04/20/2023 Planning Commission Special Agenda Packet
April 20, 2023 | 6:00 PM Page 1 of 4 Planning Commission
Special Meeting Agenda
PLANNING COMMISSION
SPECIAL MEETING AGENDA
Thursday, April 20, 2023| 6:00 PM
CITY COUNCIL CHAMBERS, CITY HALL
7351 ROSANNA STREET, GILROY, CA 95020
Chair: Manny Bhandal:
manny.bhandal@cityofgilroy.org
Vice Chair: Annedore Kushner:
annedore.kushner@cityofgilroy.org
Commissioners:
Stefanie Elle:
stefanie.elle@cityofgilroy.org
Adriana Leongardt:
adriana.leongardt@cityofgilroy.org
Joan Lewis:
joan.lewis@cityofgilroy.org
Kelly Ramirez
kelly.ramirez@cityofgilroy.org
Michelle Montez:
michelle.montez@cityofgilroy.org
Staff Liaison: Sharon Goei, Community Development Director | sharon.goei@cityofgilroy.org
Written comments can be submitted by email to at planningdivision@cityofgilroy.org Please note
that written comments will not be read out loud, but will be part of the written record.
Comments by the public will be taken on any agenda item before action is taken by the Planning
Commission. Persons speaking on any matter are asked to state their name and address for the
record. Public testimony is subject to reasonable regulations, including but not limited to time
restrictions on particular issues and for each individual speaker. A minimum of 12 copies of
materials should be provided to the Clerk for distribution to the Commission and Staff. Public
comments are limited to no more than three-minutes, at the Chair’s discretion.
Comments on any agenda item may be emailed to the Planning Division at
planningdivision@cityofgilroy.org or mailed to the City of Gilroy, Community Development Department
at City Hall, 7351 Rosanna Street, Gilroy, CA 95020. Comments received by the Planning Division
by 1:00pm on the day of a Planning Commission meeting will be distributed to the Planning
Commissioners prior to or at the meeting and are available for public inspection at the Planning
Division counter at City Hall, 7351 Rosanna Street. Any correspondence received will be
incorporated into the meeting record. Items received after the 1:00pm deadline will be provided to
the Planning Commission as soon as practicable.
In compliance with the American Disabilities Act (ADA), 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 72 hours prior to the meeting at (408) 846-0491. A
sound enhancement system is available in the City Council Chambers.
Planning Commission
Special Meeting Agenda Page 2 of 4 April 20, 2023 | 6:00 PM
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 Planning Commission 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.
Persons who wish to speak on matters set for Public Hearing will be heard when the presiding
officer calls for comments from those persons who are in support of or in opposition thereto. After
persons have spoken, the hearing is closed and brought to the Planning Commission level for
discussion and action. There is no further comment permitted from the audience unless requested
by the Planning Commission.
A Closed Session may be called during this meeting pursuant to Government Code Section
54956.9(b)(1) 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.
Materials related to an item on this agenda submitted to the Planning Commission after distribution
of the agenda packet are available for public inspection with the agenda packet in the lobby of
Administration at City Hall, 7351 Rosanna Street during normal business hours. These materials
are also available with the agenda packet on the City website at www.cityofgilroy.org
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 or by email at cityclerk@cityofgilroy.org.
1. OPENING
2. PLEDGE OF ALLEGIANCE
3. REPORT ON POSTING THE AGENDA AND ROLL CALL
4. PUBLIC COMMENTS
(Three-minute time limit). This portion of the meeting is reserved for persons desiring to
address the Planning Commission on matters not on the agenda. The law does not permit
the Planning Commission action or extended discussion of any item not on the agenda
except under special circumstances. If Planning Commission action is requested, the
Planning Commission may place the matter on a future agenda. Comments on any agenda
item may be emailed to the Planning Division at planningdivision@cityofgilroy.org or mailed
to Community Development Department at City Hall, 7351 Rosanna Street, Gilroy, CA
95020. Comments received by the Planning Division by 1:00pm on the day of a Planning
Commission meeting will be distributed to the Planning Commission prior to or at the
meeting and available for public inspection with the agenda packet located in the lobby of
Planning Commission
Special Meeting Agenda Page 3 of 4 April 20, 2023 | 6:00 PM
Planning Division at City Hall, 7351 Rosanna Street prior to the meeting. Any
correspondences received will be incorporated into the meeting record. Items received after
1:00pm deadline will be provided to the Planning Commission as soon as practicable. All
statements that require a response will be referred to staff for reply in writing.
PUBLIC HEARINGS FOR RELATED PROJECT APPLICATIONS WILL BE HEARD
CONCURRENTLY AND ACTION WILL BE TAKEN INDIVIDUALLY. COMPANION
PROJECTS UNDER NEW BUSINESS WILL BE TAKEN UP FOR ACTION PRIOR TO, OR
IMMEDIATELY FOLLOWING THE RELATED PUBLIC HEARING. THIS REQUIRES
DEVIATION IN THE ORDER OF BUSINESS AS NOTED WITHIN THE AGENDA.
5. CONSENT AGENDA
No items.
6. PUBLIC HEARINGS
6.1. Emergency Shelters Zoning Amendment
1. Staff Report: Cindy McCormick, Customer Service Manager
2. Open Public Hearing
3. Close Public Hearing
4. Possible Action:
Staff has analyzed the proposed project, and recommends that the Planning
Commission:
a) Recommend that the City Council, 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; and
b) Adopt a resolution recommending that the City Council adopt an Ordinance (Z
23-03), 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
6.2. Adoption of Gilroy 2023 - 2031 Housing Element
1. Staff Report: Cindy McCormick, Customer Service Manager
2. Open Public Hearing
3. Close Public Hearing
4. Possible Action:
Staff has analyzed the proposed project, and recommends that the Planning
Commission:
a) Recommend that the City Council, based on its independent analysis, find that
the adoption of the Gilroy 2023-2031 Housing Element is exempt from review
Planning Commission
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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 recommending that the City Council adopt a Resolution
(GPA 22-01), 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.
7. NEW BUSINESS
No Items.
8. ADJOURNMENT To the Next Meeting of May 4, 2023 at 6:00 PM.
Community Development
Department
7351 Rosanna Street, Gilroy, CA 95020-6197
Telephone: (408) 846-0451 | Fax: (408) 846-0429
cityofgilroy.org |planningdivision@cityofgilroy.org
Sharon Goei
DIRECTOR
DATE: April 20, 2023
TO: Planning Commission
FROM: Cindy McCormick, Customer Service Manager
SUBJECT: Emergency Shelters Zoning Amendment
RECOMMENDATION
Staff has analyzed the proposed project, and recommends that the Planning Commission:
a) Recommend that the City Council, 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; and
b) Adopt a resolution recommending that the City Council adopt an Ordinance (Z 23-03),
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.
PROJECT DESCRIPTION
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. The proposed amendment to sections 30.41.32,
30.2.20, and 30.11.10C would bring the Gilroy City Code into conformance with these
regulations.
BACKGROUND
On January 27, 2023, the City of Gilroy received comments from the California
Department of Housing and Community Development 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
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shelters within the city. Since these regulations were adopted, 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 for causing 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.
DISCUSSION AND 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. The Bill also requires
jurisdictions to identify zoning designations that allow emergency shelters as a permitted
use without a conditional use or other discretionary permit, including residential and
mixed-use residential zones.
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.
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The following table provides a summary of the proposed amendments. The draft
Ordinance which includes tracked changes is attached as Exhibit A to the Planning
Commission resolution.
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, this 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 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.
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
requiring 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
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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 proposed Zoning Text Amendment requires approval by the City Council upon
recommendation of the Planning Commission. The following staff analysis demonstrates
that the amendment carries out the general purpose of the Zoning Ordinance and
applicable General Plan goals and policies. As such, the draft Planning Commission
resolution includes a recommendation for approval.
General Plan Consistency: The proposed project is consistent with 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; 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.
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 addresses the needs
of homeless individuals and families, consistent with the requirements of Government
Code Section 65583.
Zoning Text Amendment Review: Pursuant to City Code Section 30.52.40, the Planning
Commission may recommend approval, recommend modifications, or deny the proposed
ordinance amendment. The attached draft Resolution includes findings demonstrating
that the amendment is necessary to carry out the general purpose of the Zoning
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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.
PUBLIC NOTICING
A notice of the April 20, 2023 Planning Commission meeting was advertised in The Gilroy
Dispatch on Friday, April 7, 2023 (no less than 10 days prior to the meeting). The Planning
Commission public hearing packets are available through the City’s webpage. No public
comments have been received on the proposed amendment.
CONCLUSION AND NEXT STEPS
Staff recommends that the Planning Commission recommend approval of the draft
changes to City Code. Alternatively, the Planning Commission 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.
The recommendation of the Planning Commission shall be forwarded to the City Council.
A Council hearing date is tentatively scheduled for May 1, 2023. If denied by the Council,
the decision would be final. If approved by the Council, the Ordinance would take effect
30 days following the second reading of the Ordinance. The effective date would occur
before the end of HCD’s 60-day review period.
APPEAL PROCEDURE
In accordance with Section 30.51.50 of the Gilroy City Code, the Planning
Commission's decision may be appealed, in writing, to the City Council within 20 days of
adoption of the resolution. Appeal forms may be obtained from the City Clerk and must
be submitted with the appropriate fee before the end of the appeal period.
ATTACHMENTS
1. Draft Resolution and proposed Ordinance (Exhibit A)
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING THE CITY COUNCIL APPROVE
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
30.11.10(C) (RESIDENTIAL USE TABLE) REGARDING EMERGENY
SHELTERS
WHEREAS, 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; 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, the 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
Ordinance No. 2023-xx
Page 2
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, the Planning Commission of the City of Gilroy has determined that the
proposed Zoning Ordinance text amendment is necessary to carry out the general purpose of the
Zoning Ordinance and to ensure that emergency shelters are operated in a manner that
appropriately addresses the needs of homeless individuals and families, consistent with the
requirements of Government Code Section 65583; and
WHEREAS, the Planning Commission of the City of Gilroy has determined that the
proposed Zoning Ordinance text amendment is necessary to carry out 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 Community
Development Department, Planning Division.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Gilroy hereby recommends to the City Council approval of application Z 23-03 for a Zoning
Amendment 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).
PASSED AND ADOPTED this 20th day of April, 2023 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________________ ___________________________________
Sharon Goei, Manny Bhandal,
Community Development Director Chairperson
Ordinance No. 2023-xx
Page 3
Exhibit A
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 EMERGENY
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, 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
Ordinance No. 2023-xx
Page 5
forth in CEQA Guidelines Section 15300.2 applies; and
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 Zoning Amendment file number Z 23-03,
took and considered written and oral public testimony, the staff report, and all other
documentation related to application 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.
Ordinance No. 2023-xx
Page 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.
(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
Ordinance No. 2023-xx
Page 7
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
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
Ordinance No. 2023-xx
Page 8
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.
PASSED AND ADOPTED this __ day of ___, 2023 by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
APPROVED:
Marie Blankley, Mayor
ATTEST:
Thai Pham, City Clerk
Community Development
Department
7351 Rosanna Street, Gilroy, CA 95020-6197
Telephone: (408) 846-0451 | Fax: (408) 846-0429
cityofgilroy.org |planningdivision@cityofgilroy.org
Sharon Goei
DIRECTOR
DATE: April 20, 2023
TO: Planning Commission
FROM: Cindy McCormick, Customer Service Manager
SUBJECT: Adoption of Gilroy 2023 - 2031 Housing Element
RECOMMENDATION:
Staff has analyzed the proposed project, and recommends that the Planning Commission:
a) Recommend that the City Council, 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 recommending that the City Council adopt a Resolution (GPA 22-
01), 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.
PROJECT DESCRIPTION:
The City of Gilroy has prepared a draft update to the Housing Element of the General
Plan, 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.
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DISCUSSION AND ANALYSIS:
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 the Environmental Justice Element.
Environmental Review. 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 for causing
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.
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 as an eligibility or ranking criteria. 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 have 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 be completed within one year if a compliant
Housing Element is not adopted by 5/31/23.
Housing Element Components. Pursuant to Government Code Section 65583, local
governments must include the following components within their Housing Elements:
1.Housing Needs Assessment: Includes an assessment of detailed demographic data
including population age, size, and ethnicity; household characteristics; overpayment
trends; housing stock conditions; units in need of replacement or rehabilitation; and
needs of special needs populations including the elderly, persons with disabilities,
unhoused persons, extremely low-income households, and farmworkers. This Section
also includes a community’s Regional Housing Needs Allocation (RHNA).
2.Evaluation of Past Performance: Evaluates the prior Housing Element to measure
progress in implementing previously adopted policies and programs.
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3.Housing Sites Inventory: Identifies sites with appropriate zoning to accommodate a
jurisdiction’s RHNA at all income levels. The standards for designating adequate sites
were substantially changed for the sixth cycle, particularly for non-vacant sites.
4.Community Engagement: Implements a robust community engagement program
that includes reaching out to individuals and families at all economic levels of the
community including historically underrepresented groups.
5.Constraints Analysis: Identifies and analyzes potential and actual governmental and
nongovernmental constraints to the maintenance, improvement, or development of
housing for all income levels in the community.
6.Policies and Programs: Establishes policies and programs to be carried out during
the 2023-2031 (6th cycle) planning period to fulfill identified housing needs.
7.Affirmatively Further Fair Housing (AFFH): Complies with Assembly Bill 686 (AB
686), which created new requirements for jurisdictions to affirmatively further fair
housing. According to AB 686, AFFH means to take “meaningful actions, in addition
to combating discrimination, which overcome patterns of segregation and foster
inclusive communities free from barriers that restrict access to opportunity based on
protected characteristics”. The four main goals of affirmatively furthering fair housing
are to: address significant disparities in housing needs and in access to opportunity;
replace segregated living patterns with truly integrated and balanced living patterns;
transform racially and ethnically concentrated areas of poverty into areas of
opportunity; and foster and maintain compliance with civil rights and fair housing laws.
Summary of Public Meetings. The City of Gilroy must demonstrate “meaningful,
frequent, and ongoing community participation, consultation and coordination” as part of
the 6th Cycle Housing Element update process. This is intended to ensure that input has
been received from groups most impacted by fair housing issues and that local knowledge
is incorporated into the City’s Housing Element. Accordingly, the City conducted
extensive community outreach beginning in August 2021 which included 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 joint
bilingual public study session with the Planning Commission and City Council, public
hearings with the Planning Commission and City Council, farmworker outreach, Youth
Commission outreach, Gavilan College outreach, senior citizen outreach, and outreach
to the intellectually and developmentally disabled community. Details regarding these
meetings and the actions the City took to implement findings from community
engagement can be found in the Introduction, Housing Needs Assessment, and
Affirmatively Furthering Fair Housing sections of the Housing Element.
Gilroy’s Draft Housing Element. The City of Gilroy’s 2023-2031 Draft Housing Element
was prepared with input from the community, Planning Commission, and City Council
through the many forms of outreach summarized above. Following public hearings with
the Planning Commission and City Council, the city submitted a draft Housing Element to
HCD for its review on October 31, 2022. In January and February 2023, City staff met
with HCD staff to discuss their comments on the October 2022 draft and get a better
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understanding of 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 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 expect these changes to be relatively minor. Any substantive changes
would be brought back to the Commission and Council for final approval.
On April 13, 2023, the City published the revised Housing Element on the City website
and requested public comment on the revised draft. All edits can be viewed through the
tracked changes version of the current draft. A clean copy is also provided for easier
reading. A summary of the changes as they relate to the January 27, 2023 HCD comment
letter are provided in the attached HCD Comment Matrix. Comments are broken down by
chapter and topic (e.g., AFFH; fair housing enforcement).
Regional Housing Needs Allocation (RHNA). In January 2022, HCD approved ABAG’s
Final RHNA Plan for the San Francisco Bay Area: 2023-2031 which establishes a total
RHNA for the San Francisco Bay Area of 441,176 residential units for the 6th cycle 2023-
2031 planning period. ABAG’s Plan further distributes this RHNA across Bay Area
jurisdictions based on demographic and population data received from the California
Department of Finance (DOF). Local jurisdictions must then identify eligible land
resources to accommodate their ascribed RHNA across four affordability categories.
Based on the Santa Clara County Area Median Income (AMI), these categories include
very low-income residential units, which are affordable to households earning less than
50% of AMI; low-income units for households earning between 50% and 80% of AMI;
moderate income units for households earning between 80% and 120% of AMI; and
above moderate-income units for households earning upwards of 120% of AMI. As shown
in the table below, Gilroy’s RHNA for the 2023-2031 (6th cycle) planning period is 1,773
units including 669 very low-, 385 low-, 200 moderate-, and 519 above-moderate units.
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%
*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.
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RHNA Sites Inventory / RHNA Buffer. California General Plan law requires each
jurisdiction to identify “adequate sites” to accommodate its share of RHNA for each
income level. Furthermore, new “no net loss” provisions of Government Code Section
65863 require jurisdictions to retain an adequate supply of land resources available for
housing development throughout the duration of the planning period. If housing sites
identified within Gilroy’s adopted Sites Inventory are developed with lower residential
densities or at deficient affordability levels, the City will need to identify additional units to
make up the loss of those units. Gilroy’s RHNA sites inventory includes an approximately
15% buffer to help ensure compliance with “no net loss” provisions. Furthermore, the City
is developing a No Net Loss Inventory of additional sites that could more conservatively
accommodate 600 lower-income units should the sites on the adopted inventory not be
developed at the identified density or affordability level.
Maintaining a no net loss inventory that is updated outside of the adopted housing
element complies with state law and will be easy to modify should any deficiencies occur.
It should also be noted that if any sites on the adopted Inventory are used in a subsequent
planning period (for non-vacant sites) or for two or more consecutive planning periods
(for vacant sites), then rezoning is required within three years of the beginning of the
planning period. In this case, residential development projects would be allowed by right
(no discretionary review) at specified densities when at least 20 percent of the units are
affordable to lower income households.
The following table illustrates the number of sites identified for each affordability category,
broken down by pipeline projects (i.e., those already approved or under review),
anticipated accessory dwelling units, vacant opportunity sites, and non-vacant
opportunity sites. It is important to acknowledge that the opportunity sites were chosen
because they have the appropriate zoning in place to accommodate the number of units
identified for each parcel. 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. 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.
Accordingly, 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. 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 meet State criteria. Furthermore, 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.
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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)62 401 3 756 1,222
C ADUs (Table 80)42 42 42 14 140
D Unmet RHNA (A - B - C)565 -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)757 443 223 770 2,193
J RHNA Buffer (H - A)88 58 23 251 420
K RHNA Buffer % ((E – D) / D)16%-15%--
Policies and Programs. The Housing Element includes a set of goals, policies, and
implementing programs intended to promote the preservation, rehabilitation, and
production of housing. Goals are long-range, broad, and comprehensive targets that
describe desired future outcomes. A policy is a specific instructional guideline that seeks
to promote goals. Together, goals and policies are implemented through a series of
programs that identify specific, quantifiable actions the City will undertake during the 6th
cycle planning period. The following seven (7) broad goals are included in the Housing
Element along with a series of policies that include general commitments, strategies, and
approaches to accomplishing the goals.
1.Housing Production: Provide adequate residential sites to accommodate projected
housing needs and encourage the production of a variety of housing types.
2.Removal of Government Constraints: Remove or reduce governmental constraints
to the development, improvement, and maintenance of housing where feasible and
legally permissible.
3.Housing Preservation and Rehabilitation: Maintain and conserve the existing
housing stock in a sound, safe, and sanitary condition.
4.Housing Assistance to Meet the Needs of All Income Levels: Encourage and
support the provision of a variety of affordable housing types.
5.Special Housing Needs: Increase access to decent and suitable housing for Gilroy
residents with special housing needs.
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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.
7.Education and Outreach: Increase awareness of and participation in housing
programs.
Fair Housing Issues, Contributing Factors, and Meaningful Actions. The City has
adopted goals and actions that specifically address the contributing factors identified in the
City’s Affirmatively Furthering Fair Housing (AFFH) analysis. While the City views all
contributing factors as important to address, 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 58 in the Housing Element provides a detailed overview of
Housing Element Programs that are aimed at affirmatively furthering fair housing. For each
program, the table lists the action, fair housing issue, priority level, specific commitment,
timeline, geographic targeting, and associated metric. For example, to provide additional
“access to opportunities”, three programs were created to improve housing mobility and
choice, especially in higher opportunity areas of the City. Program A-10 will create a
ministerial approval process for missing middle housing (duplexes, triplexes, and
quadplexes) on corner lots in the R-1 and R-2 zones that meet objective design standards.
While SB9 currently allows duplexes in the R-1 zone, Program A-10 provides further
flexibility by allowing triplexes and fourplexes as an alternative design to a traditional duplex
with an ADU or a junior ADU. Program A-10 will encourage the development of missing
middle housing throughout the City, including high-resource areas primarily comprised of
detached single-family residences. Similarly, adoption of an inclusionary housing policy
(Program A-11) and incentives beyond density bonus state law (Program A-12) will help
distribute affordable housing opportunities, and encourage more inclusivity on the west side
of the City, where incomes are generally higher.
CONCLUSION AND NEXT STEPS
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, in conformance
with the Housing Element Guidelines as established by the California Department of
Housing and Community Development (HCD), and in response to HCD recommendations
in their January 27, 2023 comment letter. 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; and 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]).
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HCD Comment Letter Response Matrix. Pursuant to Government Code section 65585,
subdivision (b), HCD reviewed the City of Gilroy’s draft Housing Element and reported
the results of its review in a letter dated January 27, 2023. Attachment 3 contains a
response to each recommendation within HCD’s January 27, 2023 letter, illustrating that
the revised draft includes the necessary changes to bring the Gilroy 2023-2031 Housing
Element into compliance with Article 10.6 of the Government Code.
Compliance with State Housing Element Law. In addition to addressing each of HCD’s
recommendations in the City’s Response Matrix, Attachment 4 is the City of Gilroy’s
Housing Element Completeness Checklist. The checklist illustrates that the Gilroy 2023-
2031 Housing Element meets the statutory requirements of Government Code section
65580 – 65588, prior to submittal to HCD.
Next Steps: The recommendation of the Planning Commission shall be forwarded to the
City Council. A Council hearing date is tentatively scheduled for May 1, 2023. Revisions
made as a result of the Planning Commission and City Council Public Hearings will be
posted on the City website and forwarded to HCD for final review.
PUBLIC NOTICING:
A notice of the April 20, 2023 Planning Commission meeting was advertised in The
Gilroy Dispatch on Friday, April 7, 2023 (no less than 10 days prior to the meeting). The
Planning Commission public hearing packets are available through the City’s webpage.
APPEAL PROCEDURE:
In accordance with Section 30.51.50 of the Gilroy City Code, the Planning
Commission's decision may be appealed, in writing, to the City Council within 20 days of
adoption of the resolution. Appeal forms may be obtained from the City Clerk and must
be submitted with the appropriate fee before the end of the appeal period.
Attachments:
1. Draft Resolution
2. HCD Comment Letter, dated January 27, 2023
3. HCD Comment Response Matrix
4. Housing Element Completeness Checklist
5. Draft Gilroy 2023-2031 Housing Element
6. Draft Gilroy 2023-2031 Housing Element, with tracked changes
RESOLUTION NO. 2023-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
GILROY RECOMMENDING THE CITY COUNCIL 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)
WHEREAS, the California Legislature has found that “California has a housing supply
and affordability crisis of historic proportions. 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
Housing Element 2023-2031 (the 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 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 joint bilingual 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 2023-2031 Housing Element and requested public
comment for a minimum 30-day review period; and
Ordinance No. 2023-xx
Page 2
WHEREAS, between October 12, 2022 and October 31, 2022, the City made revisions to
the first draft 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, 2023 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 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
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, 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 Planning Commission of the City of
Gilroy hereby recommends that the City Council find that the adoption of the Gilroy 2023-2031
Housing Element is exempt from review under the California Environmental Quality Act
Guidelines Section 15061(b)(3), and adopt a resolution recommending that the City Council
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).
PASSED AND ADOPTED this 20th day of April, 2023 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_________________________________ ___________________________________
Ordinance No. 2023-xx
Page 3
Sharon Goei, Manny Bhandal,
Community Development Director Chairperson
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.
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
City of Gilroy’s 6th Cycle (2023-2031) Draft Housing Element Page 1
January 27, 2023
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).)
City of Gilroy’s 6th Cycle (2023-2031) Draft Housing Element Page 3
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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
City of Gilroy’s 6th Cycle (2023-2031) Draft Housing Element Page 8
January 27, 2023
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
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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.
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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.
City of Gilroy Housing Element Update - April 13, 2023 Response to January 27, 2023 HCD Letter Comments
#Chapter Topic Comment Section / Page Number HEU Response / Revisions / Progress
1 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/95-97
Stated affirmatively that there are no outstanding fair housing complaints or lawsuits.
Included FHEO data. Referenced Program F-2 to commit to working more closely with a fair
housing provider to have more direct access to this data in the upcoming cycle.
Added data from Project Sentinel, including the number of calls received on behalf of the City
since 2017 and the number of cases managed since 2015. The complaints addressed by these
cases are summarized and quantified. Tables 48 through 50 show dispute cases by income
category, age, and race from 2015 to 2022.
2 AFFH 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,
2019/105-106
Added data from ACS on the quantity of the population within each household income level
in the City. Included a map showing median income by census tract.
3 AFFH 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/116-119 Added more analysis of recent improvements to streetscapes, and amenities in the R/ECAP.
Included 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 analysis by code enforcement regarding concentrations of health care facilities,
transit, and employment opportunities.
4 AFFH 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/138-144 Included notes from service providers where there are concentrations of the homeless
population. Added data on the number of units in need of rehabilitation or repair.
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5 AFFH 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/89-94 Added a table to the City Overview in the AFFH to compare the 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.
6 AFFH 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/147-
149
Persons with Disabilities 114-115
Expanded discussion of the historical land use patterns, including redlining in the region, that
contribute to the current land use patterns in the City. Added discussion of the Urban
Growth Boundary and the ballot initiatives that led to its creation. Included discussion of
Measure H.
Included discussions with service providers regarding developmental disabilities.
7 AFFH 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/147-
149
Expanded discussion of the historical land use patterns, including redlining in the region, that
contribute to the current land use patterns in the City. Added discussion of the Urban
Growth Boundary and the ballot initiatives that led to its creation. Included discussion of
Measure H.
8 AFFH 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/146-156 Included SB 9 streamlining program to promote housing mobility, reprioritized based on
analysis.
9 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/79-82
The element includes Table 21, which shows overpayment by tenure compared between
each income level. It also includes Table 42, which shows overpayment for ELI households by
tenure and housing problems for ELI households.
CHAS data was added to show rates of overcrowding for ELI households compared to all
income levels.
Included reference to past programs' effectiveness at meeting the needs of ELI households.
Added reference to new programs supporting the development and rehabilitation of ELI
housing.
10 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.
Housing Conditions/58
Substandard Housing/138-139
Included estimates on the number of units in need of repair or replacement in the City.
Included data from the City's Code Enforcement regarding neighborhoods with housing
conditions in potentially higher need of rehabilitation and replacement.
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11 Needs 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.
Persons with Disabilities/64-68 Added additional analysis of primary disability types and programs revising the zoning code
to support disabled population. Added housing types for those with disabilities.
Added an Outreach to Services Providers section documenting meetings with Housing
Choices, the San Andreas Regional Center, and Villa Esperanza.
12 Needs Special Housing Needs the analysis should quantify the number of persons with
developmental disabilities as well as update homelessness numbers
from the most recent PIT count.
Persons with Developmental
Disabilities/64-66
Analysis updated to reflect the 2022 Point in Time count. Analysis quantifies the number of
people with a developmental disability in the City by age and living arrangement.
13 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/220-221
All of the pipeline projects are available in the planning period. None of the projects have
been finalled 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 the 6th Cycle (Proposed, Entitled, Permits Issued) was
updated to reflect the status of each project, including dates of applications of building
permits and submittals.
14 Sites 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/212 The element was revised to discuss nonresidential uses in mixed-use zones and trends of inquiries and
permits for 100% commercial uses. The following was added to the realistic capacity analysis:
The realistic capacity calculation also takes into account recent permits and inquiries for uses in zones
that allow mixed-use or stand-alone commercial uses. The DTSP allows 100% commercial in all six
zones. Three DTSP districts allow 100% 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 DTSP 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 the maximum yield.
Inquiries and submittals have included residential uses on upper stories in applications for adaptive
reuse of existing historic buildings (i.e., tenant improvements), with new commercial uses (e.g., new
restaurant in existing building), 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 at 7541 Monterey Road in the City’s downtown
historic district. 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% residential or mixed-use, rather than 100% new commercial construction. 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% residential uses. Development inquiries and proposals illustrate the trend of
maximizing residential and minimizing commercial uses in mixed-use zones.
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15 Sites Suitability of Nonvacant Sites The element must D2. 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.
Non-Vacant Site Details: 226-246 Expanded analysis in the Non-vacant Site Details section to include non-vacant site details
including maximum FAR, residential density requirements, current uses, and land
improvement ratios. Included proximity to relevant resources such as schools, daycare
facilities, and grocery stores. Included details on current uses.
Took community character as well as development constraints into consideration when
evaluating each site’s development potential.
Added No Net Loss Inventory Program.
Included examples of inquiry on residential development in the mixed-use corridor.
16 Sites Suitability of Nonvacant Sites Based on public comments, the inventory may contain sites with
existing uses that are labeled as vacant. The element should make
corrections, as appropriate.
Appendix B/301-316 In discussions with those who have expressed concern over non-vacant sites being labeled as
vacant, we have clarified that these sites are confirmed vacant. There was one unpaved
parcel being used for parking that was being categorized as vacant that has been
recategorized as non-vacant. This will not affect the low percentage of LIH RHNA met on non-
vacant sites.
17 Sites 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-3/271 Modified Program B-3 to include the following replacement housing program: The City shall
amend the Zoning Ordinance to ensure that any demolished units shall be replaced pursuant
to Government Code Section 65915(c)(3) and Government Code Section 65583.2(g).
18 Sites 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).State
Zoning for Moderate and Above
Moderate Households/224
There is a remaining need of 155 moderate units after pending projects and projected ADUs.
The Opportunity Sites Inventory identifies 178 moderate-income RHNA sites. 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 is shown in
Appendix B.
There is no remaining need of above moderate units, as they are all met through pipeline
projects.
19 Sites 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/216-217
Expanded the analysis of the Environmental and Infrastructure Constraints section to
describe the environmental conditions related to sites in the DTSP and provided examples of
environmental conditions impacting recent housing projects.
20 Sites 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.
N/A ADU information for 2018-2020 was updated and sent to and acknowledged by HCD in
March 2022. The ADUs counted in the Housing Element reflect these updated numbers and
are accurate. Information will be re-sent to HCD in March 2023 along with 2022 data.
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21 Sites 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 to be submitted with adopted Housing Element.
22 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).
Emergency Shelters/182-183
Program E-3/281
Expanded on the Emergency Shelters section to include analysis regarding capacity to
accommodate the RHNA and emergency shelters without acreage overlapping. The analysis
addresses parcel size and proximity to transportation, services, and development standards
to address identified constraints.
Amended Program E-3 to ensure any constraints regarding emergency shelters are address
and analyzed.
23 Zoning for a Variety of Housing Types Emergency Shelters 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
182-183
Program E-3
281
Expanded the Emergency Shelter section to demonstrate suitable sites and sufficient
capacity to accommodate the need for emergency shelters. Amended Program E-3 to
address that requirements of Chapter 654, Statutes of 2022 (AB 2339) are met regarding
identification of zones and sites for emergency shelters per amendments to Government
Code Section 65583(a)(4).
24 Zoning for a Variety of Housing Types 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.
Transitional and Supportive
Housing/177
Program E-3/277
Added clarification to the Transitional and Supportive Housing section to affirmatively state
the City's transitional and supportive housing standards are in full compliance with
Government Code Section 65583(a)(5).
Amended Program E-3 to reference AB 2339 and remove conditional use/discretionary
permit requirement to allow transitional and supportive housing in all zones allowing
residential uses.
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25 Zoning for a Variety of Housing Types 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/177
Program E-3/277
Amended program E-3 pursuant to Government Code Section 65651 to allow supportive
housing by-right in zones where multifamily and mixed uses are permitted.
26 Constraints 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.
Land Use Controls/170-173, 177-
178
Program B-7/272
Expanded the Downtown Specific Plan development standards table to include yard, height,
density, and building form requirements and amended Program B-7 to evaluate
development standards (e.g., parking) for all zones, including DTSP zones.
Expanded the Zoning Ordinance section to include sections that address residential densities,
planned development exceptions, lot size, floor area, and lot coverage.
Expanded analysis to the Cumulative Effect of Development Standards section to address
constraints on land use controls.
27 Constraints Land Use Controls 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.
Programs/262 The City currently processes applications consistent with state density bonus law.
Program A-12 has been included that also goes beyond state law to offer incentives targeted
at special needs households and extremely low-income households.
28 Constraints 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.
Providing for a Variety of
Housing Types/175,
Programs/265
Added Program A-15 to 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. The ADU ordinance will be updated to
conform to current state law.
29 Constraints Building Codes The element should identify and evaluate any local amendments to
the building code for impacts on housing costs.
Building Code/192 Expanded the analysis of the Building Code section to identify and evaluate locally adopted
code amendments that can impact housing cost.
30 Constraints 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/187-188
Impact fees are listed in Table 67.
Added analysis on ADU impact fees to Planning, Building, and Develoment Impact Fees
section and modified Program A-8 to evaluate ADU impact fees as a potential constraint for
affordable housing.
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31 Constraints 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/193-195
Expanded on the On- and Off-Site Improvement Requirements section to include analysis of
a subdivision level improvements for typical development. Based on 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.
32 Constraints 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/182-183
Expanded the analysis in the Development Review and Permitting Procedures section to
include the administrative vs discretionary permitting procedures for single-family and
multifamiliy development.
33 Constraints 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 as a constraint. The element should analyze this factor and add or
modify programs to address the constraint.
Reasonable Accommodation
Procedures/191, Program E-
10/280
Added Program E-10 to address potential constraints identified in the existing reasonable
accommodation standards and procedures. As part of the 2023 comprehensive zoning code
update, the City will evaluate its reasonable accommodation standards and procedures as
potential constraints to accommodating persons with disabilities.
34 Constraints 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.
Transitional and Supportive
Housing/178, Programs E-10/280
Added Program E-10 to address the potential constraint for group home development for
more than 6 residents to require a CUP in the City. As part of the 2023 comprehensive zoning
code update, the City will evaluate the permit requirements for residential care homes (i.e.,
group homes) in medium- and higher-density residential zones.
35 .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/195-196
Expanded on the Requests to Develop Below the Anticipated Density section and how this
affects the assumptions in the sites inventory. Added discussion of the typical time between
entitlement approval and requests for building permits.
36 Constraints 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.
Energy Conservation/201 Included an Energy Conservation section to analyze energy conservation opportunities and
existing programs in residential development in the City and County.
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37 Constraints at-risk unit 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.
Inventory of At-Risk Units/57-58 Updated the Inventory of At-Risk Units section with HCD records and updated Table 29
accordingly.
38 Programs Programs 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:
Programs A-1, A-2, and A-6/254-
255, 257
Included the addition of a no net loss inventory list to Program A-1; revised Program A-2 to
advertise City-owned lands to affordable housing providers, the Santa Clara County Office of
Supportive Housing, and developers of special needs housing; and added a timeline for
additional programs or site identification in Program A-6.
39 Programs 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/
255
The following was added to Program A-2: There is one City-owned site in the RHNA
inventory. The City will advertise the surplus land opportunity 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). Sites will be
advertised by Q1 2025.
40 Programs 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-3/269 Program E-3 was modified to identify specific standards and specifically commit to rezoning
to allow emergency shelters in the R4 zone and 1st Street Corridor.
The program now reads: The City will modify its Zoning Ordinance to ensure that emergency
shelters are allowed by right in the City’s high density residential zoning district, R4 zone and
its 1st Street 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 CUP 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.
41 Programs Programs 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 E-11/272 Added Program E-11 to commit to specific annual outreach with affordable housing
developers to identify development opportunities and provide assistance such as supporting
funding application, providing technical assistance, and creating opportunities for density
bonus beyond state law.
Included affordable housing developers and developers for special needs households
specifically in the annual developer roundtable meeting in Program G-1.
42 Programs 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 E-11/266 Added Program E-11 to commit to specific annual outreach with affordable housing
developers to identify development opportunities and provide assistance such as supporting
funding application, providing technical assistance, and creating opportunities for density
bonus beyond state law.
Included affordable housing developers and developers for special needs households
specifically in the annual developer roundtable meeting in Program G-1.
8 of 10
City of Gilroy Housing Element Update - April 13, 2023 Response to January 27, 2023 HCD Letter Comments
#Chapter Topic Comment Section / Page Number HEU Response / Revisions / Progress
43 Programs 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.
Programs E-11 and G-1/272, 284 Added Program E-11 to commit to specific annual outreach with affordable housing
developers to identify development opportunities and provide assistance such as supporting
funding application, providing technical assistance, and creating opportunities for density
bonus beyond state law.
Program G-1 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.
44 Programs 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-11/280 Program E-7 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 development more farmworker
housing in Gilroy.
Program E-11 was added to commit to specific annual outreach with affordable housing
developers to identify development opportunities and provide assistance such as supporting
funding application, providing technical assistance, and creating opportunities for density
bonus beyond state law. The City will pursue funding sources to assist special needs
households, including farmworkers.
45 Programs Programs 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.
Program E-10/278 Program E-10 was added to remove constraints on housing for persons with disabilities. The
program reads as follows: As part of the 2023 comprehensive zoning code update, the City
will evaluate and revise as necessary its reasonable accommodation standards and
procedures as potential constraints to accommodating persons with disabilities. The City will
also evaluate and revise as necessary the permit requirements for residential care homes
(i.e., group homes) in medium- and higher-density residential zones.
46 Programs Programs 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.
Table 57: AFFH Actions
Matrix/146-153
Programs/264
Programs in the Housing Element all have actions, timelines, and where appropriate,
quantified objectives and geographic targeting. Table 58 outlines all the programs,
commitments, timelines, geographic targeting, and metrics as they relate to each AFFH
category. This includes AFFH Programs F-1 through F-5 and outreach programs G-1 and G-5
through -7.
Program A-15: ADU Ordinance Update was added to read as follows: The City worked in
collaboration with HCD on its current ADU ordinance. The City will continue to work with the
state to make necessary changes and ensure compliance with state law. 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 streamline the process for approving
ADUs in the City of Gilroy.
Program A-16: SB 9 Lot Splits was added to read as follows: The City will create a transparent
process for processing SB 9 lot splits and post the process on the City’s SB 9 webpage. The
Planning Department will hold informational meetings with the building division and
engineering / land development division to review the process to ensure it is adhered to in a
timely manner.
9 of 10
City of Gilroy Housing Element Update - April 13, 2023 Response to January 27, 2023 HCD Letter Comments
#Chapter Topic Comment Section / Page Number HEU Response / Revisions / Progress
47 Programs 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-15/250, 263 Program A-15 was added to track ADU affordibility as follows:
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 streamline the process for
approving ADUs in the City of Gilroy.
Program A-6 was modified to include the following commitment identifying discrete timing
and specific commitments if ADU assumptions are not met: If annual production and
affordability rates do not match the estimates included in the Housing Resources Section, the
City will update the ADU strategy to ensure that the City continues to maintain adequate
capacity for all income levels. In the event of an ADU shortfall that results in a net loss of
units below the RHNA, the City will adopt another ADU program within six months to
facilitate additional ADU production or identify additional RHNA sites from the City’s No Net
Loss Inventory as discussed in Program A-1. The City will hold a focus group event with local
stakeholders in spring or fall 2026 if ADU production is less than 25 in year 2025 to determine
appropriate ADU programs to help increase production.
48 Quantified Objectives 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/256 Revised Table 86 to include a goal for conservation beyond just preservation numbers.
49 General Plan Consistency 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
Added statement to Relationship to Other Elements and Plans section that ensures the City
will conduct internal consistency review required by Government Code Section 65400.
50 Water and Sewer Priority 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-1/279 Modified Program E-1 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.
Modified Program E-1 to state that the element will be provided to water and sewer service
providers upon adoption.
51 Public Participation 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/1-8 Pages 1-8 provide a detailed summary of public engagement, comments received, and
specific revisions and responses to public comments.
Expanded on the public participation process section to include summaries of public
comments and how the comments were considered and incorporated into the Housing
Element. The Housing Element includes summaries of recent outreach efforts and survey
results.
10 of 10
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)
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:
1-3, 84-89
4-8, 88
16-32
16-32
16-32
11-14
11
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:
35-43
43-53
51-52
79-82
35
47-58
60-61
68-71
63-68
71-73
77-78
73-74
74-76
NA
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:
5-8
95-97
97-115
115-121
121-136
136-147
225-245
225-245
n
n
n
n
n
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
59-60
60-61
58-59
61-62
n
n
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
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:
144-145
142-144
144
142
138-139
134
134
132-133
133
134
134
134
133
133
130-132
n
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:
299-301
299-312
298
220-221
203-208
222-226
n
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:
212-214
216-219
226-244
225-244
226-244
225-226
226-244
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:
221-222
NA
NA
173-174
NA
206-208
206
NA
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:
257-267
257
257
258-284
268-271
272-273
A-1 - A-16
A-1
A-1
A-2, A-12, D-4, E-11,12
B-1 - B-9
C-1 , C-2
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
272
257-291
255
F1 - F5
C-1
A-1,6,7,8,0,15, G-3
n
n
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
2023 – 2031
HCD Review Draft #2
April 13, 2023
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 .................................................................................... 10
Housing Production ....................................................................................................................... 10
No Net Loss and Adequate Sites .......................................................................................................... 11
Effectiveness at Assisting Special Needs Populations ............................................................... 11
Accessibility Improvements ................................................................................................................... 12
Seniors and Residents with Disabilities............................................................................................... 12
At-Risk Youth Services ............................................................................................................................ 13
Unhoused Outreach ............................................................................................................................... 13
Farmworkers ........................................................................................................................................... 13
2015 – 2023 (5th Cycle) Housing Element Programs .................................................................. 15
HOUSING NEEDS ASSESSMENT ................................................................................................. 34
Projected Housing Needs .............................................................................................................. 35
Existing Housing Need ................................................................................................................... 35
Demographic Characteristics ............................................................................................................... 35
Employment Trends ............................................................................................................................... 40
Household and Housing Stock Characteristics .................................................................................. 43
Overpayment .......................................................................................................................................... 50
Overcrowding .......................................................................................................................................... 52
Housing Inventory and Market Conditions ........................................................................................ 53
Preservation of Assisted Units At Risk of Conversion ........................................................................ 58
Special Needs Groups .................................................................................................................... 62
Persons with Disabilities ........................................................................................................................ 63
Elderly Persons ........................................................................................................................................ 68
Large Households ................................................................................................................................... 70
Female-Headed Households ................................................................................................................. 72
Homeless/Unhoused Population ......................................................................................................... 73
Farmworkers ........................................................................................................................................... 76
Extremely Low-Income Households..................................................................................................... 78
Summary of Housing Needs ......................................................................................................... 81
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan ii
AFFIRMATIVELY FURTHERING FAIR HOUSING ........................................................................ 83
Introduction, Outreach, and Assessment ................................................................................... 83
Introduction............................................................................................................................................. 83
Public Outreach ...................................................................................................................................... 83
Housing Element Survey (focused outreach) ..................................................................................... 87
Stakeholder Meetings ............................................................................................................................ 87
Findings .................................................................................................................................................... 88
City Overview .................................................................................................................................. 88
Fair Housing Enforcement and Outreach Capacity .......................................................................... 94
Integration and Segregation ......................................................................................................... 96
Race and Ethnicity .................................................................................................................................. 96
Income .................................................................................................................................................... 100
Familial Status ...................................................................................................................................... 107
Persons with Disabilities ...................................................................................................................... 110
Findings .................................................................................................................................................. 114
Racially and Ethnically Concentrated Areas of Poverty and Affluence ................................. 114
R/ECAPs .................................................................................................................................................. 114
Racially Concentrated Areas of Affluence ......................................................................................... 119
Disparities in Access to Opportunities ...................................................................................... 120
California Tax Credit Allocation Committee (TCAC) ........................................................................ 120
Increasing Housing Opportunities in Higher Resource Areas ....................................................... 127
Access to Opportunities, Regional Comparisons ............................................................................. 129
Transportation ...................................................................................................................................... 130
CalEnviroScreen 4.0 ............................................................................................................................. 132
Findings .................................................................................................................................................. 134
Disproportionate Housing Needs ............................................................................................. 135
Substandard Housing .......................................................................................................................... 135
Overcrowding ........................................................................................................................................ 138
Homelessness ........................................................................................................................................ 140
Displacement ........................................................................................................................................ 144
Findings .................................................................................................................................................. 145
Other Contributing Factors ........................................................................................................ 146
Historic Immigration and Land Use Patterns .................................................................................. 146
Urban Growth Boundary .................................................................................................................... 148
Fair Housing Issues, Contributing Factors, and Meaningful Action ...................................... 149
CONSTRAINTS ON HOUSING .................................................................................................. 163
Governmental Constraints ......................................................................................................... 163
Land Use Controls ................................................................................................................................ 163
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan iii
Providing for a Variety of Housing Types ......................................................................................... 178
Residential Development Ordinance ................................................................................................. 183
Urban Growth Boundary and Urban Service Area ......................................................................... 184
Development Review and Permitting Procedures ........................................................................... 186
Housing for Persons with Disabilities ................................................................................................ 195
Building Code ........................................................................................................................................ 196
Code Enforcement ................................................................................................................................ 196
On- and Off-Site Improvement Requirements ................................................................................. 197
Nongovernmental Constraints .................................................................................................. 199
Requests to Develop Below the Anticipated Density ....................................................................... 199
Land Costs ............................................................................................................................................. 199
Construction Costs ............................................................................................................................... 200
Financing Availability ........................................................................................................................... 201
Federal and State Programs ............................................................................................................... 201
Environmental and Infrastructure Constraints ............................................................................... 202
HOUSING SITES AND RESOURCES........................................................................................... 208
Land Inventory............................................................................................................................. 208
Housing Allocation ............................................................................................................................... 208
Realistic Capacity .................................................................................................................................. 210
Assumed Affordability .......................................................................................................................... 213
Environmental and Infrastructure Constraints ............................................................................... 214
Entitled and Pending Pipeline Projects ............................................................................................. 218
Accessory Dwelling Units (ADUs) ........................................................................................................ 219
Ability to Meet the RHNA ..................................................................................................................... 220
Opportunity Site Details ............................................................................................................. 223
Vacant Sites ........................................................................................................................................... 223
Non-Vacant Sites .................................................................................................................................. 224
Non-Vacant Site Details .............................................................................................................. 224
Local Data .............................................................................................................................................. 224
R4 Northern Cluster ............................................................................................................................. 225
Monterey Cluster 1 (Downtown Expansion District) ....................................................................... 228
Monterey Cluster 2 (Gateway/Downtown Expansion District) ...................................................... 231
Monterey Cluster 3 (Gateway District) .............................................................................................. 234
Monterey Cluster 4 (Downtown Expansion District) ....................................................................... 235
Other Zoning Districts and Designations .......................................................................................... 238
Financial Resources .................................................................................................................... 245
Countywide Programs ......................................................................................................................... 245
U.S. Department of Housing and Urban Development (HUD) Grants ......................................... 246
Statewide Resources ............................................................................................................................ 249
Administrative Resources .................................................................................................................... 250
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan iv
HOUSING GOALS, POLICIES, AND PROGRAMS ..................................................................... 252
Housing Production .................................................................................................................... 252
Removal of Governmental Constraints .................................................................................... 252
Housing Preservation and Rehabilitation ................................................................................ 253
Housing Assistance to Meet the Needs of All Income Levels ................................................ 253
Special Housing Needs ............................................................................................................... 254
Affirmatively Furthering Fair Housing ....................................................................................... 254
Education and Outreach ............................................................................................................ 255
Quantified Objectives........................................................................................................................... 255
Programs ...................................................................................................................................... 256
APPENDIX A: SITES INVENTORY MAP ..................................................................................... 298
APPENDIX B: SITES INVENTORY LIST...................................................................................... 300
APPENDIX C: OUTREACH ......................................................................................................... 316
List of Figures
Figure 1: Population Age Distribution, 2019 ................................................................................... 38
Figure 2: Regional Racial/Ethnic Composition, 2019 ...................................................................... 40
Figure 3: Regional Employment by Industry, 2019 ........................................................................ 42
Figure 4: Regional Home Prices Over Time, 2001–2020 ................................................................ 47
Figure 5: Disability by Type, 2019 ..................................................................................................... 64
Figure 6: Developmental Disability by Type Served by San Andreas Regional Center, 2020.... 66
Figure 7: Census Tracts and RHNA Sites, 2022 ............................................................................... 89
Figure 8: Racial and Ethnic Majority, 2010 ...................................................................................... 97
Figure 9: Percentage of the Population that is Non-White, 2018 ................................................. 98
Figure 10: Percent non-White Comparison of RHNA Units ........................................................... 99
Figure 11: Dissimilarity Index for Race ......................................................................................... 100
Figure 12: Low to Moderate Income Population and RHNA Sites, 2011-2015 ........................ 102
Figure 13: Low to Moderate Income Population Comparison of RHNA Units ......................... 103
Figure 14: Households per Income Level, 2021 .......................................................................... 104
Figure 15: Median Household Income, 2019 ............................................................................... 105
Figure 16: Poverty Status, 2010-2014 and 2015-2019 ................................................................ 106
Figure 17: Housing Choice Vouchers ............................................................................................ 107
Figure 18: Children in Female-Headed Households and RHNA Sites ....................................... 108
Figure 19: Female Headed Households Comparison of RHNA Units ....................................... 109
Figure 20: Children in Married-Couple Households ................................................................... 110
Figure 21: Disability Characteristics, Gilroy, 2019 ....................................................................... 111
Figure 22: Population with a Disability, 2010-2014 and 2015-2019 .......................................... 112
Figure 23: Population with a Disability Comparison of RHNA Units ......................................... 113
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan v
Figure 24: Infrastructure Improvements ...................................................................................... 117
Figure 25: R/ECAPs in the City and Vicinity ................................................................................... 118
Figure 26: Presence of a R/ECAP Comparison of RHNA Units ................................................... 119
Figure 27: RCAAs Vicinity and RHNA Sites .................................................................................... 120
Figure 28: TCAC Economic Score, 2021 ........................................................................................ 122
Figure 29: TCAC Education Score .................................................................................................. 123
Figure 30: TCAC Environmental Score .......................................................................................... 124
Figure 31: TCAC Composite Score and RHNA Sites ..................................................................... 126
Figure 32: TCAC Designation Comparison of RHNA Units ......................................................... 127
Figure 33: Existing Single-Family Homes on Corner Lots in R1 and R2 Zones ......................... 128
Figure 34: Transit Route Map ........................................................................................................ 132
Figure 35: CES Percentile and RHNA Sites ................................................................................... 133
Figure 36: CalEnviroScreen Percentile Comparison of RHNA Units .......................................... 134
Figure 37: Housing Problems by Tenure and Race/Elderly/Housing Size ................................ 136
Figure 38: Cost Burden by Tenure and Race/Elderly/Housing Size........................................... 136
Figure 39: Overpayment by Owners ............................................................................................. 137
Figure 40: Overpayment by Renters ............................................................................................. 137
Figure 41: Year Structure Built....................................................................................................... 138
Figure 42: Overcrowded Households ........................................................................................... 139
Figure 43: Communities Vulnerable to Displacement ................................................................ 145
Figure 44: Gilroy Land Use Map .................................................................................................... 164
Figure 45: Gilroy Special Flood Hazard Areas .............................................................................. 216
Figure 46: Gilroy Wildland Urban Interface Areas ....................................................................... 217
List of Tables
Table 1: 5th Cycle RHNA Progress (2015 through 2022)................................................................. 11
Table 2: Review of 2015 – 2023 (5th Cycle) Housing Element Programs ...................................... 16
Table 3: Gilroy RHNA, 2023–2031 .................................................................................................... 35
Table 4: Regional Population Trends, 2010–2020 .......................................................................... 36
Table 5: Average Annual Population Growth Rate ......................................................................... 36
Table 6: Population Age Distribution, Gilroy ................................................................................... 37
Table 7: Racial and Ethnic Composition, Gilroy .............................................................................. 39
Table 8: Employment Trends, Gilroy ............................................................................................... 41
Table 9: Major Employers, 2021 ....................................................................................................... 43
Table 10: Change in Households, 2000–2019 ................................................................................. 44
Table 11: Regional Average Household Size ................................................................................... 44
Table 12: Household Size Distribution, 2019 .................................................................................. 44
Table 13: Median Household Income by Tenure, 2019 ................................................................. 45
Table 14: Income Range by Affordability Level Based on State Area Median Income, 2022 .... 45
Table 15: Household Income by Tenure, 2018 ............................................................................... 46
Table 16: Zillow Home Value Index, 2020 and 2021 ...................................................................... 48
Table 17: Average Monthly Rent by Unit Size, 2021 ....................................................................... 48
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan vi
Table 18: Maximum Affordable Rent by Income, Santa Clara County ........................................ 49
Table 19: Maximum Affordable Monthly Rent by Income Category............................................ 49
Table 20: Occupancy Rates ............................................................................................................... 50
Table 21: Housing Cost as a Percentage of Household Income, 2018 ........................................ 51
Table 22: Overcrowded Households, 2019 ..................................................................................... 53
Table 23: Housing Units, 2000–2019 ............................................................................................... 54
Table 24: Unit Size by Tenure, 2019 ................................................................................................. 54
Table 25: Housing Inventory by Unit Type ...................................................................................... 55
Table 26: Unit Type by Tenure, 2019 ............................................................................................... 56
Table 27: Tenure by Housing Age .................................................................................................... 57
Table 28: Units Lacking Plumbing or Complete Kitchen Facilities, 2019 ..................................... 58
Table 29: Potential Units at Risk of Conversion .............................................................................. 60
Table 30: Replacement Cost ............................................................................................................. 60
Table 31: Gilroy and Santa Clara County Population with Developmental Disabilities ............. 65
Table 32: Living Arrangements of Adults with Developmental Disabilities ................................ 66
Table 33: Householders by Age, 2020 ............................................................................................. 68
Table 34: Median Household Income for Elderly Households, 2019 ........................................... 69
Table 35: Income Distribution, Elderly Households, 2018 ............................................................ 69
Table 36: Elderly People with Disabilities, 2019 ............................................................................. 69
Table 37: Elderly Households by Housing Problems and Tenure, 2018 ..................................... 70
Table 38: Large Households by Tenure, 2019 ................................................................................ 71
Table 39: Income Distribution, Large Households, 2015-2019 .................................................... 72
Table 40: Large Households by Housing Problems and Tenure, 2018........................................ 72
Table 41: Female-Headed Households by Tenure, Gilroy, 2019 .................................................. 73
Table 42: 2022 Santa Clara County Homeless Census and Survey .............................................. 74
Table 43: Homeless Facilities in or Adjacent to Gilroy ................................................................... 75
Table 44: Number of Santa Clara County Farmworkers and Farms, 2017 ................................. 76
Table 45: Overcrowding by Income Level, 2019 ............................................................................. 79
Table 46: Extremely Low-Income Households with Housing Problems, 2018 ........................... 81
Table 47: Comparison of Fair Housing with Respect to Location................................................. 92
Table 48: Dispute Cases by Income Category, 2015-2022 ............................................................ 95
Table 49: Dispute Cases by Age, 2015-2022 ................................................................................... 95
Table 50: Dispute Cases by Race, 2015- 2022 ................................................................................. 96
Table 51: Dissimilarity Index for Income ...................................................................................... 101
Table 52: Opportunity Indicators .................................................................................................. 130
Table 53: Overcrowding, 2019 ....................................................................................................... 140
Table 54: Homeless Facilities in or Adjacent to Gilroy ................................................................ 141
Table 55: 2022 Santa Clara County Homeless Census and Survey ........................................... 142
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 144
Table 57: Fair Housing Issues, Contributing Factors, and Proposed Action ............................ 150
Table 58: AFFH Actions Matrix ....................................................................................................... 152
Table 59: Neighborhood District Target Densities ...................................................................... 167
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan vii
Table 60: Downtown Specific Plan Development Standards ..................................................... 170
Table 61: Downtown Specific Plan Development Standards (Special Circumstances) ........... 171
Table 62: Residential Standards (2022) ........................................................................................ 174
Table 63: Residential Parking Standards (2022) .......................................................................... 176
Table 64: Residential Use Table (2022) ......................................................................................... 180
Table 65: Permit Processing Time (2022) ..................................................................................... 188
Table 66: Permit Processing Time, Months, Regional Comparison (2021-2022) ..................... 189
Table 67: Planning Related Fees (August 2022) ........................................................................... 190
Table 68: Development Impact Fees (2022) ................................................................................. 192
Table 69: Total Fees per Unit, Regional Comparison (2021-2022) ............................................ 193
Table 70: Fees as Percentage of Total Development Costs, Regional Comparison (2021-2022)
.............................................................................................................................................. 193
Table 71: 2022 Vacant Lot Sales in Gilroy ..................................................................................... 200
Table 72: Disposition of Home Loans, 2020 ................................................................................ 201
Table 73: 2023–2031 RHNA ........................................................................................................... 208
Table 74: Pipeline Projects and ADUs Progress Towards RHNA ............................................... 209
Table 75: Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA)............................. 210
Table 76: Example Multifamily Project Densities ........................................................................ 212
Table 77: Assumed Yields .............................................................................................................. 213
Table 78: Densities, Affordability, and Implementing Zones ..................................................... 214
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued) ........... 219
Table 80: ADUs Toward the RHNA ................................................................................................ 220
Table 81: ADU Affordability Assumptions .................................................................................... 220
Table 82: RHNA Capacity and Buffer ............................................................................................ 221
Table 83: Lower Income RHNA Capacity ...................................................................................... 221
Table 84: Residential Vacant Sites Capacity ................................................................................. 224
Table 85: Non-Vacant Site Capacity .............................................................................................. 224
Table 86: CDBG Funded Agencies ................................................................................................. 247
Table 87: CARES Act CDBG-CV Funds ........................................................................................... 247
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 248
Table 89: Total Quantified Objectives, 2023 – 2031 .................................................................... 255
Table 90: Opportunity Sites ........................................................................................................... 300
Table 91: Pending Project Sites ..................................................................................................... 304
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 Housing Element update began in 2021, starting with
City Council public meetings to introduce the housing element update process and to get initial
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.
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 at the Migrant Camp. Feedback from the farmers 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.
o Eight (8) surveys were completed by the Youth Commission and Gavilan
College community.
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 at the 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 gathered verbal feedback from residents,
caregivers, and staff at Villa Esperanza, a facility that provides low-income
apartment units 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, and G - 5
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.
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 a density bonus
beyond the 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)
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
preapproved 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 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
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.
Introduction ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 7
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 two new programs to improve
engagement and education (G - 6 and G - 7). 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.
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 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.
▪ 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 (Density Bonus Beyond State Law) to include households with
intellectual and developmental disabilities as a special needs group to consider in the
expanded density bonus 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.
Introduction ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 8
▪ 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.
9
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
REVIEW OF PAST ACCOMPLISHMENTS
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 10
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.
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 11
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 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 Community Development Block Grant (CDBG) program, CDBG
CARES ACT-Corona Virus (CDBG-CV), and the Housing Trust Fund (HTF). 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. PLHA funding allocations were 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.
Although the HTF will no longer be made available for public service programs or rehabilitation
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 12
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.
In the 2022 – 2023 fiscal year (FY), the City allocated $237,000 in PLHA funds for services related
to homelessness, fair housing, and special needs, such as persons with disabilities. Another
$237,000 for the same services are allocated for the 2023 - 2024 fiscal year.
The City also allocated $613,154 in CDBG-CV funds towards programming that would address
the impacts resulting from the COVID-19 pandemic, including rental assistance, small business
assistance, and food delivery.
For the 2021 – 2022 fiscal year funding cycle, the City allocated $287,380 in CDBG funds toward
community service needs, including senior services, youth services, and home repair and
accessibility modification. For the 2022 – 2023 fiscal year, the City allocated $205,452 in CDBG
funds towards senior services, youth services, and home repair. Specific programs and
recipients varied slightly between the two fiscal years.
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. This included $18,560 for the Live Oak Adult Day Care program,
$20,000 for the Silicon Valley Independent Living Center Housing Services for Gilroy Residents
with Disabilities program, and $27,000 for the Health Trust Meals on Wheels food service
program. This service 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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 13
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.
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, Homeless Prevention Services program received $55,000;
South County Compassion Center, Outreach for the Unhoused program received $40,000;
Community Agency for Resources Advocacy and Services (CARAS), Homeward Bound
Homeless Prevention Services program received $20,000; and St. Joseph's Family Center,
Gilroy Street Team program received $35,000. 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 farmworker population permanent and seasonal housing needs of extremely low-income
and low-income farmworkers. These units are located in the following three (3) housing
developments, owned and managed by Eden Housing:
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 14
• 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.
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 15
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.
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 16
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 17
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 18
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 19
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
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
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 21
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
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-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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 23
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
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
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 a
density bonus
beyond state law
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
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
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
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-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
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
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 density
bonus 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 density bonus
beyond state law
A - 11
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
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
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-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
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
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
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
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
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-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
33
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING NEEDS ASSESSMENT
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 34
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 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 on the 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 35
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 36
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 37
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 38
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 County
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 39
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 than the County (37 percent) and the region (27 percent).
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 40
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 Bay AreaPercent 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-Hispanic
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 41
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 42
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 Bay AreaShare of Employed ResidentsPlaceOther
Retail
Manufacturing, Wholesale & Transportation
Information
Health & Educational Services
Financial & Professional Services
Construction
Agriculture & Natural Resources
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 43
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 44
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 than the 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 45
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 Median Income, 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 46
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 47
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 48
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 49
Table 18: Maximum Affordable Rent by Income, Santa Clara County
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 sizes available, especially to households below the AMI.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 50
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 51
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 52
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 53
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 54
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 55
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 56
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 57
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 58
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.
In the 2021–2022 fiscal year, the City utilized CDBG funds to address housing-related issues in
Gilroy. The City allocated $140,000 in CDBG funds to Rebuilding Together Silicon Valley for the
home repair, rehabilitation, and accessibility modification program. The City also allocated
$81,475 in CDBG funds toward rehabilitation of the Cherry Blossom affordable housing
development; $124,090 in competitive awards for services related to homelessness, affordable
housing, and special needs housing; and $54,330 for services addressing fair housing, tenant-
landlord information and referral, and foreclosure counseling.
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
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 59
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 60
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 61
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 62
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 63
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 preapproved, “model” plans
for ADUs that meet zoning, building, and fire codes. Model plans will also, include designs that
are Americans with Disabilities Act (ADA) accessible. This will decrease the cost of ADU
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 64
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.
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
Living
DifficultyPopulation by AgeDisability Type
<18 years old 18-64 years old ≥65 years old
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 65
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 paired 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 provided 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 66
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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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 67
Outreach to Services Providers
Local Data
On January 24, 2023, in collaboration with Housing Choice, the City held a virtual meeting
organized by Housing Choices 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 residents, caregivers, and staff at Villa
Esperanza, a single-story 21-unit low-income apartment development that provides services
for intellectually/ 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.
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 an alternative housing supply to allow for housing mobility in higher opportunity
areas. The City is also including Program A - 11 to develop an inclusionary housing policy and
Program A - 12 to develop a density bonus beyond state law to incentivize the creation of
additional units to serve extremely low-income households. 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.
Both meetings were helpful in providing staff with a better understanding of I/DD community
needs. 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 preapproved, “model” plans for ADUs that meet zoning,
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 68
building, and fire codes. The model plans will also include designs that are Americans with
Disabilities Act (ADA) accessible. 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.
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.
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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.
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
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 70
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.
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 71
The 5th Cycle Program H-4.A: Housing for Large Families has been consolidated with included
Program A - 12 to include density bonus incentives beyond state law for developments that
include housing for large households.
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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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 72
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 density bonus incentives beyond 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 73
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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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 74
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 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% 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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 75
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. Projects funded include:
• $55,000 to St. Joseph’s Family Center for Homeless Prevention Services
• $35,000 to St. Joseph’s Family Center for the Gilroy Street Team
• $40,000 to South County Compassion Center for Outreach for the unhoused
• $20,000 to CARAS for the Homeward Bound Program
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.
10 The Arturo Ochoa Migrant Center is located slightly outside city bounds, but serves Gilroy residents.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 76
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.
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.
11 US Census Bureau, American Community Survey (2015–2019), Table C24030.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 77
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.
EAH 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,
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 needing temporary
housing.
Additionally, the primary issues limiting housing options for respondents included insufficient
money available for the deposit (24), and credit history or low credit scores (8). The City of
Gilroy also modified Programs E - 7and 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
12 California Department of Conservation. California Important Farmland Finder. https://maps.conservation.ca.gov/DLRP/CIFF/
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 78
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
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, and A - 8
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 a density bonus beyond state law Program A - 12.
13https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=HSC&division=13.&title=&part=1.&chapter=1.&article
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 79
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%
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%
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 80
Housing Income Range Households Number of People per Room
Overcrowding
(>1 person per
room)
Severe
Overcrowding
(>1.5 persons per
room)
Number Number % Number %
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 if it 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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 81
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.
82
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
AFFIRMATIVELY FURTHERING FAIR HOUSING
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 83
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 84
• 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 85
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 86
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 will be held on April 20, 2023 (Planning Commission) and May 1, 20223 (City
Council) to give the public and the City’s decision makers an opportunity to review and
comment on the Housing Element following HCD’s review and subsequent revisions.
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 87
• 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 senior citizens. 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 needing
temporary housing.
▪ Youth Outreach. Eight (8) surveys were completed, the top three housing issues
identified by this group was; difficulty paying rent, mortgage, 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 similarly to farmworkers was difficulty paying rent,
mortgage, 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.
Stakeholder Meetings
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 brief 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 them about the Housing Element and gathering verbal
feedback. On February 15, 2023, the City also met with gathered verbal feedback from
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 88
residents, caregivers, and staff at Villa Esperanza, a facility that provides low-income apartment
units 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
City to promote housing mobility and increased housing opportunities (Program A - 6).16 To
15 Neighborhood Revitalization Strategy Area Renewal Request for 2013-2018.
https://www.cityofgilroy.org/DocumentCenter/View/9045/NRSA-Strategy-Renewal-Request-for-2013-2018
16 ADUs are calculated on a citywide basis and are not represented on the sites maps
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 89
encourage a variety of housing types throughout the City, a program to create a ministerial
permit process for duplexes, triplexes, and quadplexes that meet objective design standards
is included (Program A - 10). SB 9 facilitates the creation of up to four housing units in the lot
area typically used for one single-family home. The four units can be comprised of a duplex
with an ADU and a junior ADU or two primary units plus an ADU and a junior ADU. While SB9
currently allows duplexes in the R1 zone, Program A - 10 provides further flexibility 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 comprised of detached single-
family residences.
Figure 7: Census Tracts and RHNA Sites, 2022
Source: HCD AFFH Data Viewer
Eight of the eleven census tracts that intersect Gilroy have the majority of their area located
inside City limits, 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 90
Ethnically 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. Additionally, 41 percent of units are in the tract with the
second highest median income, of the eight tracts mostly in the City. 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
RHNA sites are in higher opportunity areas outside of the R/ECAP. It is unlikely that the location
of proposed RHNA 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 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, as well as advertise
opportunities to increase density and reuse single-family dwellings in multi-family zones. As a
part of Program A - 10, the City will allow duplexes, triplexes, and fourplexes on corner lots in
the R1 and R2 zones with a minimum lot size of 6,000 square feet (approximately 1,106 parcels
as shown in Figure 33). SB 9 facilitates the creation of up to four housing units in the lot area
typically used for one single-family home. The four units can be comprised of a duplex with an
ADU and a junior ADU or two primary units plus an ADU and a junior ADU. While SB9 currently
allows duplexes in the R1 zone, Program A - 10 provides further flexibility by allowing triplexes
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 91
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 missing middle 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.
The City currently has approximately 1,067 parcels that are single-family homes on corner lots
greater than 6,000 square feet in the R1 zone, Allowing duplexes, triplexes, and quadplexes by
right on all of these corner lots would 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 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 in the R2 zone. There are parcels 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.
92
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 93
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.
94
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 0 to 30 percent income 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).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 95
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 96
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.
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
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 97
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
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 98
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
outreach focused in the western portion of the City, Program A - 11 for adoption of an
inclusionary housing policy, and Program A - 10 allowing duplexes, 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 in the lot area typically used
for one single-family home. The four units can be comprised of a duplex with an ADU and a
junior ADU or two primary units plus an ADU and a junior ADU. While SB9 currently allows
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 99
duplexes in the R1 zone, Program A-10 provides further flexibility 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 missing middle 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
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
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 100
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.
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.
0
10
20
30
40
50
60
Non-White/WhiteBlack/WhiteHispanic/WhiteAsian/WhiteNon-White/WhiteBlack/WhiteHispanic/WhiteAsian/WhiteGilroy San Jose-Sunnyvale-Santa Clara Region
1990 2000 2010 2020
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 101
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 units 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),
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 duplexes, triplexes, and fourplexes to be approved ministerially on corner lots in R1
and R2 zones (Program A - 10), and a density bonus beyond state law policy (Program 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).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 102
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 103
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 population 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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 104
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 105
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 106
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 107
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 108
Figure 18: Children in Female-Headed Households and RHNA Sites
Source: HCD AFFH Data Viewer
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 109
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 110
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 111
• 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
Living
DifficultyPopulation by AgeDisability Type
<18 years old 18-64 years old ≥65 years old
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 112
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 113
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 an alternative housing supply to allow for housing mobility in higher opportunity
areas. The City is also including Program A - 11 to develop an inclusionary housing policy and
Program A - 12 to develop a density bonus beyond state law to incentivize the creation of
additional units to serve extremely low-income households. 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.
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 114
The City shall 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 preapproved,
“model” plans for ADUs that meet zoning, building, and fire codes. Models plans also include
designs that are Americans with Disabilities Act (ADA) accessible. 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 pipeline and 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 duplexes, 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 if it has a poverty rate that exceeds
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 115
40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area, whichever threshold is lower.
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 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 116
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
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 approved blight removal
activities, solely in the determination of 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 117
• El Cerrito Way / Glenwood Drive
• Welburn Avenue / Glenwood Drive
• 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 118
Local Data
The City’s Code Enforcement Officer noted that improvements to the sidewalks are being
made throughout the City, without an area of concentration. The code enforcement officer
also noted that community amenities such as health clinics or 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 pipeline and opportunity site 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 119
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 Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 120
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 121
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 122
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 123
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 124
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 125
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 approved blight removal
activities, solely in the determination of 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
duplexes, 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)
and a program to develop density bonuses beyond state law (Program A - 12).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 126
Figure 31: TCAC Composite Score and RHNA Sites
Source: HCD AFFH Data Viewer
As shown in Figure 32, the majority of RHNA pipeline and opportunity 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 127
Figure 32: TCAC Designation Comparison of RHNA Units
Increasing Housing Opportunities in Higher 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, as well as advertise
opportunities to increase density and reuse single-family dwellings in multi-family zones.
Program A - 10 consists of creating a ministerial approval process for duplexes, triplexes, and
fourplexes on corner lots in the R1 and R2 zones. SB 9 facilitates the creation of up to four
housing units in the lot area typically used for one single-family home. The four units can be
comprised of a duplex with an ADU and a junior ADU or two primary units plus an ADU and a
junior ADU. While SB9 currently allows duplexes in the R1 zone, Program A - 10 provides
further flexibility 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
missing middle 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.
0%
10%
20%
30%
40%
50%
60%
70%
80%
Low Resource Moderate Resource High ResourcePercent of RHNA UnitsTCAC Composite Category by Census Tract
Lower Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 128
Prior to the passing of Senate Bill 9 (SB9), the City of Gilroy allowed the development of
duplexes on corner lots in R1 zones that meet certain conditions. Duplexes are also already
permitted in the R2 zone. As a part of Program A - 10, the City will allow duplexes, triplexes,
and fourplexes on corner lots in the R1 and R2 zones with a minimum lot size of 6,000 square
feet. The policy would apply to approximately 1,106 total parcels in the R1 and R2 zones, as
shown in Figure 33.
The City currently has approximately 1,067 parcels that are single-family homes on corner lots
greater than 6,000 square feet in the R1 zone, Allowing duplexes, triplexes, and quadplexes by
right on all of these corner lots would 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 in the R2 zone. There are parcels 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 129
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
• 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.
24 HUD Affirmatively Furthering Fair Housing Data and Mapping Tool (AFFH-T) Data Documentation
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 130
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.
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
25 HUD Affirmatively Furthering Fair Housing. https://egis.hud.gov/affht/
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 131
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 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 132
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 133
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 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 134
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 135
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 duplexes, 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 136
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 137
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 138
(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, health care facilities, and other resources 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 139
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.
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 140
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. Projects funded include:
• $55,000 to St. Joseph’s Family Center for Homeless Prevention Services
• $35,000 to St. Joseph’s Family Center for the Gilroy Street Team
• $40,000 to South County Compassion Center for Outreach for the unhoused
• $20,000 to CARAS for the Homeward Bound Program
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%
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 141
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 142
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 South County Compassion Center 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 143
• 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 approved blight removal
activities, solely in the determination of 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 144
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Project Funding
Amount
St. Joseph’s Family Center Homeless Prevention Services $55,000
Project Sentinel Fair Housing $20,000
Project Sentinel Landlord/Tenant Counseling and
Dispute Resolution $20,000
Community Agency for Resources
Advocacy and Services (CARAS) Homeward Bound Program $20,000
The Health Trust Meals on Wheels $27,000
St Joseph’s Family Center Gilroy Street Team $35,000
South County Compassion Center Outreach for the Unhoused $40,000
Silicon Valley Independent Living Center Housing Services Program for Gilroy
Residents with Disabilities $20,000
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.
• 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).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 145
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).
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 146
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. This program will also provide flexibility on the type of non-
residential uses proposed in the new Mixed-Use First Street Corridor.
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
27 Eugene Lewis Conrotto. The Urbanization of the Southern Santa Clara Valley: Gilroy. (Gilroy, CA: Gilroy Historical Museum, 1951).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 147
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.
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.
28 San Jose Mercury-News. 1966.
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/
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 148
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 at the 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
generally coterminous with the UGB. The USA is reviewed and amended by the Local Agency
Formation (LAFCO).
33City Attorney’s Impartial Analysis of Measure H. https://sccvote.sccgov.org/sites/g/files/exjcpb1106/files/E110%20-
%20Measure%20H.pdf
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 149
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.
150
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
mixed-use 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)
• Density bonus beyond state law (A - 12)
• SB 9 streamlining (A - 16)
• Permit streamlining (B - 5)
• Source of income protection / housing mobility (F - 1)
• Place-based economic investments in downtown (F - 3)
High
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 151
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 density bonuses beyond 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
152
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. If annual
production and affordability rates do not match the estimates included in the
Housing Sites and Resources section, the City will update the ADU strategy to ensure
that the City continues to maintain adequate capacity for all income levels. In the
event of an ADU shortfall that results in a net loss of units below the RHNA, the City
will adopt another ADU program within six months to facilitate additional ADU
production or identify additional RHNA sites from the City’s No Net Loss Inventory, as
discussed in Program A - 1.
The City will hold a focus group event with local stakeholders in spring or fall 2026 if
the average ADU production is less than 25 units in year 2025. The purpose of the
collaborative meeting will be to identify appropriate ADU programs to help increase
production.
The City will review geographic distributions of ADUs biennially.
Updates to the ADU ordinance are included in Program A - 15.
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 year
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 17.5 (2018-2021) to an average of
approximately 25.
A - 8: 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.
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact CDFIs for potential partnerships.
After program funding is
secured and sufficient for the
intended purpose.
Evaluate the effect of impact
fees on ADU development by Q3
2024 if ADU production is lower
than anticipated.
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 duplexes, triplexes, and fourplexes to be approved
ministerially on corner lots in the R1 and R2 zones so long as the project complies
with objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes, and fourplexes on all
corner lots with a minimum 6,000 sf lot size. While SB9 currently allows duplexes in
the R1 zone, this Program provides further flexibility 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.
Create an informational and promotional pamphlet regarding opportunities to
develop duplexes on corner lots in R1 and R2 zones by right (approximately 1,106
By Q2 2025 Citywide Increased production and reduced permitting time and cost for
duplexes, triplexes, and fourplexes. Facilitate construction of
50 missing middle (duplex, triplex, quadplex) housing units
over the 2023 – 2031 planning period.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 153
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
lots). Provide the pamphlet online, at City Hall, and at informational booths where
housing resources are provided (see Program G - 5).
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 will include the offer of impact fee waivers through a memorandum
of understanding. The MOU was approved by the County Board of Supervisors in
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
• Creating a more transparent and streamlined process for reviewing and
approving applications involving a historic resource (e.g., residential
addition).
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, anticipated
completion 2023.
Citywide Shorter permit processing time.
E - 5: Incentivize
Micro-Units Revise the Zoning Ordinance to establish development standards for micro-units,
create incentives for micro-unit production, and remove barriers to micro-units
development.
Ensure that provisions for efficiency units are consistent with AB 352 (2017).
By Q2 2024. 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 Q2 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 Housing Authority of Santa Clara County
and various non-profit 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 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 developer list created through Program G - 1.
Ongoing throughout planning
period
Citywide Preserve and maintain the 3 farmworker housing
developments (56 units) and Ochoa Migrant Center (100 units).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 154
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
E - 10
Development
and
Rehabilitation of
Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the City will evaluate and
revise as necessary its reasonable accommodation standards and procedures as
they pertain to potential constraints to accommodating persons with disabilities. The
City will also evaluate and revise as necessary the permit requirements for residential
care homes (i.e., group homes) in medium- and higher-density residential zones.
By Q2 2024. 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, providing site
information, assisting in the entitlement processes, and considering 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: Allow
100% Residential
in the Downtown
Expansion
District and
allow flexibility
for mixed-use
projects that
accommodate
extremely low-
income and
Special Needs
Households
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 Q3 2025. Downtown Expansion
District
Adopted zoning amendments. Facilitation of 50 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
Q2 2024.
Downtown Work with Fair Housing Provider to track number of
households assisted in Gilroy annual. Provide information to
30 households annually.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 155
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 is also constructing 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 Downtown
Specific Plan (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 approved blight removal activities, solely in the
determination of 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 polices (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 policy, and relocation agreements.
By Q2 2025. Areas denoted above as
having vulnerability to
displacement
Adopt the policy.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 156
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Pursuant to Government Code Sections 65583.2(g)(3) and 65915(c)(3), ensure that
when existing housing is demolished, at least an equivalent number of units at the
same affordability are created as replacements.
Access to Opportunities
A – 10:
Facilitate
Missing Middle
/ Middle
Income
Housing
Amend the City Code to allow duplexes, triplexes, and fourplexes to be approved
ministerially on corner lots in the R1 and R2 zones so long as the project complies
with objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes, and fourplexes on all
corner lots with a minimum 6,000 sf lot size. While SB9 currently allows duplexes in
the R1 zone, this Program provides further flexibility 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.
Create an informational and promotional pamphlet regarding opportunities to
develop duplexes on corner lots in R1 and R2 zones by right (approximately 1,106
lots). Provide the pamphlet online, at City Hall, and at informational booths where
housing resources are provided (see Program G - 5).
By Q2 2025 Citywide Increased production and reduced permitting time and cost for
duplexes, triplexes, and fourplexes. Facilitate construction of
50 missing middle (duplex, triplex, quadplex) housing units
over the 2023 – 2031 planning period.
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary zoning 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 and amend the Zoning Ordinance 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
both the below market-rate units and accessible/adaptable units.
By the end of 2024. Citywide Amend Zoning Ordinance; Increased production of affordable
housing with new planned housing developments; increased
housing choice and mobility for lower income households.
Prioritize use of in-lieu fees to develop affordable housing
options in higher resources areas of the City.
A - 12: Density
Bonus Beyond
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 Q2 2025. Citywide Adoption of Zoning Ordinance amendment; increased housing
choice and mobility for special needs households.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 157
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
A - 16: SB 9
Streamlining
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 Q2 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.
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
Creating a more transparent and streamlined process for reviewing and approving
applications involving a historic resource (e.g., residential addition).
Concurrent with the
comprehensive Zoning
Ordinance update, anticipated
completion 2023.
Citywide Shorter 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 Q2
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 is also constructing 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. 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
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.
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
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 approved blight removal activities, solely in the
determination of 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 duplexes, triplexes, and quadplexes that meet objective design
standards to be approved ministerially in specified areas of the City (Program
A - 9).
• Adopt a density bonus beyond state law to include incentives for special
needs households (Program A - 11)
Adopt an inclusionary housing policy (Program A - 10)
By Q2 2026. Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
Integration and Segregation
A - 8: 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.
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact CDFIs for potential partnerships.
After program funding is
secured and sufficient for the
intended purpose.
Evaluate the effect of impact
fees on ADU development by Q3
2024 if ADU production is lower
than anticipated.
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 duplexes, triplexes, and fourplexes to be approved
ministerially on corner lots in the R1 and R2 zones so long as the project complies
with objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes, and fourplexes on all
corner lots with a minimum 6,000 sf lot size. While SB9 currently allows duplexes in
the R1 zone, this Program provides further flexibility 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.
Create an informational and promotional pamphlet regarding opportunities to
develop duplexes on corner lots in R1 and R2 zones by right (approximately 1,106
By Q2 2025 Citywide Increased production and reduced permitting time and cost for
duplexes, triplexes, and fourplexes. Facilitate construction of
50 missing middle (duplex, triplex, quadplex) housing units
over the 2023 – 2031 planning period.
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
lots). Provide the pamphlet online, at City Hall, and at informational booths where
housing resources are provided (see Program G - 5).
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary zoning 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 and amend the Zoning Ordinance 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
both the BMR units and accessible/adaptable units.
By the end of 2024. Citywide Increased production of affordable housing with new planned
housing developments; increased housing choice and mobility
for lower-income households. Prioritize use of in-lieu fees to
develop affordable housing options in higher resources areas
of the City.
A - 12: Density
Bonus Beyond
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 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 Q2 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 Q2
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
Q2 2024.
Downtown Annual or biennial award of funds. Provision of pamphlets by
Q2 2024.
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 - 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 duplexes, triplexes, and quadplexes that meet objective design
standards to be approved ministerially on corner lots in the R1 and R2 zones
(Program A - 9).
• Adopt a density bonus beyond state law policy to include incentives for
special needs households (Program A - 12).
• Adopt an inclusionary housing policy (Program A - 11).
By Q2 2026. Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
G - 1:
Collaboration
with
Development
Community
The City shall continue to cultivate relationships with for-profit and non-profit
development companies working in the area of affordable housing, facilitating
collaborative approaches to affordable housing development.
Establish new relationships and maintain existing relationships with for-profit and
non-profit development companies throughout the planning period.
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,
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 meeting; create a
developer interest list by Q1 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:
• 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.
• Promoting housing resources at an informational booth at four community
events a year, such as the Farmer’s Market in the DTSP area.
• Coordinating with the City’s Fair Housing Service Provider to provide resources
and information at a housing resources event in the DTSP area.
• Create a dedicated Missing Middle webpage and informational and promotional
pamphlets regarding opportunities to develop duplexes, triplexes, and
quadplexes in the City. Provide the pamphlets online, at City Hall, and at
informational booths where housing resources are provided.
Update the City website with
housing information as new
resources become available.
Annual housing event in the
DTSP area.
Presence at 4 community events
annually.
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.
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
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.
Between Q4 2024 to Q2 2025;
monthly meetings of the
unhoused service providers
group.
City-wide, Eastern Gilroy,
R/EACAP
• Creation of a dedicated webpage with general information
on homelessness, information on the 211 system, and a
short informational video.
• Development of printed collateral for distribution at City
Hall and by code enforcement officers in the field.
• Gather information on resources that exist in City and
County for 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.
• Restarting the “unhoused service providers group” which
consists of monthly meetings with service providers in the
City. The group serves 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 162
CITY OF GILROY
HOUSING ELEMENT
6TH C YCLE
CONSTRAINTS ON HOUSING
163
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 164
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=
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 165
• 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 1st Street. As a part of its
comprehensive code update, the City is in the process of creating a zoning district
for the mixed-use 1st Street corridor with the anticipated completion in 2023
(Program B - 2). Any mixed-use development within the 1st 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 1st 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 166
• 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; development for both
are underway. The rows denote the maximum or minimum percentages of the
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 167
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 for 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 168
The Downtown Specific Plan allows 100 percent commercial use in all of its zones. Mixed-use
residential is encouraged but not 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
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 on the 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. Program E - 12 would allow
100 percent residential uses in the Downtown Expansion District for projects that
accommodate extremely low-income or special needs households.
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.
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 169
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 have at most 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 FARs only apply to the commercial uses within a mixed-use
development. 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 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.
170
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 171
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 172
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. 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 1st 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 in the lot area typically used for one single-family home. The four units can be a
duplex with an ADU and a junior ADU or two primary units plus an ADU and a junior ADU.
While SB 9 currently allows duplexes in the R–1 zone, Program A - 10 provides further flexibility
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 173
Planned Development Exceptions
Most single-family residential projects are approved ministerially. 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 174
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 175
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 176
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 177
and pending projects analysis (see Table 79). Additionally, many recent projects have been
developed at the City’s standards that are 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).
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 addresses the density bonus requirement through the implementation of 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 density bonus law,
and knows how to properly implement it if 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 1st and Kern Apartments (120 units).
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 178
The City is including Program A - 12 to study and adopt a density bonus ordinance 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. 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,
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 duplexes, 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 in the lot area typically used for one single-family
home. The four units can be a duplex with an ADU and a junior ADU or two primary units plus
an ADU and a junior ADU. While SB 9 currently allows duplexes in the R–1 zone, Program A - 10
provides further flexibility by allowing triplexes and fourplexes as an alternative design to a
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 179
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).
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 180
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 181
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
update the ADU ordinance (Program A - 15) as necessary and work with the state to ensure
compliance with new state law and remain in compliance even if 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 preapproved plans (Program A - 7), incentives
for ADUs restricted to lower-income households (Program A - 8), and encouraging the
development of ADUs through education and marketing (Program G - 4).
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.
SB 9 facilitates the creation of up to four housing units in the lot area typically used for one
single-family home. The four units can be 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 E - 12 to provide
further flexibility by allowing triplexes and fourplexes as an alternative design to the traditional
duplex with an ADU or a junior ADU allowed through SB 9. 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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 182
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 an ensure emergency
shelters are allowed by right in the R4 and MU zones.
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 1st Street by removing the conditional use permit requirement
in those zones. Program E - 3 will also amend current City Code standards related to on-site
management, waiting and intake areas, and set 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 1st
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 service uses including South
County Compassion Center and Saint Joseph’s Family Center Food Center. 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 zones, 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 183
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 – 3 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 184
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 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 the 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 185
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 at the 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 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 186
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 development
stakeholder roundtable meetings to maintain a dialogue with the development community.
Topics discussed at the roundtable 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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 187
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. Furthermore, 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. 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, respectively. 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 188
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 on the 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 189
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
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 190
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.
The City will utilize the objective design standards to implement Program A - 10 to incentivize
the production of missing middle housing by allowing ministerial approval of duplexes,
triplexes, and quadplexes, on corner lots in the R1 and R2 zones.
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
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)
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 191
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
31 percent ($50,000) to 13 percent ($120,000) of the total cost of development. Comparatively,
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
36 https://www.morganhill.ca.gov/DocumentCenter/View/42497/Detached-ADU-checklist-for-Morgan-Hill---FINAL-with-Impact-
Fees?bidId=
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 192
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 at
the time of publication 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.
Table 70 displays a regional comparison of fees as a percentage of total development costs. At
the time of publication, 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).
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 193
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
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
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 194
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.
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:
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.
37 Gilroy Unified School District. Developer Fee Justification Study. 2018.
https://resources.finalsite.net/images/v1529100379/gusdk12caus/qszb2awtcdnj2lpzxcc8/DeveloperFeeJustificationStudy.pdf.
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 195
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.
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.
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.
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 196
• Whether the requested accommodation would impose an undue financial or
administrative burden on the 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.
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.
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
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 197
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
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 198
▪ 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.
▪ 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-
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 199
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
projects analyzed (72 percent) developed above the anticipated density. 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 200
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
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 201
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.
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
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 202
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.
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 203
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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 204
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
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 205
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.
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 206
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.
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.
207
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING SITES AND RESOURCES
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 208
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 section, 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 15% and 48%, respectively.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 209
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 62 401 3 756 1,222
C ADUs 42 42 42 14 140
D Surplus / (Deficit)
of RHNA (565) 58 (155) 251 -
E
Percent Surplus Met by
ADUs and Pipeline
Projects
- 15% - 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 or appropriate 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 RHNA not met by ADUs or pipeline projects in each income category not met by ADUs or
pipeline projects. Table 75 identifies the total target capacity based on the RHNA plus 15
percent of any unmet RHNA. As shown, the pending 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 565 very low- and 155 moderate-income units is multiplied by 15 percent (Row E).
Note that because the RHNAs have 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 of 1,881 units.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 210
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 62 401 3 756 1,222
C ADUs 42 42 42 14 140
D Unmet RHNA
(A-B-C) 565 0 155 0 720
E Target Buffer (15% of Unmet RHNA)
(D*0.15) 85 0 23 0 108
F Total RHNA + Target Buffer
(A+E) 754 385 223 519 1,881
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 permit and inquiries 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.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 211
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 in applications for
adaptive reuse of existing historic buildings (i.e., tenant improvements) with new commercial
uses (e.g., new restaurant in existing building), 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, Program E - 12 is included to
allow stand-alone residential projects in the Downtown Expansion District and flexibility for
nonresidential uses in the 1st 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 (du)/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 1st 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, as Miller Slough
runs through the northern part of the parcel. 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%.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 212
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 213
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 1st 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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 214
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 1st Street mixed-use corridor (APNs: 790 39 019, 790 39
029, and 70 39 030). 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
In 2005, during the preparation of the Downtown Specific Plan IS/MND for 416 parcels and
approximately 160 acres, one contaminated site was identified at 7301-7363 Monterey Road.
A Phase I Environmental Site Assessment was completed in 2016, and cleanup was deemed
not necessary. The following are 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 215
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 was prepared for the Monterey Gateway projects, and identified no
significant adverse effects on the environment; a Mitigated Negative Declaration (MND)
was prepared.
There are no known RHNA sites with 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, 1st 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=
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 216
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 217
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 218
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 1st and Kern and Hecker Pass apartments are both density bonus projects that are
deed restricted for 55 years. The 1st and Kern and Hecker Pass apartments affordable units
were under construction in January 2023 with final occupancy anticipated before the end
of 2024.
• 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.
Construction of the Glen Loma affordable units was nearing completion in January 2023
with final occupancy anticipated before the end of 2023.
• The 94-unit affordable project at 6630-6680 Monterey Street was under review by the
Planning Department in January 2023. The environmental review and planning
entitlements are anticipated to be complete by the end of 2023. Assuming a two-year
construction timeline, this project would potentially be occupied in 2025 or early 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 units than anticipated, the City will identify additional 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 219
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued)
PIPELINE PROJECTS Status Very
Low Low Moderate Above
Moderate Total
JEMCOR 1st & Kern Apts.
975 First Street
Building Permits
Issued on 4-21-2021 12 107 1 - 120
JEMCOR Village at Santa
Teresa Apartments
1520 Hecker Pass
Building Permits
Issued 04-12-2022 30 69 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 62 401 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 (17.5), 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, A - 7, and G - 3 to incentivize and specifically facilitate ADU
construction for lower-income households per California Government Code Section
65583(c)(7).
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 220
Table 80: ADUs Toward the RHNA
Year # of ADUs
2018 7
2019 16
2020 20
2021 27
Average 17.5
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 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.
41 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022-03/ADUs-Projections-Memo-
final.pdf
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 221
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) 62 401 3 756 1,222
C ADUs (Table 80) 42 42 42 14 140
D Unmet RHNA
(A - B - C)
565 - 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)
757 443 223 770 2,193
J Surplus of RHNA
(H - A)
88 58 23 251 420
K % Buffer Above Unmet RHNA
((E – D) / D)
16% - 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 (62 + 401) 43.9%
ADUs (Table 80) 84 (42 + 42) 8.0%
Vacant Opportunity Sites
(Table 84)
324 (324 + 0) 30.7%
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 222
Category Lower Income Capacity
(VLI + LI)
% of Lower Income RHNA
(1,054 Units)
Non-Vacant Opportunity
Sites (Table 85)
329 (329 + 0) 31.2%
Total Lower Income Sites 1,200 (757 + 443) 113.9%
There are enough pipeline projects to fully meet the above moderate and the low-income
RHNA categories. 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.
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
in the Downtown and 1st Street Mixed-Use corridor areas:
• 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 223
• APN 790-35-001 and 790-36-02 - two vacant parcels, west of Church, east of Howson /
Monterey
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 into consideration
community character as well as development constraints 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.
42 HCD Housing Element Sites Inventory Guidebook. https://www.hcd.ca.gov/community-development/housing-
element/docs/sites_inventory_memo_final06102020.pdf
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 224
Table 84: Residential Vacant Sites Capacity
Zone Capacity
1st 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
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 1st 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
1st 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. 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 225
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
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 226
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, formerly the office of a general contractor, and several storage
containers.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 227
redevelopment. The land-improvement ratio for this site is 19.01. The realistic capacity for this
site is 18 units.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 228
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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 229
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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 230
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.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 231
Monterey Cluster 1 Description
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 is located 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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 232
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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 233
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 234
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 235
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
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).
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 236
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.
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
ratio for the site is 1.35. The realistic capacity for this site is 21 lower-income units.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 237
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 238
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
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 239
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 1st St (2.2 miles)
School Yes - Christopher High School, 850 Day Rd
Income Category Very Low
Total Units 21
1335 1St Street (1st 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 240
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.
1335 1st 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 1st St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 12
1395 1st Street (1st 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 241
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.
1395 1st 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 1st St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 20
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 242
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.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 243
8897 Monterey Road Description
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 23
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.
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:
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 244
Monterey St., south of Ninth
St (Downtown Expansion
District)
Description
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 245
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 246
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:
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 247
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 248
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:
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Project Funding
Amount
St. Joseph’s Medical
Center Homeless Prevention Services $55,000
St Joseph’s Family Center Gilroy Street Team $35,000
Project Sentinel Fair Housing $20,000
Project Sentinel Landlord/Tenant Counseling and Dispute Resolution $20,000
Community Agency for
Resources Advocacy and
Services (CARAS)
Homeward Bound Program $20,000
The Health Trust Meals on Wheels $27,000
South County
Compassion Center Outreach for the Unhoused $40,000
Silicon Valley
Independent Living
Center
Housing Services Program for Gilroy Residents with
Disabilities $20,000
Source: City of Gilroy, 2021.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 249
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
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 implements the SB 2 Objective Design and Development Standards Policy
Priority Area eligibility criteria. The goal of the project was to create objective design standards
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 250
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. Funds must be expended by
December 2023.
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.
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.
251
CITY OF GIL ROY
HOUSING EL EMENT
6TH CYCLE
HOUSING GOALS, POLIC IES, AND PR OGRAMS
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 252
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 253
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 but not limited to
the density bonus ordinance and expedited project review.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 254
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
to people 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 255
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
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 256
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
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 257
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 one
year of adoption of the Housing Element. 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 Q2
2024.
Review RHNA site
status twice
yearly and
update No Net
Loss Inventory as
necessary to
maintain
adequate RHNA
sites.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 258
Number Title Action Responsible
Party
Funding
Source Timeline
A - 2 Surplus
Lands/Affordable
Housing on City-
Owned Sites
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. The RHNA sites inventory includes one City-
owned site (880 Sunrise Drive). This property includes a fire
station adjacent to a large, unused portion of the parcel.
Implement the Surplus Lands Act to annually review City-
owned parcels and provide affordable housing developers
the first priority for designated surplus lands as applicable
per Government Code Section 54227. The City will 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 City owned sites (e.g., 880
Sunrise Drive) on the RHNA Sites Inventory or the No Net
Loss Inventory, with the goal of developing at least 21 lower-
income units through the Surplus Lands Act
CDD General
Fund
Advertise surplus
land
opportunities
and contact
affordable
housing
developers
regarding the one
City-owned RHNA
site by Q1 2025.
Annual review in
conjunction with
the review of
surplus lands.
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 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 Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 259
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 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 Q2 2026.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 260
Number Title Action Responsible
Party
Funding
Source Timeline
A - 6 ADU Tracking
and Monitoring
Continuously track the number of building permits issued
for ADUs. If annual production and affordability rates do not
match the estimates included in the Housing Sites and
Resources section, the City will update the ADU strategy to
ensure that the City continues to maintain adequate
capacity for all income levels. In the event of an ADU
shortfall that results in a net loss of units below the RHNA,
the City will adopt another ADU program within six months
to facilitate additional ADU production or identify additional
RHNA sites from the City’s No Net Loss Inventory, as
discussed in Program A - 1.
The City will hold a focus group event with local
stakeholders in spring or fall 2026 if the average ADU
production is less than 25 units in year 2025. The purpose of
the collaborative meeting will be to identify appropriate
ADU programs to help increase production.
The City will review geographic distributions of ADUs
biennially.
Updates to the ADU ordinance are included in Program
A - 15.
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
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
year 2025.
Identify
additional
programs or sites
within six months
of shortfall.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 261
Number Title Action Responsible
Party
Funding
Source Timeline
A - 7 ADU
Preapproved /
Pre-Reviewed
Plans
The City will develop an ADU program that includes
prereviewed “model” plans for ADUs that meet zoning and
building, and fire codes, including designs that are
Americans with Disabilities Act (ADA) accessible. The
program may be modeled after successful programs
implemented in other cities.
The City will work with the Santa Clara County Planning
Collaborative and join the ADU Advisory Committee on the
option of creating a subregional program of prereviewed
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 Q1 2024.
A - 8 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.
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
Q3 2024 if ADU
production is
lower than
anticipated
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 262
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 process and procedure 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,
processing 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 263
Number Title Action Responsible
Party
Funding
Source Timeline
A - 10 Facilitate Missing
Middle / Middle
Income Housing
Amend the City Code to allow duplexes, triplexes, and
fourplexes to be approved ministerially on corner lots in the
R1 and R2 zones so long as the project complies with
objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes,
and fourplexes on all corner lots with a minimum 6,000 sf
lot size. While SB9 currently allows duplexes in the R1 zone,
this Program provides further flexibility 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.
Create an informational and promotional pamphlet
regarding opportunities to develop duplexes on corner lots
in R1 and R2 zones by right (approximately 1,106 lots).
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 duplexes, triplexes, and
fourplexes. Facilitate construction of 50 missing middle
(duplex, triplex, quadplex) housing units over the 2023 –
2031 planning period.
CDD General
Fund
By Q2 2025.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 264
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
resources areas of the City.
CDD General
Fund
By the end of
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 265
Number Title Action Responsible
Party
Funding
Source Timeline
A - 12 Density Bonus
Beyond State
Law
Study and consider adopting a density bonus
ordinance/policy 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.
Quantified Objective: Increased housing choice and
mobility for special needs households.
CDD General
Fund
By Q2 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 266
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
the end of 2028.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 267
Number Title Action Responsible
Party
Funding
Source Timeline
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.
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. To
further incentivize ADU production, the City will increase the
allowable floor area from 1,000 square feet to 1,200 square
feet.
Program A - 6 includes adopting additional programs should
the actual number of ADU permits differ from assumptions.
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 Q2 2024.
A - 16 Senate Bill (SB) 9
Streamlining
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 planning period.
CDD General
Fund
By Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 268
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,
anticipated
completion
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 1st 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,
anticipated
completion
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 269
Number Title Action Responsible
Party
Funding
Source Timeline
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 SB9 and
SB330 projects.
The City shall amend the Zoning Ordinance to ensure that any
demolished units shall be replaced pursuant to Government Code
Section 65915(c)(3) and Government Code Section 65583.2(g). Add
information regarding the expedited permit process on the City’s
website.
CDD General
Fund
By Q2 2025.
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. The City will continue to provide a high-
quality, parcel-specific zoning map and General Plan map online.
CDD General
Fund
By Q2 2024.
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).
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,
anticipated
completion
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 Q2 2026.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 270
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.
CDD General
Fund
By Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 271
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.
CDD General
Fund
By the end of
2023.
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 January 1, 2024.
CDD General
Fund
No later than
January 1,
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 272
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 273
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 274
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 275
Number Title Action Responsible
Party
Funding
Source Timeline
C - 3 Code
Enforcement
Program
Within current staffing limits, 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 276
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 Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 277
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 278
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 279
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.
CDD General
Fund
Pursue funding
sources
annually.
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 280
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 Q2 2024.
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,
anticipated
completion
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
1st 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.
CDD General
Fund
At the time of
Housing
Element
adoption.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 281
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 Q2 2024.
E - 5 Incentivize
Micro-Units Revise the Zoning Ordinance to establish development standards
for micro-units, create incentives for micro-unit production, and
remove barriers to micro-unit development.
Ensure that provisions for efficiency units are consistent with AB
352 (2017).
CDD General
Fund
By Q2 2024.
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 Q2 2026.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 282
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 Housing Authority of
Santa Clara County 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 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,
anticipated
completion
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 283
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 Q2 2025.
E - 10 Development
and
Rehabilitation
of Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the City
will evaluate and revise as necessary its reasonable
accommodation standards and procedures as they pertain to
potential constraints to accommodating persons with disabilities.
The City will also evaluate and revise as necessary the permit
requirements for residential care homes (i.e., group homes) in
medium- and higher-density residential zones.
CDD General
Fund
By Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 284
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, providing site information, assisting in the
entitlement processes, and considering 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.
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 285
Number Title Action Responsible
Party
Funding
Source Timeline
E - 12 Allow 100%
Residential in
the Downtown
Expansion
District and
allow flexibility
for mixed-use
projects that
accommodate
extremely low-
income and
Special Needs
Households
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 50 units using the adopted process in the planning period.
CDD General
Fund
Amendments
by Q3 2025
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 286
F. Affirmatively Furthering Fair Housing
Number Title Action Responsible
Party
Funding
Source Timeline
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.
Quantified Objective: Outreach to 50 landlords or
tenants annually.
CDD General
Fund
Informational outreach by
Q2 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 Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 287
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
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 288
Number Title Action Responsible
Party
Funding
Source Timeline
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 approved
blight removal activities, solely in the
determination of 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
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 289
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 duplexes, triplexes, and quadplexes that
meet objective design standards to be
approved ministerially on corner lots in the R1
and R2 zones (Program A-9).
• Adopt a density bonus beyond state law policy
to include incentives for special needs
households (Program A-11)
• Adopt an inclusionary housing policy
(Program A-10)
CDD General
Fund
By Q2 2026.
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.
Pursuant to Government Code Sections
65583.2(g)(3) and 65915(c)(3), ensure that when
existing housing is demolished, at least an
equivalent number of units at the same
affordability are created as replacements.
CDD General
Fund
Hold focus group and
complete analysis by Q2
2025. Adopt policy within
three years of Housing
Element adoption.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 290
G. Education and Outreach
Number Title Action Responsible
Party
Funding
Source Timeline
G - 1 Collaboration
with
Development
Community
The City shall continue to cultivate relationships with
for-profit and non-profit development companies
working in the area of affordable housing,
facilitating collaborative approaches to affordable
housing development.
Establish new relationships and maintain existing
relationships with for-profit and non-profit
development companies throughout the planning
period.
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, and to advertise
development opportunities, funding opportunities,
and other educational and engagement efforts in
the City.
Quantified Objective: Host an annual developer
roundtable meeting. Participation of at least four
developers of affordable and special needs housing
in the annual roundtable.
CDD General
Fund
Annual developer
roundtable meeting.
Creation of developer
interest list by Q1 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 291
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 292
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
Q2 2024; implement
marketing program by Q2
2025. Biennial review of
ADU geographic
distribution. ADU webpage
consolidation by the end of
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 293
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 294
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.
• Create a dedicated Missing Middle webpage and
informational and promotional pamphlets
regarding opportunities to develop duplexes,
triplexes, and quadplexes in the City. Provide
the pamphlets online, at City Hall, and at
informational booths where housing resources
are provided.
Geographic Targeting: Annual housing event in the
DTSP area.
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 295
Number Title Action Responsible
Party
Funding
Source Timeline
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.
Facilitate construction of 50 missing middle (duplex,
triplex, quadplex) housing units.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 296
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.
• Gather information on resources that exist in
City and County for 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
Between Q4 2024 and Q2
2025; monthly (or as
scheduled) meetings of the
unhoused service providers
network.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 297
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 Cetner
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,
following implementation
CDD General
Fund
By Q1 2024
APPENDIX A ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 298
APPENDIX A: SITES INVENTORY MAP
APPENDIX A ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 299
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 300
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 1st 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 1st 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.
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 301
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
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 302
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
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 303
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 304
Table 91: Pipeline Project Sites
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
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 Pending
Project
783 03 074 8350 Winter Green
Court 95020 0.63 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 03 081 8341 Winter Green
Court 95020 0.61 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
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 Pending
Project
783 52 050 1975 Saffron Court 95020 0.91 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 64 022 2331 Hoya Lane 95020 0.41 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 65 022 2354 Banyan Ct 95020 0.90 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 012 1870 Carob Court 95020 0.91 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 017 1820 Carob Court 95020 0.64 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 020 9145 Tea Tree Wy 95020 0.51 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 033 8971 Tea Tree Way 95020 0.57 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 036 8955 Mimosa Ct. 95020 1.39 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 055 2282 Gunnera Ct 95020 0.82 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 027 9025 Mimosa
Court 95020 0.54 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 038 9005 Mimosa
Court 95020 0.72 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 035 8950 Mimosa
Court 95020 1.11 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 52 032 8745 Wild Iris Drive 95020 0.29 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
45 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.
46 The sites inventory does not include sites for the Above Moderate income category as the RHNA has already been exceeded by pending projects.
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 305
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
790 07 007 95 Farrell Avenue 95020 0.90 C1 Low Density
Residential -
- - - - 4 4 - Yes No No No Pending
Project
790 17 002 9130 Kern Avenue 95020 2.54 R3 Neighborhood
District 20
- - - - 29 29 - Yes No No No Pending
Project
790 17 003 9160 Kern Avenue 95020 1.00 R3 Neighborhood
District 20
- * * * * - * Yes No No No Pending
Project
790 21 041 975 First Street 95020 3.82 C3 High Density
Residential - - 12 107 1 - 120 - Yes No Yes Yes Pending
Project
790 35 053 307 Gurries Drive 95020 0.23 R3 Medium Density
Residential 20 - - - - 1 1 - Yes No No No Pending
Project
790 35 054 308 Gurries Drive 95020 0.04 R3 Medium Density
Residential 20 - - - - 1 1 - Yes No No No Pending
Project
790 66 057 108 Chickadee
Lane 95020 0.84 C1 Neighborhood
District - - - - - 12 12 - Yes No No No Pending
Project
799 01 058 7851 Eigleberry
Street 95020 0.18 R2 Downtown Specific
Plan Area 10 1 - - - - - - Yes No No No Pending
Project
799 06 049 7533 Monterey
Road 95020 0.12 HD Downtown Specific
Plan Area - - - - - 3 3 - Yes No No No Pending
Project
799 26 033 700 W 6th Street 95020 1.51 PO Low Density
Residential - - - - - 19 19 - Yes No No No Pending
Project
799 26 037 701 W 6th Street 95020 0.67 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 049 702 W 6th Street 95020 0.74 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 050 703 W 6th Street 95020 0.10 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 051 704 W 6th Street 95020 0.58 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 052 705 W 6th Street 95020 0.08 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 35 053 305 Gurries 95020 2.28 R-3 Medium Density
Residential -
- - - - 2 2 - Yes No No No Pending
Project
799 44 093
Intersection of
Filbro Dr and Royal
Way, adjacent to
6695 Filbro Dr
95020 0.23 R3 Medium Density
Residential 20
- - - - 45 45 - Yes No No No Pending
Project
799 44 094
Intersection of
Filbro Dr and Royal
Way
95020 0.28 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 095 Royal Way, South
of 6690 Filbro Dr 95020 0.19 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 306
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
799 44 096 Royal Way, South
of 6685 Filbro Dr 95020 0.18 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 097
Intersection of
Royal Way and
Imperial Dr
95020 0.19 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 098
Intersection of
Royal Way and
Imperial Dr,
adjacent to 6670
Imperial Dr
95020 0.21 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 101 Royal Way, West of
711 Antonio Ct 95020 0.00 R3 Low Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 109 Royal Way, West of
711 Antonio Ct 95020 1.92 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 110 321 W Luchessa
Ave 95020 0.24 R3 Low Density
Residential 20
- * * * * - * Yes No No No Pending
Project
808 01 021 1410 First St 95020 7.60 R3 High Density
Residential 20
- - - - 202 202 - Yes No No No Pending
Project
808 01 022 7890 Santa Teresa
Blvd 95020 1.67 R3 High Density
Residential 20
- * * * * - * Yes No No No Pending
Project
808 01 023 1490 First St 95020 1.57 R4 High Density
Residential 30
- * * * * - * Yes No No No Pending
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 Pending
Project
808 57 007 1265 Hernandez
Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 008 1255 Hernandez
Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 021 1290 Hernandez
Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 022 1300 Hernandez
Wy 95020 0.09
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 025 1285 Qualteri Wy 95020 0.08 Glen Loma
Ranch Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 307
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 026 1275 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 030 1235 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 031 1225 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 039 1270 Qualteri Wy 95020 0.09
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 040 1290 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 041 1300 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 042 1310 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 043 1320 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 044 1330 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 045 1340 Qualteri Wy 95020 0.09
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 046 6435 Juristac Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 308
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 57 049 6465 Juristac Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 050 6480 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 053 6450 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 054 6440 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 055 6430 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 056 6420 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 057 6410 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 070 1305 Michael Bo Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 072 1285 Michael Bo Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 078 1225 Michael Bo Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 084 1240 Mirassou Ln 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 089 1290 Mirassou Ln 95020 0.12 Glen Loma
Ranch Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 309
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 093 1330 Mirassou Ln 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 098 6390 Carsey Wy 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 099 6380 Carsey Wy 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 100 6370 Carsey Wy 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 106 1235 Mirassou Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 112 1240 Bouret Ct 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
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 -
- - - - 172 172 - Yes No No No Pending
Project
808 60 071 6811 Vintner 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 072 6821 Vintner 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 073 6831 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 074 6841 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 310
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 60 075 6851 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 076 6861 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 077 6871 Vintner 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 078 6881 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 079 6891 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 080 6901 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 081 6911 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 001 7001 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 002 7011 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 003 7021 Vintner 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 004 7031 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 005 7041 Vintner 95020 0.12 Glen Loma
Ranch
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 311
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 006 7051 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 007 7061 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 008 7071 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 009 7081 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 010 7091 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 011 7101 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 012 7111 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 013 7121 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 014 7131 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 015 7141 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 016 7100 Vintner 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 312
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 61 017 7090 Vintner 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 018 7080 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 019 7070 Vintner 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 020 7060 Vintner 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 021 7050 Vintner 95020 0.17
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 022 7040 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 023 7030 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 069 1470 Vinador Pl 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 037 1495 Winzer Pl 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 038 1485 Winzer Pl 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 036 1505 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 039 1475 Winzer Pl 95020 0.11 Glen Loma
Ranch
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 313
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 054 1450 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 055 1460 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 056 1470 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 057 1480 Winzer Pl 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 015 1575 Hurka Wy 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 003 1490 Hurka Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 004 1500 Hurka Wy 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 019 1535 Hurka Wy 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 020 1525 Hurka Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 021 1515 Hurka Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 022 1505 Hurka Wy 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 314
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 60 027 1540 Sawana Wy 95020 0.18
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 024 1510 Sawana Wy 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 026 1530 Sawana Wy 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 034 1525 Sawana Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
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 Pending
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 Pending
Project
808 39 066 6151 Thomas Road 95020 6.32 R1 Low Density
Residential 1
- - - - 14 14 - Yes No No Yes Pending
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 Pending
Project
783 52 019 8772 Foxglove
Court 95020 0.40 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 52 018 8762 Foxglove
Court 95020 0.35 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 55 008 7430 Sunningdale
Way 95020 0.23 R1 Hillside Residential 1
- - - - 1 1 - Yes No No No Pending
Project
810 56 012 7201 Eagle Ridge
Drive 95020 0.57 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 56 012 7201 Eagle Ridge
Drive 95020 0.25 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 56 014 7221 Eagle Ridge
Drive 95020 0.92 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 56 015 7231 Eagle Ridge
Dr 95020 1.34 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 315
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
810 57 024 2031 Portmarnock
Way 95020 0.43 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 57 029 2030 Portmarnock
Way 95020 1.18 RH Hillside Residential 0.5
- - - - 6 6 - Yes No No No Pending
Project
810 59 997
SW Of Santa
Teresa, S Of
Ballybunion/S.Tere
sa
95020 3.81
Hecker
Pass
Special
District
Medium Density
Residential -
- 30 69 1 - 100 - Yes No No No Pending
Project
810 66 012 1520 Hecker Pass
Highway 95020 0.29 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 72 022 6545 Eagle Ridge 95020 0.44 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 72 026 6585 Eagle Ridge
Court 95020 0.30 PF Downtown Specific
Plan Area 1
- - - - 12 12 - Yes No No No Pending
Project
841 02 009 7888 Monterey
Road 95020 0.92 R3 Low Density
Residential 20
- - - - 4 4 - Yes No No No Pending
Project
841 03 062 395 Lewis Street 95020 1.01 R1 Low Density
Residential -
- 20 73 1 - 94 - Yes No No No Pending
Project
841 14 007 6730 Monterey
Road 95020 1.41 GD Downtown Specific
Plan Area -
- * * * * - * Yes No No No Pending
Project
841 14 008 6680 Monterey
Road 95020 0.47 GD Downtown Specific
Plan Area -
- * * * * - * Yes No No No Pending
Project
841 14 009 6630 Monterey
Road 95020 0.56 GD Downtown Specific
Plan Area
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 316
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 317
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 318
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 319
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 320
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 321
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 322
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 323
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 324
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 325
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 326
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 327
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 328
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 329
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 330
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 331
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 332
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 333
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 334
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 335
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 336
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 337
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 338
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 339
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 340
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 341
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 342
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 343
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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 344
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 345
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
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
2023 – 2031
HCD Review Draft #2
April 13, 2023
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 .................................................................................... 10
Housing Production ....................................................................................................................... 10
No Net Loss and Adequate Sites .......................................................................................................... 11
Effectiveness at Assisting Special Needs Populations ............................................................... 11
Accessibility Improvements ................................................................................................................... 12
Seniors and Residents with Disabilities............................................................................................... 12
At-Risk Youth Services ............................................................................................................................ 13
Unhoused Outreach ............................................................................................................................... 13
Farmworkers ........................................................................................................................................... 13
2015 – 2023 (5th Cycle) Housing Element Programs .................................................................. 15
HOUSING NEEDS ASSESSMENT ................................................................................................. 34
Projected Housing Needs .............................................................................................................. 35
Existing Housing Need ................................................................................................................... 35
Demographic Characteristics ............................................................................................................... 35
Employment Trends ............................................................................................................................... 40
Household and Housing Stock Characteristics .................................................................................. 43
Overpayment .......................................................................................................................................... 50
Overcrowding .......................................................................................................................................... 52
Housing Inventory and Market Conditions ........................................................................................ 53
Preservation of Assisted Units At Risk of Conversion ........................................................................ 58
Special Needs Groups .................................................................................................................... 63
Persons with Disabilities ........................................................................................................................ 63
Elderly Persons ........................................................................................................................................ 68
Large Households ................................................................................................................................... 71
Female-Headed Households ................................................................................................................. 73
Homeless/Unhoused Population ......................................................................................................... 74
Farmworkers ........................................................................................................................................... 77
Extremely Low-Income Households..................................................................................................... 79
Summary of Housing Needs ......................................................................................................... 82
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan ii
AFFIRMATIVELY FURTHERING FAIR HOUSING ........................................................................ 84
Introduction, Outreach, and Assessment ................................................................................... 84
Introduction............................................................................................................................................. 84
Public Outreach ...................................................................................................................................... 84
Housing Element Survey (focused outreach) ..................................................................................... 88
Stakeholder Meetings ............................................................................................................................ 88
Findings .................................................................................................................................................... 89
City Overview .................................................................................................................................. 89
Fair Housing Enforcement and Outreach Capacity .......................................................................... 95
Integration and Segregation ......................................................................................................... 97
Race and Ethnicity .................................................................................................................................. 97
Income .................................................................................................................................................... 101
Familial Status ...................................................................................................................................... 108
Persons with Disabilities ...................................................................................................................... 111
Findings .................................................................................................................................................. 115
Racially and Ethnically Concentrated Areas of Poverty and Affluence ................................. 115
R/ECAPs .................................................................................................................................................. 115
Racially Concentrated Areas of Affluence ......................................................................................... 120
Disparities in Access to Opportunities ...................................................................................... 121
California Tax Credit Allocation Committee (TCAC) ........................................................................ 121
Increasing Housing Opportunities in Higher Resource Areas ....................................................... 128
Access to Opportunities, Regional Comparisons ............................................................................. 130
Transportation ...................................................................................................................................... 131
CalEnviroScreen 4.0 ............................................................................................................................. 133
Findings .................................................................................................................................................. 135
Disproportionate Housing Needs ............................................................................................. 136
Substandard Housing .......................................................................................................................... 136
Overcrowding ........................................................................................................................................ 139
Homelessness ........................................................................................................................................ 141
Displacement ........................................................................................................................................ 145
Findings .................................................................................................................................................. 146
Other Contributing Factors ........................................................................................................ 147
Historic Immigration and Land Use Patterns .................................................................................. 147
Urban Growth Boundary .................................................................................................................... 149
Fair Housing Issues, Contributing Factors, and Meaningful Action ...................................... 150
CONSTRAINTS ON HOUSING .................................................................................................. 164
Governmental Constraints ......................................................................................................... 164
Land Use Controls ................................................................................................................................ 164
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan iii
Providing for a Variety of Housing Types ......................................................................................... 179
Residential Development Ordinance ................................................................................................. 184
Urban Growth Boundary and Urban Service Area ......................................................................... 185
Development Review and Permitting Procedures ........................................................................... 187
Housing for Persons with Disabilities ................................................................................................ 196
Building Code ........................................................................................................................................ 197
Code Enforcement ................................................................................................................................ 197
On- and Off-Site Improvement Requirements ................................................................................. 198
Nongovernmental Constraints .................................................................................................. 200
Requests to Develop Below the Anticipated Density ....................................................................... 200
Land Costs ............................................................................................................................................. 201
Construction Costs ............................................................................................................................... 202
Financing Availability ........................................................................................................................... 202
Federal and State Programs ............................................................................................................... 203
Environmental and Infrastructure Constraints ............................................................................... 203
HOUSING SITES AND RESOURCES........................................................................................... 210
Land Inventory............................................................................................................................. 210
Housing Allocation ............................................................................................................................... 210
Realistic Capacity .................................................................................................................................. 212
Assumed Affordability .......................................................................................................................... 215
Environmental and Infrastructure Constraints ............................................................................... 216
Entitled and Pending Pipeline Projects ............................................................................................. 220
Accessory Dwelling Units (ADUs) ........................................................................................................ 221
Ability to Meet the RHNA ..................................................................................................................... 222
Opportunity Site Details ............................................................................................................. 225
Vacant Sites ........................................................................................................................................... 225
Non-Vacant Sites .................................................................................................................................. 226
Non-Vacant Site Details .............................................................................................................. 226
Local Data .............................................................................................................................................. 226
R4 Northern Cluster ............................................................................................................................. 227
Monterey Cluster 1 (Downtown Expansion District) ....................................................................... 230
Monterey Cluster 2 (Gateway/Downtown Expansion District) ...................................................... 233
Monterey Cluster 3 (Gateway District) .............................................................................................. 236
Monterey Cluster 4 (Downtown Expansion District) ....................................................................... 237
Other Zoning Districts and Designations .......................................................................................... 240
Financial Resources .................................................................................................................... 247
Countywide Programs ......................................................................................................................... 247
U.S. Department of Housing and Urban Development (HUD) Grants ......................................... 248
Statewide Resources ............................................................................................................................ 251
Administrative Resources .................................................................................................................... 252
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan iv
HOUSING GOALS, POLICIES, AND PROGRAMS ..................................................................... 254
Housing Production .................................................................................................................... 254
Removal of Governmental Constraints .................................................................................... 254
Housing Preservation and Rehabilitation ................................................................................ 255
Housing Assistance to Meet the Needs of All Income Levels ................................................ 255
Special Housing Needs ............................................................................................................... 256
Affirmatively Furthering Fair Housing ....................................................................................... 256
Education and Outreach ............................................................................................................ 257
Quantified Objectives........................................................................................................................... 257
Programs ...................................................................................................................................... 258
APPENDIX A: SITES INVENTORY MAP ..................................................................................... 300
APPENDIX B: SITES INVENTORY LIST...................................................................................... 302
APPENDIX C: OUTREACH ......................................................................................................... 318
List of Figures
Figure 1: Population Age Distribution, 2019 ................................................................................... 38
Figure 2: Regional Racial/Ethnic Composition, 2019 ...................................................................... 40
Figure 3: Regional Employment by Industry, 2019 ........................................................................ 42
Figure 4: Regional Home Prices Over Time, 2001–2020 ................................................................ 47
Figure 5: Disability by Type, 2019 ..................................................................................................... 64
Figure 6: Developmental Disability by Type Served by San Andreas Regional Center, 2020.... 67
Figure 7: Census Tracts and RHNA Sites, 2022 ............................................................................... 90
Figure 8: Racial and Ethnic Majority, 2010 ...................................................................................... 98
Figure 9: Percentage of the Population that is Non-White, 2018 ................................................. 99
Figure 10: Percent non-White Comparison of RHNA Units ........................................................ 100
Figure 11: Dissimilarity Index for Race ......................................................................................... 101
Figure 12: Low to Moderate Income Population and RHNA Sites, 2011-2015 ........................ 103
Figure 13: Low to Moderate Income Population Comparison of RHNA Units ......................... 104
Figure 14: Households per Income Level, 2021 .......................................................................... 105
Figure 15: Median Household Income, 2019 ............................................................................... 106
Figure 16: Poverty Status, 2010-2014 and 2015-2019 ................................................................ 107
Figure 17: Housing Choice Vouchers ............................................................................................ 108
Figure 18: Children in Female-Headed Households and RHNA Sites ....................................... 109
Figure 19: Female Headed Households Comparison of RHNA Units ....................................... 110
Figure 20: Children in Married-Couple Households ................................................................... 111
Figure 21: Disability Characteristics, Gilroy, 2019 ....................................................................... 112
Figure 22: Population with a Disability, 2010-2014 and 2015-2019 .......................................... 113
Figure 23: Population with a Disability Comparison of RHNA Units ......................................... 114
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan v
Figure 24: Infrastructure Improvements ...................................................................................... 118
Figure 25: R/ECAPs in the City and Vicinity ................................................................................... 119
Figure 26: Presence of a R/ECAP Comparison of RHNA Units ................................................... 120
Figure 27: RCAAs Vicinity and RHNA Sites .................................................................................... 121
Figure 28: TCAC Economic Score, 2021 ........................................................................................ 123
Figure 29: TCAC Education Score .................................................................................................. 124
Figure 30: TCAC Environmental Score .......................................................................................... 125
Figure 31: TCAC Composite Score and RHNA Sites ..................................................................... 127
Figure 32: TCAC Designation Comparison of RHNA Units ......................................................... 128
Figure 33: Existing Single-Family Homes on Corner Lots in R1 and R2 Zones ......................... 129
Figure 34: Transit Route Map ........................................................................................................ 133
Figure 35: CES Percentile and RHNA Sites ................................................................................... 134
Figure 36: CalEnviroScreen Percentile Comparison of RHNA Units .......................................... 135
Figure 37: Housing Problems by Tenure and Race/Elderly/Housing Size ................................ 137
Figure 38: Cost Burden by Tenure and Race/Elderly/Housing Size........................................... 137
Figure 39: Overpayment by Owners ............................................................................................. 138
Figure 40: Overpayment by Renters ............................................................................................. 138
Figure 41: Year Structure Built....................................................................................................... 139
Figure 42: Overcrowded Households ........................................................................................... 140
Figure 43: Communities Vulnerable to Displacement ................................................................ 146
Figure 44: Gilroy Land Use Map .................................................................................................... 165
Figure 45: Gilroy Special Flood Hazard Areas .............................................................................. 218
Figure 46: Gilroy Wildland Urban Interface Areas ....................................................................... 219
List of Tables
Table 1: 5th Cycle RHNA Progress (2015 through 2022)................................................................. 11
Table 2: Review of 2015 – 2023 (5th Cycle) Housing Element Programs ...................................... 16
Table 3: Gilroy RHNA, 2023–2031 .................................................................................................... 35
Table 4: Regional Population Trends, 2010–2020 .......................................................................... 36
Table 5: Average Annual Population Growth Rate ......................................................................... 36
Table 6: Population Age Distribution, Gilroy ................................................................................... 37
Table 7: Racial and Ethnic Composition, Gilroy .............................................................................. 39
Table 8: Employment Trends, Gilroy ............................................................................................... 41
Table 9: Major Employers, 2021 ....................................................................................................... 43
Table 10: Change in Households, 2000–2019 ................................................................................. 44
Table 11: Regional Average Household Size ................................................................................... 44
Table 12: Household Size Distribution, 2019 .................................................................................. 44
Table 13: Median Household Income by Tenure, 2019 ................................................................. 45
Table 14: Income Range by Affordability Level Based on State Area Median Income, 2022 .... 45
Table 15: Household Income by Tenure, 2018 ............................................................................... 46
Table 16: Zillow Home Value Index, 2020 and 2021 ...................................................................... 48
Table 17: Average Monthly Rent by Unit Size, 2021 ....................................................................... 48
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan vi
Table 18: Maximum Affordable Rent by Income, Santa Clara County ........................................ 49
Table 19: Maximum Affordable Monthly Rent by Income Category............................................ 49
Table 20: Occupancy Rates ............................................................................................................... 50
Table 21: Housing Cost as a Percentage of Household Income, 2018 ........................................ 51
Table 22: Overcrowded Households, 2019 ..................................................................................... 53
Table 23: Housing Units, 2000–2019 ............................................................................................... 54
Table 24: Unit Size by Tenure, 2019 ................................................................................................. 54
Table 25: Housing Inventory by Unit Type ...................................................................................... 55
Table 26: Unit Type by Tenure, 2019 ............................................................................................... 56
Table 27: Tenure by Housing Age .................................................................................................... 57
Table 28: Units Lacking Plumbing or Complete Kitchen Facilities, 2019 ..................................... 58
Table 29: Potential Units at Risk of Conversion .............................................................................. 60
Table 30: Replacement Cost ............................................................................................................. 61
Table 31: Gilroy and Santa Clara County Population with Developmental Disabilities ............. 65
Table 32: Living Arrangements of Adults with Developmental Disabilities ................................ 66
Table 33: Householders by Age, 2020 ............................................................................................. 69
Table 34: Median Household Income for Elderly Households, 2019 ........................................... 69
Table 35: Income Distribution, Elderly Households, 2018 ............................................................ 69
Table 36: Elderly People with Disabilities, 2019 ............................................................................. 70
Table 37: Elderly Households by Housing Problems and Tenure, 2018 ..................................... 71
Table 38: Large Households by Tenure, 2019 ................................................................................ 72
Table 39: Income Distribution, Large Households, 2015-2019 .................................................... 73
Table 40: Large Households by Housing Problems and Tenure, 2018........................................ 73
Table 41: Female-Headed Households by Tenure, Gilroy, 2019 .................................................. 74
Table 42: 2022 Santa Clara County Homeless Census and Survey .............................................. 75
Table 43: Homeless Facilities in or Adjacent to Gilroy ................................................................... 76
Table 44: Number of Santa Clara County Farmworkers and Farms, 2017 ................................. 77
Table 45: Overcrowding by Income Level, 2019 ............................................................................. 80
Table 46: Extremely Low-Income Households with Housing Problems, 2018 ........................... 82
Table 47: Comparison of Fair Housing with Respect to Location................................................. 93
Table 48: Dispute Cases by Income Category, 2015-2022 ............................................................ 96
Table 49: Dispute Cases by Age, 2015-2022 ................................................................................... 96
Table 50: Dispute Cases by Race, 2015- 2022 ................................................................................. 97
Table 51: Dissimilarity Index for Income ...................................................................................... 102
Table 52: Opportunity Indicators .................................................................................................. 131
Table 53: Overcrowding, 2019 ....................................................................................................... 141
Table 54: Homeless Facilities in or Adjacent to Gilroy ................................................................ 142
Table 55: 2022 Santa Clara County Homeless Census and Survey ........................................... 143
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 145
Table 57: Fair Housing Issues, Contributing Factors, and Proposed Action ............................ 151
Table 58: AFFH Actions Matrix ....................................................................................................... 153
Table 59: Neighborhood District Target Densities ...................................................................... 168
Table of Contents ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan vii
Table 60: Downtown Specific Plan Development Standards ..................................................... 171
Table 61: Downtown Specific Plan Development Standards (Special Circumstances) ........... 172
Table 62: Residential Standards (2022) ........................................................................................ 175
Table 63: Residential Parking Standards (2022) .......................................................................... 177
Table 64: Residential Use Table (2022) ......................................................................................... 181
Table 65: Permit Processing Time (2022) ..................................................................................... 189
Table 66: Permit Processing Time, Months, Regional Comparison (2021-2022) ..................... 190
Table 67: Planning Related Fees (August 2022) ........................................................................... 191
Table 68: Development Impact Fees (2022) ................................................................................. 193
Table 69: Total Fees per Unit, Regional Comparison (2021-2022) ............................................ 194
Table 70: Fees as Percentage of Total Development Costs, Regional Comparison (2021-2022)
.............................................................................................................................................. 194
Table 71: 2022 Vacant Lot Sales in Gilroy ..................................................................................... 201
Table 72: Disposition of Home Loans, 2020 ................................................................................ 203
Table 73: 2023–2031 RHNA ........................................................................................................... 210
Table 74: Pipeline Projects and ADUs Progress Towards RHNA ............................................... 211
Table 75: Target Sites Capacity (15% No Net Loss Buffer of Unmet RHNA)............................. 212
Table 76: Example Multifamily Project Densities ........................................................................ 214
Table 77: Assumed Yields .............................................................................................................. 215
Table 78: Densities, Affordability, and Implementing Zones ..................................................... 216
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued) ........... 221
Table 80: ADUs Toward the RHNA ................................................................................................ 222
Table 81: ADU Affordability Assumptions .................................................................................... 222
Table 82: RHNA Capacity and Buffer ............................................................................................ 223
Table 83: Lower Income RHNA Capacity ...................................................................................... 223
Table 84: Residential Vacant Sites Capacity ................................................................................. 226
Table 85: Non-Vacant Site Capacity .............................................................................................. 226
Table 86: CDBG Funded Agencies ................................................................................................. 249
Table 87: CARES Act CDBG-CV Funds ........................................................................................... 249
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024 ............................... 250
Table 89: Total Quantified Objectives, 2023 – 2031 .................................................................... 257
Table 90: Opportunity Sites ........................................................................................................... 302
Table 91: Pending Project Sites ..................................................................................................... 306
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 Housing Element update began in 2021, starting with
City Council public meetings to introduce the housing element update process and to get initial
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.
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 at the Migrant Camp. Feedback from the farmers 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.
o Eight (8) surveys were completed by the Youth Commission and Gavilan
College community.
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 at the 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 gathered verbal feedback from residents,
caregivers, and staff at Villa Esperanza, a facility that provides low-income
apartment units 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, and G - 5
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.
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 a density bonus
beyond the 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)
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
preapproved 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 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
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.
Introduction ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 7
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 two new programs to improve
engagement and education (G - 6 and G - 7). 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.
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 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.
▪ 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 (Density Bonus Beyond State Law) to include households with
intellectual and developmental disabilities as a special needs group to consider in the
expanded density bonus 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.
Introduction ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 8
▪ 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.
9
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
REVIEW OF PAST ACCOMPLISHMENTS
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 10
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.
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 11
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 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 Community Development Block Grant (CDBG) program, CDBG
CARES ACT-Corona Virus (CDBG-CV), and the Housing Trust Fund (HTF). 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. PLHA funding allocations were 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.
Although the HTF will no longer be made available for public service programs or rehabilitation
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 12
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.
In the 2022 – 2023 fiscal year (FY), the City allocated $237,000 in PLHA funds for services related
to homelessness, fair housing, and special needs, such as persons with disabilities. Another
$237,000 for the same services are allocated for the 2023 - 2024 fiscal year.
The City also allocated $613,154 in CDBG-CV funds towards programming that would address
the impacts resulting from the COVID-19 pandemic, including rental assistance, small business
assistance, and food delivery.
For the 2021 – 2022 fiscal year funding cycle, the City allocated $287,380 in CDBG funds toward
community service needs, including senior services, youth services, and home repair and
accessibility modification. For the 2022 – 2023 fiscal year, the City allocated $205,452 in CDBG
funds towards senior services, youth services, and home repair. Specific programs and
recipients varied slightly between the two fiscal years.
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. This included $18,560 for the Live Oak Adult Day Care program,
$20,000 for the Silicon Valley Independent Living Center Housing Services for Gilroy Residents
with Disabilities program, and $27,000 for the Health Trust Meals on Wheels food service
program. This service 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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 13
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.
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, Homeless Prevention Services program received $55,000;
South County Compassion Center, Outreach for the Unhoused program received $40,000;
Community Agency for Resources Advocacy and Services (CARAS), Homeward Bound
Homeless Prevention Services program received $20,000; and St. Joseph's Family Center,
Gilroy Street Team program received $35,000. 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 farmworker population permanent and seasonal housing needs of extremely low-income
and low-income farmworkers. These units are located in the following three (3) housing
developments, owned and managed by Eden Housing:
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 14
• 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.
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 15
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.
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 16
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 17
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 18
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 19
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
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
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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 21
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
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-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
Review of Past Accomplishments ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 23
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
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
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 a
density bonus
beyond state law
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
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
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
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-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
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
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 density
bonus 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 density bonus
beyond state law
A - 11
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
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
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-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
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
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
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
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
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-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
33
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING NEEDS ASSESSMENT
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 34
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 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 on the 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 35
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
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 36
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 37
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 38
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 County
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 39
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 than the County (37 percent) and the region (27 percent).
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 40
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 Bay AreaPercent 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-Hispanic
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 41
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 42
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 Bay AreaShare of Employed ResidentsPlaceOther
Retail
Manufacturing, Wholesale & Transportation
Information
Health & Educational Services
Financial & Professional Services
Construction
Agriculture & Natural Resources
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 43
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 44
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 than the 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 45
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 Median Income, 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 46
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 47
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 48
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 49
Table 18: Maximum Affordable Rent by Income, Santa Clara County
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 sizes available, especially to households below the AMI.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 50
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 51
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 52
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 53
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 54
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 55
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 56
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 57
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 58
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.
In the 2021–2022 fiscal year, the City utilized CDBG funds to address housing-related issues in
Gilroy. The City allocated $140,000 in CDBG funds to Rebuilding Together Silicon Valley for the
home repair, rehabilitation, and accessibility modification program. The City also allocated
$81,475 in CDBG funds toward rehabilitation of the Cherry Blossom affordable housing
development; $124,090 in competitive awards for services related to homelessness, affordable
housing, and special needs housing; and $54,330 for services addressing fair housing, tenant-
landlord information and referral, and foreclosure counseling.
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
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 59
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 60
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 61
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 62
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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 63
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 64
• 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-approved, “model” plans
for ADUs that meet zoning, building, and fire codes. Model plans will also, include designs that
are Americans with Disabilities Act (ADA) accessible. 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
Living
DifficultyPopulation by AgeDisability Type
<18 years old 18-64 years old ≥65 years old
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 65
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 paired 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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 66
Living Arrangements of Gilroy Adults with Developmental Disabilities.
Local Data
According to the Developmental Disabilities Housing Needs Analysis report provided 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).
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 67
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 Choice, the City held a virtual meeting
organized by Housing Choices 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 residents, caregivers, and staff at Villa
Esperanza, a single-story 21-unit low-income apartment development that provides services
for intellectually/ 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.
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
31%
8%
7%
42%
12%
Disability Type
Autism
Epilepsy
Cerebral Palsy
Intellectual Disability
Other Diagnosis
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 68
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 is also including Program A - 11 to develop an inclusionary housing policy and
Program A - 12 to develop a density bonus beyond state law to incentivize the creation of
additional units to serve extremely low-income households. 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.
Both meetings were helpful in providing staff with a better understanding of I/DD community
needs. 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 preapproved, “model” plans for ADUs that meet zoning,
building, and fire codes. The model plans will also include designs that are Americans with
Disabilities Act (ADA) accessible. 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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 69
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 70
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 71
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 included
Program A - 12 to include density bonus incentives beyond state law for developments that
include housing for large households.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 72
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 73
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 density bonus incentives beyond 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
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 74
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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 75
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 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% 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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 76
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. Projects funded include:
• $55,000 to St. Joseph’s Family Center for Homeless Prevention Services
• $35,000 to St. Joseph’s Family Center for the Gilroy Street Team
• $40,000 to South County Compassion Center for Outreach for the unhoused
• $20,000 to CARAS for the Homeward Bound Program
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.
10 The Arturo Ochoa Migrant Center is located slightly outside city bounds, but serves Gilroy residents.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 77
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.
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.
11 US Census Bureau, American Community Survey (2015–2019), Table C24030.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 78
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.
EAH 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,
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 needing temporary
housing.
Additionally, the primary issues limiting housing options for respondents included insufficient
money available for the deposit (24), and credit history or low credit scores (8). The City of
Gilroy also modified Programs E - 7and 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
12 California Department of Conservation. California Important Farmland Finder. https://maps.conservation.ca.gov/DLRP/CIFF/
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 79
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
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, and A - 8
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 a density bonus beyond state law Program A - 12.
13https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?lawCode=HSC&division=13.&title=&part=1.&chapter=1.&article
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 80
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%
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%
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 81
Housing Income Range Households Number of People per Room
Overcrowding
(>1 person per
room)
Severe
Overcrowding
(>1.5 persons per
room)
Number Number % Number %
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 if it 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.
Housing Needs Assessment ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 82
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.
83
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
AFFIRMATIVELY FURTHERING FAIR HOUSING
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 84
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 85
• 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 86
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 87
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 will be held on April 20, 2023 (Planning Commission) and May 1, 20223 (City
Council) to give the public and the City’s decision makers an opportunity to review and
comment on the Housing Element following HCD’s review and subsequent revisions.
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 244 248 (5134%) respondents being homeowners, 125 (17%) being renters, 184 191
(3935%) of respondents being white or Caucasian, and 215 236 (4644%) 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 88
• 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 senior citizens. 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 needing
temporary housing.
▪ Youth Outreach. Eight (8) surveys were completed, the top three housing issues
identified by this group was; difficulty paying rent, mortgage, 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 similarly to farmworkers was difficulty paying rent,
mortgage, 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.
Stakeholder Meetings
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 brief 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 them about the Housing Element and gathering verbal
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 89
feedback. On February 15, 2023, the City also met with gathered verbal feedback from
residents, caregivers, and staff at Villa Esperanza, a facility that provides low-income apartment
units 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 90
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 duplexes, triplexes, and quadplexes that meet objective design standards
is included (Program A - 10). SB 9 facilitates the creation of up to four housing units in the lot
area typically used for one single-family home. The four units can be comprised of a duplex
with an ADU and a junior ADU or two primary units plus an ADU and a junior ADU. While SB9
currently allows duplexes in the R1 zone, Program A - 10 provides further flexibility 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 comprised of detached single-
family residences.
Figure 7: Census Tracts and RHNA Sites, 2022
Source: HCD AFFH Data Viewer
16 ADUs are calculated on a citywide basis and are not represented on the sites maps
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 91
Eight of the eleven census tracts that intersect Gilroy have the majority of their area located
inside City limits, 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 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. Additionally, 41 percent of units are in the tract with the
second highest median income, of the eight tracts mostly in the City. 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
RHNA sites are in higher opportunity areas outside of the R/ECAP. It is unlikely that the location
of proposed RHNA 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 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, as well as advertise
opportunities to increase density and reuse single-family dwellings in multi-family zones. As a
part of Program A - 10, the City will allow duplexes, triplexes, and fourplexes on corner lots in
the R1 and R2 zones with a minimum lot size of 6,000 square feet (approximately 1,106 parcels
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 92
as shown in Figure 33). SB 9 facilitates the creation of up to four housing units in the lot area
typically used for one single-family home. The four units can be comprised of a duplex with an
ADU and a junior ADU or two primary units plus an ADU and a junior ADU. While SB9 currently
allows duplexes in the R1 zone, Program A - 10 provides further flexibility 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 missing middle 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.
The City currently has approximately 1,067 parcels that are single-family homes on corner lots
greater than 6,000 square feet in the R1 zone, Allowing duplexes, triplexes, and quadplexes by
right on all of these corner lots would 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 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 in the R2 zone. There are parcels 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.
93
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 94
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.
95
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 0 to 30 percent income 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).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 96
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 97
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.
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
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 98
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
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 99
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
outreach focused in the western portion of the City, Program A - 11 for adoption of an
inclusionary housing policy, and Program A - 10 allowing duplexes, 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 in the lot area typically used
for one single-family home. The four units can be comprised of a duplex with an ADU and a
junior ADU or two primary units plus an ADU and a junior ADU. While SB9 currently allows
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 100
duplexes in the R1 zone, Program A-10 provides further flexibility 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 missing middle 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
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
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 101
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.
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.
0
10
20
30
40
50
60
Non-White/WhiteBlack/WhiteHispanic/WhiteAsian/WhiteNon-White/WhiteBlack/WhiteHispanic/WhiteAsian/WhiteGilroy San Jose-Sunnyvale-Santa Clara Region
1990 2000 2010 2020
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 102
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 units 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),
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 duplexes, triplexes, and fourplexes to be approved ministerially on corner lots in R1
and R2 zones (Program A - 10), and a density bonus beyond state law policy (Program 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).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 103
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 104
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 population 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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 105
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 106
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 107
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 108
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 109
Figure 18: Children in Female-Headed Households and RHNA Sites
Source: HCD AFFH Data Viewer
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 110
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 111
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 112
• 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
Living
DifficultyPopulation by AgeDisability Type
<18 years old 18-64 years old ≥65 years old
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 113
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 55.0 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 114
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 an alternative housing supply to allow for housing mobility in higher opportunity
areas. The City is also including Program A - 11 to develop an inclusionary housing policy and
Program A - 12 to develop a density bonus beyond state law to incentivize the creation of
additional units to serve extremely low-income households. 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.
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 Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 115
The City shall 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 preapproved,
“model” plans for ADUs that meet zoning, building, and fire codes. Models plans also include
designs that are Americans with Disabilities Act (ADA) accessible. 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 pipeline and 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 duplexes, 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 if it has a poverty rate that exceeds
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 116
40 percent or is three or more times the average tract poverty rate for the
metropolitan/micropolitan area, whichever threshold is lower.
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 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 117
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
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 approved blight removal
activities, solely in the determination of 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
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 118
• El Cerrito Way / Glenwood Drive
• Welburn Avenue / Glenwood Drive
• 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 119
Local Data
The City’s Code Enforcement Officer noted that improvements to the sidewalks are being
made throughout the City, without an area of concentration. The code enforcement officer
also noted that community amenities such as health clinics or 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 pipeline and opportunity site 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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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 120
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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Not a R/ECAP R/ECAPPercent of RHNA UnitsPresence of a R/ECAP by Tract
Lower Moderate Above 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 123
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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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 126
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 approved blight removal
activities, solely in the determination of 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
duplexes, 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)
and a program to develop density bonuses beyond state law (Program A - 12).
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 127
Figure 31: TCAC Composite Score and RHNA Sites
Source: HCD AFFH Data Viewer
As shown in Figure 32, the majority of RHNA pipeline and opportunity 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 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, as well as advertise
opportunities to increase density and reuse single-family dwellings in multi-family zones.
Program A - 10 consists of creating a ministerial approval process for duplexes, triplexes, and
fourplexes on corner lots in the R1 and R2 zones. SB 9 facilitates the creation of up to four
housing units in the lot area typically used for one single-family home. The four units can be
comprised of a duplex with an ADU and a junior ADU or two primary units plus an ADU and a
junior ADU. While SB9 currently allows duplexes in the R1 zone, Program A - 10 provides
further flexibility 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
missing middle 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.
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Lower Moderate Above Moderate
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 129
Prior to the passing of Senate Bill 9 (SB9), the City of Gilroy allowed the development of
duplexes on corner lots in R1 zones that meet certain conditions. Duplexes are also already
permitted in the R2 zone. As a part of Program A - 10, the City will allow duplexes, triplexes,
and fourplexes on corner lots in the R1 and R2 zones with a minimum lot size of 6,000 square
feet. The policy would apply to approximately 1,106 total parcels in the R1 and R2 zones, as
shown in Figure 33.
The City currently has approximately 1,067 parcels that are single- family homes on corner lots
greater than 6,000 square feet in the R1 zone, Allowing duplexes, triplexes, and quadplexes by
right on all of these corner lots would 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 in the R2 zone. There are parcels 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 130
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
• 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.
24 HUD Affirmatively Furthering Fair Housing Data and Mapping Tool (AFFH-T) Data Documentation
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 131
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.
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
25 HUD Affirmatively Furthering Fair Housing. https://egis.hud.gov/affht/
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 132
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 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 133
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 134
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 135
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).
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10-20%20-30%30-40%50-60%70-80%90-100%Percent of RHNA UnitsCalEnviroScreen Percentile by Tract
Lower Moderate Above Moderate
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 136
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 duplexes, 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 137
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
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 139
(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, health care facilities, and other resources 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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 140
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.
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 141
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. Projects funded include:
• $55,000 to St. Joseph’s Family Center for Homeless Prevention Services
• $35,000 to St. Joseph’s Family Center for the Gilroy Street Team
• $40,000 to South County Compassion Center for Outreach for the unhoused
• $20,000 to CARAS for the Homeward Bound Program
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%
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 142
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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 143
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 South County Compassion Center 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 144
• 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 approved blight removal
activities, solely in the determination of 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 145
Table 56: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Project Funding
Amount
St. Joseph’s Family Center Homeless Prevention Services $55,000
Project Sentinel Fair Housing $20,000
Project Sentinel Landlord/Tenant Counseling and
Dispute Resolution $20,000
Community Agency for Resources
Advocacy and Services (CARAS) Homeward Bound Program $20,000
The Health Trust Meals on Wheels $27,000
St Joseph’s Family Center Gilroy Street Team $35,000
South County Compassion Center Outreach for the Unhoused $40,000
Silicon Valley Independent Living Center Housing Services Program for Gilroy
Residents with Disabilities $20,000
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.
• 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).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 146
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).
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
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 147
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. This program will also provide flexibility on the type of non-
residential uses proposed in the new Mixed-Use First Street Corridor.
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
27 Eugene Lewis Conrotto. The Urbanization of the Southern Santa Clara Valley: Gilroy. (Gilroy, CA: Gilroy Historical Museum, 1951).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 148
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.
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.
28 San Jose Mercury-News. 1966.
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/
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 149
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 at the 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
generally coterminous with the UGB. The USA is reviewed and amended by the Local Agency
Formation (LAFCO).
33City Attorney’s Impartial Analysis of Measure H. https://sccvote.sccgov.org/sites/g/files/exjcpb1106/files/E110%20-
%20Measure%20H.pdf
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 150
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.
151
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
mixed-use 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)
• Density bonus beyond state law (A - 12)
• SB 9 streamlining (A - 16)
• Permit streamlining (B - 5)
• Source of income protection / housing mobility (F - 1)
• Place-based economic investments in downtown (F - 3)
High
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 152
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 density bonuses beyond 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
153
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. If annual
production and affordability rates do not match the estimates included in the
Housing Sites and Resources section, the City will update the ADU strategy to ensure
that the City continues to maintain adequate capacity for all income levels. In the
event of an ADU shortfall that results in a net loss of units below the RHNA, the City
will adopt another ADU program within six months to facilitate additional ADU
production or identify additional RHNA sites from the City’s No Net Loss Inventory, as
discussed in Program A - 1.
The City will hold a focus group event with local stakeholders in spring or fall 2026 if
the average ADU production is less than 25 units in year 2025. The purpose of the
collaborative meeting will be to identify appropriate ADU programs to help increase
production.
The City will review geographic distributions of ADUs biennially.
Updates to the ADU ordinance are included in Program A - 15.
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 year
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 17.5 (2018-2021) to an average of
approximately 25.
A - 8: 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.
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact CDFIs for potential partnerships.
After program funding is
secured and sufficient for the
intended purpose.
Evaluate the effect of impact
fees on ADU development by Q3
2024 if ADU production is lower
than anticipated.
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 duplexes, triplexes, and fourplexes to be approved
ministerially on corner lots in the R1 and R2 zones so long as the project complies
with objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes, and fourplexes on all
corner lots with a minimum 6,000 sf lot size. While SB9 currently allows duplexes in
the R1 zone, this Program provides further flexibility 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.
Create an informational and promotional pamphlet regarding opportunities to
develop duplexes on corner lots in R1 and R2 zones by right (approximately 1,106
By Q2 2025 Citywide Increased production and reduced permitting time and cost for
duplexes, triplexes, and fourplexes. Facilitate construction of
50 missing middle (duplex, triplex, quadplex) housing units
over the 2023 – 2031 planning period.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 154
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
lots). Provide the pamphlet online, at City Hall, and at informational booths where
housing resources are provided (see Program G - 5).
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 will include the offer of impact fee waivers through a memorandum
of understanding. The MOU was approved by the County Board of Supervisors in
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
• Creating a more transparent and streamlined process for reviewing and
approving applications involving a historic resource (e.g., residential
addition).
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, anticipated
completion 2023.
Citywide Shorter permit processing time.
E - 5: Incentivize
Micro-Units Revise the Zoning Ordinance to establish development standards for micro-units,
create incentives for micro-unit production, and remove barriers to micro-units
development.
Ensure that provisions for efficiency units are consistent with AB 352 (2017).
Within one year of Housing
Element adoptionBy Q2 2024.
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 Q2 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 Housing Authority of Santa Clara County
and various non-profit 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 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 developer list created through Program G - 1.
Ongoing throughout planning
period
Citywide Preserve and maintain the 43 farmworker housing
developments (5684 units) and Ochoa Migrant Center (100
units).
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 155
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
E - 10
Development
and
Rehabilitation of
Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the City will evaluate and
revise as necessary its reasonable accommodation standards and procedures as
they pertain to potential constraints to accommodating persons with disabilities. The
City will also evaluate and revise as necessary the permit requirements for residential
care homes (i.e., group homes) in medium- and higher-density residential zones.
By Q2 2024. 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, providing site
information, assisting in the entitlement processes, and considering 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: Allow
100% Residential
in the Downtown
Expansion
District and
allow flexibility
for mixed-use
projects that
accommodate
extremely low-
income and
Special Needs
Households
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 Q3 2025. Downtown Expansion
District
Adopted zoning amendments. Facilitation of 50 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
Q2 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.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 156
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 is also constructing 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 Downtown
Specific Plan (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 approved blight removal activities, solely in the
determination of 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 polices (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 policy, and relocation agreements.
By Q2 2025. Areas denoted above as
having vulnerability to
displacement
Adopt the policy.
Affirmatively Furthering Fair Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 157
HE Programs or
Other Activities Specific Commitment Timeline Geographic Targeting 2023 – 2031 Metric
Pursuant to Government Code Sections 65583.2(g)(3) and 65915(c)(3), ensure that
when existing housing is demolished, at least an equivalent number of units at the
same affordability are created as replacements.
Access to Opportunities
A – 10:
Facilitate
Missing Middle
/ Middle
Income
Housing
Amend the City Code to allow duplexes, triplexes, and fourplexes to be approved
ministerially on corner lots in the R1 and R2 zones so long as the project complies
with objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes, and fourplexes on all
corner lots with a minimum 6,000 sf lot size. While SB9 currently allows duplexes in
the R1 zone, this Program provides further flexibility 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.
Create an informational and promotional pamphlet regarding opportunities to
develop duplexes on corner lots in R1 and R2 zones by right (approximately 1,106
lots). Provide the pamphlet online, at City Hall, and at informational booths where
housing resources are provided (see Program G - 5).
By Q2 2025 Citywide Increased production and reduced permitting time and cost for
duplexes, triplexes, and fourplexes. Facilitate construction of
50 missing middle (duplex, triplex, quadplex) housing units
over the 2023 – 2031 planning period.
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary zoning 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 and amend the Zoning Ordinance 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
both the below market-rate units and accessible/adaptable units.
By the end of 2024. Citywide Amend Zoning Ordinance; Increased production of affordable
housing with new planned housing developments; increased
housing choice and mobility for lower income households.
Prioritize use of in-lieu fees to develop affordable housing
options in higher resources areas of the City.
A - 12: Density
Bonus Beyond
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 adoptionBy Q2 2025.
Citywide Adoption of Zoning Ordinance amendment; iIncreased housing
choice and mobility for special needs households.
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 - 16: SB 9
Streamlining
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 Q2 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.
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
Creating a more transparent and streamlined process for reviewing and approving
applications involving a historic resource (e.g., residential addition).
Concurrent with the
comprehensive Zoning
Ordinance update, anticipated
completion 2023.
Citywide Shorter 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 Q2
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 is also constructing 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. 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
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.
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
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 approved blight removal activities, solely in the
determination of 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 duplexes, triplexes, and quadplexes that meet objective design
standards to be approved ministerially in specified areas of the City (Program
A - 9A-9).
• Adopt a density bonus beyond state law to include incentives for special
needs households (Program A - 11A-11)
Adopt an inclusionary housing policy (Program A - 10A-10)
Within 3 years of Housing
Element adoptionBy Q2 2026.
Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
Integration and Segregation
A - 8: 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.
The City will review successful programs from other cities or the Housing Trust of
Silicon Valley and contact CDFIs for potential partnerships.
After program funding is
secured and sufficient for the
intended purpose.
Evaluate the effect of impact
fees on ADU development by Q3
2024 if ADU production is lower
than anticipated.
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 duplexes, triplexes, and fourplexes to be approved
ministerially on corner lots in the R1 and R2 zones so long as the project complies
with objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes, and fourplexes on all
corner lots with a minimum 6,000 sf lot size. While SB9 currently allows duplexes in
the R1 zone, this Program provides further flexibility 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.
Create an informational and promotional pamphlet regarding opportunities to
develop duplexes on corner lots in R1 and R2 zones by right (approximately 1,106
By Q2 2025 Citywide Increased production and reduced permitting time and cost for
duplexes, triplexes, and fourplexes. Facilitate construction of
50 missing middle (duplex, triplex, quadplex) housing units
over the 2023 – 2031 planning period.
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
lots). Provide the pamphlet online, at City Hall, and at informational booths where
housing resources are provided (see Program G - 5).
A - 11:
Inclusionary
Housing Policy
Conduct an inclusionary zoning 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 and amend the Zoning Ordinance 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
both the BMR units and accessible/adaptable units.
By the end of 2024. Citywide Increased production of affordable housing with new planned
housing developments; increased housing choice and mobility
for lower- income households. Prioritize use of in-lieu fees to
develop affordable housing options in higher resources areas
of the City.
A - 12: Density
Bonus Beyond
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 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 Q2 2025Within 2 years of
Housing Element adoption
Citywide Adoption of Zoning Ordinance amendment; iIncreased 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 Q2 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
Q2 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.
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
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 duplexes, triplexes, and quadplexes that meet objective design
standards to be approved ministerially on corner lots in the R1 and R2 zones
in specified areas of the City (Program A - 9).
• Adopt a density bonus beyond state law policy to include incentives for
special needs households (Program A - 12).
• Adopt an inclusionary housing policy (Program A - 11).
Within 3 years of Housing
Element adoptionBy Q2 2026.
Higher Opportunity
Areas
Adopt density bonus and inclusionary housing policies.
G - 1:
Collaboration
with
Development
Community
The City shall continue to cultivate relationships with for-profit and non-profit
development companies working in the area of affordable housing, facilitating
collaborative approaches to affordable housing development.
Establish new relationships and maintain existing relationships with for-profit and
non-profit development companies throughout the planning period.
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,
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 meeting; create a
developer interest list by Q1 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:
• 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.
• Promoting housing resources at an informational booth at four community
events a year, such as the Farmer’s Market in the DTSP area.
• Coordinating with the City’s Fair Housing Service Provider to provide resources
and information at a housing resources event in the DTSP area.
• Create a dedicated Missing Middle webpage and informational and promotional
pamphlets regarding opportunities to develop duplexes, triplexes, and
quadplexes in the City. Provide the pamphlets online, at City Hall, and at
informational booths where housing resources are provided.
Update the City website with
housing information as new
resources become available.
Annual housing event in the
DTSP area.
Presence at 4 community events
annually.
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.
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
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.
Between Q4 2024 to Q2 202518
– 24 months after Housing
Element adoption; monthly
meetings of the unhoused
service providers group.
City-wide, Eastern Gilroy,
R/EACAP
• Creation of a dedicated webpage with general information
on homelessness, information on the 211 system, and a
short informational video.
• Development of printed collateral for distribution at City
Hall and by code enforcement officers in the field.
• Gather information on resources that exist in City and
County for 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.
• Restarting the “unhoused service providers group” which
consists of monthly meetings with service providers in the
City. The group serves 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 163
CIT Y OF GILROY
HOUSING ELEMENT
6TH C YCLE
CONSTRAINTS ON HOUSING
164
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 165
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=
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 166
• 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 1st Street. As a part of its
comprehensive code update, the City is in the process of creating a zoning district
for the mixed-use 1st Street corridor with the anticipated completion in 2023
(Program B - 2). Any mixed-use development within the 1st 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 1st 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 167
• 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; development for both
are underway. The rows denote the maximum or minimum percentages of the
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 168
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 for 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 169
The Downtown Specific Plan allows 100 percent commercial use in all of its zones. Mixed-use
residential is encouraged but not 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
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 on the 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. Program E - 12 would allow
100 percent residential uses in the Downtown Expansion District for projects that
accommodate extremely low- income or special needs households.
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.
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 170
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 have at most 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 FARs only apply to the commercial uses within a mixed-use
development. 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 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.
171
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 172
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 173
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. 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 1st 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 in the lot area typically used for one single-family home. The four units can be a
duplex with an ADU and a junior ADU or two primary units plus an ADU and a junior ADU.
While SB 9 currently allows duplexes in the R–1 zone, Program A - 10 provides further flexibility
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 174
Planned Development Exceptions
Most single-family residential projects are approved ministerially. 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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 175
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 176
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 177
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 178
and pending projects analysis (see Table 79). Additionally, many recent projects have been
developed at the City’s standards that are 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).
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 addresses the density bonus requirement through the implementation of 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 density bonus law,
and knows how to properly implement it if 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 1st and Kern Apartments (120 units).
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 179
The City is including Program A - 12 to study and adopt a density bonus ordinance 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. 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,
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 duplexes, 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 in the lot area typically used for one single-
family home. The four units can be a duplex with an ADU and a junior ADU or two primary
units plus an ADU and a junior ADU. While SB 9 currently allows duplexes in the R–—1 zone,
Program A - 10 provides further flexibility by allowing triplexes and fourplexes as an alternative
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 180
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).
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 181
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 182
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
update the ADU ordinance (Program A - 15) as necessary and work with the state to ensure
compliance with new state law and remain in compliance even if the lLegislature 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 preapproved plans (Program A - 7), incentives
for ADUs restricted to lower-income households (Program A - 8), and encouraging the
development of ADUs through education and marketing (Program G - 4).
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.
SB 9 facilitates the creation of up to four housing units in the lot area typically used for one
single-family home. The four units can be 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 E - 12 to provide
further flexibility by allowing triplexes and fourplexes as an alternative design to the traditional
duplex with an ADU or a junior ADU allowed through SB 9. 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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 183
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 an ensure emergency
shelters are allowed by right in the R4 and MU zones.
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 1st Street by removing the conditional use permit requirement
in those zones. Program E - 3 will also amend current City Code standards related to on-site
management, waiting and intake areas, and set 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 1st
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 service uses including South
County Compassion Center and Saint Joseph’s Family Center Food Center. 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 zones, 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 184
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 – 3 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 185
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 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 the 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 186
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 at the 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 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 187
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 development
stakeholder roundtable meetings to maintain a dialogue with the development community.
Topics discussed at the roundtable 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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 188
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. Furthermore, 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. 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, respectively. 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 189
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 on the 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 190
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
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 191
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.
The City will utilize the objective design standards to implement Program A - 10 to incentivize
the production of missing middle housing by allowing ministerial approval of duplexes,
triplexes, and quadplexes, on corner lots in the R1 and R2 zones.
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
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)
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 192
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
31 percent ($50,000) to 13 percent ($120,000) of the total cost of development. Comparatively,
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
36 https://www.morganhill.ca.gov/DocumentCenter/View/42497/Detached-ADU-checklist-for-Morgan-Hill---FINAL-with-Impact-
Fees?bidId=
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 193
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 at
the time of publication 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.
Table 70 displays a regional comparison of fees as a percentage of total development costs. At
the time of publication, 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).
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 194
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
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 195
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.
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:
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.
37 Gilroy Unified School District. Developer Fee Justification Study. 2018.
https://resources.finalsite.net/images/v1529100379/gusdk12caus/qszb2awtcdnj2lpzxcc8/DeveloperFeeJustificationStudy.pdf.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 196
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.
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.
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.
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 197
• Whether the requested accommodation would impose an undue financial or
administrative burden on the 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.
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.
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
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City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 198
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
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 199
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 200
▪ 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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 201
projects analyzed (72 percent) developed above the anticipated density. 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, wereas 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 smaller
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 202
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 203
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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 204
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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 205
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
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 206
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.
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.
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 207
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.
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
Constraints on Housing ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 208
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.
209
CITY OF GILROY
HOUSING ELEMENT
6TH CYCLE
HOUSING SITES AND RESOURCES
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 210
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 section, 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 15% and 48%, respectively.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 211
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 62 401 3 756 1,222
C ADUs 42 42 42 14 140
D Surplus / (Deficit)
of RHNA (565) 58 (155) 251 -
E
Percent Surplus Met by
ADUs and Pipeline
Projects
- 15% - 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 or appropriate 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 RHNA not met by ADUs or pipeline projects in each income category not met by ADUs or
pipeline projects. Table 75 identifies the total target capacity based on the RHNA plus 15
percent of any unmet RHNA. As shown, the pending 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 565 very low- and 155 moderate-income units is multiplied by 15 percent (Row E).
Note that because the RHNAs have 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 of 1,881 units.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 212
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 62 401 3 756 1,222
C ADUs 42 42 42 14 140
D Unmet RHNA
(A-B-C) 565 0 155 0 720
E Target Buffer (15% of Unmet RHNA)
(D*0.15) 85 0 23 0 78 108
F Total RHNA + Target Buffer
(A+E) 754 385 223 519 1,881
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 permit and inquiries 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.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 213
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 in applications for
adaptive reuse of existing historic buildings (i.e., tenant improvements) with new commercial
uses (e.g., new restaurant in existing building), 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, Program E - 12 is included to
allow stand-alone residential projects in the Downtown Expansion District and flexibility for
non-residential uses in the 1st 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 (du)/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 1st 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, as Miller Slough
runs through the northern part of the parcel. 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%.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 214
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 215
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 1st 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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 216
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 1st Street mixed-use corridor (APNs: 790 39 019, 790 39
029, and 70 39 030). 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
In 2005, during the preparation of the Downtown Specific Plan IS/MND for 416 parcels and
approximately 160 acres, one contaminated site was identified at 7301-7363 Monterey Road.
A Phase I Environmental Site Assessment was completed in 2016, and cleanup was deemed
not necessary. The following are 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 217
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 was prepared for the Monterey Gateway projects, and identified no
significant adverse effects on the environment; a Mitigated Negative Declaration (MND)
was prepared.
There are no known RHNA sites with 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, 1st 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=
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 218
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 219
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 220
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 1st and Kern and Hecker Pass apartments are both density bonus projects that are
deed restricted for 55 years. The 1st and Kern and Hecker Pass apartments affordable units
were under construction in January 2023 with final occupancy anticipated before the end
of 2024.
• 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.
Construction of the Glen Loma affordable units was nearing completion in January 2023
with final occupancy anticipated before the end of 2023.
• The 94-unit affordable project at 6630 -6680 Monterey Street was under review by the
Planning Department in January 2023. The environmental review and planning
entitlements are anticipated to be complete by the end of 2023. Assuming a two-year
construction timeline, this project would potentially be occupied in 2025 or early 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 units than anticipated, the City will identify additional 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 221
Table 79: Pipeline Projects Counted in 6th Cycle (Proposed, Entitled, Permits Issued)
PIPELINE PROJECTS Status Very
Low Low Moderate Above
Moderate Total
JEMCOR 1st & Kern Apts.
975 First Street
Building Permits
Issued on 4-21-2021 12 107 1 - 120
JEMCOR Village at Santa
Teresa Apartments
1520 Hecker Pass
Building Permits
Issued 04-12-2022 30 69 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 62 401 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 (17.5), 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, A - 7, and G - 3 to incentivize and specifically facilitate ADU
construction for lower-income households per California Government Code Section
65583(c)(7).
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 222
Table 80: ADUs Toward the RHNA
Year # of ADUs
2018 7
2019 16
2020 20
2021 27
Average 17.5
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
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.
41 ABAG ADU Technical Assistance Memo. https://abag.ca.gov/sites/default/files/documents/2022-03/ADUs-Projections-Memo-
final.pdf
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 223
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) 62 401 3 756 1,222
C ADUs (Table 80) 42 42 42 14 140
D Unmet RHNA
(A - B - C)
565 - 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)
757 443 223 770 2,193
J Surplus of RHNA
(H - A)
88 58 23 251 420
K % Buffer Above Unmet RHNA
((E – D) / D)
16% - 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 (62 + 401) 43.9%
ADUs (Table 80) 84 (42 + 42) 8.0%
Vacant Opportunity Sites
(Table 84)
324 (324 + 0) 30.7%
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 224
Category Lower Income Capacity
(VLI + LI)
% of Lower Income RHNA
(1,054 Units)
Non-Vacant Opportunity
Sites (Table 85)
329 (329 + 0) 31.2%
Total Lower Income Sites 1,200 (757 + 443) 113.9%
There are enough pipeline projects to fully meet the above moderate and the low-income
RHNA categories. 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.
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
in the Downtown and 1st Street Mixed-Use corridor areas:
• 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 225
• APN 790-35-001 and 790-36-02 - two vacant parcels, west of Church, east of Howson /
Monterey
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 into consideration
community character as well as development constraints 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.
42 HCD Housing Element Sites Inventory Guidebook. https://www.hcd.ca.gov/community-development/housing-
element/docs/sites_inventory_memo_final06102020.pdf
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 226
Table 84: Residential Vacant Sites Capacity
Zone Capacity
1st Street Mixed-Use Corridor 30
Downtown Specific Plan 171
Neighborhood District 31
R3 6 9
R4 202 173
Total 440 484
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 (6279 units), 391 units are accommodated through non-vacant
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 1st 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
1st 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. 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 227
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
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 228
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, formerly the office of a general contractor, and several storage
containers.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 229
redevelopment. The land-improvement ratio for this site is 19.01. The realistic capacity for this
site is 18 units.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 230
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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 231
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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 232
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.
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 233
Monterey Cluster 1 Description
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 is located 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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 234
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.
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 235
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 236
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 13 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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 237
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
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).
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 238
7780 Monterey Street 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.
7760 Monterey Street 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
ratio for the site is 1.35. The realistic capacity for this site is 21 lower-income units.
7700 Monterey Street 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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 239
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 240
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
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 241
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 1st St (2.2 miles)
School Yes - Christopher High School, 850 Day Rd
Income Category Very Low
Total Units 21
1335 1St Street (1st 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 242
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.
1335 1st 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 1st St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 12
1395 1st Street (1st 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 243
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-Uuse land use designation. There are no floor area standards
for the residential portion of mixed-use projects.
1395 1st 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 1st St
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 20
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 244
8897 Monterey HwyRoad (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.
8897 Monterey HwyRoad 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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 245
8897 Monterey HwyRoad Description
School Yes - Rod Kelley Elementary School, 8755 Kern Ave
Income Category Very Low
Total Units 23
Monterey Hwy 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.
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:
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 246
Monterey St., south of Ninth
St (Downtown Expansion
District)
Description
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
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 247
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 248
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:
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 249
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.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 250
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:
Table 88: Permanent Local Housing Allocation Funds for FYs 2022-2024
Agency Project Funding
Amount
St. Joseph’s Medical
Center Homeless Prevention Services $55,000
St Joseph’s Family Center Gilroy Street Team $35,000
Project Sentinel Fair Housing $20,000
Project Sentinel Landlord/Tenant Counseling and Dispute Resolution $20,000
Community Agency for
Resources Advocacy and
Services (CARAS)
Homeward Bound Program $20,000
The Health Trust Meals on Wheels $27,000
South County
Compassion Center Outreach for the Unhoused $40,000
Silicon Valley
Independent Living
Center
Housing Services Program for Gilroy Residents with
Disabilities $20,000
Source: City of Gilroy, 2021.
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 251
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
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 implements the SB 2 Objective Design and Development Standards Policy
Priority Area eligibility criteria. The goal of the project was to create objective design standards
Sites and Resources ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 252
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. Funds must be expended by
December 2023.
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.
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.
253
CITY OF GIL ROY
HOUSING EL EMENT
6TH CYCLE
HOUSING GOALS, POLIC IES, AND PR OGRAMS
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 254
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 255
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 but not limited to
the density bonus ordinance and expedited project review.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 256
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
to people 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 257
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
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 258
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
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 259
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 one
year of adoption of the Housing Element. 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 Q2
2024.
Review RHNA site
status twice
yearly and
update No Net
Loss Inventory as
necessary to
maintain
adequate RHNA
sites.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 260
Number Title Action Responsible
Party
Funding
Source Timeline
A - 2 Surplus
Lands/Affordable
Housing on City-
Owned Sites
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. The RHNA sites inventory includes one City-
owned site (880 Sunrise Drive). This property includes a fire
station adjacent to a large, unused portion of the parcel.
Implement the Surplus Lands Act to annually review City-
owned parcels and provide affordable housing developers
the first priority for designated surplus lands as applicable
per Government Code Section 54227. The City will 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 City owned sites (e.g., 880
Sunrise Drive) on the RHNA Sites Inventory or the No Net
Loss Inventory, with the goal of developing at least 21 lower-
income units through the Surplus Lands Act
CDD General
Fund
Advertise surplus
land
opportunities
and contact
affordable
housing
developers
regarding the one
City-owned RHNA
site by Q1 2025.
Annual review in
conjunction with
the review of
surplus lands.
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 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 Q2
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 261
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 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 Q2
2026.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 262
Number Title Action Responsible
Party
Funding
Source Timeline
A - 6 ADU Tracking
and Monitoring
Continuously track the number of building permits issued
for ADUs. If annual production and affordability rates do not
match the estimates included in the Housing Sites and
Resources section, the City will update the ADU strategy to
ensure that the City continues to maintain adequate
capacity for all income levels. In the event of an ADU
shortfall that results in a net loss of units below the RHNA,
the City will adopt another ADU program within six months
to facilitate additional ADU production or identify additional
RHNA sites from the City’s No Net Loss Inventory, as
discussed in Program A - 1.
The City will hold a focus group event with local
stakeholders in spring or fall 2026 if the average ADU
production is less than 25 units in year 2025. The purpose of
the collaborative meeting will be to identify appropriate
ADU programs to help increase production.
The City will review geographic distributions of ADUs
biennially.
Updates to the ADU ordinance are included in Program
A - 15.
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
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
year 2025.
Identify
additional
programs or sites
within six months
of shortfall.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 263
Number Title Action Responsible
Party
Funding
Source Timeline
A - 7 ADU
Preapproved /
Pre-Reviewed
Plans
The City will develop an ADU program that includes pre-
reviewed “model” plans for ADUs that meet zoning and
building, and fire codes, including designs that are
Americans with Disabilities Act (ADA) accessible. The
program may be modeled after successful programs
implemented in other cities.
The City will work with the Santa Clara County Planning
Collaborative and join the ADU Advisory Committee on the
option of creating a sub-regional program of pre-reviewed
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 Q1
2024.
A - 8 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.
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
Q3 2024 if ADU
production is
lower than
anticipated.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 264
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 process and procedure 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,
processing 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 265
Number Title Action Responsible
Party
Funding
Source Timeline
A - 10 Facilitate Missing
Middle / Middle
Income Housing
Amend the City Code to allow duplexes, triplexes, and
fourplexes to be approved ministerially on corner lots in the
R1 and R2 zones so long as the project complies with
objective design standards.
Amend the Zoning ordinance to allow duplexes, triplexes,
and fourplexes on all corner lots with a minimum 6,000 sf
lot size. While SB9 currently allows duplexes in the R1 zone,
this Program provides further flexibility 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.
Create an informational and promotional pamphlet
regarding opportunities to develop duplexes on corner lots
in R1 and R2 zones by right (approximately 1,106 lots).
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 duplexes, triplexes, and
fourplexes. Facilitate construction of 50 missing middle
(duplex, triplex, quadplex) housing units over the 2023 –
2031 planning period.
CDD General
Fund
Within two years
of Housing
Element
adoptionBy Q2
2025.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 266
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
resources areas of the City.
CDD General
Fund
By the end of
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 267
Number Title Action Responsible
Party
Funding
Source Timeline
A - 12 Density Bonus
Beyond State
Law
Study and consider adopting a density bonus
ordinance/policy 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.
Quantified Objective: Increased housing choice and
mobility for special needs households.
CDD General
Fund
Within two years
of Housing
Element
adoptionBy Q2
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 268
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
the end of 2028.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 269
Number Title Action Responsible
Party
Funding
Source Timeline
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.
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. To
further incentivize ADU production, the City will increase the
allowable floor area from 1,000 square feet to 1,200 square
feet.
Program A - 6 includes adopting additional programs should
the actual number of ADU permits differ from assumptions.
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 one year
of Housing
Element
adoptionBy Q2
2024.
A - 16 Senate Bill (SB) 9
Streamlining
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 planning period.
CDD General
Fund
Within one year
of Housing
Element
adoptionBy Q2
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 270
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,
anticipated
completion
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 1st 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,
anticipated
completion
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 271
Number Title Action Responsible
Party
Funding
Source Timeline
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 SB9 and
SB330 projects.
The City shall amend the Zoning Ordinance to ensure that any
demolished units shall be replaced pursuant to Government Code
Section 65915(c)(3) and Government Code Section 65583.2(g).
Add information regarding the expedited permit process on the
City’s website.
CDD General
Fund
Within two
years of
Housing
Element
adoptionBy Q2
2025.
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. 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 Q2
2024.
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).
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,
anticipated
completion
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 272
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 Q2
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.
CDD General
Fund
Within one
year of
Housing
Element
adoptionBy Q2
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 273
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.
CDD General
Fund
By the end of
2023.
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 January 1, 2024.
CDD General
Fund
No later than
January 1,
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 274
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 275
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 276
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 277
Number Title Action Responsible
Party
Funding
Source Timeline
C - 3 Code
Enforcement
Program
Within current staffing limits, 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 278
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 Q2
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 279
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 280
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 281
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.
CDD General
Fund
Pursue funding
sources
annually.
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 $4040,000 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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 282
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 Q2
2024.
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,
anticipated
completion
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
1st 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.
CDD General
Fund
At the time of
Housing
Element
adoption.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 283
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 Q2
2024.
E - 5 Incentivize
Micro-Units Revise the Zoning Ordinance to establish development standards
for micro-units, create incentives for micro-unit production, and
remove barriers to micro-unit development.
Ensure that provisions for efficiency units are consistent with AB
352 (2017).
CDD General
Fund
Within one
year of
Housing
Element
adoptionBy Q2
2024.
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 Q2
2026.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 284
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 Housing Authority of
Santa Clara County 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 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,
anticipated
completion
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 285
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 Q2
2025.
E - 10 Development
and
Rehabilitation
of Housing for
Persons with
Disabilities
As part of the 2023 comprehensive Zoning Code update, the City
will evaluate and revise as necessary its reasonable
accommodation standards and procedures as they pertain to
potential constraints to accommodating persons with disabilities.
The City will also evaluate and revise as necessary the permit
requirements for residential care homes (i.e., group homes) in
medium- and higher-density residential zones.
CDD General
Fund
Within one
year of
Housing
Element
adoptionBy Q2
2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 286
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, providing site information, assisting in the
entitlement processes, and considering 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.
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 287
Number Title Action Responsible
Party
Funding
Source Timeline
E - 12 Allow 100%
Residential in
the Downtown
Expansion
District and
allow flexibility
for mixed-use
projects that
accommodate
extremely low-
income and
Special Needs
Households
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 50 units using the adopted process in the planning period.
CDD General
Fund
Amendments
by Q3 2025
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 288
F. Affirmatively Furthering Fair Housing
Number Title Action Responsible
Party
Funding
Source Timeline
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.
Quantified Objective: Outreach to 50 landlords or
tenants annually.
CDD General
Fund
Informational outreach
within one year of Housing
Element adoptionby Q2
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 Q2 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 289
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
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 290
Number Title Action Responsible
Party
Funding
Source Timeline
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 approved
blight removal activities, solely in the
determination of 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
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 291
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 duplexes, triplexes, and quadplexes that
meet objective design standards to be
approved ministerially on corner lots in the R1
and R2 zones (Program A-9).
• Adopt a density bonus beyond state law policy
to include incentives for special needs
households (Program A-11)
• Adopt an inclusionary housing policy
(Program A-10)
CDD General
Fund
Within 3 years of Housing
Element adoptionBy Q2
2026.
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.
Pursuant to Government Code Sections
65583.2(g)(3) and 65915(c)(3), ensure that when
existing housing is demolished, at least an
equivalent number of units at the same
affordability are created as replacements.
CDD General
Fund
Hold focus group and
complete analysis within
two years of Housing
Element adoptionby Q2
2025. Adopt policy within
three years of Housing
Element adoption.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 292
G. Education and Outreach
Number Title Action Responsible
Party
Funding
Source Timeline
G - 1 Collaboration
with
Development
Community
The City shall continue to cultivate relationships with
for-profit and non-profit development companies
working in the area of affordable housing,
facilitating collaborative approaches to affordable
housing development.
Establish new relationships and maintain existing
relationships with for-profit and non-profit
development companies throughout the planning
period.
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, and to advertise
development opportunities, funding opportunities,
and other educational and engagement efforts in
the City.
Quantified Objective: Host an annual developer
roundtable meeting. Participation of at least four
developers of affordable and special needs housing
in the annual roundtable.
CDD General
Fund
Annual developer
roundtable meeting.
Creation of developer
interest list by Q1 2024.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 293
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 294
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 Q2
2024; implement marketing
program within two years
of Housing Element
adoptionby Q2 2025.
Biennial review of ADU
geographic distribution.
ADU webpage
consolidation by the end of
2023.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 295
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 296
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.
• Create a dedicated Missing Middle webpage and
informational and promotional pamphlets
regarding opportunities to develop duplexes,
triplexes, and quadplexes in the City. Provide
the pamphlets online, at City Hall, and at
informational booths where housing resources
are provided.
Geographic Targeting: Annual housing event in the
DTSP area.
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.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 297
Number Title Action Responsible
Party
Funding
Source Timeline
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.
Facilitate construction of 50 missing middle (duplex,
triplex, quadplex) housing units.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 298
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.
• Gather information on resources that exist in
City and County for 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
adoptionBetween Q4 2024
and Q2 2025; monthly (or
as scheduled) meetings of
the unhoused service
providers network.
Goals, Policies, and Programs ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 299
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 Cetner
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,
following implementation
CDD General
Fund
By Q1 2024
APPENDIX A ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 300
APPENDIX A: SITES INVENTORY MAP
APPENDIX A ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 301
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 302
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 1st 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 1st 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.
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 303
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
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 304
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
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 305
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 306
Table 91: Pipeline Project Sites
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
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 Pending
Project
783 03 074 8350 Winter Green
Court 95020 0.63 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 03 081 8341 Winter Green
Court 95020 0.61 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 04 023 Hecker Pass And
Autumn Way 95020 #N/A22.4
#N/A
Hecker
Pass
Special
District
Hecker Pass Special
District -
- - - - 72 72 - Yes No No No Pending
Project
783 52 050 1975 Saffron Court 95020 0.91 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 64 022 2331 Hoya Lane 95020 0.41 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 65 022 2354 Banyan Ct 95020 0.90 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 012 1870 Carob Court 95020 0.91 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 017 1820 Carob Court 95020 0.64 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 020 9145 Tea Tree Wy 95020 0.51 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 033 8971 Tea Tree Way 95020 0.57 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 036 8955 Mimosa Ct. 95020 1.39 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 055 2282 Gunnera Ct 95020 0.82 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 027 9025 Mimosa
Court 95020 0.54 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 038 9005 Mimosa
Court 95020 0.72 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 72 035 8950 Mimosa
Court 95020 1.11 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
45 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.
46 The sites inventory does not include sites for the Above Moderate income category as the RHNA has already been exceeded by pending projects.
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 307
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
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 Pending
Project
790 07 007 95 Farrell Avenue 95020 0.90 C1 Low Density
Residential -
- - - - 4 4 - Yes No No No Pending
Project
790 17 002 9130 Kern Avenue 95020 2.54 R3 Neighborhood
District 20
- - - - 29 29 - Yes No No No Pending
Project
790 17 003 9160 Kern Avenue 95020 1.00 R3 Neighborhood
District 20
- * * * * - * Yes No No No Pending
Project
790 21 041 975 First Street 95020 3.82 C3 High Density
Residential - - 12 107 1 - 120 - Yes No Yes Yes Pending
Project
790 35 053 307 Gurries Drive 95020 0.23 R3 Medium Density
Residential 20 - - - - 1 1 - Yes No No No Pending
Project
790 35 054 308 Gurries Drive 95020 0.04 R3 Medium Density
Residential 20 - - - - 1 1 - Yes No No No Pending
Project
790 66 057 108 Chickadee
Lane 95020 0.84 C1 Neighborhood
District - - - - - 12 12 - Yes No No No Pending
Project
799 01 058 7851 Eigleberry
Street 95020 0.18 R2 Downtown Specific
Plan Area 10 1 - - - - - - Yes No No No Pending
Project
799 06 049 7533 Monterey
Road 95020 0.12 HD Downtown Specific
Plan Area - - - - - 3 3 - Yes No No No Pending
Project
799 26 033 700 W 6th Street 95020 1.51 PO Low Density
Residential - - - - - 19 19 - Yes No No No Pending
Project
799 26 037 701 W 6th Street 95020 0.67 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 049 702 W 6th Street 95020 0.74 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 050 703 W 6th Street 95020 0.10 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 051 704 W 6th Street 95020 0.58 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 26 052 705 W 6th Street 95020 0.08 R1 Low Density
Residential 1
- * * * * - * Yes No No No Pending
Project
799 35 053 305 Gurries 95020 2.28#N/A R-3#N/A Medium Density
Residential -
- - - - 2 2 - Yes No No No Pending
Project
799 44 093
Intersection of
Filbro Dr and Royal
Way, adjacent to
6695 Filbro Dr
95020 0.23 R3 Medium Density
Residential 20
- - - - 45 45 - Yes No No No Pending
Project
799 44 094
Intersection of
Filbro Dr and Royal
Way
95020 0.28 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 308
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
799 44 095 Royal Way, South
of 6690 Filbro Dr 95020 0.19 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 096 Royal Way, South
of 6685 Filbro Dr 95020 0.18 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 097
Intersection of
Royal Way and
Imperial Dr
95020 0.19 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 098
Intersection of
Royal Way and
Imperial Dr,
adjacent to 6670
Imperial Dr
95020 0.21 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 101 Royal Way, West of
711 Antonio Ct 95020 0.00 R3 Low Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 109 Royal Way, West of
711 Antonio Ct 95020 1.92 R3 Medium Density
Residential 20
- * * * * - * Yes No No No Pending
Project
799 44 110 321 W Luchessa
Ave 95020 0.24 R3 Low Density
Residential 20
- * * * * - * Yes No No No Pending
Project
808 01 021 1410 First St 95020 7.60 R3 High Density
Residential 20
- - - - 202 202 - Yes No No No Pending
Project
808 01 022 7890 Santa Teresa
Blvd 95020 1.67 R3 High Density
Residential 20
- * * * * - * Yes No No No Pending
Project
808 01 023 1490 First St 95020 1.57 R4 High Density
Residential 30
- * * * * - * Yes No No No Pending
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 Pending
Project
808 57 007 1265 Hernandez
Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 008 1255 Hernandez
Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 021 1290 Hernandez
Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 022 1300 Hernandez
Wy 95020 0.09
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 309
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 57 025 1285 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 026 1275 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 030 1235 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 031 1225 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 039 1270 Qualteri Wy 95020 0.09
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 040 1290 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 041 1300 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 042 1310 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 043 1320 Qualteri Wy 95020 0.08
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 044 1330 Qualteri Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 045 1340 Qualteri Wy 95020 0.09
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 046 6435 Juristac Wy 95020 0.07 Glen Loma
Ranch Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 310
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 57 049 6465 Juristac Wy 95020 0.07
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 050 6480 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 053 6450 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 054 6440 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 055 6430 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 056 6420 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 057 6410 Godani St 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 070 1305 Michael Bo Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 072 1285 Michael Bo Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 078 1225 Michael Bo Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 084 1240 Mirassou Ln 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 311
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 57 089 1290 Mirassou Ln 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 093 1330 Mirassou Ln 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 098 6390 Carsey Wy 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 099 6380 Carsey Wy 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 100 6370 Carsey Wy 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 106 1235 Mirassou Ln 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
Project
808 57 112 1240 Bouret Ct 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch -
- - - - 1 1 - Yes No No No Pending
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 -
- - - - 172 172 - Yes No No No Pending
Project
808 60 071 6811 Vintner 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 072 6821 Vintner 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 073 6831 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 074 6841 Vintner 95020 0.11 Glen Loma
Ranch
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 312
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
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 -
- * * * * - * Yes No No No Pending
Project
808 60 076 6861 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 077 6871 Vintner 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 078 6881 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 079 6891 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 080 6901 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 081 6911 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 001 7001 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 002 7011 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 003 7021 Vintner 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 004 7031 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 313
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 61 005 7041 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 006 7051 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 007 7061 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 008 7071 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 009 7081 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 010 7091 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 011 7101 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 012 7111 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 013 7121 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 014 7131 Vintner 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 015 7141 Vintner 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 016 7100 Vintner 95020 0.16 Glen Loma
Ranch
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 314
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 61 017 7090 Vintner 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 018 7080 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 019 7070 Vintner 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 020 7060 Vintner 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 021 7050 Vintner 95020 0.17
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 022 7040 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 61 023 7030 Vintner 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 069 1470 Vinador Pl 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 037 1495 Winzer Pl 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 038 1485 Winzer Pl 95020 0.10
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 036 1505 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 315
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
808 60 039 1475 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 054 1450 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 055 1460 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 056 1470 Winzer Pl 95020 0.11
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 057 1480 Winzer Pl 95020 0.12
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 015 1575 Hurka Wy 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 003 1490 Hurka Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 004 1500 Hurka Wy 95020 0.15
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 019 1535 Hurka Wy 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 020 1525 Hurka Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 021 1515 Hurka Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 022 1505 Hurka Wy 95020 0.14 Glen Loma
Ranch
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 316
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
Special
District
808 60 027 1540 Sawana Wy 95020 0.18
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 024 1510 Sawana Wy 95020 0.14
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 026 1530 Sawana Wy 95020 0.16
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
Project
808 60 034 1525 Sawana Wy 95020 0.13
Glen Loma
Ranch
Special
District
Glen Loma Ranch
Special District -
- * * * * - * Yes No No No Pending
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 Pending
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 Pending
Project
808 39 066 6151 Thomas Road 95020 6.32 R1 Low Density
Residential 1
- - - - 14 14 - Yes No No Yes Pending
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 Pending
Project
783 52 019 8772 Foxglove
Court 95020 0.40 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
783 52 018 8762 Foxglove
Court 95020 0.35 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 55 008 7430 Sunningdale
Way 95020 0.23 R1 Hillside Residential 1
- - - - 1 1 - Yes No No No Pending
Project
810 56 012 7201 Eagle Ridge
Drive 95020 0.57 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 56 012 7201 Eagle Ridge
Drive 95020 0.25 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 56 014 7221 Eagle Ridge
Drive 95020 0.92 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX B ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 317
APN Address45 Zip
Code
Size
(Acres)
Existing
Zone
Existing
General Plan
Max.
Density
Existing
Units
Very
Low
Income
Capacity
Low
Income
Capacity
Moderate
Income
Capacity46
Above
Moderate
Income
Capacity
Total
Capacity
Existing
Use Infrastructure Publicly
Owned
4th
Cycle
5th
Cycle Type
810 56 015 7231 Eagle Ridge
Dr 95020 1.34 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 57 024 2031 Portmarnock
Way 95020 0.43 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 57 029 2030 Portmarnock
Way 95020 1.18 RH Hillside Residential 0.5
- - - - 6 6 - Yes No No No Pending
Project
810 59 997
SW Of Santa
Teresa, S Of
Ballybunion/S.Tere
sa
95020 3.81
Hecker
Pass
Special
District
Medium Density
Residential -
- 30 69 1 - 100 - Yes No No No Pending
Project
810 66 012 1520 Hecker Pass
Highway 95020 0.29 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 72 022 6545 Eagle Ridge 95020 0.44 RH Hillside Residential 0.5
- - - - 1 1 - Yes No No No Pending
Project
810 72 026 6585 Eagle Ridge
Court 95020 0.30 PF Downtown Specific
Plan Area 1
- - - - 12 12 - Yes No No No Pending
Project
841 02 009 7888 Monterey
Road 95020 0.92 R3 Low Density
Residential 20
- - - - 4 4 - Yes No No No Pending
Project
841 03 062 395 Lewis Street 95020 1.01 R1 Low Density
Residential -
- 20 73 1 - 94 - Yes No No No Pending
Project
841 14 007 6730 Monterey
Road 95020 1.41
Gateway
DistrictGD
GD
Downtown Specific
Plan Area -
- * * * * - * Yes No No No Pending
Project
841 14 008 6680 Monterey
Road 95020 0.47
GDGatewa
y
DistrictGD
Downtown Specific
Plan Area -
- * * * * - * Yes No No No Pending
Project
841 14 009 6630 Monterey
Road 95020 0.56
GDGatewa
y
DistricGDt
Downtown Specific
Plan Area 0.53
- - - - 1 1 - Yes No No No Pending
Project
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 318
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 319
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 320
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 321
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 322
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 323
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 324
Q8. Please select all that apply to you:
Total: Answers = 498; Skipped = 7
English: Answered = 363; Skipped = 4
Spanish: Answered = 140; Skipped = 3
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 325
Q9. Please share the total annual household income for all adults in your household:
Total: Answers = 501; Skipped =9
English: Answered = 363; Skipped = 4
Spanish: Answered = 138; Skipped = 5
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 326
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 327
▪ 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
▪ 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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 328
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.
▪ 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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 329
▪ 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.
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 330
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 331
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 332
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 333
▪ 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
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 334
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
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 335
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 336
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
▪ 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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 337
▪ 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
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 338
▪ 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.
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 339
▪ 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.
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 340
▪ 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.
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 341
▪ 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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 342
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
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
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 344
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 -
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 345
▪ 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
▪ 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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 346
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
▪ Unsure
▪ Unsure
▪ Getting devalued and deprecated
▪ i don’t know
▪ I don't know
▪ somewhat segregated
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 347
▪ 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
17%
83%
12%
88%
29%
71%
0%
10%
20%
30%
40%
50%
60%
70%
80%
90%
100%
Yes No
Total Responses English Spanish
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 348
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 349
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 350
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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 351
▪ 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
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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 352
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
▪ 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.
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 353
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
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.
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 355
▪ 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
▪ 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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 356
▪ 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
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 357
▪ 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
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
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 358
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.
▪ 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.
APPENDIX C ▐
City of Gilroy Housing Element ▐ 6th Cycle Housing Plan 359
▪ 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.
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