY23 Citywide Pavement Rehabilitation Project Street Segments
2. Draft Resolution Budget Amendment
3. Teichert Construction - Agreement
Agenda Item 8.2Page 176 of 1163
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5
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RESOLUTION 2023-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY AMENDING THE BUDGET FOR THE CITY OF
GILROY FOR 2022-2023 AND APPROPRIATING
PROPOSED EXPENDITURE AMENDMENTS
WHEREAS, the City Administrator prepared and submitted to the City Council a
budget for the City of Gilroy for Fiscal Years 2021-2022 and 2022-2023, and the City
Council carefully examined, considered, and adopted the same on June 7, 2021; and
WHEREAS, City Staff has prepared and submitted to the City Council proposed
amendments to said budget for Fiscal Year 2022-2023 for the City of Gilroy in the staff
report dated May 1, 2023, for the FY23 Citywide Pavement Rehabilitation Project, City
Project No. 23-PW-278.
NOW, THEREFORE, BE IT RESOLVED THAT the appropriations for Fiscal Year
2022-2023 for the Gas Taxes Fund 205 shall be increased by $2,887,660 and the Roads
Fund 210 shall be increased by $400,752.
PASSED AND ADOPTED by the City Council of the City of Gilroy at a regular
meeting duly held on the 1st day of May 2023 by the following roll call vote:
AYES:COUNCIL MEMBERS:
NOES:COUNCIL MEMBERS:
ABSTAIN:COUNCIL MEMBERS:
ABSENT:COUNCIL MEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
Thai Nam Pham, City Clerk
Agenda Item 8.2Page 177 of 1163
FY23 Citywide Pavement Maintenance Project Street Segments - Base Bid
Segment No Street Name From To
1 ADAMS CT MURRAY AVE END
2 ANSON CT LEARNARD WY END
3 APACHE CT END RODEO DR
4 ARAPAHO DR DURANGO LN BENBOW DR
5 ARNOLD DR CULDESAC HANNA ST CULDESAC EAST
6 AVEZAN WAY TATUM AVE ST CLAR AVE
7 BABBS CREEK DR THOMAS RD END
8 BENBOW DR SAGE HILL DR ARAPAHO DR
9 BENNETT CT SEVERANCE ST END
10 BENNETT ST CHURCH ST SEVERANCE ST
11 BERRYBUSH CT OAK BROOK WY END
12 BLACKBERRY CT OAK BROOK WY END
13 BOSQUE ST JARDIN WY TAOS WY
14 BRAZOS ST JARDIN WY TAOS WY
15 BRIARBERRY LN RANCHO HILLS DR PHEASANT DR
16 CALLE DEL REY LERMA LN LONG MEADOW DR
17 CHAPPELL CT END CHURCH ST
18 CHURCH ST LONDON DR TENTH ST
19 CHURCH ST LAS ANIMAS AV FARRELL AVE
20 CIMINO ST LUCHESSA AVE CHARLES LUX DR
21 COLUMBINE CT MANTELLI DR BULBOUT
22 CONNELL CT LAS ANIMAS AV END
23 CUMBERLAND DR MILLER AVE ORCHARD DR
24 DURANGO LN WAGON WY ARAPAHO DR
25 EL INVIERNO DR WREN AVE EL VERANO WY
26 EL TORO DR HANNA ST LA COCHE WY
27 EL VERANO WY LA PRIMAVERA WY EL INVIERNO DR
28 FELLOM CT MURRAY AV END
29 FERAGALLI CT HIRASAKI DR CUL DE SAC
30 FESTA AGLIO CT HIRASAKI DR CUL DE SAC
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FY23 Citywide Pavement Maintenance Project Street Segments - Base Bid
Segment No Street Name From To
31 FESTA AGLIO DR HIRASAKI AV PADOVA DR
32 FINCH LN TWINBERRY WY LOGANBERRY DR
33 FINE DR RIDGEWAY DR LEARNARD WY
34 FOREST ST OLD GILROY ST SIXTH ST
35 FREEMAN CT LAS ANIMAS RD END
36 GARFIELD CT MURRAY AV END
37 GASCONY CT AVEZON WAY CUL DE SAC
38 GLENWOOD DR EL CERRITO WY WELBURN AVE
39 GOSHAWK CT END LOGANBERRY DR
40 GRANT CT MURRAY AVE END
41 GREYSTONE CT KERN AVE END
42 HACIENDA DR ORTEGA CIR END
43 HANNA ST WELBURN AVE NORTH END
44 HERITAGE WY LIONS CREEK DR SOLEDAD ST
45 HIRASAKI AVE LONG MEADOW DR END
46 HOGAN WY END SADDLER DR
47 JACARANDA WY SOUTH END NORTH END
48 JARDIN WY BRAZOS ST BOSQUE ST
49 KENNEDY CT MURRAY AV END
50 LA ALONDRA WY WREN AVE WELBURN AVE
51 LA PALOMA WY WREN AVE WELBURN AVE
52 LA PRIMAVERA WY WREN AVE TAOS WAY
53 LARIAT DR SAGE HILL DR ARAPAHO DR
54 LAS ANIMAS AV MONTEREY RD 750' E/O MONTEREY RD
55 LEARNARD WY MANTELLI DR BRENTWOOD LN
56 LILLY AVE LIMAN AVE RONAN AVE
57 LOGANBERRY DR PARTRIDGE DR PHEASANT DR
58 LONE DEER WY LONGMEADOW DR END
59 MADISON CT MURRAY AV END
60 MARIPOSA ST ORINDA WY JACARANDA WY
Agenda Item 8.2Page 179 of 1163
FY23 Citywide Pavement Maintenance Project Street Segments - Base Bid
Segment No Street Name From To
61 MARTIRI CT HIRASAKI DR CUL DE SAC
62 MARTIRI DR HIRASAKI AV PADOVA DR
63 MOCKINGBIRD LN RED HAWK DR PHEASANT DR
64 MONTICELLI CT HIRASAKI DR CUL DE SAC
65 MONTICELLI DR HIRASAKI AV PADOVA DR
66 MORO CT HIRASAKI DR CUL DE SAC
67 MORO DR HIRASAKI AV PADOVA DR
68 MURAOKA DR NAGAREDA DR YAMANE DR
69 NAGAREDA DR FOREST DR MURAOKA DR
70 NINTH ST HANNA ST CHURCH ST
71 OAK BROOK WY THOMAS RD GREENFIELD DR
72 OLD GILROY ST CHESTNUT ST CROCKER LN
73 OLEA CT W END CDS E END CDS
74 ORINDA WY MARIPOSA ST LONG MEADOW DR
75 OUSLEY DR MUIR DR SOLIS DR
76 PADOVA DR SIENA CT MORO DR
77 PAMPAS LN ORINDA WY JACARANDA WY
78 PARTRIDGE DR END CALLE DEL REY
79 PEACOCK CT CALLE DEL REY END
80 PHEASANT DR THISTLE WY CALLE DEL REY
81 POLK CT MURRAY AVE END
82 RANCHO HILLS DR MANTELLI DR CARRIAGE DR
83 RANCHO HILLS DR VALLEY OAKS DR NORTHERN TERMINUS
84 RASPBERRY CT OAK BROOK WY END
85 RED HAWK DR MOCKINGBIRD LN CALLE DEL REY
86 RIDGEWAY DR RANCHO HILLS DR FINE DR
87 RONAN AVE WREN AVE CHURCH ST
88 SAGE HILL DR RODEO DR BENBOW DR
89 SAGEWOOD CT RED HAWK DR NORTH END (CUL-DE-SAC)
90 SANTA PAULA DR SAN MIGUEL DR HACIENDA DR
Agenda Item 8.2Page 180 of 1163
FY23 Citywide Pavement Maintenance Project Street Segments - Base Bid
Segment No Street Name From To
91 SENEGAL CT CUL DE SAC LOGANBERRY DR
92 SHERWOOD DR CULDESAC HANNA ST CULDESAC EAST
93 SIENA CT HIRASAKI DR CUL DE SAC
94 SIENA DR HIRASAKI DR SORRENTO CT
95 SIXTH ST CHESTNUT ST ROGERS LN
96 SNOWBERRY CT OAK BROOK WY END
97 SOLEDAD ST HERTIAGE WY LERMA LN
98 SORRENTO CT HIRASAKI DR CUL DE SAC
99 SORRENTO DR HIRASAKI DR PADOVA DR
100 ST CLAR AVE KERN AVE AVEZAN WAY
101 STEPHAN CT PRINCEVALLE ST END
102 SWALLOW LN TWINBERRY WY LOGANBERRY DR
103 TAOS WAY RONAN AVE LA PRIMAVERA WAY
104 TATUM AVE KERN AVE AVEZAN WAY
105 THIRD ST SANTA BARBARA DR 240' EAST OF SANTA PAULA DR
106 THISTLE WY PHEASANT DR BRIARBERRY LN
107 TRIMBLE CT CHURCH ST CUL DE SAC
108 TWINBERRY WY FINCH LN SWALLOW LN
109 VALBUSA DR SOLANA DR JACARANDA WY
110 WEAVER CT END WOODWORTH WY
111 WILLY CT MURRAY AV CUL DE SAC
112 WREN AVE UVAS PARK DR SIXTH ST
113 WREN AVE RONAN AVE TATUM AVE
114 YAMANE DR MURAOKA DR FOREST DR
115 DOWDY/CARMEL SEVENTH ST EIGHTH ST
116 CARMEL/PRINCEVALLE SEVENTH ST EIGHTH ST
FY23 Citywide Pavement Maintenance Project Street Segments - Bid Alts
Segment No2 Street Name From To
BID ALT 1 SANTA BARBARA THIRD ST MONTEBELLO DR
BID ALT 2 MANTELLI DR CALLE DEL REY SANTA TERESA BLVD
BID ALT 3 MONTE BELLO DR SANTA BARBARA DR WREN AVE
BID ALT 5 LEAVESLEY RD 200' E/O ARROYO CIR CITY LIMIT
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Page 1 of 6
City of Gilroy
STAFF REPORT
Agenda Item Title: Approval of a Third Amendment to the Agreement for
Professional Services with Park Consulting Group in
the amount of $379,760 for the Tyler EnerGov Land
Management System Implementation Completion
181,810) and Post-Production Issue Resolution,
Support, and Enhancement Services ($197,950)
Meeting Date: May 1, 2023
From: Jimmy Forbis, City Administrator
Department: Community Development
Submitted By: Sharon Goei, Community Development Director
Prepared By: Sharon Goei, Community Development Director
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
Approve and authorize the City Administrator to execute the third amendment to the
Agreement for Professional Services with Park Consulting Group for the following tasks:
a) Extending the Agreement through August 31, 2023, and adding $181,810 to the
current Agreement, increasing the total not-to-exceed amount to $465,810, to
complete implementation of the Tyler EnerGov Land Management System; and
b) Further extending the Agreement through June 30, 2025, and adding $197,950 to
the Agreement, increasing the total not-to-exceed amount to $663,760, for twenty-
two months of post-production issue resolution, support, and enhancement
services in FY 2024 and 2025.
EXECUTIVE SUMMARY
Since 2022, City staff, particularly the subject matter experts on each functional team,
have been making significant efforts, working in collaboration with Park Consulting
Group (PCG) in the implementation of the Tyler EnerGov Land Management System.
Agenda Item 8.3Page 193 of 1163
Approval of a Third Amendment to the Agreement for Professional Services with Park Consulting
Group in the amount of $379,760 for the Tyler EnerGov Land Management System
Implementation Completion ($181,810) and Post-Production Issue Resolution, Support, and
Enhancement Services ($197,950)
City of Gilroy City Council Page 2 of 6 May 1, 2023
Due to prioritization for mandatory workplan items across City teams and departments,
staff has worked with PCG to develop a revised timeline. The current Professional
Services Agreement amount of $284,000 with PCG has been able to absorb several
months of the extended timeline. Staff recommends an amendment to the Agreement,
increasing the total contract amount by $379,760 to the new total of $663,760 and
extending the Agreement to June 30, 2025, for the following tasks:
1. $181,810 for finalizing the EnerGov system configuration and providing user
training support, production cutover preparation, on-site go-live support, and
post-go-live issue resolution and stabilization.
2. $197,950 for extending the agreement for two additional years of post-production
issue resolution, support, and enhancement services in FY 2024 and 2025.
Staff looks forward to launching the Tyler EnerGov Land Management System and
continuing system improvements to increase efficiencies for City teams and enhance
services for customers and applicants.
BACKGROUND
In December 2021, the City executed a Professional Services Agreement with Park
Consulting Group (PCG) in the amount of $284,000 for the continued implementation of
the Tyler EnerGov Land Management System (LMS) project. The project experienced
challenges and delays in 2020 and 2021 that a prior consultant was not able to
overcome, at which point City staff evaluated and determined that an alternate
consulting firm with direct experience implementing EnerGov would be needed to assist
the City with EnerGov system implementation.
Park Consulting Group commenced work on the EnerGov LMS project in January 2022.
Since then, Park Consulting Group has been working with City staff and has been
performing system design and configuration; developing case types and workflow;
mapping data and migration activities; managing project timeline and deliverables;
providing continuous communication with City staff; and proactively identifying and
addressing issues and conflicts within the project team and third-party vendor partners
such as Tyler and Lynx Technologies).
ANALYSIS
Staff is seeking to amend the City’s Professional Services Agreement with Park
Consulting Group (PCG) to complete the project activities to achieve system go-live and
to have PCG provide close to two years of post-production issue resolution, support,
and enhancement services for the City’s Tyler EnerGov Land Management System.
The EnerGov LMS project was restarted in January 2022 with PCG to replace the
existing SunGard system capabilities and processes as well as to deploy EnerGov’s
extended system capabilities to better serve City staff and customers. These
Agenda Item 8.3Page 194 of 1163
Approval of a Third Amendment to the Agreement for Professional Services with Park Consulting
Group in the amount of $379,760 for the Tyler EnerGov Land Management System
Implementation Completion ($181,810) and Post-Production Issue Resolution, Support, and
Enhancement Services ($197,950)
City of Gilroy City Council Page 3 of 6 May 1, 2023
capabilities include centralized processing and tracking of permits and plans, including
processes currently outside of SunGard, such as integrated cashiering. The capabilities
also include expanded online services such as the community portal, online inspection
requests, online invoice payments, and digital plan submittal processing for all plan
reviews. The project’s go-live date was rescheduled to October 2022.
As the project progressed forward, prioritization for mandatory workplan items had to
take place across Community Development, Public Works, and Information Technology
teams. City staff has re-planned the project and extended the timeline to complete the
core system configuration, development, and user testing and training activities by
spring 2023, with a new projected go-live date in June/July 2023 and stabilization
through August 2023.
EnerGov System Set-up, Training Support, Go-Live, and Post-Go-Live
Stabilization
The current Agreement amount with PCG has been able to absorb several months of
the extended timeline. Staff is now seeking an amendment to extend funding to have
consultant support with system go-live and post-go-live stabilization, which include
finalizing the EnerGov system configuration and providing user training support,
production cutover preparation, on-site go-live support, and post-go-live issue resolution
and stabilization.
Staff is seeking an amendment to the Agreement to extend funding by $181,810 for
these professional services. Park Consulting Group would provide services as
summarized below:
Finalize EnerGov System Set-up and Configuration: PCG would set up and stabilize
the EnerGov back-end in preparation for go-live, including Geographic Information
System (GIS), Bluebeam (plan/drawing markup tool), and data conversion. PCG would
address configuration change impacts due to feedback during user acceptance testing
with Tyler Technologies and staff subject matter experts. PCG would coordinate closely
with Tyler to implement configuration and system changes.
Provide Training Support: PCG would support staff subject matter experts in training
preparation and end-user training. PCG would share examples and best practices to
assist in developing standard operating procedures for City staff and instructional
guides for applicants. PCG would provide support services in developing a training plan,
training environment deployment, training documentation, and coordination of end-user
training. PCG would update the configuration from feedback during training with Tyler
Technologies.
Prepare EnerGov Cutover and Go-Live: PCG would provide the City support services
for go-live preparation. This would include cutover support with Tyler Technologies to
make final preparations for the City’s EnerGov system go-live.
Agenda Item 8.3Page 195 of 1163
Approval of a Third Amendment to the Agreement for Professional Services with Park Consulting
Group in the amount of $379,760 for the Tyler EnerGov Land Management System
Implementation Completion ($181,810) and Post-Production Issue Resolution, Support, and
Enhancement Services ($197,950)
City of Gilroy City Council Page 4 of 6 May 1, 2023
Provide EnerGov Go-Live Support Services: During the go-live week, PCG would
provide support on-site, working directly with staff to resolve issues. Services would
include PCG providing operations and functional user support to resolve configuration
and functional issues. Services would also include PCG supporting the design,
configuration, deployment, and resolution of priority enhancements during the go-live
week.
Perform EnerGov Fee Configuration: PCG would configure fee updates based on the
fee schedules effective July 2023.
Provide Post-Go-Live EnerGov Issue Resolution and Stabilization Services: PCG
would perform system troubleshooting, including reporting and system changes. PCG
would work closely with City staff to resolve issues arising in the immediate months after
go-live. PCG would also coordinate with City staff to implement priority system
enhancements.
EnerGov Post-Production Issue Resolution, Support, and Enhancement Services
After EnerGov go-live and stabilization through August 2023, staff recommends that the
City continue the Professional Services Agreement for PCG to provide close to two
years of post-production issue resolution, support, and enhancement services for the
City’s Tyler EnerGov Land Management System. These services total $197,950 for ten
months in FY 2024 and 12 months in FY 2025 and would include issue resolution,
support, and enhancement services; report development services; and fee configuration
services. These services will maintain the continuity of knowledge and technical
expertise, and extending the Agreement to FY 2025 at this time provides predictability
and stability of costs.
The EnerGov post-production issue resolution, support, and enhancement services
would include the following at $164,200 for 22 months ($7,300 per month for 4 months
and $7,500 per month for 18 months): PCG would provide feedback on leading best
practices to maximize system capabilities. PCG would provide services in supporting
and improving EnerGov configuration, including case types, workflows, custom fields,
citizen portal configuration, and fees. PCG would provide configuration details for issues
resolved and enhancements deployed. PCG would review City-developed reports and
configuration as requested.
PCG would also provide report development services at an estimated $15,750 to
design, develop, and deploy non-standard forms and statistical reports generated from
EnerGov. PCG would review the specifications document and provide feedback. PCG
would develop stored procedures and queries required for reports and forms. PCG
would prepare documents and coordinate with City staff to share with Tyler
Technologies. PCG would enhance and update forms and reports as requested. PCG
would meet with City staff and Tyler related to the design, development, and
deployment of forms and reports.
Agenda Item 8.3Page 196 of 1163
Approval of a Third Amendment to the Agreement for Professional Services with Park Consulting
Group in the amount of $379,760 for the Tyler EnerGov Land Management System
Implementation Completion ($181,810) and Post-Production Issue Resolution, Support, and
Enhancement Services ($197,950)
City of Gilroy City Council Page 5 of 6 May 1, 2023
For EnerGov fee configuration in FY 2025, at an estimated $18,000, PCG would
configure fee updates based on the fee schedules effective July 2024.
ALTERNATIVES
Council may choose not to approve the third amendment to the Agreement. Staff does
not recommend this option as this would halt the implementation of the EnerGov Land
Management System.
FISCAL IMPACT/FUNDING SOURCE
In February 2020, the City Council invested significant resources to modernize the
City’s information technology, notably a new enterprise resource planning (ERP) and
land management system (LMS), with a total cost of $3,725,860, including multi-year
licensing and implementation. While both projects experienced delays in implementation
for a multitude of reasons, staff has been able to remain within the budget for both
projects by utilizing savings from licensing fees for modules determined to no longer fit
the need of the organization and travel and implementation-related savings as the
systems have primarily been implemented remotely during the pandemic.
The Tyler EnerGov Land Management System project is budgeted and funded from the
City’s Information Technology Fund (620). There are adequate budgetary
appropriations and fund balance to accommodate the additional expenditure for the
current fiscal year. There are projected year-end savings in personnel expenditures due
to vacancies and materials and services expenditures for FY 2023 to accommodate the
additional $181,810 needed in the current fiscal year to complete the implementation.
Pending Council approval, the FY 2024 and FY 2025 costs of $197,950 will be included
in the recommended budget accordingly.
NEXT STEPS
If approved, the third amendment to the Agreement will be executed, and staff will work
with Park Consulting Group to complete the activities to launch the EnerGov system
and continue system improvements.
Agenda Item 8.3Page 197 of 1163
Approval of a Third Amendment to the Agreement for Professional Services with Park Consulting
Group in the amount of $379,760 for the Tyler EnerGov Land Management System
Implementation Completion ($181,810) and Post-Production Issue Resolution, Support, and
Enhancement Services ($197,950)
City of Gilroy City Council Page 6 of 6 May 1, 2023
Attachments:
1. Attachment 1 - Draft 3rd Amendment to the Agreement for Professional Services
with Park Consulting Group
2. Attachment 2 - 2nd Amendment to the Agreement for Professional Services with
Park Consulting Group
3. Attachment 3 – 1st Amendment to the Agreement for Professional Services with
Park Consulting Group
4. Attachment 4 - Agreement for Professional Services with Park Consulting Group
Agenda Item 8.3Page 198 of 1163
1- 4845-8215-5540v1
MDOLINGER\04706083
THIRD AMENDMENT TO THE AGREEMENT FOR PROFESSIONAL SERVICES
BETWEEN THE CITY OF GILROY AND PARK CONSULTING GROUP, INC. FOR THE
CITY’S TYLER ENERGOV LAND MANAGEMENT SYSTEMS (LMS) PROJECT
WHEREAS, the City of Gilroy, a municipal corporation (“City”), and Park Consulting
Group, Inc. entered into that certain agreement entitled Professional Services for the City’s Tyler
EnerGov Land Management Systems (LMS) Project, effective on 2/7/2022, hereinafter referred
to as “Original Agreement”; and
WHEREAS, City and Park Consulting Group, Inc. have determined it is in their mutual
interest to amend certain terms of the Original Agreement.
NOW, THEREFORE, FOR VALUABLE CONSIDERATION, THE PARTIES AGREE
AS FOLLOWS:
1. The first paragraph of Article 1 (Term of Agreement) of the Original Agreement shall be
amended to read as follows:
This Agreement will become effective retroactively on 12/1/2021 and will continue in
effect through 6/30/2025 unless terminated in accordance with the provisions of Article 7
of this Agreement.”
2. Article 4 Section A (Consideration) of the Original Agreement shall be amended to read
as follows:
In consideration for the services to be performed by CONSULTANT, CITY agrees to
pay CONSULTANT the amounts set forth in Exhibit “D” (“Payment Schedule”). In no
event however shall the total compensation paid to CONSULTANT exceed $663,760.”
3. Exhibit “B” (Scope of Services) of the Original Agreement is hereby replaced with the
attached Exhibit “B”.
4. Exhibit “C” (Milestone Schedule) of the Original Agreement is hereby replaced with the
attached Exhibit “C”.
5. This Amendment shall be effective on 5/2/2023.
6. Except as expressly modified herein, all of the provisions of the Original Agreement shall
remain in full force and effect. In the case of any inconsistencies between the Original
Agreement and this Amendment, the terms of this Amendment shall control.
7. This Amendment may be executed in counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties have caused this Amendment to be executed as of
the dates set forth besides their signatures below.
Agenda Item 8.3Page 199 of 1163
2- 4845-8215-5540v1
MDOLINGER\04706083
CITY OF GILROY Park Consulting Group, Inc.
By: By:
signature] [signature]
Jimmy Forbis Glenn Park
employee name] [name]
City Administrator President
title/department] [title]
Date: Date:
Approved as to Form ATTEST:
City Attorney City Clerk
Agenda Item 8.3Page 200 of 1163
EXHIBIT “B”
SCOPE OF SERVICES
Park Consulting Group (PCG) will provide the City of Gilroy professional services
for the City’s Tyler EnerGov Land Management Systems (LMS) Project:
Services:
PCG will provide the following resources and services to support the City to get
the EnerGov project back on-track to Go-Live:
Resources:
Resource Allocation Assigned Resource
Project Manager 4 Hours Per Week Glenn Park
Functional Consultants 30 Hours Per Week Bryan Tung/
David Bloomgren
Report Developer 20 Custom Reports/ Forms Jared Tan
Project Manager Responsibilities:
Manage project scope, goals and deliverables that support business goals in
collaboration with the IT Department, senior management, and stakeholders.
Effectively communicate project expectations to team members and stakeholders
in a timely, clear fashion and ongoing basis.
Monitor project expectations with team members and other stakeholders.
Review project timeline, milestones and deliverables with City leadership and
Tyler Tech PM
Attend project meetings with staff and project stakeholders. This may include
internal project briefings and project briefings with Tyler, in addition to others
as requested.
Review and provide input on all contracts with external vendors for integrations
development and change orders.
Coordinate escalation for questions and issues from the Project Team
Address and/or escalate issues / risks as they come up.
Delegate tasks and responsibilities to appropriate team members responsible to own
deliverables for the project.
Proactively identify issues and conflicts within the project team, third party vendor
partners, and the business as needed; consult with city management to formulate a
plan to resolve.
Proactively communicate changes in project scope, identify potential crises, and
devise contingency plans; communicate possible changes in scope to IT
management and departments and divisions that are affected.
Ensure that project risks are identified, documented, communicated, and addressed
in a timely manner.
Provide feedback on leading best practices to maximize system capabilities.
Provide feedback on leading best practices for project implementation and
Agenda Item 8.3Page 201 of 1163
deployment processes.
Functional Consultant Responsibilities :
Design and Configuration:
Support review of fee schedule and compare to LMS configuration to verify accurate
fee setup.
Support coordination of the configuration review and validation of templates.
Support City configuration resources in making any needed changes to
configuration.
Support and review EnerGov configuration to verify accurate setup to
configuration documentation and requirements.
Support and review City-owned shared configuration including case type
development, CSS, automations, georules, etc.
Support and review data mapping and migration activities from legacy system to
EnerGov.
User Acceptance Testing:
Support the development of a user testing strategy and plan.
Support test case/ script creation with responsible team members/ SMEs.
Support user acceptance participant training and walkthroughs.
Support setup for test case scenarios.
Support user acceptance testing / retesting effort with City-designated testing leads
and testers.
Support prioritization and tracking of user acceptance testing / retesting results
in testing tracking system.
End User Training:
Support development of training plan and train-the-trainer approach.
Support review of training environment setup and deployment.
Support coordination and facilitation of end user training with staff trainers.
Support training documentation and job aid development as required by staff.
Cutover and Go-Live Activities:
Support Production cutover, Go-Live, post-Go-Live stabilization, and system
troubleshooting (reporting, system enhancements, regulatory changes, etc.).
Support the design, deployment, and onboarding of post-Go-Live / warranty
enhancements.
Report Developer Responsibilities:
Provide report development services to design, develop, and deploy City-assigned
non-standard forms and statistical reports generated from EnerGov. City will
provide a list of prioritized and ranked reports to be delivered
Forms and reports will be developed utilizing Crystal Reports
Park Consulting Group will own and perform the following services related to
forms and reports design and development:
Agenda Item 8.3Page 202 of 1163
Review specifications document and provide feedback as required to ensure
requirements are fully understood for development
Design and develop .RPT templates required for forms and reports (the City may
have the opportunity to design and develop .RPT templates to conserve hours for
PCG report development. This will be determined on a case-by-case basis by
PCG)
Develop stored procedures and queries required for forms and reports
Prepare .RPT and stored procedures development package to be sent to Tyler
Tech
Send .RPT and stored procedures as required by Tyler Tech and cc: City (PCG
can also manage this process through a City facilitated process)
Maintain, enhance, update, and support forms and reports as requested
Attend meetings with City and Tyler Tech related to design, development, and
deployment of forms and reports
Other Project Responsibilities:
Provide services for project team as needed throughout the LMS
implementation project, as requested.
Key Assumptions:
PCG shall be responsible for advisory, implementation support services, and project
management as requested by the City.
Due to the City’s desire to expedite the EnerGov project to Go-Live, the scope of the
project will be focused on migrating existing LMS processes from Sungard and build
upon the current LMS processes with extended EnerGov capabilities. Other processes,
capabilities, and user groups not associated to the existing LMS processes from
SunGard will be descoped in order to meet project timelines.
City will provide a primary project contact that is available throughout the duration of
services.
City will provide process leads and subject matter experts to serve as project team
members that are available throughout the duration of services to successfully
deliver PCG services. Required minimum of 50% FTE per Lead/ SME.
City estimates PCG should have the full ability to deliver the project remotely with no
on-site visits and/ or incurred travel costs.
Park Consulting Group provides a broad range of LMS implementation, advisory,
and development services. City may request additional services outside of the
scope of services and duration and will be considered based on the established
hourly rates.
City will work with Tyler Tech to provide the following for PCG:
Adequate software licensing for PCG to perform services
Tyler Tech Sharepoint access
Login and access to EnerGov environments
Regular database backups of the EnerGov environment with the most
up-to-date configuration and all related populated test data
Agenda Item 8.3Page 203 of 1163
Database backups to be transferrable to PCG technical environments to
develop forms and reports
Cost:
Resource Build & Validate
5 Months)
Testing, Training, &
Go-Live (5 Months)
TOTAL
Project Manager $19,500 (20 Hrs/ Mo) $19,500 (20 Hrs/ Mo) $39,000
Functional
Consultant $105,000 (120 Hrs/ Mo) $105,000 (120 Hrs/ Mo)
210,000
Report Developer $35,000 (20 Reports) $35,000
TOTAL $159,000 $124,500 $284,000
Total Not-to Exceed: $284,000
PCG’s services will be billed based on the following hourly rate(s):
Park Consulting Resources 2021-23 Rates
Principal LMS Consultant/ Project Manager $195/ hour
LMS Functional Consultant $175/ hour
Report Developer $175/ hour
GIS Consultant $175/ hour
SCOPE OF SERVICES AND COST FOR AMENDMENT 3
Park Consulting Group (PCG) will provide the City of Gilroy professional services for the City’s
Tyler EnerGov Land Management Systems (LMS) Project.
Services:
All scope of services below also includes tasks, activities, and resources detailed in Amendment
2 of the agreement between PCG and the City of Gilroy. The following services are additional to
the services provided in Amendment 2. The scope of services described above is from
Amendment 2 and is the same as in Amendment 1 and the original agreement.
The City of Gilroy is seeking to amend the City’s agreement with Park Consulting Group for
consulting services for the City’s Tyler EnerGov Land Management Systems (LMS) Project.
After a project pause was placed on the project in mid-2021, the project was restarted in January
2022 to replace existing Sungard capabilities and processes as well as deploy EnerGov’s
extended system capabilities to better serve Gilroy staff and constituents. These capabilities
include centralized processing and tracking of Permits and Plans, including processes currently
outside of Sungard including Code Enforcement and integrated Cashiering, and expanded online
services including the Citizen Portal, public records search capabilities, online inspection
requests, online invoice payments, and digital plan submittals (paper-less) processing for all plan
check users. The project was replanned to Go-Live in October 2022.
Agenda Item 8.3Page 204 of 1163
As the project progressed forward, staffing constraints were encountered across the Community
Development, Public Works, and IT teams throughout 2022. With the impacts from the project
staffing challenges, the City has replanned the project and extended the project timeline to
complete the core system Configuration, Development, and User Testing activities by spring
2023, with a new projected Go-Live date of June 2023 and stabilization through August 2023.
The current contract budget with Park Consulting Group has been able to absorb 4 of 11 months
of the extended timeline, and the project team is seeking an amendment to extend funding to the
Go-live, which includes finalizing the EnerGov system setup, training support, cutover
preparation and support, and onsite and post-production Go-Live support and stabilization.
Remaining Project Activities
EnerGov System Setup
Park Consulting Groups services will be focused on continuing momentum of complete
remaining project activities with staff and Tyler Tech. This will include setting up and
stabilizing the EnerGov back-end in preparation for Go-Live including GIS, Bluebeam,
and Data Conversion. Additionally, tasks and activities will be planned to address
EnerGov configuration change impacts due to feedback during final UAT reviews with
Tyler Tech and the Gilroy SMEs. The City provided PCG with the finalized list of
requested configuration and system changes for Go-Live. PCG will implement the
changes that can be deployed without impacting the project budget and timeline for a
June 2023 Go-Live. All other configuration and system changes and requests will be
deferred to Tyler Tech or to be considered after Go-Live.
Training Support
Park Consulting Groups will provide 8-12 hours per week of support with staff / SMEs
that are owning training preparation. With any remaining support hours, Gilroy may
request PCG for configuration changes / updates from feedback during the training
sessions with Tyler Tech. Tyler Tech and Gilroy SMEs will own delivering end-user
training.
EnerGov Go-Live Preparation and Cutover
Park Consulting Group will provide the City support for Go-Live preparation. This will
include Cutover support services with Tyler Tech to make final preparations for the
City’s EnerGov system Go-Live. Post-UAT/ Pre-Go-Live configuration enhancements
and issue resolution will be established with Tyler Tech to stabilize the City’s production
system.
EnerGov Onsite Support Services
The City is seeking EnerGov Post Go-Live support services from Park Consulting Group
during the first week of Go-Live. Services will include configuration and functional
updates and issue resolution. Support will be provided onsite by 2 resources and will be
available during City of Gilroy’s business hours. The City is seeking Park Consulting
Group to provide the following Post Go-Live support services:
Provide operations and functional user support during Go-Live week for
configuration and functional issues.
Agenda Item 8.3Page 205 of 1163
Support the design, configuration, deployment, and resolution of requested priority
post-Go-Live enhancements.
Post Go-Live EnerGov Issue Resolution and Stabilization Services:
Duration of Services: Up to 80 hours per month (2.5 months)
PCG will provide EnerGov post-Go-Live support and enhancement services as
requested by the City. This will include supporting, implementing, and reviewing
EnerGov configuration including case types, workflows, custom fields, CSS
configuration, and fees.
PCG will receive and respond to requests from the City’s primary point of contact
POC) from the City (or designated back-up).
EnerGov Fee Configuration:
PCG will be responsible for the configuration of requested fee updates provided by
the City’s Community Development and Public Works departments related to the
fiscal year 2023/24 fee schedule updates. The approved and adopted fee schedule will
be provided as the reference source for the configuration. The estimated effort is
based on the fee schedule only requiring CPI increase fee updates and no other
calculation, input, and/or variable additions or changes will be needed for the 2023/24
fees.
Cost Proposal:
The City is seeking an amendment to extend funding. The additional request for services is in
alignment with PCG’s previous monthly invoicing amounts.
Requested Services Total
System Setup (2 months @ $25,500/ mo) $51,000
Training Support (2.5 months @ $10,240/ mo) $25,600
EnerGov Go-Live Preparation and Cutover (1 week) $7,600
Go-Live Onsite Support (1 week onsite, 2 resources, includes travel) $20,000
EnerGov Fee Configuration: 1 month (Est. @ 90 hrs – billed @ $195/hr) $17,550
Post Go-Live Issue Resolution and Stabilization: 2.5 months (~$14,625/mo) $36,560
15% Contingency* $23,500
TOTAL $181,810
Contingency will only be utilized for critical (showstopper) issue resolution and time extension beyond the planned Go-Live
Post-Production Issue Resolution, Support, and Enhancement Services:
The City of Gilroy has requested Park Consulting Group to provide 2 years of EnerGov post-
production issue resolution and enhancement services for the City’s Tyler EnerGov Land
Management Systems (LMS) Project.
EnerGov Issue Resolution and Enhancement Services:
PCG will attend meetings, etc. as available. This will include working sessions.
Provide feedback on leading best practices to maximize EnerGov system capabilities.
PCG will provide EnerGov post-Go-Live support and enhancement services as requested
by the City. This will include supporting, implementing, and reviewing EnerGov
Agenda Item 8.3Page 206 of 1163
configuration including case types, workflows, custom fields, CSS configuration, and
fees.
PCG will provide configuration walkthroughs or details for resolved issues and deployed
enhancements. City may choose to record walkthroughs as needed.
PCG will review City-deployed configuration and developed reports as requested.
PCG will receive and respond to requests from the City’s primary point of contact (POC).
PCG should have the full ability to deliver services remotely with no on-site visits and/ or
incurred travel costs. If onsite visits are requested, travel expenses and time will be
reimbursed.
Duration of Services: 22 months - Up to 40 hours per month
EnerGov Report Development:
Provide report development services to design, develop, and deploy non-standard forms
and statistical reports generated from EnerGov.
Reports and Forms will be developed with the use of Crystal Reports.
Stored procedures and queries required for reports and forms will be developed.
Prepare template and stored procedures development package to be sent by City to Tyler
Tech
Coordinate with City POC to send RPT file and stored procedures/ queries to Tyler Tech
Support
Coordinate access with City POC of required database back-up.
Notify City POC of deployed reports within all applicable modules and case types.
Respond to feedback and requested updates.
EnerGov Fee Configuration:
PCG will be responsible for the configuration of requested fee updates provided by the
City’s Community Development and Public Works departments related to the fiscal year
2024/25 fee schedule updates. The approved and adopted fee schedule will be provided
as the reference source for the configuration. The estimated effort is based on the fee
schedule only requiring CPI increase fee updates and no other calculation, input, and/or
variable additions or changes will be needed for the 2024/25 fees.
Cost Proposal:
The total not to exceed amount will be the following:
Requested Optional Services Total
EnerGov Issue Resolution and Enhancement Services:
2023 4 months: Up to 40 hrs/ month (fixed $7,300/mo)
6 months: Up to 40 hrs/ month (fixed $7,500/mo)
12 months: Up to 40 hrs/ month (fixed $7,500/mo)
EnerGov Fee Configuration: 1 month (Est. @ 90 hrs – billed @ $200/hr)
EnerGov Report Development: (Est. @ 90 hrs – billed @ $175/hr for work requested in
2023 and $185/hr for work requested in 2024-2025)
29,200
45,000
90,000
18,000
15,750
TOTAL* $197,950
Agenda Item 8.3Page 207 of 1163
EXHIBIT “C”
MILESTONE SCHEDULE
Agenda Item 8.3Page 208 of 1163
City of Gilroy
Agreement/Contract Tracking
Today’s Date: October 2022 Your Name: Monica Sendejas
Contract
Type:
Services over $5k - Consultant Phone Number: 408-846-0266
Contract Effective Date:
Date contract goes into effect)
12/1/2021
Contract Expiration Date: 12/31/ 2023
Contractor / Consultant Name:
if an individual’s name, format as
last name, first name)
Park Consulting Group, Inc.
Contract Subject:
no more than 100 characters)
Professional services for the City's Tyler EnerGov Land Management
Systems (LMS) Project
Contract Amount:
Total Amount of contract. If no
amount, leave blank)
284 000
By submitting this form, I confirm
this information is complete:
Date of Contract
Contractor/Consultant name and complete address
Terms of the agreement (start date, completion date or “until
project completion”, cap of compensation to be paid)
Scope of Services, Terms of Payment, Milestone Schedule and
exhibit(s) attached
Taxpayer ID or Social Security # and Contractors License # if
applicable
Contractor/Consultant signer’s name and title
City Administrator or Department Head Name, City Clerk
Attest), City Attorney (Approved as to Form)
Routing Steps for Electronic Signature
Risk Manager
City Attorney Approval As to Form
City Administrator or Department Head
City Clerk Attestation
Ž Ž Ž Ž Ž
Agenda Item 8.3Page 209 of 1163
1- 4845-8215-5540v1
MDOLINGER\04706083
SECOND AMENDMENT TO THE AGREEMENT FOR PROFESSIONAL SERVICES
BETWEEN THE CITY OF GILROY AND PARK CONSULTING GROUP, INC. FOR THE
CITY’S TYLER ENERGOV LAND MANAGEMENT SYSTEMS (LMS) PROJECT
WHEREAS, the City of Gilroy, a municipal corporation (“City”), and Park Consulting Group,
Inc. entered into that certain agreement entitled Professional Services for the City’s Tyler EnerGov
Land Management Systems (LMS) Project, effective on 2/7/2022, hereinafter referred to as “Original
Agreement”; and
WHEREAS, City and Park Consulting Group, Inc. have determined it is in their mutual interest
to amend certain terms of the Original Agreement.
NOW, THEREFORE, FOR VALUABLE CONSIDERATION, THE PARTIES AGREE AS
FOLLOWS:
1. The first paragraph of Article 1 (Term of Agreement) of the Original Agreement shall be
amended to read as follows:
This Agreement will become effective retroactively on 12/1/2021 and will continue in effect
through 12/31/2023 unless terminated in accordance with the provisions of Article 7 of this
Agreement.”
2. This Amendment shall be effective on 1/1/2022.
3. Except as expressly modified herein, all of the provisions of the Original Agreement shall
remain in full force and effect. In the case of any inconsistencies between the Original Agreement and
this Amendment, the terms of this Amendment shall control.
4. This Amendment may be executed in counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties have caused this Amendment to be executed as of the
dates set forth besides their signatures below.
CITY OF GILROY Park Consulting Group, Inc.
By: By:
signature] [signature]
Jimmy Forbis Glenn Park
employee name] [name]
City Administrator President
title/department] [title]
Date: Date:
Approved as to Form ATTEST:
City Attorney City Clerk
Agenda Item 8.3Page 210 of 1163
City of Gilroy
Agreement/Contract Tracking
Today’s Date: March 17, 2022 Your Name: Monica Sendejas
Contract
Type:
Services over $5k - Consultant Phone Number: 408-846-0266
Contract Effective Date:
Date contract goes into effect)
12/1/2021
Contract Expiration Date: 12/31/ 2022
Contractor / Consultant Name:
if an individual’s name, format as
last name, first name)
Park Consulting Group, Inc.
Contract Subject:
no more than 100 characters)
1st AmendmenProfessional services for the City's Tyler EnerGov Land
Management Systems (LMS) Project
Contract Amount:
Total Amount of contract. If no
amount, leave blank)
By submitting this form, I confirm
this information is complete:
Date of Contract
Contractor/Consultant name and complete address
Terms of the agreement (start date, completion date or “until
project completion”, cap of compensation to be paid)
Scope of Services, Terms of Payment, Milestone Schedule and
exhibit(s) attached
Taxpayer ID or Social Security # and Contractors License # if
applicable
Contractor/Consultant signer’s name and title
City Administrator or Department Head Name, City Clerk
Attest), City Attorney (Approved as to Form)
Routing Steps for Electronic Signature
Risk Manager
City Attorney Approval As to Form
City Administrator or Department Head
City Clerk Attestation
DocuSign Envelope ID: FFCA2D69-F014-40DA-B8EC-9EDF42A6805E Agenda Item 8.3Page 211 of 1163
1- 4845-8215-5540v1
MDOLINGER\04706083
FIRST AMENDMENT TO THE AGREEMENT FOR PROFESSIONAL SERVICES
BETWEEN THE CITY OF GILROY AND PARK CONSULTING GROUP, INC. FOR THE
CITY’S TYLER ENERGOV LAND MANAGEMENT SYSTEMS (LMS) PROJECT
WHEREAS, the City of Gilroy, a municipal corporation (“City”), and Park Consulting Group,
Inc. entered into that certain agreement entitled Professional Services for the City’s Tyler EnerGov
Land Management Systems (LMS) Project, effective on 2/7/2022, hereinafter referred to as “Original
Agreement”; and
WHEREAS, City and Park Consulting Group, Inc.have determined it is in their mutual interest
to amend certain terms of the Original Agreement.
NOW, THEREFORE, FOR VALUABLE CONSIDERATION, THE PARTIES AGREE AS
FOLLOWS:
1. Article 1 (Term of Agreement) of the Original Agreement shall be amended to read as follows:
This Agreement will become effective retroactively on 12/1/2021 and will continue in effect
through 12/31/2022 unless terminated in accordance with the provisions of Article 7 of this
Agreement.”
2. Except as expressly modified herein, all of the provisions of the Original Agreement shall
remain in full force and effect. In the case of any inconsistencies between the Original Agreement and
this Amendment, the terms of this Amendment shall control.
3. This Amendment may be executed in counterparts, each of which shall be deemed an original,
but all of which together shall constitute one and the same instrument.
IN WITNESS WHEREOF, the parties have caused this Amendment to be executed as of the
dates set forth besides their signatures below.
CITY OF GILROY Park Consulting Group, Inc.
By: By:
signature] [signature]
Jimmy Forbis Glenn Park
employee name] [name]
City Administrator President
title/department] [title]
Date: Date:
Approved as to Form ATTEST:
City Attorney City Clerk
DocuSign Envelope ID: FFCA2D69-F014-40DA-B8EC-9EDF42A6805E
3/17/20223/22/2022
Agenda Item 8.3Page 212 of 1163
City of Gilroy
Agreement/Contract Tracking
Today’s Date: February 9, 2022 Your Name: Monica Sendejas
Contract
Type:
Services over $5k - Consultant Phone Number: 408-846-0266
Contract Effective Date:
Date contract goes into effect)
2/7/2022
Contract Expiration Date: 12/31/ 2022
Contractor / Consultant Name:
if an individual’s name, format as
last name, first name)
Park Consulting Group, Inc.
Contract Subject:
no more than 100 characters)
Professional services for the City's Tyler EnerGov Land Management
Systems (LMS) Project
Contract Amount:
Total Amount of contract. If no
amount, leave blank)
284000
By submitting this form, I confirm
this information is complete:
Date of Contract
Contractor/Consultant name and complete address
Terms of the agreement (start date, completion date or “until
project completion”, cap of compensation to be paid)
Scope of Services, Terms of Payment, Milestone Schedule and
exhibit(s) attached
Taxpayer ID or Social Security # and Contractors License # if
applicable
Contractor/Consultant signer’s name and title
City Administrator or Department Head Name, City Clerk
Attest), City Attorney (Approved as to Form)
Routing Steps for Electronic Signature
Risk Manager
City Attorney Approval As to Form
City Administrator or Department Head
City Clerk Attestation
DocuSign Envelope ID: BF3CFF35-95FC-4EEC-800D-A3DDBBDE0469 Agenda Item 8.3Page 213 of 1163
TYPE OF
PROCURMENT
DOLLAR THRESHOLD / SIGNING AUTHORITY
STAFF LEVEL DEPARTMENT HEAD CITY ADMINISTRATOR COUNCIL APPROVAL
0-$999.99 $1,000-$49,999.99 $ 50,000-$99,999.99 $100,000-Above
EQUIPMENT
SUPPLIES/
MATERIALS
Furniture, hoses,
parts, pipe
manholes, office
supplies, fuel, tools,
PPE items, etc…
Vendor selection at
discretion of staff
Payment Method
Purchase Card or
Payment Request (if
vendor does not accept
credit cards)
Informal
bid/quotation –
3 quotes (verbal
or written)
Purchasing
Summary form
w/ Purchasing
Approval
Purchase
Requisition
Payment Method
Purchase Order*
Informal
bid/quotation –
3 written quotes
Purchasing
Summary form w/
City Administrator
Approval
Purchase
Requisition
Payment Method
Purchase Order
Formal Bid
Advertisement
Council Approval
Purchase
Requisition signed
by City
Administrator
Payment Method
Purchase Order
GENERAL SERVICES
Janitorial, landscape
maintenance,
equipment repair,
installation, graffiti
abatement, service
inspections,
uniform cleaning,
etc…
Vendor selection at
discretion of staff
May require insurance
documents depending
on scope/ nature of
work
Payment Method
Purchase Card (if
incorporated)
Signed Payment Request (if sole
proprietor or partner)
Informal
bid/quotation –
3 quotes (verbal
or written)
Purchasing
Summary form
w/ Department
Head Approval
Standard
Agreement
Purchase
Requisition
Payment Method
Purchase Order*
Informal Bid/RFP
quotation – 3
written quotes
Purchasing
Summary form w/
City Administrator
Approval
Standard
Agreement
Purchase
Requisition
Payment Method
Purchase Order
Formal
Bid/RFP/RFQ
Advertisement
Council Approval
Standard
Agreement
Purchase
Requisition
Payment Method
Purchase Order
PROFESSIONAL
SERVICES
Consultants,
architects,
designers, auditors,
etc...
Vendor selection at the
discretion of staff
Purchase Summary
Form w/ Purchasing
Approval
Standard Agreement
signed by Department
Head
Purchase Requisition
Payment Method
Purchase Order
RFP/RFQ to at
least 3
consultants
Purchase
Summary Form
w/ Department
Head Approval
Standard
Agreement
Purchase
Requisition
Payment Method
Purchase Order
RFP/RFQ to a list
of consultants
Evaluation
Spreadsheet w/
City Administrator
Approval
Standard
Agreement
Purchase
Requisition
Payment Method
Purchase Order
Formal RFP/RFQ
Advertisement
Council Approval
Standard
Agreement signed
by City
Administrator
Purchase
Requisition
Payment Method
Purchase Order
DocuSign Envelope ID: BF3CFF35-95FC-4EEC-800D-A3DDBBDE0469 Agenda Item 8.3Page 214 of 1163
1- 4835-2267-0361v1
LAC\04706083
AGREEMENT FOR SERVICES
For contracts over $5,000 - CONSULTANT)
This AGREEMENT made this 7th day of February, 2022, between:
CITY: City of Gilroy, having a principal place of business at
7351 Rosanna Street, Gilroy, California
and CONSULTANT: Park Consulting Group, Inc, having a principal place of business at 200
Spectrum Center Drive #300, Irvine, CA 92618.
ARTICLE 1. TERM OF AGREEMENT
This Agreement will become effective on 02/07/2022 and will continue in effect through
12/31/2022 unless terminated in accordance with the provisions of Article 7 of this Agreement.
Any lapse in insurance coverage as required by Article 5, Section D of this Agreement shall
terminate this Agreement regardless of any other provision stated herein. ______
Initial
ARTICLE 2. INDEPENDENT CONTRACTOR STATUS
It is the express intention of the parties that CONSULTANT is an independent contractor and not
an employee, agent, joint venturer or partner of CITY. Nothing in this Agreement shall be
interpreted or construed as creating or establishing the relationship of employer and employee
between CITY and CONSULTANT or any employee or agent of CONSULTANT. Both parties
acknowledge that CONSULTANT is not an employee for state or federal tax purposes.
CONSULTANT shall not be entitled to any of the rights or benefits afforded to CITY’S
employees, including, without limitation, disability or unemployment insurance, workers’
compensation, medical insurance, sick leave, retirement benefits or any other employment
benefits. CONSULTANT shall retain the right to perform services for others during the term of
this Agreement.
ARTICLE 3. SERVICES TO BE PERFORMED BY CONSULTANT
A. Specific Services
CONSULTANT agrees to: Perform the services as outlined in Exhibit “A” (“Specific
Provisions”) and Exhibit “B” (“Scope of Services”), within the time periods described in Exhibit
C” (“Milestone Schedule”).
B. Method of Performing Services
CONSULTANT shall determine the method, details and means of performing the above-described
services. CITY shall have no right to, and shall not, control the manner or determine the method
of accomplishing CONSULTANT’S services.
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C. Employment of Assistants
CONSULTANT may, at the CONSULTANT’S own expense, employ such assistants as
CONSULTANT deems necessary to perform the services required of CONSULTANT by this
Agreement, subject to the prohibition against assignment and subcontracting contained in
Article 5 below. CITY may not control, direct, or supervise CONSULTANT’S assistants in the
performance of those services. CONSULTANT assumes full and sole responsibility for the
payment of all compensation and expenses of these assistants and for all state and federal income
tax, unemployment insurance, Social Security, disability insurance and other applicable
withholding.
D. Place of Work
CONSULTANT shall perform the services required by this Agreement at any place or location
and at such times as CONSULTANT shall determine is necessary to properly and timely perform
CONSULTANT’S services.
ARTICLE 4. COMPENSATION
A. Consideration
In consideration for the services to be performed by CONSULTANT, CITY agrees to pay
CONSULTANT the amounts set forth in Exhibit “D” (“Payment Schedule”). In no event
however shall the total compensation paid to CONSULTANT exceed $284,000.
B. Invoices
CONSULTANT shall submit invoices for all services rendered.
C. Payment
Payment shall be due according to the payment schedule set forth in Exhibit “D”. No payment
will be made unless CONSULTANT has first provided City with a written receipt of invoice
describing the work performed and any approved direct expenses (as provided for in Exhibit “A”,
Section IV) incurred during the preceding period. If CITY objects to all or any portion of any
invoice, CITY shall notify CONSULTANT of the objection within thirty (30) days from receipt
of the invoice, give reasons for the objection, and pay that portion of the invoice not in dispute. It
shall not constitute a default or breach of this Agreement for CITY not to pay any invoiced amounts
to which it has objected until the objection has been resolved by mutual agreement of the parties.
D. Expenses
CONSULTANT shall be responsible for all costs and expenses incident to the performance of
services for CITY, including but not limited to, all costs of equipment used or provided by
CONSULTANT, all fees, fines, licenses, bonds or taxes required of or imposed against
CONSULTANT and all other of CONSULTANT’S costs of doing business. CITY shall not be
responsible for any expenses incurred by CONSULTANT in performing services for CITY, except
for those expenses constituting “direct expenses” referenced on Exhibit “A.”
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LAC\04706083
ARTICLE 5. OBLIGATIONS OF CONSULTANT
A. Tools and Instrumentalities
CONSULTANT shall supply all tools and instrumentalities required to perform the services under
this Agreement at its sole cost and expense. CONSULTANT is not required to purchase or rent
any tools, equipment or services from CITY.
B. Workers’ Compensation
CONSULTANT agrees to provide workers’ compensation insurance for CONSULTANT’S
employees and agents and agrees to hold harmless, defend with counsel acceptable to CITY and
indemnify CITY, its officers, representatives, agents and employees from and against any and all
claims, suits, damages, costs, fees, demands, causes of action, losses, liabilities and expenses,
including without limitation reasonable attorneys’ fees, arising out of any injury, disability, or
death of any of CONSULTANT’S employees.
C. Indemnification of Liability, Duty to Defend
1. As to professional liability, to the fullest extent permitted by law, CONSULTANT
shall defend, through counsel approved by CITY (which approval shall not be unreasonably
withheld), indemnify and hold harmless CITY, its officers, representatives, agents and employees
against any and all suits, damages, costs, fees, claims, demands, causes of action, losses, liabilities
and expenses, including without limitation attorneys’ fees, to the extent arising or resulting directly
or indirectly from any willful or negligent acts, errors or omissions of CONSULTANT or
CONSULTANT’S assistants, employees or agents, including all claims relating to the injury or
death of any person or damage to any property.
2. As to other liability, to the fullest extent permitted by law, CONSULTANT shall
defend, through counsel approved by CITY (which approval shall not be unreasonably withheld),
indemnify and hold harmless CITY, its officers, representatives, agents and employees against any
and all suits, damages, costs, fees, claims, demands, causes of action, losses, liabilities and
expenses, including without limitation attorneys’ fees, arising or resulting directly or indirectly
from any act or omission of CONSULTANT or CONSULTANT’S assistants, employees or
agents, including all claims relating to the injury or death of any person or damage to any property.
D. Insurance
In addition to any other obligations under this Agreement, CONSULTANT shall, at no cost to
CITY, obtain and maintain throughout the term of this Agreement: (a) Commercial Liability
Insurance on a per occurrence basis with a minimum combined single limit coverage of $1,000,000
per occurrence for all damages due to bodily injury, sickness or disease, or death to any person,
and damage to property, including the loss of use thereof; and (b) Professional Liability Insurance
Errors & Omissions) with a minimum coverage of $1,000,000 per occurrence or claim, and
2,000,000 aggregate; provided however, Professional Liability Insurance written on a claims
made basis must comply with the requirements set forth below. Professional Liability Insurance
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written on a claims made basis (including without limitation the initial policy obta ined and all
subsequent policies purchased as renewals or replacements) must show the retroactive date, and
the retroactive date must be before the earlier of the effective date of the contract or the beginning
of the contract work. Claims made Professional Liability Insurance must be maintained, and
written evidence of insurance must be provided, for at least five (5) years after the completion of
the contract work. If claims made coverage is canceled or non-renewed, and not replaced with
another claims-made policy form with a retroactive date prior to the earlier of the effective date of
the contract or the beginning of the contract work, CONSULTANT must purchase so called
extended reporting” or “tail” coverage for a minimum of five (5) years after completion of work,
which must also show a retroactive date that is before the earlier of the effective date of the contract
or the beginning of the contract work. As a condition precedent to CITY’S obligations under this
Agreement, CONSULTANT shall furnish written evidence of such coverage (naming CITY, its
officers and employees as additional insureds on the Comprehensive Liability insurance policy
referred to in (a) immediately above via a specific endorsement) and requiring thirty (30) days
written notice of policy lapse or cancellation, or of a material change in policy terms.
E. Assignment
Notwithstanding any other provision of this Agreement, neither this Agreement nor any duties or
obligations of CONSULTANT under this Agreement may be assigned or subcontracted by
CONSULTANT without the prior written consent of CITY, which CITY may withhold in its sole
and absolute discretion.
F. State and Federal Taxes
As CONSULTANT is not CITY’S employee, CONSULTANT shall be responsible for paying all
required state and federal taxes. Without limiting the foregoing, CONSULTANT acknowledges
and agrees that:
CITY will not withhold FICA (Social Security) from CONSULTANT’S
payments;
CITY will not make state or federal unemployment insurance contributions on
CONSULTANT’S behalf;
CITY will not withhold state or federal income tax from payment to
CONSULTANT;
CITY will not make disability insurance contributions on behalf of
CONSULTANT;
CITY will not obtain workers’ compensation insurance on behalf of
CONSULTANT.
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ARTICLE 6. OBLIGATIONS OF CITY
A. Cooperation of City
CITY agrees to respond to all reasonable requests of CONSULTANT and provide access, at
reasonable times following receipt by CITY of reasonable notice, to all documents reasonably
necessary to the performance of CONSULTANT’S duties under this Agreement.
B. Assignment
CITY may assign this Agreement or any duties or obligations thereunder to a successor
governmental entity without the consent of CONSULTANT. Such assignment shall not release
CONSULTANT from any of CONSULTANT’S duties or obligations under this Agreement.
ARTICLE 7. TERMINATION OF AGREEMENT
A. Sale of Consultant’s Business/ Death of Consultant.
CONSULTANT shall notify CITY of the proposed sale of CONSULTANT’s business no later
than thirty (30) days prior to any such sale. CITY shall have the option of terminating this
Agreement within thirty (30) days after receiving such notice of sale. Any such CITY termination
pursuant to this Article 7.A shall be in writing and sent to the address for notices to
CONSULTANT set forth in Exhibit A, Subsection V.H., no later than thirty (30) days after CITY’
receipt of such notice of sale.
If CONSULTANT is an individual, this Agreement shall be deemed automatically terminated
upon death of CONSULTANT.
B. Termination by City for Default of Consultant
Should CONSULTANT default in the performance of this Agreement or materially breach any of
its provisions, CITY, at CITY’S option, may terminate this Agreement by giving written
notification to CONSULTANT. For the purposes of this section, material breach o f this
Agreement shall include, but not be limited to the following:
1. CONSULTANT’S failure to professionally and/or timely perform any of the
services contemplated by this Agreement.
2. CONSULTANT’S breach of any of its representations, warranties or covenants
contained in this Agreement.
CONSULTANT shall be entitled to payment only for work completed in accordance with the
terms of this Agreement through the date of the termination notice, as reasonably determined by
CITY, provided that such payment shall not exceed the amounts set forth in this Agreement for
the tasks described on Exhibit C” which have been fully, competently and timely rendered by
CONSULTANT. Notwithstanding the foregoing, if CITY terminates this Agreement due to
CONSULTANT’S default in the performance of this Agreement or material breach by
CONSULTANT of any of its provisions, then in addition to any other rights and remedies CITY
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may have, CONSULTANT shall reimburse CITY, within ten (10) days after demand, for any and
all costs and expenses incurred by CITY in order to complete the tasks constituting the scope of
work as described in this Agreement, to the extent such costs and expenses exceed the amounts
CITY would have been obligated to pay CONSULTANT for the performance of that task pursuant
to this Agreement.
C. Termination for Failure to Make Agreed-Upon Payments
Should CITY fail to pay CONSULTANT all or any part of the compensation set forth in Article 4
of this Agreement on the date due, then if and only if such nonpayment constitutes a default under
this Agreement, CONSULTANT, at the CONSULTANT’S option, may terminate this Agreement
if such default is not remedied by CITY within thirty (30) days after demand for such payment is
given by CONSULTANT to CITY.
D. Transition after Termination
Upon termination, CONSULTANT shall immediately stop work, unless cessation could
potentially cause any damage or harm to person or property, in which case CONSULTANT shall
cease such work as soon as it is safe to do so. CONSULTANT shall incur no further expenses in
connection with this Agreement. CONSULTANT shall promptly deliver to CITY all work done
toward completion of the services required hereunder, and shall act in such a manner as to facilitate
any the assumption of CONSULTANT’s duties by any new consultant hired by the CITY to
complete such services.
ARTICLE 8. GENERAL PROVISIONS
A. Amendment & Modification
No amendments, modifications, alterations or changes to the terms of this Agreement shall be
effective unless and until made in a writing signed by both parties hereto.
B. Americans with Disabilities Act of 1990
Throughout the term of this Agreement, the CONSULTANT shall comply fully with all applicable
provisions of the Americans with Disabilities Act of 1990 (“the Act”) in its current form and as it
may be amended from time to time. CONSULTANT shall also require such compliance of all
subcontractors performing work under this Agreement, subject to the prohibition against
assignment and subcontracting contained in Article 5 above. The CONSULTANT shall defend
with counsel acceptable to CITY, indemnify and hold harmless the CITY OF GILROY, its
officers, employees, agents and representatives from and against all suits, claims, demands,
damages, costs, causes of action, losses, liabilities, expenses and fees, including without limitation
reasonable attorneys’ fees, that may arise out of any violations of the Act by the CONSULTANT,
its subcontractors, or the officers, employees, agents or representatives of either.
C. Attorneys’ Fees
If any action at law or in equity, including an action for declaratory relief, is brought to enforce or
interpret the provisions of this Agreement, the prevailing party will be entitled to reasonable
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attorneys’ fees, which may be set by the court in the same action or in a separat e action brought
for that purpose, in addition to any other relief to which that party may be entitled.
D. Captions
The captions and headings of the various sections, paragraphs and subparagraphs of the Agreement
are for convenience only and shall not be considered nor referred to for resolving questions of
interpretation.
E. Compliance with Laws
The CONSULTANT shall keep itself informed of all State and National laws and all municipal
ordinances and regulations of the CITY which in any manner affect those engaged or employed in
the work, or the materials used in the work, or which in any way affect the conduct of the work,
and of all such orders and decrees of bodies or tribunals having any jurisdiction or authority over
the same. Without limiting the foregoing, CONSULTANT agrees to observe the provisions of the
Municipal Code of the CITY OF GILROY, obligating every contractor or subcontractor under a
contract or subcontract to the CITY OF GILROY for public works or for goods or services to
refrain from discriminatory employment or subcontracting practices on the basis of the race, color,
sex, religious creed, national origin, ancestry of any employee, applicant for employment, or any
potential subcontractor.
F. Conflict of Interest
CONSULTANT certifies that to the best of its knowledge, no CITY employee or office of any
public agency interested in this Agreement has any pecuniary interest in the business of
CONSULTANT and that no person associated with CONSULTANT has any interest that would
constitute a conflict of interest in any manner or degree as to the execution or performance of this
Agreement.
G. Entire Agreement
This Agreement supersedes any and all prior agreements, whether oral or written, between the
parties hereto with respect to the rendering of services by CONSULTANT for CITY and contains
all the covenants and agreements between the parties with respect to the rendering of such services
in any manner whatsoever. Each party to this Agreement acknowledges that no representations,
inducements, promises or agreements, orally or otherwise, have been made by any party, or anyone
acting on behalf of any party, which are not embodied herein, and that no other agreement,
statement or promise not contained in this Agreement shall be valid or binding.
No other agreements or conversation with any officer, agent or employee of CITY prior to
execution of this Agreement shall affect or modify any of the terms or obligations contained in
any documents comprising this Agreement. Such other agreements or conversations shall be
considered as unofficial information and in no way binding upon CITY.
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H. Governing Law and Venue
This Agreement shall be governed by and construed in accordance with the laws of the State of
California without regard to the conflict of laws provisions of any jurisdiction. The exclusive
jurisdiction and venue with respect to any and all disputes arising hereunder shall be in state and
federal courts located in Santa Clara County, California.
I. Notices
Any notice to be given hereunder by either party to the other may be effected either by personal
delivery in writing or by mail, registered or certified, postage prepaid with return receipt requested.
Mailed notices shall be addressed to the parties at the addresses appearing in Exhibit “A”, Section
V.H. but each party may change the address by written notice in accordance with this paragraph.
Notices delivered personally will be deemed delivered as of actual receipt; mailed notices will be
deemed delivered as of three (3) days after mailing.
J. Partial Invalidity
If any provision in this Agreement is held by a court of competent jurisdiction to be invalid, void
or unenforceable, the remaining provisions will nevertheless continue in full force without being
impaired or invalidated in any way.
K. Time of the Essence
All dates and times referred to in this Agreement are of the essence.
L. Waiver
CONSULTANT agrees that waiver by CITY of any one or more of the conditions of performance
under this Agreement shall not be construed as waiver(s) of any other condition of performance
under this Agreement.
Executed at Gilroy, California, on the date and year first above written.
CONSULTANT: CITY:
Park Consulting Group CITY OF GILROY
By: By:
Name: Glen Park Name: Jimmy Forbis
Title: President Title: City Administrator
Social Security or Taxpayer
Identification Number 47-1892447
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Approved as to Form ATTEST:
City Attorney City Clerk
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EXHIBIT “A”
SPECIFIC PROVISIONS
I. PROJECT MANAGER
CONSULTANT shall provide the services indicated on the attached Exhibit “B”, Scope of
Services (“Services”). (All exhibits referenced are incorporated herein by reference.) To
accomplish that end, CONSULTANT agrees to assign Glen Park, who will act in the capacity of
Project Manager, and who will personally direct such Services.
Except as may be specified elsewhere in this Agreement, CONSULTANT shall furnish all
technical and professional services including labor, material, equipment, transportation,
supervision and expertise to perform all operations necessary and required to complete the Services
in accordance with the terms of this Agreement.
II. NOTICE TO PROCEED/COMPLETION OF SERVICE
A. NOTICE TO PROCEED
CONSULTANT shall commence the Services upon delivery to CONSULTANT of a written
Notice to Proceed”, which Notice to Proceed shall be in the form of a written communication
from designated City contact person(s). Notice to Proceed may be in the form of e-mail, fax or
letter authorizing commencement of the Services. For purposes of this Agreement, Cindy
McCormick shall be the designated City contact person(s). Notice to Proceed shall be deemed to
have been delivered upon actual receipt by CONSULTANT or if otherwise delivered as provided
in the Section V.H. (“Notices”) of this Exhibit “A”.
B. COMPLETION OF SERVICES
When CITY determines that CONSULTANT has completed all of the Services in accordance with
the terms of this Agreement, CITY shall give CONSULTANT written Notice of Final Acceptance,
and CONSULTANT shall not incur any further costs hereunder. CONSULTANT may request
this determination of completion when, in its opinion, it has completed all of the Services as
required by the terms of this Agreement and, if so requested, CITY shall make this determination
within two (2) weeks of such request, or if CITY determines that CONSULTANT has not
completed all of such Services as required by this Agreement, CITY shall so inform
CONSULTANT within this two (2) week period.
III. PROGRESS SCHEDULE
The schedule for performance and completion of the Services will be as set forth in the attached
Exhibit “C”.
IV. PAYMENT OF FEES AND DIRECT EXPENSES
Payments shall be made to CONSULTANT as provided for in Article 4 of this Agreement.
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Direct expenses are charges and fees not included in Exhibit “B”. CITY shall be obligated to pay
only for those direct expenses which have been previously approved in writing by CITY.
CONSULTANT shall obtain written approval from CITY prior to incurring or billing of direct
expenses.
Copies of pertinent financial records, including invoices, will be included with the submission of
billing(s) for all direct expenses.
V. OTHER PROVISIONS
A. STANDARD OF WORKMANSHIP
CONSULTANT represents and warrants that it has the qualifications, skills and licenses necessary
to perform the Services, and its duties and obligations, expressed and implied, contained herein,
and CITY expressly relies upon CONSULTANT’S representations and warranties regarding its
skills, qualifications and licenses. CONSULTANT shall perform such Services and duties in
conformance to and consistent with the standards generally recognized as being employed by
professionals in the same discipline in the State of California.
Any plans, designs, specifications, estimates, calculations, reports and other documents furnished
under this Agreement shall be of a quality acceptable to CITY. The minimum criteria for
acceptance shall be a product of neat appearance, well-organized, technically and grammatically
correct, checked and having the maker and checker identified. The minimum standard of
appearance, organization and content of the drawings shall be that used by CITY for similar
purposes.
B. RESPONSIBILITY OF CONSULTANT
CONSULTANT shall be responsible for the professional quality, technical accuracy, and the
coordination of the Services furnished by it under this Agreement. CONSULTANT shall not be
responsible for the accuracy of any project or technical information provided by the CITY. The
CITY’S review, acceptance or payment for any of the Services shall not be construed to operate
as a waiver of any rights under this Agreement or of any cause of action arising out of the
performance of this Agreement, and CONSULTANT shall be and remain liable to CITY in
accordance with applicable law for all damages to CITY caused by CONSULTANT’S negligent
performance of any of the services furnished under this Agreement.
C. RIGHT OF CITY TO INSPECT RECORDS OF CONSULTANT
CITY, through its authorized employees, representatives or agents, shall have the right, at any and
all reasonable times, to audit the books and records (including, but not limited to, invoices,
vouchers, canceled checks, time cards, etc.) of CONSULTANT for the purpose of verifying any
and all charges made by CONSULTANT in connection with this Agreement. CONSULTANT
shall maintain for a minimum period of three (3) years (from the date of final payment to
CONSULTANT), or for any longer period required by law, sufficient books and records in
accordance with standard California accounting practices to establish the correctness of all charges
submitted to CITY by CONSULTANT, all of which shall be made available to CITY at the CITY’s
offices within five (5) business days after CITY’s request.
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D. CONFIDENTIALITY OF MATERIAL
All ideas, memoranda, specifications, plans, manufacturing procedures, data (including, but not
limited to, computer data and source code), drawings, descriptions, documents, discussions or
other information developed or received by or for CONSULTANT and all other written and oral
information developed or received by or for CONSULTANT and all other written and oral
information submitted to CONSULTANT in connection with the performance of this Agreement
shall be held confidential by CONSULTANT and shall not, without the prior written consent of
CITY, be used for any purposes other than the performance of the Services, nor be disclosed to an
entity not connected with the performance of the such Services. Nothing furnished to
CONSULTANT which is otherwise known to CONSULTANT or is or becomes generally known
to the related industry (other than that which becomes generally known as the result of
CONSULTANT’S disclosure thereof) shall be deemed confidential. CONSULTANT shall not
use CITY’S name or insignia, or distribute publicity pertaining to the services rendered under this
Agreement in any magazine, trade paper, newspaper or other medium without the express written
consent of CITY.
E. NO PLEDGING OF CITY’S CREDIT.
Under no circumstances shall CONSULTANT have the authority or power to pledge the credit of
CITY or incur any obligation in the name of CITY.
F. OWNERSHIP OF MATERIAL.
All material including, but not limited to, computer information, data and source code, sketches,
tracings, drawings, plans, diagrams, quantities, estimates, specifications, proposals, tests, maps,
calculations, photographs, reports and other material developed, collected, prepared (or caused to
be prepared) under this Agreement shall be the property of CITY, but CONSULTANT may retain
and use copies thereof subject to Section V.D of this Exhibit “A”.
CITY shall not be limited in any way in its use of said material at any time for any work, whether
or not associated with the City project for which the Services are performed. However,
CONSULTANT shall not be responsible for, and City shall indemnify CONSULTANT from,
damages resulting from the use of said material for work other than PROJECT, including, but not
limited to, the release of this material to third parties for work other than on PROJECT.
G. NO THIRD PARTY BENEFICIARY.
This Agreement shall not be construed or deemed to be an agreement for the benefit of any third
party or parties, and no third party or parties shall have any claim or right of action hereunder for
any cause whatsoever.
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H. NOTICES.
Notices are to be sent as follows:
CITY: Jimmy Forbis, City Administrator
City of Gilroy
7351 Rosanna Street
Gilroy, CA 95020
CONSULTANT: Park Consulting Group
Attn: Glenn Park
200 Spectrum Center Drive, Suite 300
Irvine, CA 92618
I. FEDERAL FUNDING REQUIREMENTS.
If the box to the left of this sentence is checked, this Agreement involves federal
funding and the requirements of this Section V.I. apply.
If the box to the left of this sentence is checked, this Agreement does not involve
federal funding and the requirements of this Section V.I. do not apply.
1. DBE Program
CONSULTANT shall comply with the requirements of Title 49, Part 26, Code of Federal
Regulations (49 CFR 26) and the City-adopted Disadvantaged Business Enterprise programs.
2. Cost Principles
Federal Acquisition Regulations in Title 48, CFR 31, shall be used to determine the allowable cost
for individual items.
3. Covenant against Contingent Fees
The CONSULTANT warrants that he/she has not employed or retained any company or person,
other than a bona fide employee working for the CONSULTANT, to solicit or secure this
Agreement, and that he/she has not paid or agreed to pay any company or person, other than a
bona fide employee, any fee, commission, percentage, brokerage fee, gift or any other
consideration, contingent upon or resulting from the award or formation of this Agreement. For
breach or violation of this warranty, the Local Agency shall have the right to annul this Agreement
without liability or, at its discretion, to deduct from the agreement price or consideration, or
otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift or
contingent fee.
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EXHIBIT “B”
SCOPE OF SERVICES
See attached
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SCOPE OF SERVICES AND COST PROPOSAL
Park Consulting Group (PCG) will provide the City of Gilroy professional
services for the City’s Tyler EnerGov Land Management Systems (LMS) Project:
Our proposed services:
PCG is recommending the following resources and proposed services to
support the City to get the EnerGov project back on-track to Go-Live:
Proposed Resources:
Resource Allocation Assigned Resource
Project Manager 4 Hours Per Week Glenn Park
Functional Consultants 30 Hours Per Week Bryan Tung/
David Bloomgren
Report Developer 20 Custom Reports/ Forms Jared Tan
Project Manager Responsibilities:
Manage project scope, goals and deliverables that support business goals in
collaboration with the IT Department, senior management and stakeholders.
Effectively communicate project expectations to team members and
stakeholders in a timely, clear fashion and ongoing basis.
Monitor project expectations with team members and other stakeholders.
Review project timeline, milestones and deliverables with City leadership and
Tyler Tech PM
Attend project meetings with staff and project stakeholders. This may include
internal project briefings and project briefings with Tyler, in addition to others
as requested.
Review and provide input on all contracts with external vendors for
integrations development and change orders.
Coordinate escalation for questions and issues from the Project Team
Address and/or escalate issues / risks as they come up.
Delegate tasks and responsibilities to appropriate team members responsible to
own deliverables for the project.
Proactively identify issues and conflicts within the project team, third party
vendor partners, and the business as needed; consult with city management to
formulate a plan to resolve.
Proactively communicate changes in project scope, identify potential crises, and
devise contingency plans; communicate possible changes in scope to IT
management and departments and divisions that are affected.
Ensure that project risks are identified, documented, communicated, and
addressed in a timely manner.
Provide feedback on leading best practices to maximize system capabilities.
Provide feedback on leading best practices for project implementation and
deployment processes.
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Functional Consultant Responsibilities:
Design and Configuration:
Support review of fee schedule and compare to LMS configuration to verify
accurate fee setup.
Support coordination of the configuration review and validation of templates.
Support City configuration resources in making any needed changes to
configuration.
Support and review EnerGov configuration to verify accurate setup to
configuration documentation and requirements.
Support and review City-owned shared configuration including case type
development, CSS, automations, georules, etc.
Support and review data mapping and migration activities from legacy system to
EnerGov.
User Acceptance Testing:
Support the development of a user testing strategy and plan.
Support test case/ script creation with responsible team members/ SMEs.
Support user acceptance participant training and walkthroughs.
Support setup for test case scenarios.
Support user acceptance testing / retesting effort with City-designated testing
leads and testers.
Support prioritization and tracking of user acceptance testing / retesting
results in testing tracking system.
End User Training:
Support development of training plan and train-the-trainer approach.
Support review of training environment setup and deployment.
Support coordination and facilitation of end user training with staff trainers.
Support training documentation and job aid development as required by staff.
Cutover and Go-Live Activities:
Support Production cutover, Go-Live, post-Go-Live stabilization, and system
troubleshooting (reporting, system enhancements, regulatory changes, etc.).
Support the design, deployment, and onboarding of post-Go-Live / warranty
enhancements.
Report Developer Responsibilities:
Provide report development services to design, develop, and deploy City-
assigned non-standard forms and statistical reports generated from EnerGov.
City will provide a list of prioritized and ranked reports to be delivered
Forms and reports will be developed utilizing Crystal Reports
Park Consulting Group will own and perform the following services related to
forms and reports design and development:
Review specifications document and provide feedback as required to ensure
requirements are fully understood for development
Design and develop .RPT templates required for forms and reports (the City
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may have the opportunity to design and develop .RPT templates to conserve
hours for PCG report development. This will be determined on a case-by-case
basis by PCG)
Develop stored procedures and queries required for forms and reports
Prepare .RPT and stored procedures development package to be sent to
Tyler Tech
Send .RPT and stored procedures as required by Tyler Tech and cc: City
PCG can also manage this process through a City facilitated process)
Maintain, enhance, update, and support forms and reports as requested
Attend meetings with City and Tyler Tech related to design, development, and
deployment of forms and reports
Other Project Responsibilities:
Provide services for project team as needed throughout the LMS
implementation project, as requested.
Key Assumptions:
PCG shall be responsible for advisory, implementation support services, and
project management as requested by theCity.
Due to the City’s desire to expedite the EnerGov project to Go-Live, the scope of
the project will be focused on migrating existing LMS processes from Sungard and
build upon the current LMS processes with extended EnerGov capabilities. Other
processes, capabilities, and user groups not associated to the existing LMS
processes from SunGard will be descoped in order to meet project timelines.
City will provide a primary project contact that is available throughout the duration of
services.
City will provide process leads and subject matter experts to serve as project
team members that are available throughout the duration of services to
successfully deliver PCG services. Required minimum of 50% FTE per Lead/
SME.
City estimates PCG should have the full ability to deliver the project remotely with
no on-site visits and/ or incurred travel costs.
Park Consulting Group provides a broad range of LMS implementation,
advisory, and development services. City may request additional services
outside of the scope of services and duration and will be considered based
on the established hourly rates.
City will work with Tyler Tech to provide the following for PCG:
Adequate software licensing for PCG to perform proposed services
Tyler Tech Sharepoint access
Login and access to EnerGov environments
Regular database backups of the EnerGov environment with the
most up-to-date configuration and all related populated test data
Database backups to be transferrable to PCG technical
environments to develop forms and reports
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Cost Proposal:
Resource Build & Validate
5 Months)
Testing, Training, & Go-Live
5 Months)
TOTAL
Project Manager $19,500
20 Hrs/ Mo)
19,500
20 Hrs/ Mo)
39,000
Functional Consultant 105,000
120 Hrs/ Mo)
105,000
120 Hrs/ Mo)
210,000
Report Developer $35,000
20 Reports)
35,000
TOTAL $159,000 $124,500 $284,000
Total Not-to Exceed: $284,000
Duration of Services: December 1, 2021 – December 31, 2023
PCG’s services will be billed based on the following hourly rate(s):
Park Consulting Resources 2021-23 Rates
Principal LMS Consultant/ Project Manager $195/ hour
LMS Functional Consultant $175/ hour
Report Developer $175/ hour
GIS Consultant $175/ hour
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EXHIBIT “C”
MILESTONE SCHEDULE
See attached
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EXHIBIT “D”
PAYMENT SCHEDULE
Within 30 days of receipt of invoice based on time and materials per rates in Exhibit B
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SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN
ACCORDANCE WITH THE POLICY PROVISIONS.
INSURER(S) AFFORDING COVERAGE
INSURER F :
INSURER E :
INSURER D :
INSURER C :
INSURER B :
INSURER A :
NAIC #
NAME:
CONTACT
A/C, No):
FAX
E-MAILADDRESS:
PRODUCER
A/C, No, Ext):
PHONE
INSURED
REVISION NUMBER:CERTIFICATE NUMBER:COVERAGES
IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on
this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES
BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED
REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
OTHER:
Per accident)
Ea accident)
N / A
SUBR
WVD
ADDL
INSD
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,
EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
PROPERTY DAMAGE
BODILY INJURY (Per accident)
BODILY INJURY (Per person)
COMBINED SINGLE LIMIT
AUTOS ONLY
AUTOSAUTOSONLY
NON-OWNED
SCHEDULEDOWNED
ANY AUTO
AUTOMOBILE LIABILITY
Y / N
WORKERS COMPENSATION
AND EMPLOYERS' LIABILITY
OFFICER/ MEMBER EXCLUDED?
Mandatory in NH)
DESCRIPTION OF OPERATIONS below
If yes, describe under
ANY PROPRIETOR/PARTNER/EXECUTIVE
E.L. DISEASE - POLICY LIMIT
E.L. DISEASE - EA EMPLOYEE
E.L. EACH ACCIDENT
EROTH-STATUTEPER
LIMITS(MM/DD/YYYY)
POLICY EXP(
MM/DD/YYYY)
POLICYEFFPOLICYNUMBERTYPEOFINSURANCELTRINSR
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)
EXCESS LIAB
UMBRELLA LIAB $EACH OCCURRENCE
AGGREGATE
OCCUR
CLAIMS-MADE
DED RETENTION $
PRODUCTS - COMP/OP AGG
GENERAL AGGREGATE
PERSONAL & ADV INJURY
MED EXP (Any one person)
EACH OCCURRENCE
DAMAGE TO RENTED $
PREMISES (Ea occurrence)
COMMERCIAL GENERAL LIABILITY
CLAIMS-MADE OCCUR
GEN'L AGGREGATE LIMIT APPLIES PER:
POLICY PRO-
JECT LOC
CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY)
CANCELLATION
AUTHORIZED REPRESENTATIVE
ACORD 25 (2016/03)
1988- 2015 ACORD CORPORATION. All rights reserved.
CERTIFICATE HOLDER
The ACORD name and logo are registered marks of ACORD
HIRED
AUTOS ONLY
1/14/2022
Wood Gutmann &Bogart Insurance Brokers
15901 Red Hill Ave.
Tustin CA 92780
Rachelle Williams
714-505-7000 714-573-1770
rwilliams@wgbib.com
License#:0679263 Citizen Insurance of America
PARKC-2 The Hanover InsuranceCoParkConsultingGroup,Inc.
200 Spectrum Center Dr Ste 300
Irvine CA 92618
1372017995
A 2,000,000
1,000,000
X 500 5,000
2,000,000
4,000,000
OB3D808332 1/18/2022 1/18/2023
4,000,000
B XW23H6315256/1/2021 6/1/2022
1,000,000
1,000,000
1,000,000
B
B
Errors &Omissions
Cyber &Privacy Security
LH3H431766
LH3H431766
1/18/2022
1/18/2022
1/18/2023
1/18/2023
Each Limit
Aggregate
2,000,000
2,000,000
The City of Gilroy,it’s officers,employees,agents,and representatives are named as additional insured on the General Liability per attached 3911006 0816 as
required by written contract subject to the terms and conditions of the policy.
City of Gilroy
7351 Rosanna Street
Gilroy CA 95020
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Page 1 of 4
City of Gilroy
STAFF REPORT
Agenda Item Title:Award of a Contract to David J. Powers & Associates,
Inc. in the Amount of $360,069 with a Project
Contingency of $36,007 (10%), for a Total Cost of
396,076 for 10th Street Bridge at Uvas Creek
Environmental Compliance Services, Project M 16-10
and Adopt a Resolution Amending the Budget for the
City of Gilroy for 2022-2023 and Appropriating
Proposed Expenditure Amendments
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Community Development
Submitted By:Sharon Goei, Community Development Director
Prepared By:Melissa Durkin, Planner II
STRATEGIC PLAN GOALS Ensure Neighborhood Equity from City Services
Maintain and Improve City Infrastructure
RECOMMENDATION
a) Award a Contract to David J. Powers & Associates, Inc. in the amount of $360,069
with an additional project contingency of $36,007 (10%), for a total cost of $396,076
for 10th Street Bridge at Uvas Creek environmental compliance services and
authorize the City Administrator to execute the contract and associated documents;
and
b) Adopt a resolution amending the budget for the City of Gilroy for 2022-2023 and
appropriating proposed expenditure amendments.
BACKGROUND
Tenth Street (10th Street) is a key component of the City’s mobility infrastructure. This
street has long been planned as one of Gilroy’s primary east-west connector streets,
linking State Route (SR) 101 with Santa Teresa Boulevard, providing vehicle, bicycle,
and pedestrian connectivity between Gilroy’s east and west sides.
Agenda Item 8.4Page 240 of 1163
Award of a Contract to David J. Powers & Associates, Inc. in the Amount of $360,069 with a
Project Contingency of $36,007 (10%), for a Total Cost of $396,076 for 10th Street Bridge at Uvas
Creek Environmental Compliance Services, Project M 16-10 and Adopt a Resolution Amending
the Budget for the City of Gilroy for 2022-2023 and Appropriating Proposed Expenditure
Amendments
City of Gilroy City Council Page 2 of 4 May 1, 2023
Tenth Street currently terminates on the east side of Uvas Creek at Uvas Parkway and
the west side of Uvas Creek at De Anza Place. Construction of the 10th Street Bridge
over Uvas Creek will connect these two segments, resulting in a continuous roadway
extending from Santa Teresa Boulevard to SR 101.
The City of Gilroy is seeking a grant to fund bridge construction. The City Council
directed staff to begin the bridge design and environmental compliance processes while
staff sought grant funding. City staff has taken the following actions to move forward in
this direction:
In 2016, the City began the CEQA proposal process. The decision was made not
to proceed at that time due to a lack of funding for bridge construction and
uncertainty on the scope of bridge design and associated improvements.
In 2020, the City began the CEQA process again. The decision was made not to
proceed for the same reason as in 2016.
In 2021, the City held a request for proposals (RFP) process for environmental
services. Three proposals were received. Details are described in the next
section.
In 2022, the City’s Public Works Department worked with the bridge consultant to
finalize the scope of bridge design and associated improvements. The
environmental documentation can now proceed.
ANALYSIS
Staff released a request for proposals (RFP) on June 25, 2021, for the 10th Street
Bridge at Uvas Creek Environmental Compliance Services. Staff advertised the RFP in
the San Jose Mercury News and on the City’s Bid Posting webpage. An addendum to
the RFP was published on July 21, 2021.
The Request for Proposals (RFP) identified the City’s desire to retain the services of a
qualified consultant to provide environmental services for the 10th Street Bridge at Uvas
Creek project. The scope of work included California Environmental Quality Act
CEQA) and National Environmental Protection Act (NEPA) documentation for the
proposed bridge and Santa Clara Valley Habitat Plan permitting. The RFP required the
studies to follow Caltrans Office of Local Assistance procedures and utilize formats
published on the Caltrans Standard Environmental Reference (SER) website because
the project proposes to use federal funds.
Project Proposals: The City received three proposals. Two proposals were from
consultants from the City’s On-Call Consultant Selection List (David J. Powers &
Associates, Inc. and Michael Baker International), and one was from a firm not on the
list (MIG). A fourth firm (FirstCarbon Solutions) submitted a letter declining to bid.
Agenda Item 8.4Page 241 of 1163
Award of a Contract to David J. Powers & Associates, Inc. in the Amount of $360,069 with a
Project Contingency of $36,007 (10%), for a Total Cost of $396,076 for 10th Street Bridge at Uvas
Creek Environmental Compliance Services, Project M 16-10 and Adopt a Resolution Amending
the Budget for the City of Gilroy for 2022-2023 and Appropriating Proposed Expenditure
Amendments
City of Gilroy City Council Page 3 of 4 May 1, 2023
Proposal Evaluation: In accordance with the RFP and the City’s standard evaluation
and scoring criteria, proposals were evaluated based on the consultant’s corporate and
team member qualifications and experience; understanding of the scope of services;
reference quality and responses; and the overall quality of the response to the RFP.
This was a qualifications-based process, so consultant costs were not considered part
of the evaluation.
The proposals were reviewed and scored separately by the reviewers. The strengths
and weaknesses of each consultant team were discussed, and the individual scores
were averaged to determine the preferred consultant team. The rank and budget for
each consultant are provided in the table below.
Rank Consultant Name Total Budget
1 David J. Powers & Associates, Inc.$387,0301
2 Michael Baker International (MBI)$399,7752
3 MIG $299,9662
David J. Powers & Associates, Inc. and Michael Baker International demonstrated
extensive experience providing environmental services for bridge projects that involve
compliance with Caltrans Office of Local Assistance procedures. The third firm, MIG,
did not demonstrate the same level of experience.
EXCLUSIONS
The scope of work is for CEQA and NEPA environmental compliance only. The scope
of work does not include noticing and filing costs; post-CEQA environmental work
needed to complete necessary permitting; preparation of a restoration plan; or obtaining
any regulatory permits.
ALTERNATIVES
Council could choose to reject all proposals. Staff does not recommend this option as
this would delay the environmental analysis for the bridge, potentially jeopardizing grant
opportunities that could fund bridge construction. The costs associated with this project
are also likely to rise if a new Request for Proposals process occurs.
1 David J. Powers identified some tasks as optional tasks. Staff has determined these tasks will be
necessary, so they are included in the total budget.
2 Staff has determined a hydroacoustical analysis will be required. Neither MBI nor MIG included this
analysis in their proposals. This task would add costs to their proposed budgets.
Agenda Item 8.4Page 242 of 1163
Award of a Contract to David J. Powers & Associates, Inc. in the Amount of $360,069 with a
Project Contingency of $36,007 (10%), for a Total Cost of $396,076 for 10th Street Bridge at Uvas
Creek Environmental Compliance Services, Project M 16-10 and Adopt a Resolution Amending
the Budget for the City of Gilroy for 2022-2023 and Appropriating Proposed Expenditure
Amendments
City of Gilroy City Council Page 4 of 4 May 1, 2023
FISCAL IMPACT/FUNDING SOURCE
The funding for this project will be drawn from the City’s Traffic Impact Fee Fund (fund
425). There are sufficient monies in this fund to pay for the proposed environmental
services. Funding for this contract will be appropriated in Fiscal Year 2023 (FY23) since
funds will be encumbered in FY23. The FY23 budget will need to be amended to
appropriate funds for these services. A resolution approving this amendment is
included as staff report attachment 2.
NEXT STEPS
Upon Council’s approval, the contract with David J. Powers & Associates, Inc. will be
executed, and the consultant will begin work.
Attachments:
1. David J. Powers Agreement for 10th Street Bridge at Uvas Creek Environmental
Compliance Services
2. Draft Resolution Amending the City of Gilroy 2022-2023 Budget and Appropriating
Proposed Expenditure Amendments
Agenda Item 8.4Page 243 of 1163
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LAC\04706083
AGREEMENT FOR SERVICES
For contracts over $5,000 - CONSULTANT)
This AGREEMENT made this 1st day of May, 2023, between:
CITY: City of Gilroy, having a principal place of business at
7351 Rosanna Street, Gilroy, California
and CONSULTANT: David J. Powers & Associates, Inc., having a principal place of business at
1871 The Alameda, Suite 200, San Jose, CA 95126.
ARTICLE 1. TERM OF AGREEMENT
This Agreement will become effective on May 1, 2023 and will continue in effect through
completion of the scope of work unless terminated in accordance with the provisions of Article 7
of this Agreement.
Any lapse in insurance coverage as required by Article 5, Section D of this Agreement shall
terminate this Agreement regardless of any other provision stated herein. ______
Initial
ARTICLE 2. INDEPENDENT CONTRACTOR STATUS
It is the express intention of the parties that CONSULTANT is an independent contractor and not
an employee, agent, joint venturer or partner of CITY. Nothing in this Agreement shall be
interpreted or construed as creating or establishing the relationship of employer and employee
between CITY and CONSULTANT or any employee or agent of CONSULTANT. Both parties
acknowledge that CONSULTANT is not an employee for state or federal tax purposes.
CONSULTANT shall not be entitled to any of the rights or benefits afforded to CITY’S
employees, including, without limitation, disability or unemployment insurance, workers’
compensation, medical insurance, sick leave, retirement benefits or any other employment
benefits. CONSULTANT shall retain the right to perform services for others during the term of
this Agreement.
ARTICLE 3. SERVICES TO BE PERFORMED BY CONSULTANT
A. Specific Services
CONSULTANT agrees to: Perform the services as outlined in Exhibit “A” (“Specific
Provisions”) and Exhibit “B” (“Scope of Services”), within the time periods described in Exhibit
C” (“Milestone Schedule”).
B. Method of Performing Services
CONSULTANT shall determine the method, details and means of performing the above-described
services. CITY shall have no right to, and shall not, control the manner or determine the method
of accomplishing CONSULTANT’S services.
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C. Employment of Assistants
CONSULTANT may, at the CONSULTANT’S own expense, employ such assistants as
CONSULTANT deems necessary to perform the services required of CONSULTANT by this
Agreement, subject to the prohibition against assignment and subcontracting contained in
Article 5 below. CITY may not control, direct, or supervise CONSULTANT’S assistants in the
performance of those services. CONSULTANT assumes full and sole responsibility for the
payment of all compensation and expenses of these assistants and for all state and federal income
tax, unemployment insurance, Social Security, disability insurance and other applicable
withholding.
D. Place of Work
CONSULTANT shall perform the services required by this Agreement at any place or location
and at such times as CONSULTANT shall determine is necessary to properly and timely perform
CONSULTANT’S services.
ARTICLE 4. COMPENSATION
A. Consideration
In consideration for the services to be performed by CONSULTANT, CITY agrees to pay
CONSULTANT the amounts set forth in Exhibit “D” (“Payment Schedule”). In no event
however shall the total compensation paid to CONSULTANT exceed $360,069.
B. Invoices
CONSULTANT shall submit invoices for all services rendered.
C. Payment
Payment shall be due according to the payment schedule set forth in Exhibit “D”. No payment
will be made unless CONSULTANT has first provided City with a written receipt of invoice
describing the work performed and any approved direct expenses (as provided for in Exhibit “A”,
Section IV) incurred during the preceding period. If CITY objects to all or any portion of any
invoice, CITY shall notify CONSULTANT of the objection within thirty (30) days from receipt
of the invoice, give reasons for the objection, and pay that portion of the invoice not in dispute. It
shall not constitute a default or breach of this Agreement for CITY not to pay any invoiced amounts
to which it has objected until the objection has been resolved by mutual agreement of the parties.
D. Expenses
CONSULTANT shall be responsible for all costs and expenses incident to the performance of
services for CITY, including but not limited to, all costs of equipment used or provided by
CONSULTANT, all fees, fines, licenses, bonds or taxes required of or imposed against
CONSULTANT and all other of CONSULTANT’S costs of doing business. CITY shall not be
responsible for any expenses incurred by CONSULTANT in performing services for CITY, except
for those expenses constituting “direct expenses” referenced on Exhibit “A.”
Agenda Item 8.4Page 245 of 1163
3- 4835-2267-0361v1
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ARTICLE 5. OBLIGATIONS OF CONSULTANT
A. Tools and Instrumentalities
CONSULTANT shall supply all tools and instrumentalities required to perform the services under
this Agreement at its sole cost and expense. CONSULTANT is not required to purchase or rent
any tools, equipment or services from CITY.
B. Workers’ Compensation
CONSULTANT agrees to provide workers’ compensation insurance for CONSULTANT’S
employees and agents and agrees to hold harmless, defend with counsel acceptable to CITY and
indemnify CITY, its officers, representatives, agents and employees from and against any and all
claims, suits, damages, costs, fees, demands, causes of action, losses, liabilities and expenses,
including without limitation reasonable attorneys’ fees, arising out of any injury, disability, or
death of any of CONSULTANT’S employees.
C. Indemnification of Liability, Duty to Defend
1. As to professional liability, to the fullest extent permitted by law, CONSULTANT
shall defend, through counsel approved by CITY (which approval shall not be unreasonably
withheld), indemnify and hold harmless CITY, its officers, representatives, agents and employees
against any and all suits, damages, costs, fees, claims, demands, causes of action, losses, liabilities
and expenses, including without limitation attorneys’ fees, to the extent arising or resulting directly
or indirectly from any willful or negligent acts, errors or omissions of CONSULTANT or
CONSULTANT’S assistants, employees or agents, including all claims relating to the injury or
death of any person or damage to any property.
2. As to other liability, to the fullest extent permitted by law, CONSULTANT shall
defend, through counsel approved by CITY (which approval shall not be unreasonably withheld),
indemnify and hold harmless CITY, its officers, representatives, agents and employees against any
and all suits, damages, costs, fees, claims, demands, causes of action, losses, liabilities and
expenses, including without limitation attorneys’ fees, arising or resulting directly or indirectly
from any act or omission of CONSULTANT or CONSULTANT’S assistants, employees or
agents, including all claims relating to the injury or death of any person or damage to any property.
D. Insurance
In addition to any other obligations under this Agreement, CONSULTANT shall, at no cost to
CITY, obtain and maintain throughout the term of this Agreement: (a) Commercial Liability
Insurance on a per occurrence basis, including coverage for owned and non-owned automobiles,
with a minimum combined single limit coverage of $1,000,000 per occurrence for all damages due
to bodily injury, sickness or disease, or death to any person, and damage to property, including the
loss of use thereof; and (b) Professional Liability Insurance (Errors & Omissions) with a minimum
coverage of $1,000,000 per occurrence or claim, and $2,000,000 aggregate; provided however,
Professional Liability Insurance written on a claims made basis must comply with the requirements
Agenda Item 8.4Page 246 of 1163
4- 4835-2267-0361v1
LAC\04706083
set forth below. Professional Liability Insurance written on a claims made basis (including without
limitation the initial policy obtained and all subsequent policies purchased as renewals or
replacements) must show the retroactive date, and the retroactive date must be before the earlier
of the effective date of the contract or the beginning of the contract work. Claims made
Professional Liability Insurance must be maintained, and written evidence of insurance must be
provided, for at least five (5) years after the completion of the contract work. If claims made
coverage is canceled or non-renewed, and not replaced with another claims-made policy form with
a retroactive date prior to the earlier of the effective date of the contract or the beginning of the
contract work, CONSULTANT must purchase so called “extended reporting” or “tail” coverage
for a minimum of five (5) years after completion of work, which must also show a retroactive date
that is before the earlier of the effective date of the contract or the beginning of the contract work.
As a condition precedent to CITY’S obligations under this Agreement, CONSULTANT shall
furnish written evidence of such coverage (naming CITY, its officers and employees as additional
insureds on the Comprehensive Liability insurance policy referred to in (a) immediately above via
a specific endorsement) and requiring thirty (30) days written notice of policy lapse or cancellation,
or of a material change in policy terms.
E. Assignment
Notwithstanding any other provision of this Agreement, neither this Agreement nor any duties or
obligations of CONSULTANT under this Agreement may be assigned or subcontracted by
CONSULTANT without the prior written consent of CITY, which CITY may withhold in its sole
and absolute discretion.
F. State and Federal Taxes
As CONSULTANT is not CITY’S employee, CONSULTANT shall be responsible for paying all
required state and federal taxes. Without limiting the foregoing, CONSULTANT acknowledges
and agrees that:
CITY will not withhold FICA (Social Security) from CONSULTANT’S
payments;
CITY will not make state or federal unemployment insurance contributions on
CONSULTANT’S behalf;
CITY will not withhold state or federal income tax from payment to
CONSULTANT;
CITY will not make disability insurance contributions on behalf of
CONSULTANT;
CITY will not obtain workers’ compensation insurance on behalf of
CONSULTANT.
Agenda Item 8.4Page 247 of 1163
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ARTICLE 6. OBLIGATIONS OF CITY
A. Cooperation of City
CITY agrees to respond to all reasonable requests of CONSULTANT and provide access, at
reasonable times following receipt by CITY of reasonable notice, to all documents reasonably
necessary to the performance of CONSULTANT’S duties under this Agreement.
B. Assignment
CITY may assign this Agreement or any duties or obligations thereunder to a successor
governmental entity without the consent of CONSULTANT. Such assignment shall not release
CONSULTANT from any of CONSULTANT’S duties or obligations under this Agreement.
ARTICLE 7. TERMINATION OF AGREEMENT
A. Sale of Consultant’s Business/ Death of Consultant.
CONSULTANT shall notify CITY of the proposed sale of CONSULTANT’s business no later
than thirty (30) days prior to any such sale. CITY shall have the option of terminating this
Agreement within thirty (30) days after receiving such notice of sale. Any such CITY termination
pursuant to this Article 7.A shall be in writing and sent to the address for notices to
CONSULTANT set forth in Exhibit A, Subsection V.H., no later than thirty (30) days after CITY’
receipt of such notice of sale.
If CONSULTANT is an individual, this Agreement shall be deemed automatically terminated
upon death of CONSULTANT.
B. Termination by City for Default of Consultant
Should CONSULTANT default in the performance of this Agreement or materially breach any of
its provisions, CITY, at CITY’S option, may terminate this Agreement by giving written
notification to CONSULTANT. For the purposes of this section, material breach of this
Agreement shall include, but not be limited to the following:
1. CONSULTANT’S failure to professionally and/or timely perform any of the
services contemplated by this Agreement.
2. CONSULTANT’S breach of any of its representations, warranties or covenants
contained in this Agreement.
CONSULTANT shall be entitled to payment only for work completed in accordance with the
terms of this Agreement through the date of the termination notice, as reasonably determined by
CITY, provided that such payment shall not exceed the amounts set forth in this Agreement for
the tasks described on Exhibit C” which have been fully, competently and timely rendered by
CONSULTANT. Notwithstanding the foregoing, if CITY terminates this Agreement due to
CONSULTANT’S default in the performance of this Agreement or material breach by
CONSULTANT of any of its provisions, then in addition to any other rights and remedies CITY
Agenda Item 8.4Page 248 of 1163
6- 4835-2267-0361v1
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may have, CONSULTANT shall reimburse CITY, within ten (10) days after demand, for any and
all costs and expenses incurred by CITY in order to complete the tasks constituting the scope of
work as described in this Agreement, to the extent such costs and expenses exceed the amounts
CITY would have been obligated to pay CONSULTANT for the performance of that task pursuant
to this Agreement.
C. Termination for Failure to Make Agreed-Upon Payments
Should CITY fail to pay CONSULTANT all or any part of the compensation set forth in Article 4
of this Agreement on the date due, then if and only if such nonpayment constitutes a default under
this Agreement, CONSULTANT, at the CONSULTANT’S option, may terminate this Agreement
if such default is not remedied by CITY within thirty (30) days after demand for such payment is
given by CONSULTANT to CITY.
D. Transition after Termination
Upon termination, CONSULTANT shall immediately stop work, unless cessation could
potentially cause any damage or harm to person or property, in which case CONSULTANT shall
cease such work as soon as it is safe to do so. CONSULTANT shall incur no further expenses in
connection with this Agreement. CONSULTANT shall promptly deliver to CITY all work done
toward completion of the services required hereunder, and shall act in such a manner as to facilitate
any the assumption of CONSULTANT’s duties by any new consultant hired by the CITY to
complete such services.
ARTICLE 8. GENERAL PROVISIONS
A. Amendment & Modification
No amendments, modifications, alterations or changes to the terms of this Agreement shall be
effective unless and until made in a writing signed by both parties hereto.
B. Americans with Disabilities Act of 1990
Throughout the term of this Agreement, the CONSULTANT shall comply fully with all applicable
provisions of the Americans with Disabilities Act of 1990 (“the Act”) in its current form and as it
may be amended from time to time. CONSULTANT shall also require such compliance of all
subcontractors performing work under this Agreement, subject to the prohibition against
assignment and subcontracting contained in Article 5 above. The CONSULTANT shall defend
with counsel acceptable to CITY, indemnify and hold harmless the CITY OF GILROY, its
officers, employees, agents and representatives from and against all suits, claims, demands,
damages, costs, causes of action, losses, liabilities, expenses and fees, including without limitation
reasonable attorneys’ fees, that may arise out of any violations of the Act by the CONSULTANT,
its subcontractors, or the officers, employees, agents or representatives of either.
C. Attorneys’ Fees
If any action at law or in equity, including an action for declaratory relief, is brought to enforce or
interpret the provisions of this Agreement, the prevailing party will be entitled to reasonable
Agenda Item 8.4Page 249 of 1163
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attorneys’ fees, which may be set by the court in the same action or in a separate action brought
for that purpose, in addition to any other relief to which that party may be entitled.
D. Captions
The captions and headings of the various sections, paragraphs and subparagraphs of the Agreement
are for convenience only and shall not be considered nor referred to for resolving questions of
interpretation.
E. Compliance with Laws
The CONSULTANT shall keep itself informed of all State and National laws and all municipal
ordinances and regulations of the CITY which in any manner affect those engaged or employed in
the work, or the materials used in the work, or which in any way affect the conduct of the work,
and of all such orders and decrees of bodies or tribunals having any jurisdiction or authority over
the same. Without limiting the foregoing, CONSULTANT agrees to observe the provisions of the
Municipal Code of the CITY OF GILROY, obligating every contractor or subcontractor under a
contract or subcontract to the CITY OF GILROY for public works or for goods or services to
refrain from discriminatory employment or subcontracting practices on the basis of the race, color,
sex, religious creed, national origin, ancestry of any employee, applicant for employment, or any
potential subcontractor.
F. Conflict of Interest
CONSULTANT certifies that to the best of its knowledge, no CITY employee or office of any
public agency interested in this Agreement has any pecuniary interest in the business of
CONSULTANT and that no person associated with CONSULTANT has any interest that would
constitute a conflict of interest in any manner or degree as to the execution or performance of this
Agreement.
G. Entire Agreement
This Agreement supersedes any and all prior agreements, whether oral or written, between the
parties hereto with respect to the rendering of services by CONSULTANT for CITY and contains
all the covenants and agreements between the parties with respect to the rendering of such services
in any manner whatsoever. Each party to this Agreement acknowledges that no representations,
inducements, promises or agreements, orally or otherwise, have been made by any party, or anyone
acting on behalf of any party, which are not embodied herein, and that no other agreement,
statement or promise not contained in this Agreement shall be valid or binding.
No other agreements or conversation with any officer, agent or employee of CITY prior to
execution of this Agreement shall affect or modify any of the terms or obligations contained in
any documents comprising this Agreement. Such other agreements or conversations shall be
considered as unofficial information and in no way binding upon CITY.
Agenda Item 8.4Page 250 of 1163
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H. Governing Law and Venue
This Agreement shall be governed by and construed in accordance with the laws of the State of
California without regard to the conflict of laws provisions of any jurisdiction. The exclusive
jurisdiction and venue with respect to any and all disputes arising hereunder shall be in state and
federal courts located in Santa Clara County, California.
I. Notices
Any notice to be given hereunder by either party to the other may be effected either by personal
delivery in writing or by mail, registered or certified, postage prepaid with return receipt requested.
Mailed notices shall be addressed to the parties at the addresses appearing in Exhibit “A”, Section
V.H. but each party may change the address by written notice in accordance with this paragraph.
Notices delivered personally will be deemed delivered as of actual receipt; mailed notices will be
deemed delivered as of three (3) days after mailing.
J. Partial Invalidity
If any provision in this Agreement is held by a court of competent jurisdiction to be invalid, void
or unenforceable, the remaining provisions will nevertheless continue in full force without being
impaired or invalidated in any way.
K. Time of the Essence
All dates and times referred to in this Agreement are of the essence.
L. Waiver
CONSULTANT agrees that waiver by CITY of any one or more of the conditions of performance
under this Agreement shall not be construed as waiver(s) of any other condition of performance
under this Agreement.
Executed at Gilroy, California, on the date and year first above written.
CONSULTANT: CITY:
David J. Powers & Associates, Inc. CITY OF GILROY
By: By:
Name: Akoni Danielsen Name: Jimmy Forbis
Title: President Title: City Administrator
Social Security or Taxpayer
Identification Number 77-0219577
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Approved as to Form ATTEST:
City Attorney City Clerk
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EXHIBIT “A”
SPECIFIC PROVISIONS
I. PROJECT MANAGER
CONSULTANT shall provide the services indicated on the attached Exhibit “B”, Scope of
Services (“ Services”). (All exhibits referenced are incorporated herein by reference.) To
accomplish that end, CONSULTANT agrees to assign Patrick Kallas, who will act in the capacity
of Project Manager, and who will personally direct such Services.
Except as may be specified elsewhere in this Agreement, CONSULTANT shall furnish all
technical and professional services including labor, material, equipment, transportation,
supervision and expertise to perform all operations necessary and required to complete the Services
in accordance with the terms of this Agreement.
II. NOTICE TO PROCEED/COMPLETION OF SERVICE
A. NOTICE TO PROCEED
CONSULTANT shall commence the Services upon delivery to CONSULTANT of a written
Notice to Proceed”, which Notice to Proceed shall be in the form of a written communication
from designated City contact person(s). Notice to Proceed may be in the form of e-mail, fax or
letter authorizing commencement of the Services. For purposes of this Agreement, Melissa Durkin
shall be the designated City contact person(s). Notice to Proceed shall be deemed to have been
delivered upon actual receipt by CONSULTANT or if otherwise delivered as provided in the
Section V.H. (“Notices”) of this Exhibit “A”.
B. COMPLETION OF SERVICES
When CITY determines that CONSULTANT has completed all of the Services in accordance with
the terms of this Agreement, CITY shall give CONSULTANT written Notice of Final Acceptance,
and CONSULTANT shall not incur any further costs hereunder. CONSULTANT may request
this determination of completion when, in its opinion, it has completed all of the Services as
required by the terms of this Agreement and, if so requested, CITY shall make this determination
within two (2) weeks of such request, or if CITY determines that CONSULTANT has not
completed all of such Services as required by this Agreement, CITY shall so inform
CONSULTANT within this two (2) week period.
III. PROGRESS SCHEDULE
The schedule for performance and completion of the Services will be as set forth in the attached
Exhibit “C”.
IV. PAYMENT OF FEES AND DIRECT EXPENSES
Payments shall be made to CONSULTANT as provided for in Article 4 of this Agreement.
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Direct expenses are charges and fees not included in Exhibit “B”. CITY shall be obligated to pay
only for those direct expenses which have been previously approved in writing by CITY.
CONSULTANT shall obtain written approval from CITY prior to incurring or billing of direct
expenses.
Copies of pertinent financial records, including invoices, will be included with the submission of
billing(s) for all direct expenses.
V. OTHER PROVISIONS
A. STANDARD OF WORKMANSHIP
CONSULTANT represents and warrants that it has the qualifications, skills and licenses necessary
to perform the Services, and its duties and obligations, expressed and implied, contained herein,
and CITY expressly relies upon CONSULTANT’S representations and warranties regarding its
skills, qualifications and licenses. CONSULTANT shall perform such Services and duties in
conformance to and consistent with the standards generally recognized as being employed by
professionals in the same discipline in the State of California.
Any plans, designs, specifications, estimates, calculations, reports and other documents furnished
under this Agreement shall be of a quality acceptable to CITY. The minimum criteria for
acceptance shall be a product of neat appearance, well-organized, technically and grammatically
correct, checked and having the maker and checker identified. The minimum standard of
appearance, organization and content of the drawings shall be that used by CITY for similar
purposes.
B. RESPONSIBILITY OF CONSULTANT
CONSULTANT shall be responsible for the professional quality, technical accuracy, and the
coordination of the Services furnished by it under this Agreement. CONSULTANT shall not be
responsible for the accuracy of any project or technical information provided by the CITY. The
CITY’S review, acceptance or payment for any of the Services shall not be construed to operate
as a waiver of any rights under this Agreement or of any cause of action arising out of the
performance of this Agreement, and CONSULTANT shall be and remain liable to CITY in
accordance with applicable law for all damages to CITY caused by CONSULTANT’S negligent
performance of any of the services furnished under this Agreement.
C. RIGHT OF CITY TO INSPECT RECORDS OF CONSULTANT
CITY, through its authorized employees, representatives or agents, shall have the right, at any and
all reasonable times, to audit the books and records (including, but not limited to, invoices,
vouchers, canceled checks, time cards, etc.) of CONSULTANT for the purpose of verifying any
and all charges made by CONSULTANT in connection with this Agreement. CONSULTANT
shall maintain for a minimum period of three (3) years (from the date of final payment to
CONSULTANT), or for any longer period required by law, sufficient books and records in
accordance with standard California accounting practices to establish the correctness of all charges
submitted to CITY by CONSULTANT, all of which shall be made available to CITY at the CITY’s
offices within five (5) business days after CITY’s request.
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D. CONFIDENTIALITY OF MATERIAL
All ideas, memoranda, specifications, plans, manufacturing procedures, data (including, but not
limited to, computer data and source code), drawings, descriptions, documents, discussions or
other information developed or received by or for CONSULTANT and all other written and oral
information developed or received by or for CONSULTANT and all other written and oral
information submitted to CONSULTANT in connection with the performance of this Agreement
shall be held confidential by CONSULTANT and shall not, without the prior written consent of
CITY, be used for any purposes other than the performance of the Services, nor be disclosed to an
entity not connected with the performance of the such Services. Nothing furnished to
CONSULTANT which is otherwise known to CONSULTANT or is or becomes generally known
to the related industry (other than that which becomes generally known as the result of
CONSULTANT’S disclosure thereof) shall be deemed confidential. CONSULTANT shall not
use CITY’S name or insignia, or distribute publicity pertaining to the services rendered under this
Agreement in any magazine, trade paper, newspaper or other medium without the express written
consent of CITY.
E. NO PLEDGING OF CITY’S CREDIT.
Under no circumstances shall CONSULTANT have the authority or power to pledge the credit of
CITY or incur any obligation in the name of CITY.
F. OWNERSHIP OF MATERIAL.
All material including, but not limited to, computer information, data and source code, sketches,
tracings, drawings, plans, diagrams, quantities, estimates, specifications, proposals, tests, maps,
calculations, photographs, reports and other material developed, collected, prepared (or caused to
be prepared) under this Agreement shall be the property of CITY, but CONSULTANT may retain
and use copies thereof subject to Section V.D of this Exhibit “A”.
CITY shall not be limited in any way in its use of said material at any time for any work, whether
or not associated with the City project for which the Services are performed. However,
CONSULTANT shall not be responsible for, and City shall indemnify CONSULTANT from,
damages resulting from the use of said material for work other than PROJECT, including, but not
limited to, the release of this material to third parties for work other than on PROJECT.
G. NO THIRD PARTY BENEFICIARY.
This Agreement shall not be construed or deemed to be an agreement for the benefit of any third
party or parties, and no third party or parties shall have any claim or right of action hereunder for
any cause whatsoever.
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H. NOTICES.
Notices are to be sent as follows:
CITY: Sharon Goei
City of Gilroy
7351 Rosanna Street
Gilroy, CA 95020
CONSULTANT: Akoni Danielsen
David J. Powers & Associates, Inc.
1871 The Alameda, Suite 200
San Jose, CA 95126
I. FEDERAL FUNDING REQUIREMENTS.
If the box to the left of this sentence is checked, this Agreement involves federal
funding and the requirements of this Section V.I. apply.
If the box to the left of this sentence is checked, this Agreement does not involve
federal funding and the requirements of this Section V.I. do not apply.
1. DBE Program
CONSULTANT shall comply with the requirements of Title 49, Part 26, Code of Federal
Regulations (49 CFR 26) and the City-adopted Disadvantaged Business Enterprise programs.
2. Cost Principles
Federal Acquisition Regulations in Title 48, CFR 31, shall be used to determine the allowable cost
for individual items.
3. Covenant against Contingent Fees
The CONSULTANT warrants that he/she has not employed or retained any company or person,
other than a bona fide employee working for the CONSULTANT, to solicit or secure this
Agreement, and that he/she has not paid or agreed to pay any company or person, other than a
bona fide employee, any fee, commission, percentage, brokerage fee, gift or any other
consideration, contingent upon or resulting from the award or formation of this Agreement. For
breach or violation of this warranty, the Local Agency shall have the right to annul this Agreement
without liability or, at its discretion, to deduct from the agreement price or consideration, or
otherwise recover, the full amount of such fee, commission, percentage, brokerage fee, gift or
contingent fee.
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EXHIBIT “B”
SCOPE OF SERVICES
Attached.
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10TH STREET BRIDGE AT UVAS CREEK
NEPA/CEQA COMPLIANCE & PERMITTING
UPDATED APPROACH AND SCOPE
July 8, 2022
PROJECT DESCRIPTION
The 10th Street Bridge at Uvas Creek Project ( Project) would connect two existing
segments of 10th Street in the City of Gilroy by constructing a bridge over Uvas Creek.
Improvements to 10th Street and other nearby roadways are also included in the Project.1
The Project would implement a key improvement to the City’s transportation network as
identified in the Gilroy General Plan.
Project Components
The components of the Project are described as follows:
10th Street Bridge at Uvas Creek: A new bridge would be constructed over Uvas Creek
that would connect two existing segments of 10th Street. The new bridge would have a
width of approximately 74 feet and a length of approximately 315 feet. It would include
two vehicular traffic lanes, a median to accommodate nearby intersections as well as
shielded bicycle lanes and pedestrian sidewalks on both sides. The bridge would be a 3-
span structure. The piers and abutments would be located outside of the low-flow channel
of Uvas Creek. To accommodate the new bridge, the profile of 10th Street and Uvas Park
Drive would be raised on approach embankments.
Uvas Creek Levee Trail “Breezeway” Bridge and Connections: This component of
the Project would consist of a short (31-foot long) bridge on 10th Street immediately east
of the proposed Uvas Creek bridge. The bridge would be located behind the east levee
of Uvas Creek and would allow users of the Uvas Creek Levee Trail to pass unimpeded
under 10th Street. Connections between 10th Street and the trail would also be constructed
to accommodate those cyclists and pedestrians entering or exiting the trail at that location.
Uvas Creek Levee Trail Realignment: To accommodate the proposed bridge, as well
as to improve public safety and accommodate the request of the Santa Clara Valley Water
District to shift the levee to match the new “back of walk”, a short segment of the Uvas
Creek Levee Trail north and south of 10th Street would be realigned.
1 Uvas Creek is assumed to flow in a north-south orientation and 10th Street is assumed to be oriented in
an east-west direction.
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10th Street/Orchard Drive Intersection and Crosswalk Improvements: To
accommodate the realignment of 10th Street and to improve intersection safety, the curb
returns and driveway at Gilroy High School will be reconstructed. Minor improvements to
the High School driveway/parking lot entrance are proposed to match grade and connect
the sidewalks.
10th Street/Uvas Park Drive Roundabout: A roundabout would be constructed at the
intersection of 10th Street and Uvas Park Drive.
10th Street Improvements: Between De Anza Place on the west and Orchard Drive on
the east, improvements to 10th Street would be constructed as needed. These
improvements would consist of sidewalks, bikeways, crosswalks, restriping, signing,
curb-and-gutter, storm drain, lighting, and repaving.
Construction Phasing
To accommodate winter flows in Uvas Creek, the proposed project work activities would
be built in two construction stages (Stage 1 and Stage 2) between April 15 and December
31. Prior to these construction stages for the bridge work, site preparations for this work
would be completed including but not limited to tree removal, grading of access roads,
and creation of work pads outside the creek/levee.
Stage 1 Bridge Construction: This would include construction of the 10th Street Bridge
foundation systems, which would be built outside of the active flow channel of Uvas
Creek. This stage also includes construction of any temporary foundations to support
temporary falsework supports, desired by the contractor, to build the overhead bridge
superstructures in Stage 2. In this stage, approximately 32 abutment piles, and 6
intermediate support columns (all piles constructed to a depth of approximately 40 feet
below ground surface) for the larger 10th Street Bridge would be completed by December
31.
In the case of the much smaller Breezeway Bridge, which is located outside the riparian
corridor, it is anticipated that only the deep piles would be installed in Stage 1. The
abutments and wing walls may not be constructed in Stage 1 because these components
could limit access for construction of the 10th Street Bridge. See discussion in Stage 2 for
more information. Stage 1 construction would also include installation of underground
piles for the Breezeway Bridge, which would include 16 piles at a depth of approximately
40 feet below ground surface.
Stage 1 Roadway and Levee Construction: In addition to the bridge construction
undertaken in Stage 1, roadway and drainage work will likely be constructed. Because
the project requires a fair amount of import borrow to build the approach embankments,
design engineers anticipate the Contractor could time construction of the 10th Street
project to coincide with other projects that same Contractor may be undertaking
elsewhere which are generating “excess material”. This approach could benefit the
Agenda Item 8.4Page 259 of 1163
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Contractor by allowing them to enjoy efficiency thereby making them the “low-bidder”, but
the availability of the material may control their project approach and schedule regarding
how much roadwork” they build in Stage 1.
Because the clayey material over-excavated from the subgrade for the roadway conforms
will be used in the reconstructed levees, engineers anticipate the levee construction
occurs coincident with the construction of the roadway conforms. This could be either
Stage 1 or Stage 2.
Stage 2 Bridge Construction: This would include the construction of the approximately
315-foot-long 10th Street Bridge. This stage would start with the placement of temporary
supports (falsework). The center portion of this falsework would span the Uvas Creek
active flow channel and could be supported on piles constructed in Stage 1. The falsework
would include minor earthwork to create level dirt pads to support this falsework system.
Falsework placed adjacent to the 25-year flood event zone would be required for
approximately eight months (between April 15 to December 31) and would be installed
during the dry season. All falsework and leveling pads would be removed, and the
temporary piles would be cut off below grade by December 31. No work would occur
during rain events and no pile driving would occur after October 31. Erosion control
measures would be installed at the end of the dry season and additional measures would
be employed 24 hours prior to a forecasted rain event.
After the superstructure of the 10th Street Bridge is constructed, construction of the
Breezeway Bridge would begin and continue through winter months using appropriate
erosion and sediment control BMPs. The bridge would be built on top of the piles already
constructed in Stage 1.
Stage 2 Roadway/Levee Construction: Outside the footprint of the bridges,
construction will continue on the partially completed roadway, trail and drainage
improvements which were begun in Stage 1. Because the bridge construction will require
a fair amount of laydown room, and because the Contractor will likely want to use the
unpaved roadway. trail approaches for staging materials and equipment, engineers
anticipate the paving will occur late in the project.
At the time this “Project Description” was prepared, engineers anticipated that the
Contractor will be able to work double-shifts or perhaps ‘round the clock during key
operation for the bridge work in order to provide enough “cure time” for the various
concrete pours. Up to 3 months of “cure” time could be required within the April 15 to
December 31 work windows over the creek. Engineers anticipate that progress on the
bridge work will affect the roadway work because the Contractor may not want to
complete the approach roadways until after the bridges are complete in order to protect
the finished work. Should restrictions be placed on construction methods which limit work
hours, nighttime construction lighting, noise, or other factors which control the
Contractor’s progress, the final roadwork may have to occur after December 31, as
weather permits.
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Traffic and Construction Detours
Since the proposed 10th Street and Breezeway Bridges are located away from active
roadways, the Project does not anticipate the need for construction detours for
construction of the vehicular and pedestrian/cyclist bridges. The bridge and levee
modification would be constructed before the elevated roadway approaches and
roundabout are built.
Roadwork necessary for the construction of the approach fills and roundabout would
require Uvas Park Drive to be temporarily closed at Miller Street and 10th Street to be
closed at Orchard Drive for approximately 12 months.
Due to potential hazards to pedestrians from construction activities, the Uvas Creek
Levee Trails on both sides of Uvas Creek would be temporarily closed until the bridges
are substantially complete. It is anticipated that the trail closure would coincide with Stage
2 Bridge Construction and be approximately six months, but the closure could be longer,
depending on the amount of work the Contractor completes in Stage 1. It could be that
the partially constructed project is not available for public use, and in the interest of safety
and to provide significant cost savings) the trail closures would remain in place through
all of Stage 1 and Stage 2.
Construction Access and Laydown Areas
Bridge construction would require the use of large heavy equipment and large amounts
of construction material that would require the use of large laydown areas for construction
staging.
Uvas Park Drive Parking Area: The temporary event parking area between Uvas Park
Drive and the Valley Water levee that was formally used when the annual Gilroy Garlic
Festival was held at Christmas Hill Park would be utilized as a construction access and
laydown area for the Project. It is anticipated that this staging area would be needed for
approximately 30 months.
On the west side of the creek, engineers envision construction access is from the
following points:
Christmas Hill Park: Construction access would be required through Christmas Hill Park,
for construction of the bridge foundations, support columns, and erection of falsework for
the construction of the bridge structure. It is anticipated that a portion of Christmas Hill
Park south of the amphitheater would be temporarily closed for approximately 18 months
to provide construction access.
Old Road” on west side of 10th St, north De Anza Place: To provide a route for the
delivery of “smaller things”, construction access will be provided from the existing “stub”
of 10th Street, descending down the old existing asphalt road on the west side of 10th St.
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To provide overhead clearance, engineers envision trees will need to be trimmed and
perhaps the old roadway resurfaced. While this access is not likely feasible for large
trucks and trailers, it provides an efficient route for smaller equipment along with material
and personnel from the 10th Street corridor
Paved Trail: Intersection of De Anza Place / Lopez Way: Constructed as part of the
Glen Loma Development, a paved trail now exists at the intersection of De Anza Place /
Lopez Way, descending from the retention basin to the west bank of Uvas Creek.
Engineers envision that this trail could be reconfigured to accommodate construction
traffic should it be needed. At the end of the project, the trail may need to be repaved /
repaired to restore it to pre-construction condition.
TASK 1: SCOPING
David J. Powers & Associates (DJP&A) will attend up to two project team meetings and
two site visits to provide the design team with information regarding environmental issues
and constraints.
TASK 2: NEPA COMPLIANCE
Since the project will utilize federal funds, compliance with the National Environmental
Policy Act (NEPA) and related federal statutes will be required. DJP&A will undertake the
required studies, following the Caltrans Office of Local Assistance procedures and
utilizing the formats published on the Caltrans Standard Environmental Reference (SER)
website.
DJP&A will complete Preliminary Environmental Study (PES) forms and attachments and
attend the Caltrans field review meeting. Following the field review, Caltrans will
determine the level of environmental review necessary, and the technical studies required
to be prepared. This scope assumes the project will qualify for a Categorical Exclusion
CE) under NEPA and the following technical studies and memos will be required. All of
the following technical studies and memos will be prepared by DJP&A or a subconsultant
under contract to DJP&A, except for the Location Hydraulic Study, which will be prepared
by the project engineer and provided to DJP&A.
Air Quality and Greenhouse Gas Assessment
Noise Study Report
Archaeological Resources Report
Historic Properties Survey Report
Natural Environment Study
Biological Assessment
Traffic Memo
Location Hydraulic Study
Initial Site Assessment
Visual Impact Assessment (Minor)
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Equipment Staging Memo
Water Quality Memo
Right-of-Way/Community Impacts Memo
Section 4(f) Concurrence Letter
The scopes for the studies to be prepared by DJP&A or our subconsultants are described
below.
Task 2a: Air Quality and Greenhouse Gas Assessment
This task will be undertaken by Illingworth & Rodkin (I&R), a subconsultant of DJP&A that
specializes in air quality analyses that comply with Caltrans standards. The air quality and
greenhouse gas assessment will include the following components:
Setting - Develop baseline conditions that describe meteorology/climate of the project
area, existing air quality conditions, federal, state and local air quality rules and
regulations, and approved air quality plans. Air pollutants and their effect on human health
will also be described.
Construction Air Quality Impacts - A construction emissions assessment will be
conducted for all elements of the project, including the bicycle and pedestrian portions.
Construction emissions will be quantified using the Sacramento AQMD Road
Construction Emissions Model (Version 8.1.0) and will include analysis of construction-
period GHG emissions (CO2, CH4, N2O, and CO2e. Mitigation and minimization methods
will be discussed to reduce the project’s emissions
Regional Air Quality Impacts - Identify SIP conformity requirements for the project and
develop conformity language suitable for the air quality analysis. This will include
consultation with MTC, Santa Clara Valley Transportation Authority, and Caltrans
regarding project inclusion in the latest transportation plans and programs.
CO Hot Spot Analysis - A qualitative discussion will be included to address CO since the
project has now been designated attainment by U.S. EPA.
Assess Project Air Pollutant and GHG Emissions - Use CT-EMFAC along with traffic data
to predict daily air pollutant and annual GHG emissions. Project and no project emissions
will be computed and evaluated based on current State and local guidance. The effect of
transportation control measures in reducing project emissions will be described. Note that
special traffic inputs are required, and Caltrans should be consulted to confirm these
inputs.
Mobile Source Air Toxics - Use the FHWA guidance procedures to address MSAT
emissions from the project. This task will involve the computation of MSAT emissions
using the latest version of the CT-EMFAC model.
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PM2.5 Analysis - PM2.5 will be analyzed based on the latest FHWA Guidance. A
determination of the project’s designation as to whether it will be considered a project of
air quality concern (POAQC) or not will be completed through consultation with statewide
Air Quality task force. If the project is found not to be a POAQC, then a qualitative analysis
will be conducted following the guidance outlined in the FHWA PM2.5/PM10 Guidance.
Health Risk Assessment - Use construction and roadway toxic air contaminant and PM2.5
emissions with the U.S. EPA AERMOD model to assess local health risk impacts per
BAAQMD guidance in their CEQA Air Quality Guidelines.
Deliverables - An air quality technical report will be prepared using Caltrans format and
will address the FHWA/Caltrans requirements.
Task 2b: Noise Study Report
A traffic noise study will be conducted in accordance with the Traffic Noise Analysis
Protocol developed by Caltrans. The protocol requires identification of noise impacts at
different types of activity areas affected by the project. The noise study will address both
the State and Federal noise abatement criteria. This task will be undertaken by Illingworth
Rodkin (I&R), a subconsultant of DJP&A that specializes in noise analyses that comply
with Caltrans standards. The noise study report includes the following components:
Existing Ambient Noise Environment - Ambient noise measurements were completed in
April 2017 along the project corridor. These measurements included two long-term and
six short-term measurements. On the east side of Uvas Creek, no major construction
projects have been completed since 2017 that will cause a substantial increase in noise
levels. To the west of the creek, residential construction, which was on-going at the time
of the measurements in 2017 has continued; however, 10th Street does not yet extend to
Santa Teresa Boulevard. Therefore, only local traffic accessing the residential
development would be expected. Considering construction vehicles were the main noise
source in 2017, the traffic noise will not be substantially different. New noise
measurements will not be necessary.
Model Noise Levels - FHWA’s TNM will be used to predict noise levels with and without
the project. Traffic noise modeling will be conducted in accordance with the Caltrans
recommended procedures.1 The previously developed models will be updated to reflect
the updated project plans and traffic conditions. These updated future model will be used
to predict future noise levels.
Noise Barrier Analysis - Where noise impacts are identified, noise abatement will be
considered for feasibility and reasonableness per Caltrans Noise Policy. A feasible noise
barrier would achieve a minimum 5 dBA of noise reduction. A noise barrier must also
provide a minimum 7 dBA of noise reduction at one receptor to meet the reasonableness
design goal. Reasonableness of noise abatement/mitigation measures is not determined
in the NSR; however, information that would assist the Project Engineer in determining
Agenda Item 8.4Page 264 of 1163
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reasonableness would be provided. The reasonableness cost allowance of feasible noise
barriers will be calculated based on procedures outlined in the Caltrans Traffic Noise
Analysis Protocol.
Construction Noise and Vibration - Noise and vibration levels at nearby sensitive land
uses will be calculated for each phase of construction. Construction noise will be
predicted using methods outlined in the Protocol that utilize the Roadway Construction
Noise Model (RCNM). Construction vibration levels would be calculated based on
published data. The calculations would depend on the availability of construction plans
and schedules.
Hydroacoustic Assessment - If determined to be necessary, a hydroacoustic assessment
will be prepared by I&R to assess impacts to fish species in Uvas Creek potentially
impacted by noise. Preparation of the hydroacoustic analysis includes quantifying existing
hydroacoustic levels in the project area and predicting sound levels that would be
generated in the water during pile driving.
Deliverables - A Noise Study Report, in Caltrans format, would be prepared and submitted
to local agencies and Caltrans.
Task 2c: Cultural Resources Studies
Archaeological Survey Report (ASR)
This task will be undertaken by Albion Environmental, Inc., a subconsultant of DJP&A
that specializes in cultural resource assessment that comply with Caltrans standards and
Section 106 of the National Historic Preservation Act.
Area of Potential Effect (APE) Map - Albion will work with the City of Gilroy, Caltrans, and
David J. Powers & Associates to define archaeological and architectural APEs for the
project. David J. Powers will submit draft APE maps to Caltrans for approval prior to the
initiation of the archaeological survey.
Archival Research - A record search will be requested from the Northwest Information
Center, Sonoma State University, Rohnert Park, to include the APE and a 1/2-mile radius
around it. Albion will also gather archival maps of the area and consult historic aerial
photography archived by the library at the University of California to locate any structures
or other features on the landscape within the APE. Additionally, environmental factors
such as surface slope, distance to known perennial water sources, and the distance to
perennial stream confluences, combined with relevant data from soil surveys and
Quaternary geology maps to estimate the age and extent of the deposits exposed at the
surface within the APE, and provide guidance for determining the general sensitivity for
buried archaeological sites to exist within the APE.
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Native American Consultation - A working relationship with the Native American
community and individual Tribal representatives is essential to the success of the cultural
resource inventory effort, and ultimately project success. As part of this project, the Tribes
and individuals identified by the NAHC will be contacted by Albion to inform them about
the Project, ascertain Tribal interests and information, and open dialog to elicit and
consider their concerns about the treatment of precolonial archaeological materials,
particularly ancestral remains and grave goods.
Archaeological Survey - An on-foot archaeological survey of the project area will be
undertaken. All open areas (not covered by asphalt and concrete) will be inspected for
such cultural evidence as historic artifacts and features and prehistoric indicators like
midden soil, flaked lithics, groundstone, and shell. Any necessary standard DPR 523
forms (Primary Record and Archaeological Site Record) will be completed. The ASR will
be submitted to Caltrans for review, and revisions will be made as necessary.
Deliverables - Draft and Final ASRs. An ASR for submission by the City of Gilroy to
Caltrans will be prepared following the guidelines in the Caltrans SER, Volume 2, Exhibit
5.1. It will include a summary of the records search results, Native American
consultations, brief historic and ethnographic background sections, description of field
methodology, results of the survey, and necessary maps. It will also include any site
records prepared for the project area.
Historic Properties Survey Report (HPSR)
The HPSR is a summary report that includes the final draft of the APE map, discusses
documentation efforts, the findings of the ASR (and, if necessary, an Extended Phase I
ASR), and summarizes the National Register eligibility conclusions for cultural resources.
The document also provides evidence of coordination with Native American groups, local
government, and other interested persons and organizations, and requests the
concurrence of the State Office of Historic Preservation if needed. The final draft of the
ASR will be attached as an appendix. The HPSR and appendices will be submitted to
Caltrans PQS for review and revisions will be made as necessary.
Deliverables - Draft and Final HPSRs and appendices for submission to Caltrans will be
prepared, following the guidelines in the Caltrans SER, Volume 2, Exhibit 2.6.
AB 52 Consultation
Notice Letters - After obtaining a list of Native American stakeholders from the City, Albion
will draft the formal AB 52 Notice Letters and send them to the City; the City will mail the
letters on official City letterhead. This Notice to Tribes will include a brief project
description, a map of the project location, lead agency contact information, and a
statement that the Tribe has 30 days to request consultation. It is best practice to follow
up Formal Consultation Notices with emails and phone calls. At the City’s request, Albion
will follow up with the Tribes via email and/or phone.
Agenda Item 8.4Page 266 of 1163
10
Consultation Meetings - Within 30 days of receiving a Tribe’s written request for
consultation, Albion will assist the City in the consultation process. As part of the
consultation process, Tribes may request meetings to discuss Tribal Cultural Resources,
project alternatives, significant effects, and the development of mitigation measures to
avoid or mitigate a significant effect. Albion will facilitate these meetings, documenting the
discussions between the City and the Tribes.
Deliverables - After consultation ends, Albion will prepare a report documenting all
communications with the Tribes, discussing if any potential Tribal Cultural Resources
were identified during the consultation process, documenting any additional concerns that
the Tribal members may have with regards to the proposed work, and documenting any
measures developed to avoid or mitigate a significant effect on a TCR to be included in
the environmental document. The report will follow AB 52 requirements and ensure that
any confidential information submitted by a California Native American Tribe during the
consultation process will not be included in the publicly available environmental document
or otherwise disclosed.
Task 2d: Biological Resources Studies
This task will be undertaken by H.T. Harvey & Associates (HTH), a subconsultant of
DJP&A that specializes in biological resource assessments that comply with Caltrans
standards and the Endangered Species Act.
Natural Environment Study (NES)
HTH will prepare an NES per Caltrans Office of Local Assistance procedures and the
latest template (currently dated June 2020) on the Caltrans Standard Environmental
Reference (SER) website. NES preparation will involve the following tasks:
Background Review – HTH ecologists will review the most recent project plans, biological
reports prepared for other projects in the project vicinity, the Santa Clara Valley Habitat
Plan, and additional sources of information for any updates on applicable regulations,
special-status species listing designations, or occurrences of special-status species in the
project vicinity. These sources may include U.S. Geological Survey quadrangle maps,
U.S. Fish and Wildlife Service (USFWS) National Wetland Inventory Maps, the California
Natural Diversity Database (CNDDB), other technical literature related to the biotic
resources of the project vicinity, regional planning documents (such as General Plan
policies), species data compiled by the California Native Plant Society (CNPS) or other
public interest groups, and resource agency data.
Field Surveys - A plant/wetlands ecologist and a wildlife ecologist will conduct a single
reconnaissance-level field survey of the project site to put into context the information
generated in during the Background Review; to identify any changes in existing biological
resources conditions that have occurred since our previous site visits in May 2017; and
to assess and map biological resources in any limited portions of the project area that
Agenda Item 8.4Page 267 of 1163
11
were not covered previously. These ecologists will describe and map any changes in
biotic communities/land cover types, boundaries of potentially sensitive or regulated
habitats, or habitat for or evidence of special-status species that have occurred since their
previous work on the project site or that need to be added to our previous work based on
slight changes in the extent of the project. The habitat mapping will be adequate to identify
the boundaries of any land cover types for CEQA/NEPA assessment and VHP permitting.
During the field visit, the wildlife ecologist will conduct habitat surveys for the least Bell’s
vireo and tricolored blackbird per VHP Conditions 16 and 17, respectively. Per VHP
requirements, these surveys will cover the project area plus a 250-foot radius around the
project area. The 2017 field surveys determined that no suitable breeding habitat for these
species was present in or adjacent to the project area, but these habitat surveys will be
updated to ensure that the VHP application is based on current data. No other species-
specific surveys are proposed at this time.
Prepare NES - The data collected during our background review and field surveys will be
used as the basis for preparing an NES per current Caltrans guidelines. Graphics will be
produced to portray the site vicinity, habitat types, CNDDB records for special-status
species, impact areas, and, if appropriate, proposed mitigation sites.
Deliverables - The NES will be submitted for review and comment. This task also includes
time to respond to comments from Caltrans, assuming the comments do not require major
revisions.
Biological Assessment
Although the project will be covered by the VHP, federally listed species regulated by
NMFS are not covered by the VHP. We understand that NMFS, USACE, and the Santa
Clara Valley Habitat Agency (SCVHA) are working on a Programmatic Biological Opinion
PBO) that would provide FESA Section 7 incidental take coverage for VHP-covered
projects that meet certain criteria. However, that PBO has not yet been finalized, and
some FESA Section 7 consultation between Caltrans (acting as the lead federal agency,
on behalf of the Federal Highway Administration) and the USFWS and NMFS will be
necessary for the project.
HTH will prepare two documents to facilitate FESA consultation for the project:
A Biological Assessment (BA), in accordance with the latest Caltrans procedures
and template, describing the project’s impacts on the South-Central California
Coast steelhead. This federally listed (threatened) species is known to occur in the
reach of Uvas Creek where the project is located. Once finalized, the BA would be
provided to NMFS by Caltrans to initiate formal consultation (if any take of
steelhead will occur) or informal consultation (if avoidance and minimization
measures are adequate to avoid take) with NMFS under Section 7 of FESA.
A memo, following the template developed by the USFWS and SCVHA,
documenting the project’s potential impacts to USFWS-regulated, federally listed
Agenda Item 8.4Page 268 of 1163
12
species such as the California tiger salamander and California red-legged frog,
and providing information on the project’s compliance with the VHP. Once
finalized, this memo would be provided by the City of Gilroy to the SCVHA and the
USFWS.
Deliverables - These documents will be submitted to the City of Gilroy and Caltrans for
review and comment.
Valley Habitat Plan Permit Application
HTH will prepare all documents required to obtain a VHP permit. All field surveys required
by the VHP to inform the permit application will be completed as described above. Using
this information, the following application materials will be prepared:
Coverage Screening Form
Reporting Form for Public Projects, including fee calculations and all required
attachments
Deliverables - These permit application materials will be submitted to the City of Gilroy
for review and comment.
Task 2e: Initial Site Assessment (ISA)
This task will be undertaken by Cornerstone Earth Group, a subconsultant of DJP&A that
specializes in Initial Site Assessments that comply with Caltrans standards.
Regulatory Agency Database Review - Cornerstone will acquire a report from a firm
specializing in the search of readily available environmental agency databases to help
establish the presence and type of contamination incidents reported in the site vicinity.
The database search report will follow general ASTM E 1527-13 requirements.
Cornerstone will review the results of this database search and attempt to identify those
facilities that appear likely to have significantly impacted the site based on inferred
groundwater flow direction and proximity.
Agency File Review - To obtain commonly known and reasonably ascertainable
information on on-site hazardous materials releases readily identified as being open
cases under the County Local Oversight Program (LOP) and/or identified as being open
cases on the Geotraker and/or Envirostor databases, readily available files will be
reviewed online.
Site History Review - To help develop a history of the previous uses of the site and
adjacent area, the study will include a review of the following sources, if they are readily
available:
Agenda Item 8.4Page 269 of 1163
13
Aerial photographs
Topographic maps
City directories
Sanborn fire insurance maps
ISA Checklist Form - Cornerstone will complete the standard Caltrans ISA Hazardous
Waste Checklist.
Site Hydrogeology - Based on readily available public information (California 's Geo
Tracker database and USGS topographic maps) and our local experience, we will prepare
a brief summary of anticipated site hydrogeology, including approximate depth to ground
water and flow direction. This information is useful in evaluating the potential for nearby
hazardous material releases, if any, to significantly affect site ground water quality.
Site Reconnaissance - If reasonably safe, Cornerstone will make one site visit to observe
existing conditions from public right-of-way and note readily observable indicators of past
or present activities that may have or could, in their opinion, cause significant site
contamination. In addition, Cornerstone will collect readily available information on current
site usage. Cornerstone will also conduct a brief drive-by survey of the adjacent properties
to note the current land use and, to the extent readily observable, note facilities that
appear likely to use, handle or store significant quantities of hazardous materials. This
reconnaissance will only be made from public roadways.
Deliverable - Cornerstone will prepare an ISA for the site presenting the results of the
study, our conclusions, and recommendations. The report will include a vicinity map, site
plan, and selected copies of the records obtained and reviewed. The conclusions and
recommendations presented in the report will be based on our interpretation of the readily
available information reviewed and the conditions observed. Cornerstone will summarize
the recognized environmental conditions, if any, derived from the readily observed site
conditions and reasonable ascertainable information. Cornerstone will attempt to identify
and comment on significant data gaps that affect the ability to identify recognized
environmental conditions.
Task 2f: Visual Impact Analysis (Minor)
This task will be undertaken by Alta Planning + Design, a subconsultant of DJP&A that
specializes in visual impact analyses that comply with Caltrans standards.
Visual Impact Analysis - Alta will prepare a Visual Impact Analysis (VIA) following the
Caltrans Minor VIA template. The VIA will include discussion and analysis of two key
views of the proposed project. Alta will develop up to two (2) photo simulations, one for
each key view. The photo simulations will be based on the project description and
engineering plans.
Agenda Item 8.4Page 270 of 1163
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Deliverables – The VIA will be submitted to the City of Gilroy and Caltrans for review and
comment.
Task 2g: Equipment Staging Memo
DJP&A will prepare a short memo describing the location(s) where equipment and
materials will be staged during the construction phase of the project. The location(s) for
staging will be provided to DJP&A by the design team or the City.
Task 2h: Water Quality Memo
DJP&A will prepare a short memo describing the measures to be implemented by the
project in compliance with current regulations to prevent or reduce water quality impacts
during construction and operation. This information will be provided to DJP&A by the
design team or the City.
Task 2i: Traffic Memo
DJP&A will prepare a short memo describing the traffic handling and staging plan to be
implemented during project construction. This information will be provided to DJP&A by
the design team or the City.
Task 2j: Right-of-Way/Community Impacts Memo
DJP&A will prepare a short memo describing the permanent and temporary right-of-way
impacts of the proposed project. The project is currently expected to require a
construction access easement through existing private open space located at APN 808-
19-020 (Private Open Space). The memo will also describe any impacts to the
community, but such impacts are anticipated to be minimal given the nature of the project.
Task 2k: Section 4(f) Concurrence Letter
DJP&A will assist the City in complying with the Section 4(f) process, a federal
requirement that applies to transportation projects that use land from a public park. This
scope assumes that the project will require a construction easement from through
Christmas Hill Park and temporary closure of the Uvas Creek Trail, which would trigger
the 4(f) process. It is assumed that the impact on the Park would be both minor and
temporary under Section 4(f) and, therefore, Caltrans will require only a “letter of
concurrence” from the City of Gilroy Recreation Division to this effect. DJP&A will
undertake the coordination needed for this process and, if requested, will assist the City
by drafting a letter on behalf of the Recreation Division.
Agenda Item 8.4Page 271 of 1163
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Task 2l: Caltrans Environmental Compliance Report
Prior to the issuance of a CE under NEPA, Caltrans requires that an Environmental
Compliance Report (ECR) be prepared. DJP&A will prepare the ECR on behalf of
Caltrans and transmit the ECR to Caltrans.
TASK 3: INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Task 3a: Initial Study/Mitigated Negative Declaration
DJP&A will prepare an Initial Study/Mitigated Negative Declaration (IS/MND) in
compliance with the California Environmental Quality Act (CEQA). The IS/MND will utilize
the format required by the City at the time it is prepared. DJP&A will respond to comments
received by the City upon completion of the circulation of the Initial Study and will attend
one meeting before the Gilroy Planning Commission and one meeting before the Gilroy
City Council. DJP&A will also prepare the Mitigation Monitoring and Reporting Program.
This scope assumes the technical studies and memos prepared to complete the NEPA
analysis will be used to complete the CEQA analysis. No additional studies will be
prepared for the CEQA analysis, except for the transportation and traffic operations
analysis described below.
Task 3b: Transportation and Traffic Operations Analysis
This task will be undertaken by Hexagon Transportation Consultants, a subconsultant of
DJP&A with an office in Gilroy that specializes in preparing transportation analyses.
Vehicle Miles Travelled (VMT) Analysis
Historically, traffic impact analysis has focused on the identification of traffic impacts and
potential roadway improvements based on delays to relieve traffic congestion that may
result due to proposed/planned growth. However, with the adoption of SB 743 legislation,
public agencies are required (effective July 2020) to base transportation impacts on VMT
rather than level of service that typically uses delay as its metric. The change in
measurement is intended to better evaluate the effects on the state’s goals for climate
change and multi-modal transportation. Therefore, a VMT evaluation is included as part
of this proposed scope.
The CEQA transportation analysis for the project will consist of both a project-level and
General Plan VMT analysis using the City’s TDF model. The transportation analysis will
be based on City of Gilroy transportation policies and supplemented with guidelines and
recommendations from the Governor’s Office of Planning and Research (OPR) Technical
Advisory on Evaluating Transportation Impacts in CEQA, December 2018.
Agenda Item 8.4Page 272 of 1163
16
VMT Evaluation - Per OPR’s guidance for the evaluation of transportation improvement
projects, the VMT evaluation will consider the effect of the proposed Tenth Street
extension and bridge project on all major roadways within a general sphere of influence.
Hexagon will use the City’s TDF model developed for the recently completed 2040
General Plan Updated study to develop existing (baseline) VMT and the change in VMT
with the proposed project. Per OPR’s recommendations for the evaluation of
transportation improvement projects, the determination of significant VMT impact will be
based on the extent to which the project causes a significant increase in VMT on the
affected roadways.
Description of CEQA Impacts and Recommendations – If the results of the VMT
evaluation determine that the project would increase VMT, recommendations will be
formulated that identify the locations and potential improvements or modifications
necessary to mitigate impacts. Mitigation could include improvements to the transit,
bicycle, and pedestrian infrastructure.
Local Transportation Analysis
The traffic operations analysis will consist of a near-term and long-term (General Plan)
evaluation of the effects of the roadway network adjustments that are proposed as part
of the Tenth Street Extension project on other surrounding roadways and intersections
that would be most affected by the project. The supplemental operations analysis will
include level of service analysis at a limited number of intersections. However, the
determination of project impacts per CEQA requirements will be based solely on VMT
metrics. Peak hour operations at existing intersections along the Tenth Street corridor
between Uvas Parkway and Princevalle Street as well as the future
intersections/roundabout along Tenth Street will be evaluated. Average daily traffic (ADT)
will be used to evaluate the effects of the new roadway extension on surrounding
roadways. This proposal includes analysis of the following ten existing/future intersections
and 14 roadway segments:
Study Intersections
1. Miller Avenue and Luchessa Avenue
2. Miller Avenue and Uvas Park Drive
3. Orchard Drive and Tenth Street
4. Valley Forge Drive and Tenth Street
5. Princevalle Street and Tenth Street
6. Tenth Street/Miller Avenue and Santa Teresa Boulevard
7. Uvas Parkway and Tenth Street
8. De Anza Street and Tenth Street
9. Charles Lux Drive and Tenth Street
10. Luchessa Avenue and Tenth Street
Agenda Item 8.4Page 273 of 1163
17
Study Roadway Segments
1. Tenth Street, between Church Street and Monterey Road
2. Tenth Street, between Hanna Street and Glenview Drive
3. Tenth Street, between Valley Forge Drive and Princevalle Street
4. Uvas Parkway, between Tenth Street and Miller Avenue
5. Uvas Park Drive, between Miller Avenue and Wren Avenue
6. Miller Avenue, between Christmas Park and Luchessa Avenue
7. Miller Avenue, between Luchessa Avenue and Santa Teresa Boulevard
8. Miller Avenue, between Yorktown Drive and Uvas Parkway
9. Luchessa Avenue, between Hyde Park Drive and Church Street
10. Luchessa Avenue, between Princevalle Street and Thomas Road
11. Luchessa Avenue, between Thomas Road and Village Place
12. Santa Teresa Boulevard, between Miller Avenue and Thomas Road
13. Thomas Road, between Luchessa Avenue and Oak Brook Way
14. Santa Teresa Boulevard, between Ballybunion Drive and Miller Avenue
Scenarios to be Evaluated - The study intersections and roadway segments will be
evaluated under the following scenarios:
Existing Conditions: Traffic volumes representing Year 2021 traffic conditions. New peak
hour intersection traffic counts will be completed at each of the existing study intersections
along with 24-hour directional counts along the roadway segments.
Year 2040 General Plan No Project Conditions: General Plan forecasted traffic volumes
and planned transportation network improvements, as evaluated in the 2040 General
Plan Update traffic study, without the Tenth Street extension and bridge project.
Year 2040 General Plan Project Conditions: General Plan forecasted traffic volumes and
planned transportation network improvements, as evaluated in the 2040 General Plan
Update traffic study, including the Tenth Street extension and bridge project.
Construction Roadway Closures - The project may require the temporary closure of Uvas
Parkway between Miller Avenue and 10th Street during construction. A qualitative
evaluation of the effect of the temporary construction roadway closures will be completed.
The evaluation will consist of the identification of changes in traffic patterns due to the
roadway closures and locations where temporary traffic control/roadway adjustment may
be necessary. The effects of construction activities near the High School drop-off/pick-up
also will be qualitatively evaluated.
Deliverables - Hexagon will prepare a transportation analysis report that documents the
project improvement assumptions, analysis methodologies, and findings.
Agenda Item 8.4Page 274 of 1163
18
TASK 4: NOTICES
DJP&A will prepare the Notice of Intent to adopt a Mitigated Negative Declaration and
Notice of Completion (NOC) and OPR summary form for submission of the IS/MND to the
State Clearinghouse.
Assumptions
The following assumptions were made in preparation of this scope of work:
The City of Gilroy will be the CEQA Lead Agency.
The City will undertake mailings, prepare public/newspaper notices.
The City will file the Notice of Intent at the County Clerk and pay the filing fee.
The City will prepare and file the CEQA Notice of Determination at the State
Clearinghouse and County Clerk.
The City will pay the Notice of Determination filing fee to the County Clerk.
If indications of cultural resources are found during preparation of the ASR,
Caltrans may require subsurface testing and preparation of an Extended Phase I
Archaeological Survey Report (XPI). This scope does not include preparation of
an XPI.
If project right-of-way takes occur on parcels containing structures, Caltrans may
require preparation of an Historic Resources Evaluation Report (HRER) for
structures older than 50 years on affected parcels. This scope does not include
preparation of an HRER.
This scope includes follow-up communication with up to ten (10) Tribes during the
consultation process.
This scope includes up to five (5) virtual tribal consultation meetings.
The project falls within the Permit Area of the VHP and is considered a Covered
Activity under the VHP which is defined as “a project conducted by, or is subject
to the jurisdiction of, one of the Permittees” (which includes the City of Gilroy) and
falls into the broader category of Urban Development.
This scope does not include a detailed wetland delineation report adequate for
project permitting or conducting a site visit with the U.S. Army Corps of Engineers
USACE) to obtain verification of jurisdictional boundaries.
This scope does not include development of City-specific CEQA VMT impact
thresholds.
This scope does not include obtaining regulatory agency permits (e.g., RWQCB
Section 401, USACE Section 404, and CDFW Section 1600 permits).
This scope does not include preparation of habitat restoration plans.
The project will not require permanent park ROW.
This scope does not include a creek diversion analysis.
A Location Hydraulic Study will be prepared by the project engineer.
Date of Latest Revision: July 8, 2022
Agenda Item 8.4Page 275 of 1163
1- 4835-2267-0361v1
LAC\04706083
EXHIBIT “C”
MILESTONE SCHEDULE
N/A
Agenda Item 8.4Page 276 of 1163
4835-2267-0361v1
LAC\04706083
EXHIBIT “D”
PAYMENT SCHEDULE
Attached.
Agenda Item 8.4Page 277 of 1163
10th Street/Uvas Creek Budget
David J. Powers & Associates, Inc.
Budget for NEPA and CEQA Compliance
ODC's
352$ per hour 268$ 191$ per hour 151$ per hour 101$ per hour Sub-& Permit
Task Hours Amount Hours Amount Hours Amount Hours Amount Hours Amount Consultant Fees Total
NEPA Compliance
Natural Environmental Study 1 352$ 1 268$ 6 1,148$ -$ -$ 32,735$ 34,504$
Biological Assessment 1 352$ 1 268$ 4 765$ -$ -$ 16,693$ 18,079$
Equipment Staging Memo 1 352$ 1 268$ 6 1,148$ -$ -$ 1,769$
Air Quality and Greenhouse Gas Analysis 1 352$ 1 268$ 4 765$ -$ -$ 25,215$ 26,601$
Archaeological Survey Report 1 352$ 1 268$ 4 765$ -$ -$ 12,780$ 14,166$
Historic Properties Survey Report 1 352$ 1 268$ 4 765$ -$ -$ 5,281$ 6,667$
Water Quality Memo 1 352$ 1 268$ 4 765$ 16 2,416$ -$ 3,802$
Initial Site Assessment 1 352$ 1 268$ 8 1,530$ -$ -$ 4,860$ 7,011$
Location Hydraulic Study 1 352$ 1 268$ 4 765$ -$ -$ 1,386$
Right-of-Way/Community Memo 1 352$ 1 268$ 4 765$ 10 1,510$ -$ 2,896$
Noise Study Report 1 352$ 1 268$ 4 765$ -$ -$ 24,579$ 25,965$
Visual Impact Assessment (Minor)1 352$ 1 268$ 4 765$ -$ -$ 21,014$ 22,400$
Section 4(f) Concurrence Letter 1 352$ 1 268$ 8 1,530$ -$ -$ 2,151$
Traffic Memo 1 352$ 1 268$ 8 1,530$ 2,151$
Environmental Compliance Report 1 352$ 1 268$ 8 1,530$ -$ -$ 2,151$
Preliminary Environmental Study 1 352$ 1 268$ 10 1,913$ 20 3,020$ -$ 5,554$
NEPA CE 1 352$ 1 268$ 4 765$ -$ -$ 1,386$
CEQA Compliance
Project Description 1 352$ 1 268$ 4 765$ 4 604$ -$ 1,990$
1st Admin Draft IS 1 352$ 4 1,074$ 20 3,826$ 30 4,530$ 20 2,014$ 150$ 11,946$
2nd Admin Draft IS 1 352$ 1 268$ 10 1,913$ 8 1,208$ 4 403$ 50$ 4,195$
Screencheck -$ 1 268$ 8 1,530$ 6 906$ 4 403$ 1,500$ 4,608$
Response to Comments 1 352$ 1 268$ 10 1,913$ 4 604$ -$ 50$ 3,188$
Native American Consultation -$ 1 268$ 2 383$ -$ -$ 6,168$ 6,819$
Transportation Analysis 1 352$ 5 1,342$ 4 765$ -$ -$ 71,200$ 73,660$
CEQA Notices -$ 1 268$ 4 765$ 12 1,812$ -$ 2,846$
Permits -$ -$
VHP Reporting Form 1 352$ 4$ 1,074$ 4 765$ -$ -$ 11,208$ 13,399$
Project Management -$ -$
Project Management 10 3,524$ 10$ 2,685$ 30 5,739$ 15 3,111$ 15,058$
Meetings -$ -$
PDT Meetings (Assume 10)20 7,047$ 20$ 5,369$ 40 7,652$ -$ -$ 100$ 20,168$
Public/Community Mtgs 15 5,286$ 15$ 4,027$ 15 2,869$ -$ -$ 150$ 12,332$
TOTALS 68 23,961$ 81 21,746$ 245 46,866$ 125 16,611$ 28 2,819$ 234,844$ 2,000$ 348,847$
Optional Tasks
Hydroacoustics Analysis -$ -$ -$ -$ 11,222$ 11,222$
TOTALS WITH OPTIONAL TASKS 68 23,961$ 81 21,746$ 245 46,866$ 125 16,611$ 28 2,819$ 246,066$ 2,000$ 360,069$
Date of Latest Revision: March 27, 2023
Senior Principal PM Project Manager Assoc. PM GraphicArtistPrincipalPM
Agenda Item 8.4Page 278 of 1163
6
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1
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
GILROY AMENDING THE BUDGET FOR THE CITY OF
GILROY FOR 2022-2023 AND APPROPRIATING
PROPOSED EXPENDITURE AMENDMENTS
WHEREAS, the City Administrator prepared and submitted to the City Council a
budget for the City of Gilroy for Fiscal Years 2021-2022 and 2022-2023, and the City
Council carefully examined, considered, and adopted the same on June 7, 2021; and
WHEREAS, City Staff has prepared and submitted to the City Council proposed
amendments to said budget for Fiscal Year 2022-2023 for the City of Gilroy in the staff
report dated May 1, 2023, for the award of a contract to David J. Powers & Associates,
Inc. for 10th Street Bridge environmental compliance services, project M 16-10.
NOW, THEREFORE, BE IT RESOLVED THAT the appropriations for Fiscal Year
2022-2023 for the Traffic Impact Fee Fund (fund 425) shall be increased by $396,076.
PASSED AND ADOPTED this 1st day of May 2023 by the following roll call vote:
AYES:COUNCIL MEMBERS:
NOES:COUNCIL MEMBERS:
ABSTAIN:COUNCIL MEMBERS:
ABSENT:COUNCIL MEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
Thai Nam Pham, City Clerk
Agenda Item 8.4Page 279 of 1163
Page 1 of 6
City of Gilroy
STAFF REPORT
Agenda Item Title:Emergency Shelters Zoning Amendment
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Community Development
Submitted By:Sharon Goei, Community Development Director
Prepared By:Cindy McCormick, Customer Service Manager
STRATEGIC PLAN GOALS Promote Safe Affordable Housing for All
RECOMMENDATION
Staff has analyzed the proposed project and recommends that the City Council:
a) Based on its independent analysis, find that approval of the Emergency Shelters
Zoning Amendment is exempt from review under the California Environmental
Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15061(b)(3) in that it
can be seen with certainty that the Emergency Shelters Zoning Amendment
would not result in a significant environmental effect, and none of the
circumstances set forth in CEQA Guidelines Section 15300.2 applies;
b) Motion to read the ordinance by title only and waive further reading; and
c) Introduce an Ordinance of the City Council of the City of Gilroy approving
amendments to the Gilroy City Code, Chapter 30 (Zoning), Article XLI Section
30.41.32 (Specific Provisions—Emergency Shelters), Article II Section 30.2.20
Definitions), and Article XI Section 30.11.10C (Residential Use Table) regarding
Emergency Shelters (Z 23-03).
EXECUTIVE SUMMARY
Government Code Section 65583 requires that the housing element identify adequate
sites for housing, including emergency shelters, and further regulates development
standards for emergency shelters. Assembly Bill 2339 amends Sections 65583 and
65863 of the Government Code; adding specificity on how jurisdictions define and
Agenda Item 9.1Page 280 of 1163
Emergency Shelters Zoning Amendment
City of Gilroy City Council Page 2 of 6 May 1, 20231
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regulate emergency shelters and plan for emergency shelters in their housing elements.
The proposed amendment to Gilroy City Code sections 30.41.32, 30.2.20, and
30.11.10C would bring the Gilroy City Code into conformance with State law.
BACKGROUND
On January 27, 2023, the City of Gilroy received comments from the California
Department of Housing and Community Development (HCD) regarding the draft Gilroy
2023-2031 Housing Element. Among other comments, HCD staff noted that the draft
Housing Element cannot be found in compliance with State law until the City’s zoning
regulations regarding emergency shelters are modified.
Existing City Code: The Gilroy City Code Chapter 30 (Zoning), Article XLI Section
30.41.32 (Specific provisions—Emergency shelters), Article II. 30.2.20 (Definitions), and
Article XI Section 30.11.10(c) (Residential use table) currently regulate emergency
shelters within the city. Since adopting these regulations, State legislation has modified
how cities and counties regulate emergency shelters.
Environmental Assessment: The City of Gilroy Planning Division has determined that
there is no substantial evidence that the proposed Zoning Amendment (“Project”) would
have a significant effect on the environment, and therefore the Project is exempt from
the California Environmental Quality Act (“CEQA”). Pursuant to CEQA Guidelines
Section 15061(B)(3), the Project is exempt from CEQA under the common-sense
exemption that CEQA applies only to projects which have the potential to cause a
significant effect on the environment. Where it can be seen with certainty that there is
no possibility that the activity in question may have a significant effect on the
environment, the activity is not subject to CEQA.
Planning Commission Review: On April 20, 2023, the Planning Commission
considered the Draft Ordinance and recommended approval.
ANALYSIS
Chapter 654, Statutes of 2022 (AB 2339) was approved by the Governor and filed with
the Secretary of State on September 28, 2022. AB 2339 amends Sections 65583 and
65863 of the Government Code; adding specificity on how jurisdictions regulate and
plan for emergency shelters in their housing elements. AB 2339 expands the definition
of “emergency shelters” to include other interim interventions, including but not limited
to, navigation centers, bridge housing, and respite or recuperative care. AB 2339 also
requires jurisdictions to identify zoning designations including residential and mixed-use
residential zones that allow emergency shelters as permitted use without a conditional
use or another discretionary permit.
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Furthermore, pursuant to Government Code Section 65583, emergency shelters shall
only be subject to the following written, objective standards:
The maximum number of beds or persons permitted to be served nightly by the
facility.
Sufficient parking to accommodate all staff working in the emergency shelter,
provided that the standards do not require more parking for emergency shelters
than other residential or commercial uses within the same zone.
The size and location of exterior and interior onsite waiting and client intake
areas.
The provision of onsite management.
The proximity to other emergency shelters, provided that emergency shelters are
not required to be more than 300 feet apart.
The length of stay.
Lighting.
Security during hours that the emergency shelter is in operation.
The following table provides a summary of the proposed amendments provided in the
attached Ordinance.
Draft Ordinance Summary
On-Site Management and Security. This section was modified to remove the
requirements for a management plan, since the City no longer has discretionary
approval through a conditional use permit. This section now requires on-site
management and security during all hours that the emergency shelter is in operation.
The code did not previously require on-site security; however, a requirement for on-site
security is permitted under State law.
Maximum Number of Beds. This section was modified to include more specificity,
including information needed for a ministerial building permit application, since the City
can no longer require a conditional use permit.
Exterior and Interior Onsite Waiting and Client Intake Area. Subjective language
such as “sufficient size” was removed from this section and replaced with provisions
required under the California Building Code.
Parking. Parking requirements tied to the number of beds was removed since State
law only allows the requirement of parking for staff. State caveats regarding
consistency with parking for other residential or commercial uses within the same zone
were also added.
Lighting. No changes were needed.
Length of Stay. This provision was carried over from the City’s current definition of an
emergency shelter.
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Emergency Shelters Zoning Amendment
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Proximity to Other Emergency Shelters. This new provision is allowed per State law.
Location. This new provision is needed to illustrate compliance with State law which
requires identification of zoning designations that allow emergency shelters as a
permitted use without a conditional use or other discretionary permit.
Definitions (Section 30.2.20).
The definition of Emergency shelter was amended to include “other interim
interventions, including, but not limited to, a navigation center, bridge housing, and
respite or recuperative care”
A new definition for Emergency bridge housing was added pursuant to Gov. Code sec.
8698(e). It means “any new or existing facilities, including, but not limited to, housing in
temporary structures, including, but not limited to, emergency sleeping cabins
consistent with the requirements of subdivision (h) of Section 8698.3 that are reserved
for homeless persons and families, together with community support facilities,
including, but not limited to, showers and bathrooms adequate to serve the anticipated
number of residents all of which may be located on property leased or owned by a
political subdivision. An emergency bridge housing community shall include supportive
and self-sufficiency development services, have the ultimate goal of moving homeless
persons to permanent housing as quickly as reasonably possible, and limit rents and
service fees to an ability-to-pay formula reasonably consistent with the United States
Department of Housing and Urban Development’s requirements for subsidized housing
for low-income persons.”
A new definition for Navigation center was added pursuant to Health and Safety Code
sec. 50216. It means “Housing First, low-barrier, service-enriched shelter focused on
moving homeless individuals and families into permanent housing that provides
temporary living facilities while case managers connect individuals experiencing
homelessness to income, public benefits, health services, shelter, and housing.”
Residential Use Table (Section 30.11.10C). This section was amended to allow
emergency shelters by right in the R4 zoning district. Since the City has not yet
adopted a “First Street Corridor mixed use” zoning designation, this code section
references the adopted General Plan Mixed Use land use designation.
The following staff analysis demonstrates that the amendment carries out the general
purpose of the Zoning Ordinance and applicable General Plan goals and policies.
General Plan Consistency: The proposed project is consistent with: 1) the Gilroy 2040
General Plan Land Use Goal LU 3 to provide a variety of housing types that offer
choices for Gilroy residents and create complete, livable neighborhoods; 2) the Gilroy
2015-2023 Housing Element Goal H-1 (Housing Production) to provide adequate
residential sites to accommodate projected housing needs and encourage the
production of a variety of housing types; and 3) Gilroy 2015-2023 Housing Element
Agenda Item 9.1Page 283 of 1163
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Goal H-2 (Affordable Housing) to encourage and support the provision of affordable
housing in Gilroy.
Zoning Ordinance Purpose: The Zoning Ordinance is the primary tool by which the
City implements the policies of the General Plan. The Zoning Ordinance is, among other
purposes, intended to guide and regulate each development in accordance with the
General Plan and the objectives and standards set forth therein. The City’s performance
standards and specific provisions regarding emergency shelters were written to ensure
that emergency shelters are operated in a manner that appropriately address the needs
of homeless individuals and families, consistent with the requirements of Government
Code Section 65583.
Zoning Text Amendment Review: The attached draft Ordinance includes findings
demonstrating that the amendment is necessary to carry out the general purpose of the
Zoning Ordinance and applicable General Plan goals and policies. Pursuant to Section
30.52.60, the City Council may approve, modify, or disapprove a proposed ordinance
amendment. The action by the City Council shall be final and conclusive.
ALTERNATIVES
Staff recommends that the City Council approve the draft changes to City Code.
Alternatively, the City Council can deny the zoning amendment or recommend
modifications to the Ordinance. However, this is not recommended since the City would
remain out of compliance with State law.
FISCAL IMPACT/FUNDING SOURCE
Staff time and resources required to adopt new zoning regulations to implement State
requirements are typically funded under the Department’s operational budget and
through the City’s General Fund. No other funding resources are necessary at this time.
PUBLIC OUTREACH
A notice of the May 1, 2023 City Council meeting was advertised in The Gilroy Dispatch
on Friday, April 21, 2023, meeting the requirement of having the public hearing
advertised at least ten days before the meeting. The City Council Public Hearing
Packets are available through the City’s webpage. No public comments on the
proposed amendment have been received as of the writing of this staff report.
NEXT STEPS
If approved by the Council, the Ordinance would take effect 30 days following the
second reading of the Ordinance, which is tentatively scheduled for May 15, 2023. The
effective date of the Ordinance would occur before the end of HCD’s 60-day review
period following the resubmittal of the Gilroy 2023-2031 Housing Element.
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Attachments:
1. Draft Ordinance
Agenda Item 9.1Page 285 of 1163
ORDINANCE NO. 2023-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF GILROY AMENDING THE GILROY CITY CODE,
CHAPTER 30 (ZONING), ARTICLE XLI SECTION
30.41.32 (SPECIFIC PROVISIONS—
EMERGENCY SHELTERS), ARTICLE II SECTION
30.2.20 (DEFINITIONS), AND ARTICLE XI SECTION
30.11.10(C) (RESIDENTIAL USE TABLE) REGARDING
EMERGENCY SHELTERS
WHEREAS, the Gilroy City Code Chapter 30 (Zoning), Article XLI Section
30.41.32 (Specific provisions—Emergency shelters), Article II Section
30.2.20 (Definitions), and Article XI Section 30.11.10(c) (Residential use table) currently
regulate emergency shelters within the city; and
WHEREAS, State Planning and Zoning Law requires the City of Gilroy to adopt a
comprehensive, long-term general plan for the physical development of the city that
includes a housing element; and
WHEREAS, State law requires that the housing element identify adequate sites
for housing, including emergency shelters; and
WHEREAS, Assembly Bill No. 2339, CHAPTER 654 was approved by the
Governor and filed with the Secretary of State on September 28, 2022, and amended
Sections 65583 and 65863 of the Government Code; and
WHEREAS, Assembly Bill No. 2339 revises the requirements of the housing
element, in connection with zoning designations that allow residential use, including
mixed use, where emergency shelters are allowed as a permitted use without a
conditional use or other discretionary permit; and
WHEREAS, Assembly Bill No. 2339 requires that emergency shelters only be
subject to specified written, objective standards; and
WHEREAS, Assembly Bill No. 2339 specifies that the definition of emergency
shelter shall include other interim intervention, including, but not limited to, navigation
centers, bridge housing, and respite or recuperative care; and
WHEREAS, Assembly Bill No. 2339 requires an amendment to Gilroy City Code
Chapter 30 (Zoning), Article XLI Section 30.41.32 (Specific provisions—
Emergency shelters), Article II Section 30.2.20 (Definitions), and Article XI Section
30.11.10(c) (Residential use table); and
WHEREAS, adoption of the Zoning Ordinance text amendment is exempt from
review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA
Guidelines Section 15061(b)(3) in that it can be seen with certainty that the Zoning
Ordinance text amendment would not result in a significant environmental effect, and
none of the circumstances set forth in CEQA Guidelines Section 15300.2 applies; and
Agenda Item 9.1Page 286 of 1163
Ordinance No. 2023-XX
Emergency Shelter Amendment Ordinance
City Council Regular Meeting | May 1, 2023
Page 2 of 6
WHEREAS, on April 20, 2023 the Planning Commission held a duly noticed
public meeting, at which time the Planning Commission received and considered the
staff report as well as all evidence received including written and oral public testimony
related to the proposed Zoning Amendment (Z 23-03); and
WHEREAS, on April 20, 2023 the Planning Commission recommended the City
Council approve Zoning Amendment X 23-03 amending Gilroy City Code Chapter 30
Zoning), Article XLI Section 30.41.32 (Specific provisions—Emergency shelters),
Article II Section 30.2.20 (Definitions), and Article XI Section 30.11.10(c) (Residential
use table) regarding emergency shelters; and
WHEREAS, the City Council held a duly noticed public hearing on May 1, 2023,
at which time the City Council received and considered the zoning ordinance text
amendment, took and considered written and oral public testimony including the staff
report, and all other documentation related to the proposed Zoning Amendment (Z 23-
03); and
WHEREAS, in accordance with City of Gilroy Chapter 30 (Zoning), Article LII
Amendment to the Zoning Ordinance), the Planning Commission has recommended,
and the City Council finds, that the proposed Zoning Ordinance text amendment is
necessary to carry out the general purpose of the Zoning Ordinance, and applicable
General Plan goals and policies including Gilroy 2040 General Plan Land Use Goal LU
3 to provide a variety of housing types that offer choices for Gilroy residents and create
complete, livable neighborhoods; Gilroy 2015-2023 Housing Element Goal H-1
Housing Production) to provide adequate residential sites to accommodate projected
housing needs and encourage the production of a variety of housing types; and Gilroy
2015-2023 Housing Element Goal H-2 (Affordable Housing) to encourage and support
the provision of affordable housing in Gilroy; and
WHEREAS, the location and custodian of the documents or other materials
which constitute the record of proceedings upon which the project approval is based is
the office of the City Clerk.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GILROY DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION I
Gilroy City Code, Chapter 30 (Zoning), Article XLI, Section 30.41.32 is hereby
modified as follows:
30.41.32 Specific provisions—Emergency shelters.
In addition to the development standards in the underlying zoning district, the following
standards apply to emergency shelters. In the event of conflict between these standards
and the underlying zoning district regulations, the provisions of this section shall apply.
Agenda Item 9.1Page 287 of 1163
Ordinance No. 2023-XX
Emergency Shelter Amendment Ordinance
City Council Regular Meeting | May 1, 2023
Page 3 of 6
a) On-Site Management and Security Plan. The emergency shelter shall provide
on-site management and security during all hours that the emergency shelter is
in operation. A management plan is required for all emergency shelters to address
management experience, good neighbor issues, transportation, client supervision,
screening of clients to ensure compatibility with the services provided at the facility, food
services, security, and training, counseling and treatment programs for clients. Such
plan shall be submitted to and approved by the planning manager and police chief prior
to operation of the emergency shelter. The plan shall include a floor plan that
demonstrates compliance with the physical standards of this section. The operator of
each emergency shelter shall annually submit the management plan with updated
information for review and approval.
b) Maximum Number of Beds. The maximum number of beds permitted to be served
nightly by the facility emergency shelter shall not be limited. However, the number of
beds within any single room in a of the emergency shelter shall not exceed fifty (50)
unless a larger number is approved on a temporary basis in advance by the planning
manager community development director and police chief. A floor plan that
includes the maximum number of beds proposed for the emergency shelter shall
be included in the application for a building permit.
c) Exterior and Interior Onsite Waiting and Client Intake Area. An indoor intake area
shall be provided and be of sufficient size to accommodate the maximum number of
clients anticipated to request sheltering at any given time in addition to providing the
minimum interior floor area required to comply with the maximum occupant load
requirements of the California Building Code. In addition, an exterior area shall be
provided for clients waiting for the shelter to open. The waiting area shall be of sufficient
size to accommodate the maximum number of clients anticipated to be waiting for
the shelter to open at any given time. Theis exterior waiting area shall be physically
separated and visually screened from the public right-of-way. The method for
determining the maximum number of clients requesting sheltering and the number of
clients and waiting for the shelter to open shall be included in the
shelter management plan and approved by the planning manager and police chief. A
site plan and floor plan that includes the size and location of the exterior and
interior onsite waiting and intake areas shall be included in the application for a
building permit.
d) Parking. One (1) parking stall shall be provided per employee and volunteer on the
shift with the greatest number of employees and volunteers, provided that the total
number of parking stalls does not exceed the minimum parking that would be
required for other residential or commercial uses within the same zone. In
addition, one (1) parking stall shall be provided for every ten (10) beds in the shelter.
e) Lighting. Parking lots and pedestrian walkways of shelters that are open after dusk
shall provide lighting of a minimum horizontal illumination of two (2) foot candles for
those areas.
Agenda Item 9.1Page 288 of 1163
Ordinance No. 2023-XX
Emergency Shelter Amendment Ordinance
City Council Regular Meeting | May 1, 2023
Page 4 of 6
f) Length of Stay. The maximum length of stay shall be limited to one hundred
eighty (180) days per calendar year or less [Health and Safety Code
Section 50801(e)].
g) Proximity to Other Emergency Shelters. The minimum distance between
emergency shelters shall be 300 feet.
h) Location. Emergency Shelters shall be permitted by right in the R4 zone
district and areas designated Mixed Use (MU) on the Gilroy 2040 General Plan
land use diagram.
SECTION II
Gilroy City Code, Chapter 30 (Zoning), Article II, Section 30.2.20 is hereby
modified as follows:
30.2.20 (Definitions)
Emergency shelter” means housing with minimal supportive services for homeless
persons that is limited to occupancy of one hundred eighty (180) days per calendar year
or less by a homeless person. No individual or household may be
denied emergency shelter because of an inability to pay. [Health and Safety Code
Section 50801(e)] The definition of emergency shelter includes other interim
interventions, including, but not limited to, a navigation center, emergency bridge
housing, and respite or recuperative care.
Emergency bridge housing” means any new or existing facilities, including, but
not limited to, housing in temporary structures, including, but not limited to,
emergency sleeping cabins consistent with the requirements of subdivision (h) of
Section 8698.3 that are reserved for homeless persons and families, together with
community support facilities, including, but not limited to, showers and
bathrooms adequate to serve the anticipated number of residents all of which
may be located on property leased or owned by a political subdivision. An
emergency bridge housing community shall include supportive and self-
sufficiency development services, have the ultimate goal of moving homeless
persons to permanent housing as quickly as reasonably possible, and limit rents
and service fees to an ability-to-pay formula reasonably consistent with the
United States Department of Housing and Urban Development’s requirements for
subsidized housing for low-income persons.
Navigation center” means Housing First, low-barrier, service-enriched shelter
focused on moving homeless individuals and families into permanent housing
that provides temporary living facilities while case managers connect individuals
experiencing homelessness to income, public benefits, health services, shelter,
and housing.
SECTION III
Agenda Item 9.1Page 289 of 1163
Ordinance No. 2023-XX
Emergency Shelter Amendment Ordinance
City Council Regular Meeting | May 1, 2023
Page 5 of 6
Gilroy City Code, Chapter 30 (Zoning), Article XI, Section 32.11.10(c). is hereby
modified as follows:
30.11.10(c) (Residential use table)
A1 RR R1 R2 R3 R4 RH ND
Community Garden X X X X X X *
Emergency Shelter7 C C C C C C X C *
Golf Course or County
Club
C C C C C C *
Refer to the master plan or specific plan adopted for the neighborhood district area
in which the property is located.
7 Emergency shelters shall be subject to the performance standards listed in
section 30.41.32. Emergency Shelters shall be permitted by right in the R4 zone
district and areas designated Mixed Use (MU) on the Gilroy 2040 General Plan
land use diagram. Additionally, emergency shelters in the agriculture and residential
zoning districts shall only serve families. For the purpose of this section, a “family” is
defined as having one (1) or more individuals under eighteen (18) years of age who
reside with a parent or with another person with care and legal custody of that individual
including foster parents) or with a designee of that parent or other person with legal
custody. Family also includes a pregnant woman or a person who is in the process of
adopting or otherwise securing legal custody of any individual under eighteen (18) years
of age.
SECTION IV
If any section, subsection, subdivision, sentence, clause, or phrase of this
Ordinance is for any reason held to be unconstitutional or otherwise void or invalid by
any court of competent jurisdiction, the validity of the remaining portion of this
Ordinance shall not be affected thereby.
SECTION V
Pursuant to section 608 of the Charter of the City of Gilroy, this Ordinance shall
be in full force and effect thirty (30) days from and after the date of its adoption.
Agenda Item 9.1Page 290 of 1163
Ordinance No. 2023-XX
Emergency Shelter Amendment Ordinance
City Council Regular Meeting | May 1, 2023
Page 6 of 6
PASSED AND ADOPTED this __ day of May 2023 by the following roll call vote:
AYES:COUNCIL MEMBERS:
NOES:COUNCIL MEMBERS:
ABSTAIN:COUNCIL MEMBERS:
ABSENT:COUNCIL MEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
Thai Nam Pham, City Clerk
Agenda Item 9.1Page 291 of 1163
Page 1 of 13
City of Gilroy
STAFF REPORT
Agenda Item Title:Adoption of the Gilroy 2023 - 2031 Housing Element
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Community Development
Submitted By:Sharon Goei, Community Development Director
Prepared By:Cindy McCormick, Customer Service Manager
STRATEGIC PLAN GOALS Promote Safe Affordable Housing for All
RECOMMENDATION
Staff has analyzed the proposed project and recommends that the City Council:
a) Based on its independent analysis, find that the adoption of the Gilroy 2023-2031
Housing Element is exempt from review under the California Environmental
Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15061(b)(3) in that it
can be seen with certainty that the Gilroy 2023-2031 Housing Element would not
result in a significant environmental effect, and none of the circumstances set
forth in CEQA Guidelines Section 15300.2 applies; and
b) Adopt a resolution adopting a general plan amendment to repeal the Gilroy 2015-
2023 Housing Element and adopt the Gilroy 2023-2031 Housing Element, in
substantial compliance with State Housing Element Law (GPA 22-01); and
c) Direct the Community Development Director, or designee, to submit the Gilroy
2023-2031 Housing Element and all associated documentation to the
Department of Housing and Community Development (HCD), and further
authorize the Community Development Director, or designee, to make any
changes to the Housing Element necessary to make it internally consistent,
conform to State Housing Element Law as provided in Government Code 65580
et seq, and address any changes or amendments requested by HCD to achieve
certification.
Agenda Item 9.2Page 292 of 1163
Adoption of Gilroy 2023 - 2031 Housing Element
City of Gilroy City Council Page 2 of 13 May 1, 2023
EXECUTIVE SUMMARY
The City of Gilroy has prepared a draft update to the General Plan’s Housing Element,
consistent with State law. In addition to affirmatively furthering fair housing, the policies
and programs within the draft Housing Element demonstrate the City’s commitment to
accommodate Gilroy’s 1,773-unit Regional Housing Needs Allocation (RHNA) for the
2023-2031 (6th Cycle) Housing Element. Public engagement has been a critical
component of this 6th cycle Housing Element update, and many of the programs have
been modified or added in response to public input.
BACKGROUND
California Government Code Title 7, Division 1, Chapter 3, Article 10.6 [65580 –
65589.11] regulates the use and requirements of housing elements in California. State
law requires that the City update its General Plan Housing Element every eight years.
The draft Gilroy 2023 – 2031 Housing Element will replace the City’s 2015-2023
Housing Element. The proposed goals, policies, and programs are consistent with the
City’s other General Plan elements, including the Land Use Element, Potential Hazards
Element, and Environmental Justice Element.
Environmental Review. The Gilroy 2023-2031 Housing Element does not require any
rezoning to accommodate its regional housing need allocation and is consistent with the
Gilroy 2040 General Plan Environmental Impact Report. The City of Gilroy Planning
Division has determined that there is no substantial evidence that the proposed Gilroy
2023-2031 Housing Element (“Project”) would have a significant effect on the
environment, and therefore the Project is exempt from the California Environmental
Quality Act (“CEQA”). Pursuant to CEQA Guidelines Section 15061(B)(3), the Project is
exempt from CEQA under the common-sense exemption that CEQA applies only to
projects which have the potential to cause a significant effect on the environment.
Where it can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment, the activity is not subject to
CEQA.
ANALYSIS
Draft Housing Element Update Process. The City of Gilroy’s 2023-2031 Draft
Housing Element was prepared with input from the community, Planning Commission,
and City Council. Following public hearings with the Planning Commission and City
Council, the City submitted a draft Housing Element to HCD for review on October 31,
2022. In January and February 2023, City staff met with HCD staff to discuss their
January 27, 2023 comments on the October 2022 draft and better understand how the
City can revise the draft to be substantially compliant with State law and receive HCD
certification.
Based upon discussions with HCD staff, staff revised the draft Housing Element to
include additional information, analysis, and programs that should bring the draft into
Agenda Item 9.2Page 293 of 1163
Adoption of Gilroy 2023 - 2031 Housing Element
City of Gilroy City Council Page 3 of 13 May 1, 2023
compliance with State law. Based on the experiences of jurisdictions throughout the
State, additional refinements may be necessary following HCD’s 60-day review
anticipated July 2023); however, staff expects these changes to be relatively minor.
The recommendation and resolution include language authorizing the Community
Development Director to make any changes to the Housing Element necessary to make
it internally consistent, conform to State Housing Element Law as provided in
Government Code 65580 et seq, and address any changes or amendments requested
by HCD to achieve certification. Any substantial changes would be brought back to the
Council for final approval.
Consequences for late adoption. Almost all cities and counties across the state have
missed their statutory deadline for adopting a compliant housing element (1/31/23 in the
Bay Area). Several federal, state, and regional funding programs consider housing
element compliance an eligibility or ranking criterion. Furthermore, local governments
that have not adopted a compliant housing element are vulnerable to litigation,
suspension of local control on building matters, and court approval of housing
developments. However, conversations between City staff and HCD staff have been
very productive, and staff has adequately addressed the comments received by HCD.
Additionally, given Gilroy’s history of approving affordable and market-rate housing
projects, and our collaborative working relationships with applicants, the risk of litigation
or court action is low. Furthermore, the sites identified in the Housing Element Sites
Inventory do not require any rezoning. Therefore, the City would not be subject to
Assembly Bill 1398, which requires rezoning to be completed within one year if a
compliant Housing Element is not adopted by 5/31/23.
Planning Commission Recommendation. On April 20, 2023, the Planning
Commission considered the Draft Housing Element, dated April 13, 2023, and
recommended approval of the CEQA exemption and the Draft Housing Element.
The attached Planning Commission staff report provides a summary of community
outreach, a summary of the required components of the Housing Element (e.g., the
affirmatively furthering fair housing chapter), a list of Housing Element Goals, and
background information on RHNA, the RHNA buffer, and the no net loss inventory
which can be modified by staff should any RHNA deficiencies occur within the adopted
Inventory. See the attached staff report for this additional information.
Following the April 20th Planning Commission, the City made refinements to the draft,
including typographical and grammatical corrections, and changes that better address
HCD’s recommended changes to achieve certification. A revised draft was then posted
to the City website on April 27, 2023 for further public review. All edits can be viewed
through the redlined version of the current draft. A clean copy is also provided for easier
reading. The draft Housing Element, HCD response matrix, and statutory compliance
checklist are attached to this staff report as links.
A summary of the changes as they relate to the January 27, 2023 HCD comment letter
is provided below. Comments are broken down by topic (e.g., fair housing).
Agenda Item 9.2Page 294 of 1163
Adoption of Gilroy 2023 - 2031 Housing Element
City of Gilroy City Council Page 4 of 13 May 1, 2023
AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)
Fair Housing Enforcement and Capacity - Added information regarding fair housing
enforcement and outreach capacity, including data from the Department of Housing and
Urban Development’s Office of Fair Housing and Equal Opportunity (FHEO). Local data
was also collected from Project Sentinel regarding the number of calls received on
behalf of the City since 2017 and the number of cases managed since 2015. Data
included the complaint type, the complainant’s age, and racial characteristics as
requested by HCD.
Segregation and Integration (Income) - Added data from the American Community
Survey (ACS) on the quantity of the population within each household income level in
the City. Included a chart on households per income level and a map showing median
income by census tract. Modified Program A-10 to provide more flexibility in the units
allowed under SB 9 by allowing triplexes and fourplexes as an alternative design to a
traditional duplex with an ADU or a junior ADU. This program will encourage the
development of middle-income housing throughout the City, including high-resource
areas primarily comprised of detached single-family residences.
Racially and Ethnically Concentrated Area of Poverty (R/ECAP) - Added more
analysis of recent improvements to streetscapes and amenities in the R/ECAP. A map
showing the year structures were built was included to illustrate why housing conditions
may differ in the R/ECAP than elsewhere in the City. Included a map and location of
curb and ADA improvements in the R/ECAP funded by CDBG. Added local data
analysis by code enforcement regarding concentrations of healthcare facilities, transit,
and employment opportunities in the R/ECAP.
Disproportionate Housing Needs - Included local data from code enforcement staff,
the City’s Quality of Life officers, and the South County Compassion Center regarding
the unhoused population, including location concentrations, migration patterns, and
general characteristics such as race and mental illness. Added data on the number of
units in need of rehabilitation or repair.
AFFH Identified Sites - Added a table to compare census tracts in the City and to show
that there is no significant, pervasive pattern of segregation that could be exacerbated
by site selection or location. Included a map to show the bounds of the census tracts
that intersect with Gilroy to illustrate that many discrepancies in the opportunity scoring
may be due to land uses outside the City bounds. Cited programs that promote housing
mobility and housing options for various income levels in high-opportunity areas.
Local Data and Knowledge - Included discussions with service providers regarding
developmental disabilities and fair housing complaints. Included survey data from local
farmworkers, seniors, and the City’s youth regarding the top housing issues they face.
Other Relevant Factors - Expanded discussion of historical land use patterns,
including racial covenants in other Santa Clara County cities. Included local data from
the City’s Historical Context Statement, which presents the history of Gilroy’s built
environment and the current land use patterns in the City. Added a discussion of the
Urban Growth Boundary and the ballot initiative (Measure H) that led to its creation.
Agenda Item 9.2Page 295 of 1163
Adoption of Gilroy 2023 - 2031 Housing Element
City of Gilroy City Council Page 5 of 13 May 1, 2023
Contributing Factors to Fair Housing Issues – Based on the need to provide more
housing opportunities outside the R/ECAP, the City added Program A-10 to allow
triplexes and fourplexes on corner lots in the R-1 and R-2 zoning districts. This program
will encourage the development of middle-income housing in high-resource areas
primarily comprised of detached single-family residences.
HOUSING NEEDS
Extremely Low-Income (ELI) Households - The Housing Element includes Table 21,
which shows overpayment by tenure compared between each income level.
Comprehensive Housing Affordability Strategy (CHAS) data was added to show rates of
overcrowding for ELI households compared to all income levels. The element includes a
discussion of how overcrowding occurs when extremely low-income households cannot
afford residential units with sufficient size to accommodate a large household. Under
Program A-12, the City will develop a policy to incentivize housing for large households,
extremely low-income households, farm workers, and households with members with
intellectual or developmental disabilities. Under Program E-11, the City will facilitate and
support affordable housing for extremely low-income and special-needs households by
meeting with and assisting affordable housing developers and homeless service
providers and pursuing funding sources to assist special-needs households such as
extremely low-income households, farmworkers, large families, seniors, and persons
with disabilities.
Housing Conditions - Included estimates on the number of units needing repair or
replacement in the City. Included local data from the City's code enforcement officers
regarding neighborhoods with housing conditions in potentially higher need of
rehabilitation and replacement.
Special Housing Needs – Included local survey data focused on housing issues
experienced by farmworkers, seniors, and Gilroy youth. Included local data from a
Developmental Disabilities Housing Needs Analysis provided by Housing Choices (e.g.,
needed housing types, the number of people with a developmental disability in the City
by age and living arrangement). City staff also met with intellectually or developmentally
disabled (I/DD) individuals, their caregivers, and staff from Housing Choices and the
San Andreas Regional Center, who provide services to I/DD individuals at Villa
Esperanza, a low-income apartment development for the I/DD community. To further
accommodate and facilitate housing for special needs households, the City modified
programs A-2 (Surplus Lands/Affordable Housing on City-Owned Sites) and E-7
housing for farmworkers) and added Programs E-10 (housing for disabled persons), E-
11 (housing for ELI/special needs households), and E-12 (flexible standards for projects
that accommodate extremely low-income and Special Needs Households). The
unhoused analysis was updated to reflect the 2022 Point in Time homeless count.
SITES
Progress toward the RHNA - All of the pipeline projects can be counted in the
planning period. None of the projects received a final occupancy or building permit
before June 30, 2022. No known barriers to development, phasing, or other relevant
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City of Gilroy City Council Page 6 of 13 May 1, 2023
factors would prohibit the pipeline projects from completion. Table 76 (Pipeline Projects
Counted in the 6th Cycle) was updated to reflect the status of each project, including the
status of planning applications and building permits.
Realistic Capacity - The Housing Element was revised to discuss which zones allow
100 percent non-residential uses. The realistic capacity calculation is partly based on
recent permits and inquiries that illustrate the trend of maximizing residential and
minimizing commercial uses in mixed-use zones. City staff noted that inquiries coming
into the City are primarily for 100 percent residential or mixed-use. Staff also noted
concerns from developers over the viability of commercial uses outside the historic
downtown core. Approximately 30% of the very low-income opportunity site units and
approximately 45% of the moderate-income opportunity site units are located in the
City’s Downtown Expansion District and First Street Corridor District. To increase the
likelihood that sufficient RHNA units are built in these two districts, the City added
Program E 12 (Downtown Expansion District and Mixed-Use Corridor Flexibility). This
Program will allow 100 percent residential projects in the Downtown Expansion District
and flexibility for non-residential units in the First Street Mixed Use Corridor, should
projects meet certain criteria or provide housing for special needs groups (e.g.,
extremely low-income).
Suitability of Nonvacant Sites - Expanded the discussion on non-vacant site details to
include maximum FAR and residential density requirements. Included proximity to
relevant resources such as schools, daycare facilities, and grocery stores. Took site
characteristics, surrounding uses, and development constraints into consideration when
evaluating each site’s development potential. Added a No Net Loss Inventory Program
to replace opportunity sites or pipeline projects that are not developed or are developed
with fewer units than anticipated. Included examples of inquiry for residential
development on non-vacant lots. Updated the analysis and site inventory to clarify
which sites are vacant and non-vacant. One parcel was being used for parking that was
being categorized as vacant and recategorized as non-vacant. Despite this minor
increase in the percentage of lower-income RHNA units on non-vacant sites,
Government Code Section 65583.2(g)(2) does not apply to Gilroy since only 31.2% of
the proposed lower-income RHNA sites (including the buffer) are met through non-
vacant sites (less than 50%).
Replacement Housing Requirements - Modified Program B-7 (Zoning Ordinance
Update) to amend the Zoning Ordinance to require that any demolished residential units
on the Sites Inventory be replaced pursuant to Government Code Section 65583.2(g).
Zoning for Moderate and Above Moderate-income Households (AB 725) - There
are 155 moderate RHNA units remaining after pipeline projects and projected ADUs.
167 moderate-income RHNA opportunity sites allow for at least four units of
development. Thus, the City complies with Government Code Section 65583.2(c)(4).
The allocation of moderate units is shown in Appendix B. There is no remaining need of
above-moderate units, as they are all met through pipeline projects.
Environmental Constraints - Expanded the discussion on environmental and
infrastructure constraints to describe the environmental conditions related to sites in the
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City of Gilroy City Council Page 7 of 13 May 1, 2023
Downtown Specific Plan area and provided examples of environmental conditions
impacting recent housing projects.
Accessory Dwelling Units (ADU) - On April 24, 2023, City staff worked with HCD to
reconcile the HCD dashboard and City records regarding the number of ADUs issued
building permits. The Housing Element has been updated to reflect that the City issued
seven (7) ADU permits in 2018 and 13 ADUs permits in 2020.
Electronic Sites Inventory - Pursuant to Government Code section 65583.3, the City
will submit an electronic version of the adopted sites inventory to HCD.
ZONING FOR A VARIETY OF HOUSING TYPES
Emergency Shelters - Expanded the discussion on emergency shelters to include
analysis regarding acreage capacity to accommodate the RHNA and emergency
shelters without overlapping capacity. The analysis addresses parcel size, proximity to
services, transportation, and zoning amendments to address identified constraints.
Amended Program E-3 (Emergency Shelter Standards) to address and analyze any
constraints regarding emergency shelters. On May 1, 2023, the City Council is
scheduled to consider the first reading of an Ordinance to amend the City’s existing
emergency shelters regulations to allow emergency shelters by-right in the City’s R4
and new mixed-use zone along First Street by removing the conditional use permit
requirement in those zones. The definition of emergency shelter was amended to
include “other interim interventions, including, but not limited to, a navigation center,
bridge housing, and respite or recuperative care”. The revisions also remove the
reference to families and amend standards related to on-site management, waiting and
intake areas, and parking based on the number of staff only. This action implements
Program E-3 (Emergency Shelter Standards) and the requirements of Chapter 654,
Statutes of 2022 (AB 2339), and Government Code Section 65583(a)(4).
Transitional and Supportive Housing - Added clarification to the discussion on
transitional and supportive housing to affirmatively state that the City's transitional and
supportive housing standards are in full compliance with Government Code Section
65583(a)(5).
Permanent Supportive Housing - Added program E-13 (Supportive Housing) to allow
supportive housing by-right in zones where multifamily and mixed uses are permitted,
pursuant to Government Code Section 65651.
Land Use Controls - Expanded the Downtown Specific Plan development standards
table to include yard, height, density, and building form requirements Expanded the
Zoning Ordinance discussion to include residential densities, planned development
exceptions, lot size, floor area, and lot coverage. Expanded the discussion on the
cumulative effect of development standards to address constraints on land use controls.
Amended Program B-7 (Zoning Ordinance update) to evaluate development standards
e.g., parking) for all zones, including DTSP zones.
Land Use Controls - The City currently processes applications consistent with State
density bonus law. As discussed in the Housing Element, multiple projects have utilized
the density bonus, including the Villages at Santa Teresa/Hecker Pass Apartments (100
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City of Gilroy City Council Page 8 of 13 May 1, 2023
units), and the 1st and Kern Apartments (120 units). Program A-12 (Incentives Beyond
Density Bonus State Law) goes beyond State law to offer incentives targeted at special
needs and extremely low-income households.
Accessory Dwelling Units (ADUs) - Added Program A-15 (ADU Ordinance Updates),
which directs the City to update the zoning ordinance to conform to current State law
regarding ADUs. Under this program, the City will replace the ADU deed restriction
requirement with an owner affidavit form that does not require recordation at the
County. This change will streamline the process for approving ADUs in the City of
Gilroy. To further incentivize ADU production, the City will increase the allowable ADU
floor area from 1,000 square feet to 1,200 square feet.
Building Codes - Expanded the Building Code analysis to identify and evaluate locally
adopted codes, including the recently adopted reach codes.
Fees and Exaction – In addition to discussing current school fees, the Housing
Element summarizes planning and development impact fees in Table 67 (Planning
Related Fees) and Table 68 (Development Impact Fees). These fees were then
compared to other cities in Santa Clara County in 2022, resulting in Table 69 (Total
Fees per Unit, Regional Comparison) and Table 70 (Fees as Percentage of Total
Development Costs, Regional Comparison). Fees in Gilroy generally fall in the mid-
range comparatively. Furthermore, development has not slowed following fee increases
in 2022, indicating that Gilroy’s fees are reasonably set and do not represent a
constraint on development. ADU impact fees are discussed in the Constraints chapter.
The City modified Program A-8 (Financial Incentives for Affordable ADUs) to evaluate
ADU impact fees as a potential constraint for affordable housing.
On/Off Site Improvements - Expanded the discussion of on- and off-site improvement
requirements to include analysis of subdivision-level improvement requirements for a
typical development. Based on recent proposals submitted and entitled citywide for a
range of housing types, the City's residential site improvement requirements do not
create an undue constraint on residential development.
Local Processing and Permit Procedures - Expanded the analysis on development
review and permitting procedures to include the administrative vs. discretionary
permitting procedures for single-family, multi-family, and planned unit development
projects.
Constraints on Housing for Persons with Disabilities (Reasonable
Accommodation) - Added Program E-10 (Development and Rehabilitation of Housing
for Persons with Disabilities) to evaluate the City’s reasonable accommodation
standards and procedures, and revise, as necessary, regulations that act as potential
constraints to accommodating persons with disabilities.
Constraints on Housing for Persons with Disabilities (Group Homes) - Added
Program E-10 (Development and Rehabilitation of Housing for Persons with Disabilities)
to evaluate and revise as necessary the permit requirements for residential care homes
i.e., group homes) in medium- and higher-density residential zones.
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City of Gilroy City Council Page 9 of 13 May 1, 2023
Nongovernmental Constraints - Expanded the discussion on requests to develop
below the anticipated density and how this affects the assumptions in the sites
inventory. Added discussion of the typical time between entitlement approval and
requests for building permits.
Energy Conservation - Included an energy conservation section to analyze energy
conservation opportunities and existing programs in residential development in the City
and County. In November 2022, the City adopted the 2022 California Building Code with
local amendments. The reach code amendments (e.g., EV charging) were based on the
model code amendment initiated by Silicon Valley Clean Energy and incorporated
adjustments resulting from outreach and stakeholder input from the local community. In
early 2023, the City of Gilroy launched Solar Automated Permit Processing Plus
SolarAPP+), an online portal that simplifies and accelerates rooftop solar photovoltaic
PV) permitting processes, allowing residential solar photovoltaic systems to be installed
quicker.
At-risk units - Updated Table 29 and the at-risk units analysis, consistent with HCD
records. The City also updated Table 30 regarding replacement costs.
HOUSING PROGRAMS
Housing Programs (Sufficient Sites) – Revised Program A-1 (No Net Loss Inventory
and Monitoring) to include the addition of a no net loss inventory list; revised Program
A-2 (Surplus Lands/Affordable Housing on City-Owned Sites) to advertise City-owned
surplus lands to affordable housing providers, the Santa Clara County Office of
Supportive Housing, and developers of special needs housing; Program A-6 (ADU
Tracking and Monitoring) was amended to include an update to the ADU strategy if
annual production and affordability rates do not match the estimates included in the
Housing Sites and Resources chapter; modified Program A-10 (Facilitate Missing
Middle / Middle-Income Housing) to provide more flexibility in the type of units allowed
under SB 9 by allowing triplexes and fourplexes as an alternative design to a traditional
duplex with an ADU or a junior ADU. Added Program E-12 (Downtown Expansion
District and Mixed-Use Corridor Flexibility) to allow 100% Residential in the Downtown
Expansion District and provide flexibility for mixed-use projects that accommodate
extremely low-income and Special Needs Households along the First Street Corridor.
Housing Program A-2 (City-owned Lands) - Program A-2 (Surplus Lands/Affordable
Housing on City-Owned Sites) was modified to include a goal of developing at least 21
lower-income units through the Surplus Lands Act and to review the entire list of City-
owned sites by the end of Q4 2025 to determine which additional sites should be
declared as surplus. This program also commits the City to advertise any surplus land
opportunities to affordable housing providers, the Santa Clara County Office of
Supportive Housing, and developers of special needs housing (e.g., extremely low-
income, disabled, farmworker housing), when they become available.
Housing Program E-3 (Emergency Shelter Zoning) - On May 1, 2023, the City
Council considered the first reading of an Ordinance to amend the City’s existing
emergency shelters regulations to allow emergency shelters by-right in the City’s R4
and new mixed-use zone along 1st Street by removing the conditional use permit
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Adoption of Gilroy 2023 - 2031 Housing Element
City of Gilroy City Council Page 10 of 13 May 1, 2023
requirement in those zones. The definition of emergency shelter was amended to
include “other interim interventions, including, but not limited to, a navigation center,
bridge housing, and respite or recuperative care.” The revisions also remove the
reference to families and amend standards related to on-site management, waiting and
intake areas, and parking based on the number of staff only. This action implements
Program E-3 (Emergency Shelters) and the requirements of Chapter 654, Statutes of
2022 (AB 2339), and Government Code Section 65583(a)(4).
Housing Program D-4 (Pursue Funding for Affordable Housing) - Program D-4 was
amended to reference the use of PLHA funds for eligible activities, including the
predevelopment, development, acquisition, rehabilitation, and preservation of affordable
housing. Amendments also commit the City to meet with affordable housing developers
to identify development opportunities and provide support for funding applications,
consider incentives and concessions beyond State Density Bonus Law, and provide
priority processing.
Housing Programs (Extremely Low-income and Special Needs Households) - In
addition to the changes to Program D-4 noted above, the City added Program E-11
Housing For Extremely Low Income and Special Needs Households) to commit to
specific annual outreach with affordable housing developers to identify development
opportunities, provide site information, assist in the entitlement processes, and consider
on a case-by-case basis other incentives, including but not limited to fee deferrals and
modification of standards. Program G-1 (Collaboration with Development Community)
was amended to specifically contact affordable housing developers and developers of
special needs households for their participation in the annual developer roundtable
meeting, with the goal of at least four participating in the annual roundtable.
Housing Programs (Farmworkers) - Program E-7 (Development and Conservation of
Housing for Farmworkers) was modified to add the following commitment: At least once
a year, the City will forward information about City-owned land and other development
opportunities to developers and service providers who may be interested in developing
more farmworker housing in Gilroy. Programs E-11 (Housing for Extremely Low Income
and Special Needs Households) were added to commit to specific annual outreach with
affordable housing developers to identify development opportunities. Eden Housing
which manages three (3) farmworker housing developments in Gilroy is included on the
list. Program E-11 also identifies PLHA funding as a potential source for developing
farmworker housing.
Housing Programs (Governmental Constraints) – New programs were added, and
existing programs were amended to remove governmental constraints on housing
production. Program A-6 (ADU Tracking and Monitoring) was amended to include an
update to the ADU strategy if annual production and affordability rates do not match the
estimates included in the Housing Sites and Resources chapter. Program A-8 (Financial
Incentives for Affordable ADUs) was amended to evaluate ADU impact fees if ADU
production is lower than anticipated. Program A-10 (Missing Middle / Middle Income
Housing) was amended to allow triplexes and fourplexes on corner lots in the R-1 and
R-2 districts with a minimum 6,000 sf lot size. A-15 (ADU Ordinance Updates) was
amended to replace the ADU deed restriction requirement with an owner affidavit form
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City of Gilroy City Council Page 11 of 13 May 1, 2023
that does not require recordation at the County and to increase the allowable floor area
from 1,000 to 1,200 square feet. A-16 (SB 9 Procesing) was added to update the City’s
SB 9 webpage to include step-by-step, user-friendly instructions for processing SB 9
units and lot splits in Gilroy. Program B-3 (SB35/SB330) was amended to include the
creation of checklists and instructions for reviewing and approving SB35 and SB330
projects. Under Program B-7 (Zoning Ordinance update) the City will evaluate
development standards for all zones including the Downtown Specific Plan zones for
potential governmental constraints. Under Program B-9 (Building Department
Webpage), the City will update the Building Department webpage to include information
required pursuant to AB 2234, which should help reduce applicant time and cost and
increase certainty. Under Program B-10 (Zoning Code Annual Updates), the City will
establish a process to update City policies, codes and ordinances to comply with new
State laws affecting housing and land use. Under Program E-3 (Emergency Shelters),
the City has drafted an update to the zoning ordinance to comply with Assembly Bill
AB) 2339, AB 139, and Government Code Section 65583(a)(4) regarding emergency
shelters. Program E-12 (Downtown Expansion District and Mixed-Use Corridor
Flexibility) will allow 100% Residential in the Downtown Expansion District and flexibility
for the non-residential portion of mixed-use projects that accommodate extremely low-
income and Special Needs Households.
Housing Programs (AFFH) - Program A-10 (Missing Middle / Middle Income Housing)
was amended to allow triplexes and fourplexes on all corner lots in the R-1 and R-2
districts with a minimum 6,000 sf lot size to encourage the development of missing
middle housing throughout the City, including high-resource areas primarily comprising
detached single-family residences. Programs A-11 (Inclusionary Policy) and A-12
Incentives Beyond Density Bonus State Law) will facilitate affordable housing
opportunities in the City’s higher resource / higher income areas. Under Program E-10
Development and Rehabilitation of Housing for Persons with Disabilities), the City will
evaluate and revise standards and procedures related to reasonable accommodation
and residential care homes (i.e., group homes) as necessary to remove governmental
constraints. Program F-3 (Place-Based Improvements in Downtown Gilroy) will improve
conditions in the City’s R/ECAP area. Program G-2 (Community Outreach and Inclusion
in the Decision-Making Process) includes geographic targeting in the R/ECAP area.
Similarly, Program G-4 (Increased Outreach in Downtown Areas) directs the City to
consider the viewpoints and concerns of all neighborhoods within Gilroy, specifically the
R/ECAP area when drafting the High-Speed Rail Station Area Plan and when updating
the Downtown Specific Plan. Under Program G-7 (Bilingual Engagement), the City will
increase Spanish language engagement given the City’s large Hispanic population,
which is further facilitated by the recent expansion of the City’s bilingual pay benefits,
which should increase the number of bilingual staff available to assist the Spanish-
speaking community.
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City of Gilroy City Council Page 12 of 13 May 1, 2023
Housing Program A-6 (ADU Tracking and Monitoring) - Program A-6 was modified
to update the ADU strategy if annual production and affordability rates do not match the
estimates included in the Housing Sites and Resources section.
Program E-1 (Priority Water and Sewer Service) - Modified Program E-1 (Priority
Water and Sewer Service for Affordable Housing Developments) to specify that the City
shall review and update, as necessary, the Water and Sewer Service Priority Policy to
ensure future affordable projects will receive service priority. This policy is currently in
place. Under Program E-1, the Housing Element will be provided to water and sewer
service providers upon adoption.
MISCELLANEOUS
Quantified Objectives - Revised Table 86 to include a goal for conservation beyond
just preservation numbers.
General Plan Consistency – Program B-11 was added to ensure that consistency
between the General Plan and Housing Element is reviewed as part of the Annual
Progress Report (APR), before April 1st of each year. As amendments to the General
Plan are made, the City will also review and revise the Housing Element for ongoing
consistency.
Public Participation - The public participation process discussion in the Introduction
chapter of the Housing Element was expanded to include summaries of public
comments and how the comments were considered and incorporated into the Housing
Element. Summaries of recent outreach efforts and survey results were also added.
ALTERNATIVES
Staff is recommending approval of the Draft Gilroy 2023-2031 Housing Element.
Alternatively, the City Council could direct staff to add, remove, or modify the proposed
text, site inventory, or any recommended goals, policies, and programs. Any revisions
made following the City Council Public Hearing will be posted on the City website and
then forwarded to HCD for final review.
FISCAL IMPACT/FUNDING SOURCE
The City was awarded $150,000 in Local Early Action Planning (LEAP) grant funding
and $36,203 in Regional Early Action Planning (REAP) grant funding to help reimburse
costs associated with the preparation of the Housing Element. Furthermore, the
approved Community Development budget includes adequate funding to pay the
306,155 consultant contract to update the Housing Element and offset consultant costs
associated with the preparation of an Inclusionary Housing Policy, estimated to cost
approximately $90,000. Adopting the 2023-2031 Housing Element would result in fiscal
impacts related to implementing the Housing Element Programs. These programs
include but are not limited to amendments to City codes and policies intended to reduce
governmental constraints that may limit or constrain the production of housing to meet
local and regional housing needs and the goals and objectives of the General Plan.
Most of the work (e.g., code amendments) would largely be accommodated within
Agenda Item 9.2Page 303 of 1163
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City of Gilroy City Council Page 13 of 13 May 1, 2023
existing staffing resources and departmental work plans; however, some of the
programs will require consultants (e.g., Inclusionary Policy, Affordable Housing
Incentives Policy, and Model Plans).
PUBLIC OUTREACH
A notice of the May 1, 2023 City Council Regular Meeting was advertised in The Gilroy
Dispatch on Friday, April 21, 2023 (no less than 10 days prior to the meeting). City staff
also emailed the Housing Element update distribution list and advertised the Housing
Element update in the City’s April 21st newsletter. The City Council public hearing
packets are available through the City’s webpage.
NEXT STEPS
Any revisions made following the City Council Public Hearing will be posted on the City
website and then forwarded to HCD for final review. Based on the experiences of
jurisdictions throughout the State, additional refinements may be necessary following
HCD’s 60-day review (anticipated July 2023); however, staff expects these changes to
be relatively minor. The recommendation and resolution include language authorizing
the Community Development Director to make any changes to the Housing Element
necessary to make it internally consistent, conform to State Housing Element Law as
provided in Government Code 65580 et seq, and address any changes or amendments
requested by HCD to achieve certification. Any substantial changes would be brought
back to the Council for final approval.
Attachments:
1. Draft Resolution
2. April 20, 2023 Planning Commission Public Hearing Staff Report
3. HCD Comment Letter, Dated January 27, 2023
4. Statutory Compliance Completeness Checklist
5. HCD Comment Response Matrix
6. Draft Housing Element (clean copy), Draft Housing Element (redlined changes)
Agenda Item 9.2Page 304 of 1163
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE CITY OF GILROY CITY COUNCIL ADOPTING
A RESOLUTION, ADOPTING A GENERAL PLAN AMENDMENT TO
REPEAL THE GILROY 2015-2023 HOUSING ELEMENT AND ADOPT
THE GILROY 2023-2031 HOUSING ELEMENT, IN SUBSTANTIAL
COMPLIANCE WITH STATE HOUSING ELEMENT LAW (GPA 22-01)
WHEREAS, the California Legislature has found that “California has a housing
supply and affordability crisis of historic proportions, and the consequences of failing to
effectively and aggressively confront this crisis are hurting millions of Californians, robbing
future generations of the chance to call California home, stifling economic opportunities
for workers and businesses, worsening poverty and homelessness, and undermining the
state’s environmental and climate objectives” (Gov. Code Section 65589.5); and
WHEREAS, State Housing Element Law (Government Code Sections 65580 et
seq.) requires that the City Council adopt a Housing Element for the eight-year period
2023-2031 to accommodate the City of Gilroy (City) Regional Housing Need Allocation
RHNA) of 1,773 housing units, comprised of 669 very-low-income units, 385 low-income
units, 200 moderate-income units, and 519 above moderate-income units; and
WHEREAS, to comply with State Housing Element Law, the City of Gilroy has
prepared the Gilroy 2023-2031 Housing Element (Housing Element) in substantial
compliance with State Housing Element Law and has identified sites that can
accommodate housing units meeting the City’s RHNA; and
WHEREAS, as provided in Government Code Section 65350 et. seq., adoption of
the Housing Element constitutes a General Plan Amendment; and
WHEREAS, as provided in Government Code Sections 65352 – 65352.5 the City
of Gilroy referred the Housing Element update to all California Native American tribes on
the contact list provided by the Native American Heritage Commission and to other
entities listed; and
WHEREAS, no California Native American tribe requested consultation; and
WHEREAS, the preparation, adoption, and implementation of the Housing
Element requires a diligent effort to include all economic segments of the community; and
WHEREAS, the City conducted extensive community outreach beginning in
August 2021 and including a dedicated website, hard copy and online surveys in English
and Spanish, stakeholder interviews, two bilingual virtual community workshops, an
Equity Advisory Group meeting, a bilingual joint public study session with the Planning
Commission and City Council, public hearings with the Planning Commission and City
Council on the first public draft of the 2023-2031 Housing Element, farmworker outreach,
Youth Commission outreach, Gavilan College outreach, senior citizen outreach, and
intellectually and developmentally disabled community outreach; and
WHEREAS, in accordance with Government Code Section 65585 (b), on
September 12, 2022, the City posted the first draft of the Housing Element and requested
public comment for a minimum 30-day review period; and
Agenda Item 9.2Page 305 of 1163
Resolution No. 2023-XX
2023-2031 Housing Element
City Council Regular Meeting | May 1, 2023
Page 2 of 4
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WHEREAS, between October 12, 2022, and October 31, 2022, the City made
revisions to the September 12, 2022 draft Housing Element in response to public
comments; and
WHEREAS, on October 31, 2022, the City submitted the revised draft Housing
Element to the State Department of Housing and Community Development (HCD) for its
review; and
WHEREAS, on January 27, 2023, the City received a letter from HCD providing
its findings regarding the October 31, 2022 Draft Housing Element; and
WHEREAS, on April 13, 2023, the City published a revised draft Housing Element
responding to HCD’s findings and requested public comment on the draft; and
WHEREAS, the Gilroy 2023-2031 Housing Element does not require any rezoning
to accommodate its regional housing need allocation and is consistent with the Gilroy
2040 General Plan Environmental Impact Report; and
WHEREAS, the adoption of the Housing Element is exempt from review under the
California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section
15061(b)(3) in that it can be seen with certainty that the Housing Element would not result
in a significant environmental effect, and none of the circumstances set forth in CEQA
Guidelines Section 15300.2 applies; and
WHEREAS, on April 20, 2023, the Planning Commission conducted a duly and
properly noticed public hearing to take public testimony and consider the Housing
Element and all pertinent maps, documents, and exhibits, including HCD’s findings, the
City’s response to HCD’s findings, the staff report and all attachments, and oral and
written public comments; and
WHEREAS, on April 20, 2023, the Planning Commission recommended that the
City Council find that the adoption of the Housing Element is exempt from review under
the California Environmental Quality Act Guidelines Section 15061(b)(3) and adopt a
resolution adopting a general plan amendment to repeal the Gilroy 2015-2023 Housing
Element and adopt the Gilroy 2023-2031 HousingElement, in substantial compliance with
State Housing Element Law (GPA 22-01); and
WHEREAS, on May 1, 2023, the City Council conducted a duly and properly
noticed public hearing to take public testimony and consider the Housing Element and all
pertinent maps, documents, and exhibits, including HCD’s findings, the City’s response
to HCD’s findings, the staff report and all attachments, and oral and written public
comments; and
WHEREAS, as required by Government Code Section 65585(e), the City Council
has considered the findings made by the Department of Housing and Community
Development in their January 27, 2023 letter to the City of Gilroy, and in further
consideration of Government Code Section 65585(f), has authorized the Community
Agenda Item 9.2Page 306 of 1163
Resolution No. 2023-XX
2023-2031 Housing Element
City Council Regular Meeting | May 1, 2023
Page 3 of 4
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Development Director, or designee, to make any changes to the Housing Element
necessary to make it internally consistent, conform to State Housing Element Law as
provided in Government Code 65580 et seq, and address any changes or amendments
requested by HCD to achieve certification; and
WHEREAS, the location and custodian of the documents or other materials which
constitute the record of proceedings upon which the project approval is based is the
Community Development Department, Planning Division.
NOW, THEREFORE, BE IT RESOLVED THAT the City of Gilroy City Council
hereby finds that, based on substantial evidence in the record:
1. The foregoing recitals are true and correct and are incorporated by reference
into this action.
2. The Gilroy 2015-2023 Housing Element is exempt from review under the
California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines
Section 15061(b)(3) in that it can be seen with certainty that the Housing
Element would not result in a significant environmental effect, and none of the
circumstances set forth in CEQA Guidelines Section 15300.2 applies.
3. The Gilroy 2023-2031 Housing Element substantially complies with Housing
Element Law, as provided in Government Code 65580 et seq., and contains
all provisions required by State Housing Element Law, as shown in
Attachment A to this resolution, incorporated herein.
4. As required by Government Code Section 65585(e), the City Council has
considered the findings made by the Department of Housing and Community
Development included in the Department’s letter to the City of Gilroy dated
January 27, 2023, consistent with Government Code Section 65585(f), and as
described in Attachment B to this resolution, incorporated herein, the City
Council has changed the Housing Element in response to the findings of the
Department to substantially comply with the requirements of State Housing
Element Law as interpreted by HCD.
5. The Gilroy 2015-2023 Housing Element is hereby repealed in its entirety, and
Gilroy 2023-2031 Housing Element, as shown in Attachment C to this
Resolution, incorporated herein, is adopted.
6. This Resolution shall become effective upon adoption by the City Council.
7. The Community Development Director, or designee, is hereby directed to file
all necessary material with the Department of Housing and Community
Development and to make any changes to the Housing Element necessary to
make it internally consistent, conform to State Housing Element Law as
provided in Government Code 65580 et seq, and address any changes or
amendments requested by HCD to achieve certification.
Agenda Item 9.2Page 307 of 1163
Resolution No. 2023-XX
2023-2031 Housing Element
City Council Regular Meeting | May 1, 2023
Page 4 of 4
6
1
4
8. The Community Development Director or designee is hereby directed to
distribute copies of the Housing Element in the manner provided in
Government Code Sections 65357 and 65589.7.
PASSED AND ADOPTED by the City Council of the City of Gilroy at a regular
meeting duly held on the 1st day of May 2023 by the following roll call vote:
AYES:COUNCIL MEMBERS:
NOES:COUNCIL MEMBERS:
ABSTAIN:COUNCIL MEMBERS:
ABSENT:COUNCIL MEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
Thai Nam Pham, City Clerk
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 27, 2023
Sharon Goei, Director
Community Development Department
City of Gilroy
7351 Rosanna Street
Gilroy, CA 95020
Dear Sharon Goei:
RE: City of Gilroy’s 6th Cycle (2023-2031) Draft Housing Element
Thank you for submitting the City of Gilroy’s (City) draft housing element update
received for review on October 31, 2022. Pursuant to Government Code section 65585,
subdivision (b), the California Department of Housing and Community Development
HCD) is reporting the results of its review. Our review was facilitated by a conversation
on January 18, 2023. In addition, HCD considered comments from YIMBY Law and
Greenbelt Alliance, YIMBY Law and Campaign for Fair Housing Elements, Housing
Action Coalition (Via a meeting), and Silicon Valley at Home, pursuant to Government
Code section 65585, subdivision (c).
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).
The enclosed Appendix describes the revisions needed to comply with State Housing
Element Law.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if
a local government fails to adopt a compliant housing element within 120 days of the
statutory deadline (January 31, 2023), then any rezoning to make prior identified sites
available or accommodate the regional housing needs allocation (RHNA), including for
lower-income households, shall be completed no later than one year from the statutory
deadline pursuant to Government Code section 65583, subdivision (c)(1)(A) and
Government Code section 65583.2, subdivision (c). Otherwise, the local government’s
housing element will no longer comply with State Housing Element Law, and HCD may
revoke its finding of substantial compliance pursuant to Government Code section
65585, subdivision (i). Please be aware, if the City fails to adopt a compliant housing
element within one year from the statutory deadline, the element cannot be found in
substantial compliance until these rezones are completed.
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Sharon Goei, Director
Page 2
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City should continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate. Please be
aware, any revisions to the element must be posted on the local government’s website
and to email a link to all individuals and organizations that have previously requested
notices relating to the local government’s housing element at least seven days before
submitting to HCD.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City will meet housing element requirements for these and other funding
sources.
For your information, some general plan element updates are triggered by housing
element adoption. HCD reminds the City to consider timing provisions and welcomes
the opportunity to provide assistance. For information, please see the Technical
Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.
We are committed to assist the City in addressing all statutory requirements of State
Housing Element Law. If you have any questions or need additional technical
assistance, please contact Connor Finney, of our staff, at Connor.Finney@hcd.ca.gov.
Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
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APPENDIX
CITY OF GILROY
The following changes are necessary to bring the City’s housing element into compliance with
Article 10.6 of the Government Code. Accompanying each recommended change, we cite the
supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at
https://www.hcd.ca.gov/planning-and-community-development/hcd-memos. Among other
resources, the housing element section contains HCD’s latest technical assistance tool,
Building Blocks for Effective Housing Elements (Building Blocks), available at
https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-
blocks and includes the Government Code addressing State Housing Element Law and other
resources.
A. Housing Needs Resources and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with
Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in
the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
Fair Housing Enforcement and Capacity: The housing element must include a summary
of fair housing enforcement and outreach capacity. The analysis must address how the
City complies with state and federal fair housing laws, including regulations, lawsuits,
and related enforcement actions. The element should also quantify local complaints and
discuss characteristics relative to protected characteristics (e.g., disability, race, familial
status)
Segregation and Integration (Income): The element discusses areas of higher
concentration of lower and moderate-income households and poverty, including
coincidences with race. However, the element should also consider American
Community Survey data for income categories related to median incomes and discuss
areas of relatively higher income then expand the discussion of income using local data
and knowledge as well as other relevant factors like zoning and land use.
Racially and Ethnically Concentrated Area of Poverty (RECAP): While the element
identifies the RECAP and discusses some current efforts such as the environmental
justice element, it should expand the discussion of this area to better formulate
appropriate policies and programs. For example, the element could examine and
compare the quality of life relative to other neighborhoods (e.g., parks, streetscapes,
schools, safe routes to schools, infrastructure, community amenities, housing
conditions, neighborhood conditions).
Disproportionate Housing Needs: The element includes some general information on
persons experiencing homelessness and housing conditions but should also evaluate
those needs, impacts and patterns within the City, such as areas of higher need. For
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homelessness, the element should examine disproportionate impacts on protected
characteristics (e.g., race, disability) and patterns of need, including access to
transportation and services. For housing conditions, the element should discuss any
areas of potentially higher needs of rehabilitation and replacement. The element may
utilize local data and knowledge such as service providers and code enforcement
officials to assist this analysis.
Affirmatively Furthering Fair Housing (AFFH) and Identified Sites: The element includes
some discussion of identified sites to accommodate the regional housing needs
allocation (RHNA) and fair housing conditions. For example, the element discusses the
low and moderate-income RHNA in areas of higher concentrations of lower and
moderate-income households. But the discussion should address the RHNA for all
income categories by location instead of fair housing categories to better evaluate
whether identified sites exacerbate or improve fair housing conditions. The discussion
should also quantify the RHNA by income group and location and evaluate impacts on
existing patterns. For example, the element could quantify the lower, moderate and
above moderate-income RHNA in the central eastern part of the City, discuss impacts
on the existing number of households relative to socio-economic characteristics (e.g.,
income, TCAC resource, overpayment, displacement) and then evaluate whether the
inventory exacerbates or improves fair housing conditions. This same analysis should
be performed for the northwestern and other parts of the City.
Local Data and Knowledge: The element must include local data, knowledge, and other
relevant factors to discuss and analyze any unique attributes about the City related to
fair housing issues. The element should complement federal, state, and regional data
with local data and knowledge where appropriate to capture emerging trends and
issues, including utilizing knowledge from local and regional advocates and service
providers, City staff and related local and county planning documents.
Other Relevant Factors: The element must include other relevant factors that contribute
to fair housing issues in the City. For instance, the element can analyze historical land
use (zoning, ballot initiatives, growth controls), information about redlining/greenlining,
disinvestment, and other issues that impacted socio-economic patterns complemented
by the state and federal data.
Contributing Factors to Fair Housing Issues: Based on the outcomes of a complete
analysis, the element should re-assess contributing factors and particularly prioritize
those factors then formulate appropriate policies and programs.
2. Include an analysis of population and employment trends and documentation of
projections and a quantification of the locality's existing and projected needs for all
income levels, including extremely low-income households. (Gov. Code, § 65583, subd.
a)(1).)
Include an analysis and documentation of household characteristics, including level of
payment compared to ability to pay, housing characteristics, including overcrowding,
and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)
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Analyze any special housing needs such as elderly; persons with disabilities, including a
developmental disability; large families; farmworkers; families with female heads of
households; and families and persons in need of emergency shelter. (Gov. Code,
65583, subd. (a)(7).)
Extremely Low-Income (ELI) Households: The element (p. 71) reports that
approximately 80 percent of ELI households experience housing problems then, with no
further discussion, concludes the City is preparing an inclusionary requirements and
density bonus ordinance. While inclusionary and density bonuses can be meaningful
policies, the element should examine the needs of ELI households to better formulate
policies and programs. The analysis should evaluate tenure, overcrowding,
overpayment, disproportionate impacts relative to other income groups, resources, past
strategies and their effectiveness and magnitude of housing needs.
Housing Conditions: The element discusses housing units by age, number of units
lacking plumbing and kitchen facilities and recent code enforcement activities but should
still estimate (City-wide) the number of units in need of rehabilitation and replacement.
Special Housing Needs: While the element includes some quantification of special
housing needs, it must still analyze those needs. The analysis should include, but is not
limited to, factors such as trends, household income, tenure, housing types, zoning,
available resources, effectiveness of past strategies and an evaluation of the magnitude
of the need. Local officials, special needs service providers, or social and health service
providers may be able to assist with information to complete the analysis.
In addition, the analysis should quantify the number of persons with developmental
disabilities as well as update homelessness numbers from the most recent PIT count.
3. An inventory of land suitable and available for residential development, including vacant
sites and sites having realistic and demonstrated potential for redevelopment during the
planning period to meet the locality’s housing need for a designated income level, and
an analysis of the relationship of zoning and public facilities and services to these sites.
Gov. Code, § 65583, subd. (a)(3).)
Progress toward the RHNA: While the element may utilize constructed, permitted,
approved and pending projects toward the RHNA, it must also demonstrate their
availability in the planning period. Availability should confirm the projects have not been
reported before the beginning of the projection period (June 30, 2022) and account for
the likelihood of project completion in the planning period, including the status,
necessary steps to issue permits, any barriers to development, phasing, build-out
horizons, dropout rates and other relevant factors.
Realistic Capacity: Where zoning allows 100 percent nonresidential uses, the
calculation of residential capacity should account for the likelihood of 100 percent
nonresidential development. For example, the element could analyze all development
activity in nonresidential zones allowing 100 percent nonresidential uses, how often
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residential development occurs and adjust residential capacity calculations, policies,
and programs accordingly. This analysis may incorporate any proposed policies such as
residential performance standards, prohibition of commercial uses and should clarify
that all zones allow residential uses, particularly 100 percent residential uses.
Suitability of Nonvacant Sites: The element must demonstrate the potential for
additional development on nonvacant sites. While the element (p. 181) notes recent
trends on sites with existing uses and includes general descriptions of nonvacant sites,
it should evaluate the extent existing uses impeded additional development and
demonstrate the potential for redevelopment in the planning period, including sites
identified in prior planning periods. The analysis should address market demand for the
existing use and existing leases, contracts or other conditions that would perpetuate the
existing use or prevent additional residential development. The element should include
a discussion of why the uses will likely discontinue or be redeveloped in the planning
period and should consider additional indicators of the potential for redevelopment such
as age and condition of the existing structure, expressed developer or property owner
interest, existing versus allowable floor area, and other factors.
In addition, based on public comments, the inventory may contain sites with existing
uses that are labeled as vacant. The element should make corrections, as appropriate.
Replacement Housing Requirements: If the sites inventory identifies sites with existing
residential uses, the element must include a replacement housing program for units
affordable to lower-income households Pursuant to Government Code section 65583.2,
subdivision (g). Absent a replacement housing program, these sites are not adequate
sites to accommodate lower-income households. The replacement housing program
has the same requirements as set forth in Government Code section 65915, subdivision
c) (3).
Zoning for Moderate and Above Moderate-income Households (AB 725): For
jurisdictions that are considered Metropolitan, pursuant to Government Code section
65583.2, subdivision (c)(4), the element must identify at least 25 percent of the
remaining moderate and above moderate RHNA on sites that allow at least four units of
housing (e.g., four plex or greater).
Environmental Constraints: While the element generally describes environmental
conditions, it should also describe how those conditions relate to identified sites and
evaluate any other known conditions (e.g., shape, easements, contamination) that could
preclude or impact housing development on identified sites in the planning period.
Accessory Dwelling Units (ADU): While the element demonstrates a sufficient
methodology to utilize ADUs toward the RHNA, the figures differ from HCD’s records.
HCD records show no ADUs reported in 2018 and 13 ADUs reported in 2020. The City
should reconcile these differences either in the element or correcting the annual
progress reports pursuant to Government Code section 65400.
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Electronic Sites Inventory: Pursuant to Government Code section 65583.3, subdivision
b), upon adoption of the housing element, the City must submit an electronic version of
the sites inventory with its adopted housing element to sitesinventory@hcd.ca.gov. HCD
has not received a copy of the electronic inventory. Please note, the City must utilize
standards, forms, and definitions adopted by HCD when preparing the sites inventory.
Please see HCD’s housing element webpage at https://www.hcd.ca.gov/planning-and-
community-development/housing-elements for a copy of the form and instructions. The
City can reach out to HCD at sitesinventory@hcd.ca.gov for technical assistance.
Zoning for a Variety of Housing Types:
Emergency Shelters: Zoning to permit emergency shelters without discretionary
action was required within the first year of the 4th cycle planning period. The
element appears to explain that zoning to permit emergency shelters without
discretionary action is not available. If this is the case, the element cannot be
found in compliance until the appropriate zoning is established since the first year
in the 4th cycle of the planning period has lapsed. In addition, the element
commits to amend the R4 zone and mentions approximately 10 acres available
to accommodate the need for emergency shelters. However, how this acreage
overlaps with capacity to accommodate the RHNA is unclear and the element
should include specific discussion of available capacity to accommodate the
need for emergency shelters separate from capacity to accommodate the RHNA.
The analysis of capacity should also address typical parcel sizes and proximity to
transportation and services. If necessary, the element should consider additional
zones. Finally, the element should specifically list development standards,
identify any potential constraints, including parking and specifically commit to
address constraints in Program E-3 (Emergency Shelters Zoning).
For your information, statute was recently amended to specify how to
demonstrate suitable sites and sufficient capacity to accommodate the need for
emergency shelters. Future submittals may need to address these requirements.
For more information and applicable timing, see HCD’s AB 2993 memorandum at
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-community/ab2339-
notice.pdf.
Transitional and Supportive Housing: Transitional housing and supportive
housing must be permitted as a residential use in all zones allowing residential
uses and only subject to those restrictions that apply to other residential
dwellings of the same type in the same zone. (Gov. Code, § 65583, subd. (a)(5).)
The City appears to subject transitional and supportive housing for seven or
persons to a conditional use permit, unlike other residential uses. The element
must either clarify transitional and supportive housing standards are permitted in
compliance with statutory requirements or add or revise programs to comply with
the statutory requirements.
Permanent Supportive Housing: Supportive housing shall be a use by-right in
zones where multifamily and mixed uses are permitted, including nonresidential
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zones permitting multifamily uses pursuant to Government Code section 65651.
The element must demonstrate compliance with this requirement and include
programs as appropriate.
4. An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as
identified in the analysis pursuant to paragraph (7), including land use controls, building
codes and their enforcement, site improvements, fees and other exactions required of
developers, and local processing and permit procedures... (Gov. Code, § 65583, subd.
a)(5).)
An analysis of potential and actual nongovernmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including… …requests to
develop housing at densities below those anticipated in the analysis required by
subdivision (c) of Government Code section 65583.2 and the length of time between
receiving approval for a housing development and submittal of an application for
building permits for that housing development that hinder the construction of a locality’s
share of the regional housing need in accordance with Government Code section
65584... (Gov. Code, § 65583, subd. (a)(6).)
Land Use Controls: The element must identify and analyze all relevant land use controls
impacts as potential constraints on a variety of housing types. The analysis should
analyze land use controls independently and cumulatively with other land use controls.
The analysis should specifically address requirements related to parking, heights, lot
coverage, allowable density ranges and development standards for the Downtown
Specific Plan by zone. The analysis should address any impacts on cost, supply,
housing choice, affordability, timing, approval certainty and ability to achieve maximum
densities.
In addition, the element concludes the City complies with State Density Bonus Law
SDBL) pursuant to Government Code section 65915 but should include a discussion to
support this conclusion or add or modify programs to comply with SDBL. For example,
the element should discuss application requirements, decision-making criteria and
consistency with various benefits under SDBL such as density bonuses, concessions
and incentives, development standard modifications and parking reductions.
Accessory Dwelling Units (ADUs): The element indicates the City modifies its zoning
code to ease barriers to the development of ADU’s. However, after a cursory review of
the City’s ordinance, the department discovered several areas which were not
consistent with State ADU law. This includes, but is not limited to, excessive
development standards, requiring existing dwellings to correct nonconforming zoning
conditions prior to approval of and ADU, maxim and minimum size restrictions, allowing
additional conditions to be imposed by the City Manager, among others. The
Department will provide a complete listing of ADU noncompliance issues under a
separate cover. As a result, the element should add a program to update the City’s ADU
ordinance to comply with State law.
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Building Codes: The element should identify and evaluate any local amendments to the
building code for impacts on housing costs.
Fees and Exaction: The element provides a cumulative analysis of fees on various
housing types but should also list all the various planning and impact fees, including to
better evaluate the impacts on housing development costs. The element should also
include a specific analysis on ADU impact fees as a constraint to ADU production.
On/Off Site Improvements: The element states the City requires on and off-site
improvements but should also identify subdivision level improvement requirements for a
typical development, such as minimum street widths (e.g., 40-foot minimum street
width), and analyze their impact as potential constraints on housing supply and cost.
For additional information and a sample analysis, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-development/housing-
elements/building-blocks/codes-and-enforcement-and-onsite-offsite-improvement-
standards.
Local Processing and Permit Procedures: The element lists procedural steps for permits
but should also analyze the procedures for a typical single family and multifamily
development complying with zoning. The analysis should address the approval body,
the number of public hearing if any, approval findings and any other relevant
information. The analysis should address impacts on housing supply (number of units),
cost, feasibility, timing and approval certainty.
Constraints on Housing for Persons with Disabilities: The element should analyze
potential constraints on housing for persons with disabilities, as follows:
Reasonable Accommodation: The element describes the reasonable
accommodation procedure (p. 158) but should specifically analyze decision-
making criteria such as approval findings. For example, the procedure includes a
decision-making factor of potential impacts on surrounding uses – a conditional
use permit (CUP) finding which can acts as a constraint. The element should
analyze this factor and add or modify programs to address the constraint.
Group Homes: The element indicates group homes for six or less persons and
seven or more persons are excluded from the A zone, unlike single family uses.
The element should analyze this as a constraint and include a program to
address the constraint. Additionally, group homes for seven or more persons are
subject to a CUP. The element should analyze the CUP requirement and add or
modify programs to address the constraint.
Nongovernmental Constraints: The element should include a discussion about requests
for development at lesser densities than assumptions in the sites inventory. In addition,
the element should include a discussion of the typical time between entitlement
approval and requests for building permits. The discussion should address any
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hinderances on housing development and programs should be added as appropriate to
address constraints.
5. An analysis of opportunities for energy conservation with respect to residential
development. Cities and counties are encouraged to include weatherization and energy
efficiency improvements as part of publicly subsidized housing rehabilitation projects.
This may include energy efficiency measures that encompass the building envelope, its
heating and cooling systems, and its electrical system. (Gov. Code, § 65583, subd.
a)(8).)
Energy Conservation: The element must include analysis of energy conservation
opportunities in residential development. The analysis should facilitate the adoption of
housing element policies and programs. For example, programs could provide
incentives to promote higher density housing along transit, encourage green building
techniques and materials in new construction and remodels, promote energy audits and
participation in utility conservation programs, and facilitate energy conserving retrofits
upon resale of homes. For additional information and sample analysis, see the Building
Blocks at https://www.hcd.ca.gov/planning-and-community-development/housing-
elements/building-blocks/opportunities-energy-conservation.
6. An analysis of existing assisted housing developments that are eligible to change from
low-income housing uses during the next 10 years due to termination of subsidy
contracts, mortgage prepayment, or expiration of restrictions on use. (Gov. Code, §
65583, subd. (a)(9).)
The analysis of at-risk unit must estimate the total cost of producing new rental housing
that is comparable in size and rent levels, to replace the units that could change from
low-income use, and an estimated cost of preserving the assisted housing
developments. This cost analysis for replacement housing may be done aggregately
and does not have to contain a project-by-project cost estimate. The analysis should
also reconcile the number of at-risk units with HCD’s records. HCD will send a list of at-
risk properties under separate cover.
B. Housing Programs
1. Identify actions that will be taken to make sites available during the planning period with
appropriate zoning and development standards and with services and facilities to
accommodate that portion of the city’s or county’s share of the regional housing need
for each income level that could not be accommodated on sites identified in the
inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and
to comply with the requirements of Government Code section 65584.09. Sites shall be
identified as needed to facilitate and encourage the development of a variety of types of
housing for all income levels, including multifamily rental housing, factory-built housing,
mobilehomes, housing for agricultural employees, supportive housing, single-room
occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583,
subd. (c)(1).
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As noted in Finding A3, the element does not include a complete site analysis;
therefore, the adequacy of sites and zoning were not established. Based on the results
of a complete sites inventory and analysis, the City may need to add or revise programs
to address a shortfall of sites or zoning available to encourage a variety of housing
types. In addition, the element should be revised, as follows:
Program A-2 (City-owned Lands): The Program should go beyond reviewing
parcels and commit to a schedule of actions to facilitate development, including
numerical objectives.
Program E-3 (Emergency Shelter Zoning): The Program should be modified with
specific commitment to amend zoning based on the outcomes of a complete
analysis as noted in Finding A3. Specific commitment includes listing the actual
standards that will be revised. In addition, the Program should specifically commit
to permit emergency shelters without discretionary action.
2. Assist in the development of adequate housing to meet the needs of extremely low-,
very low-, low-, and moderate-income households Gov. Code, § 65583, subd. (c)(2).)
The element must include a program(s) to assist in the development of housing
affordable to lower-income households, including extremely low-income (ELI) and
special needs households, as follows:
Program D-4 (Pursue Funding for Affordable Housing): The Program should
specifically commit to annual outreach with affordable housing developers to
identify development opportunities and provide assistance such as supporting
funding application, providing funding, incentives and concessions beyond SDBL,
fee waivers and priority processing.
Extremely Low-income and Special Needs Households: Programs must be
revised or added to assist in the development of housing for ELI and special
needs households. Program actions could include assisting with funding
applications, prioritizing some funding for housing developments, offering
financial incentives or regulatory concessions to encourage the development of
housing types, such as multifamily, single-room occupancy (SRO) units. For
additional information, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-development/housing-
elements/building-blocks/extremely-low-income-housing-needs.
Farmworkers: the element should include specific commitment to address the
needs of farmworkers. For example, the element could commit to proactive
actions to coordinate with nonprofit developers, employers, and other related
organizations, to explore funding and incentives and to identify specific
development opportunities.
3. Address and, where appropriate and legally possible, remove governmental and
nongovernmental constraints to the maintenance, improvement, and development of
Agenda Item 9.2Page 327 of 1163
City of Gilroy’s 6th Cycle (2023-2031) Draft Housing Element Page 10
January 27, 2023
housing, including housing for all income levels and housing for persons with
disabilities. The program shall remove constraints to, and provide reasonable
accommodations for housing designed for, intended for occupancy by, or with
supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding A4, the element requires a complete analysis of potential
governmental and nongovernmental constraints. Depending upon the results of that
analysis, the City may need to revise or add programs and address and remove or
mitigate any identified constraints.
4. Promote and affirmatively further fair housing opportunities and promote housing
throughout the community or communities for all persons regardless of race, religion,
sex, marital status, ancestry, national origin, color, familial status, or disability, and other
characteristics... (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding A1, the element must include a complete analysis of AFFH. The
element must be revised to add goals and actions based on the outcomes of a complete
analysis. Goals and actions must specifically respond to the analysis and to the
identified and prioritized contributing factors to fair housing issues and must be
significant and meaningful enough to overcome identified patterns and trends. Actions
must have specific commitment, milestones, geographic targeting and metrics or
numeric objectives and, as appropriate, must address housing mobility enhancement,
new housing choices and affordability in higher opportunity or income areas, place-
based strategies toward community revitalization and displacement protection.
5. Develop a plan that incentivizes and promotes the creation of accessory dwelling units
that can be offered at affordable rent... (Gov. Code, § 65583, subd. (c)(7).)
Program A-6 (ADU Tracking and Monitoring): While the Program commits to annually
track ADU production, it should also track ADU affordability and should include discrete
timing and specific commitment if ADU assumptions are not realized such as
committing to additional incentives and rezoning within six months.
C. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed,
rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd. (b)
1 & 2).)
While the element includes quantified objectives for new construction, rehabilitation, and
conservation by income group; it should consider quantified objectives for conservation
beyond at-risk preservation). For your information, the quantified objectives do not
represent a ceiling, but rather set a target goal for the City to achieve, based on needs,
resources, and constraints.
Agenda Item 9.2Page 328 of 1163
City of Gilroy’s 6th Cycle (2023-2031) Draft Housing Element Page 11
January 27, 2023
D. General Plan Consistency
In construing the provisions of this article, the Legislature intends that the general plan and
elements and parts thereof comprise an integrated, internally consistent and compatible
statement of policies for the adopting agency. (Gov. Code, § 65300.5)
While the element discusses how internal consistency will be achieved with other elements
of the general plan as part of the housing element update, it should also discuss how
internal consistency will be maintained throughout the planning period. For example, the
element could include a program to conduct an internal consistency review of the General
Plan as part of the annual General Plan implementation report required by Government
Code section 65400. The annual report can also assist future updates of the housing
element. For additional information and a sample program, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-
blocks/analysis-consistency-general-plan-and-coastal-zone-requirements.
E. Water and Sewer Priority
The housing element adopted by the legislative body and any amendments made to that
element shall be immediately delivered to all public agencies or private entities that provide
water or sewer services for municipal and industrial uses, including residential, within the
territory of the legislative body. Each public agency or private entity providing water or
sewer services shall grant a priority for the provision of these services to proposed
developments that include housing units affordable to lower income households. (Gov.
Code, § 65589.7)
Program E-1 (Priority Water and Sewer Service): If the City is the water or sewer provider,
the Program should specifically commit to establish a written procedure to grant priority
service to developments with units affordable to lower-income households. In addition, local
governments are required to immediately deliver the housing element to water and sewer
service providers.
F. Public Participation:
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the Housing Element, and the
element shall describe this effort. (Gov. Code, § 65583, subd.(c)(9).)
While the element includes a general summary of the public participation process, it must
also summarize the public comments and describe how they were considered and
incorporated into the element. For additional information, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-
blocks/public-participation.
Agenda Item 9.2Page 329 of 1163
Housing Element Completeness Checklist 1/1/2021
HOUSING ELEMENT COMPLETENESS CHECKLIST
A Quick Reference of Statutory Requirements for
Housing Element Updates
Updated 1/2021
The purpose of this completeness checklist is to assist local governments in the preparation
of their housing element. It includes the statutory requirements of Government Code section
65580 – 65588. Completion of this checklist is not an indication of statutory compliance but is
intended to provide a check to ensure that relevant requirements are included in the housing
element prior to submittal to the Department of Housing and Community Development
pursuant to Government Code section 65585(b). For purposes of the Checklist the term
analysis” is defined as a description and evaluation of specific needs, characteristics, and
resources available to address identified needs.
For technical assistance on each section visit California Housing and Community
Development Building Blocks Technical Assistance (https://www.hcd.ca.gov/community-
development/building-blocks/index.shtml)
Agenda Item 9.2Page 330 of 1163
Housing Element Completeness Checklist 1/1/2021 2
Checklist
Public Participation
Government Code section 65583, subdivision (c)(8)
Description of Requirement Page
Number
Description of the diligent efforts the jurisdiction made to include all economic
segments of the community and/or their representatives in the development and
update of the housing element
Summary of the public input received and a description of how it will be
considered and incorporated into the housing element.
Review and Revise
Government Code section 65588, subdivision (a)
Description of Requirement Page
Number
Progress in implementation – A description of the actual results or outcomes of
the previous element’s goals, objectives, policies, and programs (e.g. what
happened).
Effectiveness of the element – For each program, include an analysis
comparing the differences between what was projected or planned in the
element and what was achieved.
Appropriateness of goals, objectives, policies, and programs –A description of
how the goals, objectives, policies, and programs in the updated element are
being changed or adjusted to incorporate what has been learned from the
results of the previous element. (e.g. continued, modified, or deleted.)
Special needs populations – Provide a description of how past programs were
effective in addressing the housing needs of the special populations. This
analysis can be done as part of describing the effectiveness of the program
pursuant to (2) if the jurisdiction has multiple programs to specifically address
housing needs of special needs populations or if specific programs were not
included, provide a summary of the cumulative results of the programs in
addressing the housing need terms of units or services by special need group.
AB 1233 – Shortfall of sites from the 5th cycle planning period – Failure to
implement rezoning required due to a shortfall of adequate sites to
accommodate the 5th cycle planning period RHNA for lower-income
households triggers the provisions of Government Code section 65584.09.
Comments:
1-4, 80-82
4-10, 81
9-25
9-25
9-25
3-7
2-3
Agenda Item 9.2Page 331 of 1163
Housing Element Completeness Checklist 1/1/2021 3
Housing Needs Assessment – Quantification and Analysis of Need
Government Code section 65583, subdivision (a)(1)(2) and section 65583.1,
subdivision (d)
For information on how to credit reductions to RHNA See “Housing Element Sites Inventory
Guidebook” at HCD’s technical assistance memos (https://www.hcd.ca.gov/community-
development/housing-element/housing-element-memos.shtml)
Description of Requirement Page
Number
Population (e.g., by age, size, ethnicity, households by tenure) and employment
trends
Household characteristics including trends, tenure, overcrowdings and severe
overcrowding
Overpayment by income and tenure
Existing housing need for extremely low-income households
Projected housing needs: Regional Housing Needs Allocation (RHNA) by
income group, including projected extremely low-income households
Housing stock conditions, including housing type, housing costs, vacancy rate
Estimate of the number of units in need of replacement and rehabilitation
Identification and Analysis of the Housing Needs for Special Needs
Populations
Government Code section 65583, subdivision (a)(7)
Description of Requirement Page
Number
Elderly
Persons with Disabilities, including Developmental Disabilities
Large Households
Farmworkers (seasonal and permanent)
Female Headed Households
Homeless (seasonal and annual based on the point in time count
Optional: Other (e.g. students, military)
Comments:
29-38
36-46
43-45
72
28
36-43
53-54
61-64
56-61
64-67
70-72
66-67
67-70
NA
Agenda Item 9.2Page 332 of 1163
Housing Element Completeness Checklist 1/1/2021 4
Affirmatively Further Fair Housing - An Assessment of Fair Housing –
Required for Housing Element due after 1/1/2021.
Government Code section 65583, subdivision (c)(10)(A)
Part 1 Outreach
Description of Requirement Page
Number
Does the element describe and incorporate meaningful engagement that
represents all segments of the community into the development of the housing
element, including goals and actions?
Part 2 Assessment of Fair Housing
Description of Requirement Page
Number
Does the element include a summary of fair housing enforcement and capacity
in the jurisdiction?
The element must include an analysis of these four areas:
Integration and segregation patterns and trends
Racially or ethnically concentrated areas of poverty
Disparities in access to opportunity
Disproportionate housing needs within the jurisdiction, including
displacement risk
Each analysis should include these components:
Local: Review and analysis of data at a local level
Regional impact; Analysis of local data as it compares on a regional level
Trends and patterns: Review of data to identify trends and patterns over time
Other relevant factors, including other local data and knowledge
Conclusion and findings with a summary of fair housing issues
Part 3 Sites Inventory
Description of Requirement Page
Number
Did the element identify and evaluate (e.g., maps) the number of units, location
and assumed affordability of identified sites throughout the community (i.e.,
lower, moderate, and above moderate income RHNA) relative to all
components of the assessment of fair housing?
Did the element analyze and conclude whether the identified sites improve or
exacerbate conditions for each of the fair housing areas (integration and
segregation, racially and ethnically concentrated areas of poverty, areas of
opportunity, disproportionate housing needs including displacement)?
Comments:
2-10
88-90
90-108
108-114
114-129
129-140
225-245
225-245
n
n
n
n
n
Agenda Item 9.2Page 333 of 1163
Housing Element Completeness Checklist 1/1/2021 5
Part 4 Identification of Contributing Factors
Description of Requirement Page
Number
Did the element identify, evaluate, and prioritize the contributing factors to fair
housing issues?
Part 5 Goals and Actions Page
Description of Requirement Page
Number
Did the element identify, goals and actions based on the identified and
prioritized contributing factors?
Do goals and actions address mobility enhancement, new housing choices and
affordability in high opportunity areas, place-based strategies for preservation
and revitalization, displacement protection and other program areas?
Programs must include the following components:
Actions must be significant, meaningful and sufficient to overcome identified patterns of
segregation and affirmatively further fair housing.
Metrics and milestones for evaluating progress on programs/actions and fair housing
results.
Affordable Housing Units At-Risk of Conversion to Market Rate
Government Code section 65583, subdivision (a)(9)
See Preserving Existing Affordable Housing (https://www.hcd.ca.gov/policy-
research/preserving-existing-affordable-housing.shtml)
Description of Requirement Page
Number
Provide an inventory of units at-risk of conversion from affordable to market-rate
rents within 10 years of the beginning of the planning period. The inventory
must list each development by project name and address, the type of
governmental assistance received, the earliest possible date of change from
low-income use, and the total number of elderly and nonelderly units that could
be lost from the locality’s low-income housing stock in each year.
Provide an estimate and comparison of replacement costs vs. preservation
costs
Identify qualified entities to acquire and manage affordable housing
Identify potential funding sources to preserve affordable housing
Comments:
147-150
151-152
153-162
52-53
53-54
51-52
54-55
n
n
Agenda Item 9.2Page 334 of 1163
Housing Element Completeness Checklist 1/1/2021 6
Analysis of Actual and Potential Governmental Constraints
Government Code section, 65583, subdivisions (a)(5), (a)(4), (c)(1), and section
65583.2, subdivision (c)
See “Accessory Dwelling Unit Handbook” at HCD’s Accessory Dwelling Unit Assistance page
https://www.hcd.ca.gov/policy-research/accessorydwellingunits.shtml)
Description of Requirement Page
Number
Land use controls (e.g. parking, lot coverage, heights, unit size requirements,
open space requirements, Accessory Dwelling Unit (ADU) requirements, floor
area ratios, growth controls (e.g., caps on units or population or voter approval
requirements, conformance with the requirements of SB 330), inclusionary
requirements, consistency with State Density Bonus Law and Housing
Accountability Act, and consistency with zoning and development standard
website publication and transparency requirements pursuant to Gov. Code §
65940.1 subd. (a)(1)(B)).
Local processing and permit procedures (e.g., typical processing times, permit
types/requirements by housing type and zone, decision making criteria/findings,
design/site/architectural review process and findings, description of standards
objective/subjective], planned development process). Element should also
describe whether the jurisdiction has a process to accommodate SB 35
streamline applications and by-right applications for permanent supportive
housing and navigation centers.
Building codes and their enforcement (e.g., current application of the California
Building Code, any local amendments, and local code enforcement process and
programs)
On and Off-Site improvement requirements (e.g., street widths, curbing
requirements)
Fees and other exactions (e.g., list all fees regardless of entity collecting the fee,
analyze all planning and impact fees for both single family and multifamily
development, provided typical totals and proration to total development costs per
square foot, and consistency with fee website publication and transparency
requirements pursuant to Gov. Code § 65940.1 subd. (a)(1)(A)).
Housing for persons with disabilities (e.g. definition of family, concentrating/siting
requirements for group homes, reasonable accommodation procedures,
application of building codes and ADA requirements, zoning for group homes
and community care facilities)
Analysis of locally-adopted ordinances that directly impact the cost and supply of
housing (e.g. inclusionary ordinance, short-term rental ordinance)
Comments:
162-178
187-196
197
1998-200
191-194
196-197
184-187
Agenda Item 9.2Page 335 of 1163
Housing Element Completeness Checklist 1/1/2021 7
An Analysis of Potential and Actual Nongovernmental Constraints
Government Code section, 65583, subdivision (a)(6)
Description of Requirement Page
Number
Availability of financing
Price of land
Cost of Construction
Requests to develop housing below identified densities in the sites inventory
and analysis
Typical timeframes between approval for a housing development project and
application for building permits
Does the analysis demonstrate the jurisdiction’s action(s) to mitigate nongovernmental
constraints that create a gap between planning for housing to accommodate all income levels
and the construction of housing to accommodate all income levels?
Zoning for a Variety of Housing Types
Government Code section, 65583, subdivisions (a)(4), (c)(1), and subdivision 65583.2
subdivision (c)
Provide an analysis of zoning and availability of sites for a variety of housing types including
the following:
Description of Requirement Page
Number
Multifamily Rental Housing
Housing for Agricultural Employees (permanent and seasonal) (compliance with
Health and Safety Code sections 17021.5, 17021.6, and 17021.8
Emergency Shelters (including compliance with new development/parking
standards pursuant to AB 139/Gov. Code § 65583 subd. (a)(4)(A)).
Low Barrier Navigation Centers
Transitional Housing
Supportive Housing (including compliance with AB 2162, statutes of 2019)
Single-Room Occupancy Units
Manufactured homes, including compliance with Gov. Code § 65852.3
Mobile Home Parks
Accessory Dwelling Units
Comments:
197-198
196
197
195-196
181-184
134
134
176-177
177-178
178
178
178
178
178
176
n
Agenda Item 9.2Page 336 of 1163
Housing Element Completeness Checklist 1/1/2021 8
Site Inventory and Analysis
Government Code, section 65583, subdivision (a)(3), section 65583.1, subdivision
See “Housing Element Sites Inventory Guidebook” and “Default Density Standard Option” at
HCD’s technical assistance memos (https://www.hcd.ca.gov/community-
development/housing-element/housing-element-memos.shtml)
See Site Inventory Form (https://www.hcd.ca.gov/community-development/housing-
element/docs/Site_inventory_template09022020.xlsm) and Site Inventory Form Instructions
https://www.hcd.ca.gov/community-development/housing-
element/docs/Site_inventory_instructions.pdf)
Site Inventory – The site inventory must be prepared using the form adopted by HCD.
A electronic copy of the site inventory is due at the time the adopted housing element is
submitted to HCD for review and can be sent to siteinventory@hcd.ca.gov.
Site Inventory
Description of Requirement Page
Number
Sites Inventory Form Listing: Parcel listing by parcel number, size, general plan
and zoning, existing uses on non-vacant sites, realistic capacity, level of
affordability by income group, publicly owned sites (optional).
Prior Identified Sites: Address whether sites are adequate to accommodate
lower income needs based on identification in the prior planning period for non-
vacant sites or two or more for vacant sites.
Map of sites
Did the jurisdiction use the sites inventory form adopted by HCD?
Site Inventory Analysis and Methodology
Description of Requirement Page
Number
RHNA Progress: List the number of pending, approved or permitted units by
income group based on actual or anticipated sales prices and rents since the
beginning of the projection period
Environmental Constraints: Address any known environmental or other
constraints, conditions or circumstances, including mitigation measures, that
impede development in the planning period
Appropriate density: Identification of zoning to accommodate RHNA for lower-
income households:
Identify zones meeting the “default” density (Gov. Code § 65583.2 subd.
c)(3)(B)) or;
Identify and analyze zones with densities less than the “deemed appropriate”
default) density that are appropriate to accommodate lower RHNA.
Comments:
222-231
222-231
297
206-207
211-214
211
n
Agenda Item 9.2Page 337 of 1163
Housing Element Completeness Checklist 1/1/2021 9
Description of Requirement Page
Number
Capacity: Describe the methodology used in quantifying the number of units
that can be accommodated on each APN:
If development is required to meet a minimum density, identify the minimum
density, or;
Describe the methodology used to determine realistic capacity accounting for
land use controls and site improvement requirements, typical density trends
for projects of similar affordability, and current or planned infrastructure.
For sites with zones allowing non-residential uses, demonstrate the
likelihood of residential development
Infrastructure: Existing or planned infrastructure to accommodate the regional
housing need, including water, sewer and dry utilities
Small and large sites: Sites identified to accommodate lower RHNA that are
less than one-half acre or larger than 10 acres require analysis to establish they
are adequate to accommodate the development of affordable units.
Affirmatively Furthering Fair Housing: Identified sites throughout the community
that affirmatively furthers fair housing (see page 5 of checklist)
Nonvacant Sites Analysis: For nonvacant sites, demonstrate the potential and
likelihood of additional development within the planning period based on extent
to which existing uses may constitute an impediment to additional residential
development, past experience with converting existing uses to higher density
residential development, current market demand for the existing use, any
existing leases or other contracts that would perpetuate the existing use or
prevent redevelopment of the site for additional residential development,
development trends, market conditions, and regulatory or other incentives or
standards to encourage additional residential development on these sites
If nonvacant sites accommodate 50 percent or more of the lower-income
RHNA, demonstrate the existing use is not an impediment to additional
development and will likely discontinue in the planning period, including adopted
findings based on substantial evidence.
Nonvacant sites that include residential units (either existing or demolished) that
are/were occupied by, or subject to, affordability agreements for lower-income
households within 5 years are subject to a housing replacement program. (Gov.
Code § 65583.2 subd. (g)(3))
Please note: This checklist does not include new requirements related to zoning for sites
accommodating the moderate and above moderate income pursuant to AB 725, statutes of
2020 as this requirement is not enacted until 2022.
Comments:
207-208
219-241
N/A
83-127
221-241
N/A
221-241
Agenda Item 9.2Page 338 of 1163
Housing Element Completeness Checklist 1/1/2021 10
Alternative Methods to Accommodate the RHNA: Optional
Description of Requirement Page
Number
Accessory Dwelling Units: Analyze the number and affordability level of ADU
units projected to be built within the planning period, including resources and
incentives and other relevant factors such as potential constraints, and the
likelihood of availability for rent
Existing Residential Units: number and affordability level of units rehabilitated,
converted or preserved that meet the provisions of alternative adequate sites. In
addition, this includes units in a motel, hotel, or hostel that are converted to
residential units and made available to persons experiencing homelessness as
part of a COVID-19 response and acquisition of mobile home park. If using this
option, the adequate site alternative checklist must be provided.
Other: Jurisdictions are encouraged to consult with HCD regarding other
alternative methods options including new manufactured housing park hook-
ups, floating homes/live aboard berths, conversion of military housing, adaptive
reuse of commercial uses, or other housing opportunities unique to the
community to ensure their adequacy to accommodate RHNA.
Other Miscellaneous Requirements
Also see Technical Advisories issued by the Governor’s Office of Planning and Research at:
New state legislation related to General Plans Appendix C
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf) and Fire Hazard Planning General Plan
Technical Advice Series (http://opr.ca.gov/docs/Final_6.26.15.pdf)
Description of Requirement Page
Number
Description of the means by which consistency with the general plan will be
achieved and maintained. (Gov. Code § 65583 subd. (c)(8))
Description of construction, demolition, and conversion of housing for lower-
and moderate-income households within the Coastal Zone (if applicable). (Gov.
Code § 65588 subds. (c) and (d))
Description of opportunities for energy conservation in residential development.
Gov. Code § 65583 subd. (a)(8))
Description of consistency with water and sewer priority requirements pursuant
to SB 1087 (Gov. Code § 65589.7)
Other elements of the general plan triggered by housing element adoption:
Disadvantaged Communities (Gov. Code § 65302.10)
Flood Hazard and Management (Gov. Code § 65302 subds. (d)(3) and
g)(2)(B))
Fire Hazard (Gov. Code § 65302 and 65302.5)
Environmental Justice (Gov. Code § 65302 subd. (h))
Climate Adaptation
Comments:
216-217
NA
NA
158-166
NA
202-203
201
NA
Agenda Item 9.2Page 339 of 1163
Housing Element Completeness Checklist 1/1/2021 11
Schedule of Actions/Programs
Government Code, section 65583, subdivisions (c)(1 – 7), and (10)
For adequate site programs See “Housing Element Sites Inventory Guidebook” at HCD’s
technical assistance memos (https://www.hcd.ca.gov/community-development/housing-
element/housing-element-memos.shtml)
Program Description Program numbers Page
number
Program(s) to provide adequate sites (large/small
sites, incentives for mixed use/nonvacant sites,
publicly owned sites, annexation, etc)
If required: Program to accommodate a shortfall
of adequate sites to accommodate the lower
RHNA. This program must meet the specific
criteria identified in Gov. Code § 65583.2 subd.
h) and (i).
If required: Program to accommodate an
unaccommodated need from the previous
planning period pursuant to Gov code §
65584.09
If required: Program when vacant/nonvacant
sites to accommodate lower RHNA have been
identified in multiple housing elements, if
needed. (Gov. Code § 65583.2 subd. (c))
If required: Program to provide replacement
units when occupied by, or deed restricted to
lower-income households within the last 5 years,
if needed. (Gov. Code § 65583.2 subd. (g)(3))
Program(s) to assist in the development of housing to
accommodate extremely-low, very-low, low or
moderate-income households, including special
needs populations
Program to address governmental and
nongovernmental constraints to the maintenance,
improvement, and development of housing
Program(s) to conserve and improve the condition of
the existing affordable housing stock
Comments:
255-265
255
255
256-284
266-269
271-272
A-1 - A-16
A-1
A-1
A-2, A-12, D-4, E-11-13
B-1 - B-9
C-1 , C-2
Agenda Item 9.2Page 340 of 1163
Housing Element Completeness Checklist 1/1/2021 12
Program Description Program numbers Page
number
Program(s) to promote and affirmative further fair
housing opportunities
Program(s) to preserve units at-risk of conversion
from affordable to market-rate rents.
Program(s) to incentivize and promote the creation of
accessory dwelling units that can be offered at an
affordable rent.
Do programs specify specific clear commitment, meaningful actions, that will have
beneficial impact within the planning period?
Do programs identify timing, objectives (quantified where appropriate), and responsible
parties, if appropriate for implementation?
Quantified Objectives
Government Code, section 65583, subdivisions (b)
For an example table addressing this requirement visit California Housing and Community
Development Building Blocks (https://www.hcd.ca.gov/community-development/building-
blocks/program-requirements/program-overview.shtml)
Description of Requirement Page
Number
Estimate the number of units likely to be constructed, rehabilitated and
conserved or preserved by income level, including extremely low-income,
during the planning period
Comments:
285-288
271,274
255-291
253
F1 - F5
C-1,C-6
A-1,6,7,8,0,15, G-3
n
n
Agenda Item 9.2Page 341 of 1163
City of Gilroy Response to Comment Matrix
HCD Letter Dated 01-27-23
1
HCD Comment Chapter /
Page Number City Response - HEU Revisions / Programs
AFFIRMATIVELY FURTHERING FAIR HOUSING (AFFH)
Fair Housing Enforcement and Capacity: The housing element must
include a summary of fair housing enforcement and outreach capacity.
The analysis must address how the City complies with state and federal
fair housing laws, including regulations, lawsuits, and related
enforcement actions. The element should also quantify local complaints
and discuss characteristics relative to protected characteristics (e.g.,
disability, race, familial status).
Fair Housing
Enforcement and
Outreach
Capacity/98-100
Fair Housing Enforcement and Capacity: Added information regarding fair housing
enforcement and outreach capacity, including data from the Department of Housing and
Urban Development’s Office of Fair Housing and Equal Opportunity (FHEO). Noted that
there are no active lawsuits in the City. Local data was also collected from Project Sentinel,
regarding the number of calls received on behalf of the City since 2017 and the number of
cases managed since 2015. Local data included the type of complaint, age of complainant,
and racial characteristics as requested by HCD.
Segregation and Integration (Income): The element discusses areas of
higher concentration of lower and moderate-income households and
poverty, including coincidences with race. However, the element should
also consider American Community Survey data for income categories
related to median incomes and discuss areas of relatively higher income
then expand the discussion of income using local data and knowledge as
well as other relevant factors like zoning and land use.
Figure 14:
Households per
Income Level, 2021
and Figure 15:
Median Household
Income, 2019/107-
109
Segregation and Integration (Income): Added data from the American Community Survey
ACS) on the quantity of the population within each household income level in the City.
Included a chart on households per income level and a map showing median income by
census tract. Included local data on historical land use patterns in the eastern and western
portions of the City. Modified Program A-10 to provide more flexibility in the type of units
allowed under SB 9 by allowing triplexes and fourplexes as an alternative design to a
traditional duplex with an ADU or a junior ADU. This program will encourage the
development of middle-income housing throughout the City, including high-resource areas
primarily comprised of detached single-family residences.
Racially and Ethnically Concentrated Area of Poverty (RECAP): While the
element identifies the RECAP and discusses some current efforts such as
the environmental justice element, it should expand the discussion of this
area to better formulate appropriate policies and programs. For example,
the element could examine and compare the quality of life relative to
other neighborhoods (e.g., parks, streetscapes, schools, safe routes to
schools, infrastructure, community amenities, housing conditions,
neighborhood conditions).
R/ECAPs/118-123 Racially and Ethnically Concentrated Area of Poverty (RECAP): Added more analysis of
recent improvements to streetscapes and amenities in the R/ECAP. Included a map of year
structures were built to illustrate why housing conditions may be different in the R/ECAP
than elsewhere in the City. Included map and location of curb and ADA improvements in
the R/ECAP funded by CDBG. Added local data analysis by code enforcement staff
regarding concentrations of health care facilities, transit, and employment opportunities in
the R/ECAP.
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Disproportionate Housing Needs: The element includes some general
information on persons experiencing homelessness and housing
conditions but should also evaluate those needs, impacts and patterns
within the City, such as areas of higher need. For homelessness, the
element should examine disproportionate impacts on protected
characteristics (e.g., race, disability) and patterns of need, including
access to transportation and services. For housing conditions, the
element should discuss any areas of potentially higher needs of
rehabilitation and replacement. The element may utilize local data and
knowledge such as service providers and code enforcement officials to
assist this analysis.
Substandard
Housing/141-148
Disproportionate Housing Needs: Included local data from code enforcement staff, the
City’s Quality of Life officer, and the South County Compassion Center regarding the
unhoused population including location concentrations, migration patterns, use of transit
and services, and general characteristics such as race and mental illness. Added local data
on the number of dwelling units in Gilroy in need of rehabilitation or repair.
Affirmatively Furthering Fair Housing (AFFH) and Identified Sites: The
element includes some discussion of identified sites to accommodate the
regional housing needs allocation (RHNA) and fair housing conditions. For
example, the element discusses the low and moderate-income RHNA in
areas of higher concentrations of lower and moderate-income
households. But the discussion should address the RHNA for all income
categories by location instead of fair housing categories to better evaluate
whether identified sites exacerbate or improve fair housing conditions.
The discussion should also quantify the RHNA by income group and
location and evaluate impacts on existing patterns. For example, the
element could quantify the lower, moderate and above moderate-income
RHNA in the central eastern part of the City, discuss impacts on the
existing number of households relative to socio-economic characteristics
e.g., income, TCAC resource, overpayment, displacement) and then
evaluate whether the inventory exacerbates or improves fair housing
conditions. This same analysis should be performed for the northwestern
and other parts of the City.
City Overview/92-
97
Affirmatively Furthering Fair Housing (AFFH) and Identified Sites: Added a table to compare
census tracts in the City and to show that there is no significant, pervasive pattern of
segregation that could be exacerbated by site selection or location. Included a map to
show the bounds of the census tracts that intersect with Gilroy to illustrate that many
discrepancies in the opportunity scoring may be due to land uses outside the City bounds.
Cited programs that promote housing mobility and housing options of various income
levels in high opportunity areas.
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Local Data and Knowledge: The element must include local data,
knowledge, and other relevant factors to discuss and analyze any unique
attributes about the City related to fair housing issues. The element
should complement federal, state, and regional data with local data and
knowledge where appropriate to capture emerging trends and issues,
including utilizing knowledge from local and regional advocates and
service providers, City staff and related local and county planning
documents.
Other Contributing
Factors/151-154
Persons with
Disabilities 117-
118
Local Data and Knowledge: Included discussions with service providers regarding
developmental disabilities and fair housing complaints. Included survey data from local
farmworkers, seniors, and the City’s youth regarding the top housing issues they face.
Included local data from planning staff, code enforcement staff, the City’s Quality of Life
officer, Project Sentinel, and the South County Compassion Center on various issues
throughout the Housing Element text.
Other Relevant Factors: The element must include other relevant factors
that contribute to fair housing issues in the City. For instance, the element
can analyze historical land use (zoning, ballot initiatives, growth controls),
information about redlining/greenlining, disinvestment, and other issues
that impacted socio-economic patterns complemented by the state and
federal data.
Other Contributing
Factors/151-154
Other Relevant Factors: Expanded discussion of historical land use patterns, including
racial covenants in other Santa Clara County cities. Included local data from the City’s
Historical Context Statement, which presents the history of Gilroy’s built environment that
contributed to the current land use patterns in the City. Added a discussion of the Urban
Growth Boundary and the ballot initiative (Measure H) that led to its creation.
Contributing Factors to Fair Housing Issues: Based on the outcomes of a
complete analysis, the element should re-assess contributing factors and
particularly prioritize those factors then formulate appropriate policies
and programs.
Contributing
Factors/154-166
Contributing Factors to Fair Housing Issues: Based on the need to provide more housing
opportunities outside the R/ECAP, the City added Program A-10 to allow triplexes and
fourplexes on corner lots in the R-1 and R-2 zoning districts. This program will encourage
the development of middle-income housing in high-resource areas primarily comprised of
detached single-family residences. Programs A-11 (Inclusionary Policy) and A-12
Incentives Beyond Density Bonus State Law) will facilitate affordable housing
opportunities in the City’s higher resource / higher income areas. Program F-3 (Place-Based
Improvements in Downtown Gilroy) will improve conditions in the City’s R/ECAP area.
Program G-2 (Community Outreach and Inclusion in the Decision-Making Process) includes
geographic targeting in the R/ECAP area. Similarly, Program G-4 (Increased Outreach in
Downtown Areas) directs the city to consider the viewpoints and concerns of all
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neighborhoods within Gilroy, and specifically the R/ECAP area when drafting the High-
Speed Rail Station Area Plan and when updating the Downtown Specific Plan. Under
Program G-7 (Bilingual Engagement), the City will increase Spanish language engagement
given the City’s large Hispanic population which is further facilitated by the recent
expansion of the City’s bilingual pay benefits, which should increase the number of
bilingual staff available to assist the Spanish-speaking community.
HOUSING NEEDS
Extremely Low-Income (ELI) Households: The element (p. 71) reports that
approximately 80 percent of ELI households experience housing problems
then, with no further discussion, concludes the City is preparing an
inclusionary requirements and density bonus ordinance. While
inclusionary and density bonuses can be meaningful policies, the element
should examine the needs of ELI households to better formulate policies
and programs. The analysis should evaluate tenure, overcrowding,
overpayment, disproportionate impacts relative to other income groups,
resources, past strategies and their effectiveness and magnitude of
housing needs.
Extremely Low-
Income
Households/82-85
Extremely Low-Income (ELI) Households: The element includes Table 21, which shows
overpayment by tenure compared between each income level. CHAS data was added to
show rates of overcrowding for ELI households compared to all income levels. The element
includes a discussion of how overcrowding occurs when extremely low-income households
cannot afford residential units with sufficient size to accommodate a large household.
Under Program E-11, the City will facilitate and support affordable housing for extremely
low income and special needs households by meeting with and assisting affordable
housing developers and homeless service providers, and pursuing funding sources, to
assist special needs households, such as extremely low-income households, farmworkers,
large families, seniors, and persons with disabilities. Under Program A-12, the City will
develop a policy to incentive housing for large households, extremely low-income
households, farmworkers, and households with members with intellectual or
developmental disabilities.
Housing Conditions: The element discusses housing units by age, number
of units lacking plumbing and kitchen facilities and recent code
enforcement activities but should still estimate (City-wide) the number of
units in need of rehabilitation and replacement.
Housing
Conditions/61
Substandard
Housing/141-142
Housing Conditions: Included local data from the City's code enforcement officers
regarding neighborhoods with housing conditions in potentially higher need of
rehabilitation and replacement. Included local data on the estimated number of units in
need of repair or replacement in the City.
Special Housing Needs: While the element includes some quantification of
special housing needs, it must still analyze those needs. The analysis
Special Housing
Needs/66-85
Special Housing Needs: The unhoused analysis was updated to reflect the 2022 Point in
Time homeless count. Included local data from a Developmental Disabilities Housing
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should include, but is not limited to, factors such as trends, household
income, tenure, housing types, zoning, available resources, effectiveness
of past strategies and an evaluation of the magnitude of the need. Local
officials, special needs service providers, or social and health service
providers may be able to assist with information to complete the analysis.
In addition, the analysis should quantify the number of persons with
developmental disabilities as well as update homelessness numbers from
the most recent PIT count.
Needs Analysis provided by Housing Choices (e.g., unique needs of disabled individuals,
needed housing types, the number of people with a developmental disability in the City by
age and living arrangement). Included local data from meetings with intellectually and
developmentally disabled (I/DD) individuals, their caregivers, and staff from Housing
Choices and the San Andreas Regional Center. Included information on Villa Esperanza, a
facility that provides low-income apartment units and services for persons with disabilities.
Included local data from surveys focused on housing issues experienced by farmworkers,
seniors, and Gilroy youth.
To further accommodate and facilitate housing for special needs households, the City
modified programs A-2 (Surplus Lands/Affordable Housing on City-Owned Sites) and E-7
housing for farmworkers) and added Programs E-10 (housing for disabled persons), E-11
housing for ELI/special needs households), and E-12 (flexible standards for projects that
accommodate extremely low-income and Special Needs Households). Program G-1
Collaboration with Development Community) was amended to specifically contact
affordable housing developers and developers of special needs households for their
participation in the annual developer roundtable meeting, with the goal of at least four
participating in the annual roundtable.
SITES
Progress toward the RHNA: While the element may utilize constructed,
permitted, approved and pending projects toward the RHNA, it must also
demonstrate their availability in the planning period. Availability should
confirm the projects have not been reported before the beginning of the
projection period (June 30, 2022) and account for the likelihood of project
completion in the planning period, including the status, necessary steps
to issue permits, any barriers to development, phasing, build-out
horizons, dropout rates and other relevant factors.
Entitled and
Pending Pipeline
Projects/225-226
Progress toward the RHNA: All of the pipeline projects can be counted in the planning
period. None of the projects received final occupancy or a final building permit before June
30, 2022. There are no known barriers to development, phasing, or other relevant factors
that would prohibit the pipeline projects from completion. Table 76 (Pipeline Projects
Counted in the6th Cycle) was updated to reflect the status of each project, including the
status of planning applications and building permits.
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Realistic Capacity: Where zoning allows 100 percent nonresidential uses,
the calculation of residential capacity should account for the likelihood of
100 percent nonresidential development. For example, the element could
analyze all development activity in nonresidential zones allowing 100
percent nonresidential uses, how often residential development occurs
and adjust residential capacity calculations, policies, and programs
accordingly. This analysis may incorporate any proposed policies such as
residential performance standards, prohibition of commercial uses and
should clarify that all zones allow residential uses, particularly 100
percent residential uses.
Realistic
Capacity/217-218
Realistic Capacity: The Housing Element was revised to discuss which zones allow 100
percent non-residential uses. The realistic capacity calculation is partly based on recent
permits and inquiries that illustrate the trend of maximizing residential and minimizing
commercial uses in mixed-use zones. City staff noted that inquiries coming into the City are
primarily for 100 percent residential or mixed-use. Staff also noted concerns from
developers over the viability of commercial uses outside the historic downtown core.
Approximately 29.9 percent of the very low-income opportunity site units and
approximately 44.9 percent of the moderate-income opportunity site units are located in
the City’s Downtown Expansion District (20.4% and 44.9%) and First Street Corridor District
9.5% and 0%). To increase the likelihood that a sufficient number of residential units are
built in this District, the City added Program E 12 (Downtown Expansion District and
Mixed-Use Corridor Flexibility). This Program will allow 100 percent residential projects in
the Downtown Expansion District should projects meet certain criteria or provide housing
for special needs groups (e.g., extremely low-income).
Suitability of Nonvacant Sites: The element must demonstrate the
potential for additional development on nonvacant sites. While the
element (p. 181) notes recent trends on sites with existing uses and
includes general descriptions of nonvacant sites, it should evaluate the
extent existing uses impeded additional development and demonstrate
the potential for redevelopment in the planning period, including sites
identified in prior planning periods. The analysis should address market
demand for the existing use and existing leases, contracts or other
conditions that would perpetuate the existing use or prevent additional
residential development. The element should include a discussion of why
the uses will likely discontinue or be redeveloped in the planning period
and should consider additional indicators of the potential for
redevelopment such as age and condition of the existing structure,
Non-Vacant Site
Details: 231-251
Program A-1/265
Appendix B/308-
310
Suitability of Nonvacant Sites: Expanded the discussion on non-vacant site details to
include maximum FAR and residential density requirements. Included proximity to
relevant resources such as schools, daycare facilities, and grocery stores. Took site
characteristics, surrounding uses, and development constraints into consideration when
evaluating each site’s development potential. Included examples of inquiry for residential
development on non-vacant lots.
Modified Program A-1 (No Net Loss Inventory and Monitoring) to create a No Net Loss
Inventory of replacement sites within 18 months of Housing Element certification to ensure
the City has adequate sites to accommodate any net loss of RHNA sites or accessory
dwelling units (ADUs) that fall below projections.
Updated the analysis and sites inventory to clarify which sites are vacant and non-vacant.
There was one parcel being used for parking that was being categorized as vacant that has
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expressed developer or property owner interest, existing versus allowable
floor area, and other factors.
In addition, based on public comments, the inventory may contain sites
with existing uses that are labeled as vacant. The element should make
corrections, as appropriate.
been recategorized as non-vacant. Despite this minor increase in the percentage of lower-
income RHNA units on non- vacant sites, the requirements of Government Code Section
65583.2(g)(2) do not apply to Gilroy, since only 31.2 percent of the proposed lower-income
RHNA sites (including the buffer) are met through non-vacant sites (less than 50%).
Replacement Housing Requirements: If the sites inventory identifies sites
with existing residential uses, the element must include a replacement
housing program for units affordable to lower-income households
Pursuant to Government Code section 65583.2, subdivision (g). Absent a
replacement housing program, these sites are not adequate sites to
accommodate lower-income households. The replacement housing
program has the same requirements as set forth in Government Code
section 65915, subdivision (c) (3).
Program B-3/276 Replacement Housing Requirements: Modified Program B-7 (Zoning Ordinance Update) to
amend the Zoning Ordinance to require that any demolished residential units on the Sites
Inventory be replaced pursuant to Government Code Section 65583.2(g).
Zoning for Moderate and Above Moderate-income Households (AB 725):
For jurisdictions that are considered Metropolitan, pursuant to
Government Code section 65583.2, subdivision (c)(4), the element must
identify at least 25 percent of the remaining moderate and above
moderate RHNA on sites that allow at least four units of housing (e.g., four
plex or greater).
Zoning for
Moderate and
Above Moderate
Households/229
Zoning for Moderate and Above Moderate-income Households (AB 725): There are 155
moderate RHNA units remaining after pipeline projects and projected ADUs. There are 167
moderate-income RHNA opportunity sites that allow for at least four units of development.
Thus, the City is compliant with Government Code Section 65583.2(c)(4). The allocation of
moderate units is shown in Appendix B. There is no remaining need of above moderate
units, as they are all met through pipeline projects.
Environmental Constraints: While the element generally describes
environmental conditions, it should also describe how those conditions
relate to identified sites and evaluate any other known conditions (e.g.,
shape, easements, contamination) that could preclude or impact housing
development on identified sites in the planning period.
Environmental and
Infrastructure
Constraints/221-
224
Environmental Constraints: Expanded the discussion on environmental and infrastructure
constraints to describe the environmental conditions related to sites in the DTSP and
provided examples of environmental conditions impacting recent housing projects.
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Accessory Dwelling Units (ADU): While the element demonstrates a
sufficient methodology to utilize ADUs toward the RHNA, the figures differ
from HCD’s records. HCD records show no ADUs reported in 2018 and 13
ADUs reported in 2020. The City should reconcile these differences either
in the element or correcting the annual progress reports pursuant to
Government Code section 65400.
Accessory Dwelling
Units/226-227
Programs A-6, A-7,
A-8, A-15 and G-
3/268-269, 301
Accessory Dwelling Units (ADU): Accessory Dwelling Units (ADU): On April 24, 2023, City
staff worked with HCD to reconcile the HCD dashboard and City records. The HCD
dashboard should now show seven (7) ADUs in 2018. Upon checking through City records,
it was determined that 13 ADUs were issued permits in 2020, while the remaining seven (7)
units received “final permits” in 2020 but were “issued permits” in either 2018 or 2019. The
Housing Element has been updated to reflect the correct number. Although the overall
average of ADUs decreased, the City has proposed five (5) ADU programs that should assist
the City in achieving the estimated 140 ADUs over the 2023-2031 planning period.
Additionally, Program A-6 (ADU Tracking and Monitoring) was amended to include an
update to the ADU strategy if annual production and affordability rates do not match the
estimates included in the Housing Sites and Resources chapter. The full list of ADU
programs include Program A-6 (ADU Tracking and Monitoring), A-7 (ADU Pre-Designed
Plans), A-8 (Financial Incentives for Affordable ADUs), Program A-15 (ADU Ordinance
Updates), and G – 3 (ADU Education).
Electronic Sites Inventory: Pursuant to Government Code section 65583.3,
subdivision (b), upon adoption of the housing element, the City must
submit an electronic version of the sites inventory with its adopted
housing element to sitesinventory@hcd.ca.gov. HCD has not received a
copy of the electronic inventory. Please note, the City must utilize
standards, forms, and definitions adopted by HCD when preparing the
sites inventory. Please see HCD’s housing element webpage at
https://www.hcd.ca.gov/planning-and- community-
development/housing-elements for a copy of the form and instructions.
The City can reach out to HCD at sitesinventory@hcd.ca.gov for technical
assistance.
N/A Electronic Sites Inventory: Pursuant to Government Code section 65583.3, the City will
submit an electronic version of the adopted sites inventory to sitesinventory@hcd.ca.gov.
ZONING FOR A VARIETY OF HOUSING TYPES
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Emergency Shelters: Zoning to permit emergency shelters without
discretionary action was required within the first year of the4th cycle
planning period. The element appears to explain that zoning to permit
emergency shelters without discretionary action is not available. If this is
the case, the element cannot be found in compliance until the
appropriate zoning is established since the first year in the 4th cycle of the
planning period has lapsed. In addition, the element commits to amend
the R4 zone and mentions approximately 10 acres available to
accommodate the need for emergency shelters. However, how this
acreage overlaps with capacity to accommodate the RHNA is unclear and
the element should include specific discussion of available capacity to
accommodate the need for emergency shelters separate from capacity to
accommodate the RHNA. The analysis of capacity should also address
typical parcel sizes and proximity to transportation and services. If
necessary, the element should consider additional zones. Finally, the
element should specifically list development standards, identify any
potential constraints, including parking and specifically commit to
address constraints in Program E-3 (Emergency Shelters Zoning). For your
information, statute was recently amended to specify how to demonstrate
suitable sites and sufficient capacity to accommodate the need for
emergency shelters. Future submittals may need to address these
requirements. For more information and applicable timing, see HCD’s AB
2993 memorandum at
https://www.hcd.ca.gov/sites/default/files/docs/planning-and-
community/ab2339- notice.pdf.
Emergency
Shelters/186-187
Program E-3/289
Emergency Shelters: Expanded the discussion on emergency shelters to include analysis
regarding acreage capacity to accommodate the RHNA and emergency shelters, without
overlapping capacity. The analysis now addresses parcel size and proximity to services,
transportation, and development standards to address identified constraints. Amended
Program E-3 (Emergency Shelter Standards) to ensure any constraints regarding
emergency shelters are addressed and analyzed.
On May 1, 2023, the City Council considered the first reading of an Ordinance to amend the
City’s existing emergency shelters regulations to allow emergency shelters by-right in the
City’s R4 and new mixed-use zone along 1st Street by removing the conditional use permit
requirement in those zones. The definition of emergency shelter was amended to include
other interim interventions, including, but not limited to, a navigation center, bridge
housing, and respite or recuperative care”. The revisions also remove the reference to
families and amend standards related to on-site management, waiting and intake areas,
and parking based on the number of staff only. This action implements Program E-3
Emergency Shelter Standards) and the requirements of Chapter 654, Statutes of 2022 (AB
2339) and Government Code Section 65583(a)(4).
Once approved, the revised Ordinance would take effect prior to the end of HCD’s 60-day
review period (approximately mid-June).
Transitional and Supportive Housing: Transitional housing and supportive
housing must be permitted as a residential use in all zones allowing
residential uses and only subject to those restrictions that apply to other
Transitional and
Supportive
Transitional and Supportive Housing: Added clarification to the discussion on transitional
and supportive housing to affirmatively state the City's transitional and supportive housing
standards are in full compliance with Government Code Section 65583(a)(5).
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residential dwellings of the same type in the same zone. (Gov. Code, §
65583, subd. (a)(5).) The City appears to subject transitional and
supportive housing for seven or persons to a conditional use permit,
unlike other residential uses. The element must either clarify transitional
and supportive housing standards are permitted in compliance with
statutory requirements or add or revise programs to comply with the
statutory requirements.
Housing/188
Permanent Supportive Housing: Supportive housing shall be a use by-
right in zones where multifamily and mixed uses are permitted, including
nonresidential zones permitting multifamily uses pursuant to Government
Code section 65651. The element must demonstrate compliance with this
requirement and include programs as appropriate.
Transitional and
Supportive
Housing/188
Program E-13/294
Permanent Supportive Housing: Added program E-13 (Supportive Housing) to allow
supportive housing by-right in zones where multifamily and mixed uses are permitted,
pursuant to Government Code Section 65651.
Land Use Controls: The element must identify and analyze all relevant
land use controls impacts as potential constraints on a variety of housing
types. The analysis should analyze land use controls independently and
cumulatively with other land use controls. The analysis should specifically
address requirements related to parking, heights, lot coverage, allowable
density ranges and development standards for the Downtown Specific
Plan by zone. The analysis should address any impacts on cost, supply,
housing choice, affordability, timing, approval certainty and ability to
achieve maximum densities.
In addition, the element concludes the City complies with State Density
Bonus Law (SDBL) pursuant to Government Code section 65915 but
should include a discussion to support this conclusion or add or modify
Land Use
Controls/170-182
Program A-12/273
Program B-7/
278
Land Use Controls: Expanded the Downtown Specific Plan development standards table to
include yard, height, density, and building form requirements. Expanded the Zoning
Ordinance discussion to include residential densities, planned development exceptions, lot
size, floor area, and lot coverage. Expanded the discussion on cumulative effect of
development standards to address constraints on land use controls.
Amended Program B-7 (Zoning Ordinance update) to evaluate development standards
e.g., parking) for all zones, including DTSP zones.
The City currently processes applications consistent with state density bonus law. As
discussed in the Housing Element, multiple projects have utilized the density bonus,
including the Jemcor Apartments (130 units), the Hecker Pass Apartments (100 units), and
the 1st and Kern Apartments (120 units).
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programs to comply with SDBL. For example, the element should discuss
application requirements, decision-making criteria and consistency with
various benefits under SDBL such as density bonuses, concessions and
incentives, development standard modifications and parking reductions.
Program A-12 (Incentives Beyond Density Bonus State Law) goes beyond state law to offer
incentives targeted at special needs households and extremely low-income households.
Accessory Dwelling Units (ADUs): The element indicates the City modifies
its zoning code to ease barriers to the development of ADU’s. However,
after a cursory review of the City’s ordinance, the department discovered
several areas which were not consistent with State ADU law. This includes,
but is not limited to, excessive development standards, requiring existing
dwellings to correct nonconforming zoning conditions prior to approval of
and ADU, maximum and minimum size restrictions, allowing additional
conditions to be imposed by the City Manager, among others. The
Department will provide a complete listing of ADU noncompliance issues
under a separate cover. As a result, the element should add a program to
update the City’s ADU ordinance to comply with State law.
Providing for a
Variety of Housing
Types/186,
Programs A-6, A-7,
A-8, A-15 and G-
3/268-269, 301
Accessory Dwelling Units (ADUs): Program A-15 (ADU Ordinance Updates) directs the City to
update the zoning ordinance to conform to current state law regarding ADUs. Additionally,
under this program, the City will replace the ADU deed restriction requirement with an owner
affidavit form that does not require recordation at the County. This change will streamline
the process for approving ADUs in the City of Gilroy. To further incentivize ADU production,
the City will increase the allowable ADU floor area from 1,000 square feet to 1,200 square
feet.
In addition, there are several other programs intended to increase the number of ADUs in the
City, including Program A-6 (ADU Tracking and Monitoring), A-7 (ADU Pre-Designed Plans), A-
8 (Financial Incentives for Affordable ADUs), and G – 3 (ADU Education).
Building Codes: The element should identify and evaluate any local
amendments to the building code for impacts on housing costs.
Building Code/202 Building Codes: Expanded the Building Code analysis to identify and evaluate locally
adopted codes, including the recently adopted reach codes.
Fees and Exaction: The element provides a cumulative analysis of fees on
various housing types but should also list all the various planning and
impact fees, including to better evaluate the impacts on housing
development costs. The element should also include a specific analysis on
ADU impact fees as a constraint to ADU production.
Development
Review and
Permitting
Procedures/195-
196, 199
Fees and Exaction: In addition to discussing current school fees, the Housing Element
provides a summary of planning and development impact fees in Table 67 (Planning
Related Fees) and Table 68 (Development Impact Fees). In 2021/2022, fees were compared
to other cities in Santa Clara County, resulting in Table 69 (Total Fees per Unit, Regional
Comparison), and Table 70 (Fees as Percentage of Total Development Costs, Regional
Comparison). Fees in Gilroy generally fall in the mid-range comparatively. Furthermore,
development has not slowed following fee increases in 2022, indicating that Gilroy’s fees
are reasonably set and do not represent a constraint on development. ADU impact fees are
discussed in the Constraints chapter.
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The City modified Program A-8 (Financial Incentives for Affordable ADUs) to evaluate ADU
impact fees as a potential constraint for affordable housing.
On/Off Site Improvements: The element states the City requires on and
off-site improvements but should also identify subdivision level
improvement requirements for a typical development, such as minimum
street widths (e.g., 40-foot minimum street width), and analyze their
impact as potential constraints on housing supply and cost.
For additional information and a sample analysis, see the Building Blocks
at https://www.hcd.ca.gov/planning-and-community-
development/housing- elements/building-blocks/codes-and-
enforcement-and-onsite-offsite-improvement- standards.
On/Off Site
Improvement
Requirements/202-
205
On/Off Site Improvements: Expanded the discussion of on- and off-site improvement
requirements to include analysis of subdivision level improvement requirements for a
typical development. Based on recent proposals submitted and entitled citywide for a
range of housing types, the City's residential site improvement requirements do not create
an undue constraint on residential development.
Local Processing and Permit Procedures: The element lists procedural
steps for permits but should also analyze the procedures for a typical
single family and multifamily development complying with zoning. The
analysis should address the approval body, the number of public hearing
if any, approval findings and any other relevant information. The analysis
should address impacts on housing supply (number of units), cost,
feasibility, timing and approval certainty.
Administrative vs.
Discretionary
Planning
Permits/192
Program B-5/277
Local Processing and Permit Procedures: Expanded the analysis on development review
and permitting procedures to include the administrative vs discretionary permitting
procedures for single-family, multi-family, and planned unit development projects.
The City modified Program B-5 (Permit Streamlining) to modify the City’s Zoning
Ordinance to streamline the Planned Development approval process, so that projects that
do not require a zoning amendment or General Plan amendment can be approved by the
Planning Commission rather than requiring review and approval by both the Planning
Commission and City Council. This should reduce the planning permit process by
approximately two months.
Constraints on Housing for Persons with Disabilities
Reasonable Accommodation: The element describes the reasonable
accommodation procedure (p. 158) but should specifically analyze
decision- making criteria such as approval findings. For example, the
procedure includes a decision-making factor of potential impacts on
surrounding uses – a conditional use permit (CUP) finding which can acts
Reasonable
Accommodation
Procedures/201,
Program E-10/292
Constraints on Housing for Persons with Disabilities Reasonable Accommodation:
Added Program E-10 (Development and Rehabilitation of Housing for Persons with
Disabilities) to evaluate the City’s reasonable accommodation standards and procedures,
and revise, as necessary, regulations that act as potential constraints to accommodating
persons with disabilities.
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as a constraint. The element should analyze this factor and add or modify
programs to address the constraint.
Constraints on Housing for Persons with Disabilities Group Homes: The
element indicates group homes for six or less persons and seven or more
persons are excluded from the A zone, unlike single family uses. The
element should analyze this as a constraint and include a program to
address the constraint. Additionally, group homes for seven or more
persons are subject to a CUP. The element should analyze the CUP
requirement and add or modify programs to address the constraint.
Housing for
Persons with
Disabilities/200
Programs E-10/292
Constraints on Housing for Persons with Disabilities Group Homes: Added Program E-10
Development and Rehabilitation of Housing for Persons with Disabilities) to evaluate and
revise as necessary the permit requirements for residential care homes (i.e., group homes)
in medium- and higher-density residential zones.
Nongovernmental Constraints: The element should include a discussion
about requests for development at lesser densities than assumptions in
the sites inventory. In addition, the element should include a discussion of
the typical time between entitlement approval and requests for building
permits. The discussion should address any hinderances on housing
development and programs should be added as appropriate to address
constraints.
Requests to
Develop Below
Anticipated
Density/205-206
Nongovernmental Constraints: Expanded the discussion on requests to develop below the
anticipated density and how this affects the assumptions in the sites inventory. Added
discussion of the typical time between entitlement approval and requests for building
permits.
Energy Conservation: The element must include analysis of energy
conservation opportunities in residential development. The analysis
should facilitate the adoption of housing element policies and programs.
For example, programs could provide incentives to promote higher
density housing along transit, encourage green building techniques and
materials in new construction and remodels, promote energy audits and
participation in utility conservation programs, and facilitate energy
conserving retrofits upon resale of homes. For additional information and
sample analysis, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-
Energy
Conservation/212-
213
Energy Conservation: Included an energy conservation section to analyze energy
conservation opportunities and existing programs in residential development in the City
and County. In November 2022, the City adopted the 2022 California Building Code with
local amendments. The reach code amendments (e.g., EV charging) were based on the
model code amendment initiated by Silicon Valley Clean Energy and incorporated
adjustments resulting from outreach and stakeholder input from the local community.
In early 2023, the City of Gilroy launched Solar Automated Permit Processing Plus
SolarAPP+), an online portal that simplifies and accelerates rooftop solar photovoltaic
PV) permitting processes, allowing residential solar photovoltaic systems to be installed
quicker.
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development/housing- elements/building-blocks/opportunities-energy-
conservation.
At-Risk Units: The analysis ofat-risk unit must estimate the total cost of
producing new rental housing that is comparable in size and rent levels, to
replace the units that could change from low-income use, and an
estimated cost of preserving the assisted housing developments. This cost
analysis for replacement housing may be done aggregately and does not
have to contain a project-by-project cost estimate. The analysis should
also reconcile the number ofat-risk units with HCD’s records. HCD will
send a list of at- risk properties under separate cover.
Inventory of At-
Risk Units/62-64
At-Risk Units: Updated Table 29 and the at-risk unit analysis, consistent with HCD records.
The City also updated Table 30 regarding replacement costs.
HOUSING PROGRAMS
Sufficient Sites: As noted in Finding A3, the element does not include a
complete site analysis; therefore, the adequacy of sites and zoning were
not established. Based on the results of a complete sites inventory and
analysis, the City may need to add or revise programs to address a
shortfall of sites or zoning available to encourage a variety of housing
types.
Programs A-1, A-2,
and A-6/265-266,
268
Sufficient Sites: Revised Program A-1 (No Net Loss Inventory and Monitoring) to include the
addition of a no net loss inventory list; revised Program A-2 (Surplus Lands/Affordable
Housing on City-Owned Sites) to proactively advertise City-owned lands to affordable
housing providers, the Santa Clara County Office of Supportive Housing, and developers of
special needs housing; Program A-6 (ADU Tracking and Monitoring) was amended to
include an update to the ADU strategy if annual production and affordability rates do not
match the estimates included in the Housing Sites and Resources chapter; modified
Program A-10 (Facilitate Missing Middle / Middle Income Housing) to provide more
flexibility in the type of units allowed under SB 9 by allowing triplexes and fourplexes as an
alternative design to a traditional duplex with an ADU or a junior ADU. Added Program E-12
Downtown Expansion District and Mixed-Use Corridor Flexibility) to allow 100%
Residential in the Downtown Expansion District and provide flexibility for mixed-use
projects that accommodate extremely low-income and Special Needs Households.
Program A-2 (City-owned Lands): The Program should go beyond
reviewing parcels and commit to a schedule of actions to facilitate
development, including numerical objectives.
Program A-2/
266
Program A-2 (City-owned Lands): Program A-2 (Surplus Lands/Affordable Housing on City-
Owned Sites) was modified to include a goal of developing at least 21 lower-income units
through the Surplus Lands Act and to review the entire list of City owned sites by the end of
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Q4 2025 to determine which additional sites could be declared as surplus. This program
also commits the City to proactively advertise any surplus land opportunities to affordable
housing providers, the Santa Clara County Office of Supportive Housing, and developers of
special needs housing (e.g., extremely low income, disabled, farmworker housing), when
they become available.
Program E-3 (Emergency Shelter Zoning): The Program should be
modified with specific commitment to amend zoning based on the
outcomes of a complete analysis as noted in Finding A3. Specific
commitment includes listing the actual standards that will be revised. In
addition, the Program should specifically commit to permit emergency
shelters without discretionary action.
Program E-3/289 Program E-3 (Emergency Shelter Zoning): On May 1, 2023, the City Council considered the
first reading of an Ordinance to amend the City’s existing emergency shelters regulations
to allow emergency shelters by-right in the City’s R4 and new mixed-use zone along 1st
Street by removing the conditional use permit requirement in those zones. The definition
of emergency shelter was amended to include “other interim interventions, including, but
not limited to, a navigation center, bridge housing, and respite or recuperative care”. The
revisions also remove the reference to families and amend standards related to on-site
management, waiting and intake areas, and parking based on the number of staff only.
This action implements Program E-3 (Emergency Shelters) and the requirements of
Chapter 654, Statutes of 2022 (AB 2339) and Government Code Section 65583(a)(4).
Once approved, the revised Ordinance would take effect prior to the end of HCD’s 60-day
review period (approximately mid-June).
Program D-4 (Pursue Funding for Affordable Housing): The Program
should specifically commit to annual outreach with affordable housing
developers to identify development opportunities and provide assistance
such as supporting funding application, providing funding, incentives and
concessions beyond SDBL, fee waivers and priority processing.
Program D-4/287 Program D-4 (Pursue Funding for Affordable Housing): Program D-4 was amended to
reference the use of PLHA funds for eligible activities, including the predevelopment,
development, acquisition, rehabilitation and preservation of affordable housing.
Amendments also commit the City to meet with affordable housing developers to identify
development opportunities and provide support for funding applications, consider
incentives and concessions beyond SDBL, and provide priority processing.
Extremely Low-income and Special Needs Households: Programs must be
revised or added to assist in the development of housing for ELI and
special needs households. Program actions could include assisting with
funding applications, prioritizing some funding for housing developments,
Programs E-11 and
G-1/293, 299
Extremely Low-income and Special Needs Households: In addition to the changes to
Program D-4 noted above, the City added Program E-11 (Housing For Extremely Low
Income and Special Needs Households) to commit to specific annual outreach with
affordable housing developers to identify development opportunities, provide site
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offering financial incentives or regulatory concessions to encourage the
development of housing types, such as multifamily, single-room
occupancy (SRO) units. For additional information, see the Building
Blocks at https://www.hcd.ca.gov/planning-and-community-
development/housing- elements/building-blocks/extremely-low-income-
housing-needs.
information, assist in the entitlement processes, and consider on a case-by-case basis
other incentives, including but not limited to fee deferrals and modification of standards.
Program G-1 (Collaboration with Development Community) was amended to specifically
contact affordable housing developers and developers of special needs households for
their participation in the annual developer roundtable meeting, with the goal ofat least
four participating in the annual roundtable.
Farmworkers: The element should include specific commitment to
address the needs of farmworkers. For example, the element could
commit to proactive actions to coordinate with nonprofit developers,
employers, and other related organizations, to explore funding and
incentives and to identify specific development opportunities.
Program E-7/291
Program E-11/293
Farmworkers: In November and December 2022, the City of Gilroy worked with staff from
the Ochoa Migrant Camp to survey resident farmworkers. Twenty-six (26) surveys were
completed by the farmworkers with assistance from bilingual staff at the Migrant Camp.
Feedback from the farmworkers was summarized in the Special Needs Groups section in
the Housing Needs Assessment chapter of the Housing Element. The City of Gilroy modified
Programs E-7 and E-11 to help facilitate needed housing for farmworkers who work in and
surrounding Gilroy. Program E-7 (Development and Conservation of Housing for
Farmworkers) was modified to add the following commitment: At least once a year, the
City will forward information about City-owned land and other development opportunities
to developers and service providers who may be interested in developing more farmworker
housing in Gilroy. Program E-11 (Housing for Extremely Low Income and Special Needs
Households) was added to commit to specific annual outreach with affordable housing
developers to identify development opportunities. Eden Housing which manages three (3)
farmworker housing development in Gilroy is included on the list. Program E-11 also
identifies PLHA funding as a potential source for the development of farmworker housing.
Governmental and Nongovernmental Constraints: As noted in Finding A4,
the element requires a complete analysis of potential governmental and
nongovernmental constraints. Depending upon the results of that
analysis, the City may need to revise or add programs and address and
remove or mitigate any identified constraints.
Governmental
Constraints/
beginning 168
Programs/
beginning 265
Governmental and Nongovernmental Constraints: The City expanded the Constraints
chapter as noted elsewhere in this response matrix. New programs were added, and
existing programs were amended to remove governmental constraints to housing
production. Program A-6 (ADU Tracking and Monitoring) was amended to require a focus
group event with local stakeholders in spring or fall 2026 to identify appropriate ADU
programs to help increase production if annual production and affordability rates do not
match RHNA estimates. Program A-8 (Financial Incentives for Affordable ADUs) was
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amended to evaluate ADU impact fees If ADU production is lower than anticipated.
Program A-10 (Missing Middle / Middle Income Housing) was amended to allow triplexes
and fourplexes on corner lots in the R-1 and R-2 districts with a minimum 6,000 sf lot size.
Program A-15 (ADU Ordinance Updates) was amended to replace the ADU deed restriction
requirement with an owner affidavit form that does not require recordation at the County
and to increase the allowable floor area from 1,000 square feet to 1,200 square feet.
Program A-16 (SB 9 Processing) was added to update the City’s SB 9 webpage to include
step-by-step, user friendly instructions for processing SB 9 units and lot splits in Gilroy.
Program B-3 (SB35/SB330) was amended to include the creation of checklists and
instructions for reviewing and approving SB 35 and SB330 projects. Under Program B-7
Zoning Ordinance update) the City will evaluate development standards for all zones
including the Downtown Specific Plan zones for potential governmental constraints. Under
Program B-9 (Building Department Webpage), the City will update the Building Department
webpage to include information required pursuant to AB 2234, which should help reduce
applicant time and cost and increase certainty. Under Program B-10 (Zoning Code Annual
Updates), the City will establish a process to update City policies, codes and ordinances to
comply with new State laws affecting housing and land use. Under Program E-3
Emergency Shelters), the City has drafted an update to the zoning ordinance to comply
with Assembly Bill (AB) 2339, AB 139, and Government Code Section 65583(a)(4) regarding
emergency shelters. Program E-12 (Downtown Expansion District and Mixed-Use Corridor
Flexibility) will allow 100% Residential in the Downtown Expansion District and allow
flexibility for the non-residential portion of mixed-use projects that accommodate
extremely low-income and Special Needs Households.
AFFH: As noted in Finding A1, the element must include a complete
analysis of AFFH. The element must be revised to add goals and actions
based on the outcomes of a complete analysis. Goals and actions must
specifically respond to the analysis and to the identified and prioritized
contributing factors to fair housing issues and must be significant and
meaningful enough to overcome identified patterns and trends. Actions
Table 57: AFFH
Actions
Matrix/157-166
Programs/
beginning 265
AFFH: Program A-10 (Missing Middle / Middle Income Housing) was amended to allow
triplexes and fourplexes on all corner lots in the R-1 and R-2 districts with a minimum 6,000
sf lot size to encourage the development of missing middle housing throughout the City,
including high-resource areas primarily comprising detached single-family residences.
Programs A-11 (Inclusionary Policy) and A-12 (Incentives Beyond Density Bonus State Law)
will facilitate affordable housing opportunities in the City’s higher resource / higher income
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must have specific commitment, milestones, geographic targeting and
metrics or numeric objectives and, as appropriate, must address housing
mobility enhancement, new housing choices and affordability in higher
opportunity or income areas, place-based strategies toward community
revitalization and displacement protection.
areas. Under Program E-10 (Development and Rehabilitation of Housing for Persons with
Disabilities), the City will evaluate and revise standards and procedures related to
reasonable accommodation and residential care homes (i.e., group homes). Program F-3
Place-Based Improvements in Downtown Gilroy) will improve conditions in the City’s
R/ECAP area. Program G-2 (Community Outreach and Inclusion in the Decision-Making
Process) includes geographic targeting in the R/ECAP area. Similarly, Program G-4
Increased Outreach in Downtown Areas) directs the city to consider the viewpoints and
concerns of all neighborhoods within Gilroy, and specifically the R/ECAP area when
drafting Area Plans. Under Program G-7 (Bilingual Engagement), the City will increase
Spanish language engagement given the City’s large Hispanic population which is further
facilitated by the recent expansion of the City’s bilingual pay benefits, which should
increase the number of bilingual staff available to assist the Spanish-speaking community.
Program A-6 (ADU Tracking and Monitoring): While the Program commits
to annually track ADU production, it should also track ADU affordability
and should include discrete timing and specific commitment if ADU
assumptions are not realized such as committing to additional incentives
and rezoning within six months.
Programs A-6 and
A-15/268, 274
Program A-6 (ADU Tracking and Monitoring): Program A-6 was modified to include the
following commitment identifying discrete timing and specific commitments: If the
average ADU production is less than 25 units in years 2023, 2024, and 2025, the City will
update the ADU strategy by the end of 2026. In this case, the City will hold a focus group
event with local stakeholders in spring or fall 2026. The purpose of the collaborative
meeting will be to identify appropriate ADU programs to help increase production. If
necessary, the City will identify additional RHNA sites in No Net Loss Inventory, as
discussed in Program A-1.
Quantified Objectives: While the element includes quantified objectives
for new construction, rehabilitation, and conservation by income group; it
should consider quantified objectives for conservation (beyond at-risk
preservation). For your information, the quantified objectives do not
represent a ceiling, but rather set a target goal for the City to achieve,
based on needs, resources, and constraints.
Quantified
Objectives/263
Quantified Objectives: Revised Table 86 to include a goal for conservation beyond just
preservation numbers.
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General Plan Consistency: While the element discusses how internal
consistency will be achieved with other elements of the general plan as
part of the housing element update, it should also discuss how internal
consistency will be maintained throughout the planning period. For
example, the element could include a program to conduct an internal
consistency review of the General Plan as part of the annual General Plan
implementation report required by Government Code section 65400. The
annual report can also assist future updates of the housing element. For
additional information and a sample program, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-
development/housing-elements/building- blocks/analysis-consistency-
general-plan-and-coastal-zone-requirements.
Relationship to
Other Elements
and Plans/1
Program B-11/280
General Plan Consistency: Program B-11 was added to ensure that consistency between
the General Plan and Housing Element is reviewed as part of the Annual Progress Report
APR), prior to April 1st of each year. As amendments are made to the General Plan, the City
will also review and revise the Housing Element for ongoing consistency.
Program E-1 (Priority Water and Sewer Service): If the City is the water or
sewer provider, the Program should specifically commit to establish a
written procedure to grant priority service to developments with units
affordable to lower-income households. In addition, local governments
are required to immediately deliver the housing element to water and
sewer service providers.
Program E-1/289 Program E-1 (Priority Water and Sewer Service): Modified Program E-1 (Priority Water and
Sewer Service for Affordable Housing Developments) to specify that the City shall review
and update, as necessary, the Water and Sewer Service Priority Policy to ensure future
affordable projects will receive service priority. This policy is currently in place. Under
Program E-1, the Housing Element will be provided to water and sewer service providers
upon adoption.
Public Participation: While the element includes a general summary of the
public participation process, it must also summarize the public comments
and describe how they were considered and incorporated into the
element. For additional information, see the Building Blocks at
https://www.hcd.ca.gov/planning-and-community-
development/housing-elements/building- blocks/public-participation.
Public
Participation/1-10
Public Participation: The public participation process discussion in the Introduction
chapter of the Housing Element was expanded to include summaries of public comments
and how the comments were considered and incorporated into the HousingElement.
Summaries of recent outreach efforts and survey results was also added.
Agenda Item 9.2Page 360 of 1163
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
2023 – 2031
HCD Review Draft #2
April 26, 2023
Agenda Item 9.2Page 361 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan i
Table of Contents
INTRODUCTION ............................................................................................................................ 8
Purpose and Content ....................................................................................................................... 8
Relationship to Other Elements and Plans ................................................................................... 8
Public Participation .......................................................................................................................... 8
Summary of Comments Received ............................................................................................ 11
REVIEW OF PAST ACCOMPLISHMENTS .................................................................................... 19
Housing Production ....................................................................................................................... 19
No Net Loss and Adequate Sites .............................................................................................. 20
Effectiveness at Assisting Special Needs Populations ............................................................... 20
Accessibility Improvements ...................................................................................................... 22
Seniors and Residents with Disabilities ................................................................................... 22
At-Risk Youth Services ............................................................................................................... 23
Unhoused Outreach .................................................................................................................. 23
Farmworkers ............................................................................................................................... 23
2015 – 2023 (5th Cycle) Housing Element Programs .................................................................. 25
HOUSING NEEDS ASSESSMENT ................................................................................................. 44
Projected Housing Needs .............................................................................................................. 45
Existing Housing Need ................................................................................................................... 45
Demographic Characteristics.................................................................................................... 45
Employment Trends .................................................................................................................. 50
Household and Housing Stock Characteristics ....................................................................... 53
Overpayment .............................................................................................................................. 60
Overcrowding ............................................................................................................................. 62
Housing Inventory and Market Conditions ............................................................................. 63
Preservation of Assisted Units At Risk of Conversion ............................................................ 68
Special Needs Groups .................................................................................................................... 72
Persons with Disabilities............................................................................................................ 73
Elderly Persons ........................................................................................................................... 78
Large Households ...................................................................................................................... 80
Female-Headed Households .................................................................................................... 82
Homeless/Unhoused Population ............................................................................................. 83
Farmworkers ............................................................................................................................... 86
Extremely Low-Income Households ........................................................................................ 88
Summary of Housing Needs ......................................................................................................... 91
Agenda Item 9.2Page 362 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan ii
AFFIRMATIVELY FURTHERING FAIR HOUSING ........................................................................ 93
Introduction, Outreach, and Assessment ................................................................................... 93
Introduction ................................................................................................................................ 93
Public Outreach .......................................................................................................................... 93
Housing Element Survey (focused outreach) .......................................................................... 97
Stakeholder Meetings ................................................................................................................ 97
Findings ....................................................................................................................................... 98
City Overview .................................................................................................................................. 98
Fair Housing Enforcement and Outreach Capacity ............................................................. 104
Integration and Segregation ...................................................................................................... 106
Race and Ethnicity ................................................................................................................... 106
Income ...................................................................................................................................... 111
Familial Status .......................................................................................................................... 117
Persons with Disabilities......................................................................................................... 120
Findings .................................................................................................................................... 124
Racially and Ethnically Concentrated Areas of Poverty and Affluence ................................. 124
R/ECAPs .................................................................................................................................... 124
Racially Concentrated Areas of Affluence ............................................................................ 129
Disparities in Access to Opportunities ...................................................................................... 130
California Tax Credit Allocation Committee (TCAC) ............................................................ 130
Increasing Housing Opportunities in Higher Resource Areas ........................................... 137
Access to Opportunities, Regional Comparisons ................................................................ 138
Transportation ......................................................................................................................... 140
CalEnviroScreen 4.0 ................................................................................................................ 142
Findings .................................................................................................................................... 143
Disproportionate Housing Needs ............................................................................................. 144
Substandard Housing ............................................................................................................. 144
Overcrowding .......................................................................................................................... 147
Homelessness ......................................................................................................................... 149
Displacement ........................................................................................................................... 153
Findings .................................................................................................................................... 155
Other Contributing Factors ........................................................................................................ 156
Historic Immigration and Land Use Patterns ...................................................................... 156
Urban Growth Boundary ........................................................................................................ 158
Fair Housing Issues, Contributing Factors, and Meaningful Action ...................................... 159
CONSTRAINTS ON HOUSING .................................................................................................. 173
Governmental Constraints ......................................................................................................... 173
Land Use Controls ................................................................................................................... 173
Agenda Item 9.2Page 363 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan iii
Providing for a Variety of Housing Types ............................................................................. 188
Residential Development Ordinance .................................................................................... 193
Urban Growth Boundary and Urban Service Area .............................................................. 194
Development Review and Permitting Procedures .............................................................. 196
Housing for Persons with Disabilities ................................................................................... 205
Building Code........................................................................................................................... 207
Code Enforcement .................................................................................................................. 207
On- and Off-Site Improvement Requirements .................................................................... 207
Nongovernmental Constraints .................................................................................................. 209
Requests to Develop Below the Anticipated Density .......................................................... 209
Land Costs ................................................................................................................................ 210
Construction Costs .................................................................................................................. 211
Financing Availability ............................................................................................................... 212
Federal and State Programs .................................................................................................. 212
Environmental and Infrastructure Constraints ................................................................... 213
HOUSING SITES AND RESOURCES........................................................................................... 219
Land Inventory............................................................................................................................. 219
Housing Allocation .................................................................................................................. 219
Realistic Capacity ..................................................................................................................... 221
Assumed Affordability ............................................................................................................ 224
Environmental and Infrastructure Constraints ................................................................... 225
Entitled and Pending Pipeline Projects ................................................................................. 229
Accessory Dwelling Units (ADUs) ........................................................................................... 230
Ability to Meet the RHNA ........................................................................................................ 231
Opportunity Site Details ............................................................................................................. 234
Vacant Sites .............................................................................................................................. 234
Non-Vacant Sites ..................................................................................................................... 234
Non-Vacant Site Details .............................................................................................................. 235
Local Data ................................................................................................................................. 235
R4 Northern Cluster ................................................................................................................ 236
Monterey Cluster 1 (Downtown Expansion District) ........................................................... 238
Monterey Cluster 2 (Gateway/Downtown Expansion District) .......................................... 241
Monterey Cluster 3 (Gateway District) .................................................................................. 244
Monterey Cluster 4 (Downtown Expansion District) ........................................................... 246
Other Zoning Districts and Designations ............................................................................. 248
Financial Resources .................................................................................................................... 256
Countywide Programs ............................................................................................................ 256
U.S. Department of Housing and Urban Development (HUD) Grants ............................. 257
Statewide Resources ............................................................................................................... 261
Administrative Resources ...................................................................................................... 262
Agenda Item 9.2Page 364 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan iv
HOUSING GOALS, POLICIES, AND PROGRAMS ..................................................................... 264
Housing Production .................................................................................................................... 264
Removal of Governmental Constraints .................................................................................... 264
Housing Preservation and Rehabilitation ................................................................................ 265
Housing Assistance to Meet the Needs of All Income Levels ................................................ 265
Special Housing Needs ............................................................................................................... 266
Affirmatively Furthering Fair Housing ....................................................................................... 266
Education and Outreach ............................................................................................................ 267
Quantified Objectives ............................................................................................................. 267
Programs ...................................................................................................................................... 268
APPENDIX A: SITES INVENTORY MAP ..................................................................................... 310
APPENDIX B: SITES INVENTORY LIST...................................................................................... 312
APPENDIX C: OUTREACH ......................................................................................................... 330
List of Figures
Figure 1: Population Age Distribution, 2019 ................................................................................... 48
Figure 2: Regional Racial/Ethnic Composition, 2019 ...................................................................... 50
Figure 3: Regional Employment by Industry, 2019 ........................................................................ 52
Figure 4: Regional Home Prices Over Time, 2001–2020 ................................................................ 57
Figure 5: Disability by Type, 2019 ..................................................................................................... 74
Figure 6: Developmental Disability by Type Served by San Andreas Regional Center, 2020.... 76
Figure 7: Census Tracts and RHNA Sites, 2022 ............................................................................... 99
Figure 8: Racial and Ethnic Majority, 2010 ................................................................................... 107
Figure 9: Percentage of the Population that is Non-White, 2018 .............................................. 108
Figure 10: Percent non-White Comparison of RHNA Units ........................................................ 109
Figure 11: Dissimilarity Index for Race ......................................................................................... 110
Figure 12: Low to Moderate Income Population and RHNA Sites, 2011-2015 ........................ 112
Figure 13: Low to Moderate Income Population Comparison of RHNA Units ......................... 113
Figure 14: Households per Income Level, 2021 .......................................................................... 114
Figure 15: Median Household Income, 2019 ............................................................................... 115
Figure 16: Poverty Status, 2010-2014 and 2015-2019 ................................................................ 116
Figure 17: Housing Choice Vouchers ............................................................................................ 117
Figure 18: Children in Female-Headed Households and RHNA Sites ....................................... 118
Figure 19: Female Headed Households Comparison of RHNA Units ....................................... 119
Figure 20: Children in Married-Couple Households ................................................................... 120
Figure 21: Disability Characteristics, Gilroy, 2019 ....................................................................... 121
Figure 22: Population with a Disability, 2010-2014 and 2015-2019 .......................................... 122
Figure 23: Population with a Disability Comparison of RHNA Units ......................................... 123
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City of Gilroy Housing Element 6th Cycle Housing Plan v
Figure 24: Infrastructure Improvements ...................................................................................... 127
Figure 25: R/ECAPs in the City and Vicinity ................................................................................... 128
Figure 26: Presence of a R/ECAP Comparison of RHNA Units ................................................... 129
Figure 27: RCAAs Vicinity and RHNA Sites .................................................................................... 130
Figure 28: TCAC Economic Score, 2021 ........................................................................................ 132
Figure 29: TCAC Education Score .................................................................................................. 133
Figure 30: TCAC Environmental Score .......................................................................................... 134
Figure 31: TCAC Composite Score and RHNA Sites ..................................................................... 136
Figure 32: TCAC Designation Comparison of RHNA Units ......................................................... 137
Figure 33: Existing Single-Family Homes on Corner Lots in R1 and R2 Zones ......................... 138
Figure 34: Transit Route Map ........................................................................................................ 141
Figure 35: CES Percentile and RHNA Sites ................................................................................... 142
Figure 36: CalEnviroScreen Percentile Comparison of RHNA Units .......................................... 143
Figure 37: Housing Problems by Tenure and Race/Elderly/Housing Size ................................ 145
Figure 38: Cost Burden by Tenure and Race/Elderly/Housing Size........................................... 145
Figure 39: Overpayment by Owners ............................................................................................. 146
Figure 40: Overpayment by Renters ............................................................................................. 146
Figure 41: Year Structure Built....................................................................................................... 147
Figure 42: Overcrowded Households ........................................................................................... 148
Figure 43: Communities Vulnerable to Displacement ................................................................ 155
Figure 44: Gilroy Land Use Map .................................................................................................... 174
Figure 45: Gilroy Special Flood Hazard Areas .............................................................................. 227
Figure 46: Gilroy Wildland Urban Interface Areas ....................................................................... 228
List of Tables
Table 1: 5th Cycle RHNA Progress (2015 through 2022)................................................................. 20
Table 2: Review of 2015 – 2023 (5th Cycle) Housing Element Programs ...................................... 26
Table 3: Gilroy RHNA, 2023–2031 .................................................................................................... 45
Table 4: Regional Population Trends, 2010–2020 .......................................................................... 46
Table 5: Average Annual Population Growth Rate ......................................................................... 46
Table 6: Population Age Distribution, Gilroy ................................................................................... 47
Table 7: Racial and Ethnic Composition, Gilroy .............................................................................. 49
Table 8: Employment Trends, Gilroy ............................................................................................... 51
Table 9: Major Employers, 2021 ....................................................................................................... 53
Table 10: Change in Households, 2000–2019 ................................................................................. 54
Table 11: Regional Average Household Size ................................................................................... 54
Table 12: Household Size Distribution, 2019 .................................................................................. 54
Table 13: Median Household Income by Tenure, 2019 ................................................................. 55
Table 14: Income Range by Affordability Level Based on State Area Median Income, 2022 .... 55
Table 15: Household Income by Tenure, 2018 ............................................................................... 56
Table 16: Zillow Home Value Index, 2020 and 2021 ...................................................................... 58
Table 17: Average Monthly Rent by Unit Size, 2021 ....................................................................... 58
Agenda Item 9.2Page 366 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan vi
Table 18: Maximum Affordable Rent by Income, Santa Clara County ........................................ 59
Table 19: Maximum Affordable Monthly Rent by Income Category............................................ 59
Table 20: Occupancy Rates ............................................................................................................... 60
Table 21: Housing Cost as a Percentage of Household Income, 2018 ........................................ 61
Table 22: Overcrowded Households, 2019 ..................................................................................... 63
Table 23: Housing Units, 2000–2019 ............................................................................................... 64
Table 24: Unit Size by Tenure, 2019 ................................................................................................. 64
Table 25: Housing Inventory by Unit Type ...................................................................................... 65
Table 26: Unit Type by Tenure, 2019 ............................................................................................... 66
Table 27: Tenure by Housing Age .................................................................................................... 67
Table 28: Units Lacking Plumbing or Complete Kitchen Facilities, 2019 ..................................... 68
Table 29: Potential Units at Risk of Conversion .............................................................................. 70
Table 30: Replacement Cost ............................................................................................................. 70
Table 31: Gilroy and Santa Clara County Population with Developmental Disabilities ............. 75
Table 32: Living Arrangements of Adults with Developmental Disabilities ................................ 76
Table 33: Householders by Age, 2020 ............................................................................................. 78
Table 34: Median Household Income for Elderly Households, 2019 ........................................... 78
Table 35: Income Distribution, Elderly Households, 2018 ............................................................ 79
Table 36: Elderly People with Disabilities, 2019 ............................................................................. 79
Table 37: Elderly Households by Housing Problems and Tenure, 2018 ..................................... 80
Table 38: Large Households by Tenure, 2019 ................................................................................ 81
Table 39: Income Distribution, Large Households, 2015-2019 .................................................... 82
Table 40: Large Households by Housing Problems and Tenure, 2018........................................ 82
Table 41: Female-Headed Households by Tenure, Gilroy, 2019 .................................................. 83
Table 42: 2022 Santa Clara County Homeless Census and Survey .............................................. 84
Table 43: Homeless Facilities in or Adjacent to Gilroy ................................................................... 86
Table 44: Number of Santa Clara County Farmworkers and Farms, 2017 ................................. 87
Table 45: Overcrowding by Income Level, 2019 ............................................................................. 89
Table 46: Extremely Low-Income Households with Housing Problems, 2018 ........................... 91
Table 47: Comparison of Fair Housing with Respect to Location.............................................. 102
Table 48: Dispute Cases by Income Category, 2015-2022 ......................................................... 105
Table 49: Dispute Cases by Age, 2015-2022 ................................................................................ 105
Table 50: Dispute Cases by Race, 2015- 2022 .............................................................................. 106
Table 51: Dissimilarity Index for Income ...................................................................................... 111
Table 52: Opportunity Indicators .................................................................................................. 140
Table 53: Overcrowding, 2019 ....................................................................................................... 149
Table 54: Homeless Facilities in or Adjacent to Gilroy ................................................................ 150
Table 55: 2022 Santa Clara County Homeless Census and Survey ........................................... 151
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 153
Table 57: Fair Housing Issues, Contributing Factors, and Proposed Action ............................ 160
Table 58: AFFH Actions Matrix ....................................................................................................... 162
Table 59: Neighborhood District Target Densities ...................................................................... 177
Agenda Item 9.2Page 367 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan vii
Table 60: Downtown Specific Plan Development Standards ..................................................... 180
Table 61: Downtown Specific Plan Development Standards (Special Circumstances) ........... 181
Table 62: Residential Standards (2022) ........................................................................................ 184
Table 63: Residential Parking Standards (2022) .......................................................................... 186
Table 64: Residential Use Table (2022) ......................................................................................... 190
Table 65: Permit Processing Time (2022) ..................................................................................... 198
Table 66: Permit Processing Time, Months, Regional Comparison (2021-2022) ..................... 199
Table 67: Planning Related Fees (August 2022) ........................................................................... 200
Table 68: Development Impact Fees (2022) ................................................................................. 202
Table 69: Total Fees per Unit, Regional Comparison (2021-2022) ............................................ 203
Table 70: Fees as Percentage of Total Development Costs, Regional Comparison (2021-2022)
203
Table 71: 2022 Vacant Lot Sales in Gilroy ..................................................................................... 211
Table 72: Disposition of Home Loans, 2020 ................................................................................ 212
Table 73: 2023–2031 RHNA ........................................................................................................... 219
Table 74: Pipeline Projects and ADUs Progress Towards RHNA ............................................... 220
Table 75: Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA)............................. 221
Table 76: Example Multifamily Project Densities ........................................................................ 223
Table 77: Assumed Yields .............................................................................................................. 224
Table 78: Densities, Affordability, and Implementing Zones ..................................................... 225
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued) ........... 230
Table 80: ADUs Toward the RHNA ................................................................................................ 231
Table 81: ADU Affordability Assumptions .................................................................................... 231
Table 82: RHNA Capacity and Buffer ............................................................................................ 232
Table 83: Lower Income RHNA Capacity ...................................................................................... 232
Table 84: Residential Vacant Sites Capacity ................................................................................. 234
Table 85: Non-Vacant Site Capacity .............................................................................................. 235
Table 86: CDBG Funded Agencies ................................................................................................. 258
Table 87: CARES Act CDBG-CV Funds ........................................................................................... 258
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 260
Table 89: Total Quantified Objectives, 2023 – 2031 .................................................................... 267
Table 90: Opportunity Sites ........................................................................................................... 312
Table 91: Pending Project Sites ..................................................................................................... 316
Agenda Item 9.2Page 368 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 8
Introduction
Purpose and Content
The City of Gilroy’s 2023 – 2031 6th Cycle Housing Element has been prepared in compliance
with the State of California Government Code Section 65302 and in conformance with the
Housing Element Guidelines as established by the California Department of Housing and
Community Development (HCD). This Housing Element sets forth the City’s overall housing
objectives in the form of goals, policies, and programs.
Relationship to Other Elements and Plans
This Housing Element identifies goals, policies, and programs that guide housing policy for the
City for the 2023 – 2031 planning period. The goals, policies, and programs are consistent with
the direction of the City’s other General Plan elements, specifically the Land Use Element,
Potential Hazards Element, and the Environmental Justice Element. Each goal is followed by
one or more policies that are designed to provide direction to the policy makers that will
enable progress toward the goals. Consistency will be reviewed as part of the annual General
Plan implementation progress report as required under Government Code Section 65400. As
amendments are made to the General Plan, the City will also review and revise the Housing
Element for ongoing consistency. Listed after a discussion of the goals and policies are the
programs designed to implement the specific goals and policies.
The Housing Element goals, policies, and programs aim to:
Encourage the development of a variety of housing opportunities and provide
adequate sites to meet the 2023 – 2031 Regional Housing Needs Allocation
RHNA).
Assist in the development of housing to meet the needs of lower- and moderate-
income households.
Address and, where appropriate and legally possible, remove governmental
constraints to housing development.
Conserve, preserve, and improve the condition of the existing affordable housing
stock.
Promote equal housing opportunity for all residents to reside in the housing of their
choice. These objectives are required by and delineated in State law (California
Code Section 65583 [c][1]).
Public Participation
The City of Gilroy made a diligent effort to encourage public participation in the development
of the Housing Element. Outreach for the HousingElement update began in 2021, starting with
City Council public meetings to introduce the housing element update process and to get initial
Agenda Item 9.2Page 369 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 9
feedback on potential programs for inclusion in the housing element. The City of Gilroy also
participated in a regional (virtual) outreach meeting through the Santa Clara County
Collaborative that included residents and stakeholders from Gilroy, Morgan Hill, and the
County of Santa Clara; approximately 20 attendees participated in the Gilroy breakout room.
Targeted outreach began in January 2022. This involved engaging a diverse group of people in
the planning process, including community members, stakeholders, service providers,
educators, and the Planning Commission and City Council in identification of Gilroy’s Housing
Element housing issues and goals.
Additional details about the public outreach process can be found in the Affirmatively
Furthering Fair Housing Chapter. In summary, the public participation program included:
Website. An interactive housing element update website, launched in February
2022 and accessed through the City’s webpage, which included a description of the
project, how to provide input, workshop dates and video recordings, a link to the
Housing Element update survey, FAQs, and the draft Housing Element.
Surveys. A bilingual (Spanish) online community survey was heavily promoted
through email list notification, project website, flyers, stakeholder interviews,
community workshops, and handed out in person.
Stakeholder Interviews. Four focus groups were held on Tuesday, March 29 at 1:00
p.m.; Tuesday, April 5 at 1:00 p.m.; Thursday, April 7 at 1:00 p.m.; and Tuesday, April
12 at 10:00 a.m. to gather input from community members and housing service
providers.
Community workshops. Two bilingual virtual community workshops were held on
Wednesday, March 30, 2022 at 6:00 PM, and Tuesday, June 28, 2022 at 6:00 PM. The
website was updated to include information about the community meetings and
the project planner sent emails to notify individuals on the mailing list which
included stakeholders, community service providers, and members of the public.
The links to both the English and Spanish language presentation video recording
were posted on the Housing Element Update website.
Equity Advisory Group Meeting. On August 23, 2022, the City gave a presentation to
the Santa Clara County Equity Advisory Committee. The purpose of the
presentation was to provide a brief summary of Gilroy’s demographics and housing
trends, including income levels and housing inventory. The meeting also included a
summary of public outreach efforts, survey results, and stakeholder feedback. Staff
also introduced the draft housing goals, a snapshot of some of the proposed
housing programs, and a look at the RHNA sites inventory map. The session also
included questions and answers related to the Housing Element. The Equity
Advisory Committee consists of 15 community-based organizations that represent
and/or serve the County's diverse community. They include organizations that
represent ethnic communities, provide direct services including housing assistance,
or work on housing-related issues.
Agenda Item 9.2Page 370 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 10
Study Session. One bilingual joint study session with the Planning Commission and
City Council was held on August 29, 2022 at 6:00 PM. All the efforts of notifying the
public that were made for the two community meetings were repeated for the joint
study session. The links to the presentation video recording were posted on the
Housing Element Update website. The joint study session focused primarily on
RHNA site strategy, housing issues, and proposed programs included in the
Housing Element. It included a robust discussion of housing issues and responsive
programs to meet the needs of all Gilroy residents. The meeting was well attended
by both Spanish and English-speaking residents and stakeholders.
Public Draft Community Meeting. One virtual community meeting was held on
Tuesday, September 27, 2022 at 6:00 PM. The link to the presentation video
recording was posted on the Housing Element Update website. The meeting
provided the community with a high-level overview of the Draft Housing
Element chapters and appendices, the overall goals and programs, and then a
brief description of some of the programs that could potentially have the
highest impact on housing production, removal of governmental constraints,
and meeting special housing needs.
Public Draft City Council and Planning Commission Public Hearings. Following the
release of the first public draft, the City held two in-person public hearings. The
public hearings were held Monday, October 17, 2022 at 6:00 PM (City Council) and
Thursday, October 20, 2022 at 6:00 PM (Planning Commission). The purpose of the
meetings was to provide the public and the City’s decision makers with another
opportunity to provide comments and suggestions prior to sending the draft to the
California Department of Housing and Community Development for their review.
Farmworker Outreach. In November and December 2022, the City of Gilroy worked
with staff from the Ochoa Migrant Camp to survey resident farmworkers. Twenty-
six (26) surveys were completed by the farmworkers with assistance from bilingual
staff atthe Migrant Camp. Feedback from the farmworkers was summarized in the
Special Needs Groups section in the Housing Needs Assessment chapter of the
Housing Element. The City of Gilroy also modified Programs E - 7 and E - 11 to help
facilitate needed housing for farmworkers who work in and surrounding Gilroy.
Youth Commission and Gavilan College Outreach. On December 12, 2022, City staff
attended the Gilroy Youth Commission meeting to discuss the Housing Element
update, answer questions, and gather feedback from youth in attendance (~15 to
18 years old). City staff also asked those in attendance to complete the online
housing survey and to ask their friends and older siblings to complete the survey.
In an effort to reach out to the young adult community, City staff reached out to
members of the Associated Students of Gavilan College (ASGC) student body. Eight
8) surveys were completed by the Youth Commission and Gavilan College
community.
Agenda Item 9.2Page 371 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 11
Seniors Outreach. On January 25, 2023, City staff made a brief presentation to
seniors atthe Gilroy Senior Center, informing them about the Housing Element and
gathering feedback. Nineteen (19) surveys were completed by seniors in
attendance.
Intellectually and Developmentally Disabled Outreach. On January 24, 2023, the City
held a virtual meeting with Housing Choices and intellectually and developmentally
disabled (I/DD) stakeholders (primarily parents of I/DD children and I/DD adults),
informing them about the Housing Element and gathering verbal feedback. On
February 15, 2023, the City also met with and gathered verbal feedback from I/DD
residents, caregivers, and staff at Villa Esperanza, a facility that provides low-income
apartment units and services for persons with disabilities.
Summary of Comments Received
During the initial outreach process (prior to the release of the public draft) the City heard
comments ranging from: difficulty paying rent, mortgage or down payment; homelessness;
and insufficient housing supply including affordable housing, farm-worker housing, and
preference on locations for future housing. Many of the programs proposed as well as the
RHNA sites inventory in the 2023-2031 Housing Element reflect the community input. In
summary, the community engagement and input yielded the following themes and feedback:
Affordability: Participants expressed the difficulties to afford homes and rent in
Gilroy and the larger region; specifically identifying first time home buyers, farm
workers and seniors as key impacted groups. Participants expressed concern that
Gilroy incomes are lower comparatively to the regional median; therefore, housing
that may be affordable for the surrounding region may not be affordable for Gilroy
residents. Program A - 11 consists of the development of an Inclusionary Housing
Policy to establish inclusionary housing requirements so that new developments
reserve a percentage of the total units for lower- and moderate-income
households.
Importance of Investment in East Gilroy: Participants noted a disparity in housing
and quality of infrastructure and amenities between the east side and west side of
the City. Participants noted the importance of investing in downtown to provide
access to necessary resources and adequate infrastructure concurrently with
housing development. Program F - 3 is included to ensure place-based investments
and improvements are occurring in the eastern areas of Gilroy, especially in the
downtown area.
Education and Outreach: Participants expressed a lack of community engagement
and education on affordable housing, accessory dwelling units (ADUs), available
housing services and programs, and housing policy. Programs G - 2, G - 3, G - 5, and
G - 8 implement outreach and education strategies to increase community
awareness about ADUs, housing resources, and available fair housing support.
Program G - 4 provides focused outreach in the downtown area.
Agenda Item 9.2Page 372 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 12
Prioritizing Extremely Low-Income Housing: Participants addressed the need for
prioritizing development of extremely low-income units. Additionally, residents
expressed the need to prioritize the allocation of these extremely low-income units
to existing Gilroy residents. Program A - 12 considers adopting an incentives beyond
density bonus state law program that targets extremely low-income populations
and other special needs. Program E - 9 is included to develop a priority system for
current residents of Gilroy and individuals working in Gilroy to inhabit these special
needs households.
Disparity of income between the City and the larger region. The large difference
between the median income in the City and the regional area median income (AMI)
was frequently noted in outreach. The difference was $33,871 (24%) in 2020.
Participants expressed the inability to afford lower-income units based on the AMI
category income limits. Program E - 9 is included to develop a priority system for
the allocation of extremely low-income units, including prioritizing current residents
of Gilroy.
A summary of outreach is also provided in the Housing Needs Assessment and Affirmatively
Furthering Fair Housing chapters. For complete survey results and additional detail on
outreach, see Appendix C: Outreach.
Public Comments on the September 12, 2022, Draft Housing Element Update
The City of Gilroy held a 30-day public review period on the draft Housing Element from
September 12, 2022, to October 12, 2022. Twenty-two comment letters and emails were
received between January and October 12. The City received two (2) additional comment
letters following the end of the 30-day review period. The City of Gilroy received comments
from affordable housing advocates and residents. Concerns included RHNA sites analysis,
community engagement, and program enhancements. While generally supportive of the City’s
draft Housing Element efforts, several comments requested additional or enhanced programs
as well as additional analysis or rationale on the site selection. Many of the suggested
programs were included in some variation in the draft housing element. Program examples
include enhancing the ADU program, seeking more grants and technical assistance, and
enhancing community engagement and education.
Comments fell into several categories including:
ADU promotion and incentives (see Program A - 6 and A - 7)
Tools, techniques, and funding sources to increase affordable housing (see Program
D - 1, D - 2, D – 3, D - 4, and D - 5)
Streamline permit process (see Program A - 9 and B - 5)
Provide rationale for RHNA sites and how they Affirmatively Further Fair Housing and
the needs of Gilroy (addressed in the AFFH and Needs Assessment sections)
Agenda Item 9.2Page 373 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 13
Expand on community and stakeholder engagement process (see Program G - 1 and
G - 2)
Displacement and tenant protections (See Program F - 5)
ADUs
Commenters called for more programs and incentives for ADU production and affordability,
through methods like reduction of development standards and incentives for below market
rate units. Commenters also suggested funding programs for ADU production through a
Community Development Financial Institutions Fund (CDFI) program. The original draft
included Program A - 6 to track and monitor its ADU production to ensure that annual
production matches the RHNA assumption. Program A - 7 commits the City to providing pre
designed plans to expedite development review as an incentive to production. In response to
public comments received on the draft, the City added a new ADU program (A - 8) which
creates a financial assistance program for homeowners who build ADUs with an affordability
restriction. The City added program A - 15 (ADU Ordinance Updates) which directs the City to
update the zoning ordinance to conform to current state law regarding ADUs. Under this
program, the City will replace the ADU deed restriction requirement with an owner affidavit
form that does not require recordation at the County. This change will streamline the process
for approving ADUs in the City of Gilroy. To further incentivize ADU production, the City will
increase the allowable ADU floor area from 1,000 square feet to 1,200 square feet. The City
also modified its ADU Education Program (G - 3) by including an effort to consolidate its
building department and planning department ADU webpages into one so that all ADU
information is in one single place online.
Affordable Housing Incentives and Funding
Several commenters expressed a desire for the City to include examples of funding sources
and other tools to support and incentivize the development of affordable housing, such as
grants through the Metropolitan Transportation Commission and the Association of Bay Area
Governments. The original draft included Programs D - 1, D - 2, D – 3, D - 4, and D - 5 to support
housing developers and homeless service providers in financing the development of
affordable housing. Program D-2 was amended to include the Metropolitan Transportation
Commission and the Association of Bay Area Governments as additional funding sources. As
noted above, the revised draft submitted to HCD also includes Program A - 8 which creates a
financial assistance program, for homeowners who build ADUs with an affordability
restriction.
Permitting
A number of the letters expressed concerns regarding the development process in the City
and the constraints that result from the process. Commenters recommended several
strategies to improve the transparency and turn-around time for getting permits approved.
The original draft included Programs B - 5 to streamline the permitting process for affordable
housing and Program A - 9 that implements a new online permitting system. The revised draft
Agenda Item 9.2Page 374 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 14
submitted to HCD includes Program B - 8 which creates an Entitlement Roadmap Webpage on
the City’s website that provides simple and clear information on how to navigate the City’s
permitting process, including projects that can be approved ministerially or through a staff
level administrative process.
Engagement and Education
Commenters called for a more extensive community engagement process to reach as many
stakeholders as possible and keep them involved throughout the process. Commenters
iterated the importance of the promotion and education on housing programs and resources
and provided strategies to address this topic. The original draft included Program G - 1 and
G - 2 to create education and awareness and to enhance the City community outreach strategy
and relations. The revised draft submitted to HCD adds three new programs to improve
engagement and education (G - 6, G - 7, and G - 8). Program G - 6 consists of educating the
public on homelessness, consolidating information on resources for the unhoused population,
and restarting monthly meetings of the unhoused service providers group. Program G - 7
increases bilingual services and advertises the City of Gilroy’s collective bargaining bilingual
pay benefit to attract new staff that can assist the Spanish-speaking community in the City.
Program G - 8 creates a Help Center Webpage to provide a centralized resource for tenants
and landlords to receive information on local laws, assistance to apply for rent relief, and legal
aid.
Tenant Protections
Anti-displacement and tenant protections were prominent issues discussed by commenters.
Several programs were suggested to address these concerns, including tenant relocation
assistance, eviction reduction, security deposit limits, Fair Chance Ordinance, legal assistance,
and first refusal to purchase. The City amended Program F - 5 to include organizing a focus
group to explore displacement prevention polices and completing an analysis of best practices
in jurisdictions that are similar to Gilroy, within approximately two years of Housing Element
adoption.
Program Changes in Response to Public Comment
In response to public comment the City made a number of additions and changes to its
programs during the 10-day revision period in October 2022. The following additions and
changes were made to programs to accommodate the needs of the community.
Modified Program A - 6 (ADU Tracking and Monitoring and Ordinance Updates) to
include the commitment to coordinate with HCD and revise the ADU ordinance in
conformance with state law.
Added Program A - 8 (Incentives for Affordable ADUs) to develop a financial assistance
program for homeowners who build ADUs with an affordability restriction or
commitment to offering housing choice vouchers, upon securing adequate funding for
the program.
Agenda Item 9.2Page 375 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 15
Modified Program A - 11 (Inclusionary Housing Policy) to include a requirement that
developers market both Below-Market-Rate (BMR) units and accessible/adaptable
units in developments.
Modified Program A - 12 (Incentives Beyond Density Bonus State Law) to include
households with intellectual and developmental disabilities as a special needs group to
consider in the expanded program. The City also noted that the Inclusionary Policy
could be structured like a Density Bonus program with incentives that are tiered by
level of affordability provided.
Added Program A - 14 (Coordination with Santa Clara Office of Supportive Housing) to
continue the partnership regarding the development of affordable housing on the
property at 8th and Alexander, including offering impact fee waivers.
Added Program B - 8 (Entitlement Roadmap Webpage) to develop a website to provide
clear and simple information about the City’s permitting process for residential
development. Information will include a flow chart, FAQs, live links, and application
forms.
Modified Program D-2 (Funding Sources to Assist Homeownership) to include the
Metropolitan Transportation Commission and the Association of Bay Area
Governments as additional funding sources.
Modified Program E 6 (Reduced Parking Requirements for Senior Housing) to include
discussion of AB 2097 which prohibits minimum parking requirement for projects
within one half-mile of public transit.
Modified Program F - 5 (Displacement Prevention Policy) to include organizing a focus
group to explore displacement prevention polices and completing an analysis of best
practices in jurisdictions that are similar to Gilroy.
Modified Program G - 3 (ADU Education) committing the City to consolidate its two ADU
webpages into one page, so that all ADU information is located in a single location.
Added Program G - 6 (Unhoused Population Education and Outreach) to educate the
public about the unhoused population and homelessness in the City. The program
develops a dedicated website on homelessness, creates printed information for
distribution at City Hall and by code enforcement officials in the field, posts resources
for the unhoused population on the City website, and commits the City to restarting
the unhoused service providers group meetings.
Added Program G - 7 (Bilingual Engagement) to increase availability of bilingual
outreach materials and advertise the City of Gilroy’s collective bargaining bilingual pay
benefit to attract new staff that can converse with the City’s Spanish-speaking
population.
Agenda Item 9.2Page 376 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 16
Program Changes in Response to HCD Comments
Sufficient Sites. The City revised Program A-1 (No Net Loss Inventory and Monitoring) to
include the addition of a no net loss inventory list; revised Program A - 2 (Surplus
Lands/Affordable Housing on City-Owned Sites) to advertise City-owned lands to affordable
housing providers, the Santa Clara County Office of Supportive Housing, and developers of
special needs housing; Program A - 6 (ADU Tracking and Monitoring) was amended to include
an update to the ADU strategy if annual production and affordability rates do not match the
estimates included in the Housing Sites and Resources chapter; modified Program A - 10
Facilitate Missing Middle / Middle Income Housing) to provide more flexibility in the type of
units allowed under SB 9 by allowing triplexes and fourplexes as an alternative design to a
traditional duplex with an ADU or a junior ADU. Added Program E - 12 (Downtown Expansion
District and Mixed-Use Corridor Flexibility) to allow 100% Residential in the Downtown
Expansion District and provide flexibility for mixed-use projects that accommodate extremely
low-income and Special Needs Households.
Governmental Constraints. New programs were added, and existing programs were
amended to remove governmental constraints to housing production. Program A - 6 (ADU
Tracking and Monitoring) was amended to include an update to the ADU strategy if annual
production and affordability rates do not match the estimates included in the Housing Sites
and Resources chapter. Program A - 8 (Financial Incentives for Affordable ADUs) was amended
to evaluate ADU impact fees If ADU production is lower than anticipated. Program A - 10
Missing Middle / Middle Income Housing) was amended to allow triplexes and fourplexes on
corner lots in the R-1 and R-2 districts with a minimum 6,000 sf lot size. A-15 (ADU Ordinance
Updates) was amended to replace the ADU deed restriction requirement with an owner
affidavit form that does not require recordation at the County and to increase the allowable
floor area from 1,000 square feet to 1,200 square feet. A - 16 (SB 9 Processing) was added to
update the City’s SB 9 webpage to include step-by-step, user friendly instructions for
processing SB 9 units and lot splits in Gilroy. Program B - 3 (SB35/SB330) was amended to
include the creation of checklists and instructions for reviewing and approving SB 35 and
SB330 projects, and Zoning Ordinance amendments to ensure that any demolished units shall
be replaced pursuant to Government Code Section 65915(c)(3) and Government Code Section
65583.2(g). Under Program B - 7 (Zoning Ordinance update) the City will evaluate development
standards for all zones including the Downtown Specific Plan zones for potential governmental
constraints. Under Program B - 9 (Building Department Webpage), the City will update the
Building Department webpage to include information required pursuant to AB 2234, which
should help reduce applicant time and cost and increase certainty. Under Program B - 10
Zoning Code Annual Updates), the City will establish a process to update City policies, codes
and ordinances to comply with new State laws affecting housing and land use. Under Program
E - 3 (Emergency Shelters), the City has drafted an update to the zoning ordinance to comply
with Assembly Bill (AB) 2339, AB 139, and Government Code Section 65583(a)(4) regarding
emergency shelters. Program E - 12 (Downtown Expansion District and Mixed-Use Corridor
Flexibility) will allow 100% Residential in the Downtown Expansion District and allow flexibility
Agenda Item 9.2Page 377 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 17
for the non-residential portion of mixed-use projects that accommodate extremely low-
income and Special Needs Households.
Affirmatively Furthering Fair Housing (AFFH). Program A - 10 (Missing Middle / Middle
Income Housing) was amended to allow triplexes and fourplexes on all corner lots in the R-1
and R-2 districts with a minimum 6,000 sf lot size to encourage the development of missing
middle housing throughout the City, including high-resource areas primarily comprising
detached single-family residences. Programs A - 11 (Inclusionary Policy) and A - 12 (Incentives
Beyond Density Bonus State Law) will facilitate affordable housing opportunities in the City’s
higher resource / higher income areas. Under Program E - 10 (Development and Rehabilitation
of Housing for Persons with Disabilities), the City will evaluate and revise standards and
procedures related to reasonable accommodation and residential care homes (i.e., group
homes) as necessary to remove governmental constraints. Program F - 3 (Place-Based
Improvements in Downtown Gilroy) will improve conditions in the City’s R/ECAP area. Program
G - 2 (Community Outreach and Inclusion in the Decision-Making Process) includes geographic
targeting in the R/ECAP area. Similarly, Program G - 4 (Increased Outreach in Downtown Areas)
directs the city to consider the viewpoints and concerns of all neighborhoods within Gilroy,
and specifically the R/ECAP area when drafting the High-Speed Rail Station Area Plan and when
updating the Downtown Specific Plan. Under Program G - 7 (Bilingual Engagement), the City
will increase Spanish language engagement given the City’s large Hispanic population which is
further facilitated by the recent expansion of the City’s bilingual pay benefits, which should
increase the number of bilingual staff available to assist the Spanish-speaking community
Agenda Item 9.2Page 378 of 1163
18
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
REVIEW OF PAST ACCOMPLISHMENTS
Agenda Item 9.2Page 379 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 19
Review of Past Accomplishments
California Government Code Section 65588(a) requires that each jurisdiction review its housing
element as frequently as is appropriate and evaluate:
The appropriateness of the housing goals, objectives, and policies in contributing to
the attainment of the state housing goal.
The effectiveness of the housing element in attainment of the community’s housing
goals and objectives.
The progress in implementation of the housing element.
According to the State HCD, the review is a three-step process:
Review the results of the previous element’s goals, objectives, and programs. The
results should be quantified where possible but may be qualitative where
necessary.
Compare what was projected or planned in the previous element to what was
actually achieved. Determine where the previous housing element met, exceeded,
or fell short of what was anticipated.
Based on the above analysis, describe how the goals, objectives, policies, and
programs in the updated element are being changed or adjusted to incorporate
what has been learned from results of the previous element.
Housing Production
The City of Gilroy had a total RHNA allocation of 1,088 units in the 5th Cycle. As of December
2022, 2,605 units have been permitted during the 5th Cycle, exceeding the overall allocation by
1,517 units. About 60 percent of these new units were affordable to above-moderate incomes.
The City produced nearly five (5) times (490%) the low-income allocation, approximately 46%
of its moderate-income allocation, and approximately 68% of its very-low income allocation.
There is a remaining RHNA need of 75 very low-income units and 117 moderate income units.
The following table includes data through the end of 2022, consistent with the 2022 annual
progress report submitted to HCD.
Agenda Item 9.2Page 380 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 20
Table 1: 5th Cycle RHNA Progress (2015 through 2022)
Very Low Low Moderate Above
Moderate Total
5th Cycle RHNA
Allocation 236 160 217 475 1,088
Building
Permits Issued 161 785 100 1,559 2,605
Remaining
Requirement 75 - 117 - 192
No Net Loss and Adequate Sites
The 2015 – 2023 Housing Element identified adequate capacity for its 5th Cycle allocation of
units, identifying a surplus of 526 lower-income units and 960 above moderate- income units.
Additionally, in 2020, the City updated its General Plan to increase densities for specified land
use designations and allow mixed-use residential along the First Street commercial corridor.
These amendments increased zoned capacity for all income levels in Gilroy.
The City reviewed its 5th Cycle sites, past approvals, and the Zoning Ordinance and determined
that it has maintained adequate sites to meet the RHNA for all income levels throughout the
2015 – 2023 planning cycle.
Effectiveness at Assisting Special Needs Populations
This section reviews the City’s progress on assisting populations with special housing needs
during the 5th Cycle. The City of Gilroy supports the preservation of long-term housing stability
and affordability. The City has received and allocated funding to improve access to needs that
improve the quality of life among seniors, the homeless, and extremely low-income
households during the 2015 to 2023 planning cycle.
Funding for housing, homeless services, and special needs populations during the 5th Cycle
was provided through the federal Community Development Block Grant (CDBG) program,
CDBG CARES ACT-Corona Virus (CDBG-CV), and the Housing Trust Fund (HTF).
CDBG Funding. For the 2021 – 2022 fiscal year funding cycle, the City allocated $205,905 in
CDBG funds toward community service needs, including senior services ($17,560), youth
services ($38,452), health services ($10,250). and home repair ($140,000). For the 2022 – 2023
fiscal year, the City allocated $205,452 in CDBG funds towards senior services ($10,000), youth
services ($55,452), and home repair ($140,000). Specific programs and recipients varied slightly
between the two fiscal years.
CDBG-CV Funding. The City also allocated $613,154 in CDBG-CV funds towards programming
that would address the impacts resulting from the COVID-19 pandemic, including St. Joseph’s
Rental Assistance ($287,309), small business assistance ($225,486), and YMCA Healthy Food
Delivery ($100,359).
Agenda Item 9.2Page 381 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 21
PLHA Funding. The City Council approved the replacement of the HTF with the Permanent
Housing Allocation (PLHA) Fund, making more funds available for public service programs
addressing basic needs and homelessness prevention. Although the HTF will no longer be
made available for public service programs or rehabilitation purposes, it will continue to be
used to partially cover staff and consulting service costs to monitor affordable rental and
ownership agreements until the money is depleted.
PLHA funding allocations are also based on priorities identified in the City of Gilroy 2020-2025
Consolidated Plan and 2020-2021 Annual Action Plan1. High priority items identified in the plan
include special needs services for the elderly, special need services for youth, homeless
supportive services, and rehabilitation of existing affordable housing. By partnering with the
County and a broad range of community-based organizations, the City is expanding
homelessness prevention and basic needs services to assist Gilroy families and individuals
who are experiencing, or at risk of, homelessness.
o The City received PLHA funding from the State through application and partnership
with Santa Clara County. As a new resource, the City is implementing $474,000 in
program funds during the first two years of the PLHA Program. With $110,000 over
two years, St. Joseph’s Family Center provides emergency rental assistance, utility
assistance, and other supportive programs that help diminish the risk of becoming
homeless.
o With $40,000 over two years, Project Sentinel provides fair housing services and
investigates complaints to address housing discrimination for Gilroy residents.
o With $40,000 over two years, Project Sentinel provides a landlord-tenant counseling
and dispute resolution program to help resolve housing conflict and protect Gilroy
residents from displacement.
o With $40,000 over two years, Community Agency for Resources Advocacy and
Services provides rental and deposit assistance to prevent homelessness for Gilroy
families and individuals.
o With $80,000 over two years, South County Compassion Center provides services to
unhoused Gilroy residents to meet their basic needs and to connect them with
services that can help them attain permanent housing.
o With $70,000 over two years, St. Joseph’s Family Center provides training and
employment readiness to prepare individuals that are homeless or at risk of
homelessness for stability and greater self-sufficiency.
o With $54,000 over two years, The Health Trust delivers meals to low income and
homebound seniors at risk of food insecurity, allowing them to remain intheir
homes.
11 City of Gilroy 2020-2025 Consolidated Plan and 2020-2021 Annual Action Plan.
https://www.cityofgilroy.org/DocumentCenter/View/11526/City-of-Gilroy-2020- 2025-Consolidated-Plan-and-AAP-FINAL
Agenda Item 9.2Page 382 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 22
o With $40,000 over two years, Silicon Valley Independent Living Center provides Gilroy
residents with disabilities counseling, emergency rental assistance, and housing
search services to obtain safe, affordable, and accessible long-term housing.
As can be seen above, Gilroy is allocating and implementing federal and state grant funding to
assist Gilroy’s vulnerable communities and create safe and healthy neighborhoods for all. In
general, these programs have been successful at providing new opportunities, resources, and
procedures to assist special needs populations. The City is committed to furthering fair
housing and supporting special needs populations and has included several programs in its
6th Cycle Element to further address the housing needs of all groups.
Accessibility Improvements
The need to revitalize older City infrastructure, particularly accessibility for elderly persons and
persons with disabilities is identified as a top priority in the City’s 2020 – 2025 Consolidated
Plan and 2020 – 2021 Annual Action Plan. The Consolidated Plan further identifies accessibility
improvements such as wheelchair ramps, curbing, and sidewalks as one solution to this need.
In November 2021, the City awarded $70,592 in CDBG funding to a consultant to design and
prepare construction documents for off-site improvements in front of the Gateway Senior
affordable Apartments, located at 6500 Monterey Road. The scope of work included design of
a standalone HAWK (High-Intensity Activated Crosswalk) system for safe pedestrian crossing,
design of two ADA compliance curb ramps and minor concrete work, and design of new
striping for pedestrian crossing and safety. The full construction cost of the CIP project is
estimated to be $314,400. For the 2022-2023 fiscal year funding cycle, the City also allocated
145,090 in CDBG funds toward improving sidewalks and curb ramps throughout the City.
Seniors and Residents with Disabilities
The City also identifies supportive services for seniors and persons with disabilities under the
Special Needs section of the 2020-2025 Consolidated Plan. As noted above, the City allocated
a portion of the CDBG funds and a portion of the PLHA funds towards senior services and
residents with disabilities.
Over the two fiscal years from 2021 to 2023, CDBG funds included $18,560 for the Live Oak
Adult Day Care program and $8,643 for the Meals on Wheels program which provides access
to hot meal deliveries 5-days per week to people with disabilities and seniors who are unable
to leave the house. Similarly, $100,359 of the CDBG-CV funds were allocated towards the local
YMCA’s food distribution program for homebound seniors impacted by the COVID-19
pandemic and shelter in place orders.
Over the two-year period from 2022-2024, PLHA funds included $54,000 for the Health Trust
that delivers meals to low income and homebound seniors at risk of food insecurity, allowing
them to remain in their homes, and $40,000 for Silicon Valley Independent Living Center which
provides counseling for Gilroy residents with disabilities, emergency rental assistance, and
housing search services to obtain safe, affordable, and accessible long-term housing.
Agenda Item 9.2Page 383 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 23
The Recreational Division at City Hall provides seniors access to a free Box/Dine in lunch in
partnership with the YMCA at the Gilroy Senior Center on 7371 Hanna Street. Free groceries
from the Second Harvest Food Bank are available at San Ysidro Park on 7700 Murray Avenue.
At-Risk Youth Services
The 2020 – 2025 Consolidated Plan also identified Gilroy’s at-risk youth as a priority need for
the City. Over the 2021 – 2023 (two-year) fiscal cycles, a portion of the CDBG funds discussed
above were allocated towards Gilroy’s at-risk youth. The Community Agency for Resources
Advocacy and Services (CARAS) RYSE (Reaching our Young people to Succeed and Empower
with Unlimited Potential) program received $8,500 to provide support to at-risk young girls
through crime prevention, gang intervention, youth empowerment, and recreational activities.
The Boys and Girls Club Ochoa Clubhouse CORE Enrichment Program received $8,500 to
empower kids and teens to excel in school, become good community members, and lead
healthy, productive lives through education, learning, the arts, health and wellness, character
and leadership, sports and recreation, and workforce readiness. The Gilroy Youth Center
received $76,904 for engaging high-risk youth and their families with social, recreational and
educational programs that support and enhance their quality of life through community-
based recreation. The Gilroy Youth Center is a free program for income eligible residents,
providing an after-school program during the school year and a day camp during the summer.
Unhoused Outreach
A portion of the PLHA funds and CDBG-CV funds discussed above was allocated towards
homelessness prevention. The following agencies received PLHA Funding for FY 22-23 and FY
23-24: St. Joseph’s Family Center received $110,000 to provide emergency rental assistance,
utility assistance, and other supportive programs that help diminish the risk of becoming
homeless. St. Joseph’s Family Center received an additional $70,000 to provide training and
employment readiness to prepare individuals that are homeless or at risk of homelessness
for stability and greater self-sufficiency. Community Agency for Resources Advocacy and
Services received $40,000 to provide rental and deposit assistance to prevent homelessness
for Gilroy families and individuals. South County Compassion Center received $80,000 to
provide services to unhoused Gilroy residents to meet their basic needs and to connect them
with services that can help them attain permanent housing.
Through its CDBG-CV funds, the City provided $287,309 in support to Saint Joseph's Family
Center's Rental Assistance program. This program is designed to prevent homelessness
through emergency rental assistance and deposits. The funds helped very-low-income tenants
who have been impacted by COVID-19 with paying a portion of their rents to avoid eviction.
The Program benefited an estimated 231 low-income individuals.
Farmworkers
Due to the seasonal nature of farm work, many households have a difficult time securing safe,
habitable, and affordable housing. There are 56 dwelling units within Gilroy City limits to meet
the permanent and seasonal housing needs of extremely low-income and low-income
Agenda Item 9.2Page 384 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 24
farmworkers. These units are located in the following three (3) housing developments, owned
and managed by Eden Housing:
The Trees, with 14 units
Aspen Grove, with 24 units
Maple Gardens with 18 units
In addition, the Santa Clara County Housing Authority (SCCHA) provides 100 farmworker
housing units through the Ochoa Migrant Center, located just outside of the Gilroy City
boundary. The center serves as a migrant camp 8 months out of the year (April through
November) for farmworkers and their families. There are 33 three-bedroom apartments and
67 two-bedroom apartments within the 100-unit development. During the off-season (mid-
December through mid-March), the Ochoa Migrant Center provides temporary housing for the
unhoused.
Agenda Item 9.2Page 385 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 25
2015 – 2023 (5th Cycle) Housing Element Programs
This section illustrates the City of Gilroy’s accomplishments and status in implementing the
housing programs identified for the 2015-2023 5th Cycle, as well as the continued
appropriateness of each program for the 2023-2031 6th Cycle. Programs that have been
successfully completed or that consist of routine staff functions are marked as “remove,” as
these programs are no longer necessary for the 6th Cycle. Previous programs that are
continued with no or minor modifications are marked as “continue.” Finally, programs marked
as “modify” or “consolidate” are programs that will be continued, but have updated goals and
metrics, and may involve combining multiple existing programs into a single 6th Cycle program
for ease of use and streamlining.
Agenda Item 9.2Page 386 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 26
Table 2: Review of 2015 – 2023 (5th Cycle) Housing Element Programs
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
HOUSING PRODUCTION
H-1.A Publicize
Residential Sites
Inventory
The City shall make the residential sites
inventory available to developers by
publicizing it on the City website and
providing copies of the sites to developers.
The City shall update the list of sites annually,
or as projects are approved on the sites.
Post on website
within 6 months
of adoption;
update annually,
or as needed
The most recent Residential
Vacant Land Inventory was
completed in October 2022 and is
available on the City’s website.
Retain – modify to
include clear
objectives and
additional
developer
outreach.
A - 4
H-1.B Residential
Development
Ordinance
The City shall review and revise, as
appropriate, the Residential Development
Ordinance to ensure that it does not pose a
constraint on the maintenance, improvement
and development of housing; and provides
capacity to meet the City’s RHNA need.
Furthermore, the City will encourage the
development of housing that is affordable to
a variety of income groups through the
Residential Development Ordinance by
comparing its features with the
Neighborhood District Ordinance and making
any changes to ensure the two policies are
compatible.
Review of RDO
following
adoption of the
New General Plan
estimated FY
2015/16)
Senate Bill 330, signed by the
governor in 2019, prohibits a
jurisdiction from implementing any
provision that limits the number of
approvals or permits or puts a cap
on the number housing units that
can be approved or constructed, or
limits population. As a result, the
Residential Development
Ordinance is now null and void and
will be repealed as part of the City's
comprehensive zoning update in
2023.
Retain - modify:
The RDO will be
repealed as a part
of the City’s
comprehensive
zoning update in
2023.
B - 1
Agenda Item 9.2Page 387 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 27
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-1.C Variety of
Housing in
Neighborhood
Districts
The City shall review and revise, as
appropriate, the Neighborhood District Policy
to ensure that it encourages the
development of housing that is affordable to
a variety of income groups by comparing its
features with the Residential Development
Ordinance and making any changes to
ensure the two policies are compatible and
designed to reach the same goals.
Review of
Neighborhood
District Policy in
conjunction with
the New General
Plan preparation
estimated FY
2015/16)
The Residential Development
Ordinance is no longer in effect.
The 2040 General Plan includes a
new higher density Neighborhood
District designation, allowing a
greater range of housing types
from single family detached
dwellings (0-7 du/ac) to higher
density multi-family dwellings (16-
30du/ac).
Retain – modify
the
Neighborhood
District policy to
eliminate any
references to the
RDO (see
discussion above)
and provide
standards related
to the new
density ranges
and affordable
housing
requirements.
A - 5
H-1.D Facilitate Infill
Development
The City shall coordinate efforts with private
and non-profit developers, and other housing
related groups to encourage the construction
of residential development through a menu
of regulatory incentives (e.g., streamlined
review and other methods that will effectively
encourage infill development). The City shall
monitor infill development on a biannual
basis to ensure the effectiveness of programs
to encourage housing development. If, based
on its biannual review, the City finds that
additional programs are needed to facilitate
infill development, the City shall revise
programs as appropriate.
Monitor biennially
starting in 2016
Between January 1, 2015 and
December 31, 2022, the City
permitted 2,605 new residential
units. The City’s residential
development standards are
generally very permissive. For
example, single-family and multi-
family residential projects that
comply with objective development
and design standards can
generally be approved through a
ministerial or administrative
review process, without the need
for public hearings.
Furthermore, multi-family
development is typically built with
moderate to high densities, with
higher densities allowed through
Retain – modify
with a program
that will “Facilitate
Missing Middle
Housing” by
streamlining the
entitlement
process with a
ministerial
process for
duplexes,
triplexes and
quadplexes in
specified areas of
the City, that
meet objective
design standards.
A - 9
Agenda Item 9.2Page 388 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 28
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
the State Density Bonus law.
H-1.E Monitor Permit
Requirements,
Processing
Procedures and
Land Use
Controls
To ensure permit requirements and
processing procedures do not constrain
residential development, the City shall
evaluate current requirements and
procedures on a biannual basis. The City shall
consult builders and other parties engaged in
housing development activities to identify
concerns. If permitting requirements are
determined to be a constraint to residential
development the City shall modify permitting
requirements and/or procedures to address
constraints, as feasible.
Biennial
evaluation
starting in 2016
and implement
changes as
appropriate
In 2020, the City awarded the
contract for the purchase and
implementation of a Land
Management System to Tyler
Technologies for the
implementation of EnerGov to
manage and track land
development applications, business
and professional licenses, special
event permits, code enforcement
cases, and fire prevention/pre-
treatment/ hazardous materials
management. The City and Tyler
teams kicked off the project in
September of 2020 with an
anticipated "go-live" in 2023.
Applicants will be able to check the
status of their permit online and
staff will have greater control over
the workflow. The City also
continues to hold development
stakeholder roundtable meetings
virtual in 2020) to maintain a dialog
with the Development Community.
Topics included bicycle parking,
objective design standards, and a
potential update to the City's
Downtown Specific Plan.
Retain - modify by
splitting into two
programs. One
for the Land
Management
System
Implementation
and one that is
streamlining the
permit process as
a part of the 2023
comprehensive
Zoning Ordinance
update
A - 8 and
B - 5
Agenda Item 9.2Page 389 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 29
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-1.F Zoning to
Encourage and
Facilitate Single-
Room
Occupancy Units
The City shall revise the Zoning Ordinance to
establish explicit definitions for and
regulatory standards addressing single-room
occupancy units.
Review and
Amend Zoning
Ordinance
estimated FY
2015/16)
following
adoption of the
New General Plan
Not completed. The City will include
a definition for and regulatory
standards addressing single-room
occupancy units as part of the 2023
Zoning Update.
Retain - modify E - 2
H-1.G Study Micro-
Units
The City shall conduct a study of the
appropriateness of “micro-units” in Gilroy
and the existing barriers in the Zoning
Ordinance to the provision of micro-units.
Based on the findings of the study, the City
will make a determination of the
appropriateness of micro-units in Gilroy and,
if determined appropriate, identify methods
for eliminating barriers, and establish
appropriate development standards.
FY 2017/18 Not completed. The City will define
micro-units” in Gilroy as part of the
2023 Zoning Update.
Retain – modify
The draft 2023 –
2031 Housing
Element includes
a program to
develop
incentives for
micro-units which
help contribute to
the City’s
affordable by
design housing
stock.
E - 5
AFFORDABLE HOUSING
H.2.A Develop
Affordable
Housing
Incentives
The City shall review and revise, as
appropriate, current incentives and
regulatory concessions available to
developers for the development of affordable
housing throughout the city, and especially
within the Downtown Gilroy Specific Plan
area and Neighborhood District. Incentives
and regulatory concessions may include, but
are not limited to parking reductions, and
reduced setbacks. The City shall also provide
technical assistance, as feasible; information
Review incentives
within 1-year of
Housing Element
adoption; revise,
as appropriate;
Monitor
effectiveness of
incentives and
regulatory
concession
biennially, staring
Partially Complete. The City
continues to monitor development
in the Neighborhood
District areas (e.g., Glen Loma) and
the Downtown Specific Plan area
and provide technical assistance to
potential developers.
The draft 2023-2031 Housing
Element includes a program to
Retain – modify
The draft 2023-
2031
Housing Element
also anticipates
new development
in the
downtown area
including
A - 10
Agenda Item 9.2Page 390 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 30
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
on State and Federal funding opportunities;
and marketing to potential developers.
The City shall continue to monitor
development within the City’s Downtown
area on a biannual basis to ensure the
implementation of the Specific Plan’s policy
on encouraging the development of a mix of
retail, office and higher density residential
uses. The City shall encourage the
development of uses within the area to
closely follow the recommended land use
assumptions contained in the Specific Plan. If,
based on its biannual review, the City finds
that the proportion of residential uses to
non-residential uses are not being developed
as assumed in the Specific Plan, the City shall
investigate additional incentives, concessions
or assistance and revise programs as
appropriate.
in 2016; Ongoing
monitoring of
development
within Downtown
Specific Plan.
adopt an Affordable Housing Policy.
The City continues to seek grant
funding to update the
Downtown Specific Plan to ensure
that the City’s vision for the
downtown is implemented.
affordable
housing units
H-2.B Pursue Funding
for Affordable
Housing
The City shall pursue funding from State,
Federal, and regional sources and support
applications for funding to help increase the
supply of affordable housing. Funding
programs may include but are not limited to:
One Bay Area Grants awarded by the
Association of Bay Area Governments;
HCD Local Housing Trust Fund Program;
HUD Section 811 funding for supportive
housing for extremely low-income
residents;
The state Infill Infrastructure Grant
program, sponsored by the Department
At least biennially,
or as funding
opportunities
become available
The City evaluates funding
opportunities as they arise and
apply as appropriate. The City also
facilitates public hearings on behalf
of private developers who wish to
seek tax credit financing for an
affordable housing project.
Retain D - 4
Agenda Item 9.2Page 391 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 31
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
of Housing and Community
Development (HCD); and
The State Multifamily Housing Program
MHP), sponsored by HCD.
H-2.C Community
Development
Block Grant
Program
The City shall continue to administer the
Community Development Block Grant
Program for all eligible activities, including
acquisition, rehabilitation, home buyer
assistance, economic development, homeless
assistance, public services, and public
improvements. The City shall continue to
inform non-profit organizations of funding
availability through the City’s website and
informational packets at City Hall.
Annually The City continues to administer
the CDBG program and funds
eligible activities as funding allows.
One such activity is a housing
rehabilitation program that helps
low income individuals with
accessibility improvements. The city
has provided a grant to Rebuilding
Together Silicon Valley to operate
and expand the Home Repair,
Rehabilitation and Modification
program in Gilroy. This program
provides a wide range of home
repair, accessibility, mobility and
rehabilitation improvements for
low income homeowners.
Retain D - 5
Agenda Item 9.2Page 392 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 32
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-2.D Housing Trust
Fund
The City shall continue to administer the
City’s Housing Trust Fund for all eligible
activities, including new construction,
acquisition, rehabilitation, home buyer
assistance, homeless assistance, public
services related to housing, and preservation
of affordable housing. The City shall continue
to inform non-profit organizations of funding
availability through the City’s website and
informational packets at City Hall.
Annually Completed. During most of the 5th
cycle planning period, the City
allocated Housing Trust funds
towards housing-related activities.
These activities include fair housing
services, tenant landlord
counseling services, and homeless
prevention services. In 2022, the
City replaced the HTF with the
Permanent Housing Allocation
PLHA) Fund, making more funds
available for public service
addressing homeless basic need
programs as well as programs that
focus on homelessness prevention.
Retain – modify to
reflect funds are
from the PLHA
rather than the
Housing Trust
Fund
D - 1
Agenda Item 9.2Page 393 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 33
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-2.E Funding Sources
to Assist
Homeownership
The City shall pursue potential sources of
additional funding for homeownership
assistance, including the availability of State
HCD, CalHFA funds, HOME, and County
funds. The City shall improve public outreach
activities through the compilation of
resources for down payment assistance,
silent second mortgages, and other means of
acquiring a home.
Development of
resources for
public
dissemination by
December 2015;
ongoing review of
additional
funding sources
Partially completed. The City has
posted on its website links to
organizations who offer
homebuyer assistance, including
the Housing Trust of Silicon Valley,
an organization that helps first-time
homebuyers secure Below Market
Rate (BMR) down payment
assistance.
On December 6 and December 8,
2022, the City co-hosted
Spanish and English Webinars
respectively) to educate the public
on the Santa Clara County
Empower Homebuyers Down
Payment Assistance Program. The
webinar was co-hosted with the
City of Morgan Hill and the Housing
Trust of Silicon Valley.
Retain - modify D - 2
H-2.F Section 8
Referrals
The City shall continue to provide Section 8
referral services and information to City
residents. The City shall make information on
the Section 8 voucher program available on
the City website.
Post on website
by January 2016;
provide referral
on an ongoing
basis
Completed. The City has posted on
its website a link to the Housing
Authority of Santa Clara County
website. Here individuals can learn
more about Housing Choice
voucher eligibility and determine if
the current waiting list is accepting
any additional households.
Retain D - 3
Agenda Item 9.2Page 394 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 34
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-2.G Development of
Housing for
Extremely Low-
Income
Households
The City shall review and incorporate
appropriate regulatory incentives, financial
incentives, and other policies that encourage
the development of housing units for
extremely low-income households. The City
shall encourage and support the
development of housing for extremely low-
income households within future affordable
housing projects through various strategies
and programs that may include assistance
with entitlement processing; and modifying
development standards and granting
concessions and incentives for projects that
provide housing for lower income families.
Review and
amend Zoning
Ordinance
estimated FY
2015/16), as
appropriate,
following
adoption of the
New General Plan
Partially completed. The City
continues to encourage developers
to include extremely low-income
units in their housing projects. Staff
are available to meet with
developers and discuss various
incentives and concessions,
consistent with State density bonus
law.
Retain – modify
by including an
incentives beyond
density bonus
state law program
with incentives
for ELI
households, and
inclusionary
housing policy.
A - 10 and
A - 11
H-2.H Water and Sewer
Service Priority
The City shall review and update every five
years, as necessary, the Water and Sewer
Service Priority Policy to ensure future
affordable projects will receive service
priority.
Review every 5
years, starting
December 2015
Completed. The Gilroy collection
system includes about 140 miles of
sewer mains. Policies in the new
2040 General Plan provide for
reliable sewer service for all
residents and businesses through a
cooperative effort between the City
and SCRWA. The General Plan also
includes policies to ensure the
provision of healthy, safe water for
all users in Gilroy through facilities,
policies, programs, and regulations.
Retain and Modify E - 1
Agenda Item 9.2Page 395 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 35
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
HOUSING PRESERVATION AND REHABILITATION
H-3.A Housing
Rehabilitation
To enhance the quality of existing
neighborhoods, the City shall continue to
implement the City’s Housing Rehabilitation
Program. The City will continue using
Community Development Block Grant (CDBG)
funds to assist in the improvement of
substandard housing.
Ongoing The City currently funds a housing
rehabilitation program that
provides accessibility
improvements to very low income
households. The City has provided
a grant to Rebuilding Together
Silicon Valley to operate and
expand the Home Repair,
Rehabilitation and Accessibility
Modification program in Gilroy.
This program will provide a wide
range of home repair, accessibility,
mobility and limited rehabilitation
improvements for low income
homeowners.
Retain C - 2
H-3.B Code
Enforcement
Program
To ensure continued maintenance of housing
quality, condition, and use, the City shall
continue to enforce building codes to
address existing exterior and interior code
violations. Within current staffing limits, the
City shall contact owners of units identified as
substandard, offering inspection services and
providing information on the City’s
Rehabilitation Loan Program and
landlord/tenant information and mediation
services.
Ongoing The City continues to enforce
building codes to address code
violations. Code enforcement
officers work with owners of units
identified as substandard, offering
inspection services and providing
information on the City’s programs
and services.
Retain – modify to
set quantified
objective
C - 3
Agenda Item 9.2Page 396 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 36
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-3.C Monitoring of
Units At-Risk of
Converting to
Market Rate
The City shall provide for regular monitoring
of deed-restricted units that have the
potential of converting to market rate. In
order to proactively address units at-risk of
conversion, the City shall develop a program
to partner with non-profit housing providers
and develop a preservation strategy. This
strategy will at least include biennial contact
with property owners of affordable units,
identification of funds to purchase and
preserve affordable units, noticing of tenants
and technical assistance with applications for
funds.
Ongoing To date, no multi-family affordable
housing units have converted to
market rate or are at-risk of
conversion. Many of the complexes
have undergone significant
rehabilitation to update and
prolong the longevity of the units.
The city has contracted with
HouseKeys to serve as Program
Administrator of the city's BMR
home ownership and rental
property program. HouseKeys will
continue to evaluate the city's
current multi-family affordable
housing stock to determine if any
developments are at-risk of
conversion.
Retain C - 1
H-3.D Resale Control
on Owner-
Occupied Below
Market Rate
Units
The City shall continue to implement resale
controls on owner-occupied Below Market
Rate (BMR) units to ensure that affordable
units provided through public assistance or
public action are retained for 30 years or
more as affordable housing stock.
Ongoing The City has contracted with
HouseKeys to serve as Program
Administrator of the city's BMR
home ownership and rental
property program.
Retain C - 4
H-3.E Rent and Income
Restrictions on
Rental Below-
Market Rate
Units
The City shall continue to implement rent and
income restrictions on rental Below Market
Rate (BMR) units to ensure that affordable
units provided through public assistance or
public action are retained for 30 years or
more as affordable housing stock.
Ongoing The City has contracted with
HouseKeys to serve as Program
Administrator of the city's BMR
home ownership and rental
property program to to help ensure
that the homeowners and property
owners are complying with
affordable housing requirements.
Retain C - 5
Agenda Item 9.2Page 397 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 37
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
HOUSING OPPORTUNITY FOR RESIDENTS WITH SPECIAL NEEDS
H-4.A Housing for
Large Families
The City shall review and revise the Zoning
Ordinance, as appropriate, to incorporate
appropriate regulatory incentives, and other
policies that encourage the development of
rental housing units with three or more
bedrooms to accommodate the needs of
large families. The City shall encourage and
support the development of rental housing
for large families within future affordable
housing projects through various strategies
and programs that may include assistance
with site identification and entitlement
processing; and modifying development
standards and granting concessions and
incentives.
Review and
amend Zoning
Ordinance
estimated FY
2015/16), as
appropriate,
following
adoption of the
New General Plan
Not completed. The City will
consider the appropriateness of
regulatory incentives and other
policies that encourage the
development of rental housing
units with three or more bedrooms
to accommodate the needs of large
families in Gilroy as part of the
2023 Zoning Update and the 2023 –
2031 Housing Element incentives
beyond density bonus law
program.
Remove and
consolidate with
Density Bonus
Incentives
program
The 2023 – 2031
Housing Element
includes a
program to
develop
incentives to
encourage the
development of
housing to
accommodate the
needs of large
families in Gilroy.
A - 11
H-4.B Development of
Housing for
Seniors
The City shall consider areas for new senior
housing development, including residential
care facilities, that are convenient to public
transit and within walking distance to
shopping and restaurants, and incorporate
appropriate regulatory incentives, financial
incentives, and other policies that encourage
the development of housing for seniors. The
City shall continue to accept Senior only and
Affordable Senior Housing projects through
the RDO Exemption program to encourage
the development of these projects.
Review and
amend Zoning
Ordinance
estimated FY
2015/16), as
appropriate,
following
adoption of the
New General Plan
Not completed. As noted above,
the Residential Development
Ordinance is no longer in effect.
The City will consider areas for new
senior housing development,
including residential care facilities,
as part of the 2023 Zoning Update.
Retain – modify.
The RDO is no
longer in effect.
Housing for
seniors is a need
that will be
considered and
incorporated into
the incentives
beyond density
bonus state law
A - 11
Agenda Item 9.2Page 398 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 38
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-4.C Reduced Parking
Standards for
Senior Housing
The City shall conduct a study to determine if
reduced parking standards for senior
housing is appropriate in Gilroy. Based on the
findings of the study, the City may revise the
Zoning Ordinance, as necessary, to reduce
parking standards for senior housing.
Conduct study
and review
Zoning Ordinance
estimated FY
2015/16) (as
appropriate)
following
adoption of the
New General Plan
Not completed. The City will
consider reduced parking
standards for senior housing as
part of the Zoning Ordinance
update, which will be completed in
2023.
Retain E - 6
H-4.D Development
and
Conservation of
Housing for
Farmworkers
The City shall continue to partner with the
Housing Authority of Santa Clara County and
various non-profit organizations to explore
and implement ways of providing affordable
farmworker housing. The City shall assist with
requests by developers for State and Federal
funding for development of multi-family
housing within city limits.
Outreach to Santa
Clara Housing
Authority and
non-profit
organizations
biennially starting
in 2016, and
identify and
pursue
development, as
appropriate
The City maintains communication
with Santa Clara County and other
organizations regarding the need
for farmworker housing and the
potential for expanding
farmworker housing in Gilroy.
There is currently farm worker
housing in Gilroy, including three
apartment buildings (managed by
Eden Housing). The Ochoa Migrant
Camp (managed by EAH Housing) is
just outside of city boundaries. The
Ochoa Migrant camp is seasonal,
following the surrounding harvest
season. During the off season, it is
used to accommodate un-housed
families.
Retain E - 7
Agenda Item 9.2Page 399 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 39
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-4.E Consistency with
the Employee
Housing Act
The City shall update the Zoning Ordinance
to be consistent with the Employee Housing
Act (Health and Safety Code 17021), which
generally requires employee housing to be
permitted by-right, without a CUP, in single-
family zones for less than six persons, and in
all zones that allow agricultural uses with no
more than 12 units or 36 beds.
Review and
amend Zoning
Ordinance
estimated FY
2015/16)
following
adoption of the
New General Plan
Not completed. The City will update
the Zoning Ordinance to be
consistent with the Employee
Housing Act (Health and Safety
Code 17021). The zoning update
will be completed in 2023.
Retain E - 8
H-4.F Support
Homeless
Service
Providers
The City shall continue to support the efforts
of agencies providing emergency shelter for
homeless residents, including providing
funding when feasible and appropriate.
Ongoing The City provides funding to
homeless service providers
through both its CDBG and
HTF/PLHA programs. Services
include referrals to the Santa Clara
County Continuum of Care
program, case management,
homelessness prevention and
provision of basic need items.
The City hosts monthly meetings
with Unhoused Service
Providers. The goal of USP Network
is to increase collaboration
and partnership among the service
providers and the City of
Gilroy to connect the unhoused
with services.
Consolidate with
other programs;
the PLHA and
CDBG funds
includes funding
for homelessness
prevention
services and
homelessness
assistance
D – 1 and
D - 5
H-4.G Home Access
Grants
The City shall continue to administer Home
Access Program to provide very low-income
disabled residents with help in safely entering
and exiting their homes and accessing
essential areas within their homes.
Ongoing This program was eliminated from
the consolidated plan. The City
continues to look at programs that
can help its very-low income
disabled residents, including the
Home Access Program.
Remove and
consolidate with
Housing
Rehabilitation
program
C - 2
Agenda Item 9.2Page 400 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 40
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-4.H Coordinate with
the San Andreas
Regional Center
The City shall work with the San Andreas
Regional Center to implement an outreach
program informing residents of the housing
and services available for persons with
developmental disabilities. The City shall
make information available on the City
website.
Initiate
coordinate by
2016
The San Andreas Regional Center
provides services to residents at
Villa Esperanze in Gilroy.
Remove N/A
H-4.I Zoning
Ordinance
Amendments for
Transitional and
Supportive
Housing
The City shall update the Zoning Ordinance
to be fully compliant with State law and allow
transitional and supportive housing in all
zones that allow residential uses, subject to
the same restrictions that apply to other
residential uses of the same type in the same
zone.
Amend Zoning
Ordinance
estimated FY
2015/16)
following
adoption of the
New General Plan
Completed. The Zoning Ordinance
allows transitional and supportive
housing in all residential zoning
districts, subject to the same
restrictions that apply to other
residential uses of the same type in
the same zone.
Remove N/A
FAIR HOUSING
H-5.A Fair Housing
Counseling
The City shall continue to provide funds to
and contract with a non-profit agency to
provide fair housing assistance including
landlord/tenant counseling, homebuyer
assistance, and improvement or removal of
identified impediments. The City shall
disseminate information about fair housing
assistance through pamphlets in City-owned
buildings and other public locations (e.g., City
Hall, Library, post office, other community
facilities) and by posting information on the
City website.
Ongoing The City funds fair housing
counseling services through its
Housing Trust/PLHA Fund program.
It also publishes the availability of
both tenant/landlord counseling
and fair housing services via its
website.
Retain F - 2
Agenda Item 9.2Page 401 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 41
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
EXPANDING OUTREACH
H-6.A Interagency
Collaboration for
Lower Cost
Housing
The City shall continue participation in
Countywide housing assistance programs,
and collaborate with other public agencies
and non-profit housing sponsors in the use
of available programs to provide lower-cost
housing in Gilroy.
Ongoing Abode Services provides a direct
subsidy to one individual at the
Cherry Blossom Apartments,
owned by the City, through a
partnership with the City and
Community Solutions. The City also
facilitates TEFRA hearings, as
needed, to allow for the
development and rehabilitation of
affordable housing units
throughout the City.
Consolidate – roll
into programs to
outreach for
developers and a
program to
provide for
rehabilitation of
affordable
housing units.
G - 1 and
C - 2
H-6.B Collaboration
with
Development
Community
The City shall continue to establish
relationships with and provide technical
assistance to both for-profit and non-profit
development companies working in the area
of affordable housing, facilitating innovative
partnerships and collaborative approaches to
affordable housing development. The City will
especially utilize the Housing Advisory
Committee to address housing issues and
provide outreach to the development
community.
Ongoing The City continues to establish
collaborative relationships with for-
profit and non-profit development
companies to find innovative
approaches to affordable housing
development in Gilroy. The housing
advisory duties now fall under the
Planning Commission, a decision-
making body with authority to
approve or recommend approval of
housing developments in Gilroy.
City staff continue to provide
outreach to the development
community.
Retain and
modify
G - 1
Agenda Item 9.2Page 402 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 42
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-6.C Community
Access to
Housing
Information
To ensure the Gilroy community is provided
the highest level of access to information, the
City shall evaluate the effectiveness of
existing outreach and community education
efforts and develop a comprehensive
outreach strategy for the delivery of housing
information. The outreach strategy will
consider various methods of delivery,
including print media, mailers, web-based
information, and other methods that
consider economic and cultural
considerations unique to the City of Gilroy.
Develop housing
information
strategy by June
2016
The City's 2040 General Plan,
adopted in November 2020,
includes goals, policies, and
implementation actions regarding
outreach and community
education efforts including various
methods of delivery, such as print
media, mailers, web-based
information, and other methods
that consider economic and
cultural considerations unique to
the City of Gilroy.
City hosts monthly meetings with
Unhoused Service
Providers. The goal of USP Network
is to increase collaboration
and partnership among the service
providers and the City of
Gilroy to connect the unhoused
with services.
Retain G - 5
H-6.D Annual Review
of Housing
Element
Pursuant to HCD Requirements, the City shall
conduct an annual implementation review of
the Housing Element. The review will include
the following information: a log of new
residential development permits and
completion reports; inventory of units built in
the Extremely Low-, Very Low- and Low-
Income categories, an update or inventory of
approved projects; an annual estimate of
population from the State Department of
Finance; and available vacant land and zoning
survey.
Annually to HCD The City has submitted Annual
Progress Reports in from 2015
through 2022.
Remove N/A
Agenda Item 9.2Page 403 of 1163
43
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING NEEDS ASSESSMENT
Agenda Item 9.2Page 404 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 44
Housing Needs Assessment
The housing needs assessment discusses the varied needs of all segments of the community.
Components that dictate housing need are population trends, demographics, employment
trends, household characteristics, housing stock characteristics, housing inventory and market
conditions, and preservation of at-risk units. The assessment also analyzes the housing needs
of various special needs groups including elderly persons, large households, female-headed
households, persons with disabilities (including intellectual and developmental disabilities),
homeless/unhoused persons, farmworkers, and extremely low-income households. These
components are presented within the context of Gilroy, Santa Clara County, and other regional
or neighboring areas as appropriate. The needs assessment guides the identification of
appropriate goals, policies, and programs for the City to implement during the 2023–2031
Housing Element Cycle.
The needs assessment uses multiple data sources for analysis. Primary data sources include
the 2019 American Community Survey (ACS), the 2014–2018 Comprehensive Housing
Affordability Strategy (CHAS) published by the US Department of Housing and Urban
Development (HUD), and the 2020 US Census. CHAS provides information related to
households with housing problems, including overpayment, overcrowding, and those without
complete kitchen facilities and plumbing systems. The CHAS data is based on the 2014–2018
ACS data files but differs from the standard files by including a variety of housing need
variables split by HUD-defined income limits and HUD-specified household types. CHAS data
uses the HUD Area Median Family Income (HAMFI), which is similar to the area median income
AMI) used by the California Department of Housing and Community Development (HCD),
except that it does not utilize the income categories described below. Both the AMI and HAMFI
use the same median income from the metropolitan statistical area. In Gilroy, the calculation
for the San Jose/Sunnyvale/Santa Clara metropolitan statistical area is used. Tables that use
HAMFI instead of AMI are noted.
Note that data from the different sources and different years may have varying estimates for
totals such as population or number of households.
Some of the data is broken down by income group. HCD uses five income categories to
evaluate housing need based onthe AMI for each metropolitan statistical area. The AMI is used
for both funding and planning purposes. The categories and their corresponding percentages
of the AMI are as follows:
Extremely low-income households, 0% to 30% of the AMI
Very low-income households, between 31% and 50% of the AMI
Low-income households, between 51% and 80% of the AMI
Moderate-income households, between 81% and 120% of the AMI
Above moderate-income households, above 120% of the AMI
Agenda Item 9.2Page 405 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 45
Extremely low-, very low-, and low-income households may be grouped together for planning
purposes and referred to as “lower-income households.”
Projected Housing Needs
California General Plan law requires that each city and county have land zoned to
accommodate its fair share of the regional housing need. A local jurisdiction’s “fair share” of
regional housing need is the number of additional housing units needed to accommodate the
forecasted household growth, replace the loss of existing housing units, and achieve vacancy
rates that contribute to a stable and healthy housing market. HCD determines the projected
housing need for each region. The housing unit need as determined by HCD for the 2023–2031
planning period for the Bay Area region is 441,176 units. The Association of Bay Area
Governments (ABAG) is responsible for allocating housing needs to each jurisdiction within the
Bay Area region, which includes Gilroy. Housing unit allocations are divided into four income
categories: very low, low, moderate, and above moderate. Gilroy’s RHNA is a total of 1,773
units, as shown in Table 3.
Table 3: Gilroy RHNA, 2023–2031
Income Group % of County AMI Units % of Units
Very Low* 31–50% 669 37.7%
Low 51–80% 385 21.7%
Moderate 81–120% 200 11.3%
Above Moderate > 120% 519 29.3%
Total - 1,773 100%
Source: ABAG, Regional Housing Needs Allocation, 2023-2031.
Note: Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0–
30% of AMI). The projected extremely low-income need can be assumed as 50 percent of the total need for the very low-income
households.
Existing Housing Need
Demographic Characteristics
Understanding the demographic characteristics and trends in a city is an important facet of
planning for the needs of a community. This section summarizes the population size, age, and
racial/ethnic composition of the City of Gilroy and region.
Population Growth Trends
The City of Gilroy is one of 15 cities in Santa Clara County. Gilroy is the southernmost
incorporated city in Santa Clara County and is surrounded by the unincorporated county. The
2020 US Census estimated the population of Gilroy at 59,520, an increase of over 10,500 from
2010. Table 4 displays the population trends of Gilroy and surrounding areas, including areas
in southern Santa Clara County and northern Santa Cruz County. Gilroy’s population increase
Agenda Item 9.2Page 406 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 46
was similar to Morgan Hill and Hollister, but more than double the growth rate of Watsonville
and Santa Clara County as a whole.
Table 4: Regional Population Trends, 2010–2020
City 2010 2020 % Change
Gilroy 48,821 59,520 21.9%
Morgan Hill 37,882 45,483 20.1%
Watsonville 51,199 52,590 2.7%
Hollister 34,928 41,678 19.3%
Santa Clara County 1,781,642 1,936,259 8.7%
Source: US Census, 2010 and 2020.
Both the City of Gilroy and Santa Clara County continue to see steady population growth.
According to the US Census and the California Department of Finance, Gilroy experienced an
average annual growth rate of 1.6 percent between 2010 and 2020, which was higher than the
County’s average annual growth rate (AAGR) of 1 percent, as shown in Table 5. The growth rate
in Gilroy remained steady in comparison to the period from 2000 through 2010, which was 1.7
percent. Table 5 compares the AAGRs of the City and County from 2000 through 2020.
Table 5: Average Annual Population Growth Rate
Jurisdiction
2000 2010 2020 2000–2010 2010–2020
Total Population Population
Increase AAGR Population
Increase AAGR
Gilroy 41,464 48,821 59,520 7,357 1.7% 10,699 1.6%
Santa Clara
County 1,682,585 1,781,642 1,936,259 99,057 0.6% 154,617 1.0%
Source: Decennial Census, 2020
Age Composition
Table 6 summarizes the population’s age distribution and percentage change from 2000 to
2019. Different age groups have varying housing needs that may fluctuate across the stages
of life. Generally, both the young adult (20 to 34 years old) and the elderly (65 years and older)
live in apartments, condominiums, and smaller single-family units. Persons over 65 may also
need accommodations so that they can age in place. Persons between the ages of 35 to 65 are
more likely to live in single-family homes during this stage of life, per the census estimates.2
From 2010 to 2019, the largest increases in population were in age groups from 55 to 84 years
of age. There was a slower rate of growth in the 25 to 34 years age group and a negative change
2 https://censusreporter.org/data/table/?table=B25125&geo_ids=16000US0629504&primary_geo_id=16000US0629504.
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City of Gilroy Housing Element 6th Cycle Housing Plan 47
in the 4 years and younger and the 85 years and older age group. This data suggests that there
is an increasing need for senior focused housing in Gilroy, which may take the form of age-
restricted developments, smaller units, increased support services, and housing with
proximity to healthcare.
Table 6: Population Age Distribution, Gilroy
Age Group 2000 2010 2019 %
Change
2000–2010)
Change
2010–2019)
Age 0-4 3,903 4,144 3,738 6.2% -9.8%
Age 5-14 7,550 8,419 9,885 11.5% 17.4%
Age 15-24 6,194 6,934 8,079 11.9% 16.5%
Age 25-34 6,790 6,718 7,006 -1.1% 4.3%
Age 35-44 6,750 7,386 8,439 9.4% 14.3%
Age 45-54 4,919 6,613 7,553 34.4% 14.2%
Age 55-64 2,543 4,509 6,123 77.3% 35.8%
Age 65-74 1,522 2,326 3,656 52.8% 57.2%
Age 75-84 958 1,237 1,756 29.1% 42.0%
Age 85+ 335 535 531 59.7% -0.7%
Source: US Census 2000, 2010, 2019
Figure 1 shows the age distribution of Gilroy and Santa Clara County in 2019. The distribution
is largely similar between the two. Gilroy has a higher percentage of the population that is 24
years or younger, while the County has a larger percentage of the population between 25 and
39 years of age. The County’s population above 45 years of age is also higher than Gilroy.
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City of Gilroy Housing Element 6th Cycle Housing Plan 48
Figure 1: Population Age Distribution, 2019
Source: ACS 2019
Race and Ethnicity
An understanding of the racial and ethnic trends in a region contributes to an analysis of
housing demand. Non-White populations occupy multifamily units at a higher rate.3 Race and
ethnicity characteristics also can be associated with income levels. Table 7 summarizes the
racial and ethnic composition of the population in 2010 and 2019. As of 2019, 59 percent of
Gilroy residents of any race were of Hispanic or Latino origin and 41 percent were Non-
Hispanic. Of the Non-Hispanic population, 28 percent were white, and 9.1 percent were Asian
or Pacific Islander. Between 2010 and 2019, the White Non-Hispanic population percentage
declined by 3.4 percent, while the Asian or Pacific Islander population percentage increased
by 2.2 percent, and the Hispanic or Latino population increased by 1.3 percent.
3 ACS Five Year Estimates Table B25032.
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%
10%%
of
PopulationAge City of Gilroy Santa Clara
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City of Gilroy Housing Element 6th Cycle Housing Plan 49
Table 7: Racial and Ethnic Composition, Gilroy
Racial/Ethnic Group
2010 2019
Number % Number %
Not Hispanic or Latino
White 15,335 31.4% 15,877 28%
Black 709 1.5% 610 1.1%
American Indian & Alaska Native 180 0.4% 113 0.2%
Asian or Pacific Islander 3,351 6.9% 5,160 9.1%
Some other race alone 58 0.1% 0 0%
Two or more races 974 2.0% 1,460 2.6%
Subtotal 20,607 42.3% 23,220 41%
Hispanic or Latino
White 13,339 27.3% 26,640 46.9%
Black 233 0.5% 262 0.5%
American Indian & Alaska Native 651 1.3% 215 0.4%
Asian or Pacific Islander 208 0.4% 168 0.3%
Some other race alone 12,264 25.1% 4,807 8.5%
Two or more races 1,519 3.11% 1,454 2.6%
Subtotal 28,214 57.7% 33,546 59%
Total 48,821 100% 56,766 100%
Source: ACS 2019 Five Year Estimates.
Figure 2 displays the racial and ethnic makeup of Gilroy, Santa Clara County, and the entire
Bay Area region. The racial and ethnic makeup of Gilroy varies from that of the region.
Comparatively, Gilroy’s Hispanic or Latino population (59 percent) is more than double that of
the County (25 percent) and region (24 percent). Gilroy has a slightly smaller White, non-
Hispanic or Latino population (28 percent) than Santa Clara County (32 percent) and the Bay
Area region (39 percent). Gilroy’s Asian/Pacific Islander population (9 percent) is also much
smaller thanthe County (37 percent) and the region (27 percent).
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City of Gilroy Housing Element 6th Cycle Housing Plan 50
Figure 2: Regional Racial/Ethnic Composition, 2019
Source: US Census Bureau, ACS 2015–2019, Table B03002.
Employment Trends
Employment trends in a region also influence housing needs. Significant employment
opportunities in Santa Clara County have led to a growth in demand for housing in proximity
to jobs. The quality and/or pay of available employment can determine the need for various
housing types and prices.
Table 8 shows the labor force and employment trends in Gilroy in 2010, 2014, and 2019. The
labor force has increased by over 5,000 from 2010 to 2019. The unemployment rate increased
from 2010 to 2014 but decreased from 2014 to 2019. The unemployment rate for Gilroy (3.9
percent) was higher than the County’s unemployment rate (3.5 percent) in 2019, according to
the 2019 census.
9%
37%
27%1%
2%
6%
28%
32%39%
3%
4%5%59%
25%24%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Gilroy Santa Clara County BayAreaPercent
of PopulationHispanic or
Latinx Other Race or Multiple Races, Non-
Hispanic White, Non-
Hispanic Black or African American, Non-
Hispanic Asian / API, Non-
Hispanic American Indian or Alaska Native, Non-
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City of Gilroy Housing Element 6th Cycle Housing Plan 51
Table 8: Employment Trends, Gilroy
Year Labor Force Employment Unemployment Unemployment
Rate
2010 23,354 21,272 2,068 6.2%
2014 26,213 23,272 2,930 7.9%
2019 29,620 27,955 1,665 3.9%
Source: ACS Five Year Estimates, 2010, 2014, 2019.
Figure 3 displays the employment share by industry in Gilroy, Santa Clara County, and the
entire Bay Area region. The employment by industry breakdown is similar between the City,
County, and Bay Area region, with a few differences. Gilroy has a smaller percentage of
workers employed in the financial and professional services than Santa Clara County and the
Bay Area. It has a higher percentage of workers employed in the retail, construction, and
agriculture/natural resources industries. Since there are more people in comparatively lower-
paying industries, there may be an increased need for housing for low- and moderate-income
households in Gilroy.
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City of Gilroy Housing Element 6th Cycle Housing Plan 52
Figure 3: Regional Employment by Industry, 2019
Source: US Census ACS 2015–2019, Table C24030.
Table 9 shows the major employers in the City of Gilroy. As of 2021, Christopher Ranch is the
largest single employer in Gilroy with 780 employees. Other large employers in Gilroy include
Saint Louise Hospital (535 employees), Gavilan College (450 employees), and Olam
International (400 employees).
3%2%0%
11%5%6%
16%26%26%
30%27%30%
2%5%4%
17%
21%17%
13%
8%9%
8%6%8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Gilroy Santa Clara County BayAreaShare
of
Employed
ResidentsPlaceOther Retail Manufacturing,
Wholesale &
Transportation Information Health &
Educational Services Financial &
Professional
Services Construction Agriculture &
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City of Gilroy Housing Element 6th Cycle Housing Plan 53
Table 9: Major Employers, 2021
Company Number of Employees
Christopher Ranch 780
Saint Louise Hospital 535
Gavilan College 450
Olam International 400
Walmart 360
Community Solutions 323
Costco 272
Rebekah Children Services 240
Monterey Gourmet Foods 230
United Natural Foods Inc 205
Kaiser Permanente 175
Headstart Nursery 165
Source: Gilroy Chamber of Commerce, 2021.
Household and Housing Stock Characteristics
This section describes Gilroy’s household characteristics, including data on household size,
income, median sale prices, rental prices, and vacancy rates. The US Census Bureau defines a
family as related persons living within a single housing unit. The US Census Bureau defines a
household as all persons living in a single housing unit, whether they are related or not. A
household can be one person, a single family, multiple families, or any group of related or
unrelated persons.
As shown in Table 10, the number of households in Gilroy continues to grow at a faster pace
than the County and the State. In 2019, the US Census Bureau reported 16,126 households in
Gilroy, a 13.8 percent increase from 2010. In comparison, total households in Santa Clara
County increased by 6 percent between 2010 and 2019, while total households in California
increased by 3.7 percent.
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City of Gilroy Housing Element 6th Cycle Housing Plan 54
Table 10: Change in Households, 2000–2019
Area 2000 2010 2019 %
Change
2000-2010
Change
2010-2019
Gilroy 11,894 14,175 16,126 19.2% 13.8%
Santa
Clara
County
565,863 604,204 640,215 6.8% 6.0%
California 11,502,870 12,577,498 13,044,266 9.3% 3.7%
Source: US Census 2000, 2010, 2019.
The average number of persons per household in Gilroy was 3.5 in 2020, an increase from
2010. As shown in Table 11, the average number of persons per household in Gilroy continues
to be higher thanthe State and County average by 0.5 persons.
Table 11: Regional Average Household Size
Geography 2010 2020
Gilroy 3.4 3.5
Santa Clara County 2.9 3.0
California 2.9 3.0
Source: US Census 2010 SF1, DP-1 and US Census 2020.
Table 12 shows the household size distribution of Gilroy, Santa Clara County, and the Bay Area
region. Gilroy has a lower percentage of one-person households (14.5 percent) than Santa
Clara County (20.3 percent) and the Bay Area region (24.7 percent). Gilroy’s percentage of 2-
and 3–4 person households is similar to the County and region, while the City’s percentage of
households with 5 or more people (24.3 percent) is nearly twice that of Santa Clara County
12.4 percent). The high proportion of large households influences the needs for a variety of
larger unit types and may correlate with some presence of overcrowding.
Table 12: Household Size Distribution, 2019
Geography 1 Person % 2 Person % 3-4
Person %
5
Person
or More
Total
Gilroy 2,345 14.5% 4,353 27% 5,512 34.2% 3,916 24.3% 16,126
Santa Clara
County 130,090 20.3% 196,510 30.7% 234,061 36.6% 79,554 12.4% 640,215
Bay Area 674,587 24.7% 871,002 31.9% 891,588 32.6% 294,257 10.8% 2,731,434
Source: US Census Bureau, ACS 5-Year Data (2015-2019), Table B11016-H2.
The median household income for Gilroy in 2019 was $101,616, an increase of over $25,000
from the median income of $76,060 in 2012. However, Gilroy’s 2019 median household
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City of Gilroy Housing Element 6th Cycle Housing Plan 55
income ($101,616) was about $22,439 less than the 2019 median income for the County
124,055). In the City, the median income for owner-occupied households ($134,115) was
significantly higher than the median income for renter-occupied households ($60,022) in 2019.
Table 13: Median Household Income by Tenure, 2019
Jurisdiction and Tenure 2019 Median Income
City of Gilroy $101,616
Owner-Occupied Households $134,115
Renter-Occupied Households $60,022
Santa Clara County $124,055
Owner-Occupied Households $155,139
Renter-Occupied Households $91,265
Source: ACS 2019 Table B25119.
The State of California uses five income categories to determine eligibility for housing
programs based on area median income (AMI) for a family. Because eligibility is based on the
AMI for a 4-person household in Santa Clara County, cities such as Gilroy, which have a lower
median income than the AMI, will have more residents that qualify for housing programs.
However, many low-income families in Gilroy have difficulty paying for housing even with
housing program subsidies, which are based on the County AMI. In 2019, Gilroy’s median
income ($101,616) was $22,439 less than the Santa Clara County AMI ($124,055) at that time.
This disparity is in part due to the fact that Gilroy is located farther from high-paying
technology and finance jobs in the Bay Area and Silicon Valley than the remainder of Santa
Clara County jurisdictions. Table 14 shows the State-defined income ranges for each income
category based on the 2022 Santa Clara County AMI of $168,500 for a household of four, a
significant increase from 2019.
Table 14: Income Range by Affordability Level Based on State Area MedianIncome, 2022
Affordability Category % of County Median Income Range
Extremely Low Income 30% $50,550
Very Low Income 31%-50% $50,550 $84,250
Low Income 51%-80% $84,250 $ 131,750
Moderate Income 81%-120% $131,750 $ 202,200
Above Moderate Income > 120% > $202,200
Source: California Department of Housing and Community Development, 2022.
Table 15 uses HUD HAMFI. As discussed above, the difference between HAMFI and AMI is that
HAMFI is a HUD-defined term that does not utilize HCD income categories. Table 15 provides
a breakdown of income level by tenure in Gilroy, using the 2014–2018 CHAS data. The table
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City of Gilroy Housing Element 6th Cycle Housing Plan 56
shows that just under 40 percent of households in Gilroy are renter-occupied, compared to
43.2 percent of households in the County. In Gilroy, 42.5 percent of the population falls into
the extremely low-, very low-, and low-income categories, highlighting the need for affordable
housing options in the City.
Table 15: Household Income by Tenure, 2018
Income Level
Renter-Occupied Owner-Occupied Total Occupied
Housing Units
Number % Number % Number %
City of Gilroy
Less than or equal to 30% of
HAMFI 1,995 12.3% 644 4.0% 2,639 16.3%
Greater than 30%
but less than or equal to 50% of
HAMFI
1,340 8.3% 894 5.5% 2,234 13.8%
Greater than 50%
but less than or equal to 80% of
HAMFI
1,040 6.4% 965 6.0% 2,005 12.4%
Greater than 80%
but less than or equal to 100% of
HAMFI
605 3.7% 1,035 6.4% 1,640 10.1%
Greater than 100% of HAMFI 1,420 8.8% 6,259 38.6% 7,679 47.4%
Total 6,400 39.5% 9,797 60.5% 16,197 100.0%
Santa Clara County
Less than or equal to 30% of
HAMFI 55,360 8.7% 27,980 4.4% 83,340 13.1%
Greater than 30%
but less than or equal to 50% of
HAMFI
35,920 5.7% 27,635 4.3% 63,555 10.0%
Greater than 50%
but less than or equal to 80% of
HAMFI
34,260 5.4% 32,440 5.1% 66,700 10.5%
Greater than 80%
but less than or equal to 100% of
HAMFI
24,640 3.9% 28,655 4.5% 53,295 8.4%
Greater than 100% of HAMFI 124,680 19.6% 243,955 38.4% 368,635 58.0%
Total 274,860 43.2% 360,665 56.8% 635,525 100.0%
Source: HUD 2014-2018 CHAS data.
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City of Gilroy Housing Element 6th Cycle Housing Plan 57
Median Home Sales Price
Figure 4 shows the change in home prices in Gilroy, Santa Clara County, and the Bay Area
region from January 2001 to December 2020. While each geography follows the same general
trend over time, Gilroy home prices are lower than the other two geographies. Notably starting
after 2005, Santa Clara County home prices trend higher than the Bay Area region on average.
After 2007, the housing market slowdown affected home sale prices in Gilroy, which decreased
by approximately 50 percent between mid-2007 and early 2012. Since 2012, the median sales
prices for new and resale homes in Gilroy have steadily increased, with a minor dip at the start
of the COVID-19 pandemic. However, Gilroy home prices remain significantly lower than the
County. As shown in Table 16, the November 2021 median home price in Gilroy ($1,000,000)
was $405,000 less than Santa Clara County ($1,405,000).
Figure 4: Regional Home Prices Over Time, 2001–2020
Source: Zillow.com, 2020.
As shown in Table 16, the median home price in Gilroy increased almost 20% in a one-year
period, from $835,000 in November 2020 to $1,000,000 in November 2021. Comparatively, the
median sales price in Santa Clara County increased by 15 percent. Since a household can
typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that
household, Gilroy’s median income of $101,616 in 2019 implies that the median sales price
100,000
300,000
500,000
700,000
900,000
1,100,000
1,300,000
1,500,000
20012002200320042005200620072008200920102011201220132014201520162017201820192020Bay Area Santa Clara County Gilroy
Agenda Item 9.2Page 418 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 58
should have been around $305,000. Looking ahead, the $1,000,000 median sales price in
November 2021 indicates a high potential of cost burden in the City.
Table 16: Zillow Home Value Index, 2020 and 2021
Jurisdiction November 2020 November 2021 % Change
Gilroy $835,000 $1,000,000 20%
Campbell $1,420,000 $1,640,000 15%
Santa Clara $1,380,000 $1,560,000 13%
San Jose $1,120,000 $1,330,000 19%
Morgan Hill $1,050,000 $1,260,000 20%
Santa Clara County $1,225,000 $1,405,000 15%
Source: Zillow Housing Market Data, 2021.
Rental Prices and Affordability
Table 17 summarizes the average monthly rent of market-rate housing in Gilroy by unit size in
2021. According to Zumper, the average rental rate for a one-bedroom unit was $1,850; a two-
bedroom unit was $2,285; and a three-bedroom unit was $3,100.
Table 17: Average Monthly Rent by Unit Size, 2021
Unit Size Average Monthly Rent
Studio $1,600
1 bedroom $1,850
2 bedrooms $2,285
3 bedrooms $3,100
4 bedrooms $3,775
Source: Zumper, August 2021.
Using the assumption that any rent that exceeds 30 percent of household income renders the
resident cost-burdened, Table 18 shows the maximum monthly rent that a household in Santa
Clara County (including Gilroy) can afford based on income and the number of bedrooms in
the household.
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City of Gilroy Housing Element 6th Cycle Housing Plan 59
Table 18: Maximum Affordable Rent by Income, Santa Clara County
Typical Unit
Size Income (hourly) Income (annually)
Income
monthly)
Maximum
Affordable rent
30% of
income)
Studio $42.85 $89,120 $7,426.67 $2,228
One Bedroom $49.19 $102,320 $8,526.67 $2,558
Two Bedroom $58.67 $122,040 $10,170 $3,051
Three
Bedroom
76.62 $159,360 $
13,280 $
3,984
Four
Bedroom
88.33 $183,720 $
15,310 $
4,593
Source: National Low Income Housing Coalition. Out of Reach 2021.
Table 19 shows the maximum affordable monthly rent by affordability category.
Table 19: Maximum Affordable Monthly Rent by Income Category
Affordability
Category % of County Median Income Range Maximum Affordable
Monthly Rent
Extremely Low
Income 30% $50,550 $1,264
Very Low Income 31%-50% $50,550 $84,250 $2,106
Low Income 51%-80% $84,250 $ 131,750 $3,294
Moderate Income 81%-120% $131,750 $202,200 $5,055
Above Moderate
Income > 120% > $202,200 -
Source: California Department of Housing and Community Development, 2022.
Current average rents in Gilroy (Table 17) would allow a moderate-income household, making
131,750, to afford a rental unit of most any size, since such households can afford up to
5,055 in rent. However, extremely low-income households would likely be cost-burdened in
any size unit, since the maximum rent they can afford would be $1,264 (less than the rent for
a studio apartment). The average monthly rent for a two-bedroom unit in Gilroy ($2,285) would
be unaffordable to a four-person household in the extremely low- and very low-income
groups, as shown in Table 19. This disparity leads to overcrowding, which is discussed later in
this chapter. The disparity between incomes and housing costs indicates a need for more
housing options at a variety of unit sizes available, especially to households below the AMI.
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City of Gilroy Housing Element 6th Cycle Housing Plan 60
Vacancy Rates
Vacancy rates are indicators of housing supply and demand that reflect the degree of housing
choice that is available. Higher vacancy rates can induce downward price pressure, while low
vacancy rates can influence upward price pressures. Low vacancy rates usually indicate high
demand and/or low supply conditions in the housing market. Too low a vacancy rate can force
prices up, making it more difficult for lower- and moderate-income households to find
housing. For rental units, a 7 to 8 percent vacancy rate is considered “healthy”. For owner-
occupied housing, a vacancy rate of 2 percent or below is considered “healthy.” In 2013, the
vacancy rate in Gilroy was 4.6 percent, decreasing to 2.9 percent in 2019. Table 20 summarizes
the number of occupied and vacant units in Gilroy from 2013 to 2019.
Table 20: Occupancy Rates
Occupancy Status 2013 % 2019 %
Occupied Housing Units 14,657 95.4% 16,126 97.1%
Vacant Housing Units 701 4.6% 482 2.9%
Total Housing Units 15,358 100% 16,608 100%
Source: ACS 5 Year Estimates, 2013 and 2019.
Overpayment
Overpayment is defined as households paying more than 30 percent of their gross income on
housing-related expenses, including rent or mortgage payments and utilities. Severe
overpayment occurs when households pay 50 percent or more of their gross income for
housing. Households paying greater than 30 percent of their gross income on housing-related
expenses are considered cost burdened. Higher costs for housing may contribute to
households having a limited ability to cover other everyday living expenses. The impact of
housing costs is more apparent for extremely low-, very low-, and low-income households, and
especially renter households.
Table 21 illustrates housing cost as a percentage of household income by tenure, showing the
number and percentage of households that are experiencing cost burden and severe cost
burden for both Gilroy and Santa Clara County. In 2018, 9,079 Gilroy households, or 56.3
percent, experience some form of overpayment, with 18.1 percent of households experiencing
severe overpayment. This is an increase of 1,769 households from 2012. At about 56.3 percent,
Gilroy experiences overpayment at a slightly higher rate than the County, where 50.2 percent
of households experience some sort of overpayment.
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City of Gilroy Housing Element 6th Cycle Housing Plan 61
Table 21: Housing Cost as a Percentage of Household Income, 2018
Housing Income
Range
Households
Percentage of Income Spent on Housing
Overpayment
30% income on
housing)
Severe Overpayment
50% income on housing)
Number % Number % Number %
City of Gilroy: Owner Households
Less than or
equal to
30% of HAMFI
645 4.0% 470 2.9% 400 2.5%
Greater than 30%
but less than or
equal to
50% of HAMFI
895 5.6% 550 3.4% 330 2.0%
Greater than 50%
but less than or
equal to
80% of HAMFI
975 6.1% 465 2.9% 240 1.5%
Greater than 80%
of HAMFI 7,305 45.4% 1,160 7.2% 165 1.0%
Total 9,820 61.0% 2,645 16.4% 1,135 7.0%
City of Gilroy: Renter Households
Less than or
equal to
30% of HAMFI
1,885 11.7% 1,590 9.9% 1,230 7.6%
Greater than 30%
but less than or
equal to
50% of HAMFI
1,339 8.3% 979 6.1% 395 2.5%
Greater than 50%
but less than or
equal to
80% of HAMFI
1,030 6.4% 590 3.7% 165 1.0%
Greater than 80%
of HAMFI 2,029 12.6% 350 2.2% 0 0.0%
Total 6,283 39.0% 3,509 21.8% 1,790 11.1%
Santa Clara County: Owner Households
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City of Gilroy Housing Element 6th Cycle Housing Plan 62
Housing Income
Range
Households
Percentage of Income Spent on Housing
Overpayment
30% income on
housing)
Severe Overpayment
50% income on housing)
Number % Number % Number %
Less than or
equal to
30% of HAMFI
25,960 4.1% 20,765 3.3% 16,670 2.6%
Greater than 30%
but less than or
equal to
50% of HAMFI
27,625 4.4% 15,370 2.4% 9,725 1.5%
Greater than 50%
but less than or
equal to
80% of HAMFI
32,435 5.2% 15,680 2.5% 6,870 1.1%
Greater than 80%
of HAMFI 272,605 43.3% 46,610 7.4% 7,635 1.2%
Total 358,625 57.0% 98,425 15.6% 40,900 6.5%
Santa Clara County: Renter Households
Less than or
equal to
30% of HAMFI
51,035 8.1% 45,275 7.2% 35,590 5.7%
Greater than 30%
but less than or
equal to
50% of HAMFI
35,940 5.7% 29,750 4.7% 15,250 2.4%
Greater than 50%
but less than or
equal to
80% of HAMFI
34,270 5.4% 21,565 3.4% 5,615 0.9%
Greater than 80%
of HAMFI 149,320 23.7% 22,390 3.6% 1,165 0.2%
Total 270,565 43.0% 118,980 18.9% 57,620 9.2%
Source: HUD 2014-2018 CHAS data.
Overcrowding
An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied
by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space).
Occupancy by more than 1.5 persons per room constitutes severe overcrowding.
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City of Gilroy Housing Element 6th Cycle Housing Plan 63
Overcrowding can affect public facilities and services, reduce the quality of the physical
environment, and create conditions that contribute to deterioration of the housing stock.
Additionally, overcrowding can indicate that a community does not have an adequate supply
of affordable housing and/or variety of suitable housing units to meet the needs of the
community. Table 22 summarizes overcrowding in Gilroy by tenure. Approximately 1,482
households in Gilroy, roughly 9.2 percent, were experiencing overcrowding in 2019. This
included 347 owners and 1,135 rental households. Instances of overcrowding vary by tenure,
with renters experiencing higher levels of overcrowding than owners.
Table 22: Overcrowded Households, 2019
Persons per Room
Owners Renters Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
City of Gilroy
1.01 to 1.50 285 1.8% 665 4.1% 950 5.9%
1.50 62 0.4% 470 2.9% 532 3.3%
Total Overcrowded 347 2.2% 1,135 7.0% 1,482 9.2%
Santa Clara County
1.01 to 1.50 7,526 1.2% 21,951 3.4% 29,477 4.6%
1.50 2,340 0.4% 17,983 2.8% 20,323 3.2%
Total Overcrowded 9,866 1.6% 39,934 6.2% 49,800 7.8%
Source: ACS 2019 Table B25014.
Housing Inventory and Market Conditions
This section discusses the housing stock and market conditions in Gilroy, including change in
housing units, unit size, unit type, age of housing stock, and housing conditions. By analyzing
past and current housing trends, future housing needs can be assessed.
Table 23 summarizes the number of housing units in the City and County from 2000 to 2019.
In 2000, Gilroy had 12,167 housing units. By 2010, the number of housing units increased to
14,854, and in 2019 the Census reported 16,608 housing units in the City. According to the
California Department of Finance, 2.5 percent of housing units in the County are within Gilroy’s
boundaries, representing an increase of 0.4 percent from 2000 to 2019.
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City of Gilroy Housing Element 6th Cycle Housing Plan 64
Table 23: Housing Units, 2000–2019
Year Gilroy Santa Clara County Gilroy as % of Total Santa Clara County
Units
2000 12,167 579,329 2.1%
2010 14,854 631,920 2.4%
2019 16,608 672,495 2.5%
Source: US Census 2000 SF3, H1, US Census 2010 SF1, H1, and Department of Finance Table E-5, 2019.
Table 24 summarizes Gilroy’s distribution of unit size by tenure in 2019. The most common
unit size for renter-occupied units was two-bedroom units, followed by three-bedroom units.
Owner-occupied units had more bedrooms, on average, than renter-occupied units.
Table 24: Unit Size by Tenure, 2019
Unit Size
Owner-Occupied Renter-Occupied
Total Occupied
Housing Units
Units % Units % Units %
No
bedroom
15 0.1% 218 1.4% 233 1.5%
1 bedroom 126 0.8% 972 6% 1,098 6.8%
2
bedrooms
632 3.9% 2,601 16.1% 3,233 20%
3
bedrooms
3,895 24.2% 1,481 9.2% 5,376 33.4%
4
bedrooms
4,016 24.9% 685 4.2% 4,701 29.1%
5 or more
bedrooms
1,230 7.6% 255 1.6% 1,485 9.2%
Total 9,914 61.5% 6,212 38.5% 16,126 100%
Source: ACS 2019 Table B25042.
Table 25 summarizes Gilroy’s housing inventory by unit type from 2000 to 2021. From 2010 to
2021, the number of units for all housing types increased, except for single-family attached
units and mobile homes, which remained the same at 887 and 317 units, respectively. The US
Census defines single-family attached houses as houses running together or that are attached,
such as townhomes4. In 2021, there were 11,739 single-family detached units in Gilroy,
4 US Census Appendix A. Subject Definitions and Table Index. https://www2.census.gov/programs-
surveys/ahs/2017/ 2017%20AHS%20Definitions.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 65
comprising the largest percentage of housing stock, at almost 70 percent. Multifamily housing
made up just over 23 percent of the housing stock with 3,883 units.
Comparatively, Santa Clara County had fewer detached single-family housing units (51.7
percent) and more multifamily housing units (35.8 percent) in 2021.
Table 25: Housing Inventory by Unit Type
Housing Type
2000 2010 2021
Number % Number % Number %
City of Gilroy
Single family, detached 7,768 63.8% 9,997 67.3% 11,739 69.8%
Single family, attached 742 6.1% 887 6.0% 887 5.3%
Multifamily 3,225 26.5% 3,653 24.6% 3,883 23.1%
Mobile homes 432 3.6% 317 2.1% 317 1.9%
Total Housing Units 12,167 100% 14,854 100% 16,826 100%
Santa Clara County
Single family, detached 323,923 55.9% 344,586 54.5% 351,726 51.7%
Single family, attached 52,736 9.1% 61,517 9.7% 66,146 9.7%
Multifamily 182,999 31.6% 206,779 32.7% 243,502 35.8%
Mobile homes 19,102 3.3% 19,038 3.0% 18,924 2.8%
Total Housing Units 578,760 100% 631,920 100% 680,298 100%
Source: US Census 2000 SF3, H30 and California Department of Finance Table E-5, 2010 and 2021.
Table 26 displays occupied housing units by tenure in Gilroy in 2019.5 The majority of owner-
occupied housing units were single-family detached units (82.3 percent), while renter-occupied
units were predominantly multifamily (96.7 percent).
5 This excludes vacant housing units.
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City of Gilroy Housing Element 6th Cycle Housing Plan 66
Table 26: Unit Type by Tenure, 2019
Building Type Owner
Occupied % Renter Occupied % Total
Detached Single-
Family Homes
8,967 82.3% 1,933 17.7% 10,900
Attached Single-
Family Homes
398 41.6% 559 58.4% 957
Multifamily
Housing
125 3.3% 3,615 96.7% 3,740
Mobile Homes 424 80.2% 105 19.8% 529
Source: ACS 2019 Table B25032.
Age of Housing Stock
The age of a housing unit is often an indicator of housing conditions. In general, housing that
is 30 years or older may exhibit need for repairs based on the useful life of materials. Housing
over 50 years old is considered aged and is more likely to exhibit a need for major repairs. The
number of housing units in need of repair and replacement is discussed separately in this
chapter. Many federal and state programs use age of housing as one factor to determine
housing needs and the availability of funds for housing and community development.
Table 27 summarizes the age of housing stock by tenure in 2019. Approximately 56.2 percent
of units were built prior to 1990 and 19.9 percent of units were built before 1970. The City has
seen very little rental family housing stock built within the past two decades: only 1,092 rental
units were built between 2000 and 2019, compared to 3,112 new owner-occupied units. This
disparity in building ages by tenure indicates a need for new rental housing options.
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City of Gilroy Housing Element 6th Cycle Housing Plan 67
Table 27: Tenure by Housing Age
Year Tenure: Owner Tenure: Renter Total
Built 2014 or later 764 4.7% 32 0.2% 796 4.9%
Built 2010 to 2013 383 2.4% 226 1.4% 609 3.8%
Built 2000 to 2009 1,965 12.2% 834 5.2% 2,799 17.4%
Built 1990 to 1999 1,570 9.7% 1,290 8% 2,860 17.7%
Built 1980 to 1989 1,388 8.6% 1,145 7.1% 2,533 15.7%
Built 1970 to 1979 1,887 11.7% 1,428 8.9% 3,315 20.6%
Built 1960 to 1969 724 4.5% 477 2.9% 1,201 7.5%
Built 1950 to 1959 642 3.6% 216 1.3% 858 5.3%
Built 1940 to 1949 223 1.4% 90 0.6% 313 1.9%
Built 1939 or earlier 368 2.3% 474 2.9% 842 5.2%
Total 9,914 61.5% 6,212 38.5% 16,126 100%
Source: ACS 2019 Table B25036.
Housing Conditions
Housing is considered substandard when conditions are found to be below the minimum
standard of living defined in the California Health and Safety Code. Substandard housing units
include those in need of repair and/or replacement. Households living in substandard
conditions are considered to be in need of housing assistance, even if they are not seeking
alternative housing arrangements, due to threats to health and safety.
A household is considered substandard, or to have a housing problem, if it has one or more
of the four following housing problems:
Housing unit lacks complete kitchen facilities
Housing unit lacks complete plumbing facilities
Housing unit is overcrowded
Household is cost burdened
In addition to structural deficiencies and standards, the lack of infrastructure and utilities often
serves as an indicator for substandard conditions. Table 28 summarizes the number of units
lacking plumbing or complete kitchen facilities. According to the 2019 ACS three-year
estimates, 47 occupied units in Gilroy lacked complete plumbing facilities. Of these, 23 were
owner occupied and 24 were renter occupied. A total of 49 units lacked complete kitchen
facilities. Of those, 16 were owner-occupied and 33 were renter-occupied. It should be noted
that there is potential for overlap in the number of substandard housing units, as some units
may lack both complete plumbing and kitchen facilities.
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City of Gilroy Housing Element 6th Cycle Housing Plan 68
Table 28: Units Lacking Plumbing or Complete Kitchen Facilities, 2019
Units
Owner
Occupied
of Total
Units
Renter
Occupied
of Total
Units Total
of
Total
Units
Lacking Complete
Plumbing Facilities 23 0.2% 24 0.2% 47 0.3%
Lacking Complete
Kitchen Facilities 16 0.1% 33 0.2% 49 0.3%
Source: ACS 2019 B25049 and B25053.
Local Data
Code enforcement activities in the City of Gilroy are conducted by two Code Enforcement
officers. From July 1, 2021 to June 30, 2022, code enforcement responded to 78 complaints
about substandard housing conditions or other issues reported by residents. The majority of
neighborhood complaints related to issues other than substandard housing conditions,
including a person living in an RV, junk in the front yard, trash dumped in the alley, and illegal
garage conversion. The City estimates that about 2 percent of housing, or about 320 units in the
City, are in need of significant rehabilitation or replacement.
Over the two-year 2021–2023 fiscal years, the City utilized CDBG funds to address housing-
related issues in Gilroy. The City allocated $280,000 in CDBG funds to Rebuilding Together
Silicon Valley to implement a wide range of home repair, accessibility, mobility, and
rehabilitation improvements for low income homeowners. Affordable housing is preserved by
providing critical safety home repairs and accessibility modifications for low income, often
elderly, homeowners at no cost so that these residents are not displaced and can remain in
their existing homes in a safe and healthy environment.
The City also allocated $81,475 in CDBG funds toward rehabilitation of the Cherry Blossom
affordable housing development.
Preservation of Assisted Units At Risk of Conversion
Jurisdictions are required by state Housing Element law to analyze government-assisted
housing that is eligible to convert from low-income to market-rate housing over the next 10
years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or
mortgage insurance to an assisted housing development. Government-assisted housing might
convert to market-rate housing for a variety of reasons, including expiring subsidies, required
mortgage repayments, or expiration of affordability restrictions.
Qualified Entities
Under Government Code Section 65863.11, owners of federally assisted projects must provide
a Notice of Opportunity to Submit an Offer to Purchase to qualified entities (nonprofit or for-
profit organizations) that agree to preserve the long-term affordability if they should acquire
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City of Gilroy Housing Element 6th Cycle Housing Plan 69
at-risk projects at least one year before the sale or expiration of use restrictions. Qualified
entities have first right of refusal for acquiring at-risk units. Qualified entities are nonprofit or
for-profit organizations with the legal and managerial capacity to acquire and manage at-risk
properties, and which agree to maintain the long-term affordability of projects. The following
is a list of qualified entities from HCD for Santa Clara County that could potentially acquire and
manage properties if any were at risk of converting to market rate in the future.
Cambrian Center, Inc.
Charities Housing Development Corp.
Palo Alto Senior Housing Project, Inc.
Mid-Peninsula Housing Coalition
Affordable Housing Foundation
Palo Alto Housing Corp (Alta Housing)
Satellite Housing Inc.
ROEM Development Corporation
Silicon Valley at Home
L + M Fund Management LLC
Inventory of At-Risk Units
Per Government Code Section 65863.10, assisted housing developments are defined as
multifamily, rental housing complexes that receive government assistance under any of the
specified federal, state, and/or local programs.6 There are approximately 1,926 assisted
affordable housing units in Gilroy. The City is currently inventorying its assisted housing
developments to determine which developments are at risk of conversion.
As shown in Table 29, Maria Way Home, Glenview Drive Home, and Parkview Apartments all
have estimated affordability end years in the next four () years. Thus, there are 55 units within
three projects that are at risk of conversion to market rate before 2031. Program C - 6 is
included to complete the inventory of assisted units in the City. Should the units expire during
the 6th Cycle, the City will ensure that owners are contacted and advanced notice to tenant is
provided.
6 HCD Building Blocks, https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-
blocks/assisted-housing-developments-risk-conversion
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City of Gilroy Housing Element 6th Cycle Housing Plan 70
Table 29: Potential Units at Risk of Conversion
Project Address Total
Units
Assisted
Units
Estimated
Affordability
End Year
Maria Way Home 780 Maria Way 5 5 8/21/2022
Glenview Drive Home 6940 Glenview Drive 5 5 12/19/2026
Parkview Apartments
Pierce Street
Apartments)
181 Pierce Street 54 45 3/31/2023
Total 64 55
Source: LIHTC Database, 2022.
Replacement Costs
The California Tax Credit Allocation Committee’s 2020 report provides estimates and data on
the cost of building assisted units. It estimates that the average cost of an assisted unit in the
State of California is $439,827.7 However, the estimated cost in Santa Clara County is higher,
with an average per unit cost of $607,463.
Table 30 summarizes the estimated replacement costs per unit using construction cost
estimates from the UC Berkeley Terner Center’s 2018 Construction Cost Index and average
unit sizes in the City of Gilroy from RentCafe. Combined, they provide an estimate for
replacement costs by unit size specific to Gilroy. It ranges from $261,690 for a one-bedroom
unit to $494,520 for a four-bedroom unit. However, at the time of publication, construction
costs have increased due to supply issues associated with the COVID-19 pandemic.
Table 30: Replacement Cost
Unit Size
Construction
Cost per Square
Foot
Average Square
Foot/ Unit
Replacement
Cost per Unit
Number of
At-Risk Units
Total
Replacement
Cost
1 bedroom $390 671 $261,690 8 $ 2,093,520
2 bedroom $390 901 $351,390 17 $ 5,973,630
3 bedroom $390 1,091 $425,490 20 $ 8,509,800
4 bedroom $390 1,268 $494,520 10 $4,945,200
Total -- -- -- 55 $ 21,522,150
Source: 2018 UC Berkeley Terner Center Construction Cost Index, RentCafe
7 California Tax Credit Allocation Committee, 2020 Annual Report. https://www.treasurer.ca.gov/CTCAC/2020/annualreport/2020-
TCAC.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 71
Financial Resources
A variety of programs exist to assist cities to acquire, replace, or subsidize at-risk affordable
housing units. The following summarizes financial resources available to the City of Gilroy.
Preservation Strategies
There are many options to preserving units, including providing financial incentives to project
owners to extend low-income use restrictions; purchasing affordable housing units by a
nonprofit or public agency; or providing local subsidies to offset the difference between the
affordable and market rate. Scenarios for preservation will depend on the type of project at
risk.
Tenant-based subsidies could be used to preserve the affordability of housing. The Housing
Authority of Santa Clara County and local nonprofit agencies provide Section 8 Housing Choice
Vouchers to lower-income households. These agencies could request funding from the City to
provide vouchers for residents if additional sources of revenue were available.
Federal Programs
Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a
formula basis for housing activities. The primary objective of the CDBG program is the
development of viable communities through the provision of decent housing, a suitable living
environment, and economic opportunity for principally low- and moderate-income persons.
CDBG funds can be used for housing acquisition, rehabilitation, economic development, and
public services.
HOME Investment Partnership – HOME is a flexible grant program and funds are awarded
on a formula basis for housing activities. HOME considers local market conditions, inadequate
housing, poverty, and housing production costs. HOME funding is provided to jurisdictions to
assist rental housing or homeownership through acquisition, construction, reconstruction
and/or rehabilitation of affordable housing.
Section 8 Rental Assistance / Housing Vouchers Program – The Section 8 Rental Assistance
Housing Vouchers Program provides rental assistance payments to owners of private,
market-rate units on behalf of very low-income tenants.
Section 811/202 Program – Nonprofit and consumer cooperatives can receive no interest
capital advances from HUD under the Section 202 program for the construction of very low-
income rental housing for seniors and persons with disabilities. These funds can be used in
conjunction with Section 811, which can be used to develop group homes, independent living
facilities, and immediate care facilities. Eligible activities include acquisition, rehabilitation, new
construction, and rental assistance.
State Programs
California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily
Programs provide permanent financing for the acquisition, rehabilitation, and preservation or
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City of Gilroy Housing Element 6th Cycle Housing Plan 72
new construction of rental housing that includes affordable rents for low- and moderate-
income families and individuals. One of the programs is the Preservation Acquisition Finance
Program, which is designed to facilitate the acquisition of at-risk affordable housing
developments and provide low-cost funding to preserve affordability.
Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals
and corporations that invest in low-income rental housing. The LIHTC program creates
affordable housing opportunities when the developer of a project “sells” the tax credits to an
investor or investors who contribute equity to the development in exchange for an ownership
position in the project.
California Community Reinvestment Corporation – The California Community
Reinvestment Corporation is a multifamily affordable housing lender whose mission is to
increase the availability of affordable housing for low-income families, seniors, and residents
with special needs by facilitating private capital flow from its investors for debt and equity to
developers of affordable housing. Eligible activities include new construction, rehabilitation,
and acquisition of properties.
Program Efforts to Preserve At-Risk Units
Through the Community Development Department, the City monitors the list of affordable
housing units and their eligibility to convert to market-rate housing. Constant monitoring
allows the City to anticipate the time frame by which affordability covenants would expire, thus
permitting the City to implement various resources to ensure the continued affordability of
the housing units. Through the Consolidated Annual Performance and Evaluation Report
CAPER), the City annually checks with the regional HUD division on the status of rental
multifamily housing units that are funded with federal subsidies. To monitor for-sale
affordable units, the City’s BMR Program Administrator annually sends a “Below Market-Rate”
pamphlet in English and Spanish to all property owners under a resale restriction program.
The pamphlet reminds the owners that their home is currently in the program and directs
them to contact City staff when they plan to sell, refinance, or transfer ownership of their
property. The City is including Programs C - 1, C - 2, C - 4, and C - 5 for preservation of at-risk
and other below market-rate units.
Quantified Objectives
Housing Element law requires that cities establish a maximum number of units that can be
converted over the planning period. As shown in Table 29, three (3) assisted projects with a
total of 55 units may be at risk of converting to market-rate housing within the planning period.
Program C - 1 and C - 6 are included to confirm the expiration dates and preserve at-risk units.
Special Needs Groups
Certain segments of the population may have more difficulty finding decent, affordable
housing due to special needs. This section identifies the housing needs for elderly persons,
large households, female-headed households, persons with disabilities (including
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City of Gilroy Housing Element 6th Cycle Housing Plan 73
developmental disabilities), homeless persons, farmworkers, and extremely low-income
households. People may belong to more than one special needs group. Identifying special
needs groups helps to fully assess Gilroy’s housing needs and develop appropriate programs
and actions to address them. The City maintains a list on its website of affordable rentals in
Gilroy and what population each property serves.
Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of
varying types and degrees. According to the US Census Bureau, a person is considered to have
a disability if they have difficulty performing certain functions or difficulty with certain social
roles. Affordability of appropriate housing and access, both within the home and to/from the
home site, are the primary challenges for persons with disabilities. Access often requires
specially designed dwelling units. Additionally, housing locations near public facilities and
public transit are important for this special needs group. The 2019 ACS survey estimates that
8 percent of Gilroy, 8 percent of Santa Clara County, and 10 percent of the Bay Area region
have a disability.8
The US Census Bureau provides information on the number of persons with disabilities of
varying types and degrees. The types of disabilities included in the Census are:
Hearing difficulty: deaf or has serious difficulty hearing
Vision difficulty: blind or has serious difficulty seeing even with glasses
Cognitive difficulty: has serious difficulty concentrating, remembering, or making
decisions
Ambulatory difficulty: has serious difficulty walking or climbing stairs
Self-care difficulty: has difficulty dressing or bathing
Independent living difficulty: has difficulty doing errands alone, such as visiting a
doctor’s office or shopping
Figure 5 shows an estimate of the number of Gilroy residents with disabilities by type of
disability and age group. The most prevalent types of disability are cognitive, ambulatory, and
independent living difficulty. Note that individuals may have more than one type of disability.
Ambulatory issues are the highest reported disability citywide. A large population with walking
difficulty creates a need for single-story housing, elevators, transit access, wheelchair access,
larger homes for live-in help, and proximity to health facilities. For many in need of live-in help
or living assistance, accessory dwelling units (ADUs) may serve as a caregiver unit. The City is
including Program A - 7 to develop an ADU program that includes pre designed “model” plans
for ADUs that meet zoning, building, and fire codes. This will decrease the cost of ADU
construction for potential caregiver units. Additionally, per Program E - 10, the City will evaluate
8 US Census Bureau, American Community Survey 5-year Data (2015–2019), Table B18101.
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City of Gilroy Housing Element 6th Cycle Housing Plan 74
and revise its reasonable accommodation standards and procedures as they pertain to
potential constraints to accommodating persons with disabilities.
Figure 5: Disability by Type, 2019
Source: ACS 2019 Table B18108.
Persons with Developmental Disabilities
A subgroup of disabled residents is those who are developmentally disabled. Housing Element
law mandates that an analysis of special needs of disabled persons, including persons with
developmental disabilities, be included in Housing Elements.
Local Data
Kalisha Webster with Housing Choices.org works with the intellectual and developmentally
disabled residents of Villa Esperanza in Gilroy. Ms. Webster provided a Developmental
Disabilities Housing Needs Analysis for the City’s draft Housing Element that included the
following information.
People with disabilities face additional housing challenges. Many people with disabilities live
on fixed incomes and are in need of specialized care, yet often rely on family members for
assistance due to the high cost of care. When it comes to housing, people with disabilities
generally are not only in need of lower-income housing but accessibly designed housing, which
offers greater mobility and opportunity for independence. Unfortunately, the need typically
outweighs what is available, particularly in a housing market with such high demand. People
with disabilities are at a higher risk for housing insecurity, homelessness and
institutionalization, particularly when they lose aging caregivers.
0
500
1,000
1,500
2,000
2,500
Hearing
Difficulty
Vision
Difficulty
Cognitive
Difficulty
Ambulatory
Difficulty
Self Care
Difficulty
Independent
LivingDifficultyPopulation
by AgeDisability
Type 18 years old 18-64 years old 65 years
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City of Gilroy Housing Element 6th Cycle Housing Plan 75
Many developmentally disabled persons are able to live and work independently. However,
more severely disabled individuals require a group living environment with supervision, or an
institutional environment with medical attention and physical therapy. When developmental
disabilities exist before adulthood, the first housing issue for the developmentally disabled is
the transition from living with a parent/guardian as a child to an appropriate level of
independence as an adult.
The City of Gilroy is home to 520 people with developmental disabilities, as shown in Table 31.
The table below shows that Gilroy has a lower concentration of adults with developmental
disabilities than other jurisdictions in Santa Clara County; 59 percent of Gilroy residents with
developmental disabilities are 18 and older compared to 63 percent in Santa Clara County.
Instead, a higher proportion of Gilroy’s residents with developmental disabilities are under age
18 (41% vs 37%). As discussed below, a lack of affordable housing with supportive services
could be one of the factors contributing to fewer adults with developmental disabilities being
able to live in the City of Gilroy.
Table 31: Gilroy and Santa Clara County Population with Developmental Disabilities
Age Gilroy Santa Clara County
Under 18 212 (41%) 4,016 (37%)
18 and older 308 (59%) 6,737 (63%)
Total 520 10,753
Source: Gilroy data provided by San Andreas Regional Center as of November 2021. County data based on county-level data
published by Department of Developmental Services as of June 2021.
Living Arrangements of Gilroy Adults with Developmental Disabilities
Local Data
According to the Developmental Disabilities Housing Needs Analysis report prepared
specifically for Gilroy by Kalisha Webster with Housing Choices.org, assessing the housing
needs of adults with developmental disabilities is of particular importance because, as they
age, the adults will require a residential option outside the family home, whereas the family
home is the preferred living option for children with developmental disabilities. Living
arrangements for adults with developmental disabilities in Gilroy closely mirror that of all
adults with developmental disabilities in the County. As of November 2021, the San Andreas
Regional Center reported that the family home is the most common living arrangement for
Gilroy adults with developmental disabilities, with 65 percent of adults continuing to live in the
family home; the same percentage is found throughout the County. Only 8 percent of Gilroy
adults with developmental disabilities have successfully transitioned to living in their own
apartment, which is lower than the County’s percentage, at 11 percent. This is most likely due
to a lack of deeply affordable housing in the City. The availability of extremely low income (30%
AMI) housing is needed for adults with developmental disabilities to live independently. As of
2021, 26 percent of Gilroy adults with developmental disabilities were reported to be living in
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City of Gilroy Housing Element 6th Cycle Housing Plan 76
licensed care facilities, higher than the County overall (23%). Opportunities for adults to live in
a licensed care facility are declining throughout the County, thus fueling the need for
affordable housing with supportive services, to decrease the risk of homelessness or
displacement when a parent or family member is no longer able to provide housing for the
developmentally disabled individual.
Table 32: Living Arrangements of Adults with Developmental Disabilities
Adult Living Arrangements Gilroy Santa Clara County
In the family home 200 (65%) 4,362 (65%)
Own apartment with supportive services 26 (8%) 756 (11%)
Licensed Facilities 79 (26%) 1,525 (23%)
Other (including homeless) 3 (1%) 94 (1%)
Total Adults 308 6,737
Source: Kalisha Webster, Housing Choices.org
The San Andreas Regional Center provides service to developmentally disabled individuals
throughout Santa Clara, Santa Cruz, San Benito, and Monterey Counties. According to the
California Department of Developmental Services, as of December 2020, the San Andreas
Regional Center served 17,309 residents with developmental disabilities in the region. Figure
6 displays the breakdown of type of developmental disabilities served at the San Andreas
Regional Center. The largest populations served are those with an intellectual disability (42
percent) followed by autism (31 percent).
Figure 6: Developmental Disability by Type Served by San Andreas Regional Center, 2020
Source: California Department of Developmental Services, 2020.
31%
8%
7%
42%
12%
Disability Type
Autism
Epilepsy
Cerebral Palsy
Intellectual Disability
Other Diagnosis
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Outreach to Services Providers
Local Data
On January 24, 2023, in collaboration with Housing Choices, the City held a virtual meeting for
intellectually and developmentally disabled (I/DD) stakeholders (primarily parents of I/DD
children and I/DD adults). The meeting was attended by 11 participants, with representatives
from Housing Choices and the San Andreas Regional Center in attendance. Housing Choices
was born as an advocacy organization, mobilizing stakeholders to create new housing
opportunities for people with developmental and other disabilities and are committed to
educating local elected officials, city and county housing staff, and housing developers about
the opportunity to plan for and include people with developmental and other disabilities in
their local housing plans. The San Andreas Regional Center is a community-based, private
nonprofit corporation funded by the State of California to serve people with developmental
disabilities as required by the Lanterman Developmental Disabilities Act.
On February 15, 2023, City staff also met with 12 I/DD residents, caregivers, and staff at Villa
Esperanza, a single-story 21-unit low-income apartment development that includes services
for intellectually and developmentally disabled (I/DD) individuals. The Villa Esperanza housing
development is managed by Eden Housing and receives services from Housing Choices and
the San Andreas Regional Center. Approximately 25% of the units have live-in caregivers. Some
of the units are occupied by families with children.
Both meetings were helpful in providing staff with a better understanding of I/DD community
needs. Participants expressed a need for extremely low-income housing since I/DD individuals
generally rely on social security income. The City is including Programs A - 6, A - 7, and A - 8 to
promote the construction of and incentivize the affordability of ADUs for I/DD individuals and
their caregivers. The City is also including Program A - 11 to develop an inclusionary housing
policy and Program A - 12 to develop incentives beyond density bonus state law to facilitate
the creation of extremely low-income units in higher opportunity areas. The City is also
including Program E - 11 to prioritize funds to assist special needs households, such as persons
with disabilities.
Participants also expressed a need for project-based vouchers. The City is including Programs
A - 8 and D – 3, which include providing financial assistance for homeowners who build ADUs
with an affordability restriction or commitment to offering housing choice vouchers. The City
will notify interested residents and provide technical assistance to residents who need help
applying to the Santa Clara County Housing Authority (SCCHA) voucher program.
Another identified need by participants was housing and services for both independent living
and supportive living skills. For individuals in need of independent living assistance, accessory
dwelling units (ADUs) may serve as a caregiver unit. The City is including Program A - 7 to
develop an ADU program that includes predesigned “model” plans for ADUs that meet zoning,
building, and fire codes. This will decrease the cost of ADU construction for potential caregiver
units. Additionally, per Program E - 10, the City will evaluate and revise its reasonable
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accommodation standards and procedures as they pertain to potential constraints to
accommodating persons with disabilities.
Elderly Persons
Elderly persons are considered a special needs group because they are more likely to have
fixed incomes. Elderly persons are generally defined as people aged 65 years and older. They
often spend a higher percentage of their income on food, housing, medical care, and personal
care compared to non-elderly persons. Elderly persons may have special needs related to
housing location and construction. Because of limited mobility, elderly persons typically need
easier access to medical services, amenities such as shopping, and public transit. In terms of
housing construction, elderly persons may need ramps, handrails, elevators, lower cabinets
and counters, and special security devices to allow for greater self-protection.
According to the 2020 US Census, and as shown in Table 33, Gilroy has a slightly lower
percentage of elderly householders than the County; 19 percent of Gilroy’s residents were
elderly, while 21.3 percent of the County’s residents were elderly.
Table 33: Householders by Age, 2020
Householder Age
Gilroy Santa Clara County
Households % Households %
15-24 Years 271 1.7% 15,468 2.4%
25-34 Years 1,990 12.3% 107,194 16.8%
35-64 Years 10,794 66.9% 381,415 59.7%
65-74 Years 1,921 11.9% 74,305 11.6%
75 Plus Years 1,150 7.1% 61,833 9.7%
Total 16,126 100% 640,215 100%
Source: 2019 ACS 5 Year Estimates.
As indicated in Table 34, the 2019 median household income for households with a resident
aged 65 and older was $71,432 in Gilroy and $75,758 in Santa Clara County. This is compared
to the citywide median income of $101,616 and countywide median income of $133,076 in
2019. The lower income is likely because fewer elderly persons are working full-time, and most
income comes from Social Security and/or part-time work.
Table 34: Median Household Income for Elderly Households, 2019
Householder Age City of Gilroy Median Income Santa Clara County Median
Income
65 Years and Older $71,432 $75,758
All Households $101,616 $133,076
Source: ACS 2019 5 Year Estimates
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Based on HUD’s 2014-2018 CHAS data shown in Table 35, 47.4 percent of elderly households
in Gilroy are in one of the lower-income categories. Santa Clara County had a slightly smaller
percentage of elderly households within the lower-income categories, at 45.8 percent.
Table 35: Income Distribution, Elderly Households, 2018
Income
Gilroy Santa Clara
County
Number % Number %
Less than or equal to 30% of HAMFI 980 20.2% 39,300 19.7%
Greater than 30% but less than or equal to 50% of HAMFI 695 14.3% 26,085 13.1%
Greater than 50% but less than or equal to 80% of HAMFI 625 12.9% 26,380 13.2%
Greater than 80% of HAMFI 2,555 52.6% 108,105 54.1%
Total 4,855 100% 199,870 100%
Source: HUD 2014-2018 CHAS data.
Table 36 displays the percentage of the elderly population and their disability status. Of people
aged 65 and above, 11.3 percent have one type of disability and 16.5 percent have two or more
disabilities. The City and County have similar percentages of elderly individuals with
disabilities, at 27.8 and 30.7 percent, respectively.
Table 36: Elderly People with Disabilities, 2019
Disability Status
of Elderly
People with a
Disability
of
People
Age 65+
of Elderly
People
with a Disability
of
People
Age 65+
Gilroy Santa Clara County
With one type of disability 669 11.3% 31,527 12.4%
With two or more types of
disability
978 16.5% 46,455 18.3%
Total, Elderly with a Disability 1,647 27.8% 77,982 30.7%
Source: ACS 2019 Table C18108.
Table 37 provides a summary of housing problems experienced by elderly households in
Gilroy. According to the 2014-2018 CHAS data, 61.6 percent of all elderly households
experience some type of housing problem. This includes 81.3 percent of elderly renters and
54.5 percent of elderly owners. The increasing number of elderly persons in the population is
creating a demand for more affordable and accessible housing.
The City will address the needs of the elderly population through Program E - 6, which will
develop incentives for senior housing in the City. Program E - 6 will also remove potential
zoning constraints to the development of senior housing. The City will conduct a study to
determine if reduced parking standards for senior housing are appropriate and, based on the
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findings of the study, may revise the Zoning Ordinance to reduce said parking standards for
senior housing. In addition, the Gilroy Senior Center provides access to a variety of support
services at the center, including the YMCA Nutrition program, which serves lunch Monday to
Friday; free legal services through Senior Adults Legal Assistance; and information and
assistance with social security, housing, and employment matters through Sourcewise
Community Resources Solutions. Through CDBG and the Housing Trust/PLHA Funds, the City
allocated funds for Meals on Wheels and Rebuilding Together Silicon Valley’s Rebuilding Home
Repair, Rehabilitation and Accessibility Modification Program. Also, Santa Clara County owns
the Gateway Senior Apartments, a 75 unit affordable senior housing complex with
approximately half of the units reserved for special needs seniors.
Table 37: Elderly Households by Housing Problems and Tenure, 2018
Housing Problem Type Renters Owners Total (Elderly
Households)
with any Housing Problem 81.3% 54.5% 61.6%
with Cost Burden 29.5% 15.7% 19.4%
with Severe Cost Burden 29.1% 20.0% 22.4%
Total 843 2,350 3,193
Source: 2014-2018 HUD CHAS data.
Large Households
State housing law defines large households as households with five or more members. Large
households are considered a special needs group based on the limited availability of
adequately sized, affordable housing units. Large households may have lower incomes, which
could result in the overcrowding of smaller units. Table 38 displays household size by tenure
for both Gilroy and the County. In 2019, there were 3,916 large households, representing 24.3
percent of all households in Gilroy. Compared to the County as whole, Gilroy has almost
double the percentage of large households (24.3 versus 12.4 percent). The disproportionately
high number of large households may indicate a need for larger units in Gilroy to
accommodate large households. The City is including Program E - 11 to prioritize funds to
assist in the development of housing to serve special needs households, such as large families.
The 5th Cycle Program H-4.A (Housing for Large Families) has been consolidated with 6th Cycle
Program A - 12 to include incentives beyond density bonus state law for developments that
include housing for large households.
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Table 38: Large Households by Tenure, 2019
Number of
Persons in
Unit
Owner
Occupied %
Renter
Occupied % Total
Gilroy
Five 1,239 58.6% 876 41.4% 2,115
Six 636 60.7% 412 39.3% 1,048
Seven or
more 405 53.8% 348 46.2% 753
Total Large
Households 2,280 58.2% 1,636 41.8% 3,916
of Total
Households 23% 26.3% 24.3%
Total
Households 9,914 61.5% 6,212 38.5% 16,126
Santa Clara County
Five 26,406 57.9% 19,190 42.1% 45,596
Six 10,802 58.0% 7,822 42.0% 18,624
Seven or
more 8,684 56.6% 6,650 43.4% 15,334
Total Large
Households 45,892 57.7% 33,662 42.3% 79,554
of Total
Households 12.7% 12.1% 12.4%
Total
Households 361,105 56.4% 279,110 43.6% 640,215
Source: 2019 ACS B25009.
Based on HUD’s 2015-2019 CHAS data shown in Table 39, 51.1 percent of large households in
Gilroy are in one of the lower-income categories. Santa Clara County had a smaller percentage
of large households within the lower income categories, at 42.9 percent. The City is including
Program E - 11 to prioritize funds to assist in the development of affordable housing and to
serve special needs households, such as large families.
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Table 39: Income Distribution, Large Households, 2015-2019
Income
Gilroy Santa Clara
County
Number % Number %
Less than or equal to 30% of HAMFI 1,025 15.1% 16,429 11.9%
Greater than 30% but less than or equal to 50% of HAMFI 1,100 16.2% 20,250 14.7%
Greater than 50% but less than or equal to 80% of HAMFI 1,340 19.7% 22,410 16.3%
Greater than 80% of HAMFI 3,320 48.9% 78,600 57.1%
Total 6,785 100% 137,689 100%
Source: HUD 2015- 2019 CHAS data.
Table 40 provides a summary of housing problems experienced by large households in Gilroy
by tenure. As previously noted, the types of housing problems include overcrowding,
overpayment, and housing lacking kitchen or plumbing facilities. CHAS data from 2014-2018
indicates that 49.2 percent of large households experience at least one of these housing
problems, including 72.4 percent of large renter households and 30.3 percent of large owner
households.
Currently, less than 10 percent of the City’s rental housing stock has four or more bedrooms
refer to Table 24), resulting in a high percentage of large family households that are forced to
live in overcrowded situations. To address this need, the Housing Element includes Program
A - 12 that will adopt incentives beyond density bonus state law for developments that include
housing for large households.
Table 40: Large Households by Housing Problems and Tenure, 2018
Renters Owners Total (Large Households)
with any Housing Problem 72.4% 30.3% 49.2%
with Cost Burden 23.2% 12.6% 17.4%
with Severe Cost Burden 24.3% 6.9% 14.7%
Total Large Households 1,360 1,665 3,025
Source: 2014-2018 HUD CHAS data.
Female-Headed Households
Female-headed households are a special needs group because they experience comparatively
low rates of homeownership, lower incomes, and high poverty rates. Table 41 shows the
number of female-headed households by tenure. In 2019, 16.2 percent of households in Gilroy
were female-headed households. Of the 2,616 female-headed households in Gilroy, 1,410 had
children under 18 living with them, while 1,206 had no children present. Gilroy has more
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approximately six percent more female-headed households than the County, where 10
percent of households in the County are female-headed households.
In Gilroy, 33 percent of female-headed households with children under 18 were below the
poverty line, (approximately 465 households).9 This is significantly higher than the poverty rate
in Santa Clara County, which is 6.6 percent.
Table 41: Female-Headed Households by Tenure, Gilroy, 2019
Household Type
Owner Occupied Renter Occupied
Total
of Total
Households
16,126) Number % Number %
Female
householder, no
spouse present,
with children
under 18
377 2.3% 1,033 6.4% 1,410 8.7%
Female
householder, no
spouse present,
without children
639 4% 567 3.5% 1,206 7.5%
Total 1,016 6.3% 1,600 9.9% 2,616 16.2%
Source: ACS 2019 Table B25115.
Homeless/Unhoused Population
In 2022, the County of Santa Clara, in conjunction with Applied Survey Research, conducted
the 2022 Santa Clara County Homeless Census and Survey. This survey is conducted every two
years in the last ten days of January. The 2022 Santa Clara County Homeless Census and Survey
was performed using HUD-recommended practices for counting and surveying the homeless.
The Point-in-Time Homeless Count identified a total of 10,028 persons experiencing
homelessness in Santa Clara County in 2022, an increase of 3 percent from the count
conducted in 2019. Table 42 summarizes sheltered and unsheltered homeless persons in
Santa Clara County jurisdictions. There were 814 homeless persons surveyed in Gilroy in
January 2022, including 606 sheltered and 208 unsheltered persons.
9 US Census Bureau, American Community Survey 5-year Data (2015–2019), Table B17010.
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Table 42: 2022 Santa Clara County Homeless Census and Survey
Homeless Population Sheltered Unsheltered Total
Gilroy 606 208 814
Campbell 216 0 216
Cupertino 102 0 102
Los Altos 65 0 65
Los Altos Hills 0 0 0
Los Gatos 58 0 58
Milpitas 249 25 274
Monte Sereno 0 0 0
Morgan Hill 60 0 60
Mountain View 206 140 346
Palo Alto 263 0 263
San Jose 4,975 1,675 6,650
Santa Clara 375 65 440
Saratoga 0 0 0
Sunnyvale 279 106 385
Source: Santa Clara County Office of Supportive Housing, October 29, 2022.
Local Data
According to one of the City of Gilroy’s Quality of Life Officers, a majority of unhoused
individuals are Hispanic, consistent with the overall population of Gilroy. Based on his
observations, unhoused persons in Gilroy mostly reside in creek areas, including for example
Miller creek. Many unhoused persons also reside near the IOOF bridge. Although most of the
observed unhoused persons are physically able to move around by either walking or riding a
bicycle, they do not generally migrate to hillside areas or edges of the City where there are
fewer businesses or access to food. Furthermore, based on his observations, a very large
majority of the unhoused are mentally challenged, whether it be self-induced from drugs, or
because they are mentally ill. The Quality of Life Officer also stated that less than 20 percent
of the unhoused persons he encounters take advantage of available services.
Table 43 lists emergency shelters and transitional housing in Gilroy.
The Countywide services and shelter provider, HomeFirst Services, provides a 24/7 shelter for
adults at the Gilroy shelter. The Gilroy shelter provides sleeping accommodations, meals,
restrooms, showers, mobile laundry, and case management support services via South County
Compassion Center staff. It has a capacity of serving 100 persons.
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The Arturo Ochoa Migrant Center is used as an emergency shelter during the cold weather
season from mid-December through mid-March. It provides 128 shelter beds and has the
capacity to house 35 unhoused families with a dependent child under the age of 18. St.
Joseph’s Family Center manages the shelter and referral process. Walk-ins or families without
a referral from a designated community partner are not accepted and 5-7 spots are reserved
for Here4You call center hotline referrals. EAH Housing is contracted for day-to-day property
management operations and site security.
According to conversations with service providers, if the weather is manageable, unhoused
individuals express a strong reluctance to use the service. The service providers stress the
need for a permanent emergency shelter as well as shelter or housing for single adults who
do not exhibit mental illness or substance abuse disorders.
The City of Gilroy provides annual funds to homelessness prevention support and services
through the PLHA. For FY 22-23 and FY 23-24: St. Joseph’s Family Center received $180,000 to
provide emergency rental and utility assistance, as well as training and employment
readiness to prepare individuals that are homeless or at risk of homelessness. Community
Agency for Resources Advocacy and Services received $40,000 to provide rental and deposit
assistance. South County Compassion Center received $80,000 to provide services to
unhoused Gilroy residents and to connect them with services that can help them attain
permanent housing. Through its CDBG-CV funds, the City provided an additional $287,309 in
support to Saint Joseph's Family Center's Rental Assistance program.
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Table 43: Homeless Facilities in or Adjacent to Gilroy
Facility Name Type of Facility Target Population
Number of
Shelter Beds or
Families Served
Gilroy Shelter Emergency
Shelter Adults Only 100
Arturo Ochoa
Migrant
Center10
adjacent to
Gilroy)
Cold Weather
Shelter Households with a dependent under 18 35 families
La Isla Pacifica
Confidential
Emergency
Shelter
Women victims of intimate partner
abuse and their children under 16 years
old (16 and up, on a case-by-case basis)
14
Glenview, El
Invierno, and
Walnut
Transitional
Shelter Single Individuals 25
Source: City of Gilroy, County of Santa Clara.
Farmworkers
Farmworkers are defined as persons whose primary incomes are earned through seasonal
agricultural work. The demographics on farm laborers in all California markets are collected
and reported on a regional or countywide basis. The data collected includes income,
household status, and length of time the laborers work in each area.
There are generally three classifications:
Migrant workers who move from place to place, planting and harvesting; and
Annual workers who generally work in the same agricultural area year after year for
nine or ten months and spend the rest of the year in their home country; and
Permanent workers who are employed most of the year in one location and may
collect unemployment for the remainder of the year.
Traditionally, Gilroy has been home to many agricultural businesses and industries; however,
the increase in the retail and service trade and the expansion of the City as a “bedroom
community” for northern Silicon Valley jobs continues to reduce the role of agriculture. Many
of these farms are located in the southern areas of the County, in the regions surrounding
Gilroy. The majority of farmworkers, almost 80 percent, work on farms with more than 10
employees.
10 The Arturo Ochoa Migrant Center is located slightly outside city bounds, but serves Gilroy residents.
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The US Department of Agriculture conducts a Census of Agriculture every five years. As
indicated in Table 44, there were an estimated 4,175 farmworkers in the County working on
359 farms in 2017. This represents a decrease of 1,414 farmworkers compared to the 2007
study, when there were 5,589 farmworkers.
The 2019 ACS estimates indicate that 2.9 percent of Gilroy is employed in the agriculture and
natural resource industry, a decrease from 4.6 percent in 2012.11
Table 44: Number of Santa Clara County Farmworkers and Farms, 2017
Farm /Worker Type Farmworkers Farms
Farm Size
Farms with less than 10 employees 847 293
Farms with more than 10 employees 3,328 66
Length of Employment of Workers
Workers working 150 days or more 2,418 -
Workers working less than 150 days 1,757 -
Source: 2017 Census of Agriculture, Table 7.
The California Department of Conservation’s Important Farmland Finder indicates that the
vicinity to the east and south of the Gilroy City limits includes large amounts of prime farmland,
farmland of local or statewide importance, and unique farmland.12 The presence of such
farmland indicates a need for farmworker housing to support those who work on farmland in
and around the City.
Due to the seasonal nature of agricultural work and relatively low wages, farmworker
households often have a difficult time securing safe, habitable, and affordable housing.
Eden Housing manages three housing developments within Gilroy City limits, providing 56
housing units for farmworkers:
14 units at The Trees
24 apartments at Aspen Grove
18 units at Maple Gardens
The Rodriguez Migrant Labor Camp, which houses 37 seasonal farmworkers, is privately
owned, and is also located just outside of the City limits.
Eden Housing also operates the Arturo Ochoa Migrant Center, located just outside Gilroy City
limits. The center functions as a migrant camp from April through November each year,
11 US Census Bureau, American Community Survey (2015–2019), Table C24030.
12 California Department of Conservation. California Important Farmland Finder. https://maps.conservation.ca.gov/DLRP/CIFF/
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providing housing for 100 farmworker families within 33 three-bedroom and 67 two-bedroom
apartments.
Local Data
In November and December 2022, the City of Gilroy worked with staff from the Ochoa Migrant
Camp to survey resident farmworkers. Twenty-six (26) surveys were completed by the
farmworkers with assistance from bilingual staff at the Migrant Camp.
The top three housing issues identified by farmworkers was difficulty paying rent, mortgage,
or down-payment (26), followed by insufficient housing supply (11) and homelessness (6).
Respondents also identified issues regarding length of rental leases and the need for
temporary housing.
Additionally, the primary issues limiting housing options for farmworker respondents included
insufficient money available for the deposit (24), and credit history or low credit scores (8). The
City of Gilroy modified Programs E - 7 and E - 11 to help facilitate needed housing for
farmworkers who work in and surrounding Gilroy.
The Gilroy Zoning Ordinance makes available zoning to accommodate various housing types
to address the needs of farmworkers. Manufactured and modular homes are permitted by-
right in all residential zoning districts; boarding and rooming houses are allowed in all
residential zoning districts with a conditional use permit; and multifamily units are allowed in
the R3 and R4 residential zoning districts by right. Currently, the City’s Zoning Ordinance is not
consistent with the Employee Housing Act;13 therefore, as part of this Housing Element update,
the City is including Program E - 8 to revise the Zoning Ordinance in 2023.
Extremely Low-Income Households
Extremely low-income households in Gilroy are defined as households with income less than
30 percent of the Santa Clara County AMI. The provisions of Government Code Section 65583
a)(1) require quantification and analysis of existing and projected housing needs of extremely
low-income households. In 2018, 16.1 of Gilroy households were within the extremely low-
income category, a decrease from 18.9 percent in 2012.
An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied
by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space).
Occupancy by more than 1.5 persons per room constitutes severe overcrowding.
Overcrowding can affect public facilities and services, reduce the quality of the physical
environment, and create conditions that contribute to deterioration of the housing stock.
Table 45 provides a summary of overcrowding rates experienced by extremely low-income
households in Gilroy compared to other income levels. Households in Gilroy experience
overcrowding at a higher rate than those in the County. Extremely low-income owner-occupied
households experience overcrowding at a similar rate to low-income owner-occupied
13https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=HSC&division=13.&title=&part=1.&chapter=1.&article
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households, but at a higher rate than other owner-occupied households. Extremely low-
income renter-occupied households experience overcrowding at a lower rate than very low-
and low-income renter-occupied households.
Overcrowding can indicate that a community does not have an adequate supply of affordable
housing and/or variety of suitable housing units to meet the needs of the community. In the
5th cycle, the City included program H.2-G to encourage the development of extremely low-
income housing, and the City will continue to encourage developers to include extremely low-
income units in their housing projects. The City is also including Programs A - 6, A - 7, A - 8, and
A -15 to promote the construction of and incentivize the affordability of ADUs. Affordable ADUs
provide an alternative housing supply to allow for housing mobility in higher opportunity
areas. The City will develop an inclusionary housing policy under Program A - 11 and incentives
to create extremely low-income units under an incentives beyond density bonus state law
Program A - 12.
Table 45: Overcrowding by Income Level, 2019
Housing Income Range Households Number of People per Room
Overcrowding
1 person per
room)
Severe
Overcrowding
1.5 persons per
room)
Number Number % Number %
City of Gilroy: Owner Households
Less than or equal to 30% of HAMFI 880 70 8.0% 20 2.3%
Greater than 30% but less than or
equal to 50% of HAMFI 1,024 44 4.3% 4 0.4%
Greater than 50% but less than or
equal to 80% of HAMFI 1,385 115 8.3% 35 2.5%
Greater than 80% but less than or
equal to 100% of HAMFI 1,295 20 1.5% 0 0.0%
Greater than 100% of HAMFI 5,334 99 1.9% 4 0.1%
Total 9,918 348 3.5% 63 0.6%
City of Gilroy: Renter Households
Less than or equal to 30% of HAMFI 2,195 375 17.1% 200 9.1%
Greater than 30% but less than or
equal to 50% of HAMFI
1,300 310 23.9% 125 9.6%
Greater than 50% but less than or
equal to 80% of HAMFI
1,160 255 22.0% 40 3.5%
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Housing Income Range Households Number of People per Room
Overcrowding
1 person per
room)
Severe
Overcrowding
1.5 persons per
room)
Number Number % Number %
Greater than 80% but less than or
equal to 100% of HAMFI
570 55 9.7% 25 4.4%
Greater than 100% of HAMFI 975 135 13.9% 80 8.2%
Total 6,200 1130 18.2% 470 7.6%
Santa Clara County: Owner Households
Less than or equal to 30% of HAMFI 34,600 975 2.8% 280 0.8%
Greater than 30% but less than or
equal to 50% of HAMFI
33,095 1,870 5.7% 345 1.0%
Greater than 50% but less than or
equal to 80% of HAMFI
38,665 2,155 5.6% 510 1.3%
Greater than 80% but less than or
equal to 100% of HAMFI
31,345 1,665 5.3% 585 1.9%
Greater than 100% of HAMFI 223,395 5,530 2.5% 1,130 0.5%
Total 361,100 12,195 3.4% 2,850 0.8%
Santa Clara County: Renter Households
Less than or equal to 30% of HAMFI 64,310 9,360 14.6% 3,830 6.0%
Greater than 30% but less than or
equal to 50% of HAMFI
40,810 9,000 22.1% 3,705 9.1%
Greater than 50% but less than or
equal to 80% of HAMFI
37,760 7,305 19.3% 2,400 6.4%
Greater than 80% but less than or
equal to 100% of HAMFI
26,915 4,000 14.9% 1,520 5.6%
Greater than 100% of HAMFI 109,315 10,360 9.5% 4,320 4.0%
Total 279,110 40,025 14.3% 15,775 5.7%
Source: 2015-2019 CHAS data
Table 46 provides a summary of housing problems experienced by extremely low-income
households in Gilroy. Disproportionate housing needs are determined by finding trends in
housing problems in the population by race, household size, or household age. A housing unit
is considered substandard or having a housing problem ifit has one or more of the following
housing conditions:
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City of Gilroy Housing Element 6th Cycle Housing Plan 91
Housing unit lacks complete kitchen facilities
Housing unit lacks complete plumbing facilities
Housing unit is overcrowded
Household is cost burdened
Extremely low-income renter-occupied households experience both overpayment and
overcrowding. According to 2014–2018 CHAS data provided by HUD, 79.7 percent of extremely
low-income households experience at least one type of housing problem. Housing
rehabilitation and repair may be more of a cost burden on lower-income households, which
may lead to a higher proportion of housing problems. To enhance the quality of existing
neighborhoods, the City is including Program C - 2 to utilize Community Development Block
Grant (CDBG) funds, as available, to assist in the improvement of substandard housing. The
City is also including Program E - 11 to prioritize funds to assist special needs households, such
as extremely low-income households, farmworkers, large families, seniors, and persons with
disabilities.
Table 46: Extremely Low-Income Households with Housing Problems, 2018
Income Level Renters % Owners % Total %
Household Income < 30% MFI 1,990 625 2,615
With any Housing Problem 1,610 80.9% 475 76.0% 2,085 79.7%
With a Cost Burden 30-50% 360 18.1% 70 11.2% 430 16.4%
Cost Burden > 50% 1,230 61.8% 400 64.0% 1,630 62.3%
Source: HUD 2014-2018 CHAS data.
Summary of Housing Needs
An analysis of the housing needs in the City of Gilroy reveals a number of trends, such as an
increased need for housing large households and farmworkers. Additionally, compared to the
County, Gilroy has a lower median income and larger percentage Hispanic or Latino
population.
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92
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
AFFIRMATIVELY FURTHERING FAIR HOUSING
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City of Gilroy Housing Element 6th Cycle Housing Plan 93
Affirmatively Furthering Fair Housing
Introduction, Outreach, and Assessment
Introduction
Assembly Bill (AB) 686 requires a jurisdiction’s housing element to provide an analysis of
contributing factors to fair housing issues and to commit to actively and meaningfully
affirmatively further fair housing. This analysis includes an assessment of fair housing
enforcement, outreach activities, integration and segregation, racially and ethnically
concentrated areas of affluence and poverty, disparities in access to opportunities,
disproportionate housing needs, and any other contributing factors that serve as impediments
to fair housing. The assessment also analyzes the extent to which the identified Regional
Housing Needs Allocation (RHNA) sites affirmatively further fair housing.
Public Outreach
The City of Gilroy solicited community input throughout the Housing Element update planning
process in a variety of ways. The main strategies to gather public participation are summarized
below.
Outreach Activities
Community members were engaged using the following methods:
Survey available in hard copy and online in both English and Spanish
Stakeholder focus groups
Webpage on City website
Email list
City newsletter
Community workshops
Joint City Council and Planning Commission study session
Utility billing mailing insert
Public hearings
Organizations Contacted and Consulted
Organizations contacted and interviewed included:
Housing & Neighborhood Revitalization Committee
St. Joseph's Family Center
Gilroy Historical Society
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Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 94
Rebuilding Together Silicon Valley
Project Sentinel
Gilroy Compassion Center
Live Oak Adult Day Services
Silicon Valley at Home
South County Collaborative
League of Women Voters
Aperto Property Management
Housing Choices
Health Trust
Visit Gilroy
MidPen Housing
Garlic World
CARAS South County
Eden Housing
Gilroy Unified School District Migrant Education Program
Housing Element Update Website
The City created the Housing Element update webpage on the City’s website to provide:
Background and information on the Housing Element process;
Link to the Housing Element update survey;
Documents related to the Housing Element, including the first public review draft,
dated September 12, 2022, the October 31, 2022 revised daft as submitted to the
California Department of Housing and Community Development (HCD) following
the 30-day public comment period, and the second public review draft revised in
response to HCD comments;
Recordings of the community workshop presentations in English and Spanish;
Notification to the public of future events; and
Notification and interest sign-up lists and pathways for residents to get involved in
the process and to provide comments or questions to the project team or City
representatives.
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City of Gilroy Housing Element 6th Cycle Housing Plan 95
Stakeholder Interviews
The City reached out to 40 individuals and groups who represented service providers,
nonprofits, and other stakeholders to participate in focus group interviews about the housing
needs and issues in Gilroy. Out of the 40 individuals and groups that were contacted, 25 people
participated in the focus groups. Four focus groups were held: Tuesday, March 29, 2022, at
1:00 PM; Tuesday, April 5, 2022, at 1:00 PM; Thursday, April 7, 2022, at 1:00 PM; and Tuesday,
April 12, 2022, at 10:00 AM. Hosting the focus group on four different days provided multiple
opportunities to accommodate different schedules. The stakeholders who participated
discussed a variety of concerns, including:
Need for incentives to support farmworker housing;
Need for more education and outreach to inform residents of housing law and
affordable housing;
Need for emergency, short-term stay housing, and senior housing at the extremely
low-income area median income (AMI);
Disparity of housing and quality of infrastructure and amenities between the east
side and west side of the City;
Disparity of incomes between Gilroy and the County AMI, as the City’s AMI was
33,871 less (24%) in 2020;
Challenges and lack of support for homeownership; and
Need to incentivize accessory dwelling unit (ADU) construction.
The participants had varying perspectives informed by their involvement and familiarity with
Gilroy, but increased services, education and support, equitable development and investment,
and a lack of extremely low-income housing were the most consistent and prevalent issues
covered.
Public Workshops
Prior to releasing the first public draft of the Housing Element, the City held two bilingual virtual
public workshops. The meetings were held on Wednesday, March 30, 2022, at 6:00 PM and
Tuesday, June 28, 2022, at 6:00 PM to present information on the Housing Element update and
gather public input. Sixty-one members of the community participated in the workshops and
provided feedback via live polling and questions and answers on the Housing Element update
process including housing needs, the potential RHNA sites, draft goals, and programs.
Presentation slides were in English and Spanish. Live Spanish interpretation was provided,
recorded, and posted on the project webpage for both workshops.
Following release of the first public draft, the City held a third virtual public workshop on
Tuesday, September 27, 2022, at 6:00 PM. The presentation provided a high-level overview of
the draft Housing Element chapters and appendices, and the overall goals and programs, and
then a brief description of some of the programs that could potentially have the highest impact
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City of Gilroy Housing Element 6th Cycle Housing Plan 96
on housing production, removal of governmental constraints, and meeting special housing
needs. The meeting also included a question-and-answer session with public attendees.
The public workshops were held at 6:00 PM on weekdays to accommodate a typical work
schedule. Materials and video recordings of the presentations in English and Spanish were
made available on the Gilroy Housing Element webpage on the City’s website for those who
could not attend, or who wanted to review the materials and meetings at their leisure.
Study Session
An in-person bilingual joint public study session with the City Council and Planning
Commission was held on Monday, August 29, 2022, at 6:00 PM. This bilingual meeting included
a summary of proposed housing programs to address the identified needs of the community
and a map of properties that are currently vacant or underutilized that may provide an
opportunity for redevelopment with new housing. The meeting included comments from the
public and a question-and-answer session with the Council and Planning Commission.
Spanish interpretation and translation were provided. The meeting recording and the
presentation slides in both English and Spanish were posted on the project webpage.
Public Hearings
Following the release of the first public draft, the City held two in-person public hearings. The
public hearings were held Monday, October 17, 2022, at 6:00 PM (City Council) and Thursday,
October 20, 2022, at 6:00 PM (Planning Commission). The purpose of the meetings was to give
the public and the City’s decision makers another opportunity to provide comments and
suggestions prior to sending the draft to HCD for its review.
Public hearings held on April 20, 2023 (Planning Commission) and May 1, 20223 (City Council)
gave the public and the City’s decision makers an opportunity to review and comment on
Housing Element revisions made in response to HCD’s comments.
Housing Element Survey (general population)
Another component of the outreach effort was the Housing Element survey, posted on the
City’s website from April 2022 through August 2022, and promoted through a myriad of
channels for the furthest outreach. The survey was available in both English and Spanish. As
of August 2, 2022, a total of 367 English and 143 Spanish completed surveys were received,
with 248 (34%) respondents being homeowners, 125 (17%) being renters, 191 (35%) of
respondents being white or Caucasian, and 236 (44%) being Hispanic or Latino.14 Responses
to the survey primarily revealed concerns from residents regarding:
Difficulty paying rent, mortgage, or down payment;
14 Note: 510 total surveys were completed to varies degrees of completeness. Respondents did not answer every question;
therefore percentages represent the percentage of respondents to each question not total number of survey respondents.
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City of Gilroy Housing Element 6th Cycle Housing Plan 97
Homelessness; and
Insufficient housing supply including affordable housing.
Respondents also believe that the greatest housing needs are lower- and middle-income
workforce housing and affordable housing. The survey results show strong support for more
affordable housing while some respondents feel the City is growing too much and thus did not
support more development. Most of the survey and stakeholder responders believe that there
are not enough services or housing to support individuals who fall within the extremely low-
income designation. Stakeholder interviewees and 94 percent of survey respondents
supported the adoption of an inclusionary housing ordinance.
Housing Element Survey (focused outreach)
In addition to posting the housing element survey on the City website, City staff conducted a
focused bilingual survey effort for farmworkers, youth, and seniors. Hard copy and online
surveys were distributed between November 2022 and the end of January 2023.
Farmworker Outreach. Twenty-six (26) surveys were completed. The top three
housing issues identified by farmworkers was difficulty paying rent, mortgage, or down-
payment (26), followed by insufficient housing supply (11) and homelessness (6).
Respondents also identified issues regarding length of rental leases and a need for
temporary housing.
Youth Outreach. Eight (8) surveys were completed. The top housing issues identified
by this group was difficulty paying rent, mortgage, or down-payment; overcrowding;
homelessness; and lack of suitable housing types. Responses also reflected the desire
for the City to implement programs to require affordable housing units in new
developments and assist residents with finding available housing.
Seniors Outreach. Nineteen (19) surveys were completed. The top three housing
issues identified by seniors were difficulty paying rent, mortgage, or down-payment
12), followed by lack of suitable housing types (9), and insufficient housing supply (7).
Respondents identified requiring affordable housing units in new developments (10)
and access to low-cost pre-designed plans for ADUs as potential programs to improve
housing access in Gilroy.
Focused Stakeholder Meetings
Between December 2022 and February 2023, City staff met with Gilroy’s youth, seniors, and
the intellectually and developmentally disabled (I/DD) community. On December 12, 2022, City
staff attended the Gilroy Youth Commission meeting to discuss the Housing Element update,
answer questions, and gather feedback from youth in attendance (~15 to 18 years old). On
January 25, 2023, City staff made a presentation to seniors at the Gilroy Senior Center,
informing them about the Housing Element and gathering feedback. On January 24, 2023, the
City held a virtual meeting with Housing Choices and intellectually and developmentally
disabled (I/DD) stakeholders (primarily parents of I/DD children and I/DD adults), informing
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City of Gilroy Housing Element 6th Cycle Housing Plan 98
them about the Housing Element and gathering verbal feedback. On February 15, 2023, the
City also met with and gathered verbal feedback from I/DD residents, caregivers, and staff at
Villa Esperanza, a facility that provides low-income apartment units and services for persons
with disabilities.
Findings
Most focus group attendees and survey respondents support the provision of more
assistance, financial or otherwise, to the extremely low-income population in finding housing.
City Overview
Much of the fair housing analysis is based upon census data provided at the census tract level.
Gilroy has a total of 11 census tracts. Figure 7 displays the census tracts in the City and the
RHNA sites within those census tracts; however, several of the census tracts are not solely in
Gilroy and have large portions in neighboring jurisdictions. As a result, demographic
information for these census tracts reflects neighboring communities, as well as Gilroy. The
west tracts have more open space and agriculture, so the population as a whole is generally
more concentrated in the east, which may skew data perception. Several of the tracts include
more land and more households in adjacent jurisdictions other than in Gilroy. These external
households are included in the census data, which may affect the displayed maps.
Until 2018, a large portion of the Downtown Specific Plan area and several properties west of
downtown were designated as a Neighborhood Revitalization Strategy Area by the US
Department of Housing and Urban Development (HUD). A number of capital improvements,
youth activities, neighborhood beautification projects, and other downtown revitalization
efforts were pursued during this time.15 The downtown area in Gilroy is also identified as a
Priority Development Area in the Association of Bay Area Governments’ Plan Bay Area 2050.
The AFFH section also considers the effects that the selected RHNA sites may have on fair
housing. Selected RHNA sites are primarily in the eastern portion of the City, while pipeline
projects are more evenly distributed throughout Gilroy. Pipeline projects are defined as
pending projects (proposed, entitled, permits issued) that had not received certificates of
occupancy as of June 30, 2022. The sites inventory includes a mix of vacant and non-vacant
sites, selected for their access to resources, suitability for multifamily housing, and proximity
to upcoming plans for community revitalization, including the planned high speed rail station,
parking management plan, Downtown Specific Plan update, and currently funded place-based
improvements. Additionally, non-vacant sites were selected based on their likelihood to
develop during the 6th Cycle and the extent to which the existing use may preclude
development.
The City is including Program F - 3 for place-based improvements in the downtown area. The
City is also including programs to encourage ADU development in the western portion of the
15 Neighborhood Revitalization Strategy Area Renewal Request for 2013-2018.
https://www.cityofgilroy.org/DocumentCenter/View/9045/NRSA-Strategy-Renewal-Request-for-2013- 2018
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City of Gilroy Housing Element 6th Cycle Housing Plan 99
City to promote housing mobility and increased housing opportunities (Program A - 6).16 To
encourage a variety of housing types throughout the City, a program to create a ministerial
permit process for triplexes and quadplexes that meet objective design standards is included
Program A - 10). SB 9 facilitates the creation of up to four housing units, comprised of a
duplex with an ADU and a junior ADU or two primary units plus an ADU and a junior ADU.
Program A - 10 provides more flexibility than SB 9 by allowing triplexes and fourplexes as an
alternative design to a traditional duplex with an ADU or a junior ADU. This program will also
encourage the development of middle-income housing throughout the City, including high-
resource areas primarily comprised of detached single-family residences.
Figure 7: Census Tracts and RHNA Sites, 2022
Source: HCD AFFH Data Viewer
As noted in Table 47. Gilroy is split between the Low, Moderate, and High Opportunity
categories, with the intersecting tracts in the west being considered a Racially Concentrated
Area of Affluence (RCAA) and the tracts in the east containing a Racially and Ethnically
16 ADUs are calculated on a citywide basis and are not represented on the sites maps
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Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 100
Concentrated Area of Poverty (R/ECAP)17. These are relative rankings based on composites of
the environmental, economic, and education scores. Of the 2,053 RHNA sites, including
pipeline projects and opportunity sites, 23 percent of units are in Low Resource tracts, 71
percent of units are in Moderate Resource tracts, and 6 percent of units are in High Resource
tracts.
Eight (8) of the eleven census tracts that intersect Gilroy have the majority of their area located
inside City limits, Of the eight (8) tracts mostly in the City, 41 percent of units are in the tract
with the second highest median income. Both High Resource tracts, 5125.03 and 5122, have a
large portion of their land area as rural and undeveloped. Due to the large quantities of open
space in these tracts, they have disproportionately high environmental TCAC scores (see the
California Tax Credit Allocation Committee (TCAC) section for more information). Tract 5122
has an environmental resource category of 91, while the education resource category is scored
at 27. The disproportionately high environmental score of this majority rural, open space,
steep tract skews the overall opportunity category towards High Resource. This indicates that
disparities between the developable area that is actually within the City bounds and the Low
and Moderate Resource opportunity areas of the City may be smaller than indicated. In fact,
educational opportunity is significantly higher in the R/ECAP, with an index of 40.
Less than 25 percent of the RHNA units are in the R/ECAP. The majority of the lower-income
pipeline RHNA sites are in higher opportunity areas outside of the R/ECAP. It is unlikely that
the location of proposed RHNA opportunity sites will exacerbate any fair housing conditions.
The City encourages development and redevelopment in the older Downtown R/ECAP, as this
is an efficient area with transit, employment, and services. These tracts are also where
participants of the focus groups and local housing service providers, specifically advocated for
new housing. The High Resource areas of Gilroy in the northwestern tracts are newly
developed, single-family, steep and hilly, and not likely to develop or redevelop. This area is
the most distant from transit, employment, and services and would not likely score well for
affordable housing financing. Despite mapped disparities in opportunity indices, lower-income
residents have greater access to job and transit opportunities in the lower resource areas.
The City is including a number of programs to increase housing types and opportunities in
higher resource areas of the City. These efforts go beyond sites that are included on the
Opportunity Site List and help improve housing choice and mobility, by providing
opportunities to increase the number and type of dwelling units in lower density residential
zones. Program A - 10 will encourage the development of missing middle housing
throughout the City, including high-resource areas primarily comprising detached single-
family residences. Through Program A - 10, the City will allow triplexes and fourplexes on
corner lots in the R1 and R2 zones with a minimum lot size of 6,000 square feet. This includes
approximately 1,106 parcels as shown in Figure 33. SB 9 facilitates the creation of up to four
17 HUD defines R/ECAP as areas where the percentage of the population that is non-White is over 50 percent and the percentage
of households with incomes below the poverty line is over 40 percent. Alternatively, a neighborhood can be a R/ECAP if it has a
poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan
area, whichever threshold is lower.
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City of Gilroy Housing Element 6th Cycle Housing Plan 101
housing units, comprised of a duplex with an ADU and a junior ADU or two primary units
plus an ADU and a junior ADU. Program A - 10 provides more flexibility than SB 9, by allowing
triplexes and fourplexes as an alternative design to a traditional duplex with an ADU or a junior
ADU. Program A - 10 will also encourage the development of middle-income housing
throughout the City, including high-resource areas primarily comprising detached single-
family residences. Program G - 5 includes the creation of informational and promotional
pamphlets regarding opportunities to develop duplexes, triplexes, and quadplexes in the City.
The pamphlets will be provided online, at City Hall, and at informational booths where housing
resources are provided. Program A - 6 includes targeted ADU outreach to the single-family
neighborhoods.
In the R-1 zone, there are approximately 1,067 parcels with single-family homes on corner lots
greater than 6,000 square feet. Allowing triplexes and quadplexes by right on these corner lots
could allow for an additional 3,201 units. These units are primarily in the moderate and high
resource areas of the City and thus would allow for increased capacity for housing and
increased flexibility for middle-income housing in the R1 zone. Of these 1,067 parcels, 361 are
in the high resource TCAC category, 664 are in the moderate resource category, and 42 are in
the low resource category. Program A - 10 would also apply to approximately 39 corner lots
with single-family homes in the R2 zone. Of these 39 parcels, 22 are in the moderate resource
category, and 17 are in the low resource category.
Agenda Item 9.2Page 462 of 1163
102
Table 47: Comparison of Fair Housing with Respect to Location
Census
Tract
RHNA
Units1
Total)
Total
Household
s2
Total
Population
2
TCAC
Composite
Category
Median
Household
Income
with a
Disability
of
Children in
FHH
CalEnviroS
creen
Percentile
Non-
White
R/ECAP
Present
Census Tracts Mostly Inside of Gilroy
5125.03 116
6%)
2,567 9,452 High
Resource
135,863 5.9% 8.2% 15.9 45.8
No
5125.05 211
10%)
2,058 8,373 Moderate
Resource
77,481 8.3% 16.2% 32.7 75.5
No
5125.06 156
8%)
1,779 7,443 Moderate
Resource
54,770 11.3% 26.1% 56.3 83.0
No
5125.08 19
1%)
2,644 8,007 Moderate
Resource
74,032 11.2% 15.6% 52.1 65.7
No
5125.09 216
11%)
1,239 5,244 Moderate
Resource
79,306 6.5% 5.8% 38.8 70.2
No
5125.1 846
41%)
2,270 7,352 Moderate
Resource
85,960 10.0% 25.4% 29.4 61.9
No
5126.03 376
18%)
971 4,563 Low
Resource
37,301 9.5% 30.9% 90.8 91.2
Yes
5126.04 112
5%)
1,161 4,854 Low
Resource
35,297 6.0% 23.6% 75.8 91.2
Yes
Census Tracts Mostly Outside of Gilroy
5126.02 0 805 2,377 Low
Resource
64,375 13.0% 37.7% 78.0 58.1 No
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City of Gilroy Housing Element 6th Cycle Housing Plan 103
Census
Tract
RHNA
Units1
Total)
Total
Household
s2
Total
Population
2
TCAC
Composite
Category
Median
Household
Income
with a
Disability
of
Children in
FHH
CalEnviroS
creen
Percentile
Non-
White
R/ECAP
Present
5124.01 0 1,427 4,782 Moderate
Resource
107,599 13.1% 17.2% 42.4 55.2 No
5122 1 1,612 3,895 High
Resource
124,130 6.1% 12.8% 13.4 33.8 No
Note:
1) Includes opportunity sites and pending projects.
2) Includes all households in the tract, including those not within the bounds of the City of Gilroy.
Agenda Item 9.2Page 464 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 104
Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair
housing entities to disseminate information related to fair housing laws and rights and provide
outreach and education to community members. Enforcement and outreach capacity also
includes the ability to address compliance with fair housing laws, such as investigating
complaints, obtaining remedies, and engaging in fair housing testing.
Project Sentinel provides fair housing counseling services for the City of Gilroy. The City
publishes the availability of both tenant/landlord counseling and fair housing services via its
website. In the fiscal years 2022-2023 and 2023-2024, the City of Gilroy allocated $80,000 in
total funds to two Project Sentinel programs: Fair Housing and Landlord/Tenant Counseling
and Dispute Resolution. The funds are provided through the Permanent Local Housing
Allocation (PLHA) fund, which is administered by Santa Clara County’s Office of Supportive
Housing.
Project Sentinel is a nonprofit organization that provides a variety of fair housing resources
and services in Northern California, including resources for tenants, property managers, and
service providers, dispute resolution, and housing counseling. Annually, Project Sentinel
processes over 10,000 initial contacts; handles over 400 housing discrimination complaints
and over 1,700 landlord tenant and community dispute cases; counsels over 750
homeowners; and provides monthly workshops on housing topics.
Local Data
On March 8, 2023, staff from Project Sentinel provided information for the Housing Element
update related to fair housing activity in the City of Gilroy. Project Sentinel has received 256
calls on behalf of the City of Gilroy since 2017 and has managed 139 cases on behalf of the
City since 2015. Over the approximately 7- to 8-year period, 32 cases cited different
terms/conditions, 15 cited eviction, 46 cited reasonable accommodation or
modifications/accessibility, 16 cited coercion or intimidation/harassment, and 20 cited a
refusal to rent. The remaining cases cited either repairs not being completed, a hostile
environment, or being falsely denied. As shown in Table 48, over 60 percent of the cases since
2015 (86 cases) were filed by residents in the extremely low income (0 to 30% AMI) category.
Residents from all age categories have filed cases, with no strong patterns identified (Table
49). Of the cases, seven (7) were filed by Black households, 109 were submitted by White
households, two (2) were submitted by Native American households, and six (6) were
submitted by other or multiple racial identifying households (Table 50).
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Table 48: Dispute Cases by Income Category, 2015-2022
Income Category
of Complainant 2015 2016 2017 2018 2019 2020 2021 2022
0-30% 5 14 18 8 17 11 6 7
31-50% 3 1 1 3 3 - 2 -
51-80% 10 1 1 - 2 - - 2
80% + 3 1 4 - 1 - - 1
N/A - - - - 3 10 1 -
Totals 21 17 24 11 26 21 9 10
Source: Project Sentinel, 2023.
Table 49: Dispute Cases by Age, 2015-2022
Age of
Complainant 2015 2016 2017 2018 2019 2020 2021 2022
30 3 1 5 2 3 2 1 1
30-40 9 5 4 4 2 6 1 2
41-50 4 3 5 1 4 - 1 4
51-60 2 1 4 - 2 1 3 3
61-70 - 4 3 4 7 1 1 -
71-80 1 1 2 - 2 - 1 -
80 1 2 1 - - - - -
N/A 1 - - - 6 11 1 -
Totals 21 17 24 11 26 21 9 10
Source: Project Sentinel, 2023.
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City of Gilroy Housing Element 6th Cycle Housing Plan 106
Table 50: Dispute Cases by Race, 2015- 2022
Race of
Complainant 2015 2016 2017 2018 2019 2020 2021 2022
White 21 15 19 10 19 9 6 10
Black - 1 3 - 1 1 1 -
Native American - 1 - - 1 - - -
Other/Multi-
Racial - - 2 1 2 - 1 -
N/A - - - - - 11 1 -
Totals 21 17 24 11 23 21 9 10
Source: Project Sentinel, 2023.
The City is including Program F - 1 to coordinate with Project Sentinel to conduct a workshop
to inform residents of income protection and state rent control laws. Additionally, under
Program F - 1, the City will continue to coordinate outreach efforts to inform landlords and
tenants of recent change to state law. The City is including Program F - 2 to commit to work
with the Fair Housing Provider to track number of households assisted in Gilroy annually.
Under Program G - 8, the City will develop a Housing Help Center webpage to provide a
centralized resource for tenants and landlords to receive information on local laws, assistance
to apply for rent relief, and legal aid. This webpage will consolidate existing information on the
City’s website with additional information provided by local service providers to best serve the
needs of the Gilroy community.
The Department of Housing and Urban Development’s Office of Fair Housing and Equal
Opportunity (FHEO) enforces fair housing by investigating complaints of housing
discrimination. Over the 7- to 8- period from 2013-2021, there were 15 fair housing inquiries
filed with FHEO on behalf of the City of Gilroy. Three (3) inquiries referenced disability
concerns, one (1) inquired on race, and the remaining 11 were found to have no identity-based
inquiries. Of these inquiries, nine (9) were found to have no valid case of fair housing
discrimination, five (5) failed to respond or continue further with the inquiry process, and one
1) resulted in other disposition. There are no outstanding lawsuits or complaints regarding
fair housing in the City.
Integration and Segregation
Race and Ethnicity
Figure 8 shows the racial and ethnic majority by census tract in the City of Gilroy. As illustrated,
the western half of the City has a slim (<10%) to sizeable (10%–50%) White majority, while the
eastern half of the City has areas with sizeable (10%–50%) to predominant (> 50%) Hispanic
majorities. The tracts with Hispanic majorities have larger low- to moderate-income
populations and a higher quantity of female-headed households than the majority White
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City of Gilroy Housing Element 6th Cycle Housing Plan 107
tracts. The City is including a program to increase Spanish language engagement in order to
target outreach to the Hispanic population (Program G - 7). The area with the predominant
Hispanic majority also contains a R/ECAP. HUD defines R/ECAP as areas where the percentage
of the population that is non-White is over 50 percent and the percentage of households with
incomes below the poverty line is over 40 percent. Alternatively, a neighborhood can be a
R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average
tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
Regionally, there is a common correlation between wealth and race, which may help explain
the racial/income concentrations in the City. The City has a significantly larger Hispanic
population (57.6 percent) in comparison to the County (25.1 percent). Gilroy has a much
smaller Asian/Asian Pacific Islander (API) population (9 percent) compared to the County (37
percent), and a slightly smaller non-Hispanic White population (28 percent) compared to the
County (32 percent).
Figure 8: Racial and Ethnic Majority, 2010
Source: HCD AFFH Data Viewer
As shown in Figure 9, there are no block groups in the City with a non-White population less
than 41 percent. The area with the highest non-White percentage is also the area with the
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R/ECAP. In the City, newer developed single-family housing is primarily available in the west,
while the multifamily, more affordable housing opportunities are primarily available in the east
of the City, where there is a larger non-White population. As of 2019, 72 percent of the City was
non-White while 68 percent of the County was non-White, indicating that the overall
distribution of the non-White population is similar between the City and the region as a whole.
Figure 9: Percentage of the Population that is Non-White, 2018
Source: HCD AFFH Data Viewer
Figure 10 compares the RHNA units with the percentage of the population that is non-White.
While many sites are in the downtown area, where there is a large non-White population, this
area is where the City is targeting revitalization, and placed-based improvements, which
includes plans for significant investment, further economic development, and a future high
speed rail station.
The City is including Program F - 5, Displacement Prevention Policy, to ensure that existing
residents are protected from displacement. Program F - 2 includes multilingual tenant
counseling through a partnership with Project Sentinel. The City is also including programs to
encourage development opportunities throughout the City, including Program G - 3 for ADU
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outreach focused in the western portion of the City, Program A - 11 for adoption of an
inclusionary housing policy, and Program A - 10 allowing triplexes and fourplexes that meet
objective design standards to be approved ministerially on corner lots in the R1 and R2 zones.
SB 9 facilitates the creation of up to four housing units, comprised of a duplex with an ADU
and a junior ADU or two primary units plus an ADU and a junior ADU. Program A - 10
provides more flexibility than SB 9 by allowing triplexes and fourplexes as an alternative design
to a traditional duplex with an ADU or a junior ADU. Program A - 10 will also encourage the
development of middle-income housing throughout the City, including high-resource areas
primarily comprised of detached single-family residences. The City is also including a program
to incentivize affordable ADU production, specifically focusing outreach to households in the
western area of the City (Program A - 8).
Figure 10: Percent non-White Comparison of RHNA Units
Dissimilarity Index – Race and Ethnicity
Segregation is defined by the census as the spatial distributions of different groups among
units in a metropolitan area.18 Segregation can be quantified by using the dissimilarity index.
The dissimilarity index measures the distribution of two groups in a city and assigns a score
18 Measures of Residential Segregation. https://www.census.gov/topics/housing/ housing-patterns/guidance/appendix-b.html
0%
5%
10%
15%
20%
25%
30%
35%
40%
40-60%60-80%80-100%
Percent of RHNA UnitsPercent of the Population that is Non-White
by Block Group Lower
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between 1 and 100. The level of segregation is determined by assessing what percentage of
residents of a census block would have to move for each block to have the exact same
population of said group. A score of zero (0) reflects a fully integrated environment; a score of
100 (or 100%) reflects full segregation. Therefore, a higher dissimilarity index indicates higher
concentrations of the indicated ethnic groups in areas of the City, when compared to the White
population distribution. A lower dissimilarity index implies higher integration, and a more even
distribution of each ethnicity when compared to the White population. The formula for this
calculation is provided by the HCD AFFH Guidance Document.
The categories for the dissimilarity index on a scale of 1-100 are as follows:
30: Low Segregation
30 – 60: Moderate Segregation
60: High Segregation
Figure 11 provides the dissimilarity index values in Gilroy, indicating the level of segregation
between White residents and residents who are non-White, Black, Hispanic, or Asian. In 2020,
there was moderate segregation between the Hispanic and White populations and low
segregation between the Black and White populations, and between the Asian and White
populations. A moderate dissimilarity index of 35.41 in the figure below means that 35.41
percent of Gilroy’s Hispanic or White residents would need to move to a different census block
to create balanced integration between Hispanic and White residents. Segregation at the City
level is much lower than Santa Clara County as a whole.
Figure 11: Dissimilarity Index for Race
Source: HUD AFFH Data tool.
0
10
20
30
40
50
60
Non-White/WhiteBlack/WhiteHispanic/WhiteAsian/WhiteNon-White/
WhiteBlack/WhiteHispanic/WhiteAsian/WhiteGilroy
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Income
The dissimilarity index can also be used to calculate income segregation, using the same scale
as above. The segregation between below-moderate and above-moderate income groups is
moderate. Regionally in the Bay Area, segregation is also moderate.
Table 51: Dissimilarity Index for Income
2010 2015
Below 80% AMI
Above 80%
AMI
Below 50% AMI
Above 120%
AMI
Dissimilarity
Below 80% AMI
Above 80%
AMI
Dissimilarity
Below 50% AMI
Above 120%
AMI
Dissimilarity
Gilroy 31.5 46.2 41.6 53.3
Bay Area 28.7 36.6 27.4 35.1
Source: Association of Bay Area Governments AFFH Data Report.
As shown in Figure 12, the area with a large low-to-moderate income population is also the
area with a predominant Hispanic majority, and largest non-White population. This area is also
where the R/ECAP is located. There is a large low- to moderate-income population in the area
with more multifamily housing. Income often correlates with housing type—i.e., large single-
family areas generally have higher incomes. Compared to the region, Gilroy has a lower
median income and a higher income disparity.
While a large percentage of the RHNA opportunity sites are in the area with the highest
concentration of the low- to moderate-income population, this area also falls within downtown
Gilroy, which provides residents with close access to transit, resources, and employment
opportunities. The anticipated development of the future high-speed rail station is also
expected to increase economic investment in the downtown. The Housing Element includes
programs to help ensure redevelopment of nonresidential sites downtown and to minimize
displacement. Programs include the creation of an inclusionary housing ordinance (Program
A - 11), allowing 100% residential uses in the Downtown Expansion District (Program E - 12),
multilingual tenant support in partnership with Project Sentinel (Program F - 2), and a
displacement prevention policy (Program F - 5).
The City also has an affordable housing portfolio available to lower-income households,
including ownership and rental units. The below market-rate units are administered by
HouseKeys through Programs C - 1, C - 4, and C - 5, which include monitoring of units at risk of
converting to market rate and resale/rent control on BMR units. There are over 400 units in
the BMR program.
The City is including programs to encourage development opportunities in the western portion
of the City that are not captured by the sites inventory. Programs include ADU tracking and
monitoring (Program A - 6), adoption of an inclusionary housing policy (Program A - 11),
allowing triplexes and fourplexes to be approved ministerially on corner lots in R1 and R2
zones (Program A - 10), and an incentives beyond density bonus state law policy (Program
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A - 12). The City is also including a program to incentivize affordable ADU production,
specifically focusing outreach to households in the western area of the City (Program A - 8),
and a program to replace the ADU deed restriction requirement with an owner affidavit form
that does not require recordation at the County, and increase the allowable ADU floor area
from 1,000 square feet to 1,200 square feet (Program A - 15).
Figure 12: Low to Moderate Income Population and RHNA Sites, 2011-2015
Source: HCD AFFH Data Viewer
Figure 13 shows the percentage of RHNA units compared to the percent of each block group
that is in the low- to moderate-income category. The lower- and moderate-income RHNA sites
are proposed in the areas with a larger low- to moderate-income population to provide new
housing opportunities without displacing current residents from their neighborhoods.
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Figure 13: Low to Moderate Income Population Comparison of RHNA Units
Figure 14 shows the number of households with income levels similar to the income ranges
provided by the HCD Income Limits. The moderate-income category has the largest
percentage of the population, while the very low-income category has the smallest population.
The remaining income categories have relatively comparable population sizes without
extreme discrepancies.
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
0-25%25-50%50-75%75-100%
Percent of RHNA UnitsPercent of the Population that is Low to Moderate Income
by Block Group Lower
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Figure 14: Households per Income Level, 2021
Source: 2021 ACS Table B19001
According to US Census 2015-2019 American Community Survey estimates, the median
household income for Gilroy was $101,616. This is about 18 percent lower than the Santa Clara
County median household income of $124,055.
Figure 15 shows median household income by census block group. In Gilroy, the highest
median household incomes are located in the western portion of the City, where there is more
single-family zoning and open space. The lowest median incomes are in the central and
eastern portions of the City, including downtown, which is the oldest area of the City.
The west tracts have more open space and agriculture, so the population as a whole is
generally more concentrated in the east, which may skew data perception. Additionally, the
block groups in the western region of Gilroy have the majority of their acreage outside of the
City of Gilroy, making it likely that the small portion of tracts within the City are not primarily
responsible for overall trends. Newer single-family development primarily occurs in the west
and are often more expensive than older small homes in the downtown areas, which
correlates with higher income households in these newer western areas. The data collected
through Program A - 6 (ADU Tracking and Monitoring) will help inform the City’s efforts in
Program A - 8 (Incentives for Affordable ADUs), to promote housing mobility and increased
housing opportunities, including ADU production, in the western portion of the City.
3,392
2,218
3,672
4,174
3,567
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
49,999 $50,000 - $74,999 $75,000 - $124,999 $125,000 - $199,999 > $ 200,000
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Figure 15: Median Household Income, 2019
Source: HCD AFFH Data Viewer
Figure 16 shows the change in the population under the federal poverty line by census tract
from 2010–2014 to 2015–2019. Poverty is defined by incomes falling below the annually
defined thresholds for family size by the Census. Poverty levels in the eastern area, where the
downtown R/ECAP is located, decreased significantly over this period. From 2010 to 2014, 30-
40 percent of households in the eastern downtown R/ECAP area were living in poverty.
Between 2015 and 2019, the percentage decreased significantly, with less than 20 percent, and
in some cases less than 10 percent, of residents in this area living in poverty. Similarly, the
number of impoverished residents in southern Gilroy decreased between 2010 and 2019, with
less than 10 percent of these residents currently living in poverty. The 2015–2019 map shows
lower levels of poverty Citywide and increased geographic parity. The 2015–2019 map also
shows that pipeline projects and proposed RHNA Opportunity sites are spread throughout the
City with more pipeline projects in the west and proposed RHNA sites in the east. It is the intent
of the City’s placed based improvements and revitalization efforts in the downtown R/ECAP
area to further minimize poverty by providing safe affordable housing choices to residents
living in this area.
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Figure 16: Poverty Status, 2010-2014 and 2015-2019
Source: HCD AFFH Data Viewer
Figure 17 displays the distribution of housing choice vouchers in the City. The Santa Clara
County Housing Authority (SCCHA) is the regional Public Housing Authority for the City of Gilroy
and administers the Housing Choice Voucher (HCV) program (also known as Section 8). The
HCV program is a 100 percent federally funded rental subsidy for low-income households
living in privately owned rental units. The City does not own any public housing; however, the
SCCHA owns and manages affordable housing units in Gilroy and throughout the County of
Santa Clara. Santa Clara County owns the Gateway Senior Apartments, a 75 unit affordable
senior housing complex with approximately half of the units reserved for special needs
seniors. Many of the seniors in this housing complex use housing choice vouchers. There is
little housing choice voucher use in the west side of the City. The majority of housing choice
voucher usage is in the R/ECAP, where there is more multifamily housing and rental
apartments.
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Figure 17: Housing Choice Vouchers
Source: HCD AFFH Data Viewer
Familial Status
Figure 18 shows the percentage of children that are living in female-headed households with
no spouse by census tract. It also shows pipeline projects and proposed RHNA Opportunity
sites. In 2019, 2,616 households, or 16.2 percent of the total households in Gilroy, were female-
headed households, which is about 6 percent higher than in the County, at 10 percent. There
is no tract with a significant concentration of children in female-headed households. As shown
in Figure 19, RHNA pipeline and opportunity sites are distributed throughout the City and are
not expected to impact fair housing concerns based on familial status. For example, 27.4
percent of the RHNA units are located in tracts where 0-20% of children are living in female-
headed households with no spouse.
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Figure 18: Children in Female-Headed Households and RHNA Sites
Source: HCD AFFH Data Viewer
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Figure 19: Female Headed Households Comparison of RHNA Units
As shown in Figure 20, areas with high concentrations of children in married-couple
households are also areas with large numbers of single-family households. In Gilroy, 30.5
percent of households are married-couple households with children present, compared to
26.6 percent countywide. RHNA pipeline and opportunity sites are distributed throughout the
City and are not expected to impact fair housing concerns based on familial status.
0%
10%
20%
30%
40%
50%
60%
70%
80%
0-20%20-40%
Percent of RHNA UnitsPercent of Children in Female-Headed
Households by Tract Lower
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Figure 20: Children in Married-Couple Households
Source: HCD AFFH Data Viewer
Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of
varying types and degrees. According to the US Census Bureau, a person is considered to have
a disability if they have difficulty performing certain functions or difficulty with certain social
roles. Affordability of appropriate housing and access, both within the home and to/from the
home site, are the primary challenges for persons with disabilities. Access often requires
specially designed dwelling units. Additionally, housing locations near public facilities and
public transit are important for these special needs group. The 2019 American Community
Survey estimates that 8 percent of Gilroy, 8 percent of Santa Clara County, and 10 percent of
the Bay Area region have a disability.19
The types of disabilities included in the Census are:
19 US Census Bureau, American Community Survey 5-year Data (2015–2019), Table B18101
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Hearing difficulty: deaf or has serious difficulty hearing
Vision difficulty: blind or has serious difficulty seeing even with glasses
Cognitive difficulty: has serious difficulty concentrating, remembering, or making
decisions
Ambulatory difficulty: has serious difficulty walking or climbing stairs
Self-care difficulty: has difficulty dressing or bathing
Independent living difficulty: has difficulty doing errands alone, such as visiting a
doctor’s office or shopping
Figure 21 shows an estimate of the number of Gilroy residents with disabilities by type of
disability and age group. The most prevalent types of disability are cognitive, ambulatory, and
independent living difficulty. Note that individuals may have more than one type of disability.
Ambulatory issues are the highest reported disability countywide. A large population with
walking difficulty creates a need for single-story housing, elevators, transit access, wheelchair
access, larger homes for live-in help, and proximity to health facilities.
Figure 21: Disability Characteristics, Gilroy, 2019
Source: 2019 ACS B18108.
Figure 22 shows that the disabled population is relatively evenly distributed throughout Gilroy.
There were no significant changes in location or concentration of those with a disability from
2010–2014 to 2015–2019. There is no area of the City with an extreme concentration of
persons with disabilities. The area in the east of the City with a larger low- to moderate-income
population and larger non-White population does have a slightly larger disabled population,
though the difference is minimal. Furthermore, the west tracts have more open space and
0
500
1,000
1,500
2,000
2,500
Hearing
Difficulty
Vision
Difficulty
Cognitive
Difficulty
Ambulatory
Difficulty
Self Care
Difficulty
Independent
LivingDifficultyPopulation
by AgeDisability
Type 18 years old 18-64 years old 65 years
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agriculture, so the population is generally more concentrated in the east, which may skew data
perception. A larger or more concentrated disabled population may indicate a greater need
for access to health care. However, health care facilities are also more concentrated in the
areas to the east.
Figure 22 also shows pipeline and proposed RHNA Opportunity sites in the context of persons
with a disability. As shown in Figure 23, the RHNA sites are relatively evenly distributed
between areas with higher and lower concentrations of the disabled population. For example,
50.3 percent of the RHNA units are located in the area where 0-10% of the population has a
disability. As such, the sites are not expected to cause fair housing concerns as they relate to
residents with a disability.
Figure 22: Population with a Disability, 2010-2014 and 2015-2019
Source: HCD AFFH Data Viewer
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Figure 23: Population with a Disability Comparison of RHNA Units
Local Data
On January 24, 2023, in collaboration with Housing Choices, the City held a virtual meeting with
intellectually and developmentally disabled (I/DD) stakeholders (primarily parents of I/DD
children and I/DD adults), with representatives from Housing Choices and the San Andreas
Regional Center in attendance.
I/DD participants expressed a need for extremely low-income housing since I/DD individuals
generally rely on social security income. The City is including Programs A - 6, A - 7, and A - 8 to
promote the construction of and incentivize the affordability of ADUs. Affordable ADUs
provide I/DD individuals and their caregivers an alternative housing supply. Program A - 11
inclusionary housing policy) and Program A - 12 (incentives beyond Density Bonus state law)
will help facilitate the production of extremely low-income households and housing mobility
for the I/DD community in higher opportunity areas. The City is also including Program E - 11
to prioritize funds to assist special needs households, such as persons with disabilities.
I/DD participants also expressed a need for project-based vouchers. The City is including
Programs A - 8 and D – 3, which include providing financial assistance for homeowners who
build ADUs with an affordability restriction or commitment to offering project-based vouchers.
0%
10%
20%
30%
40%
50%
60%
0-10%10-20%
Percent of RHNA UnitsPercent of the Population with a
Disability by Tract Lower
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The City will notify interested residents and provide technical assistance to residents who need
help applying to the Santa Clara County Housing Authority (SCCHA) voucher program.
Another identified need was housing and services for both independent living and supportive
living skills. For many in need of independent living assistance, ADUs may serve as a caregiver
unit. The City is including Program A - 7 to develop an ADU program that includes pre-designed
model” plans for ADUs that meet zoning, building, and fire codes. This will decrease the cost
of ADU construction for potential caregiver units. Additionally, per Program E - 10, the City will
evaluate and revise its reasonable accommodation standards and procedures as they pertain
to potential constraints to accommodating persons with disabilities.
Findings
Overall, the City of Gilroy has higher concentrations of non-White and low- to moderate-
income residents in the eastern portion of the City. This area saw a reduction over time in
households under the federal poverty level, from 30-40 percent in 2010-2014 to either 10-20
percent or less than 10 percent in 2015-2019. This area is also where housing choice voucher
use primarily occurs. Many of the proposed RHNA Opportunity sites are located in this area,
which includes placed-based improvements in the Downtown Specific Plan area, including the
future high-speed rail station. The selected RHNA sites are not anticipated to cause
displacement or worsen patterns of segregation. The City is including programs to address
needs in the downtown. These programs include an inclusionary housing policy (A - 11),
multilingual tenant outreach in partnership with Project Sentinel (F - 1), a displacement
prevention ordinance (F - 5), and place-based improvements in this area (F - 3).
Much of the western portion of Gilroy was developed relatively recently, leaving few vacant or
underdeveloped sites that would likely be redeveloped during the 2023-2031 eight-year
planning cycle. Furthermore, most of the remaining undeveloped parcels on the west side do
not meet the size requirements for lower-income units. However, the City is including
programs to encourage development opportunities in the western portion of the City,
including an ADU tracking and monitoring (Program A - 6), adoption of an inclusionary housing
policy (A - 11) to provide integrated and affordable housing, and allowing triplexes and
fourplexes meeting objective design standards to be approved ministerially on corner lots in
the R1 and R2 zones (Program A - 10). The City is also including a program to incentivize
affordable ADU production, specifically focusing outreach to households in the western area
of the City (Program A - 8).
Racially and Ethnically Concentrated Areas of Poverty and Affluence
R/ECAPs
HUD defines R/ECAPs as areas where the percentage of the population that is non-White is
over 50 percent and the percentage of households with incomes below the poverty line is over
40 percent. Alternatively, a neighborhood can be a R/ECAP ifit has a poverty rate that exceeds
40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area, whichever threshold is lower.
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Gilroy has a R/ECAP in Census Tracts 5126.03 and 5126.04. The tracts are shown in Figure 25
along with the proposed RHNA sites by their income levels. The tracts include the Downtown
Specific Plan area and the future high-speed rail station, which will increase access to transit
options and employment centers for potential residents. Existing and proposed transit bring
the opportunity for transit-oriented development to the R/ECAP area. The downtown area has
excellent proximity to commercial and employment resources and opportunities. Additionally,
placing new housing sites in this area allows lower-income residents to stay in their
neighborhood and take advantage of new, high-quality housing with new amenities. The
location of RHNA sites in the R/ECAP will not exacerbate or create any additional R/ECAPs.
Figure 26 compares the percent of RHNA units within the R/ECAP area by their income levels,
illustrating that the majority of the RHNA units are located in non-R/ECAP areas. About 24.7
percent of units from pipeline projects and potential RHNA Opportunity sites are proposed in
the R/ECAP. Less than 30 percent of lower-income units are in the R/ECAP. This area is also
designated for higher density housing options in a smart growth pattern with access to transit,
employment, and service uses and facilities. Furthermore, planning for more affordable units
in this area will help minimize displacement of existing residents when older properties are
redeveloped.
Less than 25 percent of the RHNA units are in the R/ECAP. The City encourages development
and redevelopment in the older downtown R/ECAP, as this is an efficient area with transit,
employment, and services. These tracts are also where participants of the focus groups and
local housing service providers specifically advocated for new housing. The High Resource
areas of Gilroy in the northwestern tracts are newly developed, single-family, steep and hilly,
and less likely to develop or redevelop. This area is the most distant from transit, employment,
and services and would likely not score well for affordable housing financing. Despite mapped
disparities in opportunity indices, lower-income residents have greater access to job and
transit opportunities in the lower resource area. Placed based improvements planned and
currently financed for this area and other Programs, efforts, and opportunities described
below will improve conditions rather than exacerbate existing conditions.
As a part of the 2040 General Plan update, the City adopted an Environmental Justice Element
focused on the eastern portion of the City, including the R/ECAP. The Environmental Justice
Element includes programs to improve the quality of life in the R/ECAP.
The two census tracts that make up the R/ECAP are also qualified Opportunity Zones as
designated by the Tax Cuts and Jobs Act of 2017. Opportunity Zones are designated census
tracts where new investments may be eligible for preferential tax treatment. The Opportunity
Zones designator helps spur economic investment by providing tax incentives that defer or
eliminate federal taxes through a temporary deferral, step-up in basis, or permanent
exclusion. These census tracts are also qualified census tracts in the New Market Tax Credit
program, which incentivizes community development and economic growth by using tax
credits.
The City is including multiple programs to ensure that the sites in the R/ECAP improve
conditions rather than exacerbate existing conditions. These include place-based
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improvements (Program F - 3), a displacement prevention policy (Program F - 5), increased
outreach in downtown areas (Program G - 4), and fair housing support through partnerships
with Project Sentinel (Programs F - 1 and F - 2).
Place-based improvements in 2023 include the $3.9 million grant through the California
Department of Transportation’s Clean California Local Grant Program for the Historic
Downtown in Gilroy. Improvements anticipated from the grant include:
Gourmet Alley between 4th and 7th: pedestrian and bicycle-friendly markings, new
signage, new benches, new trees, repaving of alley in decorative stamped asphalt,
new trash enclosures and trash receptacles, additional lighting.
Railroad Street between 4th and 7th: pedestrian and bicycle-friendly markings,
new trash receptacles for pedestrians, new signage, additional lighting, new
benches, new fencing.
Clean Up and Media Campaign: cleanup days for alleys, anti-littering campaign.
Other place-based improvements in the Downtown include:
The Downtown Façade Improvement and Blight Removal Program, which includes
providing a 50%/50% matching grant of up to $5,000 to property owners and
tenants within a portion of Downtown to assist with exterior improvements to the
façade, or face, of the building. These improvements may include new paint,
building surface treatment, awnings, windows, doors, and other improvements that
can help improve the exterior of a building. The maximum grant award amount
may be increased to $10,000 if the project includes blight removal activities
approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets.
As shown in Figure 24, the City is using CDBG funding to improve the quality of life,
infrastructure, neighborhood conditions, and ADA improvements throughout the City,
including in the R/ECAP. Pavement rehabilitation is being targeted at:
Hanna Street from Welburn Avenue to its northern terminus
El Toro Drive from Hanna Street to La Coche Way
Glenwood Drive from Welburn Avenue to El Cerrito Way
La Paloma Way from Wren Avenue to Welburn Avenue
Additionally, curb ramps are being installed at the following street corners:
La Paloma Way / Chiesa Drive
Welburn Avenue/ Carmel Street
El Cerrito Way / Glenwood Drive
Welburn Avenue / Glenwood Drive
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El Toro Drive / Hanna Street
El Toro Drive / La Coche Way
Hanna Street / Welburn Avenue
Hanna Street / Sherwood Drive
Hanna Street / Arnold Drive
Figure 24: Infrastructure Improvements
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Local Data
In March 2023, the City’s code enforcement officers noted that improvements to sidewalks are
being made throughout the City, without an area of concentration. The code enforcement
officers also noted that community amenities such as health clinics and hospitals are
concentrated in the eastern areas of the City, making these resources accessible to those in
the R/ECAP area. They also noted that transit routes are more accessible on the east side,
where the R/ECAP is located, and is only minimally accessible in the higher resource western
areas of the City. Grocery stores are well distributed throughout the City, including the eastern
R/ECAP area.
Figure 25: R/ECAPs in the City and Vicinity
Source: HCD AFFH Data Viewer
As shown in Figure 26, the majority of the RHNA units are located in non-R/ECAP areas. The
City is including multiple programs to ensure that the units that are included in the R/ECAP
improve conditions rather than exacerbate existing conditions.
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Figure 26: Presence of a R/ECAP Comparison of RHNA Units
Racially Concentrated Areas of Affluence
HUD defines RCAAs as areas where the percentage of the population in a tract that is White is
over 1.25 times the average percentage of the population that is White in the given Council of
Governments (COG) region and median income is 1.5 times higher than the COG or State AMI,
whichever is lower.
The City of Gilroy has an RCAA area along the western portions of the City. The west tracts have
more open space and agriculture, so the population as a whole is generally more concentrated
in the east, which may skew data perception. Additionally, these census tracts have the
majority of their acreage outside of the City of Gilroy, making it likely that the small portion of
tracts within the City are not primarily responsible for this overall designation. However, newer
single-family development primarily occurs in these areas. Newer large homes are often more
expensive than older small homes in the downtown areas, which correlates with higher
income households in these newer areas. The data collected through Program A - 6 (ADU
Tracking and Monitoring) will help inform the City’s efforts in Program A - 8 (Incentives for
Affordable ADUs), to promote housing mobility and increased housing opportunities including
ADU development in the western portion of the City.
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Figure 27: RCAAs Vicinity and RHNA Sites
Source: HCD AFFH Data Viewer
Disparities in Access to Opportunities
California Tax Credit Allocation Committee (TCAC)
One tool that can be used to analyze disparities in access to opportunities is the California Tax
Credit Allocation Committee’s (TCAC) Opportunity Area scores. These were prepared by a task
force commissioned by the TCAC and HCD to identify areas statewide whose economic,
educational, and environmental characteristics support positive outcomes for low-income
families. The map is updated annually. Opportunity maps are made for three domains:
economic, environmental, and education. Each map uses categorical indicators to determine
its individual score. A composite score and resource designation combining all three
designations is then assigned to each block group.
To determine the final resource category, the top 20 percent of overall scores in a county are
labeled as highest resource and the next 20 percent of scores are labeled as High Resource.
Then, any area that is considered segregated and that has at least 30 percent of the population
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living below the federal poverty line is labeled as an area of High Segregation and Poverty. Any
remaining uncategorized areas in the County are evenly divided between Moderate Resource
and Low Resource areas. The rationale and metric for each indicator is described in more detail
in current guidance documents for the California TCAC program.20 Additional information
regarding these indicators in Gilroy are provided on the following pages.
Economic Indicators
Economic indicators include poverty, adult education, employment, job proximity, and median
home value. The scores for Gilroy are shown in Figure 28. Gilroy has more positive economic
scores in the west, and less positive scores in the eastern parts of the City. The less positive
scoring area includes the R/ECAP, while the more positive scoring area contains single-family
homes. The more positive scoring area also has some open space, which may slightly skew
results. The City is located far away from major regional job centers. For this reason, the City
also trends lower in score when compared to the region as a whole.
20 https://www.treasurer.ca.gov/ctcac/opportunity/2022/2022-hcd-methodology.pdf
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Figure 28: TCAC Economic Score, 2021
Source: HCD AFFH Data Viewer
Education Indicators
Education indicators include math and reading proficiencies of fourth graders, high school
graduation rates, and the student poverty rate. The entirety of Gilroy is served by the Gilroy
Unified School District, which includes 11 elementary schools, 6 middle schools, and 6 high
schools. According to Great Schools, 31 percent of schools in the district are rated below
average, 44 percent are rated average, and 25 percent are rated above average.21
The Gilroy Unified School District has a Migrant Education Program which aims to ensure that
all migrant students experience a high-quality education. This program includes actions to
ensure that migrant children who move among the states are not penalized by disparities
among the states in curriculum, help students overcome language barriers, and more.22
21 Great Schools, Gilroy Unified School District Summary. https://www.greatschools.org/california/gilroy/ gilroy-unified-school-
district/#summary_rating
22 Migrant Education Program. https://www.gilroyunified.org/departments/educational-services/migrant-education
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As shown in Figure 29, most of the City has less positive education outcome scores, with the
northmost areas being positive. Additionally, the above average poverty rates in the City have
a negative effect on TCAC educational scores, as poverty rates are included in this calculation.
Figure 29: TCAC Education Score
Source: HCD AFFH Data Viewer
Environmental Indicators
The environmental domain utilizes CalEnviroScreen (CES) 3.023 pollution indicators and values
see below for more discussion on CES). As shown in Figure 30, the scores vary throughout the
City, with environmental outcomes becoming less positive as the tracts move eastward. The
tracts bisected by the 101 Highway have lower outcomes, potentially due to pollution from
freeway proximity. Pesticides, hazardous waste, solid waste, and impaired water are the
highest scoring pollutants in the area, which may be contributions from the large agriculture
industry in the City.
23 Note that the 2021 TCAC environmental score relies on CES 3.0, rather than the updated CES 4.0.
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Figure 30: TCAC Environmental Score
Source: HCD AFFH Data Viewer
TCAC Composite Score
Figure 31 displays the 2022 TCAC composite score for the City. The vast majority of the City is
in the moderate or low resource area. A corner of the City is a part of a large census tract that
is high resource. The portions of this tract in the City contain mostly hillside open space and
the Gilroy Gardens Family Theme Park, along with two single-family neighborhoods. A large
portion of the population in the census tract lives outside of the City.
The downtown area has access to regional transit, employment opportunities, and social
resources. Furthermore, through the 2040 General Plan and the Downtown Specific Plan, the
City is focusing growth and economic development to revitalize the downtown area.
Investments in the area, including the future construction of a high-speed rail station are
expected to increase access to opportunity and increase resources in the low resource area of
the City. As such, the majority of RHNA opportunity sites are located in the downtown, which
is currently considered a low resource area.
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Place-based improvements in the downtown area includes the $3.9 million grant through the
California Department of Transportation’s Clean California Local Grant Program for the
Historic Downtown in Gilroy. Improvements anticipated from the grant include:
Gourmet Alley between 4th and 7th: pedestrian and bicycle-friendly markings, new
signage, new benches, new trees, repaving of alley in decorative stamped asphalt,
new trash enclosures and trash receptacles, additional lighting.
Railroad Street between 4th and 7th: pedestrian and bicycle-friendly markings,
new trash receptacles for pedestrians, new signage, additional lighting, new
benches, new fencing.
Clean Up and Media Campaign: cleanup days for alleys, anti-littering campaign.
Other place-based improvements in the Downtown include:
The Downtown Façade Improvement and Blight Removal Program, which includes
providing a 50%/50% matching grant of up to $5,000 to property owners and
tenants within a portion of Downtown to assist with exterior improvements to the
façade, or face, of the building. These improvements may include new paint,
building surface treatment, awnings, windows, doors, and other improvements that
can help improve the exterior of a building. The maximum grant award amount
may be increased to $10,000 if the project includes blight removal activities,
approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets.
Many of the pipeline projects, including low- and moderate-income units, are located in the
moderate resource areas of the City. The City is also including programs to encourage
development in the Moderate Resource area of the City. Programs include targeted ADU
outreach to the single-family neighborhoods (Program A - 6), and ministerial approval of
triplexes and fourplexes on corner lots in the R1 and R2 zones throughout the City (Program
A - 10). The City is also adopting an inclusionary housing ordinance (Program A - 11), a program
to develop incentives beyond density bonus state law (Program A - 12), and a program to allow
flexibility for the non-residential portion of mixed-use projects that accommodate extremely
low-income and Special Needs Households in the First Street Corridor (Program E - 12).
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Figure 31: TCAC Composite Score and RHNA Sites
Source: HCD AFFH Data Viewer
As shown in Figure 32, the majority of RHNA sites in the City are in low or moderate resource
areas, with a large majority of above moderate pipeline projects in the moderate resource
area. The area of the City with the highest resource category is about half open space. As the
majority of the City is moderate resource, distributing RHNA sites of a variety of income in
areas of these categories is unlikely to exacerbate any conditions or make any negative
changes to the resource designation. Just over 30 percent of the City is low resource, and 24.7
percent of RHNA sites are located in the low resource area.
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Figure 32: TCAC Designation Comparison of RHNA Units
Increasing Housing Opportunities in Higher Resource Areas
The City is including several programs to increase housing types and opportunities in higher
resource areas of the City. These efforts go beyond sites that are included on the Opportunity
Site List and help improve housing choice and mobility, by providing opportunities to increase
the number and type of dwelling units in lower density residential zones. Program A - 10
creates a ministerial approval process for triplexes and fourplexes on corner lots in the R1 and
R2 zones to encourage the development of middle-income housing in high-resource areas
primarily comprising detached single-family residences. Under Program E - 12, the City will
allow flexibility for the non-residential portion of mixed-use projects that accommodate
extremely low-income and Special Needs Households in the First Street Corridor. Program
G - 5 includes the creation of informational and promotional pamphlets regarding
opportunities to develop duplexes, triplexes, and quadplexes in the City. The pamphlets will
be provided online, at City Hall, and at informational booths where housing resources are
provided. Program A - 6 includes targeted ADU outreach to the single-family neighborhoods.
The missing middle policy would apply to approximately 1,106 total parcels in the R1 and R2
zones, as shown in Figure 33.In the R-1 zone, approximately 1,067 parcels have single-family
homes on corner lots greater than 6,000 square feet. Allowing triplexes and quadplexes by
right on these corner lots could allow for an additional 3,201 units. These units are primarily
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in the moderate and high resource areas of the City, so this would allow for increased capacity
for housing in these zones and increased flexibility for missing middle housing in the R1 zone.
Of these 1,067 parcels, 361 are in the high resource TCAC category, 664 are in the moderate
resource category, and 42 are in the low resource category. Program A - 10 would also apply
to approximately 39 corner lots with single-family homes in the R2 zone. Of these 39 parcels,
22 are in the moderate resource category, and 17 are in the low resource category.
Figure 33: Existing Single-Family Homes on Corner Lots in R1 and R2 Zones
Source: City of Gilroy
Access to Opportunities, Regional Comparisons
HUD has developed a series of indices for fair housing analysis to assist cities in identifying
disparities in access to opportunity. The following indicators are scored on a scale from zero
to 100.24
24 HUD Affirmatively Furthering Fair Housing Data and Mapping Tool (AFFH-T) Data Documentation
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Low Poverty Index: The low poverty index captures poverty at the census tract
level. The higher the score, the less exposure to poverty.
School Proficiency Index: The school proficiency index uses the performance of
fourth-grade students on state exams to describe which areas have higher and
lower performing schools. The higher the score, the higher the school system
quality.
Labor Market Index: The labor market index measures the relative intensity of
labor market engagement and human capital. The index is calculated using
employment levels, labor force participation, and education attainment. The higher
the score, the higher the labor market participation in a neighborhood.
Transit Index: The transit index is based on estimates of transit trips taken by a
three-person, single-parent family with income at 50 percent of the median income
for renters for the region. The higher the index, the more likely that the residents
use public transit.
Low Transportation Cost Index: The low transportation cost index is calculated
based on estimates for a three-person, single-parent family with income at 50
percent of the median income for renters for the region. More specifically, this
index considers transportation costs as a percentage of income for this household
type. The higher the index, the lower the cost of transportation.
Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a
given residential neighborhood as a function of its distance to all job locations
within a region. Larger employment centers are more heavily weighted. The higher
the index, the better access to employment opportunities.
Environmental Health Index: The environmental health index summarizes
potential exposure to a variety of toxins that are harmful to human health. The
higher the index, the less exposure to toxins.
As shown in Table 52, the most variation between different ethnicities in Gilroy is seen in the
low poverty index, with the Hispanic population at 41.0 while the Asian and White populations
score 60.1 and 57.7, respectively. The labor market index also shows variation, with the
Hispanic population at 43.7, while the Asian population scores 59.0.
Compared to the wider Santa Clara County region as a whole, Gilroy scores lower in all index
categories for all groups, indicating the City may have less access to resources when compared
to the County as a whole. This means that Gilroy generally has more exposure to poverty and
lower performing elementary school students. Gilroy scores are about the same as the region’s
scores in the low transportation cost index. Gilroy also has a lower score in the environmental
health index, indicating higher exposure to toxins than the region. Additionally, scores in job
proximity are much lower than in the region, which is likely due to the City’s distance from tech
industry jobs in the region, since the City is located in the southern portion of the County.
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Table 52: Opportunity Indicators25
Low
Poverty Index School Proficiency Index Labor Market Index Transit Index Low Transportation Cost Index Jobs
Proximity Index Environmental Health Index Gilroy White 57.7 59.5 57.8 55.4
88.6 16.4 39.1 Black 54.1 62.5 54.8 55.1
88.8 16.9 39.1 Hispanic 41.0 58.4 43.7 55.3
90.8 21.1 38.9 Asian 60.1 62.4 59.0 55.3 88.
3 15.8
39.0 Native American 45.1 59.4 46.8 54.9 90.4 20.
9 39.0 Santa Clara County White 81.1 81.9 82.2 68.1
91.2 52.8 58.8 Black 72.9 74.1 74.2 73.4
93.1 57.1 53.5 Hispanic 65.3 58.9 61.9 64.5
91.3 43.2 54.6 Asian 82.0 85.3 83.3 71.4 91.
4 51.7 61.6 Native American 70.9 69.4 68.4 67.2
91.8 50.6 56.7 Source: Decennial Census; American Community Survey; Great
Schools;
Common Core of Data; School Attendance Boundary Information System; Local Affordability Index; Longitudinal Employer
Household Dynamics; National Air Toxics Assessment Transportation Access to adequate transportation and
a variety of transit options can help illustrate disparities in access to opportunities. The Valley
Transportation Authority (VTA) serves Santa Clara County, and there is also a commercial shuttle
service available from the San Francisco and San Jose airports. Both public transportation and Highway
101 provide access from Gilroy to north Santa Clara County. The City is
the southernmost stop on the Caltrain, which operates commute service to the Santa Clara Valley, San Francisco Peninsula,
and San Francisco. Amtrak’s Capitol Corridor line runs a thruway line from San José to
Santa Barbara with a stop in Gilroy. The Monterey-Salinas Transit Line 55
stops in Gilroy and provides rush hour service between
San José and Monterey. The San Benito County Express provides intercounty bus service from Gilroy to
Hollister and San Juan Bautista. Transit routes in Gilroy are shown in Figure 34. The VTA
provides service to Gavilan College with bus lines along Luchessa Avenue and Santa Theresa Boulevard.
The City also has a full network of bike lanes which
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A future high-speed rail station is proposed in downtown Gilroy at the existing Caltrain station
on Monterey Street between 7th and 9th Streets. This station will be a transit hub for southern
Santa Clara County and provide additional transit access for the community. Many RHNA sites
have been chosen specifically for their proximity to existing and proposed transit.
The City will work with California High Speed Rail to develop a station area plan for the
proposed station through Program A - 13. The existing transit and proposed high speed rail
bring the opportunity to create transit-oriented development in the downtown area.
Figure 34: Transit Route Map
Source: Valley Transportation Authority, 2022
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CalEnviroScreen 4.0
CES 4.0 is a tool that identifies communities in California that are disproportionately burdened
by pollutants. Factors used to identify communities include ozone, particulate matter, drinking
water contaminants, pesticide use, lead, diesel particulates, asthma rates, and linguistic
isolation. A higher score indicates a higher effect of pollutants for the area.
The CES scores for the City of Gilroy in Figure 35 show that highest scores occur in the eastern
half of the City, where the R/ECAP is located. CES scores are lower in the west. The areas
bisected by the 101 Highway have less positive outcomes, potentially due to pollution from
freeway proximity. Pesticides, hazardous waste, solid waste, and impaired water are the
highest scoring pollutants in the area, which may be attributed to both permitted and
unpermitted contributions from the large agriculture industry in the City. The lower density
western portion of Gilroy contains steeply sloped areas and low-density development, and
large open areas that significantly limit development, contributing to lower CES scores.
Figure 35: CES Percentile and RHNA Sites
Source: HCD AFFH Data Viewer.
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As shown in Figure 36, RHNA pipeline and opportunity sites are distributed throughout both
the lower and higher scoring areas of the City. For example, 41.2 percent of RHNA units are
located in a tract in the 20-30% CalEnviroScreen Percentile. Although the Downtown Specific
Plan area contains the highest CES scores in the City, RHNA sites in this area will provide
potential residents with access to transit and employment resources, including a new future
high speed rail station.
Figure 36: CalEnviroScreen Percentile Comparison of RHNA Units
Findings
Overall, the City of Gilroy is largely of lower and moderate resource. The City has lower scores
in opportunity metrics compared to the County as a whole. As such, many of the RHNA sites
are located in a low-resource area (see Figure 31), which includes the Downtown Specific Plan
area. The low resource area is also where housing choice voucher use primarily occurs. While
pipeline projects are more evenly distributed throughout the City, proposed RHNA sites in the
downtown area will provide potential residents the best access to services, employment
resources, and transit, including the future high-speed rail station.
The City is including Program F - 3 to ensure that the RHNA site selection will improve access
to place-based improvements in lower-resource areas, such as the $3.9 million grant in the
historic downtown. The grant funding is for streetscape improvements, including new
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pedestrian and bicycle-friendly paving/markings, lighting, signage, benches, street trees, and
waste receptacles. The Housing Element also includes a displacement prevention program
Program F - 5), tenant mediation program (Program F - 2), and targeted funding such as
Housing Rehabilitation (Program C - 2), CDBG funding (Program D - 5), and the Permanent
Local Housing Allocation (PLHA) Fund (Program D - 1).
Additionally, other programs in the Housing Element are intended to spur housing
development in the moderate- and high-resource areas of the City. This includes a program
that geographically targets ADU education (Program G - 3), development of an inclusionary
housing policy (Program A - 11), development of a density bonus program that goes beyond
state law (Program A - 12), and ministerial approval of triplexes and quadplexes that meet
objective design standards (Program A - 10).
Disproportionate Housing Needs
Substandard Housing
Disproportionate housing needs are determined by finding trends in housing problems in the
population by race, household size, or household age. A housing unit is considered
substandard or having a housing problem if it has one or more of the following housing
conditions:
Housing unit lacks complete kitchen facilities
Housing unit lacks complete plumbing facilities
Household is cost burdened
Housing unit is overcrowded
Large and elderly households are often more likely to experience housing problems. A large
household is a household with three or more children, but is also often calculated as a
household with five or more people. An elderly household is calculated as any household with
a person over 62 years of age.
Black and Native American renters experience housing problems at the highest rate, around
75 percent, while only about 25 percent of both Asian and White owners experience housing
problems. Rates of housing problems for Hispanic owners vary between the City (35.1%) and
the County (41.8%), while rates of housing problems for Hispanic renters are relatively
comparable between the City (68.1%) and the County (67.4%). In 2018, there was no Pacific
Islander population in the City, which indicates why Figure 37 reads that 0 percent of that
population experiences housing problems.
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Figure 37: Housing Problems by Tenure and Race/Elderly/Housing Size
Source: HUD CHAS Data, 2018
Cost burden is when a household spends more than 30 percent of its monthly income on
housing costs such as rent, mortgage, or utilities. Large households have more costs to
support more people, and may experience cost burden or a lack of excess funds to amend
housing problems. Elderly households may be on a fixed income, which affects excess funds
necessary for maintenance in an older home bought before retirement.
Figure 38: Cost Burden by Tenure and Race/Elderly/Housing Size
Source: HUD CHAS Data, 2018
Overpayment by both owners and renters has decreased in Gilroy over time in most areas of
the City. The area with the highest levels of overpayment is the same area that has low
environmental scores and higher levels of poverty. Overpayment in the City occurs at a similar,
though slightly higher level than in the County, with 38 percent of households experiencing a
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cost burden Citywide, compared to 34.2 percent in the County. In both cases, renters have
higher rates of overpayment than owners.
Figure 39: Overpayment by Owners
Source: HCD AFFH Data Viewer
Figure 40: Overpayment by Renters
Source: HCD AFFH Data Viewer
Local Data
Per conversations with the City’s Code Enforcement officers in March 2023, the areas with
housing conditions in potentially higher need of rehabilitation and replacement are the areas
with the oldest housing stock in Gilroy. As shown in Figure 41, housing stock in the eastern
portion of the City is generally older and there are more households experiencing
overcrowding. The City is including multiple place-based programs to promote improvement
in the eastern, older portions of the City, including place-based improvements (Program F - 3),
a displacement prevention policy (Program F - 5), increased outreach in downtown areas
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Program G - 4), and fair housing support through partnerships with Project Sentinel (Programs
F - 1 and F - 2). Code Enforcement officers also noted that the eastern or downtown areas of
Gilroy have better access to transit than the newer neighborhoods in the west.
Figure 41: Year Structure Built
Source: County Assessor data and Michael Baker International
Overcrowding
A household is considered overcrowded when there is more than one person per room,
including living and dining rooms but excluding bathrooms and kitchens. Overcrowding can
affect public facilities and services, reduce the quality of the physical environment, and create
conditions that contribute to deterioration of the housing stock. Additionally, overcrowding
can indicate that a community does not have an adequate supply of affordable housing and/or
variety of suitable housing units to meet the needs of the community.
In Gilroy, areas with high concentrations of overcrowding are in areas with high levels of
poverty and low economic opportunity, where the R/ECAP is located. Overcrowding is only
slightly more prevalent in Gilroy (9.2%) than in the County (7.8%), as a whole. Overcrowding is
more prevalent for renters than owners both in the City and regionwide.
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Figure 42: Overcrowded Households
Source: HCD AFFH Data Viewer
Table 53 summarizes overcrowding in Gilroy by tenure. Approximately 1,482 households,
roughly 9.2 percent of all households in Gilroy, were experiencing overcrowding in 2019. This
included 347 owner-occupied households and 1,135 renter-occupied households. Instances of
overcrowding vary by tenure, with renters experiencing higher levels of overcrowding than
owners.
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Table 53: Overcrowding, 2019
Source: HUD CHAS Data, 2018
Homelessness
Table 54 lists emergency shelters and transitional housing in and adjacent to Gilroy.
The Countywide services and shelter provider HomeFirst Services provides a 24/7 shelter for
adults at the Gilroy shelter. The Gilroy shelter provides sleeping accommodations, meals,
restrooms, showers, mobile laundry, and case management support services via South County
Compassion Center staff. It has a capacity of serving 100 persons.
The Arturo Ochoa Migrant Center is used as an emergency shelter during the cold weather
season from mid-December through mid-March. It provides 128 shelter beds and has the
capacity to house 35 unhoused families with a dependent child under the age of 18. St.
Joseph’s Family Center manages the shelter and referral process. Walk-ins or families without
a referral from a designated community partner are not accepted and 5-7 spots are reserved
for Here4You call center hotline referrals. EAH Housing is contracted for day-to-day property
management operations and site security.
According to conversations with service providers, if the weather is manageable, unhoused
individuals express a strong reluctance to use the service. The service providers stress the
need for a permanent emergency shelter as well as shelter or housing for single adults who
do not exhibit mental illness or substance abuse disorders.
The City of Gilroy provides annual funds to homelessness prevention support and services
through the PLHA. For FY 22-23 and FY 23-24: St. Joseph’s Family Center received $180,000 to
provide emergency rental and utility assistance, as well as training and employment
readiness to prepare individuals that are homeless or at risk of homelessness. Community
Agency for Resources Advocacy and Services received $40,000 to provide rental and deposit
assistance. South County Compassion Center received $80,000 to provide services to
unhoused Gilroy residents and to connect them with services that can help them attain
Jurisdiction Persons per
Room
Owners Renters Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
Gilroy
1.01 to 1.50 285 1.8% 665 4.1% 950 5.9%
1.50 62 0.4% 470 2.9% 532 3.3%
Total
Overcrowded 347 2.2% 1,135 7.0% 1,482 9.2%
Santa Clara
County
1.01 to 1.50 7,526 1.2% 21,951 3.4% 29,477 4.6%
1.50 2,340 0.4% 17,983 2.8% 20,323 3.2%
Total
Overcrowded 9,866 1.6% 39,934 6.2% 49,800 7.8%
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City of Gilroy Housing Element 6th Cycle Housing Plan 150
permanent housing. Through its CDBG-CV funds, the City provided an additional $287,309 in
support to Saint Joseph's Family Center's Rental Assistance program.
Table 54: Homeless Facilities in or Adjacent to Gilroy
Facility Name Type of Facility Target Population
Number of
Shelter Beds or
families served
Gilroy Shelter Emergency
Shelter Adults Only 100
Arturo Ochoa
Migrant
Center26
adjacent to
Gilroy)
Cold Weather
Shelter Households with a dependent under 18 35 families
La Isla Pacifica
Confidential
Emergency
Shelter
Women victims of intimate partner
abuse and their children under 16 years
old (16 and up, on a case-by-case basis)
14
Glenview, El
Invierno, and
Walnut
Transitional
Shelter Single Individuals 25
Source: City of Gilroy, County of Santa Clara.
In 2022, the County of Santa Clara, in conjunction with Applied Survey Research (ASR),
conducted the 2022 Santa Clara County Homeless Census and Survey. This survey is
conducted every two years in the last 10 days of January. The 2022 Santa Clara County
Homeless Census and Survey was performed using HUD-recommended practices for counting
and surveying the homeless population. The Point-in-Time Homeless Count identified a total
of 10,028 persons experiencing homelessness in Santa Clara County in 2022, an increase of
3% from the count conducted in 2019. Table 55 summarizes sheltered and unsheltered
homeless persons in Santa Clara County jurisdictions. There were 814 homeless persons
surveyed in Gilroy in January 2022, including 606 sheltered and 208 unsheltered persons.
26 The Arturo Ochoa Migrant Center is located slightly outside City bounds, but serves Gilroy residents.
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City of Gilroy Housing Element 6th Cycle Housing Plan 151
Table 55: 2022 Santa Clara County Homeless Census and Survey
Homeless Population Sheltered Unsheltered Total
Gilroy 606 208 814
Campbell 216 0 216
Cupertino 102 0 102
Los Altos 65 0 65
Los Altos Hills 0 0 0
Los Gatos 58 0 58
Milpitas 249 25 274
Monte Sereno 0 0 0
Morgan Hill 60 0 60
Mountain View 206 140 346
Palo Alto 263 0 263
San Jose 4,975 1,675 6,650
Santa Clara 375 65 440
Saratoga 0 0 0
Sunnyvale 279 106 385
Source: Santa Clara County Office of Supportive Housing, 10-29-22
Local Data
In March 2023, the City reached out to South County Compassion Center, who noted
concentrations of the homeless population in the center of Gilroy, between Monterey Avenue
and Highway 101, which is the R/ECAP area. Similar to comments made by the City’s Quality of
Life officer, they noted that there is not much migration of the population beyond these areas
into the primarily residential neighborhoods. Specifically, there are concentrations of the
homeless population in Tomkins Encampment, the IOOF bridge area, Garlic Farm, San Ysidro
Park, and Christmas Hill. The homeless population in this area primarily travel by biking or
walking, and 70 have an Uplift pass for public transportation.
Place-based improvements in these areas include the $3.9 million grant through the California
Department of Transportation’s Clean California Local Grant Program for the Historic
Downtown in Gilroy. Improvements anticipated from the grant include:
Gourmet Alley between 4th and 7th: pedestrian and bicycle-friendly markings, new
signage, new benches, new trees, repaving of alley in decorative stamped asphalt,
new trash enclosures and trash receptacles, additional lighting.
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City of Gilroy Housing Element 6th Cycle Housing Plan 152
Railroad Street between 4th and 7th: pedestrian and bicycle-friendly markings,
new trash receptacles for pedestrians, new signage, additional lighting, new
benches, new fencing.
Clean Up and Media Campaign: cleanup days for alleys, anti-littering campaign.
Other place-based improvements in the Downtown include:
The Downtown Façade Improvement and Blight Removal Program, which includes
providing a 50%/50% matching grant of up to $5,000 to property owners and
tenants within a portion of Downtown to assist with exterior improvements to the
façade, or face, of the building. These improvements may include new paint,
building surface treatment, awnings, windows, doors, and other improvements that
can help improve the exterior of a building. The maximum grant award amount
may be increased to $10,000 if the project includes blight removal activities,
approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets.
The City is including Program G - 6 which includes educating the public on homelessness,
consolidating information on resources for the unhoused population on a dedicated webpage,
and restarting monthly meetings of the unhoused service providers group.
Permanent Local Housing Allocation Fund
The City had historically allocated funding for services related to housing and homelessness
through its Housing Trust Fund (HTF). The City Council approved the replacement of the HTF
with the Permanent Local Housing Allocation (PLHA) Fund, making more funds available for
public services addressing basic needs and homelessness prevention. Although the HTF will
no longer be made available for public service programs or rehabilitation purposes, it will
continue to be used to partially cover staff and consulting service costs to monitor affordable
rental and ownership agreements until the money is depleted.
The PLHA Fund spans a five-year period and will make available $1.4 million. The City is
contracting with Santa Clara County’s Office of Supportive Housing to administer the programs
under the PLHA Consortium Agreement. Table 56 displays funding approved by the City
Council for FY 22-23 and FY 23-24.
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City of Gilroy Housing Element 6th Cycle Housing Plan 153
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Funded Services Funding
Amount
St. Joseph’s Family Center
Emergency rental assistance, utility
assistance, and other supportive
programs that help diminish the risk of
becoming homeless
110,000
St. Joseph’s Family Center
Training and employment readiness to
prepare individuals that are homeless
or at risk of homelessness for stability
and greater self-sufficiency
70,000
Project Sentinel
Fair housing services and investigates
complaints to address housing
discrimination for Gilroy residents
40,000
Project Sentinel
Landlord-tenant counseling and
dispute resolution program to help
resolve housing conflict and protect
Gilroy residents from displacement
40,000
The Health Trust
Meals to low income and homebound
seniors at risk of food insecurity,
allowing them to remain in their homes
54,000
South County Compassion Center
Services to unhoused Gilroy residents
to meet their basic needs and to
connect them with services that can
help them attain permanent housing
80,000
Community Agency for Resources
Advocacy and Services
Rental and deposit assistance to
prevent homelessness for Gilroy
families and individuals
40,000
Silicon Valley Independent Living Center
Counseling for Gilroy residents with
disabilities, emergency rental
assistance, and housing search services
to obtain safe, affordable, and
accessible long-term housing
40,000
Source: City of Gilroy, 2021.
Displacement
The Urban Displacement Project at the University of California, Berkeley, developed a map of
sensitive communities” where residents may be particularly vulnerable to displacement in the
event of increased redevelopment and drastic shifts in housing cost. Sensitive communities
are defined based on the following set of criteria:
The share of very low-income residents is above 20 percent.
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City of Gilroy Housing Element 6th Cycle Housing Plan 154
The census tract must also meet two of the following criteria:
o The share of renters is above 40 percent.
o The share of people of color is above 50 percent.
o The share of very low-income households (50 percent AMI or below) that are
severely rent burdened is above the county median.
o The census tract, or areas in close proximity, have been experiencing
displacement pressures. Displacement pressure is defined as:
The percentage change in rent in a selected census tract, divided by
county median rent increases OR
Median rent in a selected census tract, minus median rent for all
surrounding tracts, divided by median rent for all tracts in county
rent gap).
Figure 43 shows the areas vulnerable to displacement as identified by the Urban Displacement
Project. The center of the City, including the downtown area in the east, is considered
vulnerable to displacement. Areas north and south of the City show similar risk.
The City is attempting to meet its RHNA without displacing existing residents by identifying
vacant and underutilized sites that do not have existing residential uses. Therefore, the City’s
RHNA strategy is not anticipated to exacerbate risk of displacement. Instead, it is expected to
counteract this vulnerability and minimize displacement by planning for and providing new
housing opportunities for all income levels in areas with greater risk of displacement.
Additionally, the City is including a displacement prevention policy (Program F - 5), adopting an
inclusionary housing policy (Program A - 11), and providing multilingual tenant support to
further minimize the risk of displacement in the City (Programs F - 1 and F - 2).
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City of Gilroy Housing Element 6th Cycle Housing Plan 155
Figure 43: Communities Vulnerable to Displacement
Source: HCD AFFH Data Viewer
Findings
Overall, the City of Gilroy experiences housing problems at a similar or lower rate than the
region as a whole, while rates of cost burden or overpayment are higher. However, the
percentage of the population experiencing overpayment has decreased over time.
Overcrowding citywide occurs at a similar rate regionally but is more prevalent in the R/ECAP
area, potentially indicating a need for larger units or shared multiplexes in the R/ECAP area.
The City is including Program F - 3, a place-based improvement program, to ensure that the
RHNA site selection will improve access to resources in the R/ECAP area. Primarily vacant sites
were chosen in the R/ECAP area, allowing residents to find available housing in their own
neighborhood and to help prevent displacement due to gentrification of older housing stock.
Additionally, Program E - 12 is included to allow stand-alone residential projects in in the
Downtown Expansion District to provide further opportunities for affordable housing choices.
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City of Gilroy Housing Element 6th Cycle Housing Plan 156
Other Contributing Factors
Historic Immigration and Land Use Patterns
Gilroy got its start in 1850 as a stagecoach stop for passengers traveling to San Francisco.
During the 1850s, a nucleus of houses and small businesses were constructed along Monterey
Road, the old El Camino Real. The railroads connected Gilroy with San José in 1869, and Gilroy
incorporated with the State as a charter city in 1870. At that time, Gilroy had a population of
1,625 residents.
The original City began development in what is now considered the downtown area. Portions
of the downtown are designated as the Downtown Historic District, which is intended to foster
the historic downtown as a unique commercial resource. As is typical, these older areas and
older housing tend to be lower cost than newer areas and newer housing. These older city
centers also tend to have the most multifamily and rental housing as these were the most
efficient land use patterns at the time of development. As a result, the older areas often have
higher proportions of affordable housing without subsidies and lower-income households.
Similarly, today’s new housing will be more affordable than housing built in 10 or 20 years.
In 1936, the City of Gilroy zoned the city into five distinctive districts: Single Family Residences;
Multiple Family Residences; Business Districts; Industrial Districts; and Residential-Agricultural.
The single-family district was located between Hanna, Princevalle, First, and Seventh Streets.
The multiple-family residence district, which constituted an area approximately double that
designated for single-family residences, was located between Eigleberry and Hanna Streets,
and First and Tenth Streets as well as a section to the east of Monterey Street between Old
Gilroy and Lewis Street.27
Residential development in Gilroy during the postwar period continued in the pattern
established by early subdivision developers. Like many other cities in California, Gilroy’s
population continued to grow in the decade following the close of World War II, and the need
for residential development required more space than the remaining undeveloped areas
within the City limits could allow. To house Gilroy’s many incoming residents, annexation of
new territory by the mid-1950s was essential to keep pace with the steadily rising demand for
housing.
By 1960, the population of Gilroy had soared to 7,348 persons, from 4,951 persons recorded
in 1950. The influx of people to the City required even more newly annexed areas devoted to
residential developments as well as supporting infrastructure like schools, parks, churches,
and commercial centers. In 1965, the City annexed 750 acres of land, effectively increasing the
area of the City by 50 percent during that year alone.28 Many of these annexed regions were
developed into modern residential neighborhoods.
27 Eugene Lewis Conrotto. The Urbanization of the Southern Santa Clara Valley: Gilroy. (Gilroy, CA: Gilroy Historical Museum,
1951).
28 San Jose Mercury-News. 1966.
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The City expanded as the agricultural industry expanded, but in the late twentieth century, the
economy shifted from agriculturally based to an urban service-oriented community.29 This
change in economy contributed to the growth of the City. Christmas Hill Park began
construction in 1964.30 By 1970, when the population of Gilroy had nearly doubled within the
decade to 12,665 persons, there were approximately 3,000 residences.31 Several single-family
homes were built in the surrounding neighborhoods in the following years, leading to the
highest rates of population growth in the City’s history in the 1970s and 1980s. The newer
areas of the City are in the moderate resource category as the infrastructure and housing is
more recently developed. The City continues to expand to the west with the recent Hecker
Pass and Glen Loma Specific Plan areas.
Historically, other cities in Santa Clara County had racial covenants, which led to thriving
immigrant communities settling in the City of Gilroy. This first included the Chinese population,
which settled in Gilroy after immigrating to the United States to build railroads and work in
gold mines, tobacco fields, and orchards.32 Since the migrations of the Chinese population to
the central county, the Latino population has been largely responsible for the thriving
businesses in Gilroy. Over 50 percent of Gilroy’s current population is Hispanic.
The City has taken multiple steps to encourage economic revitalization and growth in the older,
downtown areas of the City. The two tracts that are designated as R/ECAPs are each classified
as an Opportunity Zone by the federal government and are eligible for a number of tax-based
incentives. In 2022, Gilroy was awarded a $3.9 million grant for improvements in the historic
downtown area. In 2020, 2021 and 2023, the City operated a Downtown Improvement
Incentive Program which included reductions on development fees and a grant to help fund
minor façade improvements for businesses downtown. The City continues to partner with
organizations such as Visit Gilroy, the Gilroy Downtown Business Association, and the Gilroy
Chamber of Commerce to promote economic development in downtown Gilroy.
The City has also created several programs to encourage affordable housing and affordable-
by-design housing in the higher resource western areas of the City. Program A-10 (Missing
Middle / Middle Income Housing) will allow triplexes and fourplexes on corner lots in the R-1
and R-2 districts that currently include single-family homes. Programs A - 11 (Inclusionary
Policy) and A - 12 (Incentives Beyond Density Bonus State Law) will facilitate deed-restricted
affordable housing opportunities in the City’s higher resource / higher income areas. Program
E - 12 (Mixed-Use Corridor Flexibility) will allow flexibility for the non-residential portion of
mixed-use projects that accommodate extremely low-income and Special Needs Households
along the First Street Corridor. In addition, there are several programs intended to increase
the number of ADUs in the higher resource western area of the City, including Program A - 6
29 A Brief History of Gilroy. https://www.cityofgilroy.org/381/History-of-Gilroy
30 The Mercury News, Gilroy Timeline. https://www.mercurynews.com/2007/02/05/gilroy-timeline/
31 Gilroy Chamber of Commerce. “Standard Industrial Survey Report: Gilroy, Santa Clara County, California.” (Gilroy, CA: Gilroy
Chamber of Commerce, March, 1969). Gilroy Historical Museum.
32 Gilroy Dispatch. https://gilroydispatch.com/immigrants-play-big-part-in-gilroy-history/
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City of Gilroy Housing Element 6th Cycle Housing Plan 158
ADU Tracking and Monitoring), A - 7 (ADU Pre-Designed Plans), A - 8 (Financial Incentives for
Affordable ADUs), A - 15 (ADU Ordinance Updates), and G - 3 (ADU Education).
Urban Growth Boundary
Per the City’s General Plan, “The Urban Growth Boundary (UGB) applies to land within the
Planning Boundary/Sphere-of-Influence that is intended for urbanization at some point in the
future. The UGB indicates the extent and direction of the City's future urban expansion and
capital improvements planning. Lands outside the UGB are to be preserved for rural and
agricultural uses” (p. LU-15).
In 2016, voters passed Measure H, resulting in the UGB. The intent of the UGB is to protect
agriculture and open space in the surrounding areas outside of the UGB. Urban development
is not allowed outside of the UGB; only uses allowed in the open space designation per the
General Plan are allowed. Until December 31, 2040, lands outside the UGB can only be
redesignated by a vote of the people, except for the following exceptions in which “the City
Council determines that doing so is necessary to comply with State law regarding the provision
of housing for all segments of the community” and makes each of the following findings based
on substantial evidence, per the General Plan:
That the land proposed to be brought within the UGB and/or re-designated is
immediately adjacent to: (i) the existing UGB; and (ii) available water and sewer
connections; and
That the proposed development will consist primarily of low and very low-income
housing pursuant to the Housing Element of this General Plan;
That there is no existing vacant or undeveloped residentially designated land within
the UGB to accommodate the proposed development and it is not feasible to
accommodate the proposed development by re-designating lands within the UGB
for low- and very low-income housing; and
That the proposed development is necessary to comply with State law
requirements for the provision of low- and very low-income housing and the area
of land within the proposed development will not exceed the minimum area
necessary to comply with State law.” (p. LU-22)
An analysis by the City attorney at the time of the vote estimated that this would yield a
reduction of 2,929 potential units compared to the City’s previous General Plan and 4,344 units
to the draft General Plan update atthe time.33
The City also has an Urban Service Area (USA). The USA is the land to which the City is
committed to providing basic infrastructure and services for urban development. The USA is
33City Attorney’s Impartial Analysis of Measure H. https://sccvote.sccgov.org/sites/g/files/exjcpb1106/files/E110%20-
20Measure%20H.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 159
generally coterminous with the UGB. The USA is reviewed and amended by the Local Agency
Formation (LAFCO).
Fair Housing Issues, Contributing Factors, and Meaningful Action
The City has adopted goals and actions that specifically address the contributing factors
identified in the AFFH analysis. While the City views all contributing factors as important, higher
priority was given to factors that limit fair housing choice and/or negatively impact fair housing,
per Government Code section 65583(c)(10)(A)(iv).
Table 57 on the following page displays the identified fair housing issue, contributing factor,
actions taken to address the contributing factor, and priority level for each issue. Relevant
programs are referenced in the action column for each contributing factor.
Agenda Item 9.2Page 520 of 1163
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Table 57: Fair Housing Issues, Contributing Factors, and Proposed Action
Identified Fair
Housing Issue
Contributing
Factor Action Priority
Disproportionate
Housing Needs
Risk of
displacement in
downtown
Lack of missing
middle housing
Lack of affordable
housing for
special needs
groups (large
households,
seniors,
farmworkers)
ADU education targeting high resource areas (A - 6)
Incentives for affordable ADUs (A - 8)
Facilitate Missing Middle / Middle Income Housing (A - 10)
Coordination with Santa Clara County Office of Supportive Housing (A - 14)
Permit streamlining (B - 5)
Incentivize micro-units (E - 5)
Develop incentives for housing for seniors, farmworkers, and large families (E - 6)
Development and conservation of housing for farmworkers (E - 7)
Development and Rehabilitation of Housing for Persons with Disabilities (E - 10)
Housing for Extremely Low Income and Special Needs Households (E - 11)
Allow 100% Residential in the Downtown Expansion District and allow flexibility for
First Street Mixed-Use Corridor projects that accommodate extremely low-income
and Special Needs Households (E - 12)
Fair housing counseling (F - 2)
Place-based economic investments in downtown (F - 3)
Displacement prevention ordinance (F - 5)
High
Access to
Opportunities
Presence of a
R/ECAP
Lower access to
opportunities
than the County
as a whole
Facilitate Missing Middle / Middle Income Housing (A - 10)
Adoption of inclusionary housing policy (A - 11)
Incentives beyond Density bonus state law (A - 12)
SB 9 Processing (A - 16)
Permit streamlining (B - 5)
Source of income protection / housing mobility (F - 1)
Place-based economic investments in downtown (F - 3)
High
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City of Gilroy Housing Element 6th Cycle Housing Plan 161
Identified Fair
Housing Issue
Contributing
Factor Action Priority
Lack of missing
middle / middle
income housing
Targeted outreach in higher resource areas (F - 4)
Integration and
Segregation
East/west income
segregation
Lack of
inclusionary
housing policy
Incentives for affordable ADUs (A - 8)
Facilitate Missing Middle / Middle Income Housing (A - 10)
Adoption of inclusionary housing policy (A - 11) to require development of
affordable housing on the west side
Creation of incentives beyond density bonus state law (A - 12) to encourage
development of affordable housing on the west side
Source of income protection (F - 1)
Medium
Outreach and
Enforcement
Capacity
Access to
materials in
appropriate
languages
Lack of education
and outreach in
the R/ECAP area
City staff capacity
Fair housing counseling (F - 2)
Targeted outreach in moderate and high resource areas (F - 4)
Interagency collaboration for lower cost housing (G - 1)
Community access to housing information program (G - 5)
Unhoused population education and outreach (G - 6)
Bilingual engagement (G - 7)
Low
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162
Table 58 provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively furthering fair housing. The table separates the actions by their identified fair housing issue and
priority level. It summarizes the specific commitment, timeline, geographic targeting, and metric for each program.
Table 58: AFFH Actions Matrix
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Disproportionate Housing Needs
A - 6: ADU
Tracking and
Monitoring
Continuously track the number of building permits issued for ADUs. The City will also
review geographic distributions of ADUs biennially. If the average ADU production is
less than 25 units in years 2023, 2024, and 2025, the City will update the ADU
strategy by the end of 2026. In this case, the City will hold a focus group event with
local stakeholders in spring or fall 2026. The purpose of the collaborative meeting will
be to identify appropriate ADU programs to help increase production. If necessary,
the City will identify additional RHNA sites in No Net Loss Inventory, as discussed in
Program A - 1.
Track ADU permits as they are
submitted. Review ADU
strategies annually as part of the
Annual Progress Report process.
Hold a focus group event with
local stakeholders in spring or
fall 2026 if average ADU
production is less than 25 in
years 2023, 2024, and 2025.
Identify additional programs or
sites within six months of
shortfall.
High Resource Areas Increase the number of new ADUs permitted in the City from
an average of approximately 15.75 (2018-2021) to an average
of approximately 25.
A - 8: Financial
Incentives for
Affordable ADUs
Upon securing funding, the City will develop a financial assistance program for
homeowners who build ADUs with an affordability restriction or commitment to
offering housing choice vouchers.
If ADU production is lower than anticipated, the City will evaluate ADU impact fees as
a potential constraint for affordable housing and update them as necessary to
ensure the fees are consistent with regional trends and do not unreasonably
constrain ADU development. This effort will complement Program A-6 (ADU Tracking
and Monitoring)
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact Community Development Financial Institutions for
potential partnerships.
After program funding is
secured and sufficient for the
intended purpose. Evaluate the
effect of impact fees on ADU
development by Q4 end of 2026
if ADU production is lower than
anticipated in year 2025
High Resource Areas Outreach to provide information to 30 households annually.
A - 10: Facilitate
Missing Middle /
Middle Income
Housing
Amend the City Code to allow triplexes, and fourplexes to be approved ministerially
on corner lots with a minimum 6,000 sf lot size in the R1 and R2 zones
approximately 1,106 lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing triplexes or fourplexes,
in lieu of a duplex with an ADU and a junior ADU. This program will also encourage
the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Update the City’s SB 9 policy and website to reflect the changes allowed under this
program. Create an informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner lots in R1 and R2 zones.
Provide the pamphlet online, at City Hall, and at informational booths where housing
resources are provided (see Program G - 5).
By end of Q4 2024. Citywide Increased production and reduced permitting time and cost for
triplexes and fourplexes. Facilitate construction of 50 missing
middle (duplex, triplex, quadplex) housing units over the 6th
Cycle planning period.
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HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 14:
Coordination
with Santa Clara
County Office of
Supportive
Housing
The City will continue its partnership with Santa Clara County Office of Supportive
Housing regarding development of affordable housing at the property at 8th and
Alexander. This includes the offer of impact fee waivers through a memorandum of
understanding approved by the Gilroy City Council and the County Board of
Supervisors in September 2022. Next steps include community engagement and
working on the City’s priorities for the site (e.g., targeted income / special needs
groups).
Continual partnership
throughout the planning period.
Anticipated completion of
project by the end of 2028.
Citywide Development of affordable housing on the 8th and Alexander
property by the end of 2028.
B - 5: Permit
Streamlining
As a part of the 2023 comprehensive Zoning Ordinance update, the City is pursuing
changes to streamline the permitting process, including but not limited to:
Creating a ministerial use permit process; and
Creating a more transparent and streamlined process for reviewing and
approving applications involving a historic resource (e.g., residential
addition).
Streamlining the Planned Development approval process, so that projects
that do not require a zoning amendment or General Plan amendment can
be approved by the Planning Commission rather than requiring review and
approval by both the Planning Commission and City Council.
Additionally, the City will ensure it adheres to newly passed legislation surrounding
permit streamlining, such as AB 2234.
Concurrent with the
comprehensive Zoning
Ordinance update, end of Q4
2023.
Citywide Decreased permit processing time.
E - 5: Incentivize
Micro-Units
Ensure that provisions for efficiency units are consistent with AB 352 (2017),
concurrent with the comprehensive Zoning Ordinance update by the end of Q4 2023.
Revise the Zoning Ordinance to establish development standards for micro-units,
create incentives for micro-unit production, and remove barriers to micro-unit
development, by the end of 2025.
By end of Q4 2023 and 2025. Citywide Adopt the policy.
E - 6: Reduced
Parking
Requirements
for Senior
Housing
The City shall conduct a study to determine if reduced parking standards for senior
housing is appropriate in Gilroy. Based on the findings of the study, the City may
revise the Zoning Ordinance, as necessary, to reduce parking standards for senior
housing.
The passing of AB 2097 will reduce constraints to senior housing development as it
prohibits any minimum parking requirement on any residential, commercial, or other
development project located within one half-mile of public transit.
By end of Q4 2026. Citywide Conduct study and revise Zoning Ordinance, as necessary.
E - 7:
Development
and
Conservation of
Housing for
Farmworkers
In 2022, the City partnered with the Santa Clara County Office of Supportive Housing,
to facilitate lower-income housing on a County owned property by waiving
development impact fees for the project.
The City shall continue to partner with the Santa Clara County Office of Supportive
Housing and various nonprofit organizations to explore and implement ways of
providing affordable farmworker housing, including identification of state and federal
funding opportunities.
At least once a year, the City will forward information about surplus City-owned land
and other development opportunities to the Santa Clara County Office of Supportive
Ongoing throughout planning
period
Citywide Preserve and maintain the 3 farmworker housing
developments (56 units) and Ochoa Migrant Center (100 units).
Agenda Item 9.2Page 524 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 164
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Housing, affordable housing developers, and service providers who may be
interested in developing more farmworker housing in Gilroy. The City will also
provide this information at the annual developer roundtable and to individuals on
the housing developer list, created through Program G - 1
E - 10
Development
and
Rehabilitation of
Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the City will evaluate
reasonable accommodation standards and procedures and the permit requirements
for residential care homes (i.e., group homes) in medium- and higher-density
residential zones. The City will revise, as necessary, regulations that act as potential
constraints to accommodating persons with disabilities.
By end of Q4 2023. Citywide Evaluate and revise as necessary reasonable accommodation
standards and procedures and permit requirements for
residential care homes.
E - 11: Housing
For Extremely
Low Income and
Special Needs
Households
The City will facilitate and support affordable housing by meeting with potential
affordable housing developers and homeless service providers to identify
development opportunities, provide site information, assist in the entitlement
processes, and consider on a case-by-case basis other incentives, including but not
limited to fee deferrals and modification of standards.
As included in Program G - 1, the City will conduct proactive outreach to specifically
include developers of housing for special needs and low-income households in the
annual developer roundtable.
Additionally, the City will pursue funding sources, such as use of PLHA funds, to assist
special needs households, such as extremely low-income households, farmworkers,
large families, seniors, and persons with disabilities, including developmental
disabilities. The City will consider using PLHA funding for eligible activities, including
the predevelopment, development, acquisition, rehabilitation and preservation of
affordable housing.
As applications are received.
Annual developer roundtable.
Pursue funding sources as they
are made available.
Citywide Outreach to affordable housing developers at least bi-annually
4 times over the planning period) when PLHA funds become
available.
E - 12:
Downtown
Expansion
District and First
Street Mixed-Use
Corridor
Flexibility
The City will develop a process to allow 100% residential projects in the Downtown
Expansion District. The City will also create a process that allows flexibility in the type
of non-residential uses allowed in the new First Street Mixed-Use Corridor, subject to
certain criteria. In exchange for this flexibility, the City may require that a certain
percentage of units are dedicated to extremely low-income households,
farmworkers, persons with disabilities, or other identified groups. The intent of this
program is to facilitate and encourage housing for extremely low income and special
needs households.
Amendments by end of Q4 2025 Downtown Expansion
District, First Street
Mixed-Use Corridor
Adopted zoning amendments. Facilitation of 100 units using
the adopted process in the planning period.
F - 2: Fair
Housing
Counseling
The City shall continue to provide funds to and contract with a non-profit agency to
provide fair housing assistance including landlord/tenant counseling.
The City shall disseminate information about fair housing assistance through
pamphlets in City-owned buildings and other public locations (e.g., City Hall, Library,
post office, other community facilities) and by posting information on the City
website. Pamphlets will be made available in English and Spanish.
Annual or biennial award of
funds. Provision of pamphlets by
Q4 2024.
Downtown Work with Fair Housing Provider to track number of
households assisted in Gilroy annual. Provide information to
30 households annually.
Agenda Item 9.2Page 525 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 165
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
F - 3: Place-
Based
Improvements in
Downtown
Gilroy
Develop programs and strategies to create place-based improvements through
investments in the public right of way. Specific actions include:
As part of the $3.9 million Clean California Grant, the City will renovate and
beautify a portion of Gourmet Alley and Railroad Street within the
downtown area with: pedestrian and bicycle-friendly markings along each
block; improvements to the stormwater drainage system; additional
landscaping and lighting; new benches; cleanup days for the alleys; and an
anti-littering campaign.
As a part of downtown revitalization, the City will construct a new
downtown parking lot that will also serve as a community resource for a
Farmers Market and community events in the downtown.
As a part of the CIP, to support economic development in the downtown,
complete Automall Parkway Pavement Rehabilitation including
reconstruction of 20 curb ramps, addition of Class II bike lanes, and repair
and replacement of deteriorated curb and gutter (estimated $2.4 million)
As a part of the CIP, to support pedestrian infrastructure in the DTSP area,
install and upgrade ADA curb ramps in Downtown Gilroy. In March 2023
the City Council awarded a contract to conduct ADA curb ramp
improvements at nine locations in and around Downtown Gilroy.
The Downtown Façade Improvement and Blight Removal Program, which
includes providing a 50%/50% matching grant of up to $5,000 to property
owners and tenants within a portion of Downtown to assist with exterior
improvements to the façade, or face, of the building. These improvements
may include new paint, building surface treatment, awnings, windows,
doors, and other improvements that can help improve the exterior of a
building. The maximum grant award amount may be increased to $10,000
if the project includes blight removal activities, approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This
includes a 50% rebate of up to $5,000 for all City-related building and
planning fees. This is available to any downtown business or property
owner that pulls a permit for buildings along Monterey Road between First
and Tenth Streets
Streetscape and infrastructure
improvements will be completed
pursuant to the City’s CIP
schedule.
The Clean California Grant
project must be completed by
June 30, 2024.
Construction of the parking lot
with community event space
should be complete by the end
of 2023.
Downtown Construction of one parking lot with a community event space;
reconstruction of 20 curb ramps.
F - 5:
Displacement
Prevention
Policy
Adopt a displacement prevention policy. Organize a focus group of organizations
with experience in displacement prevention policies (e.g., SV@Home) and complete
an analysis of best practices in jurisdictions that are similar to Gilroy. Measures that
are being considered for inclusion in the policy are “tenant option to purchase
agreements” for redevelopment projects meeting specified thresholds, a just cause
eviction ordinance, and relocation agreements.
Through Program B-7, the City will amend the Zoning Ordinance to require that any
demolished residential units on the Sites Inventory be replaced pursuant to
Government Code Section 65583.2(g).
Hold focus group and complete
analysis by end of Q4 2025.
Adopt policy by end of Q4 2026.
Areas denoted above as
having vulnerability to
displacement
Adopt the policy.
Access to Opportunities
Agenda Item 9.2Page 526 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 166
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 10: Facilitate
Missing Middle /
Middle Income
Housing
Amend the City Code to allow triplexes, and fourplexes to be approved ministerially
on corner lots with a minimum 6,000 sf lot size in the R1 and R2 zones
approximately 1,106 lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing triplexes or fourplexes,
in lieu of a duplex with an ADU and a junior ADU. This program will also encourage
the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Update the City’s SB 9 policy and website to reflect the changes allowed under this
program. Create an informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner lots in R1 and R2 zones.
Provide the pamphlet online, at City Hall, and at informational booths where housing
resources are provided (see Program G - 5).
By end of Q4 2024. Citywide Increased production and reduced permitting time and cost for
triplexes and fourplexes. Facilitate construction of 50 missing
middle (duplex, triplex, quadplex) housing units over the 6th
Cycle planning period.
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary housing feasibility study to identify appropriate inclusionary
requirements that will not constrain housing production. Review the City’s existing
Neighborhood District Policy and former RDO Exemption Policy as a benchmark for
developing the inclusionary requirements (e.g., resale controls, minimum term [years
of affordability], minimum percentage of units that must be restricted as affordable,
minimum percentage within each affordability category).
Develop an affordable housing policy to establish inclusionary housing requirements
so that specified new developments reserve a percentage of the total units for lower-
and moderate-income households or pay an in-lieu of housing fee for projects below
the threshold for inclusionary housing, such as smaller projects that cannot feasibly
construct affordable housing. The inclusionary housing ordinance will include a
requirement that the developer market the below market-rate units and
accessible/adaptable units.
By the end of 2024. Citywide Increased production of affordable housing within the City,
including housing choice and mobility for lower-income
households. Prioritize use of in-lieu fees to develop affordable
housing options in higher resource areas of the City.
A - 12: Incentives
Beyond Density
Bonus State Law
Study and consider adopting a density bonus ordinance above and beyond the
minimum requirements of state law. Specifically consider additional incentives for
households with special housing needs such as large households, extremely low
income households, farmworkers, and households with members with intellectual or
developmental disabilities. In lieu of adopting a separate density bonus policy, the
City could structure the Inclusionary Policy (A - 11) like a density bonus program with
incentives that are tiered by level of affordability provided.
By end of Q4 2025. Citywide Adoption of Zoning Ordinance amendment; Increased housing
choice and mobility for special needs households.
A - 16: SB 9
Processing
In conjunction with Program A-10 (Facilitate Missing Middle / Middle Income
Housing), the City will update its SB 9 webpage to highlight the streamlined process
for approving SB 9 applications. The City will also create and post step-by-step, user
friendly instructions for processing SB 9 units and lot splits in Gilroy.
The Planning Department will hold informational meetings with the building division
and engineering/land development division to review the streamlined process to
ensure the City complies with state law.
By end of Q4 2024. Citywide Update SB 9 webpage; create instructions for processing SB 9
units and lot splits; hold informational meetings with building
and engineering/land development divisions.
Agenda Item 9.2Page 527 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 167
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
B - 5: Permit
Streamlining
As a part of the 2023 comprehensive Zoning Ordinance update, the City is pursuing
changes to streamline the permitting process, including but not limited to:
Creating a ministerial use permit process; and
Creating a more transparent and streamlined process for reviewing and
approving applications involving a historic resource (e.g., residential
addition).
Streamlining the Planned Development approval process, so that projects
that do not require a zoning amendment or General Plan amendment can
be approved by the Planning Commission rather than requiring review and
approval by both the Planning Commission and City Council.
Additionally, the City will ensure it adheres to newly passed legislation surrounding
permit streamlining, such as AB 2234.
Concurrent with the
comprehensive Zoning
Ordinance update, end of Q4
2023.
Citywide Decreased permit processing time.
F - 1: Source of
Income
Protection
Within one year, coordinate with Project Sentinel to conduct a meeting/workshop to
inform residents of sources of income protection and state rent control laws such as
AB 1482.
Continue to coordinate outreach efforts to inform landlords and tenants of recent
changes to state law that prevent source of income discrimination, including
allowance of housing choice vouchers (HCVs) to establish a renter’s financial
eligibility.
Informational outreach by end
of Q4 2024
Outreach to 50 landlords or
tenants annually.
Downtown Conduct workshop with residents.
F - 3: Place-
Based
Improvements in
Downtown
Gilroy
Develop programs and strategies to create place-based improvements through
investments in the public right of way. Specific actions include:
As part of the $3.9 million Clean California Grant, the City will renovate and
beautify a portion of Gourmet Alley and Railroad Street within the
downtown area with: pedestrian and bicycle-friendly markings along each
block; improvements to the stormwater drainage system; additional
landscaping and lighting; new benches; cleanup days for the alleys; and an
anti-littering campaign.
As a part of downtown revitalization, the City will construct a new
downtown parking lot that will also serve as a community resource for a
Farmers Market and community events in the downtown.
As a part of the CIP, to support economic development in the downtown,
complete Automall Parkway Pavement Rehabilitation including
reconstruction of 20 curb ramps, addition of Class II bike lanes, and repair
and replacement of deteriorated curb and gutter (estimated $2.4 million)
As a part of the CIP, to support pedestrian infrastructure in the DTSP area,
install and upgrade ADA curb ramps in Downtown Gilroy. In March 2023
the City Council awarded a contract to conduct ADA curb ramp
improvements at nine locations in and around Downtown Gilroy.
The Downtown Façade Improvement and Blight Removal Program, which
includes providing a 50%/50% matching grant of up to $5,000 to property
owners and tenants within a portion of Downtown to assist with exterior
improvements to the façade, or face, of the building. These improvements
Streetscape and infrastructure
improvements will be completed
pursuant to the City’s CIP
schedule.
The Clean California Grant
project must be completed by
June 30, 2024.
Construction of the parking lot
with community event space
should be complete by the end
of 2023.
Downtown Construction of one parking lot with a community event space;
reconstruction of 20 curb ramps.
Agenda Item 9.2Page 528 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 168
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
may include new paint, building surface treatment, awnings, windows,
doors, and other improvements that can help improve the exterior of a
building. The maximum grant award amount may be increased to $10,000
if the project includes blight removal activities, approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets
F - 4: Housing
Mobility and
Choice in Higher
Opportunity
Areas
Improve housing mobility and choice, especially in higher opportunity areas of the City
through the follow actions:
Allow triplexes and quadplexes that meet objective design standards to be
approved ministerially on corner lots in the R1 and R2 zones (Program A-10).
Adopt an inclusionary housing policy (Program A-11)
Adopt a incentives beyond density bonus state law policy to include incentives for
special needs households (Program A-12)
By Q2 2025. Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
Integration and Segregation
A - 8: Financial
Incentives for
Affordable ADUs
Upon securing funding, the City will develop a financial assistance program for
homeowners who build ADUs with an affordability restriction or commitment to
offering housing choice vouchers.
If ADU production is lower than anticipated, the City will evaluate ADU impact fees as
a potential constraint for affordable housing and update them as necessary to
ensure the fees are consistent with regional trends and do not unreasonably
constrain ADU development. This effort will complement Program A-6 (ADU Tracking
and Monitoring)
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact Community Development Financial Institutions for
potential partnerships.
After program funding is
secured and sufficient for the
intended purpose. Evaluate the
effect of impact fees on ADU
development by Q4 end of 2026
if ADU production is lower than
anticipated in year 2025
High Resource Areas Outreach to provide information to 30 households annually.
A - 10: Facilitate
Missing Middle /
Middle Income
Housing
Amend the City Code to allow triplexes, and fourplexes to be approved ministerially
on corner lots with a minimum 6,000 sf lot size in the R1 and R2 zones
approximately 1,106 lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing triplexes or fourplexes,
in lieu of a duplex with an ADU and a junior ADU. This program will also encourage
the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Update the City’s SB 9 policy and website to reflect the changes allowed under this
program. Create an informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner lots in R1 and R2 zones.
Provide the pamphlet online, at City Hall, and at informational booths where housing
resources are provided (see Program G - 5).
By end of Q4 2024. Citywide Increased production and reduced permitting time and cost for
triplexes and fourplexes. Facilitate construction of 50 missing
middle (duplex, triplex, quadplex) housing units over the 6th
Cycle planning period.
Agenda Item 9.2Page 529 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 169
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary housing feasibility study to identify appropriate inclusionary
requirements that will not constrain housing production. Review the City’s existing
Neighborhood District Policy and former RDO Exemption Policy as a benchmark for
developing the inclusionary requirements (e.g., resale controls, minimum term [years
of affordability], minimum percentage of units that must be restricted as affordable,
minimum percentage within each affordability category).
Develop an affordable housing policy to establish inclusionary housing requirements
so that specified new developments reserve a percentage of the total units for lower-
and moderate-income households or pay an in-lieu of housing fee for projects below
the threshold for inclusionary housing, such as smaller projects that cannot feasibly
construct affordable housing. The inclusionary housing ordinance will include a
requirement that the developer market the below market-rate units and
accessible/adaptable units.
By the end of 2024. Citywide Increased production of affordable housing within the City,
including housing choice and mobility for lower-income
households. Prioritize use of in-lieu fees to develop affordable
housing options in higher resource areas of the City.
A - 12: Incentives
Beyond Density
Bonus State Law
Study and consider adopting an affordable housing incentives policy above and
beyond the minimum requirements of density bonus state law. Specifically consider
additional incentives for households with special housing needs such as large
households, extremely low-income households, farmworkers, and households with
members with intellectual or developmental disabilities. In lieu of adopting a
separate incentives / density bonus policy, the City could structure the Inclusionary
Policy (A - 11) like a density bonus program with incentives that are tiered by level of
affordability provided.
By end of Q4 2025. Citywide Adoption of Zoning Ordinance amendment; increased housing
choice and mobility for special needs households.
F - 1: Source of
Income
Protection
Within one year, coordinate with Project Sentinel to conduct a meeting/workshop to
inform residents of sources of income protection and state rent control laws such as
AB 1482.
Continue to coordinate outreach efforts to inform landlords and tenants of recent
changes to state law that prevent source of income discrimination, including
allowance of housing choice vouchers (HCVs) to establish a renter’s financial
eligibility.
Informational outreach by end
of Q4 2024. Annual education
and outreach to landlords and
tenants.
Downtown Outreach to 50 landlords or tenants annually.
Outreach and Enforcement Capacity
F - 2: Fair
Housing
Counseling
The City shall continue to provide funds to and contract with a non-profit agency to
provide fair housing assistance including landlord/tenant counseling.
The City shall disseminate information about fair housing assistance through
pamphlets in City-owned buildings and other public locations (e.g., City Hall, Library,
post office, other community facilities) and by posting information on the City
website. Pamphlets will be made available in English and Spanish.
Annual or biennial award of
funds. Provision of pamphlets by
end of Q4 2024.
Downtown Annual or biennial award of funds. Provision of pamphlets by
Q2 2024. Work with Fair Housing Provider to track number of
households assisted in Gilroy annually. Provide information to
30 households annually.
F - 4: Housing
Mobility and
Choice in Higher
Opportunity
Areas
Improve housing mobility and choice, especially in higher opportunity areas of the City
through the follow actions:
By Q2 2026. Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
Agenda Item 9.2Page 530 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 170
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Allow triplexes and quadplexes that meet objective design standards to be
approved ministerially on corner lots in the R1 and R2 zones (Program A-10).
Adopt an inclusionary housing policy (Program A-11)
Adopt an incentives beyond density bonus state law policy to include incentives
for special needs households (Program A-12)
G - 1:
Collaboration
with
Development
Community
The City shall continue to cultivate new and existing relationships, throughout the
planning period, with for-profit and non-profit development companies working in
the area of affordable housing, facilitating collaborative approaches to affordable
housing development.
Invite affordable housing developers and developers of housing for special needs
households to the annual developer roundtable meeting.
The City will create a list of housing developers, including developers of affordable
and special needs housing. The list will be used for the annual developer roundtable
or equivalent), and to advertise development opportunities, funding opportunities,
and other educational and engagement efforts in the City.
Collaboration with other
agencies on an annual basis.
Countywide Host an annual developer roundtable (or equivalent) meeting.
Participation of at least four developers of affordable and
special needs housing in the annual meeting. Creation of
developer interest list by end of Q4 2024.
G - 5: Housing
Outreach and
Information
The City shall provide information about housing assistance, fair housing, housing
resources, and housing programs through a wide variety of outreach methods such
as:
Conducting workshops and webinars by partnering with community-based
organizations to inform residents of housing resources, assistance programs,
and funding opportunities, on a monthly basis on average.
Disseminating information about fair housing in City-owned buildings and other
public locations (e.g., City Hall, Library, post office, other community facilities) and
by posting information on the City website. Pamphlets will be made available in
English and Spanish.
Advertising housing assistance information on the City website, through the
compilation of resources for rental assistance, down payment assistance, and
other means of retaining existing housing or acquiring a new home.
Coordinating with the City’s Fair Housing Service Provider to provide resources
and information at a housing resources event in the DTSP area.
Update the City website with
housing information as new
resources become available.
Annual housing event in the
DTSP area.
Conduct community outreach
workshops on housing
resources on a monthly basis on
average.
Downtown Specific Plan
Area
Provision of housing resources and information through at
least three different mediums. All information made available
in English and Spanish. Annual housing event in the DTSP.
Outreach with 150 households annually.
G - 6: Unhoused
Population
Education and
Outreach
The City will develop a program to educate the public on the unhoused population
and homelessness as well as advertise resources that available for the unhoused
population. Specifically, the program will include:
Creation of a dedicated webpage with information on unhoused resources and
efforts.
Development of printed collateral for distribution at City Hall and by code
enforcement officers in the field.
Gathering information on resources that exist in the City and County for the
unhoused population and promote the information at City Hall and on the City’s
y end of Q4 2025; monthly
meetings of the unhoused
service providers group.
City-wide, Eastern Gilroy,
R/EACAP
Minimum of 3 medium of outreach. Scheduled service provider
meetings throughout the planning period.
Agenda Item 9.2Page 531 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 171
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
website. This information will also be provided through the various outreach
methods in Program G - 5.
Revamping the unhoused service providers network which consists of monthly
meetings with direct unhoused service providers in the City. The network serves
to increase collaboration and partnership among service providers and the City,
to connect the unhoused with services. The monthly meetings serve to
coordinate with service providers regarding the needs of the unhoused
community, inform and coordinate with events, and collaborate on outreach
efforts.
G - 7: Bilingual
Engagement
Given the City’s large Hispanic population, the City will increase Spanish language
engagement within city services and through translation of outreach materials and
interpretation of housing opportunities. Translation of outreach materials is included
in both programs G - 3 and G - 5.
In August 2022 the City expanded its collective bargaining bilingual pay system to
increase the number of bilingual staff available to assist the Spanish-speaking
community. The City will advertise its collective bargaining unit bilingual pay benefits
to attract new staff that can converse with the City’s Spanish speaking population.
Immediately upon adoption of
the Housing Element.
Eastern Gilroy, R/EACAP Minimum of 3 medium of outreach. Monthly service provider
meetings throughout the planning period.
G - 8: Help
Center Webpage
In partnership with local nonprofit organizations, the City will develop a Housing Help
Center webpage to provide a centralized resource for tenants and landlords to
receive information on local laws, assistance to apply for rent relief, and legal aid.
This webpage will consolidate existing information on the City’s website with
additional information provided by local service providers to best serve the needs of
the Gilroy community.
By end of Q4 2024 Citywide The City will advertise the Housing Help Center to at least 100
residents each year through the City’s community outreach
efforts.
Agenda Item 9.2Page 532 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 172
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
CONSTRAINTS ON HOUSING
Agenda Item 9.2Page 533 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 173
Constraints on Housing
There are a wide variety of factors that influence whether, where, when, how, and what type
of housing is constructed. While many factors enable, guide, and even incentivize housing
construction, almost all also pose some sort of limitation or constraint as well. Land use
policies and regulations are necessary but, by definition, establish limits on growth and
development. These limits work with, influence, and are balanced by market forces.
There are generally two types of constraints: governmental and nongovernmental.
Governmental constraints include the policies, regulations, and procedures that directly affect
housing. This includes the goals, policies, and programs of the General Plan and the
development standards and requirements of the Zoning Ordinance and other land use
ordinances. Nongovernmental constraints include those factors that are beyond the direct
control and authority of the City.
This section identifies and evaluates those factors that may pose significant constraints or
burdens that may limit or constrain the production of housing to meet local and regional
housing needs and the goals and objectives of the General Plan. Such constraints, particularly
those that limit the construction of or fair access to affordable housing, must be addressed
with clear, measurable, and timely programs.
Governmental Constraints
Governmental constraints can limit or deter the operations of the public, private, and nonprofit
housing development sectors, make it difficult to meet the demand for housing, and limit
housing supply in a region. Such constraints can limit access to housing mobility and housing
choice or prevent lower-income segments of the population from having adequate housing
opportunities. Governmental constraints may include, but are not limited to, land use controls,
development standards, local processing and procedures, and permitting fees.
Land Use Controls
General Plan
The City of Gilroy adopted an updated General Plan in November 2020. The Gilroy 2040
General Plan is a comprehensive, long-range general policy document that expresses the
community’s vision and establishes eight guiding principles for development. One of the
guiding principles includes encouraging a mix of housing types to create diverse
neighborhoods to meet the needs of all residents. Among other efforts, the Gilroy 2040
General Plan allows for an increase in housing by creating a new Mixed-Use land use
designation and removing the maximum density specified for the High-Density Residential
land use area. The Land Use Element of the General Plan identifies the location, distribution,
density, and intensity of land use within the City. The Environmental Impact Report (EIR) for
Agenda Item 9.2Page 534 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 174
the 2040 General Plan analyzed the development potential of the plan for up to 6,477 new
housing units and an additional population of 19,756.34
Figure 44: Gilroy Land Use Map
There are seven residential land use designations in the Gilroy General Plan, as follows:
Hillside Residential (HR): This designation is generally applied to developable
hillside areas with slopes of 10 percent to 30 percent. Developments in these areas
must follow special design and siting criteria to preserve the sensitive hillside
environment together with the views and vistas of surrounding hillsides, hilltops,
and ridgelines. The permitted density is 0 to 4 dwelling units per net acre (du/ac).
The implementing zone is the Residential Hillside (RH) district.
Low Density Residential (LDR): This is the most common residential land use
designation in Gilroy. It is applied to areas of predominantly single-family detached
dwellings, with typical lot sizes ranging from 5,000 square feet to 7,000 square feet.
Appropriate residential uses include single-family detached homes and secondary
accessory”) dwelling units (ADU) that comply with City standards. The permitted
density is 3–8 du/ac. The implementing zones are R1 and R2.
34Final Gilroy 2040 General Plan EIR. https://www.cityofgilroy.org/DocumentCenter/View/11308/Draft-EIR---Gilroy-2040-General-
Plan-?bidId=
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City of Gilroy Housing Element 6th Cycle Housing Plan 175
Medium Density Residential (MDR): This designation is intended primarily for
multifamily attached structures (townhomes, condominiums, and apartment
buildings). Buildings are typically two to three stories tall. This designation is
typically applied to transition areas between lower-density neighborhoods and
higher-density developments or commercial areas. The permitted density is 8–20
du/ac. The implementing zone is R3. While the R3 zone currently only allows 8–16
du/ac, it will be updated in the comprehensive zoning update to allow for 8–20
du/ac (Program B - 2).
High Density Residential (HDR): This designation allows higher density attached
housing types (apartments and condominiums), often within walking distance of
commercial areas. The predominant housing type is multifamily dwellings, such as
apartments or condominiums, with buildings typically comprising two or more
stories. The permitted density is 20+ du/ac, with no maximum density or floor area
ratio (FAR) requirements. The implementing zone is R4. The R4 zone currently
allows for 20–30 du/ac, and the upper limit will be removed in the ongoing
comprehensive Zoning Ordinance update to ensure consistency with the General
Plan (see Program B - 2).
Mixed Use (MU): The purpose of this designation is to encourage a mix of retail,
office, and high-density residential uses. Mixed use could also include mixed-use
commercial (e.g., retail and office). Multi-story structures and more intense uses
should be located at major intersections and lower intensity uses, adjacent to
neighborhoods. Street-level frontage of mixed-use projects shall be developed with
pedestrian-oriented, typically commercial, uses. Residential uses can be integrated
on the same site with other uses in either a vertical or horizontal design. Stand-
alone residential uses are not allowed. The permitted density is a minimum of 20
and a maximum of 30 du/ac. The implementing zones are within the Downtown
Specific Plan area and the mixed-use corridor along First Street. As a part of its
comprehensive code update, the City is in the process of creating a zoning district
for the mixed-use First Street corridor with the anticipated completion in 2023
Program B - 2). Any mixed-use development within the First Street mixed-use
corridor will be entitled in accordance with the development standards set forth in
the Zoning Ordinance and the density allowance per the 2040 General Plan. The
design of projects will be subject to the City’s existing objective development design
standards until the First Street Corridor mixed-use design and development
standards are adopted.
Rural County (RC): The purpose of this designation is to preserve rural residential,
hillside, and productive agriculture land uses located outside areas planned for
urban development. Allowed uses include rural residential, grazing, active
agricultural production, associated agricultural processing, sales, and support uses.
Typical building types include low-intensity structures associated with farming and
agricultural processing and sales. One single dwelling unit per parcel is allowed. The
implementing zone is RR.
Agenda Item 9.2Page 536 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 176
Neighborhood District (ND High, ND Low): The purpose of these designations is
to encourage compact, complete, neighborhood-style development. Traditional
single-family uses will comprise a substantial portion of these districts. Commercial
and medium- to high-density residential uses should be clustered to form
neighborhood centers. Neighborhood District High and Low may use a
Neighborhood Commercial (NC) designation to designate land in neighborhood
centers to encourage low-intensity commercial uses that cater directly to residents
in the immediate neighborhood. The 0–7 du/ac category is intended for single-
family detached dwellings with varying lot sizes. The 7–9 du/ac category is intended
for a combination of two-family and some single-family detached dwellings. The 9–
16 du/ac category is intended to accommodate a combination of small-lot and
attached single-family dwellings, as well as multifamily dwelling options. The 16–30
du/ac category is intended to provide a variety of attached single-family and
multifamily residential styles of development. The implementing zone is ND.
o The Neighborhood District land use designation is generally applied to vacant
land that is currently outside the City’s Urban Service Area (USA) but within the
City’s Urban Growth Boundary (UGB) area. The UGB area applies to land within
the Planning Boundary/Sphere-of-Influence that is intended for urbanization at
some point in the future. There are two designated neighborhood districts, one
in the north and one in the south, that are currently outside of the USA. The City
is in the process of requesting approval from the Santa Clara County Local
Agency Formation Commission (LAFCO) to bring approximately 54 acres of
unincorporated county land into the City’s USA. The land is located just outside
City limits to the north. The City also received a preliminary application for a USA
amendment for land located just outside City limits to the south. If the USA is
amended and the land is eventually annexed into the City (a lengthy two-step
process), the property would be subject to the City’s inclusionary policies for the
Neighborhood District.
o Each Neighborhood District development is required to construct a minimum
of 15 percent of its units at affordable prices. Specific requirements regarding
the level of affordability were contained in the City’s Residential Development
Ordinance (RDO) policy. However, this policy is no longer in effect due to state
legislation (e.g., Senate Bill [SB] 330) and the implementing ordinance will be
repealed in accordance with Program B - 1. To ensure compliance with state law,
and provide more comprehensive affordability benchmarks, Program A - 5 is
included to review and revise the Neighborhood District Policy. Program A - 11
will include analyzing potential adoption of an Inclusionary Housing Policy that
would apply to properties outside the Neighborhood District planning area.
o Table 59 displays the target densities for both low and high Neighborhood
District designations. Neighborhood Districts include the Hecker Pass Specific
Plan area and the Glen Loma Ranch Specific Plan area, which are both under
development in the planning period. The rows denote the maximum or
Agenda Item 9.2Page 537 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 177
minimum percentages of the land area within this land use designation that
must fall within the specified density.
o Neighborhood District target densities and inclusionary requirements may act
as a potential constraint to housing; however, the City has found that they do
not discourage development. As a part of Program A - 5, the City is revising
Neighborhood District standards to no longer rely on the RDO and is updating
the Neighborhood District’s inclusionary housing policy.
Table 59: Neighborhood District Target Densities
0-7 du/ac 7-9 du/ac 9-16 du/ac 16-30 du/ac
Low 82% max. 5% min. 10% min. 3% min.
High 60% max. 5% min. 25% min. 10% min.
Source: City of Gilroy 2040 General Plan.
Hecker Pass Specific Plan
The Hecker Pass Specific Plan projects the development of 521 housing units. The Specific Plan
designates three “clusters” for residential development: North Cluster (57 units), West Cluster
205 units), and East Cluster (259 units). The Specific Plan aims to provide a variety of housing
types in each cluster, but offers some flexibility in how that variety is achieved. The Specific
Plan gradually transitions the intensity of development from the Village Green project into the
Specific Plan area, with more intensive development on the eastern side of the plan as it moves
from rural to urban. The Hecker Pass Specific Plan was approved before inclusionary housing
policies were adopted, and thus was not subject to the Neighborhood District Policy’s
affordable housing requirement.
Glen Loma Ranch Specific Plan
The Glen Loma Ranch Specific Plan area is approximately 392 acres located between Santa
Teresa Boulevard and the Uvas Creek corridor. The project includes a maximum of
approximately 1,693 residential units in up to 17 neighborhoods comprising detached single-
family residences, attached townhomes, apartments, and senior-only units. Under the
Neighborhood District Policy, 15.1 percent of units will be affordable to very low-, low-, and
moderate-income households.
Downtown Specific Plan
The Downtown Specific Plan contains six districts with the purpose of creating a pedestrian-
oriented and economically vibrant downtown. Adopted in 2005, the Downtown Specific Plan
anticipated potential for development of 1,576 new residential units over 20 years. Mixed uses
and residential development above the ground floor are encouraged in the Downtown Specific
Plan. The Downtown Specific Plan allows 100 percent commercial use in all of its zones. Mixed-
use residential is encouraged butnot required and could include mixed-commercial (e.g., retail
and office). Although 100 percent commercial use is allowed, City staff have not seen a demand
Agenda Item 9.2Page 538 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 178
for new 100 percent commercial projects. The exception to this is new commercial uses
occupying existing commercial buildings that don’t require significant upgrades. Residential
dwelling units are permitted by-right in all Downtown Specific Plan districts on the second story
and above.
Downtown Historic District (DHD)
This district is suitable for the improvement and maintenance of existing commercial
structures or the conversion to or construction of new mixed-use development. Residential
mixed-use projects are encouraged. The Downtown Historic District allows commercial and
mixed-use projects, both of which have a maximum FAR of 2.5. The minimum density for the
residential component of mixed-use projects is 20 du/ac. Residential units are permitted by-
right onthe second story or above in the Downtown Historic District. A conditional use permit
is required for residential uses on the first floor.
Downtown Expansion District (DED)
This district is suitable for the improvement and maintenance of existing commercial
structures or the construction of or conversion to new mixed-use development. Residential
mixed-use projects are encouraged. The Downtown Expansion District allows commercial and
mixed-use projects, both of which have a maximum FAR of 2.5. The minimum density for the
residential component of mixed-use projects is 20 du/ac. Residential units are permitted by-
right on the second story or above in the Downtown Expansion District. A conditional use
permit is currently required for residential uses on the first floor.
Approximately 29.9 percent of the very low-income opportunity site units and approximately
44.9 percent of the moderate-income opportunity site units are located in the City’s Downtown
Expansion District (20.4% and 44.9%) and First Street Corridor District (9.5% and 0%). To
increase the likelihood that sufficient RHNA units are built in these two districts, the City added
Program E - 12 (Downtown Expansion District and Mixed-Use Corridor Flexibility). This
Program will allow 100 percent residential projects in the Downtown Expansion District and
flexibility for non-residential units in the First Street Mixed Use Corridor, should projects meet
certain criteria or provide housing for special needs groups (e.g., extremely low-income).
Civic/Cultural Arts District (CCA)
This district is suitable for the development of new multi-use civic, cultural and civic-serving
uses. The Civic/Cultural Arts District also allows commercial and mixed-use projects.
Residential mixed-use projects are encouraged but not required. Residential units may be
allowed on the ground floor if they are located between Eigleberry Street and Church Street
and behind a business. From Monterey Street to Church Street, commercial and mixed-use
projects have a maximum FAR of 1.5, and from Church Street to Dowdy Street there is a
maximum FAR of 1.0.
Agenda Item 9.2Page 539 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 179
Transitional District (TD)
This district is suitable for the conversion of existing residential structures to commercial uses
and for the development of new mixed-use and stand-alone residential projects. Commercial
and mixed-use projects have a maximum FAR of 1.5. Stand-alone residential projects are at
most 20 du/ac.
Cannery District (CD)
This district is suitable for the development of new mixed-use and stand-alone residential
projects. Commercial and mixed-use projects have a FAR of 2.0. The minimum density for the
residential component of mixed-use projects is 20 du/ac. Stand-alone residential projects must
develop at a density ranging from 20 to 40 du/ac.
Gateway District (GD)
This district is suitable for the development of new mixed-use and stand-alone residential
projects. Commercial and mixed-use projects have a maximum FAR of 0.75. Stand-alone
residential projects can be developed at 30 du/ac.
Downtown Specific Plan Development Standards
Table 60 displays the allowable densities and development standards in each of the Downtown
Specific Plan districts. The districts also generally have very permissive development
standards, including zero-foot minimum setbacks, and height limits of 50 feet or 4 stories in
all areas not fronting Railroad Street.
The passing of Assembly Bill (AB) 2097 will reduce constraints to development as it prohibits
any minimum parking requirement on any residential, commercial, or other development
project located within one half-mile of high-quality public transit. Prior to the passage of AB
2097, the Downtown Specific Plan area already had lower parking requirements than other
residential areas in the City. For projects not subject to AB 2097, the parking requirements
for residential units are 1 space per unit and 1 guest space per 6 units for units that are up to
800 square feet. If greater than 800 square feet, the requirement is 1.5 spaces per unit and 1
guest space per 4 units. Parking standards are often a potential constraint to development.
However, in Gilroy, they are appropriate and not excessive, given Gilroy’s suburban context
outside urban job centers to the north.
Agenda Item 9.2Page 540 of 1163
180
Table 60: Downtown Specific Plan Development Standards
District
Lot
Requirements
Lot Size in
Square Feet
min)
Yard Requirements
Setbacks in Feet Measured from Property Line)
min/max)
Height
Requirements
max)
FAR Density
Building Form
Front
Side
Adjacent
to Street)
Side (All
Other Side
Yards)
Rear Feet6 Stories7
Street Front
Building
Height
Min Feet)
Third and
Fourth Floor
Setback
Required
Downtown
Historic
District (DHD)
N/A 0/15 0/101 0/none2 03/none 50 4 2.5 20 du/ac
min) 25 Yes
Downtown
Expansion
District (DED)
N/A 0/15 0/101 0/none2 03/none 50 4 2.5 20 du/ac
min) 25 Yes
Civic/Cultural
Arts District
CCA)
N/A 0/none 0/none1 0/none2 0/none 50 4 - N/A8 25 Yes
Transitional
District (TD) N/A - - - - 40 3 1.55 20 du/ac
max) N/A No
Cannery
District (CD) N/A 0/15 10/none1 0/10 0/none 50 4 2.05 20-40 du/ac
min/max) 25 No
Gateway
District (GD) N/A 15/none 15/none 15/none 10/none 40 3 0.755 30 du/ac
max) N/A No
Agenda Item 9.2Page 541 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 181
Table 61: Downtown Specific Plan Development Standards (Special Circumstances)
District
Eigleberry Street to Church Street Church Street to Dowdy Street East of Eigleberry Street West of Eigleberry Street
Front
Side
Adjac
ent to
Street)
Side (All
Other
Side
Yards)
Rear Front
Side
Adjac
ent to
Street)
Side
All
Other
Side
Yards)
Rear Front
Side
Adjac
ent to
Street)
Side
All
Other
Side
Yards)
Rear Front
Side
Adjac
ent to
Street)
Side
All
Other
Side
Yards)
Rear
Civic/Cultural
Arts District
CCA)
0/10 10/non
e 0/10 10/non
e
20/non
e
10/non
e
10/non
e
10/non
e - - - - - - - -
Transitional
District (TD) - - - - - - - - 0/15 10/non
e1
0/none
2 0/5 154
none
10/non
e 5/none 10/no
ne
Source: City of Gilroy Zoning Ordinance
1 To be reviewed for vehicular sight distance.
2 To be reviewed by staff to ensure compliance with urban design principles.
3 Rear yard setback for parcels east of Monterey Street, between Lewis and Seventh is 51 feet to accommodate drive access and parking.
4 Ten-foot setback to property line allowed with a porch.
5 Use floor area ratio to determine project size for commercial and mixed-use development and use residential density to determine project size for stand-alone residential
development. Residential use is only allowed as part of a mixed use development within the DHD, DED and CCA districts. Standalone (multifamily) residential development is only
allowed within the CD, GD and TD districts. See Article XIV for additional specifications.
6 The planning division manager may approve architectural features such as tower elements, elevator service shafts, and roof access stairwells which extend up to 10 percent
above the height limit.
7 New buildings should be no more than two stories higher or lower than neighboring buildings. If higher or lower buildings are desired, the massing should be stepped so as to
create a smooth transition.
8 No min/max density. See Downtown Specific Plan for additional specifications. Residential apartments, townhomes, and live/work units above/behind ground floor are only
allowed between Eigleberry Street and Church Street
Agenda Item 9.2Page 542 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 182
Zoning Ordinance
The Zoning Ordinance, Chapter 30 of the Gilroy City Code, is the primary tool for implementing
the land use designations in the Gilroy 2040 General Plan. The Zoning Ordinance provides
controls over land use. The following discussion represents standards in the Gilroy Zoning
Ordinance as of April 2023. In conformance with the 2040 General Plan and current state
housing law, a comprehensive update of the Zoning Ordinance is anticipated to be complete
by the end of 2023. As such, some existing standards identified in this analysis will be updated
with the new Zoning Ordinance and in accordance with state law. Known instances are noted
and the appropriate programs are referenced. Existing residential development standards are
shown in Table 62.
The City’s General Plan allows for a range of densities and housing types to meet the needs of
all income levels. AB 2348 established “default” density standards. If a local government has
adopted density standards consistent with the established population criteria, sites with those
density standards are accepted as appropriate for accommodating the jurisdiction’s share of
regional housing need for lower-income households. Pursuant to AB 2348 and the 2020
decennial census, Gilroy is considered a “jurisdiction within a metropolitan county” with a
default” density for affordable units of 30 du/ac. Densities of at least 30 du/ac are allowed in
the High-Density Residential zone and Neighborhood District. Densities of 30 du/ac are also
allowed in the First Street mixed-use corridor and specified Downtown Specific Plan
designations, described above.
Table 62 displays the existing residential standards as outlined in the City’s Zoning Ordinance
as of April 2023. Note that there are instances where state law may supersede the current
standards in the Zoning Ordinance. If there is a conflict, state law supersedes the Zoning
Ordinance, and staff will process development applications accordingly. For instance, SB 9
applies to many parcels in the R1 zone and allows them to have up to four units, though the
current maximum density is one dwelling unit per lot. SB 9 facilitates the creation of up to
four housing units, comprised of a duplex with an ADU and a junior ADU or two primary
units plus an ADU and a junior ADU. Program A - 10 provides more flexibility than SB 9, by
allowing triplexes and fourplexes as an alternative design to a traditional duplex with an ADU
or a junior ADU. This program will also encourage the development of missing middle housing
throughout the City, including high-resource areas primarily comprising detached single-
family residences. A discussion of SB 9 is located in the Senate Bill 9 section of this constraints
chapter. Furthermore, the City has a dedicated webpage that provides SB 9 information (e.g.,
more permissive development standards) to the public and potential applicants.
Residential Densities
The Zoning Ordinance will be updated in 2023 so that development standards permit the
allowed densities under the 2040 General Plan. To facilitate consistency, the consultant who
prepared the City’s new General Plan is also preparing the Zoning Ordinance update.
Agenda Item 9.2Page 543 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 183
Planned Development Exceptions
Most single-family residential projects are approved ministerially, while, hillside residential
single-family and multifamily residential projects that comply with objective development and
design standards can generally be approved through an administrative staff review process,
without the need for public hearings. However, applicants can request smaller lot sizes,
increased height, and decreased setbacks (for example) through the Planned Development
process, which is outlined in the Zoning Ordinance. The Planned Development process allows
for more economical and efficient land use through diversification in development standards
for buildings, structures, and open spaces. Public hearings are required in exchange for this
flexibility.
Lot Size
The Zoning Ordinance will be updated in 2023 to be consistent with the lot sizes described in
the 2040 General Plan. For example, the typical lot size for the low-density single-family
residential land use designation in the 2040 General Plan ranges from 5,000 square feet to
7,000 square feet.
Height Limits
The City has two types of height limits in residential districts: a maximum height measured in
stories and an absolute height. Height limits in the R3 zone are 3 stories or 45 feet. For the R4
zone, the height limits are 6 stories or 75 feet, whichever is less. Parking garages that are
aboveground would count toward the story limit, while those that are belowground do not.
The height limits do not constrain development from reaching their prescribed General Plan
densities (8-20 du/ac for medium density sites and 20+ du/ac for high density sites).
Setbacks
All residential zones have setbacks, which are the minimum distances between a structure and
a lot line. Setbacks in Gilroy are largely uniform between the residential zones, with 26-foot
front setbacks, 6- to 12-foot interior side setbacks, 21-foot street side setbacks, and 15-foot
rear setbacks. While all setbacks reduce the amount of land that is developable on a site, the
setbacks do not constrain projects from reaching the maximum housing density in a zone.
Floor Area
The City of Gilroy does not regulate residential floor area, other than for ADUs. The ADU
Ordinance will be updated in 2023 (and in future years) to be compliant with current state law.
Although not required by state law, the City will increase the allowable floor area for ADUs
from 1,000 square feet to 1,200 square feet through Program A - 15.
Lot Coverage
The City of Gilroy does not regulate residential lot coverage, other than restricting the amount
of paving in the front yard to 50 percent maximum.
Agenda Item 9.2Page 544 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 184
Table 62: Residential Standards (2022)
District
Lot Requirements
Lot Size in Square
Feet (Lots Using
Street Standards
Adopted in
February 2006)1
Yard Requirements
Minimum Setbacks in Feet. Property Lines Adjacent to Streets Measured from
the Face of Curb)
Height
Requirements Density
Front
Front (Lots on
Bulb of Cul-de-
sac)
Side
Adjacent to
a Street)
Side (All
Other Side
Yards)
Rear
Rear (Yards
Backing onto
Street)
Feet Stories Maximum Density Units per
Acre
A1 20 acres 262 222 21 12 156 26 35 2 Maximum of one dwelling unit per lot
RR 2.5 acres 262 222 21 12 156 26 30 2 Maximum of one dwelling unit per lot
R1 6,660 sf 262 222 21 63 156 26 35 2
Maximum of one dwelling unit
per lot (not including units permitted
through SB 9)
3 – 7.25
R2 8,8804 sf 262 222 21 63 156 26 35 2
One dwelling unit per 4,000 square
feet of land to a maximum of two
units per lot
3 – 9
R3 8,880 sf 262 222 21 12 156 26 455 3 One dwelling unit per two 2,722
square feet of lot area 8 – 16
R4 13,320 sf 262 222 21 12 156 26 755 6
One dwelling unit per 1,452 square
feet up to a maximum site area of
2,178 square feet per unit
20 – 30
HR N/A + + + + + + 30 2 Determined by the average slope
with a maximum of two acres/unit
ND* * * * * * * * * * * *
Source: Gilroy City Code Chapter 30.
1 See Zoning Ordinance for lot size requirements for lots using street standards adopted prior to 2006.
2 Garage vehicular entrances shall be set back from the property line such that they have a minimum 18-foot-long driveway measured from the back of the sidewalk.
3 For dwellings located within new subdivisions (after the effective date of the ordinance codified in this chapter), containing five or more lots, the total width of the two side yards for any one lot in an R1
or R2 district must equal 12 feet. For structures in existence on the effective date of the ordinance codified in this chapter, a 6-foot side yard setback shall be maintained, unless a smaller side yard has been
allowed by a variance, planned unit development, or preexisting, nonconforming use.
4 7,000 square feet for preexisting lots created prior to September 15, 1983; 6,000 square feet for one single-family dwelling.
5 For R3 and R4 lots proposed to be developed with one single-family residence as the primary use, the height of the residential dwelling unit shall not exceed two stories and 35 feet.
Agenda Item 9.2Page 545 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 185
6 Rear yard setbacks may be reduced to 10 feet to accommodate a 5-foot encroachment for rear yard patio covers.
Residential site and building requirements shall be established by the master plan or specific plan for the neighborhood district area in which the property is located.
All setback requirements shall be as specified in the planned unit development (PUD) approval which shall be obtained according to the provisions of section 30.50.50.
Agenda Item 9.2Page 546 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 186
Parking
The provision of parking is a significant cost for all forms of development. High parking
requirements reduce the potential land available for development and increase the cost of
development. Table 63 displays the parking requirements for residential developments in
Gilroy. Parking requirements often pose a potential constraint on development. However,
construction of recent developments, including below market-rate units, demonstrate that
Gilroy’s existing parking requirements are appropriate and are not an unreasonable
constraint.
In addition to these minimum standards, Gilroy has a maximum parking requirement. Per
Gilroy City Code Section 30.31.30 (a), the maximum parking requirement is 10 percent above
those listed in the parking schedule, and any parking spaces beyond the 10 percent must be
offset with an equal amount of landscaping.
Table 63: Residential Parking Standards (2022)
Type of Residential Development Required Parking Spaces (off street)
Single- and two-family dwellings Two stalls per dwelling unit, one of which shall be a covered carport
or garage (each space must be at least 10 feet by 20 feet).
Multiple family dwellings One and one-half stalls per one-bedroom or two-bedroom dwelling
unit and two stalls for each unit having three or more bedrooms or
rooms which could be used as bedrooms, plus one stall for every
four units for guests. One stall for each unit shall be covered with a
garage or carport.
Accessory dwelling units (detached) One stall per unit*
Downtown Specific Plan Residential Parking Requirements
Residential units < or equal to 800 sq. ft One space per unit plus one guest space per six units
Residential units > 800 sq. ft. 1.5 spaces per unit plus one guest space per four units
Source: Gilroy City Code Chapter 30.
A parking stall will not be required for an accessory dwelling unit that meets any of the following criteria:
1. The accessory dwelling unit is created as a result of the conversion of existing area of the single-family residence or
existing permitted single-family residential accessory structure.
2. An existing single-family residential garage, carport, or parking structure is converted or demolished to accommodate
an accessory dwelling unit in the same location.
3. The accessory dwelling unit is within 0.5-mile walking distance of a public transit station, such as a bus stop or train
station.
4. The property is in an architecturally and historically significant historic district.
5. On-street parking permits are required in the area but not offered to the occupant of the residential accessory dwelling
unit.
6. A car share vehicle is located within one block of the accessory dwelling unit.
Cumulative Effect of Development Standards
The City of Gilroy has permissive standards for development, especially in its Downtown
Specific Plan area. The cumulative effect of development standards is not likely to constrain
the ability of developers to achieve densities on site development. This is evident in the entitled
Agenda Item 9.2Page 547 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 187
and pending projects analysis (see Table 79). Additionally, many recent projects have been
developed at the City’s standards and were able to achieve moderate and high densities.
Multifamily developments in R4 and Downtown Specific Plan Zone areas have consistently
been approved or constructed to the maximum density (or higher pursuant to state Density
Bonus Law or other provisions). Recently proposed or approved developments include:
A four-story, 120-unit affordable development on 3.4-acre parcel in the R4 zone (35
du/acre)
A 100-unit affordable development on a 3.9-acre parcel in the R4 zone (25 du/acre)
A 75-unit development on a 1.86-acre parcel in the Gateway District in the
Downtown Specific Plan (40 du/acre)
A 120-unit development on a 3.9-acre parcel in the R4 zone (30.8 du/acre)
A 268-unit development in the Downtown Expansion District in the Downtown
Specific Plan on 6.8 acres (38.7 du/acre)
A preliminary proposal for a 94-unit affordable development in the Downtown
Gateway District on 2.9 acres (32.4 du/acre)
These and other entitled and pending projects include a total of 62 very low-, 401 low-, and 3
moderate-income units.
Developers, residents, and other stakeholders participated in the public engagement process
for the Housing Element Update and provided suggestions for several aspects of the City’s
development standards that could be changed to facilitate the production of housing. These
included removing parking minimums, rezoning nonresidential areas to allow residential
development, and increased density.
In the effort to reduce and/or eliminate constraints identified in Gilroy’s land use controls, the
City will study and consider adopting a density bonus above state law (A - 12), amend the
Zoning Ordinance to ensure that the General Plan maximum densities are achievable by the
implementing zones (B - 2), review and revise development standards to ensure objectivity
B - 6), and evaluate development standards for all zones including the Downtown Specific Plan
zones for potential constraints (B - 7). Program A - 10 (Missing Middle / Middle Income Housing)
was amended to allow triplexes and fourplexes on corner lots in the R-1 and R-2 districts with
a minimum 6,000 sf lot size. Under Program A - 15 (ADU Ordinance Updates), the City will
replace the ADU deed restriction requirement with an owner affidavit form that does not
require recordation at the County and increase the allowable ADU floor area from 1,000
square feet to 1,200 square feet. Program E - 12 (Downtown Expansion District and Mixed-Use
Corridor Flexibility) was added to allow 100 percent residential projects in the Downtown
Expansion District and flexibility for non-residential uses in the First Street Mixed-Use Corridor,
should projects meet certain criteria or provide housing for special needs groups (e.g.,
extremely low-income).
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City of Gilroy Housing Element 6th Cycle Housing Plan 188
Density Bonus
California Government Code Sections 65915 through 65918, known as the density bonus law,
were enacted to encourage developers to build affordable housing by requiring local
governments to provide meaningful incentives in exchange for those affordable units.
The City implements density bonuses through Section 30.46.40 of the Gilroy City Code. This
section of the Gilroy City Code references and incorporates the state density bonus law. The
City is fully compliant with state density bonus law, and knows how to properly implement itif
requested by a developer. Multiple projects have utilized the density bonus, including the
Jemcor Apartments (130 units), the Hecker Pass Apartments (100 units), and the First and Kern
Apartments (120 units).
The City is including Program A - 12 to study and adopt a density bonus policy beyond what is
required by state law to further encourage development of affordable housing. The program
will specifically consider additional incentives for households with special needs such as large
households, extremely low-income households, households with developmentally disabled
individuals, and farmworker households.
Providing for a Variety of Housing Types
Table 64 shows the allowed uses within residential zones in the City’s Zoning Ordinance. In
some instances, state law also affects the uses that are allowed in a zone. If there is a conflict,
state law supersedes the Zoning Ordinance. For instance, SB 9 applies to many parcels in the
R1 zone, and allows them to have up to four units, inclusive of an ADU and a junior ADU. A
discussion of SB 9 is located in the Senate Bill 9 section of this constraints chapter.
As discussed in the following section, ADUs and junior ADUs are allowed in all residential
zoning districts under Section 30.54 of the City’s Zoning Ordinance. Single-family residential
zoning includes four districts: A1, RR, RH, and R1. Single-family units are permitted as a matter
of right in all single-family residential districts. Single-family dwellings are permitted as a
matter of right in all multifamily residential districts, except for mixed-use zones in the
Downtown Specific Plan area. Single-family development in the R3, R4 and RH zones has the
potential to prevent the achievement of the planned densities.
Multifamily residential zoning includes the R2, R3, and R4 districts. Duplexes are permitted as
a matter of right in the R2, R3, and R4 districts. Duplexes are also allowed in the R1 district on
corner lots of a certain size, when meeting certain conditions; however, this existing standard
has been superseded by current state law (SB 9), which is more permissive. Condominiums
and townhouses are permitted as a matter of right in the R3 and R4 districts; they are also
permitted in the RH district when conforming to the density limits through clustering. Multiple
family buildings are permitted as a matter of right in R3 and R4 districts.
The City of Gilroy has also established a Neighborhood District zone. Land in the
Neighborhood District may be used as specified by a Master Plan or Specific Plan adopted for
each Neighborhood District area. In addition to including 15 percent of the units as affordable,
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City of Gilroy Housing Element 6th Cycle Housing Plan 189
each development must provide compatible uses such as parks, schools, and neighborhood-
serving commercial facilities.
The City is including several programs in the Housing Element to further encourage a variety
of housing types across the City. One of these programs includes adoption of an affordable
housing policy to encourage and incentivize development of affordable housing (Program
A - 12). Another program may incentivize the production of missing middle housing, by
allowing ministerial approvals for triplexes and fourplexes on corner lots in R1 and R2 zones
that comply with the City’s objective design standards (Program A - 10). SB 9 facilitates the
creation of up to four housing units, comprised of a duplex with an ADU and a junior ADU
or two primary units plus an ADU and a junior ADU. Program A - 10 provides more flexibility
than SB 9, by allowing triplexes and fourplexes as an alternative design to a traditional duplex
with an ADU or a junior ADU. This program will also encourage the development of missing
middle housing throughout the City, including high-resource areas primarily comprising
detached single-family residences. Additionally, the City is considering a program to incentivize
micro-units (Program E - 5).
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City of Gilroy Housing Element 6th Cycle Housing Plan 190
Table 64: Residential Use Table (2022)
Housing Types Permitted A1 RR R1 R2 R3 R4 RH ND
Accessory Dwelling Unit1 -- X X X X X X *
Condominiums -- -- -- -- X X X *
Duplex -- -- X2 X X X -- *
Mobile Home Park -- -- C C X X -- *
Multi-Family Building -- -- -- -- X X -- *
Residential Care Homes (> 6 Residents) -- C C C C C C *
Residential Care homes ( 6 residents) -- X X X X X X *
Single-Family Dwelling or Modular Home X4 X X X X X X *
Townhouse** -- -- -- -- X X X *
Emergency Shelters C C C C C C C *
Supportive and Transitional Housing3 X X X X X X X *
Source: City of Gilroy Zoning Ordinance, Section 11. 10.
Notes:
X = Unconditionally Permitted; C = Permitted only with conditional use permit granted by planning commission; -- Not permitted
Refer to master plan or specific plan adopted for the neighborhood district area in which the property is located.
Program B - 7 is included to remove reference of condominium ownership in the definition of Townhome.
1 Accessory dwelling unit(s) and/or junior accessory dwelling units may be allowed subject to compliance with the regulations prescribed in Article LIV.
2 Notwithstanding units permitted by SB 9, a duplex dwelling is permitted when all of the following conditions are met:
a) The duplex dwelling shall be located on a corner lot only; and
b) The corner lot shall have a minimum area of 8,000 square feet and be so designated for a duplex unit on a tentative and final map; and
c) The duplex shall not increase the overall density within any given land subdivision beyond the maximum of 7.25 dwelling units per net acre.
3 Supportive and/or transitional housing that serves more than six individuals, provides on-site services, and is licensed by the state as a group home shall only be allowed upon
the granting of a conditional use permit.
4 One residential dwelling unit may be permitted on an A1-zoned parcel that has a minimum size of 20 acres or more. Subdivision of land for further development is not
permitted without rezoning to another zoning district that implements the General Plan land use map.
Agenda Item 9.2Page 551 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 191
Accessory Dwelling Units
ADUs provide additional housing opportunities for people of all ages and economic levels. The
City of Gilroy permits ADUs on any residential parcel in any zoning district that permits
residential or residential mixed-use development.
The City submitted its current ADU ordinance (Chapter 30.54) to the state in 2020 and worked
with the state to ensure its compliance with state law at that time. The City will continue to
work with the state to ensure future updates to the ADU ordinance (Program A - 15) remain in
compliance when the legislature makes changes to ADU regulations (e.g., Government Code
Section 65852.2).
The City is also including multiple programs to monitor, incentivize, and encourage
ADU development across the City. This includes monitoring and tracking ADUs and their
affordability (Program A - 6), adopting a set of pre designed plans (Program A - 7), financial
incentives for ADUs restricted to lower-income households (Program A - 8), and encouraging
the development of ADUs through education and marketing (Program G - 4). In addition,
through Program A - 15 (ADU Ordinance Updates), the City will replace the ADU deed
restriction requirement with an owner affidavit form that does not require recordation at the
County and increase the allowable ADU floor area from 1,000 square feet to 1,200 square feet.
Senate Bill 9
Effective January 1, 2022, SB 9 requires ministerial approval of a housing development with no
more than two primary units in a single-family zone, the subdivision of a parcel in a single-
family zone into two parcels, or both. The City adopted two objective design standard policies
for SB 9 projects on December 13, 2021, and revised them effective April 4, 2022, following
additional interpretation by the state. Consistent with state law, the adopted standards are
purely objective in nature, providing information to property owners on the SB 9 process and
associated standards in Gilroy. The City’s SB 9 2-Unit Objective Design Standards Policy and
the SB 9 Lot Split Objective Design Standards Policy both closely follow state law. The City
website has readily available information regarding ADU and SB 9 applicability and standards.
The City’s SB 9 Policy and website will be updated under Program A - 10 noted below.
SB 9 facilitates the creation of up to four housing units, comprised of a duplex with an ADU
and a junior ADU or two primary units plus an ADU and a junior ADU. The City is including
Program A - 10 to provide more flexibility than SB 9 by allowing triplexes and fourplexes as an
alternative design to the traditional duplex with an ADU or a junior ADU. This program will also
encourage the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Emergency Shelters
An emergency shelter is housing with minimal supportive services for unhoused persons that
is limited to occupancy of 180 days or less per calendar year by an unhoused person. No
individual or household may be denied emergency shelter because of an inability to pay.
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City of Gilroy Housing Element 6th Cycle Housing Plan 192
The City’s emergency shelter requirements are currently provided in the Performance
Standards section of the Zoning Ordinance (Chapter 30.41) and the Residential Use Tables in
Section 30.11.10. Current City Code does not meet state law requirements (Government Code
Section 65583) and will therefore be amended through Program E - 3. These zoning
amendments will be processed during the same meeting in which the City is adopting the
Housing Element Update. The proposed zoning amendment will modify the definition of
emergency shelters to include other interim interventions, including, but not limited to, a
navigation center, bridge housing, and respite or recuperative care.
Currently, emergency shelters may be permitted in any zone with a conditional use permit;
however, emergency shelters in the agriculture and residential zoning districts may only serve
families. Through Program E - 3, the City will allow emergency shelters by-right in the City’s R4
and new mixed-use zone along First Street by removing the conditional use permit
requirement in those zones. Program E - 3 will also remove the reference to families and
amend standards related to on-site management, waiting and intake areas, and parking based
on the number of staff only.
Based on the 2022 Point-in-Time Count, an estimated 208 homeless persons are located in
Gilroy. At 200 square feet per bed, 208 beds could be accommodated in facilities totaling
approximately 41,600 square feet of floor area to accommodate the City’s estimated
unsheltered need.
The City has sufficient properties in the R4 and mixed-use zones to accommodate Gilroy’s
unsheltered population. The R4 zone covers just over 16 acres on 25 parcels, including five
sites and 13.7 acres currently identified in the sites inventory. The R4 zone is located in the
transit accessible areas of the City and is within walking distance to support services (e.g.,
South County Compassion Center and Saint Joseph’s Family Center Food Center). The First
Street Mixed-Use zone district encompasses approximately 71 acres on 87 parcels, including
four sites and 3.1 acres currently identified in the sites inventory. The mixed-use zone is
located along the First Street corridor, which contains a range of services. Surrounding uses
and permissive development standards in the R4 and forthcoming mixed-use zone will make
it feasible to develop or convert existing structures to shelter use in these two zones. In
addition to the development of vacant parcels in the R4 and mixed-use zone, adaptive reuse
of existing structures is another option for establishing shelter facilities without
redevelopment of the properties. Low Barrier Navigation Centers
Low barrier navigation centers (LBNC) are service-enriched shelters that are focused on
moving individuals into more permanent housing. LBNCs provide temporary housing while
case managers connect individuals experiencing homelessness to shelter, public benefits, and
health services. Under the Housing for Homeless Act (2019), local governments are required
to allow LBNCs by-right in areas zoned for mixed uses and nonresidential zones that permit
multifamily uses.
Gilroy does not currently explicitly allow LBNCs in any zone, though this would not prevent
their development if an application for one were received. Per Program E - 4, the City will
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City of Gilroy Housing Element 6th Cycle Housing Plan 193
amend its Zoning Ordinance pursuant to Government Code Section 65583 to allow for LBNCs
by-right in areas zoned for mixed uses and nonresidential zones that permit multifamily uses.
Modular Homes
The permitting of modular, or manufactured, housing on foundations is subject to the same
development standards as conventional single-family units, consistent with Government Code
Section 65852.3. The City of Gilroy permits modular homes by right in all residential zones that
permit single-family dwellings by right.
Transitional and Supportive Housing
Supportive or transitional housing that serves up to six individuals is allowed by right in all
residential zones. Supportive or transitional housing that serves more than six individuals,
provides on-site services, and is licensed by the state as a group home is allowed in any zone
upon the granting of a conditional use permit. While the conditional use permit may be a
potential constraint on the development of group homes with more than six residents, the City
has added Program E - 13 which will amend its Zoning Ordinance pursuant to Government
Code Section 65651 to allow supportive housing by-right in zones where multifamily and
mixed uses are permitted. The City has also added Program E - 10 to evaluate and address the
potential constraint regarding the permit requirements for group homes in medium- and
higher-density residential zones. The City has objective standards for these homes to add
certainty to the development process. As a part of Program B - 6, the City’s objective standards
will be reviewed and modified as necessary to ensure they are purely objective in nature.
Single-Room Occupancy Units
Single-room occupancy (SRO) residences are small, one-room units occupied by a single
individual, and may either have a shared or private kitchen and bathroom facilities. SROs are
rented on a monthly basis, typically without a rental deposit, and can provide an entry point
into the housing market for extremely low-income individuals, formerly unhoused, and
disabled persons. SRO units are not specifically defined or included in the City’s Zoning
Ordinance; however, there is precedence for their allowance within the City.
The City of Gilroy has one SRO development, which opened in 2016. The 25-unit SRO project,
the Gilroy Studios (26 units including a manager’s unit), was added to the Sobrato Transitional
Apartments, aimed at serving the unhoused population in Gilroy. This project shows that there
are no demonstrated constraints on the development of SROs in the City.
Residential Development Ordinance
The Residential Development Ordinance (RDO) was first established in 1979 to monitor the
amount of residential growth in the City by limiting the number of dwelling units that could be
built in a 10-year period. The RDO is a potential constraint on development; however, it has
been made null by provisions of SB 330 and SB 8, both effective through 2030. The RDO
limitations are not currently utilized by the City and will not be included in the City’s new zoning
Agenda Item 9.2Page 554 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 194
ordinance, and thus do not pose a constraint to development. Program B - 1 requires the
removal of the RDO as a part of the comprehensive zoning update.
Affordable Housing Policy
The City does not have an inclusionary policy in effect for the whole City. Although the City
currently has an inclusionary housing requirement for developments in its Neighborhood
District areas, the policy is limited to property with a Neighborhood District land use
designation. The Neighborhood District Policy requires developments to construct a minimum
of 15 percent of its units at affordable prices. Incentives for constructing affordable housing in
the Neighborhood Districts include density bonuses, reduction in City standards (including
zero-lot line developments, clustered housing on smaller lots, and smaller unit sizes), and
reduction in road widths. All affordable units must be developed on-site and there is no option
for an in-lieu fee. The lack of an in-lieu fee is a constraint to development and does not comply
with Government Code Section 65850(g). Program A - 5 is included to revise the Neighborhood
District Policy to ensure it is fully compliant with state law.
Similarly, though the Residential Development Ordinance (RDO) growth limits are no longer in
effect due to state law, the RDO Exemption Policy was an effective tool for incentivizing
affordable restrictions in a development. Portions of the RDO Exemption Policy were set up
similarly to an inclusionary housing ordinance, by including resale controls and rental price
controls for a minimum of 55 or 30 years, respectively, and specifying a minimum percentage
of units for different affordability categories, as follows:
At least 40% of units affordable to households below 60% of the AMI
At least 15% of units affordable to households between 60% and 80% of the AMI
At least 15% of units affordable to households between 80% and 100% of the AMI
No more than 30% of the units affordable to households between 100% and 120%
of the AMI
Both the Neighborhood District Policy and the RDO affordability standards can be used as a
benchmark for an affordable housing policy adopted by the City (Program A - 11). The City also
understands that inclusionary housing often raises the cost of development by mandating a
price subsidy. An inclusionary housing policy is a potential constraint on development.
Urban Growth Boundary and Urban Service Area
Per the City’s General Plan, “The Urban Growth Boundary (UGB) applies to land within the
Planning Boundary/Sphere-of-Influence that is intended for urbanization at some point in the
future. The UGB indicates the extent and direction of the City's future urban expansion and
capital improvements planning. Lands outside the UGB are to be preserved for rural and
agricultural uses.”
In 2016, voters passed Measure H, resulting in the UGB. The intent of the UGB is to protect
agriculture and open space in the surrounding areas outside of the UGB. Urban development
is not allowed outside of the UGB; only uses allowed in the open space designation per the
Agenda Item 9.2Page 555 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 195
General Plan are allowed. Until December 31, 2040, lands outside the UGB can only be
redesignated by a vote of the people, except for the following exceptions in which the City
Council determines that doing so is necessary to comply with state law regarding the provision
of housing for all segments of the community and makes each of the following findings based
on substantial evidence, per the General Plan:
That the land proposed to be brought within the UGB and/or redesignated is
immediately adjacent to (i) the existing UGB; and (ii) available water and sewer
connections; and
That the proposed development will consist primarily of low- and very low-income
housing pursuant to the Housing Element;
That there is no existing vacant or undeveloped residentially designated land within
the UGB to accommodate the proposed development and it is not feasible to
accommodate the proposed development by redesignating lands within the UGB
for low- and very low-income housing; and
That the proposed development is necessary to comply with state law
requirements for the provision of low- and very low-income housing and the area
of land within the proposed development will not exceed the minimum area
necessary to comply with state law.
An analysis by the City attorney at the time of the vote estimated that this would yield a
reduction of 2,929 potential units compared to the City’s previous General Plan and 4,344 units
to the draft General Plan update atthe time.35
The City also has an Urban Service Area (USA). The USA is the land to which the City is
committed to providing basic infrastructure and services for urban development. The USA is
generally coterminous with the UGB. The City accepts applications for USA modifications in the
month of July only. The USA is reviewed and amended by the Local Agency Formation (LAFCO)
if desired by the City. At the time of the drafting of this document, the City is currently waiting
for LAFCO’s decision on an USA amendment application for property north of Gilroy. The City
also received an applicant request to amend the USA boundary south of Gilroy. These
applications are a good indication of developer interest in Gilroy. The USA acts as a potential
constraint to development within City boundaries, which has more permissive development
standards than the unincorporated County. Despite this potential constraint, the City has
capacity for new housing within the USA and UGB, and has increased residential densities in
the Gilroy 2040 General Plan to accommodate any capacity lost under Measure H.
Furthermore, the UGB does not restrict the number or timing of permits within the USA or
UGB.
35City Attorney’s Impartial Analysis of Measure H. https://sccvote.sccgov.org/sites/g/files/exjcpb1106/files/E110%20-
20Measure%20H.pdf
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Development Review and Permitting Procedures
The efficiency and timing of a jurisdiction’s processes for review and approval of residential
development has a significant impact on the amount and pace of housing construction. The
procedures for development review and permitting in the City of Gilroy are described below.
Permit Processing
The requirements of the permit processing procedure have the potential to act as a constraint
to the development of housing. The time and uncertainty of the review and revision cycle can
contribute significantly to the overall cost of the project, ability to obtain and maintain funding,
and the cost of each dwelling unit. Certainty and consistency in permit processing procedures
and reasonable processing times are important to ensure that the developmental review and
approval process does not act as a constraint to development by adding excessive costs or
discouraging housing development.
In 2020, the City awarded a contract to Tyler Technologies for the purchase and
implementation of a Land Management System. The Land Management System helps to
manage land development applications, special event permits, code enforcement cases, and
fire prevention/pre-treatment/hazardous materials management. The City began configuring
the system in 2021 and intends to “go live” with the public by the end of 2023. This Land
Management System will modernize the City's application processes by allowing online
application submittals and coordinated digital plan review. The system will automate many
steps in the existing permitting process and help mitigate potential constraints caused by a
lengthy permitting process. Applicants will be able to check the status of their permit online
and staff will have greater control over the workflow.
Development Community Stakeholder Outreach
The City evaluates its permitting and processing procedures biannually. It consults builders
and other parties engaged in housing development activities to identify concerns and potential
constraints in the permit processing procedure. The City will continue to hold meetings to
maintain a dialogue with the development community. Topics discussed at previous
roundtable meetings have included bicycle parking, objective design standards, and a
potential update to the City's Downtown Specific Plan. Meetings were held virtually in 2020
and 2021, and will be held in person or virtually in the future, to accommodate a wide variety
of participants.
Zoning Ordinance Streamlining
In 2021, the City began a comprehensive update of the City's Zoning Ordinance to ensure that
it is compliant with the 2040 General Plan. Updates will include changes to help streamline the
permit process, including but not limited to creating an administrative use permit process, as
currently all use permits require a public hearing before the Planning Commission. City staff is
also recommending a more transparent and streamlined process for reviewing and approving
applications involving a historic resource (e.g., residential additions). Staff will also be
recommending streamlined processing for planned development projects that do not require
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City of Gilroy Housing Element 6th Cycle Housing Plan 197
a zoning amendment or General Plan amendment. Program B - 5 includes the above changes
to streamline the permitting process.
Planning Permit Processing Procedure
The typical planning permit process follows the steps below.
1. Optional Pre-Application Submittal Meeting
2. Application Submittal
3. Input from Other Departments
4. Status Letter to Applicant
5. Plan Revision, as needed (if yes, return to Step 2)
6. Planning Staff Analysis
7. Project Decision, including conditions of approval if applicable
The project decision may be appealed, which would result in project review by either the
Planning Commission or City Council, depending on the permit.
Administrative versus Discretionary Planning Permits
As discussed previously, most single-family residential projects can be approved ministerially.
Single-family hillside homes and multifamily residential projects that comply with objective
development and design standards are approved through an administrative planning staff
review process, without the need for public hearings, unless another entitlement tied to the
project would require a public hearing.
However, if an applicant wants to change the zoning or land use designation of a particular
property, the project will require review and approval by the Planning Commission and City
Council, respectively, at separate public hearings. Similarly, if an applicant wants to request
flexible development standards through the Planned Development process, the application
currently requires public hearings before the Commission and Council. Under Program B-5,
the Zoning Ordinance update will include a recommendation by staff to streamline the
Planned Development approval process, so that projects that do not require a zoning
amendment or General Plan amendment can be approved by the Planning Commission rather
than requiring review and approval by both the Planning Commission and City Council. This
streamlined process would reduce the review time by approximately two months.
Permit Processing Time
The processing time needed to obtain development permits and required approvals can act
as a constraint to development and contribute to the high cost of housing. Permit processing
times are partially dependent on the number of staff available to review projects. When
staffing levels drop due to attrition (e.g., voluntary termination) or cutbacks (e.g., layoffs),
permit processing times increase. In 2017, the City hired Management Partners to complete
an organizational review of the Community Development Department, including
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City of Gilroy Housing Element 6th Cycle Housing Plan 198
recommended staffing levels. Many of the report’s recommendations, such as over-the-
counter plan checks, were implemented to reduce permit processing times. The report also
recommends that the City reevaluate staffing levels on a regular basis to determine when
additional staff resources are needed to meet service demand.
The permit processing times for various permits are shown in Table 65. The level of project
review depends on the type of project. Most single-family projects require only a zoning
clearance from the Planning Department as part of the ministerial building permit process.
Single-family residential hillside projects can be approved by planning staff through an
administrative architecture and site review permit. Similarly, most multifamily (no subdivision
map), commercial, industrial, and professional office projects can be approved
administratively. These staff-level discretionary planning projects typically take three to six
months (depending on application completeness) to obtain planning entitlements, while
applications for building permits take another three to four months. Projects that require a
tentative subdivision map require Planning Commission review and City Council approval. The
subdivision review and approval process typically takes approximately one year to complete,
depending onthe required California Environmental Quality Act (CEQA) documentation. Once
final maps are recorded, building permit applications may be filed, which typically takes
another three to four months for approval.
Table 65: Permit Processing Time (2022)
Permit Type Length of
Approval Approval Body
Building Permit 3-4 months* Issued by Building and Safety Division
Conditional Use Permit 3-4 months Planning Commission
Variance 3-4 months Planning Commission
Zone Change / Zoning
Amendment
6-12 months City Council
General Plan Amendment 6-12 months City Council
Architecture and Site Review 3-6 months Community Development Director (or
designee)
Planned Unit Development 6-9 months City Council
Tentative Tract Map 6-9 months City Council
Negative Declaration 6-9 months Same as project approval body
Environmental Impact Report 12 months Same as project approval body
Final Subdivision Map 2-4 months City Council
Parcel Map 1-2 months City Council
Source: City of Gilroy, 2022
Pursuant to AB 2234, must determine whether a post-entitlement phase permit application is complete within 15 business days
of submittal. Furthermore, the City must approve a post-entitlement phase permit application or return a full set of written
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City of Gilroy Housing Element 6th Cycle Housing Plan 199
comments to the applicant: (1) within 30 business days of the application being deemed complete if the housing development
project has 25 or fewer units; or (2) within 60 business days if the project has more than 25 units, unless otherwise exempted by
law.
The Santa Clara County Planning Collaborative collected data through a survey to provide a
regional comparison of permit processing times for jurisdictions across the County. Table 66
displays the permit processing time in months for various types of residential permits. Gilroy
has similar or slightly quicker processing times, compared to other County jurisdictions for
most permits. For example, the City has a shorter processing time on discretionary permits
that go to City Council (5–6 months) than all jurisdictions except two.
Table 66: Permit Processing Time, Months, Regional Comparison (2021-2022)
Jurisdiction ADU
Process
Ministerial
By-Right
Discretionary
By-Right
Discretionary
Hearing
Officer if
Applicable)
Discretionary
Planning
Commission)
Discretionary
City Council)
Gilroy 1 - 2 1 - 2 2 - 4* N/A 4 - 5 5 - 6
Campbell 1 1 3 N/A 5 8
Cupertino 1 - 3 1 - 6 2 - 4 2 - 4 3 - 6 6 - 12
Los Altos Hills 1 - 2 0.5 - 2 2 - 3 3 - 4 4 - 6 5 - 8
Los Gatos N/A 1 - 2 1 - 2 2 - 4 4 - 6 6 - 12
Milpitas 1 - 3 1 - 3 2 - 4 3 - 4 4 - 6 6 - 12
Monte Sereno 0.75 0.75 1 1 - 2 1 - 2 1 - 2
Morgan Hill 1 - 2 1 - 2 2 - 3** 2 - 3 4 - 6 4 - 6
Mountain View 3 - 5 4 - 6 2 - 3 6 – 18** N/A 12 - 24
San Jose 2 1 - 3 7 7 7 - 11 5 - 12
Santa Clara 0 - 1 0 - 1 0 - 3 4 - 9 6 - 9 6 - 12
Saratoga 1 1 - 2 2 - 3 N/A 4 - 6 6 - 12
Sunnyvale 1 - 3 1 - 3 3 - 6 6 - 9 9 - 18 9 - 18
Unincorporated
County 4 - 6 6 - 8 9 - 12 12 - 15 15 - 18 15 - 18
Source: Cities Association of Santa Clara County, Planning Collaborative. 2022.
Gilroy does not have "discretionary by-right" permits This timeline represents "Discretionary (Staff)”. This timeline also depends
on level of CEQA review.
Entitlements only
Under Program B - 5 the City will consider streamlining the Planned Development approval
process, so that projects that do not require a zoning amendment or General Plan amendment
can be approved by the Planning Commission rather than requiring review and approval by
both the Planning Commission and City Council. This should reduce the permit processing
time by approximately two months.
Agenda Item 9.2Page 560 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 200
Objective Design Standards Policy
In October 2021, the City of Gilroy adopted the Mixed-use Residential and Multi-Family
Residential Objective Design Standards Policy. The objective design standards were created to
ensure the City’s compliance with the Housing Accountability Act. The objective design
standards apply to residential projects that are multifamily or mixed-use. Consistent with state
law, the standards are purely objective in nature. The objective design standards are also
intended to increase consistency in decision making, minimize applicant delays, better utilize
limited staff resources, and promote good design principles that help ensure that Gilroy is an
attractive place to live and visit.
Program A - 10 will incentivize the production of middle-income housing by allowing ministerial
approval of triplexes and quadplexes, on corner lots in the R1 and R2 zones, that meet
objective design standards.
Planning, Building, and Development Impact Fees
Housing developments are typically subject to three types of fees: planning permit fees,
building permit fees, and development impact fees. The fees are charged by the City and other
agencies to cover administrative processing costs associated with development and help
ensure the provision of adequate services.
Fees vary based on the type of application necessary for project approvals. The processing
fees are typically recouped through the rent or sales price, so excessive fees may ultimately
affect the affordability of housing. It is best practice to periodically conduct user fee studies to
ensure the City is recouping the cost of providing services in areas for which fees apply. In May
2022, the City completed a Comprehensive User Fee Study to update the City’s user fees
schedule, which had been last updated and adopted in 2014. City staff advertised the
proposed fee increases to the City’s list of development professionals, including local builders
and contractors. Following community meetings and public hearings with the City Council, a
new fee schedule was adopted, effective August 1, 2022. There was no public opposition to
the proposed fees, which may be an indication that the fees remain reasonable. The most
current fee schedule is available on the City’s website. Planning related fees for the City of
Gilroy are shown in Table 67.
Table 67: Planning Related Fees (August 2022)
Applications Fee
Annexation $19,632 + actual attorney fees
Architectural Site Review – Residential
New Construction $8,294/first lot + $592/additional flat land tract plan +
1,203/additional hillside lot
New Hillside Lot - SFD $4,532
Additions $2,648
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City of Gilroy Housing Element 6th Cycle Housing Plan 201
Applications Fee
Development Agreement $19,081 minimum deposit (hourly rate invoiced against initial
deposit, plus $10,000 deposit for attorney fee)
Environmental
Categorical Exemption $536.00
Initial Study/ND/MND, non-complex project
Staff Review)
12,113.17 (minimum)
Environmental Impact Report (staff review) $23,739.79 (minimum)
EIR/MND/Initial Study (Consultant Contract) Actual contract cost plus 15% of contract cost + 15% staff
review + 10% contingency
General Plan Map Amendment $15,604/first 10 acres + $150/each additional 10 acres, plus
attorney fees and publishing costs
Planned Unit Development $16,203
Tentative Parcel Map $10,253 (up to 4 lots), plus publishing
Tentative Tract Map $19,036/(5-12 lots) + $302/additional flat land lot +
877/additional hillside lot, plus publishing costs
Urban Service Area Extension $29,188/first 10 acres + $423/each additional 10 acres +
publishing1 + LAFCO fees
Variance $5,470, plus attorney fees and publishing costs
Zoning Map Amendment $11,884/first 10 acres + $150/each additional 10 acres, plus
attorney fees and publishing costs
Source: City of Gilroy. Effective August 1, 2022. (https://www.cityofgilroy.org/DocumentCenter/View/12973/2022--
Comprehensive-User-Fee-Schedule-Effective-August-1-2022)
1. For those projects involving multiple public hearing applications, the publication costs will be reduced to a single charge when
it is determined, and reasonably possible, that the public-hearing applications can be processed together.
The City of Gilroy Public Works Department provides a fee schedule for development impact
fees. Impact fees are updated each fiscal year. The 2022 impact fee schedule, which runs from
July 1, 2022, to June 30, 2023, was updated to reflect the fees adopted as part of the 2022
Comprehensive User Fee Study discussed above. Development impact fees add to the cost of
residential development; however, they can be a cost-effective mechanism for financing the
new infrastructure (e.g., water, sewer, roads) required to support new development. The fees
allow for the consolidation of infrastructure projects when it is more cost-effective to do so
and, by law, must be linked to the actual impact of the specific project.
The City of Gilroy imposes a number of development impact fees, including for public facilities,
sewer development, storm development, traffic, and water development. Typically, fees per
unit for high-density residential are lower than fees per unit for low-density residential.
Development fees for the City of Gilroy are shown in Table 68.
In 2022, the development impact fee was $15.82 per square foot for ADUs that are greater
than 750 square feet. Thus, the maximum impact fee for a 1,000-square-foot ADU would be
15,820. In 2022, ADU costs range from approximately $50,000 (conversion of habitable,
already-finished space) to $120,000 (new construction). In this case, the impact fee represents
13 percent ($120,000) to 31 percent ($50,000) of the total cost of development. Comparatively,
Agenda Item 9.2Page 562 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 202
Gilroy’s impact fee is 34 percent less than the City of Morgan Hill, which charges $21,209 for
the same size (1,000 square foot) detached ADU. 36
The impact fees for ADUs in Gilroy are calculated proportionately in relation to the ADU square
footage and the square footage of the primary dwelling unit; however the fees may still create
a constraint on ADU production. The City will review ADU impact fees as a potential constraint
for affordable housing through Program A - 8.
Table 68: Development Impact Fees (2022)
Fee Type Fee
Public Facilities Impact Fees
Residential – Low Density $22,617/unit
Residential – High Density $19,028/unit
Sewer Development Impact Fees
Residential – Low Density $13,262/unit
Residential – High Density $7,176/unit
Storm Development Impact Fees
Residential – Low Density $598/acre
Residential – High Density $940/acre
Traffic Impact Fees
Residential – Low Density $13,012/unit
Residential – High Density $10,548/unit
Water Development Impact Fees
Residential – Low Density $4,556/unit
Residential – High Density $1,843/unit
ADUs ADU impact fees are not assessed for the first 750 square feet. Any floor
area above 750 square feet will be assessed an impact fee of
15.82/square foot
Source: City of Gilroy. Fees to Build Effective July 1, 2022.
In late 2021/early 2022, the Santa Clara County Planning Collaborative collected data through
a countywide survey to provide a regional comparison of fees for different types of
development. Total fees per unit for single-family, small multifamily, and large multifamily
collected at that time are shown in Table 69. Generally, Gilroy’s fees are comparable to the
region. For single-family fees, Gilroy was the sixth least expensive of the thirteen jurisdictions
with listed fees. For small multifamily units, Gilroy was seventh of the twelve listed fees, and
for large multifamily Gilroy was eighth of twelve listed fees.
36 https://www.morganhill.ca.gov/DocumentCenter/View/42497/Detached-ADU-checklist-for-Morgan-Hill---FINAL-with-Impact-
Fees?bidId=
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City of Gilroy Housing Element 6th Cycle Housing Plan 203
Table 70 displays a regional comparison of fees as a percentage of total development costs. At
the time of comparison, Gilroy's single-family fees (1.5 percent of total development) rank sixth
least expensive out of fourteen jurisdictions listed. For small multifamily fees, Gilroy ranks
seventh out of twelve jurisdictions listed (5.3 percent), and for large multifamily fees, Gilroy is
eighth of the twelve jurisdictions listed (5.6 percent).
Table 69: Total Fees per Unit, Regional Comparison (2021-2022)
Jurisdiction Single-Family Small Multifamily Large Multifamily
Gilroy $69,219 $40,195 $39,135
Campbell $72,556 $20,599 $18,541
Cupertino $136,596 $77,770 $73,959
Los Altos Hills $146,631 N/A N/A
Los Gatos $32,458 $5,764 $3,269
Milpitas $77,198 $74,326 $59,740
Monte Sereno $33,445 $4,815 $4,156
Morgan Hill $55,903 $41,374 $36,396
Mountain View $90,423 $69,497 $82,591
San Jose $9,919 $23,410 $23,410
Santa Clara $72,034 $7,299 $3,048
Saratoga $64,272 $17,063 $15,391
Sunnyvale $133,389 $126,673 $98,292
Source: Santa Clara County Planning Collaborative. 2022.
Table 70: Fees as Percentage of Total Development Costs, Regional Comparison (2021-2022)
Jurisdiction Single-Family Small Multifamily Large Multifamily
Gilroy 1.5% 5.3% 5.6%
Campbell 2.6% 2.7% 2.6%
Cupertino 2.9% 10.3% 10.5%
Los Altos Hills 3.1% N/A N/A
Los Gatos 1.2% 0.8% 0.5%
Milpitas 2.8% 9.8% 8.5%
Monte Sereno 0.7% 0.6% 0.6%
Morgan Hill 2.0% 5.5% 5.2%
Mountain View 3.3% 9.2% 11.8%
San Jose 0.4% 3.1% 3.3%
Santa Clara 2.6% 1.0% 0.4%
Saratoga 1.4% 2.3% 2.2%
Sunnyvale 4.8% 16.8% 14.0%
Unincorporated County 0.9% N/A N/A
Agenda Item 9.2Page 564 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 204
Source: Santa Clara County Planning Collaborative. 2022.
On average, Gilroy’s fees are comparable to surrounding jurisdictions in Santa Clara County.
Fees may represent a barrier to the construction of housing as they increase the minimum
cost of development for a dwelling unit and may be passed onto the purchaser or renter.
However, the City’s fees are not excessive and do not constitute unreasonable constraints on
the production of housing, as the City has seen robust housing production during the 5th RHNA
Cycle.
School Fees
In addition to the costs above, the Gilroy Unified School District charges development fees.
The entirety of Gilroy is served by the Gilroy Unified School District. As of 2018, the residential
development fees for the school district were $3.79 per square foot.37 The City does not have
control over these fees, but the fees have not constrained the development of housing in
recent years.
Transparency of Development Standards
The City of Gilroy provides its development standards on the City website. The Gilroy City Code,
General Plan, permit and development fees, affordability requirements, and zoning maps can
all be accessed on the City’s website. This includes the most recent Comprehensive User Fee
Study. City staff are available to assist applicants or interested parties that do not have internet
access. The City is in compliance with requirements set forth in AB 1483.
Under Program B - 4 (Public Fees, Standards, and Plans Online) and pursuant to Assembly Bill
AB) 1483, the City will compile all development standards, plans, fees, and nexus studies in an
easily accessible online location (also see Program B - 8).
SB 35 Approval Procedure
SB 35 (2017) requires a Streamlined Ministerial Approval process for developments in
jurisdictions that have not made sufficient progress towards their Regional Housing Needs
Allocation. Program B - 3 establishes and implements expedited permit processing for
qualifying affordable housing projects, pursuant to SB 35 and SB 330.
As of August 2022, the City of Gilroy has not received an SB 35 application. If the City were to
receive an SB 35 application, it would follow state law procedure. The following permitting
procedure that the City will follow is from the Streamlined Ministerial Approval process
guidelines outlined by HCD.
After receiving a notice of intent from the applicant intending to submit an application for a
Streamlined Ministerial Approval process, the following steps must occur:
37 Gilroy Unified School District. Developer Fee Justification Study. 2018.
https://resources.finalsite.net/images/v1529100379/gusdk12caus/qszb2awtcdnj2lpzxcc8/DeveloperFeeJustificationStudy.pdf.
Agenda Item 9.2Page 565 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 205
1. The City will complete the tribal consultation process outlined in Government Code
Section 65913.4(b) prior to accepting an application for a Streamlined Ministerial
Approval process.
2. Once the tribal consultation process is complete, the City will begin processing the
submitted application for a Streamlined Ministerial Approval process.
3. The City will perform a determination of consistency with regard to objective zoning,
subdivision, and design review standards.
4. The City will perform a determination of consistency with density requirements.
5. The City will complete the design review within the following timeline, following
acceptance of the application in item #2 above:
Within 60 calendar days of submittal of the application to the City if the
development contains 150 or fewer housing units.
Within 90 calendar days of submittal of the application to the City if the
development contains more than 150 housing units.
6. The City will determine whether the application for Streamlined Ministerial Approval
complies with all applicable requirements, and will approve or deny the application,
within the following timeline:
Within 90 calendar days of submittal of the application to the City if the
development contains 150 or fewer housing units.
Within 180 calendar days of submittal of the application to the City if the
development contains more than 150 housing units.
Under Program B - 3 (SB 35 Permit Processing and SB 330 Compliance), the City will establish
and implement expedited permit processing for qualifying affordable housing projects,
pursuant to SB 35 and SB 330 and create checklists and instructions for reviewing and
approving SB 35 and SB330 projects. The City will also amend the Zoning Ordinance to require
that any demolished residential units located on a Sites Inventory property be replaced
pursuant to Government Code Section 65915(c)(3) and Government Code Section 65583.2(g).
The City will also add information regarding the expedited permit process on the City’s website.
Housing for Persons with Disabilities
The US Census Bureau defines persons with disabilities as those with a long-lasting physical,
mental, or emotional condition. Certain conditions affect a person’s housing choices, whether
it creates a need for accessibility, living spaces for caretakers, transit access, or other.
Under Program E - 10 (Development and Rehabilitation of Housing for Persons with
Disabilities), the city will evaluate and revise as necessary the permit requirements for
residential care homes (i.e., group homes) in medium- and higher-density residential zones.
Agenda Item 9.2Page 566 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 206
Reasonable Accommodation Procedures
The City of Gilroy has a Reasonable Accommodation Procedure adopted in 2014 outlined in
Section 30.50.23 of the Zoning Ordinance. A request for reasonable accommodation may be
made by any person with a disability, their representative, or any entity when the application
of a zoning law or other land use regulation, policy, or practice acts as a barrier to fair housing
opportunities.
Requests for reasonable accommodation shall be reviewed by the Community Development
Director or their designee if no other approval is sought. Requests for reasonable
accommodation submitted for concurrent review with another discretionary land use
application shall be reviewed by the authority responsible for reviewing the discretionary land
use application, in conjunction with that application. The written decision to approve or deny
a request for reasonable accommodation shall be based on consideration of the following
factors:
Whether the housing will be used by a disabled individual.
Whether the request for reasonable accommodation is necessary to make specific
housing available to an individual with a disability.
Potential impact on surrounding uses.
Physical attributes of the property and structures.
Alternative accommodations which may provide an equivalent level of benefit.
Whether the requested accommodation would impose an undue financial or
administrative burden onthe City.
Whether the requested accommodation would require a fundamental alteration of
a City program.
The reviewer must make a written determination within 45 days of receipt of a complete
application and either approve, approve with modifications, or deny a request for reasonable
accommodation.
The City provides Community Development Block Grant (CDBG) funding to Rebuilding
Together Silicon Valley to help provide accessibility improvements to very low-income
households.
The City supports equal access to housing for persons with disabilities and will evaluate its
reasonable accommodation standards and procedures as a potential constraint to
accommodating persons with disabilities (Program E - 10).
Definition of Family
The Gilroy City Code defines family as “one (1) or more persons, occupying premises and living
together as a single housekeeping unit, as distinguished from a group occupying a hotel, club,
fraternity, or sorority.” This definition is consistent with state law and does not pose a
constraint on the development of housing for persons with disabilities.
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City of Gilroy Housing Element 6th Cycle Housing Plan 207
Building Code
The City of Gilroy has adopted the 2022 California Building Code, adopted from the 2021
International Building Code, with local amendments. When development plans are submitted
for plan check, they are reviewed by the Building and Safety Division for compliance with the
California Building Code. The local amendments were adopted with recommendation by the
City of Gilroy chief building official. Modifications and changes are reasonable and necessary
due to local climactic, geological, or topographical conditions or are otherwise permitted by
state law. Most notably, the City has incorporated electric vehicle (EV) charging requirements
for new construction, roofing requirements in Wildland-Urban Interface Fire Areas, and
grading requirements for erosion control. While these requirements may add to the cost of
construction of residential units, they are necessary to help mitigate the risk of damage by
wildfire and contribute to sustainability goals.
Local amendments to the building code can be found in Gilroy City Code Chapter 6, Article II,
Section 6.7. Amendments are minor changes, and no modifications pose constraints to
development.
Under Program B - 9 (Building Department webpage), the City will update the Building
Department webpage to include information required pursuant to AB 2234, including but not
limited to specific information required for an application to be considered complete; example
of a complete, approved application; and example of a complete set of post-entitlement phase
permits for accessory dwelling units, duplexes, multifamily projects, mixed-use projects, and
townhomes. This should help reduce applicant time and cost and increase certainty in the
building permit process.
Code Enforcement
The City’s Code Enforcement staff responds to potential violations of the Gilroy City Code.
There are two code enforcement officers. Code enforcement is reactive and officers respond
to complaints reported by residents. Common violations include abandoned or dangerous
buildings, blighted property and maintenance concerns, unsafe living conditions, construction
without land use/zoning permits, and illegal tree removal. The City provides CDBG funding to
Rebuilding Together Silicon Valley to operate and expand the Home Repair and Accessibility
Modification program in Gilroy.
On- and Off-Site Improvement Requirements
The City requires on- and off-site improvements for new developments, which are intended to
meet health and safety requirements of the community. Residential developers are
responsible for constructing road, water, sewer, and storm drainage improvements on new
housing sites. The City’s General Guidelines for development were last updated in August
2014. They include local street rights-of-way and curb-to-curb widths, sanitary sewer and
storm drainage lines, street lighting, erosion control, landscaping, and easements.
Notably, all streets must be designed in accordance with accepted engineering principles and
conform to the design standards, the standard details, and the complete streets resolution
Agenda Item 9.2Page 568 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 208
approved by City Council. All exceptions to the General Guidelines must be approved by the
City Engineer prior to the approval of a tentative map. These requirements are similar to those
of other jurisdictions and are not considered an unreasonable constraint on development.
Although requirements for on- and off- site improvements do add to the overall cost of the
development, they are necessary to ensure provision of vital infrastructure services to
residents. Based on the recent entitled and pending housing types (see Table 79), the City’s
site improvement requirements do not create an undue constraint on development.
The following example highlights the requirements for a 29-unit single-family redevelopment
project, approved in 2020, which was previously an office park.
Street Trees: The applicant shall plant street trees along the project frontage to match
the City of Gilroy’s Street Tree Plan in effect at the time of construction. The street tree
plans shall be per City Standard Drawings and will include City Standard tree grates.
Tree Grates: The applicant shall install City Standard Tree Grates as specified in the
approved plans. Tree grates shall be 4’x6’, model OT-T24 by Urban Accessories, and
shall be black power coated. The tree grates shall be shown on the improvement plans
to be located at the back of curb to the approval of the City Engineer and shall be
installed with the street trees prior to the first occupancy.
Street Markings: The applicant shall install necessary street markings of a material
and design approved by the City Engineer and replace any that are damaged during
construction. These include but are not limited to all pavement markings, painted
curbs, and handicap markings. All permanent pavement markings shall be
thermoplastic and comply with Caltrans Standards. Color and location of painted curbs
shall be shown on the plans and are subject to approval by the City Engineer. Any
existing painted curb or pavement markings no longer required shall be removed by
grinding if thermoplastic, or sand blasting if in paint.
Sidewalk: The applicant shall replace to existing City standards all sidewalk
surrounding the project site. The actual amount of sidewalk to be replaced shall be
determined by the Public Works Construction Inspector in the field prior to
construction. Sidewalk replacement shall be constructed per the City Standard
Drawings.
Curb Ramp(s): The applicant shall construct 4 curb ramps in accordance with the latest
Caltrans State Standard Drawing at the Princevalle & W 6th St intersection. The actual
ramp "Case" shall be identified on the plans and shall be to the approval of the City
Engineer.
Curb and Gutter: At the time of the A&S application was filed, a minimum of 450-ft
linear feet of curb and gutter will need to be replaced. This figure is provided only to
determine minimum bonding requirements for the encroachment permit. The actual
amount of curb and gutter to be replaced shall be determined by the Public Works
Construction Inspector in the field prior to construction. New curb and gutter shall be
constructed per the City Standard Drawing STR-12.
Agenda Item 9.2Page 569 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 209
Driveway Approaches: The applicant shall install driveway approaches as shown on
the approved plans. The new residential driveway approaches shall be constructed per
the City Standard Drawing.
Driveway Removal: The applicant is to remove the existing driveway approaches
located along the project frontage as shown on the approved A&S application plans,
and replace them with sidewalk, curb, and gutter per the City Standard Drawing.
Sewer Lateral: The applicant shall install as a minimum a four (4) inch City Standard
sewer lateral connection from the property line to the sewer main located in the street
right-of-way for each proposed lot. The installation shall be done in accordance with
the City Standard Drawing SWR-6 including a 6" property line clean-out.
Sewer Clean-Out: The applicant shall install a sewer lateral clean-out at the property
line for each proposed lot in accordance with the City Standard Drawing SWR-6.
Sanitary Sewer Manholes: The applicant shall install standard sanitary sewer
manholes, per approved plans and in accordance with the City Standard Drawing.
Storm Water Catch Basins: The applicant shall install standard storm water catch
basins, in accordance with the City Standard Drawing.
Street Lights: The applicant shall provide and install standard aluminum electrolier
street lights per City Standard Drawing EL-1 to EL-5. The applicant is responsible for all
PG&E service fees and hook-up charges. Any new service point connection required to
power the new lights shall be shown on the construction drawings along with the
conduit, pull boxes and other items necessary to install the street lights. An Isometric
lighting level needs to be provided by the designer/contractor. A separate light study
may be required by the City Engineer. The new street light shall have 32’ mounting
height per Standard Drawing EL-3, with mounting arm length per Standard Drawing EL-
4, the Fixture shall be Leotek GC1 or GC2 series in an approved configuration per detail
EL-2 or approved equal. The arm shall be installed at the location as shown on the
approved plans.
Fire Hydrants: The applicant shall install new fire hydrants along the project frontage.
Spacing shall meet City and Fire Marshall requirements.
Based on the recent proposals submitted and entitled citywide for a range of housing types,
the City’s site improvement requirements do not create an undue constraint on development.
Nongovernmental Constraints
Requests to Develop Below the Anticipated Density
In some regions, market factors such as the demand for single-family housing or larger high-
end condominiums can lead to properties being developed below the maximum allowable
density. Requests to develop housing at densities below those anticipated in the Housing
Element act as a potential constraint to housing development. However, the City does not
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City of Gilroy Housing Element 6th Cycle Housing Plan 210
generally receive any requests to develop below densities anticipated. For example, one of the
low-income sites identified in the 2015-2023 Housing Element (LI-4) developed above the
anticipated density identified in the 2015-2023 RHNA sites inventory. The site was projected
for 78 low-income units and was constructed with 120 low-income units for a surplus of 42
units.
The 11 entitlement projects noted in Table 76 had densities between 13.4 and 40.3 du/ac with
an average yield percentage of approximately 111 percent. Out of this total, 8 entitlement
projects analyzed developed above the anticipated density (72 percent). Entitled projects
largely exceed the density assumptions made in the 5th RHNA cycle. For example, in the
Downtown Specific Plan Area (excluding the Cannery District), the R4 zone, and the
Neighborhood District, the average base densities of actual projects were all higher than
assumed.
Projects developed at a lower density than previously assumed were primarily located in the
R3 zone. Sites in this district are typically smaller and under separate ownership, and therefore
more constrained. In addition, projects in the R3 zone are typically infill or small additions to
existing structures, which would characteristically yield a lower density.
Consistent with the 2040 General Plan, the City will amend the Zoning Ordinance to increase
the maximum density in the R3 zone and remove the maximum density in the R4 zone. This
will help ensure adequate baseline capacity to meet RHNA targets and achieve Housing
Element compliance (B - 2).
Land Costs
Land costs have a demonstrable influence on the cost and availability of affordable housing.
Land prices are determined by numerous factors, most important of which are land availability
and permitted development densities. As land becomes less available, the price of land
increases. The scarcity of adequate housing opportunities in northern Santa Clara County have
influenced upward pressure on land and housing costs in Gilroy.
The price of land varies depending on a number of factors, including size, location, the number
of units allowed on the property, and access to utilities. Vacant land sales (in early 2022) are
shown by cost and acreage in Table 71. The price ranges from $1.80 to $9.69 per square foot,
with an average price of $6.75 per square foot (or $293,843 per acre). The City has little control
over land costs, which can pose a constraint to development.
Agenda Item 9.2Page 571 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 211
Table 71: 2022 Vacant Lot Sales in Gilroy
Acreage Land Cost Cost per sq. ft. Date Sold
7.34 $3 million $9.38 2/28/2022
1.26 $335,000 $6.10 2/18/2022
13.11 $1.03 million $1.80 2/15/2022
7.67 $900,000 $2.69 2/11/2022
1.14 $400,000 $8.06 2/1/2022
2.38 $985,000 $9.50 1/5/2022
1.09 $460,000 $9.69 1/4/2022
Source: Zillow.com, 2022
Construction Costs
Construction costs include the cost of materials and labor. Materials costs include the cost of
building materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials),
which vary depending on the type of housing being constructed and amenities provided. In
general, construction costs can be lowered by increasing the number of units in a
development, until the scale of the project requires a different construction type that has a
lower cost per square foot.
One indicator of construction costs is Building Valuation Data, compiled by the International
Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing,
and mechanical work, in addition to interior finish and normal site preparation. The data are
national and do not account for regional differences, nor include the price of the land upon
which the building is built. The Building Valuation Data, dated August 2021, reports the
national average for development costs per square foot for apartments and single-family
homes as follows:
Residential Multifamily: $136.73 to $203.34 per square foot
Residential One- and Two-Family Dwelling: $148.33 to $189.34 per square foot
Residential Care/Assisted Living Facilities: $172.87 to $240.35 per square foot
California building costs tend to be higher than national levels. A 2020 study by the Berkeley
Terner Center noted that construction costs in the state are highest in the Bay Area and
reached more than $380 per square foot in 2018.38
38 Terner Center for Housing Innovation. The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for
Apartment Buildings in California. March 2020. https://ternercenter.berkeley.edu/wp-
content/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf
Agenda Item 9.2Page 572 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 212
Financing Availability
Interest rates affect homeownership opportunities throughout the City. In August 2022,
Freddie Mac’s primary mortgage market survey listed interest rates on home loans at 5.55
percent on a 30-year fixed-loan rate. While low interest rates are expected to prolong the
availability of financing, low housing inventory can create competition among potential
homebuyers, especially for first-time homebuyers. The sales price of housing is typically
adjusted for changes in mortgage rates. The Housing Trust of Silicon Valley administers the
Santa Clara County Empower Homebuyers First Time Homebuyer Loans and HELP for
Homebuyers programs.
Table 72 displays the number of loan applications received in 2020 for the purpose of
purchasing a home in the San Jose-Sunnyvale-Santa Clara metropolitan statistical area, which
includes the City of Gilroy. Specifically, the table provides the number of total applicants, the
number of loans originated, the number of applications that were approved butnot accepted
by the applicant, and the number of applications denied across various types of loans.
Table 72: Disposition of Home Loans, 2020
Loan Type Total
Applicants Originated
Approved
Not
Accepted
Denied Withdrawn /
Other
Conventional
Purchase 24,691 15,660 644 1,942 6,445
Government Backed
Purchase 1,879 986 71 138 684
Home Improvement 5,206 2,998 165 961 1,082
Refinance 41,117 21,078 1,208 5,930 12,901
Total 72,893 40,722 2,088 8,971 21,112
Source: lendingpatternslite.com, 2020
Federal and State Programs
There is limited funding available for housing assistance programs from the state and federal
governments. For the 2021-2022 and 2022-2023 fiscal years, the City of Gilroy allocated
approximately $440,000 each year in CDBG funds from the US Department of Housing and
Urban Development. The CDBG program aims to support activities that benefit low-income
households, aid in the prevention of slums or blight, or meet an urgent community need,
through grants for eligible activities.
For the 2022-2023 and 2023-2024 fiscal years, the City also allocated $237,000 (each year) in
Permanent Local Housing Allocation Fund funds for services related to homelessness, fair
housing, and special needs, such as persons with disabilities.
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City of Gilroy Housing Element 6th Cycle Housing Plan 213
Additional information on these funds is included in the Housing Element Accomplishments
chapter.
Environmental and Infrastructure Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, soil
conditions, flood risk, vegetation and wildlife habitat, toxic and hazardous waste, fire hazards,
noise levels, and preservation of agricultural lands. In Gilroy, seismic hazards provide the
greatest threat to the built environment. Infrastructure constraints include the availability and
cost of water and sewer services. The following hazards may impact future development of
residential units in the City and can pose a potential constraint to housing development.
Environmental Constraints
Seismic Hazards
The topography of Santa Clara County consists of three principal geologic features: the Santa
Clara Valley, the Santa Cruz Mountains, and the Diablo Range. The area is dominated by a
complex system of faults associated with motion between the Pacific and North American
plates. The most significant fault is the San Andreas Fault. The area is seismically active and
includes other major, active strike-slip faults, including the Calaveras Fault, as well as active
folding and thrust faulting. The Sargent Fault, northeast of the City of Gilroy, has significant
potential to cause seismic shaking.
Soils
The soils in the Gilroy area consist of gravel, silt, and clay that are often poorly drained with
flooding and deposition occurring along the major streams. Because these soils exhibit site-
specific properties, site-specific studies should be completed at the project design stage to
characterize the suitability and behavior of soil for specific development applications.
Flooding
The City of Gilroy area lies within two major watersheds: the Uvas Creek watershed and the
Llagas Creek watershed. The City of Gilroy Flood Plain Management Ordinance was updated
in 2016 to adopt regulations designed to promote public health, safety, and general welfare.
The standards require all new developments in the 100-year floodplain, regardless of project
size, to develop a base flood elevation in areas without a determined base flood elevation.
Vegetation and Wildlife Habitat
Vegetation and wildlife habitat within the Gilroy area include both developed and natural
areas. Developed areas include urban and agricultural land. Natural communities include
annual grassland, coastal oak woodland, and valley foothill riparian habitat.
The 2040 General Plan includes policies aimed at protecting sensitive communities from urban
development, in-stream capital projects, and in-stream operations and maintenance. These
sensitive communities include wetlands and waterways (including associated freshwater
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City of Gilroy Housing Element 6th Cycle Housing Plan 214
marsh vegetation and riparian corridor habitats), serpentine rock formations that support
native species, and native oak woodlands.
Toxic and Hazardous Wastes
Hazardous waste management in Gilroy includes three areas: control of production, control
of disposal, and control of transportation of hazardous waste. A limited number of hazardous
materials are produced in the City. Among those produced by point sources are waste oil,
antifreeze, solvents, x-ray solutions, and materials associated with graphic design. Hazardous
wastes associated with non-point sources include waste oil, antifreeze, and other pollutants
associated with motorized vehicles. The City of Gilroy’s Hazardous Materials Specialists and
Pretreatment Inspectors and the County Public Health Department regularly inspect activities
that store and/or use hazardous materials. Regular inspections and monitoring help ensure
compliance with local, state, and federal regulations and help reduce the risks associated with
the use and handling of hazardous materials and waste.
Fire Hazards
The City of Gilroy receives fire protection from the Gilroy Fire Department. The areas outside
the City are under the jurisdiction of the South Santa Clara County Fire Protection District. The
two jurisdictions have a mutual aid agreement that allows reciprocal aid to be provided on an
as-needed basis during major emergencies. High Fire Hazard (or “Mutual Threat Zones”) areas
are designated by the district. These include much of the hillsides on the western boundary of
the City. The City of Gilroy Fire Department has in place a hazard (weed) abatement program.
The City’s Hillside Development Guidelines contain policies relating to fire hazards.
Noise
One of the primary noise sources in the Gilroy area is traffic on local roadways, primarily the
result of tire noise on the road surface and the Union Pacific Railway line. Other typical noise
sources, as in all suburban areas, include construction, barking dogs, children playing, industry,
and recreational activities. Overflying aircraft are also occasionally audible in the Gilroy area.
These sources are not significant compared to the noise produced by the dominant
transportation sources.
The City is responsible for evaluating noise impacts as part of the review and approval process
for new discretionary project proposals. Project approval may include conditions to mitigate
noise levels for project occupants and nearby neighbors. There is no noise impact fee. The cost
of construction, as well as maintenance of noise mitigation measures, is borne by the
developer. The City of Gilroy aims to buffer residential areas from sources of noise pollution
through appropriate zoning wherever possible (e.g., locating commercial uses between
residential uses and light industrial uses).
Agricultural Lands
To protect and preserve agricultural land, the City of Gilroy adopted an Agricultural Mitigation
Policy. The policy was adopted in 2004 and revised in 2016. CEQA requires all feasible
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City of Gilroy Housing Element 6th Cycle Housing Plan 215
mitigation for significant unavoidable impacts. Upon certification of the City’s General Plan EIR,
the City Council established the Agricultural Mitigation Policy to implement the mitigation
measures identified in the 2020 General Plan EIR and 2040 General Plan EIR for loss of
agricultural lands. Therefore, significant agricultural impacts as determined under CEQA would
be subject to the City’s Agricultural Mitigation Policy. The policy establishes the criteria for
determining when mitigation would be required and what lands are acceptable for
preservation. The policy requires mitigation for the conversion of agricultural lands to urban
uses at a 1:1 replacement ratio. Mitigation may be accomplished with one of two options and
the options shall include all costs to cover program administration, monitoring and
management of established easements as outlined in the policy.
The policy established a preferred area for the preservation of agricultural lands. This area is
located within the City’s Sphere of Influence and outside the General Plan 20-year boundary,
east of Highway 101 and south of Masten Avenue. At the time the map was created in 2004,
this area contained the greatest concentration of “Prime” and “Statewide Important” farmland
remaining in south Santa Clara County. The policy requires new developments to establish a
minimum of 150 feet for an agricultural buffer adjacent to permanent agricultural and open
space areas. This applies only to a few areas in the City and would aim to reduce potential
conflicts between agricultural and non-agricultural uses.
The Agricultural Mitigation Policy poses a potential constraint to development, but also allows
for certain exemptions from the 1:1 mitigation ratio as follows:
Up to 100 feet in width of a permanent agricultural buffer area;
Public facilities established in the City’s General Plan or Parks Master Plan; and
Lands dedicated for public rights-of-way that service the overall community, not just
the specific development.
Infrastructure Constraints
Water
The Llagas Basin Aquifer serves as Gilroy’s potable water source for most residential,
municipal, industrial, and agricultural land uses. It is estimated that the municipal demand will
increase to 53,000 acre-feet per year by 2040.
The City depends solely on local groundwater from wells for its water supply. Currently, there
are 15 active wells that serve three water pressure zones. The City’s water supply system relies
on well pumping from dispersed sources to supply system pressures in areas of lower
elevation during peak demand conditions. Gilroy will continue to meet its future demands
through its 2020 Urban Water Management Plan.
Sewer
The City sewer collection system consists of approximately 162 miles of 3-inch through 48-inch
diameter sewers. The system consists of trunk sewers that convey the collected wastewater
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City of Gilroy Housing Element 6th Cycle Housing Plan 216
flows to the Wastewater Treatment Plant. The plant, operated by the South County Regional
Wastewater Authority, treats the collected wastewater from the City.
During dry weather conditions, the maximum day and peak wastewater hour flows from the
City are 2.8 million gallons per day (mgd) and 5.4 mgd, respectively. During wet weather
conditions, the maximum day and peak wastewater hour flows from the City are 6.6 mgd and
20 mgd, respectively.
According to the City’s Sanitary Sewer Master Plan, the existing system was well planned to
meet the needs of existing customers. In anticipation of future growth, the City has planned
and constructed sewer facilities in conjunction with new street construction. Some project
improvements in the master plan will mitigate flows caused by infiltration and inflows that
occur during significant storm events.
Energy Conservation Energy Conservation State law (Government Code §65583(a)(7)) requires
a Housing Element to provide an analysis of opportunities for energy conservation in
residential development. Not only do such energy conservation measures reduce
consumption of non-renewable or limited resources, but they can also substantially lower
housing maintenance costs.
The Bay Area Regional Energy Network (BayREN) is a coalition of the Bay Area’s nine counties
that partners to promote resource efficiency at the regional level, focusing on energy, water
and greenhouse gas emissions reductions. BayREN offers rebates, funding, and technical
assistance to help residents, property owners, business owners, and local governments
improve the resource efficiency and carbon footprint of their buildings. They include additional
programs and incentives for lower-income households.
Pacific Gas and Electric (PG&E) provides electrical and gas service for the City. As of January 1,
2020, the State of California began requiring solar on newly constructed low-rise residential
buildings (single-family homes, duplexes, and townhouses of 3 stories or less, including ADUs)
through the 2019 California Building Standards Energy Code (Title 24, Part 6). The City of Gilroy
adopted and implemented the code. PG&E also provides several programs, incentives, and
rebates for qualified renters and homeowners to save energy and money. The City provides
links to these PG&E programs as well as listing energy-saving measures for residents on the
City’s website for energy conservation.
In November 2022, the City adopted the 2022 California Building Code with local amendments.
On January 1, 2023, the codes became effective citywide. Among the codes, Gilroy adopted the
2022 California Green Building Standards Code with reach code amendments that further
reduce greenhouse gas emissions. The reach code amendments were based on the model
code amendment initiated by Silicon Valley Clean Energy and incorporated adjustments
resulting from outreach and stakeholder input from the local community. The reach code
amendments provide a higher percentage of charging infrastructure in new construction
through a combination of Level 2 electric vehicle supply equipment (EVSE) and Low Power
Level 2 Electric Vehicle (EV) Charging Receptacle with varying readiness. The reach code
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City of Gilroy Housing Element 6th Cycle Housing Plan 217
amendments help reduce greenhouse gas emissions, save on future retrofit costs, and
stimulate the use of electric vehicles in the Gilroy community.
In addition, in the reach code amendments, the inclusion of the long-term bicycle parking
standards for multifamily buildings and long-term bicycle parking for hotels and motels will
include more bicycle parking availability and promote the use of bicycles as an affordable
sustainable method of transportation. The California Green Building Standards Code, with
reach code amendments, help increase access to renewable energy and reduce fossil fuel
consumption, greenhouse gas emissions, and our communities’ carbon footprint.
The City of Gilroy participated in the Silicon Valley Clean Energy reach code grant offering,
which provided $10,000 for presenting reach codes to the City Council for consideration.
Silicon Valley Clean Energy also offers incentives and rebates to residents and businesses to
help advance clean, electric buildings and transportation.
In summer 2022, the City of Gilroy started a pilot program with Solar Automated Permit
Processing Plus (SolarAPP+) and completed the public launch in early 2023. This online
platform offers a portal that simplifies and accelerates rooftop solar photovoltaic (PV)
permitting processes, allowing residential solar photovoltaic systems to be installed quicker,
which helps decrease our community’s nitrogen and carbon emissions footprint and provides
clean energy. SolarAPP+ permits PV contractors to upload qualifying solar photovoltaic system
specifications. It reviews the submission for code compliance and verifies code-compliant
systems. Furthermore, SolarAPP+ increases access to renewable energy, helps reduces fossil
fuel consumption, and helps reduce our communities’ carbon footprint, particularly carbon
dioxide (CO2), and improves air quality.
These programs, along with smart growth strategies which the City of Gilroy is promoting and
implementing as part of the Housing Element, will further local and statewide energy
conservation goals.
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218
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING SITES AND RESOURC ES
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City of Gilroy Housing Element 6th Cycle Housing Plan 219
Housing Sites and Resources
Land Inventory
This section of the Housing Element addresses resources available for the development,
rehabilitation, and preservation of housing in Gilroy. It provides an overview of available land
resources and residential sites for future housing development and evaluates how these
resources can work toward satisfying future housing need. The financial and administrative
resources available to support affordable housing are also discussed.
Housing Allocation
As discussed in the Needs Chapter, California General Plan law requires that a community plan
for an adequate number of sites to allow for and facilitate production of its share of the
regional housing need. Each jurisdiction must identify “adequate sites” to determine whether
that jurisdiction has sufficient land to accommodate its share of regional housing needs for
each income level. As defined under California Government Code Section 655839(c)(1),
adequate sites are those with appropriate zoning and development standards, and with
services and facilities to encourage and provide for the development of a variety of housing
for all income levels. As shown in Table 73, Gilroy’s RHNA for the 2023-2031 (6th Cycle) planning
period is 1,773 units. Broken down by income level, the allocation is 669 very low-, 385 low-,
200 moderate-, and 519 above-moderate units.
Table 73: 2023–2031 RHNA
Very Low Income Low Income Moderate
Income
Above Moderate
Income Total
RHNA 669 385 200 519 1,773
Source: Regional Housing Needs Allocation, ABAG, 2023-2031.
Note: Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0–
30% of AMI). The projected extremely low-income need can be assumed as 50 percent of the total need for the very low-income
households.
As shown in Table 74, the pipeline projects and projected ADUs have already met and
exceeded the low- and above moderate RHNA for Gilroy by 11% and 48%, respectively.
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City of Gilroy Housing Element 6th Cycle Housing Plan 220
Table 74: Pipeline Projects and ADUs Progress Towards RHNA
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
A RHNA 669 385 200 519 1,773
B Pipeline Projects 76 387 3 756 1,222
C ADUs 42 42 42 14 140
D
Surplus / (Deficit)
of RHNA (
551) 44 (155) 251 -
E
Percent Surplus Met by
ADUs and Pipeline
Projects
11% - 48% -
Target Sites Capacity – 15% No Net Loss Buffer
Changes to state law require jurisdictions to continually maintain adequate capacity in their
site inventories. In the event that a site is developed below the anticipated density or at a
different income level than projected in the Housing Element, the City must still have adequate
sites available to accommodate the remaining balance of the RHNA. Alternatively, the City may
identify new sites or rezone sites to continue to accommodate the remaining need. A buffer is
not required for RHNA income categories that have been met by pipeline projects or projected
ADUs. For this reason, the City is including a buffer of 15 percent above the unmet RHNA in
each income category. Table 75 identifies the total target capacity based on the RHNA plus 15
percent of any unmet RHNA. As shown, the pipeline projects (Row B) and projected ADUs (Row
C) are subtracted from the RHNA (Row A) to determine the unmet RHNA (Row D). The unmet
RHNA of 551 very low- and 155 moderate-income units is multiplied by 15 percent (Row E).
Note that because the RHNA has been met for the low- and above moderate-income
categories, there is no unmet RHNA and no target buffer for these income levels. Row F sums
the RHNA (Row A) and the 15 percent of the unmet RHNA (Row E) to show the total target sites
capacity.
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City of Gilroy Housing Element 6th Cycle Housing Plan 221
Table 75: Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA)
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
A RHNA 669 385 200 519 1,773
B Pipeline Projects 76 387 3 756 1,222
C ADUs 42 42 42 14 140
D
Unmet RHNA
A-B-C) 551 - 155 - 706
E
Target Buffer (15% of Unmet RHNA)
D*0.15)
83 23 106
F
Unmet RHNA + Target Buffer
D+E)
634 - 178 - 812
Realistic Capacity
State law requires that a jurisdiction project realistic estimates for housing capacity on its
RHNA sites. The realistic capacity of sites may be calculated using recent project history, a
minimum density, or other methods. As a majority of growth is expected to take the form of
multifamily housing, recently constructed multifamily projects were reviewed to understand
and establish historical trends for multifamily housing development in the City. The realistic
capacity calculation also takes into account recent inquiries and permits for uses in zones that
allow mixed-use or stand-alone commercial uses.
The Downtown Specific Plan allows 100 percent commercial in all six of its zones. Three
Downtown Specific Plan districts allow 100 percent residential uses, and mixed-use residential
is encouraged in all zones. Mixed use could also include mixed commercial (e.g., retail and
office). Residential uses are unconditionally permitted on the second story and above in all
Downtown Specific Plan zones. Any time these uses are proposed for the ground level or first
floor (sidewalk level), a conditional use permit is required. This has been taken into account
through both site selection and a reduction from maximum yield.
Approximately 29.9 percent of the very low-income opportunity site units and approximately
44.9 percent of the moderate-income opportunity site units are located in the City’s Downtown
Expansion District (20.4% and 44.9%) and First Street Corridor District (9.5% and 0%). To
increase the likelihood that sufficient RHNA units are built in these two districts, the City added
Program E - 12 (Downtown Expansion District and Mixed-Use Corridor Flexibility). This
Program will allow 100 percent residential projects in the Downtown Expansion District and
flexibility for non-residential units in the First Street Mixed Use Corridor, should projects meet
certain criteria or provide housing for special needs groups (e.g., extremely low-income).
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City of Gilroy Housing Element 6th Cycle Housing Plan 222
Local Data
To understand development trends in the City, recent inquiries and permit applications were
reviewed. In discussions with City staff, including one planner who has worked for the City of
Gilroy for over 30 years, staff noted that inquiries coming into the City are primarily for 100
percent residential or mixed-use. Although 100 percent commercial use is allowed, City staff
has not seen a demand for new 100 percent commercial projects. The exception to this is new
commercial uses occupying existing commercial buildings that don’t require significant
upgrades. When mixed use is required, staff stated that developers typically propose a
minimal amount of commercial square footage, citing concerns over the viability of
commercial uses outside the downtown core. In cases where the likelihood of commercial
vacancies is high, staff is generally supportive of amending the zoning to allow 100 percent
residential uses.
Inquiries and submittals have included residential uses on upper stories, applications for
adaptive reuse of existing historic buildings (i.e., tenant improvements), new commercial uses
e.g., new restaurant) in existing buildings, and new construction and redevelopment (e.g.,
adding new square footage). For example, the City is currently processing a preliminary
application to add two new stories of residential uses to an existing two-story building located
at 7541 Monterey Road in the City’s Downtown Historic District.
Development inquiries and proposals illustrate the trend of maximizing residential and
minimizing commercial uses in mixed-use zones. Additionally, as noted above Program E - 12
would allow stand-alone residential projects in the Downtown Expansion District and flexibility
for nonresidential uses in the First Street Mixed-Use Corridor, should the projects meet certain
criteria to provide housing for special needs groups.
Multifamily developments in the City have had success in meeting the densities allowed by the
zoning ordinance. Recent projects in multifamily zones, their land uses, zones, and densities
are shown in Table 76. Eight of the eleven recent projects have achieved a yield over 100
percent of the maximum density. The average of these yields is 125 percent, suggesting that
most developments are able to meet the maximum density, or in the case of zones with no
maximum density, a density of at least 30 dwelling units (du) per acre. For projects in zones
that allow densities of up to or greater than 30 du/acre, the average density of recent projects
is 33.1 du/acre. Three of these recent projects utilized density bonuses: the JEMCOR
apartments, Hecker Pass apartments, and the First and Kern apartments.
The Cannery Apartments project yields a noticeably lower percentage of the maximum density
than the other projects on the list. This is due to an environmental constraint and easement.
Miller Slough runs through the northern part of the parcel and there was also a homeless
encampment within the upper Miller Slough drainage channel which separates the Forest Park
single-family development from the Cannery development. Accordingly, there is an “Easement,
Joint Use and Maintenance Agreement” encumbering this development. Disregarding the
Miller Slough on the northern portion of the parcel, the yield is closer to 70%.
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Table 76: Example Multifamily Project Densities
Project Land Use Zoning
Project
Density
Number
of Units
Max
Density
Yield
Percentage
The Cannery
Apartments
Cannery District
DTSP CD 21.1 104 40 53%
Cantera
Commons
Mixed-Use Apts
Downtown
Expansion
District DTSP
DED 34.5 10 N/A* 115%
Alexander
Station Apts
Downtown
Expansion
District DTSP
DED 38.7 263 N/A* 129%
Monterey/Gilroy
Gateway Apts
Gateway
District DTSP GD 40.3 75 30 134%
Kern Ave Apts Low Density R3 13.7 27 16 86%
Royal Way
Townhomes
proposed)
Medium
Density R3 13.4 45 16 83%
Hecker Pass Apts Medium
Density R3 26.2 100 16 164%
Gurries Duets Medium
Density R3 17.4 4 16 109%
Gurries
Townhomes
Medium
Density R3 21.1 4 16 132%
JEMCOR Apts High Density R4 30.8 120 30 103%
Harvest Park
Apts
Neighborhood
District ND 35.2 81 30** 117%
Source: City of Gilroy.
The DED district in the Downtown Specific Plan has no maximum density. As such, a maximum density of 30 was used to
ensure suitability for low-income development per HCD guidelines.
The ND designation has a variety of densities within the designation, and there is no one maximum density for the zone.
Table 77 shows the assumed yields for higher density zones in the City. The yields were
determined based on recent multifamily trends and development standards assessed in the
constraints section. Though recent projects suggest that most projects in Gilroy are achieving
the maximum, or close to the maximum, density on sites, conservative yields were assumed
for the purposes of RHNA projection. The simple average yield is 101 percent, and the
weighted average based on the number of units is 109 percent. All of the assumed yields in
Table 77 are significantly below the observed yields and averages. For example, recent
multifamily projects in the DED and DHD zones have been developed at densities of 34.5, 38.7,
and 40.3 du/acre. Although the DED and DHD districts do not have maximum densities, the
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City of Gilroy Housing Element 6th Cycle Housing Plan 224
yield was conservatively assumed at 100 percent of 30 du/acre. The five R3 sites averaged 92
percent yield versus the assumed yield of 70 percent.
Table 77: Assumed Yields
Zone Maximum Density Yield Estimated Yield
Density
R3 20 du/acre 70% 14 du/acre
R4 30 du/acre 80% 24 du/acre
CD 40 du/acre 70% 28 du/acre
DED 30 du/acre* 100% 30 du/acre
DHD 30 du/acre* 100% 30 du/acre
GD 30 du/acre 80% 24 du/acre
Mixed-Use Corridor 30 du/acre 70% 21 du/acre
The DED and DHD districts have no maximum density.
Assumed Affordability
Density
The California Government Code states that if a local government has adopted density
standards consistent with the population-based criteria set by the state, then HCD must accept
sites with those density standards as appropriate for accommodating the jurisdiction’s share
of lower-income units. For Gilroy, this density is 30 du/acre. The selected RHNA sites within the
R4 zone, mixed-use corridor on First Street, and CD, DED, DHD, and GD districts in the
Downtown Specific Plan meet the requirements of Government Code Section 65583.2(c)(3)(B).
Table 78 shows the income levels, densities, and their implementing zones in Gilroy.
Moderate-income housing can be accommodated through medium- and higher-density
zones, with maximum densities ranging from 15 to 30+ du/ac. These densities support a
variety of multifamily housing typologies, including townhomes and garden-style apartments,
which may be affordable to moderate-income households. Above moderate-income housing
needs may be met through lower-density, single-family typologies, typically in the 0 to 15 du/ac
range.
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Table 78: Densities, Affordability, and Implementing Zones
Income Density Range (du/acre) Gilroy Implementing Zone
Above
Moderate 0-15 RH, LDR, RR, ND
Moderate 15-30 MDR, ND, TD, DHD, DED, TD, CD, GD, R3, R4
Low 30+ HDR, MU, ND, DHD, DED, CD, GD, R4
Very Low 30+ HDR, MU, ND, DHD, DED, CD, GD, R4
Size
Pursuant to state law, RHNA sites accommodating lower-income units must have areas
between 0.5 and 10 acres, regardless of allowed density. The identified RHNA sites for lower-
income units meet these criteria. Sites that may otherwise meet the 30 du/ac default density
but are smaller than 0.5 acres are presumed to be affordable to moderate-income
households.
The exception to this is one 0.49-acre vacant parcel in the mixed-use corridor. The site is part
of a cluster of three vacant sites in the First Street mixed-use corridor (APNs: 790 39 019, 790
39 029, and 7039 030). It is anticipated that this site could be developed together with the two
other sites, which have acreages of 0.55 and 0.97. Even if the site is developed on its own, the
0.49-acre site is functionally the same as a 0.5-acre site for the purpose of its development.
Environmental and Infrastructure Constraints
The Opportunity site inventory analysis takes into consideration any environmental
constraints such as habitat, flood, noise hazards, and steep slopes, among others. Any
environmental constraints that would lower the potential yield (e.g., steep slopes) have already
been accounted for in the site/unit capacity analysis. In general, the deductions in yield from
the maximum will cover and accommodate any reductions in site capacity due to
environmental constraints.
Local Data
The 2005 Downtown Specific Plan IS/MND analyzed 416 parcels and approximately 160 acres,
and identified one contaminated site at 7301-7363 Monterey Road. A Phase I Environmental
Site Assessment was completed in 2016, and cleanup was deemed not necessary. The
following are two examples of recent projects that completed an environmental analysis.
The ROEM development was submitted with a Phase I Environmental Site Assessment
in August 2022. The study did not identify evidence of Recognized Environmental
Conditions or Controlled Recognized Environmental Conditions in connection with the
property; however, the report recommended subsurface investigation due to the
historical use of the property as an auto dismantling storage yard from approximately
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City of Gilroy Housing Element 6th Cycle Housing Plan 226
1963 to 2014. The applicant did not reduce the capacity of the project due to these
contaminants and has not asked for any concessions related to the contaminants.
An initial study / Mitigated Negative Declaration (MND) was prepared for the Monterey
Gateway projects and identified no significant adverse effects on the environment.
There are no RHNA sites with known contamination, and no sites were identified as having
contamination in either the 2040 Gilroy General Plan EIR or the Downtown Specific Plan MND.
Flooding
Portions of Gilroy fall into flood hazard zones as defined by the Federal Emergency
Management Agency (FEMA). The City has been a participating community in the National
Flood Insurance Program since August 1, 1980. Figure 45 displays the special flood hazard
areas in Gilroy. The northern part of the City falls into flood zone “X”, which has a 0.2 percent
annual chance of flooding; these areas are not subject to special standards. The large majority
of the City has some amount of flood risk.
The southeast portion of the City is within the “AH” flood zones, which indicate areas that are
subject to inundation by 1 percent annual chance of shallow flooding. Seven sites located along
Monterey Street are within this zone, including three proposed for low-income development.
The City’s standards for development in the identified flood areas were adopted in 2016.39 The
City allows for residential development within its floodplains, provided mitigating strategies
and design choices are made to ensure safety and limit flood damage. In ”A“ flood zones, the
construction must be elevated to or above the base flood elevation and the lowest floor must
be elevated at least one foot above the base flood elevation. While the requirements for
floodplain development may act as minor constraints to housing production, they are not
expected to reduce development yields or preclude new housing production in general. Most
of the recent and pipeline projects that are not a part of the Hecker Pass or Glen Loma Specific
Plans are located in a flood zone. This includes the Cannery apartments, First and Kern
apartments, Harvest Park apartments, and JEMCOR apartments.
The City does not have any RHNA sites within floodways, which is a water channel that directly
conveys stormwater and experiences rapid velocities during wet weather events.
39 City of Gilroy Floodplain Ordinance. https://ca-gilroy.civicplus.com/DocumentCenter/View/6324/Gilroy-Flood-Ordinance-
Update?bidId=
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City of Gilroy Housing Element 6th Cycle Housing Plan 227
Figure 45: Gilroy Special Flood Hazard Areas
Source: Federal Emergency Management Agency.
Fire
Although the City of Gilroy does not have any areas identified by the state as very high fire
severity zones, the City has identified properties for potential fire risk through its own Wildland
Urban Interface (WUI) area map, as shown in Figure 46. According to FEMA, the adoption and
effective implementation of up-to-date building codes is the most effective community
mitigation measure. Furthermore, the City’s development standards recommend that people
living in the WUI areas prepare for wildfires by maintaining adequate defensible space around
their property, hardening their home by using building materials and installation techniques
that increase resistance to heat, flames, and embers, and having a pre-evacuation plan
prepared in the event of a wildfire and subsequent evacuation orders. The majority of the
Gilroy Designated WUI is zoned for open space, Residential Hillside (RH, areas with 10%–30%
slopes), R1, and the Hecker Pass Special Use District. None of the RHNA sites are within the
WUI areas.
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City of Gilroy Housing Element 6th Cycle Housing Plan 228
Figure 46: Gilroy Wildland Urban Interface Areas
Source: City of Gilroy.
Infrastructure
The City has enough capacity to accommodate the entire RHNA site inventory within the Urban
Service Area, where the City is committed to providing basic infrastructure services for urban
development. Full urban-level infrastructure services, including water and sewer, are available
throughout the City and to the sites in the RHNA inventory. Program E - 1 states that the City
will work with public service providers to ensure there is the prioritization of services to
housing developments serving lower-income households.
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City of Gilroy Housing Element 6th Cycle Housing Plan 229
Entitled and Pending Pipeline Projects
Per the HCD Sites Inventory Guidebook, the City may credit sites that have been proposed,
approved, or given a certificate of occupancy since the beginning of the RHNA projected
period.40 Table 79 includes pipeline projects (proposed, entitled, permits issued) that had not
received certificates of occupancy as of June 30, 2022. The City has approved or received
multiple applications for housing developments in the City. Pipeline project unit counts were
based on City approved entitlements, building permits issued, and submitted applications. The
City has reviewed the pipeline projects and there are no known barriers to development,
phasing, or other relevant factors that would prohibit the pipeline projects from being
completed. Any phasing or buildout horizons are considered in unit counts.
All of the lower income units identified in Table 79 are (or will be) deed restricted for a period
of 55 years.
The First and Kern and Hecker Pass apartments are both density bonus projects that are
deed restricted for 55 years. The First and Kern and Hecker Pass apartments affordable
units were under construction in April 2023 with final occupancy anticipated in spring 2023.
The Glen Loma Apartment Project is subject to the 15 percent affordable unit requirement
under the Neighborhood District Policy and has a 55-year regulatory agreement. Final
occupancy of the Glen Loma affordable units is also anticipated in spring 2023.
The 94-unit affordable project at 6630-6680 Monterey Street was under review by the
Planning Department in April 2023. The environmental review and planning entitlements
are anticipated to be complete by the end of 2024. Assuming a two-year construction
timeline, this project would potentially be occupied in 2026.
City staff anticipates that the City’s allocation of above-moderate income units will be
completed and exceeded during the 2023-2031 planning period.
All pipeline project units are anticipated to be completed in the planning period. The City will
monitor the actual units constructed and income/affordability when the pipeline projects are
developed as a part of Program A - 1. If the pipeline projects are not developed or are
developed with fewer RHNA units than anticipated, the City will identify additional RHNA sites
needed to make up the loss. Sites will be identified from the No Net Loss Inventory List created
through Program A - 1.
40 HCD Sites Inventory Guidebook https://www.hcd.ca.gov/community-development/housing-
element/docs/sites_inventory_memo_final06102020.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 230
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued)
PIPELINE PROJECTS Status Very
Low Low Moderate Above
Moderate Total
JEMCOR First & Kern
Apts.
975 First Street
Building Permits
Issued on 4-21-2021 36 83 1 - 120
JEMCOR Village at Santa
Teresa Apartments
1520 Hecker Pass
Building Permits
Issued 04-12-2022 20 79 1 - 100
Glen Loma BMR
Apartments
1301-1345 Luchessa
Ave
Building Permits
Issued 06-11-2020 - 152 - - 152
Glen Loma, Royal Way,
and Gurries
Townhomes
Various stages of
review/issuance - - - 326 326
7888 Monterey Mixed-
Use Project
Building Permit
Applied 09-22-21 - - - 10 10
108 Chickadee Lane
Mixed-Use Project
Submitted to Planning
05-24-22 - - - 12 12
6630-6680 Monterey
Street Affordable
Housing Project
Submitted to Planning
12-07-22 20 73 1 - 94
Single Family Homes,
Subdivisions
Various stages of
review/issuance - - - 408 408
Total 76 387 3 756 1,222
Source: City of Gilroy.
Accessory Dwelling Units (ADUs)
The City of Gilroy has seen the number of ADU permits increase over recent years. A section
of the City website is dedicated to ADU information, including FAQs, links to helpful resources,
required documents, and the template to deed-restrict ADUs and junior ADUs. Table 80
displays ADU development trends in Gilroy. Based on the average number of building permits
for ADUs in the last four years (15.75), the City is conservatively projecting 140 ADUs over the
2023–2031 6th cycle. The City is not relying heavily on projected ADUs to meet its RHNA (less
than 7 percent of the RHNA plus the buffer).
The City is including Programs A - 6 (ADU Tracking and Monitoring), A - 7 (ADU Pre-Designed
Plans), A - 8 (Financial Incentives for Affordable ADUs), Program A - 15 (ADU Ordinance
Updates), and G - 3 (ADU Education) to incentivize and specifically facilitate ADU construction
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City of Gilroy Housing Element 6th Cycle Housing Plan 231
for lower-income households per California Government Code Section 65583(c)(7).
Furthermore, Program A - 6 (ADU Tracking and Monitoring) requires an update to the ADU
strategy if annual production and affordability rates fall below the estimates.
Table 80: ADUs Toward the RHNA
Year # of ADUs
2018 7
2019 16
2020 13
2021 27
Average 15.75
Source: City of Gilroy.
Assumed Affordability
The levels of affordability assumed for the 140 ADUs projected during the 6th Cycle period is
based off the ABAG affordability survey data.41 The study allocated 30 percent of ADUs in each
of the very low-, low-, and moderate-income categories, and the remaining 10 percent in the
above moderate-income category. Table 81 displays the assumed affordability and projected
number of ADUs in each income category.
Table 81: ADU Affordability Assumptions
Percent Income Category # of ADUs
30% Very Low 42
30% Low 42
30% Moderate 42
10% Above Moderate 14
140 ADUs (total)
Source: ABAG ADU Technical Assistance Memo, City of Gilroy.
Ability to Meet the RHNA
As shown in Table 82, the City has identified sufficient capacity to meet Gilroy’s RHNA, in
addition to a 15 percent buffer, without rezoning. California Government Code Section
65583.2(c) states that cities must have a program to facilitate by-right approval for projects
that include at least 20 percent of the units for lower-income housing on rezoned low-income
41 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022-03/ADUs-Projections-Memo-
final.pdf
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sites. The City of Gilroy is not rezoning any sites to meet the RHNA. Thus, this provision is not
applicable to the RHNA sites inventory for Gilroy.
Table 82: RHNA Capacity and Buffer
Category
Very
Low Low Moderate
Above
Moderate Total
A RHNA Assessment 669 385 200 519 1,773
B Pipeline Projects (Table 79) 76 387 3 756 1,222
C ADUs (Table 80) 42 42 42 14 140
D Unmet RHNA (A - B - C) 551 - 155 - 720
E Vacant Opportunity Sites (Table 84) 324 - 116 - 440
F Non-Vacant Opportunity Sites (Table 85) 329 - 62 - 391
G Opportunity Site Capacity (E + F) 653 - 178 - 831
H Total Capacity (B + C + G) 771 429 223 770 2,193
J Surplus of RHNA (H - A) 102 44 23 251 420
K % Buffer Above Unmet RHNA ((G – D) / D) 19% - 15% - -
Lower Income Capacity
Government Code Section 65583.2(g)(2) states that housing elements relying on non-vacant
sites for greater than 50 percent of its lower-income households need to demonstrate that the
existing use does not constitute an impediment to additional residential development. Fifty
percent of the 1,054 lower-income RHNA is 527 units. The requirements of Government Code
Section 65583.2(g)(2) do not apply to Gilroy, since only 31.2 percent of the proposed lower-
income RHNA sites (including the buffer) are met through non-vacant sites (329/1,054 = 31.2%).
The remaining lower-income (low and very low) RHNA units are met through pipeline projects,
ADUs, and vacant sites, as illustrated elsewhere in this chapter.
Table 83: Lower Income RHNA Capacity
Category
Lower Income Capacity
VLI + LI)
of Lower Income RHNA
1,054 Units)
Pipeline Projects (Table 79) 463 (76 + 387) 43.9%
ADUs (Table 80) 84 (42 + 42) 8.0%
Vacant Opportunity Sites
Table 84)
324 (324 + 0) 30.7%
Non-Vacant Opportunity
Sites (Table 85)
329 (329 + 0) 31.2%
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City of Gilroy Housing Element 6th Cycle Housing Plan 233
Category
Lower Income Capacity
VLI + LI)
of Lower Income RHNA
1,054 Units)
Total Lower Income Sites 1,200 (771 + 429) 113.9%
There are enough pipeline projects to fully meet the above moderate and the low-income
RHNA categories, as shown in Table 74. There is also sufficient capacity with pipeline projects,
ADUs, and opportunity sites to meet the City’s RHNA for all income categories with a 15 percent
buffer for the unmet RHNA, as shown in Table 82.
Zoning for Moderate and Above Moderate Households
Pursuant to Government Code Section 65583.2(c)(4), at least 25 percent of the remaining
moderate and above moderate RHNA sites are zoned for at least four units of housing (e.g.,
fourplex or greater). As shown in Table 82, above moderate sites are met entirely through
pipeline projects and ADU projections (756 and 14 units, respectively). The 770 units exceed
the above moderate RHNA allocation (519) by 251 units. There is no remaining above
moderate RHNA that needs to be identified.
There is a remaining need of 155 moderate units after pipeline projects and projected ADUs.
The Opportunity Sites Inventory identifies 178 moderate-income RHNA opportunity site units.
Of these, 167 are on sites that allow for at least four units of development. Only 11 moderate
units are identified on sites that allow for less than four units of housing. Thus, the City is
compliant with Government Code Section 65583.2(c)(4). The allocation of moderate units on a
site-by-site basis is shown in Appendix B.
Market Demand
The following inquiries for residential development act as indicators for potential development
throughout the City:
Inquiries from two different parties to redevelop property located at 7744 and 7740
Eigleberry Street with residential uses
Inquiry on upzoning the vacant parcel at 820 Sunrise Drive to higher density residential
7050 Monterey Road (and the two non-vacant parcels on either side of it)
1355 First Street
1440 Ponderosa - large vacant site on west side
8955 Monterey Road
APN 841-13-022 - vacant Pacific Railroad / future High Speed Rail site
APN 790 36 012 - car lot, Church/Howson northeast corner, west of Church, east of
Monterey
APN 790-35-001 and 790-36-02 – two vacant parcels, west of Church, east of Howson /
Monterey
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City of Gilroy Housing Element 6th Cycle Housing Plan 234
Opportunity Site Details
The Opportunity Site selection process examined zoned capacity, existing uses, and recent
development trends to determine which parcels to include to meet the remaining RHNA after
considering pipeline projects and ADUs. Both vacant and non-vacant sites are included in the
Opportunity Sites Inventory. The opportunity site selection process took site characteristics,
surrounding uses, and development constraints into consideration when evaluating each site’s
development potential. To meet the RHNA for lower-income households, the Opportunity
Sites Inventory relies on sites with densities that allow for at least 30 du/acre. To meet the
RHNA for moderate-income households, the inventory relies on sites zoned for up to 20
du/acre in the medium density General Plan land use category. In addition, smaller sites (< 0.5
acres), zoned for up to and greater than 30 du/acre, may be suitable for moderate-income
households. For a detailed analysis of the sites as they relate to affirmatively furthering fair
housing, see the Affirmatively Furthering Fair Housing chapter.
Vacant Sites
A portion of the RHNA will be met on vacant land that is zoned for residential use. Per HCD’s
Housing Element Sites Inventory Guidebook, a vacant site is one “without any houses, offices,
buildings, or other significant improvements […] or structures on a property that are
permanent and add significantly to the value of the property.”42 Table 84 displays the capacity
of residentially zoned vacant sites included in the Opportunity Sites Inventory. A total of 440
lower- and moderate-income units can be accommodated with currently vacant residentially
zoned land. This includes 324 very low units and 116 moderate-income units.
Table 84: Residential Vacant Sites Capacity
Zone Capacity
First Street Mixed-Use Corridor 30
Downtown Specific Plan 171
Neighborhood District 31
R3 6
R4 202
Total 440
Non-Vacant Sites
As shown in Table 82 and Table 83, only 329 (31.2%) of the 1,054 lower-income RHNA units will
be met by non-vacant RHNA opportunity sites. When considering both lower-income (329
units) and moderate income (62 units), 391 units are accommodated through non-vacant
42 HCD Housing Element Sites Inventory Guidebook. https://www.hcd.ca.gov/community-development/housing-
element/docs/sites_inventory_memo_final06102020.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 235
opportunity sites. Table 85 summarizes the capacity of non-vacant sites included to meet the
RHNA broken down by their existing General Plan use. As shown in Table 85, the 391 non-
vacant site units are located in the First Street mixed-use corridor (32 units), the R4 zone (109
units), Downtown Specific Plan areas (229 units), and the Public Facility zone (21 units).
Table 85: Non-Vacant Site Capacity
Existing GP Use Capacity
First Street Mixed-Use Corridor 32
Downtown Specific Plan 229
R4 109
PF 21
Total 391
Source: City of Gilroy.
Non-Vacant Site Details
Local Data
The City has seen recent interest in redevelopment of non-vacant sites for affordable and
market-rate housing. This includes a project proposed in 2022 for a 94-unit, 100 percent lower-
income project on three parcels in the Gateway District in the Downtown Specific Plan area.
Current uses on these parcels include a two-story office building, multiple single-story
commercial structures, and their paved parking areas. Another project proposed on a non-
vacant site includes the development of an affordable housing project on land owned by Santa
Clara County that currently consists of four large structures. The City of Gilroy and the Santa
Clara County Office of Supportive Housing entered into a Memorandum of Understanding in
October 2022 regarding the development of 57 units for households earning less than 80
percent of AMI. This project is not included in RHNA projections since a formal proposal has
not yet been received. The City has also received interest in developing market-rate housing
from a developer for a parcel that includes a car dealership in Downtown.
These projects demonstrate the viability and interest in redeveloping non-vacant sites in
downtown Gilroy, including for both affordable and market-rate housing. These sites have
similar zoning and characteristics to the proposed RHNA sites and therefore demonstrate the
strong likelihood of meeting the projected construction of units within the next 8 years.
The following section provides further detail on each of the non-vacant sites identified in the
inventory. The non-vacant sites were selected based on their existing uses, capacity for
residential redevelopment, and their high potential for short-term redevelopment. Land-
improvement ratios were also calculated and considered in site selection. The comparison of
assessed values for land and improvements (land-improvement ratios) is a reliable indicator
of whether and to what extent sites are utilized. Typically, a newly improved site will have a
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City of Gilroy Housing Element 6th Cycle Housing Plan 236
ratio of well under 0.2, or where the improvements are valued at five times the value of the
land.
R4 Northern Cluster
The parcels at 8985, 8955, and 8915
Monterey Road are all R4 zoned sites
adjacent to one another, which provides an
opportunity for consolidation. There are no
existing residential uses on the sites. Their
combined acreage is 3.59 acres. The
combined realistic capacity for these sites
is 86 lower-income units. The northern and
central buildings were built prior to 1956.
There is no maximum FAR and no
maximum density in the R4 zone.
8985 Monterey Road (R4 High Density)
The 0.80-acre site at 8985 Monterey Road is currently occupied by a preschool and day care
center. More than half of the lot is a parking lot and is underutilized relative to its potential
under the current zoning. It is located in the center of an existing residential community,
making this site optimal for further residential development. The site is near several
restaurants and gyms, as well as a large park and a grocery store, which provide necessary
resources for residents. The land-improvement ratio for this site is 1.05. The realistic capacity
for this site is 19 units. The site could be developed to retain the existing use in either existing
or new buildings as part of new residential development.
8955 Monterey Road (R4 High Density)
The 2.05-acre site at 8955 Monterey Road is currently occupied by a church, a closed
commercial building that was formerly the office of a general contractor, and several storage
containers.
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City of Gilroy Housing Element 6th Cycle Housing Plan 237
Commercial structures on the lot are single story, while the church is partially two stories.
Approximately half the site is used for parking or vehicle access. It is located in the center of
an existing residential community, making this site optimal for further residential
development. There is potential for partial redevelopment of the site, on the western portion
of the site, which could maintain some of the existing uses during redevelopment. The site is
near several restaurants and gyms, as well as a large park and a grocery store, which provide
necessary resources for residents. The assessor data did not provide a value for improvements
on this parcel so the land-improvement ratio could not be calculated. The realistic capacity for
this site is 49 units. It may be possible to achieve this capacity while maintaining some of the
existing uses, specifically the church.
8915 Monterey Road (R4 High Density)
The 0.74-acre site at 8915 Monterey Road is currently occupied by a used car sales lot. It is
located in the center of an existing residential community, making this site optimal for further
residential development. The site is near several restaurants and gyms, as well as a large park
and a grocery store, which provide necessary resources for residents. It is nearly all surface
parking, with no expensive or modern permanent structures that would preclude
redevelopment. The land-improvement ratio for this site is 19.01. The realistic capacity for this
site is 18 units.
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City of Gilroy Housing Element 6th Cycle Housing Plan 238
R4 Northern Cluster Description
APNs 790-14-025 790-14-075 790-14-091
Size (Ac) 2.05 0.74 0.80
Zoning R4
General Plan Designation High Density Residential
Current Use Commercial Commercial Preschool
Land Improvement Ratio N/A 19.01 1.05
Within 1 mile of:
Daycare Yes - Little Blue Star Daycare, 826 Mantelli Dr
Grocery Yes - Lopez Produce Market, 8655 Monterey Hwy
School Yes - Vine Academy, 8455 Wren Ave
Income Category Lower
Total Units 49 18 19
Monterey Cluster 1 (Downtown Expansion District)
The parcels at 7191, 7161, 7121 Monterey
Street and Monterey Street (west side),
north of W Ninth Street are all adjacent to
one another, which provides an
opportunity for a larger moderate-income
residential community. The sites are near
several restaurants, a grocery store, and a
train station, which provide necessary
resources for residents. Their combined
acreage is 1.32 acres. The combined
realistic capacity for these sites is 40 units.
Mixed-use projects have a maximum FAR of
2.5 and a minimum residential density of 20 du/ac. There is no maximum density. Under
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
7191 Monterey Street (Downtown Expansion District)
The 0.34-acre site at 7191 Monterey Street is currently partially occupied by a vacant single-
story office space. More than half of the lot is a parking lot or for vehicle access and is
underutilized land. It is adjacent to an existing residential community, making this site optimal
for further residential development and potential lot consolidation. The land-improvement
ratio for the site is 0.64. The realistic capacity for this site is 10 moderate-income units. Under
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City of Gilroy Housing Element 6th Cycle Housing Plan 239
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
7161 Monterey Street (Downtown Expansion District)
The 0.32-acre site at 7161 Monterey Street is currently partially occupied by a small plumbing
and auto sales office that was built in 1930 (non-historic). More than half of the lot is parking
for the used cars being sold by the dealer. It is adjacent to an existing residential community,
making this site optimal for further residential development and lot consolidation. The land-
improvement ratio for this site is 1.90. The realistic capacity for this site is 10 moderate-income
units. Under Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100
percent residential uses on this site should the project meet certain criteria or provide housing
for special needs groups (e.g., extremely low-income).
Monterey Street (west side), north of W Ninth Street (Downtown Expansion District)
The 0.30-acre site at Monterey Street is currently entirely used as a parking lot or for the used
cars being sold by the auto dealer on the adjoining parcel. Redevelopment of this site would
benefit the community as its single level use as a parking lot renders the land underutilized
and below its zoning potential. It is adjacent to an existing residential community, making this
site optimal for further residential development and lot consolidation. The assessor data did
not provide a value for improvements on this parcel so the land-improvement ratio could not
be calculated. The realistic capacity for this site is 9 moderate-income units. Under Program
E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent residential
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City of Gilroy Housing Element 6th Cycle Housing Plan 240
uses on this site should the project meet certain criteria or provide housing for special needs
groups (e.g., extremely low-income).
7121 Monterey Street (Downtown Expansion District)
The 0.36-acre site at 7121 Monterey Street is currently half occupied by a seafood restaurant
with some outdoor dining spaces. More than half of the lot is a parking lot or for vehicle access
and is underutilized land. It is adjacent to an existing residential community, making this site
optimal for further residential development and lot consolidation. The land-improvement ratio
is 1.24. The realistic capacity for this site is 11 moderate-income units. Under Program E - 12
Downtown Expansion District Flexibility), the City would allow 100 percent residential uses on
this site should the project meet certain criteria or provide housing for special needs groups
e.g., extremely low-income).
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City of Gilroy Housing Element 6th Cycle Housing Plan 241
Monterey Cluster 1 Description
APNs 799-10-033 799-10-034 799-10-048 799-10-049
Size (Ac) 0.34 0.32 0.30 0.36
Zoning DED – Downtown Expansion District
General Plan Designation Downtown Specific Plan
Current Use Commercial Commercial Parking Lot Commercial
Land Improvement Ratio 0.64 1.90 N/A 1.24
Within 1 mile of:
Daycare Yes - Hunny Bunny Daycare, 7361 Eigleberry St
Grocery Yes - Gilroy Valley Market, 7237 Monterey Hwy #6921
School Yes - Glen View Elementary School, West 8th St
Income Category Moderate
Total Units 10 10 9 11
Monterey Cluster 2 (Gateway/Downtown Expansion District)
The parcels at 6790 and 6620 Monterey
Road are both in Gateway District zoned
sites adjacent to one another in the
Downtown Specific Plan area. 6920
Monterey Road in the Downtown
Expansion District and is also included in
this group of sites. These sites provide an
opportunity for a larger residential
community and a potential for lot
consolidation. The sites are near several
restaurants, a bulk grocery store, and a
high school, which provide necessary
resources for residents. These sites all
have high land-improvement ratios
indicating strong potential for redevelopment. These sites are adjacent to a proposed project
located at 6730, 6630, and 6680 Monterey Street, which are denoted with a crosshatch in the
aerial above. Their combined acreage is 2.61 acres and the combined realistic capacity is 73
units. This cluster of sites spans two districts. Mixed-use projects in the Downtown Expansion
District have a maximum FAR of 2.5 and a minimum residential density of 20 du/ac (there is
no maximum density). Mixed-use projects in the Gateway District have a maximum FAR of
0.75, while stand-alone residential projects have a maximum 30 du/ac density. Under Program
E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent residential
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City of Gilroy Housing Element 6th Cycle Housing Plan 242
uses on this site should the project meet certain criteria or provide housing for special needs
groups (e.g., extremely low-income).
6920 Monterey Road (Downtown Expansion District)
The 1.69-acre site at 6920 Monterey Road is currently about two-thirds underutilized vacant
lot, with the only building being a permanently closed furniture store. It is adjacent to an
existing residential community, making this site optimal for further residential development.
The site has a land-improvement ratio of 0.81. The realistic capacity for this site is 51 lower-
income units. Under Program E - 12 (Downtown Expansion District Flexibility), the City would
allow 100 percent residential uses on this site should the project meet certain criteria or
provide housing for special needs groups (e.g., extremely low-income).
6790 Monterey Road (Gateway District)
The 0.39-acre site at 6790 Monterey Road currently has an electric company building
occupying about 25 percent of the parcel, while the large majority of the site is an underutilized
surface parking lot. It is adjacent to an existing residential community, making this site optimal
for further residential development. The site has a land-improvement ratio of 2.37. The
realistic capacity for this site is 9 moderate-income units. It is possible these units could be
built without displacing the existing use.
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City of Gilroy Housing Element 6th Cycle Housing Plan 243
6620 Monterey Road (Gateway District)
The 0.53-acre site at 6620 Monterey Road is currently almost all parking lot and vehicle access,
with a small commercial construction building. It is adjacent to an existing residential
community, making this site optimal for further residential development. The site has a land-
improvement ratio of 3.33. The realistic capacity for this site is 13 lower-income units.
Monterey Cluster 2 Description
APNs 841 14 006 841 14 081 841 14 083
Size (Ac) 0.39 0.53 1.69
Zoning
GD – Gateway District GD – Gateway District DED – Downtown
Expansion District
General Plan
Designation Downtown Specific Plan
Current Use Commercial Industrial Parking
Land Improvement
Ratio 2.37 3.33 0.81
Within 1 mile of:
Daycare Yes - Clever Kidz Home Daycare, 295 London Dr
Grocery Yes - Smart & Final Extra!, 250 E 10th St
School Yes - Glen View Elementary School, West 8th St
Income Category Moderate Very Low Very Low
Total Units 9 13 51
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City of Gilroy Housing Element 6th Cycle Housing Plan 244
Monterey Cluster 3 (Gateway District)
The parcels at 6320, 6470, and 6380 Monterey Road are all adjacent to one another in the
Downtown Specific Plan area, which
provides an opportunity for a larger
residential community and lot
consolidation. The sites are near a
park, a school, and a grocery outlet,
which provide necessary resources
for residents. Their combined
acreage is 2.06 acres and the
combined realistic capacity is 48
units. Mixed use projects in the
Gateway District have a maximum
FAR of 0.75, while stand-alone
residential projects have a maximum
30 du/ac density.
6320 Monterey Road (Gateway District)
The 0.55-acre site at 6320 Monterey Road is currently occupied by a single-family home and a
permanently closed hardware store. Half of the parcel is an underutilized empty lot, making
this site optimal for further residential development. The land-improvement ratio for the site
is 0.87. The realistic capacity for this site is 12 lower-income units.
6380 and 6470 Monterey Road (Gateway District)
The 0.77- and 0.74-acre sites at 6380 and 6470 Monterey Road are currently an unoccupied
former lumber yard and associated buildings. The majority of the parcels are vacant and
underutilized. They are adjacent to an existing residential community, making these sites
optimal for further residential development. The land-improvement ratio for these sites is 1.25
and 22.52, respectively. The realistic capacity for each site is 18 lower-income units.
Agenda Item 9.2Page 605 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 245
Monterey Cluster 3 Description
APNs 841 14 015 841 14 036 841 14 037
Size (Ac) 0.55 0.74 0.77
Zoning GD – Gateway District
General Plan
Designation Downtown Specific Plan
Current Use Single - Family
Residential Industrial Industrial
Land Improvement
Ratio 0.87 22.52 1.25
Within 1 mile of:
Daycare Yes - Clever Kidz Home Daycare, 295 London Dr
Grocery Yes- Smart & Final Extra!, 250 E 10th St
School Yes - Gilroy High School, 750 W 10th St
Income Category Very Low
Total Units 12 18 18
Agenda Item 9.2Page 606 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 246
Monterey Cluster 4 (Downtown Expansion District)
The parcels at 7780, 7760, and 7700 Monterey Road are all
adjacent to one another in the Downtown Specific Plan
area, which provides an opportunity for a larger residential
community and lot consolidation. The sites are near
multiple schools and a grocery store, which provide
necessary resources for residents. Their combined
acreage is 1.75 acres. The combined realistic capacity for
these sites is 52 units. Mixed use projects in the Downtown
Expansion District have a maximum FAR of 2.5 and a
minimum residential density of 20 du/ac (there is no
maximum density). Under Program E - 12 (Downtown
Expansion District Flexibility), the City would allow 100 percent residential uses on this site
should the project meet certain criteria or provide housing for special needs groups (e.g.,
extremely low-income).
7780 Monterey Road (Downtown Expansion District)
The 0.44-acre site at 7780 Monterey Road is currently occupied by a single-story office space
and a small shed. About 25 percent of the parcel is an underutilized surface lot. Businesses
that occupy the site seem to have limited hours, which may eliminate the need for an office
space. There is also the possibility for a mixed-use development without displacement of
existing businesses. The assessor data did not provide a value for improvements on this parcel
so the land-improvement ratio could not be calculated. The realistic capacity for this site is 13
moderate-income units. Under Program E - 12 (Downtown Expansion District Flexibility), the
City would allow 100 percent residential uses on this site should the project meet certain
criteria or provide housing for special needs groups (e.g., extremely low-income).
7760 Monterey Road (Downtown Expansion District)
The 0.7-acre site at 7760 Monterey Road is currently occupied by a single-story strip mall that
includes a restaurant and a window tinting business. About 75 percent of the parcel is an
underutilized surface lot with vehicle access both in front of and behind existing businesses.
Development without displacement of existing businesses is possible. The land-improvement
Agenda Item 9.2Page 607 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 247
ratio for the site is 1.35. The realistic capacity for this site is 21 lower-income units. Under
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
7700 Monterey Road (Downtown Expansion District)
The 0.61-acre site at 7700 Monterey Road is currently occupied by a single-story small office
park. Over half the site is underutilized lot and vehicle access. The land-improvement ratio for
the site is 0.75. The realistic capacity for this site is 18 lower-income units. Under Program E - 12
Downtown Expansion District Flexibility), the City would allow 100 percent residential uses on
this site should the project meet certain criteria or provide housing for special needs groups
e.g., extremely low-income).
Agenda Item 9.2Page 608 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 248
Monterey Cluster 4 Description
APNs 841 04 018 841 04 019 841 04 020
Size (Ac) 0.61 0.70 0.44
Zoning DED – Downtown Expansion District
General Plan
Designation Downtown Specific Plan
Current Use Office Commercial Office
Land Improvement
Ratio 0.75 1.35 N/A
Within 1 mile of:
Daycare Yes - Forget Me Not Day Care, 7661 Rosanna St
Grocery Yes- El Charrito Market, 7638 Monterey Hwy
School Yes - Gilroy Prep School, 277 IOOF Ave
Income Category Very Low Moderate
Total Units 18 21 13
Monterey Street south of Ninth Street (Downtown Expansion District)
The 0.5-acre site is adjacent to a parking lot
and railway and is surrounded by residential,
industrial, and commercial land uses. This
parcel is currently a storage yard for trucks
and is a large, paved parking area. Existing
uses are not expected to preclude
development of this site. The site has a land-
improvement ratio of 0 as there are no
structures on-site. The realistic capacity for
this site is 16 lower-income units. The zoning
allows a density range of up to 30 du/net acre
in the Downtown Expansion District within the
Downtown Specific Plan Area. Under Program
E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent residential
uses on this site should the project meet certain criteria or provide housing for special needs
groups (e.g., extremely low-income).
Agenda Item 9.2Page 609 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 249
Monterey St., south of Ninth
St (Downtown Expansion
District)
Description
APNs 841 14 001
Size (Ac) 0.5
Zoning DED – Downtown Expansion District
General Plan Designation Downtown Specific Plan
Current Use Storage
Land Improvement Ratio 0
Within 1 mile of:
Daycare Yes – Hunny Bunny Daycare, 7361 Eigleberry St.
Grocery Yes – Grocery Outlet, Smart & Final; E. 10th St.
School Yes – Glen View Elementary School, 600 W 8th St
Income Category Very Low
Total Units 16
Agenda Item 9.2Page 610 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 250
Other Zoning Districts and Designations
880 Sunrise Drive (PF)
The 1.98-acre site at 880 Sunrise Drive is
currently two-thirds occupied by a City of
Gilroy fire station. The remainder of the
site is vacant. The PF zone permits all
facilities owned or leased, operated, or
used by the City or other governmental
agencies on the site. It is located in the
center of an existing residential
community in a higher resource area of
the City, making this site optimal for
further residential development. The site
is near several schools and a daycare
center, which provide necessary resources for residents. The assessor data did not provide a
value for improvements on this parcel so the land-improvement ratio could not be calculated.
The realistic capacity for this site is 21 lower-income units on the vacant land and parking lot
portions of the site, while retaining the existing fire station.
Agenda Item 9.2Page 611 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 251
880 Sunrise Drive Description
APNs 783 20 050
Size (Ac) 1.98
Zoning PF – Park/Public Facilities District
General Plan Designation Low Density Residential
Current Use Fire Station
Land Improvement Ratio N/A
Within 1 mile of:
Daycare Yes - Kool Kids Day Care, 1030 Cheyenne Dr
Grocery No - Safeway, 905 First St (2.2 miles)
School Yes - Christopher High School, 850 Day Rd
Income Category Very Low
Total Units 21
1335 First Street (First Street Mixed-Use Corridor)
The 0.55-acre site is adjacent to two
vacant parcels also listed on the sites
inventory, with strong potential for
redevelopment of all three parcels.
This lot is currently occupied by a two-
story commercial building which
includes a dental care office and a
permanently closed pregnancy
resource center. The building was built
between 1968 and 1980. The site has a
land-improvement ratio of 0.50. Existing uses are not expected to preclude development of
this site. The realistic capacity for this site is 12 lower-income units. The General Plan allows a
density range of 20-30 du/net acre in the Mixed-Use land use designation. There are no floor
area standards for the residential portion of mixed-use projects. Under Program E - 12 (First
Street Corridor Mixed-Use District Flexibility), the City would allow flexibility for the non-
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
Agenda Item 9.2Page 612 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 252
1335 First Street Description
APNs 790 39 029
Size (Ac) 0.55
Zoning C3 – Shopping Center Commercial District
General Plan Designation Mixed Use
Current Use Office
Land Improvement Ratio 0.5
Within 1 mile of:
Daycare Yes - Sunnyside Daycare, 7962 Westwood Dr A305
Grocery Yes - Safeway, 905 First St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 12
1395 First Street (First Street Mixed-Use Corridor)
The 0.97-acre site is adjacent to two vacant
parcels and one other non-vacant parcel also
listed on the sites inventory, with strong
potential for redevelopment of all four
parcels. This lot is currently occupied by a
one-story building, which contains a martial
arts studio, and a large surface parking lot.
The building was built between 1987 and
1998. Existing uses are not expected to
preclude development of this site. The site
has a land-improvement ratio of 0.45. The
Agenda Item 9.2Page 613 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 253
realistic capacity for this site is 20 lower-income units. The General Plan allows a density range
of 20-30 du/net acre in the Mixed-Use land use designation. There are no floor area standards
for the residential portion of mixed-use projects. Under Program E - 12 (First Street Corridor
Mixed-Use District Flexibility), the City would allow flexibility for the non-residential uses on
this site should the project meet certain criteria or provide housing for special needs groups
e.g., extremely low-income).
1395 First Street Description
APNs 790 39 020
Size (Ac) 0.97
Zoning C3 – Shopping Center Commercial District
General Plan Designation Mixed Use
Current Use Office
Land Improvement Ratio 0.45
Within 1 mile of:
Daycare Yes - Sunnyside Daycare, 7962 Westwood Dr A305
Grocery Yes - Safeway, 905 First St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 20
Agenda Item 9.2Page 614 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 254
8897 Monterey Road (R4)
The 0.95-acre site is adjacent to a vacant parcel and is surrounded by residential and
commercial land uses. This parcel is
currently occupied by four single-story
buildings that comprise a Budget Motel
and a large paved and unpaved parking
area. The primary buildings were built in
1952 and the last building was
constructed between 1968 and 1980.
Existing uses are not expected to
preclude development of this site. The
site has a land-improvement ratio of
2.09. The realistic capacity for this site is
23 lower-income units. The zoning
allows a density range of up to 30 du/net
acre in the R4 High Density Residential
zone.
Agenda Item 9.2Page 615 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 255
8897 Monterey Road Description
APNs 790 15 041
Size (Ac) 0.95
Zoning R4 – High Density Residential
General Plan Designation General Services Commercial
Current Use Commercial
Land Improvement Ratio 2.09
Within 1 mile of:
Daycare Yes - Tiny Tots Preschool & Daycare, 8985 Monterey Hwy
Grocery Yes - Lopez Produce Market, 8655 Monterey Hwy
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 23
Agenda Item 9.2Page 616 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 256
Financial Resources
The Housing Element serves, in part, to identify what actions can be taken to support the
production of housing. Through collaboration with City staff, service providers, and the
community, the City’s Housing Element identifies financial resources that support housing
production.
Countywide Programs
2016 Measure A – Affordable Housing Bond
In November 2016, Santa Clara County voters approved Measure A, the $950 million
affordable housing bond. The housing bond provides the County with an unprecedented
opportunity to partner with cities, residents, and the affordable and supportive housing
community to significantly address the housing needs of the community’s poorest and most
vulnerable residents. It provides affordable housing for vulnerable populations, including
veterans, seniors, the disabled, low- and moderate-income individuals or families, foster
youth, victims of abuse, homeless persons, and individuals suffering from mental health or
substance abuse illnesses. The bond proceeds would contribute to the creation and/or
preservation of approximately 4,800 affordable housing units in Santa Clara County.
The housing bond will enhance the County’s ability to achieve its housing priorities which
include:
Increasing the scope and breadth of supportive housing for special needs populations,
including homeless and chronically homeless persons;
Increasing the supply of housing that is affordable to extremely low-income
households; and
Improving coordination and collaboration among the County, the cities, other
governmental agencies, and the affordable housing community.
About $7.5 million in Measure A funds was used to develop the Monterey Gateway Senior
Apartments, a 75-unit affordable housing complex for low-income seniors that was
constructed in Gilroy in 2020.
MHSA Housing Program
The California Department of Mental Health, the California Housing Finance Agency, and the
County Mental Health Directors Association announced a new housing program in 2016 under
which $400 million in Mental Health Services Act (MHSA) funds were made available to finance
the capital costs associated with development, acquisition, construction, and/or rehabilitation
of permanent supportive housing for individuals with mental illness and their families,
especially including unhoused individuals. The new MHSA Housing Program, and funds for
capitalized operating subsidies, are included in the $400 million that has been designated for
the program.
Agenda Item 9.2Page 617 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 257
This program will serve persons with serious mental illness who are currently unhoused or at
risk of homelessness and who meet the MHSA Housing Program target population
description. Santa Clara County’s allocated amount is $19,249,300, of which $6,416,400 can be
used for capitalized operating subsidies. MHSA funding pays only for housing units designated
to qualified consumers.
The Sobrato Transitional Apartments is an MHSA housing project in Gilroy. The Sobrato
Transitional Apartments, developed and constructed by South County Housing Corporation,
provides 35 single-occupancy studio units in Gilroy for unhoused individuals with incomes
below 30 percent of the area median income (AMI). The South County Housing Corporation
will set aside 17 units for individuals that are currently unhoused or at risk of becoming
homeless due to mental illness.
U.S. Department of Housing and Urban Development (HUD) Grants
HOME
The HOME Program is federally funded by HUD to provide decent affordable housing to lower-
income households. The HOME Program is administered on behalf of the Santa Clara County
Urban County cities, which includes Gilroy.
Community Development Block Grant
The City of Gilroy is an entitlement jurisdiction participating in HUD’s Community Development
Block Grant (CDBG) Program. A requirement of receiving CDBG funds is the City having a five-
year Consolidated Plan, which identifies local community development needs and sets forth a
strategy to address these needs over a five-year period. The City’s current 5-Year Consolidated
Plan spans July 1, 2020 – June 30, 2025.
Developing an Annual Action Plan (AAP) for each of the fiscal years within the Consolidated
Plan is also required. AAPs program the use of federal funding for their respective fiscal year
by outlining which specific projects or programs will receive funding from the annual
allocation. Funding available for housing assistance programs from the state and federal
governments is extremely limited. The AAP, which gives a complete breakdown of public
service descriptions and use of funds, is available on the City’s website.
For the 2021-2022 and 2022-2023 fiscal years, the City of Gilroy allocated approximately
440,000 (each year) in CDBG funds from HUD. The CDBG program aims to support activities
that benefit low-income households, aid in the prevention of slums or blight, or meet an urgent
community need, through grants for eligible activities. A breakdown of CDBG-funded agencies
are listed below:
Agenda Item 9.2Page 618 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 258
Table 86: CDBG Funded Agencies
Activity Name 2020/ 2021
Entitlement
2021/2022
Entitlement
2022/ 2023
Entitlement
Program Administration $97,250 $87,874 $87,635
Gilroy Youth Center $38,452 $38,452 $38,452
Rebuilding Home Repair Program $144,364 $ 140,000 $ 140,000
Gilroy Compassion Center $16,318 - -
Live Oak Adult Day Care $11,549 $8,560 $10,000
Meals on Wheels - $8,643 -
Community Outreach PREP - $10,250 -
Boys & Girls Club - Core Enrichment - - $8,500
C.A.R.A.S - Ryse Up Program - - $8,500
Cherry Blossom Rehab - $81,475 -
Monterey Gateway Improvements - $70,592 -
Code Enforcement $7,700 - -
Sidewalk / Curb Ramp CIP Project $156,155 - $145,090
Source: City of Gilroy, 2022
CDBG CARES ACT-Coronavirus (CDBG-CV) Funds
CDBG-CV funds were specifically made available for programming that would address the
impacts resulting from the COVID-19 pandemic, and include the following programs:
Table 87: CARES Act CDBG-CV Funds
Activity Name Entitlement
St. Joseph’s Rental Assistance $150,000
Small Business Assistance $125,486
Small Business Assistance $100,000
St. Joseph's Rental Assistance $137,309
YMCA Healthy Food Delivery $100,359
Source: City of Gilroy, 2022.
Rental Assistance/Subsistence Program
The St. Joseph’s Rental Assistance program utilizes CARES Act funding for Gilroy residents
needing rental assistance. Rent relief is provided to persons and households directly affected
by the COVID-19 pandemic.
Agenda Item 9.2Page 619 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 259
Small Business Relief Grant Program
The Small Business Assistance Program, originally developed in 2020, includes $435,000 in
professional support for local businesses with processing applications for federal and state
loans/grants. This program aligns with the purpose of the CARES Act to provide small grants
5,000 to $10,000) to help local businesses cope with the COVID-19 related economic
downturn by providing funds needed for working capital that will result in low-income jobs
being retained and/or created.
Housing Trust Fund
The City had historically allocated funding for services related to housing and homelessness
through its Housing Trust Fund (HTF). The City Council replaced the HTF with the Permanent
Local Housing Allocation (PLHA) Fund, making more funds available for public service
programs addressing basic needs and homelessness prevention. The HTF will continue to be
used to partially cover staff and consulting service costs to monitor affordable rental and
ownership agreements, until the money is depleted.
Permanent Local Housing Allocation Fund
The PLHA Fund spans a five-year period and will make available $1.4 million. The City is
contracting with Santa Clara County’s Office of Supportive Housing to administer the programs
under the PLHA Consortium Agreement. The following agencies were approved by the City
Council for FY 22-23 and FY 23-24:
Agenda Item 9.2Page 620 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 260
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Funded Services Funding
Amount
St. Joseph’s Family Center
Emergency rental assistance, utility assistance, and
other supportive programs that help diminish the
risk of becoming homeless
110,000
St. Joseph’s Family Center
Training and employment readiness to prepare
individuals that are homeless or at risk of
homelessness for stability and greater self-
sufficiency
70,000
Project Sentinel Fair housing services and investigates complaints to
address housing discrimination for Gilroy residents $40,000
Project Sentinel
Landlord-tenant counseling and dispute resolution
program to help resolve housing conflict and protect
Gilroy residents from displacement
40,000
The Health Trust
Meals to low income and homebound seniors at risk
of food insecurity, allowing them to remain in their
homes
54,000
South County
Compassion Center
Services to unhoused Gilroy residents to meet their
basic needs and to connect them with services that
can help them attain permanent housing
80,000
Community Agency for
Resources Advocacy and
Services
Rental and deposit assistance to prevent
homelessness for Gilroy families and individuals $40,000
Silicon Valley
Independent Living
Center
Counseling for Gilroy residents with disabilities,
emergency rental assistance, and housing search
services to obtain safe, affordable, and accessible
long-term housing
40,000
Source: City of Gilroy, 2023.
Housing Choice Voucher Program
The Housing Choice Voucher (HCV) program is a rental assistance program that helps very low-
income families to live in market-rate housing units rather than public housing. Households
are provided with vouchers that are paid to private market-rate landlords, who are then
reimbursed by HUD. In addition to the regular voucher program, Santa Clara County Housing
Authority (SCCHA) administers special housing programs. These programs include the
Veterans Affairs Supportive Housing (VASH) Program, Mainstream Program, and Emergency
Housing Vouchers (EHV).
The VASH Program is for homeless veterans with severe psychiatric or substance abuse
disorders. The Veterans Affairs Palo Alto and SCCHA have partnered to provide rental
Agenda Item 9.2Page 621 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 261
vouchers and supportive services to eligible veterans. The veteran must demonstrate to
the VA Medical Center that they are homeless (has been living outdoors, in a shelter, in
an automobile, etc.) before being evaluated for this program.
The Mainstream Program is designed to provide assisted housing to persons with
disabilities to enable them to rent suitable and accessible housing in the private rental
market. Mainstream applicants are offered a voucher as allocations become available.
Applicants must be participating in programs of rehabilitation and/or support services
within the community that are directly related to their disability.
The EHV program is available through the American Rescue Plan Act. Through EHV, HUD
provided SCCHA with 664 housing vouchers to assist individuals and families who are
homeless, at risk of homelessness, were recently homeless or have a high risk of housing
instability; or who are fleeing or attempting to flee domestic violence, dating violence,
sexual assault, stalking, or human trafficking.
Project-Based Voucher Program
The Project-Based Voucher Program provides rental assistance to households living in specific
housing sites. Because the rental assistance is tied to a particular unit, a family cannot retain
the assistance if they move (voluntarily or through eviction). The Housing Authority
administers different waiting lists by bedroom size for each project-based housing site. These
housing sites are either multifamily or senior housing developments.
Statewide Resources
There are a variety of statewide programs and resources available. The City receives regular
notification regarding state and federal funding and grant opportunities. Additionally, the City
pursues grants on a programmatic and project basis for active programs and projects in Gilroy.
Senate Bill 2 (SB 2) Grant. In 2020, the City was awarded $160,000 in SB 2 grant funding to
create and adopt objective design standards for mixed-use and multifamily residential projects
in Gilroy. The City also used the funding to create and adopt objective design standards for SB
9 projects. The project was eligible for funding under the SB 2 Policy Priority Area Objective
Design and Development Standards. The goal of the project was to create objective design
standards that would increase consistent decision making; minimize applicant delays; better
utilize staff resources; and promote/require good design principles in Gilroy to help ensure
that housing development projects conform to the City’s minimum design expectations.
Local Early Action Planning (LEAP) Grant. In 2020, the City was awarded $150,000 in LEAP
grant funding. A portion (or potentially all) of the funding will be used to help supplement costs
associated with preparation of the 2023-2031 Housing Element.
Regional Early Action Planning (REAP) Grant. In 2021, the City was awarded $32,603 in REAP
grant funding to further supplement costs associated with preparation of the 2023-2031
Housing Element.
Agenda Item 9.2Page 622 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 262
The No Place Like Home Program
The No Place Like Home Program provides loans to eligible counties to acquire, design,
construct, rehabilitate, and/or preserve permanent supportive housing for persons who are
experiencing homelessness or chronic homelessness, or who are at risk of chronic
homelessness, and who need mental health services. Projects funded through this program
must be apartment complexes of five or more units.
Administrative Resources
The City of Gilroy’s Community Development Department consists of the Housing and
Community Development (HCD) Division, the Planning Division, and the Building and Safety
Division which includes code enforcement. The Community Development Department helps
implement several of the programs outlined in this Housing Element with the help of the City’s
HCD Technician. The Community Development Director manages the City’s Housing and
Community Development program and administers the CDBG funds, the City's PLHA Fund,
and the former HTF. The Planning Division reviews land-use entitlement applications and is
responsible for the implementation of the General Plan, Zoning Ordinance, and adopted
specific plans. The Building and Safety Division processes and issues building permits,
conducts plan reviews, conducts building inspections, and resolves land-use related violations
through Code Enforcement.
Agenda Item 9.2Page 623 of 1163
263
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING GOALS, POLICIES, AND PROGRAMS
Agenda Item 9.2Page 624 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 264
Housing Goals, Policies, and Programs
The section of the Housing Element outlines the City of Gilroy’s goals, policies, and
implementation programs for the preservation, conservation, improvement, and production
of housing for the 2023 – 2031 planning period. The goals, policies, programs, and quantified
objectives are designed to help ensure housing opportunities for all existing and future
residents of the community.
Housing Production
Goal 1
HOUSING PRODUCTION
Provide adequate residential sites to accommodate projected housing needs
and encourage the production of a variety of housing types
Policy 1.1: The City shall encourage the provision of a variety of housing options for Gilroy
residents.
Policy 1.2: The City shall strive to ensure adequate land is available at a range of densities to
meet Gilroy’s existing and projected housing needs.
Policy 1.3: The City shall encourage the provision of new affordable housing.
Policy 1.4: The City shall encourage partnerships between non-profit and for-profit housing
developers to encourage affordable housing production.
Policy 1.5: The City shall continue to implement the Downtown Specific Plan and encourage
and coordinate activities with Downtown stakeholders.
Policy 1.6: The City shall support the development of workforce housing to enable the
workforce to live in the community.
Removal of Governmental Constraints
Goal 2
REMOVAL OF GOVERNMENT CONSTRAINTS
Remove or reduce governmental constraints to the development,
improvement, and maintenance of housing where feasible and legally
permissible.
Agenda Item 9.2Page 625 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 265
Policy 2.1: The City Shall periodically review City regulations, ordinances, permitting
processes, and residential fees to ensure that they do not unreasonably constrain housing
development and are consistent with State law.
Policy 2.2: The City shall continue to provide individuals with disabilities reasonable
accommodation through flexibility in the application of land use or zoning when necessary
to eliminate barriers to housing opportunities.
Policy 2.3: The City shall consider the development of single-room occupancy units, studio
apartments, micro-units, and other similar unit types that are affordable to extremely low-
income residents in higher-density areas of the City.
Housing Preservation and Rehabilitation
Goal 3
HOUSING PRESERVATION AND REHABILITATION
Maintain and conserve the existing housing stock in a sound, safe, and
sanitary condition.
Policy 3.1: The City shall strive to preserve the affordability of existing below market rate
housing units.
Policy 3.2: The City shall promote the maintenance and rehabilitation of structures in poor
condition and take action to prevent poorly maintained properties from further
deterioration.
Policy 3.3: The City shall encourage the retention and rehabilitation of older homes in and
near the historic City Center and ensure that rehabilitation activities are sensitive to the
historic character of the building and/or site.
Housing Assistance to Meet the Needs of All Income Levels
Goal 4
HOUSING ASSISTANCE TO MEET THE NEEDS OF ALL INCOME LEVELS
Encourage and support the provision of a variety of affordable housing
types.
Policy 4.1: The City shall continue to participate in programs that assist lower- and moderate-
income households to secure affordable housing, such as the County’s Mortgage Credit
Certificate program, Housing Choice Voucher programs, and Silicon Valley’s assistance
programs.
Policy 4.2: The City shall support homeownership opportunities for low- and moderate-
income households.
Policy 4.3: The City shall provide incentives for affordable housing, including butnot limited to
the density bonus ordinance and expedited project review.
Agenda Item 9.2Page 626 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 266
Special Housing Needs
Goal 5
SPECIAL HOUSING NEEDS
The City shall increase access to decent and suitable housing for Gilroy
residents with special housing needs.
Policy 5.1: The City shall encourage housing opportunities for special needs groups, including:
seniors; persons with disabilities, including developmental disabilities; the unhoused; large
households; single female-headed households; and farmworkers.
Policy 5.2: The City shall encourage the development, rehabilitation, and preservation of
affordable and market-rate housing for seniors, particularly in neighborhoods that are
accessible to public transit, commercial services, and health and community facilities.
Policy 5.3: The City shall support efforts to provide emergency shelter, transitional housing,
and permanent supportive housing for unhoused persons and those at risk of homelessness.
Policy 5.4: The City shall support the development of permanent and seasonal farmworker
housing in appropriate areas of the City.
Policy 5.5: The City shall encourage affordable housing developments to include units that can
accommodate large households of five or more.
Policy 5.6: The City shall encourage the development and maintenance of housing accessible
topeople with disabilities, including developmental disabilities.
Affirmatively Furthering Fair Housing
Goal 6
FAIR HOUSING
Ensure equal housing opportunities for all Gilroy residents regardless of
race, color, religion, sex, sexual orientation, marital status, national origin,
ancestry, familial status, disability, or source of income.
Policy 6.1: The City shall promote fair housing standards and comply with State laws.
Policy 6.2: The City shall refer discrimination complaints to Project Sentinel or other
organizations that address housing discrimination.
Policy 6.3: The City shall prioritize economic investment and opportunity in the Downtown
Specific Plan area, especially the Racially/Ethnically Concentrated Areas of Poverty (R/ECAP)
and the Equity and Engagement District (EED), which is the focus of the City’s Environmental
Justice goals, policies, and programs.
Agenda Item 9.2Page 627 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 267
Education and Outreach
Goal 7
EDUCATION AND OUTREACH
Increase awareness of and participation in housing programs.
Policy 7.1: The City shall consolidate and disseminate housing related resources to provide
better access to information on available housing programs and affordable housing units.
Policy 7.2: The City shall encourage the production of secondary units in single family districts
through outreach and educational materials.
Policy 7.3: The City shall provide information on resources available to assist residents facing
foreclosure.
Policy 7.4: The City shall encourage involvement of all Gilroy neighborhoods in the public
decision-making process.
Quantified Objectives
Government Code Section 65583 (b) requires that quantified objectives be developed with
regard to new construction, rehabilitation, conservation, and preservation activities that will
occur during the eight-year Housing Element cycle. The quantified objectives set a target goal
for Gilroy to achieve based on needs, resources, and constraints. State law recognizes that the
total housing needs identified by a community may exceed available resources and the
community’s ability to satisfy this need. Table 89 summarizes Gilroy’s quantified objectives for
the 6th Cycle.
Table 89: Total Quantified Objectives, 2023 – 2031
Target
Extremely
Low
Income
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income Total
New Construction 334 335 385 200 519 1,773
Conservation 30 30 30 30 - 120
Rehabilitation 80 - 80
Preservation 55 - - 55
Total 2,028
Agenda Item 9.2Page 628 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 268
Programs
The programs in this section of the Housing Element describe specific actions the City will carry
out over the eight-year Housing Element cycle to satisfy the community’s housing needs and
meet the requirements of State law. The programs are organized by the following seven major
housing goals:
Housing Production
Removal of Governmental Constraints
Housing Preservation and Improvement
Housing Assistance
Special Housing Needs
Affirmatively Furthering Fair Housing
Education and Outreach
Agenda Item 9.2Page 629 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 269
A. Housing Production
Number Title Action Responsible
Party
Funding
Source Timeline
A - 1 No Net Loss
Inventory and
Monitoring
To ensure that the City monitors its compliance with SB 166
No Net Loss), the City will develop a procedure to and will
track:
Unit count and income/affordability assumed on
parcels included in the sites inventory.
Actual units constructed and income/affordability
when parcels are developed.
Net change in capacity and summary of remaining
capacity in meeting remaining RHNA.
To ensure the City has adequate sites to accommodate any
net loss of Regional Housing Needs Allocation (RHNA)
capacity due to development of RHNA sites or accessory
dwelling units (ADUs) below projections, the City shall create
a No Net Loss Inventory of replacement sites within 18
months of Housing Element certification. The backup
replacement sites in the No Net Loss Inventory will be
separate and distinct from the identified RHNA sites
inventory included in Appendix B. The No Net Loss
Inventory replacement sites are all appropriate for lower-
income development based on the criteria used for RHNA
site selection. The City has begun development of this list
and initial estimates include capacity for approximately 600
units, if needed.
Quantified Objective: No net loss of capacity below the
RHNA requirement during the planning period.
CDD General
Fund
Adopt procedure
and create No
Net Loss
Inventory by end
of Q4 2024.
Review RHNA site
status twice
yearly and
update No Net
Loss Inventory as
necessary to
maintain
adequate RHNA
sites.
Agenda Item 9.2Page 630 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 270
Number Title Action Responsible
Party
Funding
Source Timeline
A - 2 Surplus
Lands/Affordable
Housing on City-
Owned Sites
Implement the Surplus Lands Act and report any City-
owned surplus land in the Annual Progress Report. Provide
affordable housing developers the first priority for
designated surplus lands as applicable per Government
Code Section 54227.
Assess City-owned properties for their potential
redevelopment or development for residential uses that
include housing for extremely low-income households and
those with special needs such as seniors and persons with
disabilities. Consider adding City owned parcels to the No
Net Loss Inventory, as needed. Proactively advertise surplus
land opportunities to affordable housing providers, the
Santa Clara Office of Supportive Housing, and developers of
special needs housing (e.g., extremely low income, disabled,
farmworker housing).
Quantified Objective: The City will contact affordable
housing developers regarding any surplus lands, with the
goal of developing at least 21 lower-income units during the
planning period.
CDD General
Fund
Report surplus
lands in
conjunction with
the Annual
Progress Report.
Advertise surplus
land
opportunities to
affordable
housing
developers, as
they become
available. Review
all City owned
sites by the end
of Q4 2025 to
determine which
additional sites
could be declared
as surplus.
A - 3 By-Right
Approval of
Projects with 20
Percent
Affordable Units
on “Reused”
RHNA Sites
Pursuant to the statutory requirements of Government
Code Sections 65583.2(h) and (i), amend the Zoning
Ordinance to require by-right approval of any “reuse” 4th
and 5th Cycle sites being used to meet the 6th Cycle RHNA,
if 20 percent of the units in the development are affordable
to lower-income households.
CDD General
Fund
By end of Q4
2023.
Agenda Item 9.2Page 631 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 271
Number Title Action Responsible
Party
Funding
Source Timeline
A - 4 Publicize
Residential Sites
Inventory
The City shall make the residential sites inventory available
to developers by publicizing it on the City website and
providing copies of the inventory to developers.
The City shall update the list of sites annually, or as projects
are approved on the sites.
Quantified Objective: Maintain accurate and publicly
available residential sites inventory throughout the planning
period.
CDD General
Fund
Post on website
by end of Q4
2023; update
annually.
A - 5 Revise
Neighborhood
District Policy
The City will revise the Neighborhood District Policy so it
does not rely on the Residential Development Ordinance
RDO). Revisions to the policy include:
Studying and adopting an inclusionary housing
policy and in-lieu fee for Neighborhood District
areas.
Updating the Neighborhood District target
densities, consistent with the Gilroy 2040 General
Plan.
Adopting standards related to the distribution of
units across the levels of affordability (e.g., 30% of
the 15% affordable units shall be designated for
low income).
Adopting standards related to the term of
affordability (e.g., rental units shall be restricted as
affordable for a minimum of 55 years).
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 632 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 272
Number Title Action Responsible
Party
Funding
Source Timeline
A - 6 ADU Tracking
and Monitoring
Continuously track the number of building permits issued
for ADUs. The City will also review geographic distributions
of ADUs biennially. If the average ADU production is less
than 25 units in years 2023, 2024, and 2025, the City will
update the ADU strategy by the end of 2026. In this case,
the City will hold a focus group event with local stakeholders
in spring or fall 2026. The purpose of the collaborative
meeting will be to identify appropriate ADU programs to
help increase production. If necessary, the City will identify
additional RHNA sites in No Net Loss Inventory, as
discussed in Program A - 1.
Quantified Objective: Increase the number of new ADUs
permitted in the City from an average of approximately
15.75 (2018-2021) to an average of approximately 25.
CDD General
Fund
Track ADU
permits as they
are submitted.
Review ADU
strategies
annually as part
of the Annual
Progress Report
process. Hold a
focus group
event with local
stakeholders in
spring or fall
2026 if average
ADU production
is less than 25 in
years 2023, 2024,
and 2025.
Identify
additional
programs or sites
within six months
of shortfall.
Agenda Item 9.2Page 633 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 273
Number Title Action Responsible
Party
Funding
Source Timeline
A - 7 ADU Pre-
Designed Plans
The City will develop an ADU program that includes pre
designed “model” plans for ADUs that meet zoning and
building, and fire codes. The program may be modeled after
successful programs implemented in other cities.
To inform this effort, the City will work with the Santa Clara
County Planning Collaborative and join the ADU Advisory
Committee. The Collaborative and Advisory Committee are
working on creating a subregional program of pre designed
ADU plans and a variety of ADU tools and resources that
can be available to all residents and cities in Santa Clara
County to encourage ADU production.
Quantified Objective: Increase the number of new ADUs
permitted in the City from an average of approximately 17.5
2018–2021) to an average of approximately 25.
CDD General
Fund
By end of Q4
2024.
A - 8 Financial
Incentives for
Affordable ADUs
Upon securing funding, the City will develop a financial
assistance program for homeowners who build ADUs with
an affordability restriction or commitment to offering
housing choice vouchers.
If ADU production is lower than anticipated, the City will
evaluate ADU impact fees as a potential constraint for
affordable housing and update them as necessary to ensure
the fees are consistent with regional trends and do not
unreasonably constrain ADU development. This effort will
complement Program A-6 (ADU Tracking and Monitoring)
The City will review successful programs from other cities or
the Housing Trust of Silicon Valley and contact Community
Development Financial Institutions for potential
partnerships.
CDD In-lieu
fees,
other
applicable
affordable
housing
funding
After program
funding is
secured and
sufficient for the
intended
purpose.
Evaluate the
effect of impact
fees on ADU
development by
Q4 end of 2026 if
ADU production
is lower than
anticipated in
year 2025
Agenda Item 9.2Page 634 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 274
Number Title Action Responsible
Party
Funding
Source Timeline
A - 9 Monitor Permit
Requirements,
Processing
Procedures, and
Land Use
Controls
Implement the Land Management System for Tyler
Technologies with a "go-live" date in 2023 and hold an
outreach meeting to educate users on how to use the new
permitting system. To assess the effectiveness of the new
Land Management System, the City will survey users six
months after its launch.
The City will also create metrics that track the time to
process permits. These metrics can be compared year-to-
year to determine if the City’s processes and procedures are
efficient or need refinement.
As a part of the City’s outreach and engagement with
developers, the City shall consult builders and other parties
engaged in housing development activities to identify
potential constraints in the City’s permit requirements,
processes, procedures, and land use controls and analyze
potential streamlining where feasible. Outreach methods
will include or be equivalent to the City’s annual developer
roundtable meeting.
Quantified Objective: Increase the percentage of permits
that are processed online. Decrease the time it takes to
process permits.
CDD General
Fund
Survey six
months after “go-
live” date.
Annual outreach
to builders and
developers, such
as through the
City’s annual
developer’s
roundtable
meetings.
Agenda Item 9.2Page 635 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 275
Number Title Action Responsible
Party
Funding
Source Timeline
A - 10 Facilitate Missing
Middle / Middle
Income Housing
Amend the City Code to allow triplexes, and fourplexes to
be approved ministerially on corner lots with a minimum
6,000 sf lot size in the R1 and R2 zones (approximately 1,106
lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing
triplexes or fourplexes, in lieu of a duplex with an ADU and
a junior ADU. This program will also encourage the
development of missing middle housing throughout the
City, including high-resource areas primarily comprising
detached single-family residences.
Update the City’s SB 9 policy and website to reflect the
changes allowed under this program. Create an
informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner
lots in R1 and R2 zones. Provide the pamphlet online, at City
Hall, and at informational booths where housing resources
are provided (see Program G - 5).
Quantified Objective: Increased production and reduced
permitting time and cost for triplexes and fourplexes.
Facilitate construction of 50 missing middle (duplex, triplex,
quadplex) housing units over the 6th Cycle planning period.
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 636 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 276
Number Title Action Responsible
Party
Funding
Source Timeline
A - 11 Inclusionary
Housing Policy
Conduct an inclusionary housing feasibility study to identify
appropriate inclusionary requirements that will not
constrain housing production. Review the City’s existing
Neighborhood District Policy and former RDO Exemption
Policy as a benchmark for developing the inclusionary
requirements (e.g., resale controls, minimum term [years of
affordability], minimum percentage of units that must be
restricted as affordable, minimum percentage within each
affordability category).
Develop an affordable housing policy to establish
inclusionary housing requirements so that specified new
developments reserve a percentage of the total units for
lower- and moderate-income households or pay an in-lieu
of housing fee for projects below the threshold for
inclusionary housing, such as smaller projects that cannot
feasibly construct affordable housing. The inclusionary
housing ordinance will include a requirement that the
developer market the below market-rate units and
accessible/adaptable units.
Quantified Objective: Increased production of affordable
housing within the City, including housing choice and
mobility for lower-income households. Prioritize use of in-
lieu fees to develop affordable housing options in higher
resource areas of the City.
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 637 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 277
Number Title Action Responsible
Party
Funding
Source Timeline
A - 12 Incentives
Beyond Density
Bonus State Law
Study and consider adopting an affordable housing
incentives policy above and beyond the minimum
requirements of density bonus state law. Specifically
consider additional incentives for households with special
housing needs such as large households, extremely low-
income households, farmworkers, and households with
members with intellectual or developmental disabilities. In
lieu of adopting a separate incentives / density bonus policy,
the City could structure the Inclusionary Policy (A - 11) like a
density bonus program with incentives that are tiered by
level of affordability provided.
Quantified Objective: Increased housing choice and
mobility for special needs households.
CDD General
Fund
By end of Q4
2025.
A - 13 Coordination
with California
High Speed Rail
Authority
Continue to coordinate with the California High Speed Rail
Authority so that the Station Area Plan includes the
development of a mix of affordable and market-rate
housing and commuter parking on the parcels associated
with the High Speed Rail Station.
Quantified Objective: Develop a specific commitment to
housing development; set objective targets for the
development of affordable and market-rate housing on the
High Speed Rail site.
CDD,
California
High Speed
Rail
Authority
General
Fund
Immediately and
throughout the
planning period
until the Station
Area Plan is
complete.
Agenda Item 9.2Page 638 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 278
Number Title Action Responsible
Party
Funding
Source Timeline
A - 14 Coordination
with Santa Clara
County Office of
Supportive
Housing
The City will continue its partnership with Santa Clara
County Office of Supportive Housing regarding
development of affordable housing at the property at 8th
and Alexander. This includes the offer of impact fee waivers
through a memorandum of understanding approved by the
Gilroy City Council and the County Board of Supervisors in
September 2022. Next steps include community
engagement and working on the City’s priorities for the site
e.g., targeted income / special needs groups).
Quantified Objective: Development of affordable housing
on the 8th and Alexander property by the end of 2028.
CDD, Santa
Clara County
Office of
Supportive
Housing
General
Fund
Continual
partnership
throughout the
planning period.
Anticipated
project
completion by
end of Q4 2028.
A - 15 ADU Ordinance
Updates
The City worked in collaboration with the California
Department of Housing and Community Development
HCD) on its current ADU ordinance. The City will continue
to work with HCD to make necessary changes and ensure
compliance with state law. prior to the end of 2023.
To incentivize ADU production, the City will increase the
allowable floor area from 1,000 square feet to 1,200 square
feet. The City will also replace the ADU deed restriction
requirement with an owner affidavit form that does not
require recordation at the County. This change will
accelerate and streamline the process for approving ADUs
in the City. The City will use the affidavits to track the
number of ADUs to ensure they are being built at the
assumptions in the Housing Sites and Resources section.
Quantified Objective: Increase the number of new ADUs
permitted in the City from an average of approximately 17.5
2018–2021) to an average of approximately 25 over the 6th
Cycle planning period.
CDD General
Fund
By end of Q4
2023.
Agenda Item 9.2Page 639 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 279
Number Title Action Responsible
Party
Funding
Source Timeline
A - 16 Senate Bill (SB) 9
Processing
In conjunction with Program A-10 (Facilitate Missing Middle /
Middle Income Housing), the City will update its SB 9
webpage to highlight the streamlined process for approving
SB 9 applications. The City will also create and post step-by-
step, user friendly instructions for processing SB 9 units and
lot splits in Gilroy.
The Planning Department will hold informational meetings
with the building division and engineering/land
development division to review the streamlined process to
ensure the City complies with state law.
Quantified Objective: Process ten (10) SB 9 applications in
the 6th Cycle planning period.
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 640 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 280
B. Removal of Government Constraints
Number Title Action Responsible
Party
Funding
Source Timeline
B - 1 Residential
Development
Ordinance
RDO)
Removal
Repeal the RDO.
The growth control measures of the City's RDO have been made null
and void by SB 330 (2019). The RDO will be repealed as a part of the
City's comprehensive zoning update. Portions of the policy related
to affordability requirements may be used as a benchmark for the
City’s proposed Inclusionary Policy.
CDD General
Fund
Concurrent
with the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
B - 2 Zoning and
General Plan
Densities
Amend the Zoning Ordinance to ensure that the Gilroy 2040
General Plan maximum densities are achievable in the
implementing zones (Housing Accountability Act/AB 3194).
Changes include:
Increasing the maximum density in the R3 (medium
density) zone from 16 to 20 dwelling units per acre;
Removing the maximum density in the R4 (high density)
zone;
Creating a zoning district for the mixed-use First Street
corridor with a density range of 20–30 dwelling units per
net acre; and
Creating Neighborhood District High and Neighborhood
District Low zoning designations with density allowances
that are consistent with the 2040 General Plan.
CDD General
Fund
Concurrent
with the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
B - 3 Senate Bill
SB) 35
Permit
Processing
and SB 330
Compliance
Establish and implement expedited permit processing for qualifying
affordable housing projects, pursuant to SB 35 and SB 330. Create
checklists and instructions for reviewing and approving SB 35 and
SB330 projects.
Add information regarding the expedited permit process on the
City’s website.
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 641 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 281
Number Title Action Responsible
Party
Funding
Source Timeline
B - 4 Public Fees,
Standards,
and Plans
Online
Pursuant to Assembly Bill (AB) 1483, the City will compile all
development standards, plans, fees, and nexus studies in an easily
accessible online location (also see Program B-8). The City will
continue to provide a high-quality, parcel-specific zoning map and
General Plan map online.
CDD General
Fund
By end of Q4
2023.
B - 5 Permit
Streamlining
As a part of the 2023 comprehensive Zoning Ordinance update, the
City is pursuing changes to streamline the permitting process,
including but not limited to:
Creating a ministerial use permit process; and
Creating a more transparent and streamlined process for
reviewing and approving applications involving a historic
resource (e.g., residential addition).
Streamlining the Planned Development approval process,
so that projects that do not require a zoning amendment
or General Plan amendment can be approved by the
Planning Commission rather than requiring review and
approval by both the Planning Commission and City
Council.
Additionally, the City will ensure it adheres to newly passed
legislation surrounding permit streamlining, such as AB 2234.
Quantified Objective: Decreased permit processing time.
CDD General
Fund
Concurrent
with the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
B - 6 Objective
Standards
Review and revise development standards, design guidelines, and
findings to ensure they are objective and facilitate development of
properties at their maximum densities.
CDD General
Fund
By end of Q4
2026.
Agenda Item 9.2Page 642 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 282
Number Title Action Responsible
Party
Funding
Source Timeline
B - 7 Zoning
Ordinance
Update
As a part of the 2023 comprehensive Zoning Ordinance update to
ensure compliance with the 2040 General Plan and streamline
various application processes (Program B – 5), the City will evaluate
development standards for all zones including the Downtown
Specific Plan zones, for potential governmental constraints. The City
will also revise the definition of “townhouse” to be consistent with
state law. The City will also amend the Zoning Ordinance to require
that any demolished residential units on the Sites Inventory be
replaced pursuant to Government Code Section 65583.2(g).
CDD General
Fund
By end of Q4
2023.
Agenda Item 9.2Page 643 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 283
Number Title Action Responsible
Party
Funding
Source Timeline
B - 8 Entitlement
Roadmap
Webpage
To provide clear and simple information about the City’s permitting
process, the City will create an Entitlement Roadmap webpage that
clearly spells out the City’s permitting process for residential
development. Specifically, the webpage will include application
forms, a flow chart outlining the development process, FAQs, and
live links to other necessary pages and resources.
The webpage will advertise the City’s ministerial process for most
single-family homes and administrative approval process for many
other types of residential development that meet objective
development standards.
Also see Program B-4.
CDD General
Fund
By end of Q4
2024.
B - 9 Building
Department
Webpage
To reduce applicant time and cost and increase certainty, the City
will update the Building Department webpage to include
information required pursuant to AB 2234, including but not limited
to specific information required for an application to be considered
complete; example of a complete, approved application; and
example of a complete set of post-entitlement phase permits for
accessory dwelling units, duplexes, multifamily projects, mixed-use
projects, and townhomes.
Quantified Objective: Updated website by end of Q4 2023.
CDD General
Fund
By end of Q4,
2023.
Agenda Item 9.2Page 644 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 284
Number Title Action Responsible
Party
Funding
Source Timeline
B - 10 Zoning Code
Annual
Updates
California’s legislature continues to pass new laws each year to
encourage housing production and address the state’s severe
housing shortage. Under this program, the Community
Development Department will establish a process to update City
policies, codes and ordinances to comply with new State laws
affecting housing and land use.
Quantified Objective: Following passage of new state legislation,
Community Development Department staff will develop a list of
laws that require updates to the City’s policies, codes and
ordinances.
CDD General
Fund
The City will
update City
policies, codes
and
ordinances
annually, or as
needed to
comply with
new state laws.
B - 11 General Plan
Consistency
For the City’s General Plan to serve its purpose effectively, it must be
reviewed, maintained, modified as necessary, and implemented in a
systematic and consistent manner. Gilroy implements the General
Plan through the City’s ordinances and regulations, policy decisions,
and actions and is responsible for tracking, reporting and evaluating
its progress in implementing the General Plan.
General Plan consistency will be reviewed as part of the Annual
Progress Report, pursuant to Government Code Section 65400. As
amendments are made to the General Plan, the City will also review
the Housing Element for ongoing consistency.
CDD General
Fund
Consistency
between the
General Plan
and Housing
Element will be
reviewed as
part of the
annual
progress
report prior to
April 1st of each
year.
Agenda Item 9.2Page 645 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 285
C. Housing Preservation and Rehabilitation
Number Title Action Responsible
Party
Funding
Source Timeline
C - 1 Monitoring of
Units At Risk of
Converting to
Market Rate
Continue to provide regular monitoring of deed-restricted
units that have the potential of converting to market rate.
The City currently contracts with HouseKeys to serve as the
Below Market Rate (BMR) Program Administrator of the
City’s below market-rate homeownership and rental
property program. The BMR Program Administrator will
continue to monitor and evaluate the City's current multi-
family affordable housing stock to determine if any
developments are at risk of conversion.
Together with the BMR Program Administrator, the City will
implement strategies to preserve projects identified as
being at risk of converting to market-rate housing.
Strategies include:
Monitoring affordable housing term expiration
status annually.
Notifying property owners annually about
compliance with the extended noticing
requirement (three year, one-year, and six-month
Notice of Intent) under state law.
Including preservation as an eligible use in Notices
of Funding Availability.
If below market-rate units appear to be at risk of
conversion, work with qualified operators, the
California Department of Housing and Community
Development (HCD), and the property owners to
preserve the housing for lower-income
households.
Biennial contact with property owners of
affordable units.
CDD and
Program
Administrator
e.g.,
HouseKeys)
General
Fund
Annually review
affordable
housing term
expirations.
Noticing as
needed with
expiration of
covenants.
Agenda Item 9.2Page 646 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 286
Number Title Action Responsible
Party
Funding
Source Timeline
Identification of funding opportunities to purchase
and preserve affordable units.
Noticing of tenants and technical assistance with
applications for funds.
Quantified Objective: Preservation of below market-rate
units.
C - 2 Housing
Rehabilitation
To enhance the quality of existing neighborhoods, the
City shall continue to utilize Community Development
Block Grant (CDBG) funds, as available, to assist in the
improvement of substandard housing. For example, the
City has provided CDBG grants to the Rebuilding Together
Silicon Valley Home Repair, Rehabilitation and
Accessibility Modification program, which provides a wide
range of home repair, accessibility, mobility and limited
rehabilitation improvements for low-income homeowners
in Gilroy.
The City will facilitate Tax Equity and Fiscal Responsibility
Act (TEFRA) hearings throughout the planning period to
allow for the development and rehabilitation of
affordable housing units throughout the City.
Quantified Objective: Provide assistance to 100
households. Target 25% in the Racially and Ethnically
Concentrated Area of Poverty (R/ECAP) and DTSP area.
CDD General
Fund
Annually
evaluate
progress and
review contract.
Following each
contract
renewal, hold
informational
meetings to alert
the community
about the
availability of
programs such
as Rebuilding
Together
rehabilitation
loans.
Agenda Item 9.2Page 647 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 287
Number Title Action Responsible
Party
Funding
Source Timeline
C - 3 Code
Enforcement
Program
Within current staffing limits and AFFH standards, the City
shall contact owners of units identified as substandard,
offering inspection services and providing information on
the Rebuilding Together Program (or similar) and
landlord/tenant information and mediation services.
Quantified Objective: Provide information regarding the
Rebuilding Together (or similar) and landlord/tenant
information and mediation services to 240 households.
CDD General
Fund
Ongoing
throughout the
planning period.
C - 4 Resale Control
on Owner-
Occupied
Below Market-
Rate Units
The BMR Program Administrator shall continue to
implement resale controls on owner-occupied BMR units
to ensure that affordable units provided through public
assistance or public action are retained per the terms
specified in the affordable housing agreement (e.g., 30
years) as affordable housing stock.
Quantified Objective: Maintain all affordable units
throughout the planning period or as specified in the
affordable housing agreement.
CDD and BMR
Program
Administrator
e.g.,
HouseKeys)
General
Fund
Annual
assessment of
units at risk of
conversion.
C - 5 Resale Control
on Rental
Below Market-
Rate Units
The BMR Program Administrator shall continue to
implement resale controls on renter-occupied BMR units
to ensure that affordable units provided through public
assistance or public action are retained per the terms
specified in the affordable housing agreement (e.g., 30
years) as affordable housing stock.
Quantified Objective: Maintain all affordable units
throughout the planning period or as specified in the
affordable housing agreement.
CDD and BMR
Program
Administrator
e.g.,
HouseKeys)
General
Fund
Annual
assessment of
units at risk of
conversion.
Agenda Item 9.2Page 648 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 288
Number Title Action Responsible
Party
Funding
Source Timeline
C - 6 Identification
and
Preservation of
At-Risk Units
The City will complete its ongoing effort to create an
inventory of BMR units.
In the event that the City identifies units with restrictive
covenants that expire during the 6th Cycle, the City will
ensure that owners of the properties are contacted,
encouraged to extend or renew the rent or sales price
restrictions. The City will also ensure appropriate advanced
notice of conversion to tenants is provided.
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 649 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 289
D. Housing Assistance
Number Title Action Responsible
Party
Funding
Source Timeline
D - 1 Permanent
Local Housing
Allocation Fund
The City shall continue to utilize the Permanent Local
Housing Allocation (PLHA) Fund for all eligible activities,
including new construction, acquisition, rehabilitation,
home buyer assistance, homeless assistance, public
services related to housing, and preservation of affordable
housing.
The City contracts with Santa Clara County Office of
Supportive Housing to administer the PLHA Fund, which
provided $237,000 in funding each year during the FY 22-23
and FY 23-24 funding periods for homelessness prevention
services, fair housing, and basic needs (e.g., meals on
wheels).
The City shall continue to inform nonprofit organizations of
funding availability through the City’s website and
informational packets at City Hall.
Quantified Objectives: Through various eligible funding
programs, assist 80 households annually.
CDD Permanent
Local
Housing
Allocation
Fund
The PLHA funds
span a 5-year
basis. Conduct
outreach and
allocate funding
every two years.
Agenda Item 9.2Page 650 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 290
Number Title Action Responsible
Party
Funding
Source Timeline
D - 2 Funding Sources
to Assist
Homeownership
The City shall pursue potential sources of additional
funding for homeownership assistance and inform the
public of existing resources, including the availability of
State HCD, CalHFA funds, HOME, Metropolitan
Transportation Commission (MTC), the Association of Bay
Area Governments (ABAG), and Santa Clara County funds.
The City shall improve public outreach activities through
conducting workshops and outreach events and the
compilation of resources for down payment assistance and
other means of acquiring a home.
Quantified Objectives: The City will conduct public
outreach to inform the community of existing resources,
assistance programs, and funding opportunities, and
annually pursue funding for down payment assistance and
increase awareness as new funding is available.
CDD General
Fund
Conduct public
outreach on
existing housing
resources and
pursue funding
and conduct
research
annually.
D – 3 Housing Choice
Voucher
Referrals
The City shall provide information to City residents on the
Santa Clara County Housing Authority Housing Choice
Voucher (HCV) program. This information shall also be
available on the City website.
The City shall notify interested residents and provide
technical assistance to residents who need help applying to
the Housing Choice Voucher program.
The City shall refer residents that experience discrimination
based on source of income (including vouchers) to Project
Sentinel.
Quantified Objective: Assist or refer 40 individuals
annually.
CDD General
Fund
Immediately
upon opening
of HCV waitlist.
Technical
assistance to
residents as
needed. Annual
education and
outreach to
landlords.
Agenda Item 9.2Page 651 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 291
Number Title Action Responsible
Party
Funding
Source Timeline
D - 4 Pursue Funding
for Affordable
Housing
The City shall pursue funding from state, federal, and
regional sources and support applications for funding to
help increase the supply of affordable housing. Funding
programs may include but are not limited to:
One Bay Area Grants awarded by ABAG;
HCD Local Housing Trust Fund Program;
US Department of Housing and Urban
Development (HUD) Section 811 funding for
supportive housing for extremely low-income
residents;
The state Infill Infrastructure Grant program,
sponsored by HCD; and
The State Multifamily Housing Program, sponsored
by HCD.
Additionally, the City will consider the use of PLHA funds for
eligible activities, including the predevelopment,
development, acquisition, rehabilitation, and preservation
of affordable housing.
The City will meet with affordable housing developers to
identify development opportunities, provide support for
funding applications, consider incentives and concessions
beyond SDBL, and provide priority processing.
CDD General
Fund
Pursue funding
sources
annually.
Agenda Item 9.2Page 652 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 292
Number Title Action Responsible
Party
Funding
Source Timeline
D - 5 Community
Development
Block Grant
Program
The City shall continue to utilize the CDBG Program for all
eligible activities, including acquisition, rehabilitation, home
buyer assistance, economic development, homelessness
assistance, public services, and public improvements. The
City shall continue to inform nonprofit organizations of
funding availability through the City’s website and email
distribution lists. The City will advertise funded programs
that provide public assistance on its website and through
informational brochures at City Hall.
The City expects to receive an estimated $400,000 in CDBG
funds from HUD each year. The primary objectives of the
CDBG Program include activities that benefit low-income
households, aid in the prevention of slums or blight, or
meet an urgent community need.
CDD General
Fund
Administer
funds annually.
Agenda Item 9.2Page 653 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 293
E. Special Housing Needs
Number Title Action Responsible
Party
Funding
Source Timeline
E - 1 Priority Water
and Sewer
Service for
Affordable
Housing
Developments
Pursuant to Government Code 65589.7, the City will review
and update, as necessary, the Water and Sewer Service
Priority Policy, and work with public service providers to
ensure prioritization of services to housing developments
serving lower-income households. This policy is currently in
place.
The Housing Element will be provided to water and sewer
service providers upon adoption.
CDD General
Fund
By end of Q4
2026.
E - 2 Zoning to
Encourage
and Facilitate
Single-Room
Occupancy
Units
As a part of the comprehensive Zoning Ordinance update, the
City shall revise the Zoning Ordinance to establish explicit
definitions for and regulatory standards addressing single-
room occupancy units.
CDD General
Fund
Concurrent with
the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
E - 3 Emergency
Shelter
Standards
Amend the Zoning Ordinance to modify the requirements for
emergency shelters in compliance with Assembly Bill (AB)
2339, AB 139, and Government Code Section 65583(a)(4).
The City will modify its Zoning Ordinance to ensure that
emergency shelters are allowed by right in the City’s R4 zone
and First Street mixed-use corridor. Pursuant to AB 2339,
emergency shelters and other interim interventions, including
but not limited to a navigation center, bridge housing, and
respite or recuperative care, will not require a conditional use
permit or any other discretionary permit in zones designated
for emergency shelters. The Zoning Ordinance will be revised
to set parking requirements based on staff levels only and
remove subjective development and operational standards.
CDD General
Fund
At the time of
Housing
Element
adoption.
Agenda Item 9.2Page 654 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 294
Number Title Action Responsible
Party
Funding
Source Timeline
E - 4 Low Barrier
Navigation
Centers
Pursuant to Senate Bill (SB) 48 and AB 2339, amend the
Zoning Ordinance to allow low-barrier navigation centers,
meeting specific objective requirements, by-right in areas
zoned for nonresidential uses, including mixed-use zones and
multifamily zones.
CDD General
Fund
By end of Q4
2023.
E - 5 Incentivize
Micro-Units
Ensure that provisions for efficiency units are consistent with
AB 352 (2017), concurrent with the comprehensive Zoning
Ordinance update by the end of Q4 2023.
Revise the Zoning Ordinance to establish development
standards for micro-units, create incentives for micro-unit
production, and remove barriers to micro-unit development,
by the end of 2025.
CDD General
Fund
By end of Q4
2023 and 2025.
E - 6 Reduced
Parking
Requirements
for Senior
Housing
The City shall conduct a study to determine if reduced parking
standards for senior housing are appropriate in Gilroy. Based
on the findings of the study, the City may revise the Zoning
Ordinance, as necessary, to reduce parking standards for
senior housing.
The passing of AB 2097 will reduce constraints to senior
housing development as it prohibits any minimum parking
requirement on any residential, commercial, or other
development project located within 0.5 miles of public transit.
CDD General
Fund
By end of Q4
2026.
Agenda Item 9.2Page 655 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 295
Number Title Action Responsible
Party
Funding
Source Timeline
E - 7 Development
and
Conservation
of Housing for
Farmworkers
In 2022, the City partnered with the Santa Clara County Office
of Supportive Housing, to facilitate lower-income housing on
a County owned property by waiving development impact
fees for the project.
The City shall continue to partner with the Santa Clara County
Office of Supportive Housing and various nonprofit
organizations to explore and implement ways of providing
affordable farmworker housing, including identification of
state and federal funding opportunities.
At least once a year, the City will forward information about
surplus City-owned land and other development
opportunities to the Santa Clara County Office of Supportive
Housing, affordable housing developers, and service
providers who may be interested in developing more
farmworker housing in Gilroy. The City will also provide this
information at the annual developer roundtable and to
individuals on the housing developer list, created through
Program G - 1
Quantified Objective: Preserve and maintain the 3
farmworker housing developments (56 units) located in
Gilroy.
CDD General
Fund
Ongoing
throughout the
planning
period.
E - 8 Consistency
with the
Employee
Housing Act
As a part of the 2023 comprehensive Zoning Ordinance
update, the City shall update the Zoning Ordinance to be
consistent with the Employee Housing Act (Health and Safety
Code Section 17021). This act generally requires by-right
approval of employee housing for agricultural employees (i.e.,
farmworker housing) as follows: Less than six persons, by-
right in all zones allowing single-family residential uses; No
more than 12 units or 36 beds, by-right in all zones allowing
agricultural uses.
CDD General
Fund
Concurrent with
the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
Agenda Item 9.2Page 656 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 296
Number Title Action Responsible
Party
Funding
Source Timeline
E - 9 Priority for
Gilroy
The City will develop a system to prioritize occupancy of
affordable for-sale and for-rent units in Gilroy for income-
eligible Gilroy residents and/or individuals working in the City
of Gilroy, who originate in the City of Gilroy. The City will
determine how to weigh specific factors and develop a
process for priority tenure, while affirmatively furthering fair
housing.
CDD General
Fund
By end of Q4
2024.
E - 10 Development
and
Rehabilitation
of Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the
City will evaluate reasonable accommodation standards and
procedures and the permit requirements for residential care
homes (i.e., group homes) in medium- and higher-density
residential zones. The City will revise, as necessary,
regulations that act as potential constraints to
accommodating persons with disabilities.
CDD General
Fund
By end of Q4
2023.
Agenda Item 9.2Page 657 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 297
Number Title Action Responsible
Party
Funding
Source Timeline
E - 11 Housing for
Extremely
Low Income
and Special
Needs
Households
The City will facilitate and support affordable housing by
meeting with potential affordable housing developers and
homeless service providers to identify development
opportunities, provide site information, assist in the
entitlement processes, and consider on a case-by-case basis
other incentives, including butnot limited to fee deferrals and
modification of standards.
As included in Program G - 1, the City will conduct proactive
outreach to specifically include developers of housing for
special needs and low-income households in the annual
developer roundtable.
Additionally, the City will pursue funding sources, such as use
of PLHA funds, to assist special needs households, such as
extremely low-income households, farmworkers, large
families, seniors, and persons with disabilities, including
developmental disabilities. The City will consider using PLHA
funding for eligible activities, including the predevelopment,
development, acquisition, rehabilitation and preservation of
affordable housing.
Quantified Objective: Outreach to affordable housing
developers at least bi-annually (4 times over the planning
period) when PLHA funds become available.
CDD General
Fund,
PLHA
funding
As applications
are received.
Annual
developer
roundtable.
Pursue funding
sources as they
are made
available.
Agenda Item 9.2Page 658 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 298
Number Title Action Responsible
Party
Funding
Source Timeline
E - 12 Downtown
Expansion
District and
First Street
Mixed-Use
Corridor
Flexibility
The City will develop a process to allow 100% residential
projects in the Downtown Expansion District. The City will also
create a process that allows flexibility in the type of non-
residential uses allowed in the new First Street Mixed-Use
Corridor such as supporting amenities, facilities or services,
subject to certain criteria. In exchange for this flexibility, the
City may require that a certain percentage of units are
dedicated to extremely low-income households, farmworkers,
persons with disabilities, or other identified groups. The intent
of this program is to facilitate and encourage housing for
extremely low income and special needs households.
Quantified Objective: Adopted zoning amendments.
Facilitation of 100 units using the adopted process in the
planning period.
CDD General
Fund
Amendments
by end of Q4
2025
E - 13 Permanent
Supportive
Housing
As part of the 2023 Comprehensive Zoning Code update, the
City will amend the code to allow supportive housing uses by-
right in zones where multi-family and mixed-uses are
permitted, consistent with Government Code Section 65651
CDD General
Fund
By end of Q4
2023.
Agenda Item 9.2Page 659 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 299
F. Affirmatively Furthering Fair Housing
Number Title Action Responsible
Party
Funding
Source Timeline
F - 1 Source of Income
Protection
Coordinate with Project Sentinel to conduct a
meeting/workshop to inform residents of sources of
income protection and state rent control laws such as
AB 1482.
Continue to coordinate outreach efforts to inform
landlords and tenants of recent changes to state law
that prevent source of income discrimination,
including allowance of housing choice vouchers
HCVs) to establish a renter’s financial eligibility.
Quantified Objective: Outreach to 50 landlords or
tenants annually.
CDD General
Fund
Informational
outreach by end of Q4
2024. Annual
education and
outreach to landlords
and tenants.
F - 2 Fair Housing
Counseling
The City shall continue to provide funds to and
contract with a non-profit agency to provide fair
housing assistance including landlord/tenant
counseling. The City shall disseminate information
about fair housing assistance through pamphlets in
City-owned buildings and other public locations (e.g.,
City Hall, Library, post office, other community
facilities) and by posting information on the City
website. Pamphlets will be made available in English
and Spanish.
Quantified Objective: Work with Fair Housing
Provider to track number of households assisted in
Gilroy annually. Provide information to 30 households
annually.
CDD General
Fund
Annual or biennial
award of funds.
Provision of
pamphlets by end of
Q4 2024.
Agenda Item 9.2Page 660 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 300
F - 3 Place-Based
Improvements in
Downtown Gilroy
Develop programs and strategies to create place-
based improvements through investments in the
public right of way. Specific actions include:
As part of the $3.9 million Clean California
Grant, the City will renovate and beautify a
portion of Gourmet Alley and Railroad Street
within the downtown area with: pedestrian
and bicycle-friendly markings along each
block; improvements to the stormwater
drainage system; additional landscaping and
lighting; new benches; cleanup days for the
alleys; and an anti-littering campaign.
As a part of downtown revitalization, the City
will construct a new downtown parking lot
that will also serve as a community resource
for a Farmers Market and community events
in the downtown.
As a part of the CIP, to support economic
development in the downtown, complete
Automall Parkway Pavement Rehabilitation
including reconstruction of 20 curb ramps,
addition of Class II bike lanes, and repair and
replacement of deteriorated curb and gutter
estimated $2.4 million)
As a part of the CIP, to support pedestrian
infrastructure in the DTSP area, install and
upgrade ADA curb ramps in Downtown
Gilroy. In March 2023 the City Council
awarded a contract to conduct ADA curb
ramp improvements at nine locations in and
around Downtown Gilroy.
The Downtown Façade Improvement and
Blight Removal Program, which includes
CDD, Public
Works
General
Fund
Streetscape and
infrastructure
improvements will be
completed pursuant to
the City’s CIP schedule.
The Clean California
Grant project must be
completed by June 30,
2024.
Construction of the
parking lot with
community event
space will be complete
by the end of May
2023.
Agenda Item 9.2Page 661 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 301
Number Title Action Responsible
Party
Funding
Source Timeline
providing a 50%/50% matching grant of up to
5,000 to property owners and tenants
within a portion of Downtown to assist with
exterior improvements to the façade, or
face, of the building. These improvements
may include new paint, building surface
treatment, awnings, windows, doors, and
other improvements that can help improve
the exterior of a building. The maximum
grant award amount may be increased to
10,000 if the project includes blight removal
activities, approved by the City.
The Downtown Building and Planning Permit
Fee Reduction Policy. This includes a 50%
rebate of up to $5,000 for all City-related
building and planning fees. This is available
to any downtown business or property
owner that pulls a permit for buildings along
Monterey Road between First and Tenth
Streets
Agenda Item 9.2Page 662 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 302
Number Title Action Responsible
Party
Funding
Source Timeline
F - 4 Housing Mobility
and Choice in
Higher
Opportunity Areas
Improve housing mobility and choice, especially in
higher opportunity areas of the City through the follow
actions:
Allow triplexes and quadplexes that meet
objective design standards to be approved
ministerially on corner lots in the R1 and R2 zones
Program A-10).
Adopt an inclusionary housing policy (Program A-
11)
Adopt a incentives beyond density bonus state
law policy to include incentives for special needs
households (Program A-12)
CDD General
Fund
By end of Q4 2025.
F - 5 Displacement
Prevention Policy
Adopt a displacement prevention policy. Organize a
focus group of organizations with experience in
displacement prevention policies (e.g., SV@Home)
and complete an analysis of best practices in
jurisdictions that are similar to Gilroy. Measures that
are being considered for inclusion in the policy are
tenant option to purchase agreements” for
redevelopment projects meeting specified thresholds,
a just cause eviction ordinance, and relocation
agreements.
Through Program B-7, the City will amend the Zoning
Ordinance to require that any demolished residential
units on the Sites Inventory be replaced pursuant to
Government Code Section 65583.2(g).
CDD General
Fund
Hold focus group and
complete analysis by
end of Q4 2025. Adopt
policy by end of Q4
2026.
Agenda Item 9.2Page 663 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 303
G. Education and Outreach
Number Title Action Responsible
Party
Funding
Source Timeline
G - 1 Collaboration
with
Development
Community
The City shall continue to cultivate new and existing
relationships, throughout the planning period, with
for-profit and non-profit development companies
working in the area of affordable housing,
facilitating collaborative approaches to affordable
housing development.
Invite affordable housing developers and
developers of housing for special needs households
to the annual developer roundtable meeting.
The City will create a list of housing developers,
including developers of affordable and special
needs housing. The list will be used for the annual
developer roundtable (or equivalent), and to
advertise development opportunities, funding
opportunities, and other educational and
engagement efforts in the City.
Quantified Objective: Host an annual developer
roundtable (or equivalent) meeting. Participation of
at least four developers of affordable and special
needs housing in the annual meeting.
CDD General
Fund
Annual developer
roundtable meeting.
Creation of developer
interest list by end of Q4
2024.
Agenda Item 9.2Page 664 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 304
Number Title Action Responsible
Party
Funding
Source Timeline
G - 2 Community
Outreach and
Inclusion in
the Decision
Making
Process
To implement Goal EJ 1 from the City's 2040 General
Plan Environmental Justice Element, the City will
encourage involvement of all Gilroy neighborhoods
in the public decision-making process through the
use of various methods of delivery, such as print
media, mailers, web-based information, accessible
meetings, pop-up events, and other methods that
consider economic and cultural considerations
unique to the City of Gilroy.
Provide all pamphlets and communications in
English and Spanish
Geographic Targeting: R/ECAP and Downtown
Specific Plan area
CDD General
Fund
Ongoing throughout
General Plan
implementation.
Agenda Item 9.2Page 665 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 305
Number Title Action Responsible
Party
Funding
Source Timeline
G - 3 ADU
Education
Develop and implement a comprehensive
marketing program to advertise the benefits of
ADUs and the process for constructing ADUs.
The City will provide educational pamphlets on the
City website and at City Hall with detailed
information on the ADU process as well as basic
responsibilities and legal requirements of being a
landlord. The pamphlets will be provided in both
English and Spanish.
The City will consolidate its two ADU webpages into
a single page that has all relevant information for
ADUs.
The City will focus outreach and education in the
higher opportunity areas of the City to expand
housing mobility and choice. Upon biennial review
of geographic ADU distribution, the City will review
and adjust promotion and outreach strategies to
ensure ADUs are being marketed in high resource
areas that are seeing less ADU construction.
Quantified Objective: Increase the number of new
ADUs permitted in the City from an average of
approximately 17.5 (2018-2021) to an average of
approximately 25.
CDD General
Plan
Develop marketing plan by
end of Q2 2024; implement
marketing program by end
of Q4 2025. Biennial review
of ADU geographic
distribution. ADU webpage
consolidation by the end of
Q4 2024.
Agenda Item 9.2Page 666 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 306
Number Title Action Responsible
Party
Funding
Source Timeline
G - 4 Increased
Outreach in
Downtown
Areas
To implement Policies EJ 1.3 and EJ 1.5 from the
City's 2040 General Plan Environmental Justice
Element, the City will consult with local community
leaders in the Downtown Specific Plan Area to
ensure community priorities are being addressed.
The City will consider the viewpoints and concerns
of all neighborhoods within Gilroy when drafting the
High Speed Rail Station Area Plan and when
updating the Downtown Specific Plan.
Geographic Target: R/ECAP and Downtown Specific
Plan area
CDD General
Fund
Upon receiving funding and
availability of adequate
staffing resources to
complete these area plans.
Agenda Item 9.2Page 667 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 307
G - 5 Housing
Outreach and
Information
The City shall provide information about housing
assistance, fair housing, housing resources, and
housing programs through a wide variety of
outreach methods such as:
Conducting workshops and webinars by
partnering with community-based organizations
to inform residents of housing resources,
assistance programs, and funding opportunities,
on a monthly basis on average.
Disseminating information about fair housing in
City-owned buildings and other public locations
e.g., City Hall, Library, post office, other
community facilities) and by posting information
on the City website. Pamphlets will be made
available in English and Spanish.
Advertising housing assistance information on
the City website, through the compilation of
resources for rental assistance, down payment
assistance, and other means of retaining
existing housing or acquiring a new home.
Coordinating with the City’s Fair Housing Service
Provider to provide resources and information
at a housing resources event in the DTSP area.
Geographic Targeting: Annual housing event in the
DTSP area.
Quantified Objective: Provision of housing
resources and information through at least three
different mediums. All information made available
in English and Spanish. Annual housing event in the
DTSP. Outreach with 150 households annually.
CDD General
Fund
Update the City website
with housing information
as new resources become
available.
Annual housing event in
the DTSP area.
Conduct community
outreach workshops on
housing resources on a
monthly basis on average.
Agenda Item 9.2Page 668 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 308
Number Title Action Responsible
Party
Funding
Source Timeline
G - 6 Unhoused
Population
Education and
Outreach
The City will develop a program to educate the
public on the unhoused population and
homelessness as well as advertise resources that
available for the unhoused population. Specifically,
the program will include:
Creation of a dedicated webpage with
information on unhoused resources and efforts.
Development of printed collateral for
distribution at City Hall and by code
enforcement officers in the field.
Gathering information on resources that exist in
the City and County for the unhoused
population and promote the information at City
Hall and on the City’s website. This information
will also be provided through the various
outreach methods in Program G - 5.
Revamping the unhoused service providers
network which consists of monthly meetings
with direct unhoused service providers in the
City. The network serves to increase
collaboration and partnership among service
providers and the City, to connect the unhoused
with services. The monthly meetings serve to
coordinate with service providers regarding the
needs of the unhoused community, inform and
coordinate with events, and collaborate on
outreach efforts.
Quantified Objective: Minimum of 3 medium of
outreach. Scheduled service provider meetings
throughout the planning period.
CDD General
Fund
By end of Q4 2025; monthly
or as scheduled) meetings
of the unhoused service
providers network.
Agenda Item 9.2Page 669 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 309
Number Title Action Responsible
Party
Funding
Source Timeline
G - 7 Bilingual
Engagement
Given the City’s large Hispanic population, the City
will increase Spanish language engagement within
city services and through translation of outreach
materials and interpretation of housing
opportunities. Translation of outreach materials is
included in both programs G - 3 and G - 5.
In August 2022 the City expanded its collective
bargaining bilingual pay system to increase the
number of bilingual staff available to assist the
Spanish-speaking community. The City will advertise
its collective bargaining unit bilingual pay benefits to
attract new staff that can converse with the City’s
Spanish speaking population.
CDD General
Fund
Immediately upon
adoption of the Housing
Element.
G - 8 Help Center
Webpage
In partnership with local nonprofit organizations,
the City will develop a Housing Help Center
webpage to provide a centralized resource for
tenants and landlords to receive information on
local laws, assistance to apply for rent relief, and
legal aid. This webpage will consolidate existing
information on the City’s website with additional
information provided by local service providers to
best serve the needs of the Gilroy community.
Quantified Objective: The City will advertise the
Housing Help Center to at least 100 residents each
year through the City’s community outreach efforts.
CDD General
Fund
By end of Q4 2024
Agenda Item 9.2Page 670 of 1163
APPENDIX A
City of Gilroy Housing Element 6th Cycle Housing Plan 310
APPENDIX A: SITES INVENTORY MAP
Agenda Item 9.2Page 671 of 1163
APPENDIX A
City of Gilroy Housing Element 6th Cycle Housing Plan 311
Agenda Item 9.2Page 672 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 312
APPENDIX B: SITES INVENTORY LIST
Table 90: Opportunity Sites
APN Address43 Zip
Code
Size
Acres)
Existing
Zone
Existing
General
Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity44
Above
Moderate
Income
Capacity
Total
Capacity
Existing Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
783 20 050
880 Sunrise
Dr
95020 1.98 PF Low Density 15 0 21 0 0 0 21 74 Pub,Buildings,Public Yes Yes No No
Opportunity
Site
790 14 025
8955
Monterey
Rd
95020 2.05 R4 High Density 30 0 49 0 0 0 49
58 Com,Retail Not In Shopping
Center
Yes No Yes Yes
Opportunity
Site
790 14 075
8915
Monterey
Rd
95020 0.74 R4 High Density 30 0 18 0 0 0 18
58 Com,Retail Not In Shopping
Center
Yes No Yes Yes
Opportunity
Site
790 14 091
8985
Monterey
Rd
95020 0.80 R4 High Density 30 0 19 0 0 0 19
62 Ins,Childcare,Preschl,Adult
Daycare
Yes No Yes Yes
Opportunity
Site
790 15 036
8877
Monterey
Rd
95020 1.21 R4
General
Services
Commercial
30 0 29 0 0 0 29 69 Vacant,Urban Yes No Yes Yes
Opportunity
Site
790 15 041
8897
Monterey
Rd
95020 0.95 R4
General
Services
Commercial
30 0 23 0 0 0 23
58 Com,Retail Not In Shopping
Center
Yes No Yes Yes
Opportunity
Site
790 32 052
620
Broadway
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 32 053
622
Broadway
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 32 054
626
Broadway St
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 32 055
624
Broadway St
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 39 019 1375 First St 95020 0.97 C3
Mixed Use
Corridor High
30 0 20 0 0 0 20 69 Vacant,Urban Yes No Yes No
Opportunity
Site
790 39 020
1395 First
Street
95020 0.97 C3
Mixed Use
Corridor High
30 0 20 0 0 0 20 59 Pro,Offices,Banks And Clinics Yes No No No
Opportunity
Site
790 39 029 1335 First St 95020 0.55 C3
Mixed Use
Corridor High
30 0 12 0 0 0 12 59 Pro,Offices,Banks And Clinics Yes No No No
Opportunity
Site
790 39 030 1355 First St 95020 0.49 C3
Mixed Use
Corridor High
30 0 10 0 0 0 10 69 Vacant,Urban Yes No No No
Opportunity
Site
43 The APN is the most accurate representation of the location of these sites. Addresses are the addresses connected to each APN from the Assessor’s portal.
44 The sites inventory does not include sites for the Above Moderate income category as the RHNA has already been exceeded by pending projects.
Agenda Item 9.2Page 673 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 313
APN Address43 Zip
Code
Size
Acres)
Existing
Zone
Existing
General
Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity44
Above
Moderate
Income
Capacity
Total
Capacity
Existing Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
799 03 054
7733
Monterey
Rd
95020 0.10 DED
Downtown
Specific Plan
Area
30 0 0 0 3 0 3 69 Vacant,Urban Yes No No No
Opportunity
Site
799 03 055
7711
Monterey
Rd
95020 0.20 DED
Downtown
Specific Plan
Area
30 0 0 0 6 0 6 04 Res,5 Or More Family Units Yes No No No
Opportunity
Site
799 04 008
7601
Monterey
Rd
95020 0.51 DHD
Downtown
Specific Plan
Area
30 0 15 0 0 0 15 69 Vacant,Urban Yes No No No
Opportunity
Site
799 04 016
7660
Eigleberry St
95020 0.18 DED
Downtown
Specific Plan
Area
30 0 0 0 5 0 5 69 Vacant,Urban Yes No No No
Opportunity
Site
799 10 033
7191
Monterey St
95020 0.34 DED
Downtown
Specific Plan
Area
30 0 0 0 10 0 10
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
799 10 034
7161
Monterey St
95020 0.32 DED
Downtown
Specific Plan
Area
30 0 0 0 10 0 10
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
799 10 042
Eigleberry
Street (east
side), north
of W Ninth
St
95020 0.16 TD
Downtown
Specific Plan
Area
20 0 0 0 2 0 2 69 Vacant,Urban Yes No No No
Opportunity
Site
799 10 048
Monterey St.
west side),
north of W
Ninth St
95020 0.30 DED
Downtown
Specific Plan
Area
30 0 0 0 9 0 9 69 Vacant,Urban Yes No No No
Opportunity
Site
799 10 049
7121
Monterey St
95020 0.36 DED
Downtown
Specific Plan
Area
30 0 0 0 11 0 11
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
799 34 036
80 W Tenth
St
95020 0.89 DED
Downtown
Specific Plan
Area
30 0 27 0 0 0 27 69 Vacant,Urban Yes No No No
Opportunity
Site
808 01 024
Located at
intersection
of Santa
Teresa Blvd
and Third St
95020 7.22 R4 High Density 30 0 142 0 31 0 173 69 Vacant,Urban Yes No No Yes
Opportunity
Site
808 21 009
10 W
Luchessa
Ave
95020 0.57 ND
Neighborhood
District
30 0 12 0 0 0 12 69 Vacant,Urban Yes No No No
Opportunity
Site
808 49 078
Monterey
Rd (west
side), south
95020c 0.92 ND
Neighborhood
District
30 0 19 0 0 0 19 91 Agr,Orchard Yes No No No
Opportunity
Site
Agenda Item 9.2Page 674 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 314
APN Address43 Zip
Code
Size
Acres)
Existing
Zone
Existing
General
Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity44
Above
Moderate
Income
Capacity
Total
Capacity
Existing Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
of Luchessa
Ave
841 01 064
Swanston
Lane (east
side), south
of Leavesley
Rd
95020 0.17 R3
Medium
Density
20 0 0 0 2 0 2 69 Vacant,Urban Yes No No No
Opportunity
Site
841 02 058
7840
Monterey
Rd
95020 0.43 DED
Downtown
Specific Plan
Area
30 0 0 0 13 0 13 69 Vacant,Urban Yes No No No
Opportunity
Site
841 04 018
7700
Monterey
Rd
95020 0.61 DED
Downtown
Specific Plan
Area
30 0 18 0 0 0 18
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
841 04 019
7760
Monterey
Rd
95020 0.70 DED
Downtown
Specific Plan
Area
30 0 21 0 0 0 21
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
841 04 020
7780
Monterey
Rd
95020 0.44 DED
Downtown
Specific Plan
Area
30 0 0 0 13 0 13 86 Vacant,Public Uses Yes Yes No No
Opportunity
Site
841 13 022
Alexander St
west side),
south of Old
Gilroy
95020 3.62 CD
Downtown
Specific Plan
Area
40 0 50 0 50 0 100 43 Tra,Transportation,Railroad Yes No No No
Opportunity
Site
841 14 001
Monterey
St., south of
Ninth St
95020 0.55 DED
Downtown
Specific Plan
Area
30 0 16 0 0 0 16 69 Vacant,Urban Yes No No No
Opportunity
Site
841 14 006
6790
Monterey
Rd
95020 0.39 GD
Downtown
Specific Plan
Area
30 0 0 0 9 0 9
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
841 14 015
6320
Monterey
Rd
95020 0.55 GD
Downtown
Specific Plan
Area
30 1 12 0 0 0 12 01 Res,Single Family Residence Yes No No No
Opportunity
Site
841 14 036
6470
Monterey
Rd
95020 0.74 GD
Downtown
Specific Plan
Area
30 0 18 0 0 0 18 29 Mfg,Petroleum Products Yes No No No
Opportunity
Site
841 14 037
6380
Monterey
Rd
95020 0.77 GD
Downtown
Specific Plan
Area
30 0 18 0 0 0 18
10 Ind,Lumber & Other Bldg
Materials
Yes No No No
Opportunity
Site
841 14 081
6620
Monterey
Rd
95020 0.53 GD
Downtown
Specific Plan
Area
30 0 13 0 0 0 13
16 Ind,Non-Mfg,Combo Mfg &
Non-Mfg
Yes No No No
Opportunity
Site
841 14 083
6920
Monterey
Rd
95020 1.69 DED
Downtown
Specific Plan
Area
30 0 51 0 0 0 51 11 Ind,Warehousing,Public Yes No No No
Opportunity
Site
Agenda Item 9.2Page 675 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 315
Agenda Item 9.2Page 676 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 316
Table 91: Pipeline Project Sites
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
783 03 073
8340 Wintergreen
Court
95020 0.56 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 03 074
8350 Winter
Green Court
95020 0.63 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 03 081
8341 Winter
Green Court
95020 0.61 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 04 023
Hecker Pass And
Autumn Way
95020 22.4
Hecker
Pass
Special
District
Hecker Pass
Special District -
72 72 - Yes No No No
Pipeline
Project
783 52 032
8745 Wild Iris
Drive
95020 0.29 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 52 050
1975 Saffron
Court
95020 0.91 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 64 022 2331 Hoya Lane 95020 0.41 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 65 022 2354 Banyan Ct 95020 0.90 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 012 1870 Carob Court 95020 0.91 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 017 1820 Carob Court 95020 0.64 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 020 9145 Tea Tree Wy 95020 0.51 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 033
8971 Tea Tree
Way
95020 0.57 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 036 8955 Mimosa Ct. 95020 1.39 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 055 2282 Gunnera Ct 95020 0.82 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 027
9025 Mimosa
Court
95020 0.54 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 038
9005 Mimosa
Court
95020 0.72 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 035
8950 Mimosa
Court
95020 1.11 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
45 Projects consisting of multiple Consolidated parcels are noted here, with all parcels from the same project being listed with the same corresponding letter. The total units assigned to these consolidated projects are only listed in the first APN for that project.
Agenda Item 9.2Page 677 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 317
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
783 52 032
8745 Wild Iris
Drive
95020 0.29 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
790 07 007 95 Farrell Avenue 95020 0.90 C1
Low Density
Residential -
4 4 - Yes No No No
Pipeline
Project
790 17 002 9130 Kern Avenue 95020 2.54 R3
Neighborhood
District
20 C - - - 29 29 - Yes No No No
Pipeline
Project
790 17 003 9160 Kern Avenue 95020 1.00 R3
Neighborhood
District
20 C * * * * - * Yes No No No
Pipeline
Project
790 21 041 975 First Street 95020 3.82 C3
High Density
Residential - -
36 89 1 - 120 - Yes No Yes Yes
Pipeline
Project
790 35 053 307 Gurries Drive 95020 0.23 R3
Medium Density
Residential
20 - D - - - 1 1 - Yes No No No
Pipeline
Project
790 35 054 308 Gurries Drive 95020 0.04 R3
Medium Density
Residential
20 - D - - - 1 1 - Yes No No No
Pipeline
Project
790 66 057
108 Chickadee
Lane
95020 0.84 C1
Neighborhood
District - - - - -
12 12 - Yes No No No
Pipeline
Project
799 01 058
7851 Eigleberry
Street
95020 0.18 R2
Downtown
Specific Plan Area
10 1 - - - - - - Yes No No No
Pipeline
Project
799 06 049
7533 Monterey
Road
95020 0.12 HD
Downtown
Specific Plan Area - - - - -
3 3 - Yes No No No
Pipeline
Project
799 26 033 700 W 6th Street 95020 1.51 PO
Low Density
Residential - -
A - - - 19 19 - Yes No No No
Pipeline
Project
799 26 037 701 W 6th Street 95020 0.67 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 049 702 W 6th Street 95020 0.74 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 050 703 W 6th Street 95020 0.10 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 051 704 W 6th Street 95020 0.58 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 052 705 W 6th Street 95020 0.08 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 35 053 305 Gurries 95020 2.28 R-3
Medium Density
Residential -
2 2 - Yes No No No
Pipeline
Project
799 44 093
Intersection of
Filbro Dr and
Royal Way,
adjacent to 6695
Filbro Dr
95020 0.23 R3
Medium Density
Residential
20 B - - - 45 45 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 678 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 318
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
799 44 094
Intersection of
Filbro Dr and
Royal Way
95020 0.28 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 095
Royal Way, South
of 6690 Filbro Dr
95020 0.19 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 096
Royal Way, South
of 6685 Filbro Dr
95020 0.18 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 097
Intersection of
Royal Way and
Imperial Dr
95020 0.19 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 098
Intersection of
Royal Way and
Imperial Dr,
adjacent to 6670
Imperial Dr
95020 0.21 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 101
Royal Way, West
of 711 Antonio Ct
95020 0.00 R3
Low Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 109
Royal Way, West
of 711 Antonio Ct
95020 1.92 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 110
321 W Luchessa
Ave
95020 0.24 R3
Low Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
808 01 021 1410 First St 95020 7.60 R3
High Density
Residential
20 G - - - 202 202 - Yes No No No
Pipeline
Project
808 01 022
7890 Santa Teresa
Blvd
95020 1.67 R3
High Density
Residential
20 G * * * * - * Yes No No No
Pipeline
Project
808 01 023 1490 First St 95020 1.57 R4
High Density
Residential
30 G * * * * - * Yes No No No
Pipeline
Project
808 19 023
NW of the
intersection of
Miller Ave and W.
Luchessa Ave
95020 7.60 OS Glen Loma Ranch - 152 - - 152 - Yes No No No
Pipeline
Project
808 57 007
1265 Hernandez
Wy
95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 008
1255 Hernandez
Wy
95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 021
1290 Hernandez
Wy
95020 0.07 Glen
Loma
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 679 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 319
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Ranch
Special
District
808 57 022
1300 Hernandez
Wy
95020 0.09
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 025 1285 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 026 1275 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 030 1235 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 031 1225 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 039 1270 Qualteri Wy 95020 0.09
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 040 1290 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 041 1300 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 042 1310 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 680 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 320
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 043 1320 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - 8J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 044 1330 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 045 1340 Qualteri Wy 95020 0.09
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 046 6435 Juristac Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 049 6465 Juristac Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 050 6480 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 053 6450 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 054 6440 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 055 6430 Godani St 95020 0.10
Glen
Loma
Ranch
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 681 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 321
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 056 6420 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 057 6410 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 070
1305 Michael Bo
Ln
95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 072
1285 Michael Bo
Ln
95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 078
1225 Michael Bo
Ln
95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 084 1240 Mirassou Ln 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 089 1290 Mirassou Ln 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 093 1330 Mirassou Ln 95020 0.15
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 098 6390 Carsey Wy 95020 0.10
Glen
Loma
Ranch
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 682 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 322
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 099 6380 Carsey Wy 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 100 6370 Carsey Wy 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 106 1235 Mirassou Ln 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 112 1240 Bouret Ct 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 18 031
North Of Santa
Teresa, East Of
Syrah Dr, And
West Of Miller
Ave.
95020 31.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F - - - 172 172 - Yes No No No
Pipeline
Project
808 60 071 6811 Vintner 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 072 6821 Vintner 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 073 6831 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 074 6841 Vintner 95020 0.11
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 683 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 323
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 075 6851 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 076 6861 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 077 6871 Vintner 95020 0.15
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 078 6881 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 079 6891 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 080 6901 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 081 6911 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 001 7001 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 002 7011 Vintner 95020 0.11
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 684 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 324
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 003 7021 Vintner 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 004 7031 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 005 7041 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 006 7051 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 007 7061 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 008 7071 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 009 7081 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 010 7091 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 011 7101 Vintner 95020 0.13
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 685 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 325
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 012 7111 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 013 7121 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 014 7131 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 015 7141 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 016 7100 Vintner 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 017 7090 Vintner 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 018 7080 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 019 7070 Vintner 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 020 7060 Vintner 95020 0.15
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 686 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 326
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 021 7050 Vintner 95020 0.17
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 022 7040 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 023 7030 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 069 1470 Vinador Pl 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 037 1495 Winzer Pl 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 038 1485 Winzer Pl 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 036 1505 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 039 1475 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 054 1450 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 687 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 327
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 055 1460 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 056 1470 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 057 1480 Winzer Pl 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 015 1575 Hurka Wy 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 003 1490 Hurka Wy 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 004 1500 Hurka Wy 95020 0.15
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 019 1535 Hurka Wy 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 020 1525 Hurka Wy 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 021 1515 Hurka Wy 95020 0.13
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 688 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 328
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 022 1505 Hurka Wy 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 027 1540 Sawana Wy 95020 0.18
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 024 1510 Sawana Wy 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 026 1530 Sawana Wy 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 034 1525 Sawana Wy 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 58 005
GLR Specific Plan;
Northeast Of
Santa Teresa &
West Of Miller
95020 36.92
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
34 34 - Yes No No No
Pipeline
Project
808 43 002
NE of Santa
Teresa Blvd S of
Club Dr
95020 8.83
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
59 59 - Yes No No No
Pipeline
Project
808 39 066
6151 Thomas
Road
95020 6.32 R1
Low Density
Residential
1 14 14 - Yes No No Yes
Pipeline
Project
808 43 003
Club Drive, North
Of Santa Teresa
Drive
95020 2.79
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - 4 4 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 689 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 329
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
783 52 019
8772 Foxglove
Court
95020 0.40 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 52 018
8762 Foxglove
Court
95020 0.35 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 55 008
7430 Sunningdale
Way
95020 0.23 R1
Hillside
Residential
1 1 1 - Yes No No No
Pipeline
Project
810 56 012
7201 Eagle Ridge
Drive
95020 0.57 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 56 014
7221 Eagle Ridge
Drive
95020 0.25 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 56 015
7231 Eagle Ridge
Dr
95020 0.92 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 57 024
2031 Portmarnock
Way
95020 1.34 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 57 029
2030 Portmarnock
Way
95020 0.43 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 59 997
SW Of Santa
Teresa, S Of
Ballybunion/S.Ter
esa
95020 1.18
Hecker
Pass
Special
District
Medium Density
Residential -
6 6 - Yes No No No
Pipeline
Project
810 66 012
1520 Hecker Pass
Highway
95020 3.81 RH
Hillside
Residential
0.5 20 79 1 - 100 - Yes No No No
Pipeline
Project
810 72 022 6545 Eagle Ridge 95020 0.29 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 72 026
6585 Eagle Ridge
Court
95020 0.44 PF
Downtown
Specific Plan Area
1 1 1 - Yes No No No
Pipeline
Project
841 02 009
7888 Monterey
Road
95020 0.30 R3
Low Density
Residential
20 12 12 - Yes No No No
Pipeline
Project
841 03 062 395 Lewis Street 95020 0.92 R1
Low Density
Residential -
4 4 - Yes No No No
Pipeline
Project
841 14 007
6730 Monterey
Road
95020 1.01 GD
Downtown
Specific Plan Area -
K 20 73 1 - 94 - Yes No No No
Pipeline
Project
841 14 008
6680 Monterey
Road
95020 1.41 GD
Downtown
Specific Plan Area -
K * * * * - * Yes No No No
Pipeline
Project
841 14 009
6630 Monterey
Road
95020 0.47 GD
Downtown
Specific Plan Area -
K * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 690 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 330
APPENDIX C: OUTREACH
September 8, 2022
Survey results for the City of Gilroy as of September 8, 2022
English Responses: 367
Spanish Responses:143
Total Reponses: 510
Q1. Please identify your relationship with the City of Gilroy. (Choose all that may apply)
Total: Answers = 506; Skipped = 4
English: Answered = 366; Skipped = 1
Spanish: Answered = 140; Skipped = 3
Q2. How long have you associated yourself with Gilroy?
Total: Answers = 500; Skipped = 10
English: Answered = 363; Skipped = 4
Spanish: Answered = 137; Skipped = 6
1%
38%
1%
7%
13%
5%
15%
3%3%
5%
3%
2%
5%
0%
66%
1%
7%
6%4%
18%
7%
3%
9%
5%
3%
8%
3%
10%
1%
17%
44%
11%
27%
0%
4%
2%2%2%
3%
0%
10%
20%
30%
40%
50%
60%
70%
Total Responses English Spanish
1%
3%
15%
18%
63%
2%2%
15%14%
68%
0%
3%
15%
20%
62%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Not Applicable Less than one year 1 to 4 years 5 to 10 years 10 years or more
Total Responses Spanish English
Agenda Item 9.2Page 691 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 331
Q3. Based on the map above, please indicate in which part of Gilroy you live, work, or spend the
most your time in. (Select one)
Total: Answers = 497; Skipped = 29
English: Answered = 360; Skipped = 7
Spanish: Answered = 120; Skipped = 23
Q4. Please share your age.
Total: Answers = 504; Skipped = 6
English: Answered = 363; Skipped = 4
Spanish: Answered = 141; Skipped = 2
5%
10%
10%
9%
18%18%
10%
6%
7%7%
0%
2%
15%
9%
13%
14%
7%
9%
18%
12%
6%
13%
9%9%
19%19%
10%
6%
4%
6%
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
1 2 3 4 5 6 7 8 9 10
Total Responses Spanish English
Agenda Item 9.2Page 692 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 332
Q5. Please share your race/ethnicity. (Choose all that apply)
Total: Answers = 501; Skipped = 9
English: Answered = 363; Skipped = 4
Spanish: Answered = 138; Skipped = 5
English Responses
White/Mexican
American
Mexican/German
Asian Indian
White/Hispanic
American
Mixed
Southeast Asian
Q6. Please specify the primary language and any other secondary languages spoken in your
household:
Total: Answers = 491; Skipped = 19
English: Answered = 357; Skipped = 10
Primary Language: English 338, Spanish 17, Chinese 1, Thai 1
3%
16%
28%
18%
17%
9%
5%
4%
7%
16%
37%
20%
14%
4%
1%1%1%
16%
25%
16%
18%
11%
6%
5%
0%
5%
10%
15%
20%
25%
30%
35%
40%
18-24 25- 34 35-44 45- 54 55-64 65-74 75+Prefer not to say
Total Responses Spanish English
35%
1%
6%
44%
2%1%
10%
1%
53%
1%
8%
28%
2%1%
15%
2%1%0%1%
95%
2%
0%1%0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
White or Caucasian Black or African
American
Asian or Asian
American
Hispanic or Latino
Another race
American Indian or
Alaska Native
Native Hawaiian or
other Pacific
Islander
Prefer not to say Other (please
specify)
Total Responses English Spanish
Agenda Item 9.2Page 693 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 333
Secondary Language: Ahmaric 1, English 23, Filipino 1, French 2, Hindi 1, Italian 1, Kutchi 1, Portuguese 1, Punjabi 1, Spanish 72, Tagalog 1, Thai
1, Urdu 1, Vietnamese 1
Spanish: Answered = 134; Skipped = 9
Primary Language: English 13, Spanish 120, Amuzgo 1
Secondary Language: English 54, Spanish 13
Q7. How many people including yourself live in your household?
Total: Answers = 499; Skipped = 11
English: Answered = 364; Skipped = 3
Spanish: Answered = 135; Skipped = 8
Q8. Please select all that apply to you:
Total: Answers = 498; Skipped = 7
English: Answered = 363; Skipped = 4
Spanish: Answered = 140; Skipped = 3
Q9. Please share the total annual household income for all adults in your household:
Total: Answers = 501; Skipped =9
7%
20%21%
23%
14%
8%
4%
3%
9%
25%
23%
22%
10%
5%
3%3%
0%
7%
14%
26%
25%
20%
7%
1%
0%
5%
10%
15%
20%
25%
30%
1 2 3 4 5 6 7 or more Prefer not to
answer
Total Responses English Spanish
3%
11%10%
7%
3%
2%
17%
34%
5%
3%3%2%
19%
9%9%
5%
4%
17%
66%
6%6%
3%
12%
6%
29%
13%
3%
0%
44%
8%
10%
1%
7%
0%
10%
20%
30%
40%
50%
60%
70%
None apply to
me
I am a senior
65 years or
over)
I live in a
household of
more than 5
people
I am a single-
parent with
children at
home
I am disabled I am a veteran I am a renter I am a
homeowner
I am a student I have been
homeless
Prefer not to
answer
Total Responses English Spanish
Agenda Item 9.2Page 694 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 334
English: Answered = 363; Skipped = 4
Spanish: Answered = 138; Skipped = 5
Q10. Please select up to three (3) of the following groups who have the greatest need for housing
and related services in the Gilroy.
Total: Answers = 458; Skipped = 52
English: Answered = 324; Skipped = 43
Spanish: Answered = 134; Skipped = 9
English Responses
The rest of everyone on this list……….
Three choices are not enough
people who make too much for low income and not enough for regular housing market. (having to make 3x the rent in
order to rent)
People who already live in Gilroy
People of all ages and income
Those working at least part time, with good credit.
Survivors of Gender Based Violence
27%
12%
15%
13%14%
18%
12%
10%
18%19%19%
22%
65%
15%
8%
1%1%
11%
0%
10%
20%
30%
40%
50%
60%
70%
Less than $45,999 $46,000 to $75,999 $76,000 to $120,999 $ 121,000 to $180,999 $ 181,000 or more Prefer not to answer
Total Responses English Spanish
12%
8%7% 7%8%
17%
9%9%
7%
3%3%
10%
1%
37%
16%
21%
12%
24%
45%
33%
36%
16%
11%
5%
39%
5%
35%
41%
12%
34%
23%
62%
18%
5%
27%
3%
20%
16%
1%
0%
10%
20%
30%
40%
50%
60%
70%
Total Responses English Spanish
Agenda Item 9.2Page 695 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 335
Persons with mental health disorders.
High end housing
We are overpopulated and not enough community infrastructure and commercial retail space is available. Should be
spending money to fix the roads and cleanup the town. Make the city and downtown area more representable, modern
and safe… rather than continuing to build home and low income housing. Gilroy needs to establish a worth and community
value, not just cram everyone into the city and let it go downhill
I am not qualified to accurately answer this question
disabled mental health
Homeless
Homelessness doesn't discriminate. Homelessness occurs within every group.
Middle income families
People who already live here
Spanish Responses
Family making less than 80,000
Q11. Please select up to three (3) of the following groups who have the greatest need for housing
and related services in the Gilroy.
Total: Answers = 458; Skipped = 52
English: Answered = 325; Skipped = 42
Spanish: Answered = 133; Skipped = 10
English Responses
Builder / developer price gouging
Lack of town center in GLR
Affordable rent.
No infrastructure to support
Section 8
Over developing in areas not intended. Housing causing traffic congestions
Home prices
Getting too crowded in Gilroy. Have enough housing. Not enough services and infrastructure to support current growth let
alone future growth. Don’t want to become another San Jose. Keep open spaces and rural community.
16%
23%
13%
2%
7%
4%
7%7%
18%
4%
37%
58%
36%
5%
15%
8%
20%
22%
56%
14%
57%
77%
34%
4%
27%
18%
13%14%
40%
3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Total Responses English Spanish
Agenda Item 9.2Page 696 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 336
city services and infrastructure stretched with current housing being built
parking
Irresponsible development outpacing water and services budget supply
substance abuse, mental health issues
no opinion
Unrealistic costs. Cost of housing compared to income.
poorly planned neighborhoods
Landlords that don't follow laws
Single story
Homeless encampments
Lack of funding from the State for Section 8
Dining/entertainment for residents
Too many homes are being built in the city and we are getting overpopulated. But only is there too many homes being built
causing overpopulation and causing major traffic, it enough retail and commercial areas/plazas and schools are being built
to compensate for the increasing population. Too much new homes being built and too much low income housing being
built. Too
Literally all those plus more. I can be considered to "make enough" but that doesn't reflect the responsibilities or hardships
we are all going thru and I've had to choose do I pay rent or pay my cell phone bill or put food on the table for my dying
grandparents. rent prices are terrible and can be increased at anytime and if u fight about it u lose your home
No help for domestic violence victims with kids
Too many affordable housing units being built
Renting with no dogs
No enough infrastructure to support new and existing housing
lack of creative solution
Too many condos/apts/townhomes being built
South Gilroy housing units explosive growth is straining the necessary retail support needs for grocery and pharmacy needs
to support all the new market rate housing coming on line not to mention the infrastructure of roads, water, sewer and
electrical grids. We continue to experience PG & E outages because of the service grid not keeping up with expansion
Lack of affordable housing
insufficient planning for current and future water scarcity
Allowing housing with little or no open space. Inadequate roads/highway to support the number of cars already on the
road.
Lack of ELI affordable housing
Infrastructure
Education and resources.
Shopping center / grocery stores
Undocumented folks who can’t get a job
We need affordable housing - not selling the dream of homeownership. The developers are using loopholes to
overabundance us with housing in categories well above the 2040 quotas by throwing in a few token BMR units so the
development can't be denied. They should NOT be able to build in categories above quota when the other categories are
under 100%.
Inadequate water supply; Deficit growth with housing boom; Loss of open space and farm land
Low income housing is abused by many people who abuse the system & have no intention in finding employment. Many
of these same people bring crime into our neighborhoods and make it dangerous for everyone else living in the city. I think
low income housing should be available to people who are carefully screened to verify they don’t have a history of living in
low income housing. They should only be allowed 6 months to 1 year and then be off the system. There are too many jobs
available to be unemployed or underemployed. People who abuse the system take away from people who actually need
the assistance and do not want to stay in assistance.
Price
Mentally Ill, drug addicted
This is America. Capitalism works. Stop interfering.
Permanently parked motor homes in side streets.
Cost of housing
Spanish Responses
I would like to see the city of Gilroy working more to fix the problem with the high cost of rent.
Agenda Item 9.2Page 697 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 337
very expensive rent
Very demanding owner
More accessible costs
Q12. In your opinion, please note which of the following housing types are missing or most needed
in Gilroy. (Select all that apply)
Total: Answers = 454; Skipped = 56
English: Answered = 322; Skipped = 45
Spanish: Answered = 132; Skipped = 11
Q13. Select your top three (3) programs to improve housing access in Gilroy.
Total: Answers = 431; Skipped = 79
English: Answered = 304; Skipped = 63
Spanish: Answered = 127; Skipped = 16
8%
4%5%4%
3%
7%
4%
6%6%
5%
9%
7%8%
7%
9%
7%
30%
19%19%19%
9%
30%
14%
18%
26%
12%
43%
40%
43%
32%
39%
37%
42%
17%
22%
16%
19%
28%
21%
46%
28%
50%
28%
13%
19%
23%
37%
20%
0%
10%
20%
30%
40%
50%
60%
Total Responses English Spanish
Agenda Item 9.2Page 698 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 338
English Responses
Housing for extremely low salaries
More Senior Housing and middle-income (not low-income) housing options
replace single houses by townhouses or at least duplexes, need more green spaces around buildings for trees
Rent control
On city owned land install a "tiny" homes project.
Less residents
Convert large single family homes to group homes and halfway houses
Section 8
Over charging on rent. Should be based on gross income
choices are too one-sided. what about current residents??
Honestly housing numbers fine just need to lower prices and build more business for local jobs and fix downtown and add
community center like MH to add revenue
Don’t need more housing unless to help young adults getting started.
tiny house communities
Workshops/incentives to ad ADU
We don't need to build more houses until we have water.
Stop building! We have too much housing and not enough resources
Standardize process approval for projects by setting community set standards that satisfy community needs
Affordable opportunities should be made for those who work, but cannot afford because it is too expensive (costs, rates,
etc.)
Restrict high density housing and keep low income to a realistic need, not exceed
Promote creation of well-paying jobs for existing residents
Fix the existing roads, why was Santa Teresa not built out to its original design 4 lanes all the way
Provide a safe parking facility
Not to build low income units without adding amenities
Use affordable housing in-lieu fees to offer down payment and mortgage rate assistance.
Offer working middle class financial backing to be able to purchase homes
Collaborate with developers to extend preferences to survivors of gender based violence
Middle income earners are being left out of the conversation. Too much money for affordable housing, but not enough for
a down-payment. What gives?
city-managed subsidies for housing choice
18%
15%
23%
11%11%
15%
6%
33%
40%
63%
24%25%
39%
21%
70%
29%
41%41%
29%29%
4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Extend resale, rental,
and ownership price
controls on existing
affordable units
Provide incentives to
housing developers
that restrict a portion
of units to be
affordable
Require affordable
housing units in new
developments
Allow more higher-
density (multi-family)
housing
Simplify the process to
approve projects (e.g.,
rely less on public
hearings to approve
housing projects)
Provide access to low-
cost pre-designed plans
for Accessory Dwelling
Units
Other (please specify)
Total Responses English Spanish
Agenda Item 9.2Page 699 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 339
Perhaps landowners of the Outlets and other shopping centers would be willing to redesign the buildings to include living
spaces, since retail is struggling these days. They would have to hire an architect, so that the redesign looks inviting. This
would benefit the businesses as well, since residents would have an easy walk to shopping.
Low income or free help for tenants
incentives' for ADU's
Streamline permitting process for building ADUs
More financial help with rent for low income families
Invest in the community and infrastructure, not more homes. Take care of the town and existing residents, and not lure
more crowds into town and have it be overwhelmed.
The problem is NIMBY and as long as residents are allowed to vote on these projects. We will never reach affordable housing
because it affects their assumed property values. Every California owner only cares about their property value not the status
of their neighbor
Help domestic violence victims with housing
Better plan additional housing to be integrated with essential services like food and transit to reduce traffic congestion
while also increasing housing availability.
improve infrastructure
Gilroy is crowded enough. We don't need more building.
Stop stack-n-pack units. If Gilroy wants to grow, expand the city not put more people in a smaller space.
Build low-cost/high density housing in areas near shopping centers/grocery stores. Building low-cost housing in areas
where one would need a vehicle to get to shopping is just plain dumb and poor planning.
Please do not approve anymore high density housing. We have way to many of these as is.
Prevent landlords to increase rent prices
Prioritize housing for the homeless
permanent supportive housing in Gilroy
We do not need to build housing in every plot of open land. What makes Gilroy so beautiful and what makes it stand out
are the open areas that are around the city.
Allow BMR owners empty nesters to rent extra rooms in their home without being penalized. Allow them to build ADUs
without adding restrictions.
The city needs more amenities like larger grocery stores. Morgan Hill has 3 large spacious store with 10K less in population
than Gilroy. You are overcrowding the area of First Street, Santa Theresa, and Hecker Pass. Where are the amenities?
smart planning
Create more units and access to "truly" affordable housing, geared at ELI
Education/resources for youth and young adults for homelessness prevention, and housing options from renting
apartments, to roommate living, etc.
Address the homeless encampments and escalating crime
Housing for middle income
Developers need to be required to build in the categories that have not met 2040 quotas before being allowed to build in
categories that are above 100% of 2040 quotas. They need to actually focus on creating affordable housing - rentals before
homeownership - before allowing developers to build homes - they don't build affordable housing as it's not as profitable
as the homes for sale. They also need to be required to build adequate parking along with the developments - our situation
out here at the butt end of the county and being rural has different needs than those in bigger cities - the current criteria
does not fit the needs of Gilroy that most developers and some city council members are pushing for. We do not need more
housing in the categories above 100% of 2040 quotas - we do need more affordable rentals. No more mega monstrosity
developments until there is adequate affordable housing - then the housing developments can start up again. Why is
everything geared to the developers, who already use loopholes to overabundance us with the mega monstrosities??
Attract more good jobs, not more houses!
I think Gilroy has enough housing as is. I would prefer to eliminate low income housing that has a history of police
involvement. I prefer larger city’s like San Jose to create additional low income housing. I left San Jose to get away from the
homelessness & transient issues that run rampant in San Jose.
We should not encourage the homeless to congregate in Gilroy. Living in Gilroy is not a God given right.
Tiny Homes with support services
Need more grocery stores and highway widening before building more houses. I have been grocery shopping in Morgan
Hill. The grocery stores here are always packed, day and night.
Gilroy does not need more affordable housing. If it is not affordable as is then moving to another city should be the option.
Gilroy is already too crowded and the road access has not been expanded to accommodate. None of the above programs
are necessary nor will improve Gilroy.
Stop building homes. We are too crowded. If you have to build single family homes not monster homes (2 stories 3000 sq
feet) simple single family homes
Agenda Item 9.2Page 700 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 340
Make incentives for townhomes
No high density housing.
Spanish Responses
Control price on rent and deposits.
Extremely low income housing.
Extremely low income housing.
More low-income apartments.
Help with all the requirements they ask for to rent a place. Help with that because ultimately they exaggeratedly ask for so
many requirements to sell an apartment or house
Q14. What types of programs or activities do you believe the City should implement in the 2023-
2031 Housing Element to address housing needs? (Select your top 3 recommendations.)
Total: Answers = 446; Skipped = 64
English: Answered = 316; Skipped = 51
Spanish: Answered = 130; Skipped = 13
English Responses
Promote public transit options to new home communities
Section 8
Low income apartments based on gross income
Offer housing being built to LOCAL teachers, law enforcement, firefighters
Please stop building more houses until we have more water.
Stop building, we don’t have enough resources
Promoting affordable sustainable housing that moves towards 100% solar power that can be used to give back to the
community
22%23%
21%
24%
16%
21%
17%
19%
12%12%
14%
19%
6%
16%
22%
28%
39%
21%
32%33%
26%
16%
12%
11%
28%
10%
63%
54%
28%
24%
28%
25%
0%
28%
21%22%
43%
23%
3%
0%
10%
20%
30%
40%
50%
60%
70%
Total Responses English Spanish
Agenda Item 9.2Page 701 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 341
Promote creation of well-paying jobs for existing residents
Build more grocery stores, etc to accommodate all types of income. Gilroy is only building low income units and forcing the
existing residents to go to Morgan Hill to grocery shop
Inclusionary housing ordinance for all new and rehabbed residential development
senior units
HABITAT FOR HUMANITY HOUSING
give low or free help to tenants
Provide incentives for developments that include units that are affordable to Extremely Low-income households
Provide money to Infrastructure and planning BEFORE adding any housing
Prevent overcrowding and stop building new affordable housing complexes where they are squeezed in and increase crime
in a relatively safe area.
We need to invest in the value of our city and make it better and cleaner. More retail businesses and better quality
educational system. Good rated schools
Help CURRENT RESIDENTS WITH PROSPECTIVE HOUSING COSTS.
Get out of CA housing plan and determine city's own future. We need to remain a community, not become another suburb
of San Jose
Allow BMR owners that are now empty nesters to rent extra rooms in their home without being penalized. A lot of them
have big yards to build ADUs.
Increase ELI affordable housing
Extremely low-income need truly affordable rents
Add amnesties that compensate all the building going on in the west side. More grocery stores. Morgan hill has well
managed and clean, large grocery stores with lots of parking
Support city infrastructure
We need to care of those that are here, before we try to attract others to move here.
We need to re-zone to incentivize dense housing near transit.
Stop all single-family detached house construction immediately, and re-zone for small businesses and jobs.
Please take care of the homeowners who already live in Gilroy & update the existing neighborhoods. Stop trying to bring in
more low income / subsidized living, it mainly attracts the type of people who do not have anything invested in this city and
when you have no skin in the game, you don’t care what your “free” home or the city looks like.
Incentivize the splitting of large plots - 1 to 5 acres - into subdivisions for Miri houses for homeless. This will mix homeless
with regular society rather than putting them in concentrated areas where they are pressured into continuing or starting
bad choices.
More lower income housing for current residents
Provide enough parking for these apartments. They overflow in to the neighborhoods and detracts from the neighborhood
There are many places to move that is more affordable and less crowded than Gilroy. We do not need to continue to cram
more housing units of various types into our already full city.
Spanish Responses
A park for children with special needs.
housing for loving adults with non-severe disabilities.
to rent or Buy a house or where to live
A park for children with special needs. Including all the children.
Q15. Please describe any other considerations, policies, or programs the City should consider
here:
Total: Answers = 131; Skipped = 379
English: Answered = 119; Skipped = 248
Spanish: Answered = 12; Skipped = 131
English Responses:
Need case managers who do not discriminate or only help who they want.
Safe Park, transitional housing, family homeless shelter
Lower taxes on single family homes
There are too many badly planned housing developments like the one next to the armory on Wren or by the south sports
park, 3' setbacks do not allow plants to improve climate control. Townhouses would be a much better option.
Low income rent control. The moreover income can save the sooner we can vacate the unit to home ownership
More affordable Recreational Programs for all ages
Agenda Item 9.2Page 702 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 342
The city of Gilroy is sprawling everywhere and it's sad to see. Gone are the nice areas around Christmas Hill Park. Filling
every green space with housing is idiocy. I've seen this in city after city, most recently Morgan Hill. They built high density
housing on Monterey that look like prison barracks. And what followed was a whole host of problems, gun shots all hours
of the day and night, constant police calls, harassment of established single home residents, a plethora of non working
street walking thugs. Morgan Hill used to have the criminal element that rented hotel rooms and worked their crimes. Now
the city council decided to invite them to live in the city by building huge multi people cramped high rises. It was a bad
decision by the city council, one that I would hope Gilroy would be smarter about. Lets talk about infrastructure - we don't
or won't have water for increased housing. We are all cutting back drastically now! How can you allow developments to
keep building without addressing the water issue. Even the water we have is polluted with high nitrates. Don't buckle under
to developers and the lure of more tax dollars. You'll be spending far more in city services than you will ever gain. It's time
to put out the "NO VACANCY" sign.
The City must take responsibility for the fact that it’s community that is homeless is THEIR responsibility and their people.
The City needs to immediately find sites for emergency housing, tiny homes etc and stop making excuses for why they
won’t. One I hear often is prioritizing parking over housing site options. We’ve done too little for too long!
Without sufficient water resources, this area can't support any additional citizens
More police
Co-join as many programs that would help fund the housing we need
Allow below-market housing by right
Most housing requires 3x the rent or more which makes it difficult for people to get into and keep housing. Minimum wage
is not comparable to coat of living
Section 8
Helping first time owners, who live and work in the town
All current apartments should have ac units especially low income apartments
traffic and congested street parking
Again housing numbers are fine, need to build up business and downtown. Expanding faster then infrastructure sewer,
water etc and PD and Fire. Let’s focus on being able to take care of what we have before expanding more. Cart behind the
horse rather than ahead of it
Support improvements on Monterey and build apartments / condos in the downtown area.
make tiny home communities on vacant lots
Stop building until we are out of the drought.
Stop building, we don’t have enough resources and we are destroying the land around us!
Public transportation, water shortage with increased housing
There should be stricter rules, consequences, for the people who are living in our street who collect a bunch of junk. Those
living conditions are a hazard to the community members who live around it to see it, smell it and live around it; putting
their/families at risk. The city of Gilroy and law enforcement should be able/allowed to enforce fines, incarceration of those
who are not following rules/penal codes.
Stop accepting money in exchange for homeless groups to be bussed and left on our streets. Bus them back to where they
came from and clean up the camps. What has happened is terrifying.
In any development there should be required large open spaces for families to enjoy. The city should be having ideas about
where to put more open parks for families, children to go and enjoy
Stop all new housing construction. Extend recycled water to existing homes for landscape use. Subsidize grey water use for
landscape. Promote creation of well-paying jobs for existing residents.
how to overcome objections to changing nature of neighborhoods in line with State focus on Affirmatively Furthering Fair
Housing
Gilroy is already overcrowded. Bringing in low income housing will lower the value of the current residents who worked so
hard to buy their homes.
Better roads so traffic moves and you can get to and on 101
A safe parking facility as a bridge between homeless and housed
Gilroy needs more amenities for all the additional housing being built. No one ever addresses this issue. There is never an
answer.
Single individuals or small workforce families 2-3 should have more help so they can get better jobs or just not be homeless.
It's crazy that you have to be a single no income person on this city to get any help with access to subsidies or other
programs.
Inclusionary housing ordinance
Policies to address the needs of people with mental illness
Minimize construction red tape
Whatever programs the city supports, the support should be for working class families - i.e., support wage earners first.
Agenda Item 9.2Page 703 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 343
There is a need for inclusionary housing ordinances in the City of Gilroy. As far as available resources, the City does not
have full-time Detox/substance abuse facilities or services (we just have a mobile unit that comes into town 1 day per week.)
Down-Payment Assistance to Middle Income work force.
Rent control especially for low income seniors
Zoning for high density housing downtown and near Caltrain and bus lines.
Consider aesthetics (like landscaping, open space, architectural beauty, comfort, and eco-intelligence) in ALL new and
rejuvenated construction. Such aesthetics make for happier residents throughout the city, in addition to the individual
neighborhood.
Community volunteers help seniors with painting their houses, etc.
Program for Single Parents & Seniors affordable housing.
renters need free help dealing with landlords who are not ethical
Control affordable pricing.
Establish a Safe Parking Program at 8th and Alexander
Sanctioned encampments land/areas for people/families who are living in vehicles/oversized/RV’s(and in transition of
finding more permanent housing.)
Safe parking program
I think the most immediate need is for safe parking programs like the one in Morgan Hill in Gilroy
Current and new affordable housing units should have an overseeing board to improve quality and safety of individuals
and families living there
Studies, planning, to City of Gilroy’s infrastructure is required followed by funding then changes. The city’s water, sewer,
power, garbage, and school require attention. The police department needs to be increased now. The current department
is useless as they make no efforts to stop crime, or murders. The downtown buildings on Monterey Rd. are substandard.
The retail and food is lost to Morgan Hill and San Jose.
The city needs to stop taking cash grabs and refuse the new building of affordable housing duplexes. The city is small and
already overcrowded. This needs to stop. It is entirely unfair to residents that have lived here more than a decade that now
have to deal with the influx of new residents and yet no increase to general infrastructure. Where are the better roads?
More schools? If you want to be greedy as a board and continue taking money grabs, at least fix the city’s infrastructure
before you allow crime and overcrowding to befall us all.
Put pressure on the State or County to provide more Section 8 funding in order to help more people with their rent.
Slow the growth of construction like Morgan Hill does
Stop building new homes and low income housing communities. We need our town to be safe and modern and be of high
value. More retail spaces, shopping plazas, entertainment
I have grown up and loved in Gilroy and Morgan Hill all my life. During the 2008 housing crisis I was pushed out of my home
forced from Morgan Hill to Gilroy and in 2021 I was officially pushed out of Gilroy to move out of state across country to
find affordable and up to code homes. It breaks my heart to leave behind my family my friends and the only place I've ever
called home. My family history goes back over 120 years in Gilroy Morgan Hill and Hollister. That is my home and to struggle
for years to desperately cling to something that clearly doesn't want to keep around is sad. You talk about bringing incentive
programs for prospective residents but why aren't you serving the ones you have? Please put in things to do in town for
families, kids, teens, and adults alike. Don't cater to the rich they have enough.
More rent controlled apartments, public housing Q&A, housing workshops to prepare prospective buyers build timelines.
Programs to help people apply for housing and not be discouraged
Have more income based housing
Please limit the number of affordable housing units being built. Gilroy has set this quota at 59%, which is much higher than
the rest of Santa Clara county. Too many affordable housing units will lead to overcrowding and crime. Plus, we simply don't
have the infrastructure to support an influx of new residents. A lot of the streets are single lane, which is already leading to
traffic problems during peak hours.
Too many low income housing will negatively affect current homeowners who have worked so hard to purchase and
maintain their home. Our rights to maintain our home value need to be protected too.
make tiny home communities on vacant lots
I cannot stress enough the fact that the current housing being built is often far from basic things like schools, food/groceries,
and good public transit. Without integrating these things into new community developments, the city will have increasingly
terrible traffic and turn into a smaller version of the San Jose area, which is ridiculously congested.
Gilroy doesn't need to attract more homeless.
make sure people who are getting support from the county actually need it--way too much abuse of the housing program
Realistic infrastructure needs for housing and business growth to support outlaying areas expansion
Tenant protections against evictions that lead to more homelessness.
Gated parks with cameras
More options for homeless housing/encampments.
Agenda Item 9.2Page 704 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 344
Homeless programs need to be set up for our community. People are living in their cars in our neighborhood parks, on
our county creeks and our city streets. It becomes a very unsafe environment for people just trying to enjoy our community.
We need to keep moving these encampments off our city and county areas so they reach out to programs being provided
for them.
Please no more duplexes or apartments. Gilroy has been attracting a lot of people who commit petty crimes. I think if you
allow more high density housing crime will get worse. We already have more than enough people living here. Let’s instead
concentrate on our homeless problem as well as use funds to spruce up the Gilroy we already have. The streets do not
need anymore people on them it’s congested enough all ready. The grocery stores are always packed as well. We do need
anymore housing.
Cleaning up the homeless problem
People with disabilities and seniors are who are on fixed incomes are being left out of the planning very often. Limited
funding for rental assistance and accessing it is very difficult if you are not the agency holding the purse strings.
Undocumented workers and seniors with little income are also being left out of the equation
A solid plan for housing the homeless, including a plan for the homeless with pets or those that do not want to participate
and insist on living in tents
Designate a staff associate to housing and funding availability from county and state programs.
This City is behind in creative ways to house the homeless. Think Tiny houses, church parking spaces for families to have
safe overnight stays, even if it’s their cars and have services there; etc.
I believe we must address housing needs of low income, very low income, and unhoused people. I believe all other new
housing should be proven sustainable before approved for building. California is facing resource scarcity issues--notably
water shortages--which must be built into planning.
We do not need to build housing on every open piece of land. Keep Gilroy beautiful. There is a responsible way to build
homes.
Allow BMR owners that are now empty nesters to rent extra rooms in their home without being penalized. A lot of the have
big yards to build ADUs.
Restrict the number of housing units being built. Gilroy is growing too big and a majority of its residents do not work in the
area or support living here. Everyone is on the road for more than two hours to and from work in Silicon Valley. We need
better transit systems and better road conditions before allowing more people to move to Gilroy and travel on an already
inadequate highway system.
Need more amenities. Y developing the land around the outlets with businesses, it would bring income into the city
Consider impact on current residents and impact on traffic, fire and police infrastructure, water needs and environment.
Infrastructure. As a member of the Gilroy community, we need to have a town where we feel comfortable in and is
sustainable. Everything is crumbling around the city and why bill more when the cost to live here is not affordable.
Referencing the utilities like water garbage and PG&E. They are skyrocketing and at the same time nothing is being done to
maintain these systems except increase pricing on the homeowner. Our downtown looks like shit and no one wants to visit
it. We need restaurants and nice parks roads. We can’t build more housing without supporting the surrounding areas
I see so many of my peers experiencing homelessness because after their parents or whomever they lived with moved
away, or their loved one died, they had no idea what to do. I experienced homelessness myself as a child, again as young
adult, and now live in constant fear of not having somewhere to be safe or rest my head. I don't have any kids and make
less than 30, 000 year so there just isn't any resources for me. And if there are, it should be easily available information. All
I see is list with apartment phone numbers. Just not enough education on this very important matter. Thankyou.
Do not continue to expand Gilroy with new builds without updating our infrastructure and businesses -traffic is terrible, the
houses and neighbors we do have aren’t nice, both of our major grocery stores are right next to one another, current
residents need better quality of life before we grow
Renters must make 3x rent amount to qualify for an apartment is impossible in most cases! Finding other ways to qualify
Homes for seniors, single stories, 55+ adult communities.
Coordinate county services with new affordable housing to house homeless individuals
Expand our amenities on the west side. The city is forcing us to shop in Morgan hill because we have no consideration for
expansion except to add more housing
I get $1000 a month for disability my rent is $1000 in the trailer park I can’t make ends meet soon I will be homeless
Need supervised housing for small groups of mentally ill who can't adequately care for themselves or take their medication
reliably.
Sports programs for the young to teenagers
Don't allow apartments to be built right next to nice single family homes.
Most of us moved to Gilroy for the small rural town vibe - we do not want to be the next big city with big city problems. The
2040 quotas arbitrarily assigned by the state politicians who are totally out of touch with "our “reality will double Gilroy’s
population. We need to preserve the small town feel rather than give in to mass growth- we need smart growth, not
overgrowth.
Beautification of Old Gilroy, paving, implement Standard for apartment appearance.
Agenda Item 9.2Page 705 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 345
I'd love to see an aggressive effort to up zone our main downtown commercial areas to allow residential/mixed retail. We
should build strong transit links to the job centers in Santa Clara County.
Stop all single-family detached house construction immediately, and re-zone for small businesses and jobs.
No new housing! We need good restaurants with outdoor seating. More grocery stores such as Whole Foods. And a
downtown renovation, and we need to preserve the open space we have. No new housing projects!!
Plan housing with transportation connections, plan for active transportation, consider climate change needs
I wish the city would install speed bumps down high traffic roads such as Wren Ave. Drivers have no regard for the speed
limit or kids playing/walking in the area. High speed drivers are a safety concern and a noise nuisance.
Inclusionary ordinance
There needs to be affordable and low income housing in all areas of Gilroy, not just the north area. It is like the west side is
exclusive and does not allow homes in that area. For too many years Gilroy has focused affordable low income housing in
North Gilroy
Stop growing the city so quickly and fix the existing issues. We don’t have enough grocery stores here. We don’t have
enough police force available. All this excessive building is just bringing more crime to the area. We are no longer a safe
city. Have you seen all these new people drive around here like we are in a Grand Prix. These new housing are not doing
anything if but making our infrastructure worse. They are not bringing new kids to schools locally because they can
commute with kids. Our district is broken, work on that. We can have six Starbucks but not enough places to buy food?
Focus on the city improvements first
Buy the large plot on las animas and create a better tent area with drug control, security, showers and laundry
Rent too high
There are more affordable places to live. It isn't any city's responsibility to make their location a handout resource using
hardworking taxpayers earnings.
Build affordable housing in a nice community
Please add Safe Park with support services
It’s become increasingly difficult for just the regular service employer (truckers, utility workers, health care admins) to qualify
for purchasing a home that so many have to leave the area just to have a respectable home. The lower middle class are
now considered low income and there needs to be more than just one unit per housing development designated for the
low income. Good people in good homes equals a good city. It’s insane that we expect everyone to make $250k to live here
comfortably, we miss that small town feel.
There are so many things wrong with this town. Stop building high density housing. It looks like a ghetto. The ones being
built on first and Kern are going to be a nightmare. Not enough parking and the traffic lights to handle the traffic.
I believe that understanding individual households and their needs is essential to gaining knowledge for the housing
element of Gilroy. For instance, I am a single parent to two children. I’ve been renting for the past 6 years and make $170k
a year. The rental rates are darn near worse than mortgage rates. It is not helping to provide an option of purchasing in this
area. The housing crisis of cost and not even having homes that can suit people’s different family needs is unfair. Creating
factory type housing of all homes bunched together is not what everyone purchasing a home wants. Preferably homes can
be made with decent yard space to allow for personal gardening of produce and chickens.
Speed traps or speed bumps on W Las Animas Ave. This is an accident waiting to happen. Vehicles passing through from
Monterrey rd. to church (and vice versa) use this as an expressway at very high speeds. Please look into it.
Do not continue to make Gilroy more over crowded than it already has become. The infrastructure to get in and out of
Gilroy needs to be expanded. We do not need to make the city more appealing to increase the city population.
More work to improve our downtown, more restaurants and shopping. Not everything has to be low income focused, there
are a lot of middle class families that love living here and would like more amenities.
Spanish Responses:
Loans for home purchase
Loans and Incentives for Home Purchases They should encourage opportunities to own your own home and not pay rent
Lifelong
Free music classes.
More jobs
Base rents
Low cost housing is in high price
housing
Open space for exercise
Financial Aid for layer buyer
Childcare
Agenda Item 9.2Page 706 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 346
Q16. Have you or someone you know ever encountered any of the forms of housing discrimination
described above?
Total: Answers = 429; Skipped = 81
English: Answered = 298; Skipped = 69
Spanish: Answered = 131; Skipped = 12
English Responses
Predatory lending is rampant despite your income.
Same house is appraised for more due to buyers “assumed” race
Spanish Responses
For having a dog
Q17. If you believe that you or someone you know encountered housing discrimination, please
identify when that occurred (Please check all that apply)
Total: Answers = 319; Skipped = 191
English: Answered = 215; Skipped = 152
Spanish: Answered = 104; Skipped = 39
3%
53%
18%
4%
8%
11%
3%
1%
3%
65%
15%
2%
6%
11%
2%
1%
3%
40%
32%
9%
15%
10%
3%
1%
0%
10%
20%
30%
40%
50%
60%
70%
Not applicable or
prefer not to say
No, I have not Yes, I have I think I may have I'm not sure I know someone
who has
I think I may know
someone who has
Other (please
specify)
Total Responses English Spanish
13%
31%
17%
27%
18%
36%
10%6%
12%
7%
11%13%
9%6%8%
11%
6%
10%
71%
58%
66%
56%
70%
40%
ENGLISH SPANISH ENGLISH SPANISH ENGLISH SPANISH
BAY AREA SANTA CLARA COUNTY GILROY
In the last 2 years In the last 5 years More than 5 years ago Not applicable. Not aware of any discrimination
Agenda Item 9.2Page 707 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 347
Q18. If you believe that you or someone you know encountered housing discrimination, please
identify the when that occurred (Please check all that apply)
Total: Answers = 341; Skipped = 169
English: Answered = 233; Skipped = 134
Spanish: Answered = 108; Skipped = 35
English Responses
Homelessness
I know of no situations like this.
I do not know enough citizen of Gilroy to be able to answer this question
Realtors themselves are discriminatory -
Not accepting housing voucher
Amount of income
Not aware of discrimination specific cases
no opinion
I don’t know
victims/survivors of gender based violence
Criminal background
Unsure
Financial discrimination. Most time a standard practice is first months rent plus last month's rent plus a security deposit
plus a pet deposit. Then application fee. Easily over 7 to 8 k. Who the he'll has that saved
Criminal record (non violent)
Unknown
Consult Project Sentinel for this data.
I unaware of housing discrimination; we were hit with predatory lenders.
Housing Cost
Mentally ill and homeless
I do not see any discrimination
19%
2%
8%
4%
8%
3%
6%
3%
7%
6%
19%
13%
3%
35%
2%
15%
8%9%
5%
13%
4%
14%
11%
34%
38%
9%
56%
11%
18%
9%
32%
11%
13%
11%
16%
18%
55%
8%
0%
0%
10%
20%
30%
40%
50%
60%
Total Responses English Spanish
Agenda Item 9.2Page 708 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 348
i don't feel comfortable saying Gilroy has 0 housing discrimination just because i haven't personally seen any. I’m white, so
where it does exist, I’d never experience it.
Q19. Please indicate whether you feel your city is: (Select one)
Total: Answers = -343; Skipped = 167
English: Answered = 267; Skipped = 100
Spanish: Answered = 76; Skipped = 67
English Responses
I don’t know
I know little about the many neighborhoods in Gilroy
Economic segregation
One of the truly great things in CA is it's diversity - but everyone needs to understand the laws that this state, county and
cities have adopted and abide by them.
Unsure
Unsure
Gilroy, like everywhere, is segregated by socio economic class, which aligns pretty well with race in the US.
unsure
Gilroy is pretty diverse with the exception of east of the tracks
Unsure
I think it is somewhat diverse.
Wonderfully diverse.
no significant Communities of Interest in Morgan Hill
Latinos who are lower income on east side I would guess
This is a poorly framed question, and serves little to no purpose.
Have not seen any stats on that
It is neither but can become segregated if the city doesn’t intervene
Not sure
It could be more integrated.
Gilroy seems to have concentrations of fewer ethnicities than most of the Bay Area.
Segregated by income which leads to segregation by race.
Unsure
47%
39%
14%
44%
38%
18%
57%
40%
3%
0%
10%
20%
30%
40%
50%
60%
Racially Segregated (defined as a high concentration of
persons of a particular race or ethnicity in a particular
geographic area when compared to the broader Bay
Area)
Racially Integrated (defined as not containing a higher
concentration of a particular protected class such as
race or ethnicity)
Other / Unsure.
Total Responses English Spanish
Agenda Item 9.2Page 709 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 349
Unsure
Unsure
Getting devalued and deprecated
i don’t know
I don't know
somewhat segregated
Unsure
Depends on affordability and income. You cannot buy or rent a Cadillac on a Chevrolet budget. My concern is for those
who think they are “owed” the right to higher housing and don’t want to work for it.
We have a large Hispanic population but it doesn't show in the newly developed homes.
I'm not really sure how racially segregated Gilroy is. I do know that a large port ion of the Hispanic population lives east of
Monterey Street and a very large portion of the white population lives west of Monterey Street.
No comment
More low income Mexican people live on the East side, but I think it is a result of income, not discrimination. Many Mexican
people live in all parts of Gilroy.
unsure
No information
I think Gilroy has a large Hispanic population but I think that is due to Hispanics always living here. Up until housing in areas
like San Jose became unaffordable did other races start moving South.
Gilroy does have a racial living divide. Although we all get along I believe, living areas are segregated. Not intentionally.
But it has never been fixed or dealt with
No we have a diverse city many who have been here over 20 years
Unsure
Unsure
Not sure
Unsure
Gilroy is not segregated. It merely has different neighborhoods with varying prices of homes or living accommodations.
This is how life is. If you can afford a small apartment then it will likely be located in a different area than someone who is
quite wealthy living in a more expensive area. This is not complicated and should not require special programs to put all at
a financially “equal" level. Handouts like affordable housing or restrictive rules will only create more financially dependent
people.
I suppose it would depend on the demographic rates but it's probably pretty segregated.
Unsure
Spanish Responses
I did not understand the question very well
Q20. In the past five years, have you had to move out of your residence in Gilroy when you did not
want to move?
Total: Answers = 414; Skipped = 93
English: Answered = 293; Skipped = 74
Spanish: Answered = 121; Skipped = 22
Agenda Item 9.2Page 710 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 350
Q21. If you answered yes to the previous question, why did you have to move? (Select all that
apply)
Total: Answers = 104; Skipped = 406
English: Answered = 47; Skipped = 320
Spanish: Answered = 57; Skipped = 86
English Responses
moved from Morgan Hill because of the increase of crime.
No protections in place to stop the landlord for doing so. They wanted more money and less accountability
Dad kicked me out
No
Rent is becoming unaffordable and within a year or two or will be forced to move away
Too many homeless were congregating near the park by my house, which was leading to crime. So I bought a home in what
I perceived as a safer neighborhood. However, now that affordable housing units are popping up all over the city, I don't
know if it's safe anywhere. The logical choice seems to be to move out of this city.
Travel times to and from work.
not applicable to me
17%
83%
12%
88%
29%
71%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes No
Total Responses English Spanish
31%
14%
6%
2%
4%
6%
3%
8%
2%
4%4%
6%
9%
57%
13%
11%
0%
4%
11%
2%
9%
0%
2%
4%
11%
22%
42%
26%
8%
6%
8%
10%
6%
12%
6%
10%
8%
10%
8%
0%
10%
20%
30%
40%
50%
60%
Total Responses English Spanish
Agenda Item 9.2Page 711 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 351
Spanish Responses
The owner took my job
I didn't move
My rent went up
Status
Q22. Which of the following issues, if any, have limited the housing options you were able to
consider? (Please select all that apply)
Total: Answers = 355; Skipped = 155
English: Answered = 239; Skipped = 128
Spanish: Answered = 116; Skipped = 27
English Responses
Lot sizes too small for anyone - (rats in a box syndrome)
Did not make enough income to qualify or afford
Priced out, outbid and investors buying
House prices, priced out of market
Having to earn 3x the rent in order to qualify for rental
refused rental because I had money in bank but no job
They wanted my paychecks to reflect 2.5x the cost of the rent.
affordable financing for buying - it is very hard to come by for the wage earner
Amount of rent
require single story
houses have become too expensive in Gilroy and criteria for affordable housing too strict
I don't feel safe anywhere in this town anymore, with people shooting at cops and people walking around with knives and
masks in our parks, and it's only going to get worse, it seems.
could only afford foreclosures/fixer-uppers
Low multi-family supply.
Homes are very expensive in Gilroy
Priced out of where we work. Had to move to Hollister even though our entire lives are in Gilroy.
Neighbors did not keep up their home maintenance
Many if those reasons applied until I worked harder and saved more money. I really wish City, state and federal government
would stop trying so hard to make life easier for everyone. You remove all of the hardship involved in life and all the people
24%
28%
11%
13%
5%
8%
5%5%
48%
32%
13%12%
3%
7%
5%
10%
14%
60%
23%
37%
16%
19%
14%
3%
0%
10%
20%
30%
40%
50%
60%
70%
None of the above The amount of
money I/we had for
deposit was too low
Housing was too
large/small for
my/our household
My/our credit
history or credit
score was too low
I/we need units that
accommodate a
disability (i.e.,
wheelchair
accessible)
Not being shown
housing in the
neighborhood(s)
I/we wanted to
move to
Concern that I/we
would not be
welcome in the
neighborhood
Other (please
specify)
Total Responses English Spanish
Agenda Item 9.2Page 712 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 352
you think you’re helping will never appreciate anything. It’s completely acceptable for people to struggle, even families with
kids. Real parents will step it up and find a way when they have no other option but to work harder.
Access to transit concerns
Did not accept housing
Housing prices (therefore monthly expenses) were out of our budget range.
Spanish Responses
Cost
My parents lost their jobs.
All this very expensive
Q23. Recent California Housing Law and California Department of Housing and Community
Development (HCD) require extensive analysis and identification of contributing factors for a
series of fair housing issues as part requires the 2023-2031 Housing Element to include local
resident and stakeholder input. Please select the most important contributing factors impacting
housing in Gilroy (select up to three):
Total: Answers = 377; Skipped = 123
English: Answered = 257; Skipped = 110
Spanish: Answered = 120; Skipped = 23
English Responses:
We have a good police department, but not enough of them. No new housing without additional city services including
new water sources. Weather from air dehydration as an example. Medical services are virtually non existent except for the
emergency room!
homes being sold to outside investors
Lack of well-paying jobs for EXISTING RESIDENTS.
no opinion
Not sure what sizes are needed, whether for singles or large families, but there seems to be a lack of affordable housing
for very low income households.
Too many very low income housing; need housing for moderate income households
Continue need for tenant dispute resolution help
9%8%
17%
11%
10%
5%4%4%
14%
16%
2%
11%
26%
50%
29%
23%
12%12%
8%
46%
39%
7%
47%
15%
41%
25%
23%
12%
10%
15%
21%
51%
1%
0%
10%
20%
30%
40%
50%
60%
Need for
materials in
languages
besides English
Community
opposition to
new housing
development
Location and
type of
affordable
housing
Lack of
investment in
specific
neighborhoods
Proximity to
employment
Proximity to
desired
schools
Subjective land
use and zoning
laws which
makes it
difficult to
approve
housing
projects
Availability of
ADA accessible
units and
transportation
Availability of
affordable
units in a
range of sizes
Lack of rental
relief
programs for
people at risk
of
homelessness
Other (please
specify)
Total Responses English Spanish
Agenda Item 9.2Page 713 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 353
We need to work on transportation/commute before expanding the city. It’s ridiculous that it take 1 hour to get to work in
San Jose because there is no work in town.
Gilroy is the LAST affordable place in SC county. So affordability is not a issue. The issue is the city isn't doing enough to
bring in high paying jobs. The only option people here have is to commute to the valley or work retail/service jobs. The city
planners are too busy building low income housing, which is going to make matters worse. Bring in some industry, high
tech, and other high paying jobs, and people will be able to afford the homes. That's the way to address the housing crisis,
NOT more government funded programs.
Lack of investment in schools in low income neighborhoods such that large differences in terms of access to technology,
field trips, and other resources exist between schools in low income areas and schools in moderate to high income areas
largely connected to differing opportunities of parent groups to fundraise)
Council should realize many want Gilroy to remain a community and moving a bunch of people in through stack-n-pack
units will destroy that community.
Lack of local high-paying job opportunities.
lack of housing affordable housing for low income, extremely low income, and unhoused people.
Some City Council members opposition to affordable housing
Lack of affordable housing
None of the above
More Section 8 housing units are needed.
California should not require Gilroy to change or add different housing types. Nor should Gilroy get paid as an incentive to
add more affordable housing. This is a corrupt way of business.
Spanish Responses
It would be good if they didn't ask for credit because many of us don't have credit.
Q24. Rank your agreement with the following statements from strongly disagree (1), somewhat
disagree (2), somewhat agree (3) or strongly agree (4).
Total: Answers = 418; Skipped = 92
English: Answered = 287; Skipped = 80
Spanish: Answered = 131; Skipped = 12
20%
37%
20%20%28%25%32%18%
18%
20%
17%27%
32%32%
34%
21%
17%
31%
24%
33%
32%
22%
28%
13%
11%
36%
17%
29%
31%
23%
41%
12%
15%
27%
24%
42%
32%
25%
29%
7%
22%
35%
27%
29%31%
25%
20%
12%
32%
23%
35%
49%
21%
21%
12%
8%
14%
26%
18%
25%
31%
28%
37%
21%
14%
23%
25%
36%
36%
25%
26%
16%
ENG SP ENG SP ENG SP ENG SP
1 2 3 4
I feel that the water, air, and soil is healthy where I live
It’s easy getting to places I want to go because of my mode of transportation
I live in an area with easy access to job opportunities
It’s easy to find good schools in an area that I can afford
I live in an area with a lower rate of crime
Housing in my neighborhood is in good condition
I live a convenient distance from healthcare facilities
I live near grocery stores with healthy and convenient options
I live near high quality parks and recreation facilities
Agenda Item 9.2Page 714 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 354
Q25. Please share any comments or recommendations that will help inform and guide the
preparation of the City’s updated Housing Element.
Total: Answers = 110; Skipped = 400
English: Answered = 77; Skipped = 290
Spanish: Answered = 33; Skipped = 110
English Responses:
All of the low income dwellings bring lots of police and mental health activity. Most of the homeless population in the city
are mostly drug addiction or mental health. They refuse to get clean to and refuse assistance because living with no
responsibilities or rules is easiest. Some have families that live locally that they harass for money or their steal property.
Homeless commit crimes of theft from stores and homes in the area and get away with it. The city or DA’s office does not
allow the police to police anymore. We need to quit giving them everything they need to stay here and terrorize downtown
business and tax paying residents.
WHEN CONSIDERING AN INCREASE IN NEW HOUSING, THERE NEEDS TO ALSO BE AN INCREASE IN GROCERY STORES AND
PARKING TO ACCOMMODATE THE INCREASING POPULATION
I love Gilroy and all it offers!
Too many stores have closed, the water is becoming toxic and is in a declining supply. Existing city services such as fire and
police hire good people, but there is not enough of them for the existing population. Drugs, guns and gangs are taking over.
Medical care is lacking - why can't you attract quality medical care? Worse the city doesn't have the funding to improve on
these things. The city has no business allowing any developer to even think about another housing project. Get your
priorities straight - improve what you have before trying to build more ghetto like housing. The way to correct homelessness
is through education and better employment opportunities. See if you can work on that - find a developer for that, not
more crowded housing like Eagle ridge and that mess west of Santa Teresa.
Homeless is an issue in Gilroy too many homeless in the streets. housing developments such as apartment building are run
down make landlords liable to fix these units
Provide housing for the people who are here, not the ones you are hoping to replace them with
I have been here over 13 years I stay with my parents I’m on ssi and am in need of housing my dad wants me out but I don’t
have section 8 I need a apartment for 300 or 400 dollars a month not unless I can get housing everywhere I look it’s 1,000
or more please help me get housing.
Gilroy is a bedroom community for Silicon Valley, across all socioeconomic levels. (Although more tech professionals can
WFH than before Covid-19!) Getting hourly trains from Gilroy to Palo Alto should be a priority. (Not a housing issue per se,
but if people are spending less on transportation, they have more for housing.)
moderate and Middle income Gilroy homeowners being ignored yet they pay their part in property taxes.
Gilroy needs 3-4 bedroom town houses, condos, and houses. Reasonably priced!
I love Gilroy!!!
We shouldn’t keep building just to build, each home should be made thoughtfully and invested in with purpose for future
sustainability. Our biggest resource is the sun, let’s use it and normalize accessibility to solar powered
homes/communities/schools. Water is also a diminishing concerning resource as well. How can we be resourceful in that
regard as well?
A lot of cockroaches near the schools. Sidewalks are dirty. Sometimes shoes hang on electricity wires. Roads have potholes
and not always paved alley ways. People let their dogs poop anywhere and everywhere so more garbage cans or doggie
stations would be nice throughout.
not sure if you can do anything about this, but marijuana smoking is a problem. I shouldn't have to smell neighbors smoking
weed when I'm in my house.
The school systems and Gilroy are very poor. And the closest good store is in Morgan Hill to shop bad. Crime and
homelessness is on the rise in all areas of Gilroy. I am not comfortable walking up at the levee or around town.
Stop building housing for new residents and concentrate on responsibly serving existing residents. Promote creation of
well-paying jobs for existing residents. Look for ways to REVERSE irresponsible growth in Glen Loma and Hecker Pass. Target
50,000 as maximum sustainable Gilroy population.
Combine with traffic and roads and parking on site, not on the street. The cars on the street at some units make them look
like the projects taking away from the experience of all
Where are the amenities with all the new housing going in!
I'm scared that at any moment I could become homeless. If that happens, I will surely lose my job, my pregnancy and
possibly my mind. It will be so hard to come back from that. But the prices in Gilroy for the most basic apartment, are
simply unreasonable.
We need extremely low income units
More affordable housing opportunities of all kinds
We need workforce housing opportunities
Commercial linkage fee to pay for this type of housing
Agenda Item 9.2Page 715 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 355
Inclusionary housing ordinance to require 15 percent affordable units in all new residential development
The major problem for typical residents are the costs to buy and own. If the city of Gilroy wants to truly help employees,
focus on the ones that work - not the ones who don't. Help them by reducing the amount of crap in the following: 1) make
building and adding ADUs as simple as possible 2) Help working-class people qualify for loans 3) keep free enterprise as
the basis for your programs. Do not adopt socialism or worse yet, reward for those who do nothing.
I don't live in Gilroy but I serve clients who live in Gilroy.
Need to focus on housing for middle income households; excessive amount of very low income housing already exist or
planned in Gilroy beyond county requirements.
Please provide 55+ apartment, or single parent duplex communities that are affordable.
Transitional housing options for folks at-risk of being homeless and currently homeless. Options such as ADU’s, tiny homes,
etc.
High quality" parks are needed for children. Just a few newer parks have been built where new developments are. The
existing parks have not been updated.
Unbiased studies need to be conducted. No new housing should be built until the current residences needs are addressed.
Invest in a more walkable and bikeable Gilroy! Most businesses and amenities are along main thoroughfares or in specific
parts of town, forcing most residents to drive for groceries, shopping, and other amenities. These same thoroughfares are
often how drivers exit town on their way to workplaces outside the city.
Invest in more mixed use zoning, especially in zones that are currently just residential.
We really need to figure out commute time and access. We need more Caltrain service and expand 101 into San Jose. We
need to work to afford to live in town so facilitate that first before building more homes and no jobs or roads.
Gilroy has done more than it’s share of home building over the past 20 years with one of the highest growth rate in the Bay
Area, yet the price if housing has just skyrocketed! Obviously building more quantity is not the answer. First-time
homebuyers and renters need financial help from the State or Federal government. The rents charged for even the
affordable units are out of reach of many. I am not sure just building more units will help them.
Overpopulation and low income housing is devaluing the city and more and more crime is evident
Miller Park is disgusting it was our closest park for the kids and I stopped going altogether. The homelessness problem and
drug use was out of control their. The police presence was completely absent unless a fight, overdose, or rape occurred.
Its incredibly sad to see Gilroy feel the need to be like downtown Los Gatos. You have a predominantly Mexican population
and you should be proud to cater to these traditional customs and not white wash it.
I have lived in Gilroy my whole life I was born here. My kids and I are domestic violence victims and we are looking into
moving out of my moms house but it’s hard cause their is really no open waiting list or programs to help me with rent when
I need it
Bring industry and high paying jobs to the city, if you want to address the housing problem. Flooding the city with low rent
apartments isn't the solution. It's going to lead to overcrowding and crime. Gilroy already has a high crime rate and an influx
of low income housing is only going to make it worse. If this keeps up, all the tax paying, upstanding, home owners are
going to leave the city in droves. I guess it'll definitely become affordable to live here then.
The city and community organizations such as churches and non-profits should combine their efforts to create several
types of tiny home communities for the homeless from bare minimum shelter (shed structures with access to showers and
toilets) to permanent long term tiny house.
I would love to see the city do more to promote organic, sustainable farming practices in our community in an effort to
improve air and water quality.
I don't mean to sound mean or selfish, but Gilroy is doing pretty good. Attracting low-income and homeless is not going to
improve the quality of life for Gilroy.
Infill development needs to occur within in existing infrastructure. Affordable housing for working families.
Horrible water alkaline off the charts
A city of homeowners is a better place to live than one with a bunch of apartments. Build more single family homes with
yards and the quality of community will remain healthy and crime will remain low. Also, consider a regulation preventing
REITS and other large investment firms from buying housing in Gilroy. Keep the houses in the control of families, not
conglomerates.
We need more multifamily and affordable housing for families. Quality homeless shelters and transitional housing would
help the homeless that are forced to live in vehicles and tents.
We would love for the city of Gilroy to respect and maintain the beautiful outdoor spaces, lands and Not over develop. This
is why we moved to Gilroy over 25 years ago. We have seen many, many new homes developed in the past several years.
Traffic has worsened, roads need repair, and it is starting to feel like we are no longer in the country.
Too many of our residents live in Gilroy but commute to work in Silicon Valley. Gilroy needs to attract businesses that can
employ these tech workers, bringing wealth, investment and a sense of community to our city.
Homeless & crime is a large impact on community, increase in both is a concern. Roads & traffic are also being impacted
by so many new homes being built with no new accommodations being made with these increases! How can one pay a
million dollars or more for a home & have homeless encampments everywhere in town.
None at this time
Agenda Item 9.2Page 716 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 356
Make sure there are easily accessible crosswalks that are lighted for seniors, children and families. There are many areas
in the City that do not have great cross walks, especially near parks and people jay-walk all the time
Gilroy is highly segregated, poorly designed from a city Planning perspective, including shopping and amenities. Old money,
power relations and structures, old thinking and politics controls Gilroy. Please do things differently.
We needs additional housing for low income, extremely low income, and unhoused persons. My belief is we have taken on
our fair share of middle income and high income housing, and should curb other development unless we have proven
resources to support, and adequate protection for the environment.
We need better infrastructure. Al these homes are being built with no investment into a new grocery store, places to eat,
places to shop. Gilroy needs more of the above items, otherwise people will continue to spend their hard earned money in
other cities like Morgan Hill.
I do not support projects that do not have to contribute to impacts such as traffic, public safety, and recreation/parks.
Stop housing and business development impacting natural environment. e.g Hecker Pass
Do not expand Gilroy with more new builds without investing in infrastructure, downtown and diversifying the businesses
we have. Are there incentive programs (for homebuyers and/or owners) that we can implement to fix up our less beautiful
neighborhoods before we just start building cookie cutter neighborhoods on the outskirts of town? It’s embarrassing to be
from Gilroy when our neighbors (Morgan Hill, Hollister and even San Juan Bautista) have grown so well!
I’m not sure if this is a city or utilities issue but if high density housing is going to continue to be built there needs to be be
something done to address the unreliable power service we have been receiving here. The power outages due to fires is to
be expected but our power goes out for hours — and even days— with no weather or fire issues at all. I really feel that in
order to continue to allow building to continue at the pace it’s been going this and the homeless encampments need to be
address.
Council members nor supportive of its most vulnerable population. Recall mayor
Build no housing until the drought is over.
Need more transportation options and improve our streets pot holes.
Please consult with Social Service agencies, both public and non-governmental. They know the needs better than those of
us not seeking housing at present.
I love living in Gilroy because of the open farmland and the various parks. I also love that it’s not overcrowded with so many
people living in one home that there’s no parking on the street.
Please keep in mind parking when planning as well as not charging HOA dues.
Just don't make Gilroy lose its hometown feeling/look by overcrowding with so much housing and integrating apartments
and low income housing right next to expensive and nice homes.
My dad gave us the down-payment so that we could meet lender qualifications and closing costs. Our loan went thru
modification due to being predatory in nature; if the modification wasn't approved, we would have lost the house. The taxes
and insurance added to the mortgage payment is almost unachievable; we are happy that we are getting the tax write-off
as opposed to the landlord.
The city needs to focus on creating affordable housing rather than falling gor the political "selling the dream of
homeownership" rather than providing adequate affordable housing. Once the homelessness crisis is addressed, then they
can focus on "selling the dream of home ownership.
I just found out - based on this survey - that we are again low income; we always just squeaked under the poverty line when
the kids were young. Though we are doing ok, it's sad to know that we are again considered low income - the outrageously
high cost of living combined with extremely high land values are driving people, especially families away. Why stay here just
to struggle to make ends meet and find affordable rental housing, when they can move to other states where they CAN
afford to purchase a home with land - the politicians are driving California to the bottom of the list - we used to be at the
top of the list.
I feel like Old Gilroy is neglected. The streets are not well taken care of, and the houses are also not taken care of, I’m
assuming because of the amount of renters to owner ratio. There needs to be some kind of accountability for renters to
take care of their dwelling, and for apartment owners to make their complexes up to some standard
Gilroy should stop all detached housing construction and focus on job creation. Next priority should be on reliable, frequent,
extensive and affordable public transportation.
Do not continue to add assistance programs, affordable housing programs, etc. Put actual limits on the assistance that you
do have. Most anyone that has relatively good health has no business being unemployed. If they say they can’t make enough
working only one job then they should get 2 jobs and continually try to add new skills and education until they can get a
better job that pays more. I always loved that Gilroy residents were proud, hardworking, no nonsense, people. People that
would rather take a second job or work an extra shift before they put their hand out asking someone else to give their hard
earned money to support them. Unfortunately, everyone, especially our younger generation have no issue begging for
others money instead of working. Complaining about how hard it is instead of realizing if they just push through, work
harder, they will make it. I think there should absolutely be some forms of government assistance available. There are
legitimate reasons why people need help but the help has to have limits. These programs are destroying our communities
and handicapping the people you think you’re helping. And what’s frustrating to every hard working person who pays their
taxes is that you’re taking our hard earned money from us just to throw it away in programs that never work while bringing
in more of these people who abuse these programs into our neighborhoods. Crime rates go up, the hardworking, proud
people who moved to Gilroy to get away from cities like San Jose have to then sell their home and move away because your
Agenda Item 9.2Page 717 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 357
well intentioned programs had no regard for the families that already live here. I can’t tell if this makes sense because the
box is so small but I hope you get the picture and hopefully someone actually reads these.
The city needs to prioritize resources for the unhoused population. City council members need to be better informed about
how to appropriately address race and equity related to housing and overall planning. Climate adaptation also needs to be
incorporated into this update. There are lots of county resources focused on increasing tree canopy, portable air filtration
systems and using buses as cooling centers.
We absolutely must build housing for the residents being pushed out by all of the “above moderate” housing. Affordable
units aren’t at all affordable for those working in Gilroy and our city has done too little for too long to address housing
inequalities. Our people without housing is increasing because generations of locals are being silenced and ignored. The
majority of voters voted for Zach and Rebecca who have robust inclusionary housing goals, want attainable housing options
for lower income residents and yet time and time again our current council ignores and outvoted them. It is disheartening
and frustrating to live in such an unresponsive town.
Homeless persons w/drug addictions need permanent housing. Most housing requires sober living. If they use they're out
on the street again. Where do they get to live? Also, some mentally ill people need to be monitored. Its more than just a
roof, they need special care and support without being institutionalized. What can the City plan for these circumstances?
Investing in affordable homes will dignify families that want to live in a nice area as Gilroy. Where are the plans for that?
Politics sometimes don't help on this topic
Create suitable housing for the homeless in Gilroy and stop shipping them to San José
Focus on schools and transportation. We have plenty of housing in comparison to those needs. Stop pandering to the
homeless and your homeless problem will greatly resolve. It's not heartless to encourage people to move to more
affordable areas. Many of our relatives have moved to other areas and states. It's time to grow up and become adults about
this. I don't go to an expensive restaurant and expect them to hand out their door for free. This is no different. Basic
economics folks.
We need to look at traffic issues.
It may be nice to have a Trader Joes in Gilroy’s southside. Mesa Ranch area.
Thank you for the opportunity to participate in this critical issue.
Over 40% of black/brown people are lower working class and this seems like a good time to raise them with offering them
the dignity of owning a home, making better homes available and not packing them into more housing apartments like
sardines and saying we’re helping. What they’re paying for apartments is what they should be paying for a mortgage. It’s a
shame how $100k is now considered low income in our city.
Gilroy does not need to add more affordable housing to our already crowded city. There are enough places other than
Gilroy to live if it's not affordable here. We also do not need to build rehab facilities or shelters for the homeless issue. Most
of the homeless population are homeless by choice. The temp shelters will continue to perpetuate the irresponsible free
life that the homeless community desires. All you need to do is interview people who work directly with the homeless and
see for yourself that giving to them is not helping them.
Our family is considered middle class but we will never be able to afford a house in Gilroy, despite saving regularly. That
means we will have to leave in order to buy a house elsewhere. Gilroy is too focused on providing rentals. To close wealth
disparity, give people easier access and affordability to own homes.
All of Gilroy's water is ridiculously hard. I don't think just building houses or apartments will make people use them. People
are homeless for a multitude of reasons. Address those and build out programs for that in conjunction with some sort of
housing. No one that I know in Gilroy likes how low-income/high density housing looks. It's too metropolitan.
Spanish Responses:
You have to build apartments at extremely low prices.
That houses were built for extremely low excesses
Gilroy needs housing for extreme low income
Update the tabulators of the salary averages and the availability for housing payment, according to the current inflation.
In Gilroy there are no technology companies to have prices close to those of Santa Clara, San Francisco. So there is no
justification for having such high housing since the salaries mostly do not come from that branch.
need money
The city needs more extremely low income housing units. There are very few. The focus is always on low and very low.
There are many people who can't afford low and very low income housing in Gilroy.
We need low income apartments.
Homes that adapt to our budgets.
Need homes for extremely low incomes
Gilroy needs extremely low wage housing.
We needed extremely low income housing.
We need housing for extremely low income farmworkers.
We need low income housing.
That the owners arrange the apartments that give washing machines to all the apartments.
Agenda Item 9.2Page 718 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 358
Take the community into account at every step.
Maintenance of old houses.
Extremely low income housing is needed in Gilroy.
That they build more very low income villas. That there is no rent control every year!
We need more housing for extremely low income people.
We need very cheap homes because the income is very low and everything is very expensive.
Give more publicity to housing assistance programs
More affordable farmworker housing
Well, beyond living more accessible for fieldworkers
lower rents
Rent prices are very high, we need rent control
More low-income housing is needed
We need economic living
Need houses at lower prices. financial aid
Please be aware of the requirements that they ask for to rent a place.
Safety in Gilroy has been down. I live in the area of Las Animas park, where it used to be quiet and safe to go to the park.
Now it's neither of them. And lately neighbors are suffering from theft of car parts in the middle of the day or night.
More information in Spanish for the Hispanic community
Previously the city had a program where families could work on the construction of the house and could buy it. This would
be a very good option.
Virtual Workshop – March 30, 2022
On March 30, 2022 the City of Gilroy sponsored a virtual workshop focused on educating the community about the Housing
Element Update planning process. As part of this workshop, attendees were encouraged to give feedback via the question and
answer function in Zoom, which were answered by either the presenter or in the chat box. Below is a listing of the questions as
well a summary of the most frequently voiced concerns.
How can our city and region assure the building of housing does not outpace available resources? Our water resources are
dwindling.
How can we as community/housing assistance programs assist those in leadership positions to “Fast Track" building
affordable housing (Particularly for the disabled community)?
Is the city considering any reductions in impact fees to encourage more development?
Have any office buildings or motels been reviewed for possible housing for our unhoused?
The responsibilities fall on other cities like ours. Most folks in affordable housing are not Gilroy. We need to house our own
and get resources. Why aren't other cities taking their fair share of the responsibility. It's been 30 years without enforcement
We definitely need more supportive housing! I believe many of the mentally ill would be able to function better if they had
some supervision and were able to stay on their medications.
We need more parking, especially for affordable units.
In addition to having a serious concern about our housing crisis, I have an infill 10,000 sq ft zoned r3 and as a PUD parcel
in Gilroy. I would like to develop this land in a way that would help our City achieve some our target goals for the lower
income population. My biggest concern is dealing with the whole permitting process.
As a current homeowner who really values Gilroy’s diversity (racial/ethnic, socioeconomic, political) I really hope that we
prioritize ensuring that low-income and working families can always be a part of our community. Gilroy should be a place
that someone can realize the “American Dream” by working hard, raising a family, and be able to own a home. Opportunities
not only for affordable rental housing but also for affordable home ownership will be critical.
Is Supportive Housing for the homeless part of this plan? That is housing that includes resources that address medical
needs, mental health needs, good public transportation, etc?
91% of Gilroy adults with developmental disabilities live at home with aging parents or in segregated licensed care facilities
not by choices but because of the lack of deeply affordable housing available. This is an issue that affects people of all
abilities in Gilroy. As we saw in tonight's presentation median income in Gilroy is significantly lower than Santa Clara
County's AMI which means that the majority of low income Gilroy residents will most likely fall well below VLI maximum
income. In RHNA cycle 5 the city exceeded its low income RHNA but as of 2021 has met only 63% of it Very Low Income
RHNA. The city needs to develop policies and programs to create housing at affordability levels to specifically promote
development of housing at deeper levels of affordability.
Agenda Item 9.2Page 719 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 359
Virtual Workshop – June 28, 2022
On June 28, 2022 the City of Gilroy sponsored a virtual workshop focused on the RHNA sites and housing programs of Housing
Element Update. As part of this workshop, attendees were encouraged to give feedback via the question and answer function in
Zoom, which were answered by either the presenter or in the chat box. Below is a listing of the questions as well a summary of the
most frequently voiced concerns.
All but a few lower income sites are in areas designated by the state as low resource. How will you meet requirements to
affirmatively further fair housing?
These maps appear very segregated, all of the "low and affordable" on one side and moderate on the other side. What can
we do to spread the demographics?
The train does NOT provide robust service, nor has it for years now. I believe these policies are outdated.
There is no enforcement on this new policy, especially not in Gilroy. Landlords and property management companies flat
out refuse to take vouchers.
Is there any way to plan housing for Gavilan College students?
Will the western side of the city have a variety of housing; condos, market rate apartments, and single family? Something
to consider is changing demographic needs, smaller family size (or no children) and the desire to downside in retirement
years
Can survivors of gender-based violence be considered under this category?
Will year-round emergency shelter be proposed?
Community members have also requested that an ongoing, multi-year source of funding for basic needs services for
homeless residents be identified, rather than requiring providers to reapply each year. Will this be incorporated in the
housing element?
Will an Inclusionary Housing ordinance be prioritized?
It’s wonderful to see farmworker housing on the list! A big thank you to staff and consultant, great work
Agenda Item 9.2Page 720 of 1163
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
2023 – 2031
HCD Review Draft #2
April 26, 2023
Agenda Item 9.2Page 721 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan i
Table of Contents
INTRODUCTION ............................................................................................................................ 1
Purpose and Content ....................................................................................................................... 1
Relationship to Other Elements and Plans ................................................................................... 1
Public Participation .......................................................................................................................... 1
Summary of Comments Received .............................................................................................. 4
REVIEW OF PAST ACCOMPLISHMENTS .................................................................................... 12
Housing Production ....................................................................................................................... 12
No Net Loss and Adequate Sites .............................................................................................. 13
Effectiveness at Assisting Special Needs Populations ............................................................... 13
Accessibility Improvements ...................................................................................................... 15
Seniors and Residents with Disabilities ................................................................................... 15
At-Risk Youth Services ............................................................................................................... 16
Unhoused Outreach .................................................................................................................. 16
Farmworkers ............................................................................................................................... 16
2015 – 2023 (5th Cycle) Housing Element Programs .................................................................. 18
HOUSING NEEDS ASSESSMENT ................................................................................................. 37
Projected Housing Needs .............................................................................................................. 38
Existing Housing Need ................................................................................................................... 38
Demographic Characteristics.................................................................................................... 38
Employment Trends .................................................................................................................. 43
Household and Housing Stock Characteristics ....................................................................... 46
Overpayment .............................................................................................................................. 53
Overcrowding ............................................................................................................................. 55
Housing Inventory and Market Conditions ............................................................................. 56
Preservation of Assisted Units At Risk of Conversion ............................................................ 61
Special Needs Groups .................................................................................................................... 66
Persons with Disabilities............................................................................................................ 66
Elderly Persons ........................................................................................................................... 71
Large Households ...................................................................................................................... 74
Female-Headed Households .................................................................................................... 76
Homeless/Unhoused Population ............................................................................................. 77
Farmworkers ............................................................................................................................... 80
Extremely Low-Income Households ........................................................................................ 82
Summary of Housing Needs ......................................................................................................... 85
Agenda Item 9.2Page 722 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan ii
AFFIRMATIVELY FURTHERING FAIR HOUSING ........................................................................ 87
Introduction, Outreach, and Assessment ................................................................................... 87
Introduction ................................................................................................................................ 87
Public Outreach .......................................................................................................................... 87
Housing Element Survey (focused outreach) .......................................................................... 91
Stakeholder Meetings ................................................................................................................ 91
Findings ....................................................................................................................................... 92
City Overview .................................................................................................................................. 92
Fair Housing Enforcement and Outreach Capacity ................................................................ 98
Integration and Segregation ...................................................................................................... 100
Race and Ethnicity ................................................................................................................... 100
Income ...................................................................................................................................... 105
Familial Status .......................................................................................................................... 111
Persons with Disabilities......................................................................................................... 114
Findings .................................................................................................................................... 118
Racially and Ethnically Concentrated Areas of Poverty and Affluence ................................. 118
R/ECAPs .................................................................................................................................... 118
Racially Concentrated Areas of Affluence ............................................................................ 123
Disparities in Access to Opportunities ...................................................................................... 124
California Tax Credit Allocation Committee (TCAC) ............................................................ 124
Increasing Housing Opportunities in Higher Resource Areas ........................................... 131
Access to Opportunities, Regional Comparisons ................................................................ 133
Transportation ......................................................................................................................... 134
CalEnviroScreen 4.0 ................................................................................................................ 136
Findings .................................................................................................................................... 138
Disproportionate Housing Needs ............................................................................................. 139
Substandard Housing ............................................................................................................. 139
Overcrowding .......................................................................................................................... 142
Homelessness ......................................................................................................................... 144
Displacement ........................................................................................................................... 148
Findings .................................................................................................................................... 150
Other Contributing Factors ........................................................................................................ 151
Historic Immigration and Land Use Patterns ...................................................................... 151
Urban Growth Boundary ........................................................................................................ 153
Fair Housing Issues, Contributing Factors, and Meaningful Action ...................................... 154
CONSTRAINTS ON HOUSING .................................................................................................. 168
Governmental Constraints ......................................................................................................... 168
Land Use Controls ................................................................................................................... 168
Agenda Item 9.2Page 723 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan iii
Providing for a Variety of Housing Types ............................................................................. 183
Residential Development Ordinance .................................................................................... 188
Urban Growth Boundary and Urban Service Area .............................................................. 189
Development Review and Permitting Procedures .............................................................. 191
Housing for Persons with Disabilities ................................................................................... 200
Building Code........................................................................................................................... 202
Code Enforcement .................................................................................................................. 202
On- and Off-Site Improvement Requirements .................................................................... 202
Nongovernmental Constraints .................................................................................................. 205
Requests to Develop Below the Anticipated Density .......................................................... 205
Land Costs ................................................................................................................................ 206
Construction Costs .................................................................................................................. 207
Financing Availability ............................................................................................................... 207
Federal and State Programs .................................................................................................. 208
Environmental and Infrastructure Constraints ................................................................... 208
HOUSING SITES AND RESOURCES........................................................................................... 215
Land Inventory............................................................................................................................. 215
Housing Allocation .................................................................................................................. 215
Realistic Capacity ..................................................................................................................... 217
Assumed Affordability ............................................................................................................ 220
Environmental and Infrastructure Constraints ................................................................... 221
Entitled and Pending Pipeline Projects ................................................................................. 225
Accessory Dwelling Units (ADUs) ........................................................................................... 226
Ability to Meet the RHNA ........................................................................................................ 227
Opportunity Site Details ............................................................................................................. 230
Vacant Sites .............................................................................................................................. 230
Non-Vacant Sites ..................................................................................................................... 230
Non-Vacant Site Details .............................................................................................................. 231
Local Data ................................................................................................................................. 231
R4 Northern Cluster ................................................................................................................ 232
Monterey Cluster 1 (Downtown Expansion District) ........................................................... 234
Monterey Cluster 2 (Gateway/Downtown Expansion District) .......................................... 237
Monterey Cluster 3 (Gateway District) .................................................................................. 240
Monterey Cluster 4 (Downtown Expansion District) ........................................................... 242
Other Zoning Districts and Designations ............................................................................. 244
Financial Resources .................................................................................................................... 252
Countywide Programs ............................................................................................................ 252
U.S. Department of Housing and Urban Development (HUD) Grants ............................. 253
Statewide Resources ............................................................................................................... 257
Administrative Resources ...................................................................................................... 258
Agenda Item 9.2Page 724 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan iv
HOUSING GOALS, POLICIES, AND PROGRAMS ..................................................................... 260
Housing Production .................................................................................................................... 260
Removal of Governmental Constraints .................................................................................... 260
Housing Preservation and Rehabilitation ................................................................................ 261
Housing Assistance to Meet the Needs of All Income Levels ................................................ 261
Special Housing Needs ............................................................................................................... 262
Affirmatively Furthering Fair Housing ....................................................................................... 262
Education and Outreach ............................................................................................................ 263
Quantified Objectives ............................................................................................................. 263
Programs ...................................................................................................................................... 264
APPENDIX A: SITES INVENTORY MAP ..................................................................................... 306
APPENDIX B: SITES INVENTORY LIST...................................................................................... 308
APPENDIX C: OUTREACH ......................................................................................................... 326
List of Figures
Figure 1: Population Age Distribution, 2019 ................................................................................... 41
Figure 2: Regional Racial/Ethnic Composition, 2019 ...................................................................... 43
Figure 3: Regional Employment by Industry, 2019 ........................................................................ 45
Figure 4: Regional Home Prices Over Time, 2001–2020 ................................................................ 50
Figure 5: Disability by Type, 2019 ..................................................................................................... 67
Figure 6: Developmental Disability by Type Served by San Andreas Regional Center, 2020.... 70
Figure 7: Census Tracts and RHNA Sites, 2022 ............................................................................... 93
Figure 8: Racial and Ethnic Majority, 2010 ................................................................................... 101
Figure 9: Percentage of the Population that is Non-White, 2018 .............................................. 102
Figure 10: Percent non-White Comparison of RHNA Units ........................................................ 103
Figure 11: Dissimilarity Index for Race ......................................................................................... 104
Figure 12: Low to Moderate Income Population and RHNA Sites, 2011-2015 ........................ 106
Figure 13: Low to Moderate Income Population Comparison of RHNA Units ......................... 107
Figure 14: Households per Income Level, 2021 .......................................................................... 108
Figure 15: Median Household Income, 2019 ............................................................................... 109
Figure 16: Poverty Status, 2010-2014 and 2015-2019 ................................................................ 110
Figure 17: Housing Choice Vouchers ............................................................................................ 111
Figure 18: Children in Female-Headed Households and RHNA Sites ....................................... 112
Figure 19: Female Headed Households Comparison of RHNA Units ....................................... 113
Figure 20: Children in Married-Couple Households ................................................................... 114
Figure 21: Disability Characteristics, Gilroy, 2019 ....................................................................... 115
Figure 22: Population with a Disability, 2010-2014 and 2015-2019 .......................................... 116
Figure 23: Population with a Disability Comparison of RHNA Units ......................................... 117
Agenda Item 9.2Page 725 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan v
Figure 24: Infrastructure Improvements ...................................................................................... 121
Figure 25: R/ECAPs in the City and Vicinity ................................................................................... 122
Figure 26: Presence of a R/ECAP Comparison of RHNA Units ................................................... 123
Figure 27: RCAAs Vicinity and RHNA Sites .................................................................................... 124
Figure 28: TCAC Economic Score, 2021 ........................................................................................ 126
Figure 29: TCAC Education Score .................................................................................................. 127
Figure 30: TCAC Environmental Score .......................................................................................... 128
Figure 31: TCAC Composite Score and RHNA Sites ..................................................................... 130
Figure 32: TCAC Designation Comparison of RHNA Units ......................................................... 131
Figure 33: Existing Single-Family Homes on Corner Lots in R1 and R2 Zones ......................... 132
Figure 34: Transit Route Map ........................................................................................................ 136
Figure 35: CES Percentile and RHNA Sites ................................................................................... 137
Figure 36: CalEnviroScreen Percentile Comparison of RHNA Units .......................................... 138
Figure 37: Housing Problems by Tenure and Race/Elderly/Housing Size ................................ 140
Figure 38: Cost Burden by Tenure and Race/Elderly/Housing Size........................................... 140
Figure 39: Overpayment by Owners ............................................................................................. 141
Figure 40: Overpayment by Renters ............................................................................................. 141
Figure 41: Year Structure Built....................................................................................................... 142
Figure 42: Overcrowded Households ........................................................................................... 143
Figure 43: Communities Vulnerable to Displacement ................................................................ 150
Figure 44: Gilroy Land Use Map .................................................................................................... 169
Figure 45: Gilroy Special Flood Hazard Areas .............................................................................. 223
Figure 46: Gilroy Wildland Urban Interface Areas ....................................................................... 224
List of Tables
Table 1: 5th Cycle RHNA Progress (2015 through 2022)................................................................. 13
Table 2: Review of 2015 – 2023 (5th Cycle) Housing Element Programs ...................................... 19
Table 3: Gilroy RHNA, 2023–2031 .................................................................................................... 38
Table 4: Regional Population Trends, 2010–2020 .......................................................................... 39
Table 5: Average Annual Population Growth Rate ......................................................................... 39
Table 6: Population Age Distribution, Gilroy ................................................................................... 40
Table 7: Racial and Ethnic Composition, Gilroy .............................................................................. 42
Table 8: Employment Trends, Gilroy ............................................................................................... 44
Table 9: Major Employers, 2021 ....................................................................................................... 46
Table 10: Change in Households, 2000–2019 ................................................................................. 47
Table 11: Regional Average Household Size ................................................................................... 47
Table 12: Household Size Distribution, 2019 .................................................................................. 47
Table 13: Median Household Income by Tenure, 2019 ................................................................. 48
Table 14: Income Range by Affordability Level Based on State Area Median Income, 2022 .... 48
Table 15: Household Income by Tenure, 2018 ............................................................................... 49
Table 16: Zillow Home Value Index, 2020 and 2021 ...................................................................... 51
Table 17: Average Monthly Rent by Unit Size, 2021 ....................................................................... 51
Agenda Item 9.2Page 726 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan vi
Table 18: Maximum Affordable Rent by Income, Santa Clara County ........................................ 52
Table 19: Maximum Affordable Monthly Rent by Income Category............................................ 52
Table 20: Occupancy Rates ............................................................................................................... 53
Table 21: Housing Cost as a Percentage of Household Income, 2018 ........................................ 54
Table 22: Overcrowded Households, 2019 ..................................................................................... 56
Table 23: Housing Units, 2000–2019 ............................................................................................... 57
Table 24: Unit Size by Tenure, 2019 ................................................................................................. 57
Table 25: Housing Inventory by Unit Type ...................................................................................... 58
Table 26: Unit Type by Tenure, 2019 ............................................................................................... 59
Table 27: Tenure by Housing Age .................................................................................................... 60
Table 28: Units Lacking Plumbing or Complete Kitchen Facilities, 2019 ..................................... 61
Table 29: Potential Units at Risk of Conversion .............................................................................. 63
Table 30: Replacement Cost ............................................................................................................. 64
Table 31: Gilroy and Santa Clara County Population with Developmental Disabilities ............. 68
Table 32: Living Arrangements of Adults with Developmental Disabilities ................................ 69
Table 33: Householders by Age, 2020 ............................................................................................. 72
Table 34: Median Household Income for Elderly Households, 2019 ........................................... 72
Table 35: Income Distribution, Elderly Households, 2018 ............................................................ 72
Table 36: Elderly People with Disabilities, 2019 ............................................................................. 73
Table 37: Elderly Households by Housing Problems and Tenure, 2018 ..................................... 74
Table 38: Large Households by Tenure, 2019 ................................................................................ 75
Table 39: Income Distribution, Large Households, 2015-2019 .................................................... 76
Table 40: Large Households by Housing Problems and Tenure, 2018........................................ 76
Table 41: Female-Headed Households by Tenure, Gilroy, 2019 .................................................. 77
Table 42: 2022 Santa Clara County Homeless Census and Survey .............................................. 78
Table 43: Homeless Facilities in or Adjacent to Gilroy ................................................................... 80
Table 44: Number of Santa Clara County Farmworkers and Farms, 2017 ................................. 81
Table 45: Overcrowding by Income Level, 2019 ............................................................................. 83
Table 46: Extremely Low-Income Households with Housing Problems, 2018 ........................... 85
Table 47: Comparison of Fair Housing with Respect to Location................................................. 96
Table 48: Dispute Cases by Income Category, 2015-2022 ............................................................ 99
Table 49: Dispute Cases by Age, 2015-2022 ................................................................................... 99
Table 50: Dispute Cases by Race, 2015- 2022 .............................................................................. 100
Table 51: Dissimilarity Index for Income ...................................................................................... 105
Table 52: Opportunity Indicators .................................................................................................. 134
Table 53: Overcrowding, 2019 ....................................................................................................... 144
Table 54: Homeless Facilities in or Adjacent to Gilroy ................................................................ 145
Table 55: 2022 Santa Clara County Homeless Census and Survey ........................................... 146
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 148
Table 57: Fair Housing Issues, Contributing Factors, and Proposed Action ............................ 155
Table 58: AFFH Actions Matrix ....................................................................................................... 157
Table 59: Neighborhood District Target Densities ...................................................................... 172
Agenda Item 9.2Page 727 of 1163
Table of Contents
City of Gilroy Housing Element 6th Cycle Housing Plan vii
Table 60: Downtown Specific Plan Development Standards ..................................................... 175
Table 61: Downtown Specific Plan Development Standards (Special Circumstances) ........... 176
Table 62: Residential Standards (2022) ........................................................................................ 179
Table 63: Residential Parking Standards (2022) .......................................................................... 181
Table 64: Residential Use Table (2022) ......................................................................................... 185
Table 65: Permit Processing Time (2022) ..................................................................................... 193
Table 66: Permit Processing Time, Months, Regional Comparison (2021-2022) ..................... 194
Table 67: Planning Related Fees (August 2022) ........................................................................... 195
Table 68: Development Impact Fees (2022) ................................................................................. 197
Table 69: Total Fees per Unit, Regional Comparison (2021-2022) ............................................ 198
Table 70: Fees as Percentage of Total Development Costs, Regional Comparison (2021-2022)
198
Table 71: 2022 Vacant Lot Sales in Gilroy ..................................................................................... 206
Table 72: Disposition of Home Loans, 2020 ................................................................................ 208
Table 73: 2023–2031 RHNA ........................................................................................................... 215
Table 74: Pipeline Projects and ADUs Progress Towards RHNA ............................................... 216
Table 75: Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA)............................. 217
Table 76: Example Multifamily Project Densities ........................................................................ 219
Table 77: Assumed Yields .............................................................................................................. 220
Table 78: Densities, Affordability, and Implementing Zones ..................................................... 221
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued) ........... 226
Table 80: ADUs Toward the RHNA ................................................................................................ 227
Table 81: ADU Affordability Assumptions .................................................................................... 227
Table 82: RHNA Capacity and Buffer ............................................................................................ 228
Table 83: Lower Income RHNA Capacity ...................................................................................... 228
Table 84: Residential Vacant Sites Capacity ................................................................................. 230
Table 85: Non-Vacant Site Capacity .............................................................................................. 231
Table 86: CDBG Funded Agencies ................................................................................................. 254
Table 87: CARES Act CDBG-CV Funds ........................................................................................... 254
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 256
Table 89: Total Quantified Objectives, 2023 – 2031 .................................................................... 263
Table 90: Opportunity Sites ........................................................................................................... 308
Table 91: Pending Project Sites ..................................................................................................... 312
Agenda Item 9.2Page 728 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 1
Introduction
Purpose and Content
The City of Gilroy’s 2023 – 2031 6th Cycle Housing Element has been prepared in compliance
with the State of California Government Code Section 65302 and in conformance with the
Housing Element Guidelines as established by the California Department of Housing and
Community Development (HCD). This Housing Element sets forth the City’s overall housing
objectives in the form of goals, policies, and programs.
Relationship to Other Elements and Plans
This Housing Element identifies goals, policies, and programs that guide housing policy for the
City for the 2023 – 2031 planning period. The goals, policies, and programs are consistent with
the direction of the City’s other General Plan elements, specifically the Land Use Element,
Potential Hazards Element, and the Environmental Justice Element. Each goal is followed by
one or more policies that are designed to provide direction to the policy makers that will
enable progress toward the goals. Consistency will be reviewed as part of the annual General
Plan implementation progress report as required under Government Code Section 65400. As
amendments are made to the General Plan, the City will also review and revise the Housing
Element for ongoing consistency. Listed after a discussion of the goals and policies are the
programs designed to implement the specific goals and policies.
The Housing Element goals, policies, and programs aim to:
Encourage the development of a variety of housing opportunities and provide
adequate sites to meet the 2023 – 2031 Regional Housing Needs Allocation
RHNA).
Assist in the development of housing to meet the needs of lower- and moderate-
income households.
Address and, where appropriate and legally possible, remove governmental
constraints to housing development.
Conserve, preserve, and improve the condition of the existing affordable housing
stock.
Promote equal housing opportunity for all residents to reside in the housing of their
choice. These objectives are required by and delineated in State law (California
Code Section 65583 [c][1]).
Public Participation
The City of Gilroy made a diligent effort to encourage public participation in the development
of the Housing Element. Outreach for the HousingElement update began in 2021, starting with
City Council public meetings to introduce the housing element update process and to get initial
Agenda Item 9.2Page 729 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 2
feedback on potential programs for inclusion in the housing element. The City of Gilroy also
participated in a regional (virtual) outreach meeting through the Santa Clara County
Collaborative that included residents and stakeholders from Gilroy, Morgan Hill, and the
County of Santa Clara; approximately 20 attendees participated in the Gilroy breakout room.
Targeted outreach began in January 2022. This involved engaging a diverse group of people in
the planning process, including community members, stakeholders, service providers,
educators, and the Planning Commission and City Council in identification of Gilroy’s Housing
Element housing issues and goals.
Additional details about the public outreach process can be found in the Affirmatively
Furthering Fair Housing Chapter. In summary, the public participation program included:
Website. An interactive housing element update website, launched in February
2022 and accessed through the City’s webpage, which included a description of the
project, how to provide input, workshop dates and video recordings, a link to the
Housing Element update survey, FAQs, and the draft Housing Element.
Surveys. A bilingual (Spanish) online community survey was heavily promoted
through email list notification, project website, flyers, stakeholder interviews,
community workshops, and handed out in person.
Stakeholder Interviews. Four focus groups were held on Tuesday, March 29 at 1:00
p.m.; Tuesday, April 5 at 1:00 p.m.; Thursday, April 7 at 1:00 p.m.; and Tuesday, April
12 at 10:00 a.m. to gather input from community members and housing service
providers.
Community workshops. Two bilingual virtual community workshops were held on
Wednesday, March 30, 2022 at 6:00 PM, and Tuesday, June 28, 2022 at 6:00 PM. The
website was updated to include information about the community meetings and
the project planner sent emails to notify individuals on the mailing list which
included stakeholders, community service providers, and members of the public.
The links to both the English and Spanish language presentation video recording
were posted on the Housing Element Update website.
Equity Advisory Group Meeting. On August 23, 2022, the City gave a presentation to
the Santa Clara County Equity Advisory Committee. The purpose of the
presentation was to provide a brief summary of Gilroy’s demographics and housing
trends, including income levels and housing inventory. The meeting also included a
summary of public outreach efforts, survey results, and stakeholder feedback. Staff
also introduced the draft housing goals, a snapshot of some of the proposed
housing programs, and a look at the RHNA sites inventory map. The session also
included questions and answers related to the Housing Element. The Equity
Advisory Committee consists of 15 community-based organizations that represent
and/or serve the County's diverse community. They include organizations that
represent ethnic communities, provide direct services including housing assistance,
or work on housing-related issues.
Agenda Item 9.2Page 730 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 3
Study Session. One bilingual joint study session with the Planning Commission and
City Council was held on August 29, 2022 at 6:00 PM. All the efforts of notifying the
public that were made for the two community meetings were repeated for the joint
study session. The links to the presentation video recording were posted on the
Housing Element Update website. The joint study session focused primarily on
RHNA site strategy, housing issues, and proposed programs included in the
Housing Element. It included a robust discussion of housing issues and responsive
programs to meet the needs of all Gilroy residents. The meeting was well attended
by both Spanish and English-speaking residents and stakeholders.
Public Draft Community Meeting. One virtual community meeting was held on
Tuesday, September 27, 2022 at 6:00 PM. The link to the presentation video
recording was posted on the Housing Element Update website. The meeting
provided the community with a high-level overview of the Draft Housing
Element chapters and appendices, the overall goals and programs, and then a
brief description of some of the programs that could potentially have the
highest impact on housing production, removal of governmental constraints,
and meeting special housing needs.
Public Draft City Council and Planning Commission Public Hearings. Following the
release of the first public draft, the City held two in-person public hearings. The
public hearings were held Monday, October 17, 2022 at 6:00 PM (City Council) and
Thursday, October 20, 2022 at 6:00 PM (Planning Commission). The purpose of the
meetings was to provide the public and the City’s decision makers with another
opportunity to provide comments and suggestions prior to sending the draft to the
California Department of Housing and Community Development for their review.
Farmworker Outreach. In November and December 2022, the City of Gilroy worked
with staff from the Ochoa Migrant Camp to survey resident farmworkers. Twenty-
six (26) surveys were completed by the farmworkers with assistance from bilingual
staff atthe Migrant Camp. Feedback from the farmworkers was summarized in the
Special Needs Groups section in the Housing Needs Assessment chapter of the
Housing Element. The City of Gilroy also modified Programs E - 7 and E - 11 to help
facilitate needed housing for farmworkers who work in and surrounding Gilroy.
Youth Commission and Gavilan College Outreach,. On December 12, 2022, City staff
attended the Gilroy Youth Commission meeting to discuss the Housing Element
update, answer questions, and gather feedback from youth in attendance (~15 to
18 years old). City staff also asked those in attendance to complete the online
housing survey and to ask their friends and older siblings to complete the survey.
In an effort to reach out to the young adult community, City staff reached out to
members of the Associated Students of Gavilan College (ASGC) student body. Eight
8) surveys were completed by the Youth Commission and Gavilan College
community.
Agenda Item 9.2Page 731 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 4
Seniors Outreach. On January 25, 2023, City staff made a brief presentation to
seniors atthe Gilroy Senior Center, informing them about the Housing Element and
gathering feedback. Nineteen (19) surveys were completed by seniors in
attendance.
Intellectually and Developmentally Disabled Outreach. On January 24, 2023, the City
held a virtual meeting with Housing Choices and intellectually and developmentally
disabled (I/DD) stakeholders (primarily parents of I/DD children and I/DD adults),
informing them about the Housing Element and gathering verbal feedback. On
February 15, 2023, the City also met with and gathered verbal feedback from I/DD
residents, caregivers, and staff at Villa Esperanza, a facility that provides low-income
apartment units and services for persons with disabilities.
Summary of Comments Received
During the initial outreach process (prior to the release of the public draft) the City heard
comments ranging from: difficulty paying rent, mortgage or down payment; homelessness;
and insufficient housing supply including affordable housing, farm-worker housing, and
preference on locations for future housing. Many of the programs proposed as well as the
RHNA sites inventory in the 2023-2031 Housing Element reflect the community input. In
summary, the community engagement and input yielded the following themes and feedback:
Affordability: Participants expressed the difficulties to afford homes and rent in
Gilroy and the larger region; specifically identifying first time home buyers, farm
workers and seniors as key impacted groups. Participants expressed concern that
Gilroy incomes are lower comparatively to the regional median; therefore, housing
that may be affordable for the surrounding region may not be affordable for Gilroy
residents. Program A - 11 consists of the development of an Inclusionary Housing
Policy to establish inclusionary housing requirements so that new developments
reserve a percentage of the total units for lower- and moderate-income
households.
Importance of Investment in East Gilroy: Participants noted a disparity in housing
and quality of infrastructure and amenities between the east side and west side of
the City. Participants noted the importance of investing in downtown to provide
access to necessary resources and adequate infrastructure concurrently with
housing development. Program F - 3 is included to ensure place-based investments
and improvements are occurring in the eastern areas of Gilroy, especially in the
downtown area.
Education and Outreach: Participants expressed a lack of community engagement
and education on affordable housing, accessory dwelling units (ADUs), available
housing services and programs, and housing policy. Programs G - 2, G - 3, G - 5, and
G - 8 implement outreach and education strategies to increase community
awareness about ADUs, housing resources, and available fair housing support.
Program G - 4 provides focused outreach in the downtown area.
Agenda Item 9.2Page 732 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 5
Prioritizing Extremely Low-Income Housing: Participants addressed the need for
prioritizing development of extremely low-income units. Additionally, residents
expressed the need to prioritize the allocation of these extremely low-income units
to existing Gilroy residents. Program A - 12 considers adopting an incentives beyond
density bonus state law program that targets extremely low-income populations
and other special needs. Program E - 9 is included to develop a priority system for
current residents of Gilroy and individuals working in Gilroy to inhabit these special
needs households.
Disparity of income between the City and the larger region. The large difference
between the median income in the City and the regional area median income (AMI)
was frequently noted in outreach. The difference was $33,871 (24%) in 2020.
Participants expressed the inability to afford lower-income units based on the AMI
category income limits. Program E - 9 is included to develop a priority system for
the allocation of extremely low-income units, including prioritizing current residents
of Gilroy.
A summary of outreach is also provided in the Housing Needs Assessment and Affirmatively
Furthering Fair Housing chapters. For complete survey results and additional detail on
outreach, see Appendix C: Outreach.
Public Comments on the September 12, 2022, Draft Housing Element Update
The City of Gilroy held a 30-day public review period on the draft Housing Element from
September 12, 2022, to October 12, 2022. Twenty-two comment letters and emails were
received between January and October 12. The City received two (2) additional comment
letters following the end of the 30-day review period. The City of Gilroy received comments
from affordable housing advocates and residents. Concerns included RHNA sites analysis,
community engagement, and program enhancements. While generally supportive of the City’s
draft Housing Element efforts, several comments requested additional or enhanced programs
as well as additional analysis or rationale on the site selection. Many of the suggested
programs were included in some variation in the draft housing element. Program examples
include enhancing the ADU program, seeking more grants and technical assistance, and
enhancing community engagement and education.
Comments fell into several categories including:
ADU promotion and incentives (see Program A - 6 and A - 7)
Tools, techniques, and funding sources to increase affordable housing (see Program
D - 1, D - 2, D – 3, D - 4, and D - 5)
Streamline permit process (see Program A - 9 and B - 5)
Provide rationale for RHNA sites and how they Affirmatively Further Fair Housing and
the needs of Gilroy (addressed in the AFFH and Needs Assessment sections)
Agenda Item 9.2Page 733 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 6
Expand on community and stakeholder engagement process (see Program G - 1 and
G - 2)
Displacement and tenant protections (See Program F - 5)
ADUs
Commenters called for more programs and incentives for ADU production and affordability,
through methods like reduction of development standards and incentives for below market
rate units. Commenters also suggested funding programs for ADU production through a
Community Development Financial Institutions Fund (CDFI) program. The original draft
included Program A - 6 to track and monitor its ADU production to ensure that annual
production matches the RHNA assumption. Program A - 7 commits the City to providing pre
designed plans to expedite development review as an incentive to production. In response to
public comments received on the draft, the City added a new ADU program (A - 8) which
creates a financial assistance program for homeowners who build ADUs with an affordability
restriction. The City added program A - 15 (ADU Ordinance Updates) which directs the City to
update the zoning ordinance to conform to current state law regarding ADUs. Under this
program, the City will replace the ADU deed restriction requirement with an owner affidavit
form that does not require recordation at the County. This change will streamline the process
for approving ADUs in the City of Gilroy. To further incentivize ADU production, the City will
increase the allowable ADU floor area from 1,000 square feet to 1,200 square feet. The City
also modified its ADU Education Program (G - 3) by including an effort to consolidate its
building department and planning department ADU webpages into one so that all ADU
information is in one single place online.
Affordable Housing Incentives and Funding
Several commenters expressed a desire for the City to include examples of funding sources
and other tools to support and incentivize the development of affordable housing, such as
grants through the Metropolitan Transportation Commission and the Association of Bay Area
Governments. The original draft included Programs D - 1, D - 2, D – 3, D - 4, and D - 5 to support
housing developers and homeless service providers in financing the development of
affordable housing. Program D-2 was amended to include the Metropolitan Transportation
Commission and the Association of Bay Area Governments as additional funding sources. As
noted above, the revised draft submitted to HCD also includes Program A - 8 which creates a
financial assistance program, for homeowners who build ADUs with an affordability
restriction.
Permitting
A number of the letters expressed concerns regarding the development process in the City
and the constraints that result from the process. Commenters recommended several
strategies to improve the transparency and turn-around time for getting permits approved.
The original draft included Programs B - 5 to streamline the permitting process for affordable
housing and Program A - 9 that implements a new online permitting system. The revised draft
Agenda Item 9.2Page 734 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 7
submitted to HCD includes Program B - 8 which creates an Entitlement Roadmap Webpage on
the City’s website that provides simple and clear information on how to navigate the City’s
permitting process, including projects that can be approved ministerially or through a staff
level administrative process.
Engagement and Education
Commenters called for a more extensive community engagement process to reach as many
stakeholders as possible and keep them involved throughout the process. Commenters
iterated the importance of the promotion and education on housing programs and resources
and provided strategies to address this topic. The original draft included Program G - 1 and
G - 2 to create education and awareness and to enhance the City community outreach strategy
and relations. The revised draft submitted to HCD adds three new programs to improve
engagement and education (G - 6, G - 7, and G - 8). Program G - 6 consists of educating the
public on homelessness, consolidating information on resources for the unhoused population,
and restarting monthly meetings of the unhoused service providers group. Program G - 7
increases bilingual services and advertises the City of Gilroy’s collective bargaining bilingual
pay benefit to attract new staff that can assist the Spanish-speaking community in the City.
Program G - 8 creates a Help Center Webpage to provide a centralized resource for tenants
and landlords to receive information on local laws, assistance to apply for rent relief, and legal
aid.
Tenant Protections
Anti-displacement and tenant protections were prominent issues discussed by commenters.
Several programs were suggested to address these concerns, including tenant relocation
assistance, eviction reduction, security deposit limits, Fair Chance Ordinance, legal assistance,
and first refusal to purchase. The City amended Program F - 5 to include organizing a focus
group to explore displacement prevention polices and completing an analysis of best practices
in jurisdictions that are similar to Gilroy, within approximately two years of Housing Element
adoption.
Program Changes in Response to Public Comment
In response to public comment the City made a number of additions and changes to its
programs during the 10-day revision period in October 2022. The following additions and
changes were made to programs to accommodate the needs of the community.
Modified Program A - 6 (ADU Tracking and Monitoring and Ordinance Updates) to
include the commitment to coordinate with HCD and revise the ADU ordinance in
conformance with state law.
Added Program A - 8 (Incentives for Affordable ADUs) to develop a financial assistance
program for homeowners who build ADUs with an affordability restriction or
commitment to offering housing choice vouchers, upon securing adequate funding for
the program.
Agenda Item 9.2Page 735 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 8
Modified Program A - 11 (Inclusionary Housing Policy) to include a requirement that
developers market both Below-Market-Rate (BMR) units and accessible/adaptable
units in developments.
Modified Program A - 12 (Incentives Beyond Density Bonus State Law) to include
households with intellectual and developmental disabilities as a special needs group to
consider in the expanded program. The City also noted that the Inclusionary Policy
could be structured like a Density Bonus program with incentives that are tiered by
level of affordability provided.
Added Program A - 14 (Coordination with Santa Clara Office of Supportive Housing) to
continue the partnership regarding the development of affordable housing on the
property at 8th and Alexander, including offering impact fee waivers.
Added Program B - 8 (Entitlement Roadmap Webpage) to develop a website to provide
clear and simple information about the City’s permitting process for residential
development. Information will include a flow chart, FAQs, live links, and application
forms.
Modified Program D-2 (Funding Sources to Assist Homeownership) to include the
Metropolitan Transportation Commission and the Association of Bay Area
Governments as additional funding sources.
Modified Program E 6 (Reduced Parking Requirements for Senior Housing) to include
discussion of AB 2097 which prohibits minimum parking requirement for projects
within one half-mile of public transit.
Modified Program F - 5 (Displacement Prevention Policy) to include organizing a focus
group to explore displacement prevention polices and completing an analysis of best
practices in jurisdictions that are similar to Gilroy.
Modified Program G - 3 (ADU Education) committing the City to consolidate its two ADU
webpages into one page, so that all ADU information is located in a single location.
Added Program G - 6 (Unhoused Population Education and Outreach) to educate the
public about the unhoused population and homelessness in the City. The program
develops a dedicated website on homelessness, creates printed information for
distribution at City Hall and by code enforcement officials in the field, posts resources
for the unhoused population on the City website, and commits the City to restarting
the unhoused service providers group meetings.
Added Program G - 7 (Bilingual Engagement) to increase availability of bilingual
outreach materials and advertise the City of Gilroy’s collective bargaining bilingual pay
benefit to attract new staff that can converse with the City’s Spanish-speaking
population.
Agenda Item 9.2Page 736 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 9
Program Changes in Response to HCD Comments
Sufficient Sites. The City revised Program A-1 (No Net Loss Inventory and Monitoring) to
include the addition of a no net loss inventory list; revised Program A - 2 (Surplus
Lands/Affordable Housing on City-Owned Sites) to advertise City-owned lands to affordable
housing providers, the Santa Clara County Office of Supportive Housing, and developers of
special needs housing; Program A - 6 (ADU Tracking and Monitoring) was amended to include
an update to the ADU strategy if annual production and affordability rates do not match the
estimates included in the Housing Sites and Resources chapter; modified Program A - 10
Facilitate Missing Middle / Middle Income Housing) to provide more flexibility in the type of
units allowed under SB 9 by allowing triplexes and fourplexes as an alternative design to a
traditional duplex with an ADU or a junior ADU. Added Program E - 12 (Downtown Expansion
District and Mixed-Use Corridor Flexibility) to allow 100% Residential in the Downtown
Expansion District and provide flexibility for mixed-use projects that accommodate extremely
low-income and Special Needs Households.
Governmental Constraints. New programs were added, and existing programs were
amended to remove governmental constraints to housing production. Program A - 6 (ADU
Tracking and Monitoring) was amended to include an update to the ADU strategy if annual
production and affordability rates do not match the estimates included in the Housing Sites
and Resources chapter. Program A - 8 (Financial Incentives for Affordable ADUs) was amended
to evaluate ADU impact fees If ADU production is lower than anticipated. Program A - 10
Missing Middle / Middle Income Housing) was amended to allow triplexes and fourplexes on
corner lots in the R-1 and R-2 districts with a minimum 6,000 sf lot size. A-15 (ADU Ordinance
Updates) was amended to replace the ADU deed restriction requirement with an owner
affidavit form that does not require recordation at the County and to increase the allowable
floor area from 1,000 square feet to 1,200 square feet. A - 16 (SB 9 Processing) was added to
update the City’s SB 9 webpage to include step-by-step, user friendly instructions for
processing SB 9 units and lot splits in Gilroy. Program B - 3 (SB35/SB330) was amended to
include the creation of checklists and instructions for reviewing and approving SB 35 and
SB330 projects, and Zoning Ordinance amendments to ensure that any demolished units shall
be replaced pursuant to Government Code Section 65915(c)(3) and Government Code Section
65583.2(g). Under Program B - 7 (Zoning Ordinance update) the City will evaluate development
standards for all zones including the Downtown Specific Plan zones for potential governmental
constraints. Under Program B - 9 (Building Department Webpage), the City will update the
Building Department webpage to include information required pursuant to AB 2234, which
should help reduce applicant time and cost and increase certainty. Under Program B - 10
Zoning Code Annual Updates), the City will establish a process to update City policies, codes
and ordinances to comply with new State laws affecting housing and land use. Under Program
E - 3 (Emergency Shelters), the City has drafted an update to the zoning ordinance to comply
with Assembly Bill (AB) 2339, AB 139, and Government Code Section 65583(a)(4) regarding
emergency shelters. Program E - 12 (Downtown Expansion District and Mixed-Use Corridor
Flexibility) will allow 100% Residential in the Downtown Expansion District and allow flexibility
Agenda Item 9.2Page 737 of 1163
Introduction
City of Gilroy Housing Element 6th Cycle Housing Plan 10
for the non-residential portion of mixed-use projects that accommodate extremely low-
income and Special Needs Households.
Affirmatively Furthering Fair Housing (AFFH). Program A - 10 (Missing Middle / Middle
Income Housing) was amended to allow triplexes and fourplexes on all corner lots in the R-1
and R-2 districts with a minimum 6,000 sf lot size to encourage the development of missing
middle housing throughout the City, including high-resource areas primarily comprising
detached single-family residences. Programs A - 11 (Inclusionary Policy) and A - 12 (Incentives
Beyond Density Bonus State Law) will facilitate affordable housing opportunities in the City’s
higher resource / higher income areas. Under Program E - 10 (Development and Rehabilitation
of Housing for Persons with Disabilities), the City will evaluate and revise standards and
procedures related to reasonable accommodation and residential care homes (i.e., group
homes) as necessary to remove governmental constraints. Program F - 3 (Place-Based
Improvements in Downtown Gilroy) will improve conditions in the City’s R/ECAP area. Program
G - 2 (Community Outreach and Inclusion in the Decision-Making Process) includes geographic
targeting in the R/ECAP area. Similarly, Program G - 4 (Increased Outreach in Downtown Areas)
directs the city to consider the viewpoints and concerns of all neighborhoods within Gilroy,
and specifically the R/ECAP area when drafting the High-Speed Rail Station Area Plan and when
updating the Downtown Specific Plan. Under Program G - 7 (Bilingual Engagement), the City
will increase Spanish language engagement given the City’s large Hispanic population which is
further facilitated by the recent expansion of the City’s bilingual pay benefits, which should
increase the number of bilingual staff available to assist the Spanish-speaking community.
Agenda Item 9.2Page 738 of 1163
11
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
REVIEW OF PAST ACCOMPLISHMENTS
Agenda Item 9.2Page 739 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 12
Review of Past Accomplishments
California Government Code Section 65588(a) requires that each jurisdiction review its housing
element as frequently as is appropriate and evaluate:
The appropriateness of the housing goals, objectives, and policies in contributing to
the attainment of the state housing goal.
The effectiveness of the housing element in attainment of the community’s housing
goals and objectives.
The progress in implementation of the housing element.
According to the State HCD, the review is a three-step process:
Review the results of the previous element’s goals, objectives, and programs. The
results should be quantified where possible but may be qualitative where
necessary.
Compare what was projected or planned in the previous element to what was
actually achieved. Determine where the previous housing element met, exceeded,
or fell short of what was anticipated.
Based on the above analysis, describe how the goals, objectives, policies, and
programs in the updated element are being changed or adjusted to incorporate
what has been learned from results of the previous element.
Housing Production
The City of Gilroy had a total RHNA allocation of 1,088 units in the 5th Cycle. As of December
2022, 2,605 units have been permitted during the 5th Cycle, exceeding the overall allocation by
1,517 units. About 60 percent of these new units were affordable to above-moderate incomes.
The City produced nearly five (5) times (490%) the low-income allocation, approximately 46%
of its moderate-income allocation, and approximately 68% of its very-low income allocation.
There is a remaining RHNA need of 75 very low-income units and 117 moderate income units.
The following table includes data through the end of 2022, consistent with the 2022 annual
progress report submitted to HCD.
Agenda Item 9.2Page 740 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 13
Table 1: 5th Cycle RHNA Progress (2015 through 2022)
Very Low Low Moderate Above
Moderate Total
5th Cycle RHNA
Allocation 236 160 217 475 1,088
Building
Permits Issued 161 785 100 1,559 2,605
Remaining
Requirement 75 - 117 - 192
No Net Loss and Adequate Sites
The 2015 – 2023 Housing Element identified adequate capacity for its 5th Cycle allocation of
units, identifying a surplus of 526 lower-income units and 960 above moderate- income units.
Additionally, in 2020, the City updated its General Plan to increase densities for specified land
use designations and allow mixed-use residential along the First Street commercial corridor.
These amendments increased zoned capacity for all income levels in Gilroy.
The City reviewed its 5th Cycle sites, past approvals, and the Zoning Ordinance and determined
that it has maintained adequate sites to meet the RHNA for all income levels throughout the
2015 – 2023 planning cycle.
Effectiveness at Assisting Special Needs Populations
This section reviews the City’s progress on assisting populations with special housing needs
during the 5th Cycle. The City of Gilroy supports the preservation of long-term housing stability
and affordability. The City has received and allocated funding to improve access to needs that
improve the quality of life among seniors, the homeless, and extremely low-income
households during the 2015 to 2023 planning cycle.
Funding for housing, homeless services, and special needs populations during the 5th Cycle
was provided through the federal Community Development Block Grant (CDBG) program,
CDBG CARES ACT-Corona Virus (CDBG-CV), and the Housing Trust Fund (HTF).
CDBG Funding. For the 2021 – 2022 fiscal year funding cycle, the City allocated $205,905 in
CDBG funds toward community service needs, including senior services ($17,560), youth
services ($38,452), health services ($10,250). and home repair ($140,000). For the 2022 – 2023
fiscal year, the City allocated $205,452 in CDBG funds towards senior services ($10,000), youth
services ($55,452), and home repair ($140,000). Specific programs and recipients varied slightly
between the two fiscal years.
CDBG-CV Funding. The City also allocated $613,154 in CDBG-CV funds towards programming
that would address the impacts resulting from the COVID-19 pandemic, including St. Joseph’s
Rental Assistance ($287,309), small business assistance ($225,486), and YMCA Healthy Food
Delivery ($100,359).
Agenda Item 9.2Page 741 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 14
PLHA Funding. The City Council approved the replacement of the HTF with the Permanent
Housing Allocation (PLHA) Fund, making more funds available for public service programs
addressing basic needs and homelessness prevention. Although the HTF will no longer be
made available for public service programs or rehabilitation purposes, it will continue to be
used to partially cover staff and consulting service costs to monitor affordable rental and
ownership agreements until the money is depleted.
PLHA funding allocations are also based on priorities identified in the City of Gilroy 2020-2025
Consolidated Plan and 2020-2021 Annual Action Plan1. High priority items identified in the plan
include special needs services for the elderly, special need services for youth, homeless
supportive services, and rehabilitation of existing affordable housing. By partnering with the
County and a broad range of community-based organizations, the City is expanding
homelessness prevention and basic needs services to assist Gilroy families and individuals
who are experiencing, or at risk of, homelessness.
The City received PLHA funding from the State through application and partnership with Santa
Clara County. As a new resource, the City is implementing $474,000 in program funds during
the first two years of the PLHA Program.
o With $110,000 over two years, St. Joseph’s Family Center provides emergency rental
assistance, utility assistance, and other supportive programs that help diminish the
risk of becoming homeless.
o With $40,000 over two years, Project Sentinel provides fair housing services and
investigates complaints to address housing discrimination for Gilroy residents.
o With $40,000 over two years, Project Sentinel provides a landlord-tenant counseling
and dispute resolution program to help resolve housing conflict and protect Gilroy
residents from displacement.
o With $40,000 over two years, Community Agency for Resources Advocacy and
Services provides rental and deposit assistance to prevent homelessness for Gilroy
families and individuals.
o With $80,000 over two years, South County Compassion Center provides services to
unhoused Gilroy residents to meet their basic needs and to connect them with
services that can help them attain permanent housing.
o With $70,000 over two years, St. Joseph’s Family Center provides training and
employment readiness to prepare individuals that are homeless or at risk of
homelessness for stability and greater self-sufficiency.
o With $54,000 over two years, The Health Trust delivers meals to low income and
homebound seniors at risk of food insecurity, allowing them to remain intheir
homes.
11 City of Gilroy 2020-2025 Consolidated Plan and 2020-2021 Annual Action Plan.
https://www.cityofgilroy.org/DocumentCenter/View/11526/City-of-Gilroy-2020- 2025-Consolidated-Plan-and-AAP-FINAL
Agenda Item 9.2Page 742 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 15
o With $40,000 over two years, Silicon Valley Independent Living Center provides Gilroy
residents with disabilities counseling, emergency rental assistance, and housing
search services to obtain safe, affordable, and accessible long-term housing.
As can be seen above, Gilroy is allocating and implementing federal and state grant funding to
assist Gilroy’s vulnerable communities and create safe and healthy neighborhoods for all. In
general, these programs have been successful at providing new opportunities, resources, and
procedures to assist special needs populations. The City is committed to furthering fair
housing and supporting special needs populations and has included several programs in its
6th Cycle Element to further address the housing needs of all groups.
Accessibility Improvements
The need to revitalize older City infrastructure, particularly accessibility for elderly persons and
persons with disabilities is identified as a top priority in the City’s 2020 – 2025 Consolidated
Plan and 2020 – 2021 Annual Action Plan. The Consolidated Plan further identifies accessibility
improvements such as wheelchair ramps, curbing, and sidewalks as one solution to this need.
In November 2021, the City awarded $70,592 in CDBG funding to a consultant to design and
prepare construction documents for off-site improvements in front of the Gateway Senior
affordable Apartments, located at 6500 Monterey Road. The scope of work included design of
a standalone HAWK (High-Intensity Activated Crosswalk) system for safe pedestrian crossing,
design of two ADA compliance curb ramps and minor concrete work, and design of new
striping for pedestrian crossing and safety. The full construction cost of the CIP project is
estimated to be $314,400. For the 2022-2023 fiscal year funding cycle, the City also allocated
145,090 in CDBG funds toward improving sidewalks and curb ramps throughout the City.
Seniors and Residents with Disabilities
The City also identifies supportive services for seniors and persons with disabilities under the
Special Needs section of the 2020-2025 Consolidated Plan. As noted above, the City allocated
a portion of the CDBG funds and a portion of the PLHA funds towards senior services and
residents with disabilities.
Over the two fiscal years from 2021 to 2023, CDBG funds included $18,560 for the Live Oak
Adult Day Care program and $8,643 for the Meals on Wheels program which provides access
to hot meal deliveries 5-days per week to people with disabilities and seniors who are unable
to leave the house. Similarly, $100,359 of the CDBG-CV funds were allocated towards the local
YMCA’s food distribution program for homebound seniors impacted by the COVID-19
pandemic and shelter in place orders.
Over the two-year period from 2022-2024, PLHA funds included $54,000 for the Health Trust
that delivers meals to low income and homebound seniors at risk of food insecurity, allowing
them to remain in their homes, and $40,000 for Silicon Valley Independent Living Center which
provides counseling for Gilroy residents with disabilities, emergency rental assistance, and
housing search services to obtain safe, affordable, and accessible long-term housing.
Agenda Item 9.2Page 743 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 16
The Recreational Division at City Hall provides seniors access to a free Box/Dine in lunch in
partnership with the YMCA at the Gilroy Senior Center on 7371 Hanna Street. Free groceries
from the Second Harvest Food Bank are available at San Ysidro Park on 7700 Murray Avenue.
At-Risk Youth Services
The 2020 – 2025 Consolidated Plan also identified Gilroy’s at-risk youth as a priority need for
the City. Over the 2021 – 2023 (two-year) fiscal cycles, a portion of the CDBG funds discussed
above were allocated towards Gilroy’s at-risk youth. The Community Agency for Resources
Advocacy and Services (CARAS) RYSE (Reaching our Young people to Succeed and Empower
with Unlimited Potential) program received $8,500 to provide support to at-risk young girls
through crime prevention, gang intervention, youth empowerment, and recreational activities.
The Boys and Girls Club Ochoa Clubhouse CORE Enrichment Program received $8,500 to
empower kids and teens to excel in school, become good community members, and lead
healthy, productive lives through education, learning, the arts, health and wellness, character
and leadership, sports and recreation, and workforce readiness. The Gilroy Youth Center
received $76,904 for engaging high-risk youth and their families with social, recreational and
educational programs that support and enhance their quality of life through community-
based recreation. The Gilroy Youth Center is a free program for income eligible residents,
providing an after-school program during the school year and a day camp during the summer.
Unhoused Outreach
A portion of the PLHA funds and CDBG-CV funds discussed above was allocated towards
homelessness prevention. The following agencies received PLHA Funding for FY 22-23 and FY
23-24: St. Joseph’s Family Center received $110,000 to provide emergency rental assistance,
utility assistance, and other supportive programs that help diminish the risk of becoming
homeless. St. Joseph’s Family Center received an additional $70,000 to provide training and
employment readiness to prepare individuals that are homeless or at risk of homelessness
for stability and greater self-sufficiency. Community Agency for Resources Advocacy and
Services received $40,000 to provide rental and deposit assistance to prevent homelessness
for Gilroy families and individuals. South County Compassion Center received $80,000 to
provide services to unhoused Gilroy residents to meet their basic needs and to connect them
with services that can help them attain permanent housing.
Through its CDBG-CV funds, the City provided $287,309 in support to Saint Joseph's Family
Center's Rental Assistance program. This program is designed to prevent homelessness
through emergency rental assistance and deposits. The funds helped very-low-income tenants
who have been impacted by COVID-19 with paying a portion of their rents to avoid eviction.
The Program benefited an estimated 231 low-income individuals.
Farmworkers
Due to the seasonal nature of farm work, many households have a difficult time securing safe,
habitable, and affordable housing. There are 56 dwelling units within Gilroy City limits to meet
the permanent and seasonal housing needs of extremely low-income and low-income
Agenda Item 9.2Page 744 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 17
farmworkers. These units are located in the following three (3) housing developments, owned
and managed by Eden Housing:
The Trees, with 14 units
Aspen Grove, with 24 units
Maple Gardens with 18 units
In addition, the Santa Clara County Housing Authority (SCCHA) provides 100 farmworker
housing units through the Ochoa Migrant Center, located just outside of the Gilroy City
boundary. The center serves as a migrant camp 8 months out of the year (April through
November) for farmworkers and their families. There are 33 three-bedroom apartments and
67 two-bedroom apartments within the 100-unit development. During the off-season (mid-
December through mid-March), the Ochoa Migrant Center provides temporary housing for the
unhoused.
Agenda Item 9.2Page 745 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 18
2015 – 2023 (5th Cycle) Housing Element Programs
This section illustrates the City of Gilroy’s accomplishments and status in implementing the
housing programs identified for the 2015-2023 5th Cycle, as well as the continued
appropriateness of each program for the 2023-2031 6th Cycle. Programs that have been
successfully completed or that consist of routine staff functions are marked as “remove,” as
these programs are no longer necessary for the 6th Cycle. Previous programs that are
continued with no or minor modifications are marked as “continue.” Finally, programs marked
as “modify” or “consolidate” are programs that will be continued, but have updated goals and
metrics, and may involve combining multiple existing programs into a single 6th Cycle program
for ease of use and streamlining.
Agenda Item 9.2Page 746 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 19
Table 2: Review of 2015 – 2023 (5th Cycle) Housing Element Programs
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
HOUSING PRODUCTION
H-1.A Publicize
Residential Sites
Inventory
The City shall make the residential sites
inventory available to developers by
publicizing it on the City website and
providing copies of the sites to developers.
The City shall update the list of sites annually,
or as projects are approved on the sites.
Post on website
within 6 months
of adoption;
update annually,
or as needed
The most recent Residential
Vacant Land Inventory was
completed in October 2022 and is
available on the City’s website.
Retain – modify to
include clear
objectives and
additional
developer
outreach.
A - 4
H-1.B Residential
Development
Ordinance
The City shall review and revise, as
appropriate, the Residential Development
Ordinance to ensure that it does not pose a
constraint on the maintenance, improvement
and development of housing; and provides
capacity to meet the City’s RHNA need.
Furthermore, the City will encourage the
development of housing that is affordable to
a variety of income groups through the
Residential Development Ordinance by
comparing its features with the
Neighborhood District Ordinance and making
any changes to ensure the two policies are
compatible.
Review of RDO
following
adoption of the
New General Plan
estimated FY
2015/16)
Senate Bill 330, signed by the
governor in 2019, prohibits a
jurisdiction from implementing any
provision that limits the number of
approvals or permits or puts a cap
on the number housing units that
can be approved or constructed, or
limits population. As a result, the
Residential Development
Ordinance is now null and void and
will be repealed as part of the City's
comprehensive zoning update in
2023.
Retain - modify:
The RDO will be
repealed as a part
of the City’s
comprehensive
zoning update in
2023.
B - 1
Agenda Item 9.2Page 747 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 20
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-1.C Variety of
Housing in
Neighborhood
Districts
The City shall review and revise, as
appropriate, the Neighborhood District Policy
to ensure that it encourages the
development of housing that is affordable to
a variety of income groups by comparing its
features with the Residential Development
Ordinance and making any changes to
ensure the two policies are compatible and
designed to reach the same goals.
Review of
Neighborhood
District Policy in
conjunction with
the New General
Plan preparation
estimated FY
2015/16)
The Residential Development
Ordinance is no longer in effect.
The 2040 General Plan includes a
new higher density Neighborhood
District designation, allowing a
greater range of housing types
from single family detached
dwellings (0-7 du/ac) to higher
density multi-family dwellings (16-
30du/ac).
Retain – modify
the
Neighborhood
District policy to
eliminate any
references to the
RDO (see
discussion above)
and provide
standards related
to the new
density ranges
and affordable
housing
requirements.
A - 5
H-1.D Facilitate Infill
Development
The City shall coordinate efforts with private
and non-profit developers, and other housing
related groups to encourage the construction
of residential development through a menu
of regulatory incentives (e.g., streamlined
review and other methods that will effectively
encourage infill development). The City shall
monitor infill development on a biannual
basis to ensure the effectiveness of programs
to encourage housing development. If, based
on its biannual review, the City finds that
additional programs are needed to facilitate
infill development, the City shall revise
programs as appropriate.
Monitor biennially
starting in 2016
Between January 1, 2015 and
December 31, 2022, the City
permitted 2,605 new residential
units. The City’s residential
development standards are
generally very permissive. For
example, single-family and multi-
family residential projects that
comply with objective development
and design standards can
generally be approved through a
ministerial or administrative
review process, without the need
for public hearings.
Furthermore, multi-family
development is typically built with
moderate to high densities, with
higher densities allowed through
Retain – modify
with a program
that will “Facilitate
Missing Middle
Housing” by
streamlining the
entitlement
process with a
ministerial
process for
duplexes,
triplexes and
quadplexes in
specified areas of
the City, that
meet objective
design standards.
A - 9
Agenda Item 9.2Page 748 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 21
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Appropriateness
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the State Density Bonus law.
H-1.E Monitor Permit
Requirements,
Processing
Procedures and
Land Use
Controls
To ensure permit requirements and
processing procedures do not constrain
residential development, the City shall
evaluate current requirements and
procedures on a biannual basis. The City shall
consult builders and other parties engaged in
housing development activities to identify
concerns. If permitting requirements are
determined to be a constraint to residential
development the City shall modify permitting
requirements and/or procedures to address
constraints, as feasible.
Biennial
evaluation
starting in 2016
and implement
changes as
appropriate
In 2020, the City awarded the
contract for the purchase and
implementation of a Land
Management System to Tyler
Technologies for the
implementation of EnerGov to
manage and track land
development applications, business
and professional licenses, special
event permits, code enforcement
cases, and fire prevention/pre-
treatment/ hazardous materials
management. The City and Tyler
teams kicked off the project in
September of 2020 with an
anticipated "go-live" in 2023.
Applicants will be able to check the
status of their permit online and
staff will have greater control over
the workflow. The City also
continues to hold development
stakeholder roundtable meetings
virtual in 2020) to maintain a dialog
with the Development Community.
Topics included bicycle parking,
objective design standards, and a
potential update to the City's
Downtown Specific Plan.
Retain - modify by
splitting into two
programs. One
for the Land
Management
System
Implementation
and one that is
streamlining the
permit process as
a part of the 2023
comprehensive
Zoning Ordinance
update
A - 8 and
B - 5
Agenda Item 9.2Page 749 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 22
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-1.F Zoning to
Encourage and
Facilitate Single-
Room
Occupancy Units
The City shall revise the Zoning Ordinance to
establish explicit definitions for and
regulatory standards addressing single-room
occupancy units.
Review and
Amend Zoning
Ordinance
estimated FY
2015/16)
following
adoption of the
New General Plan
Not completed. The City will include
a definition for and regulatory
standards addressing single-room
occupancy units as part of the 2023
Zoning Update.
Retain - modify E - 2
H-1.G Study Micro-
Units
The City shall conduct a study of the
appropriateness of “micro-units” in Gilroy
and the existing barriers in the Zoning
Ordinance to the provision of micro-units.
Based on the findings of the study, the City
will make a determination of the
appropriateness of micro-units in Gilroy and,
if determined appropriate, identify methods
for eliminating barriers, and establish
appropriate development standards.
FY 2017/18 Not completed. The City will define
micro-units” in Gilroy as part of the
2023 Zoning Update.
Retain – modify
The draft 2023 –
2031 Housing
Element includes
a program to
develop
incentives for
micro-units which
help contribute to
the City’s
affordable by
design housing
stock.
E - 5
AFFORDABLE HOUSING
H.2.A Develop
Affordable
Housing
Incentives
The City shall review and revise, as
appropriate, current incentives and
regulatory concessions available to
developers for the development of affordable
housing throughout the city, and especially
within the Downtown Gilroy Specific Plan
area and Neighborhood District. Incentives
and regulatory concessions may include, but
are not limited to parking reductions, and
reduced setbacks. The City shall also provide
technical assistance, as feasible; information
Review incentives
within 1-year of
Housing Element
adoption; revise,
as appropriate;
Monitor
effectiveness of
incentives and
regulatory
concession
biennially, staring
Partially Complete. The City
continues to monitor development
in the Neighborhood
District areas (e.g., Glen Loma) and
the Downtown Specific Plan area
and provide technical assistance to
potential developers.
The draft 2023-2031 Housing
Element includes a program to
Retain – modify
The draft 2023-
2031
Housing Element
also anticipates
new development
in the
downtown area
including
A - 10
Agenda Item 9.2Page 750 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 23
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Program
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Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
on State and Federal funding opportunities;
and marketing to potential developers.
The City shall continue to monitor
development within the City’s Downtown
area on a biannual basis to ensure the
implementation of the Specific Plan’s policy
on encouraging the development of a mix of
retail, office and higher density residential
uses. The City shall encourage the
development of uses within the area to
closely follow the recommended land use
assumptions contained in the Specific Plan. If,
based on its biannual review, the City finds
that the proportion of residential uses to
non-residential uses are not being developed
as assumed in the Specific Plan, the City shall
investigate additional incentives, concessions
or assistance and revise programs as
appropriate.
in 2016; Ongoing
monitoring of
development
within Downtown
Specific Plan.
adopt an Affordable Housing Policy.
The City continues to seek grant
funding to update the
Downtown Specific Plan to ensure
that the City’s vision for the
downtown is implemented.
affordable
housing units
H-2.B Pursue Funding
for Affordable
Housing
The City shall pursue funding from State,
Federal, and regional sources and support
applications for funding to help increase the
supply of affordable housing. Funding
programs may include but are not limited to:
One Bay Area Grants awarded by the
Association of Bay Area Governments;
HCD Local Housing Trust Fund Program;
HUD Section 811 funding for supportive
housing for extremely low-income
residents;
The state Infill Infrastructure Grant
program, sponsored by the Department
At least biennially,
or as funding
opportunities
become available
The City evaluates funding
opportunities as they arise and
apply as appropriate. The City also
facilitates public hearings on behalf
of private developers who wish to
seek tax credit financing for an
affordable housing project.
Retain D - 4
Agenda Item 9.2Page 751 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 24
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
of Housing and Community
Development (HCD); and
The State Multifamily Housing Program
MHP), sponsored by HCD.
H-2.C Community
Development
Block Grant
Program
The City shall continue to administer the
Community Development Block Grant
Program for all eligible activities, including
acquisition, rehabilitation, home buyer
assistance, economic development, homeless
assistance, public services, and public
improvements. The City shall continue to
inform non-profit organizations of funding
availability through the City’s website and
informational packets at City Hall.
Annually The City continues to administer
the CDBG program and funds
eligible activities as funding allows.
One such activity is a housing
rehabilitation program that helps
low income individuals with
accessibility improvements. The city
has provided a grant to Rebuilding
Together Silicon Valley to operate
and expand the Home Repair,
Rehabilitation and Modification
program in Gilroy. This program
provides a wide range of home
repair, accessibility, mobility and
rehabilitation improvements for
low income homeowners.
Retain D - 5
Agenda Item 9.2Page 752 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 25
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-2.D Housing Trust
Fund
The City shall continue to administer the
City’s Housing Trust Fund for all eligible
activities, including new construction,
acquisition, rehabilitation, home buyer
assistance, homeless assistance, public
services related to housing, and preservation
of affordable housing. The City shall continue
to inform non-profit organizations of funding
availability through the City’s website and
informational packets at City Hall.
Annually Completed. During most of the 5th
cycle planning period, the City
allocated Housing Trust funds
towards housing-related activities.
These activities include fair housing
services, tenant landlord
counseling services, and homeless
prevention services. In 2022, the
City replaced the HTF with the
Permanent Housing Allocation
PLHA) Fund, making more funds
available for public service
addressing homeless basic need
programs as well as programs that
focus on homelessness prevention.
Retain – modify to
reflect funds are
from the PLHA
rather than the
Housing Trust
Fund
D - 1
Agenda Item 9.2Page 753 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 26
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-2.E Funding Sources
to Assist
Homeownership
The City shall pursue potential sources of
additional funding for homeownership
assistance, including the availability of State
HCD, CalHFA funds, HOME, and County
funds. The City shall improve public outreach
activities through the compilation of
resources for down payment assistance,
silent second mortgages, and other means of
acquiring a home.
Development of
resources for
public
dissemination by
December 2015;
ongoing review of
additional
funding sources
Partially completed. The City has
posted on its website links to
organizations who offer
homebuyer assistance, including
the Housing Trust of Silicon Valley,
an organization that helps first-time
homebuyers secure Below Market
Rate (BMR) down payment
assistance.
On December 6 and December 8,
2022, the City co-hosted
Spanish and English Webinars
respectively) to educate the public
on the Santa Clara County
Empower Homebuyers Down
Payment Assistance Program. The
webinar was co-hosted with the
City of Morgan Hill and the Housing
Trust of Silicon Valley.
Retain - modify D - 2
H-2.F Section 8
Referrals
The City shall continue to provide Section 8
referral services and information to City
residents. The City shall make information on
the Section 8 voucher program available on
the City website.
Post on website
by January 2016;
provide referral
on an ongoing
basis
Completed. The City has posted on
its website a link to the Housing
Authority of Santa Clara County
website. Here individuals can learn
more about Housing Choice
voucher eligibility and determine if
the current waiting list is accepting
any additional households.
Retain D - 3
Agenda Item 9.2Page 754 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 27
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-2.G Development of
Housing for
Extremely Low-
Income
Households
The City shall review and incorporate
appropriate regulatory incentives, financial
incentives, and other policies that encourage
the development of housing units for
extremely low-income households. The City
shall encourage and support the
development of housing for extremely low-
income households within future affordable
housing projects through various strategies
and programs that may include assistance
with entitlement processing; and modifying
development standards and granting
concessions and incentives for projects that
provide housing for lower income families.
Review and
amend Zoning
Ordinance
estimated FY
2015/16), as
appropriate,
following
adoption of the
New General Plan
Partially completed. The City
continues to encourage developers
to include extremely low-income
units in their housing projects. Staff
are available to meet with
developers and discuss various
incentives and concessions,
consistent with State density bonus
law.
Retain – modify
by including an
incentives beyond
density bonus
state law program
with incentives
for ELI
households, and
inclusionary
housing policy.
A - 10 and
A - 11
H-2.H Water and Sewer
Service Priority
The City shall review and update every five
years, as necessary, the Water and Sewer
Service Priority Policy to ensure future
affordable projects will receive service
priority.
Review every 5
years, starting
December 2015
Completed. The Gilroy collection
system includes about 140 miles of
sewer mains. Policies in the new
2040 General Plan provide for
reliable sewer service for all
residents and businesses through a
cooperative effort between the City
and SCRWA. The General Plan also
includes policies to ensure the
provision of healthy, safe water for
all users in Gilroy through facilities,
policies, programs, and regulations.
Retain and Modify E - 1
Agenda Item 9.2Page 755 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 28
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
HOUSING PRESERVATION AND REHABILITATION
H-3.A Housing
Rehabilitation
To enhance the quality of existing
neighborhoods, the City shall continue to
implement the City’s Housing Rehabilitation
Program. The City will continue using
Community Development Block Grant (CDBG)
funds to assist in the improvement of
substandard housing.
Ongoing The City currently funds a housing
rehabilitation program that
provides accessibility
improvements to very low income
households. The City has provided
a grant to Rebuilding Together
Silicon Valley to operate and
expand the Home Repair,
Rehabilitation and Accessibility
Modification program in Gilroy.
This program will provide a wide
range of home repair, accessibility,
mobility and limited rehabilitation
improvements for low income
homeowners.
Retain C - 2
H-3.B Code
Enforcement
Program
To ensure continued maintenance of housing
quality, condition, and use, the City shall
continue to enforce building codes to
address existing exterior and interior code
violations. Within current staffing limits, the
City shall contact owners of units identified as
substandard, offering inspection services and
providing information on the City’s
Rehabilitation Loan Program and
landlord/tenant information and mediation
services.
Ongoing The City continues to enforce
building codes to address code
violations. Code enforcement
officers work with owners of units
identified as substandard, offering
inspection services and providing
information on the City’s programs
and services.
Retain – modify to
set quantified
objective
C - 3
Agenda Item 9.2Page 756 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 29
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-3.C Monitoring of
Units At-Risk of
Converting to
Market Rate
The City shall provide for regular monitoring
of deed-restricted units that have the
potential of converting to market rate. In
order to proactively address units at-risk of
conversion, the City shall develop a program
to partner with non-profit housing providers
and develop a preservation strategy. This
strategy will at least include biennial contact
with property owners of affordable units,
identification of funds to purchase and
preserve affordable units, noticing of tenants
and technical assistance with applications for
funds.
Ongoing To date, no multi-family affordable
housing units have converted to
market rate or are at-risk of
conversion. Many of the complexes
have undergone significant
rehabilitation to update and
prolong the longevity of the units.
The city has contracted with
HouseKeys to serve as Program
Administrator of the city's BMR
home ownership and rental
property program. HouseKeys will
continue to evaluate the city's
current multi-family affordable
housing stock to determine if any
developments are at-risk of
conversion.
Retain C - 1
H-3.D Resale Control
on Owner-
Occupied Below
Market Rate
Units
The City shall continue to implement resale
controls on owner-occupied Below Market
Rate (BMR) units to ensure that affordable
units provided through public assistance or
public action are retained for 30 years or
more as affordable housing stock.
Ongoing The City has contracted with
HouseKeys to serve as Program
Administrator of the city's BMR
home ownership and rental
property program.
Retain C - 4
H-3.E Rent and Income
Restrictions on
Rental Below-
Market Rate
Units
The City shall continue to implement rent and
income restrictions on rental Below Market
Rate (BMR) units to ensure that affordable
units provided through public assistance or
public action are retained for 30 years or
more as affordable housing stock.
Ongoing The City has contracted with
HouseKeys to serve as Program
Administrator of the city's BMR
home ownership and rental
property program to to help ensure
that the homeowners and property
owners are complying with
affordable housing requirements.
Retain C - 5
Agenda Item 9.2Page 757 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 30
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
HOUSING OPPORTUNITY FOR RESIDENTS WITH SPECIAL NEEDS
H-4.A Housing for
Large Families
The City shall review and revise the Zoning
Ordinance, as appropriate, to incorporate
appropriate regulatory incentives, and other
policies that encourage the development of
rental housing units with three or more
bedrooms to accommodate the needs of
large families. The City shall encourage and
support the development of rental housing
for large families within future affordable
housing projects through various strategies
and programs that may include assistance
with site identification and entitlement
processing; and modifying development
standards and granting concessions and
incentives.
Review and
amend Zoning
Ordinance
estimated FY
2015/16), as
appropriate,
following
adoption of the
New General Plan
Not completed. The City will
consider the appropriateness of
regulatory incentives and other
policies that encourage the
development of rental housing
units with three or more bedrooms
to accommodate the needs of large
families in Gilroy as part of the
2023 Zoning Update and the 2023 –
2031 Housing Element incentives
beyond density bonus law
program.
Remove and
consolidate with
Density Bonus
Incentives
program
The 2023 – 2031
Housing Element
includes a
program to
develop
incentives to
encourage the
development of
housing to
accommodate the
needs of large
families in Gilroy.
A - 11
H-4.B Development of
Housing for
Seniors
The City shall consider areas for new senior
housing development, including residential
care facilities, that are convenient to public
transit and within walking distance to
shopping and restaurants, and incorporate
appropriate regulatory incentives, financial
incentives, and other policies that encourage
the development of housing for seniors. The
City shall continue to accept Senior only and
Affordable Senior Housing projects through
the RDO Exemption program to encourage
the development of these projects.
Review and
amend Zoning
Ordinance
estimated FY
2015/16), as
appropriate,
following
adoption of the
New General Plan
Not completed. As noted above,
the Residential Development
Ordinance is no longer in effect.
The City will consider areas for new
senior housing development,
including residential care facilities,
as part of the 2023 Zoning Update.
Retain – modify.
The RDO is no
longer in effect.
Housing for
seniors is a need
that will be
considered and
incorporated into
the incentives
beyond density
bonus state law
A - 11
Agenda Item 9.2Page 758 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 31
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-4.C Reduced Parking
Standards for
Senior Housing
The City shall conduct a study to determine if
reduced parking standards for senior
housing is appropriate in Gilroy. Based on the
findings of the study, the City may revise the
Zoning Ordinance, as necessary, to reduce
parking standards for senior housing.
Conduct study
and review
Zoning Ordinance
estimated FY
2015/16) (as
appropriate)
following
adoption of the
New General Plan
Not completed. The City will
consider reduced parking
standards for senior housing as
part of the Zoning Ordinance
update, which will be completed in
2023.
Retain E - 6
H-4.D Development
and
Conservation of
Housing for
Farmworkers
The City shall continue to partner with the
Housing Authority of Santa Clara County and
various non-profit organizations to explore
and implement ways of providing affordable
farmworker housing. The City shall assist with
requests by developers for State and Federal
funding for development of multi-family
housing within city limits.
Outreach to Santa
Clara Housing
Authority and
non-profit
organizations
biennially starting
in 2016, and
identify and
pursue
development, as
appropriate
The City maintains communication
with Santa Clara County and other
organizations regarding the need
for farmworker housing and the
potential for expanding
farmworker housing in Gilroy.
There is currently farm worker
housing in Gilroy, including three
apartment buildings (managed by
Eden Housing). The Ochoa Migrant
Camp (managed by EAH Housing) is
just outside of city boundaries. The
Ochoa Migrant camp is seasonal,
following the surrounding harvest
season. During the off season, it is
used to accommodate un-housed
families.
Retain E - 7
Agenda Item 9.2Page 759 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 32
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-4.E Consistency with
the Employee
Housing Act
The City shall update the Zoning Ordinance
to be consistent with the Employee Housing
Act (Health and Safety Code 17021), which
generally requires employee housing to be
permitted by-right, without a CUP, in single-
family zones for less than six persons, and in
all zones that allow agricultural uses with no
more than 12 units or 36 beds.
Review and
amend Zoning
Ordinance
estimated FY
2015/16)
following
adoption of the
New General Plan
Not completed. The City will update
the Zoning Ordinance to be
consistent with the Employee
Housing Act (Health and Safety
Code 17021). The zoning update
will be completed in 2023.
Retain E - 8
H-4.F Support
Homeless
Service
Providers
The City shall continue to support the efforts
of agencies providing emergency shelter for
homeless residents, including providing
funding when feasible and appropriate.
Ongoing The City provides funding to
homeless service providers
through both its CDBG and
HTF/PLHA programs. Services
include referrals to the Santa Clara
County Continuum of Care
program, case management,
homelessness prevention and
provision of basic need items.
The City hosts monthly meetings
with Unhoused Service
Providers. The goal of USP Network
is to increase collaboration
and partnership among the service
providers and the City of
Gilroy to connect the unhoused
with services.
Consolidate with
other programs;
the PLHA and
CDBG funds
includes funding
for homelessness
prevention
services and
homelessness
assistance
D – 1 and
D - 5
H-4.G Home Access
Grants
The City shall continue to administer Home
Access Program to provide very low-income
disabled residents with help in safely entering
and exiting their homes and accessing
essential areas within their homes.
Ongoing This program was eliminated from
the consolidated plan. The City
continues to look at programs that
can help its very-low income
disabled residents, including the
Home Access Program.
Remove and
consolidate with
Housing
Rehabilitation
program
C - 2
Agenda Item 9.2Page 760 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 33
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-4.H Coordinate with
the San Andreas
Regional Center
The City shall work with the San Andreas
Regional Center to implement an outreach
program informing residents of the housing
and services available for persons with
developmental disabilities. The City shall
make information available on the City
website.
Initiate
coordinate by
2016
The San Andreas Regional Center
provides services to residents at
Villa Esperanze in Gilroy.
Remove N/A
H-4.I Zoning
Ordinance
Amendments for
Transitional and
Supportive
Housing
The City shall update the Zoning Ordinance
to be fully compliant with State law and allow
transitional and supportive housing in all
zones that allow residential uses, subject to
the same restrictions that apply to other
residential uses of the same type in the same
zone.
Amend Zoning
Ordinance
estimated FY
2015/16)
following
adoption of the
New General Plan
Completed. The Zoning Ordinance
allows transitional and supportive
housing in all residential zoning
districts, subject to the same
restrictions that apply to other
residential uses of the same type in
the same zone.
Remove N/A
FAIR HOUSING
H-5.A Fair Housing
Counseling
The City shall continue to provide funds to
and contract with a non-profit agency to
provide fair housing assistance including
landlord/tenant counseling, homebuyer
assistance, and improvement or removal of
identified impediments. The City shall
disseminate information about fair housing
assistance through pamphlets in City-owned
buildings and other public locations (e.g., City
Hall, Library, post office, other community
facilities) and by posting information on the
City website.
Ongoing The City funds fair housing
counseling services through its
Housing Trust/PLHA Fund program.
It also publishes the availability of
both tenant/landlord counseling
and fair housing services via its
website.
Retain F - 2
Agenda Item 9.2Page 761 of 1163
Review of Past Accomplishments
City of Gilroy Housing Element 6th Cycle Housing Plan 34
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
EXPANDING OUTREACH
H-6.A Interagency
Collaboration for
Lower Cost
Housing
The City shall continue participation in
Countywide housing assistance programs,
and collaborate with other public agencies
and non-profit housing sponsors in the use
of available programs to provide lower-cost
housing in Gilroy.
Ongoing Abode Services provides a direct
subsidy to one individual at the
Cherry Blossom Apartments,
owned by the City, through a
partnership with the City and
Community Solutions. The City also
facilitates TEFRA hearings, as
needed, to allow for the
development and rehabilitation of
affordable housing units
throughout the City.
Consolidate – roll
into programs to
outreach for
developers and a
program to
provide for
rehabilitation of
affordable
housing units.
G - 1 and
C - 2
H-6.B Collaboration
with
Development
Community
The City shall continue to establish
relationships with and provide technical
assistance to both for-profit and non-profit
development companies working in the area
of affordable housing, facilitating innovative
partnerships and collaborative approaches to
affordable housing development. The City will
especially utilize the Housing Advisory
Committee to address housing issues and
provide outreach to the development
community.
Ongoing The City continues to establish
collaborative relationships with for-
profit and non-profit development
companies to find innovative
approaches to affordable housing
development in Gilroy. The housing
advisory duties now fall under the
Planning Commission, a decision-
making body with authority to
approve or recommend approval of
housing developments in Gilroy.
City staff continue to provide
outreach to the development
community.
Retain and
modify
G - 1
Agenda Item 9.2Page 762 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 35
5th Cycle
Program
Number
Program Name Objective Time Frame Accomplishments Continued
Appropriateness
6th Cycle
Program
Number
H-6.C Community
Access to
Housing
Information
To ensure the Gilroy community is provided
the highest level of access to information, the
City shall evaluate the effectiveness of
existing outreach and community education
efforts and develop a comprehensive
outreach strategy for the delivery of housing
information. The outreach strategy will
consider various methods of delivery,
including print media, mailers, web-based
information, and other methods that
consider economic and cultural
considerations unique to the City of Gilroy.
Develop housing
information
strategy by June
2016
The City's 2040 General Plan,
adopted in November 2020,
includes goals, policies, and
implementation actions regarding
outreach and community
education efforts including various
methods of delivery, such as print
media, mailers, web-based
information, and other methods
that consider economic and
cultural considerations unique to
the City of Gilroy.
City hosts monthly meetings with
Unhoused Service
Providers. The goal of USP Network
is to increase collaboration
and partnership among the service
providers and the City of
Gilroy to connect the unhoused
with services.
Retain G - 5
H-6.D Annual Review
of Housing
Element
Pursuant to HCD Requirements, the City shall
conduct an annual implementation review of
the Housing Element. The review will include
the following information: a log of new
residential development permits and
completion reports; inventory of units built in
the Extremely Low-, Very Low- and Low-
Income categories, an update or inventory of
approved projects; an annual estimate of
population from the State Department of
Finance; and available vacant land and zoning
survey.
Annually to HCD The City has submitted Annual
Progress Reports in from 2015
through 2022.
Remove N/A
Agenda Item 9.2Page 763 of 1163
36
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING NEEDS ASSESSMENT
Agenda Item 9.2Page 764 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 37
Housing Needs Assessment
The housing needs assessment discusses the varied needs of all segments of the community.
Components that dictate housing need are population trends, demographics, employment
trends, household characteristics, housing stock characteristics, housing inventory and market
conditions, and preservation of at-risk units. The assessment also analyzes the housing needs
of various special needs groups including elderly persons, large households, female-headed
households, persons with disabilities (including intellectual and developmental disabilities),
homeless/unhoused persons, farmworkers, and extremely low-income households. These
components are presented within the context of Gilroy, Santa Clara County, and other regional
or neighboring areas as appropriate. The needs assessment guides the identification of
appropriate goals, policies, and programs for the City to implement during the 2023–2031
Housing Element Cycle.
The needs assessment uses multiple data sources for analysis. Primary data sources include
the 2019 American Community Survey (ACS), the 2014–2018 Comprehensive Housing
Affordability Strategy (CHAS) published by the US Department of Housing and Urban
Development (HUD), and the 2020 US Census. CHAS provides information related to
households with housing problems, including overpayment, overcrowding, and those without
complete kitchen facilities and plumbing systems. The CHAS data is based on the 2014–2018
ACS data files but differs from the standard files by including a variety of housing need
variables split by HUD-defined income limits and HUD-specified household types. CHAS data
uses the HUD Area Median Family Income (HAMFI), which is similar to the area median income
AMI) used by the California Department of Housing and Community Development (HCD),
except that it does not utilize the income categories described below. Both the AMI and HAMFI
use the same median income from the metropolitan statistical area. In Gilroy, the calculation
for the San Jose/Sunnyvale/Santa Clara metropolitan statistical area is used. Tables that use
HAMFI instead of AMI are noted.
Note that data from the different sources and different years may have varying estimates for
totals such as population or number of households.
Some of the data is broken down by income group. HCD uses five income categories to
evaluate housing need based onthe AMI for each metropolitan statistical area. The AMI is used
for both funding and planning purposes. The categories and their corresponding percentages
of the AMI are as follows:
Extremely low-income households, 0% to 30% of the AMI
Very low-income households, between 31% and 50% of the AMI
Low-income households, between 51% and 80% of the AMI
Moderate-income households, between 81% and 120% of the AMI
Above moderate-income households, above 120% of the AMI
Agenda Item 9.2Page 765 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 38
Extremely low-, very low-, and low-income households may be grouped together for planning
purposes and referred to as “lower-income households.”
Projected Housing Needs
California General Plan law requires that each city and county have land zoned to
accommodate its fair share of the regional housing need. A local jurisdiction’s “fair share” of
regional housing need is the number of additional housing units needed to accommodate the
forecasted household growth, replace the loss of existing housing units, and achieve vacancy
rates that contribute to a stable and healthy housing market. HCD determines the projected
housing need for each region. The housing unit need as determined by HCD for the 2023–2031
planning period for the Bay Area region is 441,176 units. The Association of Bay Area
Governments (ABAG) is responsible for allocating housing needs to each jurisdiction within the
Bay Area region, which includes Gilroy. Housing unit allocations are divided into four income
categories: very low, low, moderate, and above moderate. Gilroy’s RHNA is a total of 1,773
units, as shown in Table 3.
Table 3: Gilroy RHNA, 2023–2031
Income Group % of County AMI Units % of Units
Very Low* 31–50% 669 37.7%
Low 51–80% 385 21.7%
Moderate 81–120% 200 11.3%
Above Moderate > 120% 519 29.3%
Total - 1,773 100%
Source: ABAG, Regional Housing Needs Allocation, 2023-2031.
Note: Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0–
30% of AMI). The projected extremely low-income need can be assumed as 50 percent of the total need for the very low-income
households.
Existing Housing Need
Demographic Characteristics
Understanding the demographic characteristics and trends in a city is an important facet of
planning for the needs of a community. This section summarizes the population size, age, and
racial/ethnic composition of the City of Gilroy and region.
Population Growth Trends
The City of Gilroy is one of 15 cities in Santa Clara County. Gilroy is the southernmost
incorporated city in Santa Clara County and is surrounded by the unincorporated county. The
2020 US Census estimated the population of Gilroy at 59,520, an increase of over 10,500 from
2010. Table 4 displays the population trends of Gilroy and surrounding areas, including areas
in southern Santa Clara County and northern Santa Cruz County. Gilroy’s population increase
Agenda Item 9.2Page 766 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 39
was similar to Morgan Hill and Hollister, but more than double the growth rate of Watsonville
and Santa Clara County as a whole.
Table 4: Regional Population Trends, 2010–2020
City 2010 2020 % Change
Gilroy 48,821 59,520 21.9%
Morgan Hill 37,882 45,483 20.1%
Watsonville 51,199 52,590 2.7%
Hollister 34,928 41,678 19.3%
Santa Clara County 1,781,642 1,936,259 8.7%
Source: US Census, 2010 and 2020.
Both the City of Gilroy and Santa Clara County continue to see steady population growth.
According to the US Census and the California Department of Finance, Gilroy experienced an
average annual growth rate of 1.6 percent between 2010 and 2020, which was higher than the
County’s average annual growth rate (AAGR) of 1 percent, as shown in Table 5. The growth rate
in Gilroy remained steady in comparison to the period from 2000 through 2010, which was 1.7
percent. Table 5 compares the AAGRs of the City and County from 2000 through 2020.
Table 5: Average Annual Population Growth Rate
Jurisdiction
2000 2010 2020 2000–2010 2010–2020
Total Population Population
Increase AAGR Population
Increase AAGR
Gilroy 41,464 48,821 59,520 7,357 1.7% 10,699 1.6%
Santa Clara
County 1,682,585 1,781,642 1,936,259 99,057 0.6% 154,617 1.0%
Source: Decennial Census, 2020
Age Composition
Table 6 summarizes the population’s age distribution and percentage change from 2000 to
2019. Different age groups have varying housing needs that may fluctuate across the stages
of life. Generally, both the young adult (20 to 34 years old) and the elderly (65 years and older)
live in apartments, condominiums, and smaller single-family units. Persons over 65 may also
need accommodations so that they can age in place. Persons between the ages of 35 to 65 are
more likely to live in single-family homes during this stage of life, per the census estimates.2
From 2010 to 2019, the largest increases in population were in age groups from 55 to 84 years
of age. There was a slower rate of growth in the 25 to 34 years age group and a negative change
2 https://censusreporter.org/data/table/?table=B25125&geo_ids=16000US0629504&primary_geo_id=16000US0629504.
Agenda Item 9.2Page 767 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 40
in the 4 years and younger and the 85 years and older age group. This data suggests that there
is an increasing need for senior focused housing in Gilroy, which may take the form of age-
restricted developments, smaller units, increased support services, and housing with
proximity to healthcare.
Table 6: Population Age Distribution, Gilroy
Age Group 2000 2010 2019 %
Change
2000–2010)
Change
2010–2019)
Age 0-4 3,903 4,144 3,738 6.2% -9.8%
Age 5-14 7,550 8,419 9,885 11.5% 17.4%
Age 15-24 6,194 6,934 8,079 11.9% 16.5%
Age 25-34 6,790 6,718 7,006 -1.1% 4.3%
Age 35-44 6,750 7,386 8,439 9.4% 14.3%
Age 45-54 4,919 6,613 7,553 34.4% 14.2%
Age 55-64 2,543 4,509 6,123 77.3% 35.8%
Age 65-74 1,522 2,326 3,656 52.8% 57.2%
Age 75-84 958 1,237 1,756 29.1% 42.0%
Age 85+ 335 535 531 59.7% -0.7%
Source: US Census 2000, 2010, 2019
Figure 1 shows the age distribution of Gilroy and Santa Clara County in 2019. The distribution
is largely similar between the two. Gilroy has a higher percentage of the population that is 24
years or younger, while the County has a larger percentage of the population between 25 and
39 years of age. The County’s population above 45 years of age is also higher than Gilroy.
Agenda Item 9.2Page 768 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 41
Figure 1: Population Age Distribution, 2019
Source: ACS 2019
Race and Ethnicity
An understanding of the racial and ethnic trends in a region contributes to an analysis of
housing demand. Non-White populations occupy multifamily units at a higher rate.3 Race and
ethnicity characteristics also can be associated with income levels. Table 7 summarizes the
racial and ethnic composition of the population in 2010 and 2019. As of 2019, 59 percent of
Gilroy residents of any race were of Hispanic or Latino origin and 41 percent were Non-
Hispanic. Of the Non-Hispanic population, 28 percent were white, and 9.1 percent were Asian
or Pacific Islander. Between 2010 and 2019, the White Non-Hispanic population percentage
declined by 3.4 percent, while the Asian or Pacific Islander population percentage increased
by 2.2 percent, and the Hispanic or Latino population increased by 1.3 percent.
3 ACS Five Year Estimates Table B25032.
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%
10%%
of
PopulationAge City of Gilroy Santa Clara
Agenda Item 9.2Page 769 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 42
Table 7: Racial and Ethnic Composition, Gilroy
Racial/Ethnic Group
2010 2019
Number % Number %
Not Hispanic or Latino
White 15,335 31.4% 15,877 28%
Black 709 1.5% 610 1.1%
American Indian & Alaska Native 180 0.4% 113 0.2%
Asian or Pacific Islander 3,351 6.9% 5,160 9.1%
Some other race alone 58 0.1% 0 0%
Two or more races 974 2.0% 1,460 2.6%
Subtotal 20,607 42.3% 23,220 41%
Hispanic or Latino
White 13,339 27.3% 26,640 46.9%
Black 233 0.5% 262 0.5%
American Indian & Alaska Native 651 1.3% 215 0.4%
Asian or Pacific Islander 208 0.4% 168 0.3%
Some other race alone 12,264 25.1% 4,807 8.5%
Two or more races 1,519 3.11% 1,454 2.6%
Subtotal 28,214 57.7% 33,546 59%
Total 48,821 100% 56,766 100%
Source: ACS 2019 Five Year Estimates.
Figure 2 displays the racial and ethnic makeup of Gilroy, Santa Clara County, and the entire
Bay Area region. The racial and ethnic makeup of Gilroy varies from that of the region.
Comparatively, Gilroy’s Hispanic or Latino population (59 percent) is more than double that of
the County (25 percent) and region (24 percent). Gilroy has a slightly smaller White, non-
Hispanic or Latino population (28 percent) than Santa Clara County (32 percent) and the Bay
Area region (39 percent). Gilroy’s Asian/Pacific Islander population (9 percent) is also much
smaller thanthe County (37 percent) and the region (27 percent).
Agenda Item 9.2Page 770 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 43
Figure 2: Regional Racial/Ethnic Composition, 2019
Source: US Census Bureau, ACS 2015–2019, Table B03002.
Employment Trends
Employment trends in a region also influence housing needs. Significant employment
opportunities in Santa Clara County have led to a growth in demand for housing in proximity
to jobs. The quality and/or pay of available employment can determine the need for various
housing types and prices.
Table 8 shows the labor force and employment trends in Gilroy in 2010, 2014, and 2019. The
labor force has increased by over 5,000 from 2010 to 2019. The unemployment rate increased
from 2010 to 2014 but decreased from 2014 to 2019. The unemployment rate for Gilroy (3.9
percent) was higher than the County’s unemployment rate (3.5 percent) in 2019, according to
the 2019 census.
9%
37%
27%1%
2%
6%
28%
32%39%
3%
4%5%59%
25%24%
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
60.0%
70.0%
80.0%
90.0%
100.0%
Gilroy Santa Clara County BayAreaPercent
of PopulationHispanic or
Latinx Other Race or Multiple Races, Non-
Hispanic White, Non-
Hispanic Black or African American, Non-
Hispanic Asian / API, Non-
Hispanic American Indian or Alaska Native, Non-
Agenda Item 9.2Page 771 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 44
Table 8: Employment Trends, Gilroy
Year Labor Force Employment Unemployment Unemployment
Rate
2010 23,354 21,272 2,068 6.2%
2014 26,213 23,272 2,930 7.9%
2019 29,620 27,955 1,665 3.9%
Source: ACS Five Year Estimates, 2010, 2014, 2019.
Figure 3 displays the employment share by industry in Gilroy, Santa Clara County, and the
entire Bay Area region. The employment by industry breakdown is similar between the City,
County, and Bay Area region, with a few differences. Gilroy has a smaller percentage of
workers employed in the financial and professional services than Santa Clara County and the
Bay Area. It has a higher percentage of workers employed in the retail, construction, and
agriculture/natural resources industries. Since there are more people in comparatively lower-
paying industries, there may be an increased need for housing for low- and moderate-income
households in Gilroy.
Agenda Item 9.2Page 772 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 45
Figure 3: Regional Employment by Industry, 2019
Source: US Census ACS 2015–2019, Table C24030.
Table 9 shows the major employers in the City of Gilroy. As of 2021, Christopher Ranch is the
largest single employer in Gilroy with 780 employees. Other large employers in Gilroy include
Saint Louise Hospital (535 employees), Gavilan College (450 employees), and Olam
International (400 employees).
3%2%0%
11%5%6%
16%26%26%
30%27%30%
2%5%4%
17%
21%17%
13%
8%9%
8%6%8%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Gilroy Santa Clara County BayAreaShare
of
Employed
ResidentsPlaceOther Retail Manufacturing,
Wholesale &
Transportation Information Health &
Educational Services Financial &
Professional
Services Construction Agriculture &
Agenda Item 9.2Page 773 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 46
Table 9: Major Employers, 2021
Company Number of Employees
Christopher Ranch 780
Saint Louise Hospital 535
Gavilan College 450
Olam International 400
Walmart 360
Community Solutions 323
Costco 272
Rebekah Children Services 240
Monterey Gourmet Foods 230
United Natural Foods Inc 205
Kaiser Permanente 175
Headstart Nursery 165
Source: Gilroy Chamber of Commerce, 2021.
Household and Housing Stock Characteristics
This section describes Gilroy’s household characteristics, including data on household size,
income, median sale prices, rental prices, and vacancy rates. The US Census Bureau defines a
family as related persons living within a single housing unit. The US Census Bureau defines a
household as all persons living in a single housing unit, whether they are related or not. A
household can be one person, a single family, multiple families, or any group of related or
unrelated persons.
As shown in Table 10, the number of households in Gilroy continues to grow at a faster pace
than the County and the State. In 2019, the US Census Bureau reported 16,126 households in
Gilroy, a 13.8 percent increase from 2010. In comparison, total households in Santa Clara
County increased by 6 percent between 2010 and 2019, while total households in California
increased by 3.7 percent.
Agenda Item 9.2Page 774 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 47
Table 10: Change in Households, 2000–2019
Area 2000 2010 2019 %
Change
2000-2010
Change
2010-2019
Gilroy 11,894 14,175 16,126 19.2% 13.8%
Santa
Clara
County
565,863 604,204 640,215 6.8% 6.0%
California 11,502,870 12,577,498 13,044,266 9.3% 3.7%
Source: US Census 2000, 2010, 2019.
The average number of persons per household in Gilroy was 3.5 in 2020, an increase from
2010. As shown in Table 11, the average number of persons per household in Gilroy continues
to be higher thanthe State and County average by 0.5 persons.
Table 11: Regional Average Household Size
Geography 2010 2020
Gilroy 3.4 3.5
Santa Clara County 2.9 3.0
California 2.9 3.0
Source: US Census 2010 SF1, DP-1 and US Census 2020.
Table 12 shows the household size distribution of Gilroy, Santa Clara County, and the Bay Area
region. Gilroy has a lower percentage of one-person households (14.5 percent) than Santa
Clara County (20.3 percent) and the Bay Area region (24.7 percent). Gilroy’s percentage of 2-
and 3–4 person households is similar to the County and region, while the City’s percentage of
households with 5 or more people (24.3 percent) is nearly twice that of Santa Clara County
12.4 percent). The high proportion of large households influences the needs for a variety of
larger unit types and may correlate with some presence of overcrowding.
Table 12: Household Size Distribution, 2019
Geography 1 Person % 2 Person % 3-4
Person %
5
Person
or More
Total
Gilroy 2,345 14.5% 4,353 27% 5,512 34.2% 3,916 24.3% 16,126
Santa Clara
County 130,090 20.3% 196,510 30.7% 234,061 36.6% 79,554 12.4% 640,215
Bay Area 674,587 24.7% 871,002 31.9% 891,588 32.6% 294,257 10.8% 2,731,434
Source: US Census Bureau, ACS 5-Year Data (2015-2019), Table B11016-H2.
The median household income for Gilroy in 2019 was $101,616, an increase of over $25,000
from the median income of $76,060 in 2012. However, Gilroy’s 2019 median household
Agenda Item 9.2Page 775 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 48
income ($101,616) was about $22,439 less than the 2019 median income for the County
124,055). In the City, the median income for owner-occupied households ($134,115) was
significantly higher than the median income for renter-occupied households ($60,022) in 2019.
Table 13: Median Household Income by Tenure, 2019
Jurisdiction and Tenure 2019 Median Income
City of Gilroy $101,616
Owner-Occupied Households $134,115
Renter-Occupied Households $60,022
Santa Clara County $124,055
Owner-Occupied Households $155,139
Renter-Occupied Households $91,265
Source: ACS 2019 Table B25119.
The State of California uses five income categories to determine eligibility for housing
programs based on area median income (AMI) for a family. Because eligibility is based on the
AMI for a 4-person household in Santa Clara County, cities such as Gilroy, which have a lower
median income than the AMI, will have more residents that qualify for housing programs.
However, many low-income families in Gilroy have difficulty paying for housing even with
housing program subsidies, which are based on the County AMI. In 2019, Gilroy’s median
income ($101,616) was $22,439 less than the Santa Clara County AMI ($124,055) at that time.
This disparity is in part due to the fact that Gilroy is located farther from high-paying
technology and finance jobs in the Bay Area and Silicon Valley than the remainder of Santa
Clara County jurisdictions. Table 14 shows the State-defined income ranges for each income
category based on the 2022 Santa Clara County AMI of $168,500 for a household of four, a
significant increase from 2019.
Table 14: Income Range by Affordability Level Based on State Area MedianIncome, 2022
Affordability Category % of County Median Income Range
Extremely Low Income 30% $50,550
Very Low Income 31%-50% $50,550 $84,250
Low Income 51%-80% $84,250 $ 131,750
Moderate Income 81%-120% $131,750 $ 202,200
Above Moderate Income > 120% > $202,200
Source: California Department of Housing and Community Development, 2022.
Table 15 uses HUD HAMFI. As discussed above, the difference between HAMFI and AMI is that
HAMFI is a HUD-defined term that does not utilize HCD income categories. Table 15 provides
a breakdown of income level by tenure in Gilroy, using the 2014–2018 CHAS data. The table
Agenda Item 9.2Page 776 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 49
shows that just under 40 percent of households in Gilroy are renter-occupied, compared to
43.2 percent of households in the County. In Gilroy, 42.5 percent of the population falls into
the extremely low-, very low-, and low-income categories, highlighting the need for affordable
housing options in the City.
Table 15: Household Income by Tenure, 2018
Income Level
Renter-Occupied Owner-Occupied Total Occupied
Housing Units
Number % Number % Number %
City of Gilroy
Less than or equal to 30% of
HAMFI 1,995 12.3% 644 4.0% 2,639 16.3%
Greater than 30%
but less than or equal to 50% of
HAMFI
1,340 8.3% 894 5.5% 2,234 13.8%
Greater than 50%
but less than or equal to 80% of
HAMFI
1,040 6.4% 965 6.0% 2,005 12.4%
Greater than 80%
but less than or equal to 100% of
HAMFI
605 3.7% 1,035 6.4% 1,640 10.1%
Greater than 100% of HAMFI 1,420 8.8% 6,259 38.6% 7,679 47.4%
Total 6,400 39.5% 9,797 60.5% 16,197 100.0%
Santa Clara County
Less than or equal to 30% of
HAMFI 55,360 8.7% 27,980 4.4% 83,340 13.1%
Greater than 30%
but less than or equal to 50% of
HAMFI
35,920 5.7% 27,635 4.3% 63,555 10.0%
Greater than 50%
but less than or equal to 80% of
HAMFI
34,260 5.4% 32,440 5.1% 66,700 10.5%
Greater than 80%
but less than or equal to 100% of
HAMFI
24,640 3.9% 28,655 4.5% 53,295 8.4%
Greater than 100% of HAMFI 124,680 19.6% 243,955 38.4% 368,635 58.0%
Total 274,860 43.2% 360,665 56.8% 635,525 100.0%
Source: HUD 2014-2018 CHAS data.
Agenda Item 9.2Page 777 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 50
Median Home Sales Price
Figure 4 shows the change in home prices in Gilroy, Santa Clara County, and the Bay Area
region from January 2001 to December 2020. While each geography follows the same general
trend over time, Gilroy home prices are lower than the other two geographies. Notably starting
after 2005, Santa Clara County home prices trend higher than the Bay Area region on average.
After 2007, the housing market slowdown affected home sale prices in Gilroy, which decreased
by approximately 50 percent between mid-2007 and early 2012. Since 2012, the median sales
prices for new and resale homes in Gilroy have steadily increased, with a minor dip at the start
of the COVID-19 pandemic. However, Gilroy home prices remain significantly lower than the
County. As shown in Table 16, the November 2021 median home price in Gilroy ($1,000,000)
was $405,000 less than Santa Clara County ($1,405,000).
Figure 4: Regional Home Prices Over Time, 2001–2020
Source: Zillow.com, 2020.
As shown in Table 16, the median home price in Gilroy increased almost 20% in a one-year
period, from $835,000 in November 2020 to $1,000,000 in November 2021. Comparatively, the
median sales price in Santa Clara County increased by 15 percent. Since a household can
typically qualify to purchase a home that is 2.5 to 3.0 times the annual income of that
household, Gilroy’s median income of $101,616 in 2019 implies that the median sales price
100,000
300,000
500,000
700,000
900,000
1,100,000
1,300,000
1,500,000
20012002200320042005200620072008200920102011201220132014201520162017201820192020Bay Area Santa Clara County Gilroy
Agenda Item 9.2Page 778 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 51
should have been around $305,000. Looking ahead, the $1,000,000 median sales price in
November 2021 indicates a high potential of cost burden in the City.
Table 16: Zillow Home Value Index, 2020 and 2021
Jurisdiction November 2020 November 2021 % Change
Gilroy $835,000 $1,000,000 20%
Campbell $1,420,000 $1,640,000 15%
Santa Clara $1,380,000 $1,560,000 13%
San Jose $1,120,000 $1,330,000 19%
Morgan Hill $1,050,000 $1,260,000 20%
Santa Clara County $1,225,000 $1,405,000 15%
Source: Zillow Housing Market Data, 2021.
Rental Prices and Affordability
Table 17 summarizes the average monthly rent of market-rate housing in Gilroy by unit size in
2021. According to Zumper, the average rental rate for a one-bedroom unit was $1,850; a two-
bedroom unit was $2,285; and a three-bedroom unit was $3,100.
Table 17: Average Monthly Rent by Unit Size, 2021
Unit Size Average Monthly Rent
Studio $1,600
1 bedroom $1,850
2 bedrooms $2,285
3 bedrooms $3,100
4 bedrooms $3,775
Source: Zumper, August 2021.
Using the assumption that any rent that exceeds 30 percent of household income renders the
resident cost-burdened, Table 18 shows the maximum monthly rent that a household in Santa
Clara County (including Gilroy) can afford based on income and the number of bedrooms in
the household.
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City of Gilroy Housing Element 6th Cycle Housing Plan 52
Table 18: Maximum Affordable Rent by Income, Santa Clara County
Typical Unit
Size Income (hourly) Income (annually)
Income
monthly)
Maximum
Affordable rent
30% of
income)
Studio $42.85 $89,120 $7,426.67 $2,228
One Bedroom $49.19 $102,320 $8,526.67 $2,558
Two Bedroom $58.67 $122,040 $10,170 $3,051
Three
Bedroom
76.62 $159,360 $
13,280 $
3,984
Four
Bedroom
88.33 $183,720 $
15,310 $
4,593
Source: National Low Income Housing Coalition. Out of Reach 2021.
Table 19 shows the maximum affordable monthly rent by affordability category.
Table 19: Maximum Affordable Monthly Rent by Income Category
Affordability
Category % of County Median Income Range Maximum Affordable
Monthly Rent
Extremely Low
Income 30% $50,550 $1,264
Very Low Income 31%-50% $50,550 $84,250 $2,106
Low Income 51%-80% $84,250 $ 131,750 $3,294
Moderate Income 81%-120% $131,750 $202,200 $5,055
Above Moderate
Income > 120% > $202,200 -
Source: California Department of Housing and Community Development, 2022.
Current average rents in Gilroy (Table 17) would allow a moderate-income household, making
131,750, to afford a rental unit of most any size, since such households can afford up to
5,055 in rent. However, extremely low-income households would likely be cost-burdened in
any size unit, since the maximum rent they can afford would be $1,264 (less than the rent for
a studio apartment). The average monthly rent for a two-bedroom unit in Gilroy ($2,285) would
be unaffordable to a four-person household in the extremely low- and very low-income
groups, as shown in Table 19. This disparity leads to overcrowding, which is discussed later in
this chapter. The disparity between incomes and housing costs indicates a need for more
housing options at a variety of unit sizes available, especially to households below the AMI.
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City of Gilroy Housing Element 6th Cycle Housing Plan 53
Vacancy Rates
Vacancy rates are indicators of housing supply and demand that reflect the degree of housing
choice that is available. Higher vacancy rates can induce downward price pressure, while low
vacancy rates can influence upward price pressures. Low vacancy rates usually indicate high
demand and/or low supply conditions in the housing market. Too low a vacancy rate can force
prices up, making it more difficult for lower- and moderate-income households to find
housing. For rental units, a 7 to 8 percent vacancy rate is considered “healthy”. For owner-
occupied housing, a vacancy rate of 2 percent or below is considered “healthy.” In 2013, the
vacancy rate in Gilroy was 4.6 percent, decreasing to 2.9 percent in 2019. Table 20 summarizes
the number of occupied and vacant units in Gilroy from 2013 to 2019.
Table 20: Occupancy Rates
Occupancy Status 2013 % 2019 %
Occupied Housing Units 14,657 95.4% 16,126 97.1%
Vacant Housing Units 701 4.6% 482 2.9%
Total Housing Units 15,358 100% 16,608 100%
Source: ACS 5 Year Estimates, 2013 and 2019.
Overpayment
Overpayment is defined as households paying more than 30 percent of their gross income on
housing-related expenses, including rent or mortgage payments and utilities. Severe
overpayment occurs when households pay 50 percent or more of their gross income for
housing. Households paying greater than 30 percent of their gross income on housing-related
expenses are considered cost burdened. Higher costs for housing may contribute to
households having a limited ability to cover other everyday living expenses. The impact of
housing costs is more apparent for extremely low-, very low-, and low-income households, and
especially renter households.
Table 21 illustrates housing cost as a percentage of household income by tenure, showing the
number and percentage of households that are experiencing cost burden and severe cost
burden for both Gilroy and Santa Clara County. In 2018, 9,079 Gilroy households, or 56.3
percent, experience some form of overpayment, with 18.1 percent of households experiencing
severe overpayment. This is an increase of 1,769 households from 2012. At about 56.3 percent,
Gilroy experiences overpayment at a slightly higher rate than the County, where 50.2 percent
of households experience some sort of overpayment.
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City of Gilroy Housing Element 6th Cycle Housing Plan 54
Table 21: Housing Cost as a Percentage of Household Income, 2018
Housing Income
Range
Households
Percentage of Income Spent on Housing
Overpayment
30% income on
housing)
Severe Overpayment
50% income on housing)
Number % Number % Number %
City of Gilroy: Owner Households
Less than or
equal to
30% of HAMFI
645 4.0% 470 2.9% 400 2.5%
Greater than 30%
but less than or
equal to
50% of HAMFI
895 5.6% 550 3.4% 330 2.0%
Greater than 50%
but less than or
equal to
80% of HAMFI
975 6.1% 465 2.9% 240 1.5%
Greater than 80%
of HAMFI 7,305 45.4% 1,160 7.2% 165 1.0%
Total 9,820 61.0% 2,645 16.4% 1,135 7.0%
City of Gilroy: Renter Households
Less than or
equal to
30% of HAMFI
1,885 11.7% 1,590 9.9% 1,230 7.6%
Greater than 30%
but less than or
equal to
50% of HAMFI
1,339 8.3% 979 6.1% 395 2.5%
Greater than 50%
but less than or
equal to
80% of HAMFI
1,030 6.4% 590 3.7% 165 1.0%
Greater than 80%
of HAMFI 2,029 12.6% 350 2.2% 0 0.0%
Total 6,283 39.0% 3,509 21.8% 1,790 11.1%
Santa Clara County: Owner Households
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City of Gilroy Housing Element 6th Cycle Housing Plan 55
Housing Income
Range
Households
Percentage of Income Spent on Housing
Overpayment
30% income on
housing)
Severe Overpayment
50% income on housing)
Number % Number % Number %
Less than or
equal to
30% of HAMFI
25,960 4.1% 20,765 3.3% 16,670 2.6%
Greater than 30%
but less than or
equal to
50% of HAMFI
27,625 4.4% 15,370 2.4% 9,725 1.5%
Greater than 50%
but less than or
equal to
80% of HAMFI
32,435 5.2% 15,680 2.5% 6,870 1.1%
Greater than 80%
of HAMFI 272,605 43.3% 46,610 7.4% 7,635 1.2%
Total 358,625 57.0% 98,425 15.6% 40,900 6.5%
Santa Clara County: Renter Households
Less than or
equal to
30% of HAMFI
51,035 8.1% 45,275 7.2% 35,590 5.7%
Greater than 30%
but less than or
equal to
50% of HAMFI
35,940 5.7% 29,750 4.7% 15,250 2.4%
Greater than 50%
but less than or
equal to
80% of HAMFI
34,270 5.4% 21,565 3.4% 5,615 0.9%
Greater than 80%
of HAMFI 149,320 23.7% 22,390 3.6% 1,165 0.2%
Total 270,565 43.0% 118,980 18.9% 57,620 9.2%
Source: HUD 2014-2018 CHAS data.
Overcrowding
An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied
by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space).
Occupancy by more than 1.5 persons per room constitutes severe overcrowding.
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City of Gilroy Housing Element 6th Cycle Housing Plan 56
Overcrowding can affect public facilities and services, reduce the quality of the physical
environment, and create conditions that contribute to deterioration of the housing stock.
Additionally, overcrowding can indicate that a community does not have an adequate supply
of affordable housing and/or variety of suitable housing units to meet the needs of the
community. Table 22 summarizes overcrowding in Gilroy by tenure. Approximately 1,482
households in Gilroy, roughly 9.2 percent, were experiencing overcrowding in 2019. This
included 347 owners and 1,135 rental households. Instances of overcrowding vary by tenure,
with renters experiencing higher levels of overcrowding than owners.
Table 22: Overcrowded Households, 2019
Persons per Room
Owners Renters Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
City of Gilroy
1.01 to 1.50 285 1.8% 665 4.1% 950 5.9%
1.50 62 0.4% 470 2.9% 532 3.3%
Total Overcrowded 347 2.2% 1,135 7.0% 1,482 9.2%
Santa Clara County
1.01 to 1.50 7,526 1.2% 21,951 3.4% 29,477 4.6%
1.50 2,340 0.4% 17,983 2.8% 20,323 3.2%
Total Overcrowded 9,866 1.6% 39,934 6.2% 49,800 7.8%
Source: ACS 2019 Table B25014.
Housing Inventory and Market Conditions
This section discusses the housing stock and market conditions in Gilroy, including change in
housing units, unit size, unit type, age of housing stock, and housing conditions. By analyzing
past and current housing trends, future housing needs can be assessed.
Table 23 summarizes the number of housing units in the City and County from 2000 to 2019.
In 2000, Gilroy had 12,167 housing units. By 2010, the number of housing units increased to
14,854, and in 2019 the Census reported 16,608 housing units in the City. According to the
California Department of Finance, 2.5 percent of housing units in the County are within Gilroy’s
boundaries, representing an increase of 0.4 percent from 2000 to 2019.
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City of Gilroy Housing Element 6th Cycle Housing Plan 57
Table 23: Housing Units, 2000–2019
Year Gilroy Santa Clara County Gilroy as % of Total Santa Clara County
Units
2000 12,167 579,329 2.1%
2010 14,854 631,920 2.4%
2019 16,608 672,495 2.5%
Source: US Census 2000 SF3, H1, US Census 2010 SF1, H1, and Department of Finance Table E-5, 2019.
Table 24 summarizes Gilroy’s distribution of unit size by tenure in 2019. The most common
unit size for renter-occupied units was two-bedroom units, followed by three-bedroom units.
Owner-occupied units had more bedrooms, on average, than renter-occupied units.
Table 24: Unit Size by Tenure, 2019
Unit Size
Owner-Occupied Renter-Occupied
Total Occupied
Housing Units
Units % Units % Units %
No
bedroom
15 0.1% 218 1.4% 233 1.5%
1 bedroom 126 0.8% 972 6% 1,098 6.8%
2
bedrooms
632 3.9% 2,601 16.1% 3,233 20%
3
bedrooms
3,895 24.2% 1,481 9.2% 5,376 33.4%
4
bedrooms
4,016 24.9% 685 4.2% 4,701 29.1%
5 or more
bedrooms
1,230 7.6% 255 1.6% 1,485 9.2%
Total 9,914 61.5% 6,212 38.5% 16,126 100%
Source: ACS 2019 Table B25042.
Table 25 summarizes Gilroy’s housing inventory by unit type from 2000 to 2021. From 2010 to
2021, the number of units for all housing types increased, except for single-family attached
units and mobile homes, which remained the same at 887 and 317 units, respectively. The US
Census defines single-family attached houses as houses running together or that are attached,
such as townhomes4. In 2021, there were 11,739 single-family detached units in Gilroy,
4 US Census Appendix A. Subject Definitions and Table Index. https://www2.census.gov/programs-
surveys/ahs/2017/ 2017%20AHS%20Definitions.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 58
comprising the largest percentage of housing stock, at almost 70 percent. Multifamily housing
made up just over 23 percent of the housing stock with 3,883 units.
Comparatively, Santa Clara County had fewer detached single-family housing units (51.7
percent) and more multifamily housing units (35.8 percent) in 2021.
Table 25: Housing Inventory by Unit Type
Housing Type
2000 2010 2021
Number % Number % Number %
City of Gilroy
Single family, detached 7,768 63.8% 9,997 67.3% 11,739 69.8%
Single family, attached 742 6.1% 887 6.0% 887 5.3%
Multifamily 3,225 26.5% 3,653 24.6% 3,883 23.1%
Mobile homes 432 3.6% 317 2.1% 317 1.9%
Total Housing Units 12,167 100% 14,854 100% 16,826 100%
Santa Clara County
Single family, detached 323,923 55.9% 344,586 54.5% 351,726 51.7%
Single family, attached 52,736 9.1% 61,517 9.7% 66,146 9.7%
Multifamily 182,999 31.6% 206,779 32.7% 243,502 35.8%
Mobile homes 19,102 3.3% 19,038 3.0% 18,924 2.8%
Total Housing Units 578,760 100% 631,920 100% 680,298 100%
Source: US Census 2000 SF3, H30 and California Department of Finance Table E-5, 2010 and 2021.
Table 26 displays occupied housing units by tenure in Gilroy in 2019.5 The majority of owner-
occupied housing units were single-family detached units (82.3 percent), while renter-occupied
units were predominantly multifamily (96.7 percent).
5 This excludes vacant housing units.
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City of Gilroy Housing Element 6th Cycle Housing Plan 59
Table 26: Unit Type by Tenure, 2019
Building Type Owner
Occupied % Renter Occupied % Total
Detached Single-
Family Homes
8,967 82.3% 1,933 17.7% 10,900
Attached Single-
Family Homes
398 41.6% 559 58.4% 957
Multifamily
Housing
125 3.3% 3,615 96.7% 3,740
Mobile Homes 424 80.2% 105 19.8% 529
Source: ACS 2019 Table B25032.
Age of Housing Stock
The age of a housing unit is often an indicator of housing conditions. In general, housing that
is 30 years or older may exhibit need for repairs based on the useful life of materials. Housing
over 50 years old is considered aged and is more likely to exhibit a need for major repairs. The
number of housing units in need of repair and replacement is discussed separately in this
chapter. Many federal and state programs use age of housing as one factor to determine
housing needs and the availability of funds for housing and community development.
Table 27 summarizes the age of housing stock by tenure in 2019. Approximately 56.2 percent
of units were built prior to 1990 and 19.9 percent of units were built before 1970. The City has
seen very little rental family housing stock built within the past two decades: only 1,092 rental
units were built between 2000 and 2019, compared to 3,112 new owner-occupied units. This
disparity in building ages by tenure indicates a need for new rental housing options.
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City of Gilroy Housing Element 6th Cycle Housing Plan 60
Table 27: Tenure by Housing Age
Year Tenure: Owner Tenure: Renter Total
Built 2014 or later 764 4.7% 32 0.2% 796 4.9%
Built 2010 to 2013 383 2.4% 226 1.4% 609 3.8%
Built 2000 to 2009 1,965 12.2% 834 5.2% 2,799 17.4%
Built 1990 to 1999 1,570 9.7% 1,290 8% 2,860 17.7%
Built 1980 to 1989 1,388 8.6% 1,145 7.1% 2,533 15.7%
Built 1970 to 1979 1,887 11.7% 1,428 8.9% 3,315 20.6%
Built 1960 to 1969 724 4.5% 477 2.9% 1,201 7.5%
Built 1950 to 1959 642 3.6% 216 1.3% 858 5.3%
Built 1940 to 1949 223 1.4% 90 0.6% 313 1.9%
Built 1939 or earlier 368 2.3% 474 2.9% 842 5.2%
Total 9,914 61.5% 6,212 38.5% 16,126 100%
Source: ACS 2019 Table B25036.
Housing Conditions
Housing is considered substandard when conditions are found to be below the minimum
standard of living defined in the California Health and Safety Code. Substandard housing units
include those in need of repair and/or replacement. Households living in substandard
conditions are considered to be in need of housing assistance, even if they are not seeking
alternative housing arrangements, due to threats to health and safety.
A household is considered substandard, or to have a housing problem, if it has one or more
of the four following housing problems:
Housing unit lacks complete kitchen facilities
Housing unit lacks complete plumbing facilities
Housing unit is overcrowded
Household is cost burdened
In addition to structural deficiencies and standards, the lack of infrastructure and utilities often
serves as an indicator for substandard conditions. Table 28 summarizes the number of units
lacking plumbing or complete kitchen facilities. According to the 2019 ACS three-year
estimates, 47 occupied units in Gilroy lacked complete plumbing facilities. Of these, 23 were
owner occupied and 24 were renter occupied. A total of 49 units lacked complete kitchen
facilities. Of those, 16 were owner-occupied and 33 were renter-occupied. It should be noted
that there is potential for overlap in the number of substandard housing units, as some units
may lack both complete plumbing and kitchen facilities.
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City of Gilroy Housing Element 6th Cycle Housing Plan 61
Table 28: Units Lacking Plumbing or Complete Kitchen Facilities, 2019
Units
Owner
Occupied
of Total
Units
Renter
Occupied
of Total
Units Total
of
Total
Units
Lacking Complete
Plumbing Facilities 23 0.2% 24 0.2% 47 0.3%
Lacking Complete
Kitchen Facilities 16 0.1% 33 0.2% 49 0.3%
Source: ACS 2019 B25049 and B25053.
Local Data
Code enforcement activities in the City of Gilroy are conducted by two Code Enforcement
officers. From July 1, 2021 to June 30, 2022, code enforcement responded to 78 complaints
about substandard housing conditions or other issues reported by residents. The majority of
neighborhood complaints related to issues other than substandard housing conditions,
including a person living in an RV, junk in the front yard, trash dumped in the alley, and illegal
garage conversion. The City estimates that about 2 percent of housing, or about 320 units in the
City, are in need of significant rehabilitation or replacement.
Over the two-year 2021–2023 fiscal years, the City utilized CDBG funds to address housing-
related issues in Gilroy. The City allocated $280,000 in CDBG funds to Rebuilding Together
Silicon Valley to implement a wide range of home repair, accessibility, mobility, and
rehabilitation improvements for low income homeowners. Affordable housing is preserved by
providing critical safety home repairs and accessibility modifications for low income, often
elderly, homeowners at no cost so that these residents are not displaced and can remain in
their existing homes in a safe and healthy environment.
The City also allocated $81,475 in CDBG funds toward rehabilitation of the Cherry Blossom
affordable housing development.
Preservation of Assisted Units At Risk of Conversion
Jurisdictions are required by state Housing Element law to analyze government-assisted
housing that is eligible to convert from low-income to market-rate housing over the next 10
years. State law identifies housing assistance as a rental subsidy, mortgage subsidy, or
mortgage insurance to an assisted housing development. Government-assisted housing might
convert to market-rate housing for a variety of reasons, including expiring subsidies, required
mortgage repayments, or expiration of affordability restrictions.
Qualified Entities
Under Government Code Section 65863.11, owners of federally assisted projects must provide
a Notice of Opportunity to Submit an Offer to Purchase to qualified entities (nonprofit or for-
profit organizations) that agree to preserve the long-term affordability if they should acquire
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City of Gilroy Housing Element 6th Cycle Housing Plan 62
at-risk projects at least one year before the sale or expiration of use restrictions. Qualified
entities have first right of refusal for acquiring at-risk units. Qualified entities are nonprofit or
for-profit organizations with the legal and managerial capacity to acquire and manage at-risk
properties, and which agree to maintain the long-term affordability of projects. The following
is a list of qualified entities from HCD for Santa Clara County that could potentially acquire and
manage properties if any were at risk of converting to market rate in the future.
Cambrian Center, Inc.
Charities Housing Development Corp.
Palo Alto Senior Housing Project, Inc.
Mid-Peninsula Housing Coalition
Affordable Housing Foundation
Palo Alto Housing Corp (Alta Housing)
Satellite Housing Inc.
ROEM Development Corporation
Silicon Valley at Home
L + M Fund Management LLC
Inventory of At-Risk Units
Per Government Code Section 65863.10, assisted housing developments are defined as
multifamily, rental housing complexes that receive government assistance under any of the
specified federal, state, and/or local programs.6 There are approximately 1,926 assisted
affordable housing units in Gilroy. The City is currently inventorying its assisted housing
developments to determine which developments are at risk of conversion.
As shown in Table 29, Maria Way Home, Glenview Drive Home, and Parkview Apartments all
have estimated affordability end years in the next four (4) years. Thus, there are 55 units within
three projects that are at risk of conversion to market rate before 2031. Program C - 6 is
included to complete the inventory of assisted units in the City. Should the units expire during
the 6th Cycle, the City will ensure that owners are contacted and advanced notice to tenant is
provided.
6 HCD Building Blocks, https://www.hcd.ca.gov/planning-and-community-development/housing-elements/building-
blocks/assisted-housing-developments-risk-conversion
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Table 29: Potential Units at Risk of Conversion
Project Address Total
Units
Assisted
Units
Estimated
Affordability
End Year
Gilroy Garden
Apartments 9250 Wren Ave 74 73
Lilly Garden Apartments 8800 Lilly Ave 84 83
Maria Way Home 780 Maria Way 5 5 8/21/2022
Glenview Drive Home 6940 Glenview Drive 5 5 12/19/2026
Parkview Apartments
Pierce Street
Apartments)
181 Pierce Street 54 45 3/31/2023
Total 64 55
Source: LIHTC Database, 2022.
Replacement Costs
The California Tax Credit Allocation Committee’s 2020 report provides estimates and data on
the cost of building assisted units. It estimates that the average cost of an assisted unit in the
State of California is $439,827.7 However, the estimated cost in Santa Clara County is higher,
with an average per unit cost of $607,463.
Table 30 summarizes the estimated replacement costs per unit using construction cost
estimates from the UC Berkeley Terner Center’s 2018 Construction Cost Index and average
unit sizes in the City of Gilroy from RentCafe. Combined, they provide an estimate for
replacement costs by unit size specific to Gilroy. It ranges from $261,690 for a one-bedroom
unit to $494,520 for a four-bedroom unit. However, at the time of publication, construction
costs have increased due to supply issues associated with the COVID-19 pandemic.
7 California Tax Credit Allocation Committee, 2020 Annual Report. https://www.treasurer.ca.gov/CTCAC/2020/annualreport/2020-
TCAC.pdf
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Table 30: Replacement Cost
Unit Size
Construction
Cost per Square
Foot
Average Square
Foot/ Unit
Replacement
Cost per Unit
Number of
At-Risk Units
Total
Replacement
Cost
1 bedroom $390 671 $261,690 8 $ 2,093,520
2 bedroom $390 901 $351,390 17 $ 5,973,630
3 bedroom $390 1,091 $425,490 20 $ 8,509,800
4 bedroom $390 1,268 $494,520 10 $4,945,200
Total -- -- -- 55 $ 21,522,150
Source: 2018 UC Berkeley Terner Center Construction Cost Index, RentCafe
Financial Resources
A variety of programs exist to assist cities to acquire, replace, or subsidize at-risk affordable
housing units. The following summarizes financial resources available to the City of Gilroy.
Preservation Strategies
There are many options to preserving units, including providing financial incentives to project
owners to extend low-income use restrictions; purchasing affordable housing units by a
nonprofit or public agency; or providing local subsidies to offset the difference between the
affordable and market rate. Scenarios for preservation will depend on the type of project at
risk.
Tenant-based subsidies could be used to preserve the affordability of housing. The Housing
Authority of Santa Clara County and local nonprofit agencies provide Section 8 Housing Choice
Vouchers to lower-income households. These agencies could request funding from the City to
provide vouchers for residents if additional sources of revenue were available.
Federal Programs
Community Development Block Grant (CDBG) – CDBG funds are awarded to cities on a
formula basis for housing activities. The primary objective of the CDBG program is the
development of viable communities through the provision of decent housing, a suitable living
environment, and economic opportunity for principally low- and moderate-income persons.
CDBG funds can be used for housing acquisition, rehabilitation, economic development, and
public services.
HOME Investment Partnership – HOME is a flexible grant program and funds are awarded
on a formula basis for housing activities. HOME considers local market conditions, inadequate
housing, poverty, and housing production costs. HOME funding is provided to jurisdictions to
assist rental housing or homeownership through acquisition, construction, reconstruction
and/or rehabilitation of affordable housing.
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Section 8 Rental Assistance / Housing Vouchers Program – The Section 8 Rental Assistance
Housing Vouchers Program provides rental assistance payments to owners of private,
market-rate units on behalf of very low-income tenants.
Section 811/202 Program – Nonprofit and consumer cooperatives can receive no interest
capital advances from HUD under the Section 202 program for the construction of very low-
income rental housing for seniors and persons with disabilities. These funds can be used in
conjunction with Section 811, which can be used to develop group homes, independent living
facilities, and immediate care facilities. Eligible activities include acquisition, rehabilitation, new
construction, and rental assistance.
State Programs
California Housing Finance Agency (CalHFA) Multifamily Programs – CalHFA’s Multifamily
Programs provide permanent financing for the acquisition, rehabilitation, and preservation or
new construction of rental housing that includes affordable rents for low- and moderate-
income families and individuals. One of the programs is the Preservation Acquisition Finance
Program, which is designed to facilitate the acquisition of at-risk affordable housing
developments and provide low-cost funding to preserve affordability.
Low-Income Housing Tax Credit (LIHTC) – This program provides tax credits to individuals
and corporations that invest in low-income rental housing. The LIHTC program creates
affordable housing opportunities when the developer of a project “sells” the tax credits to an
investor or investors who contribute equity to the development in exchange for an ownership
position in the project.
California Community Reinvestment Corporation – The California Community
Reinvestment Corporation is a multifamily affordable housing lender whose mission is to
increase the availability of affordable housing for low-income families, seniors, and residents
with special needs by facilitating private capital flow from its investors for debt and equity to
developers of affordable housing. Eligible activities include new construction, rehabilitation,
and acquisition of properties.
Program Efforts to Preserve At-Risk Units
Through the Community Development Department, the City monitors the list of affordable
housing units and their eligibility to convert to market-rate housing. Constant monitoring
allows the City to anticipate the time frame by which affordability covenants would expire, thus
permitting the City to implement various resources to ensure the continued affordability of
the housing units. Through the Consolidated Annual Performance and Evaluation Report
CAPER), the City annually checks with the regional HUD division on the status of rental
multifamily housing units that are funded with federal subsidies. To monitor for-sale
affordable units, the City’s BMR Program Administrator annually sends a “Below Market-Rate”
pamphlet in English and Spanish to all property owners under a resale restriction program.
The pamphlet reminds the owners that their home is currently in the program and directs
them to contact City staff when they plan to sell, refinance, or transfer ownership of their
Agenda Item 9.2Page 793 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 66
property. The City is including Programs C - 1, C - 2, C - 4, and C - 5 for preservation of at-risk
and other below market-rate units.
Quantified Objectives
Housing Element law requires that cities establish a maximum number of units that can be
converted over the planning period. As shown in Table 29, three (3) assisted projects with a
total of 55 units may be at risk of converting to market-rate housing within the planning period.
Program C - 1 and C - 6 are included to confirm the expiration dates and preserve at-risk units.
Special Needs Groups
Certain segments of the population may have more difficulty finding decent, affordable
housing due to special needs. This section identifies the housing needs for elderly persons,
large households, female-headed households, persons with disabilities (including
developmental disabilities), homeless persons, farmworkers, and extremely low-income
households. People may belong to more than one special needs group. Identifying special
needs groups helps to fully assess Gilroy’s housing needs and develop appropriate programs
and actions to address them. The City maintains a list on its website of affordable rentals in
Gilroy and what population each property serves.
Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of
varying types and degrees. According to the US Census Bureau, a person is considered to have
a disability if they have difficulty performing certain functions or difficulty with certain social
roles. Affordability of appropriate housing and access, both within the home and to/from the
home site, are the primary challenges for persons with disabilities. Access often requires
specially designed dwelling units. Additionally, housing locations near public facilities and
public transit are important for this special needs group. The 2019 ACS survey estimates that
8 percent of Gilroy, 8 percent of Santa Clara County, and 10 percent of the Bay Area region
have a disability.8
The US Census Bureau provides information on the number of persons with disabilities of
varying types and degrees. The types of disabilities included in the Census are:
Hearing difficulty: deaf or has serious difficulty hearing
Vision difficulty: blind or has serious difficulty seeing even with glasses
Cognitive difficulty: has serious difficulty concentrating, remembering, or making
decisions
Ambulatory difficulty: has serious difficulty walking or climbing stairs
8 US Census Bureau, American Community Survey 5-year Data (2015–2019), Table B18101.
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City of Gilroy Housing Element 6th Cycle Housing Plan 67
Self-care difficulty: has difficulty dressing or bathing
Independent living difficulty: has difficulty doing errands alone, such as visiting a
doctor’s office or shopping
Figure 5 shows an estimate of the number of Gilroy residents with disabilities by type of
disability and age group. The most prevalent types of disability are cognitive, ambulatory, and
independent living difficulty. Note that individuals may have more than one type of disability.
Ambulatory issues are the highest reported disability citywide. A large population with walking
difficulty creates a need for single-story housing, elevators, transit access, wheelchair access,
larger homes for live-in help, and proximity to health facilities. For many in need of live- in help
or living assistance, accessory dwelling units (ADUs) may serve as a caregiver unit. The City is
including Program A - 7 to develop an ADU program that includes pre- designed “model” plans
for ADUs that meet zoning, building, and fire codes. This will decrease the cost of ADU
construction for potential caregiver units. Additionally, per Program E - 10, the City will evaluate
and revise its reasonable accommodation standards and procedures as they pertain to
potential constraints to accommodating persons with disabilities.
Figure 5: Disability by Type, 2019
Source: ACS 2019 Table B18108.
Persons with Developmental Disabilities
A subgroup of disabled residents is those who are developmentally disabled. Housing Element
law mandates that an analysis of special needs of disabled persons, including persons with
developmental disabilities, be included in Housing Elements.
0
500
1,000
1,500
2,000
2,500
Hearing
Difficulty
Vision
Difficulty
Cognitive
Difficulty
Ambulatory
Difficulty
Self Care
Difficulty
Independent
LivingDifficultyPopulation
by AgeDisability
Type 18 years old 18-64 years old 65 years
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Local Data
Kalisha Webster with Housing Choices.org works with the intellectual and developmentally
disabled residents of Villa Esperanza in Gilroy. Ms. Webster provided a Developmental
Disabilities Housing Needs Analysis for the City’s draft Housing Element that included the
following information.
People with disabilities face additional housing challenges. Many people with disabilities live
on fixed incomes and are in need of specialized care, yet often rely on family members for
assistance due to the high cost of care. When it comes to housing, people with disabilities
generally are not only in need of lower-income housing but accessibly designed housing, which
offers greater mobility and opportunity for independence. Unfortunately, the need typically
outweighs what is available, particularly in a housing market with such high demand. People
with disabilities are at a higher risk for housing insecurity, homelessness and
institutionalization, particularly when they lose aging caregivers.
Many developmentally disabled persons are able to live and work independently. However,
more severely disabled individuals require a group living environment with supervision, or an
institutional environment with medical attention and physical therapy. When developmental
disabilities exist before adulthood, the first housing issue for the developmentally disabled is
the transition from living with a parent/guardian as a child to an appropriate level of
independence as an adult.
The City of Gilroy is home to 520 people with developmental disabilities, as shown in Table 31.
The table below shows that Gilroy has a lower concentration of adults with developmental
disabilities than other jurisdictions in Santa Clara County; 59 percent of Gilroy residents with
developmental disabilities are 18 and older compared to 63 percent in Santa Clara County.
Instead, a higher proportion of Gilroy’s residents with developmental disabilities are under age
18 (41% vs 37%). As discussed below, a lack of affordable housing with supportive services
could be one of the factors contributing to fewer adults with developmental disabilities being
able to live in the City of Gilroy.
Table 31: Gilroy and Santa Clara County Population with Developmental Disabilities
Age Gilroy Santa Clara County
Under 18 212 (41%) 4,016 (37%)
18 and older 308 (59%) 6,737 (63%)
Total 520 10,753
Source: Gilroy data provided by San Andreas Regional Center as of November 2021. County data based on county-level data
published by Department of Developmental Services as of June 2021.
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Living Arrangements of Gilroy Adults with Developmental Disabilities.
Local Data
According to the Developmental Disabilities Housing Needs Analysis report prepared
specifically for Gilroy by Kalisha Webster with Housing Choices.org, assessing the housing
needs of adults with developmental disabilities is of particular importance because, as they
age, the adults will require a residential option outside the family home, whereas the family
home is the preferred living option for children with developmental disabilities. Living
arrangements for adults with developmental disabilities in Gilroy closely mirror that of all
adults with developmental disabilities in the County. As of November 2021, the San Andreas
Regional Center reported that the family home is the most common living arrangement for
Gilroy adults with developmental disabilities, with 65 percent of adults continuing to live in the
family home; the same percentage is found throughout the County. Only 8 percent of Gilroy
adults with developmental disabilities have successfully transitioned to living in their own
apartment, which is lower than the County’s percentage, at 11 percent. This is most likely due
to a lack of deeply affordable housing in the City. The availability of extremely low income (30%
AMI) housing is needed for adults with developmental disabilities to live independently. As of
2021, 26 percent of Gilroy adults with developmental disabilities were reported to be living in
licensed care facilities, higher than the County overall (23%). Opportunities for adults to live in
a licensed care facility are declining throughout the County, thus fueling the need for
affordable housing with supportive services, to decrease the risk of homelessness or
displacement when a parent or family member is no longer able to provide housing for the
developmentally disabled individual.
Table 32: Living Arrangements of Adults with Developmental Disabilities
Adult Living Arrangements Gilroy Santa Clara County
In the family home 200 (65%) 4,362 (65%)
Own apartment with supportive services 26 (8%) 756 (11%)
Licensed Facilities 79 (26%) 1,525 (23%)
Other (including homeless) 3 (1%) 94 (1%)
Total Adults 308 6,737
Source: Kalisha Webster, Housing Choices.org
The San Andreas Regional Center provides service to developmentally disabled individuals
throughout Santa Clara, Santa Cruz, San Benito, and Monterey Counties. According to the
California Department of Developmental Services, as of December 2020, the San Andreas
Regional Center served 17,309 residents with developmental disabilities in the region. Figure
6 displays the breakdown of type of developmental disabilities served at the San Andreas
Regional Center. The largest populations served are those with an intellectual disability (42
percent) followed by autism (31 percent).
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Figure 6: Developmental Disability by Type Served by San Andreas Regional Center, 2020
Source: California Department of Developmental Services, 2020.
Outreach to Services Providers
Local Data
On January 24, 2023, in collaboration with Housing Choices, the City held a virtual meeting for
intellectually and developmentally disabled (I/DD) stakeholders (primarily parents of I/DD
children and I/DD adults). The meeting was attended by 11 participants, with representatives
from Housing Choices and the San Andreas Regional Center in attendance. Housing Choices
was born as an advocacy organization, mobilizing stakeholders to create new housing
opportunities for people with developmental and other disabilities and are committed to
educating local elected officials, city and county housing staff, and housing developers about
the opportunity to plan for and include people with developmental and other disabilities in
their local housing plans. The San Andreas Regional Center is a community-based, private
nonprofit corporation funded by the State of California to serve people with developmental
disabilities as required by the Lanterman Developmental Disabilities Act.
On February 15, 2023, City staff also met with 12 I/DD residents, caregivers, and staff at Villa
Esperanza, a single-story 21-unit low-income apartment development that includes services
for intellectually and developmentally disabled (I/DD) individuals. The Villa Esperanza housing
development is managed by Eden Housing and receives services from Housing Choices and
the San Andreas Regional Center. Approximately 25% of the units have live-in caregivers. Some
of the units are occupied by families with children.
Both meetings were helpful in providing staff with a better understanding of I/DD community
needs. Participants expressed a need for extremely low-income housing since I/DD individuals
31%
8%
7%
42%
12%
Disability Type
Autism
Epilepsy
Cerebral Palsy
Intellectual Disability
Other Diagnosis
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City of Gilroy Housing Element 6th Cycle Housing Plan 71
generally rely on social security income. The City is including Programs A - 6, A - 7, and A - 8 to
promote the construction of and incentivize the affordability of ADUs for I/DD individuals and
their caregivers. The City is also including Program A - 11 to develop an inclusionary housing
policy and Program A - 12 to develop incentives beyond density bonus state law to facilitate
the creation of extremely low-income units in higher opportunity areas. The City is also
including Program E - 11 to prioritize funds to assist special needs households, such as persons
with disabilities.
Participants also expressed a need for project-based vouchers. The City is including Programs
A - 8 and D – 3, which include providing financial assistance for homeowners who build ADUs
with an affordability restriction or commitment to offering housing choice vouchers. The City
will notify interested residents and provide technical assistance to residents who need help
applying to the Santa Clara County Housing Authority (SCCHA) voucher program.
Another identified need by participants was housing and services for both independent living
and supportive living skills. For individuals in need of independent living assistance, accessory
dwelling units (ADUs) may serve as a caregiver unit. The City is including Program A - 7 to
develop an ADU program that includes pre-designed “model” plans for ADUs that meet zoning,
building, and fire codes. This will decrease the cost of ADU construction for potential caregiver
units. Additionally, per Program E - 10, the City will evaluate and revise its reasonable
accommodation standards and procedures as they pertain to potential constraints to
accommodating persons with disabilities.
Elderly Persons
Elderly persons are considered a special needs group because they are more likely to have
fixed incomes. Elderly persons are generally defined as people aged 65 years and older. They
often spend a higher percentage of their income on food, housing, medical care, and personal
care compared to non-elderly persons. Elderly persons may have special needs related to
housing location and construction. Because of limited mobility, elderly persons typically need
easier access to medical services, amenities such as shopping, and public transit. In terms of
housing construction, elderly persons may need ramps, handrails, elevators, lower cabinets
and counters, and special security devices to allow for greater self-protection.
According to the 2020 US Census, and as shown in Table 33, Gilroy has a slightly lower
percentage of elderly householders than the County; 19 percent of Gilroy’s residents were
elderly, while 21.3 percent of the County’s residents were elderly.
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Table 33: Householders by Age, 2020
Householder Age
Gilroy Santa Clara County
Households % Households %
15-24 Years 271 1.7% 15,468 2.4%
25-34 Years 1,990 12.3% 107,194 16.8%
35-64 Years 10,794 66.9% 381,415 59.7%
65-74 Years 1,921 11.9% 74,305 11.6%
75 Plus Years 1,150 7.1% 61,833 9.7%
Total 16,126 100% 640,215 100%
Source: 2019 ACS 5 Year Estimates.
As indicated in Table 34, the 2019 median household income for households with a resident
aged 65 and older was $71,432 in Gilroy and $75,758 in Santa Clara County. This is compared
to the citywide median income of $101,616 and countywide median income of $133,076 in
2019. The lower income is likely because fewer elderly persons are working full-time, and most
income comes from Social Security and/or part-time work.
Table 34: Median Household Income for Elderly Households, 2019
Householder Age City of Gilroy Median Income Santa Clara County Median
Income
65 Years and Older $71,432 $75,758
All Households $101,616 $133,076
Source: ACS 2019 5 Year Estimates
Based on HUD’s 2014-2018 CHAS data shown in Table 35, 47.4 percent of elderly households
in Gilroy are in one of the lower-income categories. Santa Clara County had a slightly smaller
percentage of elderly households within the lower-income categories, at 45.8 percent.
Table 35: Income Distribution, Elderly Households, 2018
Income
Gilroy Santa Clara
County
Number % Number %
Less than or equal to 30% of HAMFI 980 20.2% 39,300 19.7%
Greater than 30% but less than or equal to 50% of HAMFI 695 14.3% 26,085 13.1%
Greater than 50% but less than or equal to 80% of HAMFI 625 12.9% 26,380 13.2%
Greater than 80% of HAMFI 2,555 52.6% 108,105 54.1%
Total 4,855 100% 199,870 100%
Source: HUD 2014-2018 CHAS data.
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City of Gilroy Housing Element 6th Cycle Housing Plan 73
Table 36 displays the percentage of the elderly population and their disability status. Of people
aged 65 and above, 11.3 percent have one type of disability and 16.5 percent have two or more
disabilities. The City and County have similar percentages of elderly individuals with
disabilities, at 27.8 and 30.7 percent, respectively.
Table 36: Elderly People with Disabilities, 2019
Disability Status
of Elderly
People with a
Disability
of
People
Age 65+
of Elderly
People
with a Disability
of
People
Age 65+
Gilroy Santa Clara County
With one type of disability 669 11.3% 31,527 12.4%
With two or more types of
disability
978 16.5% 46,455 18.3%
Total, Elderly with a Disability 1,647 27.8% 77,982 30.7%
Source: ACS 2019 Table C18108.
Table 37 provides a summary of housing problems experienced by elderly households in
Gilroy. According to the 2014-2018 CHAS data, 61.6 percent of all elderly households
experience some type of housing problem. This includes 81.3 percent of elderly renters and
54.5 percent of elderly owners. The increasing number of elderly persons in the population is
creating a demand for more affordable and accessible housing.
The City will address the needs of the elderly population through Program E - 6, which will
develop incentives for senior housing in the City. Program E - 6 will also remove potential
zoning constraints to the development of senior housing. The City will conduct a study to
determine if reduced parking standards for senior housing are appropriate and, based on the
findings of the study, may revise the Zoning Ordinance to reduce said parking standards for
senior housing. In addition, the Gilroy Senior Center provides access to a variety of support
services at the center, including the YMCA Nutrition program, which serves lunch Monday to
Friday; free legal services through Senior Adults Legal Assistance; and information and
assistance with social security, housing, and employment matters through Sourcewise
Community Resources Solutions. Through CDBG and the Housing Trust/PLHA Funds, the City
allocated funds for Meals on Wheels and Rebuilding Together Silicon Valley’s Rebuilding Home
Repair, Rehabilitation and Accessibility Modification Program. Also, Santa Clara County owns
the Gateway Senior Apartments, a 75 unit affordable senior housing complex with
approximately half of the units reserved for special needs seniors.
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Table 37: Elderly Households by Housing Problems and Tenure, 2018
Housing Problem Type Renters Owners Total (Elderly
Households)
with any Housing Problem 81.3% 54.5% 61.6%
with Cost Burden 29.5% 15.7% 19.4%
with Severe Cost Burden 29.1% 20.0% 22.4%
Total 843 2,350 3,193
Source: 2014-2018 HUD CHAS data.
Large Households
State housing law defines large households as households with five or more members. Large
households are considered a special needs group based on the limited availability of
adequately sized, affordable housing units. Large households may have lower incomes, which
could result in the overcrowding of smaller units. Table 38 displays household size by tenure
for both Gilroy and the County. In 2019, there were 3,916 large households, representing 24.3
percent of all households in Gilroy. Compared to the County as whole, Gilroy has almost
double the percentage of large households (24.3 versus 12.4 percent). The disproportionately
high number of large households may indicate a need for larger units in Gilroy to
accommodate large households. The City is including Program E - 11 to prioritize funds to
assist in the development of housing to serve special needs households, such as large families.
The 5th Cycle Program H-4.A (Housing for Large Families) has been consolidated with 6th Cycle
Program A - 12 to include incentives beyond density bonus state law for developments that
include housing for large households.
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Table 38: Large Households by Tenure, 2019
Number of
Persons in
Unit
Owner
Occupied %
Renter
Occupied % Total
Gilroy
Five 1,239 58.6% 876 41.4% 2,115
Six 636 60.7% 412 39.3% 1,048
Seven or
more 405 53.8% 348 46.2% 753
Total Large
Households 2,280 58.2% 1,636 41.8% 3,916
of Total
Households 23% 26.3% 24.3%
Total
Households 9,914 61.5% 6,212 38.5% 16,126
Santa Clara County
Five 26,406 57.9% 19,190 42.1% 45,596
Six 10,802 58.0% 7,822 42.0% 18,624
Seven or
more 8,684 56.6% 6,650 43.4% 15,334
Total Large
Households 45,892 57.7% 33,662 42.3% 79,554
of Total
Households 12.7% 12.1% 12.4%
Total
Households 361,105 56.4% 279,110 43.6% 640,215
Source: 2019 ACS B25009.
Based on HUD’s 2015-2019 CHAS data shown in Table 39, 51.1 percent of large households in
Gilroy are in one of the lower-income categories. Santa Clara County had a smaller percentage
of large households within the lower income categories, at 42.9 percent. The City is including
Program E - 11 to prioritize funds to assist in the development of affordable housing and to
serve special needs households, such as large families.
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Table 39: Income Distribution, Large Households, 2015-2019
Income
Gilroy Santa Clara
County
Number % Number %
Less than or equal to 30% of HAMFI 1,025 15.1% 16,429 11.9%
Greater than 30% but less than or equal to 50% of HAMFI 1,100 16.2% 20,250 14.7%
Greater than 50% but less than or equal to 80% of HAMFI 1,340 19.7% 22,410 16.3%
Greater than 80% of HAMFI 3,320 48.9% 78,600 57.1%
Total 6,785 100% 137,689 100%
Source: HUD 2015- 2019 CHAS data.
Table 40 provides a summary of housing problems experienced by large households in Gilroy
by tenure. As previously noted, the types of housing problems include overcrowding,
overpayment, and housing lacking kitchen or plumbing facilities. CHAS data from 2014-2018
indicates that 49.2 percent of large households experience at least one of these housing
problems, including 72.4 percent of large renter households and 30.3 percent of large owner
households.
Currently, less than 10 percent of the City’s rental housing stock has four or more bedrooms
refer to Table 24), resulting in a high percentage of large family households that are forced to
live in overcrowded situations. To address this need, the Housing Element includes Program
A - 12 that will adopt incentives beyond density bonus state law for developments that include
housing for large households.
Table 40: Large Households by Housing Problems and Tenure, 2018
Renters Owners Total (Large Households)
with any Housing Problem 72.4% 30.3% 49.2%
with Cost Burden 23.2% 12.6% 17.4%
with Severe Cost Burden 24.3% 6.9% 14.7%
Total Large Households 1,360 1,665 3,025
Source: 2014-2018 HUD CHAS data.
Female-Headed Households
Female-headed households are a special needs group because they experience comparatively
low rates of homeownership, lower incomes, and high poverty rates. Table 41 shows the
number of female-headed households by tenure. In 2019, 16.2 percent of households in Gilroy
were female-headed households. Of the 2,616 female-headed households in Gilroy, 1,410 had
children under 18 living with them, while 1,206 had no children present. Gilroy has more
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City of Gilroy Housing Element 6th Cycle Housing Plan 77
approximately six percent more female-headed households than the County, where 10
percent of households in the County are female-headed households.
In Gilroy, 33 percent of female-headed households with children under 18 were below the
poverty line, (approximately 465 households).9 This is significantly higher than the poverty rate
in Santa Clara County, which is 6.6 percent.
Table 41: Female-Headed Households by Tenure, Gilroy, 2019
Household Type
Owner Occupied Renter Occupied
Total
of Total
Households
16,126) Number % Number %
Female
householder, no
spouse present,
with children
under 18
377 2.3% 1,033 6.4% 1,410 8.7%
Female
householder, no
spouse present,
without children
639 4% 567 3.5% 1,206 7.5%
Total 1,016 6.3% 1,600 9.9% 2,616 16.2%
Source: ACS 2019 Table B25115.
Homeless/Unhoused Population
In 2022, the County of Santa Clara, in conjunction with Applied Survey Research, conducted
the 2022 Santa Clara County Homeless Census and Survey. This survey is conducted every two
years in the last ten days of January. The 2022 Santa Clara County Homeless Census and Survey
was performed using HUD-recommended practices for counting and surveying the homeless.
The Point-in-Time Homeless Count identified a total of 10,028 persons experiencing
homelessness in Santa Clara County in 2022, an increase of 3 percent from the count
conducted in 2019. Table 42 summarizes sheltered and unsheltered homeless persons in
Santa Clara County jurisdictions. There were 814 homeless persons surveyed in Gilroy in
January 2022, including 606 sheltered and 208 unsheltered persons.
9 US Census Bureau, American Community Survey 5-year Data (2015–2019), Table B17010.
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Table 42: 2022 Santa Clara County Homeless Census and Survey
Homeless Population Sheltered Unsheltered Total
Gilroy 606 208 814
Campbell 216 0 216
Cupertino 102 0 102
Los Altos 65 0 65
Los Altos Hills 0 0 0
Los Gatos 58 0 58
Milpitas 249 25 274
Monte Sereno 0 0 0
Morgan Hill 60 0 60
Mountain View 206 140 346
Palo Alto 263 0 263
San Jose 4,975 1,675 6,650
Santa Clara 375 65 440
Saratoga 0 0 0
Sunnyvale 279 106 385
Source: Santa Clara County Office of Supportive Housing, October 29, 2022.
Local Data
According to one of the City of Gilroy’s Quality of Life Officers, a majority of unhoused
individuals are Hispanic, consistent with the overall population of Gilroy. Based on his
observations, unhoused persons in Gilroy mostly reside in creek areas, including for example
Miller creek. Many unhoused persons also reside near the IOOF bridge. Although most of the
observed unhoused persons are physically able to move around by either walking or riding a
bicycle, they do not generally migrate to hillside areas or edges of the City where there are
fewer businesses or access to food. Furthermore, based on his observations, a very large
majority of the unhoused are mentally challenged, whether it be self-induced from drugs, or
because they are mentally ill. The Quality of Life Officer also stated that less than 20 percent
of the unhoused persons he encounters take advantage of available services.
Table 43 lists emergency shelters and transitional housing in Gilroy.
The Countywide services and shelter provider, HomeFirst Services, provides a 24/7 shelter for
adults at the Gilroy shelter. The Gilroy shelter provides sleeping accommodations, meals,
restrooms, showers, mobile laundry, and case management support services via South County
Compassion Center staff. It has a capacity of serving 100 persons.
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The Arturo Ochoa Migrant Center is used as an emergency shelter during the cold weather
season from mid-December through mid-March. It provides 128 shelter beds and has the
capacity to house 35 unhoused families with a dependent child under the age of 18. St.
Joseph’s Family Center manages the shelter and referral process. Walk-ins or families without
a referral from a designated community partner are not accepted and 5-7 spots are reserved
for Here4You call center hotline referrals. EAH Housing is contracted for day-to-day property
management operations and site security.
According to conversations with service providers, if the weather is manageable, unhoused
individuals express a strong reluctance to use the service. The service providers stress the
need for a permanent emergency shelter as well as shelter or housing for single adults who
do not exhibit mental illness or substance abuse disorders.
The City of Gilroy provides annual funds to homelessness prevention support and services
through the PLHA. For FY 22-23 and FY 23-24: St. Joseph’s Family Center received $180,000 to
provide emergency rental and utility assistance, as well as training and employment
readiness to prepare individuals that are homeless or at risk of homelessness. Community
Agency for Resources Advocacy and Services received $40,000 to provide rental and deposit
assistance. South County Compassion Center received $80,000 to provide services to
unhoused Gilroy residents and to connect them with services that can help them attain
permanent housing. Through its CDBG-CV funds, the City provided an additional $287,309 in
support to Saint Joseph's Family Center's Rental Assistance program.
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Table 43: Homeless Facilities in or Adjacent to Gilroy
Facility Name Type of Facility Target Population
Number of
Shelter Beds or
Families Served
Gilroy Shelter Emergency
Shelter Adults Only 100
Arturo Ochoa
Migrant
Center10
adjacent to
Gilroy)
Cold Weather
Shelter Households with a dependent under 18 35 families
La Isla Pacifica
Confidential
Emergency
Shelter
Women victims of intimate partner
abuse and their children under 16 years
old (16 and up, on a case-by-case basis)
14
Glenview, El
Invierno, and
Walnut
Transitional
Shelter Single Individuals 25
Source: City of Gilroy, County of Santa Clara.
Farmworkers
Farmworkers are defined as persons whose primary incomes are earned through seasonal
agricultural work. The demographics on farm laborers in all California markets are collected
and reported on a regional or countywide basis. The data collected includes income,
household status, and length of time the laborers work in each area.
There are generally three classifications:
Migrant workers who move from place to place, planting and harvesting; and
Annual workers who generally work in the same agricultural area year after year for
nine or ten months and spend the rest of the year in their home country; and
Permanent workers who are employed most of the year in one location and may
collect unemployment for the remainder of the year.
Traditionally, Gilroy has been home to many agricultural businesses and industries; however,
the increase in the retail and service trade and the expansion of the City as a “bedroom
community” for northern Silicon Valley jobs continues to reduce the role of agriculture. Many
of these farms are located in the southern areas of the County, in the regions surrounding
Gilroy. The majority of farmworkers, almost 80 percent, work on farms with more than 10
employees.
10 The Arturo Ochoa Migrant Center is located slightly outside city bounds, but serves Gilroy residents.
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The US Department of Agriculture conducts a Census of Agriculture every five years. As
indicated in Table 44, there were an estimated 4,175 farmworkers in the County working on
359 farms in 2017. This represents a decrease of 1,414 farmworkers compared to the 2007
study, when there were 5,589 farmworkers.
The 2019 ACS estimates indicate that 2.9 percent of Gilroy is employed in the agriculture and
natural resource industry, a decrease from 4.6 percent in 2012.11
Table 44: Number of Santa Clara County Farmworkers and Farms, 2017
Farm /Worker Type Farmworkers Farms
Farm Size
Farms with less than 10 employees 847 293
Farms with more than 10 employees 3,328 66
Length of Employment of Workers
Workers working 150 days or more 2,418 -
Workers working less than 150 days 1,757 -
Source: 2017 Census of Agriculture, Table 7.
The California Department of Conservation’s Important Farmland Finder indicates that the
vicinity to the east and south of the Gilroy City limits includes large amounts of prime farmland,
farmland of local or statewide importance, and unique farmland.12 The presence of such
farmland indicates a need for farmworker housing to support those who work on farmland in
and around the City.
Due to the seasonal nature of agricultural work and relatively low wages, farmworker
households often have a difficult time securing safe, habitable, and affordable housing.
Eden Housing manages three housing developments within Gilroy City limits, providing 56
housing units for farmworkers:
14 units at The Trees
24 apartments at Aspen Grove
18 units at Maple Gardens
The Rodriguez Migrant Labor Camp, which houses 37 seasonal farmworkers, is privately
owned, and is also located just outside of the City limits.
Eden Housing also operates the Arturo Ochoa Migrant Center, located just outside Gilroy City
limits. The center functions as a migrant camp from April through November each year,
11 US Census Bureau, American Community Survey (2015–2019), Table C24030.
12 California Department of Conservation. California Important Farmland Finder. https://maps.conservation.ca.gov/DLRP/CIFF/
Agenda Item 9.2Page 809 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 82
providing housing for 100 farmworker families within 33 three-bedroom and 67 two-bedroom
apartments.
Local Data
In November and December 2022, the City of Gilroy worked with staff from the Ochoa Migrant
Camp to survey resident farmworkers. Twenty-six (26) surveys were completed by the
farmworkers with assistance from bilingual staff at the Migrant Camp.
The top three housing issues identified by farmworkers was difficulty paying rent, mortgage,
or down-payment (26), followed by insufficient housing supply (11) and homelessness (6).
Respondents also identified issues regarding length of rental leases and the need for
temporary housing.
Additionally, the primary issues limiting housing options for farmworker respondents included
insufficient money available for the deposit (24), and credit history or low credit scores (8). The
City of Gilroy modified Programs E - 7 and E - 11 to help facilitate needed housing for
farmworkers who work in and surrounding Gilroy.
The Gilroy Zoning Ordinance makes available zoning to accommodate various housing types
to address the needs of farmworkers. Manufactured and modular homes are permitted by-
right in all residential zoning districts; boarding and rooming houses are allowed in all
residential zoning districts with a conditional use permit; and multifamily units are allowed in
the R3 and R4 residential zoning districts by right. Currently, the City’s Zoning Ordinance is not
consistent with the Employee Housing Act;13 therefore, as part of this Housing Element update,
the City is including Program E - 8 to revise the Zoning Ordinance in 2023.
Extremely Low-Income Households
Extremely low-income households in Gilroy are defined as households with income less than
30 percent of the Santa Clara County AMI. The provisions of Government Code Section 65583
a)(1) require quantification and analysis of existing and projected housing needs of extremely
low-income households. In 2018, 16.1 of Gilroy households were within the extremely low-
income category, a decrease from 18.9 percent in 2012.
An overcrowded housing unit is defined by the US Census Bureau as a housing unit occupied
by more than one person per room (excluding bathrooms, kitchen, hallway, and closet space).
Occupancy by more than 1.5 persons per room constitutes severe overcrowding.
Overcrowding can affect public facilities and services, reduce the quality of the physical
environment, and create conditions that contribute to deterioration of the housing stock.
Table 45 provides a summary of overcrowding rates experienced by extremely low-income
households in Gilroy compared to other income levels. Households in Gilroy experience
13https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=HSC&division=13.&title=&part=1.&chapter=1.&article
Agenda Item 9.2Page 810 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 83
overcrowding at a higher rate than those in the County. Extremely low-income owner-occupied
households experience overcrowding at a similar rate to low-income owner-occupied
households, but at a higher rate than other owner-occupied households. Extremely low-
income renter-occupied households experience overcrowding at a lower rate than very low-
and low-income renter-occupied households.
Overcrowding can indicate that a community does not have an adequate supply of affordable
housing and/or variety of suitable housing units to meet the needs of the community. In the
5th cycle, the City included program H.2-G to encourage the development of extremely low-
income housing, and the City will continue to encourage developers to include extremely low-
income units intheir housing projects. The City is also including Programs A - 6, A - 7, A - 8, and
A -15 to promote the construction of and incentivize the affordability of ADUs. Affordable ADUs
provide an alternative housing supply to allow for housing mobility in higher opportunity
areas. The City will develop an inclusionary housing policy under Program A - 11 and incentives
to create extremely low-income units under an incentives beyond density bonus state law
Program A - 12.
Table 45: Overcrowding by Income Level, 2019
Housing Income Range Households Number of People per Room
Overcrowding
1 person per
room)
Severe
Overcrowding
1.5 persons per
room)
Number Number % Number %
City of Gilroy: Owner Households
Less than or equal to 30% of HAMFI 880 70 8.0% 20 2.3%
Greater than 30% but less than or
equal to 50% of HAMFI 1,024 44 4.3% 4 0.4%
Greater than 50% but less than or
equal to 80% of HAMFI 1,385 115 8.3% 35 2.5%
Greater than 80% but less than or
equal to 100% of HAMFI 1,295 20 1.5% 0 0.0%
Greater than 100% of HAMFI 5,334 99 1.9% 4 0.1%
Total 9,918 348 3.5% 63 0.6%
City of Gilroy: Renter Households
Less than or equal to 30% of HAMFI 2,195 375 17.1% 200 9.1%
Greater than 30% but less than or
equal to 50% of HAMFI
1,300 310 23.9% 125 9.6%
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City of Gilroy Housing Element 6th Cycle Housing Plan 84
Housing Income Range Households Number of People per Room
Overcrowding
1 person per
room)
Severe
Overcrowding
1.5 persons per
room)
Number Number % Number %
Greater than 50% but less than or
equal to 80% of HAMFI
1,160 255 22.0% 40 3.5%
Greater than 80% but less than or
equal to 100% of HAMFI
570 55 9.7% 25 4.4%
Greater than 100% of HAMFI 975 135 13.9% 80 8.2%
Total 6,200 1130 18.2% 470 7.6%
Santa Clara County: Owner Households
Less than or equal to 30% of HAMFI 34,600 975 2.8% 280 0.8%
Greater than 30% but less than or
equal to 50% of HAMFI
33,095 1,870 5.7% 345 1.0%
Greater than 50% but less than or
equal to 80% of HAMFI
38,665 2,155 5.6% 510 1.3%
Greater than 80% but less than or
equal to 100% of HAMFI
31,345 1,665 5.3% 585 1.9%
Greater than 100% of HAMFI 223,395 5,530 2.5% 1,130 0.5%
Total 361,100 12,195 3.4% 2,850 0.8%
Santa Clara County: Renter Households
Less than or equal to 30% of HAMFI 64,310 9,360 14.6% 3,830 6.0%
Greater than 30% but less than or
equal to 50% of HAMFI
40,810 9,000 22.1% 3,705 9.1%
Greater than 50% but less than or
equal to 80% of HAMFI
37,760 7,305 19.3% 2,400 6.4%
Greater than 80% but less than or
equal to 100% of HAMFI
26,915 4,000 14.9% 1,520 5.6%
Greater than 100% of HAMFI 109,315 10,360 9.5% 4,320 4.0%
Total 279,110 40,025 14.3% 15,775 5.7%
Source: 2015-2019 CHAS data
Table 46 provides a summary of housing problems experienced by extremely low-income
households in Gilroy. Disproportionate housing needs are determined by finding trends in
housing problems in the population by race, household size, or household age. A housing unit
Agenda Item 9.2Page 812 of 1163
Housing Needs Assessment
City of Gilroy Housing Element 6th Cycle Housing Plan 85
is considered substandard or having a housing problem ifit has one or more of the following
housing conditions:
Housing unit lacks complete kitchen facilities
Housing unit lacks complete plumbing facilities
Housing unit is overcrowded
Household is cost burdened
Extremely low-income renter-occupied households experience both overpayment and
overcrowding. According to 2014–2018 CHAS data provided by HUD, 79.7 percent of extremely
low-income households experience at least one type of housing problem. Housing
rehabilitation and repair may be more of a cost burden on lower-income households, which
may lead to a higher proportion of housing problems. To enhance the quality of existing
neighborhoods, the City is including Program C - 2 to utilize Community Development Block
Grant (CDBG) funds, as available, to assist in the improvement of substandard housing. The
City is also including Program E - 11 to prioritize funds to assist special needs households, such
as extremely low-income households, farmworkers, large families, seniors, and persons with
disabilities.
Table 46: Extremely Low-Income Households with Housing Problems, 2018
Income Level Renters % Owners % Total %
Household Income < 30% MFI 1,990 625 2,615
With any Housing Problem 1,610 80.9% 475 76.0% 2,085 79.7%
With a Cost Burden 30-50% 360 18.1% 70 11.2% 430 16.4%
Cost Burden > 50% 1,230 61.8% 400 64.0% 1,630 62.3%
Source: HUD 2014-2018 CHAS data.
Summary of Housing Needs
An analysis of the housing needs in the City of Gilroy reveals a number of trends, such as an
increased need for housing large households and farmworkers. Additionally, compared to the
County, Gilroy has a lower median income and larger percentage Hispanic or Latino
population.
Agenda Item 9.2Page 813 of 1163
86
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
AFFIRMATIVELY FURTHERING FAIR HOUSING
Agenda Item 9.2Page 814 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 87
Affirmatively Furthering Fair Housing
Introduction, Outreach, and Assessment
Introduction
Assembly Bill (AB) 686 requires a jurisdiction’s housing element to provide an analysis of
contributing factors to fair housing issues and to commit to actively and meaningfully
affirmatively further fair housing. This analysis includes an assessment of fair housing
enforcement, outreach activities, integration and segregation, racially and ethnically
concentrated areas of affluence and poverty, disparities in access to opportunities,
disproportionate housing needs, and any other contributing factors that serve as impediments
to fair housing. The assessment also analyzes the extent to which the identified Regional
Housing Needs Allocation (RHNA) sites affirmatively further fair housing.
Public Outreach
The City of Gilroy solicited community input throughout the Housing Element update planning
process in a variety of ways. The main strategies to gather public participation are summarized
below.
Outreach Activities
Community members were engaged using the following methods:
Survey available in hard copy and online in both English and Spanish
Stakeholder focus groups
Webpage on City website
Email list
City newsletter
Community workshops
Joint City Council and Planning Commission study session
Utility billing mailing insert
Public hearings
Organizations Contacted and Consulted
Organizations contacted and interviewed included:
Housing & Neighborhood Revitalization Committee
St. Joseph's Family Center
Gilroy Historical Society
Agenda Item 9.2Page 815 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 88
Rebuilding Together Silicon Valley
Project Sentinel
Gilroy Compassion Center
Live Oak Adult Day Services
Silicon Valley at Home
South County Collaborative
League of Women Voters
Aperto Property Management
Housing Choices
Health Trust
Visit Gilroy
MidPen Housing
Garlic World
CARAS South County
Eden Housing
Gilroy Unified School District Migrant Education Program
Housing Element Update Website
The City created the Housing Element update webpage on the City’s website to provide:
Background and information on the Housing Element process;
Link to the Housing Element update survey;
Documents related to the Housing Element, including the first public review draft,
dated September 12, 2022, the October 31, 2022 revised daft as submitted to the
California Department of Housing and Community Development (HCD) following
the 30-day public comment period, and the second public review draft revised in
response to HCD comments;
Recordings of the community workshop presentations in English and Spanish;
Notification to the public of future events; and
Notification and interest sign-up lists and pathways for residents to get involved in
the process and to provide comments or questions to the project team or City
representatives.
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City of Gilroy Housing Element 6th Cycle Housing Plan 89
Stakeholder Interviews
The City reached out to 40 individuals and groups who represented service providers,
nonprofits, and other stakeholders to participate in focus group interviews about the housing
needs and issues in Gilroy. Out of the 40 individuals and groups that were contacted, 25 people
participated in the focus groups. Four focus groups were held: Tuesday, March 29, 2022, at
1:00 PM; Tuesday, April 5, 2022, at 1:00 PM; Thursday, April 7, 2022, at 1:00 PM; and Tuesday,
April 12, 2022, at 10:00 AM. Hosting the focus group on four different days provided multiple
opportunities to accommodate different schedules. The stakeholders who participated
discussed a variety of concerns, including:
Need for incentives to support farmworker housing;
Need for more education and outreach to inform residents of housing law and
affordable housing;
Need for emergency, short-term stay housing, and senior housing at the extremely
low-income area median income (AMI);
Disparity of housing and quality of infrastructure and amenities between the east
side and west side of the City;
Disparity of incomes between Gilroy and the County AMI, as the City’s AMI was
33,871 less (24%) in 2020;
Challenges and lack of support for homeownership; and
Need to incentivize accessory dwelling unit (ADU) construction.
The participants had varying perspectives informed by their involvement and familiarity with
Gilroy, but increased services, education and support, equitable development and investment,
and a lack of extremely low-income housing were the most consistent and prevalent issues
covered.
Public Workshops
Prior to releasing the first public draft of the Housing Element, the City held two bilingual virtual
public workshops. The meetings were held on Wednesday, March 30, 2022, at 6:00 PM and
Tuesday, June 28, 2022, at 6:00 PM to present information on the Housing Element update and
gather public input. Sixty-one members of the community participated in the workshops and
provided feedback via live polling and questions and answers on the Housing Element update
process including housing needs, the potential RHNA sites, draft goals, and programs.
Presentation slides were in English and Spanish. Live Spanish interpretation was provided,
recorded, and posted on the project webpage for both workshops.
Following release of the first public draft, the City held a third virtual public workshop on
Tuesday, September 27, 2022, at 6:00 PM. The presentation provided a high-level overview of
the draft Housing Element chapters and appendices, and the overall goals and programs, and
then a brief description of some of the programs that could potentially have the highest impact
Agenda Item 9.2Page 817 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 90
on housing production, removal of governmental constraints, and meeting special housing
needs. The meeting also included a question-and-answer session with public attendees.
The public workshops were held at 6:00 PM on weekdays to accommodate a typical work
schedule. Materials and video recordings of the presentations in English and Spanish were
made available on the Gilroy Housing Element webpage on the City’s website for those who
could not attend, or who wanted to review the materials and meetings at their leisure.
Study Session
An in-person bilingual joint public study session with the City Council and Planning
Commission was held on Monday, August 29, 2022, at 6:00 PM. This bilingual meeting included
a summary of proposed housing programs to address the identified needs of the community
and a map of properties that are currently vacant or underutilized that may provide an
opportunity for redevelopment with new housing. The meeting included comments from the
public and a question-and-answer session with the Council and Planning Commission.
Spanish interpretation and translation were provided. The meeting recording and the
presentation slides in both English and Spanish were posted on the project webpage.
Public Hearings
Following the release of the first public draft, the City held two in-person public hearings. The
public hearings were held Monday, October 17, 2022, at 6:00 PM (City Council) and Thursday,
October 20, 2022, at 6:00 PM (Planning Commission). The purpose of the meetings was to give
the public and the City’s decision makers another opportunity to provide comments and
suggestions prior to sending the draft to HCD for its review.
Public hearings held on April 20, 2023 (Planning Commission) and May 1, 20223 (City Council)
gave the public and the City’s decision makers an opportunity to review and comment on
Housing Element revisions made in response to HCD’s comments.
Housing Element Survey (general population)
Another component of the outreach effort was the Housing Element survey, posted on the
City’s website from April 2022 through August 2022, and promoted through a myriad of
channels for the furthest outreach. The survey was available in both English and Spanish. As
of August 2, 2022, a total of 367 English and 143 Spanish completed surveys were received,
with 248 (34%) respondents being homeowners, 125 (17%) being renters, 191 (35%) of
respondents being white or Caucasian, and 236 (44%) being Hispanic or Latino.14 Responses
to the survey primarily revealed concerns from residents regarding:
Difficulty paying rent, mortgage, or down payment;
14 Note: 510 total surveys were completed to varies degrees of completeness. Respondents did not answer every question;
therefore percentages represent the percentage of respondents to each question not total number of survey respondents.
Agenda Item 9.2Page 818 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 91
Homelessness; and
Insufficient housing supply including affordable housing.
Respondents also believe that the greatest housing needs are lower- and middle-income
workforce housing and affordable housing. The survey results show strong support for more
affordable housing while some respondents feel the City is growing too much and thus did not
support more development. Most of the survey and stakeholder responders believe that there
are not enough services or housing to support individuals who fall within the extremely low-
income designation. Stakeholder interviewees and 94 percent of survey respondents
supported the adoption of an inclusionary housing ordinance.
Housing Element Survey (focused outreach)
In addition to posting the housing element survey on the City website, City staff conducted a
focused bilingual survey effort for farmworkers, youth, and seniors. Hard copy and online
surveys were distributed between November 2022 and the end of January 2023.
Farmworker Outreach. Twenty-six (26) surveys were completed. The top three
housing issues identified by farmworkers was difficulty paying rent, mortgage, or down-
payment (26), followed by insufficient housing supply (11) and homelessness (6).
Respondents also identified issues regarding length of rental leases and a need for
temporary housing.
Youth Outreach. Eight (8) surveys were completed. The top housing issues identified
by this group was difficulty paying rent, mortgage, or down-payment; overcrowding;
homelessness; and lack of suitable housing types. Responses also reflected the desire
for the City to implement programs to require affordable housing units in new
developments and assist residents with finding available housing.
Seniors Outreach. Nineteen (19) surveys were completed. The top three housing
issues identified by seniors were difficulty paying rent, mortgage, or down-payment
12), followed by lack of suitable housing types (9), and insufficient housing supply (7).
Respondents identified requiring affordable housing units in new developments (10)
and access to low-cost pre-designed plans for ADUs as potential programs to improve
housing access in Gilroy.
Focused Stakeholder Meetings
Between December 2022 and February 2023, City staff met with Gilroy’s youth, seniors, and
the intellectually and developmentally disabled (I/DD) community. On December 12, 2022, City
staff attended the Gilroy Youth Commission meeting to discuss the Housing Element update,
answer questions, and gather feedback from youth in attendance (~15 to 18 years old). On
January 25, 2023, City staff made a presentation to seniors at the Gilroy Senior Center,
informing them about the Housing Element and gathering feedback. On January 24, 2023, the
City held a virtual meeting with Housing Choices and intellectually and developmentally
disabled (I/DD) stakeholders (primarily parents of I/DD children and I/DD adults), informing
Agenda Item 9.2Page 819 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 92
them about the Housing Element and gathering verbal feedback. On February 15, 2023, the
City also met with and gathered verbal feedback from I/DD residents, caregivers, and staff at
Villa Esperanza, a facility that provides low-income apartment units and services for persons
with disabilities.
Findings
Most focus group attendees and survey respondents support the provision of more
assistance, financial or otherwise, to the extremely low-income population in finding housing.
City Overview
Much of the fair housing analysis is based upon census data provided at the census tract level.
Gilroy has a total of 11 census tracts. Figure 7 displays the census tracts in the City and the
RHNA sites within those census tracts; however, several of the census tracts are not solely in
Gilroy and have large portions in neighboring jurisdictions. As a result, demographic
information for these census tracts reflects neighboring communities, as well as Gilroy. The
west tracts have more open space and agriculture, so the population as a whole is generally
more concentrated in the east, which may skew data perception. Several of the tracts include
more land and more households in adjacent jurisdictions other than in Gilroy. These external
households are included in the census data, which may affect the displayed maps.
Until 2018, a large portion of the Downtown Specific Plan area and several properties west of
downtown were designated as a Neighborhood Revitalization Strategy Area by the US
Department of Housing and Urban Development (HUD). A number of capital improvements,
youth activities, neighborhood beautification projects, and other downtown revitalization
efforts were pursued during this time.15 The downtown area in Gilroy is also identified as a
Priority Development Area in the Association of Bay Area Governments’ Plan Bay Area 2050.
The AFFH section also considers the effects that the selected RHNA sites may have on fair
housing. Selected RHNA sites are primarily in the eastern portion of the City, while pipeline
projects are more evenly distributed throughout Gilroy. Pipeline projects are defined as
pending projects (proposed, entitled, permits issued) that had not received certificates of
occupancy as of June 30, 2022. The sites inventory includes a mix of vacant and non-vacant
sites, selected for their access to resources, suitability for multifamily housing, and proximity
to upcoming plans for community revitalization, including the planned high speed rail station,
parking management plan, Downtown Specific Plan update, and currently funded place-based
improvements. Additionally, non-vacant sites were selected based on their likelihood to
develop during the 6th Cycle and the extent to which the existing use may preclude
development.
The City is including Program F - 3 for place-based improvements in the downtown area. The
City is also including programs to encourage ADU development in the western portion of the
15 Neighborhood Revitalization Strategy Area Renewal Request for 2013-2018.
https://www.cityofgilroy.org/DocumentCenter/View/9045/NRSA-Strategy-Renewal-Request-for-2013- 2018
Agenda Item 9.2Page 820 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 93
City to promote housing mobility and increased housing opportunities (Program A - 6).16 To
encourage a variety of housing types throughout the City, a program to create a ministerial
permit process for triplexes and quadplexes that meet objective design standards is included
Program A - 10). SB 9 facilitates the creation of up to four housing units, comprised of a
duplex with an ADU and a junior ADU or two primary units plus an ADU and a junior ADU.
Program A - 10 provides more flexibility than SB 9 by allowing triplexes and fourplexes as an
alternative design to a traditional duplex with an ADU or a junior ADU. This program will also
encourage the development of middle-income housing throughout the City, including high-
resource areas primarily comprised of detached single-family residences.
Figure 7: Census Tracts and RHNA Sites, 2022
Source: HCD AFFH Data Viewer
As noted in Table 47. Gilroy is split between the Low, Moderate, and High Opportunity
categories, with the intersecting tracts in the west being considered a Racially Concentrated
Area of Affluence (RCAA) and the tracts in the east containing a Racially and Ethnically
16 ADUs are calculated on a citywide basis and are not represented on the sites maps
Agenda Item 9.2Page 821 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 94
Concentrated Area of Poverty (R/ECAP)17. These are relative rankings based on composites of
the environmental, economic, and education scores.
Of the 2,053 RHNA sites, including pipeline projects and opportunity sites, 23 percent of units
are in Low Resource tracts, 71 percent of units are in Moderate Resource tracts, and 6 percent
of units are in High Resource tracts.
Eight (8) of the eleven census tracts that intersect Gilroy have the majority of their area located
inside City limits, Of the eight (8) tracts mostly in the City, 41 percent of units are in the tract
with the second highest median income. Both High Resource tracts, 5125.03 and 5122, have a
large portion of their land area as rural and undeveloped. Due to the large quantities of open
space in these tracts, they have disproportionately high environmental TCAC scores (see the
California Tax Credit Allocation Committee (TCAC) section for more information). Tract 5122
has an environmental resource category of 91, while the education resource category is scored
at 27. The disproportionately high environmental score of this majority rural, open space,
steep tract skews the overall opportunity category towards High Resource. This indicates that
disparities between the developable area that is actually within the City bounds, and the Low
and Moderate Resource opportunity areas of the City may be smaller than indicated. In fact,
educational opportunity is significantly higher in the R/ECAP, with an index of 40.
Less than 25 percent of the RHNA units are in the R/ECAP. The majority of the lower- income
pipeline RHNA sites are in higher opportunity areas outside of the R/ECAP. It is unlikely that
the location of proposed RHNA opportunity sites will exacerbate any fair housing conditions.
The City encourages development and redevelopment in the older Downtown R/ECAP, as this
is an efficient area with transit, employment, and services. These tracts are also where
participants of the focus groups and local housing service providers, specifically advocated for
new housing. The High Resource areas of Gilroy in the northwestern tracts are newly
developed, single-family, steep and hilly, and not likely to develop or redevelop. This area is
the most distant from transit, employment, and services and would not likely score well for
affordable housing financing. Despite mapped disparities in opportunity indices, lower-income
residents have greater access to job and transit opportunities in the lower resource areas.
The City is including a number of programs to increase housing types and opportunities in
higher resource areas of the City. These efforts go beyond sites that are included on the
Opportunity Site List and help improve housing choice and mobility, by providing
opportunities to increase the number and type of dwelling units in lower density residential
zones. Program A - 10 will encourage the development of missing middle housing
throughout the City, including high-resource areas primarily comprising detached single-
family residences.
17 HUD defines R/ECAP as areas where the percentage of the population that is non-White is over 50 percent and the percentage
of households with incomes below the poverty line is over 40 percent. Alternatively, a neighborhood can be a R/ECAP if it has a
poverty rate that exceeds 40 percent or is three or more times the average tract poverty rate for the metropolitan/micropolitan
area, whichever threshold is lower.
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City of Gilroy Housing Element 6th Cycle Housing Plan 95
Through Program A - 10, the City will allow triplexes and fourplexes on corner lots in the R1
and R2 zones with a minimum lot size of 6,000 square feet. This includes approximately 1,106
parcels as shown in Figure 33. SB 9 facilitates the creation of up to four housing units,
comprised of a duplex with an ADU and a junior ADU or two primary units plus an ADU and
a junior ADU. Program A - 10 provides more flexibility than SB 9, by allowing triplexes and
fourplexes as an alternative design to a traditional duplex with an ADU or a junior ADU.
Program A - 10 will also encourage the development of middle-income housing throughout
the City, including high-resource areas primarily comprising detached single-family residences.
Program G - 5 includes the creation of informational and promotional pamphlets regarding
opportunities to develop duplexes, triplexes, and quadplexes in the City. The pamphlets will
be provided online, at City Hall, and at informational booths where housing resources are
provided. Program A - 6 includes targeted ADU outreach to the single-family neighborhoods.
In the R-1 zone, there are approximately 1,067 parcels with single-family homes on corner lots
greater than 6,000 square feet. Allowing triplexes and quadplexes by right on these corner lots
could allow for an additional 3,201 units. These units are primarily in the moderate and high
resource areas of the City and thus would allow for increased capacity for housing and
increased flexibility for middle-income housing in the R1 zone. Of these 1,067 parcels, 361 are
in the high resource TCAC category, 664 are in the moderate resource category, and 42 are in
the low resource category. Program A - 10 would also apply to approximately 39 corner lots
with single-family homes in the R2 zone. Of these 39 parcels, 22 are in the moderate resource
category, and 17 are in the low resource category.
Agenda Item 9.2Page 823 of 1163
96
Table 47: Comparison of Fair Housing with Respect to Location
Census
Tract
RHNA
Units1
Total)
Total
Household
s2
Total
Population
172
TCAC
Composite
Category
Median
Household
Income
with a
Disability
of
Children in
FHH
CalEnviroS
creen
Percentile
Non-
White
R/ECAP
Present
Census Tracts Mostly Inside of Gilroy
5125.03 116
6%)
2,567 9,452 High
Resource
135,863 5.9% 8.2% 15.9 45.8
No
5125.05 211
10%)
2,058 8,373 Moderate
Resource
77,481 8.3% 16.2% 32.7 75.5
No
5125.06 156
8%)
1,779 7,443 Moderate
Resource
54,770 11.3% 26.1% 56.3 83.0
No
5125.08 19
1%)
2,644 8,007 Moderate
Resource
74,032 11.2% 15.6% 52.1 65.7
No
5125.09 216
11%)
1,239 5,244 Moderate
Resource
79,306 6.5% 5.8% 38.8 70.2
No
5125.1 846
41%)
2,270 7,352 Moderate
Resource
85,960 10.0% 25.4% 29.4 61.9
No
5126.03 376
18%)
971 4,563 Low
Resource
37,301 9.5% 30.9% 90.8 91.2
Yes
5126.04 112
5%)
1,161 4,854 Low
Resource
35,297 6.0% 23.6% 75.8 91.2
Yes
Census Tracts Mostly Outside of Gilroy
5126.02 0 805 2,377 Low
Resource
64,375 13.0% 37.7% 78.0 58.1 No
Agenda Item 9.2Page 824 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 97
Census
Tract
RHNA
Units1
Total)
Total
Household
s2
Total
Population
172
TCAC
Composite
Category
Median
Household
Income
with a
Disability
of
Children in
FHH
CalEnviroS
creen
Percentile
Non-
White
R/ECAP
Present
5124.01 0 1,427 4,782 Moderate
Resource
107,599 13.1% 17.2% 42.4 55.2 No
5122 1 1,612 3,895 High
Resource
124,130 6.1% 12.8% 13.4 33.8 No
Note:
1) Includes opportunity sites and pending projects.
2) Includes all households in the tract, including those not within the bounds of the City of Gilroy.
Agenda Item 9.2Page 825 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 98
Fair Housing Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity refers to the ability of a locality and fair
housing entities to disseminate information related to fair housing laws and rights and provide
outreach and education to community members. Enforcement and outreach capacity also
includes the ability to address compliance with fair housing laws, such as investigating
complaints, obtaining remedies, and engaging in fair housing testing.
Project Sentinel provides fair housing counseling services for the City of Gilroy. The City
publishes the availability of both tenant/landlord counseling and fair housing services via its
website. In the fiscal years 2022-2023 and 2023-2024, the City of Gilroy allocated $80,000 in
total funds to two Project Sentinel programs: Fair Housing and Landlord/Tenant Counseling
and Dispute Resolution. The funds are provided through the Permanent Local Housing
Allocation (PLHA) fund, which is administered by Santa Clara County’s Office of Supportive
Housing.
Project Sentinel is a nonprofit organization that provides a variety of fair housing resources
and services in Northern California, including resources for tenants, property managers, and
service providers, dispute resolution, and housing counseling. Annually, Project Sentinel
processes over 10,000 initial contacts; handles over 400 housing discrimination complaints
and over 1,700 landlord tenant and community dispute cases; counsels over 750
homeowners; and provides monthly workshops on housing topics.
Local Data
On March 8, 2023, staff from Project Sentinel provided information for the Housing Element
update related to fair housing activity in the City of Gilroy. Project Sentinel has received 256
calls on behalf of the City of Gilroy since 2017 and has managed 139 cases on behalf of the
City since 2015. Over the approximately 7- to 8-year period, 32 cases cited different
terms/conditions, 15 cited eviction, 46 cited reasonable accommodation or
modifications/accessibility, 16 cited coercion or intimidation/harassment, and 20 cited a
refusal to rent. The remaining cases cited either repairs not being completed, a hostile
environment, or being falsely denied. As shown in Table 48, over 60 percent of the cases since
2015 (86 cases) were filed by residents in the extremely low income (0 to 30% AMI) category.
Residents from all age categories have filed cases, with no strong patterns identified (Table
49). Of the cases, seven (7) were filed by Black households, 109 were submitted by White
households, two (2) were submitted by Native American households, and six (6) were
submitted by other or multiple racial identifying households (Table 50).
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City of Gilroy Housing Element 6th Cycle Housing Plan 99
Table 48: Dispute Cases by Income Category, 2015-2022
Income Category
of Complainant 2015 2016 2017 2018 2019 2020 2021 2022
0-30% 5 14 18 8 17 11 6 7
31-50% 3 1 1 3 3 - 2 -
51-80% 10 1 1 - 2 - - 2
80% + 3 1 4 - 1 - - 1
N/A - - - - 3 10 1 -
Totals 21 17 24 11 26 21 9 10
Source: Project Sentinel, 2023.
Table 49: Dispute Cases by Age, 2015-2022
Age of
Complainant 2015 2016 2017 2018 2019 2020 2021 2022
30 3 1 5 2 3 2 1 1
30 - 40 9 5 4 4 2 6 1 2
41-50 4 3 5 1 4 - 1 4
51-60 2 1 4 - 2 1 3 3
61-70 - 4 3 4 7 1 1 -
71-80 1 1 2 - 2 - 1 -
80 1 2 1 - - - - -
N/A 1 - - - 6 11 1 -
Totals 21 17 24 11 26 21 9 10
Source: Project Sentinel, 2023.
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Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 100
Table 50: Dispute Cases by Race, 2015- 2022
Race of
Complainant 2015 2016 2017 2018 2019 2020 2021 2022
White 21 15 19 10 19 9 6 10
Black - 1 3 - 1 1 1 -
Native American - 1 - - 1 - - -
Other/Multi-
Racial - - 2 1 2 - 1 -
N/A - - - - - 11 1 -
Totals 21 17 24 11 23 21 9 10
Source: Project Sentinel, 2023.
The City is including Program F - 1 to coordinate with Project Sentinel to conduct a workshop
to inform residents of income protection and state rent control laws. Additionally, under
Program F - 1, the City will continue to coordinate outreach efforts to inform landlords and
tenants of recent change to state law. The City is including Program F - 2 to commit to work
with the Fair Housing Provider to track number of households assisted in Gilroy annually.
Under Program G - 8, the City will develop a Housing Help Center webpage to provide a
centralized resource for tenants and landlords to receive information on local laws, assistance
to apply for rent relief, and legal aid. This webpage will consolidate existing information on the
City’s website with additional information provided by local service providers to best serve the
needs of the Gilroy community.
The Department of Housing and Urban Development’s Office of Fair Housing and Equal
Opportunity (FHEO) enforces fair housing by investigating complaints of housing
discrimination. Over the 7- to 8- period from 2013-2021, there were 15 fair housing inquiries
filed with FHEO on behalf of the City of Gilroy. Three (3) inquiries referenced disability
concerns, one (1) inquired on race, and the remaining 11 were found to have no identity-based
inquiries. Of these inquiries, nine (9) were found to have no valid case of fair housing
discrimination, five (5) failed to respond or continue further with the inquiry process, and one
1) resulted in other disposition. There are no outstanding lawsuits or complaints regarding
fair housing in the City.
Integration and Segregation
Race and Ethnicity
Figure 8 shows the racial and ethnic majority by census tract in the City of Gilroy. As illustrated,
the western half of the City has a slim (<10%) to sizeable (10%–50%) White majority, while the
eastern half of the City has areas with sizeable (10%–50%) to predominant (> 50%) Hispanic
majorities. The tracts with Hispanic majorities have larger low- to moderate-income
populations and a higher quantity of female-headed households than the majority White
Agenda Item 9.2Page 828 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 101
tracts. The City is including a program to increase Spanish language engagement in order to
target outreach to the Hispanic population (Program G - 7). The area with the predominant
Hispanic majority also contains a R/ECAP. HUD defines R/ECAP as areas where the percentage
of the population that is non-White is over 50 percent and the percentage of households with
incomes below the poverty line is over 40 percent. Alternatively, a neighborhood can be a
R/ECAP if it has a poverty rate that exceeds 40 percent or is three or more times the average
tract poverty rate for the metropolitan/micropolitan area, whichever threshold is lower.
Regionally, there is a common correlation between wealth and race, which may help explain
the racial/income concentrations in the City. The City has a significantly larger Hispanic
population (57.6 percent) in comparison to the County (25.1 percent). Gilroy has a much
smaller Asian/Asian Pacific Islander (API) population (9 percent) compared to the County (37
percent), and a slightly smaller non-Hispanic White population (28 percent) compared to the
County (32 percent).
Figure 8: Racial and Ethnic Majority, 2010
Source: HCD AFFH Data Viewer
As shown in Figure 9, there are no block groups in the City with a non-White population less
than 41 percent. The area with the highest non-White percentage is also the area with the
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City of Gilroy Housing Element 6th Cycle Housing Plan 102
R/ECAP. In the City, newer developed single-family housing is primarily available in the west,
while the multifamily, more affordable housing opportunities are primarily available in the east
of the City, where there is a larger non-White population. As of 2019, 72 percent of the City was
non-White while 68 percent of the County was non-White, indicating that the overall
distribution of the non-White population is similar between the City and the region as a whole.
Figure 9: Percentage of the Population that is Non-White, 2018
Source: HCD AFFH Data Viewer
Figure 10 compares the RHNA units with the percentage of the population that is non-White.
While many sites are in the downtown area, where there is a large non-White population, this
area is where the City is targeting revitalization, and placed-based improvements, which
includes plans for significant investment, further economic development, and a future high
speed rail station.
The City is including Program F - 5, Displacement Prevention Policy, to ensure that existing
residents are protected from displacement. Program F - 2 includes multilingual tenant
counseling through a partnership with Project Sentinel. The City is also including programs to
encourage development opportunities throughout the City, including Program G - 3 for ADU
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City of Gilroy Housing Element 6th Cycle Housing Plan 103
outreach focused in the western portion of the City, Program A - 11 for adoption of an
inclusionary housing policy, and Program A - 10 allowing triplexes and fourplexes that meet
objective design standards to be approved ministerially on corner lots in the R1 and R2 zones.
SB 9 facilitates the creation of up to four housing units, comprised of a duplex with an ADU
and a junior ADU or two primary units plus an ADU and a junior ADU. Program A - 10
provides more flexibility than SB 9 by allowing triplexes and fourplexes as an alternative design
to a traditional duplex with an ADU or a junior ADU. Program A - 10 will also encourage the
development of middle-income housing throughout the City, including high-resource areas
primarily comprised of detached single-family residences. The City is also including a program
to incentivize affordable ADU production, specifically focusing outreach to households in the
western area of the City (Program A - 8).
Figure 10: Percent non-White Comparison of RHNA Units
Dissimilarity Index – Race and Ethnicity
Segregation is defined by the census as the spatial distributions of different groups among
units in a metropolitan area.18 Segregation can be quantified by using the dissimilarity index.
The dissimilarity index measures the distribution of two groups in a city and assigns a score
18 Measures of Residential Segregation. https://www.census.gov/topics/housing/ housing-patterns/guidance/appendix-b.html
0%
5%
10%
15%
20%
25%
30%
35%
40%
40-60%60-80%80-100%
Percent of RHNA UnitsPercent of the Population that is Non-White
by Block Group Lower
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City of Gilroy Housing Element 6th Cycle Housing Plan 104
between 1 and 100. The level of segregation is determined by assessing what percentage of
residents of a census block would have to move for each block to have the exact same
population of said group. A score of zero (0) reflects a fully integrated environment; a score of
100 (or 100%) reflects full segregation. Therefore, a higher dissimilarity index indicates higher
concentrations of the indicated ethnic groups in areas of the City, when compared to the White
population distribution. A lower dissimilarity index implies higher integration, and a more even
distribution of each ethnicity when compared to the White population. The formula for this
calculation is provided by the HCD AFFH Guidance Document.
The categories for the dissimilarity index on a scale of 1-100 are as follows:
30: Low Segregation
30 – 60: Moderate Segregation
60: High Segregation
Figure 11 provides the dissimilarity index values in Gilroy, indicating the level of segregation
between White residents and residents who are non-White, Black, Hispanic, or Asian. In 2020,
there was moderate segregation between the Hispanic and White populations and low
segregation between the Black and White populations, and between the Asian and White
populations. A moderate dissimilarity index of 35.41 in the figure below means that 35.41
percent of Gilroy’s Hispanic or White residents would need to move to a different census block
to create balanced integration between Hispanic and White residents. Segregation at the City
level is much lower than Santa Clara County as a whole.
Figure 11: Dissimilarity Index for Race
Source: HUD AFFH Data tool.
0
10
20
30
40
50
60
Non-White/WhiteBlack/WhiteHispanic/WhiteAsian/WhiteNon-White/
WhiteBlack/WhiteHispanic/WhiteAsian/WhiteGilroy
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City of Gilroy Housing Element 6th Cycle Housing Plan 105
Income
The dissimilarity index can also be used to calculate income segregation, using the same scale
as above. The segregation between below-moderate and above-moderate income groups is
moderate. Regionally in the Bay Area, segregation is also moderate.
Table 51: Dissimilarity Index for Income
2010 2015
Below 80% AMI
Above 80%
AMI
Below 50% AMI
Above 120%
AMI
Dissimilarity
Below 80% AMI
Above 80%
AMI
Dissimilarity
Below 50% AMI
Above 120%
AMI
Dissimilarity
Gilroy 31.5 46.2 41.6 53.3
Bay Area 28.7 36.6 27.4 35.1
Source: Association of Bay Area Governments AFFH Data Report.
As shown in Figure 12, the area with a large low-to-moderate income population is also the
area with a predominant Hispanic majority, and largest non-White population. This area is also
where the R/ECAP is located. There is a large low- to moderate-income population in the area
with more multifamily housing. Income often correlates with housing type—i.e., large single-
family areas generally have higher incomes. Compared to the region, Gilroy has a lower
median income and a higher income disparity.
While a large percentage of the RHNA opportunity sites are in the area with the highest
concentration of the low- to moderate-income population, this area also falls within downtown
Gilroy, which provides residents with close access to transit, resources, and employment
opportunities. The anticipated development of the future high-speed rail station is also
expected to increase economic investment in the downtown. The Housing Element includes
programs to help ensure redevelopment of nonresidential sites downtown and to minimize
displacement. Programs include the creation of an inclusionary housing ordinance (Program
A - 11), allowing 100% residential uses in the Downtown Expansion District (Program E - 12),
multilingual tenant support in partnership with Project Sentinel (Program F - 2), and a
displacement prevention policy (Program F - 5).
The City also has an affordable housing portfolio available to lower-income households,
including ownership and rental units. The below market-rate units are administered by
HouseKeys through Programs C - 1, C - 4, and C - 5, which include monitoring of units at risk of
converting to market rate and resale/rent control on BMR units. There are over 400 units in
the BMR program.
The City is including programs to encourage development opportunities in the western portion
of the City that are not captured by the sites inventory. Programs include ADU tracking and
monitoring (Program A - 6), adoption of an inclusionary housing policy (Program A - 11),
allowing triplexes and fourplexes to be approved ministerially on corner lots in R1 and R2
zones (Program A - 10), and an incentives beyond density bonus state law policy (Program
Agenda Item 9.2Page 833 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 106
A - 12). The City is also including a program to incentivize affordable ADU production,
specifically focusing outreach to households in the western area of the City (Program A - 8),
and a program to replace the ADU deed restriction requirement with an owner affidavit form
that does not require recordation at the County, and increase the allowable ADU floor area
from 1,000 square feet to 1,200 square feet (Program A - 15).
Figure 12: Low to Moderate Income Population and RHNA Sites, 2011-2015
Source: HCD AFFH Data Viewer
Figure 13 shows the percentage of RHNA units compared to the percent of each block group
that is in the low- to moderate-income category. The lower- and moderate-income RHNA sites
are proposed in the areas with a larger low- to moderate-income population to provide new
housing opportunities without displacing current residents from their neighborhoods.
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City of Gilroy Housing Element 6th Cycle Housing Plan 107
Figure 13: Low to Moderate Income Population Comparison of RHNA Units
Figure 14 shows the number of households with income levels similar to the income ranges
provided by the HCD Income Limits. The moderate-income category has the largest
percentage of the population, while the very low-income category has the smallest population.
The remaining income categories have relatively comparable population sizes without
extreme discrepancies.
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
0-25%25-50%50-75%75-100%
Percent of RHNA UnitsPercent of the Population that is Low to Moderate Income
by Block Group Lower
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City of Gilroy Housing Element 6th Cycle Housing Plan 108
Figure 14: Households per Income Level, 2021
Source: 2021 ACS Table B19001
According to US Census 2015-2019 American Community Survey estimates, the median
household income for Gilroy was $101,616. This is about 18 percent lower than the Santa Clara
County median household income of $124,055.
Figure 15 shows median household income by census block group. In Gilroy, the highest
median household incomes are located in the western portion of the City, where there is more
single-family zoning and open space. The lowest median incomes are in the central and
eastern portions of the City, including downtown, which is the oldest area of the City.
The west tracts have more open space and agriculture, so the population as a whole is
generally more concentrated in the east, which may skew data perception. Additionally, the
block groups in the western region of Gilroy have the majority of their acreage outside of the
City of Gilroy, making it likely that the small portion of tracts within the City are not primarily
responsible for overall trends. Newer single-family development primarily occurs in the west
and are often more expensive than older small homes in the downtown areas, which
correlates with higher income households in these newer western areas. The data collected
through Program A - 6 (ADU Tracking and Monitoring) will help inform the City’s efforts in
Program A - 8 (Incentives for Affordable ADUs), to promote housing mobility and increased
housing opportunities, including ADU production, in the western portion of the City.
3,392
2,218
3,672
4,174
3,567
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
49,999 $50,000 - $74,999 $75,000 - $124,999 $125,000 - $199,999 > $ 200,000
Agenda Item 9.2Page 836 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 109
Figure 15: Median Household Income, 2019
Source: HCD AFFH Data Viewer
Figure 16 shows the change in the population under the federal poverty line by census tract
from 2010–2014 to 2015–2019. Poverty is defined by incomes falling below the annually
defined thresholds for family size by the Census. Poverty levels in the eastern area, where the
downtown R/ECAP is located, decreased significantly over this period. From 2010 to 2014, 30-
40 percent of households in the eastern downtown R/ECAP area were living in poverty.
Between 2015 and 2019, the percentage decreased significantly, with less than 20 percent, and
in some cases less than 10 percent, of residents in this area living in poverty. Similarly, the
number of impoverished residents in southern Gilroy decreased between 2010 and 2019, with
less than 10 percent of these residents currently living in poverty. The 2015–2019 map shows
lower levels of poverty Citywide and increased geographic parity. The 2015–2019 map also
shows that pipeline projects and proposed RHNA Opportunity sites are spread throughout the
City with more pipeline projects in the west and proposed RHNA sites in the east. It is the intent
of the City’s placed based improvements and revitalization efforts in the downtown R/ECAP
area to further minimize poverty by providing safe affordable housing choices to residents
living in this area.
Agenda Item 9.2Page 837 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 110
Figure 16: Poverty Status, 2010-2014 and 2015-2019
Source: HCD AFFH Data Viewer
Figure 17 displays the distribution of housing choice vouchers in the City. The Santa Clara
County Housing Authority (SCCHA) is the regional Public Housing Authority for the City of Gilroy
and administers the Housing Choice Voucher (HCV) program (also known as Section 8). The
HCV program is a 100 percent federally funded rental subsidy for low-income households
living in privately owned rental units. The City does not own any public housing; however, the
SCCHA owns and manages affordable housing units in Gilroy and throughout the County of
Santa Clara. Santa Clara County owns the Gateway Senior Apartments, a 75 unit affordable
senior housing complex with approximately half of the units reserved for special needs
seniors. Many of the seniors in this housing complex use housing choice vouchers. There is
little housing choice voucher use in the west side of the City. The majority of housing choice
voucher usage is in the R/ECAP, where there is more multifamily housing and rental
apartments.
Agenda Item 9.2Page 838 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 111
Figure 17: Housing Choice Vouchers
Source: HCD AFFH Data Viewer
Familial Status
Figure 18 shows the percentage of children that are living in female-headed households with
no spouse by census tract. It also shows pipeline projects and proposed RHNA Opportunity
sites. In 2019, 2,616 households, or 16.2 percent of the total households in Gilroy, were female-
headed households, which is about 6 percent higher than in the County, at 10 percent. There
is no tract with a significant concentration of children in female-headed households. As shown
in Figure 19, RHNA pipeline and opportunity sites are distributed throughout the City and are
not expected to impact fair housing concerns based on familial status. For example, 27.4 31.4
percent of the RHNA units are located in tracts where 0-20% of children are living in female-
headed households with no spouse.
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City of Gilroy Housing Element 6th Cycle Housing Plan 112
Figure 18: Children in Female-Headed Households and RHNA Sites
Source: HCD AFFH Data Viewer
Agenda Item 9.2Page 840 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 113
Figure 19: Female Headed Households Comparison of RHNA Units
As shown in Figure 20, areas with high concentrations of children in married-couple
households are also areas with large numbers of single-family households. In Gilroy, 30.5
percent of households are married-couple households with children present, compared to
26.6 percent countywide. RHNA pipeline and opportunity sites are distributed throughout the
City and are not expected to impact fair housing concerns based on familial status.
0%
10%
20%
30%
40%
50%
60%
70%
80%
0-20%20-40%
Percent of RHNA UnitsPercent of Children in Female-Headed
Households by Tract Lower
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City of Gilroy Housing Element 6th Cycle Housing Plan 114
Figure 20: Children in Married-Couple Households
Source: HCD AFFH Data Viewer
Persons with Disabilities
The US Census Bureau provides information on the number of persons with disabilities of
varying types and degrees. According to the US Census Bureau, a person is considered to have
a disability if they have difficulty performing certain functions or difficulty with certain social
roles. Affordability of appropriate housing and access, both within the home and to/from the
home site, are the primary challenges for persons with disabilities. Access often requires
specially designed dwelling units. Additionally, housing locations near public facilities and
public transit are important for these special needs group. The 2019 American Community
Survey estimates that 8 percent of Gilroy, 8 percent of Santa Clara County, and 10 percent of
the Bay Area region have a disability.19
The types of disabilities included in the Census are:
19 US Census Bureau, American Community Survey 5-year Data (2015–2019), Table B18101
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City of Gilroy Housing Element 6th Cycle Housing Plan 115
Hearing difficulty: deaf or has serious difficulty hearing
Vision difficulty: blind or has serious difficulty seeing even with glasses
Cognitive difficulty: has serious difficulty concentrating, remembering, or making
decisions
Ambulatory difficulty: has serious difficulty walking or climbing stairs
Self-care difficulty: has difficulty dressing or bathing
Independent living difficulty: has difficulty doing errands alone, such as visiting a
doctor’s office or shopping
Figure 21 shows an estimate of the number of Gilroy residents with disabilities by type of
disability and age group. The most prevalent types of disability are cognitive, ambulatory, and
independent living difficulty. Note that individuals may have more than one type of disability.
Ambulatory issues are the highest reported disability countywide. A large population with
walking difficulty creates a need for single-story housing, elevators, transit access, wheelchair
access, larger homes for live-in help, and proximity to health facilities.
Figure 21: Disability Characteristics, Gilroy, 2019
Source: 2019 ACS B18108.
Figure 22 shows that the disabled population is relatively evenly distributed throughout Gilroy.
There were no significant changes in location or concentration of those with a disability from
2010–2014 to 2015–2019. There is no area of the City with an extreme concentration of
persons with disabilities. The area in the east of the City with a larger low- to moderate-income
population and larger non-White population does have a slightly larger disabled population,
though the difference is minimal. Furthermore, the west tracts have more open space and
0
500
1,000
1,500
2,000
2,500
Hearing
Difficulty
Vision
Difficulty
Cognitive
Difficulty
Ambulatory
Difficulty
Self Care
Difficulty
Independent
LivingDifficultyPopulation
by AgeDisability
Type 18 years old 18-64 years old 65 years
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City of Gilroy Housing Element 6th Cycle Housing Plan 116
agriculture, so the population is generally more concentrated in the east, which may skew data
perception. A larger or more concentrated disabled population may indicate a greater need
for access to health care. However, health care facilities are also more concentrated in the
areas to the east.
Figure 22 also shows pipeline and proposed RHNA Opportunity sites in the context of persons
with a disability. As shown in Figure 23, the RHNA sites are relatively evenly distributed
between areas with higher and lower concentrations of the disabled population. For example,
50.3 percent of the RHNA units are located in the area where 0-10% of the population has a
disability. As such, the sites are not expected to cause fair housing concerns as they relate to
residents with a disability.
Figure 22: Population with a Disability, 2010-2014 and 2015-2019
Source: HCD AFFH Data Viewer
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City of Gilroy Housing Element 6th Cycle Housing Plan 117
Figure 23: Population with a Disability Comparison of RHNA Units
Local Data
On January 24, 2023, in collaboration with Housing Choices, the City held a virtual meeting with
intellectually and developmentally disabled (I/DD) stakeholders (primarily parents of I/DD
children and I/DD adults), with representatives from Housing Choices and the San Andreas
Regional Center in attendance.
I/DD participants expressed a need for extremely low-income housing since I/DD individuals
generally rely on social security income. The City is including Programs A - 6, A - 7, and A - 8 to
promote the construction of and incentivize the affordability of ADUs. Affordable ADUs
provide I/DD individuals and their caregivers an alternative housing supply. Program A - 11
inclusionary housing policy) and Program A - 12 (incentives beyond Density Bonus state law)
will help facilitate the production of extremely low-income households and housing mobility
for the I/DD community in higher opportunity areas. The City is also including Program E - 11
to prioritize funds to assist special needs households, such as persons with disabilities.
I/DD participants also expressed a need for project-based vouchers. The City is including
Programs A - 8 and D – 3, which include providing financial assistance for homeowners who
build ADUs with an affordability restriction or commitment to offering project-based vouchers.
0%
10%
20%
30%
40%
50%
60%
0-10%10-20%
Percent of RHNA UnitsPercent of the Population with a
Disability by Tract Lower
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City of Gilroy Housing Element 6th Cycle Housing Plan 118
The City will notify interested residents and provide technical assistance to residents who need
help applying to the Santa Clara County Housing Authority (SCCHA) voucher program.
Another identified need was housing and services for both independent living and supportive
living skills. For many in need of independent living assistance, ADUs may serve as a caregiver
unit. The City is including Program A - 7 to develop an ADU program that includes pre-designed
model” plans for ADUs that meet zoning, building, and fire codes. This will decrease the cost
of ADU construction for potential caregiver units. Additionally, per Program E - 10, the City will
evaluate and revise its reasonable accommodation standards and procedures as they pertain
to potential constraints to accommodating persons with disabilities.
Findings
Overall, the City of Gilroy has higher concentrations of non-White and low- to moderate-
income residents in the eastern portion of the City. This area saw a reduction over time in
households under the federal poverty level, from 30-40 percent in 2010-2014 to either 10-20
percent or less than 10 percent in 2015-2019. This area is also where housing choice voucher
use primarily occurs. Many of the proposed RHNA Opportunity sites are located in this area,
which includes placed-based improvements in the Downtown Specific Plan area, including the
future high-speed rail station. The selected RHNA sites are not anticipated to cause
displacement or worsen patterns of segregation. The City is including programs to address
needs in the downtown. These programs include an inclusionary housing policy (A - 11),
multilingual tenant outreach in partnership with Project Sentinel (F - 1), a displacement
prevention ordinance (F - 5), and place-based improvements in this area (F - 3).
Much of the western portion of Gilroy was developed relatively recently, leaving few vacant or
underdeveloped sites that would likely be redeveloped during the 2023-2031 eight-year
planning cycle. Furthermore, most of the remaining undeveloped parcels on the west side do
not meet the size requirements for lower-income units. However, the City is including
programs to encourage development opportunities in the western portion of the City,
including an ADU tracking and monitoring (Program A - 6), adoption of an inclusionary housing
policy (A - 11) to provide integrated and affordable housing, and allowing triplexes and
fourplexes meeting objective design standards to be approved ministerially on corner lots in
the R1 and R2 zones (Program A - 10). The City is also including a program to incentivize
affordable ADU production, specifically focusing outreach to households in the western area
of the City (Program A - 8).
Racially and Ethnically Concentrated Areas of Poverty and Affluence
R/ECAPs
HUD defines R/ECAPs as areas where the percentage of the population that is non-White is
over 50 percent and the percentage of households with incomes below the poverty line is over
40 percent. Alternatively, a neighborhood can be a R/ECAP ifit has a poverty rate that exceeds
40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area, whichever threshold is lower.
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Gilroy has a R/ECAP in Census Tracts 5126.03 and 5126.04. The tracts are shown in Figure 25
along with the proposed RHNA sites by their income levels. The tracts include the Downtown
Specific Plan area and the future high-speed rail station, which will increase access to transit
options and employment centers for potential residents. Existing and proposed transit bring
the opportunity for transit-oriented development to the R/ECAP area. The downtown area has
excellent proximity to commercial and employment resources and opportunities. Additionally,
placing new housing sites in this area allows lower-income residents to stay in their
neighborhood and take advantage of new, high-quality housing with new amenities. The
location of RHNA sites in the R/ECAP will not exacerbate or create any additional R/ECAPs.
Figure 26 compares the percent of RHNA units within the R/ECAP area by their income levels,
illustrating that the majority of the RHNA units are located in non-R/ECAP areas. About 24.7
percent of units from pipeline projects and potential RHNA Opportunity sites are proposed in
the R/ECAP. Less than 30 percent of lower- income units are in the R/ECAP. This area is also
designated for higher density housing options in a smart growth pattern with access to transit,
employment, and service uses and facilities. Furthermore, planning for more affordable units
in this area will help minimize displacement of existing residents when older properties are
redeveloped.
Less than 25 percent of the RHNA units are in the R/ECAP. The City encourages development
and redevelopment in the older downtown R/ECAP, as this is an efficient area with transit,
employment, and services. These tracts are also where participants of the focus groups and
local housing service providers specifically advocated for new housing. The High Resource
areas of Gilroy in the northwestern tracts are newly developed, single- family, steep and hilly,
and less likely to develop or redevelop. This area is the most distant from transit, employment,
and services and would likely not score well for affordable housing financing. Despite mapped-
disparities in opportunity indices, lower-income residents have greater access to job and
transit opportunities in the lower resource area. Placed based improvements planned and
currently financed for this area and other Programs, efforts, and opportunities described
below will improve conditions rather than exacerbate existing conditions.
As a part of the 2040 General Plan update, the City adopted an Environmental Justice Element
focused on the eastern portion of the City, including the R/ECAP. The Environmental Justice
Element includes programs to improve the quality of life in the R/ECAP.
The two census tracts that make up the R/ECAP are also qualified Opportunity Zones as
designated by the Tax Cuts and Jobs Act of 2017. Opportunity Zones are designated census
tracts where new investments may be eligible for preferential tax treatment. The Opportunity
Zones designator helps spur economic investment by providing tax incentives that defer or
eliminate federal taxes through a temporary deferral, step-up in basis, or permanent
exclusion. These census tracts are also qualified census tracts in the New Market Tax Credit
program, which incentivizes community development and economic growth by using tax
credits.
The City is including multiple programs to ensure that the sites in the R/ECAP improve
conditions rather than exacerbate existing conditions. These include place-based
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improvements (Program F - 3), a displacement prevention policy (Program F - 5), increased
outreach in downtown areas (Program G - 4), and fair housing support through partnerships
with Project Sentinel (Programs F - 1 and F - 2).
Place-based improvements in 2023 include the $3.9 million grant through the California
Department of Transportation’s Clean California Local Grant Program for the Historic
Downtown in Gilroy. Improvements anticipated from the grant include:
Gourmet Alley between 4th and 7th: pedestrian and bicycle-friendly markings, new
signage, new benches, new trees, repaving of alley in decorative stamped asphalt,
new trash enclosures and trash receptacles, additional lighting.
Railroad Street between 4th and 7th: pedestrian and bicycle-friendly markings,
new trash receptacles for pedestrians, new signage, additional lighting, new
benches, new fencing.
Clean Up and Media Campaign: cleanup days for alleys, anti-littering campaign.
Other place-based improvements in the Downtown include:
The Downtown Façade Improvement and Blight Removal Program, which includes
providing a 50%/50% matching grant of up to $5,000 to property owners and
tenants within a portion of Downtown to assist with exterior improvements to the
façade, or face, of the building. These improvements may include new paint,
building surface treatment, awnings, windows, doors, and other improvements that
can help improve the exterior of a building. The maximum grant award amount
may be increased to $10,000 if the project includes blight removal activities
approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets.
As shown in Figure 24, the City is using CDBG funding to improve the quality of life,
infrastructure, neighborhood conditions, and ADA improvements throughout the City,
including in the R/ECAP. Pavement rehabilitation is being targeted at:
Hanna Street from Welburn Avenue to its northern terminus
El Toro Drive from Hanna Street to La Coche Way
Glenwood Drive from Welburn Avenue to El Cerrito Way
La Paloma Way from Wren Avenue to Welburn Avenue
Additionally, curb ramps are being installed at the following street corners:
La Paloma Way / Chiesa Drive
Welburn Avenue/ Carmel Street
El Cerrito Way / Glenwood Drive
Welburn Avenue / Glenwood Drive
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El Toro Drive / Hanna Street
El Toro Drive / La Coche Way
Hanna Street / Welburn Avenue
Hanna Street / Sherwood Drive
Hanna Street / Arnold Drive
Figure 24: Infrastructure Improvements
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Local Data
In March 2023, the City’s code enforcement officers noted that improvements to sidewalks are
being made throughout the City, without an area of concentration. The code enforcement
officers also noted that community amenities such as health clinics and hospitals are
concentrated in the eastern areas of the City, making these resources accessible to those in
the R/ECAP area. They also noted that transit routes are more accessible on the east side,
where the R/ECAP is located, and is only minimally accessible in the higher resource western
areas of the City. Grocery stores are well distributed throughout the City, including the eastern
R/ECAP area.
Figure 25: R/ECAPs in the City and Vicinity
Source: HCD AFFH Data Viewer
As shown in Figure 26, the majority of the RHNA units are located in non-R/ECAP areas. The
City is including multiple programs to ensure that the units that are included in the R/ECAP
improve conditions rather than exacerbate existing conditions.
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Figure 26: Presence of a R/ECAP Comparison of RHNA Units
Racially Concentrated Areas of Affluence
HUD defines RCAAs as areas where the percentage of the population in a tract that is White is
over 1.25 times the average percentage of the population that is White in the given Council of
Governments (COG) region and median income is 1.5 times higher than the COG or State AMI,
whichever is lower.
The City of Gilroy has an RCAA area along the western portions of the City. The west tracts have
more open space and agriculture, so the population as a whole is generally more concentrated
in the east, which may skew data perception. Additionally, these census tracts have the
majority of their acreage outside of the City of Gilroy, making it likely that the small portion of
tracts within the City are not primarily responsible for this overall designation. However, newer
single-family development primarily occurs in these areas. Newer large homes are often more
expensive than older small homes in the downtown areas, which correlates with higher
income households in these newer areas. The data collected through Program A - 6 (ADU
Tracking and Monitoring) will help inform the City’s efforts in Program A - 8 (Incentives for
Affordable ADUs), to promote housing mobility and increased housing opportunities including
ADU development in the western portion of the City.
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Not a R/ECAP R/ECAPPercent
of RHNA UnitsPresence of a R/ECAP
by Tract Lower Moderate
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Figure 27: RCAAs Vicinity and RHNA Sites
Source: HCD AFFH Data Viewer
Disparities in Access to Opportunities
California Tax Credit Allocation Committee (TCAC)
One tool that can be used to analyze disparities in access to opportunities is the California Tax
Credit Allocation Committee’s (TCAC) Opportunity Area scores. These were prepared by a task
force commissioned by the TCAC and HCD to identify areas statewide whose economic,
educational, and environmental characteristics support positive outcomes for low-income
families. The map is updated annually. Opportunity maps are made for three domains:
economic, environmental, and education. Each map uses categorical indicators to determine
its individual score. A composite score and resource designation combining all three
designations is then assigned to each block group.
To determine the final resource category, the top 20 percent of overall scores in a county are
labeled as highest resource and the next 20 percent of scores are labeled as High Resource.
Then, any area that is considered segregated and that has at least 30 percent of the population
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living below the federal poverty line is labeled as an area of High Segregation and Poverty. Any
remaining uncategorized areas in the County are evenly divided between Moderate Resource
and Low Resource areas. The rationale and metric for each indicator is described in more detail
in current guidance documents for the California TCAC program.20 Additional information
regarding these indicators in Gilroy are provided on the following pages.
Economic Indicators
Economic indicators include poverty, adult education, employment, job proximity, and median
home value. The scores for Gilroy are shown in Figure 28. Gilroy has more positive economic
scores in the west, and less positive scores in the eastern parts of the City. The less positive
scoring area includes the R/ECAP, while the more positive scoring area contains single-family
homes. The more positive scoring area also has some open space, which may slightly skew
results. The City is located far away from major regional job centers. For this reason, the City
also trends lower in score when compared to the region as a whole.
20 https://www.treasurer.ca.gov/ctcac/opportunity/2022/2022-hcd-methodology.pdf
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Figure 28: TCAC Economic Score, 2021
Source: HCD AFFH Data Viewer
Education Indicators
Education indicators include math and reading proficiencies of fourth graders, high school
graduation rates, and the student poverty rate. The entirety of Gilroy is served by the Gilroy
Unified School District, which includes 11 elementary schools, 6 middle schools, and 6 high
schools. According to Great Schools, 31 percent of schools in the district are rated below
average, 44 percent are rated average, and 25 percent are rated above average.21
The Gilroy Unified School District has a Migrant Education Program which aims to ensure that
all migrant students experience a high-quality education. This program includes actions to
ensure that migrant children who move among the states are not penalized by disparities
among the states in curriculum, help students overcome language barriers, and more.22
21 Great Schools, Gilroy Unified School District Summary. https://www.greatschools.org/california/gilroy/ gilroy-unified-school-
district/#summary_rating
22 Migrant Education Program. https://www.gilroyunified.org/departments/educational-services/migrant-education
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As shown in Figure 29, most of the City has less positive education outcome scores, with the
northmost areas being positive. Additionally, the above average poverty rates in the City have
a negative effect on TCAC educational scores, as poverty rates are included in this calculation.
Figure 29: TCAC Education Score
Source: HCD AFFH Data Viewer
Environmental Indicators
The environmental domain utilizes CalEnviroScreen (CES) 3.023 pollution indicators and values
see below for more discussion on CES). As shown in Figure 30, the scores vary throughout the
City, with environmental outcomes becoming less positive as the tracts move eastward. The
tracts bisected by the 101 Highway have lower outcomes, potentially due to pollution from
freeway proximity. Pesticides, hazardous waste, solid waste, and impaired water are the
highest scoring pollutants in the area, which may be contributions from the large agriculture
industry in the City.
23 Note that the 2021 TCAC environmental score relies on CES 3.0, rather than the updated CES 4.0.
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Figure 30: TCAC Environmental Score
Source: HCD AFFH Data Viewer
TCAC Composite Score
Figure 31 displays the 2022 TCAC composite score for the City. The vast majority of the City is
in the moderate or low resource area. A corner of the City is a part of a large census tract that
is high resource. The portions of this tract in the City contain mostly hillside open space and
the Gilroy Gardens Family Theme Park, along with two single-family neighborhoods. A large
portion of the population in the census tract lives outside of the City.
The downtown area has access to regional transit, employment opportunities, and social
resources. Furthermore, through the 2040 General Plan and the Downtown Specific Plan, the
City is focusing growth and economic development to revitalize the downtown area.
Investments in the area, including the future construction of a high-speed rail station are
expected to increase access to opportunity and increase resources in the low resource area of
the City. As such, the majority of RHNA opportunity sites are located in the downtown, which
is currently considered a low resource area.
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Place-based improvements in the downtown area includes the $3.9 million grant through the
California Department of Transportation’s Clean California Local Grant Program for the
Historic Downtown in Gilroy. Improvements anticipated from the grant include:
Gourmet Alley between 4th and 7th: pedestrian and bicycle-friendly markings, new
signage, new benches, new trees, repaving of alley in decorative stamped asphalt,
new trash enclosures and trash receptacles, additional lighting.
Railroad Street between 4th and 7th: pedestrian and bicycle-friendly markings,
new trash receptacles for pedestrians, new signage, additional lighting, new
benches, new fencing.
Clean Up and Media Campaign: cleanup days for alleys, anti-littering campaign.
Other place-based improvements in the Downtown include:
The Downtown Façade Improvement and Blight Removal Program, which includes
providing a 50%/50% matching grant of up to $5,000 to property owners and
tenants within a portion of Downtown to assist with exterior improvements to the
façade, or face, of the building. These improvements may include new paint,
building surface treatment, awnings, windows, doors, and other improvements that
can help improve the exterior of a building. The maximum grant award amount
may be increased to $10,000 if the project includes blight removal activities,
approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets.
Many of the pipeline projects, including low- and moderate-income units, are located in the
moderate resource areas of the City. The City is also including programs to encourage
development in the Moderate Resource area of the City. Programs include targeted ADU
outreach to the single-family neighborhoods (Program A - 6), and ministerial approval of
triplexes and fourplexes on corner lots in the R1 and R2 zones throughout the City (Program
A - 10). The City is also adopting an inclusionary housing ordinance (Program A - 11), a program
to develop incentives beyond density bonus state law (Program A - 12), and a program to allow
flexibility for the non-residential portion of mixed-use projects that accommodate extremely
low-income and Special Needs Households in the First Street Corridor (Program E - 12).
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Figure 31: TCAC Composite Score and RHNA Sites
Source: HCD AFFH Data Viewer
As shown in Figure 32, the majority of RHNA sites in the City are in low or moderate resource
areas, with a large majority of above moderate pipeline projects in the moderate resource
area. The area of the City with the highest resource category is about half open space. As the
majority of the City is moderate resource, distributing RHNA sites of a variety of income in
areas of these categories is unlikely to exacerbate any conditions or make any negative
changes to the resource designation. Just over 30 percent of the City is low resource, and 24.7
percent of RHNA sites are located in the low resource area.
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Figure 32: TCAC Designation Comparison of RHNA Units
Increasing Housing Opportunities in Higher Resource Areas
The City is including several programs to increase housing types and opportunities in higher
resource areas of the City. These efforts go beyond sites that are included on the Opportunity
Site List and help improve housing choice and mobility, by providing opportunities to increase
the number and type of dwelling units in lower density residential zones. Program A - 10
creates a ministerial approval process for triplexes and fourplexes on corner lots in the R1 and
R2 zones to encourage the development of middle-income housing in high-resource areas
primarily comprising detached single-family residences. Under Program E - 12, the City will
allow flexibility for the non-residential portion of mixed-use projects that accommodate
extremely low-income and Special Needs Households in the First Street Corridor. Program
G - 5 includes the creation of informational and promotional pamphlets regarding
opportunities to develop duplexes, triplexes, and quadplexes in the City. The pamphlets will
be provided online, at City Hall, and at informational booths where housing resources are
provided. Program A - 6 includes targeted ADU outreach to the single-family neighborhoods.
The missing middle policy would apply to approximately 1,106 total parcels in the R1 and R2
zones, as shown in Figure 33.
0%
10%
20%
30%
40%
50%
60%
70%
80%
Low Resource Moderate Resource HighResourcePercent
of RHNA UnitsTCAC Composite Category by
Census Tract Lower Moderate
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In the R-1 zone, approximately 1,067 parcels have single- family homes on corner lots greater
than 6,000 square feet. Allowing triplexes and quadplexes by right on these corner lots could
allow for an additional 3,201 units. These units are primarily in the moderate and high resource
areas of the City, so this would allow for increased capacity for housing in these zones and
increased flexibility for missing middle housing in the R1 zone. Of these 1,067 parcels, 361 are
in the high resource TCAC category, 664 are in the moderate resource category, and 42 are in
the low resource category. Program A - 10 would also apply to approximately 39 corner lots
with single-family homes in the R2 zone. Of these 39 parcels, 22 are in the moderate resource
category, and 17 are in the low resource category.
Figure 33: Existing Single- Family Homes on Corner Lots in R1 and R2 Zones
Source: City of Gilroy
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Access to Opportunities, Regional Comparisons
HUD has developed a series of indices for fair housing analysis to assist cities in identifying
disparities in access to opportunity. The following indicators are scored on a scale from zero
to 100.24
Low Poverty Index: The low poverty index captures poverty at the census tract
level. The higher the score, the less exposure to poverty.
School Proficiency Index: The school proficiency index uses the performance of
fourth-grade students on state exams to describe which areas have higher and
lower performing schools. The higher the score, the higher the school system
quality.
Labor Market Index: The labor market index measures the relative intensity of
labor market engagement and human capital. The index is calculated using
employment levels, labor force participation, and education attainment. The higher
the score, the higher the labor market participation in a neighborhood.
Transit Index: The transit index is based on estimates of transit trips taken by a
three-person, single-parent family with income at 50 percent of the median income
for renters for the region. The higher the index, the more likely that the residents
use public transit.
Low Transportation Cost Index: The low transportation cost index is calculated
based on estimates for a three-person, single-parent family with income at 50
percent of the median income for renters for the region. More specifically, this
index considers transportation costs as a percentage of income for this household
type. The higher the index, the lower the cost of transportation.
Jobs Proximity Index: The jobs proximity index quantifies the accessibility of a
given residential neighborhood as a function of its distance to all job locations
within a region. Larger employment centers are more heavily weighted. The higher
the index, the better access to employment opportunities.
Environmental Health Index: The environmental health index summarizes
potential exposure to a variety of toxins that are harmful to human health. The
higher the index, the less exposure to toxins.
As shown in Table 52, the most variation between different ethnicities in Gilroy is seen in the
low poverty index, with the Hispanic population at 41.0 while the Asian and White populations
score 60.1 and 57.7, respectively. The labor market index also shows variation, with the
Hispanic population at 43.7, while the Asian population scores 59.0.
Compared to the wider Santa Clara County region as a whole, Gilroy scores lower in all index
categories for all groups, indicating the City may have less access to resources when compared
24 HUD Affirmatively Furthering Fair Housing Data and Mapping Tool (AFFH-T) Data Documentation
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to the County as a whole. This means that Gilroy generally has more exposure to poverty and
lower performing elementary school students. Gilroy scores are about the same as the region’s
scores in the low transportation cost index. Gilroy also has a lower score in the environmental
health index, indicating higher exposure to toxins than the region. Additionally, scores in job
proximity are much lower than in the region, which is likely due to the City’s distance from tech
industry jobs in the region, since the City is located in the southern portion of the County.
Table 52: Opportunity Indicators25
Low
Poverty Index School Proficiency Index Labor Market Index Transit Index Low Transportation Cost Index Jobs
Proximity Index Environmental Health Index Gilroy White 57.7 59.5 57.8 55.4
88.6 16.4 39.1 Black 54.1 62.5 54.8 55.1
88.8 16.9 39.1 Hispanic 41.0 58.4 43.7 55.3
90.8 21.1 38.9 Asian 60.1 62.4 59.0 55.3 88.
3 15.8
39.0 Native American 45.1 59.4 46.8 54.9 90.4 20.
9 39.0 Santa Clara County White 81.1 81.9 82.2 68.1
91.2 52.8 58.8 Black 72.9 74.1 74.2 73.4
93.1 57.1 53.5 Hispanic 65.3 58.9 61.9 64.5
91.3 43.2 54.6 Asian 82.0 85.3 83.3 71.4 91.
4 51.7 61.6 Native American 70.9 69.4 68.4 67.2
91.8 50.6 56.7 Source: Decennial Census; American Community Survey; Great
Schools;
Common Core of Data; School Attendance Boundary Information System; Local Affordability Index; Longitudinal Employer
Household Dynamics; National Air Toxics Assessment Transportation Access to adequate transportation and
a variety of transit options can help illustrate disparities in access to opportunities. The Valley
Transportation Authority (VTA) serves Santa Clara County, and there is also a commercial shuttle
service available from the San Francisco and San Jose airports. Both public transportation and Highway
101 provide access from Gilroy to north Santa Clara County. The City is
the southernmost stop on the Caltrain, which operates commute service to the Santa Clara Valley, San Francisco Peninsula,
and San Francisco. Amtrak’s Capitol Corridor line runs a thruway
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in Gilroy. The Monterey-Salinas Transit Line 55 stops in Gilroy and provides rush hour service
between San José and Monterey. The San Benito County Express provides intercounty bus
service from Gilroy to Hollister and San Juan Bautista.
Transit routes in Gilroy are shown in Figure 34. The VTA provides service to Gavilan College
with bus lines along Luchessa Avenue and Santa Theresa Boulevard. The City also has a full
network of bike lanes which connect all elementary, middle, and high schools in the area.
A future high-speed rail station is proposed in downtown Gilroy at the existing Caltrain station
on Monterey Street between 7th and 9th Streets. This station will be a transit hub for southern
Santa Clara County and provide additional transit access for the community. Many RHNA sites
have been chosen specifically for their proximity to existing and proposed transit.
The City will work with California High Speed Rail to develop a station area plan for the
proposed station through Program A - 13. The existing transit and proposed high speed rail
bring the opportunity to create transit-oriented development in the downtown area.
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Figure 34: Transit Route Map
Source: Valley Transportation Authority, 2022
CalEnviroScreen 4.0
CES 4.0 is a tool that identifies communities in California that are disproportionately burdened
by pollutants. Factors used to identify communities include ozone, particulate matter, drinking
water contaminants, pesticide use, lead, diesel particulates, asthma rates, and linguistic
isolation. A higher score indicates a higher effect of pollutants for the area.
The CES scores for the City of Gilroy in Figure 35 show that highest scores occur in the eastern
half of the City, where the R/ECAP is located. CES scores are lower in the west. The areas
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bisected by the 101 Highway have less positive outcomes, potentially due to pollution from
freeway proximity. Pesticides, hazardous waste, solid waste, and impaired water are the
highest scoring pollutants in the area, which may be attributed to both permitted and
unpermitted contributions from the large agriculture industry in the City. The lower density
western portion of Gilroy contains steeply sloped areas and low-density development, and
large open areas that significantly limit development, contributing to lower CES scores.
Figure 35: CES Percentile and RHNA Sites
Source: HCD AFFH Data Viewer.
As shown in Figure 36, RHNA pipeline and opportunity sites are distributed throughout both
the lower and higher scoring areas of the City. For example, 41.2 36.5 percent of RHNA units
are located in a tract in the 20-30% CalEnviroScreen Percentile. Although the Downtown
Specific Plan area contains the highest CES scores in the City, RHNA sites in this area will
provide potential residents with access to transit and employment resources, including a new
future high speed rail station.
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Figure 36: CalEnviroScreen Percentile Comparison of RHNA Units
Findings
Overall, the City of Gilroy is largely of lower and moderate resource. The City has lower scores
in opportunity metrics compared to the County as a whole. As such, many of the RHNA sites
are located in a low-resource area (see Figure 31), which includes the Downtown Specific Plan
area. The low resource area is also where housing choice voucher use primarily occurs. While
pipeline projects are more evenly distributed throughout the City, proposed RHNA sites in the
downtown area will provide potential residents the best access to services, employment
resources, and transit, including the future high-speed rail station.
The City is including Program F - 3 to ensure that the RHNA site selection will improve access
to place-based improvements in lower-resource areas, such as the $3.9 million grant in the
historic downtown. The grant funding is for streetscape improvements, including new
pedestrian and bicycle-friendly paving/markings, lighting, signage, benches, street trees, and
waste receptacles. The Housing Element also includes a displacement prevention program
Program F - 5), tenant mediation program (Program F - 2), and targeted funding such as
Housing Rehabilitation (Program C - 2), CDBG funding (Program D - 5), and the Permanent
Local Housing Allocation (PLHA) Fund (Program D - 1).
0%
5%
10%
15%
20%
25%
30%
35%
40%
45%
10-20%20-30% 30-40% 50-60% 70-80%90-100%
Percent of RHNA UnitsCalEnviroScreen
Percentile by Tract Lower
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City of Gilroy Housing Element 6th Cycle Housing Plan 139
Additionally, other programs in the Housing Element are intended to spur housing
development in the moderate- and high-resource areas of the City. This includes a program
that geographically targets ADU education (Program G - 3), development of an inclusionary
housing policy (Program A - 11), development of a density bonus program that goes beyond
state law (Program A - 12), and ministerial approval of triplexes and quadplexes that meet
objective design standards (Program A - 10).
Disproportionate Housing Needs
Substandard Housing
Disproportionate housing needs are determined by finding trends in housing problems in the
population by race, household size, or household age. A housing unit is considered
substandard or having a housing problem if it has one or more of the following housing
conditions:
Housing unit lacks complete kitchen facilities
Housing unit lacks complete plumbing facilities
Household is cost burdened
Housing unit is overcrowded
Large and elderly households are often more likely to experience housing problems. A large
household is a household with three or more children, but is also often calculated as a
household with five or more people. An elderly household is calculated as any household with
a person over 62 years of age.
Black and Native American renters experience housing problems at the highest rate, around
75 percent, while only about 25 percent of both Asian and White owners experience housing
problems. Rates of housing problems for Hispanic owners vary between the City (35.1%) and
the County (41.8%), while rates of housing problems for Hispanic renters are relatively
comparable between the City (68.1%) and the County (67.4%). In 2018, there was no Pacific
Islander population in the City, which indicates why Figure 37 reads that 0 percent of that
population experiences housing problems.
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City of Gilroy Housing Element 6th Cycle Housing Plan 140
Figure 37: Housing Problems by Tenure and Race/Elderly/Housing Size
Source: HUD CHAS Data, 2018
Cost burden is when a household spends more than 30 percent of its monthly income on
housing costs such as rent, mortgage, or utilities. Large households have more costs to
support more people, and may experience cost burden or a lack of excess funds to amend
housing problems. Elderly households may be on a fixed income, which affects excess funds
necessary for maintenance in an older home bought before retirement.
Figure 38: Cost Burden by Tenure and Race/Elderly/Housing Size
Source: HUD CHAS Data, 2018
Overpayment by both owners and renters has decreased in Gilroy over time in most areas of
the City. The area with the highest levels of overpayment is the same area that has low
environmental scores and higher levels of poverty. Overpayment in the City occurs at a similar,
though slightly higher level than in the County, with 38 percent of households experiencing a
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
White Black Asian Nat Am Pac
Islander
Hispanic Elderly Large All
Owner-Occupied Renter-Occupied Santa Clara County
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
White Black Asian Nat Am Pac
Islander
Hispanic Elderly Large All
Owner-Occupied Renter-Occupied Santa Clara County
Agenda Item 9.2Page 868 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 141
cost burden Citywide, compared to 34.2 percent in the County. In both cases, renters have
higher rates of overpayment than owners.
Figure 39: Overpayment by Owners
Source: HCD AFFH Data Viewer
Figure 40: Overpayment by Renters
Source: HCD AFFH Data Viewer
Local Data
Per conversations with the City’s Code Enforcement officers in March 2023, the areas with
housing conditions in potentially higher need of rehabilitation and replacement are the areas
with the oldest housing stock in Gilroy. As shown in Figure 41, housing stock in the eastern
portions of the City is generally older and there are more households experiencing
overcrowding. The City is including multiple place-based programs to promote improvement
in the eastern, older portions of the City, including place-based improvements (Program F - 3),
a displacement prevention policy (Program F - 5), increased outreach in downtown areas
Agenda Item 9.2Page 869 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 142
Program G - 4), and fair housing support through partnerships with Project Sentinel (Programs
F - 1 and F - 2). Code Enforcement officers also noted that the eastern or downtown areas of
Gilroy have better access to transit than the newer neighborhoods in the west.
Figure 41: Year Structure Built
Source: County Assessor data and Michael Baker International
Overcrowding
A household is considered overcrowded when there is more than one person per room,
including living and dining rooms but excluding bathrooms and kitchens. Overcrowding can
affect public facilities and services, reduce the quality of the physical environment, and create
conditions that contribute to deterioration of the housing stock. Additionally, overcrowding
can indicate that a community does not have an adequate supply of affordable housing and/or
variety of suitable housing units to meet the needs of the community.
In Gilroy, areas with high concentrations of overcrowding are in areas with high levels of
poverty and low economic opportunity, where the R/ECAP is located. Overcrowding is only
slightly more prevalent in Gilroy (9.2%) than in the County (7.8%), as a whole. Overcrowding is
more prevalent for renters than owners both in the City and regionwide.
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City of Gilroy Housing Element 6th Cycle Housing Plan 143
Figure 42: Overcrowded Households
Source: HCD AFFH Data Viewer
Table 53 summarizes overcrowding in Gilroy by tenure. Approximately 1,482 households,
roughly 9.2 percent of all households in Gilroy, were experiencing overcrowding in 2019. This
included 347 owner-occupied households and 1,135 renter-occupied households. Instances of
overcrowding vary by tenure, with renters experiencing higher levels of overcrowding than
owners.
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City of Gilroy Housing Element 6th Cycle Housing Plan 144
Table 53: Overcrowding, 2019
Source: HUD CHAS Data, 2018
Homelessness
Table 54 lists emergency shelters and transitional housing in and adjacent to Gilroy.
The Countywide services and shelter provider HomeFirst Services provides a 24/7 shelter for
adults at the Gilroy shelter. The Gilroy shelter provides sleeping accommodations, meals,
restrooms, showers, mobile laundry, and case management support services via South County
Compassion Center staff. It has a capacity of serving 100 persons.
The Arturo Ochoa Migrant Center is used as an emergency shelter during the cold weather
season from mid-December through mid-March. It provides 128 shelter beds and has the
capacity to house 35 unhoused families with a dependent child under the age of 18. St.
Joseph’s Family Center manages the shelter and referral process. Walk-ins or families without
a referral from a designated community partner are not accepted and 5-7 spots are reserved
for Here4You call center hotline referrals. EAH Housing is contracted for day-to-day property
management operations and site security.
According to conversations with service providers, if the weather is manageable, unhoused
individuals express a strong reluctance to use the service. The service providers stress the
need for a permanent emergency shelter as well as shelter or housing for single adults who
do not exhibit mental illness or substance abuse disorders.
The City of Gilroy provides annual funds to homelessness prevention support and services
through the PLHA. For FY 22-23 and FY 23-24: St. Joseph’s Family Center received $180,000 to
provide emergency rental and utility assistance, as well as training and employment
readiness to prepare individuals that are homeless or at risk of homelessness. Community
Agency for Resources Advocacy and Services received $40,000 to provide rental and deposit
assistance. South County Compassion Center received $80,000 to provide services to
unhoused Gilroy residents and to connect them with services that can help them attain
Jurisdiction Persons per
Room
Owners Renters Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
Overcrowded
Households
of
Total
Gilroy
1.01 to 1.50 285 1.8% 665 4.1% 950 5.9%
1.50 62 0.4% 470 2.9% 532 3.3%
Total
Overcrowded 347 2.2% 1,135 7.0% 1,482 9.2%
Santa Clara
County
1.01 to 1.50 7,526 1.2% 21,951 3.4% 29,477 4.6%
1.50 2,340 0.4% 17,983 2.8% 20,323 3.2%
Total
Overcrowded 9,866 1.6% 39,934 6.2% 49,800 7.8%
Agenda Item 9.2Page 872 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 145
permanent housing. Through its CDBG-CV funds, the City provided an additional $287,309 in
support to Saint Joseph's Family Center's Rental Assistance program.
Table 54: Homeless Facilities in or Adjacent to Gilroy
Facility Name Type of Facility Target Population
Number of
Shelter Beds or
families served
Gilroy Shelter Emergency
Shelter Adults Only 100
Arturo Ochoa
Migrant
Center26
adjacent to
Gilroy)
Cold Weather
Shelter Households with a dependent under 18 35 families
La Isla Pacifica
Confidential
Emergency
Shelter
Women victims of intimate partner
abuse and their children under 16 years
old (16 and up, on a case-by-case basis)
14
Glenview, El
Invierno, and
Walnut
Transitional
Shelter Single Individuals 25
Source: City of Gilroy, County of Santa Clara.
In 2022, the County of Santa Clara, in conjunction with Applied Survey Research (ASR),
conducted the 2022 Santa Clara County Homeless Census and Survey. This survey is
conducted every two years in the last 10 days of January. The 2022 Santa Clara County
Homeless Census and Survey was performed using HUD-recommended practices for counting
and surveying the homeless population. The Point-in-Time Homeless Count identified a total
of 10,028 persons experiencing homelessness in Santa Clara County in 2022, an increase of
3% from the count conducted in 2019. Table 55 summarizes sheltered and unsheltered
homeless persons in Santa Clara County jurisdictions. There were 814 homeless persons
surveyed in Gilroy in January 2022, including 606 sheltered and 208 unsheltered persons.
26 The Arturo Ochoa Migrant Center is located slightly outside City bounds, but serves Gilroy residents.
Agenda Item 9.2Page 873 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 146
Table 55: 2022 Santa Clara County Homeless Census and Survey
Homeless Population Sheltered Unsheltered Total
Gilroy 606 208 814
Campbell 216 0 216
Cupertino 102 0 102
Los Altos 65 0 65
Los Altos Hills 0 0 0
Los Gatos 58 0 58
Milpitas 249 25 274
Monte Sereno 0 0 0
Morgan Hill 60 0 60
Mountain View 206 140 346
Palo Alto 263 0 263
San Jose 4,975 1,675 6,650
Santa Clara 375 65 440
Saratoga 0 0 0
Sunnyvale 279 106 385
Source: Santa Clara County Office of Supportive Housing, 10-29-22
Local Data
In March 2023, the City reached out to South County Compassion Center, who noted
concentrations of the homeless population in the center of Gilroy, between Monterey Avenue
and Highway 101, which is the R/ECAP area. Similar to comments made by the City’s Quality of
Life officer, they noted that there is not much migration of the population beyond these areas
into the primarily residential neighborhoods. Specifically, there are concentrations of the
homeless population in Tomkins Encampment, the IOOF bridge area, Garlic Farm, San Ysidro
Park, and Christmas Hill. The homeless population in this area primarily travel by biking or
walking, and 70 have an Uplift pass for public transportation.
Place-based improvements in these areas include the $3.9 million grant through the California
Department of Transportation’s Clean California Local Grant Program for the Historic
Downtown in Gilroy. Improvements anticipated from the grant include:
Gourmet Alley between 4th and 7th: pedestrian and bicycle-friendly markings, new
signage, new benches, new trees, repaving of alley in decorative stamped asphalt,
new trash enclosures and trash receptacles, additional lighting.
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Railroad Street between 4th and 7th: pedestrian and bicycle-friendly markings,
new trash receptacles for pedestrians, new signage, additional lighting, new
benches, new fencing.
Clean Up and Media Campaign: cleanup days for alleys, anti-littering campaign.
Other place-based improvements in the Downtown include:
The Downtown Façade Improvement and Blight Removal Program, which includes
providing a 50%/50% matching grant of up to $5,000 to property owners and
tenants within a portion of Downtown to assist with exterior improvements to the
façade, or face, of the building. These improvements may include new paint,
building surface treatment, awnings, windows, doors, and other improvements that
can help improve the exterior of a building. The maximum grant award amount
may be increased to $10,000 if the project includes blight removal activities,
approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets.
The City is including Program G - 6 which includes educating the public on homelessness,
consolidating information on resources for the unhoused population on a dedicated webpage,
and restarting monthly meetings of the unhoused service providers group.
Permanent Local Housing Allocation Fund
The City had historically allocated funding for services related to housing and homelessness
through its Housing Trust Fund (HTF). The City Council approved the replacement of the HTF
with the Permanent Local Housing Allocation (PLHA) Fund, making more funds available for
public services addressing basic needs and homelessness prevention. Although the HTF will
no longer be made available for public service programs or rehabilitation purposes, it will
continue to be used to partially cover staff and consulting service costs to monitor affordable
rental and ownership agreements until the money is depleted.
The PLHA Fund spans a five-year period and will make available $1.4 million. The City is
contracting with Santa Clara County’s Office of Supportive Housing to administer the programs
under the PLHA Consortium Agreement. Table 56 displays funding approved by the City
Council for FY 22-23 and FY 23-24.
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City of Gilroy Housing Element 6th Cycle Housing Plan 148
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Funded Services Funding
Amount
St. Joseph’s Family Center
Emergency rental assistance, utility
assistance, and other supportive
programs that help diminish the risk of
becoming homeless
110,000
St. Joseph’s Family Center
Training and employment readiness to
prepare individuals that are homeless
or at risk of homelessness for stability
and greater self-sufficiency
70,000
Project Sentinel
Fair housing services and investigates
complaints to address housing
discrimination for Gilroy residents
40,000
Project Sentinel
Landlord-tenant counseling and
dispute resolution program to help
resolve housing conflict and protect
Gilroy residents from displacement
40,000
The Health Trust
Meals to low income and homebound
seniors at risk of food insecurity,
allowing them to remain in their homes
54,000
South County Compassion Center
Services to unhoused Gilroy residents
to meet their basic needs and to
connect them with services that can
help them attain permanent housing
80,000
Community Agency for Resources
Advocacy and Services
Rental and deposit assistance to
prevent homelessness for Gilroy
families and individuals
40,000
Silicon Valley Independent Living Center
Counseling for Gilroy residents with
disabilities, emergency rental
assistance, and housing search services
to obtain safe, affordable, and
accessible long-term housing
40,000
Source: City of Gilroy, 2021.
Displacement
The Urban Displacement Project at the University of California, Berkeley, developed a map of
sensitive communities” where residents may be particularly vulnerable to displacement in the
event of increased redevelopment and drastic shifts in housing cost. Sensitive communities
are defined based on the following set of criteria:
The share of very low-income residents is above 20 percent.
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City of Gilroy Housing Element 6th Cycle Housing Plan 149
The census tract must also meet two of the following criteria:
o The share of renters is above 40 percent.
o The share of people of color is above 50 percent.
o The share of very low-income households (50 percent AMI or below) that are
severely rent burdened is above the county median.
o The census tract, or areas in close proximity, have been experiencing
displacement pressures. Displacement pressure is defined as:
The percentage change in rent in a selected census tract, divided by
county median rent increases OR
Median rent in a selected census tract, minus median rent for all
surrounding tracts, divided by median rent for all tracts in county
rent gap).
Figure 43 shows the areas vulnerable to displacement as identified by the Urban Displacement
Project. The center of the City, including the downtown area in the east, is considered
vulnerable to displacement. Areas north and south of the City show similar risk.
The City is attempting to meet its RHNA without displacing existing residents by identifying
vacant and underutilized sites that do not have existing residential uses. Therefore, the City’s
RHNA strategy is not anticipated to exacerbate risk of displacement. Instead, it is expected to
counteract this vulnerability and minimize displacement by planning for and providing new
housing opportunities for all income levels in areas with greater risk of displacement.
Additionally, the City is including a displacement prevention policy (Program F - 5), adopting an
inclusionary housing policy (Program A - 11), and providing multilingual tenant support to
further minimize the risk of displacement in the City (Programs F - 1 and F - 2).
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City of Gilroy Housing Element 6th Cycle Housing Plan 150
Figure 43: Communities Vulnerable to Displacement
Source: HCD AFFH Data Viewer
Findings
Overall, the City of Gilroy experiences housing problems at a similar or lower rate than the
region as a whole, while rates of cost burden or overpayment are higher. However, the
percentage of the population experiencing overpayment has decreased over time.
Overcrowding citywide occurs at a similar rate regionally but is more prevalent in the R/ECAP
area, potentially indicating a need for larger units or shared multiplexes in the R/ECAP area.
The City is including Program F - 3, a place-based improvement program, to ensure that the
RHNA site selection will improve access to resources in the R/ECAP area. Primarily vacant sites
were chosen in the R/ECAP area, allowing residents to find available housing in their own
neighborhood and to help prevent displacement due to gentrification of older housing stock.
Additionally, Program E - 12 is included to allow stand-alone residential projects in in the
Downtown Expansion District to provide further opportunities for affordable housing choices.
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City of Gilroy Housing Element 6th Cycle Housing Plan 151
Other Contributing Factors
Historic Immigration and Land Use Patterns
Gilroy got its start in 1850 as a stagecoach stop for passengers traveling to San Francisco.
During the 1850s, a nucleus of houses and small businesses were constructed along Monterey
Road, the old El Camino Real. The railroads connected Gilroy with San José in 1869, and Gilroy
incorporated with the State as a charter city in 1870. At that time, Gilroy had a population of
1,625 residents.
The original City began development in what is now considered the downtown area. Portions
of the downtown are designated as the Downtown Historic District, which is intended to foster
the historic downtown as a unique commercial resource. As is typical, these older areas and
older housing tend to be lower cost than newer areas and newer housing. These older city
centers also tend to have the most multifamily and rental housing as these were the most
efficient land use patterns at the time of development. As a result, the older areas often have
higher proportions of affordable housing without subsidies and lower-income households.
Similarly, today’s new housing will be more affordable than housing built in 10 or 20 years.
In 1936, the City of Gilroy zoned the city into five distinctive districts: Single Family Residences;
Multiple Family Residences; Business Districts; Industrial Districts; and Residential-Agricultural.
The single-family district was located between Hanna, Princevalle, First, and Seventh Streets.
The multiple-family residence district, which constituted an area approximately double that
designated for single- family residences, was located between Eigleberry and Hanna Streets,
and First and Tenth Streets as well as a section to the east of Monterey Street between Old
Gilroy and Lewis Street.27
Residential development in Gilroy during the post-war period continued in the pattern
established by early subdivision developers. Like many other cities in California, Gilroy’s
population continued to grow in the decade following the close of World War II, and the need
for residential development required more space than the remaining undeveloped areas
within the City limits could allow. To house Gilroy’s many incoming residents, annexation of
new territory by the mid-1950s was essential to keep pace with the steadily rising demand for
housing.
By 1960, the population of Gilroy had soared to 7,348 persons, from 4,951 persons recorded
in 1950. The influx of people to the City required even more newly annexed areas devoted to
residential developments as well as supporting infrastructure like schools, parks, churches,
and commercial centers. In 1965, the City annexed 750 acres of land, effectively increasing the
area of the City by 50 percent during that year alone.28 Many of these annexed regions were
developed into modern residential neighborhoods.
27 Eugene Lewis Conrotto. The Urbanization of the Southern Santa Clara Valley: Gilroy. (Gilroy, CA: Gilroy Historical Museum,
1951).
28 San Jose Mercury-News. 1966.
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City of Gilroy Housing Element 6th Cycle Housing Plan 152
The City expanded as the agricultural industry expanded, but in the late twentieth century, the
economy shifted from agriculturally based to an urban service-oriented community.29 This
change in economy contributed to the growth of the City. Christmas Hill Park began
construction in 1964.30 By 1970, when the population of Gilroy had nearly doubled within the
decade to 12,665 persons, there were approximately 3,000 residences.31 Several single-family
homes were built in the surrounding neighborhoods in the following years, leading to the
highest rates of population growth in the City’s history in the 1970s and 1980s. The newer
areas of the City are in the moderate resource category as the infrastructure and housing is
more recently developed. The City continues to expand to the west with the recent Hecker
Pass and Glen Loma Specific Plan areas.
Historically, other cities in Santa Clara County had racial covenants, which led to thriving
immigrant communities settling in the City of Gilroy. This first included the Chinese population,
which settled in Gilroy after immigrating to the United States to build railroads and work in
gold mines, tobacco fields, and orchards.32 Since the migrations of the Chinese population to
the central county, the Latino population has been largely responsible for the thriving
businesses in Gilroy. Over 50 percent of Gilroy’s current population is Hispanic.
The City has taken multiple steps to encourage economic revitalization and growth in the older,
downtown areas of the City. The two tracts that are designated as R/ECAPs are each classified
as an Opportunity Zone by the federal government and are eligible for a number of tax-based
incentives. In 2022, Gilroy was awarded a $3.9 million grant for improvements in the historic
downtown area. In 2020, 2021 and 2023, the City operated a Downtown Improvement
Incentive Program which included reductions on development fees and a grant to help fund
minor façade improvements for businesses downtown. The City continues to partner with
organizations such as Visit Gilroy, the Gilroy Downtown Business Association, and the Gilroy
Chamber of Commerce to promote economic development in downtown Gilroy.
The City has also created several programs to encourage affordable housing and affordable-
by-design housing in the higher resource western areas of the City. Program A-10 (Missing
Middle / Middle Income Housing) will allow triplexes and fourplexes on corner lots in the R-1
and R-2 districts that currently include single-family homes. Programs A - 11 (Inclusionary
Policy) and A - 12 (Incentives Beyond Density Bonus State Law) will facilitate deed-restricted
affordable housing opportunities in the City’s higher resource / higher income areas. Program
E - 12 (Mixed-Use Corridor Flexibility) will allow flexibility for the non-residential portion of
mixed-use projects that accommodate extremely low-income and Special Needs Households
along the First Street Corridor. In addition, there are several programs intended to increase
the number of ADUs in the higher resource western area of the City, including Program A - 6
29 A Brief History of Gilroy. https://www.cityofgilroy.org/381/History-of-Gilroy
30 The Mercury News, Gilroy Timeline. https://www.mercurynews.com/2007/02/05/gilroy-timeline/
31 Gilroy Chamber of Commerce. “Standard Industrial Survey Report: Gilroy, Santa Clara County, California.” (Gilroy, CA: Gilroy
Chamber of Commerce, March, 1969). Gilroy Historical Museum.
32 Gilroy Dispatch. https://gilroydispatch.com/immigrants-play-big-part-in-gilroy-history/
Agenda Item 9.2Page 880 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 153
ADU Tracking and Monitoring), A - 7 (ADU Pre-Designed Plans), A - 8 (Financial Incentives for
Affordable ADUs), A - 15 (ADU Ordinance Updates), and G - 3 (ADU Education).
Urban Growth Boundary
Per the City’s General Plan, “The Urban Growth Boundary (UGB) applies to land within the
Planning Boundary/Sphere-of-Influence that is intended for urbanization at some point in the
future. The UGB indicates the extent and direction of the City's future urban expansion and
capital improvements planning. Lands outside the UGB are to be preserved for rural and
agricultural uses.” (p. LU-15).
In 2016, voters passed Measure H, resulting in the UGB. The intent of the UGB is to protect
agriculture and open space in the surrounding areas outside of the UGB. Urban development
is not allowed outside of the UGB; only uses allowed in the open space designation per the
General Plan are allowed. Until December 31, 2040, lands outside the UGB can only be
redesignated by a vote of the people, except for the following exceptions in which “the City
Council determines that doing so is necessary to comply with Sstate law regarding the
provision of housing for all segments of the community” and makes each of the following
findings based on substantial evidence, per the General Plan:
That the land proposed to be brought within the UGB and/or re-designated is
immediately adjacent to: (i) the existing UGB; and (ii) available water and sewer
connections; and
That the proposed development will consist primarily of low and very low-income
housing pursuant to the Housing Element of this General Plan;
That there is no existing vacant or undeveloped residentially designated land within
the UGB to accommodate the proposed development and it is not feasible to
accommodate the proposed development by re-designating lands within the UGB
for low- and very low-income housing; and
That the proposed development is necessary to comply with State law
requirements for the provision of low- and very low-income housing and the area
of land within the proposed development will not exceed the minimum area
necessary to comply with State law.” (p. LU-22)
An analysis by the City attorney at the time of the vote estimated that this would yield a
reduction of 2,929 potential units compared to the City’s previous General Plan and 4,344 units
to the draft General Plan update atthe time.33
The City also has an Urban Service Area (USA). The USA is the land to which the City is
committed to providing basic infrastructure and services for urban development. The USA is
33City Attorney’s Impartial Analysis of Measure H. https://sccvote.sccgov.org/sites/g/files/exjcpb1106/files/E110%20-
20Measure%20H.pdf
Agenda Item 9.2Page 881 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 154
generally coterminous with the UGB. The USA is reviewed and amended by the Local Agency
Formation (LAFCO).
Fair Housing Issues, Contributing Factors, and Meaningful Action
The City has adopted goals and actions that specifically address the contributing factors
identified in the AFFH analysis. While the City views all contributing factors as important, higher
priority was given to factors that limit fair housing choice and/or negatively impact fair housing,
per Government Code section 65583(c)(10)(A)(iv).
Table 57 on the following page displays the identified fair housing issue, contributing factor,
actions taken to address the contributing factor, and priority level for each issue. Relevant
programs are referenced in the action column for each contributing factor.
Agenda Item 9.2Page 882 of 1163
155
Table 57: Fair Housing Issues, Contributing Factors, and Proposed Action
Identified Fair
Housing Issue
Contributing
Factor Action Priority
Disproportionate
Housing Needs
Risk of
displacement in
downtown
Lack of missing
middle housing
Lack of affordable
housing for
special needs
groups (large
households,
seniors,
farmworkers)
ADU education targeting high resource areas (A - 6)
Incentives for affordable ADUs (A - 8)
Facilitate Missing Middle / Middle Income Housing (A - 10)
Coordination with Santa Clara County Office of Supportive Housing (A - 14)
Permit streamlining (B - 5)
Incentivize micro-units (E - 5)
Develop incentives for housing for seniors, farmworkers, and large families (E - 6)
Development and conservation of housing for farmworkers (E - 7)
Development and Rehabilitation of Housing for Persons with Disabilities (E - 10)
Housing for Extremely Low Income and Special Needs Households (E - 11)
Allow 100% Residential in the Downtown Expansion District and allow flexibility for
First Street Mixed-Use Corridor projects that accommodate extremely low-income
and Special Needs Households (E - 12)
Fair housing counseling (F - 2)
Place-based economic investments in downtown (F - 3)
Displacement prevention ordinance (F - 5)
High
Access to
Opportunities
Presence of a
R/ECAP
Lower access to
opportunities
than the County
as a whole
Facilitate Missing Middle / Middle Income Housing (A - 10)
Adoption of inclusionary housing policy (A - 11)
Incentives beyond Density bonus state law (A - 12)
SB 9 Processing (A - 16)
Permit streamlining (B - 5)
Source of income protection / housing mobility (F - 1)
Place-based economic investments in downtown (F - 3)
High
Agenda Item 9.2Page 883 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 156
Identified Fair
Housing Issue
Contributing
Factor Action Priority
Lack of missing
middle / middle
income housing
Targeted outreach in higher resource areas (F - 4)
Integration and
Segregation
East/west income
segregation
Lack of
inclusionary
housing policy
Incentives for affordable ADUs (A - 8)
Facilitate Missing Middle / Middle Income Housing (A - 10)
Adoption of inclusionary housing policy (A - 11) to require development of
affordable housing on the west side
Creation of incentives beyond density bonus state law (A - 12) to encourage
development of affordable housing on the west side
Source of income protection (F - 1)
Medium
Outreach and
Enforcement
Capacity
Access to
materials in
appropriate
languages
Lack of education
and outreach in
the R/ECAP area
City staff capacity
Fair housing counseling (F - 2)
Targeted outreach in moderate and high resource areas (F - 4)
Interagency collaboration for lower cost housing (G - 1)
Community access to housing information program (G - 5)
Unhoused population education and outreach (G - 6)
Bilingual engagement (G - 7)
Low
Agenda Item 9.2Page 884 of 1163
157
Table 58 provides a detailed overview of actions included in Housing Element Programs that are aimed at affirmatively furthering fair housing. The table separates the actions by their identified fair housing issue and
priority level. It summarizes the specific commitment, timeline, geographic targeting, and metric for each program.
Table 58: AFFH Actions Matrix
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Disproportionate Housing Needs
A - 6: ADU
Tracking and
Monitoring and
Ordinance
Updates
Continuously track the number of building permits issued for ADUs. The City will also
review geographic distributions of ADUs biennially. If the average ADU production is
less than 25 units in years 2023, 2024, and 2025, the City will update the ADU
strategy by the end of 2026. In this case, the City will hold a focus group event with
local stakeholders in spring or fall 2026. The purpose of the collaborative meeting will
be to identify appropriate ADU programs to help increase production. If necessary,
the City will identify additional RHNA sites in No Net Loss Inventory, as discussed in
Program A - 1.
Track ADU permits as they are
submitted. Review ADU
strategies annually as part of the
Annual Progress Report process.
Hold a focus group event with
local stakeholders in spring or
fall 2026 if average ADU
production is less than 25 in
years 2023, 2024, and 2025.
Identify additional programs or
sites within six months of
shortfall.
High Resource Areas Increase the number of new ADUs permitted in the City from
an average of approximately 15.75 (2018-2021) to an average
of approximately 25.
A - 8: Financial
Incentives for
Affordable ADUs
Upon securing funding, the City will develop a financial assistance program for
homeowners who build ADUs with an affordability restriction or commitment to
offering housing choice vouchers.
If ADU production is lower than anticipated, the City will evaluate ADU impact fees as
a potential constraint for affordable housing and update them as necessary to
ensure the fees are consistent with regional trends and do not unreasonably
constrain ADU development. This effort will complement Program A-6 (ADU Tracking
and Monitoring)
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact Community Development Financial Institutions for
potential partnerships.
After program funding is
secured and sufficient for the
intended purpose. Evaluate the
effect of impact fees on ADU
development by Q4 end of 2026
if ADU production is lower than
anticipated in year 2025.
High Resource Areas Outreach to provide information to 30 households annually.
A - 10: Facilitate
Missing Middle /
Middle Income
Housing
Amend the City Code to allow triplexes, and fourplexes to be approved ministerially
on corner lots with a minimum 6,000 sf lot size in the R1 and R2 zones
approximately 1,106 lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing triplexes or fourplexes,
in lieu of a duplex with an ADU and a junior ADU. This program will also encourage
the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Update the City’s SB 9 policy and website to reflect the changes allowed under this
program. Create an informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner lots in R1 and R2 zones.
Provide the pamphlet online, at City Hall, and at informational booths where housing
resources are provided (see Program G - 5).
By end of Q4 2024. Citywide Increased production and reduced permitting time and cost for
triplexes and fourplexes. Facilitate construction of 50 missing
middle (duplex, triplex, quadplex) housing units over the 6th
Cycle planning period.
Agenda Item 9.2Page 885 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 158
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 14:
Coordination
with Santa Clara
County Office of
Supportive
Housing
The City will continue its partnership with Santa Clara County Office of Supportive
Housing regarding development of affordable housing at the property at 8th and
Alexander. This includes the offer of impact fee waivers through a memorandum of
understanding approved by the Gilroy City Council and the County Board of
Supervisors in September 2022. Next steps include community engagement and
working on the City’s priorities for the site (e.g., targeted income / special needs
groups).
Continual partnership
throughout the planning period.
Anticipated completion of
project by the end of 2028.
Citywide Development of affordable housing on the 8th and Alexander
property by the end of 2028.
B - 5: Permit
Streamlining
As a part of the 2023 comprehensive Zoning Ordinance update, the City is pursuing
changes to streamline the permitting process, including but not limited to:
Creating a ministerial use permit process; and
Creating a more transparent and streamlined process for reviewing and
approving applications involving a historic resource (e.g., residential
addition).
Streamlining the Planned Development approval process, so that projects
that do not require a zoning amendment or General Plan amendment can
be approved by the Planning Commission rather than requiring review and
approval by both the Planning Commission and City Council.
Additionally, the City will ensure it adheres to newly passed legislation surrounding
permit streamlining, such as AB 2234.
Concurrent with the
comprehensive Zoning
Ordinance update, end of Q4
2023.
Citywide Decreased permit processing time.
E - 5: Incentivize
Micro-Units
Ensure that provisions for efficiency units are consistent with AB 352 (2017),
concurrent with the comprehensive Zoning Ordinance update by the end of Q4 2023.
Revise the Zoning Ordinance to establish development standards for micro-units,
create incentives for micro-unit production, and remove barriers to micro-unit
development, by the end of 2025.
Within one year of Housing
Element adoption By end of Q4
2023 and 2025.
Citywide Adopt the policy.
E - 6: Reduced
Parking
Requirements
for Senior
Housing
The City shall conduct a study to determine if reduced parking standards for senior
housing is appropriate in Gilroy. Based on the findings of the study, the City may
revise the Zoning Ordinance, as necessary, to reduce parking standards for senior
housing.
The passing of AB 2097 will reduce constraints to senior housing development as it
prohibits any minimum parking requirement on any residential, commercial, or other
development project located within one half-mile of public transit.
Within 3 years of Housing
Element adoption By end of Q4
2026.
Citywide Conduct study and revise Zoning Ordinance, as necessary.
E - 7:
Development
and
Conservation of
Housing for
Farmworkers
In 2022, the City partnered with the Santa Clara County Office of Supportive Housing,
to facilitate lower-income housing on a County owned property by waiving
development impact fees for the project.
The City shall continue to partner with the Santa Clara County Office of Supportive
Housing and various nonprofit organizations to explore and implement ways of
providing affordable farmworker housing, including identification of state and federal
funding opportunities.
At least once a year, the City will forward information about surplus City-owned land
and other development opportunities to the Santa Clara County Office of Supportive
Ongoing throughout planning
period
Citywide Preserve and maintain the 3 farmworker housing
developments (56 units) and Ochoa Migrant Center (100 units).
Agenda Item 9.2Page 886 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 159
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Housing, affordable housing developers, and service providers who may be
interested in developing more farmworker housing in Gilroy. The City will also
provide this information at the annual developer roundtable and to individuals on
the housing developer list, created through Program G - 1.
E - 10
Development
and
Rehabilitation of
Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the City will evaluate
reasonable accommodation standards and procedures and the permit requirements
for residential care homes (i.e., group homes) in medium- and higher-density
residential zones. The City will revise, as necessary, regulations that act as potential
constraints to accommodating persons with disabilities.
By end of Q4 2023. Citywide Evaluate and revise as necessary reasonable accommodation
standards and procedures and permit requirements for
residential care homes.
E - 11: Housing
For Extremely
Low Income and
Special Needs
Households
The City will facilitate and support affordable housing by meeting with potential
affordable housing developers and homeless service providers to identify
development opportunities, provide site information, assist in the entitlement
processes, and consider on a case-by-case basis other incentives, including but not
limited to fee deferrals and modification of standards.
As included in Program G - 1, the City will conduct proactive outreach to specifically
include developers of housing for special needs and low-income households in the
annual developer roundtable.
Additionally, the City will pursue funding sources, such as use of PLHA funds, to assist
special needs households, such as extremely low-income households, farmworkers,
large families, seniors, and persons with disabilities, including developmental
disabilities. The City will consider using PLHA funding for eligible activities, including
the predevelopment, development, acquisition, rehabilitation and preservation of
affordable housing.
As applications are received.
Annual developer roundtable.
Pursue funding sources as they
are made available.
Citywide Outreach to affordable housing developers at least bi-annually
4 times over the planning period) when PLHA funds become
available.
E - 12:
Downtown
Expansion
District and First
Street Mixed-Use
Corridor
Flexibility
The City will develop a process to allow 100% residential projects in the Downtown
Expansion District. The City will also create a process that allows flexibility in the type
of non-residential uses allowed in the new First Street Mixed-Use Corridor, subject to
certain criteria. In exchange for this flexibility, the City may require that a certain
percentage of units are dedicated to extremely low-income households,
farmworkers, persons with disabilities, or other identified groups. The intent of this
program is to facilitate and encourage housing for extremely low income and special
needs households.
Amendments by end of Q4 2025 Downtown Expansion
District, First Street
Mixed-Use Corridor
Adopted zoning amendments. Facilitation of 100 units using
the adopted process in the planning period.
F - 2: Fair
Housing
Counseling
The City shall continue to provide funds to and contract with a non-profit agency to
provide fair housing assistance including landlord/tenant counseling.
The City shall disseminate information about fair housing assistance through
pamphlets in City-owned buildings and other public locations (e.g., City Hall, Library,
post office, other community facilities) and by posting information on the City
website. Pamphlets will be made available in English and Spanish.
Annual or biennial award of
funds. Provision of pamphlets by
Q4 2024.within one year of
Housing Element adoption.
Downtown Work with Fair Housing Provider to track number of
households assisted in Gilroy annual. Provide information to
30 households annually.
Agenda Item 9.2Page 887 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 160
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
F - 3: Place-
Based
Improvements in
Downtown
Gilroy
Develop programs and strategies to create place-based improvements through
investments in the public right of way. Specific actions include:
As part of the $3.9 million Clean California Grant, the City will renovate and
beautify a portion of Gourmet Alley and Railroad Street within the
downtown area with: pedestrian and bicycle-friendly markings along each
block; improvements to the stormwater drainage system; additional
landscaping and lighting; new benches; cleanup days for the alleys; and an
anti-littering campaign.
As a part of downtown revitalization, the City will construct a new
downtown parking lot that will also serve as a community resource for a
Farmers Market and community events in the downtown.
As a part of the CIP, to support economic development in the downtown,
complete Automall Parkway Pavement Rehabilitation including
reconstruction of 20 curb ramps, addition of Class II bike lanes, and repair
and replacement of deteriorated curb and gutter (estimated $2.4 million)
As a part of the CIP, to support pedestrian infrastructure in the DTSP area,
install and upgrade ADA curb ramps in Downtown Gilroy. In March 2023
the City Council awarded a contract to conduct ADA curb ramp
improvements at nine locations in and around Downtown Gilroy.
The Downtown Façade Improvement and Blight Removal Program, which
includes providing a 50%/50% matching grant of up to $5,000 to property
owners and tenants within a portion of Downtown to assist with exterior
improvements to the façade, or face, of the building. These improvements
may include new paint, building surface treatment, awnings, windows,
doors, and other improvements that can help improve the exterior of a
building. The maximum grant award amount may be increased to $10,000
if the project includes blight removal activities, approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This
includes a 50% rebate of up to $5,000 for all City-related building and
planning fees. This is available to any downtown business or property
owner that pulls a permit for buildings along Monterey Road between First
and Tenth Streets
Streetscape and infrastructure
improvements will be completed
pursuant to the City’s CIP
schedule.
The Clean California Grant
project must be completed by
June 30, 2024.
Construction of the parking lot
with community event space
should be complete by the end
of 2023.
Downtown Construction of one parking lot with a community event space;
reconstruction of 20 curb ramps.
F - 5:
Displacement
Prevention
Policy
Adopt a displacement prevention policy. Organize a focus group of organizations
with experience in displacement prevention policies (e.g., SV@Home) and complete
an analysis of best practices in jurisdictions that are similar to Gilroy. Measures that
are being considered for inclusion in the policy are “tenant option to purchase
agreements” for redevelopment projects meeting specified thresholds, a just cause
eviction ordinance, and relocation agreements.
Through Program B-7, the City will amend the Zoning Ordinance to require that any
demolished residential units on the Sites Inventory be replaced pursuant to
Government Code Section 65583.2(g).
Hold focus group and complete
analysis within two years of
Housing Element adoptionby
end of Q4 2025. Adopt policy by
end of Q4 2026.
Areas denoted above as
having vulnerability to
displacement
Adopt the policy.
Access to Opportunities
Agenda Item 9.2Page 888 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 161
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 10: Facilitate
Missing Middle /
Middle Income
Housing
Amend the City Code to allow triplexes, and fourplexes to be approved ministerially
on corner lots with a minimum 6,000 sf lot size in the R1 and R2 zones
approximately 1,106 lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing triplexes or fourplexes,
in lieu of a duplex with an ADU and a junior ADU. This program will also encourage
the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Update the City’s SB 9 policy and website to reflect the changes allowed under this
program. Create an informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner lots in R1 and R2 zones.
Provide the pamphlet online, at City Hall, and at informational booths where housing
resources are provided (see Program G - 5).
By end of Q4 2024. Citywide Increased production and reduced permitting time and cost for
triplexes and fourplexes. Facilitate construction of 50 missing
middle (duplex, triplex, quadplex) housing units over the 6th
Cycle planning period.
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary housing feasibility study to identify appropriate inclusionary
requirements that will not constrain housing production. Review the City’s existing
Neighborhood District Policy and former RDO Exemption Policy as a benchmark for
developing the inclusionary requirements (e.g., resale controls, minimum term [years
of affordability], minimum percentage of units that must be restricted as affordable,
minimum percentage within each affordability category).
Develop an affordable housing policy to establish inclusionary housing requirements
so that specified new developments reserve a percentage of the total units for lower-
and moderate-income households or pay an in-lieu of housing fee for projects below
the threshold for inclusionary housing, such as smaller projects that cannot feasibly
construct affordable housing. The inclusionary housing ordinance will include a
requirement that the developer market the below market-rate units and
accessible/adaptable units.
By the end of 2024. Citywide Increased production of affordable housing within the City,
including housing choice and mobility for lower-income
households. Prioritize use of in-lieu fees to develop affordable
housing options in higher resource areas of the City.
A - 12: Incentives
Beyond Density
Bonus State Law
Study and consider adopting a density bonus ordinance above and beyond the
minimum requirements of state law. Specifically consider additional incentives for
households with special housing needs such as large households, extremely low
income households, and farmworkers, and households with members with
intellectual or developmental disabilities. In lieu of adopting a separate density bonus
policy, the City could structure the Inclusionary Policy (A - 11) like a density bonus
program with incentives that are tiered by level of affordability provided.
Within 2 years of Housing
Element adoption By end of Q4
2025.
Citywide Adoption of Zoning Ordinance amendment; Increased housing
choice and mobility for special needs households.
A - 16: SB 9
Processing
In conjunction with Program A-10 (Facilitate Missing Middle / Middle Income
Housing), the City will update its SB 9 webpage to highlight the streamlined process
for approving SB 9 applications. The City will also create and post step-by-step, user
friendly instructions for processing SB 9 units and lot splits in Gilroy.
The Planning Department will hold informational meetings with the building division
and engineering/land development division to review the streamlined process to
ensure the City complies with state law.
By end of Q4 2024. Citywide Update SB 9 webpage; c.
Create instructions for processing SB 9 units and lot splits; h.
Hold informational meetings with building and
engineering/land development divisions.
Agenda Item 9.2Page 889 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 162
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
B - 5: Permit
Streamlining
As a part of the 2023 comprehensive Zoning Ordinance update, the City is pursuing
changes to streamline the permitting process, including but not limited to:
Creating a ministerial use permit process; and
Creating a more transparent and streamlined process for reviewing and
approving applications involving a historic resource (e.g., residential
addition).
Streamlining the Planned Development approval process, so that projects
that do not require a zoning amendment or General Plan amendment can
be approved by the Planning Commission rather than requiring review and
approval by both the Planning Commission and City Council.
Additionally, the City will ensure it adheres to newly passed legislation surrounding
permit streamlining, such as AB 2234.
Concurrent with the
comprehensive Zoning
Ordinance update, end of Q4
2023.
Citywide Decreased permit processing time.
F - 1: Source of
Income
Protection
Within one year, coordinate with Project Sentinel to conduct a meeting/workshop to
inform residents of sources of income protection and state rent control laws such as
AB 1482.
Continue to coordinate outreach efforts to inform landlords and tenants of recent
changes to state law that prevent source of income discrimination, including
allowance of housing choice vouchers (HCVs) to establish a renter’s financial
eligibility.
Informational outreach by end
of Q4 2024
Outreach to 50 landlords or
tenants annually.
Downtown Conduct workshop with residents.
F - 3: Place-
Based
Improvements in
Downtown
Gilroy
Develop programs and strategies to create place-based improvements through
investments in the public right of way. Specific actions include:
As part of the $3.9 million Clean California Grant, the City will renovate and
beautify a portion of Gourmet Alley and Railroad Street within the
downtown area with: pedestrian and bicycle-friendly markings along each
block; improvements to the stormwater drainage system; additional
landscaping and lighting; new benches; cleanup days for the alleys; and an
anti-littering campaign.
As a part of downtown revitalization, the City will construct a new
downtown parking lot that will also serve as a community resource for a
Farmers Market and community events in the downtown.
As a part of the CIP, to support economic development in the downtown,
complete Automall Parkway Pavement Rehabilitation including
reconstruction of 20 curb ramps, addition of Class II bike lanes, and repair
and replacement of deteriorated curb and gutter (estimated $2.4 million)
As a part of the CIP, to support pedestrian infrastructure in the DTSP area,
install and upgrade ADA curb ramps in Downtown Gilroy. In March 2023
the City Council awarded a contract to conduct ADA curb ramp
improvements at nine locations in and around Downtown Gilroy.
The Downtown Façade Improvement and Blight Removal Program, which
includes providing a 50%/50% matching grant of up to $5,000 to property
owners and tenants within a portion of Downtown to assist with exterior
improvements to the façade, or face, of the building. These improvements
Streetscape and infrastructure
improvements will be completed
pursuant to the City’s CIP
schedule.
The Clean California Grant
project must be completed by
June 30, 2024.
Construction of the parking lot
with community event space
should be complete by the end
of 2023.
Downtown Construction of one parking lot with a community event space;
rReconstruction of 20 curb ramps.
Agenda Item 9.2Page 890 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 163
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
may include new paint, building surface treatment, awnings, windows,
doors, and other improvements that can help improve the exterior of a
building. The maximum grant award amount may be increased to $10,000
if the project includes blight removal activities, approved by the City.
The Downtown Building and Planning Permit Fee Reduction Policy. This includes a
50% rebate of up to $5,000 for all City-related building and planning fees. This is
available to any downtown business or property owner that pulls a permit for
buildings along Monterey Road between First and Tenth Streets
F - 4: Housing
Mobility and
Choice in Higher
Opportunity
Areas
Improve housing mobility and choice, especially in higher opportunity areas of the City
through the follow actions:
Allow triplexes and quadplexes that meet objective design standards to be
approved ministerially on corner lots in the R1 and R2 zones (Program A-10).
Adopt an inclusionary housing policy (Program A-11)
Adopt a incentives beyond density bonus state law policy to include incentives for
special needs households (Program A-12)
Within 3 years of Housing
Element adoptionBy Q2 2025.
Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
Integration and Segregation
A - 8: Financial
Incentives for
Affordable ADUs
Upon securing funding, the City will develop a financial assistance program for
homeowners who build ADUs with an affordability restriction or commitment to
offering housing choice vouchers.
If ADU production is lower than anticipated, the City will evaluate ADU impact fees as
a potential constraint for affordable housing and update them as necessary to
ensure the fees are consistent with regional trends and do not unreasonably
constrain ADU development. This effort will complement Program A-6 (ADU Tracking
and Monitoring)
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact Community Development Financial Institutions for
potential partnerships.
After program funding is
secured and sufficient for the
intended purpose. Evaluate the
effect of impact fees on ADU
development by Q4 end of 2026
if ADU production is lower than
anticipated in year 2025
High Resource Areas Outreach to provide information to 30 households annually.
A - 10: Facilitate
Missing Middle /
Middle Income
Housing
Amend the City Code to allow triplexes, and fourplexes to be approved ministerially
on corner lots with a minimum 6,000 sf lot size in the R1 and R2 zones
approximately 1,106 lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing triplexes or fourplexes,
in lieu of a duplex with an ADU and a junior ADU. This program will also encourage
the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Update the City’s SB 9 policy and website to reflect the changes allowed under this
program. Create an informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner lots in R1 and R2 zones.
Provide the pamphlet online, at City Hall, and at informational booths where housing
resources are provided (see Program G - 5).
By end of Q4 2024. Citywide Increased production and reduced permitting time and cost for
triplexes and fourplexes. Facilitate construction of 50 missing
middle (duplex, triplex, quadplex) housing units over the 6th
Cycle planning period.
Agenda Item 9.2Page 891 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 164
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary housing feasibility study to identify appropriate inclusionary
requirements that will not constrain housing production. Review the City’s existing
Neighborhood District Policy and former RDO Exemption Policy as a benchmark for
developing the inclusionary requirements (e.g., resale controls, minimum term [years
of affordability], minimum percentage of units that must be restricted as affordable,
minimum percentage within each affordability category).
Develop an affordable housing policy to establish inclusionary housing requirements
so that specified new developments reserve a percentage of the total units for lower-
and moderate-income households or pay an in-lieu of housing fee for projects below
the threshold for inclusionary housing, such as smaller projects that cannot feasibly
construct affordable housing. The inclusionary housing ordinance will include a
requirement that the developer market the below market-rate units and
accessible/adaptable units.
By the end of 2024. Citywide Increased production of affordable housing within the City,
including housing choice and mobility for lower-income
households. Prioritize use of in-lieu fees to develop affordable
housing options in higher resource areas of the City.
A - 12: Incentives
Beyond Density
Bonus State Law
Study and consider adopting an affordable housing incentives policy above and
beyond the minimum requirements of density bonus state law. Specifically consider
additional incentives for households with special housing needs such as large
households, extremely low-income households, farmworkers, and households with
members with intellectual or developmental disabilities. In lieu of adopting a
separate incentives / density bonus policy, the City could structure the Inclusionary
Policy (A - 11) like a density bonus program with incentives that are tiered by level of
affordability provided.
By end of Q4 2025.Within 2
years of Housing Element
adoption
Citywide Adoption of Zoning Ordinance amendment; increased housing
choice and mobility for special needs households.
F - 1: Source of
Income
Protection
Within one year, coordinate with Project Sentinel to conduct a meeting/workshop to
inform residents of sources of income protection and state rent control laws such as
AB 1482.
Continue to coordinate outreach efforts to inform landlords and tenants of recent
changes to state law that prevent source of income discrimination, including
allowance of housing choice vouchers (HCVs) to establish a renter’s financial
eligibility.
Informational outreach within
one year of Housing Element
adoptionby end of Q4 2024.
Annual education and outreach
to landlords and tenants.
Downtown Outreach to 50 landlords or tenants annually.
Outreach and Enforcement Capacity
F - 2: Fair
Housing
Counseling
The City shall continue to provide funds to and contract with a non-profit agency to
provide fair housing assistance including landlord/tenant counseling.
The City shall disseminate information about fair housing assistance through
pamphlets in City-owned buildings and other public locations (e.g., City Hall, Library,
post office, other community facilities) and by posting information on the City
website. Pamphlets will be made available in English and Spanish.
Annual or biennial award of
funds. Provision of pamphlets by
end of Q4 2024within one year
of Housing Element adoption.
Downtown Annual or biennial award of funds. Provision of pamphlets by
Q2 2024within one year of Housing Element adoption. Work
with Fair Housing Provider to track number of households
assisted in Gilroy annually. Provide information to 30
households annually.
F - 4: Housing
Mobility and
Choice in Higher
Opportunity
Areas
Improve housing mobility and choice, especially in higher opportunity areas of the City
through the follow actions:
Within 3 years of Housing
Element adoptionBy Q2 2026.
Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
Agenda Item 9.2Page 892 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 165
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Allow triplexes and quadplexes that meet objective design standards to be
approved ministerially on corner lots in the R1 and R2 zones (Program A-10).
Adopt an inclusionary housing policy (Program A-11)
Adopt an incentives beyond density bonus state law policy to include incentives
for special needs households (Program A-12)
G - 1:
Collaboration
with
Development
Community
The City shall continue to cultivate new and existing relationships, throughout the
planning period, with for-profit and non-profit development companies working in
the area of affordable housing, facilitating collaborative approaches to affordable
housing development.
Invite affordable housing developers and developers of housing for special needs
households to the annual developer roundtable meeting.
The City will create a list of housing developers, including developers of affordable
and special needs housing. The list will be used for the annual developer roundtable
or equivalent), and to advertise development opportunities, funding opportunities,
and other educational and engagement efforts in the City.
Collaboration with other
agencies on an annual basis.
Countywide Host an annual developer roundtable (or equivalent) meeting.
Participation of at least four developers of affordable and
special needs housing in the annual meeting. Creation of
developer interest list by end of Q4 2024.
G - 5: Housing
Outreach and
Information
The City shall provide information about housing assistance, fair housing, housing
resources, and housing programs through a wide variety of outreach methods such
as:
Conducting workshops and webinars by partnering with community-based
organizations to inform residents of housing resources, assistance programs,
and funding opportunities, on a monthly basis on average.
Disseminating information about fair housing in City-owned buildings and other
public locations (e.g., City Hall, Library, post office, other community facilities) and
by posting information on the City website. Pamphlets will be made available in
English and Spanish.
Advertising housing assistance information on the City website, through the
compilation of resources for rental assistance, down payment assistance, and
other means of retaining existing housing or acquiring a new home.
Coordinating with the City’s Fair Housing Service Provider to provide resources
and information at a housing resources event in the DTSP area.
Update the City website with
housing information as new
resources become available.
Annual housing event in the
DTSP area.
Conduct community outreach
workshops on housing
resources on a monthly basis on
average.
Downtown Specific Plan
Area
Provision of housing resources and information through at
least three different mediums. All information made available
in English and Spanish. Annual housing event in the DTSP.
Outreach with 150 households annually.
G - 6: Unhoused
Population
Education and
Outreach
The City will develop a program to educate the public on the unhoused population
and homelessness as well as advertise resources that available for the unhoused
population. Specifically, the program will include:
Creation of a dedicated webpage with information on unhoused resources and
efforts.
Development of printed collateral for distribution at City Hall and by code
enforcement officers in the field.
Gathering information on resources that exist in the City and County for the
unhoused population and promote the information at City Hall and on the City’s
By end of Q4 202518 – 24
months after Housing Element
adoption; monthly meetings of
the unhoused service providers
group.
City-wide, Eastern Gilroy,
R/EACAP
Minimum of 3 medium of outreach. Scheduled service provider
meetings throughout the planning period.
Agenda Item 9.2Page 893 of 1163
Affirmatively Furthering Fair Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 166
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
website. This information will also be provided through the various outreach
methods in Program G - 5.
Revamping the unhoused service providers network which consists of monthly
meetings with direct unhoused service providers in the City. The network serves
to increase collaboration and partnership among service providers and the City,
to connect the unhoused with services. The monthly meetings serve to
coordinate with service providers regarding the needs of the unhoused
community, inform and coordinate with events, and collaborate on outreach
efforts.
G - 7: Bilingual
Engagement
Given the City’s large Hispanic population, the City will increase Spanish language
engagement within city services and through translation of outreach materials and
interpretation of housing opportunities. Translation of outreach materials is included
in both programs G - 3 and G - 5.
In August 2022 the City expanded its collective bargaining bilingual pay system to
increase the number of bilingual staff available to assist the Spanish-speaking
community. The City will advertise its collective bargaining unit bilingual pay benefits
to attract new staff that can converse with the City’s Spanish speaking population.
Immediately upon adoption of
the Housing Element.
Eastern Gilroy, R/EACAP Minimum of 3 medium of outreach. Monthly service provider
meetings throughout the planning period.
G - 8: Help
Center Webpage
In partnership with local nonprofit organizations, the City will develop a Housing Help
Center webpage to provide a centralized resource for tenants and landlords to
receive information on local laws, assistance to apply for rent relief, and legal aid.
This webpage will consolidate existing information on the City’s website with
additional information provided by local service providers to best serve the needs of
the Gilroy community.
By end of Q4 2024 Citywide The City will advertise the Housing Help Center to at least 100
residents each year through the City’s community outreach
efforts.
Agenda Item 9.2Page 894 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 167
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
CONSTRAINTS ON HOUSING
Agenda Item 9.2Page 895 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 168
Constraints on Housing
There are a wide variety of factors that influence whether, where, when, how, and what type
of housing is constructed. While many factors enable, guide, and even incentivize housing
construction, almost all also pose some sort of limitation or constraint as well. Land use
policies and regulations are necessary but, by definition, establish limits on growth and
development. These limits work with, influence, and are balanced by market forces.
There are generally two types of constraints: governmental and nongovernmental.
Governmental constraints include the policies, regulations, and procedures that directly affect
housing. This includes the goals, policies, and programs of the General Plan and the
development standards and requirements of the Zoning Ordinance and other land use
ordinances. Nongovernmental constraints include those factors that are beyond the direct
control and authority of the City.
This section identifies and evaluates those factors that may pose significant constraints or
burdens that may limit or constrain the production of housing to meet local and regional
housing needs and the goals and objectives of the General Plan. Such constraints, particularly
those that limit the construction of or fair access to affordable housing, must be addressed
with clear, measurable, and timely programs.
Governmental Constraints
Governmental constraints can limit or deter the operations of the public, private, and nonprofit
housing development sectors, make it difficult to meet the demand for housing, and limit
housing supply in a region. Such constraints can limit access to housing mobility and housing
choice or prevent lower-income segments of the population from having adequate housing
opportunities. Governmental constraints may include, but are not limited to, land use controls,
development standards, local processing and procedures, and permitting fees.
Land Use Controls
General Plan
The City of Gilroy adopted an updated General Plan in November 2020. The Gilroy 2040
General Plan is a comprehensive, long-range general policy document that expresses the
community’s vision and establishes eight guiding principles for development. One of the
guiding principles includes encouraging a mix of housing types to create diverse
neighborhoods to meet the needs of all residents. Among other efforts, the Gilroy 2040
General Plan allows for an increase in housing by creating a new Mixed-Use land use
designation and removing the maximum density specified for the High-Density Residential
land use area. The Land Use Element of the General Plan identifies the location, distribution,
density, and intensity of land use within the City. The Environmental Impact Report (EIR) for
Agenda Item 9.2Page 896 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 169
the 2040 General Plan analyzed the development potential of the plan for up to 6,477 new
housing units and an additional population of 19,756.34
Figure 44: Gilroy Land Use Map
There are seven residential land use designations in the Gilroy General Plan, as follows:
Hillside Residential (HR): This designation is generally applied to developable
hillside areas with slopes of 10 percent to 30 percent. Developments in these areas
must follow special design and siting criteria to preserve the sensitive hillside
environment together with the views and vistas of surrounding hillsides, hilltops,
and ridgelines. The permitted density is 0 to 4 dwelling units per net acre (du/ac).
The implementing zone is the Residential Hillside (RH) district.
Low Density Residential (LDR): This is the most common residential land use
designation in Gilroy. It is applied to areas of predominantly single-family detached
dwellings, with typical lot sizes ranging from 5,000 square feet to 7,000 square feet.
Appropriate residential uses include single-family detached homes and secondary
accessory”) dwelling units (ADU) that comply with City standards. The permitted
density is 3–8 du/ac. The implementing zones are R1 and R2.
34Final Gilroy 2040 General Plan EIR. https://www.cityofgilroy.org/DocumentCenter/View/11308/Draft-EIR---Gilroy-2040-General-
Plan-?bidId=
Agenda Item 9.2Page 897 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 170
Medium Density Residential (MDR): This designation is intended primarily for
multifamily attached structures (townhomes, condominiums, and apartment
buildings). Buildings are typically two to three stories tall. This designation is
typically applied to transition areas between lower-density neighborhoods and
higher-density developments or commercial areas. The permitted density is 8–20
du/ac. The implementing zone is R3. While the R3 zone currently only allows 8–16
du/ac, it will be updated in the comprehensive zoning update to allow for 8–20
du/ac (Program B - 2).
High Density Residential (HDR): This designation allows higher density attached
housing types (apartments and condominiums), often within walking distance of
commercial areas. The predominant housing type is multifamily dwellings, such as
apartments or condominiums, with buildings typically comprising two or more
stories. The permitted density is 20+ du/ac, with no maximum density or floor area
ratio (FAR) requirements. The implementing zone is R4. The R4 zone currently
allows for 20–30 du/ac, and the upper limit will be removed in the ongoing
comprehensive Zoning Ordinance update to ensure consistency with the General
Plan (see Program B - 2).
Mixed Use (MU): The purpose of this designation is to encourage a mix of retail,
office, and high-density residential uses. Mixed -use could also include mixed--use
commercial (e.g., retail and office). Multi-story structures and more intense uses
should be located at major intersections and lower intensity uses, adjacent to
neighborhoods. Street-level frontage of mixed-use projects shall be developed with
pedestrian-oriented, typically commercial, uses. Residential uses can be integrated
on the same site with other uses in either a vertical or horizontal design. Stand-
alone residential uses are not allowed. The permitted density is a minimum of 20
and a maximum of 30 du/ac. The implementing zones are within the Downtown
Specific Plan area and the mixed-use corridor along First Street. As a part of its
comprehensive code update, the City is in the process of creating a zoning district
for the mixed-use First Street corridor with the anticipated completion in 2023
Program B - 2). Any mixed-use development within the First Street mixed-use
corridor will be entitled in accordance with the development standards set forth in
the Zoning Ordinance and the density allowance per the 2040 General Plan. The
design of projects will be subject to the City’s existing objective development design
standards until the First Street Corridor mixed-use design and development
standards are adopted.
Rural County (RC): The purpose of this designation is to preserve rural residential,
hillside, and productive agriculture land uses located outside areas planned for
urban development. Allowed uses include rural residential, grazing, active
agricultural production, associated agricultural processing, sales, and support uses.
Typical building types include low-intensity structures associated with farming and
agricultural processing and sales. One single dwelling unit per parcel is allowed. The
implementing zone is RR.
Agenda Item 9.2Page 898 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 171
Neighborhood District (ND High, ND Low): The purpose of these designations is
to encourage compact, complete, neighborhood-style development. Traditional
single-family uses will comprise a substantial portion of these districts. Commercial
and medium- to high-density residential uses should be clustered to form
neighborhood centers. Neighborhood District High and Low may use a
Neighborhood Commercial (NC) designation to designate land in neighborhood
centers to encourage low-intensity commercial uses that cater directly to residents
in the immediate neighborhood. The 0–7 du/ac category is intended for single-
family detached dwellings with varying lot sizes. The 7–9 du/ac category is intended
for a combination of two-family and some single-family detached dwellings. The 9–
16 du/ac category is intended to accommodate a combination of small-lot and
attached single-family dwellings, as well as multifamily dwelling options. The 16–30
du/ac category is intended to provide a variety of attached single-family and
multifamily residential styles of development. The implementing zone is ND.
o The Neighborhood District land use designation is generally applied to vacant
land that is currently outside the City’s Urban Service Area (USA) but within the
City’s Urban Growth Boundary (UGB) area. The UGB area applies to land within
the Planning Boundary/Sphere-of-Influence that is intended for urbanization at
some point in the future. There are two designated neighborhood districts, one
in the north and one in the south, that are currently outside of the USA. The City
is in the process of requesting approval from the Santa Clara County Local
Agency Formation Commission (LAFCO) to bring approximately 54 acres of
unincorporated county land into the City’s USA. The land is located just outside
City limits to the north. The City also received a preliminary application for a USA
amendment for land located just outside City limits to the south. If the USA is
amended and the land is eventually annexed into the City (a lengthy two-step
process), the property would be subject to the City’s inclusionary policies for the
Neighborhood District.
o Each Neighborhood District development is required to construct a minimum
of 15 percent of its units at affordable prices. Specific requirements regarding
the level of affordability were contained in the City’s Residential Development
Ordinance (RDO) policy. However, this policy is no longer in effect due to state
legislation (e.g., Senate Bill [SB] 330) and the implementing ordinance will be
repealed in accordance with Program B - 1. To ensure compliance with state law,
and provide more comprehensive affordability benchmarks, Program A - 5 is
included to review and revise the Neighborhood District Policy. Program A - 11
will include analyzing potential adoption of an Inclusionary Housing Policy that
would apply to properties outside the Neighborhood District planning area.
o Table 59 displays the target densities for both low and high Neighborhood
District designations. Neighborhood Districts include the Hecker Pass Specific
Plan area and the Glen Loma Ranch Specific Plan area, which are both under
development in the planning period. The rows denote the maximum or
Agenda Item 9.2Page 899 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 172
minimum percentages of the land area within this land use designation that
must fall within the specified density.
o Neighborhood District target densities and inclusionary requirements may act
as a potential constraint to housing; however, the City has found that they do
not discourage development. As a part of Program A - 5, the City is revising
Neighborhood District standards to no longer rely on the RDO and is updating
the Neighborhood District’s inclusionary housing policy.
Table 59: Neighborhood District Target Densities
0-7 du/ac 7-9 du/ac 9-16 du/ac 16-30 du/ac
Low 82% max. 5% min. 10% min. 3% min.
High 60% max. 5% min. 25% min. 10% min.
Source: City of Gilroy 2040 General Plan.
Hecker Pass Specific Plan
The Hecker Pass Specific Plan projects the development of 521 housing units. The Specific Plan
designates three “clusters” for residential development: North Cluster (57 units), West Cluster
205 units), and East Cluster (259 units). The Specific Plan aims to provide a variety of housing
types in each cluster, but offers some flexibility in how that variety is achieved. The Specific
Plan gradually transitions the intensity of development from the Village Green project into the
Specific Plan area, with more intensive development on the eastern side of the plan as it moves
from rural to urban. The Hecker Pass Specific Plan was approved before inclusionary housing
policies were adopted, and thus was not subject to the Neighborhood District Policy’s
affordable housing requirement.
Glen Loma Ranch Specific Plan
The Glen Loma Ranch Specific Plan area is approximately 392 acres located between Santa
Teresa Boulevard and the Uvas Creek corridor. The project includes a maximum of
approximately 1,693 residential units in up to 17 neighborhoods comprising detached single-
family residences, attached townhomes, apartments, and senior-only units. Under the
Neighborhood District Policy, 15.1 percent of units will be affordable to very low-, low-, and
moderate-income households.
Downtown Specific Plan
The Downtown Specific Plan contains six districts with the purpose of creating a pedestrian-
oriented and economically vibrant downtown. Adopted in 2005, the Downtown Specific Plan
anticipated potential for development of 1,576 new residential units over 20 years. Mixed uses
and residential development above the ground floor are encouraged in the Downtown Specific
Plan. The Downtown Specific Plan allows 100 percent commercial use in all of its zones. Mixed-
use residential is encouraged butnot required and could include mixed-commercial (e.g., retail
and office). Although 100 percent commercial use is allowed, City staff have not seen a demand
Agenda Item 9.2Page 900 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 173
for new 100 percent commercial projects. The exception to this is new commercial uses
occupying existing commercial buildings that don’t require significant upgrades. Residential
dwelling units are permitted by-right in all Downtown Specific Plan districts. on the second
story and above.
Downtown Historic District (DHD)
This district is suitable for the improvement and maintenance of existing commercial
structures or the conversion to or construction of new mixed-use development. Residential
mixed-use projects are encouraged. The Downtown Historic District allows commercial and
mixed-use projects, both of which have a maximum FAR of 2.5. The minimum density for the
residential component of mixed-use projects is 20 du/ac. Residential units are permitted by-
right onthe second story or above in the Downtown Historic District. A conditional use permit
is required for residential uses on the first floor.
Downtown Expansion District (DED)
This district is suitable for the improvement and maintenance of existing commercial
structures or the construction of or conversion to new mixed-use development. Residential
mixed-use projects are encouraged. The Downtown Expansion District allows commercial and
mixed-use projects, both of which have a maximum FAR of 2.5. The minimum density for the
residential component of mixed-use projects is 20 du/ac. Residential units are permitted by-
right on the second story or above in the Downtown Expansion District. A conditional use
permit is currently required for residential uses on the first floor.
Approximately 29.9 percent of the very low-income opportunity site units and approximately
44.9 percent of the moderate-income opportunity site units are located in the City’s Downtown
Expansion District (20.4% and 44.9%) and First Street Corridor District (9.5% and 0%). To
increase the likelihood that sufficient RHNA units are built in these two districts, the City added
Program E - 12 (Downtown Expansion District and Mixed-Use Corridor Flexibility). This
Program will allow 100 percent residential projects in the Downtown Expansion District and
flexibility for non-residential units in the First Street Mixed Use Corridor, should projects meet
certain criteria or provide housing for special needs groups (e.g., extremely low-income).
Civic/Cultural Arts District (CCA)
This district is suitable for the development of new multi-use civic, cultural and civic-serving
uses. The Civic/Cultural Arts District also allows commercial and mixed-use projects.
Residential mixed-use projects are encouraged but not required. Residential units may be
allowed on the ground floor if they are located between Eigleberry Street and Church Street
and behind a business. From Monterey Street to Church Street, commercial and mixed-use
projects have a maximum FAR of 1.5, and from Church Street to Dowdy Street there is a
maximum FAR of 1.0.
Agenda Item 9.2Page 901 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 174
Transitional District (TD)
This district is suitable for the conversion of existing residential structures to commercial uses
and for the development of new mixed-use and stand-alone residential projects. Commercial
and mixed-use projects have a maximum FAR of 1.5. Stand-alone residential projects are at
most 20 du/ac.
Cannery District (CD)
This district is suitable for the development of new mixed-use and stand-alone residential
projects. Commercial and mixed-use projects have a FAR of 2.0. The minimum density for the
residential component of mixed-use projects is 20 du/ac. Stand-alone residential projects must
develop at a density ranging from 20 to 40 du/ac.
Gateway District (GD)
This district is suitable for the development of new mixed-use and stand-alone residential
projects. Commercial and mixed-use projects have a maximum FAR of 0.75. Stand-alone
residential projects can be developed at 30 du/ac.
Downtown Specific Plan Development Standards
Table 60 displays the allowable densities and development standards in each of the Downtown
Specific Plan districts. The districts also generally have very permissive development
standards, including zero-foot minimum setbacks, and height limits of 50 feet or 4 stories in
all areas not fronting Railroad Street.
The passing of Assembly Bill (AB) 2097 will reduce constraints to development as it prohibits
any minimum parking requirement on any residential, commercial, or other development
project located within one half-mile of high-quality public transit. Prior to the passage of AB
2097, the Downtown Specific Plan area already had lower parking requirements than other
residential areas in the City. For projects not subject to AB 2097, the parking requirements
for residential units are 1 space per unit and 1 guest space per 6 units for units that are up to
800 square feet. If greater than 800 square feet, the requirement is 1.5 spaces per unit and 1
guest space per 4 units. Parking standards are often a potential constraint to development.
However, in Gilroy, they are appropriate and not excessive, given Gilroy’s suburban context
outside urban job centers to the north.
Agenda Item 9.2Page 902 of 1163
175
Table 60: Downtown Specific Plan Development Standards
District
Lot
Requirements
Lot Size in
Square Feet
min)
Yard Requirements
Setbacks in Feet Measured from Property Line)
min/max)
Height
Requirements
max)
FAR Density
Building Form
Front
Side
Adjacent
to Street)
Side (All
Other Side
Yards)
Rear Feet6 Stories7
Street Front
Building
Height
Min Feet)
Third and
Fourth Floor
Setback
Required
Downtown
Historic
District (DHD)
N/A 0/15 0/101 0/none2 03/none 50 4 2.5 20 du/ac
min) 25 Yes
Downtown
Expansion
District (DED)
N/A 0/15 0/101 0/none2 03/none 50 4 2.5 20 du/ac
min) 25 Yes
Civic/Cultural
Arts District
CCA)
N/A 0/none 0/none1 0/none2 0/none 50 4 - N/A8 25 Yes
Transitional
District (TD) N/A - - - - 40 3 1.55 20 du/ac
max) N/A No
Cannery
District (CD) N/A 0/15 10/none1 0/10 0/none 50 4 2.05 20-40 du/ac
min/max) 25 No
Gateway
District (GD) N/A 15/none 15/none 15/none 10/none 40 3 0.755 30 du/ac
max) N/A No
Agenda Item 9.2Page 903 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 176
Table 61: Downtown Specific Plan Development Standards (Special Circumstances)
District
Eigleberry Street to Church Street Church Street to Dowdy Street East of Eigleberry Street West of Eigleberry Street
Front
Side
Adjac
ent to
Street)
Side (All
Other
Side
Yards)
Rear Front
Side
Adjac
ent to
Street)
Side
All
Other
Side
Yards)
Rear Front
Side
Adjac
ent to
Street)
Side
All
Other
Side
Yards)
Rear Front
Side
Adjac
ent to
Street)
Side
All
Other
Side
Yards)
Rear
Civic/Cultural
Arts District
CCA)
0/10 10/non
e 0/10 10/non
e
20/non
e
10/non
e
10/non
e
10/non
e - - - - - - - -
Transitional
District (TD) - - - - - - - - 0/15 10/non
e1
0/none
2 0/5 154
none
10/non
e 5/none 10/no
ne
Source: City of Gilroy Zoning Ordinance
1 To be reviewed for vehicular sight distance.
2 To be reviewed by staff to ensure compliance with urban design principles.
3 Rear yard setback for parcels east of Monterey Street, between Lewis and Seventh is 51 feet to accommodate drive access and parking.
4 Ten-foot setback to property line allowed with a porch.
5 Use floor area ratio to determine project size for commercial and mixed-use development and use residential density to determine project size for stand-alone residential
development. Residential use is only allowed as part of a mixed use development within the DHD, DED and CCA districts. Standalone (multifamily) residential development is only
allowed within the CD, GD and TD districts. See Article XIV for additional specifications.
6 The planning division manager may approve architectural features such as tower elements, elevator service shafts, and roof access stairwells which extend up to 10 percent
above the height limit.
7 New buildings should be no more than two stories higher or lower than neighboring buildings. If higher or lower buildings are desired, the massing should be stepped so as to
create a smooth transition.
8 No min/max density. See Downtown Specific Plan for additional specifications. Residential apartments, townhomes, and live/work units above/behind ground floor are only
allowed between Eigleberry Street and Church Street
Agenda Item 9.2Page 904 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 177
Zoning Ordinance
The Zoning Ordinance, Chapter 30 of the Gilroy City Code, is the primary tool for implementing
the land use designations in the Gilroy 2040 General Plan. The Zoning Ordinance provides
controls over land use. The following discussion represents standards in the Gilroy Zoning
Ordinance as of April 2023. In conformance with the 2040 General Plan and current state
housing law, a comprehensive update of the Zoning Ordinance is anticipated to be complete
by the end of 2023. As such, some existing standards identified in this analysis will be updated
with the new Zoning Ordinance and in accordance with state law. Known instances are noted
and the appropriate programs are referenced. Existing residential development standards are
shown in Table 62.
The City’s General Plan allows for a range of densities and housing types to meet the needs of
all income levels. AB 2348 established “default” density standards. If a local government has
adopted density standards consistent with the established population criteria, sites with those
density standards are accepted as appropriate for accommodating the jurisdiction’s share of
regional housing need for lower-income households. Pursuant to AB 2348 and the 2020
decennial census, Gilroy is considered a “jurisdiction within a metropolitan county” with a
default” density for affordable units of 30 du/ac. Densities of at least 30 du/ac are allowed in
the High-Density Residential zone and Neighborhood District. Densities of 30 du/ac are also
allowed in the First Street mixed-use corridor and specified Downtown Specific Plan
designations, described above.
Table 62 displays the existing residential standards as outlined in the City’s Zoning Ordinance
as of April 2023. Note that there are instances where state law may supersede the current
standards in the Zoning Ordinance. If there is a conflict, state law supersedes the Zoning
Ordinance, and staff will process development applications accordingly. For instance, SB 9
applies to many parcels in the R1 zone and allows them to have up to four units, though the
current maximum density is one dwelling unit per lot. SB 9 facilitates the creation of up to
four housing units, comprised of a duplex with an ADU and a junior ADU or two primary
units plus an ADU and a junior ADU. Program A - 10 provides more flexibility than SB 9, by
allowing triplexes and fourplexes as an alternative design to a traditional duplex with an ADU
or a junior ADU. This program will also encourage the development of missing middle housing
throughout the City, including high-resource areas primarily comprising detached single-
family residences. A discussion of SB 9 is located in the Senate Bill 9 section of this constraints
chapter. Furthermore, the City has a dedicated webpage that provides SB 9 information (e.g.,
more permissive development standards) to the public and potential applicants.
Residential Densities
The Zoning Ordinance will be updated in 2023 so that development standards permit the
allowed densities under the 2040 General Plan. To facilitate consistency, the consultant who
prepared the City’s new General Plan is also preparing the Zoning Ordinance update.
Agenda Item 9.2Page 905 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 178
Planned Development Exceptions
Most single-family residential projects are approved ministerially, while, hillside residential
single-family and multifamily residential projects that comply with objective development and
design standards can generally be approved through an administrative staff review process,
without the need for public hearings. However, applicants can request smaller lot sizes,
increased height, and decreased setbacks (for example) through the Planned Development
process, which is outlined in the Zoning Ordinance. The Planned Development process allows
for more economical and efficient land use through diversification in development standards
for buildings, structures, and open spaces. Public hearings are required in exchange for this
flexibility.
Lot Size
The Zoning Ordinance will be updated in 2023 to be consistent with the lot sizes described in
the 2040 General Plan. For example, the typical lot size for the low-density single-family
residential land use designation in the 2040 General Plan ranges from 5,000 square feet to
7,000 square feet.
Height Limits
The City has two types of height limits in residential districts: a maximum height measured in
stories and an absolute height. Height limits in the R3 zone are 3 stories or 45 feet. For the R4
zone, the height limits are 6 stories or 75 feet, whichever is less. Parking garages that are
aboveground would count toward the story limit, while those that are belowground do not.
The height limits do not constrain development from reaching their prescribed General Plan
densities (8-20 du/ac for medium density sites and 20+ du/ac for high density sites).
Setbacks
All residential zones have setbacks, which are the minimum distances between a structure and
a lot line. Setbacks in Gilroy are largely uniform between the residential zones, with 26-foot
front setbacks, 6- to 12-foot interior side setbacks, 21-foot street side setbacks, and 15-foot
rear setbacks. While all setbacks reduce the amount of land that is developable on a site, the
setbacks do not constrain projects from reaching the maximum housing density in a zone.
Floor Area
The City of Gilroy does not regulate residential floor area, other than for ADUs. The ADU
Ordinance will be updated in 2023 (and in future years) to be compliant with current state law.
Although not required by state law, the City will increase the allowable floor area for ADUs
from 1,000 square feet to 1,200 square feet through Program A - 15.
Lot Coverage
The City of Gilroy does not regulate residential lot coverage, other than restricting the amount
of paving in the front yard to 50 percent maximum.
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City of Gilroy Housing Element 6th Cycle Housing Plan 179
Table 62: Residential Standards (2022)
District
Lot Requirements
Lot Size in Square
Feet (Lots Using
Street Standards
Adopted in
February 2006)1
Yard Requirements
Minimum Setbacks in Feet. Property Lines Adjacent to Streets Measured from
the Face of Curb)
Height
Requirements Density
Front
Front (Lots on
Bulb of Cul-de-
sac)
Side
Adjacent to
a Street)
Side (All
Other Side
Yards)
Rear
Rear (Yards
Backing onto
Street)
Feet Stories Maximum Density Units per
Acre
A1 20 acres 262 222 21 12 156 26 35 2 Maximum of one dwelling unit per lot
RR 2.5 acres 262 222 21 12 156 26 30 2 Maximum of one dwelling unit per lot
R1 6,660 sf 262 222 21 63 156 26 35 2
Maximum of one dwelling unit
per lot (not including units permitted
through SB 9)
3 – 7.25
R2 8,8804 sf 262 222 21 63 156 26 35 2
One dwelling unit per 4,000 square
feet of land to a maximum of two
units per lot
3 – 9
R3 8,880 sf 262 222 21 12 156 26 455 3 One dwelling unit per two 2,722
square feet of lot area 8 – 16
R4 13,320 sf 262 222 21 12 156 26 755 6
One dwelling unit per 1,452 square
feet up to a maximum site area of
2,178 square feet per unit
20 – 30
HR N/A + + + + + + 30 2 Determined by the average slope
with a maximum of two acres/unit
ND* * * * * * * * * * * *
Source: Gilroy City Code Chapter 30.
1 See Zoning Ordinance for lot size requirements for lots using street standards adopted prior to 2006.
2 Garage vehicular entrances shall be set back from the property line such that they have a minimum 18-foot-long driveway measured from the back of the sidewalk.
3 For dwellings located within new subdivisions (after the effective date of the ordinance codified in this chapter), containing five or more lots, the total width of the two side yards for any one lot in an R1
or R2 district must equal 12 feet. For structures in existence on the effective date of the ordinance codified in this chapter, a 6-foot side yard setback shall be maintained, unless a smaller side yard has been
allowed by a variance, planned unit development, or preexisting, nonconforming use.
4 7,000 square feet for preexisting lots created prior to September 15, 1983; 6,000 square feet for one single-family dwelling.
5 For R3 and R4 lots proposed to be developed with one single-family residence as the primary use, the height of the residential dwelling unit shall not exceed two stories and 35 feet.
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City of Gilroy Housing Element 6th Cycle Housing Plan 180
6 Rear yard setbacks may be reduced to 10 feet to accommodate a 5-foot encroachment for rear yard patio covers.
Residential site and building requirements shall be established by the master plan or specific plan for the neighborhood district area in which the property is located.
All setback requirements shall be as specified in the planned unit development (PUD) approval which shall be obtained according to the provisions of section 30.50.50.
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City of Gilroy Housing Element 6th Cycle Housing Plan 181
Parking
The provision of parking is a significant cost for all forms of development. High parking
requirements reduce the potential land available for development and increase the cost of
development. Table 63 displays the parking requirements for residential developments in
Gilroy. Parking requirements often pose a potential constraint on development. However,
construction of recent developments, including below market-rate units, demonstrate that
Gilroy’s existing parking requirements are appropriate and are not an unreasonable
constraint.
In addition to these minimum standards, Gilroy has a maximum parking requirement. Per
Gilroy City Code Section 30.31.30 (a), the maximum parking requirement is 10 percent above
those listed in the parking schedule, and any parking spaces beyond the 10 percent must be
offset with an equal amount of landscaping.
Table 63: Residential Parking Standards (2022)
Type of Residential Development Required Parking Spaces (off street)
Single- and two-family dwellings Two stalls per dwelling unit, one of which shall be a covered carport
or garage (each space must be at least 10 feet by 20 feet).
Multiple family dwellings One and one-half stalls per one-bedroom or two-bedroom dwelling
unit and two stalls for each unit having three or more bedrooms or
rooms which could be used as bedrooms, plus one stall for every
four units for guests. One stall for each unit shall be covered with a
garage or carport.
Accessory dwelling units (detached) One stall per unit*
Downtown Specific Plan Residential Parking Requirements
Residential units < or equal to 800 sq. ft One space per unit plus one guest space per six units
Residential units > 800 sq. ft. 1.5 spaces per unit plus one guest space per four units
Source: Gilroy City Code Chapter 30.
A parking stall will not be required for an accessory dwelling unit that meets any of the following criteria:
1. The accessory dwelling unit is created as a result of the conversion of existing area of the single-family residence or
existing permitted single-family residential accessory structure.
2. An existing single-family residential garage, carport, or parking structure is converted or demolished to accommodate
an accessory dwelling unit in the same location.
3. The accessory dwelling unit is within 0.5-mile walking distance of a public transit station, such as a bus stop or train
station.
4. The property is in an architecturally and historically significant historic district.
5. On-street parking permits are required in the area but not offered to the occupant of the residential accessory dwelling
unit.
6. A car share vehicle is located within one block of the accessory dwelling unit.
Cumulative Effect of Development Standards
The City of Gilroy has permissive standards for development, especially in its Downtown
Specific Plan area. The cumulative effect of development standards is not likely to constrain
the ability of developers to achieve densities on site development. This is evident in the entitled
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City of Gilroy Housing Element 6th Cycle Housing Plan 182
and pending projects analysis (see Table 79). Additionally, many recent projects have been
developed atthe City’s standards and were able to achieve moderate and high densities. Multi-
family developments in R-4 and Downtown Specific Plan Zone areas have consistently been
approved or constructed to the maximum density (or higher pursuant to state Density Bonus
Law or other provisions). Recently proposed or approved developments include:
A four-story, 120-unit affordable development on 3.4-acre parcel in the R4 zone (35
du/acre)
A 100-unit affordable development on a 3.9-acre parcel in the R4 zone (25 du/acre)
A 75-unit development on a 1.86-acre parcel in the Gateway District in the
Downtown Specific Plan (40 du/acre)
A 120-unit development on a 3.9-acre parcel in the R4 zone (30.8 du/acre)
A 268-unit development in the Downtown Expansion District in the Downtown
Specific Plan on 6.8 acres (38.7 du/acre)
A preliminary proposal for a 94-unit affordable development in the Downtown
Gateway District on 2.9 acres (32.4 du/acre)
These and other entitled and pending projects include a total of 62 very low-, 401 low-, and 3
moderate-income units.
Developers, residents, and other stakeholders participated in the public engagement process
for the Housing Element Update and provided suggestions for several aspects of the City’s
development standards that could be changed to facilitate the production of housing. These
included removing parking minimums, rezoning nonresidential areas to allow residential
development, and increased density.
In the effort to reduce and/or eliminate constraints identified in Gilroy’s land use controls, the
City will study and consider adopting a density bonus above state law (A - 12), amend the
Zoning Ordinance to ensure that the General Plan maximum densities are achievable by the
implementing zones (B - 2), review and revise development standards to ensure objectivity
B - 6), and evaluate development standards for all zones including the Downtown Specific Plan
zones for potential constraints (B - 7). Program A - 10 (Missing Middle / Middle Income Housing)
was amended to allow triplexes and fourplexes on corner lots in the R-1 and R-2 districts with
a minimum 6,000 sf lot size. Under Program A - 15 (ADU Ordinance Updates), the City will
replace the ADU deed restriction requirement with an owner affidavit form that does not
require recordation at the County and increase the allowable ADU floor area from 1,000
square feet to 1,200 square feet. Program E - 12 (Downtown Expansion District and Mixed-Use
Corridor Flexibility) was added to allow 100 percent residential projects in the Downtown
Expansion District and flexibility for non-residential uses in the First Street Mixed-Use Corridor,
should projects meet certain criteria or provide housing for special needs groups (e.g.,
extremely low-income).
Agenda Item 9.2Page 910 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 183
Density Bonus
California Government Code Sections 65915 through 65918, known as the density bonus law,
were enacted to encourage developers to build affordable housing by requiring local
governments to provide meaningful incentives in exchange for those affordable units.
The City implements density bonuses through Section 30.46.40 of the Gilroy City Code. This
section of the Gilroy City Code references and incorporates the state density bonus law. The
City is fully compliant with state density bonus law, and knows how to properly implement itif
requested by a developer. Multiple projects have utilized the density bonus, including the
Jemcor Apartments (130 units), the Hecker Pass Apartments (100 units), and the First and Kern
Apartments (120 units).
The City is including Program A - 12 to study and adopt a density bonus policy beyond what is
required by state law to further encourage development of affordable housing. The program
will specifically consider additional incentives for households with special needs such as large
households, extremely low-income households, households with developmentally disabled
individuals, and farmworker households.
Providing for a Variety of Housing Types
Table 64 shows the allowed uses within residential zones in the City’s Zoning Ordinance. In
some instances, state law also affects the uses that are allowed in a zone. If there is a conflict,
state law supersedes the Zoning Ordinance. For instance, SB 9 applies to many parcels in the
R1 zone, and allows them to have up to four units, inclusive of an ADU and a junior ADU. A
discussion of SB 9 is located in the Senate Bill 9 section of this constraints chapter.
As discussed in the following section, ADUs and junior ADUs are allowed in all residential
zoning districts under Section 30.54 of the City’s Zoning Ordinance. Single-family residential
zoning includes four districts: A1, RR, RH, and R1. Single-family units are permitted as a matter
of right in all single-family residential districts. Single-family dwellings are permitted as a
matter of right in all multifamily residential districts, except for mixed-use zones in the
Downtown Specific Plan area. Single-family development in the R3, R4 and RH zones has the
potential to prevent the achievement of the planned densities.
Multifamily residential zoning includes the R2, R3, and R4 districts. Duplexes are permitted as
a matter of right in the R2, R3, and R4 districts. Duplexes are also allowed in the R1 district on
corner lots of a certain size, when meeting certain conditions; however, this existing standard
has been superseded by current state law (SB 9), which is more permissive. Condominiums
and townhouses are permitted as a matter of right in the R3 and R4 districts; they are also
permitted in the RH district when conforming to the density limits through clustering. Multiple
family buildings are permitted as a matter of right in R3 and R4 districts.
The City of Gilroy has also established a Neighborhood District zone. Land in the
Neighborhood District may be used as specified by a Master Plan or Specific Plan adopted for
each Neighborhood District area. In addition to including 15 percent of the units as affordable,
Agenda Item 9.2Page 911 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 184
each development must provide compatible uses such as parks, schools, and neighborhood-
serving commercial facilities.
The City is including several programs in the Housing Element to further encourage a variety
of housing types across the City. One of these programs includes adoption of an affordable
housing policy to encourage and incentivize development of affordable housing (Program
A - 12). Another program may incentivize the production of missing middle housing, by
allowing ministerial approvals for triplexes and fourplexes on corner lots in R1 and R2, zones
that comply with the City’s objective design standards (Program A - 10). SB 9 facilitates the
creation of up to four housing units, comprised of a duplex with an ADU and a junior ADU
or two primary units plus an ADU and a junior ADU. Program A - 10 provides more flexibility
than SB 9, by allowing triplexes and fourplexes as an alternative design to a traditional duplex
with an ADU or a junior ADU. This program will also encourage the development of missing
middle housing throughout the City, including high-resource areas primarily comprising
detached single-family residences. Additionally, the City is considering a program to incentivize
micro-units (Program E - 5).
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City of Gilroy Housing Element 6th Cycle Housing Plan 185
Table 64: Residential Use Table (2022)
Housing Types Permitted A1 RR R1 R2 R3 R4 RH ND
Accessory Dwelling Unit1 -- X X X X X X *
Condominiums -- -- -- -- X X X *
Duplex -- -- X2 X X X -- *
Mobile Home Park -- -- C C X X -- *
Multi-Family Building -- -- -- -- X X -- *
Residential Care Homes (> 6 Residents) -- C C C C C C *
Residential Care homes ( 6 residents) -- X X X X X X *
Single-Family Dwelling or Modular Home X4 X X X X X X *
Townhouse** -- -- -- -- X X X *
Emergency Shelters C C C C C C C *
Supportive and Transitional Housing3 X X X X X X X *
Source: City of Gilroy Zoning Ordinance, Section 11. 10.
Notes:
X = Unconditionally Permitted; C = Permitted only with conditional use permit granted by planning commission; -- Not permitted
Refer to master plan or specific plan adopted for the neighborhood district area in which the property is located.
Program B - 7 is included to remove reference of condominium ownership in the definition of Townhome.
1 Accessory dwelling unit(s) and/or junior accessory dwelling units may be allowed subject to compliance with the regulations prescribed in Article LIV.
2 Notwithstanding units permitted by SB 9, a duplex dwelling is permitted when all of the following conditions are met:
a) The duplex dwelling shall be located on a corner lot only; and
b) The corner lot shall have a minimum area of 8,000 square feet and be so designated for a duplex unit on a tentative and final map; and
c) The duplex shall not increase the overall density within any given land subdivision beyond the maximum of 7.25 dwelling units per net acre.
3 Supportive and/or transitional housing that serves more than six individuals, provides on-site services, and is licensed by the state as a group home shall only be allowed upon
the granting of a conditional use permit.
4 One residential dwelling unit may be permitted on an A1-zoned parcel that has a minimum size of 20 acres or more. Subdivision of land for further development is not
permitted without rezoning to another zoning district that implements the General Plan land use map.
Agenda Item 9.2Page 913 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 186
Accessory Dwelling Units
ADUs provide additional housing opportunities for people of all ages and economic levels. The
City of Gilroy permits ADUs on any residential parcel in any zoning district that permits
residential or residential mixed-use development.
The City submitted its current ADU ordinance (Chapter 30.54) to the state in 2020 and worked
with the state to ensure its compliance with state law at that time. The City will continue to
work with the state to ensure future updates to the ADU ordinance (Program A - 15) remain in
compliance when the legislature makes changes to ADU regulations (e.g., Government Code
Section 65852.2).
The City is also including multiple programs to monitor, incentivize, and encourage
ADU development across the City. This includes monitoring and tracking ADUs and their
affordability (Program A - 6), adopting a set of pre- designed plans (Program A - 7), financial
incentives for ADUs restricted to lower-income households (Program A - 8), and encouraging
the development of ADUs through education and marketing (Program G - 4). In addition,
through Program A - 15 (ADU Ordinance Updates), the City will replace the ADU deed
restriction requirement with an owner affidavit form that does not require recordation at the
County and increase the allowable ADU floor area from 1,000 square feet to 1,200 square feet.
Senate Bill 9
Effective January 1, 2022, SB 9 requires ministerial approval of a housing development with no
more than two primary units in a single-family zone, the subdivision of a parcel in a single-
family zone into two parcels, or both. The City adopted two objective design standard policies
for SB 9 projects on December 13, 2021, and revised them effective April 4, 2022, following
additional interpretation by the state. Consistent with state law, the adopted standards are
purely objective in nature, providing information to property owners on the SB 9 process and
associated standards in Gilroy. The City’s SB 9 2-Unit Objective Design Standards Policy and
the SB 9 Lot Split Objective Design Standards Policy both closely follow state law. The City
website has readily available information regarding ADU and SB 9 applicability and standards.
The City’s SB 9 Policy and website will be updated under Program A - 10 noted below.
SB 9 facilitates the creation of up to four housing units, comprised of a duplex with an ADU
and a junior ADU or two primary units plus an ADU and a junior ADU. The City is including
Program A - 10 to provide more flexibility than SB 9 by allowing triplexes and fourplexes as an
alternative design to the traditional duplex with an ADU or a junior ADU. This program will also
encourage the development of missing middle housing throughout the City, including high-
resource areas primarily comprising detached single-family residences.
Emergency Shelters
An emergency shelter is housing with minimal supportive services for unhoused persons that
is limited to occupancy of 180 days or less per calendar year by an unhoused person. No
individual or household may be denied emergency shelter because of an inability to pay.
Agenda Item 9.2Page 914 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 187
The City’s emergency shelter requirements are currently provided in the Performance
Standards section of the Zoning Ordinance (Chapter 30.41) and the Residential Use Tables in
Section 30.11.10. Current City Code does not meet state law requirements (Government Code
Section 65583) and will therefore be amended through Program E - 3. These zoning
amendments will be processed during the same meeting in which the City is adopting the
Housing Element Update. The proposed zoning amendment will modify the definition of
emergency shelters to include other interim interventions, including, but not limited to, a
navigation center, bridge housing, and respite or recuperative care.
Currently, emergency shelters may be permitted in any zone with a conditional use permit;
however, emergency shelters in the agriculture and residential zoning districts may only serve
families. Through Program E - 3, the City will allow emergency shelters by-right in the City’s R4
and new mixed-use zone along First Street by removing the conditional use permit
requirement in those zones. Program E - 3 will also remove the reference to families and
amend standards related to on-site management, waiting and intake areas, and parking based
on the number of staff only.
Based on the 2022 Point-in-Time Count, an estimated 208 homeless persons are located in
Gilroy. At 200 square feet per bed, 208 beds could be accommodated in facilities totaling
approximately 41,600 square feet of floor area to accommodate the City’s estimated
unsheltered need.
The City has sufficient properties in the R4 and mixed-use zones to accommodate Gilroy’s
unsheltered population. The R4 zone covers just over 16 acres on 25 parcels, including five
sites and 13.7 acres currently identified in the sites inventory. The R4 zone is located in the
transit accessible areas of the City and is within walking distance to support services (e.g.,
South County Compassion Center and Saint Joseph’s Family Center Food Center). The First
Street Mixed-Use zone district encompasses approximately 71 acres on 87 parcels, including
four sites and 3.1 acres currently identified in the sites inventory. The mixed-use zone is
located along the First Street corridor, which contains a range of services. Surrounding uses
and permissive development standards in the R4 and forthcoming mixed-use zone will make
it feasible to develop or convert existing structures to shelter use in these two zones. In
addition to the development of vacant parcels in the R4 and mixed-use zone, adaptive reuse
of existing structures is another option for establishing shelter facilities without
redevelopment of the properties.
Low Barrier Navigation Centers
Low barrier navigation centers (LBNC) are service-enriched shelters that are focused on
moving individuals into more permanent housing. LBNCs provide temporary housing while
case managers connect individuals experiencing homelessness to shelter, public benefits, and
health services. Under the Housing for Homeless Act (2019), local governments are required
to allow LBNCs by-right in areas zoned for mixed uses and nonresidential zones that permit
multifamily uses.
Agenda Item 9.2Page 915 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 188
Gilroy does not currently explicitly allow LBNCs in any zone, though this would not prevent
their development if an application for one were received. Per Program E - 4, the City will
amend its Zoning Ordinance pursuant to Government Code Section 65583 to allow for LBNCs
by-right in areas zoned for mixed uses and nonresidential zones that permit multifamily uses.
Modular Homes
The permitting of modular, or manufactured, housing on foundations is subject to the same
development standards as conventional single-family units, consistent with Government Code
Section 65852.3. The City of Gilroy permits modular homes by right in all residential zones that
permit single-family dwellings by right.
Transitional and Supportive Housing
Supportive or transitional housing that serves up to six individuals is allowed by right in all
residential zones. Supportive or transitional housing that serves more than six individuals,
provides on-site services, and is licensed by the state as a group home is allowed in any zone
upon the granting of a conditional use permit. While the conditional use permit may be a
potential constraint on the development of group homes with more than six residents, the City
has added Program E - 13 which will amend its Zoning Ordinance pursuant to Government
Code Section 65651 to allow supportive housing by-right in zones where multifamily and
mixed uses are permitted. The City has also added Program E - 10 to evaluate and address the
potential constraint regarding the permit requirements for group homes in medium- and
higher-density residential zones. The City has objective standards for these homes to add
certainty to the development process. As a part of Program B - 6, the City’s objective standards
will be reviewed and modified as necessary to ensure they are purely objective in nature.
Single-Room Occupancy Units
Single-room occupancy (SRO) residences are small, one-room units occupied by a single
individual, and may either have a shared or private kitchen and bathroom facilities. SROs are
rented on a monthly basis, typically without a rental deposit, and can provide an entry point
into the housing market for extremely low-income individuals, formerly unhoused, and
disabled persons. SRO units are not specifically defined or included in the City’s Zoning
Ordinance; however, there is precedence for their allowance within the City.
The City of Gilroy has one SRO development, which opened in 2016. The 25-unit SRO project,
the Gilroy Studios (26 units including a manager’s unit), was added to the Sobrato Transitional
Apartments, aimed at serving the unhoused population in Gilroy. This project shows that there
are no demonstrated constraints on the development of SROs in the City.
Residential Development Ordinance
The Residential Development Ordinance (RDO) was first established in 1979 to monitor the
amount of residential growth in the City by limiting the number of dwelling units that could be
built in a 10-year period. The RDO is a potential constraint on development; however, it has
been made null by provisions of SB 330 and SB 8, both effective through 2030. The RDO
Agenda Item 9.2Page 916 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 189
limitations are not currently utilized by the City and will not be included in the City’s new zoning
ordinance, and thus do not pose a constraint to development. Program B - 1 requires the
removal of the RDO as a part of the comprehensive zoning update.
Affordable Housing Policy
The City does not have an inclusionary policy in effect for the whole City. Although the City
currently has an inclusionary housing requirement for developments in its Neighborhood
District areas, the policy is limited to property with a Neighborhood District land use
designation. The Neighborhood District Policy requires developments to construct a minimum
of 15 percent of its units at affordable prices. Incentives for constructing affordable housing in
the Neighborhood Districts include density bonuses, reduction in City standards (including
zero-lot line developments, clustered housing on smaller lots, and smaller unit sizes), and
reduction in road widths. All affordable units must be developed on-site and there is no option
for an in-lieu fee. The lack of an in-lieu fee is a constraint to development and does not comply
with Government Code Section 65850(g). Program A - 5 is included to revise the Neighborhood
District Policy to ensure it is fully compliant with state law.
Similarly, though the Residential Development Ordinance (RDO) growth limits are no longer in
effect due to state law, the RDO Exemption Policy was an effective tool for incentivizing
affordable restrictions in a development. Portions of the RDO Exemption Policy were set up
similarly to an inclusionary housing ordinance, by including resale controls and rental price
controls for a minimum of 55 or 30 years, respectively, and specifying a minimum percentage
of units for different affordability categories, as follows:
At least 40% of units affordable to households below 60% of the AMI
At least 15% of units affordable to households between 60% and 80% of the AMI
At least 15% of units affordable to households between 80% and 100% of the AMI
No more than 30% of the units affordable to households between 100% and 120%
of the AMI
Both the Neighborhood District Policy and the RDO affordability standards can be used as a
benchmark for an affordable housing policy adopted by the City (Program A - 11). The City also
understands that inclusionary housing often raises the cost of development by mandating a
price subsidy. An inclusionary housing policy is a potential constraint on development.
Urban Growth Boundary and Urban Service Area
Per the City’s General Plan, “The Urban Growth Boundary (UGB) applies to land within the
Planning Boundary/Sphere-of-Influence that is intended for urbanization at some point in the
future. The UGB indicates the extent and direction of the City's future urban expansion and
capital improvements planning. Lands outside the UGB are to be preserved for rural and
agricultural uses.”
In 2016, voters passed Measure H, resulting in the UGB. The intent of the UGB is to protect
agriculture and open space in the surrounding areas outside of the UGB. Urban development
Agenda Item 9.2Page 917 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 190
is not allowed outside of the UGB; only uses allowed in the open space designation per the
General Plan are allowed. Until December 31, 2040, lands outside the UGB can only be
redesignated by a vote of the people, except for the following exceptions in which the City
Council determines that doing so is necessary to comply with state law regarding the provision
of housing for all segments of the community and makes each of the following findings based
on substantial evidence, per the General Plan:
That the land proposed to be brought within the UGB and/or redesignated is
immediately adjacent to (i) the existing UGB; and (ii) available water and sewer
connections; and
That the proposed development will consist primarily of low- and very low-income
housing pursuant to the Housing Element;
That there is no existing vacant or undeveloped residentially designated land within
the UGB to accommodate the proposed development and it is not feasible to
accommodate the proposed development by redesignating lands within the UGB
for low- and very low-income housing; and
That the proposed development is necessary to comply with state law
requirements for the provision of low- and very low-income housing and the area
of land within the proposed development will not exceed the minimum area
necessary to comply with state law.
An analysis by the City attorney at the time of the vote estimated that this would yield a
reduction of 2,929 potential units compared to the City’s previous General Plan and 4,344 units
to the draft General Plan update atthe time.35
The City also has an Urban Service Area (USA). The USA is the land to which the City is
committed to providing basic infrastructure and services for urban development. The USA is
generally coterminous with the UGB. The City accepts applications for USA modifications in the
month of July only. The USA is reviewed and amended by the Local Agency Formation (LAFCO)
if desired by the City. At the time of the drafting of this document, the City is currently waiting
for LAFCO’s decision on an USA amendment application for property north of Gilroy. The City
also received an applicant request to amend the USA boundary south of Gilroy. These
applications are a good indication of developer interest in Gilroy. The USA acts as a potential
constraint to development within City boundaries, which has more permissive development
standards than the unincorporated County. Despite this potential constraint, the City has
capacity for new housing within the USA and UGB, and has increased residential densities in
the Gilroy 2040 General Plan to accommodate any capacity lost under Measure H.
Furthermore, the UGB does not restrict the number or timing of permits within the USA or
UGB.
35City Attorney’s Impartial Analysis of Measure H. https://sccvote.sccgov.org/sites/g/files/exjcpb1106/files/E110%20-
20Measure%20H.pdf
Agenda Item 9.2Page 918 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 191
Development Review and Permitting Procedures
The efficiency and timing of a jurisdiction’s processes for review and approval of residential
development has a significant impact on the amount and pace of housing construction. The
procedures for development review and permitting in the City of Gilroy are described below.
Permit Processing
The requirements of the permit processing procedure have the potential to act as a constraint
to the development of housing. The time and uncertainty of the review and revision cycle can
contribute significantly to the overall cost of the project, ability to obtain and maintain funding,
and the cost of each dwelling unit. Certainty and consistency in permit processing procedures
and reasonable processing times are important to ensure that the developmental review and
approval process does not act as a constraint to development by adding excessive costs or
discouraging housing development.
In 2020, the City awarded a contract to Tyler Technologies for the purchase and
implementation of a Land Management System. The Land Management System helps to
manage land development applications, special event permits, code enforcement cases, and
fire prevention/pre-treatment/hazardous materials management. The City began configuring
the system in 2021 and intends to “go live” with the public by the end of 2023. This Land
Management System will modernize the City's application processes by allowing online
application submittals and coordinated digital plan review. The system will automate many
steps in the existing permitting process and help mitigate potential constraints caused by a
lengthy permitting process. Applicants will be able to check the status of their permit online
and staff will have greater control over the workflow.
Development Community Stakeholder Outreach
The City evaluates its permitting and processing procedures biannually. It consults builders
and other parties engaged in housing development activities to identify concerns and potential
constraints in the permit processing procedure. The City will continue to hold meetings to
maintain a dialogue with the development community. Topics discussed at previous
roundtable meetings have included bicycle parking, objective design standards, and a
potential update to the City's Downtown Specific Plan. Meetings were held virtually in 2020
and 2021, and will be held in person or virtually in the future, to accommodate a wide variety
of participants.
Zoning Ordinance Streamlining
In 2021, the City began a comprehensive update of the City's Zoning Ordinance to ensure that
it is compliant with the 2040 General Plan. Updates will include changes to help streamline the
permit process, including but not limited to creating an administrative use permit process, as
currently all use permits require a public hearing before the Planning Commission. City staff is
also recommending a more transparent and streamlined process for reviewing and approving
applications involving a historic resource (e.g., residential additions). Staff will also be
recommending streamlined processing for planned development projects that do not require
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City of Gilroy Housing Element 6th Cycle Housing Plan 192
a zoning amendment or General Plan amendment. Program B - 5 includes the above changes
to streamline the permitting process.
Planning Permit Processing Procedure
The typical planning permit process follows the steps below.
1. Optional Pre-Application Submittal Meeting
2. Application Submittal
3. Input from Other Departments
4. Status Letter to Applicant
5. Plan Revision, as needed (if yes, return to Step 2)
6. Planning Staff Analysis
7. Project Decision, including conditions of approval if applicable
The project decision may be appealed, which would result in project review by either the
Planning Commission or City Council, depending on the permit.
Administrative versus Discretionary Planning Permits
As discussed previously, most single-family residential projects can be approved ministerially.
Single-family hillside homes and multi-family residential projects that comply with objective
development and design standards are approved through an administrative planning staff
review process, without the need for public hearings, unless another entitlement tied to the
project would require a public hearing.
However, if an applicant wants to change the zoning or land use designation of a particular
property, the project will require review and approval by the Planning Commission and City
Council, respectively, at separate public hearings. Similarly, if an applicant wants to request
flexible development standards through the Planned Development process, the application
currently requires public hearings before the Commission and Council. Under Program B-5,
the Zoning Ordinance update will include a recommendation by staff to streamline the
Planned Development approval process, so that projects that do not require a zoning
amendment or General Plan amendment can be approved by the Planning Commission rather
than requiring review and approval by both the Planning Commission and City Council. This
streamlined process would reduce the review time by approximately two months.
Permit Processing Time
The processing time needed to obtain development permits and required approvals can act
as a constraint to development and contribute to the high cost of housing. Permit processing
times are partially dependent on the number of staff available to review projects. When
staffing levels drop due to attrition (e.g., voluntary termination) or cutbacks (e.g., layoffs),
permit processing times increase. In 2017, the City hired Management Partners to complete
an organizational review of the Community Development Department, including
Agenda Item 9.2Page 920 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 193
recommended staffing levels. Many of the report’s recommendations, such as over-the-
counter plan checks, were implemented to reduce permit processing times. The report also
recommends that the City reevaluate staffing levels on a regular basis to determine when
additional staff resources are needed to meet service demand.
The permit processing times for various permits are shown in Table 65. The level of project
review depends on the type of project. Most single-family projects require only a zoning
clearance from the Planning Department as part of the ministerial building permit process.
Single-family residential hillside projects can be approved by planning staff through an
administrative architecture and site review permit. Similarly, most multifamily (no subdivision
map), commercial, industrial, and professional office projects can be approved
administratively. These staff-level discretionary planning projects typically take three to six
months (depending on application completeness) to obtain planning entitlements, while
applications for building permits take another three to four months. Projects that require a
tentative subdivision map require Planning Commission review and City Council approval. The
subdivision review and approval process typically takes approximately one year to complete,
depending onthe required California Environmental Quality Act (CEQA) documentation. Once
final maps are recorded, building permit applications may be filed, which typically takes
another three to four months for approval.
Table 65: Permit Processing Time (2022)
Permit Type Length of
Approval Approval Body
Building Permit 3-4 months* Issued by Building and Safety Division
Conditional Use Permit 3-4 months Planning Commission
Variance 3-4 months Planning Commission
Zone Change / Zoning
Amendment
6-12 months City Council
General Plan Amendment 6-12 months City Council
Architecture and Site Review 3-6 months Community Development Director (or
designee)
Planned Unit Development 6-9 months City Council
Tentative Tract Map 6-9 months City Council
Negative Declaration 6-9 months Same as project approval body
Environmental Impact Report 12 months Same as project approval body
Final Subdivision Map 2-4 months City Council
Parcel Map 1-2 months City Council
Source: City of Gilroy, 2022
Pursuant to AB 2234, must determine whether a post-entitlement phase permit application is complete within 15 business days
of submittal. Furthermore, the City must approve a post-entitlement phase permit application or return a full set of written
Agenda Item 9.2Page 921 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 194
comments to the applicant: (1) within 30 business days of the application being deemed complete if the housing development
project has 25 or fewer units; or (2) within 60 business days if the project has more than 25 units, unless otherwise exempted by
law.
The Santa Clara County Planning Collaborative collected data through a survey to provide a
regional comparison of permit processing times for jurisdictions across the County. Table 66
displays the permit processing time in months for various types of residential permits. Gilroy
has similar or slightly quicker processing times, compared to other County jurisdictions for
most permits. For example, the City has a shorter processing time on discretionary permits
that go to City Council (5–6 months) than all jurisdictions except two.
Table 66: Permit Processing Time, Months, Regional Comparison (2021-2022)
Jurisdiction ADU
Process
Ministerial
By-Right
Discretionary
By-Right
Discretionary
Hearing
Officer if
Applicable)
Discretionary
Planning
Commission)
Discretionary
City Council)
Gilroy 1 - 2 1 - 2 2 - 4* N/A 4 - 5 5 - 6
Campbell 1 1 3 N/A 5 8
Cupertino 1 - 3 1 - 6 2 - 4 2 - 4 3 - 6 6 - 12
Los Altos Hills 1 - 2 0.5 - 2 2 - 3 3 - 4 4 - 6 5 - 8
Los Gatos N/A 1 - 2 1 - 2 2 - 4 4 - 6 6 - 12
Milpitas 1 - 3 1 - 3 2 - 4 3 - 4 4 - 6 6 - 12
Monte Sereno 0.75 0.75 1 1 - 2 1 - 2 1 - 2
Morgan Hill 1 - 2 1 - 2 2 - 3** 2 - 3 4 - 6 4 - 6
Mountain View 3 - 5 4 - 6 2 - 3 6 – 18** N/A 12 - 24
San Jose 2 1 - 3 7 7 7 - 11 5 - 12
Santa Clara 0 - 1 0 - 1 0 - 3 4 - 9 6 - 9 6 - 12
Saratoga 1 1 - 2 2 - 3 N/A 4 - 6 6 - 12
Sunnyvale 1 - 3 1 - 3 3 - 6 6 - 9 9 - 18 9 - 18
Unincorporated
County 4 - 6 6 - 8 9 - 12 12 - 15 15 - 18 15 - 18
Source: Cities Association of Santa Clara County, Planning Collaborative. 2022.
Gilroy does not have "discretionary by-right" permits This timeline represents "Discretionary (Staff)”. This timeline also depends
on level of CEQA review.
Entitlements only
Under Program B - 5 the City will consider streamlining the Planned Development approval
process, so that projects that do not require a zoning amendment or General Plan amendment
can be approved by the Planning Commission rather than requiring review and approval by
both the Planning Commission and City Council. This should reduce the permit processing
time by approximately two months.
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City of Gilroy Housing Element 6th Cycle Housing Plan 195
Objective Design Standards Policy
In October 2021, the City of Gilroy adopted the Mixed-use Residential and Multi-Family
Residential Objective Design Standards Policy. The objective design standards were created to
ensure the City’s compliance with the Housing Accountability Act. The objective design
standards apply to residential projects that are multifamily or mixed-use. Consistent with state
law, the standards are purely objective in nature. The objective design standards are also
intended to increase consistency in decision making, minimize applicant delays, better utilize
limited staff resources, and promote good design principles that help ensure that Gilroy is an
attractive place to live and visit.
Program A - 10 will incentivize the production of middle-income housing by allowing ministerial
approval of triplexes and quadplexes, on corner lots in the R1 and R2 zones, that meet
objective design standards.
Planning, Building, and Development Impact Fees
Housing developments are typically subject to three types of fees: planning permit fees,
building permit fees, and development impact fees. The fees are charged by the City and other
agencies to cover administrative processing costs associated with development and help
ensure the provision of adequate services.
Fees vary based on the type of application necessary for project approvals. The processing
fees are typically recouped through the rent or sales price, so excessive fees may ultimately
affect the affordability of housing. It is best practice to periodically conduct user fee studies to
ensure the City is recouping the cost of providing services in areas for which fees apply. In May
2022, the City completed a Comprehensive User Fee Study to update the City’s user fees
schedule, which had been last updated and adopted in 2014. City staff advertised the
proposed fee increases to the City’s list of development professionals, including local builders
and contractors. Following community meetings and public hearings with the City Council, a
new fee schedule was adopted, effective August 1, 2022. There was no public opposition to
the proposed fees, which may be an indication that the fees remain reasonable. The most
current fee schedule is available on the City’s website. Planning related fees for the City of
Gilroy are shown in Table 67.
Table 67: Planning Related Fees (August 2022)
Applications Fee
Annexation $19,632 + actual attorney fees
Architectural Site Review – Residential
New Construction $8,294/first lot + $592/additional flat land tract plan +
1,203/additional hillside lot
New Hillside Lot - SFD $4,532
Additions $2,648
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City of Gilroy Housing Element 6th Cycle Housing Plan 196
Applications Fee
Development Agreement $19,081 minimum deposit (hourly rate invoiced against initial
deposit, plus $10,000 deposit for attorney fee)
Environmental
Categorical Exemption $536.00
Initial Study/ND/MND, non-complex project
Staff Review)
12,113.17 (minimum)
Environmental Impact Report (staff review) $23,739.79 (minimum)
EIR/MND/Initial Study (Consultant Contract) Actual contract cost plus 15% of contract cost + 15% staff
review + 10% contingency
General Plan Map Amendment $15,604/first 10 acres + $150/each additional 10 acres, plus
attorney fees and publishing costs
Planned Unit Development $16,203
Tentative Parcel Map $10,253 (up to 4 lots), plus publishing
Tentative Tract Map $19,036/(5-12 lots) + $302/additional flat land lot +
877/additional hillside lot, plus publishing costs
Urban Service Area Extension $29,188/first 10 acres + $423/each additional 10 acres +
publishing1 + LAFCO fees
Variance $5,470, plus attorney fees and publishing costs
Zoning Map Amendment $11,884/first 10 acres + $150/each additional 10 acres, plus
attorney fees and publishing costs
Source: City of Gilroy. Effective August 1, 2022. (https://www.cityofgilroy.org/DocumentCenter/View/12973/2022--
Comprehensive-User-Fee-Schedule-Effective-August-1-2022)
1. For those projects involving multiple public hearing applications, the publication costs will be reduced to a single charge when
it is determined, and reasonably possible, that the public-hearing applications can be processed together.
The City of Gilroy Public Works Department provides a fee schedule for development impact
fees. Impact fees are updated each fiscal year. The 2022 impact fee schedule, which runs from
July 1, 2022, to June 30, 2023, was updated to reflect the fees adopted as part of the 2022
Comprehensive User Fee Study discussed above. Development impact fees add to the cost of
residential development; however, they can be a cost-effective mechanism for financing the
new infrastructure (e.g., water, sewer, roads) required to support new development. The fees
allow for the consolidation of infrastructure projects when it is more cost-effective to do so
and, by law, must be linked to the actual impact of the specific project.
The City of Gilroy imposes a number of development impact fees, including for public facilities,
sewer development, storm development, traffic, and water development. Typically, fees per
unit for high-density residential are lower than fees per unit for low-density residential.
Development fees for the City of Gilroy are shown in Table 68.
In 2022, the development impact fee was $15.82 per square foot for ADUs that are greater
than 750 square feet. Thus, the maximum impact fee for a 1,000-square-foot ADU would be
15,820. In 2022, ADU costs range from approximately $50,000 (conversion of habitable,
already-finished space) to $120,000 (new construction). In this case, the impact fee represents
13 percent ($120,000) to 31 percent ($50,000) of the total cost of development. Comparatively,
Agenda Item 9.2Page 924 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 197
Gilroy’s impact fee is 34 percent less than the City of Morgan Hill, which charges $21,209 for
the same size (1,000 square foot) detached ADU. 36
The impact fees for ADUs in Gilroy are calculated proportionately in relation to the ADU square
footage and the square footage of the primary dwelling unit; however the fees may still create
a constraint on ADU production. The City will review ADU impact fees as a potential constraint
for affordable housing through Program A - 8.
Table 68: Development Impact Fees (2022)
Fee Type Fee
Public Facilities Impact Fees
Residential – Low Density $22,617/unit
Residential – High Density $19,028/unit
Sewer Development Impact Fees
Residential – Low Density $13,262/unit
Residential – High Density $7,176/unit
Storm Development Impact Fees
Residential – Low Density $598/acre
Residential – High Density $940/acre
Traffic Impact Fees
Residential – Low Density $13,012/unit
Residential – High Density $10,548/unit
Water Development Impact Fees
Residential – Low Density $4,556/unit
Residential – High Density $1,843/unit
ADUs ADU impact fees are not assessed for the first 750 square feet. Any floor
area above 750 square feet will be assessed an impact fee of
15.82/square foot
Source: City of Gilroy. Fees to Build Effective July 1, 2022.
In late 2021/early 2022, the Santa Clara County Planning Collaborative collected data through
a countywide survey to provide a regional comparison of fees for different types of
development. Total fees per unit for single-family, small multifamily, and large multifamily
collected at that time are shown in Table 69. Generally, Gilroy’s fees are comparable to the
region. For single-family fees, Gilroy was the sixth least expensive of the thirteen jurisdictions
with listed fees. For small multifamily units, Gilroy was seventh of the twelve listed fees, and
for large multifamily Gilroy was eighth of twelve listed fees.
36 https://www.morganhill.ca.gov/DocumentCenter/View/42497/Detached-ADU-checklist-for-Morgan-Hill---FINAL-with-Impact-
Fees?bidId=
Agenda Item 9.2Page 925 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 198
Table 70 displays a regional comparison of fees as a percentage of total development costs. At
the time of comparison, Gilroy's single-family fees (1.5 percent of total development) rank sixth
least expensive out of fourteen jurisdictions listed. For small multifamily fees, Gilroy ranks
seventh out of twelve jurisdictions listed (5.3 percent), and for large multifamily fees, Gilroy is
eighth of the twelve jurisdictions listed (5.6 percent).
Table 69: Total Fees per Unit, Regional Comparison (2021-2022)
Jurisdiction Single-Family Small Multifamily Large Multifamily
Gilroy $69,219 $40,195 $39,135
Campbell $72,556 $20,599 $18,541
Cupertino $136,596 $77,770 $73,959
Los Altos Hills $146,631 N/A N/A
Los Gatos $32,458 $5,764 $3,269
Milpitas $77,198 $74,326 $59,740
Monte Sereno $33,445 $4,815 $4,156
Morgan Hill $55,903 $41,374 $36,396
Mountain View $90,423 $69,497 $82,591
San Jose $9,919 $23,410 $23,410
Santa Clara $72,034 $7,299 $3,048
Saratoga $64,272 $17,063 $15,391
Sunnyvale $133,389 $126,673 $98,292
Source: Santa Clara County Planning Collaborative. 2022.
Table 70: Fees as Percentage of Total Development Costs, Regional Comparison (2021-2022)
Jurisdiction Single-Family Small Multifamily Large Multifamily
Gilroy 1.5% 5.3% 5.6%
Campbell 2.6% 2.7% 2.6%
Cupertino 2.9% 10.3% 10.5%
Los Altos Hills 3.1% N/A N/A
Los Gatos 1.2% 0.8% 0.5%
Milpitas 2.8% 9.8% 8.5%
Monte Sereno 0.7% 0.6% 0.6%
Morgan Hill 2.0% 5.5% 5.2%
Mountain View 3.3% 9.2% 11.8%
San Jose 0.4% 3.1% 3.3%
Santa Clara 2.6% 1.0% 0.4%
Saratoga 1.4% 2.3% 2.2%
Sunnyvale 4.8% 16.8% 14.0%
Unincorporated County 0.9% N/A N/A
Agenda Item 9.2Page 926 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 199
Source: Santa Clara County Planning Collaborative. 2022.
On average, Gilroy’s fees are comparable to surrounding jurisdictions in Santa Clara County.
Fees may represent a barrier to the construction of housing as they increase the minimum
cost of development for a dwelling unit and may be passed onto the purchaser or renter.
However, the City’s fees are not excessive and do not constitute unreasonable constraints on
the production of housing, as the City has seen robust housing production during the 5th RHNA
Cycle.
School Fees
In addition to the costs above, the Gilroy Unified School District charges development fees.
The entirety of Gilroy is served by the Gilroy Unified School District. As of 2018, the residential
development fees for the school district were $3.79 per square foot.37 The City does not have
control over these fees, but the fees have not constrained the development of housing in
recent years.
Transparency of Development Standards
The City of Gilroy provides its development standards on the City website. The Gilroy City Code,
General Plan, permit and development fees, affordability requirements, and zoning maps can
all be accessed on the City’s website. This includes the most recent Comprehensive User Fee
Study. City staff are available to assist applicants or interested parties that do not have internet
access. The City is in compliance with requirements set forth in AB 1483.
Under Program B - 4 (Public Fees, Standards, and Plans Online) and pursuant to Assembly Bill
AB) 1483, the City will compile all development standards, plans, fees, and nexus studies in an
easily accessible online location (also see Program B - 8).
SB 35 Approval Procedure
SB 35 (2017) requires a Streamlined Ministerial Approval process for developments in
jurisdictions that have not made sufficient progress towards their Regional Housing Needs
Allocation. Program B - 3 establishes and implements expedited permit processing for
qualifying affordable housing projects, pursuant to SB 35 and SB 330.
As of August 2022, the City of Gilroy has not received an SB 35 application. If the City were to
receive an SB 35 application, it would follow state law procedure. The following permitting
procedure that the City will follow is from the Streamlined Ministerial Approval process
guidelines outlined by HCD.
After receiving a notice of intent from the applicant intending to submit an application for a
Streamlined Ministerial Approval process, the following steps must occur:
37 Gilroy Unified School District. Developer Fee Justification Study. 2018.
https://resources.finalsite.net/images/v1529100379/gusdk12caus/qszb2awtcdnj2lpzxcc8/DeveloperFeeJustificationStudy.pdf.
Agenda Item 9.2Page 927 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 200
1. The City will complete the tribal consultation process outlined in Government Code
Section 65913.4(b) prior to accepting an application for a Streamlined Ministerial
Approval process.
2. Once the tribal consultation process is complete, the City will begin processing the
submitted application for a Streamlined Ministerial Approval process.
3. The City will perform a determination of consistency with regard to objective zoning,
subdivision, and design review standards.
4. The City will perform a determination of consistency with density requirements.
5. The City will complete the design review within the following timeline, following
acceptance of the application in item #2 above:
Within 60 calendar days of submittal of the application to the City if the
development contains 150 or fewer housing units.
Within 90 calendar days of submittal of the application to the City if the
development contains more than 150 housing units.
6. The City will determine whether the application for Streamlined Ministerial Approval
complies with all applicable requirements, and will approve or deny the application,
within the following timeline:
Within 90 calendar days of submittal of the application to the City if the
development contains 150 or fewer housing units.
Within 180 calendar days of submittal of the application to the City if the
development contains more than 150 housing units.
Under Program B - 3 (SB 35 Permit Processing and SB 330 Compliance), the City will establish
and implement expedited permit processing for qualifying affordable housing projects,
pursuant to SB 35 and SB 330 and create checklists and instructions for reviewing and
approving SB 35 and SB330 projects. The City will also amend the Zoning Ordinance to require
that any demolished residential units located on a Sites Inventory property be replaced
pursuant to Government Code Section 65915(c)(3) and Government Code Section 65583.2(g).
The City will also add information regarding the expedited permit process on the City’s website.
Housing for Persons with Disabilities
The US Census Bureau defines persons with disabilities as those with a long-lasting physical,
mental, or emotional condition. Certain conditions affect a person’s housing choices, whether
it creates a need for accessibility, living spaces for caretakers, transit access, or other.
Under Program E - 10 (Development and Rehabilitation of Housing for Persons with
Disabilities), the city will evaluate and revise as necessary the permit requirements for
residential care homes (i.e., group homes) in medium- and higher-density residential zones.
Agenda Item 9.2Page 928 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 201
Reasonable Accommodation Procedures
The City of Gilroy has a Reasonable Accommodation Procedure adopted in 2014 outlined in
Section 30.50.23 of the Zoning Ordinance. A request for reasonable accommodation may be
made by any person with a disability, their representative, or any entity when the application
of a zoning law or other land use regulation, policy, or practice acts as a barrier to fair housing
opportunities.
Requests for reasonable accommodation shall be reviewed by the Community Development
Director or their designee if no other approval is sought. Requests for reasonable
accommodation submitted for concurrent review with another discretionary land use
application shall be reviewed by the authority responsible for reviewing the discretionary land
use application, in conjunction with that application. The written decision to approve or deny
a request for reasonable accommodation shall be based on consideration of the following
factors:
Whether the housing will be used by a disabled individual.
Whether the request for reasonable accommodation is necessary to make specific
housing available to an individual with a disability.
Potential impact on surrounding uses.
Physical attributes of the property and structures.
Alternative accommodations which may provide an equivalent level of benefit.
Whether the requested accommodation would impose an undue financial or
administrative burden onthe City.
Whether the requested accommodation would require a fundamental alteration of
a City program.
The reviewer must make a written determination within 45 days of receipt of a complete
application and either approve, approve with modifications, or deny a request for reasonable
accommodation.
The City provides Community Development Block Grant (CDBG) funding to Rebuilding
Together Silicon Valley to help provide accessibility improvements to very low-income
households.
The City supports equal access to housing for persons with disabilities and will evaluate its
reasonable accommodation standards and procedures as a potential constraint to
accommodating persons with disabilities (Program E - 10).
Definition of Family
The Gilroy City Code defines family as “one (1) or more persons, occupying premises and living
together as a single housekeeping unit, as distinguished from a group occupying a hotel, club,
fraternity, or sorority.” This definition is consistent with state law and does not pose a
constraint on the development of housing for persons with disabilities.
Agenda Item 9.2Page 929 of 1163
Constraints on Housing
City of Gilroy Housing Element 6th Cycle Housing Plan 202
Building Code
The City of Gilroy has adopted the 2022 California Building Code, adopted from the 2021
International Building Code, with local amendments. When development plans are submitted
for plan check, they are reviewed by the Building and Safety Division for compliance with the
California Building Code. The local amendments were adopted with recommendation by the
City of Gilroy chief building official. Modifications and changes are reasonable and necessary
due to local climactic, geological, or topographical conditions or are otherwise permitted by
state law. Most notably, the City has incorporated electric vehicle (EV) charging requirements
for new construction, roofing requirements in Wildland-Urban Interface Fire Areas, and
grading requirements for erosion control. While these requirements may add to the cost of
construction of residential units, they are necessary to help mitigate the risk of damage by
wildfire and contribute to sustainability goals.
Local amendments to the building code can be found in Gilroy City Code Chapter 6, Article II,
Section 6.7. Amendments are minor changes, and no modifications pose constraints to
development.
Under Program B - 9 (Building Department webpage), the City will update the Building
Department webpage to include information required pursuant to AB 2234, including but not
limited to specific information required for an application to be considered complete; example
of a complete, approved application; and example of a complete set of post-entitlement phase
permits for accessory dwelling units, duplexes, multifamily projects, mixed-use projects, and
townhomes. This should help reduce applicant time and cost and increase certainty in the
building permit process.
Code Enforcement
The City’s Code Enforcement staff responds to potential violations of the Gilroy City Code.
There are two code enforcement officers. Code enforcement is reactive and officers respond
to complaints reported by residents. Common violations include abandoned or dangerous
buildings, blighted property and maintenance concerns, unsafe living conditions, construction
without land use/zoning permits, and illegal tree removal. The City provides CDBG funding to
Rebuilding Together Silicon Valley to operate and expand the Home Repair and Accessibility
Modification program in Gilroy.
On- and Off-Site Improvement Requirements
The City requires on- and off-site improvements for new developments, which are intended to
meet health and safety requirements of the community. Residential developers are
responsible for constructing road, water, sewer, and storm drainage improvements on new
housing sites. The City’s General Guidelines for development were last updated in August
2014. They include local street rights-of-way and curb-to-curb widths, sanitary sewer and
storm drainage lines, street lighting, erosion control, landscaping, and easements.
Notably, all streets must be designed in accordance with accepted engineering principles and
conform to the design standards, the standard details, and the complete streets resolution
Agenda Item 9.2Page 930 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 203
approved by City Council. All exceptions to the General Guidelines must be approved by the
City Engineer prior to the approval of a tentative map. These requirements are similar to those
of other jurisdictions and are not considered an unreasonable constraint on development.
Although requirements for on- and off- site improvements do add to the overall cost of the
development, they are necessary to ensure provision of vital infrastructure services to
residents. Based on the recent entitled and pending housing types (see Table 79), the City’s
site improvement requirements do not create an undue constraint on development.
Agenda Item 9.2Page 931 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 204
The following example highlights the requirements for a 29-unit single-family redevelopment
project, approved in 2020, which was previously an office park.
Street Trees: The applicant shall plant street trees along the project frontage to match
the City of Gilroy’s Street Tree Plan in effect at the time of construction. The street tree
plans shall be per City Standard Drawings and will include City Standard tree grates.
Tree Grates: The applicant shall install City Standard Tree Grates as specified in the
approved plans. Tree grates shall be 4’x6’, model OT-T24 by Urban Accessories, and
shall be black power coated. The tree grates shall be shown on the improvement plans
to be located at the back of curb to the approval of the City Engineer and shall be
installed with the street trees prior to the first occupancy.
Street Markings: The applicant shall install necessary street markings of a material
and design approved by the City Engineer and replace any that are damaged during
construction. These include but are not limited to all pavement markings, painted
curbs, and handicap markings. All permanent pavement markings shall be
thermoplastic and comply with Caltrans Standards. Color and location of painted curbs
shall be shown on the plans and are subject to approval by the City Engineer. Any
existing painted curb or pavement markings no longer required shall be removed by
grinding if thermoplastic, or sand blasting if in paint.
Sidewalk: The applicant shall replace to existing City standards all sidewalk
surrounding the project site. The actual amount of sidewalk to be replaced shall be
determined by the Public Works Construction Inspector in the field prior to
construction. Sidewalk replacement shall be constructed per the City Standard
Drawings.
Curb Ramp(s): The applicant shall construct 4 curb ramps in accordance with the latest
Caltrans State Standard Drawing at the Princevalle & W 6th St intersection. The actual
ramp "Case" shall be identified on the plans and shall be to the approval of the City
Engineer.
Curb and Gutter: At the time of the A&S application was filed, a minimum of 450-ft
linear feet of curb and gutter will need to be replaced. This figure is provided only to
determine minimum bonding requirements for the encroachment permit. The actual
amount of curb and gutter to be replaced shall be determined by the Public Works
Construction Inspector in the field prior to construction. New curb and gutter shall be
constructed per the City Standard Drawing STR-12.
Driveway Approaches: The applicant shall install driveway approaches as shown on
the approved plans. The new residential driveway approaches shall be constructed per
the City Standard Drawing.
Driveway Removal: The applicant is to remove the existing driveway approaches
located along the project frontage as shown on the approved A&S application plans,
and replace them with sidewalk, curb, and gutter per the City Standard Drawing.
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City of Gilroy Housing Element 6th Cycle Housing Plan 205
Sewer Lateral: The applicant shall install as a minimum a four (4) inch City Standard
sewer lateral connection from the property line to the sewer main located in the street
right-of-way for each proposed lot. The installation shall be done in accordance with
the City Standard Drawing SWR-6 including a 6" property line clean-out.
Sewer Clean-Out: The applicant shall install a sewer lateral clean-out at the property
line for each proposed lot in accordance with the City Standard Drawing SWR-6.
Sanitary Sewer Manholes: The applicant shall install standard sanitary sewer
manholes, per approved plans and in accordance with the City Standard Drawing.
Storm Water Catch Basins: The applicant shall install standard storm water catch
basins, in accordance with the City Standard Drawing.
Street Lights: The applicant shall provide and install standard aluminum electrolier
street lights per City Standard Drawing EL-1 to EL-5. The applicant is responsible for all
PG&E service fees and hook-up charges. Any new service point connection required to
power the new lights shall be shown on the construction drawings along with the
conduit, pull boxes and other items necessary to install the street lights. An Isometric
lighting level needs to be provided by the designer/contractor. A separate light study
may be required by the City Engineer. The new street light shall have 32’ mounting
height per Standard Drawing EL-3, with mounting arm length per Standard Drawing EL-
4, the Fixture shall be Leotek GC1 or GC2 series in an approved configuration per detail
EL-2 or approved equal. The arm shall be installed at the location as shown on the
approved plans.
Fire Hydrants: The applicant shall install new fire hydrants along the project frontage.
Spacing shall meet City and Fire Marshall requirements.
Based on the recent proposals submitted and entitled citywide for a range of housing types,
the City’s site improvement requirements do not create an undue constraint on development.
Nongovernmental Constraints
Requests to Develop Below the Anticipated Density
In some regions, market factors such as the demand for single-family housing or larger high-
end condominiums can lead to properties being developed below the maximum allowable
density. Requests to develop housing at densities below those anticipated in the Housing
Element act as a potential constraint to housing development. However, the City does not
generally receive any requests to develop below densities anticipated. For example, one of the
low-income sites identified in the 2015-2023 Housing Element (LI-4) developed above the
anticipated density identified in the 2015-2023 RHNA sites inventory. The site was projected
for 78 low-income units and was constructed with 120 low-income units for a surplus of 42
units.
The 11 entitlement projects noted in Table 76 had densities between 13.4 and 40.3 du/ac with
an average yield percentage of approximately 111 percent. Out of this total, 8 entitlement
Agenda Item 9.2Page 933 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 206
projects analyzed developed above the anticipated density (72 percent). Entitled projects
largely exceed the density assumptions made in the 5th RHNA cycle. For example, in the
Downtown Specific Plan Area (excluding the Cannery District), the R4 zone, and the
Neighborhood District, the average base densities of actual projects were all higher than
assumed.
Projects developed at a lower density than previously assumed, were primarily located in the
R3 zone. Sites in this district are typically smaller and under separate ownership, and therefore
more constrained. In addition, projects in the R3 zone are typically infill or small additions to
existing structures, which would characteristically yield a lower density.
Consistent with the 2040 General Plan, the City will amend the Zoning Ordinance to increase
the maximum density in the R3 zone and remove the maximum density in the R4 zone. This
will help ensure adequate baseline capacity to meet RHNA targets and achieve Housing
Element compliance (B - 2).
Land Costs
Land costs have a demonstrable influence on the cost and availability of affordable housing.
Land prices are determined by numerous factors, most important of which are land availability
and permitted development densities. As land becomes less available, the price of land
increases. The scarcity of adequate housing opportunities in northern Santa Clara County have
influenced upward pressure on land and housing costs in Gilroy.
The price of land varies depending on a number of factors, including size, location, the number
of units allowed on the property, and access to utilities. Vacant land sales (in early 2022) are
shown by cost and acreage in Table 71. The price ranges from $1.80 to $9.69 per square foot,
with an average price of $6.75 per square foot (or $293,843 per acre). The City has little control
over land costs, which can pose a constraint to development.
Table 71: 2022 Vacant Lot Sales in Gilroy
Acreage Land Cost Cost per sq. ft. Date Sold
7.34 $3 million $9.38 2/28/2022
1.26 $335,000 $6.10 2/18/2022
13.11 $1.03 million $1.80 2/15/2022
7.67 $900,000 $2.69 2/11/2022
1.14 $400,000 $8.06 2/1/2022
2.38 $985,000 $9.50 1/5/2022
1.09 $460,000 $9.69 1/4/2022
Source: Zillow.com, 2022
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City of Gilroy Housing Element 6th Cycle Housing Plan 207
Construction Costs
Construction costs include the cost of materials and labor. Materials costs include the cost of
building materials (wood, cement, asphalt, roofing, pipe, glass, and other interior materials),
which vary depending on the type of housing being constructed and amenities provided. In
general, construction costs can be lowered by increasing the number of units in a
development, until the scale of the project requires a different construction type that has a
lower cost per square foot.
One indicator of construction costs is Building Valuation Data, compiled by the International
Code Council (ICC). The unit costs compiled by the ICC include structural, electrical, plumbing,
and mechanical work, in addition to interior finish and normal site preparation. The data are
national and do not account for regional differences, nor include the price of the land upon
which the building is built. The Building Valuation Data, dated August 2021, reports the
national average for development costs per square foot for apartments and single-family
homes as follows:
Residential Multifamily: $136.73 to $203.34 per square foot
Residential One- and Two-Family Dwelling: $148.33 to $189.34 per square foot
Residential Care/Assisted Living Facilities: $172.87 to $240.35 per square foot
California building costs tend to be higher than national levels. A 2020 study by the Berkeley
Terner Center noted that construction costs in the state are highest in the Bay Area and
reached more than $380 per square foot in 2018.38
Financing Availability
Interest rates affect homeownership opportunities throughout the City. In August 2022,
Freddie Mac’s primary mortgage market survey listed interest rates on home loans at 5.55
percent on a 30-year fixed-loan rate. While low interest rates are expected to prolong the
availability of financing, low housing inventory can create competition among potential
homebuyers, especially for first-time homebuyers. The sales price of housing is typically
adjusted for changes in mortgage rates. The Housing Trust of Silicon Valley administers the
Santa Clara County Empower Homebuyers First Time Homebuyer Loans and HELP for
Homebuyers programs.
Table 72 displays the number of loan applications received in 2020 for the purpose of
purchasing a home in the San Jose-Sunnyvale-Santa Clara metropolitan statistical area, which
includes the City of Gilroy. Specifically, the table provides the number of total applicants, the
number of loans originated, the number of applications that were approved but not accepted
by the applicant, and the number of applications denied across various types of loans.
38 Terner Center for Housing Innovation. The Hard Costs of Construction: Recent Trends in Labor and Materials Costs for
Apartment Buildings in California. March 2020. https://ternercenter.berkeley.edu/wp-
content/uploads/2020/08/Hard_Construction_Costs_March_2020.pdf
Agenda Item 9.2Page 935 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 208
Table 72: Disposition of Home Loans, 2020
Loan Type Total
Applicants Originated
Approved
Not
Accepted
Denied Withdrawn /
Other
Conventional
Purchase 24,691 15,660 644 1,942 6,445
Government Backed
Purchase 1,879 986 71 138 684
Home Improvement 5,206 2,998 165 961 1,082
Refinance 41,117 21,078 1,208 5,930 12,901
Total 72,893 40,722 2,088 8,971 21,112
Source: lendingpatternslite.com, 2020
Federal and State Programs
There is limited funding available for housing assistance programs from the state and federal
governments. For the 2021-2022 and 2022-2023 fiscal years, the City of Gilroy allocated
approximately $440,000 each year in CDBG funds from the US Department of Housing and
Urban Development. The CDBG program aims to support activities that benefit low-income
households, aid in the prevention of slums or blight, or meet an urgent community need,
through grants for eligible activities.
For the 2022-2023 and 2023-2024 fiscal years, the City also allocated $237,000 (each year) in
Permanent Local Housing Allocation Fund funds for services related to homelessness, fair
housing, and special needs, such as persons with disabilities.
Additional information on these funds is included in the Housing Element Accomplishments
chapter.
Environmental and Infrastructure Constraints
Environmental hazards affecting housing units include geologic and seismic conditions, soil
conditions, flood risk, vegetation and wildlife habitat, toxic and hazardous waste, fire hazards,
noise levels, and preservation of agricultural lands. In Gilroy, seismic hazards provide the
greatest threat to the built environment. Infrastructure constraints include the availability and
cost of water and sewer services. The following hazards may impact future development of
residential units in the City and can pose a potential constraint to housing development.
Environmental Constraints
Seismic Hazards
The topography of Santa Clara County consists of three principal geologic features: the Santa
Clara Valley, the Santa Cruz Mountains, and the Diablo Range. The area is dominated by a
complex system of faults associated with motion between the Pacific and North American
Agenda Item 9.2Page 936 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 209
plates. The most significant fault is the San Andreas Fault. The area is seismically active and
includes other major, active strike-slip faults, including the Calaveras Fault, as well as active
folding and thrust faulting. The Sargent Fault, northeast of the City of Gilroy, has significant
potential to cause seismic shaking.
Soils
The soils in the Gilroy area consist of gravel, silt, and clay that are often poorly drained with
flooding and deposition occurring along the major streams. Because these soils exhibit site-
specific properties, site-specific studies should be completed at the project design stage to
characterize the suitability and behavior of soil for specific development applications.
Flooding
The City of Gilroy area lies within two major watersheds: the Uvas Creek watershed and the
Llagas Creek watershed. The City of Gilroy Flood Plain Management Ordinance was updated
in 2016 to adopt regulations designed to promote public health, safety, and general welfare.
The standards require all new developments in the 100-year floodplain, regardless of project
size, to develop a base flood elevation in areas without a determined base flood elevation.
Vegetation and Wildlife Habitat
Vegetation and wildlife habitat within the Gilroy area include both developed and natural
areas. Developed areas include urban and agricultural land. Natural communities include
annual grassland, coastal oak woodland, and valley foothill riparian habitat.
The 2040 General Plan includes policies aimed at protecting sensitive communities from urban
development, in-stream capital projects, and in-stream operations and maintenance. These
sensitive communities include wetlands and waterways (including associated freshwater
marsh vegetation and riparian corridor habitats), serpentine rock formations that support
native species, and native oak woodlands.
Toxic and Hazardous Wastes
Hazardous waste management in Gilroy includes three areas: control of production, control
of disposal, and control of transportation of hazardous waste. A limited number of hazardous
materials are produced in the City. Among those produced by point sources are waste oil,
antifreeze, solvents, x-ray solutions, and materials associated with graphic design. Hazardous
wastes associated with non-point sources include waste oil, antifreeze, and other pollutants
associated with motorized vehicles. The City of Gilroy’s Hazardous Materials Specialists and
Pretreatment Inspectors and the County Public Health Department regularly inspect activities
that store and/or use hazardous materials. Regular inspections and monitoring help ensure
compliance with local, state, and federal regulations and help reduce the risks associated with
the use and handling of hazardous materials and waste.
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City of Gilroy Housing Element 6th Cycle Housing Plan 210
Fire Hazards
The City of Gilroy receives fire protection from the Gilroy Fire Department. The areas outside
the City are under the jurisdiction of the South Santa Clara County Fire Protection District. The
two jurisdictions have a mutual aid agreement that allows reciprocal aid to be provided on an
as-needed basis during major emergencies. High Fire Hazard (or “Mutual Threat Zones”) areas
are designated by the district. These include much of the hillsides on the western boundary of
the City. The City of Gilroy Fire Department has in place a hazard (weed) abatement program.
The City’s Hillside Development Guidelines contain policies relating to fire hazards.
Noise
One of the primary noise sources in the Gilroy area is traffic on local roadways, primarily the
result of tire noise on the road surface and the Union Pacific Railway line. Other typical noise
sources, as in all suburban areas, include construction, barking dogs, children playing, industry,
and recreational activities. Overflying aircraft are also occasionally audible in the Gilroy area.
These sources are not significant compared to the noise produced by the dominant
transportation sources.
The City is responsible for evaluating noise impacts as part of the review and approval process
for new discretionary project proposals. Project approval may include conditions to mitigate
noise levels for project occupants and nearby neighbors. There is no noise impact fee. The cost
of construction, as well as maintenance of noise mitigation measures, is borne by the
developer. The City of Gilroy aims to buffer residential areas from sources of noise pollution
through appropriate zoning wherever possible (e.g., locating commercial uses between
residential uses and light industrial uses).
Agricultural Lands
To protect and preserve agricultural land, the City of Gilroy adopted an Agricultural Mitigation
Policy. The policy was adopted in 2004 and revised in 2016. CEQA requires all feasible
mitigation for significant unavoidable impacts. Upon certification of the City’s General Plan EIR,
the City Council established the Agricultural Mitigation Policy to implement the mitigation
measures identified in the 2020 General Plan EIR and 2040 General Plan EIR for loss of
agricultural lands. Therefore, significant agricultural impacts as determined under CEQA would
be subject to the City’s Agricultural Mitigation Policy. The policy establishes the criteria for
determining when mitigation would be required and what lands are acceptable for
preservation. The policy requires mitigation for the conversion of agricultural lands to urban
uses at a 1:1 replacement ratio. Mitigation may be accomplished with one of two options and
the options shall include all costs to cover program administration, monitoring and
management of established easements as outlined in the policy.
The policy established a preferred area for the preservation of agricultural lands. This area is
located within the City’s Sphere of Influence and outside the General Plan 20-year boundary,
east of Highway 101 and south of Masten Avenue. At the time the map was created in 2004,
this area contained the greatest concentration of “Prime” and “Statewide Important” farmland
Agenda Item 9.2Page 938 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 211
remaining in south Santa Clara County. The policy requires new developments to establish a
minimum of 150 feet for an agricultural buffer adjacent to permanent agricultural and open
space areas. This applies only to a few areas in the City and would aim to reduce potential
conflicts between agricultural and non-agricultural uses.
The Agricultural Mitigation Policy poses a potential constraint to development, but also allows
for certain exemptions from the 1:1 mitigation ratio as follows:
Up to 100 feet in width of a permanent agricultural buffer area;
Public facilities established in the City’s General Plan or Parks Master Plan; and
Lands dedicated for public rights-of-way that service the overall community, not just
the specific development.
Infrastructure Constraints
Water
The Llagas Basin Aquifer serves as Gilroy’s potable water source for most residential,
municipal, industrial, and agricultural land uses. It is estimated that the municipal demand will
increase to 53,000 acre-feet per year by 2040.
The City depends solely on local groundwater from wells for its water supply. Currently, there
are 15 active wells that serve three water pressure zones. The City’s water supply system relies
on well pumping from dispersed sources to supply system pressures in areas of lower
elevation during peak demand conditions. Gilroy will continue to meet its future demands
through its 2020 Urban Water Management Plan.
Sewer
The City sewer collection system consists of approximately 162 miles of 3-inch through 48-inch
diameter sewers. The system consists of trunk sewers that convey the collected wastewater
flows to the Wastewater Treatment Plant. The plant, operated by the South County Regional
Wastewater Authority, treats the collected wastewater from the City.
During dry weather conditions, the maximum day and peak wastewater hour flows from the
City are 2.8 million gallons per day (mgd) and 5.4 mgd, respectively. During wet weather
conditions, the maximum day and peak wastewater hour flows from the City are 6.6 mgd and
20 mgd, respectively.
According to the City’s Sanitary Sewer Master Plan, the existing system was well planned to
meet the needs of existing customers. In anticipation of future growth, the City has planned
and constructed sewer facilities in conjunction with new street construction. Some project
improvements in the master plan will mitigate flows caused by infiltration and inflows that
occur during significant storm events.
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City of Gilroy Housing Element 6th Cycle Housing Plan 212
Energy Conservation
Energy Conservation State law (Government Code §65583(a)(7)) requires a Housing Element
to provide an analysis of opportunities for energy conservation in residential development.
Not only do such energy conservation measures reduce consumption of non-renewable or
limited resources, but they can also substantially lower housing maintenance costs.
The Bay Area Regional Energy Network (BayREN) is a coalition of the Bay Area’s nine counties
that partners to promote resource efficiency at the regional level, focusing on energy, water
and greenhouse gas emissions reductions. BayREN offers rebates, funding, and technical
assistance to help residents, property owners, business owners, and local governments
improve the resource efficiency and carbon footprint of their buildings. They include additional
programs and incentives for lower-income households.
Pacific Gas and Electric (PG&E) provides electrical and gas service for the City. As of January 1,
2020, the State of California began requiring solar on newly constructed low-rise residential
buildings (single-family homes, duplexes, and townhouses of 3 stories or less, including ADUs)
through the 2019 California Building Standards Energy Code (Title 24, Part 6). The City of Gilroy
adopted and implemented the code. PG&E also provides several programs, incentives, and
rebates for qualified renters and homeowners to save energy and money. The City provides
links to these PG&E programs as well as listing energy-saving measures for residents on the
City’s website for energy conservation.
In November 2022, the City adopted the 2022 California Building Code with local amendments.
On January 1, 2023, the codes became effective citywide. Among the codes, Gilroy adopted the
2022 California Green Building Standards Code with reach code amendments that further
reduce greenhouse gas emissions. The reach code amendments were based on the model
code amendment initiated by Silicon Valley Clean Energy and incorporated adjustments
resulting from outreach and stakeholder input from the local community. The reach code
amendments provide a higher percentage of charging infrastructure in new construction
through a combination of Level 2 electric vehicle supply equipment (EVSE) and Low Power
Level 2 Electric Vehicle (EV) Charging Receptacle with varying readiness. The reach code
amendments help reduce greenhouse gas emissions, save on future retrofit costs, and
stimulate the use of electric vehicles in the Gilroy community.
In addition, in the reach code amendments, the inclusion of the long-term bicycle parking
standards for multifamily buildings and long-term bicycle parking for hotels and motels will
include more bicycle parking availability and promote the use of bicycles as an affordable
sustainable method of transportation. The California Green Building Standards Code, with
reach code amendments, help increase access to renewable energy and reduce fossil fuel
consumption, greenhouse gas emissions, and our communities’ carbon footprint.
The City of Gilroy participated in the Silicon Valley Clean Energy reach code grant offering,
which provided $10,000 for presenting reach codes to the City Council for consideration.
Silicon Valley Clean Energy also offers incentives and rebates to residents and businesses to
help advance clean, electric buildings and transportation.
Agenda Item 9.2Page 940 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 213
In summer 2022, the City of Gilroy started a pilot program with Solar Automated Permit
Processing Plus (SolarAPP+) and completed the public launch in early 2023. This online
platform offers a portal that simplifies and accelerates rooftop solar photovoltaic (PV)
permitting processes, allowing residential solar photovoltaic systems to be installed quicker,
which helps decrease our community’s nitrogen and carbon emissions footprint and provides
clean energy. SolarAPP+ permits PV contractors to upload qualifying solar photovoltaic system
specifications. It reviews the submission for code compliance and verifies code-compliant
systems. Furthermore, SolarAPP+ increases access to renewable energy, helps reduces fossil
fuel consumption, and helps reduce our communities’ carbon footprint, particularly carbon
dioxide (CO2), and improves air quality.
These programs, along with smart growth strategies which the City of Gilroy is promoting and
implementing as part of the Housing Element, will further local and statewide energy
conservation goals.
Agenda Item 9.2Page 941 of 1163
214
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING SITES AND RESOURCES
Agenda Item 9.2Page 942 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 215
Housing Sites and Resources
Land Inventory
This section of the Housing Element addresses resources available for the development,
rehabilitation, and preservation of housing in Gilroy. It provides an overview of available land
resources and residential sites for future housing development and evaluates how these
resources can work toward satisfying future housing need. The financial and administrative
resources available to support affordable housing are also discussed.
Housing Allocation
As discussed in the Needs Chapter, California General Plan law requires that a community plan
for an adequate number of sites to allow for and facilitate production of its share of the
regional housing need. Each jurisdiction must identify “adequate sites” to determine whether
that jurisdiction has sufficient land to accommodate its share of regional housing needs for
each income level. As defined under California Government Code Section 655839(c)(1),
adequate sites are those with appropriate zoning and development standards, and with
services and facilities to encourage and provide for the development of a variety of housing
for all income levels. As shown in Table 73, Gilroy’s RHNA for the 2023-2031 (6th Cycle) planning
period is 1,773 units. Broken down by income level, the allocation is 669 very low-, 385 low-,
200 moderate-, and 519 above-moderate units.
Table 73: 2023–2031 RHNA
Very Low Income Low Income Moderate
Income
Above Moderate
Income Total
RHNA 669 385 200 519 1,773
Source: Regional Housing Needs Allocation, ABAG, 2023-2031.
Note: Pursuant to AB 2634, local jurisdictions are also required to project the needs of extremely low-income households (0–
30% of AMI). The projected extremely low-income need can be assumed as 50 percent of the total need for the very low-income
households.
As shown in Table 74, the pipeline projects and projected ADUs have already met and
exceeded the low- and above moderate RHNA for Gilroy by 11% and 48%, respectively.
Agenda Item 9.2Page 943 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 216
Table 74: Pipeline Projects and ADUs Progress Towards RHNA
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
A RHNA 669 385 200 519 1,773
B Pipeline Projects 76 387 3 756 1,222
C ADUs 42 42 42 14 140
D
Surplus / (Deficit)
of RHNA (
551) 44 (155) 251 -
E
Percent Surplus Met by
ADUs and Pipeline
Projects
11% - 48% -
Target Sites Capacity – 15% No Net Loss Buffer
Changes to state law require jurisdictions to continually maintain adequate capacity in their
site inventories. In the event that a site is developed below the anticipated density or at a
different income level than projected in the Housing Element, the City must still have adequate
sites available to accommodate the remaining balance of the RHNA. Alternatively, the City may
identify new sites or rezone sites to continue to accommodate the remaining need. A buffer is
not required for RHNA income categories that have been met by pipeline projects or projected
ADUs. For this reason, the City is including a buffer of 15 percent above the unmet RHNA in
each income category. Table 75 identifies the total target capacity based on the RHNA plus 15
percent of any unmet RHNA. As shown, the pipeline projects (Row B) and projected ADUs (Row
C) are subtracted from the RHNA (Row A) to determine the unmet RHNA (Row D). The unmet
RHNA of 551 very low- and 155 moderate-income units is multiplied by 15 percent (Row E).
Note that because the RHNA has been met for the low- and above moderate-income
categories, there is no unmet RHNA and no target buffer for these income levels. Row F sums
the RHNA (Row A) and the 15 percent of the unmet RHNA (Row E) to show the total target sites
capacity.
Agenda Item 9.2Page 944 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 217
Table 75: Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA)
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
A RHNA 669 385 200 519 1,773
B Pipeline Projects 76 387 3 756 1,222
C ADUs 42 42 42 14 140
D
Unmet RHNA
A-B-C) 551 - 155 - 706
E
Target Buffer (15% of Unmet RHNA)
D*0.15)
83 23 106
F
Unmet RHNA + Target Buffer
D+E)
634 - 178 - 812
Realistic Capacity
State law requires that a jurisdiction project realistic estimates for housing capacity on its
RHNA sites. The realistic capacity of sites may be calculated using recent project history, a
minimum density, or other methods. As a majority of growth is expected to take the form of
multifamily housing, recently constructed multifamily projects were reviewed to understand
and establish historical trends for multifamily housing development in the City. The realistic
capacity calculation also takes into account recent inquiries and permits for uses in zones that
allow mixed-use or stand-alone commercial uses.
The Downtown Specific Plan allows 100 percent commercial in all six of its zones. Three
Downtown Specific Plan districts allow 100 percent residential uses, and mixed-use residential
is encouraged in all zones. Mixed -use could also include mixed -commercial (e.g., retail and
office). Residential uses are unconditionally permitted on the second story and above in all
Downtown Specific Plan zones. Any time these uses are proposed for the ground level or first
floor (sidewalk level), a conditional use permit is required. This has been taken into account
through both site selection and a reduction from maximum yield.
Approximately 29.9 percent of the very low-income opportunity site units and approximately
44.9 percent of the moderate-income opportunity site units are located in the City’s Downtown
Expansion District (20.4% and 44.9%) and First Street Corridor District (9.5% and 0%). To
increase the likelihood that sufficient RHNA units are built in these two districts, the City added
Program E - 12 (Downtown Expansion District and Mixed-Use Corridor Flexibility). This
Program will allow 100 percent residential projects in the Downtown Expansion District and
flexibility for non-residential units in the First Street Mixed Use Corridor, should projects meet
certain criteria or provide housing for special needs groups (e.g., extremely low-income).
Agenda Item 9.2Page 945 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 218
Local Data
To understand development trends in the City, recent inquiries and permit applications were
reviewed. In discussions with City staff, including one planner who has worked for the City of
Gilroy for over 30 years, staff noted that inquiries coming into the City are primarily for 100
percent residential or mixed-use. Although 100 percent commercial use is allowed, City staff
has not seen a demand for new 100 percent commercial projects. The exception to this is new
commercial uses occupying existing commercial buildings that don’t require significant
upgrades. When mixed use is required, staff stated that developers typically propose a
minimal amount of commercial square footage, citing concerns over the viability of
commercial uses outside the downtown core. In cases where the likelihood of commercial
vacancies is high, staff is generally supportive of amending the zoning to allow 100 percent
residential uses.
Inquiries and submittals have included residential uses on upper stories, applications for
adaptive reuse of existing historic buildings (i.e., tenant improvements), new commercial uses
e.g., new restaurant) in existing buildings, and new construction and redevelopment (e.g.,
adding new square footage). For example, the City is currently processing a preliminary
application to add two new stories of residential uses to an existing two-story building located
at 7541 Monterey Road in the City’s Downtown Historic District.
Development inquiries and proposals illustrate the trend of maximizing residential and
minimizing commercial uses in mixed-use zones. Additionally, as noted above Program E - 12
would allow stand-alone residential projects in the Downtown Expansion District and flexibility
for non-residential uses in the First Street Mixed-Use Corridor, should the projects meet
certain criteria to provide housing for special needs groups.
Multifamily developments in the City have had success in meeting the densities allowed by the
zoning ordinance. Recent projects in multifamily zones, their land uses, zones, and densities
are shown in Table 76. Eight of the eleven recent projects have achieved a yield over 100
percent of the maximum density. The average of these yields is 125 percent, suggesting that
most developments are able to meet the maximum density, or in the case of zones with no
maximum density, a density of at least 30 dwelling units (du) per acre. For projects in zones
that allow densities of up to or greater than 30 du/acre, the average density of recent projects
is 33.1 du/acre. Three of these recent projects utilized density bonuses: the JEMCOR
apartments, Hecker Pass apartments, and the First and Kern apartments.
The Cannery Apartments project yields a noticeably lower percentage of the maximum density
than the other projects on the list. This is due to an environmental constraint and easement.
Miller Slough runs through the northern part of the parcel and there was also a homeless
encampment within the upper Miller Slough drainage channel which separates the Forest Park
single-family development from the Cannery development. Accordingly, there is an “Easement,
Joint Use and Maintenance Agreement” encumbering this development. Disregarding the
Miller Slough on the northern portion of the parcel, the yield is closer to 70%.
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City of Gilroy Housing Element 6th Cycle Housing Plan 219
Table 76: Example Multifamily Project Densities
Project Land Use Zoning
Project
Density
Number
of Units
Max
Density
Yield
Percentage
The Cannery
Apartments
Cannery District
DTSP CD 21.1 104 40 53%
Cantera
Commons
Mixed-Use Apts
Downtown
Expansion
District DTSP
DED 34.5 10 N/A* 115%
Alexander
Station Apts
Downtown
Expansion
District DTSP
DED 38.7 263 N/A* 129%
Monterey/Gilroy
Gateway Apts
Gateway
District DTSP GD 40.3 75 30 134%
Kern Ave Apts Low Density R3 13.7 27 16 86%
Royal Way
Townhomes
proposed)
Medium
Density R3 13.4 45 16 83%
Hecker Pass Apts Medium
Density R3 26.2 100 16 164%
Gurries Duets Medium
Density R3 17.4 4 16 109%
Gurries
Townhomes
Medium
Density R3 21.1 4 16 132%
JEMCOR Apts High Density R4 30.8 120 30 103%
Harvest Park
Apts
Neighborhood
District ND 35.2 81 30** 117%
Source: City of Gilroy.
The DED district in the Downtown Specific Plan has no maximum density. As such, a maximum density of 30 was used to
ensure suitability for low-income development per HCD guidelines.
The ND designation has a variety of densities within the designation, and there is no one maximum density for the zone.
Table 77 shows the assumed yields for higher density zones in the City. The yields were
determined based on recent multifamily trends and development standards assessed in the
constraints section. Though recent projects suggest that most projects in Gilroy are achieving
the maximum, or close to the maximum, density on sites, conservative yields were assumed
for the purposes of RHNA projection. The simple average yield is 101 percent, and the
weighted average based on the number of units is 109 percent. All of the assumed yields in
Table 77 are significantly below the observed yields and averages. For example, recent
multifamily projects in the DED and DHD zones have been developed at densities of 34.5, 38.7,
and 40.3 du/acre. Although the DED and DHD districts do not have maximum densities, the
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yield was conservatively assumed at 100 percent of 30 du/acre. The five R3 sites averaged 92
percent yield versus the assumed yield of 70 percent.
Table 77: Assumed Yields
Zone Maximum Density Yield Estimated Yield
Density
R3 20 du/acre 70% 14 du/acre
R4 30 du/acre 80% 24 du/acre
CD 40 du/acre 70% 28 du/acre
DED 30 du/acre* 100% 30 du/acre
DHD 30 du/acre* 100% 30 du/acre
GD 30 du/acre 80% 24 du/acre
Mixed-Use Corridor 30 du/acre 70% 21 du/acre
The DED and DHD districts have no maximum density.
Assumed Affordability
Density
The California Government Code states that if a local government has adopted density
standards consistent with the population-based criteria set by the state, then HCD must accept
sites with those density standards as appropriate for accommodating the jurisdiction’s share
of lower-income units. For Gilroy, this density is 30 du/acre. The selected RHNA sites within the
R4 zone, mixed-use corridor on First Street, and CD, DED, DHD, and GD districts in the
Downtown Specific Plan meet the requirements of Government Code Section 65583.2(c)(3)(B).
Table 78 shows the income levels, densities, and their implementing zones in Gilroy.
Moderate-income housing can be accommodated through medium- and higher-density
zones, with maximum densities ranging from 15 to 30+ du/ac. These densities support a
variety of multifamily housing typologies, including townhomes and garden-style apartments,
which may be affordable to moderate-income households. Above moderate-income housing
needs may be met through lower-density, single-family typologies, typically in the 0 to 15 du/ac
range.
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Table 78: Densities, Affordability, and Implementing Zones
Income Density Range (du/acre) Gilroy Implementing Zone
Above
Moderate 0-15 RH, LDR, RR, ND
Moderate 15-30 MDR, ND, TD, DHD, DED, TD, CD, GD, R3, R4
Low 30+ HDR, MU, ND, DHD, DED, CD, GD, R4
Very Low 30+ HDR, MU, ND, DHD, DED, CD, GD, R4
Size
Pursuant to state law, RHNA sites accommodating lower-income units must have areas
between 0.5 and 10 acres, regardless of allowed density. The identified RHNA sites for lower-
income units meet these criteria. Sites that may otherwise meet the 30 du/ac default density
but are smaller than 0.5 acres are presumed to be affordable to moderate-income
households.
The exception to this is one 0.49-acre vacant parcel in the mixed-use corridor. The site is part
of a cluster of three vacant sites in the First Street mixed-use corridor (APNs: 790 39 019, 790
39 029, and 7039 030). It is anticipated that this site could be developed together with the two
other sites, which have acreages of 0.55 and 0.97. Even if the site is developed on its own, the
0.49-acre site is functionally the same as a 0.5-acre site for the purpose of its development.
Environmental and Infrastructure Constraints
The Opportunity site inventory analysis takes into consideration any environmental
constraints such as habitat, flood, noise hazards, and steep slopes, among others. Any
environmental constraints that would lower the potential yield (e.g., steep slopes) have already
been accounted for in the site/unit capacity analysis. In general, the deductions in yield from
the maximum will cover and accommodate any reductions in site capacity due to
environmental constraints.
Local Data
The 2005 Downtown Specific Plan IS/MND analyzed 416 parcels and approximately 160 acres,
and identified one contaminated site at 7301-7363 Monterey Road. A Phase I Environmental
Site Assessment was completed in 2016, and cleanup was deemed not necessary. The
following are two examples of recent projects that completed an environmental analysis.
The ROEM development was submitted with a Phase I Environmental Site Assessment
in August 2022. The study did not identify evidence of Recognized Environmental
Conditions or Controlled Recognized Environmental Conditions in connection with the
property; however, the report recommended subsurface investigation due to the
historical use of the property as an auto dismantling storage yard from approximately
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1963 to 2014. The applicant did not reduce the capacity of the project due to these
contaminants and has not asked for any concessions related to the contaminants.
An initial study / Mitigated Negative Declaration (MND) was prepared for the Monterey
Gateway projects and identified no significant adverse effects on the environment.
There are no RHNA sites with known contamination, and no sites were identified as having
contamination in either the 2040 Gilroy General Plan EIR or the Downtown Specific Plan MND.
Flooding
Portions of Gilroy fall into flood hazard zones as defined by the Federal Emergency
Management Agency (FEMA). The City has been a participating community in the National
Flood Insurance Program since August 1, 1980. Figure 45 displays the special flood hazard
areas in Gilroy. The northern part of the City falls into flood zone “X”, which has a 0.2 percent
annual chance of flooding; these areas are not subject to special standards. The large majority
of the City has some amount of flood risk.
The southeast portion of the City is within the “AH” flood zones, which indicate areas that are
subject to inundation by 1 percent annual chance of shallow flooding. Seven sites located along
Monterey Street are within this zone, including three proposed for low-income development.
The City’s standards for development in the identified flood areas were adopted in 2016.39 The
City allows for residential development within its floodplains, provided mitigating strategies
and design choices are made to ensure safety and limit flood damage. In ”A“ flood zones, the
construction must be elevated to or above the base flood elevation and the lowest floor must
be elevated at least one foot above the base flood elevation. While the requirements for
floodplain development may act as minor constraints to housing production, they are not
expected to reduce development yields or preclude new housing production in general. Most
of the recent and pipeline projects that are not a part of the Hecker Pass or Glen Loma Specific
Plans are located in a flood zone. This includes the Cannery apartments, First and Kern
apartments, Harvest Park apartments, and JEMCOR apartments.
The City does not have any RHNA sites within floodways, which is a water channel that directly
conveys stormwater and experiences rapid velocities during wet weather events.
39 City of Gilroy Floodplain Ordinance. https://ca-gilroy.civicplus.com/DocumentCenter/View/6324/Gilroy-Flood-Ordinance-
Update?bidId=
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Figure 45: Gilroy Special Flood Hazard Areas
Source: Federal Emergency Management Agency.
Fire
Although the City of Gilroy does not have any areas identified by the state as very high fire
severity zones, the City has identified properties for potential fire risk through its own Wildland
Urban Interface (WUI) area map, as shown in Figure 46. According to FEMA, the adoption and
effective implementation of up-to-date building codes is the most effective community
mitigation measure. Furthermore, the City’s development standards recommend that people
living in the WUI areas prepare for wildfires by maintaining adequate defensible space around
their property, hardening their home by using building materials and installation techniques
that increase resistance to heat, flames, and embers, and having a pre-evacuation plan
prepared in the event of a wildfire and subsequent evacuation orders. The majority of the
Gilroy Designated WUI is zoned for open space, Residential Hillside (RH, areas with 10%–30%
slopes), R1, and the Hecker Pass Special Use District. None of the RHNA sites are within the
WUI areas.
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City of Gilroy Housing Element 6th Cycle Housing Plan 224
Figure 46: Gilroy Wildland Urban Interface Areas
Source: City of Gilroy.
Infrastructure
The City has enough capacity to accommodate the entire RHNA site inventory within the Urban
Service Area, where the City is committed to providing basic infrastructure services for urban
development. Full urban-level infrastructure services, including water and sewer, are available
throughout the City and to the sites in the RHNA inventory. Program E - 1 states that the City
will work with public service providers to ensure there is the prioritization of services to
housing developments serving lower-income households.
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Entitled and Pending Pipeline Projects
Per the HCD Sites Inventory Guidebook, the City may credit sites that have been proposed,
approved, or given a certificate of occupancy since the beginning of the RHNA projected
period.40 Table 79 includes pipeline projects (proposed, entitled, permits issued) that had not
received certificates of occupancy as of June 30, 2022. The City has approved or received
multiple applications for housing developments in the City. Pipeline project unit counts were
based on City approved entitlements, building permits issued, and submitted applications. The
City has reviewed the pipeline projects and there are no known barriers to development,
phasing, or other relevant factors that would prohibit the pipeline projects from being
completed. Any phasing or build-out horizons are considered in unit counts.
All of the lower income units identified in Table 79 are (or will be) deed restricted for a period
of 55 years.
The First and Kern and Hecker Pass apartments are both density bonus projects that are
deed restricted for 55 years. The First and Kern and Hecker Pass apartments affordable
units were under construction in April 2023 with final occupancy anticipated in spring 2023.
The Glen Loma Apartment Project is subject to the 15 percent affordable unit requirement
under the Neighborhood District Policy and has a 55-year regulatory agreement. Final
occupancy of the Glen Loma affordable units is also anticipated in spring 2023.
The 94-unit affordable project at 6630 -6680 Monterey Street was under review by the
Planning Department in April 2023. The environmental review and planning entitlements
are anticipated to be complete by the end of 2024. Assuming a two-year construction
timeline, this project would potentially be occupied in 2026.
City staff anticipates that the City’s allocation of above-moderate income units will be
completed and exceeded during the 2023-2031 planning period.
All pipeline project units are anticipated to be completed in the planning period. The City will
monitor the actual units constructed and income/affordability when the pipeline projects are
developed as a part of Program A - 1. If the pipeline projects are not developed or are
developed with fewer RHNA units than anticipated, the City will identify additional RHNA sites
needed to make up the loss. Sites will be identified from the No Net Loss Inventory List created
through Program A - 1.
40 HCD Sites Inventory Guidebook https://www.hcd.ca.gov/community-development/housing-
element/docs/sites_inventory_memo_final06102020.pdf
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City of Gilroy Housing Element 6th Cycle Housing Plan 226
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued)
PIPELINE PROJECTS Status Very
Low Low Moderate Above
Moderate Total
JEMCOR First & Kern
Apts.
975 First Street
Building Permits
Issued on 4-21-2021 36 83 1 - 120
JEMCOR Village at Santa
Teresa Apartments
1520 Hecker Pass
Building Permits
Issued 04-12-2022 20 79 1 - 100
Glen Loma BMR
Apartments
1301-1345 Luchessa
Ave
Building Permits
Issued 06-11-2020 - 152 - - 152
Glen Loma, Royal Way,
and Gurries
Townhomes
Various stages of
review/issuance - - - 326 326
7888 Monterey Mixed-
Use Project
Building Permit
Applied 09-22-21 - - - 10 10
108 Chickadee Lane
Mixed-Use Project
Submitted to Planning
05-24-22 - - - 12 12
6630-6680 Monterey
Street Affordable
Housing Project
Submitted to Planning
12-07-22 20 73 1 - 94
Single Family Homes,
Subdivisions
Various stages of
review/issuance - - - 408 408
Total 76 387 3 756 1,222
Source: City of Gilroy.
Accessory Dwelling Units (ADUs)
The City of Gilroy has seen the number of ADU permits increase over recent years. A section
of the City website is dedicated to ADU information, including FAQs, links to helpful resources,
required documents, and the template to deed-restrict ADUs and junior ADUs. Table 80
displays ADU development trends in Gilroy. Based on the average number of building permits
for ADUs in the last four years (15.75), the City is conservatively projecting 140 ADUs over the
2023–2031 6th cycle. The City is not relying heavily on projected ADUs to meet its RHNA (less
than 7 percent of the RHNA plus the buffer).
The City is including Programs A - 6 (ADU Tracking and Monitoring), A - 7 (ADU Pre-Designed
Plans), A - 8 (Financial Incentives for Affordable ADUs), Program A - 15 (ADU Ordinance
Updates), and G - 3 (ADU Education) to incentivize and specifically facilitate ADU construction
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for lower-income households per California Government Code Section 65583(c)(7).
Furthermore, Program A - 6 (ADU Tracking and Monitoring) requires an update to the ADU
strategy if annual production and affordability rates fall below the estimates.
Table 80: ADUs Toward the RHNA
Year # of ADUs
2018 7
2019 16
2020 13
2021 27
Average 15.75
Source: City of Gilroy.
Assumed Affordability
The levels of affordability assumed for the 140 ADUs projected during the 6th Cycle period is
based off the ABAG affordability survey data.41 The study allocated 30 percent of ADUs in each
of the very low-, low-, and moderate-income categories, and the remaining 10 percent in the
above moderate-income category. Table 81 displays the assumed affordability and projected
number of ADUs in each income category.
Table 81: ADU Affordability Assumptions
Percent Income Category # of ADUs
30% Very Low 42
30% Low 42
30% Moderate 42
10% Above Moderate 14
140 ADUs (total)
Source: ABAG ADU Technical Assistance Memo, City of Gilroy.
Ability to Meet the RHNA
As shown in Table 82, the City has identified sufficient capacity to meet Gilroy’s RHNA, in
addition to a 15 percent buffer, without rezoning. California Government Code Section 65583.2
c) states that cities must have a program to facilitate by-right approval for projects that include
at least 20 percent of the units for lower-income housing on rezoned low-income sites. The
41 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022-03/ADUs-Projections-Memo-
final.pdf
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City of Gilroy is not rezoning any sites to meet the RHNA. Thus, this provision is not applicable
to the RHNA sites inventory for Gilroy.
Table 82: RHNA Capacity and Buffer
Category
Very
Low Low Moderate
Above
Moderate Total
A RHNA Assessment 669 385 200 519 1,773
B Pipeline Projects (Table 79) 76 387 3 756 1,222
C ADUs (Table 80) 42 42 42 14 140
D Unmet RHNA (A - B - C) 551 - 155 - 720
E Vacant Opportunity Sites (Table 84) 324 - 116 - 440
F Non-Vacant Opportunity Sites (Table 85) 329 - 62 - 391
G Opportunity Site Capacity (E + F) 653 - 178 - 831
H Total Capacity (B + C + G) 771 429 223 770 2,193
J Surplus of RHNA (H - A) 102 44 23 251 420
K % Buffer Above Unmet RHNA ((G – D) / D) 19% - 15% - -
Lower Income Capacity
Government Code Section 65583.2(g)(2) states that housing elements relying on non-vacant
sites for greater than 50 percent of its lower-income households need to demonstrate that the
existing use does not constitute an impediment to additional residential development. Fifty
percent of the 1,054 lower-income RHNA is 527 units. The requirements of Government Code
Section 65583.2(g)(2) do not apply to Gilroy, since only 31.2 percent of the proposed lower-
income RHNA sites (including the buffer) are met through non-vacant sites (329/1,054 = 31.2%).
The remaining lower-income (low and very low) RHNA units are met through pipeline projects,
ADUs, and vacant sites, as illustrated elsewhere in this chapter.
Table 83: Lower Income RHNA Capacity
Category
Lower Income Capacity
VLI + LI)
of Lower Income RHNA
1,054 Units)
Pipeline Projects (Table 79) 463 (76 + 387) 43.9%
ADUs (Table 80) 84 (42 + 42) 8.0%
Vacant Opportunity Sites
Table 84)
324 (324 + 0) 30.7%
Non-Vacant Opportunity
Sites (Table 85)
329 (329 + 0) 31.2%
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City of Gilroy Housing Element 6th Cycle Housing Plan 229
Category
Lower Income Capacity
VLI + LI)
of Lower Income RHNA
1,054 Units)
Total Lower Income Sites 1,200 (771 + 429) 113.9%
There are enough pipeline projects to fully meet the above moderate and the low-income
RHNA categories, as shown in Table 74. There is also sufficient capacity with pipeline projects,
ADUs, and opportunity sites to meet the City’s RHNA for all income categories with a 15 percent
buffer for the unmet RHNA, as shown in Table 82.
Zoning for Moderate and Above Moderate Households
Pursuant to Government Code Section 65583.2(c)(4), at least 25 percent of the remaining
moderate and above moderate RHNA sites are zoned for at least four units of housing (e.g.,
fourplex or greater). As shown in Table 82, above moderate sites are met entirely through
pipeline projects and ADU projections (756 and 14 units, respectively). The 770 units exceed
the above moderate RHNA allocation (519) by 251 units. There is no remaining above
moderate RHNA that needs to be identified.
There is a remaining need of 155 moderate units after pipeline projects and projected ADUs.
The Opportunity Sites Inventory identifies 178 moderate-income RHNA opportunity site units.
Of these, 167 are on sites that allow for at least four units of development. Only 11 moderate
units are identified on sites that allow for less than four units of housing. Thus, the City is
compliant with Government Code Section 65583.2(c)(4). The allocation of moderate units on a
site-by-site basis is shown in Appendix B.
Market Demand
The following inquiries for residential development act as indicators for potential development
throughout the City:
Inquiries from two different parties to redevelop property located at 7744 and 7740
Eigleberry Street with residential uses
Inquiry on upzoning the vacant parcel at 820 Sunrise Drive to higher density residential
7050 Monterey Road (and the two non-vacant parcels on either side of it)
1355 First Street
1440 Ponderosa - large vacant site on west side
8955 Monterey Road
APN 841-13-022 - vacant Pacific Railroad / future High Speed Rail site
APN 790 36 012 - car lot, Church/Howson northeast corner, west of Church, east of
Monterey
APN 790-35-001 and 790-36-02 -– two vacant parcels, west of Church, east of Howson
Monterey
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Opportunity Site Details
The Opportunity Site selection process examined zoned capacity, existing uses, and recent
development trends to determine which parcels to include to meet the remaining RHNA after
considering pipeline projects and ADUs. Both vacant and non-vacant sites are included in the
Opportunity Sites Inventory. The opportunity site selection process took site characteristics,
surrounding uses, and development constraints into consideration when evaluating each site’s
development potential. To meet the RHNA for lower-income households, the Opportunity
Sites Inventory relies on sites with densities that allow for at least 30 du/acre. To meet the
RHNA for moderate-income households, the inventory relies on sites zoned for up to 20
du/acre in the medium density General Plan land use category. In addition, smaller sites (< 0.5
acres), zoned for up to and greater than 30 du/acre, may be suitable for moderate-income
households. For a detailed analysis of the sites as they relate to affirmatively furthering fair
housing, see the Affirmatively Furthering Fair Housing chapter.
Vacant Sites
A portion of the RHNA will be met on vacant land that is zoned for residential use. Per HCD’s
Housing Element Sites Inventory Guidebook, a vacant site is one “without any houses, offices,
buildings, or other significant improvements […] or structures on a property that are
permanent and add significantly to the value of the property.”42 Table 84 displays the capacity
of residentially zoned vacant sites included in the Opportunity Sites Inventory. A total of 440
lower- and moderate-income units can be accommodated with currently vacant residentially
zoned land. This includes 324 very low units and 116 moderate- income units.
Table 84: Residential Vacant Sites Capacity
Zone Capacity
First Street Mixed-Use Corridor 30
Downtown Specific Plan 171
Neighborhood District 31
R3 6
R4 202
Total 440
Non-Vacant Sites
As shown in Table 82 and Table 83, only 329 (31.2%) of the 1,054 lower-income RHNA units will
be met by non-vacant RHNA opportunity sites. When considering both lower-income (329
units) and moderate income (62 units), 391 units are accommodated through non-vacant
42 HCD Housing Element Sites Inventory Guidebook. https://www.hcd.ca.gov/community-development/housing-
element/docs/sites_inventory_memo_final06102020.pdf
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opportunity sites. Table 85 summarizes the capacity of non-vacant sites included to meet the
RHNA broken down by their existing General Plan use. As shown in Table 85, the 391 non-
vacant site units are located in the First Street mixed-use corridor (32 units), the R4 zone (109
units), Downtown Specific Plan areas (229 units), and the Public Facility zone (21 units).
Table 85: Non-Vacant Site Capacity
Existing GP Use Capacity
First Street Mixed-Use Corridor 32
Downtown Specific Plan 229
R4 109
PF 21
Total 391
Source: City of Gilroy.
Non-Vacant Site Details
Local Data
The City has seen recent interest in redevelopment of non-vacant sites for affordable and
market-rate housing. This includes a project proposed in 2022 for a 94-unit, 100 percent lower-
income project on three parcels in the Gateway District in the Downtown Specific Plan area.
Current uses on these parcels include a two-story office building, multiple single-story
commercial structures, and their paved parking areas. Another project proposed on a non-
vacant site includes the development of an affordable housing project on land owned by Santa
Clara County that currently consists of four large structures. The City of Gilroy and the Santa
Clara County Office of Supportive Housing entered into a Memorandum of Understanding in
October 2022 regarding the development of 57 units for households earning less than 80
percent of AMI. This project is not included in RHNA projections since a formal proposal has
not yet been received. The City has also received interest in developing market-rate housing
from a developer for a parcel that includes a car dealership in Downtown.
These projects demonstrate the viability and interest in redeveloping non-vacant sites in
downtown Gilroy, including for both affordable and market-rate housing. These sites have
similar zoning and characteristics to the proposed RHNA sites and therefore demonstrate the
strong likelihood of meeting the projected construction of units within the next 8 years.
The following section provides further detail on each of the non-vacant sites identified in the
inventory. The non-vacant sites were selected based on their existing uses, capacity for
residential redevelopment, and their high potential for short-term redevelopment. Land-
improvement ratios were also calculated and considered in site selection. The comparison of
assessed values for land and improvements (land-improvement ratios) is a reliable indicator
of whether and to what extent sites are utilized. Typically, a newly improved site will have a
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ratio of well under 0.2, or where the improvements are valued at five times the value of the
land.
R4 Northern Cluster
The parcels at 8985, 8955, and 8915
Monterey Road are all R4 zoned sites
adjacent to one another, which provides an
opportunity for consolidation. There are no
existing residential uses on the sites. Their
combined acreage is 3.59 acres. The
combined realistic capacity for these sites
is 86 lower-income units. The northern and
central buildings were built prior to 1956.
There is no maximum FAR and no
maximum density in the R4 zone.
8985 Monterey Road (R4 High Density)
The 0.80-acre site at 8985 Monterey Road is currently occupied by a preschool and day care
center. More than half of the lot is a parking lot and is underutilized relative to its potential
under the current zoning. It is located in the center of an existing residential community,
making this site optimal for further residential development. The site is near several
restaurants and gyms, as well as a large park and a grocery store, which provide necessary
resources for residents. The land-improvement ratio for this site is 1.05. The realistic capacity
for this site is 19 units. The site could be developed to retain the existing use in either existing
or new buildings as part of new residential development.
8955 Monterey Road (R4 High Density)
The 2.05-acre site at 8955 Monterey Road is currently occupied by a church, a closed
commercial building that was formerly the office of a general contractor, and several storage
containers.
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City of Gilroy Housing Element 6th Cycle Housing Plan 233
Commercial structures on the lot are single story, while the church is partially two stories.
Approximately half the site is used for parking or vehicle access. It is located in the center of
an existing residential community, making this site optimal for further residential
development. There is potential for partial redevelopment of the site, on the western portion
of the site, which could maintain some of the existing uses during redevelopment. The site is
near several restaurants and gyms, as well as a large park and a grocery store, which provide
necessary resources for residents. The assessor data did not provide a value for improvements
on this parcel so the land-improvement ratio could not be calculated. The realistic capacity for
this site is 49 units. It may be possible to achieve this capacity while maintaining some of the
existing uses, specifically the church.
8915 Monterey Road (R4 High Density)
The 0.74-acre site at 8915 Monterey Road is currently occupied by a used car sales lot. It is
located in the center of an existing residential community, making this site optimal for further
residential development. The site is near several restaurants and gyms, as well as a large park
and a grocery store, which provide necessary resources for residents. It is nearly all surface
parking, with no expensive or modern permanent structures that would preclude
redevelopment. The land-improvement ratio for this site is 19.01. The realistic capacity for this
site is 18 units.
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City of Gilroy Housing Element 6th Cycle Housing Plan 234
R4 Northern Cluster Description
APNs 790-14-025 790-14-075 790-14-091
Size (Ac) 2.05 0.74 0.80
Zoning R4
General Plan Designation High Density Residential
Current Use Commercial Commercial Preschool
Land Improvement Ratio N/A 19.01 1.05
Within 1 mile of:
Daycare Yes - Little Blue Star Daycare, 826 Mantelli Dr
Grocery Yes - Lopez Produce Market, 8655 Monterey Hwy
School Yes - Vine Academy, 8455 Wren Ave
Income Category Lower
Total Units 49 18 19
Monterey Cluster 1 (Downtown Expansion District)
The parcels at 7191, 7161, 7121 Monterey
Street and Monterey Street (west side),
north of W Ninth Street are all adjacent to
one another, which provides an
opportunity for a larger moderate-income
residential community. The sites are near
several restaurants, a grocery store, and a
train station, which provide necessary
resources for residents. Their combined
acreage is 1.32 acres. The combined
realistic capacity for these sites is 40 units.
Mixed-use projects have a maximum FAR of
2.5 and a minimum residential density of 20 du/ac. There is no maximum density. Under
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
7191 Monterey Street (Downtown Expansion District)
The 0.34-acre site at 7191 Monterey Street is currently partially occupied by a vacant single-
story office space. More than half of the lot is a parking lot or for vehicle access and is
underutilized land. It is adjacent to an existing residential community, making this site optimal
for further residential development and potential lot consolidation. The land-improvement
ratio for the site is 0.64. The realistic capacity for this site is 10 moderate-income units. Under
Agenda Item 9.2Page 962 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 235
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
7161 Monterey Street (Downtown Expansion District)
The 0.32-acre site at 7161 Monterey Street is currently partially occupied by a small plumbing
and auto sales office that was built in 1930 (non-historic). More than half of the lot is parking
for the used cars being sold by the dealer. It is adjacent to an existing residential community,
making this site optimal for further residential development and lot consolidation. The land-
improvement ratio for this site is 1.90. The realistic capacity for this site is 10 moderate-income
units. Under Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100
percent residential uses on this site should the project meet certain criteria or provide housing
for special needs groups (e.g., extremely low-income).
Monterey Street (west side), north of W Ninth Street (Downtown Expansion District)
The 0.30-acre site at Monterey Street is currently entirely used as a parking lot or for the used
cars being sold by the auto dealer on the adjoining parcel. Redevelopment of this site would
benefit the community as its single level use as a parking lot renders the land underutilized
and below its zoning potential. It is adjacent to an existing residential community, making this
site optimal for further residential development and lot consolidation. The assessor data did
not provide a value for improvements on this parcel so the land-improvement ratio could not
be calculated. The realistic capacity for this site is 9 moderate-income units. Under Program
E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent residential
Agenda Item 9.2Page 963 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 236
uses on this site should the project meet certain criteria or provide housing for special needs
groups (e.g., extremely low-income).
7121 Monterey Street (Downtown Expansion District)
The 0.36-acre site at 7121 Monterey Street is currently half occupied by a seafood restaurant
with some outdoor dining spaces. More than half of the lot is a parking lot or for vehicle access
and is underutilized land. It is adjacent to an existing residential community, making this site
optimal for further residential development and lot consolidation. The land-improvement ratio
is 1.24. The realistic capacity for this site is 11 moderate-income units. Under Program E - 12
Downtown Expansion District Flexibility), the City would allow 100 percent residential uses on
this site should the project meet certain criteria or provide housing for special needs groups
e.g., extremely low-income).
Agenda Item 9.2Page 964 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 237
Monterey Cluster 1 Description
APNs 799-10-033 799-10-034 799-10-048 799-10-049
Size (Ac) 0.34 0.32 0.30 0.36
Zoning DED – Downtown Expansion District
General Plan Designation Downtown Specific Plan
Current Use Commercial Commercial Parking Lot Commercial
Land Improvement Ratio 0.64 1.90 N/A 1.24
Within 1 mile of:
Daycare Yes - Hunny Bunny Daycare, 7361 Eigleberry St
Grocery Yes - Gilroy Valley Market, 7237 Monterey Hwy #6921
School Yes - Glen View Elementary School, West 8th St
Income Category Moderate
Total Units 10 10 9 11
Monterey Cluster 2 (Gateway/ Downtown Expansion District)
The parcels at 6790 and 6620 Monterey
Road are both in Gateway District zoned
sites adjacent to one another in the
Downtown Specific Plan area. 6920
Monterey Road in the Downtown
Expansion District and is also included in
this group of sites. These sites provide an
opportunity for a larger residential
community and a potential for lot
consolidation. The sites are near several
restaurants, a bulk grocery store, and a
high school, which provide necessary
resources for residents. These sites all
have high land-improvement ratios
indicating strong potential for redevelopment. These sites are adjacent to a proposed project
located at 6730, 6630, and 6680 Monterey Street, which are denoted with a crosshatch in the
aerial above. Their combined acreage is 2.61 acres and the combined realistic capacity is 73
units. This cluster of sites spans two districts. Mixed- use projects in the Downtown Expansion
District have a maximum FAR of 2.5 and a minimum residential density of 20 du/ac (there is
no maximum density). Mixed-use projects in the Gateway District have a maximum FAR of
0.75, while stand-alone residential projects have a maximum 30 du/ac density. Under Program
E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent residential
Agenda Item 9.2Page 965 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 238
uses on this site should the project meet certain criteria or provide housing for special needs
groups (e.g., extremely low-income).
6920 Monterey Road (Downtown Expansion District)
The 1.69-acre site at 6920 Monterey Road is currently about two-thirds underutilized vacant
lot, with the only building being a permanently closed furniture store. It is adjacent to an
existing residential community, making this site optimal for further residential development.
The site has a land-improvement ratio of 0.81. The realistic capacity for this site is 51 lower-
income units. Under Program E - 12 (Downtown Expansion District Flexibility), the City would
allow 100 percent residential uses on this site should the project meet certain criteria or
provide housing for special needs groups (e.g., extremely low-income).
6790 Monterey Road (Gateway District)
The 0.39-acre site at 6790 Monterey Road currently has an electric company building
occupying about 25 percent of the parcel, while the large majority of the site is an underutilized
surface parking lot. It is adjacent to an existing residential community, making this site optimal
for further residential development. The site has a land-improvement ratio of 2.37. The
realistic capacity for this site is 9 moderate-income units. It is possible these units could be
built without displacing the existing use.
Agenda Item 9.2Page 966 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 239
6620 Monterey Road (Gateway District)
The 0.53-acre site at 6620 Monterey Road is currently almost all parking lot and vehicle access,
with a small commercial construction building. It is adjacent to an existing residential
community, making this site optimal for further residential development. The site has a land-
improvement ratio of 3.33. The realistic capacity for this site is 13 lower-income units.
Monterey Cluster 2 Description
APNs 841 14 006 841 14 081 841 14 083
Size (Ac) 0.39 0.53 1.69
Zoning
GD – Gateway District GD – Gateway District DED – Downtown
Expansion District
General Plan
Designation Downtown Specific Plan
Current Use Commercial Industrial Parking
Land Improvement
Ratio 2.37 3.33 0.81
Within 1 mile of:
Daycare Yes - Clever Kidz Home Daycare, 295 London Dr
Grocery Yes - Smart & Final Extra!, 250 E 10th St
School Yes - Glen View Elementary School, West 8th St
Income Category Moderate Very Low Very Low
Total Units 9 13 51
Agenda Item 9.2Page 967 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 240
Monterey Cluster 3 (Gateway District)
The parcels at 6320, 6470, and 6380 Monterey Road are all adjacent to one another in the
Downtown Specific Plan area, which
provides an opportunity for a larger
residential community and lot
consolidation. The sites are near a
park, a school, and a grocery outlet,
which provide necessary resources
for residents. Their combined
acreage is 2.06 acres and the
combined realistic capacity is 48
units. Mixed use projects in the
Gateway District have a maximum
FAR of 0.75, while stand-alone
residential projects have a maximum
30 du/ac density.
6320 Monterey Road (Gateway District)
The 0.55-acre site at 6320 Monterey Road is currently occupied by a single-family home and a
permanently closed hardware store. Half of the parcel is an underutilized empty lot, making
this site optimal for further residential development. The land-improvement ratio for the site
is 0.87. The realistic capacity for this site is 12 lower-income units.
6380 and 6470 Monterey Road (Gateway District)
The 0.77- and 0.74-acre sites at 6380 and 6470 Monterey Road are currently an unoccupied
former lumber yard and associated buildings. The majority of the parcels are vacant and
underutilized. They are adjacent to an existing residential community, making these sites
optimal for further residential development. The land-improvement ratio for these sites is 1.25
and 22.52, respectively. The realistic capacity for each site is 18 lower-income units.
Agenda Item 9.2Page 968 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 241
Monterey Cluster 3 Description
APNs 841 14 015 841 14 036 841 14 037
Size (Ac) 0.55 0.74 0.77
Zoning GD – Gateway District
General Plan
Designation Downtown Specific Plan
Current Use Single - Family
Residential Industrial Industrial
Land Improvement
Ratio 0.87 22.52 1.25
Within 1 mile of:
Daycare Yes - Clever Kidz Home Daycare, 295 London Dr
Grocery Yes- Smart & Final Extra!, 250 E 10th St
School Yes - Gilroy High School, 750 W 10th St
Income Category Very Low
Total Units 12 18 18
Agenda Item 9.2Page 969 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 242
Monterey Cluster 4 (Downtown Expansion District)
The parcels at 7780, 7760, and 7700 Monterey Road are all
adjacent to one another in the Downtown Specific Plan
area, which provides an opportunity for a larger residential
community and lot consolidation. The sites are near
multiple schools and a grocery store, which provide
necessary resources for residents. Their combined
acreage is 1.75 acres. The combined realistic capacity for
these sites is 52 units. Mixed use projects in the Downtown
Expansion District have a maximum FAR of 2.5 and a
minimum residential density of 20 du/ac (there is no
maximum density). Under Program E - 12 (Downtown
Expansion District Flexibility), the City would allow 100 percent residential uses on this site
should the project meet certain criteria or provide housing for special needs groups (e.g.,
extremely low-income).
7780 Monterey Road (Downtown Expansion District)
The 0.44-acre site at 7780 Monterey Road is currently occupied by a single-story office space
and a small shed. About 25 percent of the parcel is an underutilized surface lot. Businesses
that occupy the site seem to have limited hours, which may eliminate the need for an office
space. There is also the possibility for a mixed-use development without displacement of
existing businesses. The assessor data did not provide a value for improvements on this parcel
so the land-improvement ratio could not be calculated. The realistic capacity for this site is 13
moderate-income units. Under Program E - 12 (Downtown Expansion District Flexibility), the
City would allow 100 percent residential uses on this site should the project meet certain
criteria or provide housing for special needs groups (e.g., extremely low-income).
7760 Monterey Road (Downtown Expansion District)
The 0.7-acre site at 7760 Monterey Road is currently occupied by a single-story strip mall that
includes a restaurant and a window tinting business. About 75 percent of the parcel is an
underutilized surface lot with vehicle access both in front of and behind existing businesses.
Development without displacement of existing businesses is possible. The land-improvement
Agenda Item 9.2Page 970 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 243
ratio for the site is 1.35. The realistic capacity for this site is 21 lower-income units. Under
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
7700 Monterey Road (Downtown Expansion District)
The 0.61-acre site at 7700 Monterey Road is currently occupied by a single-story small office
park. Over half the site is underutilized lot and vehicle access. The land-improvement ratio for
the site is 0.75. The realistic capacity for this site is 18 lower-income units. Under Program E - 12
Downtown Expansion District Flexibility), the City would allow 100 percent residential uses on
this site should the project meet certain criteria or provide housing for special needs groups
e.g., extremely low-income).
Agenda Item 9.2Page 971 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 244
Monterey Cluster 4 Description
APNs 841 04 018 841 04 019 841 04 020
Size (Ac) 0.61 0.70 0.44
Zoning DED – Downtown Expansion District
General Plan
Designation Downtown Specific Plan
Current Use Office Commercial Office
Land Improvement
Ratio 0.75 1.35 N/A
Within 1 mile of:
Daycare Yes - Forget Me Not Day Care, 7661 Rosanna St
Grocery Yes- El Charrito Market, 7638 Monterey Hwy
School Yes - Gilroy Prep School, 277 IOOF Ave
Income Category Very Low Moderate
Total Units 18 21 13
Monterey Street south of Ninth Street (Downtown Expansion District)
The 0.5-acre site is adjacent to a parking lot
and railway and is surrounded by residential,
industrial, and commercial land uses. This
parcel is currently a storage yard for trucks
and is a large, paved parking area. Existing
uses are not expected to preclude
development of this site. The site has a land-
improvement ratio of 0 as there are no
structures on-site. The realistic capacity for
this site is 16 lower-income units. The zoning
allows a density range of up to 30 du/net acre
in the Downtown Expansion District within
the Downtown Specific Plan Area. Under
Program E - 12 (Downtown Expansion District Flexibility), the City would allow 100 percent
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
Agenda Item 9.2Page 972 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 245
Monterey St., south of Ninth
St (Downtown Expansion
District)
Description
APNs 841 14 001
Size (Ac) 0.5
Zoning DED – Downtown Expansion District
General Plan Designation Downtown Specific Plan
Current Use Storage
Land Improvement Ratio 0
Within 1 mile of:
Daycare Yes – Hunny Bunny Daycare, 7361 Eigleberry St.
Grocery Yes – Grocery Outlet, Smart & Final; E. 10th St.
School Yes – Glen View Elementary School, 600 W 8th St
Income Category Very Low
Total Units 16
Agenda Item 9.2Page 973 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 246
Other Zoning Districts and Designations
880 Sunrise Drive (PF)
The 1.98-acre site at 880 Sunrise Drive is
currently two-thirds occupied by a City of
Gilroy fire station. The remainder of the
site is vacant. The PF zone permits all
facilities owned or leased, operated, or
used by the City or other governmental
agencies on the site. It is located in the
center of an existing residential
community in a higher resource area of
the City, making this site optimal for
further residential development. The site
is near several schools and a daycare
center, which provide necessary resources for residents. The assessor data did not provide a
value for improvements on this parcel so the land-improvement ratio could not be calculated.
The realistic capacity for this site is 21 lower-income units on the vacant land and parking lot
portions of the site, while retaining the existing fire station.
Agenda Item 9.2Page 974 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 247
880 Sunrise Drive Description
APNs 783 20 050
Size (Ac) 1.98
Zoning PF – Park/Public Facilities District
General Plan Designation Low Density Residential
Current Use Fire Station
Land Improvement Ratio N/A
Within 1 mile of:
Daycare Yes - Kool Kids Day Care, 1030 Cheyenne Dr
Grocery No - Safeway, 905 First St (2.2 miles)
School Yes - Christopher High School, 850 Day Rd
Income Category Very Low
Total Units 21
1335 First Street (First Street Mixed-Use Corridor)
The 0.55-acre site is adjacent to two
vacant parcels also listed on the sites
inventory, with strong potential for
redevelopment of all three parcels.
This lot is currently occupied by a two-
story commercial building which
includes a dental care office and a
permanently closed pregnancy
resource center. The building was built
between 1968 and 1980. The site has a
land-improvement ratio of 0.50. Existing uses are not expected to preclude development of
this site. The realistic capacity for this site is 12 lower-income units. The General Plan allows a
density range of 20-30 du/net acre in the Mixed-Use land use designation. There are no floor
area standards for the residential portion of mixed-use projects. Under Program E - 12 (First
Street Corridor Mixed-Use District Flexibility), the City would allow flexibility for the non-
residential uses on this site should the project meet certain criteria or provide housing for
special needs groups (e.g., extremely low-income).
Agenda Item 9.2Page 975 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 248
1335 First Street Description
APNs 790 39 029
Size (Ac) 0.55
Zoning C3 – Shopping Center Commercial District
General Plan Designation Mixed Use
Current Use Office
Land Improvement Ratio 0.5
Within 1 mile of:
Daycare Yes - Sunnyside Daycare, 7962 Westwood Dr A305
Grocery Yes - Safeway, 905 First St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 12
1395 First Street (First Street Mixed-Use Corridor)
The 0.97-acre site is adjacent to two vacant
parcels and one other non-vacant parcel also
listed on the sites inventory, with strong
potential for redevelopment of all four
parcels. This lot is currently occupied by a
one-story building, which contains a martial
arts studio, and a large surface parking lot.
The building was built between 1987 and
1998. Existing uses are not expected to
preclude development of this site. The site
has a land-improvement ratio of 0.45. The
Agenda Item 9.2Page 976 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 249
realistic capacity for this site is 20 lower-income units. The General Plan allows a density range
of 20-30 du/net acre in the Mixed-Use land use designation. There are no floor area standards
for the residential portion of mixed-use projects. Under Program E - 12 (First Street Corridor
Mixed-Use District Flexibility), the City would allow flexibility for the non-residential uses on
this site should the project meet certain criteria or provide housing for special needs groups
e.g., extremely low-income).
1395 First Street Description
APNs 790 39 020
Size (Ac) 0.97
Zoning C3 – Shopping Center Commercial District
General Plan Designation Mixed Use
Current Use Office
Land Improvement Ratio 0.45
Within 1 mile of:
Daycare Yes - Sunnyside Daycare, 7962 Westwood Dr A305
Grocery Yes - Safeway, 905 First St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 20
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City of Gilroy Housing Element 6th Cycle Housing Plan 250
8897 Monterey Road (R4)
The 0.95-acre site is adjacent to a vacant parcel and is surrounded by residential and
commercial land uses. This parcel is
currently occupied by four single-story
buildings that comprise a Budget Motel
and a large paved and unpaved parking
area. The primary buildings were built in
1952 and the last building was
constructed between 1968 and 1980.
Existing uses are not expected to
preclude development of this site. The
site has a land-improvement ratio of
2.09. The realistic capacity for this site is
23 lower-income units. The zoning
allows a density range of up to 30 du/net
acre in the R4 High Density Residential
zone.
Agenda Item 9.2Page 978 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 251
8897 Monterey Road Description
APNs 790 15 041
Size (Ac) 0.95
Zoning R4 – High Density Residential
General Plan Designation General Services Commercial
Current Use Commercial
Land Improvement Ratio 2.09
Within 1 mile of:
Daycare Yes - Tiny Tots Preschool & Daycare, 8985 Monterey Hwy
Grocery Yes - Lopez Produce Market, 8655 Monterey Hwy
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 23
Agenda Item 9.2Page 979 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 252
Financial Resources
The Housing Element serves, in part, to identify what actions can be taken to support the
production of housing. Through collaboration with City staff, service providers, and the
community, the City’s Housing Element identifies financial resources that support housing
production.
Countywide Programs
2016 Measure A – Affordable Housing Bond
In November 2016, Santa Clara County voters approved Measure A, the $950 million
affordable housing bond. The housing bond provides the County with an unprecedented
opportunity to partner with cities, residents, and the affordable and supportive housing
community to significantly address the housing needs of the community’s poorest and most
vulnerable residents. It provides affordable housing for vulnerable populations, including
veterans, seniors, the disabled, low- and moderate-income individuals or families, foster
youth, victims of abuse, homeless persons, and individuals suffering from mental health or
substance abuse illnesses. The bond proceeds would contribute to the creation and/or
preservation of approximately 4,800 affordable housing units in Santa Clara County.
The housing bond will enhance the County’s ability to achieve its housing priorities which
include:
Increasing the scope and breadth of supportive housing for special needs populations,
including homeless and chronically homeless persons;
Increasing the supply of housing that is affordable to extremely low-income
households; and
Improving coordination and collaboration among the County, the cities, other
governmental agencies, and the affordable housing community.
About $7.5 million in Measure A funds was used to develop the Monterey Gateway Senior
Apartments, a 75-unit affordable housing complex for low-income seniors that was
constructed in Gilroy in 2020.
MHSA Housing Program
The California Department of Mental Health, the California Housing Finance Agency, and the
County Mental Health Directors Association announced a new housing program in 2016 under
which $400 million in Mental Health Services Act (MHSA) funds were made available to finance
the capital costs associated with development, acquisition, construction, and/or rehabilitation
of permanent supportive housing for individuals with mental illness and their families,
especially including unhoused individuals. The new MHSA Housing Program, and funds for
capitalized operating subsidies, are included in the $400 million that has been designated for
the program.
Agenda Item 9.2Page 980 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 253
This program will serve persons with serious mental illness who are currently unhoused or at
risk of homelessness and who meet the MHSA Housing Program target population
description. Santa Clara County’s allocated amount is $19,249,300, of which $6,416,400 can be
used for capitalized operating subsidies. MHSA funding pays only for housing units designated
to qualified consumers.
The Sobrato Transitional Apartments is an MHSA housing project in Gilroy. The Sobrato
Transitional Apartments, developed and constructed by South County Housing Corporation,
provides 35 single-occupancy studio units in Gilroy for unhoused individuals with incomes
below 30 percent of the area median income (AMI). The South County Housing Corporation
will set aside 17 units for individuals that are currently unhoused or at risk of becoming
homeless due to mental illness.
U.S. Department of Housing and Urban Development (HUD) Grants
HOME
The HOME Program is federally funded by HUD to provide decent affordable housing to lower-
income households. The HOME Program is administered on behalf of the Santa Clara County
Urban County cities, which includes Gilroy.
Community Development Block Grant
The City of Gilroy is an entitlement jurisdiction participating in HUD’s Community Development
Block Grant (CDBG) Program. A requirement of receiving CDBG funds is the City having a five-
year Consolidated Plan, which identifies local community development needs and sets forth a
strategy to address these needs over a five-year period. The City’s current 5-Year Consolidated
Plan spans July 1, 2020 – June 30, 2025.
Developing an Annual Action Plan (AAP) for each of the fiscal years within the Consolidated
Plan is also required. AAPs program the use of federal funding for their respective fiscal year
by outlining which specific projects or programs will receive funding from the annual
allocation. Funding available for housing assistance programs from the state and federal
governments is extremely limited. The AAP, which gives a complete breakdown of public
service descriptions and use of funds, is available on the City’s website.
For the 2021-2022 and 2022-2023 fiscal years, the City of Gilroy allocated approximately
440,000 (each year) in CDBG funds from HUD. The CDBG program aims to support activities
that benefit low-income households, aid in the prevention of slums or blight, or meet an urgent
community need, through grants for eligible activities. A breakdown of CDBG-funded agencies
are listed below:
Agenda Item 9.2Page 981 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 254
Table 86: CDBG Funded Agencies
Activity Name 2020/ 2021
Entitlement
2021/2022
Entitlement
2022/ 2023
Entitlement
Program Administration $97,250 $87,874 $87,635
Gilroy Youth Center $38,452 $38,452 $38,452
Rebuilding Home Repair Program $144,364 $ 140,000 $ 140,000
Gilroy Compassion Center $16,318 - -
Live Oak Adult Day Care $11,549 $8,560 $10,000
Meals on Wheels - $8,643 -
Community Outreach PREP - $10,250 -
Boys & Girls Club - Core Enrichment - - $8,500
C.A.R.A.S - Ryse Up Program - - $8,500
Cherry Blossom Rehab - $81,475 -
Monterey Gateway Improvements - $70,592 -
Code Enforcement $7,700 - -
Sidewalk / Curb Ramp CIP Project $156,155 - $145,090
Source: City of Gilroy, 2022
CDBG CARES ACT-Coronavirus (CDBG-CV) Funds
CDBG-CV funds were specifically made available for programming that would address the
impacts resulting from the COVID-19 pandemic, and include the following programs:
Table 87: CARES Act CDBG-CV Funds
Activity Name Entitlement
St. Joseph’s Rental Assistance $150,000
Small Business Assistance $125,486
Small Business Assistance $100,000
St. Joseph's Rental Assistance $137,309
YMCA Healthy Food Delivery $100,359
Source: City of Gilroy, 2022.
Rental Assistance/Subsistence Program
The St. Joseph’s Rental Assistance program utilizes CARES Act funding for Gilroy residents
needing rental assistance. Rent relief is provided to persons and households directly affected
by the COVID-19 pandemic.
Agenda Item 9.2Page 982 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 255
Small Business Relief Grant Program
The Small Business Assistance Program, originally developed in 2020, includes $435,000 in
professional support for local businesses with processing applications for federal and state
loans/grants. This program aligns with the purpose of the CARES Act to provide small grants
5,000 to $10,000) to help local businesses cope with the COVID-19 related economic
downturn by providing funds needed for working capital that will result in low-income jobs
being retained and/or created.
Housing Trust Fund
The City had historically allocated funding for services related to housing and homelessness
through its Housing Trust Fund (HTF). The City Council replaced the HTF with the Permanent
Local Housing Allocation (PLHA) Fund, making more funds available for public service
programs addressing basic needs and homelessness prevention. The HTF will continue to be
used to partially cover staff and consulting service costs to monitor affordable rental and
ownership agreements, until the money is depleted.
Permanent Local Housing Allocation Fund
The PLHA Fund spans a five-year period and will make available $1.4 million. The City is
contracting with Santa Clara County’s Office of Supportive Housing to administer the programs
under the PLHA Consortium Agreement. The following agencies were approved by the City
Council for FY 22-23 and FY 23-24:
Agenda Item 9.2Page 983 of 1163
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City of Gilroy Housing Element 6th Cycle Housing Plan 256
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Funded Services Funding
Amount
St. Joseph’s Family Center
Emergency rental assistance, utility assistance, and
other supportive programs that help diminish the
risk of becoming homeless
110,000
St. Joseph’s Family Center
Training and employment readiness to prepare
individuals that are homeless or at risk of
homelessness for stability and greater self-
sufficiency
70,000
Project Sentinel Fair housing services and investigates complaints to
address housing discrimination for Gilroy residents $40,000
Project Sentinel
Landlord-tenant counseling and dispute resolution
program to help resolve housing conflict and protect
Gilroy residents from displacement
40,000
The Health Trust
Meals to low income and homebound seniors at risk
of food insecurity, allowing them to remain in their
homes
54,000
South County
Compassion Center
Services to unhoused Gilroy residents to meet their
basic needs and to connect them with services that
can help them attain permanent housing
80,000
Community Agency for
Resources Advocacy and
Services
Rental and deposit assistance to prevent
homelessness for Gilroy families and individuals $40,000
Silicon Valley
Independent Living
Center
Counseling for Gilroy residents with disabilities,
emergency rental assistance, and housing search
services to obtain safe, affordable, and accessible
long-term housing
40,000
Source: City of Gilroy, 2023.
Housing Choice Voucher Program
The Housing Choice Voucher (HCV) program is a rental assistance program that helps very low-
income families to live in market-rate housing units rather than public housing. Households
are provided with vouchers that are paid to private market-rate landlords, who are then
reimbursed by HUD. In addition to the regular voucher program, Santa Clara County Housing
Authority (SCCHA) administers special housing programs. These programs include the
Veterans Affairs Supportive Housing (VASH) Program, Mainstream Program, and Emergency
Housing Vouchers (EHV).
The VASH Program is for homeless veterans with severe psychiatric or substance abuse
disorders. The Veterans Affairs Palo Alto and SCCHA have partnered to provide rental
Agenda Item 9.2Page 984 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 257
vouchers and supportive services to eligible veterans. The veteran must demonstrate to
the VA Medical Center that they are homeless (has been living outdoors, in a shelter, in
an automobile, etc.) before being evaluated for this program.
The Mainstream Program is designed to provide assisted housing to persons with
disabilities to enable them to rent suitable and accessible housing in the private rental
market. Mainstream applicants are offered a voucher as allocations become available.
Applicants must be participating in programs of rehabilitation and/or support services
within the community that are directly related to their disability.
The EHV program is available through the American Rescue Plan Act. Through EHV, HUD
provided SCCHA with 664 housing vouchers to assist individuals and families who are
homeless, at risk of homelessness, were recently homeless or have a high risk of housing
instability; or who are fleeing or attempting to flee domestic violence, dating violence,
sexual assault, stalking, or human trafficking.
Project-Based Voucher Program
The Project-Based Voucher Program provides rental assistance to households living in specific
housing sites. Because the rental assistance is tied to a particular unit, a family cannot retain
the assistance if they move (voluntarily or through eviction). The Housing Authority
administers different waiting lists by bedroom size for each project-based housing site. These
housing sites are either multifamily or senior housing developments.
Statewide Resources
There are a variety of statewide programs and resources available. The City receives regular
notification regarding state and federal funding and grant opportunities. Additionally, the City
pursues grants on a programmatic and project basis for active programs and projects in Gilroy.
Senate Bill 2 (SB 2) Grant. In 2020, the City was awarded $160,000 in SB 2 grant funding to
create and adopt objective design standards for mixed-use and multifamily residential projects
in Gilroy. The City also used the funding to create and adopt objective design standards for SB
9 projects. The project was eligible for funding under the SB 2 Policy Priority Area Objective
Design and Development Standards. The goal of the project was to create objective design
standards that would increase consistent decision making; minimize applicant delays; better
utilize staff resources; and promote/require good design principles in Gilroy to help ensure
that housing development projects conform to the City’s minimum design expectations.
Local Early Action Planning (LEAP) Grant. In 2020, the City was awarded $150,000 in LEAP
grant funding. A portion (or potentially all) of the funding will be used to help supplement costs
associated with preparation of the 2023-2031 Housing Element.
Regional Early Action Planning (REAP) Grant. In 2021, the City was awarded $32,603 in REAP
grant funding to further supplement costs associated with preparation of the 2023-2031
Housing Element.
Agenda Item 9.2Page 985 of 1163
Sites and Resources
City of Gilroy Housing Element 6th Cycle Housing Plan 258
The No Place Like Home Program
The No Place Like Home Program provides loans to eligible counties to acquire, design,
construct, rehabilitate, and/or preserve permanent supportive housing for persons who are
experiencing homelessness or chronic homelessness, or who are at risk of chronic
homelessness, and who need mental health services. Projects funded through this program
must be apartment complexes of five or more units.
Administrative Resources
The City of Gilroy’s Community Development Department consists of the Housing and
Community Development (HCD) Division, the Planning Division, and the Building and Safety
Division which includes code enforcement. The Community Development Department helps
implement several of the programs outlined in this Housing Element with the help of the City’s
HCD Technician. The Community Development Director manages the City’s Housing and
Community Development program and administers the CDBG funds, the City's PLHA Fund,
and the former HTF. The Planning Division reviews land-use entitlement applications and is
responsible for the implementation of the General Plan, Zoning Ordinance, and adopted
specific plans. The Building and Safety Division processes and issues building permits,
conducts plan reviews, conducts building inspections, and resolves land-use related violations
through Code Enforcement.
Agenda Item 9.2Page 986 of 1163
259
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING GOALS, POLICIES, AND PROGRAMS
Agenda Item 9.2Page 987 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 260
Housing Goals, Policies, and Programs
The section of the Housing Element outlines the City of Gilroy’s goals, policies, and
implementation programs for the preservation, conservation, improvement, and production
of housing for the 2023 – 2031 planning period. The goals, policies, programs, and quantified
objectives are designed to help ensure housing opportunities for all existing and future
residents of the community.
Housing Production
Goal 1
HOUSING PRODUCTION
Provide adequate residential sites to accommodate projected housing needs
and encourage the production of a variety of housing types
Policy 1.1: The City shall encourage the provision of a variety of housing options for Gilroy
residents.
Policy 1.2: The City shall strive to ensure adequate land is available at a range of densities to
meet Gilroy’s existing and projected housing needs.
Policy 1.3: The City shall encourage the provision of new affordable housing.
Policy 1.4: The City shall encourage partnerships between non-profit and for-profit housing
developers to encourage affordable housing production.
Policy 1.5: The City shall continue to implement the Downtown Specific Plan and encourage
and coordinate activities with Downtown stakeholders.
Policy 1.6: The City shall support the development of workforce housing to enable the
workforce to live in the community.
Removal of Governmental Constraints
Goal 2
REMOVAL OF GOVERNMENT CONSTRAINTS
Remove or reduce governmental constraints to the development,
improvement, and maintenance of housing where feasible and legally
permissible.
Agenda Item 9.2Page 988 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 261
Policy 2.1: The City Shall periodically review City regulations, ordinances, permitting
processes, and residential fees to ensure that they do not unreasonably constrain housing
development and are consistent with State law.
Policy 2.2: The City shall continue to provide individuals with disabilities reasonable
accommodation through flexibility in the application of land use or zoning when necessary
to eliminate barriers to housing opportunities.
Policy 2.3: The City shall consider the development of single-room occupancy units, studio
apartments, micro-units, and other similar unit types that are affordable to extremely low-
income residents in higher-density areas of the City.
Housing Preservation and Rehabilitation
Goal 3
HOUSING PRESERVATION AND REHABILITATION
Maintain and conserve the existing housing stock in a sound, safe, and
sanitary condition.
Policy 3.1: The City shall strive to preserve the affordability of existing below market rate
housing units.
Policy 3.2: The City shall promote the maintenance and rehabilitation of structures in poor
condition and take action to prevent poorly maintained properties from further
deterioration.
Policy 3.3: The City shall encourage the retention and rehabilitation of older homes in and
near the historic City Center and ensure that rehabilitation activities are sensitive to the
historic character of the building and/or site.
Housing Assistance to Meet the Needs of All Income Levels
Goal 4
HOUSING ASSISTANCE TO MEET THE NEEDS OF ALL INCOME LEVELS
Encourage and support the provision of a variety of affordable housing
types.
Policy 4.1: The City shall continue to participate in programs that assist lower- and moderate-
income households to secure affordable housing, such as the County’s Mortgage Credit
Certificate program, Housing Choice Voucher programs, and Silicon Valley’s assistance
programs.
Policy 4.2: The City shall support homeownership opportunities for low- and moderate-
income households.
Policy 4.3: The City shall provide incentives for affordable housing, including butnot limited to
the density bonus ordinance and expedited project review.
Agenda Item 9.2Page 989 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 262
Special Housing Needs
Goal 5
SPECIAL HOUSING NEEDS
The City shall increase access to decent and suitable housing for Gilroy
residents with special housing needs.
Policy 5.1: The City shall encourage housing opportunities for special needs groups, including:
seniors; persons with disabilities, including developmental disabilities; the unhoused; large
households; single female-headed households; and farmworkers.
Policy 5.2: The City shall encourage the development, rehabilitation, and preservation of
affordable and market-rate housing for seniors, particularly in neighborhoods that are
accessible to public transit, commercial services, and health and community facilities.
Policy 5.3: The City shall support efforts to provide emergency shelter, transitional housing,
and permanent supportive housing for unhoused persons and those at risk of homelessness.
Policy 5.4: The City shall support the development of permanent and seasonal farmworker
housing in appropriate areas of the City.
Policy 5.5: The City shall encourage affordable housing developments to include units that can
accommodate large households of five or more.
Policy 5.6: The City shall encourage the development and maintenance of housing accessible
topeople with disabilities, including developmental disabilities.
Affirmatively Furthering Fair Housing
Goal 6
FAIR HOUSING
Ensure equal housing opportunities for all Gilroy residents regardless of
race, color, religion, sex, sexual orientation, marital status, national origin,
ancestry, familial status, disability, or source of income.
Policy 6.1: The City shall promote fair housing standards and comply with State laws.
Policy 6.2: The City shall refer discrimination complaints to Project Sentinel or other
organizations that address housing discrimination.
Policy 6.3: The City shall prioritize economic investment and opportunity in the Downtown
Specific Plan area, especially the Racially/Ethnically Concentrated Areas of Poverty (R/ECAP)
and the Equity and Engagement District (EED), which is the focus of the City’s Environmental
Justice goals, policies, and programs.
Agenda Item 9.2Page 990 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 263
Education and Outreach
Goal 7
EDUCATION AND OUTREACH
Increase awareness of and participation in housing programs.
Policy 7.1: The City shall consolidate and disseminate housing related resources to provide
better access to information on available housing programs and affordable housing units.
Policy 7.2: The City shall encourage the production of secondary units in single family districts
through outreach and educational materials.
Policy 7.3: The City shall provide information on resources available to assist residents facing
foreclosure.
Policy 7.4: The City shall encourage involvement of all Gilroy neighborhoods in the public
decision-making process.
Quantified Objectives
Government Code Section 65583 (b) requires that quantified objectives be developed with
regard to new construction, rehabilitation, conservation, and preservation activities that will
occur during the eight-year Housing Element cycle. The quantified objectives set a target goal
for Gilroy to achieve based on needs, resources, and constraints. State law recognizes that the
total housing needs identified by a community may exceed available resources and the
community’s ability to satisfy this need. Table 89 summarizes Gilroy’s quantified objectives for
the 6th Cycle.
Table 89: Total Quantified Objectives, 2023 – 2031
Target
Extremely
Low
Income
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income Total
New Construction 334 335 385 200 519 1,773
Conservation 30 30 30 30 - 120
Rehabilitation 80 - 80
Preservation 55 - - 55
Total 2,028
Agenda Item 9.2Page 991 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 264
Programs
The programs in this section of the Housing Element describe specific actions the City will carry
out over the eight-year Housing Element cycle to satisfy the community’s housing needs and
meet the requirements of State law. The programs are organized by the following seven major
housing goals:
Housing Production
Removal of Governmental Constraints
Housing Preservation and Improvement
Housing Assistance
Special Housing Needs
Affirmatively Furthering Fair Housing
Education and Outreach
Agenda Item 9.2Page 992 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 265
A. Housing Production
Number Title Action Responsible
Party
Funding
Source Timeline
A - 1 No Net Loss
Inventory and
Monitoring
To ensure that the City monitors its compliance with SB 166
No Net Loss), the City will develop a procedure to and will
track:
Unit count and income/affordability assumed on
parcels included in the sites inventory.
Actual units constructed and income/affordability
when parcels are developed.
Net change in capacity and summary of remaining
capacity in meeting remaining RHNA.
To ensure the City has adequate sites to accommodate any
net loss of Regional Housing Needs Allocation (RHNA)
capacity due to development of RHNA sites or accessory
dwelling units (ADUs) below projections, the City shall create
a No Net Loss Inventory of replacement sites within 18
months of Housing Element certification. The backup,
replacement sites in the No Net Loss Inventory will be
separate and distinct from the identified RHNA sites
inventory included in Appendix B. The No Net Loss
Inventory replacement sites are all appropriate for lower-
income development based on the criteria used for RHNA
site selection. The City has begun development of this list
and initial estimates include capacity for approximately 600
units, if needed.
Quantified Objective: No net loss of capacity below the
RHNA requirement during the planning period.
CDD General
Fund
Adopt procedure
and create No
Net Loss
Inventory by end
of Q4 2024.
Review RHNA site
status twice
yearly and
update No Net
Loss Inventory as
necessary to
maintain
adequate RHNA
sites.
Agenda Item 9.2Page 993 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 266
Number Title Action Responsible
Party
Funding
Source Timeline
A - 2 Surplus
Lands/Affordable
Housing on City-
Owned Sites
Implement the Surplus Lands Act and report any City-
owned surplus land in the Annual Progress Report. Provide
affordable housing developers the first priority for
designated surplus lands as applicable per Government
Code Section 54227.
Assess City-owned properties for their potential
redevelopment or development for residential uses that
include housing for extremely low-income households and
those with special needs such as seniors and persons with
disabilities. Consider adding City owned parcels to the No
Net Loss Inventory, as needed. Proactively advertise surplus
land opportunities to affordable housing providers, the
Santa Clara Office of Supportive Housing, and developers of
special needs housing (e.g., extremely low income, disabled,
farmworker housing).
Quantified Objective: The City will contact affordable
housing developers regarding any surplus lands, with the
goal of developing at least 21 lower-income units during the
planning period.
CDD General
Fund
Report surplus
lands in
conjunction with
the Annual
Progress Report.
Advertise surplus
land
opportunities to
affordable
housing
developers, as
they become
available. Review
all City owned
sites by the end
of Q4 2025 to
determine which
additional sites
could be declared
as surplus.
A - 3 By-Right
Approval of
Projects with 20
Percent
Affordable Units
on “Reused”
RHNA Sites
Pursuant to the statutory requirements of Government
Code Sections 65583.2(h) and (i), amend the Zoning
Ordinance to require by-right approval of any “reuse” 4th
and 5th Cycle sites being used to meet the 6th Cycle RHNA,
if 20 percent of the units in the development are affordable
to lower-income households.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2023.
Agenda Item 9.2Page 994 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 267
Number Title Action Responsible
Party
Funding
Source Timeline
A - 4 Publicize
Residential Sites
Inventory
The City shall make the residential sites inventory available
to developers by publicizing it on the City website and
providing copies of the inventory to developers.
The City shall update the list of sites annually, or as projects
are approved on the sites.
Quantified Objective: Maintain accurate and publicly
available residential sites inventory throughout the planning
period.
CDD General
Fund
Post on website
within six months
of adoptionby
end of Q4 2023;
update annually.
A - 5 Revise
Neighborhood
District Policy
The City will revise the Neighborhood District Policy so it
does not rely on the Residential Development Ordinance
RDO). Revisions to the policy include:
Studying and adopting an inclusionary housing
policy and in-lieu fee for Neighborhood District
areas.
Updating the Neighborhood District target
densities, consistent with the Gilroy 2040 General
Plan.
Adopting standards related to the distribution of
units across the levels of affordability (e.g., 30% of
the 15% affordable units shall be designated for
low income).
Adopting standards related to the term of
affordability (e.g., rental units shall be restricted as
affordable for a minimum of 55 years).
CDD General
Fund
Within three
years of Housing
Element
adoptionBy end
of Q4 2024.
Agenda Item 9.2Page 995 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 268
Number Title Action Responsible
Party
Funding
Source Timeline
A - 6 ADU Tracking
and Monitoring
Continuously track the number of building permits issued
for ADUs. The City will also review geographic distributions
of ADUs biennially. If the average ADU production is less
than 25 units in years 2023, 2024, and 2025, the City will
update the ADU strategy by the end of 2026. In this case,
the City will hold a focus group event with local stakeholders
in spring or fall 2026. The purpose of the collaborative
meeting will be to identify appropriate ADU programs to
help increase production. If necessary, the City will identify
additional RHNA sites in No Net Loss Inventory, as
discussed in Program A - 1.
Quantified Objective: Increase the number of new ADUs
permitted in the City from an average of approximately
15.75 (2018-2021) to an average of approximately 25.
CDD General
Fund
Track ADU
permits as they
are submitted.
Review ADU
strategies
annually as part
of the Annual
Progress Report
process. Hold a
focus group
event with local
stakeholders in
spring or fall
2026 if average
ADU production
is less than 25 in
years 2023, 2024,
and 2025.
Identify
additional
programs or sites
within six months
of shortfall.
Agenda Item 9.2Page 996 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 269
Number Title Action Responsible
Party
Funding
Source Timeline
A - 7 ADU Pre-
Designed Plans
The City will develop an ADU program that includes pre-
designed “model” plans for ADUs that meet zoning and
building, and fire codes. The program may be modeled after
successful programs implemented in other cities.
To inform this effort, the City will work with the Santa Clara
County Planning Collaborative and join the ADU Advisory
Committee. The Collaborative and Advisory Committee are
working on creating a sub-regional program of pre-
designed ADU plans and a variety of ADU tools and
resources that can be available to all residents and cities in
Santa Clara County to encourage ADU production.
Quantified Objective: Increase the number of new ADUs
permitted in the City from an average of approximately 17.5
2018–2021) to an average of approximately 25.
CDD General
Fund
Within 3 years of
Housing Element
adoptionBy end
of Q4 2024.
A - 8 Financial
Incentives for
Affordable ADUs
Upon securing funding, the City will develop a financial
assistance program for homeowners who build ADUs with
an affordability restriction or commitment to offering
housing choice vouchers.
If ADU production is lower than anticipated, the City will
evaluate ADU impact fees as a potential constraint for
affordable housing and update them as necessary to ensure
the fees are consistent with regional trends and do not
unreasonably constrain ADU development. This effort will
complement Program A-6 (ADU Tracking and Monitoring)
The City will review successful programs from other cities or
the Housing Trust of Silicon Valley and contact Community
Development Financial Institutions for potential
partnerships.
CDD In-lieu
fees,
other
applicable
affordable
housing
funding
After program
funding is
secured and
sufficient for the
intended
purpose.
Evaluate the
effect of impact
fees on ADU
development by
Q4 end of 2026 if
ADU production
is lower than
anticipated in
year 2025.
Agenda Item 9.2Page 997 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 270
Number Title Action Responsible
Party
Funding
Source Timeline
A - 9 Monitor Permit
Requirements,
Processing
Procedures, and
Land Use
Controls
Implement the Land Management System for Tyler
Technologies with a "go-live" date in 2023 and hold an
outreach meeting to educate users on how to use the new
permitting system. To assess the effectiveness of the new
Land Management System, the City will survey users six
months after its launch.
The City will also create metrics that track the time to
process permits. These metrics can be compared year-to-
year to determine if the City’s processes and procedures are
efficient or need refinement.
As a part of the City’s outreach and engagement with
developers, the City shall consult builders and other parties
engaged in housing development activities to identify
potential constraints in the City’s permit requirements,
processes, procedures, and land use controls and analyze
potential streamlining where feasible. Outreach methods
will include or be equivalent to the City’s annual developer
roundtable meeting.
Quantified Objective: Increase the percentage of permits
that are processed online. Decrease the time it takes to
process permits.
CDD General
Fund
Survey six
months after “go-
live” date.
Annual outreach
to builders and
developers, such
as through the
City’s annual
developer’s
roundtable
meetings.
Agenda Item 9.2Page 998 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 271
Number Title Action Responsible
Party
Funding
Source Timeline
A - 10 Facilitate Missing
Middle / Middle
Income Housing
Amend the City Code to allow triplexes, and fourplexes to
be approved ministerially on corner lots with a minimum
6,000 sf lot size in the R1 and R2 zones (approximately 1,106
lots) so long as the project complies with objective design
standards.
This Program provides more flexibility than SB 9, by allowing
triplexes or fourplexes, in lieu of a duplex with an ADU and
a junior ADU. This program will also encourage the
development of missing middle housing throughout the
City, including high-resource areas primarily comprising
detached single-family residences.
Update the City’s SB 9 policy and website to reflect the
changes allowed under this program. Create an
informational and promotional pamphlet regarding
opportunities to develop triplexes and fourplexes on corner
lots in R1 and R2 zones. Provide the pamphlet online, at City
Hall, and at informational booths where housing resources
are provided (see Program G - 5).
Quantified Objective: Increased production and reduced
permitting time and cost for triplexes and fourplexes.
Facilitate construction of 50 missing middle (duplex, triplex,
quadplex) housing units over the 6th Cycle planning period.
CDD General
Fund
Within two years
of Housing
Element
adoptionBy end
of Q4 2024.
Agenda Item 9.2Page 999 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 272
Number Title Action Responsible
Party
Funding
Source Timeline
A - 11 Inclusionary
Housing Policy
Conduct an inclusionary housing feasibility study to identify
appropriate inclusionary requirements that will not
constrain housing production. Review the City’s existing
Neighborhood District Policy and former RDO Exemption
Policy as a benchmark for developing the inclusionary
requirements (e.g., resale controls, minimum term [years of
affordability], minimum percentage of units that must be
restricted as affordable, minimum percentage within each
affordability category).
Develop an affordable housing policy to establish
inclusionary housing requirements so that specified new
developments reserve a percentage of the total units for
lower- and moderate-income households or pay an in-lieu
of housing fee for projects below the threshold for
inclusionary housing, such as smaller projects that cannot
feasibly construct affordable housing. The inclusionary
housing ordinance will include a requirement that the
developer market the below market-rate units and
accessible/adaptable units.
Quantified Objective: Increased production of affordable
housing within the City, including housing choice and
mobility for lower-income households. Prioritize use of in-
lieu fees to develop affordable housing options in higher
resource areas of the City.
CDD General
Fund
By end of Q4
2024.
Agenda Item 9.2Page 1000 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 273
Number Title Action Responsible
Party
Funding
Source Timeline
A - 12 Incentives
Beyond Density
Bonus State Law
Study and consider adopting an affordable housing
incentives policy above and beyond the minimum
requirements of density bonus state law. Specifically
consider additional incentives for households with special
housing needs such as large households, extremely low-
income households, farmworkers, and households with
members with intellectual or developmental disabilities. In
lieu of adopting a separate incentives / density bonus policy,
the City could structure the Inclusionary Policy (A - 11) like a
density bonus program with incentives that are tiered by
level of affordability provided.
Quantified Objective: Increased housing choice and
mobility for special needs households.
CDD General
Fund
Within two years
of Housing
Element
adoptionBy end
of Q4 2025.
A - 13 Coordination
with California
High Speed Rail
Authority
Continue to coordinate with the California High Speed Rail
Authority so that the Station Area Plan includes the
development of a mix of affordable and market-rate
housing and commuter parking on the parcels associated
with the High Speed Rail Station.
Quantified Objective: Develop a specific commitment to
housing development; set objective targets for the
development of affordable and market-rate housing on the
High Speed Rail site.
CDD,
California
High Speed
Rail
Authority
General
Fund
Immediately and
throughout the
planning period
until the Station
Area Plan is
complete.
Agenda Item 9.2Page 1001 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 274
Number Title Action Responsible
Party
Funding
Source Timeline
A - 14 Coordination
with Santa Clara
County Office of
Supportive
Housing
The City will continue its partnership with Santa Clara
County Office of Supportive Housing regarding
development of affordable housing at the property at 8th
and Alexander. This includes the offer of impact fee waivers
through a memorandum of understanding approved by the
Gilroy City Council and the County Board of Supervisors in
September 2022. Next steps include community
engagement and working on the City’s priorities for the site
e.g., targeted income / special needs groups).
Quantified Objective: Development of affordable housing
on the 8th and Alexander property by the end of 2028.
CDD, Santa
Clara County
Office of
Supportive
Housing
General
Fund
Continual
partnership
throughout the
planning period.
Anticipated
project
completion by
end of Q4 2028.
A - 15 ADU Ordinance
Updates
The City worked in collaboration with the California
Department of Housing and Community Development
HCD) on its current ADU ordinance. The City will continue
to work with HCD to make necessary changes and ensure
compliance with state law. prior to the end of 2023.
To incentivize ADU production, the City will increase the
allowable floor area from 1,000 square feet to 1,200 square
feet. The City will also replace the ADU deed restriction
requirement with an owner affidavit form that does not
require recordation at the County. This change will
accelerate and streamline the process for approving ADUs
in the City. The City will use the affidavits to track the
number of ADUs to ensure they are being built at the
assumptions in the Housing Sites and Resources section.
Quantified Objective: Increase the number of new ADUs
permitted in the City from an average of approximately 17.5
2018–2021) to an average of approximately 25 over the 6th
Cycle planning period.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2023.
Agenda Item 9.2Page 1002 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 275
Number Title Action Responsible
Party
Funding
Source Timeline
A - 16 Senate Bill (SB) 9
Processing
In conjunction with Program A-10 (Facilitate Missing Middle /
Middle Income Housing), the City will update its SB 9
webpage to highlight the streamlined process for approving
SB 9 applications. The City will also create and post step-by-
step, user friendly instructions for processing SB 9 units and
lot splits in Gilroy.
The Planning Department will hold informational meetings
with the building division and engineering/land
development division to review the streamlined process to
ensure the City complies with state law.
Quantified Objective: Process ten (10) SB 9 applications in
the 6th Cycle planning period.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2024.
Agenda Item 9.2Page 1003 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 276
B. Removal of Government Constraints
Number Title Action Responsible
Party
Funding
Source Timeline
B - 1 Residential
Development
Ordinance
RDO)
Removal
Repeal the RDO.
The growth control measures of the City's RDO have been made null
and void by SB 330 (2019). The RDO will be repealed as a part of the
City's comprehensive zoning update. Portions of the policy related
to affordability requirements may be used as a benchmark for the
City’s proposed Inclusionary Policy.
CDD General
Fund
Concurrent
with the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
B - 2 Zoning and
General Plan
Densities
Amend the Zoning Ordinance to ensure that the Gilroy 2040
General Plan maximum densities are achievable in the
implementing zones (Housing Accountability Act/AB 3194).
Changes include:
Increasing the maximum density in the R3 (medium
density) zone from 16 to 20 dwelling units per acre;
Removing the maximum density in the R4 (high density)
zone;
Creating a zoning district for the mixed-use First Street
corridor with a density range of 20–30 dwelling units per
net acre; and
Creating Neighborhood District High and Neighborhood
District Low zoning designations with density allowances
that are consistent with the 2040 General Plan.
CDD General
Fund
Concurrent
with the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
B - 3 Senate Bill
SB) 35
Permit
Processing
and SB 330
Compliance
Establish and implement expedited permit processing for qualifying
affordable housing projects, pursuant to SB 35 and SB 330. Create
checklists and instructions for reviewing and approving SB 35 and
SB330 projects.
Add information regarding the expedited permit process on the
City’s website.
CDD General
Fund
Within two
years of
Housing
Element
adoptionBy
end of Q4
2024.
Agenda Item 9.2Page 1004 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 277
Number Title Action Responsible
Party
Funding
Source Timeline
B - 4 Public Fees,
Standards,
and Plans
Online
Pursuant to Assembly Bill (AB) 1483, the City will compile all
development standards, plans, fees, and nexus studies in an easily
accessible online location (also see Program B-8). The City will
continue to provide a high-quality, parcel-specific zoning map and
General Plan map online.
CDD General
Fund
Within one
year of
Housing
Element
adoptionBy
end of Q4
2023.
B - 5 Permit
Streamlining
As a part of the 2023 comprehensive Zoning Ordinance update, the
City is pursuing changes to streamline the permitting process,
including but not limited to:
Creating a ministerial use permit process; and
Creating a more transparent and streamlined process for
reviewing and approving applications involving a historic
resource (e.g., residential addition).
Streamlining the Planned Development approval process,
so that projects that do not require a zoning amendment
or General Plan amendment can be approved by the
Planning Commission rather than requiring review and
approval by both the Planning Commission and City
Council.
Additionally, the City will ensure it adheres to newly passed
legislation surrounding permit streamlining, such as AB 2234.
Quantified Objective: Decreased permit processing time.
CDD General
Fund
Concurrent
with the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
Agenda Item 9.2Page 1005 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 278
Number Title Action Responsible
Party
Funding
Source Timeline
B - 6 Objective
Standards
Review and revise development standards, design guidelines, and
findings to ensure they are objective and facilitate development of
properties at their maximum densities.
CDD General
Fund
Within three
years of
Housing
Element
adoptionBy
end of Q4
2026.
B - 7 Zoning
Ordinance
Update
As a part of the 2023 comprehensive Zoning Ordinance update to
ensure compliance with the 2040 General Plan and streamline
various application processes (Program B – 5), the City will evaluate
development standards for all zones including the Downtown
Specific Plan zones, for potential governmental constraints. The City
will also revise the definition of “townhouse” to be consistent with
state law. The City will also amend the Zoning Ordinance to require
that any demolished residential units on the Sites Inventory be
replaced pursuant to Government Code Section 65583.2(g).
CDD General
Fund
Within one
year of
Housing
Element
adoptionBy
end of Q4
2023.
Agenda Item 9.2Page 1006 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 279
Number Title Action Responsible
Party
Funding
Source Timeline
B - 8 Entitlement
Roadmap
Webpage
To provide clear and simple information about the City’s permitting
process, the City will create an Entitlement Roadmap webpage that
clearly spells out the City’s permitting process for residential
development. Specifically, the webpage will include application
forms, a flow chart outlining the development process, FAQs, and
live links to other necessary pages and resources.
The webpage will advertise the City’s ministerial process for most
single-family homes and administrative approval process for many
other types of residential development that meet objective
development standards.
Also see Program B-4.
CDD General
Fund
By end of Q4
2024.
B - 9 Building
Department
Webpage
To reduce applicant time and cost and increase certainty, the City
will update the Building Department webpage to include
information required pursuant to AB 2234, including but not limited
to specific information required for an application to be considered
complete; example of a complete, approved application; and
example of a complete set of post-entitlement phase permits for
accessory dwelling units, duplexes, multifamily projects, mixed-use
projects, and townhomes.
Quantified Objective: Updated website by end of Q4 2023.
CDD General
Fund
By end of Q4,
2023.
Agenda Item 9.2Page 1007 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 280
Number Title Action Responsible
Party
Funding
Source Timeline
B - 10 Zoning Code
Annual
Updates
California’s legislature continues to pass new laws each year to
encourage housing production and address the state’s severe
housing shortage. Under this program, the Community
Development Department will establish a process to update City
policies, codes and ordinances to comply with new State laws
affecting housing and land use.
Quantified Objective: Following passage of new state legislation,
Community Development Department staff will develop a list of
laws that require updates to the City’s policies, codes and
ordinances.
CDD General
Fund
The City will
update City
policies, codes
and
ordinances
annually, or as
needed to
comply with
new state laws.
B - 11 General Plan
Consistency
For the City’s General Plan to serve its purpose effectively, it must be
reviewed, maintained, modified as necessary, and implemented in a
systematic and consistent manner. Gilroy implements the General
Plan through the City’s ordinances and regulations, policy decisions,
and actions and is responsible for tracking, reporting and evaluating
its progress in implementing the General Plan.
General Plan consistency will be reviewed as part of the Annual
Progress Report, pursuant to Government Code Section 65400. As
amendments are made to the General Plan, the City will also review
the Housing Element for ongoing consistency.
CDD General
Fund
Consistency
between the
General Plan
and Housing
Element will be
reviewed as
part of the
annual
progress
report prior to
April 1st of each
year.
Agenda Item 9.2Page 1008 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 281
C. Housing Preservation and Rehabilitation
Number Title Action Responsible
Party
Funding
Source Timeline
C - 1 Monitoring of
Units At Risk of
Converting to
Market Rate
Continue to provide regular monitoring of deed-restricted
units that have the potential of converting to market rate.
The City currently contracts with HouseKeys to serve as the
Below Market Rate (BMR) Program Administrator of the
City’s below market-rate homeownership and rental
property program. The BMR Program Administrator will
continue to monitor and evaluate the City's current multi-
family affordable housing stock to determine if any
developments are at risk of conversion.
Together with the BMR Program Administrator, the City will
implement strategies to preserve projects identified as
being at risk of converting to market-rate housing.
Strategies include:
Monitoring affordable housing term expiration
status annually.
Notifying property owners annually about
compliance with the extended noticing
requirement (three year, one-year, and six-month
Notice of Intent) under state law.
Including preservation as an eligible use in Notices
of Funding Availability.
If below market-rate units appear to be at risk of
conversion, work with qualified operators, the
California Department of Housing and Community
Development (HCD), and the property owners to
preserve the housing for lower-income
households.
Biennial contact with property owners of
affordable units.
CDD and
Program
Administrator
e.g.,
HouseKeys)
General
Fund
Annually review
affordable
housing term
expirations.
Noticing as
needed with
expiration of
covenants.
Agenda Item 9.2Page 1009 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 282
Number Title Action Responsible
Party
Funding
Source Timeline
Identification of funding opportunities to purchase
and preserve affordable units.
Noticing of tenants and technical assistance with
applications for funds.
Quantified Objective: Preservation of below market-rate
units.
C - 2 Housing
Rehabilitation
To enhance the quality of existing neighborhoods, the
City shall continue to utilize Community Development
Block Grant (CDBG) funds, as available, to assist in the
improvement of substandard housing. For example, the
City has provided CDBG grants to the Rebuilding Together
Silicon Valley Home Repair, Rehabilitation and
Accessibility Modification program, which provides a wide
range of home repair, accessibility, mobility and limited
rehabilitation improvements for low-income homeowners
in Gilroy.
The City will facilitate Tax Equity and Fiscal Responsibility
Act (TEFRA) hearings throughout the planning period to
allow for the development and rehabilitation of
affordable housing units throughout the City.
Quantified Objective: Provide assistance to 100
households. Target 25% in the Racially and Ethnically
Concentrated Area of Poverty (R/ECAP) and DTSP area.
CDD General
Fund
Annually
evaluate
progress and
review contract.
Following each
contract
renewal, hold
informational
meetings to alert
the community
about the
availability of
programs such
as Rebuilding
Together
rehabilitation
loans.
Agenda Item 9.2Page 1010 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 283
Number Title Action Responsible
Party
Funding
Source Timeline
C - 3 Code
Enforcement
Program
Within current staffing limits and AFFH standards, the City
shall contact owners of units identified as substandard,
offering inspection services and providing information on
the Rebuilding Together Program (or similar) and
landlord/tenant information and mediation services.
Quantified Objective: Provide information regarding the
Rebuilding Together (or similar) and landlord/tenant
information and mediation services to 240 households.
CDD General
Fund
Ongoing
throughout the
planning period.
C - 4 Resale Control
on Owner-
Occupied
Below Market-
Rate Units
The BMR Program Administrator shall continue to
implement resale controls on owner-occupied BMR units
to ensure that affordable units provided through public
assistance or public action are retained per the terms
specified in the affordable housing agreement (e.g., 30
years) as affordable housing stock.
Quantified Objective: Maintain all affordable units
throughout the planning period or as specified in the
affordable housing agreement.
CDD and BMR
Program
Administrator
e.g.,
HouseKeys)
General
Fund
Annual
assessment of
units at risk of
conversion.
C - 5 Resale Control
on Rental
Below Market-
Rate Units
The BMR Program Administrator shall continue to
implement resale controls on renter-occupied BMR units
to ensure that affordable units provided through public
assistance or public action are retained per the terms
specified in the affordable housing agreement (e.g., 30
years) as affordable housing stock.
Quantified Objective: Maintain all affordable units
throughout the planning period or as specified in the
affordable housing agreement.
CDD and BMR
Program
Administrator
e.g.,
HouseKeys)
General
Fund
Annual
assessment of
units at risk of
conversion.
Agenda Item 9.2Page 1011 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 284
Number Title Action Responsible
Party
Funding
Source Timeline
C - 6 Identification
and
Preservation of
At-Risk Units
The City will complete its ongoing effort to create an
inventory of BMR units.
In the event that the City identifies units with restrictive
covenants that expire during the 6th Cycle, the City will
ensure that owners of the properties are contacted,
encouraged to extend or renew the rent or sales price
restrictions. The City will also ensure appropriate advanced
notice of conversion to tenants is provided.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2024.
Agenda Item 9.2Page 1012 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 285
D. Housing Assistance
Number Title Action Responsible
Party
Funding
Source Timeline
D - 1 Permanent
Local Housing
Allocation Fund
The City shall continue to utilize the Permanent Local
Housing Allocation (PLHA) Fund for all eligible activities,
including new construction, acquisition, rehabilitation,
home buyer assistance, homeless assistance, public
services related to housing, and preservation of affordable
housing.
The City contracts with Santa Clara County Office of
Supportive Housing to administer the PLHA Fund, which
provided $237,000 in funding each year during the FY 22-23
and FY 23-24 funding periods for homelessness prevention
services, fair housing, and basic needs (e.g., meals on
wheels).
The City shall continue to inform nonprofit organizations of
funding availability through the City’s website and
informational packets at City Hall.
Quantified Objectives: Through various eligible funding
programs, assist 80 households annually.
CDD Permanent
Local
Housing
Allocation
Fund
The PLHA funds
span a 5-year
basis. Conduct
outreach and
allocate funding
every two years.
Agenda Item 9.2Page 1013 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 286
Number Title Action Responsible
Party
Funding
Source Timeline
D - 2 Funding Sources
to Assist
Homeownership
The City shall pursue potential sources of additional
funding for homeownership assistance and inform the
public of existing resources, including the availability of
State HCD, CalHFA funds, HOME, Metropolitan
Transportation Commission (MTC), the Association of Bay
Area Governments (ABAG), and Santa Clara County funds.
The City shall improve public outreach activities through
conducting workshops and outreach events and the
compilation of resources for down payment assistance and
other means of acquiring a home.
Quantified Objectives: The City will conduct public
outreach to inform the community of existing resources,
assistance programs, and funding opportunities, and
annually pursue funding for down payment assistance and
increase awareness as new funding is available.
CDD General
Fund
Conduct public
outreach on
existing housing
resources and
pursue funding
and conduct
research
annually.
D – 3 Housing Choice
Voucher
Referrals
The City shall provide information to City residents on the
Santa Clara County Housing Authority Housing Choice
Voucher (HCV) program. This information shall also be
available on the City website.
The City shall notify interested residents and provide
technical assistance to residents who need help applying to
the Housing Choice Voucher program.
The City shall refer residents that experience discrimination
based on source of income (including vouchers) to Project
Sentinel.
Quantified Objective: Assist or refer 40 individuals
annually.
CDD General
Fund
Immediately
upon opening
of HCV waitlist.
Technical
assistance to
residents as
needed. Annual
education and
outreach to
landlords.
Agenda Item 9.2Page 1014 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 287
Number Title Action Responsible
Party
Funding
Source Timeline
D - 4 Pursue Funding
for Affordable
Housing
The City shall pursue funding from state, federal, and
regional sources and support applications for funding to
help increase the supply of affordable housing. Funding
programs may include but are not limited to:
One Bay Area Grants awarded by ABAG;
HCD Local Housing Trust Fund Program;
US Department of Housing and Urban
Development (HUD) Section 811 funding for
supportive housing for extremely low-income
residents;
The state Infill Infrastructure Grant program,
sponsored by HCD; and
The State Multifamily Housing Program, sponsored
by HCD.
Additionally, the City will consider the use of PLHA funds for
eligible activities, including the predevelopment,
development, acquisition, rehabilitation, and preservation
of affordable housing.
The City will meet with affordable housing developers to
identify development opportunities, provide support for
funding applications, consider incentives and concessions
beyond SDBL, and provide priority processing.
CDD General
Fund
Pursue funding
sources
annually.
Agenda Item 9.2Page 1015 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 288
Number Title Action Responsible
Party
Funding
Source Timeline
D - 5 Community
Development
Block Grant
Program
The City shall continue to utilize the CDBG Program for all
eligible activities, including acquisition, rehabilitation, home
buyer assistance, economic development, homelessness
assistance, public services, and public improvements. The
City shall continue to inform nonprofit organizations of
funding availability through the City’s website and email
distribution lists. The City will advertise funded programs
that provide public assistance on its website and through
informational brochures at City Hall.
The City expects to receive an estimated $400,000 in CDBG
funds from HUD each year. The primary objectives of the
CDBG Program include activities that benefit low-income
households, aid in the prevention of slums or blight, or
meet an urgent community need.
CDD General
Fund
Administer
funds annually.
Agenda Item 9.2Page 1016 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 289
E. Special Housing Needs
Number Title Action Responsible
Party
Funding
Source Timeline
E - 1 Priority Water
and Sewer
Service for
Affordable
Housing
Developments
Pursuant to Government Code 65589.7, the City will review
and update, as necessary, the Water and Sewer Service
Priority Policy, and work with public service providers to
ensure prioritization of services to housing developments
serving lower-income households. This policy is currently in
place.
The Housing Element will be provided to water and sewer
service providers upon adoption.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2026.
E - 2 Zoning to
Encourage
and Facilitate
Single-Room
Occupancy
Units
As a part of the comprehensive Zoning Ordinance update, the
City shall revise the Zoning Ordinance to establish explicit
definitions for and regulatory standards addressing single-
room occupancy units.
CDD General
Fund
Concurrent with
the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
E - 3 Emergency
Shelter
Standards
Amend the Zoning Ordinance to modify the requirements for
emergency shelters in compliance with Assembly Bill (AB)
2339, AB 139, and Government Code Section 65583(a)(4).
The City will modify its Zoning Ordinance to ensure that
emergency shelters are allowed by right in the City’s R4 zone
and First Street mixed-use corridor. Pursuant to AB 2339,
emergency shelters and other interim interventions, including
but not limited to a navigation center, bridge housing, and
respite or recuperative care, will not require a conditional use
permit or any other discretionary permit in zones designated
for emergency shelters. The Zoning Ordinance will be revised
to set parking requirements based on staff levels only and
remove subjective development and operational standards.
CDD General
Fund
At the time of
Housing
Element
adoption.
Agenda Item 9.2Page 1017 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 290
Number Title Action Responsible
Party
Funding
Source Timeline
E - 4 Low Barrier
Navigation
Centers
Pursuant to Senate Bill (SB) 48 and AB 2339, amend the
Zoning Ordinance to allow low-barrier navigation centers,
meeting specific objective requirements, by-right in areas
zoned for nonresidential uses, including mixed-use zones and
multi-family zones.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2023.
E - 5 Incentivize
Micro-Units
Ensure that provisions for efficiency units are consistent with
AB 352 (2017), concurrent with the comprehensive Zoning
Ordinance update by the end of Q4 2023.
Revise the Zoning Ordinance to establish development
standards for micro-units, create incentives for micro-unit
production, and remove barriers to micro-unit development,
by the end of 2025.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2023 and
2025.
E - 6 Reduced
Parking
Requirements
for Senior
Housing
The City shall conduct a study to determine if reduced parking
standards for senior housing are appropriate in Gilroy. Based
on the findings of the study, the City may revise the Zoning
Ordinance, as necessary, to reduce parking standards for
senior housing.
The passing of AB 2097 will reduce constraints to senior
housing development as it prohibits any minimum parking
requirement on any residential, commercial, or other
development project located within 0.5 miles of public transit.
CDD General
Fund
Within 3 years
of Housing
Element
adoptionBy end
of Q4 2026.
Agenda Item 9.2Page 1018 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 291
Number Title Action Responsible
Party
Funding
Source Timeline
E - 7 Development
and
Conservation
of Housing for
Farmworkers
In 2022, the City partnered with the Santa Clara County Office
of Supportive Housing, to facilitate lower-income housing on
a County owned property by waiving development impact
fees for the project.
The City shall continue to partner with the Santa Clara County
Office of Supportive Housing and various nonprofit
organizations to explore and implement ways of providing
affordable farmworker housing, including identification of
state and federal funding opportunities.
At least once a year, the City will forward information about
surplus City-owned land and other development
opportunities to the Santa Clara County Office of Supportive
Housing, affordable housing developers, and service
providers who may be interested in developing more
farmworker housing in Gilroy. The City will also provide this
information at the annual developer roundtable and to
individuals on the housing developer list, created through
Program G - 1.
Quantified Objective: Preserve and maintain the 3
farmworker housing developments (56 units) located in
Gilroy.
CDD General
Fund
Ongoing
throughout the
planning
period.
E - 8 Consistency
with the
Employee
Housing Act
As a part of the 2023 comprehensive Zoning Ordinance
update, the City shall update the Zoning Ordinance to be
consistent with the Employee Housing Act (Health and Safety
Code Section 17021). This act generally requires by-right
approval of employee housing for agricultural employees (i.e.,
farmworker housing) as follows: Less than six persons, by-
right in all zones allowing single-family residential uses; No
more than 12 units or 36 beds, by-right in all zones allowing
agricultural uses.
CDD General
Fund
Concurrent with
the
comprehensive
Zoning
Ordinance
update, end of
Q4 2023.
Agenda Item 9.2Page 1019 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 292
Number Title Action Responsible
Party
Funding
Source Timeline
E - 9 Priority for
Gilroy
The City will develop a system to prioritize occupancy of
affordable for-sale and for-rent units in Gilroy for income-
eligible Gilroy residents and/or individuals working in the City
of Gilroy, who originate in the City of Gilroy. The City will
determine how to weigh specific factors and develop a
process for priority tenure, while affirmatively furthering fair
housing.
CDD General
Fund
Within two
years of
Housing
Element
adoptionBy end
of Q4 2024.
E - 10 Development
and
Rehabilitation
of Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the
City will evaluate reasonable accommodation standards and
procedures and the permit requirements for residential care
homes (i.e., group homes) in medium- and higher-density
residential zones. The City will revise, as necessary,
regulations that act as potential constraints to
accommodating persons with disabilities.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy end
of Q4 2023.
Agenda Item 9.2Page 1020 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 293
Number Title Action Responsible
Party
Funding
Source Timeline
E - 11 Housing for
Extremely
Low Income
and Special
Needs
Households
The City will facilitate and support affordable housing by
meeting with potential affordable housing developers and
homeless service providers to identify development
opportunities, provide site information, assist in the
entitlement processes, and consider on a case-by-case basis
other incentives, including butnot limited to fee deferrals and
modification of standards.
As included in Program G - 1, the City will conduct proactive
outreach to specifically include developers of housing for
special needs and low-income households in the annual
developer roundtable.
Additionally, the City will pursue funding sources, such as use
of PLHA funds, to assist special needs households, such as
extremely low-income households, farmworkers, large
families, seniors, and persons with disabilities, including
developmental disabilities. The City will consider using PLHA
funding for eligible activities, including the predevelopment,
development, acquisition, rehabilitation and preservation of
affordable housing.
Quantified Objective: Outreach to affordable housing
developers at least bi-annually (4 times over the planning
period) when PLHA funds become available.
CDD General
Fund,
PLHA
funding
As applications
are received.
Annual
developer
roundtable.
Pursue funding
sources as they
are made
available.
Agenda Item 9.2Page 1021 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 294
Number Title Action Responsible
Party
Funding
Source Timeline
E - 12 Downtown
Expansion
District and
First Street
Mixed-Use
Corridor
Flexibility
The City will develop a process to allow 100% residential
projects in the Downtown Expansion District. The City will also
create a process that allows flexibility in the type of non-
residential uses allowed in the new First Street Mixed-Use
Corridor such as supporting amenities, facilities or services,
subject to certain criteria. In exchange for this flexibility, the
City may require that a certain percentage of units are
dedicated to extremely low-income households, farmworkers,
persons with disabilities, or other identified groups. The intent
of this program is to facilitate and encourage housing for
extremely low income and special needs households.
Quantified Objective: Adopted zoning amendments.
Facilitation of 100 units using the adopted process in the
planning period.
CDD General
Fund
Amendments
by end of Q4
2025
E - 13 Permanent
Supportive
Housing
As part of the 2023 Comprehensive Zoning Code update, the
City will amend the code to allow supportive housing uses by-
right in zones where multi-family and mixed-uses are
permitted, consistent with Government Code Section 65651
CDD General
Fund
By end of Q4
2023.
Agenda Item 9.2Page 1022 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 295
F. Affirmatively Furthering Fair Housing
Number Title Action Responsible
Party
Funding
Source Timeline
F - 1 Source of Income
Protection
Coordinate with Project Sentinel to conduct a
meeting/workshop to inform residents of sources
of income protection and state rent control laws
such as AB 1482.
Continue to coordinate outreach efforts to inform
landlords and tenants of recent changes to state
law that prevent source of income discrimination,
including allowance of housing choice vouchers
HCVs) to establish a renter’s financial eligibility.
Quantified Objective: Outreach to 50 landlords or
tenants annually.
CDD General
Fund
Informational outreach
within one year of
Housing Element
adoptionby end of Q4
2024. Annual education
and outreach to landlords
and tenants.
F - 2 Fair Housing
Counseling
The City shall continue to provide funds to and
contract with a non-profit agency to provide fair
housing assistance including landlord/tenant
counseling. The City shall disseminate information
about fair housing assistance through pamphlets
in City-owned buildings and other public locations
e.g., City Hall, Library, post office, other
community facilities) and by posting information
on the City website. Pamphlets will be made
available in English and Spanish.
Quantified Objective: Work with Fair Housing
Provider to track number of households assisted in
Gilroy annually. Provide information to 30
households annually.
CDD General
Fund
Annual or biennial award
of funds. Provision of
pamphlets within one
year of Housing Element
adoptionby end of Q4
2024.
Agenda Item 9.2Page 1023 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 296
F - 3 Place-Based
Improvements in
Downtown Gilroy
Develop programs and strategies to create place-
based improvements through investments in the
public right of way. Specific actions include:
As part of the $3.9 million Clean California
Grant, the City will renovate and beautify
a portion of Gourmet Alley and Railroad
Street within the downtown area with:
pedestrian and bicycle-friendly markings
along each block; improvements to the
stormwater drainage system; additional
landscaping and lighting; new benches;
cleanup days for the alleys; and an anti-
littering campaign.
As a part of downtown revitalization, the
City will construct a new downtown
parking lot that will also serve as a
community resource for a Farmers Market
and community events in the downtown.
As a part of the CIP, to support economic
development in the downtown, complete
Automall Parkway Pavement
Rehabilitation including reconstruction of
20 curb ramps, addition of Class II bike
lanes, and repair and replacement of
deteriorated curb and gutter (estimated
2.4 million)
As a part of the CIP, to support pedestrian
infrastructure in the DTSP area, install and
upgrade ADA curb ramps in Downtown
Gilroy. In March 2023 the City Council
awarded a contract to conduct ADA curb
ramp improvements at nine locations in
and around Downtown Gilroy.
CDD, Public
Works
General
Fund
Streetscape and
infrastructure
improvements will be
completed pursuant to
the City’s CIP schedule.
The Clean California
Grant project must be
completed by June 30,
2024.
Construction of the
parking lot with
community event space
will be complete by the
end of May 2023.
Agenda Item 9.2Page 1024 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 297
Number Title Action Responsible
Party
Funding
Source Timeline
The Downtown Façade Improvement and
Blight Removal Program, which includes
providing a 50%/50% matching grant of
up to $5,000 to property owners and
tenants within a portion of Downtown to
assist with exterior improvements to the
façade, or face, of the building. These
improvements may include new paint,
building surface treatment, awnings,
windows, doors, and other improvements
that can help improve the exterior of a
building. The maximum grant award
amount may be increased to $10,000 if
the project includes blight removal
activities, approved by the City.
The Downtown Building and Planning
Permit Fee Reduction Policy. This includes
a 50% rebate of up to $5,000 for all City-
related building and planning fees. This is
available to any downtown business or
property owner that pulls a permit for
buildings along Monterey Road between
First and Tenth Streets
Agenda Item 9.2Page 1025 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 298
Number Title Action Responsible
Party
Funding
Source Timeline
F - 4 Housing Mobility
and Choice in
Higher
Opportunity
Areas
Improve housing mobility and choice, especially in
higher opportunity areas of the City through the
follow actions:
Allow triplexes and quadplexes that meet
objective design standards to be approved
ministerially on corner lots in the R1 and R2
zones (Program A-10).
Adopt an inclusionary housing policy (Program
A-11)
Adopt a incentives beyond density bonus state
law policy to include incentives for special
needs households (Program A-12)
CDD General
Fund
Within 3 years of Housing
Element adoptionBy end
of Q4 2025.
F - 5 Displacement
Prevention Policy
Adopt a displacement prevention policy. Organize
a focus group of organizations with experience in
displacement prevention policies (e.g., SV@Home)
and complete an analysis of best practices in
jurisdictions that are similar to Gilroy. Measures
that are being considered for inclusion in the policy
are “tenant option to purchase agreements” for
redevelopment projects meeting specified
thresholds, a just cause eviction ordinance, and
relocation agreements.
Through Program B-7, the City will amend the
Zoning Ordinance to require that any demolished
residential units on the Sites Inventory be replaced
pursuant to Government Code Section 65583.2(g).
CDD General
Fund
Hold focus group and
complete analysis within
two years of Housing
Element adoptionby end
of Q4 2025. Adopt policy
by end of Q4 2026.
Agenda Item 9.2Page 1026 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 299
G. Education and Outreach
Number Title Action Responsible
Party
Funding
Source Timeline
G - 1 Collaboration
with
Development
Community
The City shall continue to cultivate new and existing
relationships, throughout the planning period, with
for-profit and non-profit development companies
working in the area of affordable housing,
facilitating collaborative approaches to affordable
housing development.
Invite affordable housing developers and
developers of housing for special needs households
to the annual developer roundtable meeting.
The City will create a list of housing developers,
including developers of affordable and special
needs housing. The list will be used for the annual
developer roundtable (or equivalent), and to
advertise development opportunities, funding
opportunities, and other educational and
engagement efforts in the City.
Quantified Objective: Host an annual developer
roundtable (or equivalent) meeting. Participation of
at least four developers of affordable and special
needs housing in the annual meeting.
CDD General
Fund
Annual developer
roundtable meeting.
Creation of developer
interest list by end of Q4
2024.
Agenda Item 9.2Page 1027 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 300
Number Title Action Responsible
Party
Funding
Source Timeline
G - 2 Community
Outreach and
Inclusion in
the Decision
Making
Process
To implement Goal EJ 1 from the City's 2040 General
Plan Environmental Justice Element, the City will
encourage involvement of all Gilroy neighborhoods
in the public decision-making process through the
use of various methods of delivery, such as print
media, mailers, web-based information, accessible
meetings, pop-up events, and other methods that
consider economic and cultural considerations
unique to the City of Gilroy.
Provide all pamphlets and communications in
English and Spanish
Geographic Targeting: R/ECAP and Downtown
Specific Plan area
CDD General
Fund
Ongoing throughout
General Plan
implementation.
Agenda Item 9.2Page 1028 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 301
Number Title Action Responsible
Party
Funding
Source Timeline
G - 3 ADU
Education
Develop and implement a comprehensive
marketing program to advertise the benefits of
ADUs and the process for constructing ADUs.
The City will provide educational pamphlets on the
City website and at City Hall with detailed
information on the ADU process as well as basic
responsibilities and legal requirements of being a
landlord. The pamphlets will be provided in both
English and Spanish.
The City will consolidate its two ADU webpages into
a single page that has all relevant information for
ADUs.
The City will focus outreach and education in the
higher opportunity areas of the City to expand
housing mobility and choice. Upon biennial review
of geographic ADU distribution, the City will review
and adjust promotion and outreach strategies to
ensure ADUs are being marketed in high resource
areas that are seeing less ADU construction.
Quantified Objective: Increase the number of new
ADUs permitted in the City from an average of
approximately 17.5 (2018-2021) to an average of
approximately 25.
CDD General
Plan
Develop marketing plan
within one year of Housing
Element adoptionby end of
Q2 2024; implement
marketing program within
two years of Housing
Element adoptionby end of
Q4 2025. Biennial review of
ADU geographic
distribution. ADU webpage
consolidation by the end of
Q4 2024.
Agenda Item 9.2Page 1029 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 302
Number Title Action Responsible
Party
Funding
Source Timeline
G - 4 Increased
Outreach in
Downtown
Areas
To implement Policies EJ 1.3 and EJ 1.5 from the
City's 2040 General Plan Environmental Justice
Element, the City will consult with local community
leaders in the Downtown Specific Plan Area to
ensure community priorities are being addressed.
The City will consider the viewpoints and concerns
of all neighborhoods within Gilroy when drafting the
High Speed Rail Station Area Plan and when
updating the Downtown Specific Plan.
Geographic Target: R/ECAP and Downtown Specific
Plan area
CDD General
Fund
Upon receiving funding and
availability of adequate
staffing resources to
complete these area plans.
Agenda Item 9.2Page 1030 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 303
G - 5 Housing
Outreach and
Information
The City shall provide information about housing
assistance, fair housing, housing resources, and
housing programs through a wide variety of
outreach methods such as:
Conducting workshops and webinars by
partnering with community-based organizations
to inform residents of housing resources,
assistance programs, and funding opportunities,
on a monthly basis on average.
Disseminating information about fair housing in
City-owned buildings and other public locations
e.g., City Hall, Library, post office, other
community facilities) and by posting information
on the City website. Pamphlets will be made
available in English and Spanish.
Advertising housing assistance information on
the City website, through the compilation of
resources for rental assistance, down payment
assistance, and other means of retaining
existing housing or acquiring a new home.
Coordinating with the City’s Fair Housing Service
Provider to provide resources and information
at a housing resources event in the DTSP area.
Geographic Targeting: Annual housing event in the
DTSP area.
Quantified Objective: Provision of housing
resources and information through at least three
different mediums. All information made available
in English and Spanish. Annual housing event in the
DTSP. Outreach with 150 households annually.
CDD General
Fund
Update the City website
with housing information
as new resources become
available.
Annual housing event in
the DTSP area.
Conduct community
outreach workshops on
housing resources on a
monthly basis on average.
Agenda Item 9.2Page 1031 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 304
Number Title Action Responsible
Party
Funding
Source Timeline
G - 6 Unhoused
Population
Education and
Outreach
The City will develop a program to educate the
public on the unhoused population and
homelessness as well as advertise resources that
available for the unhoused population. Specifically,
the program will include:
Creation of a dedicated webpage with
information on unhoused resources and efforts.
Development of printed collateral for
distribution at City Hall and by code
enforcement officers in the field.
Gathering information on resources that exist in
the City and County for the unhoused
population and promote the information at City
Hall and on the City’s website. This information
will also be provided through the various
outreach methods in Program G - 5.
Revamping the unhoused service providers
network which consists of monthly meetings
with direct unhoused service providers in the
City. The network serves to increase
collaboration and partnership among service
providers and the City, to connect the unhoused
with services. The monthly meetings serve to
coordinate with service providers regarding the
needs of the unhoused community, inform and
coordinate with events, and collaborate on
outreach efforts.
Quantified Objective: Minimum of 3 medium of
outreach. Scheduled service provider meetings
throughout the planning period.
CDD General
Fund
18 – 24 months after
Housing Element
adoptionBy end of Q4
2025; monthly (or as
scheduled) meetings of the
unhoused service providers
network.
Agenda Item 9.2Page 1032 of 1163
Goals, Policies, and Programs
City of Gilroy Housing Element 6th Cycle Housing Plan 305
Number Title Action Responsible
Party
Funding
Source Timeline
G - 7 Bilingual
Engagement
Given the City’s large Hispanic population, the City
will increase Spanish language engagement within
city services and through translation of outreach
materials and interpretation of housing
opportunities. Translation of outreach materials is
included in both programs G - 3 and G - 5.
In August 2022 the City expanded its collective
bargaining bilingual pay system to increase the
number of bilingual staff available to assist the
Spanish-speaking community. The City will advertise
its collective bargaining unit bilingual pay benefits to
attract new staff that can converse with the City’s
Spanish speaking population.
CDD General
Fund
Immediately upon
adoption of the Housing
Element.
G - 8 Help Center
Webpage
In partnership with local nonprofit organizations,
the City will develop a Housing Help Center
webpage to provide a centralized resource for
tenants and landlords to receive information on
local laws, assistance to apply for rent relief, and
legal aid. This webpage will consolidate existing
information on the City’s website with additional
information provided by local service providers to
best serve the needs of the Gilroy community.
Quantified Objective: The City will advertise the
Housing Help Center to at least 100 residents each
year through the City’s community outreach efforts.
CDD General
Fund
By end of Q4 2024
Agenda Item 9.2Page 1033 of 1163
APPENDIX A
City of Gilroy Housing Element 6th Cycle Housing Plan 306
APPENDIX A: SITES INVENTORY MAP
Agenda Item 9.2Page 1034 of 1163
APPENDIX A
City of Gilroy Housing Element 6th Cycle Housing Plan 307
Agenda Item 9.2Page 1035 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 308
APPENDIX B: SITES INVENTORY LIST
Table 90: Opportunity Sites
APN Address43 Zip
Code
Size
Acres)
Existing
Zone
Existing
General
Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity44
Above
Moderate
Income
Capacity
Total
Capacity
Existing Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
783 20 050
880 Sunrise
Dr
95020 1.98 PF Low Density 15 0 21 0 0 0 21 74 Pub,Buildings,Public Yes Yes No No
Opportunity
Site
790 14 025
8955
Monterey
Rd
95020 2.05 R4 High Density 30 0 49 0 0 0 49
58 Com,Retail Not In Shopping
Center
Yes No Yes Yes
Opportunity
Site
790 14 075
8915
Monterey
Rd
95020 0.74 R4 High Density 30 0 18 0 0 0 18
58 Com,Retail Not In Shopping
Center
Yes No Yes Yes
Opportunity
Site
790 14 091
8985
Monterey
Rd
95020 0.80 R4 High Density 30 0 19 0 0 0 19
62 Ins,Childcare,Preschl,Adult
Daycare
Yes No Yes Yes
Opportunity
Site
790 15 036
8877
Monterey
Rd
95020 1.21 R4
General
Services
Commercial
30 0 29 0 0 0 29 69 Vacant,Urban Yes No Yes Yes
Opportunity
Site
790 15 041
8897
Monterey
Rd
95020 0.95 R4
General
Services
Commercial
30 0 23 0 0 0 23
58 Com,Retail Not In Shopping
Center
Yes No Yes Yes
Opportunity
Site
790 32 052
620
Broadway
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 32 053
622
Broadway
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 32 054
626
Broadway St
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 32 055
624
Broadway St
95020 0.06 R3
Medium
Density
20 0 0 0 1 0 1 69 Vacant,Urban Yes No No No
Opportunity
Site
790 39 019 1375 First St 95020 0.97 C3
Mixed Use
Corridor High
30 0 20 0 0 0 20 69 Vacant,Urban Yes No Yes No
Opportunity
Site
790 39 020
1395 First
Street
95020 0.97 C3
Mixed Use
Corridor High
30 0 20 0 0 0 20 59 Pro,Offices,Banks And Clinics Yes No No No
Opportunity
Site
790 39 029 1335 First St 95020 0.55 C3
Mixed Use
Corridor High
30 0 12 0 0 0 12 59 Pro,Offices,Banks And Clinics Yes No No No
Opportunity
Site
790 39 030 1355 First St 95020 0.49 C3
Mixed Use
Corridor High
30 0 10 0 0 0 10 69 Vacant,Urban Yes No No No
Opportunity
Site
43 The APN is the most accurate representation of the location of these sites. Addresses are the addresses connected to each APN from the Assessor’s portal.
44 The sites inventory does not include sites for the Above Moderate income category as the RHNA has already been exceeded by pending projects.
Agenda Item 9.2Page 1036 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 309
APN Address43 Zip
Code
Size
Acres)
Existing
Zone
Existing
General
Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity44
Above
Moderate
Income
Capacity
Total
Capacity
Existing Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
799 03 054
7733
Monterey
Rd
95020 0.10 DED
Downtown
Specific Plan
Area
30 0 0 0 3 0 3 69 Vacant,Urban Yes No No No
Opportunity
Site
799 03 055
7711
Monterey
Rd
95020 0.20 DED
Downtown
Specific Plan
Area
30 0 0 0 6 0 6 04 Res,5 Or More Family Units Yes No No No
Opportunity
Site
799 04 008
7601
Monterey
Rd
95020 0.51 DHD
Downtown
Specific Plan
Area
30 0 15 0 0 0 15 69 Vacant,Urban Yes No No No
Opportunity
Site
799 04 016
7660
Eigleberry St
95020 0.18 DED
Downtown
Specific Plan
Area
30 0 0 0 5 0 5 69 Vacant,Urban Yes No No No
Opportunity
Site
799 10 033
7191
Monterey St
95020 0.34 DED
Downtown
Specific Plan
Area
30 0 0 0 10 0 10
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
799 10 034
7161
Monterey St
95020 0.32 DED
Downtown
Specific Plan
Area
30 0 0 0 10 0 10
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
799 10 042
Eigleberry
Street (east
side), north
of W Ninth
St
95020 0.16 TD
Downtown
Specific Plan
Area
20 0 0 0 2 0 2 69 Vacant,Urban Yes No No No
Opportunity
Site
799 10 048
Monterey St.
west side),
north of W
Ninth St
95020 0.30 DED
Downtown
Specific Plan
Area
30 0 0 0 9 0 9 69 Vacant,Urban Yes No No No
Opportunity
Site
799 10 049
7121
Monterey St
95020 0.36 DED
Downtown
Specific Plan
Area
30 0 0 0 11 0 11
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
799 34 036
80 W Tenth
St
95020 0.89 DED
Downtown
Specific Plan
Area
30 0 27 0 0 0 27 69 Vacant,Urban Yes No No No
Opportunity
Site
808 01 024
Located at
intersection
of Santa
Teresa Blvd
and Third St
95020 7.22 R4 High Density 30 0 142 0 31 0 173 69 Vacant,Urban Yes No No Yes
Opportunity
Site
808 21 009
10 W
Luchessa
Ave
95020 0.57 ND
Neighborhood
District
30 0 12 0 0 0 12 69 Vacant,Urban Yes No No No
Opportunity
Site
808 49 078
Monterey
Rd (west
side), south
95020c 0.92 ND
Neighborhood
District
30 0 19 0 0 0 19 91 Agr,Orchard Yes No No No
Opportunity
Site
Agenda Item 9.2Page 1037 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 310
APN Address43 Zip
Code
Size
Acres)
Existing
Zone
Existing
General
Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity44
Above
Moderate
Income
Capacity
Total
Capacity
Existing Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
of Luchessa
Ave
841 01 064
Swanston
Lane (east
side), south
of Leavesley
Rd
95020 0.17 R3
Medium
Density
20 0 0 0 2 0 2 69 Vacant,Urban Yes No No No
Opportunity
Site
841 02 058
7840
Monterey
Rd
95020 0.43 DED
Downtown
Specific Plan
Area
30 0 0 0 13 0 13 69 Vacant,Urban Yes No No No
Opportunity
Site
841 04 018
7700
Monterey
Rd
95020 0.61 DED
Downtown
Specific Plan
Area
30 0 18 0 0 0 18
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
841 04 019
7760
Monterey
Rd
95020 0.70 DED
Downtown
Specific Plan
Area
30 0 21 0 0 0 21
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
841 04 020
7780
Monterey
Rd
95020 0.44 DED
Downtown
Specific Plan
Area
30 0 0 0 13 0 13 86 Vacant,Public Uses Yes Yes No No
Opportunity
Site
841 13 022
Alexander St
west side),
south of Old
Gilroy
95020 3.62 CD
Downtown
Specific Plan
Area
40 0 50 0 50 0 100 43 Tra,Transportation,Railroad Yes No No No
Opportunity
Site
841 14 001
Monterey
St., south of
Ninth St
95020 0.55 DED
Downtown
Specific Plan
Area
30 0 16 0 0 0 16 69 Vacant,Urban Yes No No No
Opportunity
Site
841 14 006
6790
Monterey
Rd
95020 0.39 GD
Downtown
Specific Plan
Area
30 0 0 0 9 0 9
58 Com,Retail Not In Shopping
Center
Yes No No No
Opportunity
Site
841 14 015
6320
Monterey
Rd
95020 0.55 GD
Downtown
Specific Plan
Area
30 1 12 0 0 0 12 01 Res,Single Family Residence Yes No No No
Opportunity
Site
841 14 036
6470
Monterey
Rd
95020 0.74 GD
Downtown
Specific Plan
Area
30 0 18 0 0 0 18 29 Mfg,Petroleum Products Yes No No No
Opportunity
Site
841 14 037
6380
Monterey
Rd
95020 0.77 GD
Downtown
Specific Plan
Area
30 0 18 0 0 0 18
10 Ind,Lumber & Other Bldg
Materials
Yes No No No
Opportunity
Site
841 14 081
6620
Monterey
Rd
95020 0.53 GD
Downtown
Specific Plan
Area
30 0 13 0 0 0 13
16 Ind,Non-Mfg,Combo Mfg &
Non-Mfg
Yes No No No
Opportunity
Site
841 14 083
6920
Monterey
Rd
95020 1.69 DED
Downtown
Specific Plan
Area
30 0 51 0 0 0 51 11 Ind,Warehousing,Public Yes No No No
Opportunity
Site
Agenda Item 9.2Page 1038 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 311
Agenda Item 9.2Page 1039 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 312
Table 91: Pipeline Project Sites
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
783 03 073
8340 Wintergreen
Court
95020 0.56 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 03 074
8350 Winter
Green Court
95020 0.63 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 03 081
8341 Winter
Green Court
95020 0.61 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 04 023
Hecker Pass And
Autumn Way
95020 22.4
Hecker
Pass
Special
District
Hecker Pass
Special District -
72 72 - Yes No No No
Pipeline
Project
783 52 032
8745 Wild Iris
Drive
95020 0.29 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 52 050
1975 Saffron
Court
95020 0.91 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 64 022 2331 Hoya Lane 95020 0.41 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 65 022 2354 Banyan Ct 95020 0.90 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 012 1870 Carob Court 95020 0.91 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 017 1820 Carob Court 95020 0.64 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 020 9145 Tea Tree Wy 95020 0.51 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 033
8971 Tea Tree
Way
95020 0.57 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 036 8955 Mimosa Ct. 95020 1.39 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 055 2282 Gunnera Ct 95020 0.82 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 027
9025 Mimosa
Court
95020 0.54 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 038
9005 Mimosa
Court
95020 0.72 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 72 035
8950 Mimosa
Court
95020 1.11 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
45 Projects consisting of multiple Consolidated parcels are noted here, with all parcels from the same project being listed with the same corresponding letter. The total units assigned to these consolidated projects are only listed in the first APN for that project.
Agenda Item 9.2Page 1040 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 313
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
783 52 032
8745 Wild Iris
Drive
95020 0.29 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
790 07 007 95 Farrell Avenue 95020 0.90 C1
Low Density
Residential -
4 4 - Yes No No No
Pipeline
Project
790 17 002 9130 Kern Avenue 95020 2.54 R3
Neighborhood
District
20 C - - - 29 29 - Yes No No No
Pipeline
Project
790 17 003 9160 Kern Avenue 95020 1.00 R3
Neighborhood
District
20 C * * * * - * Yes No No No
Pipeline
Project
790 21 041 975 First Street 95020 3.82 C3
High Density
Residential - -
36 89 1 - 120 - Yes No Yes Yes
Pipeline
Project
790 35 053 307 Gurries Drive 95020 0.23 R3
Medium Density
Residential
20 - D - - - 1 1 - Yes No No No
Pipeline
Project
790 35 054 308 Gurries Drive 95020 0.04 R3
Medium Density
Residential
20 - D - - - 1 1 - Yes No No No
Pipeline
Project
790 66 057
108 Chickadee
Lane
95020 0.84 C1
Neighborhood
District - - - - -
12 12 - Yes No No No
Pipeline
Project
799 01 058
7851 Eigleberry
Street
95020 0.18 R2
Downtown
Specific Plan Area
10 1 - - - - - - Yes No No No
Pipeline
Project
799 06 049
7533 Monterey
Road
95020 0.12 HD
Downtown
Specific Plan Area - - - - -
3 3 - Yes No No No
Pipeline
Project
799 26 033 700 W 6th Street 95020 1.51 PO
Low Density
Residential - -
A - - - 19 19 - Yes No No No
Pipeline
Project
799 26 037 701 W 6th Street 95020 0.67 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 049 702 W 6th Street 95020 0.74 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 050 703 W 6th Street 95020 0.10 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 051 704 W 6th Street 95020 0.58 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 26 052 705 W 6th Street 95020 0.08 R1
Low Density
Residential
1 A * * * * - * Yes No No No
Pipeline
Project
799 35 053 305 Gurries 95020 2.28 R-3
Medium Density
Residential -
2 2 - Yes No No No
Pipeline
Project
799 44 093
Intersection of
Filbro Dr and
Royal Way,
adjacent to 6695
Filbro Dr
95020 0.23 R3
Medium Density
Residential
20 B - - - 45 45 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1041 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 314
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
799 44 094
Intersection of
Filbro Dr and
Royal Way
95020 0.28 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 095
Royal Way, South
of 6690 Filbro Dr
95020 0.19 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 096
Royal Way, South
of 6685 Filbro Dr
95020 0.18 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 097
Intersection of
Royal Way and
Imperial Dr
95020 0.19 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 098
Intersection of
Royal Way and
Imperial Dr,
adjacent to 6670
Imperial Dr
95020 0.21 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 101
Royal Way, West
of 711 Antonio Ct
95020 0.00 R3
Low Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 109
Royal Way, West
of 711 Antonio Ct
95020 1.92 R3
Medium Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
799 44 110
321 W Luchessa
Ave
95020 0.24 R3
Low Density
Residential
20 B * * * * - * Yes No No No
Pipeline
Project
808 01 021 1410 First St 95020 7.60 R3
High Density
Residential
20 G - - - 202 202 - Yes No No No
Pipeline
Project
808 01 022
7890 Santa Teresa
Blvd
95020 1.67 R3
High Density
Residential
20 G * * * * - * Yes No No No
Pipeline
Project
808 01 023 1490 First St 95020 1.57 R4
High Density
Residential
30 G * * * * - * Yes No No No
Pipeline
Project
808 19 023
NW of the
intersection of
Miller Ave and W.
Luchessa Ave
95020 7.60 OS Glen Loma Ranch - 152 - - 152 - Yes No No No
Pipeline
Project
808 57 007
1265 Hernandez
Wy
95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 008
1255 Hernandez
Wy
95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 021
1290 Hernandez
Wy
95020 0.07 Glen
Loma
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1042 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 315
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Ranch
Special
District
808 57 022
1300 Hernandez
Wy
95020 0.09
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 025 1285 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 026 1275 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 030 1235 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 031 1225 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 039 1270 Qualteri Wy 95020 0.09
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 040 1290 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 041 1300 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 042 1310 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1043 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 316
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 043 1320 Qualteri Wy 95020 0.08
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - 8J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 044 1330 Qualteri Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 045 1340 Qualteri Wy 95020 0.09
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 046 6435 Juristac Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 049 6465 Juristac Wy 95020 0.07
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 050 6480 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 053 6450 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 054 6440 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 055 6430 Godani St 95020 0.10
Glen
Loma
Ranch
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1044 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 317
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 056 6420 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 057 6410 Godani St 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 070
1305 Michael Bo
Ln
95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 072
1285 Michael Bo
Ln
95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 078
1225 Michael Bo
Ln
95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 084 1240 Mirassou Ln 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 089 1290 Mirassou Ln 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 093 1330 Mirassou Ln 95020 0.15
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 098 6390 Carsey Wy 95020 0.10
Glen
Loma
Ranch
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1045 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 318
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 099 6380 Carsey Wy 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 100 6370 Carsey Wy 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 106 1235 Mirassou Ln 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 57 112 1240 Bouret Ct 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - J - - - 1 1 - Yes No No No
Pipeline
Project
808 18 031
North Of Santa
Teresa, East Of
Syrah Dr, And
West Of Miller
Ave.
95020 31.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F - - - 172 172 - Yes No No No
Pipeline
Project
808 60 071 6811 Vintner 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 072 6821 Vintner 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 073 6831 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 074 6841 Vintner 95020 0.11
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1046 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 319
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 075 6851 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 076 6861 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 077 6871 Vintner 95020 0.15
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 078 6881 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 079 6891 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 080 6901 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 081 6911 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 001 7001 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 002 7011 Vintner 95020 0.11
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1047 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 320
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 003 7021 Vintner 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 004 7031 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 005 7041 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 006 7051 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 007 7061 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 008 7071 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 009 7081 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 010 7091 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 011 7101 Vintner 95020 0.13
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1048 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 321
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 012 7111 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 013 7121 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 014 7131 Vintner 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 015 7141 Vintner 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 016 7100 Vintner 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 017 7090 Vintner 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 018 7080 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 019 7070 Vintner 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 020 7060 Vintner 95020 0.15
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1049 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 322
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 021 7050 Vintner 95020 0.17
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 022 7040 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 61 023 7030 Vintner 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 069 1470 Vinador Pl 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 037 1495 Winzer Pl 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 038 1485 Winzer Pl 95020 0.10
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 036 1505 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 039 1475 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 054 1450 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1050 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 323
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 055 1460 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 056 1470 Winzer Pl 95020 0.11
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 057 1480 Winzer Pl 95020 0.12
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 015 1575 Hurka Wy 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 003 1490 Hurka Wy 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 004 1500 Hurka Wy 95020 0.15
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 019 1535 Hurka Wy 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 020 1525 Hurka Wy 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 021 1515 Hurka Wy 95020 0.13
Glen
Loma
Ranch
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1051 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 324
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 022 1505 Hurka Wy 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 027 1540 Sawana Wy 95020 0.18
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 024 1510 Sawana Wy 95020 0.14
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 026 1530 Sawana Wy 95020 0.16
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 60 034 1525 Sawana Wy 95020 0.13
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
F * * * * - * Yes No No No
Pipeline
Project
808 58 005
GLR Specific Plan;
Northeast Of
Santa Teresa &
West Of Miller
95020 36.92
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
34 34 - Yes No No No
Pipeline
Project
808 43 002
NE of Santa
Teresa Blvd S of
Club Dr
95020 8.83
Glen
Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
59 59 - Yes No No No
Pipeline
Project
808 39 066
6151 Thomas
Road
95020 6.32 R1
Low Density
Residential
1 14 14 - Yes No No Yes
Pipeline
Project
808 43 003
Club Drive, North
Of Santa Teresa
Drive
95020 2.79
Glen
Loma
Ranch
Special
District
Glen Loma Ranch - 4 4 - Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1052 of 1163
APPENDIX B
City of Gilroy Housing Element 6th Cycle Housing Plan 325
APN Address Zip
Code
Size
Acres
Existin
g
Zone
Existing
General Plan
Max.
Densit
y
Existin
g Units
Consoli
dation45
Very
Low
Income
Capacit
y
Low
Income
Capacit
y
Moderate
Income
Capacity
Above
Moderate
Income
Capacity
Total
Capacit
y
Existin
g Use
Infrastructur
e
Publicl
y
Owned
4th
Cycle
5th
Cycle Type
783 52 019
8772 Foxglove
Court
95020 0.40 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
783 52 018
8762 Foxglove
Court
95020 0.35 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 55 008
7430 Sunningdale
Way
95020 0.23 R1
Hillside
Residential
1 1 1 - Yes No No No
Pipeline
Project
810 56 012
7201 Eagle Ridge
Drive
95020 0.57 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 56 014
7221 Eagle Ridge
Drive
95020 0.25 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 56 015
7231 Eagle Ridge
Dr
95020 0.92 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 57 024
2031 Portmarnock
Way
95020 1.34 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 57 029
2030 Portmarnock
Way
95020 0.43 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 59 997
SW Of Santa
Teresa, S Of
Ballybunion/S.Ter
esa
95020 1.18
Hecker
Pass
Special
District
Medium Density
Residential -
6 6 - Yes No No No
Pipeline
Project
810 66 012
1520 Hecker Pass
Highway
95020 3.81 RH
Hillside
Residential
0.5 20 79 1 - 100 - Yes No No No
Pipeline
Project
810 72 022 6545 Eagle Ridge 95020 0.29 RH
Hillside
Residential
0.5 1 1 - Yes No No No
Pipeline
Project
810 72 026
6585 Eagle Ridge
Court
95020 0.44 PF
Downtown
Specific Plan Area
1 1 1 - Yes No No No
Pipeline
Project
841 02 009
7888 Monterey
Road
95020 0.30 R3
Low Density
Residential
20 12 12 - Yes No No No
Pipeline
Project
841 03 062 395 Lewis Street 95020 0.92 R1
Low Density
Residential -
4 4 - Yes No No No
Pipeline
Project
841 14 007
6730 Monterey
Road
95020 1.01 GD
Downtown
Specific Plan Area -
K 20 73 1 - 94 - Yes No No No
Pipeline
Project
841 14 008
6680 Monterey
Road
95020 1.41 GD
Downtown
Specific Plan Area -
K * * * * - * Yes No No No
Pipeline
Project
841 14 009
6630 Monterey
Road
95020 0.47 GD
Downtown
Specific Plan Area -
K * * * * - * Yes No No No
Pipeline
Project
Agenda Item 9.2Page 1053 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 326
APPENDIX C: OUTREACH
September 8, 2022
Survey results for the City of Gilroy as of September 8, 2022
English Responses: 367
Spanish Responses:143
Total Reponses: 510
Q1. Please identify your relationship with the City of Gilroy. (Choose all that may apply)
Total: Answers = 506; Skipped = 4
English: Answered = 366; Skipped = 1
Spanish: Answered = 140; Skipped = 3
Q2. How long have you associated yourself with Gilroy?
Total: Answers = 500; Skipped = 10
English: Answered = 363; Skipped = 4
Spanish: Answered = 137; Skipped = 6
1%
38%
1%
7%
13%
5%
15%
3%3%
5%
3%
2%
5%
0%
66%
1%
7%
6%4%
18%
7%
3%
9%
5%
3%
8%
3%
10%
1%
17%
44%
11%
27%
0%
4%
2%2%2%
3%
0%
10%
20%
30%
40%
50%
60%
70%
Total Responses English Spanish
1%
3%
15%
18%
63%
2%2%
15%14%
68%
0%
3%
15%
20%
62%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Not Applicable Less than one year 1 to 4 years 5 to 10 years 10 years or more
Total Responses Spanish English
Agenda Item 9.2Page 1054 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 327
Q3. Based on the map above, please indicate in which part of Gilroy you live, work, or spend the
most your time in. (Select one)
Total: Answers = 497; Skipped = 29
English: Answered = 360; Skipped = 7
Spanish: Answered = 120; Skipped = 23
Q4. Please share your age.
Total: Answers = 504; Skipped = 6
English: Answered = 363; Skipped = 4
Spanish: Answered = 141; Skipped = 2
5%
10%
10%
9%
18%18%
10%
6%
7%7%
0%
2%
15%
9%
13%
14%
7%
9%
18%
12%
6%
13%
9%9%
19%19%
10%
6%
4%
6%
0%
2%
4%
6%
8%
10%
12%
14%
16%
18%
20%
1 2 3 4 5 6 7 8 9 10
Total Responses Spanish English
Agenda Item 9.2Page 1055 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 328
Q5. Please share your race/ethnicity. (Choose all that apply)
Total: Answers = 501; Skipped = 9
English: Answered = 363; Skipped = 4
Spanish: Answered = 138; Skipped = 5
English Responses
White/Mexican
American
Mexican/German
Asian Indian
White/Hispanic
American
Mixed
Southeast Asian
Q6. Please specify the primary language and any other secondary languages spoken in your
household:
Total: Answers = 491; Skipped = 19
English: Answered = 357; Skipped = 10
Primary Language: English 338, Spanish 17, Chinese 1, Thai 1
3%
16%
28%
18%
17%
9%
5%
4%
7%
16%
37%
20%
14%
4%
1%1%1%
16%
25%
16%
18%
11%
6%
5%
0%
5%
10%
15%
20%
25%
30%
35%
40%
18-24 25- 34 35-44 45- 54 55-64 65-74 75+Prefer not to say
Total Responses Spanish English
35%
1%
6%
44%
2%1%
10%
1%
53%
1%
8%
28%
2%1%
15%
2%1%0%1%
95%
2%
0%1%0%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
White or Caucasian Black or African
American
Asian or Asian
American
Hispanic or Latino
Another race
American Indian or
Alaska Native
Native Hawaiian or
other Pacific
Islander
Prefer not to say Other (please
specify)
Total Responses English Spanish
Agenda Item 9.2Page 1056 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 329
Secondary Language: Ahmaric 1, English 23, Filipino 1, French 2, Hindi 1, Italian 1, Kutchi 1, Portuguese 1, Punjabi 1, Spanish 72, Tagalog 1, Thai
1, Urdu 1, Vietnamese 1
Spanish: Answered = 134; Skipped = 9
Primary Language: English 13, Spanish 120, Amuzgo 1
Secondary Language: English 54, Spanish 13
Q7. How many people including yourself live in your household?
Total: Answers = 499; Skipped = 11
English: Answered = 364; Skipped = 3
Spanish: Answered = 135; Skipped = 8
Q8. Please select all that apply to you:
Total: Answers = 498; Skipped = 7
English: Answered = 363; Skipped = 4
Spanish: Answered = 140; Skipped = 3
Q9. Please share the total annual household income for all adults in your household:
Total: Answers = 501; Skipped =9
7%
20%21%
23%
14%
8%
4%
3%
9%
25%
23%
22%
10%
5%
3%3%
0%
7%
14%
26%
25%
20%
7%
1%
0%
5%
10%
15%
20%
25%
30%
1 2 3 4 5 6 7 or more Prefer not to
answer
Total Responses English Spanish
3%
11%10%
7%
3%
2%
17%
34%
5%
3%3%2%
19%
9%9%
5%
4%
17%
66%
6%6%
3%
12%
6%
29%
13%
3%
0%
44%
8%
10%
1%
7%
0%
10%
20%
30%
40%
50%
60%
70%
None apply to
me
I am a senior
65 years or
over)
I live in a
household of
more than 5
people
I am a single-
parent with
children at
home
I am disabled I am a veteran I am a renter I am a
homeowner
I am a student I have been
homeless
Prefer not to
answer
Total Responses English Spanish
Agenda Item 9.2Page 1057 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 330
English: Answered = 363; Skipped = 4
Spanish: Answered = 138; Skipped = 5
Q10. Please select up to three (3) of the following groups who have the greatest need for housing
and related services in the Gilroy.
Total: Answers = 458; Skipped = 52
English: Answered = 324; Skipped = 43
Spanish: Answered = 134; Skipped = 9
English Responses
The rest of everyone on this list……….
Three choices are not enough
people who make too much for low income and not enough for regular housing market. (having to make 3x the rent in
order to rent)
People who already live in Gilroy
People of all ages and income
Those working at least part time, with good credit.
Survivors of Gender Based Violence
27%
12%
15%
13%14%
18%
12%
10%
18%19%19%
22%
65%
15%
8%
1%1%
11%
0%
10%
20%
30%
40%
50%
60%
70%
Less than $45,999 $46,000 to $75,999 $76,000 to $120,999 $ 121,000 to $180,999 $ 181,000 or more Prefer not to answer
Total Responses English Spanish
12%
8%7% 7%8%
17%
9%9%
7%
3%3%
10%
1%
37%
16%
21%
12%
24%
45%
33%
36%
16%
11%
5%
39%
5%
35%
41%
12%
34%
23%
62%
18%
5%
27%
3%
20%
16%
1%
0%
10%
20%
30%
40%
50%
60%
70%
Total Responses English Spanish
Agenda Item 9.2Page 1058 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 331
Persons with mental health disorders.
High end housing
We are overpopulated and not enough community infrastructure and commercial retail space is available. Should be
spending money to fix the roads and cleanup the town. Make the city and downtown area more representable, modern
and safe… rather than continuing to build home and low income housing. Gilroy needs to establish a worth and community
value, not just cram everyone into the city and let it go downhill
I am not qualified to accurately answer this question
disabled mental health
Homeless
Homelessness doesn't discriminate. Homelessness occurs within every group.
Middle income families
People who already live here
Spanish Responses
Family making less than 80,000
Q11. Please select up to three (3) of the following groups who have the greatest need for housing
and related services in the Gilroy.
Total: Answers = 458; Skipped = 52
English: Answered = 325; Skipped = 42
Spanish: Answered = 133; Skipped = 10
English Responses
Builder / developer price gouging
Lack of town center in GLR
Affordable rent.
No infrastructure to support
Section 8
Over developing in areas not intended. Housing causing traffic congestions
Home prices
Getting too crowded in Gilroy. Have enough housing. Not enough services and infrastructure to support current growth let
alone future growth. Don’t want to become another San Jose. Keep open spaces and rural community.
16%
23%
13%
2%
7%
4%
7%7%
18%
4%
37%
58%
36%
5%
15%
8%
20%
22%
56%
14%
57%
77%
34%
4%
27%
18%
13%14%
40%
3%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
Total Responses English Spanish
Agenda Item 9.2Page 1059 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 332
city services and infrastructure stretched with current housing being built
parking
Irresponsible development outpacing water and services budget supply
substance abuse, mental health issues
no opinion
Unrealistic costs. Cost of housing compared to income.
poorly planned neighborhoods
Landlords that don't follow laws
Single story
Homeless encampments
Lack of funding from the State for Section 8
Dining/entertainment for residents
Too many homes are being built in the city and we are getting overpopulated. But only is there too many homes being built
causing overpopulation and causing major traffic, it enough retail and commercial areas/plazas and schools are being built
to compensate for the increasing population. Too much new homes being built and too much low income housing being
built. Too
Literally all those plus more. I can be considered to "make enough" but that doesn't reflect the responsibilities or hardships
we are all going thru and I've had to choose do I pay rent or pay my cell phone bill or put food on the table for my dying
grandparents. rent prices are terrible and can be increased at anytime and if u fight about it u lose your home
No help for domestic violence victims with kids
Too many affordable housing units being built
Renting with no dogs
No enough infrastructure to support new and existing housing
lack of creative solution
Too many condos/apts/townhomes being built
South Gilroy housing units explosive growth is straining the necessary retail support needs for grocery and pharmacy needs
to support all the new market rate housing coming on line not to mention the infrastructure of roads, water, sewer and
electrical grids. We continue to experience PG & E outages because of the service grid not keeping up with expansion
Lack of affordable housing
insufficient planning for current and future water scarcity
Allowing housing with little or no open space. Inadequate roads/highway to support the number of cars already on the
road.
Lack of ELI affordable housing
Infrastructure
Education and resources.
Shopping center / grocery stores
Undocumented folks who can’t get a job
We need affordable housing - not selling the dream of homeownership. The developers are using loopholes to
overabundance us with housing in categories well above the 2040 quotas by throwing in a few token BMR units so the
development can't be denied. They should NOT be able to build in categories above quota when the other categories are
under 100%.
Inadequate water supply; Deficit growth with housing boom; Loss of open space and farm land
Low income housing is abused by many people who abuse the system & have no intention in finding employment. Many
of these same people bring crime into our neighborhoods and make it dangerous for everyone else living in the city. I think
low income housing should be available to people who are carefully screened to verify they don’t have a history of living in
low income housing. They should only be allowed 6 months to 1 year and then be off the system. There are too many jobs
available to be unemployed or underemployed. People who abuse the system take away from people who actually need
the assistance and do not want to stay in assistance.
Price
Mentally Ill, drug addicted
This is America. Capitalism works. Stop interfering.
Permanently parked motor homes in side streets.
Cost of housing
Spanish Responses
I would like to see the city of Gilroy working more to fix the problem with the high cost of rent.
Agenda Item 9.2Page 1060 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 333
very expensive rent
Very demanding owner
More accessible costs
Q12. In your opinion, please note which of the following housing types are missing or most needed
in Gilroy. (Select all that apply)
Total: Answers = 454; Skipped = 56
English: Answered = 322; Skipped = 45
Spanish: Answered = 132; Skipped = 11
Q13. Select your top three (3) programs to improve housing access in Gilroy.
Total: Answers = 431; Skipped = 79
English: Answered = 304; Skipped = 63
Spanish: Answered = 127; Skipped = 16
8%
4%5%4%
3%
7%
4%
6%6%
5%
9%
7%8%
7%
9%
7%
30%
19%19%19%
9%
30%
14%
18%
26%
12%
43%
40%
43%
32%
39%
37%
42%
17%
22%
16%
19%
28%
21%
46%
28%
50%
28%
13%
19%
23%
37%
20%
0%
10%
20%
30%
40%
50%
60%
Total Responses English Spanish
Agenda Item 9.2Page 1061 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 334
English Responses
Housing for extremely low salaries
More Senior Housing and middle-income (not low-income) housing options
replace single houses by townhouses or at least duplexes, need more green spaces around buildings for trees
Rent control
On city owned land install a "tiny" homes project.
Less residents
Convert large single family homes to group homes and halfway houses
Section 8
Over charging on rent. Should be based on gross income
choices are too one-sided. what about current residents??
Honestly housing numbers fine just need to lower prices and build more business for local jobs and fix downtown and add
community center like MH to add revenue
Don’t need more housing unless to help young adults getting started.
tiny house communities
Workshops/incentives to ad ADU
We don't need to build more houses until we have water.
Stop building! We have too much housing and not enough resources
Standardize process approval for projects by setting community set standards that satisfy community needs
Affordable opportunities should be made for those who work, but cannot afford because it is too expensive (costs, rates,
etc.)
Restrict high density housing and keep low income to a realistic need, not exceed
Promote creation of well-paying jobs for existing residents
Fix the existing roads, why was Santa Teresa not built out to its original design 4 lanes all the way
Provide a safe parking facility
Not to build low income units without adding amenities
Use affordable housing in-lieu fees to offer down payment and mortgage rate assistance.
Offer working middle class financial backing to be able to purchase homes
Collaborate with developers to extend preferences to survivors of gender based violence
Middle income earners are being left out of the conversation. Too much money for affordable housing, but not enough for
a down-payment. What gives?
city-managed subsidies for housing choice
18%
15%
23%
11%11%
15%
6%
33%
40%
63%
24%25%
39%
21%
70%
29%
41%41%
29%29%
4%
0%
10%
20%
30%
40%
50%
60%
70%
80%
Extend resale, rental,
and ownership price
controls on existing
affordable units
Provide incentives to
housing developers
that restrict a portion
of units to be
affordable
Require affordable
housing units in new
developments
Allow more higher-
density (multi-family)
housing
Simplify the process to
approve projects (e.g.,
rely less on public
hearings to approve
housing projects)
Provide access to low-
cost pre-designed plans
for Accessory Dwelling
Units
Other (please specify)
Total Responses English Spanish
Agenda Item 9.2Page 1062 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 335
Perhaps landowners of the Outlets and other shopping centers would be willing to redesign the buildings to include living
spaces, since retail is struggling these days. They would have to hire an architect, so that the redesign looks inviting. This
would benefit the businesses as well, since residents would have an easy walk to shopping.
Low income or free help for tenants
incentives' for ADU's
Streamline permitting process for building ADUs
More financial help with rent for low income families
Invest in the community and infrastructure, not more homes. Take care of the town and existing residents, and not lure
more crowds into town and have it be overwhelmed.
The problem is NIMBY and as long as residents are allowed to vote on these projects. We will never reach affordable housing
because it affects their assumed property values. Every California owner only cares about their property value not the status
of their neighbor
Help domestic violence victims with housing
Better plan additional housing to be integrated with essential services like food and transit to reduce traffic congestion
while also increasing housing availability.
improve infrastructure
Gilroy is crowded enough. We don't need more building.
Stop stack-n-pack units. If Gilroy wants to grow, expand the city not put more people in a smaller space.
Build low-cost/high density housing in areas near shopping centers/grocery stores. Building low-cost housing in areas
where one would need a vehicle to get to shopping is just plain dumb and poor planning.
Please do not approve anymore high density housing. We have way to many of these as is.
Prevent landlords to increase rent prices
Prioritize housing for the homeless
permanent supportive housing in Gilroy
We do not need to build housing in every plot of open land. What makes Gilroy so beautiful and what makes it stand out
are the open areas that are around the city.
Allow BMR owners empty nesters to rent extra rooms in their home without being penalized. Allow them to build ADUs
without adding restrictions.
The city needs more amenities like larger grocery stores. Morgan Hill has 3 large spacious store with 10K less in population
than Gilroy. You are overcrowding the area of First Street, Santa Theresa, and Hecker Pass. Where are the amenities?
smart planning
Create more units and access to "truly" affordable housing, geared at ELI
Education/resources for youth and young adults for homelessness prevention, and housing options from renting
apartments, to roommate living, etc.
Address the homeless encampments and escalating crime
Housing for middle income
Developers need to be required to build in the categories that have not met 2040 quotas before being allowed to build in
categories that are above 100% of 2040 quotas. They need to actually focus on creating affordable housing - rentals before
homeownership - before allowing developers to build homes - they don't build affordable housing as it's not as profitable
as the homes for sale. They also need to be required to build adequate parking along with the developments - our situation
out here at the butt end of the county and being rural has different needs than those in bigger cities - the current criteria
does not fit the needs of Gilroy that most developers and some city council members are pushing for. We do not need more
housing in the categories above 100% of 2040 quotas - we do need more affordable rentals. No more mega monstrosity
developments until there is adequate affordable housing - then the housing developments can start up again. Why is
everything geared to the developers, who already use loopholes to overabundance us with the mega monstrosities??
Attract more good jobs, not more houses!
I think Gilroy has enough housing as is. I would prefer to eliminate low income housing that has a history of police
involvement. I prefer larger city’s like San Jose to create additional low income housing. I left San Jose to get away from the
homelessness & transient issues that run rampant in San Jose.
We should not encourage the homeless to congregate in Gilroy. Living in Gilroy is not a God given right.
Tiny Homes with support services
Need more grocery stores and highway widening before building more houses. I have been grocery shopping in Morgan
Hill. The grocery stores here are always packed, day and night.
Gilroy does not need more affordable housing. If it is not affordable as is then moving to another city should be the option.
Gilroy is already too crowded and the road access has not been expanded to accommodate. None of the above programs
are necessary nor will improve Gilroy.
Stop building homes. We are too crowded. If you have to build single family homes not monster homes (2 stories 3000 sq
feet) simple single family homes
Agenda Item 9.2Page 1063 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 336
Make incentives for townhomes
No high density housing.
Spanish Responses
Control price on rent and deposits.
Extremely low income housing.
Extremely low income housing.
More low-income apartments.
Help with all the requirements they ask for to rent a place. Help with that because ultimately they exaggeratedly ask for so
many requirements to sell an apartment or house
Q14. What types of programs or activities do you believe the City should implement in the 2023-
2031 Housing Element to address housing needs? (Select your top 3 recommendations.)
Total: Answers = 446; Skipped = 64
English: Answered = 316; Skipped = 51
Spanish: Answered = 130; Skipped = 13
English Responses
Promote public transit options to new home communities
Section 8
Low income apartments based on gross income
Offer housing being built to LOCAL teachers, law enforcement, firefighters
Please stop building more houses until we have more water.
Stop building, we don’t have enough resources
Promoting affordable sustainable housing that moves towards 100% solar power that can be used to give back to the
community
22%23%
21%
24%
16%
21%
17%
19%
12%12%
14%
19%
6%
16%
22%
28%
39%
21%
32%33%
26%
16%
12%
11%
28%
10%
63%
54%
28%
24%
28%
25%
0%
28%
21%22%
43%
23%
3%
0%
10%
20%
30%
40%
50%
60%
70%
Total Responses English Spanish
Agenda Item 9.2Page 1064 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 337
Promote creation of well-paying jobs for existing residents
Build more grocery stores, etc to accommodate all types of income. Gilroy is only building low income units and forcing the
existing residents to go to Morgan Hill to grocery shop
Inclusionary housing ordinance for all new and rehabbed residential development
senior units
HABITAT FOR HUMANITY HOUSING
give low or free help to tenants
Provide incentives for developments that include units that are affordable to Extremely Low-income households
Provide money to Infrastructure and planning BEFORE adding any housing
Prevent overcrowding and stop building new affordable housing complexes where they are squeezed in and increase crime
in a relatively safe area.
We need to invest in the value of our city and make it better and cleaner. More retail businesses and better quality
educational system. Good rated schools
Help CURRENT RESIDENTS WITH PROSPECTIVE HOUSING COSTS.
Get out of CA housing plan and determine city's own future. We need to remain a community, not become another suburb
of San Jose
Allow BMR owners that are now empty nesters to rent extra rooms in their home without being penalized. A lot of them
have big yards to build ADUs.
Increase ELI affordable housing
Extremely low-income need truly affordable rents
Add amnesties that compensate all the building going on in the west side. More grocery stores. Morgan hill has well
managed and clean, large grocery stores with lots of parking
Support city infrastructure
We need to care of those that are here, before we try to attract others to move here.
We need to re-zone to incentivize dense housing near transit.
Stop all single-family detached house construction immediately, and re-zone for small businesses and jobs.
Please take care of the homeowners who already live in Gilroy & update the existing neighborhoods. Stop trying to bring in
more low income / subsidized living, it mainly attracts the type of people who do not have anything invested in this city and
when you have no skin in the game, you don’t care what your “free” home or the city looks like.
Incentivize the splitting of large plots - 1 to 5 acres - into subdivisions for Miri houses for homeless. This will mix homeless
with regular society rather than putting them in concentrated areas where they are pressured into continuing or starting
bad choices.
More lower income housing for current residents
Provide enough parking for these apartments. They overflow in to the neighborhoods and detracts from the neighborhood
There are many places to move that is more affordable and less crowded than Gilroy. We do not need to continue to cram
more housing units of various types into our already full city.
Spanish Responses
A park for children with special needs.
housing for loving adults with non-severe disabilities.
to rent or Buy a house or where to live
A park for children with special needs. Including all the children.
Q15. Please describe any other considerations, policies, or programs the City should consider
here:
Total: Answers = 131; Skipped = 379
English: Answered = 119; Skipped = 248
Spanish: Answered = 12; Skipped = 131
English Responses:
Need case managers who do not discriminate or only help who they want.
Safe Park, transitional housing, family homeless shelter
Lower taxes on single family homes
There are too many badly planned housing developments like the one next to the armory on Wren or by the south sports
park, 3' setbacks do not allow plants to improve climate control. Townhouses would be a much better option.
Low income rent control. The moreover income can save the sooner we can vacate the unit to home ownership
More affordable Recreational Programs for all ages
Agenda Item 9.2Page 1065 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 338
The city of Gilroy is sprawling everywhere and it's sad to see. Gone are the nice areas around Christmas Hill Park. Filling
every green space with housing is idiocy. I've seen this in city after city, most recently Morgan Hill. They built high density
housing on Monterey that look like prison barracks. And what followed was a whole host of problems, gun shots all hours
of the day and night, constant police calls, harassment of established single home residents, a plethora of non working
street walking thugs. Morgan Hill used to have the criminal element that rented hotel rooms and worked their crimes. Now
the city council decided to invite them to live in the city by building huge multi people cramped high rises. It was a bad
decision by the city council, one that I would hope Gilroy would be smarter about. Lets talk about infrastructure - we don't
or won't have water for increased housing. We are all cutting back drastically now! How can you allow developments to
keep building without addressing the water issue. Even the water we have is polluted with high nitrates. Don't buckle under
to developers and the lure of more tax dollars. You'll be spending far more in city services than you will ever gain. It's time
to put out the "NO VACANCY" sign.
The City must take responsibility for the fact that it’s community that is homeless is THEIR responsibility and their people.
The City needs to immediately find sites for emergency housing, tiny homes etc and stop making excuses for why they
won’t. One I hear often is prioritizing parking over housing site options. We’ve done too little for too long!
Without sufficient water resources, this area can't support any additional citizens
More police
Co-join as many programs that would help fund the housing we need
Allow below-market housing by right
Most housing requires 3x the rent or more which makes it difficult for people to get into and keep housing. Minimum wage
is not comparable to coat of living
Section 8
Helping first time owners, who live and work in the town
All current apartments should have ac units especially low income apartments
traffic and congested street parking
Again housing numbers are fine, need to build up business and downtown. Expanding faster then infrastructure sewer,
water etc and PD and Fire. Let’s focus on being able to take care of what we have before expanding more. Cart behind the
horse rather than ahead of it
Support improvements on Monterey and build apartments / condos in the downtown area.
make tiny home communities on vacant lots
Stop building until we are out of the drought.
Stop building, we don’t have enough resources and we are destroying the land around us!
Public transportation, water shortage with increased housing
There should be stricter rules, consequences, for the people who are living in our street who collect a bunch of junk. Those
living conditions are a hazard to the community members who live around it to see it, smell it and live around it; putting
their/families at risk. The city of Gilroy and law enforcement should be able/allowed to enforce fines, incarceration of those
who are not following rules/penal codes.
Stop accepting money in exchange for homeless groups to be bussed and left on our streets. Bus them back to where they
came from and clean up the camps. What has happened is terrifying.
In any development there should be required large open spaces for families to enjoy. The city should be having ideas about
where to put more open parks for families, children to go and enjoy
Stop all new housing construction. Extend recycled water to existing homes for landscape use. Subsidize grey water use for
landscape. Promote creation of well-paying jobs for existing residents.
how to overcome objections to changing nature of neighborhoods in line with State focus on Affirmatively Furthering Fair
Housing
Gilroy is already overcrowded. Bringing in low income housing will lower the value of the current residents who worked so
hard to buy their homes.
Better roads so traffic moves and you can get to and on 101
A safe parking facility as a bridge between homeless and housed
Gilroy needs more amenities for all the additional housing being built. No one ever addresses this issue. There is never an
answer.
Single individuals or small workforce families 2-3 should have more help so they can get better jobs or just not be homeless.
It's crazy that you have to be a single no income person on this city to get any help with access to subsidies or other
programs.
Inclusionary housing ordinance
Policies to address the needs of people with mental illness
Minimize construction red tape
Whatever programs the city supports, the support should be for working class families - i.e., support wage earners first.
Agenda Item 9.2Page 1066 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 339
There is a need for inclusionary housing ordinances in the City of Gilroy. As far as available resources, the City does not
have full-time Detox/substance abuse facilities or services (we just have a mobile unit that comes into town 1 day per week.)
Down-Payment Assistance to Middle Income work force.
Rent control especially for low income seniors
Zoning for high density housing downtown and near Caltrain and bus lines.
Consider aesthetics (like landscaping, open space, architectural beauty, comfort, and eco-intelligence) in ALL new and
rejuvenated construction. Such aesthetics make for happier residents throughout the city, in addition to the individual
neighborhood.
Community volunteers help seniors with painting their houses, etc.
Program for Single Parents & Seniors affordable housing.
renters need free help dealing with landlords who are not ethical
Control affordable pricing.
Establish a Safe Parking Program at 8th and Alexander
Sanctioned encampments land/areas for people/families who are living in vehicles/oversized/RV’s(and in transition of
finding more permanent housing.)
Safe parking program
I think the most immediate need is for safe parking programs like the one in Morgan Hill in Gilroy
Current and new affordable housing units should have an overseeing board to improve quality and safety of individuals
and families living there
Studies, planning, to City of Gilroy’s infrastructure is required followed by funding then changes. The city’s water, sewer,
power, garbage, and school require attention. The police department needs to be increased now. The current department
is useless as they make no efforts to stop crime, or murders. The downtown buildings on Monterey Rd. are substandard.
The retail and food is lost to Morgan Hill and San Jose.
The city needs to stop taking cash grabs and refuse the new building of affordable housing duplexes. The city is small and
already overcrowded. This needs to stop. It is entirely unfair to residents that have lived here more than a decade that now
have to deal with the influx of new residents and yet no increase to general infrastructure. Where are the better roads?
More schools? If you want to be greedy as a board and continue taking money grabs, at least fix the city’s infrastructure
before you allow crime and overcrowding to befall us all.
Put pressure on the State or County to provide more Section 8 funding in order to help more people with their rent.
Slow the growth of construction like Morgan Hill does
Stop building new homes and low income housing communities. We need our town to be safe and modern and be of high
value. More retail spaces, shopping plazas, entertainment
I have grown up and loved in Gilroy and Morgan Hill all my life. During the 2008 housing crisis I was pushed out of my home
forced from Morgan Hill to Gilroy and in 2021 I was officially pushed out of Gilroy to move out of state across country to
find affordable and up to code homes. It breaks my heart to leave behind my family my friends and the only place I've ever
called home. My family history goes back over 120 years in Gilroy Morgan Hill and Hollister. That is my home and to struggle
for years to desperately cling to something that clearly doesn't want to keep around is sad. You talk about bringing incentive
programs for prospective residents but why aren't you serving the ones you have? Please put in things to do in town for
families, kids, teens, and adults alike. Don't cater to the rich they have enough.
More rent controlled apartments, public housing Q&A, housing workshops to prepare prospective buyers build timelines.
Programs to help people apply for housing and not be discouraged
Have more income based housing
Please limit the number of affordable housing units being built. Gilroy has set this quota at 59%, which is much higher than
the rest of Santa Clara county. Too many affordable housing units will lead to overcrowding and crime. Plus, we simply don't
have the infrastructure to support an influx of new residents. A lot of the streets are single lane, which is already leading to
traffic problems during peak hours.
Too many low income housing will negatively affect current homeowners who have worked so hard to purchase and
maintain their home. Our rights to maintain our home value need to be protected too.
make tiny home communities on vacant lots
I cannot stress enough the fact that the current housing being built is often far from basic things like schools, food/groceries,
and good public transit. Without integrating these things into new community developments, the city will have increasingly
terrible traffic and turn into a smaller version of the San Jose area, which is ridiculously congested.
Gilroy doesn't need to attract more homeless.
make sure people who are getting support from the county actually need it--way too much abuse of the housing program
Realistic infrastructure needs for housing and business growth to support outlaying areas expansion
Tenant protections against evictions that lead to more homelessness.
Gated parks with cameras
More options for homeless housing/encampments.
Agenda Item 9.2Page 1067 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 340
Homeless programs need to be set up for our community. People are living in their cars in our neighborhood parks, on
our county creeks and our city streets. It becomes a very unsafe environment for people just trying to enjoy our community.
We need to keep moving these encampments off our city and county areas so they reach out to programs being provided
for them.
Please no more duplexes or apartments. Gilroy has been attracting a lot of people who commit petty crimes. I think if you
allow more high density housing crime will get worse. We already have more than enough people living here. Let’s instead
concentrate on our homeless problem as well as use funds to spruce up the Gilroy we already have. The streets do not
need anymore people on them it’s congested enough all ready. The grocery stores are always packed as well. We do need
anymore housing.
Cleaning up the homeless problem
People with disabilities and seniors are who are on fixed incomes are being left out of the planning very often. Limited
funding for rental assistance and accessing it is very difficult if you are not the agency holding the purse strings.
Undocumented workers and seniors with little income are also being left out of the equation
A solid plan for housing the homeless, including a plan for the homeless with pets or those that do not want to participate
and insist on living in tents
Designate a staff associate to housing and funding availability from county and state programs.
This City is behind in creative ways to house the homeless. Think Tiny houses, church parking spaces for families to have
safe overnight stays, even if it’s their cars and have services there; etc.
I believe we must address housing needs of low income, very low income, and unhoused people. I believe all other new
housing should be proven sustainable before approved for building. California is facing resource scarcity issues--notably
water shortages--which must be built into planning.
We do not need to build housing on every open piece of land. Keep Gilroy beautiful. There is a responsible way to build
homes.
Allow BMR owners that are now empty nesters to rent extra rooms in their home without being penalized. A lot of the have
big yards to build ADUs.
Restrict the number of housing units being built. Gilroy is growing too big and a majority of its residents do not work in the
area or support living here. Everyone is on the road for more than two hours to and from work in Silicon Valley. We need
better transit systems and better road conditions before allowing more people to move to Gilroy and travel on an already
inadequate highway system.
Need more amenities. Y developing the land around the outlets with businesses, it would bring income into the city
Consider impact on current residents and impact on traffic, fire and police infrastructure, water needs and environment.
Infrastructure. As a member of the Gilroy community, we need to have a town where we feel comfortable in and is
sustainable. Everything is crumbling around the city and why bill more when the cost to live here is not affordable.
Referencing the utilities like water garbage and PG&E. They are skyrocketing and at the same time nothing is being done to
maintain these systems except increase pricing on the homeowner. Our downtown looks like shit and no one wants to visit
it. We need restaurants and nice parks roads. We can’t build more housing without supporting the surrounding areas
I see so many of my peers experiencing homelessness because after their parents or whomever they lived with moved
away, or their loved one died, they had no idea what to do. I experienced homelessness myself as a child, again as young
adult, and now live in constant fear of not having somewhere to be safe or rest my head. I don't have any kids and make
less than 30, 000 year so there just isn't any resources for me. And if there are, it should be easily available information. All
I see is list with apartment phone numbers. Just not enough education on this very important matter. Thankyou.
Do not continue to expand Gilroy with new builds without updating our infrastructure and businesses -traffic is terrible, the
houses and neighbors we do have aren’t nice, both of our major grocery stores are right next to one another, current
residents need better quality of life before we grow
Renters must make 3x rent amount to qualify for an apartment is impossible in most cases! Finding other ways to qualify
Homes for seniors, single stories, 55+ adult communities.
Coordinate county services with new affordable housing to house homeless individuals
Expand our amenities on the west side. The city is forcing us to shop in Morgan hill because we have no consideration for
expansion except to add more housing
I get $1000 a month for disability my rent is $1000 in the trailer park I can’t make ends meet soon I will be homeless
Need supervised housing for small groups of mentally ill who can't adequately care for themselves or take their medication
reliably.
Sports programs for the young to teenagers
Don't allow apartments to be built right next to nice single family homes.
Most of us moved to Gilroy for the small rural town vibe - we do not want to be the next big city with big city problems. The
2040 quotas arbitrarily assigned by the state politicians who are totally out of touch with "our “reality will double Gilroy’s
population. We need to preserve the small town feel rather than give in to mass growth- we need smart growth, not
overgrowth.
Beautification of Old Gilroy, paving, implement Standard for apartment appearance.
Agenda Item 9.2Page 1068 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 341
I'd love to see an aggressive effort to up zone our main downtown commercial areas to allow residential/mixed retail. We
should build strong transit links to the job centers in Santa Clara County.
Stop all single-family detached house construction immediately, and re-zone for small businesses and jobs.
No new housing! We need good restaurants with outdoor seating. More grocery stores such as Whole Foods. And a
downtown renovation, and we need to preserve the open space we have. No new housing projects!!
Plan housing with transportation connections, plan for active transportation, consider climate change needs
I wish the city would install speed bumps down high traffic roads such as Wren Ave. Drivers have no regard for the speed
limit or kids playing/walking in the area. High speed drivers are a safety concern and a noise nuisance.
Inclusionary ordinance
There needs to be affordable and low income housing in all areas of Gilroy, not just the north area. It is like the west side is
exclusive and does not allow homes in that area. For too many years Gilroy has focused affordable low income housing in
North Gilroy
Stop growing the city so quickly and fix the existing issues. We don’t have enough grocery stores here. We don’t have
enough police force available. All this excessive building is just bringing more crime to the area. We are no longer a safe
city. Have you seen all these new people drive around here like we are in a Grand Prix. These new housing are not doing
anything if but making our infrastructure worse. They are not bringing new kids to schools locally because they can
commute with kids. Our district is broken, work on that. We can have six Starbucks but not enough places to buy food?
Focus on the city improvements first
Buy the large plot on las animas and create a better tent area with drug control, security, showers and laundry
Rent too high
There are more affordable places to live. It isn't any city's responsibility to make their location a handout resource using
hardworking taxpayers earnings.
Build affordable housing in a nice community
Please add Safe Park with support services
It’s become increasingly difficult for just the regular service employer (truckers, utility workers, health care admins) to qualify
for purchasing a home that so many have to leave the area just to have a respectable home. The lower middle class are
now considered low income and there needs to be more than just one unit per housing development designated for the
low income. Good people in good homes equals a good city. It’s insane that we expect everyone to make $250k to live here
comfortably, we miss that small town feel.
There are so many things wrong with this town. Stop building high density housing. It looks like a ghetto. The ones being
built on first and Kern are going to be a nightmare. Not enough parking and the traffic lights to handle the traffic.
I believe that understanding individual households and their needs is essential to gaining knowledge for the housing
element of Gilroy. For instance, I am a single parent to two children. I’ve been renting for the past 6 years and make $170k
a year. The rental rates are darn near worse than mortgage rates. It is not helping to provide an option of purchasing in this
area. The housing crisis of cost and not even having homes that can suit people’s different family needs is unfair. Creating
factory type housing of all homes bunched together is not what everyone purchasing a home wants. Preferably homes can
be made with decent yard space to allow for personal gardening of produce and chickens.
Speed traps or speed bumps on W Las Animas Ave. This is an accident waiting to happen. Vehicles passing through from
Monterrey rd. to church (and vice versa) use this as an expressway at very high speeds. Please look into it.
Do not continue to make Gilroy more over crowded than it already has become. The infrastructure to get in and out of
Gilroy needs to be expanded. We do not need to make the city more appealing to increase the city population.
More work to improve our downtown, more restaurants and shopping. Not everything has to be low income focused, there
are a lot of middle class families that love living here and would like more amenities.
Spanish Responses:
Loans for home purchase
Loans and Incentives for Home Purchases They should encourage opportunities to own your own home and not pay rent
Lifelong
Free music classes.
More jobs
Base rents
Low cost housing is in high price
housing
Open space for exercise
Financial Aid for layer buyer
Childcare
Agenda Item 9.2Page 1069 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 342
Q16. Have you or someone you know ever encountered any of the forms of housing discrimination
described above?
Total: Answers = 429; Skipped = 81
English: Answered = 298; Skipped = 69
Spanish: Answered = 131; Skipped = 12
English Responses
Predatory lending is rampant despite your income.
Same house is appraised for more due to buyers “assumed” race
Spanish Responses
For having a dog
Q17. If you believe that you or someone you know encountered housing discrimination, please
identify when that occurred (Please check all that apply)
Total: Answers = 319; Skipped = 191
English: Answered = 215; Skipped = 152
Spanish: Answered = 104; Skipped = 39
3%
53%
18%
4%
8%
11%
3%
1%
3%
65%
15%
2%
6%
11%
2%
1%
3%
40%
32%
9%
15%
10%
3%
1%
0%
10%
20%
30%
40%
50%
60%
70%
Not applicable or
prefer not to say
No, I have not Yes, I have I think I may have I'm not sure I know someone
who has
I think I may know
someone who has
Other (please
specify)
Total Responses English Spanish
13%
31%
17%
27%
18%
36%
10%6%
12%
7%
11%13%
9%6%8%
11%
6%
10%
71%
58%
66%
56%
70%
40%
ENGLISH SPANISH ENGLISH SPANISH ENGLISH SPANISH
BAY AREA SANTA CLARA COUNTY GILROY
In the last 2 years In the last 5 years More than 5 years ago Not applicable. Not aware of any discrimination
Agenda Item 9.2Page 1070 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 343
Q18. If you believe that you or someone you know encountered housing discrimination, please
identify the when that occurred (Please check all that apply)
Total: Answers = 341; Skipped = 169
English: Answered = 233; Skipped = 134
Spanish: Answered = 108; Skipped = 35
English Responses
Homelessness
I know of no situations like this.
I do not know enough citizen of Gilroy to be able to answer this question
Realtors themselves are discriminatory -
Not accepting housing voucher
Amount of income
Not aware of discrimination specific cases
no opinion
I don’t know
victims/survivors of gender based violence
Criminal background
Unsure
Financial discrimination. Most time a standard practice is first months rent plus last month's rent plus a security deposit
plus a pet deposit. Then application fee. Easily over 7 to 8 k. Who the he'll has that saved
Criminal record (non violent)
Unknown
Consult Project Sentinel for this data.
I unaware of housing discrimination; we were hit with predatory lenders.
Housing Cost
Mentally ill and homeless
I do not see any discrimination
19%
2%
8%
4%
8%
3%
6%
3%
7%
6%
19%
13%
3%
35%
2%
15%
8%9%
5%
13%
4%
14%
11%
34%
38%
9%
56%
11%
18%
9%
32%
11%
13%
11%
16%
18%
55%
8%
0%
0%
10%
20%
30%
40%
50%
60%
Total Responses English Spanish
Agenda Item 9.2Page 1071 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 344
i don't feel comfortable saying Gilroy has 0 housing discrimination just because i haven't personally seen any. I’m white, so
where it does exist, I’d never experience it.
Q19. Please indicate whether you feel your city is: (Select one)
Total: Answers = -343; Skipped = 167
English: Answered = 267; Skipped = 100
Spanish: Answered = 76; Skipped = 67
English Responses
I don’t know
I know little about the many neighborhoods in Gilroy
Economic segregation
One of the truly great things in CA is it's diversity - but everyone needs to understand the laws that this state, county and
cities have adopted and abide by them.
Unsure
Unsure
Gilroy, like everywhere, is segregated by socio economic class, which aligns pretty well with race in the US.
unsure
Gilroy is pretty diverse with the exception of east of the tracks
Unsure
I think it is somewhat diverse.
Wonderfully diverse.
no significant Communities of Interest in Morgan Hill
Latinos who are lower income on east side I would guess
This is a poorly framed question, and serves little to no purpose.
Have not seen any stats on that
It is neither but can become segregated if the city doesn’t intervene
Not sure
It could be more integrated.
Gilroy seems to have concentrations of fewer ethnicities than most of the Bay Area.
Segregated by income which leads to segregation by race.
Unsure
47%
39%
14%
44%
38%
18%
57%
40%
3%
0%
10%
20%
30%
40%
50%
60%
Racially Segregated (defined as a high concentration of
persons of a particular race or ethnicity in a particular
geographic area when compared to the broader Bay
Area)
Racially Integrated (defined as not containing a higher
concentration of a particular protected class such as
race or ethnicity)
Other / Unsure.
Total Responses English Spanish
Agenda Item 9.2Page 1072 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 345
Unsure
Unsure
Getting devalued and deprecated
i don’t know
I don't know
somewhat segregated
Unsure
Depends on affordability and income. You cannot buy or rent a Cadillac on a Chevrolet budget. My concern is for those
who think they are “owed” the right to higher housing and don’t want to work for it.
We have a large Hispanic population but it doesn't show in the newly developed homes.
I'm not really sure how racially segregated Gilroy is. I do know that a large port ion of the Hispanic population lives east of
Monterey Street and a very large portion of the white population lives west of Monterey Street.
No comment
More low income Mexican people live on the East side, but I think it is a result of income, not discrimination. Many Mexican
people live in all parts of Gilroy.
unsure
No information
I think Gilroy has a large Hispanic population but I think that is due to Hispanics always living here. Up until housing in areas
like San Jose became unaffordable did other races start moving South.
Gilroy does have a racial living divide. Although we all get along I believe, living areas are segregated. Not intentionally.
But it has never been fixed or dealt with
No we have a diverse city many who have been here over 20 years
Unsure
Unsure
Not sure
Unsure
Gilroy is not segregated. It merely has different neighborhoods with varying prices of homes or living accommodations.
This is how life is. If you can afford a small apartment then it will likely be located in a different area than someone who is
quite wealthy living in a more expensive area. This is not complicated and should not require special programs to put all at
a financially “equal" level. Handouts like affordable housing or restrictive rules will only create more financially dependent
people.
I suppose it would depend on the demographic rates but it's probably pretty segregated.
Unsure
Spanish Responses
I did not understand the question very well
Q20. In the past five years, have you had to move out of your residence in Gilroy when you did not
want to move?
Total: Answers = 414; Skipped = 93
English: Answered = 293; Skipped = 74
Spanish: Answered = 121; Skipped = 22
Agenda Item 9.2Page 1073 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 346
Q21. If you answered yes to the previous question, why did you have to move? (Select all that
apply)
Total: Answers = 104; Skipped = 406
English: Answered = 47; Skipped = 320
Spanish: Answered = 57; Skipped = 86
English Responses
moved from Morgan Hill because of the increase of crime.
No protections in place to stop the landlord for doing so. They wanted more money and less accountability
Dad kicked me out
No
Rent is becoming unaffordable and within a year or two or will be forced to move away
Too many homeless were congregating near the park by my house, which was leading to crime. So I bought a home in what
I perceived as a safer neighborhood. However, now that affordable housing units are popping up all over the city, I don't
know if it's safe anywhere. The logical choice seems to be to move out of this city.
Travel times to and from work.
not applicable to me
17%
83%
12%
88%
29%
71%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes No
Total Responses English Spanish
31%
14%
6%
2%
4%
6%
3%
8%
2%
4%4%
6%
9%
57%
13%
11%
0%
4%
11%
2%
9%
0%
2%
4%
11%
22%
42%
26%
8%
6%
8%
10%
6%
12%
6%
10%
8%
10%
8%
0%
10%
20%
30%
40%
50%
60%
Total Responses English Spanish
Agenda Item 9.2Page 1074 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 347
Spanish Responses
The owner took my job
I didn't move
My rent went up
Status
Q22. Which of the following issues, if any, have limited the housing options you were able to
consider? (Please select all that apply)
Total: Answers = 355; Skipped = 155
English: Answered = 239; Skipped = 128
Spanish: Answered = 116; Skipped = 27
English Responses
Lot sizes too small for anyone - (rats in a box syndrome)
Did not make enough income to qualify or afford
Priced out, outbid and investors buying
House prices, priced out of market
Having to earn 3x the rent in order to qualify for rental
refused rental because I had money in bank but no job
They wanted my paychecks to reflect 2.5x the cost of the rent.
affordable financing for buying - it is very hard to come by for the wage earner
Amount of rent
require single story
houses have become too expensive in Gilroy and criteria for affordable housing too strict
I don't feel safe anywhere in this town anymore, with people shooting at cops and people walking around with knives and
masks in our parks, and it's only going to get worse, it seems.
could only afford foreclosures/fixer-uppers
Low multi-family supply.
Homes are very expensive in Gilroy
Priced out of where we work. Had to move to Hollister even though our entire lives are in Gilroy.
Neighbors did not keep up their home maintenance
Many if those reasons applied until I worked harder and saved more money. I really wish City, state and federal government
would stop trying so hard to make life easier for everyone. You remove all of the hardship involved in life and all the people
24%
28%
11%
13%
5%
8%
5%5%
48%
32%
13%12%
3%
7%
5%
10%
14%
60%
23%
37%
16%
19%
14%
3%
0%
10%
20%
30%
40%
50%
60%
70%
None of the above The amount of
money I/we had for
deposit was too low
Housing was too
large/small for
my/our household
My/our credit
history or credit
score was too low
I/we need units that
accommodate a
disability (i.e.,
wheelchair
accessible)
Not being shown
housing in the
neighborhood(s)
I/we wanted to
move to
Concern that I/we
would not be
welcome in the
neighborhood
Other (please
specify)
Total Responses English Spanish
Agenda Item 9.2Page 1075 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 348
you think you’re helping will never appreciate anything. It’s completely acceptable for people to struggle, even families with
kids. Real parents will step it up and find a way when they have no other option but to work harder.
Access to transit concerns
Did not accept housing
Housing prices (therefore monthly expenses) were out of our budget range.
Spanish Responses
Cost
My parents lost their jobs.
All this very expensive
Q23. Recent California Housing Law and California Department of Housing and Community
Development (HCD) require extensive analysis and identification of contributing factors for a
series of fair housing issues as part requires the 2023-2031 Housing Element to include local
resident and stakeholder input. Please select the most important contributing factors impacting
housing in Gilroy (select up to three):
Total: Answers = 377; Skipped = 123
English: Answered = 257; Skipped = 110
Spanish: Answered = 120; Skipped = 23
English Responses:
We have a good police department, but not enough of them. No new housing without additional city services including
new water sources. Weather from air dehydration as an example. Medical services are virtually non existent except for the
emergency room!
homes being sold to outside investors
Lack of well-paying jobs for EXISTING RESIDENTS.
no opinion
Not sure what sizes are needed, whether for singles or large families, but there seems to be a lack of affordable housing
for very low income households.
Too many very low income housing; need housing for moderate income households
Continue need for tenant dispute resolution help
9%8%
17%
11%
10%
5%4%4%
14%
16%
2%
11%
26%
50%
29%
23%
12%12%
8%
46%
39%
7%
47%
15%
41%
25%
23%
12%
10%
15%
21%
51%
1%
0%
10%
20%
30%
40%
50%
60%
Need for
materials in
languages
besides English
Community
opposition to
new housing
development
Location and
type of
affordable
housing
Lack of
investment in
specific
neighborhoods
Proximity to
employment
Proximity to
desired
schools
Subjective land
use and zoning
laws which
makes it
difficult to
approve
housing
projects
Availability of
ADA accessible
units and
transportation
Availability of
affordable
units in a
range of sizes
Lack of rental
relief
programs for
people at risk
of
homelessness
Other (please
specify)
Total Responses English Spanish
Agenda Item 9.2Page 1076 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 349
We need to work on transportation/commute before expanding the city. It’s ridiculous that it take 1 hour to get to work in
San Jose because there is no work in town.
Gilroy is the LAST affordable place in SC county. So affordability is not a issue. The issue is the city isn't doing enough to
bring in high paying jobs. The only option people here have is to commute to the valley or work retail/service jobs. The city
planners are too busy building low income housing, which is going to make matters worse. Bring in some industry, high
tech, and other high paying jobs, and people will be able to afford the homes. That's the way to address the housing crisis,
NOT more government funded programs.
Lack of investment in schools in low income neighborhoods such that large differences in terms of access to technology,
field trips, and other resources exist between schools in low income areas and schools in moderate to high income areas
largely connected to differing opportunities of parent groups to fundraise)
Council should realize many want Gilroy to remain a community and moving a bunch of people in through stack-n-pack
units will destroy that community.
Lack of local high-paying job opportunities.
lack of housing affordable housing for low income, extremely low income, and unhoused people.
Some City Council members opposition to affordable housing
Lack of affordable housing
None of the above
More Section 8 housing units are needed.
California should not require Gilroy to change or add different housing types. Nor should Gilroy get paid as an incentive to
add more affordable housing. This is a corrupt way of business.
Spanish Responses
It would be good if they didn't ask for credit because many of us don't have credit.
Q24. Rank your agreement with the following statements from strongly disagree (1), somewhat
disagree (2), somewhat agree (3) or strongly agree (4).
Total: Answers = 418; Skipped = 92
English: Answered = 287; Skipped = 80
Spanish: Answered = 131; Skipped = 12
20%
37%
20%20%28%25%32%18%
18%
20%
17%27%
32%32%
34%
21%
17%
31%
24%
33%
32%
22%
28%
13%
11%
36%
17%
29%
31%
23%
41%
12%
15%
27%
24%
42%
32%
25%
29%
7%
22%
35%
27%
29%31%
25%
20%
12%
32%
23%
35%
49%
21%
21%
12%
8%
14%
26%
18%
25%
31%
28%
37%
21%
14%
23%
25%
36%
36%
25%
26%
16%
ENG SP ENG SP ENG SP ENG SP
1 2 3 4
I feel that the water, air, and soil is healthy where I live
It’s easy getting to places I want to go because of my mode of transportation
I live in an area with easy access to job opportunities
It’s easy to find good schools in an area that I can afford
I live in an area with a lower rate of crime
Housing in my neighborhood is in good condition
I live a convenient distance from healthcare facilities
I live near grocery stores with healthy and convenient options
I live near high quality parks and recreation facilities
Agenda Item 9.2Page 1077 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 350
Q25. Please share any comments or recommendations that will help inform and guide the
preparation of the City’s updated Housing Element.
Total: Answers = 110; Skipped = 400
English: Answered = 77; Skipped = 290
Spanish: Answered = 33; Skipped = 110
English Responses:
All of the low income dwellings bring lots of police and mental health activity. Most of the homeless population in the city
are mostly drug addiction or mental health. They refuse to get clean to and refuse assistance because living with no
responsibilities or rules is easiest. Some have families that live locally that they harass for money or their steal property.
Homeless commit crimes of theft from stores and homes in the area and get away with it. The city or DA’s office does not
allow the police to police anymore. We need to quit giving them everything they need to stay here and terrorize downtown
business and tax paying residents.
WHEN CONSIDERING AN INCREASE IN NEW HOUSING, THERE NEEDS TO ALSO BE AN INCREASE IN GROCERY STORES AND
PARKING TO ACCOMMODATE THE INCREASING POPULATION
I love Gilroy and all it offers!
Too many stores have closed, the water is becoming toxic and is in a declining supply. Existing city services such as fire and
police hire good people, but there is not enough of them for the existing population. Drugs, guns and gangs are taking over.
Medical care is lacking - why can't you attract quality medical care? Worse the city doesn't have the funding to improve on
these things. The city has no business allowing any developer to even think about another housing project. Get your
priorities straight - improve what you have before trying to build more ghetto like housing. The way to correct homelessness
is through education and better employment opportunities. See if you can work on that - find a developer for that, not
more crowded housing like Eagle ridge and that mess west of Santa Teresa.
Homeless is an issue in Gilroy too many homeless in the streets. housing developments such as apartment building are run
down make landlords liable to fix these units
Provide housing for the people who are here, not the ones you are hoping to replace them with
I have been here over 13 years I stay with my parents I’m on ssi and am in need of housing my dad wants me out but I don’t
have section 8 I need a apartment for 300 or 400 dollars a month not unless I can get housing everywhere I look it’s 1,000
or more please help me get housing.
Gilroy is a bedroom community for Silicon Valley, across all socioeconomic levels. (Although more tech professionals can
WFH than before Covid-19!) Getting hourly trains from Gilroy to Palo Alto should be a priority. (Not a housing issue per se,
but if people are spending less on transportation, they have more for housing.)
moderate and Middle income Gilroy homeowners being ignored yet they pay their part in property taxes.
Gilroy needs 3-4 bedroom town houses, condos, and houses. Reasonably priced!
I love Gilroy!!!
We shouldn’t keep building just to build, each home should be made thoughtfully and invested in with purpose for future
sustainability. Our biggest resource is the sun, let’s use it and normalize accessibility to solar powered
homes/communities/schools. Water is also a diminishing concerning resource as well. How can we be resourceful in that
regard as well?
A lot of cockroaches near the schools. Sidewalks are dirty. Sometimes shoes hang on electricity wires. Roads have potholes
and not always paved alley ways. People let their dogs poop anywhere and everywhere so more garbage cans or doggie
stations would be nice throughout.
not sure if you can do anything about this, but marijuana smoking is a problem. I shouldn't have to smell neighbors smoking
weed when I'm in my house.
The school systems and Gilroy are very poor. And the closest good store is in Morgan Hill to shop bad. Crime and
homelessness is on the rise in all areas of Gilroy. I am not comfortable walking up at the levee or around town.
Stop building housing for new residents and concentrate on responsibly serving existing residents. Promote creation of
well-paying jobs for existing residents. Look for ways to REVERSE irresponsible growth in Glen Loma and Hecker Pass. Target
50,000 as maximum sustainable Gilroy population.
Combine with traffic and roads and parking on site, not on the street. The cars on the street at some units make them look
like the projects taking away from the experience of all
Where are the amenities with all the new housing going in!
I'm scared that at any moment I could become homeless. If that happens, I will surely lose my job, my pregnancy and
possibly my mind. It will be so hard to come back from that. But the prices in Gilroy for the most basic apartment, are
simply unreasonable.
We need extremely low income units
More affordable housing opportunities of all kinds
We need workforce housing opportunities
Commercial linkage fee to pay for this type of housing
Agenda Item 9.2Page 1078 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 351
Inclusionary housing ordinance to require 15 percent affordable units in all new residential development
The major problem for typical residents are the costs to buy and own. If the city of Gilroy wants to truly help employees,
focus on the ones that work - not the ones who don't. Help them by reducing the amount of crap in the following: 1) make
building and adding ADUs as simple as possible 2) Help working-class people qualify for loans 3) keep free enterprise as
the basis for your programs. Do not adopt socialism or worse yet, reward for those who do nothing.
I don't live in Gilroy but I serve clients who live in Gilroy.
Need to focus on housing for middle income households; excessive amount of very low income housing already exist or
planned in Gilroy beyond county requirements.
Please provide 55+ apartment, or single parent duplex communities that are affordable.
Transitional housing options for folks at-risk of being homeless and currently homeless. Options such as ADU’s, tiny homes,
etc.
High quality" parks are needed for children. Just a few newer parks have been built where new developments are. The
existing parks have not been updated.
Unbiased studies need to be conducted. No new housing should be built until the current residences needs are addressed.
Invest in a more walkable and bikeable Gilroy! Most businesses and amenities are along main thoroughfares or in specific
parts of town, forcing most residents to drive for groceries, shopping, and other amenities. These same thoroughfares are
often how drivers exit town on their way to workplaces outside the city.
Invest in more mixed use zoning, especially in zones that are currently just residential.
We really need to figure out commute time and access. We need more Caltrain service and expand 101 into San Jose. We
need to work to afford to live in town so facilitate that first before building more homes and no jobs or roads.
Gilroy has done more than it’s share of home building over the past 20 years with one of the highest growth rate in the Bay
Area, yet the price if housing has just skyrocketed! Obviously building more quantity is not the answer. First-time
homebuyers and renters need financial help from the State or Federal government. The rents charged for even the
affordable units are out of reach of many. I am not sure just building more units will help them.
Overpopulation and low income housing is devaluing the city and more and more crime is evident
Miller Park is disgusting it was our closest park for the kids and I stopped going altogether. The homelessness problem and
drug use was out of control their. The police presence was completely absent unless a fight, overdose, or rape occurred.
Its incredibly sad to see Gilroy feel the need to be like downtown Los Gatos. You have a predominantly Mexican population
and you should be proud to cater to these traditional customs and not white wash it.
I have lived in Gilroy my whole life I was born here. My kids and I are domestic violence victims and we are looking into
moving out of my moms house but it’s hard cause their is really no open waiting list or programs to help me with rent when
I need it
Bring industry and high paying jobs to the city, if you want to address the housing problem. Flooding the city with low rent
apartments isn't the solution. It's going to lead to overcrowding and crime. Gilroy already has a high crime rate and an influx
of low income housing is only going to make it worse. If this keeps up, all the tax paying, upstanding, home owners are
going to leave the city in droves. I guess it'll definitely become affordable to live here then.
The city and community organizations such as churches and non-profits should combine their efforts to create several
types of tiny home communities for the homeless from bare minimum shelter (shed structures with access to showers and
toilets) to permanent long term tiny house.
I would love to see the city do more to promote organic, sustainable farming practices in our community in an effort to
improve air and water quality.
I don't mean to sound mean or selfish, but Gilroy is doing pretty good. Attracting low-income and homeless is not going to
improve the quality of life for Gilroy.
Infill development needs to occur within in existing infrastructure. Affordable housing for working families.
Horrible water alkaline off the charts
A city of homeowners is a better place to live than one with a bunch of apartments. Build more single family homes with
yards and the quality of community will remain healthy and crime will remain low. Also, consider a regulation preventing
REITS and other large investment firms from buying housing in Gilroy. Keep the houses in the control of families, not
conglomerates.
We need more multifamily and affordable housing for families. Quality homeless shelters and transitional housing would
help the homeless that are forced to live in vehicles and tents.
We would love for the city of Gilroy to respect and maintain the beautiful outdoor spaces, lands and Not over develop. This
is why we moved to Gilroy over 25 years ago. We have seen many, many new homes developed in the past several years.
Traffic has worsened, roads need repair, and it is starting to feel like we are no longer in the country.
Too many of our residents live in Gilroy but commute to work in Silicon Valley. Gilroy needs to attract businesses that can
employ these tech workers, bringing wealth, investment and a sense of community to our city.
Homeless & crime is a large impact on community, increase in both is a concern. Roads & traffic are also being impacted
by so many new homes being built with no new accommodations being made with these increases! How can one pay a
million dollars or more for a home & have homeless encampments everywhere in town.
None at this time
Agenda Item 9.2Page 1079 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 352
Make sure there are easily accessible crosswalks that are lighted for seniors, children and families. There are many areas
in the City that do not have great cross walks, especially near parks and people jay-walk all the time
Gilroy is highly segregated, poorly designed from a city Planning perspective, including shopping and amenities. Old money,
power relations and structures, old thinking and politics controls Gilroy. Please do things differently.
We needs additional housing for low income, extremely low income, and unhoused persons. My belief is we have taken on
our fair share of middle income and high income housing, and should curb other development unless we have proven
resources to support, and adequate protection for the environment.
We need better infrastructure. Al these homes are being built with no investment into a new grocery store, places to eat,
places to shop. Gilroy needs more of the above items, otherwise people will continue to spend their hard earned money in
other cities like Morgan Hill.
I do not support projects that do not have to contribute to impacts such as traffic, public safety, and recreation/parks.
Stop housing and business development impacting natural environment. e.g Hecker Pass
Do not expand Gilroy with more new builds without investing in infrastructure, downtown and diversifying the businesses
we have. Are there incentive programs (for homebuyers and/or owners) that we can implement to fix up our less beautiful
neighborhoods before we just start building cookie cutter neighborhoods on the outskirts of town? It’s embarrassing to be
from Gilroy when our neighbors (Morgan Hill, Hollister and even San Juan Bautista) have grown so well!
I’m not sure if this is a city or utilities issue but if high density housing is going to continue to be built there needs to be be
something done to address the unreliable power service we have been receiving here. The power outages due to fires is to
be expected but our power goes out for hours — and even days— with no weather or fire issues at all. I really feel that in
order to continue to allow building to continue at the pace it’s been going this and the homeless encampments need to be
address.
Council members nor supportive of its most vulnerable population. Recall mayor
Build no housing until the drought is over.
Need more transportation options and improve our streets pot holes.
Please consult with Social Service agencies, both public and non-governmental. They know the needs better than those of
us not seeking housing at present.
I love living in Gilroy because of the open farmland and the various parks. I also love that it’s not overcrowded with so many
people living in one home that there’s no parking on the street.
Please keep in mind parking when planning as well as not charging HOA dues.
Just don't make Gilroy lose its hometown feeling/look by overcrowding with so much housing and integrating apartments
and low income housing right next to expensive and nice homes.
My dad gave us the down-payment so that we could meet lender qualifications and closing costs. Our loan went thru
modification due to being predatory in nature; if the modification wasn't approved, we would have lost the house. The taxes
and insurance added to the mortgage payment is almost unachievable; we are happy that we are getting the tax write-off
as opposed to the landlord.
The city needs to focus on creating affordable housing rather than falling gor the political "selling the dream of
homeownership" rather than providing adequate affordable housing. Once the homelessness crisis is addressed, then they
can focus on "selling the dream of home ownership.
I just found out - based on this survey - that we are again low income; we always just squeaked under the poverty line when
the kids were young. Though we are doing ok, it's sad to know that we are again considered low income - the outrageously
high cost of living combined with extremely high land values are driving people, especially families away. Why stay here just
to struggle to make ends meet and find affordable rental housing, when they can move to other states where they CAN
afford to purchase a home with land - the politicians are driving California to the bottom of the list - we used to be at the
top of the list.
I feel like Old Gilroy is neglected. The streets are not well taken care of, and the houses are also not taken care of, I’m
assuming because of the amount of renters to owner ratio. There needs to be some kind of accountability for renters to
take care of their dwelling, and for apartment owners to make their complexes up to some standard
Gilroy should stop all detached housing construction and focus on job creation. Next priority should be on reliable, frequent,
extensive and affordable public transportation.
Do not continue to add assistance programs, affordable housing programs, etc. Put actual limits on the assistance that you
do have. Most anyone that has relatively good health has no business being unemployed. If they say they can’t make enough
working only one job then they should get 2 jobs and continually try to add new skills and education until they can get a
better job that pays more. I always loved that Gilroy residents were proud, hardworking, no nonsense, people. People that
would rather take a second job or work an extra shift before they put their hand out asking someone else to give their hard
earned money to support them. Unfortunately, everyone, especially our younger generation have no issue begging for
others money instead of working. Complaining about how hard it is instead of realizing if they just push through, work
harder, they will make it. I think there should absolutely be some forms of government assistance available. There are
legitimate reasons why people need help but the help has to have limits. These programs are destroying our communities
and handicapping the people you think you’re helping. And what’s frustrating to every hard working person who pays their
taxes is that you’re taking our hard earned money from us just to throw it away in programs that never work while bringing
in more of these people who abuse these programs into our neighborhoods. Crime rates go up, the hardworking, proud
people who moved to Gilroy to get away from cities like San Jose have to then sell their home and move away because your
Agenda Item 9.2Page 1080 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 353
well intentioned programs had no regard for the families that already live here. I can’t tell if this makes sense because the
box is so small but I hope you get the picture and hopefully someone actually reads these.
The city needs to prioritize resources for the unhoused population. City council members need to be better informed about
how to appropriately address race and equity related to housing and overall planning. Climate adaptation also needs to be
incorporated into this update. There are lots of county resources focused on increasing tree canopy, portable air filtration
systems and using buses as cooling centers.
We absolutely must build housing for the residents being pushed out by all of the “above moderate” housing. Affordable
units aren’t at all affordable for those working in Gilroy and our city has done too little for too long to address housing
inequalities. Our people without housing is increasing because generations of locals are being silenced and ignored. The
majority of voters voted for Zach and Rebecca who have robust inclusionary housing goals, want attainable housing options
for lower income residents and yet time and time again our current council ignores and outvoted them. It is disheartening
and frustrating to live in such an unresponsive town.
Homeless persons w/drug addictions need permanent housing. Most housing requires sober living. If they use they're out
on the street again. Where do they get to live? Also, some mentally ill people need to be monitored. Its more than just a
roof, they need special care and support without being institutionalized. What can the City plan for these circumstances?
Investing in affordable homes will dignify families that want to live in a nice area as Gilroy. Where are the plans for that?
Politics sometimes don't help on this topic
Create suitable housing for the homeless in Gilroy and stop shipping them to San José
Focus on schools and transportation. We have plenty of housing in comparison to those needs. Stop pandering to the
homeless and your homeless problem will greatly resolve. It's not heartless to encourage people to move to more
affordable areas. Many of our relatives have moved to other areas and states. It's time to grow up and become adults about
this. I don't go to an expensive restaurant and expect them to hand out their door for free. This is no different. Basic
economics folks.
We need to look at traffic issues.
It may be nice to have a Trader Joes in Gilroy’s southside. Mesa Ranch area.
Thank you for the opportunity to participate in this critical issue.
Over 40% of black/brown people are lower working class and this seems like a good time to raise them with offering them
the dignity of owning a home, making better homes available and not packing them into more housing apartments like
sardines and saying we’re helping. What they’re paying for apartments is what they should be paying for a mortgage. It’s a
shame how $100k is now considered low income in our city.
Gilroy does not need to add more affordable housing to our already crowded city. There are enough places other than
Gilroy to live if it's not affordable here. We also do not need to build rehab facilities or shelters for the homeless issue. Most
of the homeless population are homeless by choice. The temp shelters will continue to perpetuate the irresponsible free
life that the homeless community desires. All you need to do is interview people who work directly with the homeless and
see for yourself that giving to them is not helping them.
Our family is considered middle class but we will never be able to afford a house in Gilroy, despite saving regularly. That
means we will have to leave in order to buy a house elsewhere. Gilroy is too focused on providing rentals. To close wealth
disparity, give people easier access and affordability to own homes.
All of Gilroy's water is ridiculously hard. I don't think just building houses or apartments will make people use them. People
are homeless for a multitude of reasons. Address those and build out programs for that in conjunction with some sort of
housing. No one that I know in Gilroy likes how low-income/high density housing looks. It's too metropolitan.
Spanish Responses:
You have to build apartments at extremely low prices.
That houses were built for extremely low excesses
Gilroy needs housing for extreme low income
Update the tabulators of the salary averages and the availability for housing payment, according to the current inflation.
In Gilroy there are no technology companies to have prices close to those of Santa Clara, San Francisco. So there is no
justification for having such high housing since the salaries mostly do not come from that branch.
need money
The city needs more extremely low income housing units. There are very few. The focus is always on low and very low.
There are many people who can't afford low and very low income housing in Gilroy.
We need low income apartments.
Homes that adapt to our budgets.
Need homes for extremely low incomes
Gilroy needs extremely low wage housing.
We needed extremely low income housing.
We need housing for extremely low income farmworkers.
We need low income housing.
That the owners arrange the apartments that give washing machines to all the apartments.
Agenda Item 9.2Page 1081 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 354
Take the community into account at every step.
Maintenance of old houses.
Extremely low income housing is needed in Gilroy.
That they build more very low income villas. That there is no rent control every year!
We need more housing for extremely low income people.
We need very cheap homes because the income is very low and everything is very expensive.
Give more publicity to housing assistance programs
More affordable farmworker housing
Well, beyond living more accessible for fieldworkers
lower rents
Rent prices are very high, we need rent control
More low-income housing is needed
We need economic living
Need houses at lower prices. financial aid
Please be aware of the requirements that they ask for to rent a place.
Safety in Gilroy has been down. I live in the area of Las Animas park, where it used to be quiet and safe to go to the park.
Now it's neither of them. And lately neighbors are suffering from theft of car parts in the middle of the day or night.
More information in Spanish for the Hispanic community
Previously the city had a program where families could work on the construction of the house and could buy it. This would
be a very good option.
Virtual Workshop – March 30, 2022
On March 30, 2022 the City of Gilroy sponsored a virtual workshop focused on educating the community about the Housing
Element Update planning process. As part of this workshop, attendees were encouraged to give feedback via the question and
answer function in Zoom, which were answered by either the presenter or in the chat box. Below is a listing of the questions as
well a summary of the most frequently voiced concerns.
How can our city and region assure the building of housing does not outpace available resources? Our water resources are
dwindling.
How can we as community/housing assistance programs assist those in leadership positions to “Fast Track" building
affordable housing (Particularly for the disabled community)?
Is the city considering any reductions in impact fees to encourage more development?
Have any office buildings or motels been reviewed for possible housing for our unhoused?
The responsibilities fall on other cities like ours. Most folks in affordable housing are not Gilroy. We need to house our own
and get resources. Why aren't other cities taking their fair share of the responsibility. It's been 30 years without enforcement
We definitely need more supportive housing! I believe many of the mentally ill would be able to function better if they had
some supervision and were able to stay on their medications.
We need more parking, especially for affordable units.
In addition to having a serious concern about our housing crisis, I have an infill 10,000 sq ft zoned r3 and as a PUD parcel
in Gilroy. I would like to develop this land in a way that would help our City achieve some our target goals for the lower
income population. My biggest concern is dealing with the whole permitting process.
As a current homeowner who really values Gilroy’s diversity (racial/ethnic, socioeconomic, political) I really hope that we
prioritize ensuring that low-income and working families can always be a part of our community. Gilroy should be a place
that someone can realize the “American Dream” by working hard, raising a family, and be able to own a home. Opportunities
not only for affordable rental housing but also for affordable home ownership will be critical.
Is Supportive Housing for the homeless part of this plan? That is housing that includes resources that address medical
needs, mental health needs, good public transportation, etc?
91% of Gilroy adults with developmental disabilities live at home with aging parents or in segregated licensed care facilities
not by choices but because of the lack of deeply affordable housing available. This is an issue that affects people of all
abilities in Gilroy. As we saw in tonight's presentation median income in Gilroy is significantly lower than Santa Clara
County's AMI which means that the majority of low income Gilroy residents will most likely fall well below VLI maximum
income. In RHNA cycle 5 the city exceeded its low income RHNA but as of 2021 has met only 63% of it Very Low Income
RHNA. The city needs to develop policies and programs to create housing at affordability levels to specifically promote
development of housing at deeper levels of affordability.
Agenda Item 9.2Page 1082 of 1163
APPENDIX C
City of Gilroy Housing Element 6th Cycle Housing Plan 355
Virtual Workshop – June 28, 2022
On June 28, 2022 the City of Gilroy sponsored a virtual workshop focused on the RHNA sites and housing programs of Housing
Element Update. As part of this workshop, attendees were encouraged to give feedback via the question and answer function in
Zoom, which were answered by either the presenter or in the chat box. Below is a listing of the questions as well a summary of the
most frequently voiced concerns.
All but a few lower income sites are in areas designated by the state as low resource. How will you meet requirements to
affirmatively further fair housing?
These maps appear very segregated, all of the "low and affordable" on one side and moderate on the other side. What can
we do to spread the demographics?
The train does NOT provide robust service, nor has it for years now. I believe these policies are outdated.
There is no enforcement on this new policy, especially not in Gilroy. Landlords and property management companies flat
out refuse to take vouchers.
Is there any way to plan housing for Gavilan College students?
Will the western side of the city have a variety of housing; condos, market rate apartments, and single family? Something
to consider is changing demographic needs, smaller family size (or no children) and the desire to downside in retirement
years
Can survivors of gender-based violence be considered under this category?
Will year-round emergency shelter be proposed?
Community members have also requested that an ongoing, multi-year source of funding for basic needs services for
homeless residents be identified, rather than requiring providers to reapply each year. Will this be incorporated in the
housing element?
Will an Inclusionary Housing ordinance be prioritized?
It’s wonderful to see farmworker housing on the list! A big thank you to staff and consultant, great work
Agenda Item 9.2Page 1083 of 1163
Page 1 of 4
City of Gilroy
STAFF REPORT
Agenda Item Title:Introduction and First Reading of an Ordinance of the City
Council of the City of Gilroy Amending Sections 10A.15
a) and (c) of the Gilroy City Code Relating to Host
Liability for Illegal Fireworks and Illegal Use of Legal
Fireworks
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Community Development
Submitted By:Sharon Goei, Community Development Director
Prepared By:Monica Sendejas, Management Analyst
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
Following the reading of the title of the ordinance by the City Clerk, move to waive the
first reading of the ordinance beyond the title and introduce the ordinance of the City
Council of the City of Gilroy amending Gilroy City Code Sections 10A.15 (a) and (c) to
strengthen the ability to enforce a host liability for illegal fireworks and illegal use of legal
fireworks on public streets.
EXECUTIVE SUMMARY
On February 27, 2023, staff presented a report on the Administrative Citations issued
for illegal fireworks usage in Gilroy in July 2022. Based on the information presented to
City Council in that report, including the feedback provided by the Hearing Officer after
the Appeal Hearings, City Council directed staff to return with recommendations to
strengthen the Fireworks Ordinance by amending the Host Liability for Illegal Fireworks.
Adoption of the proposed amendments to the Ordinance for illegal fireworks will assist
the City in attaining compliance regarding the prohibition of illegal fireworks in Gilroy.
The Ordinance will hold property owners, or those with possessory interest in the
property (rent, lease, permitted event, etc.) accountable for illegal use of fireworks that
occur on the property or the public street adjacent to their property. This will provide a
Agenda Item 9.3Agenda Item 9.3Page 1084 of 1163
Introduction and First Reading of an Ordinance of the City Council of the City of Gilroy
Amending Sections 10A.15 (a) and (c) of the Gilroy City Code Relating to Host Liability for Illegal
Fireworks and Illegal Use of Legal Fireworks
City of Gilroy City Council Page 2 of 4 May 1, 2023
deterrence for property owners and renters to ensure that the illegal use of fireworks
does not occur on their property or public street adjacent to their property.
BACKGROUND
Increased use of illegal fireworks, especially around the July 4th period, continues to be
a problem in Gilroy and other jurisdictions in California. In July 2022, sixty-one (61)
citations were issued, twenty-seven (27) citations were appealed with eleven (11) of
these citations being upheld by Administrative Decision (41%). This was a significant
improvement over 2020, when the rate of citations upheld was 10%. The improvement
was attributed to the modification in the City’s Fireworks Ordinance adopted in April
2022 and the presence of video evidence and/or citing officers at appeal hearings.
Following the 2022 Appeal Hearings, the Hearing Officer provided the following
feedback about the Ordinance:
When fireworks were discharged in the public street, mere ownership of the
adjacent private property is insufficient to create host strict liability.
When illegal fireworks are discharged in the street or not on private property, the
Ordinance can be strengthen by adding language that the person “possesses
fireworks” or “presents evidence of use of fireworks” and by adding language
that includes the adjacent street.
Fire danger from illegal fireworks to structures and open space vegetation poses a clear
threat to public health, safety, and the general welfare of the City’s residents and
businesses. The use of illegal fireworks adversely impacts the quality of life of our
community members, particularly those who suffer from post-traumatic stress disorder
PTSD) and those who own pets. The intent of strengthening of the Fireworks
Ordinance is to allow greater ability for attaining compliance with fireworks regulations
and yielding a higher success rate in the appeals process.
ANALYSIS
Educational messaging reminding the public of what types of fireworks are permitted,
when and where they can be used, and how to safely use them have been and will
continue to be a main method to prevent illegal fireworks usage. Increased presence
and enforcement activity during the July 4th period are also needed.
City Council adopted a Host Liability for Illegal Fireworks Ordinance in April 2022 to
assist the City in attaining compliance regarding the prohibition of illegal fireworks in
Gilroy. The Ordinance holds property owners, or those with possessory interest in the
property (rent, lease, permitted event, etc.) accountable for illegal use of fireworks that
occur on a property or in association with a property. It was designed to apply to any
person who has the right to use, possess or occupy a public or private property under a
lease, permit, license, rental agreement, or contract. Additionally, the Ordinance can be
applied to any person who hosts, organizes, supervises, officiates, conducts, or accepts
Agenda Item 9.3Agenda Item 9.3Page 1085 of 1163
Introduction and First Reading of an Ordinance of the City Council of the City of Gilroy
Amending Sections 10A.15 (a) and (c) of the Gilroy City Code Relating to Host Liability for Illegal
Fireworks and Illegal Use of Legal Fireworks
City of Gilroy City Council Page 3 of 4 May 1, 2023
responsibility for a gathering on public or private property. The Ordinance was intended
to provide a deterrence to property owners and renters to ensure that the illegal use of
fireworks does not occur on their property. Violations of the ordinance were subject to
an administrative citation carrying a fine in the amount of $1,000 for the first violation
and $2,000 for every subsequent violation.
The results of the July 2022 Fireworks Citation appeal hearings showed that the
Ordinance needed to be strengthened as it relates to illegal fireworks being discharged
in the public street. Enforcement Officers and the Deputy Fire Marshal attended each
hearing and provided testimony as to why a citation was issued. In sixteen of the
twenty-seven (16 of 27) appeal cases, drone video and/or officer body camera footage
was submitted into evidence. Seven of the sixteen (7 of 16) appeal cases with drone
video and/or officer body camera had citations dismissed because the illegal fireworks
were launched in the street and a connection could not be made to host liability.
The proposed update to the Gilroy City Code incorporates feedback provided from the
Hearing Officer after the 2022 appeal hearings and specifically incorporates language
for when the fireworks are discharged in the public street. The proposed amendments to
Sections 10A.15 (a) and (c) are in shown below with strikethrough indicating language
to be removed and underlining indicating new language to be added.
10A.15 Host liability.
a) The term “host” in this section shall mean any of the following:
1) An owner of any private residential or nonresidential real property in the city; or
2) Any person who has the right to use, possess, or occupy public or private
property under a lease, permit, license, rental agreement, or contract: or
3) Any person who hosts, allows, organizes, supervises, officiates, conducts, or
accepts responsibility for a gathering on public or private property
4) Any occupant of any private residential or nonresidential real property in the city
who hosts, allows, organizes, supervises, officiates, conducts, or accepts
responsibility for a gathering on private property that results in a violation of this
chapter on the public street adjacent to the occupant’s private real property.
4)(5) A person need not be present at the property or any such gathering resulting
in the response giving rise to the imposition of civil fines or civil fees for response
costs. Prior knowledge of the illegal use of fireworks is not a prerequisite to a finding
that any specific individual is a responsible host as defined by this section.
c) Any host shall be strictly liable for any unlawful possession, ignition, explosion,
discharge, use, or display of any fireworks in violation of this chapter on their property,
Agenda Item 9.3Agenda Item 9.3Page 1086 of 1163
Introduction and First Reading of an Ordinance of the City Council of the City of Gilroy
Amending Sections 10A.15 (a) and (c) of the Gilroy City Code Relating to Host Liability for Illegal
Fireworks and Illegal Use of Legal Fireworks
City of Gilroy City Council Page 4 of 4 May 1, 2023
the public street adjacent to their property, or at their gathering, except that no person
who has the right to use, possess, or occupy a unit in a multifamily residential property
under a lease, rental agreement, or contract shall be liable for a violation of this chapter
occurring in the common area of the property unless the person hosts, organizes,
supervises, officiates, conducts, or accepts responsibility for a gathering at which the
violation occurs.
ALTERNATIVES
Council may modify or reject the proposed amendments to the Ordinance. Rejection of
the amendments to the Ordinance is not recommended, as it would reduce the ability to
uphold citations during appeal hearings.
FISCAL IMPACT/FUNDING SOURCE
The adoption of the amendments to the Ordinance provides additional authority for the
Hearing Officer to uphold a fireworks citation but does not obligate any additional
resources to be used. The amendments to the Ordinance may result in more citations
being upheld. The amendments may also increase deterrence and thus decrease the
overall illegal use of fireworks. The fiscal impact of the amendments is projected to be
net neutral.
PUBLIC OUTREACH
If and when adopted, community engagement efforts will be undertaken to share this
information with the community between the adoption and the July 4th holiday.
NEXT STEPS
If the amendments are accepted and Council introduces the Ordinance, the Ordinance
will return to the Council at the next regular meeting for adoption. The Ordinance would
go into effect 30 days after adoption.
Attachments:
1. Draft Ordinance amending Sections 10A.15 (a) and (c) of the Gilroy City Code
relating to Host Liability for Illegal Fireworks and Illegal Use of Legal Fireworks
2. February 27, 2023 Fireworks Citations Staff Report
Agenda Item 9.3Agenda Item 9.3Page 1087 of 1163
ORDINANCE NO. 2023-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GILROY
AMENDING SECTIONS 10A.15 (a) AND (c) TO THE GILROY CITY CODE
RELATING TO HOST LIABILITY FOR ILLEGAL FIREWORKS AND
ILLEGAL USE OF LEGAL FIREWORKS
WHEREAS, the City of Gilroy (City) may adopt regulations to protect the health,
safety, and welfare of the public under California Constitution Article XI, Section 7, and
California Government Code Section 37100, and thereby is authorized to declare what
use or condition constitutes a public nuisance; and
WHEREAS, the City has the authority under California Government Code Section
53069.4 to issue administrative citations for violations of the City’s ordinances; and
WHEREAS, pursuant to Chapter 10A, entitled Fireworks, of the Gilroy City Code
(City Code), the City currently prohibits the sale, possession and use of “dangerous
fireworks” as defined by state law, within the City and permits the discharge of safe and
sane fireworks, as defined by state law, within the City only during the hours between
12:00 AM July 1st and 12:00 AM July 5th; and
WHEREAS, the City periodically reviews its ordinances to ensure that they are
achieving their aims, while continuing to adhere to legal requirements; and
WHEREAS, The City Council of the City of Gilroy finds that the aims of City Code
Chapter 10A would be better achieved by penalizing not only those individuals who use
fireworks in violation of the City Code, but also those individuals who allow such illegal
use on property that they either own or control; and
WHEREAS, Sections 10A.15 (a) and (c) do not currently address host liability for
possession, ignition, explosion, discharge, use, evidence of use or display of any illegal
fireworks on the public street adjacent to the occupant’s private real property; and
WHEREAS, the City has experienced an increased use of illegal fireworks around
the 4th of July period each year and wishes to strengthen the ordinance to reduce the
likelihood of injuries or property damage as a result of these illegal fireworks; and
WHEREAS, the City desires to amend the “host liability” regulation in order to
ensure those who have possession of a residence or other property are held legally
responsible for dangerous illegal firework possession and use on that property and the
public street adjacent to their property; and
WHEREAS, the City Council finds that holding property owners responsible for
illegal firework use is necessary to protect the health, safety, and welfare of the public;
and
WHEREAS, the City Council desires to amend and update its City Code to reflect
the current needs of the City, and to ensure the health, safety, and welfare of the public.
Agenda Item 9.3Page 1088 of 1163
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GILROY DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION I
The foregoing recitals are true and correct and are incorporated herein by this reference.
SECTION II
Section 10A.15 (a) of the Gilroy City Code is are hereby amended to read as follows:
10A.15 Host liability.
(a) The term “host” in this Section shall mean the following:
(1) An owner of any private residential or non-residential real property in the City;
or
(2) Any person who has the right to use, possess, or occupy public or private
property under a lease, permit, license, rental agreement, or contract; or
(3) Any person who hosts, allows, organizes, supervises, officiates, conducts, or
accepts responsibility for a gathering on public or private property.
(4) Any occupant of any private residential or nonresidential real property in the
city who hosts, allows, organizes, supervises, officiates, conducts, or accepts
responsibility for a gathering on private property that results in a violation of
this chapter on the public street adjacent to the occupant’s private real
property.
(5) A person need not be present at the property or any such gathering resulting
in the response giving rise to the imposition of civil fines or civil fees for
response costs. Prior knowledge of the illegal use of fireworks is not a
prerequisite to a finding that any specific individual is a responsible host as
defined by this section.
Section 10A.15 (c) of the Gilroy City Code is are hereby amended to read as follows:
(c) Any host shall be strictly liable for any unlawful possession, ignition, explosion,
discharge, use, evidence of use, or display of any fireworks in violation of this
chapter on their property, the public street adjacent to their property, or at their
gathering, except that no person who has the right to use, possess, or occupy a
unit in a multifamily residential property under a lease, rental agreement, or
contract shall be liable for a violation of this chapter occurring in the common area
Agenda Item 9.3Page 1089 of 1163
of the property unless the person hosts, organizes, supervises, officiates,
conducts, or accepts responsibility for a gathering at which the violation occurs.
SECTION III
Except as set forth in this Ordinance, all other provisions of the Gilroy Charter and City
Code shall remain in full force and effect.
SECTION IV
This Ordinance is not intended to and shall not be construed or given effect in a manner
that imposes upon the City of any officer or employee thereof a mandatory duty of care
towards persons and property within or without the City, so as to provide a basis of civil
liability for damages, except as otherwise imposed by law.
SECTION V
If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason
held to be invalid or unconstitutional, such decision shall not affect the validity of the
remaining portions of this ordinance. The City Council of the City of Gilroy hereby declares
that it would have passed and adopted this ordinance, and each section, subsection,
sentence, clause or phrases hereof, irrespective of the fact that any one or more sections,
subsections, sentences, clauses or phrases may be declared invalid or unconstitutional.
SECTION VI
This Ordinance shall take effect thirty (30) days after its adoption. The City Clerk
is hereby directed to publish this Ordinance or a summary thereof pursuant to
Government Code Section 36933.
Agenda Item 9.3Page 1090 of 1163
PASSED AND ADOPTED by the City Council of the City of Gilroy at a regular
meeting duly held on the __ day of May 2023 by the following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
_______________________
Thai Nam Pham, City Clerk
Agenda Item 9.3Page 1091 of 1163
City of Gilroy
STAFF REPORT
Agenda Item Title:Report on Illegal Fireworks Administrative Citations
Meeting Date:February 27, 2023
From:Jimmy Forbis, City Administrator
Department:Community Development
Submitted By:Sharon Goei, Community Development Director
Prepared By:Monica Sendejas, Management Analyst
Jonathan Crick, Deputy Fire Marshal
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
Receive report on illegal fireworks administrative citations and provide direction for the
Fireworks Citation program.
EXECUTIVE SUMMARY
In April 2022, City Council adopted a Host Liability for Illegal Fireworks ordinance to
assist the City in attaining compliance regarding the prohibition of illegal fireworks in
Gilroy. The ordinance places host liability for illegal fireworks and the illegal use of legal
fireworks on property owners or renters. The intent was to allow for greater ability for
attaining compliance with fireworks regulations, as well as granting law enforcement
personnel a greater ability to safely issue citations for illegal fireworks, helping to attain
compliance in the future. This report discusses the administrative citations issued in July
2022 and provides the status to date.
BACKGROUND
Each year, the City Fire and Police Departments experience a significant number of
non-routine Fire and Police requests for services, emergency calls, and citizen
complaints, all of which are directly related to the use of illegal fireworks during the July
4th period. Fire danger from illegal fireworks to structures and open space vegetation
poses a clear threat to public health, safety, and the general welfare of the City’s
Agenda Item 9.3Agenda Item 9.3Page 1092 of 1163
Report on Illegal Fireworks Administrative Citations
City of Gilroy Page 2 of 5 February 27, 20235
6
0
residents and businesses. The use of illegal fireworks adversely impacts the quality of
life of our community members, particularly those who suffer from post-traumatic stress
disorder (PTSD) and those who own pets.
Educational and enforcement campaigns against setting off illegal fireworks, as well as
the increased presence and enforcement activities during the July 4th period, have been
used by the Fire and Police Departments to deter and counter the use of illegal
fireworks. Administrative and criminal citations have been issued in recent years for use
of illegal fireworks, when and where a clear violation of the ordinance exists. Typically, it
is not difficult for enforcement officers to identify the area an illegal aerial firework
originates. The challenge lies in identifying the specific individual user, or possessor of
the illegal fireworks, and determining the responsible party.
ANALYSIS
Educational messaging reminding the public of what types of fireworks are permitted,
when and where they can be used, and how to safely use them have been and will
continue to be a main method to prevent illegal fireworks usage. Increased use of illegal
fireworks, especially around the July 4th period, continues to be a problem in Gilroy and
other jurisdictions in California.
On April 4, 2022, City Council adopted Ordinance No. 2022-03, Host Liability for Illegal
Fireworks ordinance, adding Gilroy City Code Sections 10A.15 through 10A.18 to
Chapter 10A to create and enforce a host liability for illegal fireworks and illegal use of
legal fireworks. The ordinance holds property owners, or those with possessory interest
in the property (rent, lease, permitted event, etc.) accountable for illegal use of fireworks
that occur on a property or in association with a property. The ordinance was intended
to provide a deterrence to property owners and renters to ensure that the illegal use of
fireworks does not occur on their property. Violations of the ordinance were subject to
an administrative citation carrying a fine in the amount of $1,000 for the first violation
and $2,000 for every subsequent violation.
The Host Liability for Illegal Fireworks was created in a manner to avoid a narrow
application to property owners only. It was designed to apply to any person who has the
right to use, possess or occupy a public or private property under a lease, permit,
license, rental agreement, or contract. Additionally, the ordinance can be applied to any
person who hosts, organizes, supervises, officiates, conducts, or accepts responsibility
for a gathering on public or private property.
Citations issued over the past three years leading to and during the July 4th period are
as follows:
2020: Seventy-eight (78) Administrative Citations were issued with a fine amount
of $500. Twenty-nine (29) appeals were submitted, and twenty-six (26) citations
Agenda Item 9.3Agenda Item 9.3Page 1093 of 1163
Report on Illegal Fireworks Administrative Citations
City of Gilroy Page 3 of 5 February 27, 20235
6
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were dismissed after the appeal. Of the seventy-eight (78) citations, forty-five
45) citations were paid, twenty-six (26) citations were dismissed, and seven (7)
remain uncollected. The rate of citations upheld per Administrative Decision after
the appeal was 10%. Six (6) criminal citations were sent to the District Attorney’s
Office for review. The District Attorney’s Office does not inform the City of the
resolutions of the citations.
2021: Due to the results of the 2020 Administrative Citation Hearings, staff
issued zero (0) Administrative Citations as the City’s Hearing Officer considered
the current ordinance with the existing language to have a very low success rate
of enforcement. The City subsequently updated the ordinance in April 2022.
Eight (8) criminal citations were sent to the District Attorney’s Office for review.
The District Attorney’s Office does not inform the City of the resolutions of the
citations.
2022: Sixty-one (61) Administrative Citations were issued with a fine amount of
1,000 for the first offense and $2,000 for every subsequent violation. One (1)
criminal citation was referred to the District Attorney’s Office for review and
prosecution. Appeal Hearings were conducted for twenty-seven (27) citations
issued. Among the appeals, sixteen (16) citations were dismissed, and eleven
11) citations were upheld. Five (5) payment plans were established by
Administrative Decision in the citations that were upheld. The rate of citations
upheld per Administrative Decision after the appeal was 41% which can be
attributed to the modification in the City’s Fireworks Ordinance adopted in April
2022 and the presence of video evidence and/or citing officers at appeal
hearings.
For the citations issued in 2022, the appeal hearings were conducted virtually on
January 17-19, 2023. Enforcement Officers and the Deputy Fire Marshal attended each
hearing and provided testimony as to why a citation was issued. In sixteen of the
twenty-seven (16 of 27) appeal cases, drone video and/or officer body camera footage
were submitted into evidence. Seven of the sixteen (7 of 16) appeal cases with drone
video and/or officer body camera had citations dismissed because the illegal fireworks
were launched in the street and a connection could not be made to host liability. The
total cost for services rendered by the Hearing Officer for the Appeal Hearings was
16,065.
Staff continues to work on the collections process for 2022. Fifteen (15) citations, which
did not go through the appeal process, have not been paid to date. In addition, one (1)
payment bounced. The penalty amount increased by 10% ($100) with each notice. A
third notice for these citations was mailed on January 31, 2023, by regular and certified
USPS mail. The unpaid citations which are not received by March 10, 2023, will be sent
to collections for payment. Payment plans have been established by Administrative
Decision for the unsuccessful appeals that are unpaid (five (5) citations).
Agenda Item 9.3Agenda Item 9.3Page 1094 of 1163
Report on Illegal Fireworks Administrative Citations
City of Gilroy Page 4 of 5 February 27, 20235
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Below is a summary of citations issued, fines collected, and appeal outcomes in 2020
and 2022:
2020
Citations
Total
Fines
2022
Citations
Total
Fines
Issued 78 $ 39,000 61 $61,000
Paid Citations (as of 2/13/2023)45 $ 22,500 22 $23,000
2020
of Appeals
2022
of Appeals
Total # of Appeals 29 27
Citations Upheld 2 (1 paid)11
Citations Dismissed 26 16
Withdrew Appeal 1 0
Some feedback provided by the Hearing Officer through the appeal hearings and
rendered administrative decisions was as follows:
In the situations where the fireworks were discharged in the public street,
evidence was required to show that the cited person hosted, organized, or
otherwise was responsible for a gathering at which the illegal fireworks were
discharged. In his decisions when an appeal was successful, the Hearing Officer
stated:
Under the plain language of §10A.15, host strict liability
based on property ownership is limited to the use of illegal
fireworks on “any private residential or nonresidential real
property.” If the cited use of illegal fireworks is in the public
street, then mere ownership of adjacent private property is
insufficient to create host strict liability. Host strict liability
based on a tenancy is similarly limited to use of illegal
fireworks on either the private or public property that is the
subject of the lease or rental agreement. Therefore, as
above, a tenancy by itself does not make the tenant strictly
liable for the use of illegal fireworks on an adjacent public
street that is not the subject of the lease or rental agreement.
On the other hand, a person who hosts or accepts
responsibility for a gathering under §10A.15(a)(3), can be
strictly liable for the illegal use of fireworks at a gathering on
either public or private property, including a public street,
Agenda Item 9.3Agenda Item 9.3Page 1095 of 1163
Report on Illegal Fireworks Administrative Citations
City of Gilroy Page 5 of 5 February 27, 20235
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regardless of whether an ownership or right to possession
exists.”
The Hearing Officer also stated that when it comes to illegal fireworks being
discharged on the street or not on private property, the Host Liability for Illegal
Fireworks ordinance can be strengthened by adding language that the person
possesses fireworks” or “presents evidence of use of fireworks.” Also adding
language that includes the immediate adjacent street to the ordinance would be
helpful.
The Hearing Officer suggested that listing both the homeowner and the renter on
the citation would be best.
Despite best efforts, the use of illegal fireworks continues to be a problem in Gilroy.
Enforcement through Administrative Citations takes a significant amount of staff time,
effort, and resources from multiple Departments and incurs a further cost to the City
through the fine collection and appeal process. The estimated combined cost for
administering the citations and hearings is $45,000 to $50,000. The citations that have
been paid as of February 13, 2023, total $23,000. There is no easy solution to rectify
the issues regarding illegal fireworks. Staff is seeking Council direction on amending the
Host Liability for Illegal Fireworks ordinance, whether to continue the fireworks citation
program or other direction regarding illegal fireworks.
FISCAL IMPACT/FUNDING SOURCE
A summary of citation fines was presented above. As discussed, enforcement through
Administrative Citations takes a significant amount of staff time, effort, and resources
from multiple Departments and incurs further costs to the City through the fine collection
and appeal process. Fund 1004040, which is the Fire Prevention Division, receives the
citation revenue. The revenue received helps to partially offset the costs incurred in staff
time (Deputy Fire Marshal and Management Analyst) in preparing the citations, handling
the fine collection/rebilling process, mailing costs, coordinating and participating in the
appeal hearing process, and the contractual fees for the Administrative Hearing Officer.
The estimated combined cost for administering the citations and hearings is $45,000 to
50,000.
Agenda Item 9.3Agenda Item 9.3Page 1096 of 1163
Page 1 of 7
City of Gilroy
STAFF REPORT
Agenda Item Title:Conduct a Public Hearing to Approve CDBG Program
Year 2023-24 Funding Allocations and Annual Action
Plan
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Community Development
Submitted By:Sharon Goei, Community Development Director
Prepared By:Sharon Goei, Community Development Director
STRATEGIC PLAN GOALS Promote Safe Affordable Housing for All
RECOMMENDATION
Approve the Community Development Block Grant (CDBG) funding allocations and
Annual Action Plan for Program Year 2023-24.
EXECUTIVE SUMMARY
For CDBG Program Year (PY) 2023-24, the City will receive $368,433 in CDBG funding
from HUD. In addition to the annual allocation, staff has identified $280,466 of unused
CDBG prior years’ resources that will also be included in the 2023-24 Annual Action
Plan and allocated to qualified projects/programs. PY 2023-24 is the second year of the
City’s two-year funding cycle. The projects/programs proposed by staff for funding
renewal represent those previously awarded a grant in the first year of the two-year
funding cycle and are performing satisfactorily and on track to meet their program goals,
with one exception explained in the staff report. Including unused prior years’ resources
in funding allocation will allow areas of larger community needs, such as affordable
housing rehabilitation/preservation and safe pedestrian pathway creation, to be
accomplished. Staff recommends that Council conduct a public hearing, consider any
comments, and approve the proposed CDBG funding allocations and Annual Action
Plan for PY 2023-24.
Agenda Item 9.4Page 1097 of 1163
Conduct a Public Hearing to Approve CDBG Program Year 2023-24 Funding Allocations and
Annual Action Plan
City of Gilroy City Council Page 2 of 7 May 1, 2023
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BACKGROUND
The U.S. Department of Housing and Urban Development (HUD) provides annual
grants through the Community Development Block Grant (CDBG) program to local
entitlement community grantees, such as the City of Gilroy. The CDBG program
provides funding to carry out a wide range of community development activities to
revitalize neighborhoods and provide improved community facilities and services. The
program’s primary objectives are to develop viable communities by providing decent
housing and a suitable living environment and expanding economic opportunities for low
and moderate-income persons. The program is authorized under Title 1 of the Housing
and Community Development Act of 1974, Public Law 93-383, as amended.
In compliance with federal regulations, entitlement communities develop their own
programs and funding priorities meeting one of the following national objectives:
1. Grantees must give maximum feasible priority to activities that benefit low and
moderate-income persons.
2. Grantees may also carry out activities to prevent or eliminate slums or blight.
3. Grantees may fund activities when the grantee certifies that the activities meet
other community development needs having a particular urgency because
existing conditions pose a serious and immediate threat to the health or welfare
of the community where other financial resources are not available to meet such
needs.
Eligible Activities
The CDBG program is flexible in the types of projects and programs allowed to be
funded. As outlined above, each activity must meet a national objective for the program.
The CDBG program allows, but is not limited to, the following activities:
Acquisition of real property
Relocation and demolition
Rehabilitation of residential and non-residential structures
Construction of public facilities and improvements, such as streets and
neighborhood centers
Public services
Generally, the following types of activities are ineligible:
Acquisition, construction, or reconstruction of buildings for the general conduct of
government
Political activities
ANALYSIS
To encourage applicants to apply for CDBG funds, the City released a Notice of
Funding Availability (NOFA) for a two-year funding cycle. The NOFA was released on
Agenda Item 9.4Page 1098 of 1163
Conduct a Public Hearing to Approve CDBG Program Year 2023-24 Funding Allocations and
Annual Action Plan
City of Gilroy City Council Page 3 of 7 May 1, 2023
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December 17, 2021, to local organizations, nonprofits, and City departments that may
be interested in applying for CDBG funds for a two-year funding cycle, PY 2022-23
7/1/2022 to 6/30/2023) and PY 2023-24 (7/1/2023 to 6/30/2024). PY 2023-24 marks
the second year of the funding cycle.
Funding renewal for the second year, PY 2023-24, is based on satisfactory performance
during the first year and funding availability. Performance results of the
projects/programs for the first year, PY 2022-23, are available through the second
quarter and are summarized on the following page.
Agenda Item 9.4Page 1099 of 1163
Conduct a Public Hearing to Approve CDBG Program Year 2023-24 Funding Allocations and
Annual Action Plan
City of Gilroy City Council Page 4 of 7 May 1, 2023
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Performance through Second Quarter of PY 2022-23 (7/1/2022 – 12/31/2022)
Number of
Participants/BeneficiariesOrganizationProject/Program Activities
Q1 and Q2
Total
Annual
Goal
Public Services: Inclusive of the four (4) programs immediately below
City of Gilroy
Recreation Youth Activities
After-school and summer day camp
programs that provide youth
development and enrichment
activities
33 65
Live Oak Adult
Day Services Adult Day Care
Meals, recreation, and socialization
activities for disabled, at-risk seniors
to maintain or increase participants’
functionality and allow participants
to age in place
13 25
Community
Agency for
Resources
Advocacy and
Services
C.A.R.A.S.)
RYSE UP
Reaching our
Young people to
Succeed and
Empower with
Unlimited Potential)
Outreach and intake, curriculum
sessions, and case management to
empower at-risk youth to prevent
delinquent behavior
5 5
Boys and Girls
Club of Silicon
Valley
Ochoa Clubhouse
CORE Enrichment
Summer and after-school
enrichment activities for migrant and
unhoused youth of the Ochoa
Center
51 50
Rebuilding
Together
Silicon Valley
Repair and
Accessibility
Modification
Program for Low-
Income
Homeowners
Repairs or modifications addressing
safety and/or accessibility issues to
preserve/rehabilitate affordable
housing
2
Another 23
applications
in various
stages)
17
City of Gilroy
Public Works
Pedestrian
Improvements –
Sidewalk and Curb
Ramp
Sidewalk and curb ramp
improvements to create safe
pedestrian pathways in low- and
moderate-income neighborhoods
Council approved the
construction contract on
3/6/2023; the project is
anticipated to be
completed in May 2023
The projects/programs proposed by staff for funding renewal in the table below
represent those previously awarded a grant through the two-year funding cycle and
performing satisfactorily and on track to meet their program goals. One exception is the
Boys and Girls Club of Silicon Valley’s Ochoa Clubhouse CORE Enrichment Program. It
is not being recommended for a second year of funding because the program is not
providing services in PY 2023-24 due to its primary funder not providing funding. The
CDBG funding that would have been allocated in the second year for this program,
7,177, has been distributed proportionately among the three remaining public service
activities listed below.
Agenda Item 9.4Page 1100 of 1163
Conduct a Public Hearing to Approve CDBG Program Year 2023-24 Funding Allocations and
Annual Action Plan
City of Gilroy City Council Page 5 of 7 May 1, 2023
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Staff would also point out that the PY 2023-24 grant award from HUD is $69,744 lower
than last year due to no fault of the City. Each year, HUD determines the amount of
each entitlement grantee’s annual funding allocation. Many variables in the amount of
funding authorized at the federal level for CDBG appropriations, combined with
variations in the funding formulas across states and communities, contribute to the
amounts allocated to Gilroy varying each year.
Since the fall of 2022, staff has been spending significant efforts assessing and
completing numerous CDBG activities from prior years to ensure the City does not lose
CDBG funding. Through these efforts, staff identified unused prior years’ resources
totaling $280,466 and noted this funding as critical to ensuring the City meets its
expenditure obligation with HUD. When projects come in under budget or a project does
not move forward, the funds remain in the City’s line of credit with HUD and should be
utilized for another eligible activity. To obligate all current funds and not jeopardize the
allocation of future funds from HUD, staff recommends that the balance of these prior
years’ funds be included in the PY 2023-24 allocation. This action will alleviate the
funding reduction impact and allow the gap to be funded using resources from prior
years.
For the past several months, staff has been working with Rebuilding Together Silicon
Valley (RTSV) to determine if there is a need for additional funding for this program. The
City and RTSV recently conducted a workshop and community outreach at the Gilroy
Senior Center to increase awareness about the safety repair and accessibility
modification program that is free to eligible homeowners. Due to increased costs in
construction, an increasing number of applications as a result of the outreach, and to
provide the ability to assist residents with much larger needs (such as larger repairs or
numerous repairs), staff recommends adding prior years’ resources to RTSV to
increase the amount of grant funds available for projects.
In addition, the Public Works Department will be designing and constructing another
pedestrian improvement – a sidewalk and curb ramp project. The current allocation
amount would cover only a low level of the associated costs for such a project. Thus,
staff recommends adding prior years’ resources to the sidewalk and curb ramp project.
A list of proposed organizations, projects/programs, and allocations for PY 2023-24 is
presented on the following page. Based on the 2023-24 allocation of $368,433, the
maximum funding for public services (15%) is $55,264.95, and the maximum funding for
program administration (20%) is $73,686.60.
Agenda Item 9.4Page 1101 of 1163
Conduct a Public Hearing to Approve CDBG Program Year 2023-24 Funding Allocations and
Annual Action Plan
City of Gilroy City Council Page 6 of 7 May 1, 2023
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Proposed Projects/Programs and Allocations for PY 2023-24
Organization Project/Program Activities
CDBG
2023-24
Allocation
Prior
Years’
Resources
Project
Program
Funding
Public Services (up to 15% of HUD grant award):
Inclusive of the three (3) programs immediately below $55,264.95 ----
City of Gilroy
Recreation
Gilroy Summer
Day Camp
Program
Summer day camp
program that
provides youth
development and
enrichment activities
37,312.61 --$37,312.61
Live Oak Adult
Day Services Adult Day Care
Meals, recreation,
and socialization
activities for
disabled, at-risk
seniors to maintain
or increase
participants’
functionality and
allow participants to
age in place
9,704.19 --$9,704.19
Community
Agency for
Resources
Advocacy and
Services
C.A.R.A.S.)
RYSE UP
Reaching our
Young people to
Succeed and
Empower with
Unlimited
Potential)
Outreach and
intake, curriculum
sessions, and case
management to
empower at-risk
youth to prevent
delinquent behavior
8,248.15 --$8,248.15
Rebuilding
Together
Silicon Valley
Repair and
Accessibility
Modification
Program for Low-
Income
Homeowners
Repairs or
modifications
addressing safety
and/or accessibility
issues, and larger
rehabilitation
repairs, to preserve
rehabilitate
affordable housing
140,000.00 $118,000.00 $258,000.00
City of Gilroy
Public Works
Pedestrian
Improvements –
Sidewalk and
Curb Ramp
Sidewalk and curb
ramp improvements
to create safe
pedestrian pathways
in low- and
moderate-income
neighborhoods
99,481.45 $162,466.00 $261,947.45
Program Administration (up to 20% of HUD grant award)$73,686.60 --$73,686.60
Total $368,433.00 $280,466.00 $648,899.00
Agenda Item 9.4Page 1102 of 1163
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Annual Action Plan
City of Gilroy City Council Page 7 of 7 May 1, 2023
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Staff recommends that Council approve the proposed funding allocations and
projects/programs for CDBG Program Year 2023-24.
ALTERNATIVES
The City Council may elect not to approve the funding recommendations as stated in
this report or allocate the funds as it deems appropriate while staying within the
maximum percentages that HUD allows.
FISCAL IMPACT/FUNDING SOURCE
CDBG funds are allocated by HUD on an annual basis and will be added to the City’s
line of credit once the Annual Action Plan is approved by HUD. The PY will begin on
July 1, 2023, and end on June 30, 2024.
The CDBG resources are budgeted and expended from the City’s CDBG Fund (Fund
245). The resources and funding recommendations will be included in the City’s
upcoming FY24 and FY25 budgets.
PUBLIC OUTREACH
A public comment period from April 1 – April 30, 2023, was held for the PY 2023-24
Annual Action Plan to seek community input, as well as a public hearing that will take
place on May 1, 2023.
NEXT STEPS
Upon approval by the City Council, staff will submit the Annual Action Plan to HUD by
May 15, 2023.
Attachments:
1. Draft 2023-24 Annual Action Plan
Agenda Item 9.4Page 1103 of 1163
Annual Action Plan
2023
1
OMB Control No: 2506-0117 (exp. 09/30/2021)
City of Gilroy
Annual Action Plan
For the Fourth Year of the Five-Year Consolidated Plan
Program Year 2023 - 2024
July 1, 2023 – June 30, 2024)
Community Development Department
7351 Rosanna Street
Gilroy, CA 95020
Draft
Agenda Item 9.4Page 1104 of 1163
Annual Action Plan
2023
2
OMB Control No: 2506-0117 (exp. 09/30/2021)
Executive Summary
AP-05 Executive Summary - 91.200(c), 91.220(b)
1. Introduction
The City of Gilroy receives Community Development Block Grant (CDBG) funds each year from the U.S.
Department of Housing and Urban Development (HUD) for housing, economic development, and
community development activities. These funds are intended to meet priority needs locally identified by
the City that primarily benefit persons with extremely-low, very-low, and low incomes (incomes of 80
percent or less of median area income).
To receive federal funds, the City must submit a five-year strategic plan—the Consolidated Plan—every
five years to HUD as well as an Annual Action Plan for each program year that identifies local needs and
how these needs will be addressed. The Action Plan must also demonstrate how the City will meet
national goals set by the U.S. Congress to develop viable communities by providing decent housing, a
suitable living environment, and economic opportunities.
The Consolidated Plan and each Action Plan embody and reflect three overall goals, which relate to the
major commitments and priorities of HUD, including:
To provide decent housing by preserving the affordable housing stock, increasing the availability
of affordable housing, reducing discriminatory barriers, increasing the supply of supportive
housing for those with special needs, and transitioning homeless persons and families into
housing.
To provide a suitable living environment through safer, more livable neighborhoods, greater
integration of lower-income residents, increased housing opportunities, and reinvestment in
deteriorating neighborhoods.
To expand economic opportunities through more jobs paying self-sufficiency wages,
homeownership opportunities, development activities that promote long-term community
viability, and the empowerment of lower-income persons to achieve self-sufficiency.
The Program Year (PY) 2023/2024 Annual Action Plan (AAP) marks the 4th year of the five-year
Consolidated Plan period, which runs from 2020-2025. The City has been notified by HUD that they will
receive an allocation of $368,433 for this upcoming program year. The AAP describes to the public and
HUD how the City will specifically utilize these monies in the coming program year (July 1, 2023 - June
30, 2024). A complete listing of specific projects/programs that will be receiving funds can be found in
section AP-35 of this document.
Any minor changes (i.e. typos, minor edits, changes that do not affect the essence of the document) to
this Plan will be completed through a minor amendment process that will not require further citizen
participation or City Council approval. Substantial amendments (i.e. funding changes, re-allocation of
Agenda Item 9.4Page 1105 of 1163
Annual Action Plan
2023
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project monies, etc.) will follow the City’s citizen participation plan, and require a public hearing and
Council approval.
2. Summarize the objectives and outcomes identified in the Plan
HUD has established a set of outcomes and objectives entitlement jurisdictions need to address. The
outcomes and objectives are noted within each of the Goals included in the Strategic Plan (SP-45)
section of the Consolidated Plan. In summary, they are as follows:
Outcomes: Availability/Accessibility; Affordability; Sustainability
Objectives: Create Suitable Living Environments; Provide Decent Affordable Housing; Create
Economic Opportunities
The goals identified in this Action Plan are taken from the Consolidated Plan’s Strategic Plan which
describes how federal funds and other resources will be deployed and what other actions will be taken
to address community development and affordable housing needs over the next five years. The
following goals were made available in the Notice of Funding Availability (NOFA) issued, however only
the goals with asterisks are being carried out with funding this year based on applications
received/funded:
Preserve affordable housing for home ownership*
Install safety and enhanced public improvements*
Small Business Expansion
Workforce Development
Supportive services for the homeless
Supportive services for special needs populations*
Fair housing support
Neighborhood Revitalization
3. Evaluation of past performance
A meaningful evaluation of past performance is integral to determine what has been accomplished and
what work is necessary to address the myriad of needs in the community. This evaluation included a
review of past Consolidated Plans and AAPs. Through this evaluation, the City was able to compare the
needs identified through this Consolidated Plan and compare them to the activities that have taken
place in the past to determine if those activities are still necessary. Priority needs, and goals were then
formulated to meet these needs with an eye to what has been successful in the past and what is
necessary in the future.
The City will report, in detail, on its performance in the Consolidated Annual Performance Evaluation
Report (CAPER) due to HUD 90 days upon completion of the program year. As an integral function of
preparing for the CAPER, City of Gilroy Community Development staff monitors financial and program
Agenda Item 9.4Page 1106 of 1163
Annual Action Plan
2023
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performance of CDBG. Depending upon the results of that review, staff works with subrecipients to
achieve spending and performance objectives.
PY 2021 marked the second year of Gilroy’s 2020-2025 Consolidated Plan. The City’s Consolidated Plan
established five-year goals to benefit its low and moderate-income residents by creating suitable living
environments, providing decent affordable housing, creating economic opportunities, and supporting
activities for special needs and unhoused populations. In PY 2021, despite challenges posed by the
ongoing COVID-19 pandemic, the City was able to achieve many of its five-year Consolidated Plan goals.
Gilroy significantly exceeded its housing rehabilitation goals through the City’s Rebuilding Home Repair,
Rehabilitation, and Accessibility Modification Program, which addressed health, safety, and accessibility
issues for 19 low- and moderate-income families. The City’s allocation of funds awarded through the
Coronavirus Aid, Relief, and Economic Security (CARES) Act for the CDBG program (CDBG-CV) supported
40 seniors impacted by the COVID-19 pandemic with healthy meal deliveries. As it has in previous years,
the City continued to address the needs of other vulnerable populations in the community by funding
public services for low-income youth and seniors.
Additionally, the City is proud to report that 100 percent of CDBG funds expended in PY 2021 were
directed to serving low- and moderate-income persons, which is substantially above the requirement
that 70 percent of funds are used for that purpose. CDBG program requirements also limit the amount
of funds obligated for public services to 15 percent or less and for administration and planning to 20
percent or less of the annual grant amount. The PY 2021 CAPER shows that the City’s public services
obligation is below the 15 percent cap at 13.41 percent, and the administration and planning obligation
is below the 20 percent cap at 17.58 percent.
Another regulatory limitation on the CDBG administration and planning costs is that no more than 20
percent of any origin year grant may be expended for planning and administrative costs. The City is
currently in compliance with this requirement for the 2016, 2017, 2018, 2019, 2020, and 2021 origin
year grants.
Finally, the critical program requirement of expending CDBG funds in a timely manner was met for PY
2021. A review of the City’s expenditures on May 2, 2022 showed the City had a balance of 1.43 times
its allocation, thus meeting the requirement that the amount of CDBG funds on hand 60 days prior to
the end of the program year not exceed 1.5 times the annual allocation.
Based on HUD’s review of the most recent CAPER from PY 2021, the City of Gilroy has the continuing
capacity to administer its CDBG program. The activities undertaken are consistent with the City’s HUD
approved Consolidated Plan, and the City continues to make progress in meeting its housing and
community development goals.
4. Summary of Citizen Participation Process and consultation process
Agenda Item 9.4Page 1107 of 1163
Annual Action Plan
2023
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The City followed the requirements for citizen participation outlined in the City of Gilroy Citizen’s
Participation Plan in the 5-year Consolidated Plan. In the last program year, the City implemented a 2-
year funding cycle for applicants, as to lessen administrative burdens on staff and increase the efficiency
of the programs/projects that received funding. PY 2023/2024 will be the second year of funding for
grant recipients, thus a new NOFA was not published this year. The PY 2023/2024 Annual Action Plan
included the following processes to ensure the highest citizen participation was captured during the
development of this plan:
Public Notice published and website posting for comment period on draft Action Plan: March
24, 2023 in the Gilroy Dispatch
Public Notice published on the City’s webpage and City’s website newsflash on March 30, 2023
30 Day public comment period on draft Action Plan which was made available on City's website:
April 1 – April 30, 2023
Public Hearing held at City Council to review Action Plan and accept any comments prior to Plan
approval and adoption: May 1, 2023.
All public hearings are published in The Gilroy Dispatch, which is the local newspaper of general
circulation. Notices are published in both English and Spanish and are also posted on the City's website
and messaging board outside of City Hall. The public hearing at the City Council meeting was held in
person and the public was encouraged to attend to voice their comments for the upcoming program
year.
5. Summary of public comments
To be updated after comment period and public hearing
6. Summary of comments or views not accepted and the reasons for not accepting them
To be updated after comment period and public hearing
7. Summary
Agenda Item 9.4Page 1108 of 1163
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2023
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See above.
Agenda Item 9.4Page 1109 of 1163
Annual Action Plan
2023
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PR-05 Lead & Responsible Agencies - 91.200(b)
1. Agency/entity responsible for preparing/administering the Consolidated Plan
The following are the agencies/entities responsible for preparing the Consolidated Plan and those responsible for administration of
each grant program and funding source.
Agency Role Name Department/Agency
CDBG Administrator GILROY Community Development Department
Table 1 – Responsible Agencies
Narrative
The City of Gilroy (City) is the lead and responsible agency for the United States Department of Housing and Urban Development’s (HUD)
entitlement programs in Gilroy. The Community Development Department is responsible for administering the City’s CDBG program.
Entitlement jurisdictions receive entitlement funding (i.e., non-competitive, formula funds) from HUD. By federal law, the City is required to
submit a five-year Consolidated Plan and Annual Action Plan to HUD listing priorities and strategies for the use of its federal funds.
The PY 2023/2024 Annual Action Plan marks the 4th program year of the City's 5-year Consolidated Plan.
Consolidated Plan Public Contact Information
Sharon Goei, Community Development Director
7351 Rosanna Street
Gilroy, CA 95020
408.846.0467
sharon.goei@cityofgilroy.org
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AP-10 Consultation - 91.100, 91.200(b), 91.215(l)
1. Introduction
The Consolidated Plan outreach effort is a regional collaborative effort between the County of Santa
Clara and seven entitlement jurisdiction cities. The County hired Michael Baker International, in
partnership with Circlepoint, to assist them in their community engagement efforts. Community
engagement is key for helping the County and cities to identify needs, priorities, goals, strategies, and
activities for future housing and community development activities over the period of the five-year
regional plan. Engagement activities included a community survey, public outreach, stakeholder
consultations (or meetings), focus groups, and pop-up events.
As a part of the stakeholder consultation process, the City consulted with a variety of stakeholders,
including City departments, human service agencies, local and regional community-based organizations,
housing providers and advocates, and the Santa Clara County Housing Authority (SCCHA). Social service
providers were also consulted, including those that provide services to the elderly, persons with
disabilities, homeless persons, and other lower-income individuals and at-risk populations.
Provide a concise summary of the jurisdiction’s activities to enhance coordination between
public and assisted housing providers and private and governmental health, mental health
and service agencies (91.215(l)).
The City worked in coordination with many agencies, boards, and governmental entities with the intent
of enhancing access to services, learning best practices of activities that would aid the City in developing
strategies to meet established goals of providing decent and affordable housing, providing a suitable
living environment, and expanding economic opportunities. The City’s citizen participation efforts
included the following efforts during the preparation of the Consolidated Plan and Annual Action Plan:
CDBG/Housing Regional Coordinators Meetings – City staff and staff from the other CDBG
entitlement cities in Santa Clara County, the County of Santa Clara Office of Supportive Housing,
and the SCCHA participate.
o These meetings discuss data resources and strive to coordinate requests for information
to both public and private countywide agencies.
o HUD staff meets with this group to clarify issues and assist in providing ongoing
programmatic technical information.
o The email listserv for this group enables members to share information and provide
technical assistance to one another, thus promoting and creating an environment of
cooperation and understanding of differing needs, concerns, and issues among the
group. This expansion of knowledge of regional issues and sharing of information
benefits each individual jurisdiction represented in the group.
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South County Collaborative – City Community Development staff partners with the
collaborative, which consists of providers of services to low-income and special needs residents
of Gilroy, San Martin, and Morgan Hill.
o The collaborative is a nonprofit organization and can apply for funding benefitting the
communities it serves.
o Collaborative members share information through an active listserv and receive notices
of public comment periods on the Action Plan and Consolidated Annual Performance
and Evaluation Reports.
Unhoused Service Providers Network – Monthly meetings are hosted by City Community
Development staff that include representatives from the Gilroy Police Department Quality of
Life Officer Team, Gilroy’s Emergency Services Coordinator, staff from County of Santa Clara,
staff from various nonprofit agencies and shelter providers, health workers, the Santa Clara
Valley Water District, and faith-based organizations. The focus is to increase collaboration and
partnership among the service providers and the City to connect the unhoused with services.
The sharing of information also has as a goal of coordinating resources and services for
unhoused clients.
Continuum of Care (CoC) Participation – Meets monthly with a group comprising governmental
agencies, homeless service and shelter providers, homeless persons, housing advocates,
affordable housing developers, and various private parties, including businesses and
foundations, to identify gaps in homeless services, establish funding priorities, and pursue a
systematic approach to addressing homelessness.
o A Community Plan Implementation Team, which includes members of the CoC and
other community stakeholders, meets quarterly to evaluate progress toward the
Community’s Plan to End Homelessness.
During the development of its Consolidated and Annual Plans and as a general practice, the City
coordinated with a variety of housing agencies, public and mental health agencies, and service
providers to discuss community needs. These discussions provided an opportunity for these
entities to network and learn more about one another’s services and programs.
Describe coordination with the Continuum of Care and efforts to address the needs of
homeless persons (particularly chronically homeless individuals and families, families with
children, veterans, and unaccompanied youth) and persons at risk of homelessness.
The Santa Clara County Office of Supportive Housing is the administrator of the regional CoC. The City
continuously coordinates with the Santa Clara County CoC to end and prevent homelessness in the City
and County. The Santa Clara County CoC is a group comprised of countywide stakeholders, including
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governmental agencies, homeless service and shelter providers, homeless persons, housing advocates,
affordable housing developers, and various private parties, including businesses and foundations.
The CoC is governed by the CoC Board, which takes a systems-change approach to preventing and
ending homelessness. This CoC Board is composed of the same individuals who serve on the Home
Leadership Board. The Home Leadership is a public-private partnership that is committed to collective
impact strategies to end chronic homelessness and is the governing body for the CoC and is responsible
for implementing bylaws and operational protocols of the CoC.
Regional efforts of the CoC include the development of The Community Plan to End Homelessness,
which identifies strategies to address the needs of homeless persons in the County, including chronically
homeless individuals and families, families with children, veterans, and unaccompanied youth. The plan
also addresses the needs of persons at risk of homelessness. The CoC is now in the process of updating a
new plan for the next five years and the City plans to participate in these efforts. The City's Unhoused
Ad Hoc Committee made twelve (12) recommendation to City Council for formal support and approval
of the Community Plan to End Homelessness. The Council added an additional two (2) priorities and
approved the plan.
Also, during the development of this Consolidated Plan, the City consulted with both the CoC and
County Office of Supportive Housing for their expertise and experience in identifying community needs.
Service providers and organizations that provide services to homeless persons and persons at risk of
homelessness were also contacted by the City to attend the Consolidated and Annual Action Plan
engagement meetings. This included Destination Home, the policy group that works on homelessness
prevention and strategies to end homelessness; Eden Housing, a homeless service provider that
provides permanent supportive housing in the City; and City of Gilroy Recreation Department, which
administers CDBG funded Gilroy Youth Activities.
Describe consultation with the Continuum(s) of Care that serves the jurisdiction’s area in
determining how to allocate ESG funds, develop performance standards for and evaluate
outcomes of projects and activities assisted by ESG funds, and develop funding, policies and
procedures for the operation and administration of HMIS
The City is not an Emergency Solutions Grant (ESG) entitlement jurisdiction and therefore does not
receive ESG funds. However, the City does administer federal grant programs that provide assistance to
homeless and low-income families in Santa Clara County. The City also helps fund and conduct the
Point-in-Time (PIT) count, the biennial regional collaborative effort to count and survey homeless
persons. The latest count and survey were conducted in January of 2023. The survey typically occurs
every two years on January, however due to the COVID-19 pandemic, the 2021 PIT count was pushed
back until early 2022. Other jurisdictions pushed back the 2023 PIT count to 2024, with the exception of
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the County of Santa Clara. The data from the PIT count is used to plan, fund, and implement actions for
reducing chronic homelessness and circumstances that bring about homelessness.
The Santa Clara County Continuum of Care takes the role of Homeless Management Information System
HMIS) administration. The County, and its consultant Bitfocus, work jointly to operate and oversee
HMIS. Both software and HMIS system administration are now provided by Bitfocus. Funding for HMIS in
Santa Clara County comes from HUD, the County of Santa Clara, and the City of San Jose. The County’s
HMIS is used by many city service providers across the region to record information and report
outcomes. The software meets and exceeds HUD’s requirements for the implementation and
compliance of HMIS Standards. The project has a rich array of service provider participation and is
utilized to capture information and report on special programming, such as Housing 1000, the County
VTA free bus pass program, and prevention service delivery.
The city partners and the entire county use the HMIS system to support housing availability alongside
the coordinated entry system to support transitional, shelter as well as permanent housing needs. In
Santa Clara County’s coordinated entry system, all homeless people complete a standard assessment
tool (the Vulnerability Index-Service Prioritization Decision Assistance Tool or VI-SPDAT) that considers
the individual’s situation and identifies the best type of housing intervention to address their situation.
A community queue of eligible households is generated from the standard assessment. The community
queue is used to fill spaces in the permanent housing programs, including permanent supportive
housing and rapid rehousing, in the County. This coordinated process reduces the need for people to
traverse the county seeking assistance from every service provider separately.
2. Agencies, groups, organizations and others who participated in the process and
consultations
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Table 2 – Agencies, groups, organizations who participated
1 Agency/Group/Organization Boys and Girls Club of Silicon Valley
Agency/Group/Organization Type Services-Children
What section of the Plan was addressed by
Consultation?
Homelessness Needs - Unaccompanied youth
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the Santa Clara focus group meeting on 11/7/19. The
agency's top priority is improved coordination of youth and education
programs.
2 Agency/Group/Organization Healthier Kids Foundation Santa Clara County
Agency/Group/Organization Type Services-Children
Foundation
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the Santa Clara focus group meeting on 11/7/19. The
agency identified that the lack of financial support efforts is the most pressing
housing problem.
3 Agency/Group/Organization Bill Wilson Center
Agency/Group/Organization Type Services-Children
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the Santa Clara focus group meeting on 11/7/19 as well as
community meetings on 11/4/19 in Morgan Hill and 11/20/19 in San Jose. The
agency identified mental health services for low-income communities as a high
priority.
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4 Agency/Group/Organization Community Services Agency of Mountain View and Los Altos
Agency/Group/Organization Type Services-Elderly Persons
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the stakeholder consultation conference call meeting on
11/15/19. The agency identified a need for diverse types of affordable housing
and improved transportation.
5 Agency/Group/Organization San Jose Conservation Corps Charter
Agency/Group/Organization Type Services-Education
What section of the Plan was addressed by
Consultation?
Homeless Needs - Families with children
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the Gilroy focus group meeting on 11/18/19. The agency
provided insight into solutions for homelessness, such as transitional housing,
zoning changes, and tiny homes.
6 Agency/Group/Organization CommUniverCity San Jose
Agency/Group/Organization Type Services-Education
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended a regional forum meeting in San Jose on 11/20/19. The
agency identified children’s education and care as a priority need.
7 Agency/Group/Organization The Health Trust
Agency/Group/Organization Type Services-Health
Health Agency
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What section of the Plan was addressed by
Consultation?
Health Services
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the stakeholder consultation meeting on 11/21/19. The
agency identified flexibility in funding mechanisms as a need to make affordable
housing more attractive to developers.
8 Agency/Group/Organization Rebuilding Together Silicon Valley
Agency/Group/Organization Type Housing
Services - Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the stakeholder consultation conference call meeting on
11/21/19. The agency identified funding for home rehabilitations as a high
priority over the next five years.
9 Agency/Group/Organization Servant Partners
Agency/Group/Organization Type Community Resources
Neighborhood Organization
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the community meeting on 11/13/19 at the Hillview
library. The City will continue to consider Servant Partners as a resource in
addressing the City's needs.
10 Agency/Group/Organization Senior Adults Legal Assistance (SALA)
Agency/Group/Organization Type Services-Elderly Persons
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
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Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the Palo Alto public engagement meeting on 11/17/19;
the San Jose public engagement meeting on 11/19/19; and the regional forum
meetings on 11/4/19 in Morgan Hill and 11/7/19 in Palo Alto. The City will
continue to consider SALA as a resource in addressing seniors needs.
11 Agency/Group/Organization HomeFirst (formerly EHC)
Agency/Group/Organization Type Services-homeless
What section of the Plan was addressed by
Consultation?
Homeless Needs - Chronically homeless
Homelessness Strategy
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the regional forum meeting in Morgan Hill on 11/4/19.
The City will continue to consider HomeFirst as a resource in addressing
homeless needs.
12 Agency/Group/Organization Heart of the Valley
Agency/Group/Organization Type Services-Elderly Persons
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency was consulted through interview questions covering a range of
issues such as community needs, areas in need of neighborhood revitalization,
housing needs, low-moderate income vulnerabilities, and CDBG and HOME
funding priorities. The agency provided emailed feedback.
13 Agency/Group/Organization Santa Clara County Office of Supportive Housing
Agency/Group/Organization Type Housing
Other government - County
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Public Housing Needs
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Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the regional forum meeting in Morgan Hill on 11/4/19.
The City will continue to consider the Office of Supportive Housing as a resource
in addressing homeless needs.
14 Agency/Group/Organization Santa Clara County Department of Planning and Development
Agency/Group/Organization Type Other government - County
What section of the Plan was addressed by
Consultation?
Public Housing Needs
Market Analysis
Economic Development
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the regional forum meeting in Morgan Hill on 11/4/19.
The City will continue to consider the County Department of Planning and
Development as a partner in addressing the needs of the City.
15 Agency/Group/Organization City of Gilroy Recreation Department
Agency/Group/Organization Type Other government - Local
What section of the Plan was addressed by
Consultation?
Recreational needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency was consulted and provided emailed feedback. The agency provided
feedback into problems faced by the residents of the City of Gilroy.
16 Agency/Group/Organization Vista Center for the Blind
Agency/Group/Organization Type Services for Disabled
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the stakeholder consultation via audio meeting on
12/9/19. The agency identified accessibility to City services and clearer grant
application measures as priority needs.
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17 Agency/Group/Organization Destination: Home
Agency/Group/Organization Type Housing
Services - Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the stakeholder consultation via telephone meeting on
11/11/19. The agency identified that building more housing for the extremely
low-income population and homelessness prevention are priority needs.
18 Agency/Group/Organization Community Solutions
Agency/Group/Organization Type Services - Victims
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the AFH and Consolidated Plan joint meeting on 12/11/19
at the Gilroy Council Chambers. The City will continue to consider Community
Solutions as a resource in addressing the needs of the City.
19 Agency/Group/Organization St. Mary’s Center
Agency/Group/Organization Type Parish
Neighborhood Organization
What section of the Plan was addressed by
Consultation?
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency attended the AFH and Consolidated Plan joint meeting on 12/11/19
at the Gilroy Council Chambers. The City will continue to consider St. Mary's
Parish as a resource in addressing the needs of the City.
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20 Agency/Group/Organization Housing Advisory Committee Gilroy
Agency/Group/Organization Type Housing
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency cohosted the AFH and Consolidated Plan joint meeting on 12/11/19
at the Gilroy Council Chambers. This group has now been consolidated with the
CNRC into the HNRC, which will continue to serve the community in an advisory
role to the Housing Division. The Housing and Neighborhood Revitalization
Committee (HNRC) was consolidated with the Planning Commission in 2022.
21 Agency/Group/Organization Community and Neighborhood Revitalization Committee - Gilroy
Agency/Group/Organization Type Housing
Local Committee
What section of the Plan was addressed by
Consultation?
Housing Need Assessment
Homeless Needs - Families with children
Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The agency cohosted the AFH and Consolidated Plan joint meeting on 12/11/ 19
at the Gilroy Council Chambers. This group has now been consolidated with the
HAC into the HNRC, which will continue to serve the community in an advisory
role to the Housing Division. The Housing and Neighborhood Revitalization
Committee was consolidated with the Planning Commission in 2022.
21 Agency/Group/Organization Federal Communications Commission
Agency/Group/Organization Type Other Government
What section of the Plan was addressed by
Consultation?
Broadband Services
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Briefly describe how the Agency/Group/Organization
was consulted. What are the anticipated outcomes of
the consultation or areas for improved coordination?
The Federal Communications Commission (FCC’s) National Broadband Map was
utilized and reviewed to determine if any areas were lacking in the city and in
not being addresses properly with broadband services. According to the
Database, no areas of concerns existing within the city limits as 100% coverage
is listed.
Identify any Agency Types not consulted and provide rationale for not consulting
Although not addressed in this Plan, the City intends to consult with other agencies in the future to gain more collaboration, including, but not
limited to:
Resilience specific organizations: This will include the South County Regional Wastewater Authority (and possibly the Central Coast Regional
Water Board) and the County of Santa Clara’s Operational Area Hazard Mitigation Plan.
The City intended to reach out to these organizations and providers, however due to the pandemic, this action did not occur. The City is aware
of the importance of both broadband and resiliency efforts and intends to address these items in the next Action Plan.
Other local/regional/state/federal planning efforts considered when preparing the Plan
Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
Continuum of Care Continuum of Care
Council
Identifies housing inventory count to facilitate the provision of housing services to those
experiencing homelessness.
General Plan /
Housing Element City of Gilroy Determines physical conditions of housing that affect habitability. Identifies the number of
affordable units that need to be allocated to households with different income levels
Table 3 - Other local / regional / federal planning efforts
Narrative
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The City, other entitlement jurisdictions, and the County participated in a joint regional effort to conduct consultations and public outreach for
the Consolidated Plan which drives the subsequent Action Plans. City and County staff, with assistance from consultants, worked to involve
housing, social service, and other agencies in the community engagement process, including direct solicitation for these agencies to participate
in the community survey, stakeholder meetings, and focus groups.
Stakeholder participants were asked questions and provided feedback on priorities, issues, and solutions in relation to CDBG-eligible activities
such as housing, neighborhood revitalization, and low- to moderate-income household issues. They were asked about their top priorities,
neighborhood revitalization, housing problems and their solutions, local organization support, families vulnerable to crisis, broadband internet
issues, and how the jurisdiction should spend CDBG funding.
The responses were very helpful for the Needs Assessment and Strategic Plan of the Consolidated Plan, to analyze alongside data from the
census and HUD, especially for topics pertaining to housing needs, homeless needs, non-homeless special needs and services, and community
development needs.
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AP-12 Participation - 91.401, 91.105, 91.200(c)
1. Summary of citizen participation process/Efforts made to broaden citizen participation
Summarize citizen participation process and how it impacted goal-setting
Outreach is essential to the City’s ability to create an accurate and effective plan, and to allocate resources appropriately. The City (in
partnership with the County) made extensive efforts to solicit citizen participation during the Consolidated Plan process which in turn drives
each years' Annual Action Plan. Below is a summary of the steps taken for the Consolidated Plan, along with the efforts made for the PY
2023/2024.
First, the City attempted to reach as many residents as possible within the CDBG target areas and within specific demographics, such as low-
income families, disabled persons, elderly persons, and families with minor children. Receiving feedback directly from residents who may
potentially receive assistance from grant funds is crucial for the CDBG program’s effectiveness. Second, the City reached out to practitioners,
agencies, leaders, organizations, and companies who may have the specialized knowledge, experience, resources, and capacity to discuss needs,
opportunities, solutions, investments, and how community improvements can be made. Third, the City encouraged all residents to weigh in on
community needs and opportunities for improvements through resident participation opportunities.
The City offered several opportunities and various methods for participation and public comment throughout the development of the
Consolidated Plan and Annual Action Plan, including:
1. Regional Needs Survey
2. Pop-Up Events
3. Regional Forums
4. Focus Groups
5. Joint Community Meetings on Consolidated Plan Process and Assessment of Fair Housing
6. Stakeholder Consultations
7. Public Hearings and Comment Periods for Draft Documents for current AAP:
Public Notices published in Gilroy Dispatch on March 24, 2023
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Public Notice published on the City’s webpage and website newsflash on March 30, 2023
Public Comment Period on Draft Action Plan: April 1, 2023 – April 30, 2023
Public Hearing: May 1, 2023
Citizen Participation Process Impact on Goal Setting
Comments and feedback obtained from the resident participation process are very useful in goal setting and strategic planning as they relate to
the Consolidated Plan. For example, the comments received from stakeholders provided feedback for the Needs Assessment in the Consolidated
Plan especially in sections concerning special needs populations and non-housing community development. The results from the survey and
comments provided by the public also helped identify high areas of concern among the community especially as related to local data, housing,
public services, and community development needs. The feedback was especially helpful in assessing the priority needs and goal setting for the
Strategic Plan section of the Consolidated Plan. The responses obtained from community engagement were also helpful in providing more
insight into barriers to affordable housing, priority needs, and areas needing the most neighborhood revitalization.
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Citizen Participation Outreach
Sort Order Mode of Outreach Target of Outreach Summary of
response/attendance
Summary of
comments received
Summary of comments
not accepted
and reasons
URL (If
applicable)
1 Public Hearing
Non-
targeted/broad
community
Public hearing was
held virtually on
January 11, 2022 to
comply with COVID-
19 restrictions.
Meeting was held to
provide CDBG
overview and release
annual NOFA. The
City had over 10
participants in the
meeting. This
meeting is being
included here as it
provided the 2-year
funding cycle that we
are currently in.
Comments received
were in support of
the funding and
general questions
regarding the
application process
N/A
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Sort Order Mode of Outreach Target of Outreach Summary of
response/attendance
Summary of
comments received
Summary of comments
not accepted
and reasons
URL (If
applicable)
2 Newspaper Ad
Non-
targeted/broad
community
30-Day draft
comment period for
the Annual Action
Plan was published in
the Gilroy Dispatch
newspaper in English
and Spanish and
invited interested
individuals to review
Plan online and
submit comments to
Staff. The comment
period was open
from April 1, 2023 –
April 30, 2023.
To be updated To be updated
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Sort Order Mode of Outreach Target of Outreach Summary of
response/attendance
Summary of
comments received
Summary of comments
not accepted
and reasons
URL (If
applicable)
3 Public Hearing
Non-
targeted/broad
community
A public hearing was
held at the City
Council meeting on
May 1, 2023. The
meeting was publicly
noticed in the Gilroy
Dispatch at least 10
days prior to the
hearing in both
English and Spanish.
Interested individuals
were invited to
provide
comments/feedback
prior to the final
Action Plan being
approved and
submitted to HUD.
To be updated To be updated
Table 4 – Citizen Participation Outreach
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Expected Resources
AP-15 Expected Resources - 91.420(b), 91.220(c)(1,2)
Introduction
The City received $368,433 in CDBG funds from HUD for PY 2023-2024.
Below is a summary of these expected resources which will be further identified in AP-35 for specific projects/programs.
Anticipated Resources
Program Source of
Funds
Uses of Funds Expected Amount Available Year 1 Expected
Amount
Available
Remainder
of ConPlan
Narrative Description
Annual
Allocation:
Program
Income:
Prior Year
Resources:
Total:
CDBG public -
federal
Acquisition
Administration
and Planning
Economic
Development
Housing
Public
Improvements
Public Services 368,433 0 280,466 648,899 400,000
City is taking an average allocation of
400,000 per year for the last year
remaining in the Consolidated Plan.
Table 5 - Expected Resources – Priority Table
Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how
matching requirements will be satisfied
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The City of Gilroy does not have a match requirement.
There are additional federal grant programs the City can leverage to fund community development activities and increase the project efficiencies
and benefits from economies of scale. These programs include:
Housing Choice Voucher Program;
Section 202;
Section 811; and
Affordable Housing Program through the Federal Home Loan Bank.
These programs would not be provided to the City but rather the SCCHA and affordable housing developers.
If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs
identified in the plan
The City’s draft 2023 - 2031 Housing Element identifies vacant and underutilized land in the City of Gilroy that can accommodate a minimum of
669 extremely-low/very-low income units, 385 low-income units, and 200 moderate income units during the 2023 – 2031 Regional Housing
Needs Allocation planning period. The draft 2023 - 2031 Housing Element includes additional programs to incentivize missing-middle-income
housing and accessory dwelling unit (ADU) that are generally more affordable by design.
No CDBG dollars have been planned towards these units.
Discussion
See above.
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Annual Goals and Objectives
AP-20 Annual Goals and Objectives - 91.420, 91.220(c)(3)&(e)
Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
1 Preserve affordable
housing
2020 2025 Affordable
Housing
Citywide Preserve Affordable
Housing
CDBG:
258,000
Homeowner Housing
Rehabilitated: 22 Household
Housing Unit
2 Install safety and
enhanced public
improvements
2020 2025 Non-Housing
Community
Development
Citywide Infrastructure
Improvements in
CDBG Target Areas
CDBG:
261,947.45
Public Facility or Infrastructure
Activities other than
Low/Moderate Income
Housing Benefit: 2,885 Persons
Assisted
3 Supportive services
for special needs
populations
2020 2025 Non-Homeless
Special Needs
Citywide Special Needs
Services -
Elderly/Frail Elderly
Special Needs
Services - Youth
Special Needs
Services Persons
with Disabilities
CDBG:
55,264.95
Public service activities other
than Low/Moderate Income
Housing Benefit: 99 Persons
Assisted
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Sort
Order
Goal Name Start
Year
End
Year
Category Geographic
Area
Needs Addressed Funding Goal Outcome Indicator
4 Planning and
Administration
2020 2025 Affordable
Housing
Homeless
Non-Homeless
Special Needs
Non-Housing
Community
Development
Citywide CDBG:
73,686.60
Other: 1 Other
Table 6 – Goals Summary
Goal Descriptions
1 Goal Name Preserve affordable housing
Goal Description
2 Goal Name Install safety and enhanced public improvements
Goal Description
3 Goal Name Supportive services for special needs populations
Goal Description
4 Goal Name Planning and Administration
Goal Description
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AP-35 Projects - 91.420, 91.220(d)
Introduction
The City received its HUD allocation of $368,433 in CDBG funds for PY 2023/ 2024. Below is a summary of
those proposed projects to be funded.
Project Name
1 Adult Day Care Program
2 Gilroy Summer Day Camp Program
3
Reaching our Young people to Succeed and Empower with Unlimited Potential (RYSE UP)
Program
4 Repair and Accessibility Modification Program for Low-Income Homeowners
5 Pedestrian Improvements - Sidewalk and Curb Ramp Project
6 Program Administration
Table 7 – Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved
needs
Funding of most projects was based on a competitive process that involved a Request for Proposals from
the City's annual NOFA that was released on December 17, 2021. Interested applicants submitted
funding proposals to the City based on the targeted priorities developed by the City. The City's Housing
and Neighborhood Revitalization Committee (HNRC), reviewed the proposals, interviewed the eligible
applicants, and rated each competitive proposal. City staff ranked the proposals based on scores
received and funds were distributed based on the applicants' ability to meet the stated priorities and
funding availability. The main obstacle to this process was the limited availability of funding. Again, the
applications were funded on a two-year cycle. These projects/programs listed above represent the
second year of funding.
There was one change to note for agencies funded on the multi-year cycle. The Boys and Girls Club
program unfortunately is not being continued for the upcoming program year due to a lack of “other”
funds that operate the bulk of the program. Due to the program ending, the City is not renewing their
funding contract for the second year and will recommend distributing those funds proportionately
amongst the remaining public service providers.
Agenda Item 9.4Page 1133 of 1163
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AP-38 Project Summary
Project Summary Information
Agenda Item 9.4Page 1134 of 1163
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1 Project Name Adult Day Care Program
Target Area Citywide
Goals Supported Supportive services for special needs populations
Needs Addressed Special Needs Services - Elderly/Frail Elderly
Funding CDBG: $9,704.19
Description Live Oak Adult Day Services’ Adult Day Care Program will provide disabled, at-risk Gilroy seniors with
socialization, recreation, exercise, mental stimulation and nutritious meals, removing them from
isolation into a life-enhancing and protected environment, and will provide family caregivers with
respite and support services which will enhance their ability to care for their senior loved one in the
home setting. HUD Matrix Code: 05A / National Objective: LMC (presumed benefit)
Target Date 6/30/2024
Estimate the number and type
of families that will benefit
from the proposed activities
The program will provide services to 20 seniors
Location Description 651 W Sixth Street, Suite 2, Gilroy, CA 95020
Planned Activities The program will provide disabled, at-risk Gilroy seniors with socialization, recreation, exercise, mental
stimulation and nutritious meals, removing them from isolation into a life-enhancing and protected
environment.,
2 Project Name Gilroy Summer Day Camp Program
Target Area Citywide
Goals Supported Supportive services for special needs populations
Needs Addressed Special Needs Services - Youth
Funding CDBG: $37,312.61
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Description The City of Gilroy’s Recreation Division’s Gilroy Summer Day Camp Program will provide enrichment
activities, sports, games, arts & crafts, and fun theme-based activities. Eight weeks of summer camp are
broken down to four 2-week sessions to be offered to the community. Participants will submit one
registration form, where they will select the weekly sessions of day camp they wish to enroll in, ranking
prioritization. The Gilroy Summer Day Camp will provide a daily snack to all participants. Participant
must attend at least one day of camp in order to be reported as an unduplicated beneficiary. Parents are
required to sign-out their child from the program daily. A participant will be removed from the program
if they receive three (3) disciplinary notices/referrals from the Gilroy Summer Day Camp staff, or if they
have five (3) unexcused absences. A waitlist will be maintained. HUD Matrix Code: 05D / National
Objective: LMC (income verification required)
Target Date 6/30/2024
Estimate the number and type
of families that will benefit
from the proposed activities
The program will service approximately 75 youth aged individuals (ages 6-14).
Location Description Cesar Chavez Gym, 227 I.O.O.F. Avenue, Gilroy, CA 95020
Planned Activities The Gilroy Summer Day Camp with will provide sports, games, arts & crafts and fun themed based
activities. The funding this year will be focused on the summer programming (rather than after-school
programming) as it aims to “fill the gap” for local youth to have a more robust program during the times
they are not in school. HUD Matrix Code: 05D / National Objective: LMC (income verification required)
3 Project Name RYSE UP Program
Target Area Citywide
Goals Supported Supportive services for special needs populations
Needs Addressed Special Needs Services - Youth
Funding CDBG: $8,248.15
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Description Community Agency for Resources, Advocacy and Services (C.A.R.A.S) is a local non-profit organization
that will utilize CDBG funds to implement their RYSE UP Program (Reaching our Young people to Succeed
and Empower with Unlimited Potential). The RYSE UP Program is aimed at providing low-income, young
girls of Gilroy with an empowerment program that will focus on key at risk youth categories, including:
crime prevention, gang intervention, youth empowerment, and recreational activities. The service will
support at-risk youth who are displaying offending behaviors, truancy, trauma and on the verge or in the
juvenile system. HUD Matrix Code - 05D Youth Services / LMC National Objective
Target Date 6/30/2024
Estimate the number and type
of families that will benefit
from the proposed activities
4 youth
Location Description 381-B First Street, Gilroy, CA 95020
Planned Activities The RYSE up program is aimed at providing low-income, youth girls of Gilroy with an empowerment
program that will focus on key at-risk youth categories, including: crime prevention, gang intervention,
youth empowerment, and recreational activities.
4 Project Name Repair and Accessibility Modification Program for Low-Income Homeowners
Target Area Citywide
Goals Supported Preserve affordable housing
Needs Addressed Preserve Affordable Housing
Funding CDBG: $258,000
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Description The Rebuilding Together Silicon Valley (RTSV) Repair and Accessibility Modification Program for Low-
Income Homeowners will repair housing units to attend to the immediate health and safety needs for
low-income Gilroy homeowners and renters. Priority and emphasis of work to include residents living in
the former Neighborhood Revitalization Strategy Area (NRSA). The focus of repairs will address urgent
and critical needs, as well as minor repairs, accessibility and mobility needs and limited rehabilitation.
With this program, RTSV will effectively preserve decent, affordable homeownership and restore
suitable living environments in a cost-effective manner. We will also preserve affordable housing stock
for low-income renters and ensure they have a safe, suitable, and healthy place to call home. This year,
the program will focus on slightly larger projects to accomplish repairs that are typically out of reach for
low-income homeowners. The average homeowner is expected to receive approximately $8,500 per
award. HUD Matrix Code: 14A Single Family Rehabilitation / National Objective: LMH
Target Date 6/30/2024
Estimate the number and type
of families that will benefit
from the proposed activities
22 low-income homeowners and renters
Location Description Program is offered throughout the City to eligible homeowners
Planned Activities The focus of repairs will address urgent and critical needs, as well as minor repairs, accessibility and
mobility needs and limited rehabilitation. Repair work is completed at no charge to the homeowner and
can be on any type of owner-occupied housing unit: mobile home, condo, or single-family home. This
year, the program will focus on slightly larger projects to accomplish repairs that are typically out of
reach for low income homeowners.
5 Project Name Pedestrian Improvements - Sidewalk and Curb Ramp Project
Target Area Citywide
Goals Supported Install safety and enhanced public improvements
Needs Addressed Infrastructure Improvements in CDBG Target Areas
Funding CDBG: $261,947.45
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Description The City of Gilroy's Public Works Department will design and install new sidewalk (gap closures) and
curb ramps, both new and replacement on non-compliant existing ramps. To address these safety
concerns, CDBG funds will pay for the work necessary to create safe pedestrian pathways. HUD Matrix
Code: 03L Sidewalk Improvements / National Objective: LMA – City’s low mod % is over 51% citywide.
Target Date 6/30/2024
Estimate the number and type
of families that will benefit
from the proposed activities
2,885 low mod households. This number may change depending on the exact locations identified by the
Public Works Department once funding is committed and design work begins.
Location Description Low/mod block groups within the city limits
Planned Activities The City of Gilroy's Public Works Department will design and install new sidewalk (gap closures) and
curb ramps, both new and replacement on non-compliant existing ramps. To address these safety
concerns, CDBG funds will pay for the work necessary to create safe pedestrian pathways. HUD Matrix
Code: 03L Sidewalk Improvements / National Objective: LMA – City’s low mod % is over 51% citywide.
6 Project Name Program Administration
Target Area Citywide
Goals Supported Planning and Administration
Needs Addressed
Funding CDBG: $73,686.60
Description CDBG funds (20% of grant allocation) will be used to pay for staff time and consultant time related to
the overall management and oversight of the CDBG Program. HUD Matrix Code: 21A General Program
Administration
Target Date 6/30/2024
Estimate the number and type
of families that will benefit
from the proposed activities
Program Administration for the CDBG Program
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Location Description N/A
Planned Activities CDBG funds (20% of grant allocation) will be used to pay for staff time and consultant time related to
the overall management and oversight of the CDBG Program.
HUD Matrix Code: 21A General Program Administration
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AP-50 Geographic Distribution - 91.420, 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where
assistance will be directed
The City will continue to utilize CDBG funding to support citywide efforts that meet the needs of the community. Although the City did not
renew its Neighborhood Revitalization Strategy with HUD, the former Neighborhood Revitalization Strategy Area (NRSA) remains a high need
target area in which to invest HUD funding.
Geographic Distribution
Target Area Percentage of Funds
CDBG Target Area
Citywide 100
Table 8 - Geographic Distribution
Rationale for the priorities for allocating investments geographically
The City as a whole meets the city wide LMA definition as it exceeds 51%. The City previously maintained a HUD designated NRSA, at the local
level, where the greatest need has been identified. All public services and housing activities will serve LMI households citywide.
Discussion
See above
Agenda Item 9.4Page 1141 of 1163
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AP-75 Barriers to affordable housing -91.420, 91.220(j)
Introduction
The City is subject to the same barriers to affordable housing that exist across the Bay Area. These issues include the high cost of development,
constraining the development of affordable housing units in favor of higher-end units, and the lack of developable land, which prevents housing
development and increases the price of land.
Additionally, the County’s Assessment of Fair Housing identified the following contributing factors to fair housing issues, including affordable
housing, through analysis of data and community engagement feedback:
1. Access to financial services
2. Access for persons with disabilities to proficient schools
3. Access to publicly supported housing for persons with disabilities
4. Access to transportation for persons with disabilities
5. Admissions and occupancy policies and procedures, including preferences in publicly supported housing
6. Availability of affordable units in a range of sizes
7. Availability, type, frequency, and reliability of public transportation
8. Community opposition
9. Deteriorated and abandoned properties
10. Displacement of and/or lack of housing support for victims of domestic violence, dating violence, sexual assault, and stalking
11. Displacement of residents due to economic pressures
12. Impediments to mobility
13. Inaccessible public or private infrastructure
14. Inaccessible government facilities or services
15. Lack of access to opportunity due to high housing costs
16. Lack of affordable, accessible housing in a range of unit sizes
17. Lack of affordable in-home or community-based supportive services
18. Lack of affordable, integrated housing for individuals who need supportive services
19. Lack of assistance for housing accessibility modifications
20. Lack of assistance for transitioning from institutional settings to integrated housing
Agenda Item 9.4Page 1142 of 1163
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21. Lack of community revitalization strategies
22. Lack of local private fair housing outreach and enforcement
23. Lack of local public fair housing enforcement
24. Lack of local or regional cooperation
25. Lack of meaningful language access for individuals with limited English proficiency
26. Lack of private investment in specific neighborhoods
27. Lack of public investment in specific neighborhoods, including services or amenities
28. Lack of resources for fair housing agencies and organizations
29. Lack of state or local fair housing laws
30. Land use and zoning laws
31. Lending discrimination
32. Location of accessible housing
33. Location of employers
34. Location of environmental health hazards
35. Location of proficient schools and school assignment policies
36. Location and type of affordable housing
37. Loss of affordable housing
38. Occupancy codes and restrictions
39. Private discrimination
40. Quality of affordable housing information programs
41. Regulatory barriers to providing housing and supportive services for persons with disabilities
42. Siting selection policies, practices, and decisions for publicly supported housing, including discretionary aspects of Qualified Allocation
Plans and other programs
43. Source of income discrimination
44. State or local laws, policies, or practices that discourage individuals with disabilities from living in apartments, family homes,
supportive housing and other integrated settings
45. Unresolved violations of fair housing or civil rights law
Agenda Item 9.4Page 1143 of 1163
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OMB Control No: 2506-0117 (exp. 09/30/2021)
Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such
as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and
policies affecting the return on residential investment
In its draft 2023 - 2031 Housing Element, the City of Gilroy identified opportunities and potential solutions for providing housing:
Develop an affordable housing framework and incentives policy to achieve more affordable housing production and deeper affordability
Develop an Accessory Dwelling Unit (ADU) program that includes pre-engineered plans for ADUs that meet zoning and building codes to
increase ADU production
Establish and implement expedited permit processing for qualifying affordable housing projects, pursuant to SB 35 and SB 330
As part of the comprehensive zoning code update, pursue changes to streamline the permitting process
Amend the zoning code to establish development standards for micro-units, create incentives for micro-unit production, and remove
barriers to micro-unit development
To enhance the quality of existing neighborhoods, continue to utilize CDBG funds to assist in the improvement and preservation of
affordable housing
Pursue funding from federal, state, and regional sources and support applications for funding to help increase the supply of affordable
housing
Discussion
See above
Agenda Item 9.4Page 1144 of 1163
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AP-85 Other Actions - 91.420, 91.220(k)
Introduction
This section discusses the City's efforts in addressing underserved needs, developing the institutional
structure for delivering housing and community service activities, and expanding and preserving
affordable housing opportunities.
Actions planned to address obstacles to meeting underserved needs
The Needs Assessment and Market Analysis of the 2020-2025 Consolidated Plan helped develop the
City’s priority needs for LMI persons, persons experiencing homelessness, special needs populations,
and community service needs.
Actions planned to foster and maintain affordable housing
Rebuilding Together Silicon Valley will receive CDBG funds which will be used to provide minor home
repair, accessibility, and rehabilitation projects for LMI homeowners. These rehabilitation projects are
for homeowners who otherwise could not afford to make critical repairs in their homes, thus potentially
resulting in health and safety issues that could cause a home to become uninhabitable and may lead to
homelessness. For PY 23/24, Rebuilding Together is increasing its allowable amounts/awards to
homeowners in hopes of completing a few more larger scale projects that will preserve affordable
housing for these low-income homeowners. Additionally, a home that lacks proper accessibility for its
owner may lead to a serious accident that could cause an even larger physical and financial burden.
Actions planned to reduce lead-based paint hazards
The City provides information about lead-based paint hazards at the Community Development counter
and inspects properties being rehabilitated or acquired for affordable housing.
Additionally, when applicable, any homeowner units that participate in Rebuilding Together Silicon
Valley’s affordable housing project will be assessed for possible lead-based paint prior to rehabilitation.
Actions planned to reduce the number of poverty-level families
The City works to reduce the number of poverty-level families through all projects by making the
projects available to LMI households citywide. Some projects were created to address the need of
expanding economic opportunities for lower-income people and others may offer additional benefits in
reducing poverty, simply by way of design.
The Live Oak Adult Day Services’ Adult Day Care Program provides recreation and socialization
for persons who are unable to live independently. This program allows their caretakers to go to
Agenda Item 9.4Page 1145 of 1163
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work during the hours that the program is open. Were it not for this program, the caretaker may
not be able to earn an income for the household because the person using the day program
does not have anywhere else to go during that time.
The Rebuilding Together Silicon Valley Repair and Accessibility Modification Program for Low-
Income Homeowners will aid low-income homeowners and renters in making necessary health
and safety and accessibility repairs to their homes that they otherwise would not be able to
afford and which may otherwise lead to uninhabitability and potentially homelessness.
The City of Gilroy Recreation Division's Gilroy Summer Day Camp Program will keep youth in the
area engaged for 2-week sessions while their parents are at work for the day, and they are not
in school.
The C.A.R.A.S. RYSE UP Program seeks to support at-risk low-income girls who are displaying
offending behaviors, truancy, trauma and are on the verge or in the juvenile system with
activities that will help build their self-esteem.
Actions planned to develop institutional structure
The City is financially constrained and cannot meet all the needs identified in the Needs Assessment;
however, the City continues to enter into partnerships with nonprofits to strategically meet some needs
of the community. An especially pressing issue is meeting the needs of the City’s growing unhoused
population. The City will continue to provide a platform for the City and service providers to increase
collaboration and partnership to connect unhoused individuals and families with services, through the
monthly Unhoused Service Providers Network meetings. In addition, the City provides unhoused
resources and efforts on its website at https://www.cityofgilroy.org/unhoused.
Actions planned to enhance coordination between public and private housing and social
service agencies
Local nonprofits are partnering with Morgan Hill to operate a Safe Parking Program for South County.
Discussion
See discussion above
Agenda Item 9.4Page 1146 of 1163
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Program Specific Requirements
AP-90 Program Specific Requirements - 91.420, 91.220(l)(1,2,4)
Introduction
The City will continue to collect additional revenue to support the actions noted in the AAP. Program
Income is collected from various sources to include repayment of past rehabilitation loans, rents from a
city-owned property that was improved with CDBG funds. The City does not anticipate receiving any
program income this program year.
Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the
Projects Table. The following identifies program income that is available for use that is included in
projects to be carried out.
1. The total amount of program income that will have been received before the start of the next
program year and that has not yet been reprogrammed 0
2. The amount of proceeds from section 108 loan guarantees that will be used during the year to
address the priority needs and specific objectives identified in the grantee's strategic plan. 0
3. The amount of surplus funds from urban renewal settlements 0
4. The amount of any grant funds returned to the line of credit for which the planned use has not
been included in a prior statement or plan 0
5. The amount of income from float-funded activities 0
Total Program Income: 0
Other CDBG Requirements
1. The amount of urgent need activities 0
2. The estimated percentage of CDBG funds that will be used for activities that
benefit persons of low and moderate income. Overall Benefit - A consecutive
period of one, two or three years may be used to determine that a minimum
overall benefit of 70% of CDBG funds is used to benefit persons of low and
moderate income. Specify the years covered that include this Annual Action Plan. 100.00%
Discussion
The City will attempt to meet an overall benefit of 100% for this Annual Action Plan which will be for one
year. The overall benefit will be measured for PY 2023.
Agenda Item 9.4Page 1147 of 1163
Page 1 of 3
City of Gilroy
STAFF REPORT
Agenda Item Title:Adopt a Resolution Forming the Downtown
Committee and Appoint Public Members to the
Committee
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Administration
Submitted By:Bryce Atkins, Assistant to the City Administrator
Prepared By:Bryce Atkins, Assistant to the City Administrator
STRATEGIC PLAN GOALS Promote Economic Development Activities
Maintain and Improve City Infrastructure
RECOMMENDATION
Council:
a) Adopt the resolution forming the Downtown Committee; and
b) Appoint public members to the Committee.
BACKGROUND
At the April 17, 2023 City Council Regular Meeting, the City Council considered a draft
resolution and determined details regarding the formation of the Downtown Committee
Committee). The basic tenants of the attached resolution, as identified by the Council
at the above-referenced meeting, include:
Downtown area is to be designated with boundaries from First to Tenth Streets
and Railroad to Eigleberry Streets
o Membership shall consist of 15 total voting members
o Five Council Members - Mayor Blankley and Council Members Bracco,
Armendariz, Marques, and Tovar
o Each can pick two public members from residents, business owners, or
property owners from downtown Gilroy
Agenda Item 10.1Page 1148 of 1163
Adopt a Resolution Forming the Downtown Committee
City of Gilroy City Council Page 2 of 3 May 1, 2023
o Chair and Vice-Chair are Council Members Marques and Tovar,
respectively
o Eight members are required to form a quorum, with a simple majority to
pass a motion, but at least three Council Members must agree on the vote
o Council adopted Boards and Commissions Attendance Policy shall apply
to public members; Council Members control the seats they appoint, so
they can reappoint the seats that they control if vacated
Committee members carry out the work; Committee cannot direct staff but may
make recommendations to the Council to issue direction to staff
Term of the committee shall be for 24 months
o Meetings shall be held on the floor of the City Council Chambers at 8 AM
on the second Tuesday of the month, starting in May 2023. Meetings will
start monthly for the first few months and may decrease frequency to once
every two months or quarterly at the determination of the Committee
Scope and Powers (duties)
o First meeting, the Committee will reassign priority of recommendations
that remain and how to define progress on those tasks, then the
Committee may pursue additional recommendations or work.
o Reporting back will be done as needed and determined by the Committee
or Council
The direction from Council was to bring the revised resolution back to Council at the first
meeting in May on the Council Consent Calendar.
Council members serving on the new committee are being asked to appoint their two
selected public members to the Committee during this agenda item in preparation for
the first Committee meeting on Monday, May 9, 2023.
ALTERNATIVES
Council may amend or reject the proposed resolution.
FISCAL IMPACT/FUNDING SOURCE
None. The Committee cannot direct staff, so the decision to form the Committee or the
work of the Committee will not obligate funding. Any needed funding would be part of a
recommendation brought to the Council as a future agenda item.
PUBLIC OUTREACH
This matter was discussed and included on the posted agenda for the public meeting of
April 17, 2023. The item was also included on the publicly posted agenda for this
meeting.
NEXT STEPS
Once the resolution is adopted, the first meeting of the Committee will be held on
Agenda Item 10.1Page 1149 of 1163
Adopt a Resolution Forming the Downtown Committee
City of Gilroy City Council Page 3 of 3 May 1, 2023
Tuesday, May 9, 2023, at 8 AM at the Gilroy City Council Chambers. There will be
reports issued by the Committee of their activities to the City Council at Council
meetings in the future.
Attachments:
1. Draft Resolution forming the Downtown Committee
Agenda Item 10.1Page 1150 of 1163
RESOLUTION NO. 2023-__
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GILROY
ESTABLISHING A DOWNTOWN COMMITTEE
WHEREAS, the City Council of the City of Gilroy wishes to create an Advisory
Committee of members from the City Council and stakeholders in downtown Gilroy to
provide recommendations and input into the completion of the adopted downtown
recommendations of the City Council in the first year, and other downtown related
activities in the second year; and
WHEREAS, for purposes of this Downtown Committee, downtown Gilroy is
defined as the area bordered by First Street to the north, Tenth Street to the south,
Eigleberry Street to the west, and Railroad Street to the east.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Gilroy
does hereby establish the Downtown Committee (Committee), with the duties, powers
and structure as follows:
Membership. The total membership of the Committee shall be fifteen (15) members. The
Committee shall consist of five Council Members as appointed by the City Council. Each
appointed Council Member may appoint two additional members of their choice from the
residential community, business owners or property owners from downtown Gilroy.
Members shall serve for the term of the Committee as defined below. Members of the
Committee are tasked to complete the work of the Committee, with limited staff support
as identified in the Powers and Scope section below.
Attendance and Vacancies. Council Members retain control of the seats that they appoint,
and when such seats are vacated, the Council Member originally appointing that seat
shall reappoint another qualifying candidate as described above to that seat. The Council
Vacancy Policy on boards and commissions shall apply to the public members, including
removal for excess absences.
Presiding Officers. Council Member Marques shall be the Chair of the Committee and
preside over the meetings of the Committee. Council Member Tovar shall be Vice-Chair
and perform the duties of Committee Chair in the absence of Chair Marques. The City
Administrator will provide administrative support to the Committee.
Term. The Committee shall have a term of twenty-four (24) months, ending on April 30,
2025. At the expiration of the term, the Committee shall automatically be dissolved unless
the term is extended by the City Council.
Meetings. The Committee shall initially hold meetings monthly. The meetings shall be
held in the Gilroy City Council Chambers at 8:00 AM on the second Tuesday of each
month, beginning in May 2023. The meeting schedule may be changed by the Committee
to meet less frequently, for example, quarterly. The Committee may hold special meetings
on an as-needed basis at the call of the Chair or as otherwise requested by the City
Council. A quorum of the Committee shall consist of eight Committee members. The
affirmative vote of a simple majority of the members present, which must include the
Agenda Item 10.1Page 1151 of 1163
Resolution No. 2023-XX
Formation of Downtown Committee
City Council Regular Meeting | May 1, 2023
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affirmative vote of at least three Council Members, shall be required for the Committee to
take any action.
Powers and Scope. The Committee will have the authority and duty to:
a) Act in an advisory capacity to the City Council and City Administrator in
matters pertaining to downtown Gilroy, as defined in the recitals above, with
an initial focus on the outstanding downtown recommendations that were
adopted by the City Council in October 2022. Once the work on those
recommendations is prioritized and a workplan is underway by Committee
members, other topics and recommendations relating to other downtown
Gilroy subject matters may be explored;
b) Report back to the Council periodically at frequencies determined by the
Committee, but no less than annually. The Committee has no authority to
provide direction to City staff but may make recommendations to the full
Council for their consideration of providing direction to staff;
c) Identify problems and, with Council approval, study such problems,
activities, and concerns regarding the downtown, hold forums on such
problems, and recommend programs, policies, and procedures to the City
Administrator and City Council which the Committee finds necessary or
desirable;
d) Perform such other duties related to downtown Gilroy as may be directed
by the City Council.
Operation of the Committee. The work of the Committee shall be performed by the
members of the Committee. The City Council, by this Resolution, hereby dedicates City
staff resources limited to performing administrative functions to support the Committee,
which is limited to agenda preparation and posting, meeting attendance, and meeting
minutes preparation. The Committee shall comply and be governed by the State Ralph
M. Brown Act and all other applicable State laws and local ordinances and policies. The
Committee has purely advisory functions, and the public members are not considered to
be “public officials” for the purposes of the Fair Political Practices Act.
Agenda Item 10.1Page 1152 of 1163
Resolution No. 2023-XX
Formation of Downtown Committee
City Council Regular Meeting | May 1, 2023
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PASSED AND ADOPTED this 1st day of May 2023 by the following vote:
AYES:COUNCIL MEMBERS:
NOES:COUNCIL MEMBERS:
ABSTAIN:COUNCIL MEMBERS:
ABSENT:COUNCIL MEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
Thai Nam Pham, City Clerk
Agenda Item 10.1Page 1153 of 1163
Page 1 of 5
City of Gilroy
STAFF REPORT
Agenda Item Title:Fiscal Year 2023 General Fund Forecast Update
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Finance
Submitted By:Harjot Sangha, Finance Director
Prepared By:Harjot Sangha, Finance Director
STRATEGIC PLAN GOALS Develop a Financially Resilient Organization
RECOMMENDATION
Receive report.
EXECUTIVE SUMMARY
This report aims to provide the City Council with an update on the Fiscal Year (FY) 2023
General Fund forecast, the budget development process to date, and what the City
Council can expect in the forthcoming release of the FY24 and FY25 recommended
budget. The General Fund forecast chart is not included in this report primarily as the
budget is still in the final development phase. The forecast chart will be included with
the release of the recommended biennial budget and presented to Council during the
budget workshop.
BACKGROUND
The City Council last received a forecast update at the January 28th Strategic Planning
Workshop and the March 13th Goal/Priority Setting Workshop, primarily based on the
FY23 amended budget with updates to the City’s major tax bases. Concurrently, the
City kicked off its FY24 and FY25 biennial budget development process, and
departments have prepared budgets that aligned with the recommended workplans
submitted to Council.
Agenda Item 11.1Page 1154 of 1163
Receive an Update on the General Fund Forecast
City of Gilroy City Council Page 2 of 5 May 1, 2023
ANALYSIS
General Fund
Revenues
For FY23, The General Fund’s budgeted revenues are $63.6 million. While the
projected actuals vary by revenue category, overall, the annual revenues are projected
to align with the amended budget.
Notable highlights:
Since March 2023 update, the City has received an updated sales tax report
which yields a further reduction in sales tax revenues for FY23 of approximately
0.5 million than previously reported. Notable decreases are in the
transportation, general retail, and construction categories. The total sales tax for
the year is expected to come in $1.1 million under budget.
Utility user tax is expected to come in at $6.3 million, or $0.8 million better than
budget. The increase is primarily in the energy segments of the tax base,
including gas and electricity.
The franchise tax is expected to come in at $2.2 million, or $0.4 million better
than budget. The increase is primarily in the gas and electric franchise and the
refuse garbage franchise from the agreement approved by Council in December
of 2022.
Expenditures
For FY23, the General Fund’s budgeted expenditures are $64.8 million. The actual
expenditures for the year are projected to be $63.6 million, approximately $1.2 million
under budget. The central services and general government budget are expected to
come in higher than budget due to increased facilities' operational, and general liability
insurance and claim costs.
G e ne ral Fund Re ve nue s by
Cate gory
FY23
Ame nde d
Budge t
FY23
Projecte d
Actuals
of
Budge t
Sales Tax 22.6$ 21.5$ 95%
Prope rty Tax 19.2 19.4 101%
Uti lity User Tax 5.5 6.3 115%
Franchise Tax 1.8 2.2 122%
Transi e nt Occupancy Tax 1.8 1.9 106%
Busi ne ss Li cense 0.7 0.7 100%
Other Revenues 12.0 11.8 98%
Total 63.6$ 63.8$ 100%
In Millions)
Agenda Item 11.1Page 1155 of 1163
Receive an Update on the General Fund Forecast
City of Gilroy City Council Page 3 of 5 May 1, 2023
Since the March 2023 update, Council took another notable action to approve an
extension to the Memorandum of Understanding (MOU) with the Gilroy Police Officers
Association (GPOA) through June 30, 2025. The fiscal impacts related to the extension
will be included in the recommended budget. It is important to highlight that with the
extension of the GPOA agreement, Council has successfully approved multi-year labor
contracts for all of the bargaining units. This helps provide stability for the employees
and the organization for the next budget cycle.
The General Fund is projected to end FY23 with a $34.6 million fund balance, or about
54%. The minimum required fund balance is 30%. Utilization of the fund balance will be
recommended in FY24 and FY25, as further discussed in the report.
FY24 and FY25 Budget Development Update
The City commenced its biennial budget development in January 2023. On January 28,
the City Council conducted a Strategic Planning session to review the existing
workplans and Council-initiated items and added new legislative agenda items for the
FY24 and FY25 budgets. At the March 13th Goal/Priority Setting Workshop, Council
resolved pending discussions from the January 28 meeting and received and affirmed
the recommended departmental workplan items for the FY24 and FY25. Since then,
departments have prepared budgets aligning with the workplan tasks, which will be
reflected in the forthcoming recommended budget.
General Fund Revenues
Overall, the City’s tax-based revenues for FY24 are projected to remain the same, with
slower growth. As noted above, the sales tax revenue is projected to decrease on
average $0.4 million a year from FY24 onwards but is expected to be offset by
increases in the utility user tax and franchise tax revenues related to increases in
General Fund Expenditures by
Departme nt/Function
FY23
Ame nde d
Budge t
FY23
Proje cted
Actuals
of
Budget
Admi ni strati on 3.1$ 2.7$ 87%
Re creation Transfer 1.5 1.5 100%
Othe r Transf ers 1.3 1.3 100%
Finance 1.0 1.0 100%
Human Re source s 1.6 1.5 94%
Police 26.6 25.5 96%
Fire 13.2 13.4 102%
Publ ic Works 8.7 8.1 93%
Community Development 4.6 4.7 102%
Central Services 1.7 2.3 135%
Othe r Ge ne ral Gove rnme nt 1.5 1.6 107%
Total 64.8$ 63.6$ 98%
In Millions)
Agenda Item 11.1Page 1156 of 1163
Receive an Update on the General Fund Forecast
City of Gilroy City Council Page 4 of 5 May 1, 2023
energy segments. In March, staff shared with the Council that the County notified the
City will receive the excess Educational Revenue Augmentation Fund (ERAF) allocation
of $1.8 million for FY24. A portion of the annual property tax revenue collected by the
County goes to the ERAF to support local school districts. When the amount contributed
to ERAF exceeds the minimum cost of funding local schools, excess funds are returned
to the county, cities, and special districts. The City has received this revenue source
annually for the last decade, but its allocation has been challenged recently. This
revenue source will be pivotal in the recommended budget, as discussed in the section
below.
Over the last several years, the City has built up health reserves which are
recommended to be expended on one-time strategic initiatives.
General Fund Expenditures
The primary expenditure category for the General Fund is personnel, approximately
73%. As mentioned above, the City Council has successfully approved multi-year labor
contracts for all bargaining units, including the GPOA, most recently. The planned
increases will be reflected in the recommended budget for FY24 and FY25. Other
operational expenditure categories, including materials and services and internal
services such as facilities, general liability, and information technology, are projected to
be higher than forecasted. This is mainly a result of inflation and increased costs to
operate and maintain the City’s aging facilities and infrastructure.
In March 2023, staff discussed with Council the approach and philosophy for the FY24
and FY25 budget development, including aligning one-time revenues to one-time
expenditures and any ongoing revenues to ongoing operational expenditures. Staff also
previewed many of the one-time expenditure needs with the Council, which include:
Infrastructure: Citywide streets and improvements for park restrooms, fire
stations, and replacement of aging fleet.
Equipment and Supplies: Equipment for public safety, including bodyworn
cameras, mobile radios, breathing apparatus, and other safety equipment.
Planning: Civic Center Master Plan, Downtown Specific Plan, Climate Action
Plan, TDM/VMT policies, and Youth Center planning
Liability: Pension and other post-employment benefits, worker’s compensation,
and general liabilities
Infrastructure investment will continue to be the theme of the FY24, and FY25
recommended budget, and these strategic initiatives will be recommended to be funded
utilizing the General fund balance.
As for ongoing expenditures, there is a need for additional personnel to maintain the
current service levels. Staff is evaluating the ERAF and will make any personnel
additions contingent upon ERAF becoming the primary ongoing revenue source. The
ERAF calculation has been challenged by the California School Boards Association
CSBA) in recent years, with the initial Writ of the Mandate being denied. The CSBA has
Agenda Item 11.1Page 1157 of 1163
Receive an Update on the General Fund Forecast
City of Gilroy City Council Page 5 of 5 May 1, 2023
filed a Notice of Appeal to the Third District Court of Appeal, and the outcome is yet to
be determined.
Any General Fund position recommendations will be aligned with the need to maintain
or enhance current service levels and will be based primarily on General Fund budget
priorities, such as public safety. Non-General Fund positions, such as for utilities, will be
recommended based on the operational needs and need for delivery of the capital
improvement program.
Capital Improvement Program (CIP)
Concurrent with the FY24 and FY25 operational budget, staff have also developed the
recommended five-year, FY24 through FY28, CIP. The CIP will contain projects largely
based on the various infrastructure masterplans, including the most recently approved
water and wastewater masterplans, but will also include other grant-related and Council
supported projects such as the additional contributions for the Street repair program, Ice
Center infrastructure improvements, and the Civic Center Master Plan. The draft CIP
will be presented to Council at the May 3 workshop.
The City has had much success in recent years with applying for and receiving grants
related to infrastructure improvements. Council can expect these grant projects to be
included in the recommended five-year CIP, such as the Gourmet and Railroad Alley
improvements, San Ysidro Park healthy living enhancements and improvements, and
corporation yard electric vehicle charging.
Schedule and Next Steps
May 3 –CIP Workshop
May 11 –Recommended FY24 and FY25 Budget Available
May 22 –FY24 and FY25 Budget Workshop
May 22 –Community Budget Meeting
June 5 –Council Adoption for the Operating and CIP Budgets
FISCAL IMPACT/FUNDING SOURCE
There are no fiscal impacts associated with preparing and receiving this report. The
recommended FY24 and FY25 and CIP budgets and related budgetary effects will be
presented to Council at the respective budget workshops.
Agenda Item 11.1Page 1158 of 1163
Page 1 of 2
City of Gilroy
STAFF REPORT
Agenda Item Title:Council Consideration of a City Council Proclamation
and Recognition Policy
Meeting Date:May 1, 2023
From:Jimmy Forbis, City Administrator
Department:Administration
Submitted By:Bryce Atkins, Assistant to the City Administrator
Prepared By:Bryce Atkins, Assistant to the City Administrator
STRATEGIC PLAN GOALS Not Applicable
RECOMMENDATION
Council adopt the City Council Proclamation and Recognition Policy.
BACKGROUND
With the frequency of requests for proclamations received by the City, a policy
regulating how proclamations are requested from the City Council would ensure that
proclamations requests are made in an organized approach and with complete
information. The policy would establish conditions that assist in minimizing staff time
consumed to create proclamation documents and ensure sufficient information and time
for processing to either go to the City Council or be presented via other means. This
staff report presents the draft policy for Council adoption.
ANALYSIS
Staff is bringing to Council for consideration and direction the attached policy for its
review and direction. The policy is generally consistent with other cities’ policies in its
general terms.
The proposed policy identifies a listing of requirements that must be met for
proclamations and recognition items requested by the City Council to be considered.
The key policy terms are listed below:
Agenda Item 11.2Page 1159 of 1163
Council Consideration of a Proclamation Policy
City of Gilroy City Council Page 2 of 2 May 1, 2023
Submission of a request does not guarantee the issuance of a proclamation.
Only one proclamation may be issued per event, but multiple proclamations may
be issued for the same day, week, month, and/or year.
The subject must be relevant to the City of Gilroy community.
The person or group requesting the proclamation or recognition, or the person
being recognized, is a member of the City of Gilroy community.
The request shall include either a sample proclamation to be used as a guide or
provide sufficient information to assist the City Clerk and minimize staff time
preparing the proclamation.
The proclamation or recognition will be signed by the Mayor or Mayor Pro
Tempore in the Mayor’s absence.
Requests from Council or community members for proclamations or recognitions
shall be submitted to the Mayor and City Administrator for approval at least ten
10) business days before the Council Meeting, date of the event, or date of
picking up the document, depending upon if it is being presented at a Council
meeting, at an event, or to be mailed or picked up.
ALTERNATIVES
Council may modify or reject the proposed policy.
FISCAL IMPACT/FUNDING SOURCE
None. The processing of proclamation requests is a practice currently performed and
will not impact the City financially.
PUBLIC OUTREACH
This item was included in the publicly posted agenda for tonight’s regular Council
Meeting.
NEXT STEPS
If approved, staff will then finalize the document and share the policy on the City’s
website and through the City’s communication channels.
Attachments:
1. Draft Council Proclamation and Recognition Policy
Agenda Item 11.2Page 1160 of 1163
City of Gilroy
City Council Proclamation Policy
Adopted: May 1, 2023
Agenda Item 11.2Page 1161 of 1163
Purpose/Background
The purpose of this policy is to establish guidelines for the issuance of proclamations
and recognitions.
Policy
Proclamations are public announcements or recognitions directing attention to, or
recognition of, local residents, organizations, special events or special days, months or
years, or other special causes. Proclamations are not statements of policy. Submission
of a request does not guarantee the issuance of a proclamation. Only one proclamation
may be issued per event, but multiple proclamations may be issued for the same day,
week, month, and/or year.
All conditions and criteria identified below must be met before a proclamation or
recognition will be considered.
1. Conditions required for all proclamations and recognition requests:
a. The subject must be relevant to the City of Gilroy community.
b. The person or group requesting the proclamation or recognition, or the
person or group being recognized, is a member of the City of Gilroy
community.
c. The request must include either a sample proclamation to be used as a
guide or shall provide sufficient information to assist the City Clerk and
minimize staff time in preparing the proclamation.
d. The proclamation or recognition will be signed by the Mayor or Mayor Pro
Tempore in the Mayor’s absence.
2. Proclamations or Recognitions to be presented at a City Council meeting:
a. Requests from Council or community members for proclamations or
recognitions must be submitted to the Mayor and City Administrator for
approval at least ten (10) business days prior to the Council Meeting,
complete with information described in item 1(c) above. In the case of
recognitions of particular groups or persons, the person or group being
recognized must be a member of the City of Gilroy community.
b. The requesting group will have a representative at the City Council
meeting to receive the proclamation or recognition from the Mayor or
Mayor Pro Tempore in the Mayor’s absence, except that requests for
recognition of a special day, week, month or year that is recognized in
solidarity as an expression of sentiment shall not be presented to any
particular group or individual but will be read aloud by the Mayor or Mayor
Pro Tempore in the Mayor's absence.
c. Presentation at a specific City Council meeting is not guaranteed.
3. Proclamations or Recognitions not to be presented at a City Council meeting:
Agenda Item 11.2Page 1162 of 1163
a. Requests from Council or community members for proclamations or
recognitions must be submitted to the Mayor and City Administrator for
approval at least ten (10) business days prior to the requested receipt
date, complete with information described in item 1(c) above.
b. The proclamation or recognition will be mailed to or picked up by the
requestor.
c. For proclamations or recognitions not to be presented at a City Council
meeting the request may be granted at the Mayor’s discretion.
4. Proclamations or Recognitions to be presented at an event:
a. Requests from Council or community members for proclamations or
recognitions must be submitted to the Mayor and City Administrator for
approval at least ten (10) business days prior to the event, complete with
information described in item 1(c) above.
b. The proclamation or recognition will be presented by the Mayor. In the
Mayor’s absence, the proclamation or recognition will be presented by a
Council Member or staff member attending the event.
c. For proclamations or recognitions to be presented at an event, the request
may be granted at the Mayor’s discretion.
Agenda Item 11.2Page 1163 of 1163