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ITEM 3.1 TOWN OF LOS ALTOS HILLS January 13, 2015 Staff Report to the Planning Commission SUBJECT: MANDATORY1UPDATE OF THE GENERAL PLAN HOUSING ELEMENT FOR THE 2015-2023 PLANNING CYCLE; REVIEW OF DRAFT HOUSING ELEMENT; FILE#382-13-MISC FROM: Steve Padovan, Consultant Planner APPROVED: Suzanne Avila, Planning Director P RECOMMENDATION: That the Planning Commission: Review the Draft Housing Element update for the 2015-2023 planning cycle (Attachment 1), receive public comment, and provide comments and direction to staff. BACKGROUND One of the mandatory elements of the Town's General Plan is the Housing Element which analyzes housing needs and adopts goals, policies, programs and quantified objectives to provide for affordable housing in the Town and to plan for housing to meet the Town's"fair share"of regional housing needs and the needs of current and future residents. State law requires each town, city, and county to update the Housing Element every eight years. The 2015-2023 Housing Element is the statutory update of the Town's 2009 Housing Element which was adopted by the Town and certified by the State in 2010. On September 18, 2014, the Planning Commission held its first public meeting on the Housing Element. An initial administrative draft was introduced by staff and the Commission provided comments on potential changes to policies and programs along with potential questions to be included in a public survey that was subsequently mailed to all property owners at the end of October. On November 20, 2014, staff hosted a public workshop focused solely on the Housing Element update. Staff explained the update process and the applicable state regulations associated with the update along with an explanation of statistical data,regional housing need allocation numbers,and potential new programs centered primarily on new programs for second units. Residents suggested numerous changes to the existing secondary dwelling unit regulations along with other housing options designed to benefit elderly residents and allow them to remain in the community as they age. Attendees and staff espoused the important role of second units in providing more housing options while maintaining the residential, semirural character of the Town, and discussed ways to further encourage their development. A mailing list was created from the names of those who attended and staff recorded the meeting for future reference and to place on the Town's website. On December 4, 2014, the Planning Commission created a subcommittee comprised of Chair Mandle, Commissioner Tankha and staff to review the administrative draft document and the Staff Report to the Planning Commission Draft 2015-2023 Housing Element January 13,2015 Page2of4 results of the public survey. The subcommittee initially met on December 1-8, 2014 and provided comments and corrections to staff. A new administrative draft was provided to the subcommittee members on December 23rd and a second meeting was held on January 6, 2015. All comments received were included in a revised draft document which was then posted to the Town's website to allow for public to review and comment prior to the January 13, 2015 Planning Commission meeting. In addition, a public notice was mailed to all interested parties on the mailing list,placed in the Town Crier and posted throughout the Town. DISCUSSION The 2015-2023 Housing Element update is the next iteration in a state mandated sequence of required housing element updates that occur every eight years. This update utilizes the previously adopted and state certified 2009 Housing Element as its base and then builds upon those programs that were successful along with introducing new programs that are designed to increase housing opportunities for the residents. To aid in the review process, changes to the previous 2009 Housing Element are highlighted in yellow with new text underlined and deleted text in strike- out-format. In addition,the appendices have been updated with the most recent Town surveys and results along with a program by program analysis of the Town's implementation of the 2009 Housing Element included in Appendix E of the document. Only five new programs have been proposed and no significant changes to current adopted programs which remain applicable are proposed. The draft document includes updates to statistical information,provides ABAG Regional Housing Needs Allocation (RHNA) numbers for the Town (as determined by the state), addresses constraints and opportunities for housing development in the community, and establishes updated goals, policies, programs and objectives to meet the Town's housing needs. In addition, one of the primary components of the update is an evaluation of previously adopted Housing Element programs anda review of the number of units produced and whether or not the Town met its RHNA numbers. This evaluation is important because it provides a benchmark for staff and the California State Department of Housing and Community Development (HCD) to determine the success of the element's programs. Evaluation of 2009 Programs Based on building permit records and the result of the 2014 Second Unit Survey(see Appendix A and B in the document), staff has determined that the Town exceeded its RHNA in the 2007-2014 planning cycle by six units (81 units were required — 87 units were constructed). The unit breakdown consisted of 47 new single family homes and 40 attached and detached secondary dwelling units. The Town's single family residential production surpassed the RHNA targets in the above moderate income category, whilethe number of affordable constructed ranged from 23 to 100 percent of the targeted RHNA totals. The Town was very successful in meeting the extremely low and very low income categories in that the number of units produced (25) very closely matched the fair share requirement(27). The results show that Town's efforts to promote affordable second units are working reasonably well, producing units at the low and very low income levels (see following table below). Staff Report to the Planning Commission - Draft 2015-2023 Housing Element January 13,2015 Page 3 of 4 Residential Unit Type 2007-2014 ABAG Actual Residential Units Income Category Regional Fair Share Constructed Extremely Low 13 13 Very Low 14 12 Low 19 10 Moderate 22 5 Above Moderate 13 47 Total 81 87 Note: The breakdown-of units constructed among affordability categories was based on overall home prices in Los Altos Hills as well as the 2014 Second Unit Survey. Accordingly, second units were split between the extremely low,very low, low, and moderate income categories based on the monthly rental rate of the unit and the amount,of income that would be.required to afford that unit based on a maximum rental allowance of 30% of the gross monthly salary. The Second Unit Survey reported that about one third of occupied units do not currently charge rent which would place those units under the extremely low income.category. It is assumed that all new single-family dwellings fall into the above moderate category, given the high average home prices in the community. RHNA Numbers for the 2015-2023 Planning Cycle In the 2015-2023 planning cycle, the state has increased the RHNA numbers for the Town from 81 units to 121 units,with proportional increases in the number of affordable units. Being that the Town meets all its affordable housing goals through the production of second units, staff has proposed a series of four new programs to encourage the production of additional secondary dwelling units,as the current pace of construction(approximately six second units per year)would likely not meet the new RHNA numbers. The programs proposed by staff and reviewed by the subcommittee are based on the survey results and on input from the public workshop. The proposed programs are as follows: 14. Program Evaluate the use of existing legal nonconforming parking areas to meet the parking requirement for a secondary dwelling unit. 15. Program consider development of an amnesty program to legalize existing unpermitted secondary dwelling units and ensure that the second unit meets current health and safety codes and current setback and parking requirements 16. Program Evaluate an amendment to the Zoning Ordinance allowing attached secondary dwelling units on properties that are less than one acre in area. Staff Report to the Planning Commission Draft 2015-2023 Housing Element January 13,2015 Page 4 of 4 17. Program Evaluate an amendment to the Zoning Ordinance that would allow for a minor increase in the total Maximum Floor Area permitted for a new secondary dwelling unit. These programs are designed to initiate,a public discussion on each topic and do not mandate that the Town enact these programs. However, it is likely that in the process of having HCD review the draft document, the state may require the language in these programs to be revised. Other New Programs Only one other new program is proposed in response to an existing policy from the 2009 Housing Element that did not have a program associated with it. The proposed program is as follows: 47. Program Amend the Fire Code to address the natural characteristics of the Los Altos Hills area and amend the Wildland-Urban Interface Fire Area map to reflect the current fire hazards. This new program encompasses an action that the Planning Commission and City Council have already requested staff to address. CONCLUSION Once the comments from the Planning Commission and the public have been incorporated into the draft document, staff will send a copy to HCD for their review. HCD has 60 days to review the document and provide a response. Follow receipt of the HCD comments, the Housing Element will be brought back to the Planning Commission at a public hearing for further discussion on possible revisions to the policies and programs and eventually be reviewed and adopted by the City Council before the May 31, 2015 deadline imposed by the state. PUBLIC NOTICE A public notice was mailed to all individuals on the mailing list developed at the Public Workshop, placed in the Town Crier, and posted in three public places (Town message kiosks) on December 30, 2014. ATTACHMENTS 1. Draft 2015-2023 Housing Element 2. Public Comments from 2014 Second Unit Survey 3. Public Comments from November 2014 Questionnaire ATTACHMENT 1 TOWN OF LOS ALTOS HILLS LOS ALTOS HILLS II ' il cALIFoRNIA p , GENERAL PLAN HOUSING ELEMENT 2015-2023 ADOPTED BY THE CITY COUNCIL ON TEXT AMENDMENT KEY 'elE®w Itii,g11142h and strikilM=Text deleted from previous 2009 Housing Element Update ifel4o.w Mighlight and Undei4inea =Text added to the previous 2009 Housing Element Update TABLE OF CONTENTS INTRODUCTION HE-1 Role of Housing Element 2 Housing Element Planning Period 2 Local Housing Issues 3 Relationship to the General Plan 3 Public Participation 3 Organization of the Housing Element 5 Data Sources 6 EVALUATION OF THE 2009 HOUSING ELEMENT HE-7 POPULATION,HOUSING,AND EMPLOYMENT TRENDS HE-10 Demographics 11 Population Growth 11 Age Characteristics 12 Ethnic Diversity12 Households and Residential Units'• 13 Number of Households - 13 Household Size 7: 14 Families 14 Residential Unit Types and Occupancy 14 Vacancies'' 15 Tenure _ 15 -Overcrowding 15 Household Incoine ' 16 .. Income Groups` . 16 • ;Poverty Level16 Households Overpaying for Housing 17 Housing Stock 17 Age of Housing Stock 17 Incomplete Plumbing 18 Housing Unit Value 18 Labor Force 19 Employment Composition 19 Employment Location 19 Employment Projections 19 HOUSING NEEDS HE-20 Satisfaction of Regional Fair Share 21 Draft 2015-2023 Housing Element Los Altos Hills General Plan Page TC-2 Population Groups with.Special Needs 25 Elderly Persons 25 Large Households 26 Disabled Persons 27 Students 27 Emergency Shelter. 27 CONSTRAINTS TO AND OPPORTUNITIES FOR HOUSING DEVELOPMENT HE-29 29 Constraints to Housing Environmental Constraints 29 Slope and Soil 30 Seismic Motion 30 Flood Zones 31 M Wildland Fire 31 Economic Constraints 31 Land Costs 32 Construction Costsi. 32 Financing Costs 32 Governmental Constraints 32 .r Land Use Controls 33 Resi•dential Design Standards 33 Development Review and Processing Time Frames 36 Development and Perin Fees 38 Infrastructure Constraints 39 Circulation System 39 (v.4:!:',,'" Storm Drainage 40 Wastewater Treatment 40 Fire Protection '' 41 Police Protection 41 WaterSupply 41 School Districts 42 Public Transportation 42 Commercial Services 42 Opportunities for Housing 43 43 Vacant and Underutilized Parcels Sites Suitable For Low and Moderate Priced Housing 43 Sites Suitable for Residential Second Units 44 Annexation of Sites Suitable for Development 44 Sites Suitable For Manufactured:Housing and Mobile Homes 44 Sites Suitable For Employee Housing 45 Draft 2015-2023 Housing Element Los Altos Hills General Plan Page TC-3 Sites Suitable For Student and Faculty Housing 45 Sites Suitable For Emergency Shelters/Transitional and Supportive Housing 45 Housing for Persons with Disabilities 47 Community Development Block Grant(CDBG)and HOME Funds 48 Housing Trust Fund of Santa Clara County(HTSCC) 48 OPPORTUNITIES FOR ENERGY AND RESOURCE CONSERVATION HE-50 HOUSING GOALS, POLICIES, PROGRAMS,AND OBJECTIVES HE-54 General Strategy 54 • Goals,Policies, and Programs 55 Summary of Objectives 70 APPENDIX A A-1 Secondary Unit Survey APPENDIX B B-1 Secondary Unit Survey Results APPENDIX C C-1 Housing Element Community Comment Survey APPENDIX D D-1 Housing Element Community Comment Survey Results APPENDIX E '' E-1 2009,Housing Element Implementation APPENDIX F-1',• - F1-1 Vacant and.Underutilized Parcels Site Inventory APPENDIX F-2 F2-1 Vacant and Underutilized Parcels Map APPENDIX G • G-1 New Residential Construction by Year,.2007-2014 APPENDIX H H-1 Estimated Fees for Housing Construction 2014 Draft 2015-2023 Housing Element Los Altos Hills General Plan Page TC-4 Housing Element INTRODUCTION 501. The Town of Los Altos Hills offers a residential environment rare in the San Francisco Bay Area. Its semirural density, rolling terrain, dense vegetation, strong community stand on environmental protection and compatibility, and its adjacency to lands of the Midpeninsula Regional Open Space District have resulted in a highly desirable location for residential development. This desirability, even with severe constraints to development such as extreme slopes, unstable soils, hydrologic hazards, and a minimal vehicular circulation system, has-driven the cost of housing in the Town upward. Nonetheless, residential development, the only type'of.development allowed within the Town, is low in density and carefully sited info.the land to ensure compatibility and harmony between residents and the environment It IS,;a setting, both natural and,man-made, which makes Los Altos Hills distinct among its suburban-density neighbors to the north;.east, and south. 502. In the mid-1950's Santa Clara County's trend of permitting-development to over-burden the natural environment through higher densities and smaller lots--served as a catalyst for the Town's 1956 incorporation. The County's pattern of development approvals was considered counter to sound stewardship of the land and its delicate resources.,The existing develop ent pa to a the itne 'ncomporation ,,as very low density,rural residential with one acme and larger 'nimum lot sizes kurteserve the scenic character and beauty of the natural environment,the'lown founders chos- o retain the existing resi,o ential densities, limit the de,,elo omen. area on each pro o.ert and restric xcessive grading and remova o native ve e ration Then,today, and perceivably into the future, it is the community's desire to preserve and maintain this rural atmosphere associated with its established residential areas 503. In addition to the rural residential-development allowed by the then newly incorporated community, the Town also allows uses accessoryto rural residential style development such as small-scale crop and tree farming, keeping Of horses and other domestic animals, and other agricultural pursuits compatiblewith the primary rural residential uses. The Town also encourages private and public recreational -uses necessary"to conveniently serve the residents, public and private schools, churches,fire stations, andcommunity centers needed locally to serve Town residents.The goal in incorporation was to provide, amidst open spaces, residential uses and the minimum public and private facilities and services necessary to serve Town residents on a continuing basis. There are numerous constraints to development associated with the semirural community design. 504. Uses other than semirural residential, such as retail and medical services and employment centers, are readily available in adjoining, suburban communities, and their duplication in the Town, especially to serve a relatively small population, is unnecessary. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-1 ROLE OF HOUSING ELEMENT 505. California is one of the most expensive states in the nation in terms of housing costs. e he State Legislature took notice of this situation and made the following findings: • "The lack of affordable housing is a critical problem which threatens the economic, environmental, and social quality of life in California' • "California housing stock has become the most expensive in the nation"; • "Among the consequences of those actions,are discrimination against low-income and minority households, lack of housing:to support employment growth, imbalance in jobs and housing, reduced mobility, ,urban-sprawl, excessive commuting, and air quality deterioration"; and • "Many local governments do not give adequate attention to the economic, environmental, and social costs of decisions which result-in disapproval of affordablehousing projects, reduction in density of affordable housing projects,and excessive standards for affordable housing projects."' 506. From these findings evolved a requirement that a.housing element be a part of every general plant. As the general planis"a comprehensive,long-terrn,plan for;,the,physical development of the county or city,the housing,element is;"a statement of goals,policies;quantified objectives,and scheduled programs for the preservation;'improvement,and development of housing"3. HOUSING EIEMENT PLANNING PERIOD 507. This=Housing Element Update'supersedes Los Altos Hills' 7,009 9° Housing Element. The Update is-intended to guide the Town's'policies and programs on housing for the EI))1F5'4202c3 211 MI planning period. LOCAL HOUSING ISSUES 508. The Town's desire to preserve a semirural environment does not preclude commitment to housing issues.Two,such key issues identified in the Housing Element are opportunities for more affordable housing and the provision of housing for the Town's aging population. 1 Excepts from Article 10,Section 65589.5(a)of the California Government Code. 2 Article 5, Section 65302 of the California Government Code identifies seven mandated general plan elements, which include land use,circulation,housing,conservation,open-space,noise,and safety. 3 Excerpted from Article 10.6,Section 65580 of the California Government Code. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-2 509. After the adoption of the 1988 Housing Element,the renting of residential secondary dwelling units in Los Altos Hills was allowed. Beingithatlsecondaiy9dwetlmunits° :ererLevi ly alc�. pe TAM h nmu y; i'tlifil po tanteto,pio ids ilfle � ,r - .14 residents of Los Altos Hillspit infarmatiori stab tl of second units are legal and encouraged 3s annilortanteffiar . Since legalization, second units have added significantly to the Town's existing and freely available housing stock. Residential second units continueto provide the Town with an excellent source of more affordably priced housing, and the Town plans to continue promoting second units. 510. According to the 9.010-9,99 Census x'491°joy : of-the:Town's population consists of people over the age of 55,many of whom live in underutilized homes'as younger household members have relocated. In addition, long-time elderly residents, tend td-stay in their homes. Therefore, the housing needs of the elderly will continue to be an'important part of the Town's housing policy for years to come. RELATIONSHIP TO THE GENERAL PLAN 511. The t045202312009 2011 Housing Element is one of.the eight elements of Los Altos Hills' comprehensive General Plan.The Plan consists of the following elements:Land Use;Conservation; Open Space&Recreation;Pathways;,Noise;°Safety; Circulation;and Housing. 512. The Housing Element builds-„upon the other.General Plan Elements and is consistent with the policies set forth yin those elements. For example, the Land-Use Element emphasizes low density residential,hillside protection;arid green building strategies.Whenever any element of the General Plan is,amended, the Housing Efement will be reviewed and modified, if necessary, to ensure continued consistency between the elements. PUBLIC PARTICIPATION 513. Government Code 65583(c).(B) requires that the Town "make a diligent effort to achieve public participation of all economic segments of the community in the development of the housing element".The public outreach strategy in Los Altos Hills has been formulated in consideration of the fact that the`Town is:mall and is overwhelmingly comprised of private residents. Public outreach in support of the Housing Element Update included the following: • A Second Unit survey mailed to every household in the Town • pubi heariisg at he ri i i:Re misstaiii introduce the H"Dosing F ler en T1 clat. • lihe.f©r x ati©n`effa-s ibcor ui iitee of the Pl'ai in Com russx©ii`to.r,eview sur,�.e results' develo `Dr ft° ousin?Subcani itteg,to ''de staff durst the„ :date`; rocevs Comb uru,.Comment S,urue.',/®.ues,io mai°re sen tz to.even hotiisehold:ln.t3he toiw, Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-3 • A Community Workshop to gather input from residents and interested parties ▪ The creation of a webpage for the Housing Element Update with status updates,news and Fifonn- ation, and links to other housing related websites • Public Notices on the Housing Element Update placed in the quarterly Town newsletter. • the local paper and on the Town's website: • Development of a mailing list of all interested parties 514. The 2014 2009 Second Unit Survey (Appendix A) was mailed to all property owners within the Town limits in June 2014 February 2009. This mailing served to obtain updated information on second units such as number of new permitted units,rental rates, etc.,as well as to elicit comments on other programs under consideration in the 2015-2021 Housing Element such as the Insit programs potential to allow for a floor area/developMent area increase for secondary units. an amnesty program to legalize existing second unitd and the level of interest in permitting non conformina units andior in th- ; ; --' Secondary units on lots that are less than one aerd, in area. The Survey followed up a very suceegsful 2009 2001 Second Unit,Survey that helped the Town identify progress on Hthe development of new secondary lunits and the rental rates being charged. The Survey also served the double purpose of informing residents that Second Units are both legal and encouraged in Los Altos Hills. Results from the • . .4. Second Unit Survey are included-in Appendix B 515. The Pla_rmin. Commission held a lublicrhearin. on Seetember 18 2014 to introduce the initi.I • [draft of the Housing Element and rovided staff with cornments on the 'aro a osed changes along with potential questions for the Public Comment Card. 516. The Plat-mina Commission created a subcommittee comprised of two Commissioners and stag whose pupose wasj - - .-; • .;at. -a a • time-4 to discuss and update goals,policies and programs that focus on meeting the Town's EN unenhiusing needs. The subcommittee reviewed surveys and other public input and prepared recommendations to the Platmin. Commission. In addition the subcommittee The group addressed comments eceived fromthe State Department of Housing and Community Development(HCD) on the draft Housing Element update and forwarded their recommendations to the Plannin • Commission and Town Council for incorporation in the document. 517. A Community Survey/Questionnaire Appendix C) was mailed to all property owners to capture input from residents who ma not a. )ear at a ublic worksho..The surve uestionnaire orovfded a brief background on the Housing Element Process and asked qualitative questions such as:. ffyou are retired or retiring soon, what housing-options are you considering?, • How can opportunities or secondai units be expanded in Town? • How do you think the Town should address senior issues in the Housing Draft 2015-2023 Housing Element • Los Altos Hills General Plan Page HE-4 results from the Public Comment Questionnaire are incltided..in A pendix'D 518. Town staff hosted a Public Workshop km November.20,2014 in.Iti arch.2Q09 to gather further input from residents. The workshoi described the'Housing Element updateiprocess including app'1'ieabl tate lawsyare_ional.h6u`sin_-"rteeda11`ocatiOn numbers curxent5statistical data ancl-a'bri'ef,sutnma,`' bbfpoterti'al newsprograns:for`:secondary'units Following an informative presentation, members of the public asked-rnurnerous questions on ithe update process and sug ested'ichanges"to.existin Resideritssu__estedninerous chanes to' the,-existingfseconday;'.dwelling unit regulations_along--with":otheliArusing$ti'ons;:clesigi benefit,elderly residents and allow them to remain in'the eoi munity_as,jth'ey "age There was discussion about the importance of preserving Los'Altos Hill's unique semirural character. Attendees andtistafli espoused the important role of second units in providing more housing options while maintaining the residential, semirural°:character oft-he Town;and;discussed ways to further encourage their development. IA.mailing list was created from"the names of those who;attended; 519. The Draft was revised in response to comments received on:the 2015-2023 Housing Element from the State Department of Housing and Community Development(HCD).The Draft 2015'2023 Housing Element was also posted on the'Town's Web"-Pge to allow all residents and interested parties the opportunity to view the document online and di'rect'comments to City staff accordingly. 520. Prior to adopting the.HousmgElement,the Town posted the revised Draft Housing Element on.tlic ebsit'J and held public hearings at the Planning commission and City Council.The public hearing schedule is incorporated in the Housing Element and the hearings will be advertised in newspapers, trailed to-all u1t'erestedartieson the inailin -list;,and posted on the Town Web Page. ORGANIZATION OF THE HOUSING ELEMENT` 521. The Housing Element consists of the following major components: • 'A summary of the Town's existing and projected housing needs; • An assessment of the land,fmancial and administrative resources available to address Los Altos-Hills' housing needs; • A Background Report consisting of a detailed housing needs assessment, an analysis of constraints to housing production and affordability; • A Housing Plan to address the Town's identified housing needs including housing goals, policies, and programs; and • An evaluation of the Town's progress in implementing the housing programs established in the PO "00= Housing Element update. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-5 DATA SOURCES 522. Various sources of information are used to prepare the Housing Element,including: • 9 0 0. n a a Census data as del1ras the 20,0,8k20)12 American,>Comr Hirt, S (ey(AC�S1). These sources remain the most comprehensive and widely accepted source of demographic information. • Population and housing counts from the State Department of Finance Alan k° 201`4l, • Housing market information from newspapers, internet rent surveys and DataQuick sales transactions • Association of Bay Area Governments (ABAG) Projection 0 51X,4 and ABAG's Regional Housing Needs Allocation (1° '; Jiil 18 .2011'-); • Comparative data for income levels for various groups, ;., 2:0_0_8;2012'i= =' E grounpusniisy provided Sro.uvruideelJ'd ; by the Stxate� 2000 eric4_an Co `,Tft0p5M5leA" 00 J rJ s ".1he @thakmunityGomen Stirueyf�Questsiciinaize inai4ecl3 out in N,o�uent�e 20114. ':The2013 Seni©r Coe: • Various Town documents,including the Zoning Ordinance and the General Plan. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-6 EVALUATION OF THE WO2002 HOUSING ELEMENT 523. As noted, this Housing Element represents an update to the Town's 2.009 PO Housing Element. The 20,09 .:002 Element's goals centered on efforts to provide for additional housing opportunities while at the same time preserving the Town's semirural residential environment and natural setting. Two such key issues were identified as opportunities in the 2009 98:, Housing Element; opportunities for more affordable housing and the provision of housing for the Town's aging population. The ` 002 Housing Element reflects an eagerness to promote second units, an affordable housing type that maintains the character of Los.Altos Hills,and attention to the housing needs of the elderly, a major housing challenge for Los Altos Hills. In developing this Housing Element Update, an assessment of the 2009 2002 Element-was conducted, the purpose of which was to identify those aspects of that Element which were successful or continued to demonstrate promise and to eliminate or revise those components which did not yield the desired results. 524. The Town has successfully implemented al-number of the programs outlined in the.2009':2002 Element I(The 2009i,Hotising:-Element•Annual Progress-Reoiti:I iuicludPd_as Appez dix E'. The success of these programs has resulted in: • • The development of NB new residential second'units between 2007`2Q02 and 20)14x:`200 �wrth.ower,`87% ©f the units renting at".!levels'affordable to 1'oSviland very yl'ow "irioom 1 ouse1i6lds; • • Waiving the housing fee(currently$1',222 ,10),for all residential secondary units; • , :,` 1,ow g foi ew.second'.u �to nit :connect.to.existing sew&laterals'and.septic sy.steins'o tl epr=unary tivelrling wlueh s ibstant'ial�ly reduces costs • Maintaining an inventory of secondary,units and providing monthly and yearly updates on the construction of secondary units; • r Arl�endtng the Z©nin Ordinance toaa'llow booard and care:facilitiessandbransitio al4iousiti • Arn nd g he£iiit*Ordinance to allow for Bti ergei Sheltet itin is ng€1i institiittorial land=uses, •4Arnend ngitheZotun Ordinance t,o:allow:for=.tandem+pa king4oxisecorid`th dwellning s "Am�ndnng th Zamng Ot dinance to?allowdetached4 secondary dav`ellkings to>zave basements a luch,do not counf�toward`s':floor area°allow{zng for-lai�ei nits, • The rcomplet�ionof,a,Semor.Community.Questionnaire ri 201�3'to.,deternuiaeKthe needs.oS Cl e Townws:,seiiior.re'si'dents • Providing information to the Town residents about Community Development Block Grant funds for housing rehabilitation loans for lower income households on the Town website; • Completion of an inventory of vacant and underdeveloped lands suitable for residential development; • Updating the X009 Secondary Unit Survey in 2044 as a method of monitoring the success of the secondary unit program in meeting regional fair share requirements. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-7 525. The following programs are still in the process of implementation or are ongoin : .. .. . .. • Making available additional information on topics such as the benefits of undergrounding utility lines, secondary unit information, updates on the construction of new units and rehabilitation of existing residential units, the benefits of brush and weed abatement, and hydrant upgrade requirements. • Partici tate through Santa Clara County in the Community Development Block Grant Program to provide housing rehabilitation loans for low and moderate income households:. • Continued annexation of lots within the Town's sphere of influence: • Facilitate and expedite the development of new housing units for all income levels in th- community; • Continue to review and process secondary units at staff levels • Develop a secondary unit brochure to hand-out at the counterand post on-line; 526, The following are programs outlined in the 2009 Element that have not yet been implemented or Ladoptedand will be carried forward to the 2015-2023 update: • Amend the General Plan land use map for the Foothill College property from P (Public School)to PC(Public Colleg)and identify multi-family-residential as a permitted used • Amend the Zoning Code to allow a density of up to 20 units per acre on PC designated lands i• Amend the Zoning Ordinance to allow housing for employees on parcels with existing.non- residential uses. 527. Appendix F to this Element provides an in-depth,program-by-program discussion of the 2009 2002 Element's implementation 528. Those goals, policies, and programs found successful, potentially successful, and effective which were developed as part of the (W) Housing Element have been carried forward either wholly or partially into this Element'to continue those efforts. Likewise,those goals,policies, and programs of the 2000 Element found to be unproductive in terms of the Town's overall housing goals were not carried forward?``' 529. Los Altos Hills exceeded its ABAG Regional Housing Needs Allocation in the 2007.2014 2002. 2006 planning cycle for total units constructed which consisted of 47 new single family estat homes and 40 attached and detached secondary dwelling units. The Town's single family residential production su- sassed the Regional HousingNeeds Allocation (R}1NA) targets in th above moderate income category, while the number of affordable constructed ranged from 23 tc; 100 percent of the targetedRHNA totals and ca - - a -- - -s -• • :--tial unit construction objectives .r . ... . ---- - Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-8 . e Trow i'.has ,eiy success X 1.1`in meeting l e exirter el�y. oti and .e )ei income category 4 . i',p ,a ;'Pee n lobe oT,nits proal ed p-5t . e$. closelyinlatehed the-fair_shar-reg, vrement_(02 A` The, results show that Town's efforts to promote affordable second units are working reasonably well, producing units at the low and very low income levels(see table below). , t _ Asx =u'''' a*s 24P"Ake -°'''''' �sz e3 ? a7-*'—'"aa,-• ® = t.:-4- -"`]1°'�:R+iw-,x�a� ,asnrzs2.:�,e , .... cS �;- - !Leside i's a iii P 007-20 4 0 z lL: 0 '1 L` w°4 Ei„JaicalT2 @ate!,or-, lie,Tonal MP ffiBM. Cons r - °a', EA-Gad, !��1W' al 4�� z,� LIs&ode`a 0 „_bo - coderat a - El ., f J.:,” rT M` "n t m ssk .1 a The breakdown of units constructed among affordability categories was based on overall home prices in Los Altos Hills as well as the )' Second Unit Surve . . ,F rry�' .i : ii~_°'IIN..''' -I ,._ . _, -' 1;� fwd 'bf' .d —.‘.. ''^f� h,"w f"u y"x.73 "?. �. � fiche.,EFIRAIiry'�n `ft[,� Pr ...i0,,itt. od'' .crr,.. �n ,'71 ", ��°� e.,�'� .� .c.� 7Y. ser,,n;n;.1' q 4z:!',41--4.?(o<,i.,Ttre, _ff'a (+ t .1 rivArrltv�. '4'i")y rr, s ,'1'3 s r yn.„4� 4 ,rn< 11::',,,,,,...,:.;;;::,;.::::,.0.,,,,,,::,`lE' F ° :_ . y f V2, i ,In r 9 7r F'"-,T}Q, ,, -701 , p V j .1 D nw t ,;s:,..., iA' It� ?�.� .. � ::..,x_? ..a;��,�r..w,�.��s��.�:S�l�J'F' x. .s?3 �.-k�+.+(.a,T`�.t;. G. S_V.:'�+ a`'.-.s:Cti: . S..a::, a e J 1—A ll{ v 7 ' sem°.,yam ',",-41.,,-1411-°`i�!'F41,4fi.. aTz_41196Mrl ,1,111-a.b/10-41,,Fa .. `" .. c y,g Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-9 POPULATION, HOUSING AND EMPLOYMENT TRENDS 530. A snapshot of population,housing and employment trends reveals: • The Town has a vacancy rate of percent, reflecting a very stable housing stock and indicative of low residential mobility. • The Town continues to grow at a relatively slow pace, due in part to a limited supply of easily and inexpensively developable land; • The Town's population,like that of the region andxation,is aging,and the Town's median age is higher than the County and State; • The Town's household income is among the highest in the County and State; • There were Ifte : homeless individuals,counted in-Los.Altos Hills in the most recent County Homelessness Survey r(oJanuary ©` ); • There is minimal occurrence of poverty,overcrowding,or unemployment within the Town; • Most of the Town's households are made up of families; • The Town's housing stock is in good tcy excellent'condition, • The value of the Town's-housing stock is extremely high. 531. Many of the Town's residents specifically'selected Los:Altos Hills as their place of residence despite higher housing costs and fewer housing.options than 'surrounding communities. • becaus.=the eni iroiunent in•wduch the- rhaig beein,carefuk prueserved and eultiL satedover the years,the qualit, of schools is excelelent and oTMEMAT:th. naturalfl dscao.e 's o f h'T`�,o its or mangy `.,esidents. addition; laud`prices and home praices ase-Kerw .kieh olaees economic constraints on alternatbi e housing opli©ns Working within these factors is the unique challenge for the planningsstaff and the Housing Element document itself. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-10 DEMOGRAPHICS 532. The data in the table below provides a demographic profile of the Town's community. Further analysis is found in subsequent sections. Table 1 Selected Population and Household Characteristics Los Altos ,,, Hills .,0;:,,,',' County State :E6TtaliBZ5f,41gtia*14 ,M:.::, 1;868, 8 5:0-4104.4 titalg6-017ilati2010 ,.. , -,9-0,,::::,:::::,..,, r,110,172 3-75,20,f96;( Total Population 2000 '-: ''''' 7,902 '''-':':11,682,585 33,871,648 , ....... Total Population 1990 ''''''' ' '' 7,514 1,497,577 - 29,760,021 , Percent Change 2010-2014 :$45'21( !.09:i 9j9,2% Percent Change 2000-2010 ''-:;;X::, ..Ui5Y . t89V' , 9,99& Percent Change 1990-2000 5.1% 12 3% :-'-- 13.8% ,.... . iii201'( . '.'"':::'':•:-::'--., . ., .. ,,,... eitaYfesi:y.:046- .2..:jkQp,),rx olio pax 18- year A , , -,,,,,-.I.,„....,,, 537;94%:r,-'-- 6440.P4 *-,Y6f41TV-3"f207,4 --..i:::-,. kgte [8t4:6A • Median Age— Racial Composition:NA"' ,,.1-'',I:.,',,,.•.:, --„: ' „S , White -I,.--;',;;-, ':4:'.:: :-/ 68AC1% 4104 5 1';-.6.0).7,-) , Hispanic or Latino 7 %,.,...._ ''1!,]". ,,, VN% KVA 37.60% AfrinanAmerican' `.- ''':'.-:::";,-,-----,:;. '.:'.-:,-.. '':-.: -, 0.50% 2.60% 6.20% Nati*American . : .-.. -..J :.:-,,,::-;„. '-_i 0.10% 010/ 1.00% ,,,..:'- ,4' PJ4Maglft9ilstall00 `- :'. "'-:.,> 2000% (.240% f14:10"26 -,Other/Two or more races `,. ''- 3.70% . ,...90°. - -ki6 , _ .4_4006-tiSig_ORRA- 4084201,,,'':'.--: $196,484i 90R-74$.. MOM Median Household Income,.'2000 $173,570 $74,335 $47,493 .:, .,. Median Household Inconw;21§90 $115,851 $48,115 $35,798 ,.,.. , .,.y6,-i6...-e-yg-6-.-?gold Sik.iz.2010 48A "au Source:U.S.Census Bureau 1990.1'2000 Census&P0:10-Zen-sys-; 006:-,20.2:4074;poTraxGmiiiia Olifagidr Ili fz'a7:17717R PiFihdite5e2010,6 T4 iiit 0 tel Population Growth 533. Ifi&ilife:atailatele&iiii;f6uti&ihelblii60iilifib, .--i,”.ei,VALSifillagii310.0:66k1f9Milfigaire -6'flre-6Ttifgiigiiek6s&dft ihict6d§i,of 20 residents or:0.25f,peiVeiii'lIfillgilIineYidiii6:citendolis'etl-. irifiiiiatiiiiiii-MF.,i1-6iWiiiiiiii,tha: Tiiiifie4iitSCaPf6declii,:ffeirdegiCeMiWyZnitttileiireSIESii 61:t&;111681:148,1i, ",Ifte.-teiidionaie:.diAviiiiii ended in'2:60*d ii1's*:2:01%-lit1i4600;na1 6Ceiay Draft 2015-2023 Housing Element Los Altos Hills General Plan • Page HE-11 started to expand. By 2014, the State Department of Finance estimated that the population of the, Town was 8,35.4, for a total growth of 432 persons or 5.45 percent between 2010 and 2014:. However,it should be noted that a significant portion of that population increase can be attributed to the annexation by the Town of 52 properties in the West Loyola and Olive Tree areas which added approximately 150 residents (35%of the total increase). Age Characteristics 534. The median age of the Town's residents in 2010 was 48.9,an increase of 22 years from 2000 when the median.aee was 46.7 ears.. This continues .a attern which showed an increase of 2.4 ear' between.1990 and 20:00.and A large increase of 6.7 years between 1980 and 1990. This increase in a g:e likely attributable to the r® eater cost of housin_ in the Town than other areas of the Count which precludes"younger, less affluent households from moving into the community. This trend. has continued with 23.2 percent of the Town's population consisting of residents over the age of 65'years, compared to around 11 percent for the County and State. Persons under the age of 181 currently comprise just under 23 percent of the Town's population. These population trends are ex acted to continue due to the high cost of livina'in the communit and it is antici.ated that th- o ercentage of residents over the:aae of 65 will continue to increase. 535. While the Town's population continues to age, increased demands will be placed on senior social and health services provided by the Town, County, State, and Federal governments. The overall aging of the population will also place demands on the type of housing developed or rehabilitated within the Town,especially to meet the needs of older,potentially less mobile individuals. Ethnic Diversity 536. The Bureau of the Census found the Town's population in 2010 to be predominantly White[(68.4%) • v t ;;Asian and Pacific'Islanders comprising another 26.7%), of the Town's population. Other categories tabulated included Hispanieor Latino2.7%0 , Black j(0.5%0),,Native American(0.1%), and other 3.7%0;:. The Town''is less diverse than Santa Clara County as a whole,though the Asian population has'grown significantly over the last couple decades. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-12 HOUSEHOLDS AND RESIDENTIAL.UNITS 537. The data in the table below provides a housing profile of the community. An analysis of the data presented in the table is provided in the sections that follow. Table 2 Selected Housing Characteristics Town County State i c , Households—13a 0 . " -04= 1 #a e Total Households—2000 2,740: 585,863 11,502,870 rad Lousus�t,o► '=SON s ooR All ° d R3,680®82 Total Housing Units—2000 2,816 579,329 12,214,549 Median Year Homes Constructed 1 a a - l!° 0 I°erceatage o limits OO ccuoed�Z�O l'W' nym 6.0°% Vacancy = 8 ,8% , orcein Values and Costs—MU 'di' ousing'Val 000 000 9,656 600 gN 900 edian ° a ft secon0ary dwellines, 1 850 NOT, 43E 0 a Sources U.S.:Census Bureau 2000,,EDVMA'' 008 012 C'orrtn _mcly titin4,1,KgegkegAZ1112EM Number ofHouseholds • 538. The Census Bureau found there were 080 households in the Town in Mr",an increase of8'.' from the Ma households reported in the Ka Census. Of the 2-I829 occupied housing units in Los Altos Hills, MU are owner occupied and M7, are renter occupied. 539. Beyond M, households`in the Town and its Sphere of Influence are expected to increase,but at an even slower rate:The California Department of Finance estimates the number of households in the Town and its Sphere,Will increase from the rig figure to a projected 3,130 households by the year 2020, representing an ual ze Rincreaae of41OTi7 percent during this period. The slowing increase in the number of new households is directly linked to the diminishing supply of land with which new housing can be constructed along with sewer capacity constraints and substantial physical and environmental constraints to development (the Town is bordered by incorporated communities and open space lands). Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 13 Household Size 540. The Census Bureau found there to be M persons per household in 2010, a very slight decrease from 2000 when there were 2.86 persons per household.The decrease in household size during that ten year period is contrary. to ABAG's Projections which expected an increase in the Town's household size from 2000 to 2010 and beyond. Families 541. According to the Census Bureau in 2010, 2,371 of the Town's 2.829 occupied households were defined as family households while 458 were classified as non-family households.Approximately. 78 percent of the families are married couple families, and nearly 39 percent of all families;hay children under 18. The latter statistic represents a slight decrease from 2000 Census data, when i vas reported that nearly 40 percent of all families in the Town had children under 18. RESIDENTIAL UNIT TYPES AND OCCUPANCY 542. In .01.' the Town had a total of 3,001 residential units, an increase of 186 units from 12000 when 2,815 residential units were recorded by, the Census Bureau. Of those 3001 units,the 2008=2012. American Community Surveyyorted that 2,838 are detached housing(including 6 mobile homes' and 56 are attached units. The remainder are group quarters. The additional 186 units results in yearly average increase of 19 units added to the Town's housing stock during the ten year census period,which is substautially_greaterthan the approximately 11 unit/year average for new dwelling unit construction that the Town experienced during the 2007-2014 Housing Element plannin kyele. This difference can largely be attributed to annexations by the Town which add to the overall :housing stock but are not counted as new housing units in the Housing Element.[This count includes 543. Nearly all of.the Town's residential units are detached single family residences and secondary dwelling units, -. . The Town's legalization and encouragement of second units has increased the number of such units approved and constructed. The 2014 Second Unit Survey also indicated significant'interest ix constructing second units on individual properties. 544. Die onl other t',.ie of housing facilities in Town consist of two(roup living facilities are_also two convent;, located within the Town's boundaries—Daughters of Charity Campus and Poor Clares Convent. The Census identifies these facilities convents as group quarters rather than as housing units,and they provide long-term housing for up to nppmakimately 100 persons(60 individuals aq !the:Daughters of Chant and 40 individuals at Poor Clares The Dau±hter's of Charity campus Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 14 • consists,:of,.three separata dwelling units grow, l vin• 'for uo to:,20..indzu duals Wzth ato u i©7 j ikchen Randt'an�assisted car�e'f ihty fo"r up,to 40.individuals witli,24 hour nursua cares°The as istec are.fac li'.kcater`siteititired.nuns_Who'-worked fort the or. ibiagEdwiedied carek.for tEgia l'i dia'a1`s *14676ffelares-isa.tel. ous u sUtut;itiV sn+riVrltto a a' convgiieWiere rl zi divzdua+ls lhve n g itiflquarters wai6a::Aared(,ki+tchen 5 IThe,iii h idugOtiVO,atF.theraaciilFiiie ouldttileategorized"-a's verylow or_extremely glow income! The Town recognizes this unique contribution of housing to the region. Vacancies 545. According to the Census Bureau, only 1.72 of the Q01 residential units were vacant in 204, resulting in an overall vacancy rate off 3.8�percent.,Of the :1`72.vacant units, C were vacant due to their use as seasonal or vacation residences,resulting in an even lower vacancy rate for those units intended for year-round habitation(2:2%X None of these figures include the two group quarters. The `20T1 vacancy rate was lower than desirable vacancy levels to-accommodate residential mobility due to the extraordinary growth in thehousing market in Santa Clara;County. Tenure 546. According to the Census Bureau,the Town of Los Altos Hills had 82ti' occupied residential units in O1 + of which 247 (18 7%)iwere occupied by renters and 2,5.82,(9}°1 3% were owner occupied. The Town's housing Stock',currently provides housing,:for approxznatelyF ^8,35`.0 residents. Approximately",625.of these residents reside:in a renter occupied units while 7#725 inhabit owner occupied units. The averagehousehold size'for renter occupied units. was 2.53 persons per, household;which is below-the average.household size of 2.88 persons for owner occupied units. Both these averages are below the County's,.average household sizes of 3.00 and 2.80 for owner occupied and renter occupied units respectively: 547. 204Census:Census data indicates that 38:percent of all owner occupied units in Los Altos Hills are owned by elderly householders (over 65 years`of age). In contrast, only1261 percent of owneroccupied units in the County are owned by the elderly. Overcrowding 548. T,le,2400.6'7011110)Coino'rellezaske.Hausn¢Atfordabl ,.Strate®. 7CT3AS;rte o ort5 in"dWate tliatofa=. acGupzecl uriztsi a'swAltos IIilk na i.eszdentzal ututswere classitiaasibc b av rcrowd'ed By definition, an overcrowded unit is defined as a unit occupied by more than one personper room (excluding the kitchen and the bathrooms).By comparison,the incidence of overcrowding in Santa Clara County as a whole was estimated at 112.4 percent. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 15 HOUSEHOLD INCOME 549. According to the 20.0:82201'2 American Gommun'ty Survey A4-Si„ Los Altos Hills had a median household income of$19648'_4, almost twice the 2014 County median of. 105i50:0,. Mean and median household incomes for Los Altos Hills have historically been significantly higher than the County as a whole and this disparity increased between 2.00.0 and 20 the_20,0;7, eiN:Q` •; - . ® - ,a. ABAG predicts the Town and its Sphere's mean income will continue to be the`highest in the County until 2020,when they project a mean household income(in constant 1995 dollars) of$302,400. Income Groups 550. The United States Department of Housing and Urban Development defines five income groups, as follows: • Extremely Low Income- Households earning up`to 30 percent of the regional median household income. • Very Low Income—Households earning up to 50 percent of the regional median household income • Low Income — Households earning Up-to';80 percent of the regional median household income • Moderate Income-Households earning between 80 percent and 120 percent of the regional median household income • Above Moderate Income Households earning above 120 percent of the regional median household income 551. According to estimates based on information from Census Bureau, the Town of Los Altos Hills Was,made up of approximately 12r0 percent very low income households,M percent low-income households, LS percent:moderate income households, and ,ro s3 1 percent above moderate income households. Poverty Level 552. Poverty level, as defined by the Federal government, is adjusted annually and measures not only income levels, but also family size, number of children, and the age of the family householder or unrelated individual. According to the latest estimates 3.1 percent of the Town's total population was below the poverty level, totaling ;3y individuals. There are E families below the poverty level,representing 09 percent of families.Data from the CHAS reports that of the IP households considered extremely low income,M are renters and Eat are owners. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 16 Households Overpaying for Housing 553. Housing is generally the greatest single expense for California families. Due to differing family income levels and sizes,it is difficult toset a specific maximum percentage of income a household should devote to housing. Generally, a household should not contribute more than 30 percent of its income to housing in order to prevent sacrificing other necessary expenditures. Devoting a sum greater than 30 percent(depending on family size and income) of a household's income can result in hardship and difficulty in providing other necessary goods and services. Severe overpaying occurs when households pay 50 percent or more of their gross income for housing. Statewide,the impacts of high housing costs tend to fall disproportionately extremely low,very low, and low- income households, especially renters. Higher-income:,Households may choose to spend greater portions of their income for housing whereas the cost'burden for.lower-income households reflects choices limited by a lack of a sufficient supply of housing affordable to these households. Data from the Comprehensive Housing Affordability Strategy(CHAS) shows that among lower income households,2."TOR households are considered•to.be overpaying for housing:' ixf ni�n lower income households that are overpaying are renters and are owner-occupied. 554. There are 2,882+9 occupied residential units in Los Altos Hills, of which 2,5`.82 (s 31%,)were owner occupied. Among renter occupied households, :®,.4 percent spent less than 25 percent of their income on rent, up from 30.5 percent in 2000, while percent use between 25-34 percent of their income. 555. Of the MIR owner occupied housing umts,63 percent spendless than 25 percent of their income on housing payments, 1 percent pay between 25-35 percent, and RV percent-pay more than 35 percent of their income on housing:For those with a mortgage, only'113,percent are spending less than-25 percent oftheir income on mortgage payments,and}7E percent are paying over 35 percent. • 556. On'the topic of overpaying for housing,it is important to note that the Town of Los Altos Hills has becomea very desirable place to live:,With limited supply of housing, and strong demand, basic economics dictate high prices. Many households choose to pay more than the standard allocation of household income for housing for the opportunity to live in the Town, even with the availability of less costly housing in nearby communities. HOUSING STOCK Age of Housing Stock 557. The 2®0$'-_`2:®11I2MMican Col unity S.utve, indicates that most of Los Altos Hills'housing stock was constructed between 1950 and 1990, similar to Santa Clara County's housing. percent of the Town housing stock was constructed between 1940 and 1960 and /I percent was built between 1960 and 1980. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 17 Housing Stock Construction Time Periods 2010-Present j 2000-2009 1990-1999 1980-1989 ! ! ! 1970-1979 1960-1969 - 1940-1959 . °, 1939-Earlier 0 100 200 300 400 500 600 700 800 is Number of Units Incomplete Plumbing 558. The 2000 Census reportedthat all residential units in Los Altos;-Hills have complete plumbing. Incomplete plumbing usually-refers to a lack of running water or flushing toilet and is sometimes associated with substandard rural housing Housing Unit Value.: 559. The Bureau of the::.Census defines the value a housing unit as the respondent's estimate of the current dollar worth of the property,if the unit is owner-occupied,or the asking price if the property is vacant (excluding rental units) Within the community of Los Altos Hills, M percent of all housing units were valued 4$1,000,606 or more in O1 The 2000 Census listed a median home value for'single family homes in Los Altos Hills at $1,000,000 and today the range is estimated from$475Milli -$'5nililio !A brief survey of listed vacant single family homes on the market in June 2014 turned up a median asking price of$4,5Y with a median size of 44'�c34 square feet. The Town's median home prices have historically been much higher than the County median.There is only a very small rental market in Los Altos Hills; about nine percent of homes are renter occupied,,she ma onitty beung second units anci rooms for next° 560. The housing and land values in the Town owe much to the Town's semirural, quiet setting not readily available elsewhere on the San Francisco Peninsula as well as its access to area destinations rats oaox+i'mi, to S'i!lEicon Vlal�le, . Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 18 LABOR FORCE Employment Composition 561. According to the Bureau of the Census, the Town.of Los Altos Hills had a labor force of 3,711 people, 98.2 percent of whom were employed and 1.8 percent of who were not. 43-wil l iiojec-tions 2013 estimates there arae 4,57.00 empl©.yed Residents in the Town and d Sphere of Influen.e e in 20110,a ai at thins amount wiigiinorease to 5 440151 t+h year 2U30. 562. The industries which employ a majority of Los Altos�'Hills' residents are manufacturing (23%), education, health and social service (22%),., and: professional scientific, management, administrative, and waste management services ,(2i%). Tlie:`Town is in proximity to Silicon Valley's electronics industries,as well as to six different institutions of higher education,including Stanford University, San Jose State University,and Santa Clara University. • Employment Location 563. Because the Town is nearly completely residential in makeup, nearly all of Los Altos Hills' employed labor force commutes outside the Town's corporate boundaries to the work place,except the 10 percent who reported working at home."Of those who commute,97 percent drive, 87 percent in single occupancy vehicles.About 64 percent of commuting workers traveled 20 minutes or more in each direction "For those employed within the Town's:corporate limits most operate at-home businesses, or are employed'by-at-home businesses, or are employed by the several schools within the Town's corporate boundaries._There are no retail, business, or industrial employment centers located w,ithin.the Town's corporate limits. Employment Projections 564. In iino:ec-to is 2013, AB G prjeets the number of'employed tesiden s of [.os Mt®s .i ils and i Sphere wiill inertease fiot 4,.47r in 2010,to 5,440 in the year 200.The Town itself does not allow any traditional retail, business, or service uses which would normally be the source of new employment growth.. One potential generator of employment growth, and a generator for which there are no known'reliable statistics or reporting mechanisms, is household domestic workers. Some of the individuals employed as domestic workers are provided housing by their employers either within main residences or within detached guest quarters or residential second units. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE- 19 HOUSING NEEDS 565. It is evident from the preceding section of this Element that the Town has little localized unmet housing need.The Town does not allow any retail,service,or industrial uses which would generate employment,and in turn,demands for new housing. Therefore the Town does not by itself generate a demand for housing. Rather, demand for housing is generated beyond the Town's limits, along the San Francisco peninsula, Silicon Valley and in the East;Bay: 566. Although there is an absence of localized housing need, the Town is required to participate along with the balance of the region in addressing regionalhousingneeds. 567. The Association of Bay Area Governments(ABAG)is charged by the Legislature to determine the region's'overall housing needs,particularly:.for.households of moderate'income and below, and to allocate to each county, city, and town a "fait share" of that'regional need:`For the Town of Los Altos Hills,ABAG determined,,there to be a need-for-121=additional residential units in the Town and Sphere to meet the Town's share of.the regional need 6 for the period of 014-20✓e,:,. 568. In making its projections, ABAG refined the.estimated need into the four household income categories discussed earlier in this Element, as follows: Table 3 Housing Fair Share Allocation by Income 2.O�t4'�ED.6?,(ABAG DATES) Income Category 01 Income Regional Fair Share %Regional Fair Share Very Low Income 5t3'__ E 8° Low Income :849-60 E Moderate Income '•126,600 '27:4Above Moderate Income >5126,600 RgA Total 1l 1 gag 569. The California Government Code requires the Town to develop a Housing Element which establishes goals, policies, programs, and quantifiable objectives designed to ensure that the regional fair share is met.It can be presumed that 50 percent of very low-income households qualify as extremely low income households, which would be about households with an income less than 30 percent of area mean income. 5 The Association of Bay Area Governments includes the Counties of Sonoma, Marin, Napa, Solano, Contra Costa, Alameda,San Mateo,and Santa Clara,and the City and County of San Francisco 6 Source:Housing Needs Plan,July 2013,Association of Bay Area Governments. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-20 SATISFACTION OF REGIONAL FAIR SHARE 570. R view o omawe oEcls" clicates that3f o''tnY20:Q17Ehro ',131 .o'""v^emb'er,�20�1C4t87 o e o: i l�ucll eplaeement sin°Le-rami,, dime c, Rs iesi o en i..1 units "oat, maple,ed ano granted o e, pane? flus eornpaxes °!h 07 e.. ,esidential units eoustnuete.o bet, heel? X0.0) ano 20.06 and 137 ome• b.=; Lee r98I i i®€02. It is reasonable to assume that all of the new single-family units constructed were within a price range affordable only to JIQueholds classified as being above moderate income based on the value ofthe dwellings. 571. In 1989,the Town removed restrictions on the construction and occupancy of secondary dwelling units thereby making them part of the Town's available rental housing stock'.Prior to that action, residential second units could not be renteddand could only be occupiedby relatives of the property. owner or by individuals employed by property owners for on-site custodial and housekeeping activities.That action alone has increased the`number of residential units available for rent by more than515.5 based an extrapolatnon o at ',,derived from the Town's FM Residential Seconcf Unit Survey. 572. The Town conducted a Second Unit`'Survey'i'n WM to confirm the number of existing residential second units and monitor the success,of the secondary unit program m the production of affordable rental housing, as well as to•gauge community interest m the developmentof additional residential second units.The complete results of this survey are included in Appendix B. 573. The rat Survey was delivered to each of the Town's 22324 households, of which returned it, representing a percent return rate~One of the questions posed in the survey addressed the amount. ofrent-charged for;residential second umts FTable 4 shows the maximum affordable rent for a one- pexson,two-person and four person household based on the 2014 state income limits and monthly rent equal to 30%of their,monthly`income maximum. h 3,11e'�4 !R�EI�i�`I1 AIT,T r NES#Fi©RINE .IID ANALISETNIVO1VAIN S com - .neo i 1 1 e e ° ,_ Maxi u iAA ami i e L4° 1°a -� ' !i_ it ��� r 2'ant. - _ al e� i' a�1(!ts ► i 1 Ali 1I UyLQ 1° 1 !fi 1 m 11 awn I ,trem 1L 9> 2 @0 500 8 0 3 S',a 0 0 °o wary-°v; 3N,TIN £ ° °, 4 450. R 0°a i'5g 050 bbl + a Low cp4( 01l48�' W°77 °00 Noaffi ';':4 °0a 5 127' Yode a'6 Mea, 5Il a 1,84 400: 3110 '00 ' Residential second units cannot be sold and owned separately from the primary residential unit. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-21 The Second Unit survey done in 2009 revealed that 86% of the households in secondary units consisted of one and two-person households. Therefore,staff srovided four:rental ranoesin thq 2014 survey that more adequately reflected the typical second unit household of one or"two person instead of the standardized four-person in the extremely low,very low, low, and moderate incom ranges. The survey results on second unit rents are presented in Table 5. _able RENT RANGES FOR RESIDENTIAL SECOND UNITS Rent Dista ib atio Ment Distrib,utioni Inc_om Category (Rental Rangel for all units for post 1999'untt :,surveyed surveyed Extremely Low No rent or Rent<$800 3,0°1 ,, 2'5 VeiyLow tent=$800-$1,200 31° , 449/ Low Rent-=$1,200-$1,60C 26°l 00% vioderati Rent=>$2,30C 13% 1114 • 574. It should be noted that a.eroxinaatel 30 percent of the res ondents stated that at the time,of th- f[urvey,no rent was charged for the occupied secondary dwelling unit.It should also be noted that, 'based on income limits set by the State Department of Housing and Communit .Develo®meat,th- response on rental ranges indicates that approximately 61 percent_of the Town's second units would be affordable to extremely lowand very low income households(up to$1,200 fper month),and that 87% of the total would be affordable to low income households .(up to x$1.600 per month): Therefore, the second units constructed in the community are overwhelmingly being occupied-by households in the lower income cate_ories. 575. The second unit°:survey also collected mformation`on the general age of the unit, allowing staff to assess any differences in the rent structure on newer.units. Of the En survey respondents with a second unit,0 had units built after.1999(built within the last fifteen years). As indicated in Table 4,the rent distribution on,these newer units is actually more affordable,with t69 percent renting at ranges affordable to extremely low to very low income households. 576. The LSA survey further indicates that IOU residential second units were constructed before 1990, and perhaps as many as-1332 units (as the p 7 8 responses represented a 34 percent response rate), were legalized by the Town's second unit ordinance adopted in 1988. The survey also indicated at t least 193 secondary dwelling units exist in the community] 577. Town records of building permits issued from 2007-2014 show that 40 secondary dwelling units were constructed and that new second units account for 46 percent of all new residential units constructed during this time period, up from 27 percent of all residential units constructed during the previous planning period. Based on percentages derived from the second unit survey,Table 6 distributes the new second units approved between 2007 and 2014 by income category. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-22 Table ci Distribution of Secondary Dwelling Units by Income category 2007- 2014, [1JacomeCategor31 Number of Unit [Extremely Low/Very Low Iacomd Low jacorad Moderate lacomel5 Total 578. Table 7 encompasses the total of all new units constructed in the community with all 47 new primary single family detached residential units,completed between 2007 and 2014 designated as above moderate units. This results in the following; . -‘ :• :TAO Distribution of Al!Re,siclential UnitsttyineOno .:_eninim 207-2014. _ bicome Category 2007-2014 ABAG 2007-2014 Actual !'. Regional Fair Slim. esidentia1 PprinittO Very Low Incomd:-. 25 LOW IDCOPle 19 lc Moderate IncoTnd, 02, 5 Above Moderate Incornd , Total Conclusion 579, Los Altos Hills met its overall 2007-2014 regional housing needs allocation for total number ot, -1.ew dwellings miits constructed and basically succeeding in producing its share of very low income housing. However, the community fell short of meeting its goals for roducing enough low and Moderate income units. In the previous planning cycle, the Town exceeded its goals for very low and low income categories by a total of 10 units. The Town was more successful in meeting its goals in they 1999-2006 s eriod artl because ABAG adjusted the Town's regional share of housing needs.to more accurately reflect that Los Altos Hills is a non-employment generator in the regio ithe Town has no commercial zoning districts). Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-23 580. - During the 2007-'2014 planning cycle,the Town prod-need an average of 12-13 new dwelling units a year, 6 of which were affordable secondary dwelling units. Given this rate of construction, it is reasonable to assume that the Town may not be able to meet its regional housing need allocation laurnbers during the 2015-2023 cycle as the RHINTA numbers have been increased 50% above the i)reVions planning period(from 81 to 121 units). In addition, the allocated number of affordable units has increased by 56% (from 68 to 106 units). Being that the Town relies on secondary Iciwelling units to fulfill its affordable housing allocation numbers. several programs that seek to increase production have been retained and carried over to this new planning period and severa] additional programs have been added to encourage the construction of More second units. The Town has also adopted zoning amendments to allow for increased floor area on second units through the use of basements and to allow for tandem parking. These measures further encourag construction of new units. In addition to expanding opportunities for secondary dwelling units,thy Town has ,also- retained programs ,to include other measures to assist in the development ot affordable housing by allowing for affordable student, faculty and employee housing at Foothill College and to provide a greater variety a housing opportunities at other institutional land uses1 , . ^; • `'. . ;.‘• Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-24 POPULATION GROUPS WITH SPECIAL NEEDS 581. State Housing.Element Law8 requires "an analysis of any special housing needs, such as those of the elderly, persons with disabilities, large families, farm workers, families with female heads of households, and families and persons in need of emergency shelter." Table 8 Special Needs Groups., -�, Special Needs Groups Persons Households Percent* Large Households** '; ML Renter OMR Owner E2 °3.4+2% Seniors(65+) lata 116 98° With a disability E2 2LE , Senior Households** " 86� Ra Renter 3 ' 6%� Owner wfigg Seniors living alone ' Persons with Disability Female-headed Households l►9 . :. .440 With related children g A®.8°l Farm workers*** 14 LW/ Total_Persons!Household 77 `'"°•, Source:2010 Census(unless otherwise noted) - *Numbers in ()reflect the %of the special needs group, and not the %of the Town Population/ Households **Source:socds.huduser:org/chas/reports.' ***Personsemployed in Farming Forestry or Fishing Occupations Large Household: 5 persons or more Elderly Persons 582. Statistics cited earlier in this Element indicate that the average age of Los Altos Hills' residents was greater than the County average,and that it will likely continue to increase over the next several years. The trend in Los Altos Hills is not unlike the national trend in that the average age of the population is increasing. 8 Government.Code Section 65583(a)(7) • Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-25 583. According to the 2.010 Census,there were 8x38 elderly residents(65 years of age and older)in the Town of Los Altos Hills, representing percent of the total population. In addition, there were F8' residents between the ages of 60 and 64,and M residents between the ages of 55 and 59.The g)ila Census reports that the Town had 7,households with one or more elderly residents.Of these households consisted of households with 2 or more persons, while LE consisted of 1 person elderly households. This suggests that a majority of the Town's elderly are likely being cared for by family members or assisted by others in the same household. For elderly residents living alone, obtaining needs such as the provision of meals (due to mobility issues), transportation, and other typical senior services becomes a considerable challenge.Tlese,needs are now satisfied through a variety of programs operated and funded by the Town;'.Santa Clara County, and various social service agencies. With the Town's older population .there is a probability that there are a considerable number of single family detached residential units which are under-utilized due to the fact that they were constructed to accommodate large families and-now provide living space for one or two people. 584. The California Health and Safety Code Section 1568.031 provides that a residential care facility (defined as a facility serving six or fewer persons) is a residential use and must be permitted wherever residential uses are allowed. Similarly, California Government Code Section 65583(c) (1)also requires provisions for transitional housing.The proportion of elderly is expected to grow, and housing for the elderly will bea continuing concern in Santa Clara County. Although many elderly can continue-to live in their own homes,particularly if structural modifications are made to help them cope with:the disabilities that accompany aging,there will nevertheless be an increasing demand for specialized care facilities. The'Housing Element includes programs that will allow development of such.transitional housing and other opportunities for some long-term Los Altos Hills residents who can no longer remain in their homes to continue living in Los Altos Hills. It is anticipated thatthe increasing number of second units will allow elderly residents to remain in their homes if desired;with the assistance of caretakers: 585. Between 007 and Wir,the Town contributed$7,k4 to the Los Altos Senior Center and$®5 4;0 to the Community Services Agency for the provision of such services as emergency assistance, nutrition and hot meal programs, information and referral, and senior care management. Large Households' 586. In FOl , )1Ili percent 19)of all families residing in Los Altos Hills contained five or more family members. A large portion of the housing stock in Los Altos Hills is large and spacious,providing ample living space for the larger than average family.In fact,2000 Census Data reported that homes in Los Altos Hills had a median of 8.2 rooms for all housing units,higher than the County median of 5 rooms per housing unit. Town records indicate that the construction of new residences have maintained this trend,resulting in the addition of large homes to the Town's housing stock. There is no information available to suggest that large families have a special housing need in the Town. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-26 Disabled Persons 587. According to the 2®1[01 Census there were ,25 persons between 21 and 64 years of age with a disability, making up iC percent of the population of that age range. Nearly percent of those individuals are employed. A public transportation disability is defined as a health condition which makes it difficult or impossible to use buses, trains, subways, or other forms of public transportation.Due to limited mobility,housing that does not,create barriers to living is needed for the physically handicapped. Because there are no multi-family:housing developments within the Town, issues associated with providing access for the physically challenged is not addressed on a daily basis.The Town has noticed over the past several'years an increase in requests by individual households to include design features, both interior and exterior, to allow for access for the physically challenged. As a means of facilitating requests foraccessibility modifications, the Housing Element includes a program to develop written procedures for.reasonable accommodation requests with respect to zoning,permit processing, and building laws. Students 588. The Town of Los Altos Hills encompasses'Foothill Community College and is near a number of other colleges and universities, including Stanford University,.Santa Clara University, DeAnza Community College, and.Menlo College. In-71M, there were ra persons residing in Los Altos Hills enrolled in college About 11q are enrolled in,a 4-year.college and are therefore likely to be full-time students`:Full-time students are often categorized as temporary low-income persons.Thus, adequate low-cost::rental housing is a major'need demanded by this special needs population, a demand which is often-satisfied through the renting of rooms in many of the Town's private residences This also serves a secondary benefit in that many of the opportunities available to college students are,with older,members of the community, and the addition of a college aged student to a household provides opportunities for providing services to the older residents. Emergency Shelter 589. Temporary emergency shelter has become a significant housing issue across the nation. Typically it includes shelter, for individuals and households in need due to financial hardship, family difficulties, a natural disaster, or temporary unemployment. The number of homeless persons is increasing statewide, and this problem not only affects those individualswithout shelter,but also, the welfare of the entire community. There are many such agencies attempting to address this concern, several of which are outlined in a later section of this Element. 590. While there are significant numbers of homeless individuals and families throughout Santa Clara County 631 homeless individuals were counted in the most recent county survey),there are tiorlri mo,;a homeless individuals residing in the Town, as documented in the g01l13ISailta Tar, Cou1s Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-27 Homeless Census and Surae. .Over the years the Town has allocated$ ..4�'�'.©T©rO®of funding received through participation with Santa Clara County in the Housing and Community Development Block Grant Program to the Community Services Agency of Mountain View's Project Match,to provide transitional housing in proximity to Los Altos Hills. Project Match program has recently been discontinued, replaced by Senior Housing Solutions. The Town also contributed $.6 to the Community Services Agency of Mountain View between 7671 and FOl . • • Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-28 CONSTRAINTS TO AND OPPORTUNITIES FOR HOUSING DEVELOPMENT 591. Development within the Town of Los Altos Hills faces a number of constraints, some naturally occurring,others man-made.This section of the Element addresses each of these types of constraint areas. This section of the Element also addresses opportunities to promote and encourage the development of housing. CONSTRAINTS TO HOUSING 592. Development constraints can be divided among four_.main categories: 1) environmental, 2) economic, 3) governmental, and 4)infrastructure. 593. As outlined in the following pages,the primary'constraint to development in the Town of Los Altos Hills is the natural physical environment,'accommodation of which.is costly due to additional construction requirements, and is frequently undesirable due,to overriding need for environmental protection. Economics of land value, which is_high within;the Town, cannot he mitigated by governmental intervention shortOf.providing significant:subsidies, the funding,'for which is not available.Land costs in the Town are high because of the highly desirable features afforded by the Town's environment. The Town's."development processes are similar and in some ways less encumbering than the development processes of adjoining communities, and do not represent a significant constraint to development Finally, infrastructure requirements, again consistent with adjoining communities,do represent a constraint to development,a constraint which can sometimes be satisfied and Mitigated with 'additional improvements. ENVIRONMENTAL CONSTRAINTS 594 The importance of environmental constraints'in housing production is especially evident in a community with prominent topographical features such as those found in the Town of Los Altos Hills:Topographic characteristics in Los Altos Hills inhibit housing construction in some areas due to unsafe or difficult development conditions,including flooding,seismic motion,steep slopes,and soil instability::The Town's topography also affects the affordability of homes due to added costs created by more:costly construction techniques required, such as additional engineering, grading, soil stabilization, non-traditional foundation systems, and site access. Several of the naturally occurring environmental constraints can suitably be mitigated,the cost of which is significant and contributes to higher housing prices. As the Town has developed over the years, the lands left undeveloped have typically been those which present the greatest constraints and costs to development due largely to naturally occurring environmental factors. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-29 Slope and Soil 595. The Town of Los Altos Hills is characterized as having generally sloping terrain with frequently unstable and/or expansive soils beneath surface deposits. These two characteristics require that either the conditions be avoided, leaving tracts of land undevelopable, or alternatively, that engineering design be carefully reviewed to ensure that landslides and other slope/soil stability hazards are suitably mitigated. The necessity for additional engineering and construction provisions, as well as for greater scrutiny in design and construction oversight, adds to the cost of development, a cost which is ultimately passed on to the,home buyer. As noted, much of the remaining undeveloped lands within the Town are those with the steepest slopes and the least desirable soils,making their development among the costliest in the Town. Seismic Motion 596. The Town of Los Altos Hills is traversed by three major fault lines, including the Berrocal Fault, which runs from the western Town border to the'southeastern tip of the Town boundaries; the Altamont Fault, which runs parallel to the Berrocal Fault to the north; and the Monta Vista Fault, which meanders from the northwestquadrant to the southeast quadrant of the Town. Although all of these fault lines are categorized by the State as potentially active,the history of seismic activity in the area does not include any significant movement along these faults. 597. In recent times,the closest area.where earthquakes,have originated is approximately one mile south of Los Altos Hills"in Santa Clara County. This`"area experienced a series of 1.0 —2.9 magnitude earthquakes (Richter:Scale) during the time period from 1969 to 1973. 598 Additionally, there are two large fault lines within Santa Clara County, the San Andreas and Calaveras faults which are known to be currently active and could endanger the stability of Los Altos Hills' hillsides. ,The San Andreas Fault is located three to five miles southwest of the Town limits.and the Calaveras Fault is located in the mountains east of San Jose. Although these faults do not traverse the Town of Los Altos Hills, it is likely that more earth movement would result within Town limits due to'the`,Town's steep topography and unstable soils. 599. In October 1989, the Loma Prieta earthquake, originating in the Santa Cruz Mountains, caused significant damage in-Los Altos Hills, resulting in the demolition of 7 homes and necessitating substantial repairs to more than 25 residential units. The damage seen from the Loma Prieta earthquake bears out the continued necessity for stringent earthquake safety ordinances in Los Altos Hills,which include restricting the siting of development and high standards of engineering design to ensure adequate safety levels in the event of strong earth movement. 600. While the effects of a significant seismic event would be widespread, the effects would be most intense on lands with steeper slopes and weak soils, which represents much of the remaining Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-30 undeveloped land within the Town and its Sphere of Influence. Flood Zones 599. Although no major rivers traverse the Town of Los Altos Hills, a number of creeks, especially Adobe Creek, and the hilly terrain create flooding possibilities in numerous areas. The General Plan Geotechnical Hazards Map delineates all valley bottom terrain as being prone to 100—year storm flood inundation. Residential construction along creeks,and within delineated flood zone areas is restricted by federal and local regulations to minimize;:`erosion,maintain the natural creek characteristics,and to ensure safe housing conditions The valley bottoms present some of the more level areas of land,and would otherwise be some of the least expensive lands to develop due to the absence of extreme slope conditions.However,:because of theflood hazard conditions on many of the valley floors,the cost of construction is higher due to the need to account for drainage and flood control,a cost which is passed on to the home buyer,as well as the requirement that the home buyer acquire Federal flood insurance, at a substantial additional cost. Areas most subject to flooding have often been left undeveloped due in part to„the costs associated with mitigating the potential hazards. In order to keep all flood management analysis consistent, . e4striin• ortogram �ardaed crwai o`,a an sing Element update to ensure that the Town will amend the Safety and Conservation Elements of the General Plan to,include analyses and policies regarding flood hazard and management, as per AB 162.Per this program,the Town`shall also annually review the Land Use Element of the General Plan for those areas subject to floods g as identified by the flood plan prepared by the Federal Management Agency or the'Department of Water Resources (DWR). Wildland Fire 602. The issue of Wildland fireis„k continuing issue in the development of Los Altos Hills'lands.Fueled by dense vegetation.and extremeslopes, a'Wildland fire in 1985 destroyed thirteen single family residential units.The issue of Wildland fire was emphasized in the 1991 Oakland Hills Fire,where more,than 3,000 residential units were damaged or destroyed in a setting similar to that of the Town's Steep terrain and extensive vegetation combine to create a setting which must be carefully evaluated andmitigated inrcthe approval of new residential development.The Town often requires mitigation of the potential exposure of residential units to areas of relatively high fire danger,which tends to further increase the cost of residential development. Also, narrow roads, necessitated by the extensive steep terrain as a means of avoiding severe grading and leveling of the natural terrain, make access to the hillsides difficult. ECONOMIC CONSTRAINTS 603. Economic factors, in addition to governmental and environmental factors, can significantly affect the availability and cost of housing. A major difference between economic and governmental influences is that a jurisdiction has little or no control over the economic factors which affect the Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-31 Los Altos Hills General Plan Pnaa uP_ 2') Beet fnoit t - ,, existing public sanitary sewer line ,connection to. ;public s. .'tarry e, Ler systems is Kequined for new deuelopnment ,itch n 00 fee of a mei W. New development beyond this distance may utilize an individual septic system which may reduce costs associated with new housing development,although it should also be noted that the use of individual septic systems does represent a limitation on the development of lands not served by public sewer systems. Im ad ition,rtecent cod.-change_ -naeted b., the count% an® the ® n allow fox seconds , units ,o eo onec to exist' . s"of systems ' they ha.e adequat- capaeihy. 4his festaler ,,educes constrains to pno;A nt ,econ.Cla 11n4t4S oo cnistint ono o rtieS. • Storm Drainage Improvements — Drainage systems must be designed to minimize the effects of erosion, siltation, and flooding on immediate_or distant downstream neighbors and public facilities. • Underground Utility Improvements All new and existing public utility systems and service facilities must be installed underground ;when properties:.:are proposed for subdivision. Besides the obvious aesthetic benefit of underground"`utilities, the added benefit is protection of vital :services delivered via these utilities such as electricity,. telephone, and cable television Inthe Oakland Hills Firestorm of 1991, overhead lines were severed during the firemakingcommumcatlon difficult if not impossible,and cutting electrical power topumps and other services vital to fire:protection efforts. • Water Improvements-The developer must provide a complete water system and furnish evidence showing the,availability of the public water system to serve the project, as well as adequate water supply for fire protection: 4 Cv Path afid.Trgil Easements—As depleted on the General Plan circulation map,the Master, Path Plan Maps and in the Pathways Element, easements or m lieu fees must be provided .for adequate trails;when designated parcels are developed. Improvements are also usually required. The paths serve as`the pedestrian circulation system which links most areas of the Town. • Height of Structures'-The vertical height limit of buildings is limited to 27 feet in order to maintain a consistent, low profile that is compatible with the Town's semirural character. Building height may be increased to a maximum of 32 feet if setbacks are increased as specified in the Town's Zoning ordinance. • Maximum Development Area—The maximum development area (MDA) of a lot is that portion of a lot which maybe developed with buildings and impervious surfaces,and which requires that the balance of the lot area be retained in an undeveloped or landscaped state. The MDA is based upon a relationship between the average slope of the lot and the lot's Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-35 net area. Within the context of MDA, development includes the primary and secondary residential units and other buildings (floor area), parking areas, patios, decks, walkways, swimming pools, tennis courts, etc. MDA is typically 15,000 square feet on a relatively flat,one-acre lot. • Maximum Floor Area -The maximum floor area(MFA) is the maximum amount of floor area (building area, including each floor of a structure, plus garages and other accessory structures) which may be developed on a lot. The,MFA is based upon a relationship between the average slope of the lot and the lot's net area. MFA is typically 6,000 square feet on a relatively flat,one-acre lot. • Setback Lines--All structures must be set back at least 40 feet from the nearest public or private street property line for front yard setbacks, and 30 feet from property lines for the side and rear yard setbacks. • Landscaping— A landscape plan providing at least;the minimal amount of landscaping necessary to mitigate offsite visual impacts is required for almost all projects. • Residential Secondary Dwelling Units— Secondaryrunits are permitted on all lots with at least one gross acre of land, subject to,compliance with all of the other site standards discussed above-.Such units are'limited to a:maximum of foo square feet in size,must be compatible with the main residence and site, and require an additional parking space. t - 613. Development standards established in theR -A Zoning District for such aspects as building setbacks; parking, building height, and floor area ratio are generally no more restrictive than in other communities, particularly those wtth,strmlar environmental settings. Where there may be some variance with other communities along the San Francisco peninsula is the Town's minimum lot of one acre.As has been noted earlier in this Element,the necessity of a one acre minimum lot size,,evolves from"'several factors,,,,including the community's commitment to preserving a semirurafresidential setting`and the need to allow siting flexibility to avoid to the extent possible naturally occurring environmental hazards. Development Review and Processing Time Frames 614. The typical sequence of development in the Town of Los Altos Hills is to first subdivide acreage through the Subdivision process,to then obtain Site Development Permits for each lot,and then to obtain a building permit for each residential unit to be constructed. 615. If subdivision of large acreage is proposed,the typical processing time for a subdivision map ranges between 6 months and one year, with the variation stemming from requirements of the California Environmental Quality Act (CEQA) and whether or not a Mitigated Negative Declaration or Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-36 Page HE-37 635. When system capacity limits are reached, or in times of drought, water use may be subject to rationing or other restrictions. Purissima Hills may be limited to its contractual allotment and Cal, Water may have to implement some,restrictions based on the supply available during drought or other occasions of constrained supply.Landscaping that is heavily dependent on irrigation may not survive. Over 80% of all water used each year in the Purissima Hills Water District is for irrigation of landscaping. During the summer dry season, (June through September) water used for landscaping is on average, five times that of the rainy season. The 2007 Conservation Element includes policies encouraging native; water-efficient vegetation.. ITIMI ion,4"e11Tto;. ad p edra late•efficient landscape al i,ance m 2011® o furtihe rteduce water se for and caping 636. SB 1087 now requires water and sewer providers to,grant priority for service allocations to proposed developments that include units affordable to lower income households.As second units serve to provide affordable housing in Los AltosHills, the Town;will request priority granting of services to second units from water and sewer providers. School Districts 637. Los Altos Hills is located within portions,of three school districts,the Los Altos Elementary School District, the Palo Alto Unified Seloof District, and theMountain View-Los Altos Union High School District. Enrollment in these districts particularly at the elementary school level, has been increasing slowly over the-:past few years,and is projected to continue to do so. Reports from the district indicate that there is concern about,potential over-crowding in the future if development continues to occur.,in the areas served by the districts. Gardner-Bullis School, renovated and reopened in 2008,is the only public elementary,.school within Town limits. Public Transportation 638. Public,.transportation service to Foothill College and downtown Los Altos is provided by the Santa Clara Valley Transportation Authority. The District's service to the Town is limited, and it is estimated-that fewer than 125 of the`more than 2850 properties in Town are within 1/2 mile of public transportation.Transportation for seniors and disabled persons unable to utilize conventional public transportation is provided by the District's paratransit service. • Commercial Services>'. 639. There is a lack of any commercial services typically associated with suburban communities, such as retail shopping and fmancial,business,and medical services.As has been outlined earlier in this Element, the Town does not allow the development of these services. They are available in adjoining suburban communities,and within close proximity by automobile. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-42 Responsible Agency: Planning/Building Quantified Objective: N/A 30. Program Monitor the results of the Town's Green Building Ordinance and consider updating the code to include residential additions. Time Frame: Ongoing Responsible Agency: Planning/Building Quantified Objective: >° N/A O. Policy Recommend and promote water conservation,in existing and new housing. 31. Program Publicize the r County Water-Wise ,Audit and Lawn removal .24 incentive program.Under the program,residents can receive up to a $1,000 rebate;,., and commercial, industrial, and institutional properties can receive up to a$10,000 rebate by,replacing high water using plants such as•turf grass,with low water using plants from our Approved.Plant List or by installing permeable hardscape. Time Frame Ongoing Responsible Agency Planning/Building Quantified Objective N/A V. Goal Encourage older residents/senior citizens to remain members of the community. P "Policy Support and encourage participation in programs for seniors in cooperation with local and regional-non-profit agencies. 32. Program , Continue`to provide financial support to the Community Services Agency and the Los Altos Senior Center for the provision of such services as emergency assistance,nutrition and hot meal programs, information and referral, and senior care management. Time Frame: Ongoing Responsible Agency: City Council/City Manager Quantified Objective: ' ! ° ! Tohtief 33. Program Support Senior Housing Solutions(formerly Project Match),a home sharing service that matches seniors interested in sharing their homes with other seniors, including publicizing Senior Housing Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-65 Solutions its services via articles in local newspapers and newsletters,and including fmancial support to assist Senior Housing Solutions.. Senior Housing Solutions is headquartered in Milpitas and operates throughout the Peninsula. Time Frame: Ongoing Responsible Agency: City Council/City Manager Quantified Objective: Affifirrnil cost 'in t. o.s VI. Goal Eliminate discrimination in housing access based on race, religion, national origin, age, sex,marital status or physical handicap;and other,arbitrary barriers that prevent choice of housing. Q. Policy Refer complaints of discrimination to groups such as theMid-peninsula Citizens for Fair Housing to provide fairdhousing,,services. 34. Program The Countyof Santa Clara contracts with Mid-Peninsula Citizens for Fair Housing for provision of fair housing education, outreach and counseling services While not providing direct funding to Mid- Peninsula Citizens for Fair Housing,"the Town of Los Altos Hills is one of several:,junsdictions that participate with the County of Santa Clara in providing fair housing services to its residents and make use of the programs available through Mid-Peninsula Citizens for Fair Housing The Town will prepare a handout with information on this �a`' service"and will,makeit available at the public counter, and provide a link on the Town's Web-site. Tune.Frame: 0,n17'6" _ _ �:... , :, T.� �. Responsible Agency: Planning/City Manager Quantified Objective: NA R. Policy Address the housing needs of persons with special needs, including persons with disabilities, and persons in need of emergency or transitional housing. 35. Program As part of this Housing Element,the Town has conducted a review of zoning, building codes, and permit processing, and has identified the following :actions appropriate to better facilitate the provision of Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-66 accessible housing: • Establish written procedures for reasonable accommodation requests for persons with disabilities with respect"to zoning, permit processing and building laws. Time Frame: Zoning Ordinance Revisions by few eS:J? it Responsible Agency: Planning/City Manager Quantified Objective: N/A 36. Program Refer any individualor household in need of emergency shelter to appropriate agencies arid organizations. Time Frame:' Ongoing Responsible Agency: Planning/City Manager Quantified Objective N/A 37. Program Meet with Hidden Villa, an,,educational community organization in the Town's Sphere of Influence,to discuss potential partnership on transitional housing:services. Time Frame Ill cernber 2;Ol.r$2Or1, Responsible Agency: Planning 'Quantified Objective: N/A VII. Goal Preserve neighborhood quality while ensuring an expedient development review process. S. Policy Review all'new proposed residential development via the Site Development Permit process to,ensure compatibility among existing community standards. 38. m'PrograReview and update development review procedures in coordination with city departments and other responsible agencies to ensure efficient customer service and expedient delivery of development review services. Time Frame: Ongoing Responsible Agency: Planning/City Council Quantified Objective: N/A T. Policy Encourage rehabilitation and reconstruction of existing residential units Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-67 compatible with the established neighborhood character. 39. Program ;' . ,o •- -; - , - .. -.. M.aclif►y as nee ed tlae e,is itig ;cas mei(Kuide for new residential dei e1.o.o nlent to assist in desi and gaylkm Time Frame: !: Om loin• Responsible Agency: Planning/City Manager Quantified Objective:. N/A U. Policy Maintain and improve necessary community:services as needed to accommodate new residential development 40. Program Update the:'°°.., o Community Survey that evaluates the condition and need for senior:services and report to City Council. Time Frame: 7 ID le 0 4 . "4 Responsible Agency Planning Quantified Objective: N/A 41 Program Continue to, participate as part of the Urban County to access Community Development Block Grant(CDBG) and Housing Trust !of Santa Clara County funds through Santa Clara County.Apply to the County for specific community service projects to provide financial support for.Senior Housing Solutions and Mid-Peninsula `Housing Coalition projects. Time Frame: Ongoing-Apply to the.County as specific projects are proposed Responsible Agency: Planning/City Manager Quantified Objective: N/A 42. Program Work with the City of Los Altos to measure actual sewer capacity by installing flow meters throughout the system. Time Frame: Ongoing Responsible Agency: Public Works Quantified Objective: N/A Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-68 VIII.Goal Prevent loss of housing due to wild land fire. V. Policy Encourage undergrounding of overhead transmission lines in areas of relatively high risk for wildland fires. 43. Program Make available material including brochures and pamphlets to educate the Town public on the benefits of undergrounding utility lines. ' Time Frame: - ,` rOOF ohl!.°i; �:vr Responsible Agency: ],lanninc_f,i01114/Public `Works Quantified Objective: N/A W. Policy Cooperate with the Fire Department on fire prevention efforts including brush and weed abatement.i. 44. Program Makeavailable material on the Town's Web Site to educate the Town public-on the benefits of and requirements for brush and weed abatement. Time Frame fano'+n•6 ''Responsible Agency: Fire/Building Quantified Objective: N/A X Policy Reduce prevalence of invasive, non-native plant species that may contribute to wild land fire: 45.. Program ! Continue the Town's policy requiring the removal of eucalyptus trees as a condition of development approval for new residences, additions, or alterations to structures which individually or cumulatively equal or exceed 1,200 square feet of floor area. Time Frame: Ongoing: Responsible Agency: Planning Quantified Objective: N/A Y. Policy Cooperate with Purissima Hills Water Department on hydrant upgrades. 46. Program Make available material on the Town's Web Site to educate the Town public on the hydrant upgrades requirements. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-69 Time Frame: Ongoing Responsible Agency: Public Works Quantified Objective: N/A Z. Policy Continue to implement Wildland-Urban Interface Fire Area policies for major additions and new home construction where applicable. 47. Program Amend the Fire Code to address the natural characteristics of thA Los Altos Hills area and amend the Wildland-Urban Interface Fird Area map to reflect the current fire hazards, rime Frame: December 1015 iEtesponsible Agency:: Fire/Buildlid Oua.ntified Objective: N/A1 Summary of Objectives 671. The Town is required to quantify the Town's objectives for new residential construction during dad 2015,2023 planning period and compare this with Los Altos Hills' Regional Housi_ng Need Allocation(RIINA)by income category. Overall,the state adopted RIMA number for the Town is 121 total units over the eight year planning cycle. Based on the programs adopted in this Housing Element Update and the current production of new dwellings, it is estimated that from 120 to 16(1 new housing units could be produced over that same planning periadl 672. Regarding unit production for individual income categories,it is anticipated that the current rate of kin&family home production(8 units annually)will continue,resulting in approximately 48 new limits for above moderate households. This comfortably exceeds the RIEVA allocation of 15 units over the entire 2015-2023 cycle. 673. Second units will continue to be the primary source of affordable units constructed in Town and the 2014 Second Unit Survey_prOvides the basis for estimating the affordabilit of these units. A presented earlier in Table 5, 61 percent of secondary dwelling units are rented at ranges affordab1, Ito extremely low and very low income households, 26 percent to low income and 13 percent to moderate income households. At the current rate of production (approximately 6 units per year) additional measures are needed to meet the RHNA numbers for the next lannin' C de. 674. Based on the Housing Element community input process, several programs have been added to the Housing Element to further increase the rate of second unit production (Programs 14-17). These programs include added flexibility on parking standards, an amnest program to legalize existing unpermitted units, atlowin..new second units on smaller •arcels and an increase in the maximum Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-70 floor area for attached units. These programs are anticipated to result in the-production of 30 veri [low income units and low income units. Furthermore,the Second Unit Survey reveals a inoderate level of interest among homeowners in Constructing second units, with 22 percent of th respondents, totaling 191 households, indicating they were considering building second units Within the next eight years.' 675. These new programs along with recently adopted measures to reduce building and sewer hook-uP fees, modified parking requirements, increased floor area in basementS,expedient administrativ review, and distribution of a brochure promoting second units are expected to increase production of second units from 6 to 10 new units- a year for'a total of 80 new secondary,dwelling units in th planning cycle. The annexation of lands into Los Altos Hills will also increase the potential foif construction of affordable,second waits on properties that meet the development criteria 676. In addition to second units and single-family hoines, the Town will a(so.address its ,affordabl4 hOtising needs by encouraging and facilitating the introduction of affordablehousing for faculty: employees and students on the Foothill College site.This,could result in the construction of 40 neW rental units with the majority being rented to very low and low income students and employees; Furthermore,housing for employees will be pretulitted at non-residential institutional uses in Town Ki.,e.religious facilities,Fremont Hills Country Club,Packard Foundation,Westwind Barn).Given the nature of such housing, it is assure ed that half the employee units would be affordable to low income households,and half affordable to moderate income'households.Based on these programs. the Town has established an objective to achieve up to 50 new units through the provision ot housing at the Foothill College and other institutional properties.1 [ 677. Table 9 summarizes Los Altos Hills' residential construction objectives for the entire 201,5---162q Housing Element period, and compares this with the Town's RHNA.allocation. As illustrated.] . through a combination of,second units, single-family home development, and the introduction ot housing at Foothill College and onsite employee housing ,at other institutional properties, Los. Altos Hills is able to address its regional housing needs in each income category. • Residential Unit Construction Objective 2015-2021 01572023(Estimated Futurci M3A614,etrionat Fait Sltare Residqutial Unit TYPMPrOC1001011*) 2014-2042 Iotal( Extremely Low/Very Low [Low 5] Nocim-aA j Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-71 bo Uo RE NI 1' t mated twee ®xoduetion te•ased o® 0 econci emits/aY.•e•ar 6 e Y sin_ e amilb�re•siders-es/ .y. a Dp >�o©• 01111 GFolle�e . dlor o � ins.'i• tonal oro�ert'es • q • Draft 2015-2023 Housing Element Los Altos Hills General Plan Page HE-72 Appendix A—Second Unit Survey APPENDIX A LOSALT05HILLS Los Altos Hills 2014 Housing Element Update Second Unit Survey CALIFORNIA A key component of the Housing Element update is planning for future housing needs, including the provision of affordable housing. In Los Altos Hills, second units provide the greatest opportunity to meet affordable housing requirements while maintaining the rural character of the Town. For this reason, the Town is collecting information on second units to determine who lives in them, rent ranges (if applicable), size, and additional steps the Town can take to encourage construction of second units. Note: Please be advised that this survey is to be completed anonymously and that no identifying information is required or requested from the person completing the survey. A second unit, as defined by the State, is a self-contained residential dwelling either attached to the main house or in a separate structure on the property. The unit shall include all of the following: a. A bedroom b. A full bathroom c. A separate cooking facility If you have a second unit, please circle the appropriate letter for the responses in Section A and then proceed to Section C. If you do not have a second unit, please fill out Sections B and C. SECTION A 1. Is the unit: a) Attached to your main house? b) Detached from the main house? 2015-2023 Housing Element Los Altos Hills General Plan Page A- 1 Appendix A—Second Unit Survey 2. Type of unit: a) Studio b) 1 bedroom c) 2 bedrooms d) More than 2 bedrooms 3. About how old is your unit? a) Built before 1956 b) Built between 1956 and 1989 c) Built between 1989 and 1999 d) After 1999 4. Is the unit occupied? a) Yes (if"yes," please answer questions 5 through 9) b) No (if"no," ignore questions 5 through 9 and go to question 10) 5. What is the monthly rent of your unit? a) No rent is charged b) Under$800 c) $800 to $1,200 d) $1,201 to $1,600 e) $1,601 to $2,300 f) Over$2,300 (please fill in amount): $ 6. If currently occupied, how many people live in your second unit? a) 1 person b) 2 people c) 3 people d) Other 7. Please select the age groups of current occupants of your unit. a) Under 18 years b) 18-30 years c) 31-55 years 2015-2023 Housing Element Los Altos Hills General Plan Page A-2 Appendix A—Second Unit Survey d) Over 55 years 8. Second unit's occupants' primary form of transportation: a) Car (if yes, how many? ) b) Public transportation a) Bicycle b) Walk 9. Second unit occupants' occupation: a) Student b) Caretaker c) Retired d) Professional e) Other f) Don't know 10. If you don't currently rent your unit, what would you expect to charge if you did? a) No rent charged b) Under$800 c) $800 to $1,200 d) $1,201 to $1,600 e) $1,601 to $2,300 f) Over$2,300 (please fill in amount): $ SECTION B (To be completed by residents with no secondary dwelling) 11. To your best knowledge, do you have at least 1,000 square feet of undeveloped Floor Area (building square footage) and Development Area (buildings plus all other structures including driveway, patios, pool, etc.) available for additional development? a) Yes b) No c) Don't know 2015-2023 Housing Element Los Altos Hills General Plan Page A-3 Appendix A—Second Unit Survey 12. Are you considering building a second unit in the next eight years? a) Yes b) No SECTION C 13. Would you support granting a Floor Area/Development Area bonus allowing increased Floor Area/Development Area for the exclusive purpose of constructing a second unit? a) Yes b) No 14. Would you support allowing second units on lots that are less than one acre? a) Yes b) No 15. Please provide any additional thoughts or suggestions on second units in Los Altos Hills, including possible ways the Town can encourage their construction. 2015-2023 Housing Element Los Altos Hills General Plan Page A-4 Appendix B—Second Unit Survey Results APPENDIX B 2014 SECOND UNIT SURVEY RESULTS 2014 2nd Unit Survey Results' Total Surveys Mailed: 2854 Total Responses Received by 7/20/2014: 978 ;. 34.27% Response Respondents with a 2nd Unit: 191 Respondents without a 2nd Unit: 787 SECTION A-Respondents with a 2nd Unit Question 1 -IS THE UNIT ATTACHED OR DETACHED? A ATTACHED TO MAIN HOUSE 68 36% B DETACHED FROM MAIN HOUSE 123 64% Total: 191 Question 2 -TYPE OF UNIT A STUDIO 65 34% B 1 BEDROOM 90 47% C 2 BEDROOMS 33 17% D MORE THAN 2 BEDROOMS 5 2% Total: 193 Question 3 -HOW OLD IS YOUR UNIT? A BEFORE 1956 31 16% B 1956-1989 69 36% C 1989-1999 33 17% D AFTER 1999 60 31% Total: 193 Question 4 -IS UNIT OCCUPIED? A YES 97 51% B NO 94 49% Total: 191 Draft 2015-2023 Housing Element Los Altos Hills General Plan Page B- 1 Appendix B—Second Unit Survey Results Question 5 -WHAT IS THE MONTHLY RENT? A No rent charged 48 B <$800 5 C $800-$1,200 11 D $1,201-$1,600 9 E $1,601-$2,300 18 F >$2,300 14 Total: 105 Question 6 -HOW MANY PEOPLE LIVE IN UNIT? A 1 Person 61 B 2 People 32 C 3 People 1 D Other 4 Total: 98 Question 7 -AGE OF OCCUPANTS A UNDER 18 4 6.33% B 18-30 27 21.52% C 31-55 44 48.10% D OVER 55 33 24.05% Total: 108 Question 8 -OCCUPANT'S PRIMARY MEANS OF TRANSPORTATION A-1 CAR-1 63 64.47% A-2 CAR-2 21 25.00% A-3 CAR-3+ 3 2.63% B PUBLIC TRANSPORT 2 2.63% C BIKE 9 2.63% D WALK 3 2.63% Total: 101 Question 9 -OCCUPANT'S OCCUPATION A STUDENT 10 14.47% B CARETAKER 6 5.26% C RETIRED 17 15.79% D PROFESSIONAL 49 44.74% E OTHER 16 18.42% F DONT KNOW 1 1.32% Draft 2015-2023 Housing Element Los Altos Hills General Plan Page B-2 Appendix B—Second Unit Survey Results Total: 100 Question 10 -EXPECTED RENT A No rent charged 10. 8.04% B <$800 9 34.82% C $800-$1,200 22 32.14% D $1,201-$1,600 31 16.96% E $1,601-$2,300 38 8.04% F >$2,300 14 0.00% Total: 112 SECTION B-Respondents without a 2nd Unit Question 11 -HAVE 1,000 SQ. FT OF DEVELOPMENT AREA? A YES 333 44.39% B NO 368 35.79% C NOT SURE 188 19.82% Total: 889 Question 12 -ARE YOU CONSIDERING BUILDING 2ND UNIT IN 5 YEARS? A YES 191 17.75% B NO 863 82.02% Total: 874 SECTION C-Development Bonus. Question 13 -DO YOU SUPPORT F.A.or D.A. BONUS? A YES 521 49.76% B NO 454 36.82% Total: 978 Question 14 -WOULD YOU SUPPORT 2ND UNITS ON LOTS LESS THAN ONE ACRE A YES 289 B NO 689 Total: 978 Draft 2015-2023 Housing Element Los Altos Hills General Plan Page B-3 Appendix C—Housing Element'Community Comment Survey APPENDIX C HOUSING ELEMENT COMMUNITY COMMENT SURVEY LOSALTOS HILLS 2015-2023 i**1 Housing Element Update Public Comment Card CALIFORNIA The Town of Los Altos Hills is in the process of updating its Housing Element. The Housing Element is part of the General Plan, a comprehensive, long-term planning document which guides the physical development of the Town. As required by State law, the Housing Element is updated every eight years and must identify key policies, strategies and programs to maximize affordable housing opportunities for the community and plan for housing to meet the Town's "fair share" of regional housing needs and the future needs of residents. Additional information on Housing Element requirements and the state's review process is available on the California Department of Housing and Community Development website at http://www.hcd.ca.gov/hpd/hrc/plan/he/. Housing Element law can also be found in Sections 65580 through 65589.8 of the California Government Code. California Government Code Section 65583(c)(8) requires that the Town make a diligent effort to achieve public participation of all segments of the community in the development of the Housing Element. The purpose of this questionnaire is to gather data to assist staff in developing policies and programs that are designed to benefit the residents of the community. Please provide us with your input for the Housing Element update: 1. Choose one of the first five options only if you are retired, or contemplating retirement, in the next five years. Otherwise mark the option "This question does not apply to me/us." For purposes of.this question, a secondary dwelling could be a separate guest house, a "casita" type of adjoining structure, or it could be a section of the main house designed as a separate living area, for example an "in-law quarters." ❑ I/We expect to continue livingin the primarydwellingfor the foreseeable future p Draft 2015-2023 Housing Element Los Altos Hills General Plan Page C- 1 Appendix C—Housing Element Community Comment Survey ❑ I/We already live in a secondary dwelling in Los Altos Hills, and a younger generation of our family occupies the primary dwelling ❑ I/We are already living in a secondary dwelling in Los Altos Hills; a completely unrelated party occupies the primary dwelling ❑ I/We are planning to move to another community and will likely downsize to a smaller dwelling ❑ I/We do not yet have any firm or even tentative thoughts about housing plans subsequent to retirement ❑ This question does not apply to me/us ❑ Other 2. In order to meet the increased Regional Housing Needs Allocation numbers from the state, the Town is considering expanding opportunities for secondary dwelling units. Would you support secondary units in any of the following circumstances: (Check as many as needed) ❑ On lots between 1/2 acre and one acre if the unit is attached and no larger than 750 square feet? ❑ Allow the parking for the secondary unit to encroach into the front or side yard setbacks as long as the parking space utilizes existing paved areas? ❑ Allow for a minor increase in the total Maximum Floor Area for secondary units attached to an existing dwelling as long as the owner agrees to keep the unit affordable to low or very low income households? ❑ Consider an amnesty program to legalize existing unpermitted secondary units if Draft 2015-2023 Housing Element Los Altos Hills General Plan Page C-2 Appendix C—Housing Element Community Comment Survey the unit meets current health and safety codes and is not located within the yard setbacks? U Allow for a second unit of up to 1,200 square feet in floor area if the property owner agrees to keep the unit affordable? ❑ Other 3. The median age of residents in Los Altos Hills is increasing over time and housing options are limited for seniors who want to retain a Los Altos Hills address but do not want to maintain a house and property. Do you have any suggestions for providing housing alternatives for seniors other than a single family dwelling or secondary unit? 4. Any additional comments for the Housing Element? When you have completed this form, please mail it in the enclosed envelope. No stamp or return address is needed. Thank You! Draft 2015-2023 Housing Element Los Altos Hills General Plan Page C-3 Appendix D—Housing Element Community Comment Survey Results APPENDIX D HOUSING ELEMENT COMMUNITY COMMENT SURVEY RESULTS 2014 Public Comment Card.Results Total Surveys Mailed: 2,854 100% Total Responses Received by 11/21/2014: 533 18.7% QUESTION t-Choose one of the first five options only if you are retired or contemplating retirement, inthe next five years: Otherwise mark the option "This question does not apply to me/us. For purposes of this question, a secondary dwelling could be a'separate guest house, a"casita"type of adjoining structure, or it could be a section of the main house designed as a separate living area,for example an"in-law quarters." Total Percentage I/We expect to continue living in the primary dwelling for the 398 75% forseeable future. • • I/We already live in a secondary dwelling in Los Altos Hills, and a younger generation of our family occupies the primary 3 0.5% dwelling. WVe are already living in a secondary dwelling in Los Altos Hills; a completely unrelated party occupies the primary 2 0.4% dwelling. I/We are planning to move to another community and will 11 2.1 likely downsize to a smaller dwelling. I/We do not yet have any firm or even tentative thoughts 30 5.60/o about housing plans subsequent to retirement. This question does not apply to me/us. 80 15% Other 29 5.4% Question 2In order to meet the increase Regional Housing Needs Allocation numbers from the state,the, Town is considering expanding opportunities for secondary dwelling units Would you support secondary units in any of the following circumstances: (Check as many as needed) Total Percentage On lots between 1/2 acre and one acre if the unit is attached 217 41 and no larger than 750 square feet? Allow the parking for the secondary unit to encroach into the front or side yard setbacks as long as the parking space 205 39% utilizes existing paved areas? Consider an amnesty program to legalize existing unpermitted secondary units if the unit meets current health 152 29% and safety codes and is not located within the yard setbacks? Allow for a second unit of up to 1,200 square feet in floor area 215 40% if the property owner agrees to keep the unit affordable? Other 87 16% Question 3-The median age of residents in Los Altos Hills is increasing over time and housing options are limited for seniors who want to retain a Los Altos Hills Address but do not want to maintain a house and property.,Doyou have an suggestions for providing-housing alternatives for seniors other than a single family dwelling or secondary unit?. Responded 141 Question 4-Any additional comments•for the Housing Element? " Responded 107 Draft 2015-2023 Housing Element Los Altos Hills General Plan Page D- 1 Appendix E—2009 Housing Element Implementation APPENDIX E 2009 HOUSING ELEMENT IMPLEMENTATION The following presents a program by program analysis of the Town's implementation of the 2009 Housing Element goals,policies and programs. GOALS,POLICIES,AND PROGRAMS I. Goal Preserve the existing character of the Town and provide housing opportunities for persons who desire to reside in a semirural and environmentally sensitive environment. A. Policy Ensure that all new residential development and reconstruction and rehabilitation of existing residences preserves the natural environmental qualities which significantly contribute to the semirural atmosphere of the Town, including the hills,ridgelines,views,natural water courses, and the native trees. B. Policy Continue to guide residential development in a manner that is sensitive, particularly in areas with significant environmental constraints. C. Policy Protect areas with exceptional natural value. D. Policy Ensure that reasonable opportunities are available for new residential development and reconstruction, and rehabilitation of existing residences while preserving, as much as possible, existing views, hills, ridgelines, water courses, riparian vegetation, significant open spaces, and native trees. E. Policy Require landscaping to soften the visual impact of new development on the surrounding community. F. Policy Require storm water drainage and erosion control systems to be designed to maintain, to the greatest extent possible, existing water drainage patterns and to protect existing downstream lands from flooding and flooding related hazards. 1. Program Review all new residential development and reconstruction and rehabilitation of existing residences through the Site Development Permit review process,which focuses on development siting as well as issues of grading, drainage, access, and landscape screening as visual mitigation. Ongoing. The Town continues to review all new residential Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 1 Appendix E—2009 Housing Element Implementation development and rehabilitation projects through the Site Development Permit review process to ensure consistency with applicable regulations and policies related to development standards, grading, drainage, and aesthetics. This program has been carried into the current Element as Program 1. 2. Program Work with County of Santa Clara, mid-peninsula cities, the Mid- peninsula Regional Open Space District and other public agencies to promote open space programs that are compatible with the Town's goals and policies, especially within the Town and its Sphere of Influence. (Policies A-D) Ongoing. The Town continues to be committed to pursuing its own open space policies outlined in its General Plan, as well as supporting any future regional efforts to promote open space that are consistent with the Town's policies. This program has been carried into the current Element as Program 2. II. Goal Maintain and preserve the quality of the Town's housing stock. G. Policy Rely on individual property owners to maintain the quality of the Town's housing stock on an individual basis. 3. Program Participate through Santa Clara County in the Federal Housing and Community Development Block Grant Program to provide housing rehabilitation loans for low and moderate income housing units/households.Make available to the Town residents information about CDBG funds on the Town Website. Ongoing. As previously discussed, the Town's housing stock is in good condition and the average household income is among the highest in the County. Because of this there has been relatively little need for participation in the CDBG Program. However, the Town did publicize this program in the Town's newsletter and will continue to work through the County of Santa Clara to make sure funds are available should the need arise to assist Town residents with rehabilitation projects. This program has been carried forward into the current Element as Program 3. 4. Program Enforce the Uniform Housing Code through an on-going program of enforcement and abatement based on complaints from Town residents. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-2 • Appendix E—2009 Housing Element Implementation Ongoing. The Town's Municipal Code has provisions for enforcement, including the use of abatement procedures if warranted. Abatement procedures are initiated by the Town's residents. This program has been carried forward into the Current Element as Program 4. III. Goal Ensure that all local housing needs and the Town's fair share of the regional housing needs are met. H. Policy Facilitate the private development of new residential units and the reconstruction and rehabilitation of existing residential units to meet the identified housing needs for all income levels of the community and provide for variety of housing opportunities. 5. Program Continue to facilitate and expedite the development of new units and the rehabilitation and reconstruction of existing residential units. Ongoing. The prompt processing of subdivision, design review applications and building permits has resulted in average construction rates consistent with the projected demand for housing in Los Altos Hills. The Town will continue to assist the property owners and development community in the housing development process. The Town approved for occupancy 87 new residential dwelling units in the previous cycle, exceeding the 2007-2014 RHNA number of 81 units. The Town has made available a `fast-track" program for developers and homeowners that expedites the review process when the project meets all of the Town's regulations and there is little or no neighborhood opposition. A pamphlet has been created and made available to inform residences and prospective builders on the fast-track review process. The Town will continue to explore ways to develop new strategies of informing its residents and prospective builders of the permitting process. This program has been carried forward into the current Element as Program 5. 6. Program Continue the annexation of lands within the Town's Sphere of Influence to increase the Town's supply of lands suitable for residential development. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-3 Appendix E—2009 Housing Element Implementation Ongoing. In the previous planning cycle, the Town annexed approximately 45 pre-zoned properties which increased the total number of units in Town. The annexation of the parcels added to the total supply of available housing in the Town of Los Altos Hills and all lots of one or more acres in size can potentially accommodate a secondary dwelling unit thus increasing the supply of affordable rental units. The Town has pre-zoned the remaining properties in the West Loyola area. While some pre-zoned land has not yet been annexed, the pre-zoning process is an important step in the future annexation of the properties. This program will be carried into the current Element as Program 6. 7. Program Analyze the potential annexation of the pre-zoned 95 lots within the Spalding/Magdalena neighborhood, potentially including an evaluation of the desire of residents to be annexed. Ongoing. The Town had discussions with the residents in the Spalding/Magdalena neighborhood to determine their interest in annexing to the Town but no decision was made and no timetable has been established for annexation. The Town continues to evaluate the desire of residents to be annexed. This program will be carried into the current Element as Program 7. 8. Program Modify the Zoning Ordinance to allow non-residential uses with approved Use Permits located within Los Altos Hills to provide on- site housing for employees. Modify the zoning ordinance to change conditional uses to allow housing for employees. Through this revision, non-residential uses will be able to create opportunities for a number of employees of these non-residential uses to live on-site in Los Altos Hills. This will help in the creation of affordable housing opportunities in Los Altos Hills, including housing for extremely low income households, while helping in the reduction of commute traffic. Not completed. Some non-residential properties, such as the Fremont Hills Country Club, Daughters of Charity and the Packard Foundation, have employee/caretaker housing as part Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-4 Appendix E—2009 Housing Element Implementation of their Conditional Use Permits. This program is continued to the next Housing Element as Program 8. It remains an appropriate program, considering high housing costs in Los Altos Hills. 9. Program Continue to encourage room rentals as means of providing affordable housing options within existing housing stock. Ongoing. Room rentals provide affordable housing for students who attend Stanford University. The Town does not have restrictions on this practice and the proximity to the university allows for students to use alternative transportation to get to the campus. This program is continued to the next Housing Element as Program 9. 10. Program Maintain and make available on the City's website information on the construction of new, and rehabilitation of existing, residential units. Ongoing. A new website was launched during the planning cycle which includes information on the process of obtaining Site Development and Building permits for the construction of new residential units and the rehabilitation of existing residential units. This program is continued to the next Housing Element as Program 10. I. Policy Provide opportunities for lower cost housing through the development of residential second units, including new second units and those developed through the conversion of portions of existing primary units. The Town's goal is that 20 percent of all newly constructed residential units are new or converted secondary units. 11. Program Continue to provide a review process to allow staff level approval of all residential second units. Ongoing. Since the adoption of the 1998 Housing Element, the Town has successfully adopted an administrative review process for residential second units whereby any second units that conform to development standards may be approved at staff level. This has resulted in an expedited process and the production of 40-second units during the last planning period from 2007 through 2014. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-5 Appendix E—2009 Housing Element Implementation The Town will continue to encourage and facilitate the production of second units through the expedited administrative review process. This program is continued to the next Housing Element as Program 11. 12. Program Develop a residential second unit brochure for placement on the Town's website, to be made available at the Town's public information counter and provided to each applicant for development of a residential parcel within the Town, to existing residents interested in developing new second units or converting portions of existing primary units, and to seniors seeking opportunities to remain in Los Altos Hills. The second unit brochures shall also be provided to all owners of property pre-zoned and annexed to the Town of Los Altos Hills. Brochures shall include information regarding incentives for construction of secondary units, such as an expedient administrative review process; waiver of the housing fee, and under specified criteria,the building permit and sewer hook-up fees; and modified parking requirements. The Town will annually review these incentives to evaluate their effectiveness in encouraging second units affordable to extremely low, very low, low and moderate income households and report to State HCD as part of the Town's annual Housing Element review. To the extent these incentives appear ineffective, the Town will adopt additional incentives and revise its Housing Element accordingly. Completed/Ongoing. A brochure has been completed and placed on-line which outlines the requirements for second units and the approval process. In addition, the brochure is available at the counter and staff encourages the creation of second units on all new residences. Based on the most recent Second Unit Survey, there is community support for increased incentives and new programs (14 through 17) have been added to the next Housing Element update. The brochure continues to be updated as necessary. This program is continued to the next Housing Element as Program 12. 13. Program Develop and adopt reasonable criteria for reducing or waiving building permit and sewer hook-up fees for second units. Not Completed. The Town currently waives the housing fee for all second units and continues to review potential reductions in permit fees for new second units. This program is continued to the next Housing Element as Program 13. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-6 Appendix E—2009 Housing Element Implementation 14. Program Evaluate changing or reducing parking requirements for second units(i.e. allowing tandem parking for second units). Completed. The Zoning Ordinance was updated to allow for tandem type parking for second units. 15. Program Update the Second Unit ordinance to allow detached second units to have basements which do not count towards Maximum Floor Area (MFA).This will allow the second units to be developed with more than two (2) bedrooms, accommodating larger extremely low income(ELI)households. Completed. The Zoning Ordinance was updated to allow for basements on second units that do not count towards the total floor area. J. Policy Work and cooperate with the Foothill-DeAnza Community College District in the development of student, faculty and employee housing apartments at Foothill College. 16. Program Support Foothill College in potential future development of affordable student, faculty, and employee housing on the College properties, and provide incentives for development through an expedited review process, establishment of enabling provisions in the General Plan and Zoning,and provision of funding support.The Town will meet twice within the planning period in an effort to explore the possibility of student and employee housing including affordable housing for extremely low income household.The Town will amend the General Plan to change the Foothill College designation from P (Public School) to PC (Public College), and identify multi-family residential as a permitted use. In addition,the Zoning Code will be amended to permit sites designated PC in the General Plan to allow multi-family residential at densities of 20 units/acre.When there is an appropriate opportunity,the Town will meet with multi-family housing developers and the college to discuss the proposal and work to find ways to expedite the processing of permits. Apply to the Santa Clara County Office of Affordable Housing for CDBG and HOME funds, and to the Housing Trust Fund of Santa Clara County in support of development of housing affordable to extremely low, very low and low income households at the College. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-7 Appendix E—2009 Housing Element Implementation Not Completed. Staff did meet with Foothill College officials in 2014 about the potential for student, employee and faculty housing on the campus similar to recently constructed housing at Canada College in San Mateo County. In addition, ongoing annual meetings between Town staff and the college have been established to discuss housing and other development issues. The Town will proceed with the amendments to the General Plan and Zoning Code. This program is continued to the next Housing Element as Program 18. K. Policy Participate with Santa Clara County, the Association of Bay Area Governments, and the State Department of Housing and Community Development in the routine assessment of local and regional housing needs as they relate to the Town. 17. Program At least once every eight years participate in the determination of the Town's local housing needs. Completed/ongoing. This Element Update assesses the Town's housing needs since the 2009 Element. The Town is committed to continuing this pattern of frequently reassessing its housing needs as necessary. This program has been carried forward into the current Element as Program 19. 18. Program Maintain an inventory of sites, either manually or by computerized data base, suitable for residential development, based on available environmental and infrastructure information. Completed/ongoing. A chart and map identing underutilized parcels with potential for residential development was prepared in 2014 as part of the current Housing Element update, which will be updated periodically. This program has been carried forward into the current Element as Program 20. 19. Program At least once at the beginning and once at the end of the eight-year timeframe of the Housing Element, conduct Town-wide surveys to ascertain information on rental rates of rooms and second units, occupancy status, structural condition of unit or room. Completed/ongoing. A second unit survey was sent to all residents of the Town in July 2014, inquiring about the size and rent of second units within the Town. No such work has been done for room rentals, although a review of local rental listings as background Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-8 Appendix E—2009 Housing Element Implementation research for the current Housing Element provides cursory information on room and home rentals. This program is continued to the next Housing Element as Program 21. 20. Program Maintain an inventory of second units and provide monthly and yearly updates on the construction of second units. At mid-point in the timeframe of the Housing Element,the Town will compare the results of the tracking system with its regional housing needs allocation (RHNA) for extremely low, very low, low and moderate-income families. If RHNA is not being met, the City will develop alternative strategies for addressing the housing needs of low, lower and moderate-income families. Ongoing. A list of all approved second units is maintained by the Town, and monthly reports on building permit activity for new residences include permits issued for second units. This has remained an effective strategy to track the number of second units approved within the Town. This program is continued to the next Housing Element as Program 22. L. Policy Review Town policies and regulations on a regular basis to ensure that the regulations, the process, and the fees do not lead to unnecessary impediments to housing development nor unnecessary increases in housing development costs. 21. Program Review all building and planning fees on a regular basis to assure that fees charged provide for but do not exceed the Town's costs of delivering services and adjust accordingly. The Town completed a review of development fee charges in fall of 2002 that resulted in the recommendation to reduce building permit fees for new single- family residences and residential second units. Town Council approved the recommended reductions and adopted the Ordinance in March 2003. Ongoing. The Town reviews its fee structure on an annual basis to ensure that fees cover the cost of services for the community while not being to excessive. This program has been carried forward into the current Element as Program 23. M. Policy Maintain and provide pertinent information pertaining to environmental constraints affecting residential development. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E-9 Appendix E—2009 Housing Element Implementation 22. Program Develop, maintain, and make available pamphlets, brochures, and other written information on the Town's development and environmental constraints and permitting process. Ongoing. The Town maintains brochures and handouts on the development review process both at the front counter and on the Town's website. Handouts and website documents are updated regularly. This program has been carried forward into the current Element as Program 24. 23. Program As per Government Code Section 65302 requirements, the Town will amend the Safety and Conservation Elements of the General Plan to include analyses and policies regarding flood hazard and management. The Town shall also annually review the Land Use Element of the General Plan for those areas subject to flooding as identified by the Flood Plan prepared by the Federal Management Agency or the Department of Water Resources (DWR). Upon any amendment to the General Plan, the Housing Element will be reviewed for internal consistency and amended as appropriate. Completed/Ongoing. The Safety and Conservation Elements were updated in 2008 and are updated on an ongoing basis as necessary. Very few properties in Town are affected by flooding as the Town restricts development within riparian/creek corridors and watersheds are largely undeveloped which allows for greater absorption of storm water. This program has been carried forward into the current Element as Program 25. IV. Goal To encourage energy conservation and lower housing operation costs, reduce demands on existing energy systems,reduce greenhouse gas emissions, and preserve non-renewable resources. N. Policy Recommend and promote energy conservation in existing and new housing. 24. Program Enforce the use of energy conserving features required by the latest edition of the Uniform Building Code and applicable provisions of the California Government Code. Ongoing. The Town's Building Department reviews all building permits for compliance with applicable energy conservation requirements including Title 24 of the Uniform Building Code. This Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 10 Appendix E—2009 Housing Element Implementation program has been carried into the current Element as Program 26. 25. Program Refer interested citizens to PG&E for information on energy conservation. Ongoing. Contact information and referrals to PG&E are made readily available by the Town to residents interested in energy conservation. This program has been carried forward into the current Element as Program 27. 26. Program Monitor the results of the Town's Development Area bonus program for solar panels to quantify the number of new solar panels constructed annually. Ongoing. The development area bonus for solar systems has been successful based on the number of photovoltaic systems that have been installed (an average of 60 systems a year since the bonus program started in 2007). The bonus program was extended for an additional two years in 2014. This program has been carried forward into the current Element as Program 28. 27. Program Monitor the results of the pervious surface Development Area credit program. Ongoing. The development area credit for removing impervious surfaces and replacing them with paving stones,pervious concrete and other more pervious surfaces has resulted in the increased removal of impervious driveways and decks with more pervious surfaces. This program has been carried forward into the current Element as Program 29. 28. Program Monitor the results of the Town's Green Building Ordinance. Ongoing. The recently adopted 2013 CalGreen Code from the state incorporates many aspects of the Town's Green Building Ordinance. Monitoring programs have been developed to track compliance with the new code and the Town will continue to modem the monitoring programs to ensure compliance. This program has been carried forward into the current Element as Program 30. O. Policy Recommend and promote water conservation in existing and new housing. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 11 Appendix E—2009 Housing Element Implementation 29. Program Study, create, and implement a plan incentivizing and enforcing water conservation measures in new residential construction to comply with state law. Complete. In 2011, a Water Efficient Landscape Ordinance was adopted by the Town. 30. Program Publicize the County Water-Wise Audit and Lawn removal incentive program.Under the program residents can receive up to a $1,000 rebate and commercial, industrial, and institutional properties can receive up to a$10,000 rebate by replacing high water using plans such as turf grass,with low water using plants from our Approved Plant List or by installing permeable hardscape. Ongoing. This program has been carried forward into the current Element as Program 32. V. Goal Encourage older residents/senior citizens to remain members of the community. P. Policy Support and encourage participation in programs for seniors in cooperation with local and regional non-profit agencies. 31. Program Continue to provide financial support to the Community Services Agency and the Los Altos Senior Center for the provision of such services as emergency assistance, nutrition and hot meal programs, information and referral, and senior care management. Ongoing. The Town has contributed $65,230 to the CSA of Mountain View and$7,350 to the Los Altos Senior Center between 2007 and 2014. The town intends to continue this financial support. This remains an appropriate mechanism for Los Altos Hills to assist with emergency assistance needs. This program has been carried forward into the current Element as Program 33. 32. Program Support Senior Housing Solutions(formerly Project Match),a home sharing service that matches seniors interested in sharing their homes with other seniors, including publicizing Senior Housing Solutions its services via articles in local newspapers and newsletters,and including financial support to assist Senior Housing Solutions. Senior Housing Solutions is headquartered in Milpitas and operates throughout the Peninsula. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 12 Appendix E—2009 Housing Element Implementation Ongoing. The Town has contributed annually to Senior Housing Solutions which provides affordable housing services for seniors throughout the county. The town intends-to continue this financial support. This program has been carried forward into the current Element as Program 34. VI. Goal Eliminate discrimination in housing access based on race, religion, national origin, age, sex,marital status or physical handicap, and other arbitrary barriers that prevent choice of housing. Q. Policy Refer complaints of discrimination to groups such as the Mid-peninsula Citizens for Fair Housing to provide fair housing services. 33. Program The County of Santa Clara contracts with Mid-Peninsula Citizens for Fair Housing for provision of fair housing education, outreach and counseling services.While not providing direct funding to Mid- Peninsula Citizens for Fair Housing,the Town of Los Altos Hills is one of several jurisdictions that participate with the County of Santa Clara in providing fair housing services to its residents and make use of the programs available through Mid-Peninsula Citizens for Fair Housing.The Town will prepare a handout with information on this service and will make it available at the public counter, and provide a link on the Town's Web-site. Ongoing. This program has been carried forward into the current Element as Program 35. R. Policy Address the housing needs of persons with special needs, including persons with disabilities, and persons in need of emergency or transitional housing. 34. Program As part of this Housing Element,the Town has conducted a review of zoning,building codes,and permit processing,and has identified the following actions appropriate to better facilitate the provision of accessible housing: • Amend the definition of"family"within the zoning ordinance to be inclusive and non-discriminatory. • Establish written procedures for reasonable accommodation requests for persons with disabilities with respect to zoning, permit processing and building laws. Completed/Ongoing. In 2013, the definition of a family was Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 13 Appendix E—2009 Housing Element Implementation amended in the Zoning Ordinance to be inclusive and non- discriminatory. In addition, the Town's zoning code allows for walkways (and ramps) in setback areas up to four feet in width and the Town continues to explore additional policies on universal design. This program has been carried forward into the current Element as Program 36. 35. Program Refer any individual or household in need of emergency shelter to appropriate agencies and organizations. Ongoing. The Town has an informal referral service for individuals or households in need of emergency shelter. This program has been carried forward into the current Element as Program 37. Consistent with its commitment to implement this Policy, the Town has expanded programs to further assist and address housing needs for special population groups as part of the current Housing Element. 36. Program As required by State Law, amend the Zoning Ordinance to allow an emergency/homeless shelter at the Foothill Community College District site by right. It will be allowed as a permitted use without a conditional use permit or other discretionary permit.The size of the District property is- adequate to accommodate future, potential homeless population in the Town. The Foothill parcel is 122 acres, with over 20 acres of undeveloped land. This is rare part of Los Altos Hills that is close to public transit and other services, and is thus the most realistic area for an emergency shelter-larger,flatter, and more connected than most of the Town. In addition, the landowner/major stakeholder has been involved in the conversation about the rezoning to allow for emergency shelters and is amenable to the potential for an emergency shelter.The Town will also permit single room occupancy structures at Foothill Community College with a conditional use permit. Completed. In 2014, the Zoning Ordinance was amended to include emergency shelter housing as a permitted use on properties designated as institutional throughout the community. 37. Program Meet with Hidden Villa, an educational community organization in the Town's Sphere of Influence,to discuss potential partnership on Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 14 Appendix E—2009 Housing Element Implementation transitional housing services. Ongoing. Town staff has met annually with Hidden Villa to discuss issues relevant to the Town. This program has been carried forward into the current Element as Program 39. 38. Program Pursuant to SB 2, amend the Zoning Code permit transitional and supportive housing as a residential use within the R-A zone, and only subject to those restrictions that apply to other residential uses of the same type in the same zone. Completed. In 2013, the Zoning Ordinance was amended to include transitional housing as a permitted use throughout the community. VII. Goal Preserve neighborhood quality while ensuring an expedient development review process. S. Policy Review all new proposed residential development via the Site Development Permit process to ensure compatibility among existing community standards. 39. Program Review and update development review procedures in coordination with city departments and other responsible agencies to ensure efficient customer service and expedient delivery of development review services. Ongoing. The Town continues to explore additional improvements in the design review process. This program has been carried forward into the current Element as Program 40. T. Policy Encourage rehabilitation and reconstruction of existing residential units compatible with the established neighborhood character. 40. Program Establish and implement residential development guidelines to assist in design and review. Completed. A Fast Track Guide for new development was adopted by the Town in 2010 which outlines design guidelines for new dwellings. U. Policy Maintain and improve necessary community services as needed to accommodate new residential development. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 15 Appendix E—2009 Housing Element Implementation 41. Program Update 2006 Community Survey that evaluates the condition and need for community services and report to City Council. Completed. A community services survey was completed in 2011. As this is a continuing need, this program is continued to the next Housing Element as Program 42. 42. Program Continue to participate as part of the Urban County to access Community Development Block Grant(CDBG) and Housing Trust of Santa Clara County funds through Santa Clara County. Apply to the County for specific community service projects to provide financial support for Senior Housing Solutions and Mid-Peninsula Housing Coalition projects. Ongoing. The Town contributed CDBG money to the Housing Trust of Santa Clara County in the last planning cycle. This program has been carried forward into the current Element as Program 43. 43. Program Work with the City of Los Altos to measure actual sewer capacity by installing flow meters throughout the system. Not Completed. The Town is continuing to study the issue and this program is continued to the next Housing Element as Program 44. VIII.Goal Prevent loss of housing due to wild land fire. V. Policy Encourage undergrounding of overhead transmission lines in areas of relatively high risk for wildland fires. 44. Program Make available material including brochures and pamphlets to educate the public on the benefits of undergrounding utility lines. Ongoing. Brochures and pamphlets have been made available at the counter and on the Town's website and are updated regularly. This program will be carried through to the next Housing Element under Program 45. W. Policy Cooperate with the Fire Department on fire prevention efforts including brush and weed abatement. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 16 Appendix E—2009 Housing Element Implementation 45. Program Make available material on the Town's Web Site to educate the Town public on the benefits of and requirements for brush and weed abatement. Ongoing. Brochures and pamphlets have been made available at the counter and on the Town's website and are updated regularly. In addition, the Fire District has a program to remove eucalyptus trees throughout the community at no cost to the Town. This program will be carried through to the next Housing Element under Program 46. X. Policy Reduce prevalence of invasive, non-native plant species that may contribute to wild land fire. 46. Program Continue the Town's policy requiring the removal of eucalyptus trees as a condition of development approval for new residences, additions, or alterations to structures which individually or cumulatively equal or exceed 1,200 square feet of floor area. Ongoing. All new dwellings and major remodels are conditioned to have eucalyptus trees removed. This program will be carried through to the next Housing Element under program 47. Y. Policy Cooperate with Purissima Hills Water Department on hydrant upgrades. 47. Program Make available material on the Town's Web Site to educate the Town public on the hydrant upgrades requirements. Ongoing. Brochures and pamphlets have been made available at the counter and on the Town's website and are updated regularly. This program will be carried through to the next Housing Element under Program 48. Z. Policy Continue to implement Wildland-Urban Interface Fire Area policies for major additions and new home construction where applicable. 48. Program Amend the Fire Code to address wildland fire hazards that are inherent to the Town of Los Altos Hills. Completed/Ongoing. In 2014, the Fire Code was amended to address wildland fire hazards. As this is an ongoing concern and state codes are updated every three years, this program will be Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 17 Appendix E—2009 Housing Element Implementation carried through to the next Housing Element under program 49. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page E- 18 Appendix F-1-Vacant and Underutilized Site Inventory APPENDIX F VACANT AND UNDERUTILIZED SITE INVENTORY ., (V ., _.. Vacant ) u.,., Development Map Or Approximate Development Existing _ APN Address Potential in Constraint Comments Code Developed Area in Acres Constraints Use (D) Number of Units 1 182 31 065 2000 Old Page Mill Rd D 10.9 3 to 6 A SFD Owner dedicated conservation easement over entire property 2 182 31 067 2050 Old Page Mill Rd V 7.2 1 to 2 C Open space designation in GP; Moderate slope 0 affl 5 II OX 055 CRAM ME IN E BM Er 11 M 01,7 I 4 182 31 064 1,ivil.Way V 5.4 1 to 2 C - Open space designation in GP 5 182 32 017 14000 Tracy Ct D 3.6 1 to 2 B SFD 50% of lot>30%slope 6 182 32 030 13920 Mirmirou Dr D 3.8 1 to 2 B SFD 75%of lot has 50%slope.Rest 17% 7 182 32 029 13875 Mirmirou Dr D 3.6 1 to 2 B SFD 80% of lot has 30%+slope 8 182 32 025 13735 Paseo Del Roble Dr D 4.1 1 to 2 B SFD Consistent average slope of 33% 9 182 32 024 14975 Page Mill Rd D 3.9 1 to 2 B SFD 75%has 34.25%,rest is 10% 10 182 08 012 13906 Page Mill Rd D 3 1 to 2 A SFD - 11 182 08 011 13830 Page Mill Rd D 5 1 to 2 A SFD - 12 182 08 034 13816 Page Mill Rd D 3.4 1 to 2 F SFD Odd lot configuration+Matadero Creek 13 182 50 029 27925 Roble Alto Dr D 3 1 to 2 A SFD - 14 182 08 004 13818 Page Mill Rd D 9.4 2 to 3 B SFD 60%of lot has 3°0%slope,rest 20% BE am,08 cm moart-eM1 g M I to 2 B M S:df%'C'filvt has 3`0°loVic peAest 16 182 08 020 13822 Page Mill Rd D 3.6 1 to 2 E SFD landslide deposit at southwest corner of lot 17 175 55 049 12889 Viscaino P1 D 17.04 2 I •SFD Fremont Hills Country Club employee.housing 18 182 02 014 28011 Elena Rd D 4.4 1 to 2 A SFD - Draft 2015-2023 Housing Element Los Altos Hills General Plan Page F1- 1 Appendix F-1-Vacant and Underutilized Site Inventory Map Vac Or(V Approximate Development Development` Existing APN Address , Potential in Constraint Comments Code • Developed • Area in Acres. U Constraints Use-- (D) Number ofUnits 19 182 02 016 28011 Elena Rd V 41.2 4 to 6 B Over 50%of lot is steeper than 30% 20 182 24 012 26000 Altamont Rd D 44.5 3 G Group Daughters of Charity religious Living facility 21 182 03 038 13115 Maple Leaf Ct D 10.7 2 to 4 E Monta Vista Fault,mudslides, slopes,and gorge 22 182 09 001 13466 N.Fork Ln D 7 1 to 2 A SFD - 23 182 09 044 13480 N.Fork Ln D 9.8 2 to 4 A SFD - 24 182 10 034 13124 Byrd Ln D 3 1 to 2 A SFD - 25 182 10 006 27501 Elena Rd D 4.8 1 to 2 A SFD - 26 182 18 029 13400 Country Way D 3.1 1 to 2 A SFD - 27 182 18 030 .13430 Country Way D 3.4 1 to 2 A SFD . . - 28 182 18 049 28525 Matadero Creek Ln D 3.4 1 to 2 B SFD Average slope of lot>30% 29 182 18 050 . 28520 Matadero Creek Ln D 3.5 1 to 2 B . SFD Average slope of lot>30% 30 182 52 003 28120 Story Hill Ln D 5.6 1 to 2 B SFD Average slope of lot is 40-45% 45%of lot has 60%slope,rest 31 182 52 002 28130 Story Hill Ln D 6.1 1 to 2 B SFD >25%slope 32. 182 18 053 28505 Matadero Creek D 3.8 1 to 2 A SFD - 33 182 18 54 28500 Matadero Creek Ln D 4.4 1 to 2 A SFD - 34 182 18 044 28555 Matadero Creek Ln D 5.2 1 to 2 A SFD - 35 182 18 043 28560 Matadero Creek Ln D 4 1 to 2 A SFD - 36 182 10 057 28030 Natoma Rd D 18.1 7 to 14 D,E SFD Landslide areas,Monta Vista Fault 37 182 11 029 12400 Melody Ln D 3.7 1 to 2 A SFD - Draft 2015-2023 Housing Element Los Altos Hills General Plan Page Fl-2 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(V) Development Map Or' Approximate Development Existing APN Address Potential`in Constraint Comments, Code . Developed. , Area in Acres- Constraints- Use Number of Units.. 38 182 11 084 27861 Natoma Rd D 3 1 to 2 F SFD Long and narrow lot 39 182 12 078 27860 Black Mountain Rd D 3.2 1 to 2 A SFD - 40 182 42 011 27600 Via Cerro Gordo D 3.4 1 to 2 A SFD - 41 182 42 042 12606 Page Mill Rd D 3.3 1 to 2 A SFD - 42 182 52 017 28140 Story Hill Ln D 6.5 1 to 2 B SFD 65%of lot has 23°5%slope,rest 35.7/o. . 43 182 27 001 12345 Page Mill Rd D 10 1 to 2 B SFD Lot has an average slope of about 77/0 44. 182 26 046 12320 Page Mill Rd D 3.04 1 to 2 A SFD - 45 182 26 045 27927 Briones Way D 3.2 1 to 2 B-F SFD 50%near 100%slope,rest 10%: Odd shape 46 182 26 052 27321 Altamont Rd D 1.13 1 to 2 A SFD - 47 182 26 001 27241 Altamont Rd D 6.6 2 to 4 A SFD - M. ing Siagl MO atotrka I 10 PN 1 to 2 El M. g 49 182 20 051 12833 La Vida Real D 4.84 1 to 2 A SFD - 50 182 20 052 12821 La Vida Real D 6.1 1 to 2 C SFD Purissima Creek Conservation Area 51 182 20 060 27500 La Vida Real D 5.5 1 to 2 C SFD Purissima Creek Conservation Area 52 182 05 041 26437 Elena Rd D 3.3 1 to 2 F SFD Steep and oddly shaped 53 182 05 038 26201 Elena Rd D 6.7 2 to 4 B SFD Lot has an average slope of 25% Draft 2015-2023 Housing Element Los Altos Hills General Plan Page Fl-3 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(V) °. Development Map APN Address ' 'Or Approximate Development Existing ' ' .' Code- Potential in ConstraintComments Developed Area in Acres- Constraints Use .� Number of Units 54 182 13 031 26541 Taffee Rd D 3.3 1 tot H SFD 55 182 14 003 26498 Taffee Rd D 4.9 1 to 2 B SFD 50%of lot has>30%slope 56 182 14030 26580 Taffee Rd D 38.4 6 to 8 B SFD 30%of lot has>30%slope 57 182 14 034 26790 Taffee Rd D 5.6 1 to 2 B SFD Lot has an average slope fo 15.5% 58 182 29 043 27650 Central Drive D 15.7 2 to 4 B H SFD 80%of lot has>35%slope,rest ' 16% 59 182 29 016 27800 Central Drive D 5 1 to 2 B,F,H SFD 80%of lot has>32%slope;two opposing slopes Lot has an average slope of 60 182 29 063 Buena Vista Lots V 9.7 3 to 6 B,F,H 39%:two opposing slopes 61 182 29 060 11641 Buena Vista Dr D 10.2 1 to 2 B,H SFD Lot has an average slope of 32.2% 62 182 28 016 27961 Central Drive D 3 1 to 2 B,F,H SFD Average slope of lot is 11.5%: odd slopes E3 az/ mg aanommwelN M Mi ErEM 9 64 182 29 022 27490 Sherlock Rd D 5.1 1 to 2 F,H SFD Property is oddly shaped:hole in center 65 182 30044 27461 Sherlock Ct D 4.4 1 to 2 B,H SFD 70%of lot has 46.4%slope,rest is 31.03% 66 182 29 036 27168 Moody Ct D 3.2 1 to 2 F,H -SFD Oddly shaped and with steep slopes over 1/2 of lot 67 182 29 020 27150 Moody Ct D 3.4 1 to 2 H SFD - 6 MS0 'U N7127111,loo as ®' El 1to2 OM EV fAb35.2.®°; 69 182 30 023 27161 Moody Rd D 3 1 to 2 B,H SFD Uniform steep slope 50% Draft 2015-2023 Housing Element Los Altos Hills General Plan Page F1-4 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(V)`; Development 1VIap Or Approximate Development Existing•Address Potential in Constraint Comments Code Developed Area in Acres Constraints Use - �) be Units r of 70 182 30 014 27260 Sherlock Rd D 3.2 l 1'05 B H SFD 60%of lot has 30%slope,rest ' 18% 71 182 30 015 27070 Sherlock Rd D 3.6 1 a2 B,H SFD Average slope of lot is 32.5% 72 182 30 004 26950 Moody Ct D 4.5 a{oo'g B,H SFD Average slope of lot is 57% 73 182 48 036 27431 Deer Springs Way D 3.5 1l t o B,H SFD Uniform steep slope 50% 74 182 23 023 27369 Chaparral Way ' D 3.3 tf ilp2 H SFD - 75 182 25 004 26045 Moody Rd D 4.4 1 o B,H SFD 45%of lot has 27%slope,rest 15% 76 182 23 039 26420 Eshner Ct D 3.3 t i05 B,H SFD Average slope of lot is 10% 77 182 23 031 26285 Altamont Rd D 12.9 �g. C,H SFD Open space conservation nag. easement north of lot M MNX3Ceg tami ,oakrA No1 B A 0alo117t of has lf8S�lo slope ),es aw 79 182 16 048 12500 Corbetta Ln D 4.7 1 COE G SFD Creek&oddly shaped 80 182 15 020 25750 Elena Rd D 21.5 3IO<! H Orchard Packard Foundation 182 25 021, 81 022,023,024 Blue Oaks Place V 15.6 S("sJo g. D - Recently Subdivided 82 182 25 014 26030 Altamont Rd D 8 a5 B,H SFD 85%of lot has>35%slope,rest 1 5% 83 182 25 019 26041 Moody Rd D 9.6 21132 B,H SFD 70%of lot has>50%slope,rest 23% 84 182 25 012 26747 Tanglewood Ln D 3.9 1(bg B,H SFD Average slope of lot ranges from 35-50% 85 182 25 013 26789 Tanglewood Ln D 4.2 1 B,H SFD Average slope of lot ranges from jo It 33-50% Draft 2015-2023 Housing Element Los Altos Hills General Plan Page Fl-5 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(V) Map Or Approximate Development. Existing" " APN Address, Potential in Constraint Comments' Code •- .. 'Developed• Area in Acres Constraints use Fl �) U Numli�er ofUnits 039 182 25 010 26750 Tanglewood Ln D 3.1 •11 5 B,H SFD 80%of lot has>38%slope,rest 10% 87 182 24 002 26100 Moody Rd D 6.1 ME B,H SFD 80%of lot has>40%slope,rest 20% 88 351 37 012 26220 Moody Rd D 44.4 D(.0 g B,H SFD Adobe Creek;90%of lot>60% slope 89 351 03 018 11888 Francemont Rd D 21.3 nag B,H SFD Ave.slope=55%;odd shape lot 90 351 03 016 11800 Francemont Rd D 3.2 2 inf. F,H SFD Adobe Creek 91 336 31 019 12001 Rhus Ridge Rd D 5.3 12D2 B'H SFD 60%lot has 63%slope;rest is 16% 92 336 32 084 25400 La Loma Dr D 4.5 2.02 H SFD - 93 336 32 083 25398 La Loma Dr D 3.1 um H SFD - P2 moon P4840 'rosaec 2AW ®► 'au MI R ex- S4;%r`f of 3_$°/o slope; Await, 95 336 27 012 12012 Emerald Hill Ln D 3 az B,H SFD Ave.slope=38% 96 336 27 005 24680 Prospect Ave D 3.8 a i2 B,H SFD Ave.slope=23% 97 336 25 022. 24008 Oak Knoll Cir D 3.8 l to 5 B,H - Ave.slope=23% 98 336 34 018 28120 Laura Ct V 3.9 2 DL B,H - Ave.slope=26% 99 336 26 030 . 12260 Kate Dr D 9.6 2 ins H SFD - 100 336 25 025 24020 Oak Knoll Cir D 3.5 2 foZ B,H SFD 90%of lot=38%slope; 10%is 25% 101 • 336 41 026 24301 Elise Ct D 3 tt'lf F,H SFD Ravine runs through lot Draft 2015-2023 Housing Element Los Altos Hills General Plan Page F1-6 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(V)' Development Map Or Approximate Development Existing= APN Address Potential in . Constraint Comments Code ' , Developed.: Area in" Acres Constraints Use Numberof Units 102 182 03 038 13115 Maple Leaf Ct. D 10.6 ME E Stables - 103 182 10 041 28210 Natoma Rd D 17.3 5I)l2'E3 E,G Convent Poor Clares Convent 104 336 37 010 Encinal Court V 3.5 05 B,H - Steep slopes 105 336 37 011 23219 Ravensbury Ave D 3.1 RCA H SFD - oo 436142{02;1 mrairwra k3 agg D.to Subdivides iNa' MO 107 336 25 045 12131 Oak Park Ct V 3.2 01124 H - - 108 336 28 003 12355 Stonebrook Dr D 3.8 01.C14 H SFD - 109 182 19 049 27283 Ursula Lane V 1.8 '2 Lo 5 H - - 110 175 39 018 25295 Cantata Way V 4.4 0 CO2 F,H - Odd shape lot 111 175 37 011 13190 Burke Rd D 3.1 010, F,H SFD Odd shape and slope 112 175 37 038 12800 W Sunset Drive D 4.3 1 B,H SFD 60%of lot has slope of 36%,rest '0 22% 113 182 18035 28600.Matadero Creek D 3 0 LOT F SFD Oddly shaped,Matadero Creek 114 175 27 039 12995 W Sunset Drive D 3 1 uz B,H SFD Ave.slope=37%;Steep slope in center of lot 115 175 37 033 12940 Atherton Ct D. . .3.3 0 ie B,F,H. SFD Odd shape and slope;creek runs through lot 116 175 48 055 12870 Robleda Rd D 4.5 f7 int B,H SFD 55%of lot has 26.4%;creek runs through lot 117 175 46 002 13171 S Alta Lane D 3.3 11W B,H SFD 50%of lot has 27%slope Draft 2015-2023 Housing Element Los Altos Hills General Plan Page Fl-7 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(� acan Development Map Or Approximate Development Existing - APN Address Potential in. Constraint Comments Code . Developed Area in Acres •Constraints Use - �) Number of Units 118 175 47 003 26481 Purissima Rd D 3.1 a5 A SFD - Mcioffflot has ffr%ofslopel res RN 117/5MOl ONO kftasum GM E E II 805 0 1111 PAIR 52 IIN 090MM AM l •alo ^n 0 1112 +N 4.04 El 1 _ 9 0 9 0 c tiC 121 182 19 054 27800 Edgerton Rd D 3.5 21.0 F SFD Oddly shaped,Matadero Creek 122 175 45 066 25855 Westwind Way D 4.8 2,Log A SFD - lig 1190SZCIN O a Robleda'kii E MI it in 2, 1 . o0 9 125 175 25 020 13850 Templeton PI D 3.1 1](o g, H SFD - 126 18282 115 rat 25750 Elena Rd D 7.9 iii jo f' H SFD - lig ,28 ,21wHagiithiTCa PI WI t(1-.)g El 11 128 175 43 035 27641 Purissima Rd D 12 Mo 12.. D,F SFD Recently Subdivided 129 175 32 001 26790.Arastradero Rd D 9.2 g G ,SFD Beth-Am Synagogue employee housing 130 175 32 059 27060 Old Trace Rd D 3.2 0 Co% A SFD - 131 175 03 047 . 26026 Scarff Way D 10.5 5trod A SFD - 132 175 21 102 26228 Scarff Way D 3.5 21:15. H SFD - Draft 2015-2023 Housing Element Los Altos Hills General Plan Page F1-8 Appendix F-1-Vacant and Underutilized Site Inventory Vacant(V) Development Map Or Approximate Development Existing APN Address .Potential in - Constraint Comments Code - Developed Area in Acres Constraints Use (D) of Number Units UPg7o obe=a Potential Units - - 185 to 356 - Available General Plan and Zoning Designation: All properties have a General Plan and Zoning Designation of R-A (Residential Agricultural) Key to Development Constraints A. No known significant constraints. B. Steep topography. C. Existence of easements restricting development(scenic, drainage, access, etc.). D. _ Parcel recently subdivided or subdivision pending. E. Geological(landslides, fault zones, etc.) F. Irregular lot size and shape and/or unusual property features (creeks,tree cover, etc.) G. Religious institution. H. Limited sewer capacity-Los Altos sewer basin I. Other Draft 2015-2023 Housing Element Los Altos Hills General Plan Page Fl-9 Appendix F-2-Vacant and Underutilized Parcel Map Draft 2015-2023 Housing Element Los Altos Hills General Plan Page F2- 1 Appendix F-2-Vacant and Underutilized Parcel Map • Town of Los Altos Hills p„ so-' b,1 VACANT&UNDERDEVELOPED ,7At=''�,.:_i';i 'a \\ LAND CORY 1- d am, -+�'_ ' .4%.,„ .,...,,,,.•.,..„.. „....,..„,.._,,, �r.,' t . r.:31.(-2.,.)./4.:% i -`� ..„....,....,,.,. • November 2014 , ,., ', . ,f 41!-r-� Jf •''-L-44 i _,..:•-•:--;..7,. ry =la- 2 " 1y)t-, ;' 4 , i -tit + Je.: '� ` . ,-,1 ' �i tri e;-j. 1-.-i- .-i��t� {� I '7-r,-4..11V!...- . i *-- *'ti :. IL t r4 .r _ 4 5- _a 7 -may ; J •t1? _4)-'t1'-r,2.1'1-r1",:,;..z. 7�7- , ' ©CLC- pp -'i _.% g 1/4, :- 4420, - -17:i-\ .: - __ -m- -_,,4'%.. .= A, +L,- f 1�,\`\ - -_:- t 1 N j5' . s< fl 7 ; Y 17 -'1,N7- • 7 \ --"-`-..1.1-TC1".!c7:-Z-icoe" . <-4%,,•i; nieiti -.,72-= L..4,--,4S-?_ItN7: • it --fl...,,, ,..,...... ,,....,,v_ ,_,. c 1„, „...,..<,:.: :....4..:1.3,7;._ , ,;(,..y,..., ,,c3,_ __ ,g1 Or--,''r 1,''''.4-e.7 ti Y'� ice, 7��4 _T J 1 't04 �/- t. ��� '� •!t� 4.�.t•�.• -' r•-••7-....:_,........+t..7.1•-:---7-7:-.1 -- ` 6 ••-7 :;.."';•41.:._,:-"-7,7'.,-;•;1_ } �/`,�.`47="i `+. —4---- 4 a.. is..% �.. 47 _ W V „.. li '',!.,1•%,::',- ,4-2747,,, 11 v a \F ..,.,i..., ''..!..' 0 g . . l „-0 ^t3 �^ T, r-v t - J -K 16, _:• `7} . 7,_.;l -.1- s. i Zi fitp, 4, - c. ;,4 ,.4-,:,..,.;-5,17,,,, ,,,,---. .•-.7.- ;,�' �47,7 ,jrte,ti..,-; . • : =y .'?lir "l 1. %`1 h ` �• �' __,f1- i 1.=11 `rY _ Draft 2015-2023 Housing Element Los Altos Hills General Plan Page F2-2 Appendix G-Residential Construction 2007-2014 APPENDIX G 1 EO)° r TIOIA DiWEr LNGMAW $SARK TWO,, B NEA. /0077 p RifWing: UU y l 1 Oti 201 - 1 y :1 10 i' i`ale: les o ei -e- 117111174 0 oAm Draft 2015-2023 Housing Element Los Altos Hills General Plan Page G- 1 Appendix H—Estimated Fees For Housing Construction in ni4 APPENDIX H ESTIMATED FEES FOR HOUSING CONSTRUCTION IN 2014 Cost for Single Family Home(4 Cost for Secondary Dwelling Unit Item bedroom,5,000 sq.ft.house with 400 sq.ft.garage) (1,000 sq.ft.) Building Permit $ APR% $ $ 14,850 ($2.97 per sq. ft., Set by Schools Fees Palo Alto or Los Altos $2,970 School Districts) Planning Fees (Fast Track or $4,625 $ 885 Planning Commission) Pathway In-Lieu Fee $ 5, , a U (Estimate based on 1 acre (Varies-gZ per linear ft.based parcel with average lot N/A on average width of lot) width of 150') 2 (00 buil din_ o-Q®® , ftgl Energy Fee $1,500 (15%of building permit fee $3,196 for habitable portion of the structure) $ 7,950 (not charged if there is an Sewer Connection $ 7,950+(depending on number of existing sewer connection and the fixtures) total number of fixtures is 60 or less) $ -40X (varies, .:,0.96 gCg' d ORO (mee, PIS 0iggr . . ck Planned Drainage Facilities: Qevel0000eatl'o7 64ig0 -o) imoe ''© Housing Fee(not for 2'units) $ 1,150.00 N/A Total: $44,255(estimate) $7,098 to$15,048(estimate) As a means of assessing the cost that fees contribute to development in Los Altos Hills, the Town has calculated the total Planning, Building, Public Works and Non-Town Agency Fees associated with development of two different residential prototypes.The fee for the first prototype is based on construction of a four bedroom, 5,000 sq. ft. house with 400 sq.ft. garage. The second prototype consists of a 1,000 sq. ft. secondary dwelling unit. For both prototypes, fees include building permits, Building and Planning Department plan check fees, sewer and drainage fees, school impact fees, and energy fees. Single-family residences also pay a housing fee, which has been waived for second units since 2004, and a pathway in- lieu fee. In total, development fees for a single-family home average approximately$44,000,representing less than two percent of current home prices in the community. While fees on second units are approximately one-third to one-sixth of that for a single-family home, they could potentially serve as a disincentive for a homeowner to add a second unit. As the sewer connection and building permit fees represent the highest fees charged on second units, a program has been added to the Housing Element to develop criteria for reducing these two fees as a means of better facilitating second units. Draft 2015-2023 Housing Element Los Altos Hills General Plan Page H- 1 ATTACHMENT 2 2014 Second Unit Survey Public Comments Comments in Favor of Second Units 1) "Absolutely in favor of 2"d units. LAH (Los Altos Hills?) must be part of the greater area's housing solution.We must provide more housing —not less-be more inviting and user friendly!" 2) "A second unit along with landscaping would beautify the town plus minimize unkept brushes which are unsightly and unsafe,depending on;the seasonal changes in temperature,wind and moisture(rainfall). We are hoping that allowing an increased Floor Area/Development Area will be granted in the near future.Thank you." 3) "When people apply for a building permit,encourage them to build a second unit." 4) "LAH is a city for rich and older established people.Young couples cannot afford. Please allow more flexibility for second units for young adults, retired elderly or rental. Make it easier to build second units by reducing set back to 15'and adding atleast 500 Sq Ft even to home that are built to maximum. Make these extra 500 sq Ft only condition to second units not to enlarge main home." 5) "Current 2nd unit is a true "granny" unit allowing an elderly family member to live with us and take care of her needs." 6) "My lot, as well as my friend's lot would both support a 2nd unit, especially if some of the"front yard" or"side yard" set backs were eased. Many"front yards" in LAH are unconventional, do not add to main-house aesthetics(flag lot) and could support a 2nd unit." 7) "We would definitely consider adding a second unit if a bonus was allowed since we understand we are at our Maximum Floor Area/Development Area." 8) "We would very much like to build a second unit to allow for our parents to spend extended amounts of time with us." "We would fully support the ability to build a second unit, especially if the unit was primarily designated for rental." 9) "Encourage second units but make sure that these second units don't become some wildly extravagant units for a purpose other than residential." 10) "In this economy we think second units could be a godsend for families with an elderly parent or "boomerang" offspring to live with family separately with privacy and dignity." 11) "#13 I would only consider adding a second unit if I as the home owner could choose who lives there. I don't want the gov't to step in and tell me I have to rent to their choice including crazy street people. I want to maintain a peaceful safe neighborhood." 12) "I would encourage allowing 2nd units especially for serious living in the houses they moved in> 30 yrs ago.Secondary units will be helpful in such structures." 13) "No objection to second unit as long as it is built within the minimum one acre requirement. Serious consideration should be given to the size of the second unit." 14) "We should give more benefits to the second unit owner special for new construction, allow them to have added Floor Area/Development Area fast approval, less/cheap city fee,which would encourage the home owners to add more second units." 15) "We would add a second unit to our 1 acre property if we had additional/available area." 16) "We would love to build a second unit!The main things holding us back are the development area (I think we are near our max) and the lengthy permit process. Hopefully these things will change soon so we can build a second unit! My son-in-law&daughter would love to live in it since prices are crazy expensive here!" 17) "Allow second units on lots regardless of lot size." 18) "By allowing 2"d unit built on the parcel, we could have a separate guest or in-law quarter." 19) "It would be nice if the allowable 2nd unit size were increased to at least 1200 sq.ft.which would make our unit conforming!" 20) "Quick build permit process for a 2"d unit." 21) "We would love to have 2"d unit for our in-law use; area too expensive for them to rent in downtown Los Altos;they are low income individuals." 22) "We have a narrow lot,which prevents us building a secondary unit in a road accessible place without getting in to setbacks. We'd be interested in building a unit, but not sure it's worth going through the permit hassle." 23) "I'm hoping to have a prefab on my property late summer. 899 sq.ft., 2 bedrooms." 24) "At this point rents are high enough to justify construction. However, perhaps if guidelines are well written,applications can be fast tracked if they follow the guidelines.Also, many homes have areas that could be rented separately if they were "locked out".Guidelines for that would be useful. Last don't make parking exceptions.Tenants can't just park on the street." 25) "I might consider this for my property as I get older for myself+turn my house over to my children." 26) "I have 400 sq.ft.Would like to build 1200 sq.ft." 27) "Would seem likely that some families would like to have older parents live with them in these type units. No rentals allowed." 28) "When incorporating substandard lots in annexations,dedicate energy into building the lots into 1.5 acre ones which contain one second unit. 29) "2"d unit good income for elderly couple for maintenance/portion of property tax fee." 30) "We could use existing space with separate bedroom,full bath and separate cooking facility, but chose not to rent this existing space." 31) "Second unit can be built for the family use not for renting purpose." 32) "Support for senior citizen second units would be great." 33) "How about making it easier to install second units that are "pre-fab" but stylish such as sunset "glide" houses, "tiny homes" such as made in seasonal,. Better trailers?" 34) "1)Clarify process rules on-line. 2)offer visual ideas for units. 3) Manage tax burden better.4) couple 2nd units with incentives for solar power/similar." 35) "We are seniors and would like the possibility of building a second unit for us to occupy while still keeping the main house as an investment(rental) property." 36) "Only for owners need to care for aging parent." 37) "If allowed increased development area would definitely build second unit." 38) "We intend to build a second unit in the next 1-2 yrs for in-laws/family and future rental option." 39) "Please respect rights of property owners. Homeowners should be allowed to build second units,tennis courts, pools...without penalty. Restrictions on buildings from property lines are way too much. Please be reasonable and stop turning this place backwards! The town is losing loads of property tax revenue with its difficult attitudes!" 40) "We answered no to#12 above, but would absolutely consider adding a unit for my parents to live in as they are older and it would be nice to have them close by." 41) "As long as the 2"d unit does not disturb the main house overall surroundings and not to the neighbors." 42) "2nd units are a positive thing! It's been very helpful to us." 43) "Second units for homes with flat space available only—not on hillsides!" 44) "Q11 is confusing. Everybody as at least 1,000 sq.ft. in driveways and patios. LAH residents must be careful that expanded use of second structure doesn't lead to breaking the 1 ac. Minimum law." 45) "2"d units should be allowed within the setbacks as long as its overall height is 15' and has additional screening." 46) "Encourage their construction?!? I would love to develop my undeveloped area eg build a house keeper/in-law unit on my property. Please furnish me data to allow this to happen." 47) "Retired people need second units to rent+ lease for use by caregivers or family—there should be a tax rebate or city help to build these—no abusive permits or hassles with over-regulation.A package building project would be a great idea!!! ...Few people like to add on these units because Calif. has become one big regulated and over-taxed state. Our Calif.government takes care of all the illegals coming here but punishes seniors who have worked all their life to live in LAH—water is another example of overbilling!!" 48) "We would be most supportive of this initiative as we'd love to be able to build a second unit!!!" 49) "Second unit will help and support home owners to deal high price of house with high property tax of living cost still have more money to spent. It will help the economy." 50) "We are not opposed to second units but are concerned about congestion (mainly on roads) and noise. IF LAH has affordable housing requirements that are unmet, second units would be one of our preferred ways of increasing affordable housing." 51) "Second units promote quality living for elders in LAH as they can continue to live in their own home and being taken care by their family members who live in 2nd unit. (not in a sadden and cold convalescent home in their elder years.)" 52) "For larger lots town should allow larger second units or possibly allow a third unit." 53) "I think this is a very good way for us to support family members (elderly or even young couples or grown children). Please help by making the planning& permitting process more friendly." 54) "If approved this is great for aging parents to stay in a secondary unit and have their children stay in the main house to watch over the elders or even the emotional benefits of being close to family. Bay housing is getting to be unaffordable for the elderly!" 55) "I support a second unit in order to allow parents help their kids with affordable living solutions. And in order to support themselves by creating an addition income." 56) "Keep pushing for secondary units—will make town more of a community." Comments not Supportive of Second Units 1) "Allowing more 2nd units would change the character of Los Altos Hills." 2) "DO NOT ALLOW PLEASE." 3) "Don't think there should be additional development until existing residents reduce per capita water consumption to a less embarrassing level!This drought we are in is not going away soon." 4) "We do not support developing 2nd unit for rental purpose." 5) "Never allow any second unit in LAH to preserve our town's character!" 6) "I do not support increased housing as long as Purissima Hills Water District used more than its allotment from SFPUC." 7) "Personally, I would not like to see a second unit built 60 feet from my house." 8) "The residents of Los Altos Hills are there to avoid congestion. Building second units is counter productive." 9) "Please do not crowd our beautiful town.2nd unit may or may not bring undesirable people." 10) "It will create more traffic." 11) "LAH is single family,and should remain so." 12) "Would bring in non-homeowners who would perhaps make the neighborhood less safe, denser, and more cars." 13) "I am still puzzled as to why the Town wants to encourage this behavior. I see no value in it." 14) "In a town like this with no shopping area, no sidewalks, no public transportation and a fairly hefty minimum lot size, I can't see compromising that with encouraging multiple dwellings and more cars on our narrow roads." 15) "We have a second unit next to us-it is far from their home&right next to ours—they do short term rentals so we are the ones dealing with the noise, hauls, etc.—not ideal!" 16) "I am adamantly opposed to any and all regulations,ordinances, programs,etc.which would impose political correctness or social engineering on my property or on my use of my property!!" 17) "I think we're getting impacted with homes in Los Altos Hills." 18) "The town should not support multiple housing units except in a specific area zoned for that purpose. NO SECOND UNITS IN SINGLE FAMILY HOME NEIGHBORHOODS!" 19) "Some towns do not need and are not conducive to low income family housing.You are trying to force something that is not good for anyone. Quit trying to regulate everything." 20) "We should not be overbuilding." 21) "Los Altos Hills is not a multi family unit neighborhood." 22) "They have already ruined down town Los Altos with all the new buildings. Lets not ruin the hills too." 23) "One of the nice things about living in LAH is that it is nowhere near the density of Los Altos, Palo Alto, Mt.View, Cupertino, etc.Why on earth would you jeopardize that advantage/benefit??Thanks for asking." 24) "Slowdown the developing project to keep land for wild animals." 25) "As it is I feel people build unapproved structures too close to property lines. Reduces privacy, adds noise. If given more lic to build on small lots it would only increase these issues. It would greatly alter the feel of the community that I think people choose for the 'space' it affords them." 26) "There is enough housing being built in the South Bay,do not see a need to change the character&appeal of LAH." 27) "They are a bad idea 40 years ago or so LAH forbid such second units. Why the turn around? $$$???" 28) "Constructing second units for affordable housing is not a good plan. Other alternatives should be explored first." 29) "Allowing second unit will commercialize the area.All these Asian Chinese people who are moving in will build second unit and rent it out.Some Chinese people already renting one house to multiple families and already creating a nuisance. Preserve our pristine Los Altos Hills." 30) "You should make it more difficult to add a second unit.This is ruining the rural character of LAH.You are letting the state dictate our lifestyle." 31) "We do not want the town to encourage or demand second units.That violates one of the reasons people want to live in LAH!" 32) "Unless intended for family members living in there, I fail to see how allowing increased density in LAH will provide "affordable" housing. It will only further damage the environment, increase run off from storms and erode the quality of life for those who live here." 33) "More second units will result in more traffic—not desirable." 34) "We believe that secondary dwellings are not in the spirit of Los Altos Hills' General Plan.They should certainly not be allowed in parcels of less than one acre." 35) "Don't do it.Additional units& people ruin the rural effect.Why do we need more cars& more people?" 36) "The state should not be mandating higher density housing that would ruin our rural character." 37) "No second units." 38) "LAH is not a "second unit"county. Residents'have chosen LAH for its current qualities and do not want it changed." 39) "We do not believe that building 2"d units should be encouraged:they will fundamentally alter the character of the township." 40) "I don't like the idea of encouraging 2"d unit. It makes Los Altos Hills less prestige." 41) "Housing in LAH will never be "low-income" housing. Keep the open natural setting that characterizes LAH. Increasing housing density with second units is a bad idea." 42) "The traffic in the area of Loyola corners is a nightmare—more housing would be a horrible mistake." 43) "We do not support second units." Second Unit Suggestions 1) "Any consideration for"second unit" must be done with potential increase in traffic, edu. needs, etc. Needs to ensure there is infrastructure in place to support"second units" in the area." 2) "If I did have a second unit I would rent it to a Stanford student to pay for the construction loan." 3) "I think second units beyond available development area should be considered on an individual basis(e.g.variance requested) 4) "Second unit cannot/must not be subdivided from primary residence." 5) "If a second living unit is singly story&staying within permitted setbacks it should be approved at staff level but while notifying adjacent property neighbors." 6) "Believe the state should revisit the second unit requirements for cities with populations below 10,000." 7) "1.Second units should not be visible from the front. 2. No commercial use,other than personal office or guest/housekeeper/in-law/family usage." 8) "They need to be monitored. One near us rented units to up to 12 people at one time causing parking etc. problems.Also ruins the neighborhood—one never knows who lives there. Constant turnover, moving vans, landscaping problems.Absentee ownership." 9) "Allow factory built units assembled in place. (At site)" 10) "The most important thing is to promise property taxes will not increase as a result of this construction to repeal Prop 13.This is driving people out of their homes." 11) "Be more aggressive in getting sewer built throughout town so that adding a second unit doesn't require the significant expense of additional septic system." 12) "Allow 2"d unit to attach to primary units drain field." 13) "Always check w/neighbors and make sure your plans don't violate privacy of neighbors!" 14) "I suggest greatly a variance in setbacks for a second unit—for lots that are less than an acre." 15) "I'm against 2' units for non family members,. Floor Area/Development Area already to much." 16) "Second units should be limited in size the units should not be in excess of 1,500-2,000 sq.ft." 17) "For units with small primary unit, please allow secondary unit to be larger and become the new primary unit." 18) "The area of the second unit has to be counted as a part of total area allowance. No additional area should be permitted.The town could put the plans for a second unit on a fast track." 19) "Second unit should have 1 car only—windows intrude on privacy of neighbors—for encouragement what about a low cost loan or offer money incentive! Plus no increase in property taxes of the parcel." 20) "Secondary and "accessory" units are defined, but not properly permitted or managed by the city. (Codes not enforced)Shacks are being turned into rentals with no say from neighbors who's privacy is gone." 21) "Second units on lots less than one acre should 1)still observe 'setback ordinances 2) "separate cooking facility"should not preclude studio units." 22) "Remove the additional parking space requirement for second units." 23) "Permit fees should be moderate;smaller units paying less than larger ones.They should be inconspicuous unless they are a replica of something beautiful, not just a junior house.They should if possible, be "green" ie solar heat,greywater catchment. My house is not only two storey, it has a sunken living room,and no bedroom on the ground floor(mistake!). I'm thinking of a green house with one bedroom, bathroom +tiny kitchen,with a couple of tiny rooms upstairs where caregivers could sleep if necessary! Then I could rent out my house unless the children wanted to live in it." 24) "But it should not be rented out to large families.The second unit should be for one person." 25) "Second units should be separate (detached)from home.Also, only one-story units should be allowed so that the town look doesn't get affected!" 26) "Tax second unit at a lower property tax rate." 27) "Encourage older property owners on fixed income or smaller homes to add "green" secondary dwellings(like "green Pods") which could be rented out to increase their income. Help them do this." 28) "Loosen FAR standards so second units can be built." 29) "1 Incentives for subsidized construction or raw material 2 Free or heavily subsidized sewer,water,electric select vendors connections from city for new 2nd unit construction. 3 marketing help from city for renting for 2nd units and prescreening for safe+credit worthy renters." 30) "Provide a property tax break for people with 2nd units which are rented to people who work locally(ie Los Altos, LAH)" 31) "The Pathways rule is a deterrent to building a second unit.We have a possible pathway on one edge of our property. Building a second unit will have sq ft trigger that will require us to build the path." 32) "Our neighbor constructed a second unit at the minimum from our property, likely hurting the value of our home." Affordable Housing Comments 1) "I'd rather see secondary units used to meet state requirements than high-use multi unit apartments." 2) "I don't see how you can achieve enough housing units with this strategy.You need to allow small scale low income housing such as apartments or condos." 3) "Encourage architect—designed pre-fab&/or factory assembled units.Sponsor a pre-fab modular,factory assembled unit town fair for residents to view models plans of so-called affordable mini-dwellings." 4) "Lower taxes(incl. zero tax)on second units." 5) "Town's already established preserve/open space should not be utilized to build affordable housing. (We remember there was such scheme years ago)." 6) "Make housing affordable—encourage 2nd units by changes to your restrictive regulations.We are a town of people-not lots." 7) "For people that have extra room—and a lifestyle that allows someone in their house,the rental of an extra room in a home provides excellent additional low cost housing. I know most people would not desire to have an extra person in their home—however for others sharing their home can be a wonderful experience that can work for everyone." 8) "I think it is an oxymoron for LAH to have to meet affordable housing requirement. I laughed when I heard this. "Above moderate housing make-up"yes.Servants'quarters. Downton Abbey." 9) "Affordable housing decreases the real estate value of the community." 10) "Construct multistory buildings on Fremont Road or Purissima Road to meet requirements of law." 11) "Review lots and multiple—lot property that could support condos or apartments." 12) "Allow modular construction (ie. Lower cost)" 13) "The cost of living in the Bay Area is incredibly high—affordable rental units in the heart of Silicon Valley is a good idea in our opinions." 14) "We need an effective incentive to convert/add living space for semi-permanent, low income residents. Relaxing development limits is likely only to add living space for the out-of-town visitors to our residents,who are here only sporadically." M FA/M DA/Space/Setbacks 1) "By giving more MFA—as suggested above.Our"pool house"could be turned in to a "second" unit(a bedroom added) we could have enough MFA—to do it." 2) "It would be great if the additional building was not part of the MFA formula." 3) "If development area (MDA) is maxed out; be more lenient in allowing second story add-ons." 4) "The max development area should be increased to development area plus 1,000 for construction of second unit." 5) "Please, please change the current overly restrictive MDA/MFA policies. I 100%support maintaining the rural nature of our town but the current calculation requirements (especially slope)don't make sense." 6) "Providing MDA/MFA relief." 7) "Many lots have ability to construct 2 units, but MFA/MDA is overly constrictive.Strongly suggest revisiting MFA/MDA allowance." 8) "We would love to expand our studio to a 1 or 2 bedroom unit so that we can live there while our kids occupy the main house (when we are older—we are 73+66). A variance in MFA/MBA is required." 9) "We would love to build a guest house, but we don't have any remaining MDA& MFA." 10) "We(would like to) might consider adding a small cottage on our property if we could also have a large house (4000-5000 sf) and keep our existing pool &tennis court. I think we max out our M DA/M FA." 11) "If square footage didn't count towards MDA/MFA more residents would be willing to build." 12) "Second units should not be used to circumvent zoning requirements (MFA, MDA, setbacks, etc.)!" 13) "The bonus floor area must be a minimum of 1000 SF. &development area must be a bit larger for us to build a 2"d unit&we will build it if the bonus area is provided." 14) "MDA/MFA should be increased for everyone.Second unit or not." 15) "If FA/DA bonus is granted, it should be contingent upon renting the unit. If not rented there should be severe penalties—do not let this be a pathway to build even more square footage for primary owner's use." 16) "Second unit should not exceed max develop area." 17) "1,000 Sq. Ft. is plenty. I tried to get plans for a 500 Sq. Ft. unit.The architect was unable to that small." 18) "I recommend to increase the second unit to be 1,200 square feet from 1,000 square feet without increase the MFA." 19) "I do not believe that we currently have enough Floor Area allowable.Our best option for a second unit would be new construction on top of our existing garage.Whether this would be "attached or detached" seems to be in question. If"attached", I do not know if it would "appear to be one (1) dwelling." Clarification or revision of this municipal code language would be helpful." 20) "Almost an acre is O.K. but not significantly smaller." 21) "Second units should be within setbacks and be limited to 1,000 sq.ft." 22) "Only if they fit under MFA+ MDA requirements." (re:question 14) 23) "We allow primary residences to be way to big. Cut the sq.ft.allowed for the main residence and allow more for secondary structures." 24) "Allow a free Floor Area/Dev.Area bonus and discount on fees." 25) "Current houses are too large for lots. DO NOT ALLOW additional development area for any reason." 26) "30' boundary to other properties presents a limitation to erect a separate secondary dwelling." 27) "Adjust set back requirements." 28) "Should allow smaller lot in some area instead of 1 acre.%2 acre minimum would be my suggestion in that area." 29) "I am especially opposed to allowing second units on lots of less than an acre.That's not basic ideal our town is built on." 30) "Reduce the one acre minimum requirement to maybe 1/2 acre." 31) "Addendum to item 13 above or to enlarge an existing unit(a bonus floor area)." 32) "For#14 I could say"yes" only if the second unit were attached to the main residence." 33) "The requirements around "walk-out" basements from the LAH code+ Planning commission are way too onerous.ADD allowable development area to homes willing to build/convert 2nd units. Add driveway easements as well." 34) "Regarding 14&13: slight preference only I would not object to it." *13 = no&14= no 35) "The floor area/development area formulae used by Los Altos Hills unfairly penalize lots with slopes.The planning department should review these formulae and publish the rationale used in deriving these formulae." 36) "Loosing up the development control would only encourage unnecessary large 2"d units other than already humongous new houses popping up everywhere,diminishing privacy and serenity once enjoyed by the neighborhood." 37) "Good idea!" (re: question 13) 38) "We should still keep the Development Area as one acre to maintain a rural area to have a view overlooking valleys and Silicon Valley/bay." 39) "Number 14 could open a slippery slope w/some building a second dwelling never putting it to its rightful purpose&could encourage subdivision." 40) "Bonus Floor Area/Development Area for second units is great.Additional incentive for providing housing for local public service employees such as teachers." 41) "If it meets the established standards for Los Altos Hills should require neighbor approval." (re: question 14) 42) "Yes to 14 only if done well and with enough outside spaces." 43) "Re 14—it would depend on visual impact." 44) "Would result in increase congestion &traffic" *re: question 14 Process/Fees/Permits 1) "The Town can encourage the development and construction of second units by reducing the difficulty and cost of obtaining permits to do so." 2) "Reduced building fees for a second unit." 3) "Speed up permit process!" 4) "Limits are too restrictive—which forces residents to build or develop without permits." 5) "Having info on companies who run reasonably install a second unit rather than getting only the most expensive builders recommended. Reduced city fees on permits would be nice." 6) "Town requirements are now 10%of total costs,comprising fees,environmental engineering plans+inspections, code upgrades and landscaping. Lowering fees. More reasonable requirements are badly needed." 7) "By making the process easier for homeowners." 8) "Relax setback requirements. Offer credit on other construction fees such as sewage or permits." 9) "Make permitting less painful." 10) "Eliminate the added annual fee for second unit connection to sewer system." 11) "Temporary reduction in permit fees/taxes.We built on east coast before moving here and were stunned by the fees—our project is on hold due to costs we had not anticipated including much higher fees+taxes." 12) " 1.2"d unit building permit&fees rebate. 2. Property tax exemption for 2"d unit. 3.Setback reduction for 2"d unit. 4. Utility connection rebate for 2"d unit." 13) "No pathway build/fee/easement. Reduced planning/building permit fees." 14) "Help with utility(PGE,water, labor) costs." 15) "Look for govt. provided interest free or v. low interest loans for folks as incentive to build 2nd units." 16) "It would be nice if the laws made it easierto put on a second unit.Town fees are very high." 17) "Expedite permit process, loosen set back limitation, provide referrals of good reputation construction professionals and/or companies." 18) "Ease the permit process for adding cooking facilities to current guest house." 19) "I consider the current regulation on development is way too tight. Glad the city is considering relaxing such stringent requirement." 20) "Make approval process+forms clear+as simple as possible. Permit fees should be modest— just cover expenses to town." 21) "We have no floor area to build a secondary dwelling.We would love to build one to rent. Thanks." 22) "Reduce property taxes for 4-5 yrs to allow for construction of these units—make approval process at town hall simpler, cheaper. 23) "Some sort of amnesty for existing unpermitted units so they can be legally rented.Some incentive for actually renting the second unit other than FA/DA bonus. (Front row seat at council meetings? Extra tickets to town picnic? Realize it might be hard to do that.) No permit fees for building a rentable unit or some reimbursement of units proven to be rented?Allow short term rentals like for people on vacation or for business—although might not address low income need." Sewer 1) "We are still on septic—not a good idea." 2) "Continue development of the town public sewer system so that private land allocated for septic leach fields could then be used for private development of second units." 3) "Extend sewer lines and encourage sewer connections. Grant additional floor area/ development areas." 4) "You could offer free sewer hook up." 5) "The sewage infrastructure must be improved (expanded)to allow second units on many properties." Cooking Facilities 1) "If"cooking facility" included "space for" microwave,fridge &sink our"mother-in-law" area would qualify." 2) "City needs to minimize its interference in all aspects of building,fencing etc. City should permit cooking ranges in basement units.This is a good safety measure as it prevents use of portable ranges." Rural Preservation 1) "Keep rural atmosphere of existing rules and regulations. Don't need overdevelopment in country-like atmosphere.Thanks." 2) "Please keep the rural feel to LAH." 3) "Keep it rural and nice!" 4) "I would not like the "rural"feel of the town to change, nor would I jeopardize safety. But I would like to consider 13.Above" 5) "Let's keep it Los Altos! Hills! Lot of construction going on elsewhere!" 6) "We live in the hills because of its rural space. Please do not subdivide.The town will become another big housing development site.We are losing all our countryside." 7) "Keep our town as it is.There is enough moneys spend for poor people I am for it! But don't overdo it!" Miscellaneous Comments 1) "The town has a HORRIBLE reputation with residents and builders—LAH is known as extremely difficult to work with. If the town is earnestly turning over a new leaf you'll need to do some serious outreach and image repair." 2) "We had 4 adult children living in our house,which has 3 bathrooms and 5 bedrooms.The children now have their own houses. Now we rent 2 bedrooms to 2 students. We are also considering enrolling with AirBNB to rent an extra bedroom for more income." 3) "We have too many too big houses." 4) "Loosening restriction like that would encourage developers like Forrestt Linebarger to exceed the optimal density of our town." 5) "I have single dwelling house at 14305 Saddle Mt. Dr." 6) "As a resident of Los Altos Hills for 50 plus years I am greatly opposed to the many gigantic houses that are out of character to the area." 7) "Noise& Fire would be our concern." 8) "Suggest the town follow the rules already in place&limit the number&variances granted to none if possible." 9) "When we built in 2010,the city did it best to prevent us from making the unit habitable.They prevented us from having a full bath or heating. It could have been rentable." 10) "If the unelected bureaucrats want to dictate what is in the General Plan they should write it. Otherwise the town should do what is best for the town! Not Sacramento. LAH provides a necessary zoning& living atmosphere that attracts the high tech folks who are responsible for funding most of the state budget.They can easily live elsewhere!" 11) "Had considered space for me—mom on top—second floor but no renters." 12) "I don't like gov.telling me what I can and cannot do/use my property. Of course a resident can use his property as he may please except reasonable criteria must be met!" 13) "Keep it simple." 14) "Be careful. Decisions made now can be regretted. We live w/an ugly chain fence (illegal) in our neighborhood that the town council approved when the owner pleaded 1. Ignorance 2. Roses... He moved 1 yr. later and the fence remains. *(Corner of Elena+ Barranca) 15) "We were 'encouraged'to build a second unit back in the mid-1990's but when permitting was processed,we were 'blackmailed' into donating land to pathway,forced to cut up tennis court (for coy. area) ¬ allowed to have cooking facility.Thus our permitted 2"d unit does not count as an official 2nd unit. If town now want to count it. *The town should change record allowing kitchen." 16) "Free evaluation of property potential—recommend architects who are familiar w/LAH" 17) "Sounds like its already been decided" 18) "No public transportation. Poor area for housing." 19) "Change the way the Town handles strict adherence or violations of building, landscaping,water and additional new construction.The Town seems inaccessible to most community members on a regular basis.Town meetings are not enough." 20) "More FAR good, more government regulation bad." 21) "Enforce existing CC+RS" 22) "The house at 10955 Stonebrook Drive, recently annexed has multiple rental units—non- permitted.This causes problems with traffic& in winter the overloaded septic system causes smells& run off.One unit is ok. Multiple units are not. Plus, all the trashcans with these units are left at the bottom of the road permanently. It looks bad when I walk my dogs. I know this because I ran into one of the renters while out walking dogs in the neighborhood.Cars come down their hill fast&once nearly hit my dogs." 23) "Fix the roads!" 24) "We have almost 3/acre that we have to maintain but cannot have any structures.We pay taxes etc on land that the city says we cannot use or sell." 25) "Thanks for the survey and taking the time for this." 26) "Co-or and financing would be my all time concern." 27) "It may interest you to know that under Internal Revenue Code Section 119 the value of"on site" lodging provided by an employer to an employee is not taxable to the employee and thus excluded from the employee's taxable w-2 wages.Therefore caretakers,cooks, maids,au pairs and other household employees could be paid less money due to their free or reduced rent. How can this tax tidbit be of help to you...Question nine of your survey could be expanded to ask if the landowner has employees living in the secondary dwelling and what they are paid. These lower paid employees could better fit the state parameters for low income residents. Second unit applicants could be given information on IRC 119 to encourage them to provide free or a lower subsidized rent to household employees." "Also, my review of cottages, studios, rentals in Los Altos, Los Altos Hills shows that rents are about four dollars per square foot. I suggest a daily review of Craig's List housing, Peninsula, Los Altos to survey rental prices in the Hills." 28) "It increases the number of cars in a neighbor,especially if everyone has a second unit. Please make everyone NOT park on the streets." 29) "State definitely does not require an additional parking space, but you do—why?" Questions 1) "Can I subdivide my acre into two%2 acre lots?" 2) "Why is there a limit of<1,000 SF for second units? Large lots can support larger second units." 3) "I have no problem with an in-law unit but strongly oppose them used as a rental—how to prevent that?" 4) "How about giving a tax break to those who provide housing?" 5) "Are they"legal"? 6) "1)What makes the town believe that by encouraging the building of a secondary dwelling will likewise result in that dwelling being made available for"affordable housing." 2)The $60,000 the town was/is going to "donate"to charity which is inappropriate and should not be done with taxpayers' money; should be allocated to a fund for the Town to develop over the years affordable housing." 7) "Are existing second units grandfathered in?Will they be? How can we find out(if legal now) without possibility of penalty?" 8) "Isn't there a one acre minimum lot size in LAH?Can you mandate good taste?" 9) "State definitely does not require an additional parking space, but you do—why?" 10) "Is it possible to get a property tax exemption on additions of a 2' unit?" ATTACHMENT 3 Public Comment Survey Suggestions and Comments Support Senior Housing or Affordable Development 1. Build more apartment/condo buildings and be senior residential communities. 2. Why not put a sequoias-like residence cluster in town so that as people age out of their homes they can live near their children who are likely living in the family home? It doesn't have to be assisted living it could just be tasteful condos or apartments designed to make minimal impact on the land (as in Portola Valley Ranch). 3. Possibly a senior community like the forum. 4. It would be more prudent for seniors,who will continue to have diminished driving abilities and/or rely on 3rd party transportation,to relocate to more accessible area; either the "flats"of LAH or Los Altos proper.The City should consider property that is available for this purpose. 5. Build a pod-type continuing care facility or,some type of co-housing. I bet they would fill up immediately. 6. Explore housing in the basement and enforceable ordinance for views from the house. Retain PO Box for the address and leave the house. (Q3)Secondary unit should have more variety. (Q4) 7. My parents were very happy moving from their LAH home in to a "cottage" at Pilgrim Haven (now The Terraces). Is there land for any type of senior development along those lines? 8. Only if adult children also live with them and help keep up the property. (Q3) 9. No it's the only way residents can stay in the hills and should be allowed. Option that town also qualifies some low income builders. (Q3)Affordable options for there units with help from utilities PG&E,water, sewer,etc. 10. Sure, I could see some multiples if they fit in with the aesthetics of the town. Plenty of open space, nice looking—like Hampton Court, maybe,where Queen Elizabeth has "grace and favor"guests?They'd look like a regular luxury house for retirees—maybe those who do not drive? (Q3) If you were to reduce the permit fee you'd probably get significantly more applications. Let me know! (Q4) 11. Would love to see a planned community for seniors in Los Altos or Los Altos Hills. 12. Please do not develop'exclusivity'of the town by breaking its current rules. Its fine if retirees intend to stay, maybe establish some 'in town' or close to town retirement houses through bonds. Establishing housing in the hills for seniors is difficult to enact fairly+uniformly with some 'abusing'the system.The Town can be productive by building senior residences convenient to town through 'bonds'. 13. Condominiums—senior living. 14. L.A.H.should build retirement home for 50-75 residents so your problem will be solved. Sunnyvale has several retirement homes.Why Los Altos Hills NONE? Bad Leadership! Please build retirement homes and you will not have this problem. 50 or 75 unit will help regional housing!!! 15. What does affordable mean?Allow clustered housing to be developed—maybe by a non-profit housing entity. 16. Build a senior-assisted living facility in LAH!! 17. Allow for multi-dwelling units(up to 4 apartments)to allow for more affordable housing. By designing 4,000-6,000 sq.ft. units properly,groups of small families could live affordably and safely in LAH. 3-plex or 4-plex dwellings that occupy,the space of a current large 4,000-6,000 sq.ft. home but allows seniors to either rent affordably or share expenses for landscaping and home maintenance. (Q3)As long as multiunit dwellings fit into the style of current LAH homes, a more vibrant, diverse, community can thrive without changing the flavor of the city. It is great that this is being discussed. (Q4) 18. We support conversion of Daughters of Charity property to senior housing if feasible. 19. Consider allocating some land in LA Hills to be used for multi-unit housing. 20. The only other thing would be to "master plan" sites in LAH that would be conducive to future development of senior housing(15-25 units). 21. Consider legalization &/or other alternatives if the property owner commits to installing pathways and helps to facilitate safe transportation options. I would support a multi- dwelling/co-housing development where multiple older adults may want to use their land to house individuals. (Q3) I think this is a very important issue. Equally important is transportation and a safe walking environment. Please consider these issues in tandem with any housing solutions. (Q4) 22. Remodel of existing home for a rental unit. 23. Yes, a retirement community similar to the Sequoias in Portola—too late for me though. (Q3)An electronic bulletin board where a senior can find a listing of available units to rent in Los Altos Hills. 24. Maybe build a senior housing unit near Los Altos downtown and provide LAH residents special discount. (Q3)Should keep the current lot size as much as possible. Don't want to become another Palo Alto. 25. Group housing: unrelated people sharing habitat, meals, caretaker, nurse. 26. Build a mixed use of houses and businesses with high&low income units which allow the elder to walk to stores and low income to work in the area. Provide healthcare+ nursery care. Build a LAH "downtown" community accessible but within the hills. Encourage multi-use and housing just like a small village. 27. I would like to see additional communities similar to Creekside Oaks built. Big demand in our area. 28. Co-housing complex. 29. Make them more affordable. 30. Yes—allow a developer to build an assisted living development. 31. Group home or several small units on parcels greater than 1 acre in size so parking for staff+deliveries+visitors could be adequate. 32. Consider allowing multiple senior couples to occupy a residence or a "group home" not to exceed 3 couples with an attached secondary unit for caregivers in residence. 33. Demographic suggest and behaviors of retired couples both indicate that"extended family" living agreements are desired.We feel the same. 34. Senior retirement community. 35. Allow a second unit up to 850 sq.feet only rent must be affordable.WHAT IS AFFORDABLE?Who decides? Look at Portola Valley model for the Sequoias Retirement home. Purchase 4 or 5 adjoining lots near the Town Hall. Build 25 small units. 36. Apartments for 65+on lot. 37. How about another condominium development like Crescent Oaks. Being able to build a 1,200 sq.feet secondary dwelling would suit our needs for downsizing. We would then sell the property and rent the secondary property in perpetuity. 38. Allow some small apartment or condo-type buildings such as duplexes or triplexes to be built? 39. Zone a few open parcels(L5)for senior care centers. 40. I saw one of my neighbors has a pre-manufactured house put on a foundation and linked up with utility quickly.This may be good low cost quality housing with LAH large lot setting.The second unit should be able to get into 2,000 sf.The neighbors use the prefab for children housing or exchange main house with children. We should be able to allocate utility tier in double also. 41. Build a retirement/affordable housing complex on Westwind Barn property. 42. Allow existing barns that were built with permits to be converted to dwelling units with bathroom and small kitchen and expand for a total of 1,000 SF. My preference would be to convert our existing barn which already has electricity and water into a livable unit. Either provide affordable housing for someone or live in it when the main house becomes too much to handle. 43. A nice retirement community would be nice. 44. More co-op senior housing. 45. I firmly support all development and believe that all restrictions are harmful to business and prosperity and long term town success. Drastically reduce regulation of development. 46. Allow a development such as The Forum. 47. A senior home in walking distance to downtown Los Altos. 48. Senior group housing. New housing codes should not apply to the existing house if a secondary unit or attached unit is added. 49. How about multiple family/home dwelling for seniors on a big lot—sort of a "group" of homes that are clustered together as one big senior"unit" each house contains 2+ senior families. 50. Build a few senior retirement complexes that can house about 10-20 senior living quarters. 51. Construct a senior assisted housing center in Los Altos Hills.This center would be open only to people who previously lived in Los Altos Hills for at least 5 years. Los Altos Hills is a unique community. Doing anything to increase the population density will detract from its uniqueness. 52. Encourage a common housing complex consisting of tiered-support(assisted-living, memory unit,etc.), but limited to people who have been residents of LAH for 10 years. There is a shared culture of LAH residents—this should be maintained. I applaud your initiatives—I would like to live in LAH for the rest of my life. 53. Multi-family development.Condos&Town Houses. Less government regulation in general &zoning and planning relaxation in particular. 54. Allow smaller multiple homes on 1 acre lot or allow condominiums. 55. Build townhouses in certain areas. 56. Los Altos Hills should have a senior community. 57. Allow a senior living facility like Sequoias in Portola Valley. 58. Create a Lifecare Retirement faculty in LAH. 59. How about a low-income retirement continuing care community. 60. Allow some partials for senior housing development. 61. If someone wanted to put in a high density retirement home,that would be GRAND. 62. A condo complex sprawling in the woods with trails will be nice.Affordably of course. 63. Build high-end senior housing like Forum Cupertino. 64. Secondary dwelling units and expansion of existing houses to accommodate seniors is critical.Children of seniors who have their own family,with children can move in if expansion is allowed. 65. Use some of the land on Purissima for an upscale senior housing project,similar to the Vi in Palo Alto. 66. We think secondary dwelling is the right approach as an alternative—so seniors could occupy the secondary dwelling and rent out the primary so that the rent and a property manager(who is financed by the rent)could maintain the property overall.We would also support secondary units on lots between 1/2 acre& 1 acre even if the unit is not attached, up to 1200 s.f. as long as the unit does not encroach into the setbacks.We value the privacy and seclusion provided to us by the setbacks. 67. Retirement homes/community. 68. Put up a town-sponsored senior living like the Forum in Cupertino, or the facility Terraces in Los Altos. 69. Yes,take a small open space of Westwind Barn for a retiree condo project hidden in landscaping from public view as is the retreat now!! Else acquire 2 old houses on 2 acres,and build 100+ units! Not Supportive of Senior Housing or Affordable Development 1. No we need to preserve our rural character. 2. No.They could sell the property and rent it back part of the house.Allow fewer restrictions for residents who want to build 2"d unit. 3. Condos or apartments sold or rented in large buildings near town or at least near bus lines rather than secondary units on a lot. No secondary rental is my wish.Secondary units restricted to relations of the family occupying main house. 4. Stop considering it. No. Move! 5. Don't like the idea of LAH becoming a low rent neighborhood!!Terrible idea.This is not East Palo Alto!!They need to "get real" and move if they can't afford to maintain their house or move to a condo or apartment in Los Altos. 6. Don't favor any change in code that would increase housing density. 7. No keep this community just the way it has always been! Quiet, rural & remote. No need to make it an ugly city! 8. There is no solution that is viable. 9. Please leave it as it is.We don't want to see any changes. If the Town has parcels.They can build condos and sell it to seniors. In'that case,the Town makes money and seniors have smaller houses in the LAH Town. 10. At what point do we say enough, or do we keep lowering the standard bit by bit in an attempt to meet an impossible goal? 11. This is a choice for the seniors themselves and the Town need not accommodate.This area is good for some people and not so much for others. If people want"different" then they should find an existing community that satisfies. Please consider how Los Altos has been diminished because people wanted "different" and no one stopped them.You should resist this for Los Altos Hills. 12. Do not break our present zoning! Los Altos Hills is a unique community—please keep it that way. 13. Take over north Los Altos&their senior homes! 14. If seniors don't want to maintain large property,they should downsize or sell. If they can afford to build secondary dwelling,they can afford to move. Exactly how many seniors require housing? 15. Consider working with Los Altos(not Hills)to provide senior living. 16. I don't believe that there should be any"affordable" requirements.Allow the market to dictate pricing. (Q3) If this isn't the type of housing they want or if it's too expensive— they should move to get what they want. 17. We are against all forms of secondary dwelling units in Los Altos Hills.Affordable housing and secondary units should be put in other communities not in LAH. 18. If managing a large property is no longer fun one can move to Los Altos in a house or newer apartments or other similar housing. 19. I am opposed to any large scale senior housing developments.We would have to finance transportation. Expect increased traffic. No additional buildings on an acre. I can foresee these dwellings simply used as additional income in rents—not low cash homing. 20. Suggest they give up the idea of a Los Altos Hills address and move to Los Altos!!Join a statewide lawsuit to do away with the socialistic law on the "Housing Element". 21. Move to Los Altos. It is close and has these features available. Loosening this restriction in Los Altos Hills will lead to undesirable density increases for the town. 22. They need to move to towns/cities with housing or facilities that meet their needs. 23. They can move in to Los Altos or Mt.View.There are plenty of options in those towns. 24. If I have a nice place, I do not want an apartment next to me! 25. Not in Los Altos Hills. 26. I know of NO LAH resident who will support 2ndary housing.The term "affordable housing," can't be achieved. 27. All bad ideas—will destroy town.We have had a major problem with this.The houses are not taken care of. Have rented to 3-6 people with two cars each. Never know who lives there. Destroys neighborhood and could encourage robberies. Owner of house across small cul-de-sac blamed this house for delaying and lessening the value of his on sale. 28. Like what?Apartment buildings? No way. Isn't it time that"affordable housing" government mandates go the way of"affirmative action" programs.And this comment from a socially progressive citizen. 29. Screw the state! No increased housing units in LAH! 30. They should move out of the town. Keep the town small and not overpopulated! 31. No I would not support multiple housing units in LAH (e.g.condos). Possibly deeding your primary home to a family member and living in the secondary unit on the property. 32. Why maintain an LAH address. Move! Secondary Unit/MDA/MFA/Setback Comments 1. Allow or grand MDA increases for houses on sloping lots. Many of thee homes have lots of extra land for a secondary unit for a secondary unit using the existing paved area, walkways,etc. on their own property because these lots have a lot of land.Secondary units would have little chance of being too close to neighbors if planned correctly. 2. The lot size for building a house should be a minimum of%2 acre.Second dwelling should be at least 1,500 sq.ft. 3. Allow more MFA so that children can live with seniors.Allow MFA increase for multi- generation residence. 4. Allow increased size and lesser setbacks,without restrictions.When it comes to land use,the city does not know best. 5. Should allow 2nd unit with setbacks(except front) but allow usage of MDA towards this. Increase landscape screening to provide better shelter on visibility. 6. To be effective, MFA concessions should be made because many properties have maxed out on MFA space.You should allow this variance.Also the 2"d unit should be within the side setbacks because most houses are designed at the front setbacks. I would also add more screening of the 2nd unit. Frankly if you can afford a second unit you should afford/budget more mature landscaping. Summary: 1.)Should allow 2nd units. 2.)Allow them within side setbacks(i.e. 10 ft from property line& 15 ft.from primary structure.) 3.) Must be setback farther than main house. (i.e.—if main house is 40 ft. back/2"d unit should be 60 ft back) 4.) Enhanced landscape screening/hedging/trees. 5.) Must incentivize the homeowner with F.A. and or D.A. bonus. 7. Current MFA and MDA should not be increased. 8. Allow for a minor increase in the total maximum floor area for secondary units not attached to an existing dwelling as long as the owner agrees to keep the unit affordable to low or very low income households.The separate structure provides more privacy than an attached structure to an existing dwelling, i.e.the main house. (Q3) Mobile home. Retirement communities for active seniors. 9. We live on a lot larger than one acre.Our existing Floor Area is about 4,700 sf.Since our lot is"steep",our MFA is 5,000 sf.We would like to build an attached secondary dwelling over our garage but are not able to because of the current rules. Please revise your policies to help us achieve our goals and yours! 10. The slope restrictions should be eased on subdividing properties over 2 acres.That would allow the town to keep the one acre lot size yet allow the town to share in the areas need for additional housing as population grows. 11. We support all efforts to increase the amount of MFA on all LAH properties.A separate unit is a great idea. Best Idea is allowing 2nd units to be built. (Q3) Let's develop LAH by giving homeowners the ability to use their property more efficiently. (Q4) 12. Relax setback rules for the development of secondary units on irregular lots,such as very narrow lots where the current setback rules make it impossible to build a secondary unit. Example: Drop setback from 30ft.to 20ft.for secondary units. Given a lot of dimensions 110'x 400', and a 20' driveway in the middle of the lot,there is no practical way to build a secondary unit in an accessible location, when 30'setback is applied. Dropping setback to 20' allows a secondary unit to be built. 13. Same as above except to allow the unit to be detached. 14. "Not" in favor of secondary dwellings! Don't try to be what we aren't! 15. Leave same MDA rules. 16. I think the MDA/MFA#'s should be calculated using a less steep penalty for slow.The current calculations are far too restrictive. 17. An independent secondary unit is still the ideal for seniors who want to downsize and continue to stay in Los Altos Hills.Allow secondary units so elder parents can stay w/ their children or vice versa for children who cannot afford but care for their elderly parents. 18. Allow detached units as well for elderly parents.Allow current senior residents of LAH priority over rental units that become available. 19. Do not allow any new secondary unit unless it is attached to the primary unit AND the TOTAL floor area if the two does not exceed MFA per Town building restriction.Allow duplex or 4-plex in certain areas of Town.Only one(primary or secondary) unit in property with secondary unit can be rented to unrelated party. 20. Don't increase Max Developed Area.The value in Los Altos Hills comes as much from undeveloped land as it does from developed. 21. No secondary rental is my wish.Secondary units restricted to relations of the family occupying main house. 22. I will build a 2nd unit if the setbacks for this unit are relaxed to match Los Altos standards (25ft in front, 10ft on sides). 23. Secondary units should be allowed at any,size as long as the total sq.ft. doesn't exceed the prop. MFA. 24. Do every thing possible to encourage secondary units! I agree with all the above as amended or as originally written.Allow increased MDA! Remove setback and parking restrictions! Don't impose rent"affordability" rates. (Q3) Please do something about this.Action not surveys! We have talked about this too long. (Q4) 25. Where is the water for a 2nd dwelling?! 26. Allow for 2"d unit of 1,200 sq.ft.with an additional basement square footage. Los Altos Hills is going down in value relative to Los Altos because of all our restrictions.We need to boost our land +property values.We are losing value! 27. Permit secondary unit of up to 1,200 square feet not attached to existing dwelling with minor increase to total maximum floor area. Consider permitting parking on existing paved area that is already in the setback. 28. The amnesty program would hopefully serve to notify the city of secondary units that you are not currently counting. 29. Secondary should not need to be same style as primary. 30. Eliminate the reduction in allowed buildable area and LFA for sloping properties. It is today just as safe to build on a sloping property as on a flat one and the buildings may be a lot less visible including secondary units. 31. Allow an in-law unit only if lot is over 1 acre and total stays within MDA/MFA.Size can go to 1, 500 sft. 32. Allow for a second unit of up to 2,000 sq.ft. in floor area if the total square footage does not exceed maximum development. 33. Use secondary units as caretaker quarters. Neutral or General Comments and Suggestions 1. Whatever you do, please don't allow any more ill-fitting development in these beautiful hills that has occurred over the recent decades. 2. I am 82; my husband is 86.When one of us is not"around,"the home will be sold.Then the remaining person would like to find an "over 55" community in the Los Altos area. 3. Have the town provide them with a virtual address in town and they can live anywhere. Perhaps have Foothill College provide 1 bedroom units. I'm not certain you know(35 years ago)about the (La Raza?) law so it made it impossible for anyone to overturn our zoning unless the town changes the zoning and I hope that never happens. 4. No, and soon I will be one of these seniors. 5. Consider parking considerations—parking spaces+restriction in lots. No parking in streets ordinance. 6. How do you control the rent amount? Even if they agree at the time unit is inspected by the city? 7. Make permits cheaper. Provide kitchen area guidelines(minimums). 8. Capital gains tax needs to be changed to not control rents. 9. No idea—esp.with the cost of living in CA.Sad most seniors would like to downsize and can't. (Q3) Get rid of Prop. 13 so more younger kids can afford to live here. (Q4) 10. There are many older people in my neighborhood and this has not been an issue.They hire help or have live-in help. 11. I've been working for 2 years to put a secondary unit(trailer)on my property. LAH is very difficult to work with. 12. Public transportation would make it more viable for residents to stay in their current home. 13. Keep the costs of personal dwelling permits down.Seniors are not getting pay raises. Town not very encouraging for older people who have lived here awhile. 14. Given current conditions a full service live in center might be viable.Anything less requires public transportation to Los Altos'commercial center. (Q3) Given the lack of a town center with minimal commercial facilities, LAH cannot accommodate seniors who no longer drive and have no live in relations or staff to support them. 15. We, back in the 70's—built finally in 1980,were not allowed any of the above and had to bed the neighbors+City for relief. None was given!! Where were you when we needed minimal help?You just said no!! 16. Move into one of the local Los Altos Condos or"The Terraces" retirement community in county. Los Altos Hills is a small community and should be made exempt from this California Government Section. 17. Make part of existing home available to rent to seniors. 18. Los Altos Hills has a one-acre minimum lot size. Period! Other governmental bodies such as the state should not be dictating rules which can compromise the one-acre minimum lot size. 19. Gated community buildings. Faster&easier processes needed to get anything done in LAH! 20. More townhouses in Los Altos downtown area. 21. Housing "alternatives"for those choosing not to maintain a house and property must address transportation needs. Housing alone is inadequate for senior living. (Q3)The survey,while appreciated as an opportunity for input needs specificity. Clarify terms to allow considered feedback. 22. We must be constantly alert that minor changes in the one acre rule will eventually lead to overpopulation. Los Altos is an example of a town ruined by excessive growth. 23. I am under the impression that city code now allows 1,000 sf.cottages.Why does this form not discuss current code? Look daily on Craig's List for rental units listed in LAH to get a data base of units available. 24. Are there tax breaks available? Like if I offer low rent to a school teacher so that he/she can affordably live in the district? 25. No more ugly starter"castles". 26. Secondary units are the real option. Please stop harassing owners of existing unpermitted secondary units! 27. Secondary dwelling never works. 28. The cost of providing additional parking for a secondary dwelling unit within the current code requirements has deterred us from building a rental unit.We would be much more likely to build a unit if these requirements were relaxed,with regard to setbacks and or creating a second outlet to the public street 29. It would be good to assist senior residents to build the 2"a dwelling unit and speed up the process and reduce the permit expense. 30. We must enact ordinances to limit the size of a house for one,two or three-acre lots. There must be an absolute limit to the square footage. 31. Los Altos Hills should have a dog park. 32. Our city now is only for rich matured residents. By making rules so strict we make,it impossible to attract young middle class families of elderly to hold on to their homes. We should be more flexible and have more diversity.Also more construction will bring revenue to the city. 33. Seniors who have planned for their retirement can continue to live in LAH as long as they want to. Secondary units will primarily allow younger family members to live with their parents. 34. Allow homes to become managed care units. Each senior lives in a bedroom.Staff care for seniors 24x7.Step before nursing/hospice. Encourage homes with rental units for support jobs :teachers, police,fire, property management, housekeepers,etc. 35. I would not attach the "affordable"condition to the proposals. I think it leads to rent control which does not work. 36. What is the penalty if we don't meet the projections in the housing element? Do we get audit for the units we produced in excess of the prior period's target? How many 85+ year olds do you think are forming new households?60% used by HCD brings in to question all of the computation on the future housing needs. 37. For LAH to attempt a "fair share of affordable regional housing needs" is a liberal feel- good fantasy.